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HomeMy WebLinkAbout2019-07-09 Planning Commission Agenda PacketCITY OF CORCORAN Corcoran Planning Commission Agenda July 9, 2019 - 7:00 pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum 5. Minutes a. Minutes — May 2, 2019* 6. New Business a. Public Hearing. ComLink Midwest Rezoning, Conditional Use Permit, Site Plan and Variance at 23405 Co Rd No 10 (PID 181 - 192 - 312 -0001) (19 -011)* i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation b. Public Hearing. Lithgow Auto Conditional Use Permit and Site Plan Amendment at 2005575th Avenue North (PID 26- 119 -23 -11 -0037) (19 -013)* i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation c. Ravinia 13h PUD Amendment Final Plat and PUD Amendment for U.S. Home Corporation (dba Lennar) for (City File 19 -012)* i. Staff Report ii. Commission Discussion & Recommendation 7. Reports /Information a. Planning Project Update* b. City Council Report* — Council Liaison Schultz c. Other Business 8. Commissioner Liaison Calendar City Council Meetings 7/11 7/25 8/8 8/22 9/12 9/26 10110 Dickman Jacobs Shoulak Vehrenkamp Wu Dickman Jacobs 9. Adjournment *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. (PUBLIC HEARING SIGN-IN SHEET Public Hearing Type Hearing Date Name Address Phone Cr Page 1 of 1 5a. CITY OF CORCORAN Corcoran Planning Commission Minutes May 2, 2019 - 7:00 pm The Corcoran Planning Commission met on May 2, 2019 at City Hall in Corcoran, Minnesota. Present were: Chair Dean Jacobs, Commissioner Wu, Commissioner Dickman, and Commissioner Shoulak. Also present were: Planner Shay, Code Compliance Official Pritchard, and Council Liaison Schultz. 1. Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:01 pm. 2. Pledge of Allegiance 3. Agenda Approval Motion made by Dickman seconded by Wu to approve the agenda as presented. Voting Aye: Jacobs, Wu, Dickman, and Shoulak. (Motion carried 4:0) 4. Open Forum — None 5. Minutes a. Minutes — April 4, 2019 Motion made by Wu seconded by Dickman to approve the April 4, 2019 minutes as presented. Voting Aye: Jacobs, Wu, Theis, Dickman, and Shoulak. (Motion carried 5:0) 6. New Business a. Ravinia 11th PUD Amendment Final Plat and PUD Amendment for U.S. Home Corporation (dba Lennar) for (City File 19 -005) i. Staff Report — Planner Shay presented his staff report. ii. Commission Discussion & Recommendation —The Commission discussed tree removal. The Commission discussed the changes from the preliminary plat, including the loss of one lot. Staff and the applicant clarified the reason for the lost lot was due to an existing easement, required grading, and the need for a retaining all. They also noted that an additional lot would be held for a temporary turnaround. Architecture and design of the homes was also discussed including the Discovery and landmark series and 2 and 3 car garages. The Commission briefly discussed "ghost platting" and stubbing services to adjacent properties. Motion made by Dickman seconded by Wu to recommend approval of the resolution with a revision to condition 16 stating that 3 -car Landmark are allowed, but 3 -car Discovery are not. Voting Aye: Jacobs, Wu, Dickman, and Shoulak. (Motion carried 4:0) 7. Reports /Information a. Planning Project Update — Information Only b. Consider changing July 4th meeting to July 9` or July 10th Motion made by Wu seconded by Schultz to schedule the July Planning Commission Meeting for July 91h, 2019. Voting Aye: Jacobs, Wu, Dickman, and Shoulak. (Motion carried 4:0) c. City Council Report — Council Liaison Schultz updated the Commission on Council activities. d. Other Business — None 8. Commissioner Liaison Calendar City Council Meetings 5/9 5/23 6/13 6/27 7/11 7/25 8/8 Shoulak Jacobs Dickman Wu Dickman Jacobs 9. Adjournment Motion made by Schultz seconded by Dickman to adjourn. Voting Aye: Jacobs, Wu, Dickman, and Shoulak. (Motion carried 4:0) Meeting adjourned at 9:41 pm. Submitted by Mike Pritchard, Code Compliance Official Agenda Item: 6_a • • • • L A N D F O R M From Site to Finish 105 South Fifth Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 www.landform.net TO: Corcoran Planning Commission FROM: Sara Woolf through Kendra Lindahl, Landform DATE: July 1, 2019 for the July 9, 2019 Planning Commission Meeting RE: PUBLIC HEARING. Rezoning, Conditional Use Permit, Site Plan and Variance for Comlink Midwest at 23405 County Road 10 (PID 181 - 192 - 312 -0001) (City File 19- 011) 120 -DAY REVIEW DEADLINE: October 12, 2019 Application Request The applicant ( Comlink Midwest) has submitted a request for a rezoning, site plan, conditional use permit and variance for a Contractors Operations, including accessory outside storage. The site plan includes two storage /warehouse buildings and one office building, a gravel outside storage area and paved and gravel parking areas on 16.54 acres. The overall site plan will be completed in three phases. 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's discretion in approving a site plan amendment is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan amendment. The City has a relatively high level of discretion in approving or denying a variance application. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit. Landform�, SensiblyGra O and Site to FinisW are registered service marks of Landform Professional Services, LLC. • Zoning and Land Use • • The west' /2 of the property is guided Rural Service /Commercial and zoned Transitional Rural Commercial (TCR). The east' /2 of the property is guided Rural /Ag Residential and zoned Rural Residential (RR). The 2040 Comprehensive Plan Update will reguide the land use to Rural Service /Commercial. Surrounding Properties The properties to the west and north are guided Rural Service /Commercial and zoned Rural Commercial and Transitional Rural Commercial. The properties to the east and south are guided Rural /Ag Residential and zoned Rural Residential. 3. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. The development will be phased in three phases: Phase 1: Utility Construction building Phase 2: Technical Services building Phase 3: Corporate office building Through discussion with the applicant on the proposed use of each building, staff has determined that the structures would function essentially independently, and the site is best reviewed as containing three principle structures, rather than one primary structure and two accessory structures. The staff review treated each phase as a principal building for architectural purposes, however; where the standards for accessory structures was higher than that for principal structures (such as roof overhangs), those standards were also applied. The City Engineer's comments are incorporated into this staff report and are included a condition of approval. Rezoning The west' /2 of the property is zoned TCR - Transitional Rural Commercial and the east' /2 of the property is zoned RR - Rural Residential. The applicant is requesting to rezone the property to Rural Commercial (CR) to allow for contractor's yards. 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 Comlink Rezoning, Site Plan, Variance and CUP (19 -011) July 9, 2019 • 0 • 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 Rural Commercial will allow the property to be developed in accordance with the 2040 Land Use Plan, which designates the entire property as Rural Service /Commercial. 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 the Rural Commercial zoning district, which is intended "to provide a mix of neighborhood commercial uses and rural industrial, such as contractor's yards and similar uses that do not require municipal water or sanitary sewer services." C. There is adequate infrastructure available to serve the proposed action. There is adequate infrastructure available to serve the proposed action. The applicant is proposing to install a new septic system, a new well, and new curbing, gutter and storm sewer structures to feed runoff into ponding. Existing utilities on site such as electric will remain. Staff has included a condition that the applicant must apply for and receive approval from Hennepin County for septic and approval from the State of Minnesota for the construction of a new well prior to issuance of building permits. The applicant 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 Rural Commercial and Rural Residential and are compatible with the rural commercial use proposed. The properties adjacent to the intersection of County Route 10 and County Route 19 are particularly well suited for rural commercial uses. The surrounding Rural Residential Districts contain large lot sizes and provide for adequate buffers between residential and rural commercial uses. The Rural Commercial district maintains adequate buffer standards to ensure that commercial uses do not negatively affect surrounding residential uses. Site Plan The applicant is proposing to construct three buildings, parking areas, outside storage areas and stormwater ponding on site. The applicant, Comlink Midwest, would like to consolidate their business operations on the property through a phased construction process with an estimated timeline of 3 to 5 years. Phase 1 will include a building to house utility construction materials of approximately 20,000 square feet, Phase 2 will include a building to house technical service materials of approximately 20,000 Comlink Rezoning, Site Plan, Variance and CUP (19 -011) July 9, 2019 • • • square feet, and Phase 3 will include a corporate office building of approximately 16,000 square feet. Parking, screening, and landscaping is proposed to be installed in phases to coincide with the construction of buildings. • The approval requested at this time is only for Phase 1 approval. Each future phase will require approval of a site plan amendment and conditional use permit amendment. Setbacks Within the CR zone, the following minimum principal structure setbacks apply: • Front, From Major Roadways *: 100 feet • Front, From all other streets: 50 feet • Side: 20 feet • Rear: 20 feet County Road 10 and Country Road 19 are both classified as major roadways. Section 1060.060 of the Zoning Ordinance requires structures and parking lots to be set back 100 feet from County Roads 10 and 19 and 20 feet from the side lot line. These standards appear to be met for Phase 1 and Phase 2. However, they do not appear to be met for Phase 3. In Phase 3, the Corporate Office building and associated paved parking area to the north are proposed to be constructed. Both the parking area and the building appear to be within 100 feet of the planned widened right -of -way for County Road 10. Building setback flexibility may be granted if the applicant provides additional landscaping per Section 1060.070 of the code. The building setback may be reduced by up to 40 percent if the applicant provides a minimum of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental trees and 10 understory shrubs per 100 feet of the length of the property line where the flexibility is requested, or preserves the equivalent amount of existing trees and shrubs. Should the applicant choose to provide this landscaping, the resulting setback minimum may be reduced to 60 feet. The Corporate Office building constructed in Phase 3 appears to comply with this setback. Parking setback flexibility may be approved by the City Council if the applicant provides landscaping beyond the minimum requirements or preserves significant landscaping in this area. The required setback may be reduced to the required front setback from other streets in that district if the applicant provides a minimum of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental trees and 10 understory shrubs per 100 feet of the length of the property line where the flexibility is requested, or preserves the equivalent amount of existing trees and shrubs. These materials must be provided in addition to the minimum landscape requirements. Should the applicant choose to provide this landscaping, the resulting setback minimum may be reduced to 50 feet. The parking proposed for Phase 3 does not appear to comply with this setback. Further, County Road 10 is not deeded right -of -way in this section, it is in a prescriptive easement (which is an easement for public rights -of -way that are maintained by the County). Therefore, the Comlink Rezoning, Site Plan, Variance and CUP (19 -011) July 9, 2019 • 0 • following definition found within the Zoning Ordinance must be followed to measure setbacks for the parcel boundary along County Road 10: SETBACK FROM PUBLIC STREETS: All setbacks from public streets or proposed public streets shall be measured from the planned widened rights -of -way in accordance with City policy. All buildings shall be so placed so that they will not obstruct future streets which may be constructed by the City in conformity with existing streets and according to the system and standards employed by the City. Staff has included a condition that the applicant revise and submit plans to the City to show correct setbacks prior to the issuance of building permits for Phase 1. When the applicant returns to seek approvals for Phase 3, the burden will be on the applicant to show that all parking and buildings are located beyond the 100 foot setback for County Road 10, or that additional landscaping has been provided in accordance with Section 1060.070, and parking and buildings are setback a minimum of 50 feet and 60 feet respectively. Impervious Surface Section 1040.090 of the Zoning Ordinance limits impervious surface coverage to 50% of the lot. This standard appears to be met for Phase 1 and future phases. If additional buildings or impervious parking areas are constructed in the future, the applicant should note that they will be required to demonstrate compliance with this standard. Access Access is currently provided via one gravel drive onto County Route 10. The existing drive is proposed to be removed and replaced with one paved drive. Site access was reviewed by Hennepin County at a plat review committee meeting on May 6, 2019; the applicant shall be required to comply with all comments provided by Hennepin County with regards to access. Circulation Standards The paved drive shown on site plans is proposed to connect to a 20 -foot gravel fire access lane in the gravel storage yard surrounding the Phase 1 and Phase 2 buildings. Public safety requires that all buildings be served by a 20 -foot wide 9 -ton access road meeting fire code specification with turn arounds and turn radius meeting City roadway specifications. The gravel fire access lane appears to comply; however, the applicant has not provided turning radius dimensions on plans. The applicant must revise and resubmit plans for circulation lanes to ensure roadway specifications are met. The applicant must show that proposed exterior storage yard areas will not encroach into the fire access lanes. Public Safety reviewed plans submitted on June 5th, 2019 and requested that more detailed plans be provided to determine full public safety requirements. The final plans must be reviewed and approved by the Public Safety committee prior to issuance of building permits. Comlink Rezoning, Site Plan, Variance and CUP (19 -011) July 9, 2019 • • Building Standards • The applicant is requesting to construct three structures on site; two warehouse /storage buildings with office space and one office structure. The UC (Utility Construction) building proposed to be constructed in Phase 1 and the TS (Technical Services) building proposed to be constructed in Phase 2 are steel sided rectangular structures with a decorative stone wainscoting and metal roof. Section 1060.050 of the Zoning Ordinance provides building standards for the CR district. Metal roofs are allowed subject to certain standards, but metal siding is limited to not more 50% of any wall surface. The applicant is requesting a conditional use permit for a waiver for architectural building standards for the 50% maximum for curtain walls. The conditional use permit standards are discussed later in this staff report. Plans submitted to the City indicated the percentage of materials on each fagade inclusive of doors and windows on the north elevation, which are not to be included in the wall covering percentage per Section 1060.050. To accurately determine the percentage of material on each fagade, the east and west elevations have 77% metal siding and the south elevation is 83% metal siding. Staff has included a condition that plans should be revised to provide percentages of the materials on each elevation, exclusive of doors and windows. Plans submitted by the applicant also lack a building height measurement. The applicant indicated to staff that the Phase 1 building will have a wall height of 16 feet 6 inches. Staff has included a condition that the applicant submit revised building plans to show the measured height of sidewalls, eaves and overhangs on accessory buildings. Section 1030 Subd. 5. contains minimum overhang standards for accessory buildings. Staff has included a condition that the applicant must provide revised plans to show compliance with the code or revise building architecture to comply. Outside Storage The applicant is proposing exterior storage for materials used in utility construction such as fiber optic cable reels, reels of fiber optic conduit and concrete vaults. The Zoning Ordinance allows for exterior storage in the CR zoning district so long as exterior storage is located in the rear or side yard and screened so as not to be visible from adjoining properties and public streets. This site is unique because it has two front yards along Country Road 10 and Country Road 19. However, Hennepin County will not allow road access along the western property line to Country Road 19, so that lot line does not necessarily function as a front yard. The applicant is requesting a variance for outside storage in a front yard to have storage along the western property line. The outdoor storage area is proposed to be properly screened. The variance request is discussed later in this report. Landscaping The applicant is proposing to provide 79 trees and 187 shrubs for landscaping on site. Per the Zoning Ordinance, non - residential uses shall contain at a minimum: Comlink Rezoning, Site Plan, Variance and CUP (19 -011) July 9, 2019 • • c� • • a. One overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater. b. One understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. To determine the landscaping required, the lineal feet of the entire project area and the total building square footage calculations are required. The approximate lineal feet of the entire project area is 3861.5 feet. The total building square footage provided by the applicant on the site plan (C -2) submitted on June 10, 2019 is 55,181 square feet. Landscaping Calculations Proposed Building Square Lineal Feet Footage Applicant Compliance Trees 77 trees 56 trees 79 trees In Compliance Shrubs 129 Shrubs 184 shrubs 187 shrubs In Compliance The applicant has not provided a phasing plan for landscaping. If based on square footage: • 20 trees and 65 shrubs are required for phase 1; • an additional 19 trees and 64 shrubs are required for phase 2; and an additional 17 trees and 55 shrubs are required for phase 3 for a total minimum of 56 trees and 184 shrubs. If the applicant is seeking setback reductions for Phase 3, additional landscaping will be required at that time. The applicant would need to provide a minimum of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental trees and 10 understory shrubs per 100 feet of the length of the property line where the setback flexibility for the building is requested, and a minimum of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental trees and 10 understory shrubs per 100 feet of the length of the property line where the parking setback flexibility is requested. The landscaping provided must also effectively screen the proposed outside storage areas from view. Fences or walls may be used in conjunction with landscaping to provide screening. When required for screening, minimum of 80 percent opacity shall be provided and screening to a height of at least 3 feet shall be provided to screen vehicle headlights. Staff has included a requirement that the applicant provide a phasing plan for landscaping to ensure that all outdoor storage areas and parking areas are effectively screened at each phase of development. Lighting A lighting plan was included in submittals to the City for review and appears to comply with code requirements. However, cut sheets for lighting fixtures were not provided. Staff has included a Comlink Rezoning, Site Plan, Variance and CUP (19 -011) July 9, 2019 • • • condition that the applicant provide lighting fixture cut sheets and pole details to ensure cut -off fixture requirements and maximum pole height requirements are met. The General Performance Standards in the code require that light fixtures and freestanding luminaires shall have a cutoff angle of less than or equal to 90 degrees and the height of a freestanding luminaire shall not exceed 30 feet or extend above the roof line of the principal building, whichever is less. Parking Area Standards The applicant is proposing to provide 26 parking spaces for the UC building, 25 parking spaces for the office building, and four parking spaces for the TS building, totaling 64 parking spaces. The construction of the parking is proposed to be phased with the construction of the buildings. • Phase 1 is proposed to include 39 parking spaces plus 2 handicap parking spaces. • Phase 2 does not propose the construction of any additional parking spaces. • Phase 3 includes the addition of 25 parking spaces in a paved parking lot adjacent to the Corporate Office Building. • The applicant has also provided proof of parking for 48 additional parking spaces. However, a portion of the proof of parking does not comply with parking setback requirements for County Route 10. For a warehousing and wholesale facility land use, the code requires: • 5 spaces plus one space for each 2 employees on the largest shift. • A minimum one space per 1,500 square feet of floor area. According to the floor area calculations, the total number of parking stalls required for each phase is as follows: • 13 parking stalls are required for Phase 1 and 41 are provided. Phase 1 complies with parking standards. • 26 parking stalls are required for Phase 2 and 41 are provided. Phase 2 complies with parking standards. • 108 parking stalls are required for Phase 3 and 64 are provided. As shown, the number of parking spaces provided does not comply with code. However, when Phase 3 is submitted, the City will review for the parking needs for the use and may consider reducing the parking requirement if the applicant can show that the additional parking is not required for the contractor yard. The applicant is proposing to provide a significant portion of parking in the rear of the Corporate Office building and adjacent to the Utility Construction building on a gravel surface. Section 1060.060 Parking and Loading outlines a number of conditions that must be met for gravel parking to be permitted: Comlink Rezoning, Site Plan, Variance and CUP (19 -011) July 9, 2019 • • c� • • Gravel Parking Lots. Gravel parking lots shall be prohibited in all areas of the City except in the Rural Commercial (CR) zoning district. Gravel parking lots may be provided in the CR district, if all of the following standards are met: 1. The City Engineer has reviewed the grading plan and finds that surface water is managed in compliance with City and State requirements. The City Engineer has reviewed the grading plan and recommends a 2% slope on gravel parking lots. The applicant will be required to comply with all comments from the City Engineer's Memo prior to the issuance of building permits. 2. A dust control program is provided by the landowner and approved by the City Council. A dust control program has not been provided by the landowner. Staff has included a condition that a dust control program be provided to the City for review and approval. 3. Handicapped accessible routes are provided on site in compliance with State and Federal requirements. The site plan provided shows handicapped accessible routes and the provision of six handicapped accessible parking spaces. 4. The gravel parking areas are fully screened to a height of 3 feet from the public streets and adjoining properties. The gravel parking area appears to be fully screened from public streets and adjoining properties by proposed new landscaping and building layout at full build out in Phase 3. However, the gravel parking areas will not be fully screened for Phase 1 or Phase 2. Staff has included a condition that the applicant provide a screening plan for Phase 1 and Phase 2 parking conditions. 5. The commercial development requiring the parking is seasonal in nature (operates 9 months or less per calendar year). The parking will be used year- round; The site plan does not comply with this condition. 6. Landscaped areas equal to 10 percent of the lot area shall be provided in parking lots that contain space for 50 or more cars. This standard does not apply; no singular parking area exceeds 50 parking spaces. 7. When an existing business expands its structure by 10 percent or more or a change in use creates the need for additional parking spaces, the entire parking area shall be upgraded to meet the provisions contained within this subdivision. This standard shall apply to expansions that may occur in the future. Comlink Rezoning, Site Plan, Variance and CUP (19 -011) July 9, 2019 • • 0 • • 8. Areas designed for storage purposes only, which are fenced and properly screened, may be permitted to utilize other durable and dustless surface materials subject to the approval of the City Council. The parking area is not proposing an alternative surface. 9. Off - Street Loading Areas. Loading areas established after March 23, 2004 shall be prohibited within 300 feet of residentially zoned or guided property unless completely screened by an intervening building. Loading areas not requiring screening by an intervening building shall be screened from adjacent residentially zoned or guided property by the use of berms, fences, or walls to provide 100 percent opacity to a height of at least 10 feet. The height of the screening shall be measured from the grade of the loading areas. No loading areas are proposed. As shown, the application does not comply with Section 1060.060 Parking and Loading conditions for gravel parking to be permitted. The applicant must revise plans to meet seasonal requirements or provide paved parking. Section 1060.060 of the code requires that off - street parking areas for non - residential uses shall have a perimeter of poured, cast in place, concrete curb around the entire parking lot and shall be surfaced with asphalt, concrete, or other surface as approved by the City Engineer. All proposed parking must comply, including the parking on the north and the handicapped. parking area adjacent to the UC building. Staff has included a condition that the applicant revise and submit plans that address the requirements of Section 1060.060. Screening/ Fencing No fencing is shown on plans submitted by the applicant. If the applicant intends to provide fencing to assist with screening outdoor storage and parking areas, the applicant must submit plans to show the location of fencing and landscaping for all phases of development as well as fence details to ensure that proposed fencing meets all applicable City standards for fencing and screening. Fencing details must include the height of the fence and material details to ensure the required opacity of fencing. Staff has included a condition that landscape plans must be revised and resubmitted for review and approval by the City to show that landscaping will provide the required screening for the Phase 1 development (and future phases), if no fencing is proposed. Signage The applicant is not proposing to include any signage beyond minor facility identification signage in Phase one of the project. Monument signage will be included in a later phase with separate permitting as required. The applicant should submit a sign plan with architectural details for all proposed signage on the site when signage is proposed to be constructed. Type, location and size (area and height) of all signs to be erected upon the property shall be included. The applicant will be required to apply for a sign permit for any and all signage proposed on site. Comlink Rezoning, Site Plan, Variance and CUP (19 -011) 10 July 9, 2019 • Utilities • • The applicant is proposing to remove an existing well, septic tanks and mounds, and install new septic sewer mounts and absorption fields, a new well, and new curbing, gutter and storm sewer structures to feed runoff into ponding. Existing utilities on site such as electric will remain. Phase 1 will only include the holding tank. All remaining utilities will be constructed and connected in Phase 3. Staff has included a condition that the applicant must apply for and receive approval from Hennepin County for septic and approval from the State of Minnesota for the construction of a new well prior to issuance of building permits. The applicant must also comply with all conditions provided by the City Engineer related to utilities. Conditional Use Permit for Contractors Operations and Accessory Outside Storage The Zoning Ordinance allows Contractors Operations, including accessory outside storage as a conditional use in the Rural Commercial district if the conditions found within Section 1070.020 Subd. 3 of the Zoning Ordinance are met. Section 1070.020, Subd. 3. of the Zoning Ordinance states that the Planning Commission must consider possible adverse effects of the proposed conditional use and the judgement shall be based upon the following factors: 1. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The use complies. 2. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The use complies. The establishment, maintenance or operation of the conditional use will promote the general public welfare and provide a new location for a family owned company. The use is consistent with the intent of the zoning district and will not be detrimental to or endanger the public safety, morals or comfort. 3. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The use complies. 4. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The use complies. 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Comlink Rezoning, Site Plan, Variance and CUP (19 -011) 11 July 9, 2019 • • c� • The use complies. • 6. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The use complies. 7. The conditional use and site conforms to performance standards as specified by this Chapter. The use complies or conditions have been noted where corrections to proposed plans must be made. Conditional Use Permit for Materials Section 1060.050, Subd. 1 states that in the CR zoning district, 50% of any wall surface (excludes overhead doors) may consist of curtain wall panels of steel, fiberglass and aluminum (non - structural, non -load bearing), provided such panels are factory fabricated and finished with a durable non -fade surface and their fasteners are of a corrosion resistant design. An exception to this provision may be granted as a Conditional Use Permit subject to the process outlined in Section 1070.020 and provided that: The proposed building and material maintains the quality, durability and value intended by the Ordinance. Comlink Rezoning, Site Plan, Variance and CUP (19 -011) 12 July 9, 2019 M The applicant has proposed the following materials of fibrous cement siding, stone and steel, although staff notes that only approval for the UC building is requested at this time: a� U� m a� _ — m O m 0 The materials maintain the quality, durability and value intended by the Ordinance. Staff requested that the applicant apply stone wainscoting around all four facades of the three structures while acknowledging this does not meet the ordinance requirements. However, this project has three phases and the office building will screen the north building elevation when constructed and landscaping will screen the south and west elevations. The applicant complied with this request. 2. The proposed building is compatible and in harmony with other existing structures within the district and immediate geographic area. The proposed buildings are compatible with other existing structures within the district and immediate geographic area. The facades visible from County Road 10 are of a similar quality to the materials found on the other contractor buildings to the north of County Road 10. 3. The provisions of Section 1070.020 are considered and determined to be satisfied. The provisions of Section 1070.020 are considered and determined to be satisfied as discussed above. The Planning Commission should discuss whether this meets the intent of the ordinance. If the Planning Commission finds that it is does not meet the intent, they could add conditions to meet the intent. Comlink Rezoning, Site Plan, Variance and CUP (19 -011) 13 July 9, 2019 Far,ade Doors, Windows and 15% 55% 16% Cement - 13% South - 83% 17% - - East - 77% 23% - - West - 77% 23% - - North 1% 77% 20% - 2% South 5% 73% 22% - - East 13% 70% 17% - - West 6% 77% 17% - - North 17% - 35% 43% 5% South 11% 54% 35% - - East 9% - 36% 55% - West 9% - 36 55% - The materials maintain the quality, durability and value intended by the Ordinance. Staff requested that the applicant apply stone wainscoting around all four facades of the three structures while acknowledging this does not meet the ordinance requirements. However, this project has three phases and the office building will screen the north building elevation when constructed and landscaping will screen the south and west elevations. The applicant complied with this request. 2. The proposed building is compatible and in harmony with other existing structures within the district and immediate geographic area. The proposed buildings are compatible with other existing structures within the district and immediate geographic area. The facades visible from County Road 10 are of a similar quality to the materials found on the other contractor buildings to the north of County Road 10. 3. The provisions of Section 1070.020 are considered and determined to be satisfied. The provisions of Section 1070.020 are considered and determined to be satisfied as discussed above. The Planning Commission should discuss whether this meets the intent of the ordinance. If the Planning Commission finds that it is does not meet the intent, they could add conditions to meet the intent. Comlink Rezoning, Site Plan, Variance and CUP (19 -011) 13 July 9, 2019 • Varianr:P • • The applicant is requesting a variance to allow outside storage in the front yard along County Route 19 and within the 100 -foot setback. Setback flexibility may be approved by the City Council if the applicant provides landscaping beyond the minimum requirements or preserves significant landscaping in this area per Section 1060.070. Should the applicant choose to provide this landscaping, the resulting setback minimum would be met. Staff recommends approval of this variance for the outside storage variance, but not the setback variance as the setbacks can be met if they provide for review and approval a revised landscape plan showing adherence to Section 1060.070 to obtain setback reductions. Section 1070.040, Subd. 2 of the Zoning Ordinance states that the applicant must demonstrate that there are practical difficulties in complying with the zoning ordinance, that the condition of the variance is unique to the parcel of land and not created by the owner, that the variance will not alter the essential character of the locality, and that the variance will be in harmony the Comprehensive Plan, and the intent and purposes of the Zoning Ordinance. A discussion of each standard follows: 1. That there are practical difficulties in complying with the Zoning Ordinance. Staff finds that there are practical difficulties in complying with the Zoning Ordinance. Due to the "double frontage" of the parcel, the applicant is limited to the location of outdoor storage necessary to the function of their business. Furthermore, Hennepin County will not allow access to the parcel to be constructed on County Road 19. The applicant is required to provide appropriate screening along County Route 19 to ensure that all outdoor storage is screened from public view. There are no practical difficulties for the setback variance. The applicant shall be required to provide additional landscaping along the western property line to meet the requirements for a setback reduction. Through landscaping and screening requirements, all exterior outdoor storage will be appropriately screened. 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. Staff finds that the conditions are a result of the unique parcel of land and were not created by the landowner. The property is uniquely shaped with two street frontages and it would be difficult to fully use the double frontage lot without allowing outside storage in this area. 3. That the granting of the variation will not alter the essential character of the locality. Granting the variance will not alter the essential character of the locality. The outdoor storage will be appropriately screened using landscaping. Surrounding zoning and land uses are compatible with this use. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. Comlink Rezoning, Site Plan, Variance and CUP (19 -011) 14 July 9, 2019 • The proposed variance would be in harmony with the general purposes and intent of the Ordinance. 5. The variance is consistent with the Comprehensive Plan. The variance is consistent with the Comprehensive Plan, which anticipates this type of development in the rural commercial land use categories. 4. Conclusions Staff finds that the standards for a site plan amendment and conditional use permit have been met or can be addressed with the changes discussed in the staff report. We have included conditions in the draft resolution to address these issues. Since surrounding properties are not zoned or guided for incompatible uses and we have included conditions to appropriately screen outdoor storage with landscaping, staff recommends approval of the variance outdoor storage in the front yard. If the Commission finds that the variance standards have not been met, they should recommend denial of the variance and provide findings of fact for denial. 5. Recommendation Move to recommend approval of the following: 1. Draft Ordinance approving Rezoning from 2. Draft Resolution approving Findings of Fact for Rezoning 3. Draft Resolution approving Site plan, Variance and Conditional Use Permit Attachments a. Draft Ordinance approving Rezoning to Rural Commercial (CR) b. Draft Resolution approving Findings of Fact for Rezoning c. Draft Resolution approving Site plan, Variance and Conditional Use Permit d. City Engineering Memo dated June 28, 2019 e. Public Safety Memo dated June 5, 2019 f. Hennepin County Transportation comments dated June 5, 2019 g. Hennepin County comments dated May 24, 2019 on Septic h. Site Aerial Location Map L Applicant's Narrative dated June 10, 2019 j. Concept Plans received June 27, 2019 k. Floorplan and Elevations received June 20, 2019 I. Renderings received June 27, 2019 Comlink Rezoning, Site Plan, Variance and CUP (19 -011) 15 July 9, 2019 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2019 -xx Motion By: Seconded By: July xx, 2019 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 23405 COUNTY ROAD 10 (PID 181- 192 -312- 0001) (CITY FILE 19 -011) 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 a mix of Transitional Rural Commercial (TCR) and Rural Residential (RR) to Rural Commercial (CR), legally described as follows: That part of the Northwest Quarter of the Northeast Quarter of Section 18, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point on the west line of the Northeast Quarter of said Section 18 distant 638.80 feet South from the Northwest comer of said Northeast Quarter, thence North along said West line 259.30 feet to a point 379.50 feet South from the Northwest comer of said Northeast Quarter; thence East, parallel with the North line of said Northeast Quarter, a distance of 128.75feet; thence North parallel with said West line, a distance of 239.25 feet; thence West, parallel with said North line, a distance of 36 feet; thence North, parallel with said North line, a distance of 212.25 feet; thence North, parallel with said West line, 132 feet to said North line; thence East along said North line to the Northeast comer of said Northwest Quarter of the Northeast Quarter; thence South along the East line of said Northwest Quarter of the Northeast Quarter a distance of 638.80 feet; thence West to the point of beginning. Section 2. Effective Date. This amendment shall take effect upon adoption. 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 July 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 1 of 1 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Motion By: Seconded By: July xx, 2019 APPROVING FINDINGS OF FACT FOR REZONING FOR PROPERTY LOCATED AT 23405 COUNTY ROAD 10 (PID 181 - 192 - 312 -0001) (CITY FILE 19 -011) WHEREAS, Comlink Midwest ( "the applicant ") has requested approval to rezone land on 16.54 acres legally described as follows: That part of the Northwest Quarter of the Northeast Quarter of Section 18, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point on the west line of the Northeast Quarter of said Section 18 distant 638.80 feet South from the Northwest comer of said Northeast Quarter; thence North along said West line 259.30 feet to a point 379.50 feet South from the Northwest comer of said Northeast Quarter; thence East, parallel with the North line of said Northeast Quarter, a distance of 128.75feet; thence North parallel with said West line, a distance of 239.25 feet; thence West, parallel with said North line, a distance of 36 feet; thence North, parallel with said North line, a distance of 212.25 feet; thence North, parallel with said West line, 132 feet to said North line; thence East along said North line to the Northeast comer of said Northwest Quarter of the Northeast Quarter; thence South along the East line of said Northwest Quarter of the Northeast Quarter a distance of 638.80 feet; thence West to the point of beginning. WHEREAS, the applicant has requested a rezoning from Transitional Rural Commercial (TCR) and Rural Residential (RR) to Rural Commercial (CR); and WHEREAS, the entire property is guided Rural Service /Commercial in the 2040 Comprehensive Plan: and WHEREAS, the TCR zoning is a holding zoning until development is proposed: and WHEREAS, the Planning Commission has reviewed the request 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 support the request of Comlink Midwest for the reclassification of the property to CR, based on the following findings and conditions: 1. The rezoning is consistent with the 2040 Comprehensive Plan, which shows a land use designation of Rural Service /Commercial for this parcel. 2. 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 Rural Commercial will allow the property to be developed in accordance with the 2040 Land Use Plan, which designates the entire property as Rural Service /Commercial. Page 1 of 2 City of Corcoran July xx, 2019 County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx 3. The proposed action meets the purpose and intent of the Rural Commercial zoning district, which is intended "to provide a mix of neighborhood commercial uses and rural industrial, such as contractor's yards and similar uses that do not require municipal water or sanitary sewer services." 4. There is adequate infrastructure available to serve the proposed action. The applicant is proposing to install a new septic system, a new well, and new curbing, gutter and storm sewer structures to feed runoff into ponding. Existing utilities on site such as electric will remain. 5. The surrounding districts are all used and guided for Rural Commercial and Rural Residential and are compatible with the rural commercial use proposed. The properties adjacent to the intersection of County Route 10 and County Route 19 are particularly well suited for rural commercial uses and the Rural Commercial district maintains adequate buffer standards to ensure that commercial uses do not negatively affect surrounding residential uses. Further, the surrounding Rural Residential Districts contain large lot sizes and provide for adequate buffers between residential and rural commercial uses. 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 July 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 2 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Motion By: Seconded By: July xx, 2019 APPROVING A SITE PLAN AMENDMENT, VARIANCE AND CONDITIONAL USE PERMIT FOR PROPERTY LOCATED AT 23405 COUNTY ROAD 10 (PID 181 - 192 - 312 -0001) (CITY FILE 19 -011) WHEREAS, the Comlink Midwest has requested site plan approval for the construction of Phase One of a three phase project, a variance to allow an outdoor storage in a front yard and a conditional use permit to allow contractors yards and to allow flexibility for building materials on property legally described as follows: That part of the Northwest Quarter of the Northeast Quarter of Section 18, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point on the west line of the Northeast Quarter of said Section 18 distant 638.80 feet South from the Northwest comer of said Northeast Quarter; thence North along said West line 259.30 feet to a point 379.50 feet South from the Northwest comer of said Northeast Quarter; thence East, parallel with the North line of said Northeast Quarter, a distance of 128.75 feet; thence North parallel with said West line, a distance of 239.25 feet; thence West, parallel with said North line, a distance of 36 feet; thence North, parallel with said North line, a distance of 212.25 feet; thence North, parallel with said West line, 132 feet to said North line; thence East along said North line to the Northeast comer of said Northwest Quarter of the Northeast Quarter; thence South along the East line of said Northwest Quarter of the Northeast Quarter a distance of 638.80 feet; thence West to the point of beginning. WHEREAS, the Planning Commission has reviewed the site plan amendment, variance request and conditional use permit 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 request for a site plan amendment, variance and conditional use permit, based on the following findings and conditions: A site plan amendment, variance and conditional use permit is approved to allow the construction of structures and associated uses for a contractors yard, in accordance with the application received by the City on May 21, 2019 and revisions received on June 10, June 14, June 20, 2019 and June 27, 2019, except as amended by this resolution. 2. Approval is granted for Phase One only. The applicant shall be required to submit a site plan amendment and conditional use permit request for phases two and three. 3. A conditional use permit for Contractor's Operations including accessory outside storage is approved, based on the finding that the standards in Section 1070.020 of the Zoning Ordinance have been met. Specifically: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The CR zoning district is intended to provide a location for contractors yards. Page 1 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx July xx, 2019 b. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. g. The conditional use and site conforms to performance standards as specified by this Chapter. 4. A conditional use permit for exterior materials is approved, based on the finding that the standards in Section 1060.050 of the Zoning Ordinance have been met. Specifically: a. The proposed building and material maintains the quality, durability and value intended by the Ordinance. b. The proposed building is compatible and in harmony with other existing structures within the district and immediate geographic area. c. The provisions of Section 1070.020 are considered and determined to be satisfied. 5. A variance for outside storage within the 100 -foot setback is denied based on the variance findings Section 1070.020 have not been met. Specifically: a. Staff finds that the applicant can meet the required setbacks allowed by Section 1060.070 if additional landscaping is required by that section. Therefore, there is no practical difficulty. Furthermore, the additional landscaping along the western property line will provide additional required screening for the exterior outdoor storage. b. All of the variance standard for the setback variance have not been met and therefore the variance cannot be granted. 6. A variance is approved for outside storage in the front yard along County Road 19 based on the finding that the following standards in Section 970.030 have been met. Specifically: a. Staff finds that there are practical difficulties in complying with the Zoning Ordinance. Due to the "double frontage" of the parcel, the applicant is limited to the location of outdoor storage necessary to the function of their business. Furthermore, Hennepin County will not allow access to the parcel to be constructed on County Road 19. The Page 2 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx July xx, 2019 applicant is required to provide appropriate screening along County Road 19 to ensure that all outdoor storage is screened from public view. Furthermore, the applicant shall be required to provide additional landscaping along the western property line to meet the requirements for a setback reduction. Through landscaping and screening requirements, all exterior outdoor storage will be appropriately screened. b. Staff finds that the conditions are a result of the unique parcel of land and were not created by the landowner. The property is uniquely shaped with two street frontages. c. Granting the variance will not alter the essential character of the locality. The outdoor storage will be appropriately screened using landscaping. Surrounding zoning and land uses are compatible with this use. d. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. e. The variance is consistent with the Comprehensive Plan, which anticipates this type of development in the rural commercial land use categories. 7. If fencing is proposed, the applicant shall provide fence details for review and approval by City Staff. Details must show compliance with all applicable City standards for fencing and screening and must include the height of the fence and opacity of fencing. 8. FURTHER, that the following conditions be met prior to issuance of building permits: a. The applicant shall comply with the City Engineer's memo dated June 28, 2019. b. The applicant shall comply with Public Safety's memo dated June 05, 2019. c. The applicant shall comply with comments received from Hennepin County dated May 24 and June 5, 2019. d. A minimum of 13 parking stalls for employees must be provided for Phase One. The applicant currently proposes 39 parking spaces. Any change in tenants or site use could trigger a change to the parking requirements and would be revised as part of a site plan /conditional use permit amendment. e. All outside storage must be located within the screened area approved for outside storage. The applicant shall provide additional details about how the storage area will be defined to ensure the area does not expand or conflict with the public safety access. f. If new signage is proposed, the applicant must submit a sign plan for review and approval by the City. The applicant shall apply for a sign permit from the City. g. The applicant shall revise and resubmit site plans to the City to show: Correct setback measurements as measured from public streets. If buildings and parking in Phase 3 fall within the 100 -foot setback from County Road 10, the applicant must either: Page 3 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx a. Revise plans to comply with the setback; or July xx, 2019 Revise and resubmit landscape plans to include additional landscaping per Section 1060.070 Subd. 21 of the ordinance, which would allow a setback reduction. c. The applicant shall provide revised landscape plans for city review and approval if the setback reduction is sought at the time the applicant seeks Phase 3 approvals. iii. The applicant does not comply with conditions for gravel parking. Off - Street parking areas shall be surfaced with asphalt, concrete, or other surface as approved by the City Engineer. iv. Poured, cast in place, concrete curb must be provided around the entire parking lot area. h. The applicant shall provide lighting fixture cut sheets and pole details to ensure cut -off fixture requirements and maximum pole height requirements are met. The applicant shall revise and resubmit building plans for review and approval by City staff. Revisions shall provide the following: Percentages of the materials on each elevation, exclusive of doors and windows. The measured height of all sidewalls, eaves, and overhangs on buildings. iii. The applicant must show compliance with Section 1030.020, Subd. 5. of the code regarding overhangs. j. A dust control program for gravel areas shall be provided to the City for review and approval. k. The applicant shall provide a circulation plan for review and approval to the satisfaction of the Fire Chief, Police Chief, or Fire Marshal to ensure that outdoor storage will be contained in a manner so that no materials might encroach in to required fire lanes. I. The applicant shall provide a revised Phasing Plan for review and approval that details the phasing of landscaping to be installed. Landscaping for each phase must appropriately screen all exterior storage and parking areas per ordinance requirements. m. The applicant shall submit any and all necessary permits to Hennepin County for septic system abandonment on site and provide proof of application to the City. n. The applicant shall submit any and all necessary permits to Hennepin County for new septic system installation on site and provide proof of application to the City. o. The applicant shall submit any and all necessary permits to the State of Minnesota for the construction of a well and provide proof of application to the City. Page 4 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx July xx, 2019 p. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. q. Record the approving resolution at Hennepin County and provide proof of recording to the City. r. Enter into a site improvement performance agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. The cost of the construction of a widened shoulder for the eastbound right turns shall be included in the site improvement performance agreement 9. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jonathan ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jonathan ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of July 2017. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 5 of 5 Technical Memo ENGINEER'S MEMO To: Kendra Lindahl, AICP, City Planner From: Kent Torve, P.E., City Engineer Date: June 28, 2019 Subject: ComLink Midwest 1. General V^A V WENCK Responsive partner. Exceptional outcomes. Commlink is proposing to develop a parcel at the corner of CR 19 and CR 10 in the transitional rural commercial area. The project will involve county access permit, grading, paving, building construction, wetlands and stormwater management. i Use standard Corcoran City plates for stormwater outlet structure 2. CR 10 ROW and Access A Submit copy of County access permit prior to pre- construction meeting A Access culvert is shown as HDPE, typically RCP is recommended for long term viability especially with heavy traffic 3. Stormwater Model A Remodel using existing conditions as C soils. Appendix E documents C soils on 33% of the site and C/D on the remainder. Current model shows D soils were used. o Proposed conditions use D soils due to compaction from grading A North subwatershed (office and parking) appears to discharge directly to CR 10 without ponding or treatment. All discharge points shall have rate control and be treated prior to discharge offsite. o Swale along eastern edge draining to the south does not appear to capture the north culvert discharge A Eastern portions of S10 and S20 are shown as not being graded and modeled as row crops. If this portion of the site will be utilized by the development (storage, laydown, etc.) modeling needs to be modified prior to the initial approval. 4. Grading A North of pond shows low area which does not drain due to pond berm. 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 Kendra Lindahl City Planner S. Site Plan ^V WENCK Responsive partner. Exceptional outcomes. A Site Plan (Sheet C -2) shows 16.54 acre site with 235,163 square feet impervious L Stormwater plan shows 17.58 acres with 267,327 square feet listed as paved parking o Impervious discrepancy needs to be rectified 6. Offsite Drainage A Drainage from southeast pond is discharging across adjacent agricultural property. o Easement or adjacent landowner permission are required prior to site grading A Drainage to north enters County ditch, submit documentation of County approval prior to site grading. As noted in stormwater, treatment and rate control will be needed prior to discharge i Drainage from adjacent residents along CR 19 and to the south need to be maintained. Review any berms and grading for potential blockages of neighbor drainage. A Septic mound construction in NW corner shall not block drainage 7. Wetlands L Wetland buffers need to be approved by City and Watershed, it appears the buffer for Wetland 5 is truncated. A Hydrology to wetland should support wetland viability A Stormwater discharge into wetlands is required to be treated prior to entering wetlands 8. Other A Sheet C -1 Demolition Plan shows trail removal along CR 19. Please clarify. A Recommend 2% slope on gravel parking lots A Recommend 2% slope on swales L Provide cross section of southern perimeter swale A Pond EOF should be 1 foot above HWL 2 \ \MSPFSV02 \Design Depot \Workshop \City of Corcoran \COR19011 - Comlink Midwest CUP and Site plan \CommLink 2019 _Wenck Review.docx Kendra Lindahl City Planner ^V WENCK Responsive partner. Exceptional outcomes. A Septic line is shown crossing the on -site swale, provide a cross section detail for clearance and frost protection A Provide Drainage and Utility easements over the stormwater systems, wetlands and floodplain. A Provide adequate maintenance access, which is typically 15 feet wide L Provide maintenance agreement for City review 3 \ \MSPFSV02 \Design Depot \Workshop \City of Corcoran \COR19011 - Comlink Midwest CUP and Site plan \CommLink 2019 _Wenck Review.docx CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E -mail - eg neralkei.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Director Gottschalk Date: June 5, 2019 Re: ComLink Initial Plan Review A Public Safety plan review meeting for the proposed ComLink Project was held on 06/05/2019. In attendance were: Director of Public Safety Gottschalk, Lt. Burns, Fire Chief Leuer, Fire Chief Feist, and Code Compliance Official Pritchard. The following are comments from the meeting: 1. All buildings must be served by a 20' wide 9 -ton access road meeting fire code specifications with turn arounds and turn radius meeting City roadway specifications. All sides of all buildings must be within 150' of an improved 20' wide fire code access road. 2. The Office Building parking lot will be required to have a second access or turn around meeting City specifications. 3. All buildings must meet Minnesota State Building Code and Fire Codes. 4. More detailed plans are required to determine full Public Safety requirements. Sara Woolf, AICP From: Jason D Gottfried <Jason.Gottfried @hennepin.us> Sent: Thursday, May 9, 2019 8:18 AM To: Scott Williams; Kevin Mattson Cc: Richard .Rothstein @mortonbuildings.com; Kris DiMercurio; Robert H. Byers Subject: HC Comments - Comlink proposal at County Road's 19 and 10 Attachments: Comlink - CSAH 19 & 10.pdf Hello Scott and Kevin, et al., As Scott and I discussed over the phone yesterday, the following are comments from our plat review committee mtg (Tuesday, May 6`h) discussion regarding the Comlink site proposal at the SE corner of County Road's 19 and 10 Access We appreciate relocating the driveway onto County Road 10 as previously recommended. As we discussed last week with Bob, the site access would be adequate if located across from the easterly access of 23400 County Road 10 to the north (app. 700' east of County Road 191. That being said the committee concluded that the further to the east the driveway can be located the better. We do understand the wetlands and terrain of the site also influence your decision and ultimately will play a part in this determination. Regardless, this access will need to be a shared access if subdividing in the future. Please plan accordingly. While we conclude that an eastbound left turn lane is not necessary here, a widened shoulder for the eastbound right turns would be beneficial for site traffic. We would expect at least 7' of pavement, preferably 8'. I can ask our design team for further guidance. Additional comments: • Please adjust site plan to provide for future internal street access to landlocked single family parcel on County Road 19. This would suggest relocating the proposed septic system(s). Long range, we would like to ensure we are not obligated to provide access onto 19 should this exception parcel get redeveloped in the future • If /when this property were to subdivide, we would request right -of -way dedication (60' half preferred/50' minimum) • The amount of parking on the site appears to be excessive for only 12 employees? Please provide further details as to likely trip generation • Ensure accurate property boundary on site sketches. Appears to be overlapping the roadways in the site plan Thank you for reaching out to us early in the process. We hope this helps to provide some clearer guidance for your potential project. Jason Jason Gottfried Transportation Planner Transportation Planning Office: 612 - 596 -0394 jason.gottfried @ hennepin.us Hennepin County Public Works 1600 Prairie Drive Medina, MN 55340 From: Scott Williams <scott.williams @comlinkmidwest.com> Sent: Tuesday, May 7, 2019 7:30 PM To: Jason D Gottfried <Jason.Gottfried @hennepin.us> Cc: Richard .Rothstein @mortonbuiIdings.com; Kris DiMercurio <kris.dimercurio @comlinkmidwest.com >; Robert H. Byers <Robert.Byers @hennepin.us> Subject: Re: [External] RE: Scott at Comlink Anytime before 10am or after 11 should work. Scott Williams I President Direct: 612.202 -6770 Comlink Midwest, LLC 2415 Annapolis Ln N, Suite 140 Plymouth, MN 55441 Website: www.comlinkmidwest.com 0 Follow us: TP—ITTTE1 On May 7, 2019, at 4:23 PM, Jason D Gottfried <Jason.Gottfried @ hennepin.us> wrote: Scott — Is there a good time to call you tomorrow (weds) morning? Jason From: Robert H. Byers Sent: Tuesday, May 7, 2019 3:57 PM To: Jason D Gottfried <Jason.Gottfried @ hennepin.us> Cc: Richard .Rothstein @mortonbuildings.com; kris.dimercurio @comlinkmidwest.com Subject: FW: [External] RE: Scott at Comlink Jason: From: Matthew A Bolterman To: Michael Pritchard Subject: Re: [External] Distribution: Project 19 -011: Comlink Midwest - CUP, Site Plan, Variance Date: Friday, May 24, 2019 2:08:12 PM The only thing we need to comment on is that we would review their septic permit when they are ready to apply for their building permit. There are some wetlands on this property. We have a 50 foot setback to type 3 and above wetlands to the septic system. Matt Bolterman Hennepin County Senior Environmentalist 612- 919 -9221 On May 24, 2019, at 12:47 PM, Michael Pritchard <mpritchardnci.corcoran.mn.us> wrote: Please find the attached distribution for Comlink Midwest. This application is tentatively scheduled for Planning Commission review on July 9, 2019, and City Council review on July 25, 2019. Please review and provide any comments by June 24, 2019. Please let me know if you have any questions. Thank you, Mike Pritchard Code Compliance Official Zoning, Code Enforcement, Permits City of Corcoran 8200 Co Rd 116 Corcoran, MN 55340 Direct Line 763 - 400 -7033 mnritchardna ci.corcoran.mmus ** *CAUTION: This email was sent from outside of Hennepin County. Unless you recognize the sender and know the content, do not click links or open attachments. * * * <2019 -05 -21 Application 19- 01l.pdf> <2019 -05 -21 Building Plans 19 -01 l.pdf> <2019 -05 -21 ECWMC WCA NOD 19- 00I.pdf> <2019 -05 -21 Narrative 19- 011.pdf> <2019 -05 -21 Site Plan -LP Plan 19 -01 l .pdf> <2019 -05 -21 SWMP 19- 011.pdf5 Disclaimer: If you are not the intended recipient of this message, please immediately notify the sender of the transmission error and then promptly delete this message from your computer system. Hennepin County Property Map 71"% 1 Yy{ , ft .,% % J Am Ky t T I ` w ,� r PARCEL ID: 1811923120001 OWNER NAME: K S Akin & M J Akin PARCELADDRESS: 23405 Co Rd No 10, Corcoran MN 55357 PARCEL AREA: 16.54 acres, 720,594 sq ft A -T -B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Residential HOMESTEAD: Homestead MARKET VALUE: $332,000 TAX TOTAL: $2,768.42 ASSESSED 2019, PAYABLE 2020 PROPERTY TYPE: Farm HOMESTEAD: Homestead MARKET VALUE: $351,400 rJ A r' I• J , Date: 7/1/2019 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 Comlink Midwest, LLC Site plan, Conditional Use Permit, Variance applications. Comlink Midwest LLC. Is a reputable family owned company that provides high quality utility construction and fiber optic /communication cabling solutions to organizations in the telecommunications, utility, municipalities /government and energy industries. Comlink Midwest currently has multiple locations in Plymouth MN. Comlink Midwest is proposing to consolidate their operations on the Corcoran property located at 23405 Cty Rd 10. Phase one will include the utility construction building, phase two will include the technical services building and phase three will include the corporate office building. The utility construction building and the technical services building will be approximately 20,000 sq. ft per building. The office building will be approximately 16,000 sq. ft. Current timeline projection for all three phases is 3 to 5 years. The utility construction building is going to be used to house a fleet of construction trucks, trailers and utility line installation equipment. These are primarily one -ton trucks with smaller trailers. Also included would be 3 -4 larger trucks that pull 25' to 35' trailers for trenching and directional boring equipment. The utility construction building will also have a wash bay, employee restroom & employee meeting room. Traffic: The utility construction building will house 16 vehicles. At peak demand, all vehicles would leave the site in the morning and return in the evening. The technical services building will house 12 vehicles and, at peak demand, all these vehicles will leave the site in the morning and return in the evening. The office building is projected to have a maximum of 15 office employees and public traffic is very rare. Hennepin county is requesting a widened right turn lane on the shoulder. Hours of Operation; Hours of operation will be typical contractors' hours (7 AM - 6 PM). Comlink Midwest does some afterhours /emergency services, however, this would usually involve service technicians that dispatch from their residence. Noise: Noise would be normal vehicle sounds as result of getting prepared in the morning and loading of material and equipment — usually around 6:30 — 7:30am. Noise would be very minimal during the day but would include a forklift loading /unloading materials or organizing materials, some maintenance from time to time inside the building, very minimal fabrication that might include some hammering from time to time and some smaller engine sounds to include an air compressor, power washer and /or pumps. Most of the noise related to Comlink operations would occur in the field and not at the shop. We've operated out of two buildings in the past— one commercial office /warehouse building with neighbors on both sides and one stand -alone warehouse — we've never received a complaint or request to keep any noise down and we'd be happy to provide contact info of landlords and neighbors. Comlink also runs newer vehicles and equipment to prevent the need for maintenance and to help increase field production. This has proven to be more cost effective, provides higher moral with employees and helps create a clean and professional image. This can be seen in a video displayed on the Comlink midwest website. Parking: All parking will be on site - office parking will be on blacktop surface, Handicap parking for the UC & TS buildings will be on blacktop or concrete surface. General employee parking for the UC & TS building will be on Class V surface. This parking area will be screened by the office building. Outside storage; Outside storage would consist mostly of fiber optic cable reels, reels of fiber optic conduit and some concrete vaults. These materials would be neatly organized in rows so that they can be easily tracked and accessible. We would prefer to hold off on a fence while working towards a more natural looking concept but would most likely decide on chain link fencing with privacy slats if we go that route. Yard space requirements will be minimal most of the time but Comlink would like to be prepared for the potential need to temporarily store larger amounts of materials which would be specific to a single project and would disperse rather quickly. Below are some examples of these materials. bwc12698925 Bamwa113 % Overnight Vehicle storage; Vehicles will primarily be stored inside overnight, on the rare occasions that vehicles will be stored outside they will be parked in outside storage area Grading, drainage, parking & landscaping: Grading, drainage. parking & landscaping will be phased with the project phases to meet phase requirements. Building Finishes: All building roofs will have commercial grade, UL hail resistant certified steel with 1" high architectural ribs at 12" on centers. Steel will be finished with a Kynar based paint carrying a 35 -year non - pro -rated warranty and energy star certification. (Same roofing as used on Motor Cafe Building) All walls will have combination of finishes including steel of same grade as roofing, Versetta stone wainscoting and highlighting, doors, windows, canopies, and horizontal fibrous cement siding. Walls Breakdown: Material: Percent of wall: UC Building Doors 33% Windows 1% Awnings 2% Stone 9% Steel 55% TC Building Doors 20% Windows 4% Awnings 1% Stone 11% Steel 64% Office Building Doors 2% Windows 7% Awnings 2% Stone 32% Steel 19% Fibrous cement siding 38% Total project Doors 20% Windows 4% Awnings 2% Stone 16% Steel 48% Fibrous cement siding 10% The UC & TC building individually are not in compliance with requirement that no more than 50% of wall finishes be steel. Entire project is following code. Office building is in a highly visible area as compared to UC & TC buildings which would be the likely building to have additional non -Metal siding. Fire Protection; Each building will have an Automatic fire protection system per Chapter 9 of the International Building Code. On site water storage and regeneration will be provided per requirements. Fencing: City regulations identify both Co. Rd 10 and County road 19 as front yards. Hennepin county will not allow access to property from Co Rd 19. With out access from Co. Rd. 19 the feasible usability of the frontage along Co. Rd. 19 is equivalent to side yard or rear yard usability. To reduce usability hardship created by restricted access off Co Rd. 19, screened /landscaped outside storage area will need to be in the South west corner of property. Phase one of the project, including the UC building and outside storage, will be in violation of front yard fencing set back requirements. Upon the completion of the TS building, the proposed yard perimeter would meet the set back requirements. Comlink Midwest currently has other properties in Plymouth, MN to continue its operations and will have to seriously reconsider this land purchase, from an investment standpoint, if it's not able to utilize the square footage that is included in the purchase price. Signage: Phase one of the project does not include any signage beyond minor facility identification signage on the building. Monument signage will be included in a later phase with separate permitting as required. Water & sewer; Project will require a new well and on -site septic system. Compatibility; Use and appearance of project is compatible with other contractor yards, industrial manufacturing, City maintenance facility etc. This project will not have any environmental impact on the property or the surrounding properties. Surveyor's Notes 1: Northstar Surveying prepared this survey without the benefit of a current abstract or title work. The property shown is based on a legal description provided by you the client or a general request at the appropriate County Recorder's office. We reserve the right to revise the survey upon receipt of a current title commitment or title opinion 2: Northstar Surveying was not contracted to locate the size, location, or existence of any /all easements, right -of -way lines, setback lines, agreements or other similar matters. 3: Subsurface buildings, improvements and /or environmental issues may exist on site that we were not made aware of and therefore were not examined or considered during the process of this survey. 4: Wetlands were marked by others. Surveyor located the flags on site and confirmed them by the wetland report provided by the client. 0 70 Utility Notes WE HAVE SHOWN UTILITIES ON AND /OR SERVING THE SITE TO THE BEST OF OUR ABILITY WITH THE BEST INFORMATION AVAILABLE AT THE TIME OF SURVEY SUBJECT TO THE FOLLOWING: 1. UTILITY OPERATORS DO NOT CONSISTENTLY RESPOND TO LOCATE REQUESTS THROUGH GOPHER ONE CALL SERVICE FOR A BOUNDARY /DESIGN SURVEY SUCH AS THIS. 2. UTILITY OPERATORS THAT DO RESPOND WILL OFTEN NOT LOCATE SERVICES FROM THEIR MAIN LINE TO THE CUSTOMER'S FACILITY. THEY OFTEN CONSIDER THESE AS PRIVATE INSTALLATIONS. 3. UTILITIES ARE SHOWN BASED ON FIELD MARKINGS IN CONJUNCTION WITH MAPS PROVIDED BY LOCATORS. NOTE MAPS ARE VERY OFTEN INACCURATE OR INCONCLUSIVE. 4. CAUTION SHOULD BE EXERCISED AT ALL TIMES BEFORE AND DURING EXCAVATION THAT TAKES PLACE ON OR NEAR UTILITY INSTALLATIONS. *BEFORE YOU DIG* GOPHER STATE ONE CALL 2 WORKING DAYS BEFORE YOU DIG CALL 1- 800 - 252 -1166 (TOLL FREE) UTILITY NOTIFICATION CENTER OF MINNESOTA LEGEND Set 1/2 Inch by 14 Inch Iron O Pipe with Plastic Cap Inscribed with License No. 43808 • Found Monumentation A Found P.K. Nail A Set P.K. Nail Q Cast Iron Monument @W Well Head Wall Mount Gas Meter Utility Pole Utility Pole w/ Transformer Guy Wire Q Septic Cap Field Tile DI Flared End sB -1 ® Soil Boring 0 Storm Inlet (Square) C &G Curb & Gutter E Buried Power Line T Buried Telephone Line R/W Right of Way ❑u Overhead Line 0 0 Chain Link Fence B -SBL B -SBL Building Setback Line Dr-_ - - - -=3J CMP Culvert No Flare End Telephone Pedestal vLT Utility Vault 0 Deciduous Tree Coniferous Tree Building Foot Print Bituminous Surface a a Concrete Surface a Gravel Surface G Buried Gas Line STM Storm Sewer WET Wetland per flags at time of survey Brush Edge - Tree Line P -SBL P -SBL Proposed Setback Line rP.O.C. II DRIVEWA 994.5 NW /4 of [ STM STM G G G G _ G DRIVEWAY I'M NWI /4 OF NE1 /4 I STM — TM - - 1 0 c o 0o c �) = N89'43'23 "E -l1 100 N89'43'23 "E - J 07 0 S 100707 II 0 - -- G G COUNTY ROAD 10 Zoning Information EXISTING ZONING: SITE ZONED: RR -Rural Residential - TCR -Transitional Rural Commercial A:01- TON 120 FRONT, FROM MAJOR ROADWAYS - 100 Feet FRONT, FROM MINOR ROADWAYS - 50 Feet ('Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan.) SIDE - 25 Feet REAR - 25 Feet :I�[ei:r�[t�.•i7�I NOTE: ZONING AND RESTRICTIONS SHOWN HEREON WERE OBTAINED FROM A GENERAL SEARCH ON THE CITIES WEBSITE AND A CONVERSATION WITH MIKE PRITCHARD. CSAH No. 10 - Major Collector - Per the 2030 Comprehensive Plan CSAH No. 19 - Minor Connector - Per the 2030 Comprehensive Plan PROPOSED ZONING: SITE TO BE ZONED: CR - Rural Commercial Co Rd 19: 100' Co Rd 10: 50' Side: 20' Rear: 20' Adjacent to Residential: 50' HEIGHT: 35' G DRIVEWAY 0 305.00 Section Line O - _ ---- -- — — — i I - STM STM STM ---- - - -- STM TM - - 1J - - --Bd _ter IItf- - -- - - - - -- -- - - -- -- - -�� --------- - - - - -- ----- - - -> -- - M 1 au -- - -- �� T _ T T. - - X01 ---- - - ---- 10 u r-�=— qt} ❑❑ - - -10 g� - -- -_ ��----- - - - - -- -- - ------------------------------------- - - -- -- ----- - - - - -- -- - , - - - -- -- - - ------------ _ ❑u _off_ oa- - - - - -- 10Q1 8 -- gg -- ._ — — — — — — — — — — — — — ❑ 9 — — — R/W 1 — = R/W W 9� - — R/W W. —r R/W - ��,' -- - � R/ R/W , 30 .: 1 0 R /W,'— R/W —99 -\ 993L6 Buried ` FOUND 1.5 X3.5 IF W o G 10, Burie O SEPT __ 3 =18. UP 1.5 FEET. PIPE HAD A N I 014 -' Buried ti Fiber Fiber 1 2 IRON PIPE IN BOTTOM - O r o SHED 4 ^12„ S® 3� o - Optic P Y O TANKS i� - P WETLAND r� 1 Now or Formerly: �� sh Henne in County � Bru Optic � 0 Uc , �', o� � u Tax Id. 1811923120002 FOUND RLS 14343 0.5 00 26' I �, Q y' o p �� �_ EAST OF LINE. O HOUSE " 50' SETBACK ' r- „B- SBL50= S�TBf�C L B�SBL WETLAN D 3 B -SBL B -SBL `� SBL B -SBL m ' B -S112® B -SE" L B- BL' W - ' S'B B BL B -SBL B- L B- 6' - Z _ -- , L, S� � SBL toorthstar (320)693 -3710 W E 310 East Depot Street Litchfield, MN 55355 ns-doug@qwestoffice.net ns_chuck @gwestoffice.net Suiveying CLIENT NAME: CML Holdings LLC PROJECT ADDRESS 23405 County Road 10 Corcoran, MN FREVISION: FIELD WORK: November 8 2018 JOB NO: 18310 HORIZONTAL DATUM: MAP: November 12 2018 NAD83 2011adj DRAFTED BY: CRM Hennepin County DATE 20 N: DATE 20 CHECKED BY: DSH VERTICAL DATUM: NAVD 88 Surveyed Description PER DOCUMENT: 5459060 That part of the Northwest Quarter of the Northeast Quarter of Section 18, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point on the west line of the Northeast Quarter of said Section 18 distant 638.80 feet South from the Northwest corner of said Northeast Quarter; thence North along said West line 259.30 feet to a point 379.50 feet South from the Northwest corner of said Northeast Quarter; thence East, parallel with the North line of said Northeast Quarter, a distance of 128.75 feet; thence North parallel with said West line, a distance of 239.25 feet; thence West, parallel with said North line, a distance of 36 feet; thence North, parallel with said North line, a distance of 212.25 feet; thence North, parallel with said West line, 132 feet to said North line; thence East along said North line to the Northeast corner of said Northwest Quarter of the Northeast Quarter; thence South along the East line of said Northwest Quarter of the Northeast Quarter a distance of 638.80 feet; thence West to the point of beginning. Containing 17.58 Acres, more or less. Subject to easements of record. Subject to any and all enforceable restrictive covenants. CERTIFICATION: I hereby certify that this survey was prepared by me or under my direct supervision and that I am a Professional Licensed Surveyor under the Laws of the State of Minnesota. a/:), 4J, — Doug Huhn Registration No. 43808 - In the State of Minnesota LO N89'43'23 "E '„ - o �o X18" sHED HED.; s6.F wErse e o 212.25 6" „ - �i 26 C4� �- 09 - -- - xr� o = WETLAND 2 ® s n ;v ,- 4 vvv7>;,v �- _ ,� bd Lr) „ �� -1008. o I✓F7 r , i 24" . O -F RCS PIP pD ' O 3 O N` D v, D 7070 'r? Z0(� -SHED Brush 36" s '99s" FD RLS PIP 36 00 FO Jl4, r ® s. �� SB: a OO N . , �, 1 6.2 _ m ___ -- - . ® ® - -- 4 s S89 43 23 W I B -SBL B -SBL B SBL x -'' I` \-9,9s, ` - - - - -- 25' SETBACK EXISTING o - 30" HE 009 o� �-P 3 Ln Ln 50' SETBACK PROPOSED z ° 9 q, Q cc �I 13 o O I P -SBL P -SBL P -SBL m - - - -- - -- --- - - - - -- 00 v V) biU - " ��. �i9 WEB W __ -__ oI o o -, - - - - -- 60 SHED' Q O° .;' O� :fit, - -- ; 76 , SECTION 18- _ _ _� - - to 3 a -'" 3 0�� - HED WET D 4 -Brush� - -- -- �. -� - 1 T 9 -14" , '' y��` 3 SB: I - -- � 128.75 — �� I �'', �, � ��� _ ,- - W �. 4„ Flood Insurance Rate Map, Community Panel No 27053C0132F (11/4/2016) 110 If - O " / r ` �' ,SOH ® '. - a 't Now or Formerly:- i 'O s �oo� - - -- �., Jesse Moan ; I I N% o ZONE: ax Id: 181192310003 a a RR—RURAL RESIDENTIAL - -- E FLOOD ELEVATION 992 E: RUR SIDE BA ' -� ' — ''Now or Formerly: ,' s � o o WETLAND 5 3� — °° N 3 3 cn ° �, Tax Id: n M J Akin Cn �N M ^.� �O K S Akin &923120001 Iu, 00 o� � o `WET Cl) O � , \N q33 au m °° C�P�VON' S36a 0 3 m L4I. rt i ao O EX qg0 ee = i CO 00 00 ' I CIO C 53 g31a�- r N �a C), 0 (0 o / 0 53 �, Now or Formerly: 0 W W& E G ROEHLKE TRUST M ere, ( -. �� X o W X - Tax Id: 1811923110002 ZONE:' TCR AL c TOWNSHIP 11J TRANSITION I N89'43'23 "E ��'- -N�. � AL RURAL COMMERCIAL of 128.75 o m c r PIPE _ i U - - - - -- w, I ri - & 1011, �I td ftG I I r rn I L j TRAIL D FAI GE & TILITY EASE. DOC. 86 6 zI l� 7 D O Z S, a� N NE: 0 0 � m' � J JI _____ __, ____,99� Fn CD SB:IA -C °r° Q II o) _ o 0' - -' % 0 UJ - -- g6- O I o I Lf)� 0 M , 11 11 / LID cow - o� � _------- - - - -- � \_ 00 � I p Z 0 0 N Y3 n p6� -- i cn / co o gg4 � v000 0 P� ORS R�OVL 11 -- n- �- GE 23 BASE I I oy I % tru td FLT ELEVATION ' 1 �I HIGHWAY EASE. DEC. 8660089 F, 992.1 _ _ _ - - - P -SB P -SB 50' BLTBACK PROPOSED ED P -SBL �� P -SBL P -SBL In SBL — P�-SBL P- SBL - " SBL P -SBL P SBL P SBL P SBL P SBL P SBL P SBL L, L - P -SBL P -SBL I 1 25' SETBACK IEXISTING I - B -SBL B -SBL B -SBL B =SBL B -SBL- B -SBL B -SBLT :B -SBL B -SBL B SBL SBB -SBL B -SBL B -SBL B -SBL, -B -SBL B -SBL B -SBL B -SBL B -L B- SBL _- B -SBL o ® -A ® SB:IA -B i - -' : IA � � �� 81 - I 1310, 34 _ I 2 ° S89 43 20 " - NP I , 000 F , 0 , �0 DO qq , i I vN� REO��P /' Now or Formerly: 1cc) W W & E G ROEHLKE TRUST �OOO Tax Id. 18119231100P2 F ---- - FLOODZONE: AE ----------------------- - N W E S GRAPHIC SCALE 0 30 60 120 ( IN FEET ) UTILITY INFORMATION Gopher One Ticket Number: 183052634 Date: 11/01/2018 1:14 PM Code COMPANY NAME Phone ACSMSP01 ARVIG (218)346 -5500 COMCST01 COMCAST (800)778-9140 CTLMN01 CENTURYLINK - CTLQL (800)283-4237 HENSRF01 HENNEPIN COUNTY SHERIFF (612)369 -5340 LADATCO2 WINDSTREAM COMMUNICATIONS (800)289-1901 MINGASO4 CENTER POINT ENERGY (608)223-2014 WTHNEL01 WRIGHT HENNEPIN COOP (800)778-9140 XCEL04 XCEL ENERGY (800)848 -7558 ZAY004 ZAYO BANDWIDTH (888)267 -1063 O W UI �I v in H W W co O NI N 0 Q U 0 �I U 0 zl Q rr O U O U I— U) W Y U) z-0 CIO o j v � V � �T sY O U 0 v r N i E In -0-0 I co CIO N r UI E M Q co O N M � M o� N C N C: �x GENERAL NOTES: KEYNOTES: 1. DEMOLITION WILL OCCUR AS REQUIRED FOR PHASED CONSTRUCTION. SEE SHEET C -3 FOR PHASING PLAN. 2. EXISTING TOPOGRAPHIC INFORMATION SHOWN BASED ON A SURVEY PERFORMED BY NORTH STAR SURVEYING DATED 11/12/18. CONTRACTOR TOO VERIFY EXISTING SITE CONDITIONS PRIOR TO CONSTRUCTION. O 3. ALL CONSTRUCTION SHALL COMPLY WITH THE 2018 EDITION OF MNDOT STANDARD CONSTRUCTION SPECIFICATIONS (INCLUDING ANY SUPPLEMENTS), AS APPLICABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT, MN O DEPARTMENT OF HEALTH, AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 4. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES IN THE AREA OF CONSTRUCTION, PRIOR TO ALL CONSTRUCTION ACTIVITY. 5. ALL WORK SHALL COMPLY WITH THE RECOMMENDATION OF THE SOIL ENGINEER UNLESS DIRECTED OTHERWISE. O 6. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. 7. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. O 8. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK. THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEE, PROVIDE PROOF OF INSURANCE, AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE WORK. 9. CONTRACTOR CURB AND GUTTER TO BE REMOVED SHALL BE SAW CUT IN FULL SECTIONS. O 10. ALL WORK TO BE CONSTRUCTED IN A LEGAL MANNER IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS. 10 11. CONTRACTOR SHALL OBTAIN ALL PERMITS PRIOR TO CONSTRUCTION ACTIVITIES. 12. VERIFY EROSION CONTROL MEASURES ARE IN PLACE PRIOR TO STARTING WORK. 13. PHASE DEMOLITION AS NEEDED TO MAINTAIN DRAINAGE AND UTILITIES FOR MINIMAL DISRUPTION. 14. CONTRACTOR SHALL REMOVE AND DISPOSE OFF -SITE ALL DEMOLITION ITEMS IN ACCORDANCE WITH APPLICABLE FEDERAL, STATE AND LOCAL REQUIREMENTS. 15. PATCH IN -KIND ALL DISTURBED PAVEMENTS & CURBS. 16. STREET SWEEP TO PREVENT DIRT AND DEBRIS ENTERING INTO TO THE PUBLIC RIGHT OF WAY AND EXISTING PARKING LOT, INCLUDING ADJACENT WALKS AND ROADWAYS, MINIMUM DAILY. MAINTAIN CONFORMANCE WITH APPLICABLE STORM WATER POLLUTION PREVENTION PRACTICES. 17. PROTECT EXISTING ELEMENTS TO REMAIN. CONTRACTOR TO REPAIR DAMAGES AT NO COST TO OWNER. PROTECT TREE THROUGHOUT CONSTRUCTION. INSTALL TREE PROTECTION FENCE ALONG DRIP LINE OF EXISTING TREES TO REMAIN. (TYP.) REMOVE EXISTING TREE / BRUSH. WETLAND IMPACT: 480 SF. DEMO EXISTING HOUSE / SHED AND FOUNDATIONS. CONTRACTOR TO REMOVE ALL DEBRIS FROM HOUSE /SHED DEMOLITION FROM SITE. REMOVE GRAVEL DRIVE. REMOVE EXISTING WELL PER MDH STANDARDS. DEMOLISH EXISTING CHAIN LINK FENCE AND REMOVE FROM SITE. REMOVE ANY TRASH AND DEBRIS REMAINING FROM SITE. REMOVE ELECTRICAL SERVICE LINE AND POWER POLE BACK TO MAINLINE. CONTRACTOR TO COORDINATE WITH SERVICE PROVIDER PRIOR TO ANY WORK ON EXISTING ELECTRICAL SERVICES OR POLES. REMOVE EXISTING SEPTIC TANKS AND MOUND PER MPCA STANDARDS. LEGEND EXISTING PROPERTY LIMITS EXISTING FLOODWAY LINE EXISTING WETLAND TO REMAIN PROPOSED TREE / BRUSH REMOVAL 0 00 PROPOSED FENCE REMOVAL PROPOSED WETLAND IMPACT AREA PROPOSED TRAIL REMOVAL PROPOSED CURB AND GUTTER REMOVAL ii M rral 1 •1 1 •1 SHEET INDEX V1 EXISTING CONDITIONS C -1 DEMOLITION PLAN C -2 SITE & UTILITY PLAN C -3 PHASING PLAN C -4 GRADING PLAN C -5 STORMWATER POLLUTION PREVENTION PLAN C -6 STORMWATER POLLUTION PREVENTION PLAN 2 C -7 LIGHTING PLAN C -8 DETAILS C -9 DETAILS C -10 DETAILS L -1 LANDSCAPE PLAN L -2 LANDSCAPE DETAILS pRIVEWA�C — 994. G G I G DRIVEWAY - DRIVEWAY N89 °43'23 "E �Y ROAD 10 305.00 Section Line .I L / _ ----------- - - - - -- ----------------- - - - - -- -- - - - - -- / - - -- - _ - -- _____ _______ ______ -- __ - - - - -- -- _____ - - -_ - - _____--- ___ =__ =__ - - - -- _ - -- - -- -- - - -- -- ------ - - - - -- - - 0 q -oU - - - - -_ - - - -- = = - == --_=====____--- ___________________________� ------------------ ___ -- =_ -- - - - - -- ---- - - - - -- - -- - - _ _ ---------------- -- - -- - -- - - - -- -- '---- _---- 010_ -_ - -} f� -_" — -- ---- - - - - -- -- - - - - -_ —IN -- - - - - -- _ 4 ---- I r - - - - - -- T ----- - - - - -- ,; Mon 2 - -�? -- ''' ��; - - -' __� =- - _ -_; T1�E LE W o 9 01 , ' - Burie '993.6`` Buried �1 I 1 1 N ` 12 $EP 11 - 1014 �\ p-- Q 3-r18" /buried f �� ' Fiber - /' \ . Fiber ` 1 I o , a 10 �._- - - - - -s SHED 4�1 Fiber �/ F o < >TANKS ° _ S ? � optic , O a D I /' O) opti 1 ' ' 10 ° 4 Q i 0, Q2' 7 \ /' 0 c I � J-Bru'h- ��O o 26" �I - '1011' G HOUSE ° 0) LLJ o I I I N89 °43'23 "E I 26" - -- 18" �p �p13- - -- SHED ; o °' �' �� SB:F - 4" weF I I I 21 2 25 6» O _ - 1009 -- 72 - - -- © SHED ; o 'g 24" SB:B O ; o " 5 __9 Orr I 4" _- ,1001 O- 4U _® ------ O RLS P/ 4" t 107 7 - `n I I z �' - y, SHED 0 �7 - ; sh- _ '99S.- 1 FD RLS 91P 36.00 ,, - » -- - - onI T - - '' ® _ - - - -- N I , -, '176.2 O - - - -4 .�0 - % ;ggS ® - -- - - - - -' 5189 °43'23 V�G 1 1 - ®,.' - - -- � I I O , O _ - - - - - - - -- HED `lp j -9g 48" °' 7 O 1006 - -' 02 30" p9`` (� �00�,�, �,- LO 1700 IN o I 1 o v �0 N Q' - - - - -- `60" SHED pO'0 ; ; ; 22% o W�\ w 9 `,� 1 'J � IOl \ 1V"' r� - ' /� �' �� - - - -_ , 0) cn I fir; 1 - 004' HIED ; ; ; - ; gg I -'' 1 1 O ` �` \\ ,` ' ------------ .I ' 1� I' / ; Q) ,moo .o - - - - -- 1004 -- - -- 9 -14" - - - - -- I - - - - -= °) ------ - - - - -- / / i- ' �- - - - -9g I I O �I 128.75 - -vt I �' ;� 6 1003- O 8 - __ / �, 4» , - - -' 8' -- - -- N c I`, _________ _ _ _ _' ; ' , ; w/ Flood Insurance Rate Map, Community Panel No rv� o SB:I gg 1 1 I W /y ' - , OQ p,V o °' \ /' _BASE F / LOOD ELEVATION 992 cli co T 03 qM it _ -_996' _ - - -' ' ^�' ; W W } C 1 I 1 � / CD �J �i ■ ►I E� 0 70 M D N89 °43'23 "E - -- `, TOWNSHIP 119 � I g6 TRAIL, DRAINAGE & LITIL'ITY EASE. 0 95 II DOC. 8660089 o 9S, ''� o o I I I l i - 0� rn 1 - - - - -' - - - -- 9� - - -- - - -- % `, 'i O ' 1 ' 1 `�`, i i '' ' I 1� O0g', O ; ; SB• IA —C Og'' 001' II; ---------- -' ----- ao °) U' -- 994 BASE - RANGE 23 - — FLT H' I- G-H- WAY EASE. -DOC. 8660089 \ - -' _ ELE— VgT O N — 9 92 1 1007- - - - - 993_ \ SB:IA —A i i ® o°� - - - -- 1004 - - -' -- ; ® SB:IA —B I , ; ` ;' 1003 - - -- - _ /' ' j o 1310.34 o;' n' �t / 9 9 2 0 °o tD rn S89 °43'20 W Lo q' `99 °� 9 9 / O 0 0 1 99 —� 9 �b 9 Sze `1002 - - - -- __---- - - - - -- ^O - -10 ° ' °) 00 6. O 9 / sI , I ,1004 - -'' " I 1 - - I `1001 - - - -- , -- 996-- - - - - -- - -' I'I; - - - - -- ---------- - - - - -- ; ; 000 ,- 1 ANDERSON 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG NO. DATE DESCRIPTION OF REVISIONS DESIGNED: DRAWN: CHECKED: EJB MAE EJB DRAWING TITLE DEMOLITION PLAN DRAWING NO. PLOTTED XXX C -1 COMM. NO: 15444 T O O U ui cn UI v v w w cn �I U) 0 Q U of U 0 cn w 0 Y z J 0 U d- v v r O U CD ° v -0 LO } �I v v E 2 cn cn �v cn M UI E �I oLO CO LO &i ; rn 6 r E o m N C c N �x I I I I I � I i LD I I I I L3I I I LDI ,I I Lo I 11 II II II II NOTES: 95 LF 12" HDPE ST @ 0.71' _ _STM STM - -- -- CB-6 CBMH -5 RIM 1006.36 RIM 1006.36 INV 1003.36 (12" OUT) INV 1002.34 (12" IN) INV 1002.34 (12" OUT) ETM - - - - 144 LF 12" HDPE ST @ 1I- 300' - 320' 1. ALL DIMENSIONS TO FACE OF CURB UNLESS OTHERWISE INDICATED ON PLANS. 2. ALL CONSTRUCTION SHALL COMPLY WITH 2018 EDITION OF MN /DOT STANDARD CONSTRUCTION SPECIFICATIONS (INCLUDING SUPPLEMENTS), AS APPLICABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT, MN DEPARTMENT OF HEALTH, AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 3. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES IN THE AREA OF CONSTRUCTION, PRIOR TO BEGINNING THE WORK. 4. NEW CONSTRUCTION FEATURES SHALL MATCH IN TO EXISTING WHERE APPLICABLE (PAVEMENTS, CURBS, SIDEWALKS). PROVIDE SMOOTH TRANSITIONS AT MATCH -IN POINTS. 5. NO WORK SHALL BE PERFORMED WITHIN THE HENNEPIN COUNTY RIGHT OF WAY WITHOUT COPIES OF THE APPROVED COUNTY PERMITS ON SITE. CONTRACTOR SHALL PERFORM WORK WITHIN THE R/W IN CONFORMANCE WITH ALL PERMIT REQUIREMENTS. 6. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. 7. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. 8. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK. THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEES, PROVIDE PROOF OF INSURANCE, AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE WORK. 9. CONCRETE CURB AND GUTTER TO BE REMOVED SHALL BE SAW CUT IN FULL SECTIONS. 10. ALL NEW NON - METALLIC SANITARY AND WATER SERVICE PIPE SHALL HAVE TRACER WIRE PER SPECIFICATIONS. 11. PROTECT EXISTING UTILITIES UNLESS OTHERWISE NOTED. 12. SUBSTITUTIONS FROM INFO. SHOWN HEREON SHALL BE REVIEWED AND APPROVED BY THE ENGINEER OF RECORD. 13. VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL AND FOUNDATION PLAN. 14. WHERE NECESSARY, CONTRACTOR SHALL MAINTAIN A MINIMUM OF 18" VERTICAL CLEARANCE BETWEEN ALL WATER LINES AND SEWER (SANITARY AND STORM) CROSSINGS. MAINTAIN 12" CLEARANCE AT ALL OTHER CROSSINGS. 15. OWNER /CONTRACTOR TO HOLD PRE - CONSTRUCTION MEETING PRIOR TO CONSTRUCTION. 16. GRAVEL SECTION ACROSS YARD TO BE INSTALLED AT 6" DEPTH IN AREAS NOT MARKED AS FIRE ACCESS 9 -TON ROADS. 9 -TON ROAD SECTION SHALL BE MINIMUM 17.5" DEPTH CLASS V. A!1 I C -1 ']n unoC QT /, 4 Cno/ -FES -1 G G G G BRIM 1001.16 COUNTY ROAD 10 -INV 1000.03 (12" IN) CB-2 RIM 1003.75 INV 1000.19 (12" IN) - INV 1000.19 (12" OUT) FES 4 -RIM 1002.80 -INV 1001.67 (12" IN) i 0, _ � It 1 14 k I^ G� 200 FT OVERLAND SHORE DISTRICT SETBACK FROM OHWL= 991' POND NWL = 994.0 HWL = 997.5 SITE DATA ADDRESS: 23405 COUNTY ROAD 10 CORCORAN, MN 55374 PID: 1811923120001 TOTAL SITE AREA: 720,594 SF, 16.54 AC TOTAL BUILDING SQUARE FOOTAGE EX. HOUSE: 1,177 PRO. UC BLD: 19,539 EX. SHEDS: 5,880 PRO. TS BLD: 19,083 PRO. OFFICE: 16,559 TOTAL: 7,057 TOTAL: 55,181 % OF BLDG. SF TO SITE: 55,181 / 720,594 = 7.6% PROVIDED TOTAL IMPERVIOUS PAVEMENT SQUARE FOOTAGE EX. BIT: 129 PRO. BIT: 24,714 EX. GRAVEL: 1,515 PRO. GRAVEL: 152,866 OFFICE BUILDING PRO. CONC: 2,402 TOTAL: 1,644 TOTAL: 179,982 • OF IMPERVIOUS SF TO SITE: 179,982 / 720,594 = 25.0% • OF PERVIOUS SF TO SITE: 540,612 / 720,594 = 75.0% EXISTING ZONING: RR - RURAL RESIDENTIAL - TCR - TRANSITIONAL COMMERCIAL PROPOSED ZONING: CR - RURAL COMMERCIAL SETBACK REQUIREMENTS CO RD 19: 100 FEET CO RD 10: 100 FEET SIDE: 20 FEET REAR: 20 FEET ADJ. TO RESIDENTIAL: 50 FEET - »> >>> » J O rn� FES -9 �/ o /1 RIM 992.13 INV 991.00 (12" OUT) 8 'Z� i 35 LF 12" HDPE ST @ - 4.27% FES -7 RIM 994.36 OCS -8 INV 992.20 (24" IN) RIM 998.10 INV 992.50 (12" IN) INV 992.30 (24" OUT) 18 LF 24" HDPE ST @ 0.54% do o� 0 �v PARKING CALCULATION UC BUILDING 19,539 SF @ 1/1500 SF = 13 NEED ANTICIPATED = 12 PROVIDED = 26 TS BUILDING 19,083 SF @ 1/1500 SF = 13 NEED ANTICIPATED = 4 PROVIDED = 13 OFFICE BUILDING 16,559 SF @ 1/1500 SF = 82 NEED ANTICIPATED = 12 PROVIDED = 25 UC OVERFLOW = 13 PROOF OF PARKING = 48 TOTAL PROVIDED = 86 N 0 60' 120' LEGEND M PROPERTY LIMITS CONSTRUCTION LIMITS ADJACENT PROPERTY BUILDING SETBACKS PARKING SETBACK DRAINAGE AND UTILITY EASEMENT WETLAND BUFFER PROPOSED CONCRETE C &G PROPOSED BITUMINOUS PAVEMENT PROPOSED CONCRETE PAVEMENT PROPOSED GRAVEL SECTION FIRE ACCESS (9 -TON, SEE NOTE 16) NO PARKING ZONE HANDICAP STALL DESIGNATION 16 NUMBER OF PARKING STALL IN SECTION ® PROPOSED WATER < ' '4DC) PROPOSED SANITARY SEWER << w PROPOSED STORMWATER KEY NOTES 1O FUTURE RIGHT TURN LANE 2O INSTALL NEW STORM SEWER STRUCTURE 3O INSTALL NEW OUTLET CONTROL STRUCTURE ®INSTALL NEW SEPTIC SEWER MOUNDS / ABSORPTION FIELDS (DESIGN BY OTHERS) 5O INSTALL NEW MOUNTABLE CONCRETE CURB AND GUTTER © PROTECT SEPTIC SITES FROM DISTURBANCE 7O INSTALL NEW BITUMINOUS PAVEMENT ® INSTALL NEW WELL (DESIGN BY OTHERS) 9O INSTALL NEW GRAVEL SECTION 10 NEW SEPTIC TANKS DESIGNED BY OTHERS 11 35 LF 4" PVC SDR 26 @ 1.00% MIN 12 35 LF 1z" PVC SDR 26 13 9'x 18' PARKING STALL (TYP.) 14 COORDINATE WITH UTILITY COMPANY FOR RELOCATION OF UTILITY LINE AND OR BOX 15 PROTECT EXISTING UTILITIES TO REMAIN 16 PROOF OF PARKING. SEE SITE DATA 17 CONCRETE PAVEMENT 18 6' CONCRETE VALLEY GUTTER 19 PROTECT WETLAND 20 OVERNIGHT PARKING 21 OVERFLOW PARKING 22 171 LF 4" PVC SDR 26 @ 1.00% MIN 23 ANTICIPATED YARD STORAGE 24 POTENTIAL TEMPORARY YARD STORAGE ANDERSON 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG N0, DATE DESCRIPTION OF REVISIONS DESIGNED: DRAWN: CHECKED: EJB MAE EJB DRAWING TITLE SITE & UTILITY PLAN DRAWING NO. PLOTTED XXX C-2 COMM. NO: 15444 • � a M PROPERTY LIMITS CONSTRUCTION LIMITS ADJACENT PROPERTY BUILDING SETBACKS PARKING SETBACK DRAINAGE AND UTILITY EASEMENT WETLAND BUFFER PROPOSED CONCRETE C &G PROPOSED BITUMINOUS PAVEMENT PROPOSED CONCRETE PAVEMENT PROPOSED GRAVEL SECTION FIRE ACCESS (9 -TON, SEE NOTE 16) NO PARKING ZONE HANDICAP STALL DESIGNATION 16 NUMBER OF PARKING STALL IN SECTION ® PROPOSED WATER < ' '4DC) PROPOSED SANITARY SEWER << w PROPOSED STORMWATER KEY NOTES 1O FUTURE RIGHT TURN LANE 2O INSTALL NEW STORM SEWER STRUCTURE 3O INSTALL NEW OUTLET CONTROL STRUCTURE ®INSTALL NEW SEPTIC SEWER MOUNDS / ABSORPTION FIELDS (DESIGN BY OTHERS) 5O INSTALL NEW MOUNTABLE CONCRETE CURB AND GUTTER © PROTECT SEPTIC SITES FROM DISTURBANCE 7O INSTALL NEW BITUMINOUS PAVEMENT ® INSTALL NEW WELL (DESIGN BY OTHERS) 9O INSTALL NEW GRAVEL SECTION 10 NEW SEPTIC TANKS DESIGNED BY OTHERS 11 35 LF 4" PVC SDR 26 @ 1.00% MIN 12 35 LF 1z" PVC SDR 26 13 9'x 18' PARKING STALL (TYP.) 14 COORDINATE WITH UTILITY COMPANY FOR RELOCATION OF UTILITY LINE AND OR BOX 15 PROTECT EXISTING UTILITIES TO REMAIN 16 PROOF OF PARKING. SEE SITE DATA 17 CONCRETE PAVEMENT 18 6' CONCRETE VALLEY GUTTER 19 PROTECT WETLAND 20 OVERNIGHT PARKING 21 OVERFLOW PARKING 22 171 LF 4" PVC SDR 26 @ 1.00% MIN 23 ANTICIPATED YARD STORAGE 24 POTENTIAL TEMPORARY YARD STORAGE ANDERSON 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG N0, DATE DESCRIPTION OF REVISIONS DESIGNED: DRAWN: CHECKED: EJB MAE EJB DRAWING TITLE SITE & UTILITY PLAN DRAWING NO. PLOTTED XXX C-2 COMM. NO: 15444 w co 0 Y co Z o�� 4 � U O p C) � LO m LO } �I v �o o a c6 UI E Q C M � M � N r E CD co N C N c� �x I r � I it Ij II II I II I Ij II II II II I �I I II Ij II �I I I I I I �1 T\ \ O I: Lam- STM TM ----- T- - - - - -- — \ — — • i •L /f , STM S G G G 994.5 G G G G G G G i- T — TM \ \ \ \ J ) \ \ \ COUNTY ROAD 10 \ / I \ NTS NTS 3 �s / / 7 \ 1� V II l �I -� II � II II II � I G Q� Q- 5 G� �5COJ5� + + + ++++ + + + + + + + + + + + + + + + + + + + + + + + + mi O 0 + + + + + + + V + / � / + � o + +- + + + + + + + I + + + + I _ I I� ' 1 ,I 1 PHASE 3 - NO LANDSCAPING SHOWN NTS LEGEND N 0 60' 120' PHASE 1 PHASE 2 PHASE 3 ANDERSON 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG NO. DATE DESCRIPTION OF REVISIONS DESIGNED: DRAWN: CHECKED: EJB MAE EJB DRAWING TITLE PHASING PLAN l : _ M>, e�[e] C-3 PLOTTED: XXX COMM. NO: 15444 m w 0 s Y z O U o 0 °ems > �I S sy Ea N a U E n rn E E o m N C _d N w �x N ______ 7C), '70- �O� 'O '� COU O '99 ag 0� _ 9., w 998 ME 1004.242 ME 1001.19t ,°0 - - _ SE €2 /C 4 - oo- - a °e - N SF SF ■� SF SF Q ear f / 9 0 60' 120' 4 '` - $ 996 90 m -' I 1 °� \ ■ 1069 3_ ANDERSON ■ ' ■ _� � � I � � �� ■ 0 '.,pp� �p p ^. LEGEND 13605 1st Avenue N. #100 ■ _ Plymouth, 4 =' -996, _ i -" PROPERTY LIMITS P763,4 2. 000 51 P 1 763 412^4090 i I -" < -e _ Anderson Engineering of Minnesota, LLC ■ D3 - �� 6 �" - - - - CONSTRUCTION LIMITS 0 •r- SF SF SF sss - - EXISTING MINOR CONTOUR 1 - �� v ��eo� 1 l 0 NO �I ■ �� / �� 965 EXISTING MAJOR CONTOUR C 0 M L I N K ■loos BUILDING �' �� � /mow � �O9 OFFICE � ■� ,� � sss PROPOSED MINOR CONTOUR MIDWEST �I FFE , 1008.0I m m 965 PROPOSED MAJOR CONTOUR 1005.09 ■ a� V EXISTING WATERMA I N CORCORAN i ) 1 mo4ss ; WETLAND BUFFER, TYP. ee -- EXISTING SANITARY SEWER op4 °0Z 1op2 pp^ p 1 gam. ----- .` -,a� f 9aa . EXISTING STORM SEWER FACILITY PROPOSED WATERMAIN 1004.60 0 PROPOSED SANITARY SEWER 26405 CO RD 10 L,�✓ 1ao1.]z 1001 as �� N -o PROPOSED STORM SEWER CORCORAN MN 55357 Lq 11 W tl in g PROPOSED DRAINTILE x 9.9 4 EXISTING SPOT ELEVATION TS BUILDING 3. or 05 _ SOIL BORING LOCATION FIFE = 1004:0 B 1 COMLINK MIDWEST 1 SF L my DRAINAGE ARROW 1008 C91Q _ °9> ae 01 L oa�oc� PROPOSED RETAINING WALL Z N y rn e o WETLAND BUFFER 0. LL Q 0 o o Q n° 5 v 0 0 I PROPOSED CONCRETE C &G _ I PROPOSED POND c °9 j m' o o U'. IL ° F SF SF SF NWL 994.0 _ SF SF SF SF TIP OUT CURB Q �' LL ? HWL =997.5 �� O ° °e ^001 ,10°4 -- f� 3.0% 6 - 998 995 _ SF SILT FENCE _ r INLET SEDIMENT PROTECTION Q o 2 { J TOP OF BERM = 99850 o 1003 N 5 - 998 -- o y °�,.. ROCK CONSTRUCTION ENTRANCE O', V O 990 - t SPOT ELEVATION i ti FLeoo.1 FLOW LINE OF CURB If EOF 9 ].50 I ,o moo.45 ggq v * HP /FL 8001 HIGH POINT / FLOW LINE OF CURB o- N _ 1002 - -� 1001 �� 1000 999 T'- 998 997 996 JS �S 3S iS' -,mac 4S - d� dS ���� jS �- dS- �S �- is JS JS -- r04 OVERALL GRADING AND EROSION CONTROL PLAN SCALE:V =60' ^ - SF .INV 1001.67 INV 1000.80 e _ SF SF SF SF SF � 3 SF �� SF SF SF ct 1 -- - ■ - � .1011 1010 - - '� � ■ 1009 1009 �/ o INV 1000.03 ■ 1008 _ _ 1008 ,59 �■ ■ ' RIM 1003.75) ■ FL 1005.44 ■ '� FL 1006.91 2 > RIM_ 1006.36 HP /FL 1007.06 1 RIM 1006.36 2 HP /FL 1007.02 m. o, ■ FL 1006.68 1 FL 1007.32 moo °o ° N ■ ■ N FL 1007 11 ]OQ, ^pp '00 - _ _ - ^pp� ` FL 1005.32 _ o VIN y LP /FL 1006.78 4 LP /FL 1006.78 FL 1007.32 _ ■ ■ FL 1007.18 / FL 1007.45 FL 1007 46` FL 1007.46 �� ■ ■ -__ __ _ ... • -may T ■ / to { I TC 1007.49 TC 1007.83 TC 1007.83 , • TC 1007 49 TC 1007.54 I ■ ■ HP 1007.19 TC 1007.54 ___- - _ _ I '� ■ ■ _ , _ HP 1007.38) - AAA ■ TC 1008.00 - g N ■ ' � -__ - 77 ---- TC 1008.00 TC 1008.00 ■ o °o I ■ ■ ,, TC 1008.00 ■ - -- I ■ LL ■ > -- ■ ro 1007 o FFE = 1008.0 L � ■ 1 ■ ■ - - _______X 1006 - - - - ■ PARKING LOT GRADING L SCALE:1 " =30' wM600.1 RIM ELEVATION TOP OF BERM = 998.50 998 - © I REVISION LOG _ s s ' LP FL 800.1 LOW POINT / FLOW LINE OF CURB 111 * re6o0.1 TOP OF CONCRETE NO. DATE DESCRIPTION OF REVISIONS 9 9�a, % 11 EOP800.1 EMERGENCY OVER FLOW - KEY NOTES INSTALL & MAINTAIN SILTFENCE PERIMETER O SEDIMENT PROTECTION IN TURF AREAS. USE BIO -ROLLS AS NEED IN PAVED AREA FOR PHASING - PURPOSES. - 0 INTALL AND MAINTAIN INLET SEDIMENT _ PROTECTION. INSTALL TEMP ROCK ENTRANCE AT CONSTRUCTION INGRESS & EGRESS LOCATION(S). INSTALL DITCH CHECKS EVERY 100 LF OF SWALE DESEOBED: DRS EN: CHECK LENGTH (TYP.) DRAWING TITLE INSTALL EROSION CONTROL BLANKET & SEED O WITHIN STEEP SLOPE AREAS AND ALONG BOTTOM OF SWALES / DITCHES. BLANKET TO BE "NATURAL NET ONLY" CATEGORY 3N PER MNDOT SPEC 3885. INSTALL TEMPORARY SILT FENCE AROUND GRADING PLAN STORMWATER TREATMENT AREAS AS SOON AS BMP GRADING IS COMPLETE. REMOVE FENCE ONLY AFTER THE CONTRIBUTING WATERSHED HAS BEEN FULLY ESTABLISHED. INSTALL TEMPORARY SILT FENCE AROUND ISTS O AREAS PRIOR TO CONSTRUCTION. PROTECT ISTS AREAS FROM ALL CONSTRUCTION TRAFFIC DRAWING NO. UNRELATED TO ISTS INSTALLATION. ® INSTALL REDUNDANT ROW OF SILT FENCE ALONG ALL AREAS WITHIN 50 FEET OF AND DRAINING TO C-4 WETLANDS PLOTTED: COMM. NO: XXX 15444 Z_ H C7 J U v v H W Cn 0 U a) Q U 0 U 0 1 II !a! !n W 0 Y Z_ J 0 U d- r O U CD U V -0 LO ._ d' V ;_ U rn U E �I COLO CO LO 0) r E o M N C N �x Luminaire Schedule Symbol Qty Label Description Arrangement Lum. Lumens Lum. Watts LLF CalcPts_1 2 SP1 -4 RAR2 -320L- 165- 4K7 -4W SINGLE 21488 153.6 0.900 0.1 0 [} 12 WP1 SG1 -20- 4K7 -FT SINGLE 2310 20.9 0.900 3 1 WP2 SG 2- 50 - 4K7 -FT SINGLE 55 2 6 51.76 0.900 Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min CalcPts_1 Illuminance Fc 0.28 13.1 0.0 N.A. N.A. 1. Standard Reflectance of 80/50/20 unless noted otherwise 2. Not a Construction Document, for Design purposes only 3. Standard indoor calc points @« 30" A.F.F. unless noted otherwise 4. Standard outdoor calc points @ Grade unless noted otherwise 5. 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U U Page M of 1 wNDER50N 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG N0, DATE DESCRIPTION OF REVISIONS I DES ED: ED: I DRS EN: I CHEF ABED: I DRAWING TITLE LIGHTING PLAN DRAWING NO. PLOTTED XXX C -7 COMM. NO: 15444 T LO N c 0) � U r O O co O C\1 II Qm C Cz 0 0 C/) I-- U) � VJ LU �z C z 5 J z Ir 0- J 0 LJJ � U - oo C!) U U Page M of 1 wNDER50N 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG N0, DATE DESCRIPTION OF REVISIONS I DES ED: ED: I DRS EN: I CHEF ABED: I DRAWING TITLE LIGHTING PLAN DRAWING NO. PLOTTED XXX C -7 COMM. NO: 15444 I-- U) � VJ LU �z C z 5 J z Ir 0- J 0 LJJ � U - oo C!) U U Page M of 1 wNDER50N 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG N0, DATE DESCRIPTION OF REVISIONS I DES ED: ED: I DRS EN: I CHEF ABED: I DRAWING TITLE LIGHTING PLAN DRAWING NO. PLOTTED XXX C -7 COMM. NO: 15444 Page M of 1 wNDER50N 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG N0, DATE DESCRIPTION OF REVISIONS I DES ED: ED: I DRS EN: I CHEF ABED: I DRAWING TITLE LIGHTING PLAN DRAWING NO. PLOTTED XXX C -7 COMM. NO: 15444 0) w Q U 0 z Q J �I w w U 0 ,I N Q U 0 ,I Q J M O I— co w 0 Y � z_ 75; J _ I o� 4T O U O � v� L } �I L� E-0 2 cn U) UI E �I Q"T r� M T M CD co N C ti N �x Sea Green Juniper 5 GAL. CONT. Gro -Low Fragrant Sumac 5 GAL. CONT. _- __ - -__ -- - - - - - - - - - - - - Iz Autumn Gold Ginkgo 1 2 - 1/2" CAL. B &B 1 Annabelle Smooth Hydrangea 132 5 GAL. CONT. Sea Green Juniper 113 I 1 5 GAL. CONT. II 1 4„ I� - �I _ Green Mountain Sugar Maple 11 2 - 1/2" CAL. B &B Swamp White Oak 121 1 2 - 1/2" CAL. B &B I I Ponderosa Pine I3 �T 6� HT. B&BI,j I I - - I I Green Mountain Sugar Maple 1 2 - 1/2" CAL. B &B I _ Common Hackberry 2 - 1/2" CAL. B &B Swamp White Oak 2 - 1/2" CAL. B &B III Ponderosa Pine 6' HT. B &B l Ponderosa Pine 6' HT. B &B 0 Black Hills Spruce • I I LANDSCAPE PLANTING PLAN G :TM SCALE: 1" = 50' LEGEND PLAN NOTES CORCORAN, MN LANDSCAPING REQUIREMENTS TREE CALCULATION - WHICHEVER IS GREATER METHOD 1: 1 TREE PER 50 LINEAR FEET OF SITE PERIMETER SITE PERIMETER: 2652' TREES REQUIRED: 53 METHOD 2: 1 TREE PER 1,000 SQFT OF BUILDING FOOTPRINT AREA BUILDING FOOTPRINT AREA: 53,198 SQFT TREES REQUIRED: 53 SHRUB CALCULATION - WHICHEVER IS GREATER METHOD 1: 1 SHRUB PER 30 LINEAR FEET OF SITE PERIMETER SHRUBS REQUIRED: 88 METHOD 2: 1 SHRUB PER 300 SQFT OF BUILDING FOOTPRINT AREA SHRUBS REQUIRED: 177 TOTAL PLANTINGS PROVIDED TREES PROVIDED: 79 SHRUBS PROVIDED: 187 + + + + + + + 0 O NATIVE SEED AREA GENERAL TURF SEED AREA WET SEED AREA - SEE CIVIL EX. TREE TO BE PRESERVED 3" DEEP WASHED RIVER ROCK W/ LANDSCAPE FABRIC LANDSCAPE EDGER Li�a 1) CONTRACTOR TO PROVIDE TEMPORARY IRRIGATION FOR SEED, TREE, & SHRUB PLANTING ESTABLISHMENT DURING THE WARRANTY PERIOD. NO PERMANENT IRRIGATION REQUIRED. 2) SEE L -2 FOR FULL PLANT SCHEDULE, NOTES, AND PLANTING DETAILS. Ponderosa Pine 6' HT. B &B ANDERSON I I 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST - CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG j' NO. DATE I 1 I I I I I I I I I I I 1� 1� 1 � 1 � 1 � 1 1 DESCRIPTION OF REVISIONS DESIGNED: DRAWN: CHECKED: EJB MAE EJB DRAWING TITLE LANDSCAPE PLAN DRAWING NO. PLOTTED XXX L -1 COMM. NO: 15444 �U) F- -0- 0 LO LO U O E v a"T 00,11- co co O o m N C tiiT N �a) �x i" AFTE TREE PL/ F ABO\ F DECIDUOUS TREE PLANTING DETAIL ;HREDDED HARDWOOD MULCH SHALL BE USED IN ,NDSCAPE PLANTINGS AREAS AND UNDER TREES -ED FROM PLANTING AREAS UNLESS IDENTIFIED :WISE. STEM TREES SHALL NOT RECEIVE STAKING. SHALL CONFORM TO ALL OTHER DECIDUOUS 'LANTING REQUIREMENTS. CENTER TREE IN HOLE, UPRIGHT SINGLE STRAIGHT LEADER TREE TIE SECURED TO STAKE. SECURE TO TREE WITH ANTI - CHAFFING MATERIAL. ALLOW FOR MOVEMENT OF TREE. WRAP TREE WITH TREE WRAPPING MATERIAL AS SPECIFIED TO 1ST BRANCH LAWN OR PLANTING BED EDGE ( SPADE EDGE IN ALL LAWN AREAS) 6" MIN. DIA. EARTH SAUCER (2) TREE STAKES DRIVEN A MIN 2' NORTHWEST PREVAILING WINDS BELOW GRADE (NW & SW) LAWN 3" DEPTH HARDWOOD MULCH HARDWOOD MULCH 3" HEIGHT TAMPED WATER BASIN TREE TIE SECURED TO AT EDGE OF EARTH SAUCER STAKE. SECURE TO TREE FINISHED GRADE WITH ANTI - CHAFFING MATERIAL. ALLOW FOR REMOVE BURLAP, TWINE, ROPE MOVEMENT OF TREE. AND WIRE FROM TOP HALF OF ROOTBALL (2) TREE STAKES DRIVEN A MIN. 2' BELOW GRADE (NW & SE) SOUTHEAST PLANTING SOIL MOUND MIN. 6" UNDISTURBED OR COMPACTED SOIL PREVAILING WINDS PLAN VIEW OF TREE STAKING NOT TO SCALE AFTER EXPOSIP TREE ROOT FLA PLANT SO RO( FLAIR IS AT ABOVE ADJACEI FINISH GRAI NOTE: -3" DP. SHREDDED HARDWOOD MULCH SHALL BE USED IN ALL LANDSCAPE VD UNDER TREES ISOLATED FROM PLANTING AREAS OTHERWISE. CENTER TREE IN HOLE, UPRIGHT SINGLE STRAIGHT LEADER 3" DEPTH HARDWOOD MULCH CONIFEROUS TREE PLANTING DETAIL (TYP. NTS TREE TIE SECURED TO DUCKBILL ANCHOR WITH TURNBUCKLE. SECURE TO TREE WITH NORTHWEST ANTI - CHAFFING MATERIAL. PREVAILING ALLOW FOR MOVEMENT OF TREE. WINDS 3" HEIGHT TAMPED WATER BASIN AT EDGE OF EARTH SAUCER U MIN. DIA. EARTH SAUCER LANDSCAPE CONTRACTOR IS REQUIRED TO PROVIDE THE OWNER WITH EACH SIDE OF THE EDGING 12" MAX LAWN LAWN OR PLANTING BED MAINTENANCE INFORMATION DURING THE GUARANTEE PERIOD RELATING TO EDGE ( SPADE EDGE IN ALL HARDWOOD LAWN AREAS) MULCH FINISHED GRADE ALL ROUGH AND FINISH GRADING TO BE DONE BY OTHERS. REMOVE BURLAP, TWINE, BE PREPARED AND DELIVERED TO THE OWNER AFTER PROVISIONAL INSPECTION ROPE AND WIRE FROM TREE TIE SECURED TO TOP HALF OF ROOTBALL DUCKBILL ANCHOR MOUND MIN. 6" WITH TURNBUCKLE. III - III - III -I I 11 =1 11 =1 11=1 I I I I SECURE TO TREE WITH PLANTING SOIL ANTI - CHAFFING 15. MATERIAL. ALLOW FOR UNDISTURBED OR MOVEMENT OF TREE. COMPACTED SOIL TUBE 1" DIA. (MIN.) LARGER THAN THE CALIPER OF THE TREE TO BE PROTECTED. NTS GENERAL SODDING, GENERAL LANDSCAPE NOTES: SEEDING & TOPSOIL NOTES: 1. LANDSCAPE CONTRACTOR SHALL VISIT THE PROJECT SITE PRIOR TO SUBMITTING A 14. LANDSCAPE CONTRACTOR IS REQUIRED TO PROVIDE THE OWNER WITH EACH SIDE OF THE EDGING 12" MAX BID TO BECOME COMPLETELY FAMILIAR WITH SITE CONDITIONS. MAINTENANCE INFORMATION DURING THE GUARANTEE PERIOD RELATING TO PLANTING AREA AS SHOWN ON PLAN 6" DEEP WATERING, FERTILIZING, PRUNING, PEST CONTROL, AND RELATED ITEMS. THIS WILL 2. ALL ROUGH AND FINISH GRADING TO BE DONE BY OTHERS. LAWN BE PREPARED AND DELIVERED TO THE OWNER AFTER PROVISIONAL INSPECTION PLANTING LANDSCAPE FABRIC APPROVAL HAS BEEN GIVEN BY THE OWNER AND /OR LANDSCAPE ARCHITECT. 3. NO PLANTING SHALL BE INSTALLED UNTIL ALL GRADING, BUILDING, CONSTRUCTION, III - III - III -I I 11 =1 11 =1 11=1 I I I I I -I I I- III - III =1 I I I I 1 =1 I I 11 =1 11 =1 11= S U BG RAD E UTILITY WORK & IRRIGATION (IF APPLICABLE) HAS BEEN COMPLETED IN THE AREAS 15. INSTALL CORRUGATED PLASTIC TREE GUARDS, WHITE IN COLOR, WITH THE SIZE OF TO BE PLANTED. TUBE 1" DIA. (MIN.) LARGER THAN THE CALIPER OF THE TREE TO BE PROTECTED. 4. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO IDENTIFY ALL UNDERGROUND 16. CONTRACTOR TO FURNISH & STALL PLASTIC EDGING AS SHOWN ON THE PLANS & CABLES, CONDUITS, WIRES, ETC., ON THE PROPERTY. DETAILS. PLASTIC EDGING SHALL BE MEDIUM DENSITY POLYETHYLENE WITH U.V. INHIBITOR, BLACK IN COLOR, WITH A TOTAL DEPTH OF 5" (1" DIA. TOP AND 4" SHAFT 5. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER OF PLANTS SHOWN ON THE WITH 1.5" V EVERY 3 -1/2 FEET OF EDGING. PLAN AND THE NUMBER OF PLANTS SHOWN IN THE PLANT LIST, THE NUMBER OF PLANTS SHOWN ON THE PLAN WILL TAKE PRECEDENCE. 17. LANDSCAPE FABRIC (FILTER MAT) TO HAVE A COMBINED WEIGHT OF 4.5 -5.5 OZ. PER S.Y. FABRIC SHOULD BE U.V. STABILIZED AND HAVE A FIVE YEAR MINIMUM 6. ALL PROPOSED PLANT MATERIAL SHALL BE LOCATED CAREFULLY AS SHOWN ON THE WEATHERABILITY FACTOR IN FULL SUNLIGHT. FABRIC TO BE PHILLIPS DUON R OR PLAN. IF THE CONTRACTOR BELIEVES AN ERROR HAS BEEN MADE REGARDING EQUIVALENT. SAMPLE REQUIRED FOR APPROVAL. SPACING OR LOCATION OF THE PLANT MATERIAL INDICATED ON THE PLAN, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 18. 3" DEPTH SHREDDED HARDWOOD MULCH SHALL BE INSTALLED UNDER ALL TREES AND SHRUBS THAT ARE ISOLATED FROM GROUNDCOVER AREAS AND GENERAL 7. THE CONTRACTOR IS RESPONSIBLE FOR COMPLETE MAINTENANCE OF THE PLANT SHRUB MASSES. MATERIAL (WATERING, SPRAYING, FERTILIZING, MOWING, ETC.) UNTIL THE WORK HAS BEEN ACCEPTED, BY THE OWNER. 19. 3" DEPTH 1 "TO 1 -1/2" WASHED RIVER ROCK SHALL BE INSTALLED OVER LANDSCAPED FABRIC AS INDICATED ON THE PANS & DETAILS. 8. THE CONTRACTOR IS RESPONSIBLE FOR ALL REPAIRS TO PROPERTY DAMAGE FROM PLANTING OPERATIONS AT NO COST TO THE OWNER. 20. FOR BALLED & BURLAP PLANT MATERIAL, REMOVE THE TOP HALF OF THE BURLAP FROM THE ROOT BALL. WIRE CAGES, STRAPS, ETC. SHALL BE REMOVED FROM THE 9. ALL NEWLY PLANTED PLANT MATERIAL SHALL BE GUARANTEED THROUGH ONE TOP HALF OF THE ROOTBALL BEFORE INSTALLATION. CALENDAR YEAR STARTING FROM THE DATE OF ACCEPTANCE ESTABLISHED BY THE OWNER. 21. ALL CONTAINER MATERIAL SHALL HAVE BEEN GROWN IN CONTAINER FOR A MINIMUM OF 6 MONTHS PRIOR TO INSTALLATION. 10. THE CONTRACTOR SHALL MEET WITH THE OWNER OR OWNERS REPRESENTATIVE ON SITE WHEN THEY FEEL THE PROJECT IS COMPLETE ACCORDING TO THE CONTRACT 22. SHRUBS AND GROUNDCOVER SHALL BE PLANTED A MINIMUM OF ONE HALF THEIR DOCUMENTS. IF ALL WORK IS SATISFACTORY AND COMPLETE ACCORDING TO THE ON- CENTER SPACING FROM PAVING EDGE UNLESS OTHERWISE NOTED. CONDITIONS OF THE CONTRACT DOCUMENTS, THEN THE OWNER MUST DECLARE THE PROJECT COMPLETE. THIS DECLARATION WILL CONSTITUTE AS THE BEGINNING 23. DECIDUOUS SHRUBS SHALL HAVE MINIMUM OF FIVE (5) CANES AT SPECIFIED HEIGHT OF THE ONE (1) YEAR WARRANTEE PERIOD FOR ALL PLANT MATERIAL. THE OWNER UNLESS OTHERWISE NOTED IN PLANT SCHEDULE. SHALL PROVIDE A LETTER WITH SIGNATURE STATING THE DATE OF ACCEPTANCE. 24. ALL PERENNIAL BEDS TO RECEIVE ROCK MULCH SHALL HAVE LANDSCAPE FABRIC 11. WIND BURN OR OTHERWISE DAMAGED PLANT MATERIAL WILL NOT BE ACCEPTED. INSTALLED WITH HOLES FOR PLANTS CUT 2.5 TIMES THE DIAMETER OF THE CONTAINER. 12. THE PRACTICE OF STAKING SHOULD NOT ALLOW NAILS, SCREWS, WIRES, ETC. TO PENETRATE THE OUTER SURFACE OF THE TREES. 25. ANNUALS TO BE PLANTED NO LATER THAN 15 JUNE AS PER PLAN. ANY ANNUAL PLANTING DONE AFTER JUNE 15 MUST HAVE PLANT MATERIAL APPROVED BY OWNER 13. THE CONTRACTOR WILL BE RESPONSIBLE FOR THE REMOVAL OF ALL TREE STAKES, / LANDSCAPE ARCHITECT. GUYS, STRAPS AND TRUNK PROTECTION MEASURES FOLLOWING THE COMPLETION OF THE WARRANTEE PERIOD OR AS DIRECTED BY THE OWNER. 26. LANDSCAPE CONTRACTOR SHALL PROVIDE AND INSTALL NURSERY GROWN PLANT MATERIAL CONFORMING TO THE REQUIREMENTS AND RECOMMENDATIONS OF THE LATEST EDITION OF ANSI Z60.1 STANDARDS UNLESS OTHERWISE NOTED IN THE PLANS OR SPECIFICATIONS. GENERAL TEMPORARY IRRIGATION NOTES: 1. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROVIDE ALL NECESSARY WATERINGS TO KEEP ALL PLANTED AREAS GROWING IN A HEALTHY CONDITION FOR THE EXTENTS OF ONE (1) YEAR AFTER INSTALLATION AND APPROVAL BY OWNER. ANY SEEDED AREAS THAT DIE OR SHOW FATIGUE DUE TO INSUFFICIENT CARE WITHIN ONE (1) YEAR AFTER INSTALLATION SHALL BE OVERSEEDED BY THE CONTRACTOR AT NO ADDITIONAL COSTS TO THE OWNER. OVERSEEDING, IF APPLICABLE, SHALL BE THE SAME MIX AND RATE AS ORIGINALLY INSTALLED. ANY TREES OR SHRUBS THAT DIE OR SHOW FATIGUE DUE TO INSUFFICIENT CARE WITHIN ONE (1) YEAR AFTER INSTALLATION SHALL BE REPLACED AT NO ADDITIONAL COSTS TO THE OWNER. REPLACEMENT PLANTS SHALL BE IN KIND TO THE ORIGINAL. 2. A WATERING SCHEDULE FOR THE LENGTH OF THE ONE (1) YEAR AFTER THE INSTALLATION SHALL BE SUBMITTED WITH BID. 3. THE WATER SOURCE FOR WATERING OF ALL PLANTING AND SEEDED AREAS SHALL BE PROVIDED BY THE CONTRACTOR. SUBMIT A DEDUCT ITEM IN BID FOR OWNER PROVIDED WATER SOURCE. 1. LANDSCAPE CONTRACTOR SHALL ENSURE THAT NEW TREES MOVED ONTO THE SITE ARE DUG FROM SIMILAR SITES WITH SIMILAR SOILS TO THE SOILS OF THIS PROJECT (HEAVY TO HEAVY, LIGHT TO LIGHT. HEAVY TO LIGHT SOILS). CONTRACTOR SHALL REVIEW SOIL CONDITIONS /TYPES WITH OWNER /LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 2. ALL NEWLY INSTALLED PLANT MATERIAL SHALL BE PLANTED IN WELL- DRAINED AREAS. NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION IF ANY PLANT MATERIAL IS LOCATED IN DRAINAGE SWALES OR WET & POORLY DRAINED AREAS. 3. ALL PLANTINGS SHALL RECEIVE FERTILIZER AS FOLLOWS: 3.1. SUMMER AND FALL PLANTING: 0 -20 -20 GRANULAR (IN SAUCER AROUND PLANT AT THE RATE OF 12 OZ. PER 2 -3" CAL. TREE & 6 OZ. PER SHRUB). 3.2. SPRING PLANTING: 10 -10 -10 GRANULAR (APPLY ABOVE REFERENCED FERTILIZER AT A RATE OF 12 OZ. PER 1 -1/2" CAL. TREE OR LARGER & 6 OZ. PER SHRUB & PERENNIAL. 4. ALL PLANTINGS SHALL RECEIVE AN AMENDED SOIL MIX CONSISTING OF THREE (3) PARTS: 4.1. 45% APPROVED TOPSOIL (ONE SITE PREFERRED) 4.2. 45% ORGANIC MATTER (TYPE 1 SPHAGNUM PEAT MOSS FINELY DIVIDED WITH A PH OF 3.1 - 5.0.) 4.3. 10% SAND (FINE CLEAN MASONRY SAND) 5. AREAS CONFINED TO A MASS PLANTING AREA (PLANTING BED) SHALL RECEIVE THE AMENDED SOIL MIX AT MIN. 12" DEPTH THROUGHOUT THE PLANTING AREA. AMENDED SOIL MIX SHALL BE MIXED THOROUGHLY AND INSTALLED IN 6" LIFTS. 6. AREAS TO RECEIVE SOD OR SEED SHALL HAVE A 6" MINIMUM DEPTH OF TOPSOIL. TOPSOIL SHALL PROVIDE FERTILE, FRIABLE, NATURAL LOAM, SURFACE SOIL, REASONABLY FREE OF SUBSOIL, CLAY CLUMPS, BRUSH WEEDS AND OTHER LITTER, AND FREE OF ROOTS, STUMPS, STONE LARGER THAN 1" IN ANY DIMENSION, AND OTHER EXTRANEOUS OR TOXIC MATTER HARMFUL TO PLANT GROWTH. 7. ALL AREAS SPECIFIED AS 'GENERAL TURF SEED' TO BE SEEDED WITH PREMIUM SUNNY SEED MIX INCLUDING: 7.1. 20% RAVEN STAR KENTUCKY BLUEGRASS 10% MIDNIGHT STAR KENTUCKY BLUEGRASS 15% WASHINGTON KENTUCKY BLUEGRASS 5% THERMAL BLUE BLUEGRASS 35% SPLENDID PERENNIAL RYEGRASS 15% ZODIAC CHEWINGS FESCUE(SEED MIX AVAILABLE AT GERTENS 1- 651 - 450 - 1501). SEED SHALL BE APPLIED AT A RATE OF 150 LBS. /AC. WITH 2 TONS SHREDDED AND PUNCHED IN PLACE STRAW PER ACRE. HYDROSEEDING & MULCHING IS AND ACCEPTABLE ALTERNATE. 8. ALL AREAS SPECIFIED AS 'NATIVE SEED' TO BE SEEDED WITH MNDOT SEED MIX 35 -241 AT A RATE OF 36.5 LBS. /AC. WITH 2 TONS SHREDDED AND PUNCHED IN PLACE STRAW PER ACRE. HYDROSEEDING & MULCHING IS AN ACCEPTABLE ALTERNATE. 9. ALL AREAS SPECIFIED AS 'WET AREA SEED' TO BE SEEDED WITH MNDOT MIX 33 -261. BROAD CAST, DRILL AND /OR HYDROSEED AT A RATE OF 35 LBS./AC. WITH 2 TONS SHREDDED AND PUNCHED IN PLACE STRAW PER ACRE. SEED MIX SHALL BE ABLE TO WITHSTAND PERIODIC FLOODING. I SOUTHEAST PREVAILING WINDS PLAN VIEW OF TREE STAKING NOT TO SCALE PLANT SCHEDULE TREES NOTE: -FOR MULTIPLE PIECES OF EDGING, CONNECT WITH 6" MIN. PLUG. STAKE EACH SIDE OF THE EDGING 12" MAX FROM THE POINT OF CONNECTION. BOUNDARY BETWEEN LAWN AND PLANTING AREA AS SHOWN ON PLAN 6" DEEP BLACK PLASTIC LANDSCAPE EDGING 5" WIDE, SHOVEL CUT 1" V -HOOK AT BASE AND 1" DIA. BEAD ON TOP LAWN 3" DP. MULCH BED PLANTING LANDSCAPE FABRIC IF SPECIFIED SPECIFIED PLANTING SOIL III - III - III -I I 11 =1 11 =1 11=1 I I I I I -I I I- III - III =1 I I I I 1 =1 I I 11 =1 11 =1 11= S U BG RAD E LANDSCAPE EDGING DETAIL NTS QTY COMMON / BOTANICAL NAME 9" MIN. LANDSCAPE EDGING STAKE 45' EVERY 5' CONT. SIZE 16 GREEN MOUNTAIN SUGAR MAPLE B &B 2 - 1/2" CAL. ACER SACCHARUM 'GREEN MOUNTAIN' TM 13 COMMON HACKBERRY B &B 2 - 1/2" CAL. CELTIS OCCIDENTALIS 4 AUTUMN GOLD GINKGO B &B 2 - 1/2" CAL. GINKGO BILOBA'AUTUMN GOLD TM 17 BLACK HILLS SPRUCE PICEA GLAUCA 'DENSATA' " 18 PONDEROSA PINE PINUS PONDEROSA 11 SWAMP WHITE OAK QUERCUS BICOLOR SHRUBS QTY COMMON / BOTANICAL NAME 24 LOW SCAPE MOUND CHOKEBERRY ARONIA MELANOCARPA'UCONNAM165' B &B 6' HT. ANDERSON 13605 1st Avenue N. #100 Plymouth, MN 55441 1 ae- mn.com P 763.412.4000 1 F 763.412.4090 Anderson Engineering of Minnesota, LLC COMLINK MIDWEST CORCORAN FACILITY 26405 CO RD 10 CORCORAN, MN 55357 COMLINK MIDWEST REVISION LOG N0. DATE DESCRIPTION OF REVISIONS B &B 6' HT. I - B &B 2 - 1/2" CAL. CONT SIZE CONT. 5 GAL. DESIGNED: DRAWN: CHECKED: O 48 ANNABELLE SMOOTH HYDRANGEA CONT. 5 GAL. EJB MAE EJB HYDRANGEA ARBORESCENS 'ANNABELLE- DRAWING TITLE 63 SEA GREEN JUNIPER CONT. 5 GAL. JUNIPERUS CHINENSIS 'SEA GREEN' 24 GRO -LOW FRAGRANT SUMAC RHUS AROMATICA'GRO -LOW' 28 TAUNTON YEW TAXUS X MEDIA 'TAUNTONII' CONT. 5 GAL. CONT. 5 GAL. LANDSCAPE DETAILS DRAWING NO. PLOTTED XXX L -2 COMM. NO: 15444 OFFICE BU La NG South Elevation Wall Finishes; Window & Shutters 17% Stone: 32% Steel 51% North Elevation Wall Finishes; Windows & Shutters 19% Stone: 29% Awnings 5% fibrous cement siding 47% Elevation . ll Finishes; Windo : Shutters 19� Stone: 23' Fib. cement siding 58 I�Illllll���illiilll��lll�.. -- Elevation West es; Windows & Shutters Stone: Fibrous - nt siding TS BUILDING IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII .i'`II� 7rim, "' I ll� =ii South Elevation Wall finishes Windows& shutters 5% Stone 22% Steel 73% East Elevation Wall finishes Windows & shutters 13% Stone 17% Steel 70% IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII �i "II� If IN North Elevation Wall finishes Windows & shutters 1% Stone 20% Awning 2% Steel 77% West Elevation Wall finishes Windows & shutters 6% Stone 17% Steel 77: UG BUILDING IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ,.,-- -���'" j`''�``` -;., - - - - - - - - - - - - - - - - - - r iiii ■iii iii■ Ems ■iii iii■ 1- 1111- 111- 1I,1111_ _ East Elevation Wall finishes: Steel 77% Stone 23% West Elevation Wall finishes: Steel 77% Stone 23% North Elevation Wall finishes: Windows & shutters 15 Awnings 13, Stone 16' Steel 5� Elevation South . finishes: Steel 83% Stone - - -- �— aw:,. v, }�, - .�;'!! �-_ it I� I I - "- - � � - - �I iUll �� 11 li 111 -�-, � - �� -�-, � - I � . m.e a 'M� Y 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: Sara Woolf through Kendra Lindahl, Landform DATE: June 28, 2019 for the July 9, 2019 Planning Commission Meeting • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net RE: PUBLIC HEARING. Site Plan Amendment and Conditional Use Permit for Lithgow Automotive at 20055 75t1 Ave N (PID 26- 119 -23 -11 -0037) (City File 19 -013) 120 -DAY REVIEW DEADLINE: October 8, 2019 Application Request The applicant has requested approval of a site plan amendment and conditional use permit to operate a motor vehicle repair business in an existing building on approximately 1. 18 acres. 2. Context Level of City Discretion in Decision - Making The City's discretion in approving a site plan amendment is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan amendment. The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit. Background Lithgow Automotive operates as a conditional home occupation at 10025 County Road 116. The business has outgrown their current location and has purchased a 12,000 square foot building where they will relocate the business. The conditional home occupation license will expire when the business moves to this new location. Zoning and Land Use The property is guided Light Industrial on the 2030 Future Land Use Plan and the DRAFT 2040 Future Land Use Plan and zoned Light Industrial. Landform�, SensiblyGrec& and Site to FinisW are registered service marks of Landform Professional Services, LLC. • Surrounding Properties • • • The surrounding properties to the north, south, east and west are guided Light Industrial and zoned the same. 3. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. The City Engineer's comments are incorporated into this staff report. Site Plan Amendment The applicant is not proposing to make any significant changes to the existing structure. One 14 -foot by 14 -foot overhead door is shown on the north fagade of the structure as a future installation. The applicant is proposing to construct a parking lot and outside storage area in the rear of the structure using the existing driveway access onto Commerce Street. Eight new parking stalls are proposed to be added in this area for employee parking and storage of vehicles awaiting repair. A fence is proposed to be installed surrounding three sides of the parking area in order to comply with the screening requirements in Section 1060.010 of the Zoning Ordinance. Setbacks The existing building is a legal non - conforming structure due to setbacks. The existing building does not meet the 50 -foot minimum principal structure setbacks from streets. No expansion of the existing structure is proposed. The proposed parking lot complies with the 10 -foot minimum setback for rear and side yards and the 50 -foot setback requirement from 75th Avenue North and Commerce Street. Access Three curb cuts and driveways currently exist on the property. There are two curb cuts on 75th Avenue North and one curb cut on Commerce Street. The existing access points to 75th Avenue North will be maintained. The existing access to Commerce Street will remain, being milled and repaved. Any modification to street driveways (widening, relocating) would require the applicant to seek additional approvals. Building Standards The plans received by the City on June 10, 2019 appears to show 13 service bays in the structure. One service bay appears directly in front of a proposed 14' by 14' overhead door. If the overhead door is installed, the service bay would be removed and internal circulation would be reviewed a part of the building permit. Lithgow Auto Site Plan and CUP (19 -013) July 9, 2019 • • • • Landscaping The landscaping that exists on the site is legal non - conforming as it does not comply with the existing landscaping standards for new buildings. The applicant is not proposing to expand the building and, therefore, no additional landscaping is required. However, the applicant is proposing to remove three trees on the site and those trees must be replaced. Staff has included a condition that any trees or shrubs removed must be replaced with a tree or shrub that meets the size requirements of Section 1060.070, Subd. 2. D. Staff has also included a condition that the plan set should be revised to delineate sodded and seeded areas and contain planting details, such as seed type. If a new monument sign is added in the future, the City Code requires that landscaping also be provided surrounding the monument sign. Lighting All lighting on site is required to comply with Section 1060.040 of the Zoning Ordinance. The ordinance requires that any light or combination of lights shall not exceed one foot - candle (meter reading) as measured from the property line or the centerline of a public street. The legibility of the candle measurements on the lighting plan received by the City on June 10, 2019 was unclear. Staff has included a condition that the applicant provide a final lighting plan to ensure that the lighting complies with the one foot - candle requirement as measured from the property line. Parking Area Standards Auto service stations are required to provide four spaces plus one for each service bay or wash bay. The applicant is proposing 13 service bays, resulting in a minimum of 17 required parking spaces. The site plan submitted shows 17 parking spaces - -eight parking spaces in the rear of the facility and nine parking spaces in the existing parking lot in front of the structure. All parking spaces are required to be striped. Staff has included a condition that the applicant must revise the plan to provide dimensions for the 90- degree angle parking stalls in the rear of the building to ensure compliance with the Zoning Ordinance. Screening and Fencing In order to comply with Zoning Ordinance regulations, exterior storage must be in the rear or side yard and must be screened so as not to be visible from adjoining properties and public streets. The applicant is proposing fencing to screen the rear parking area, which provides storage for vehicles that are awaiting repair. Staff has included a condition that the applicant submit fence details to ensure that proposed fencing meets all applicable City standards for fencing and screening. Fencing details must include the height of the fence and material details to ensure the required opacity of fencing. Signage The applicant has provided area plans for one wall sign and one monument sign. The sign copy area of wall signs is limited to 10% of the primary building face. The signage area for the wall sign Lithgow Auto Site Plan and CUP (19- 013) July 9, 2019 n I] proposed is shown on plans as comprising 10% of the building fa(;ade. This complies with code requirements. The sign area for the proposed monument sign conflicts in two plan sets received by the City on June 10, 2019. One elevation shows the monument sign with a sign copy area of 65 square feet. A second elevation shows the monument sign with a sign copy area of 64 square feet. The sign copy area is limited to 64 square feet in Section 84.05: Sign Standards, Table 2 of the Zoning Ordinance. Staff has included a condition that the sign copy area of the monument sign be limited to 64 square feet. Signage details were not provided by the applicant. However, all signage will be required to comply with design standards found in Section 84.04.9: a) All proposed signs on a site shall be part of a common design scheme and shall maintain consistency through the use of lighting design, color schemes, materials, shape, proportion, and type faces. b) The design of all signs on site shall use building materials, colors, and, where applicable, architectural design features consistent with the materials, colors, and architectural design features of the principal building on the site. c) All exposed pole or post structures must be wrapped or faced with stucco, architectural metal, brick or stone consistent with the building architecture. d) The area around freestanding signs shall be landscaped with plantings and maintained in such a manner to accent and enhance the sign. The applicant will be required to apply for a sign permit for any and all signage proposed on site. Furthermore, the applicant must satisfy all setback requirements for the monument sign. Per code requirements, monument signs must be setback 10 feet from property lines. The City Engineer further recommends that the applicant add directional signage for the southern parking area. Utilities The property is currently serviced by well and septic. The applicant is proposing remove the existing septic mound and to collapse and fill the existing septic tanks and to sod over the area. The applicant has received a permit from Hennepin County for the abandonment of the septic system. The applicant will connect to city water and sanitary sewer. Conditional Use Permit for Motor Vehicle The applicant purchased the existing building and intends to move his motor vehicle repair business from his home to this site. The applicant proposes to make changes to the building by adding one additional 14 -foot by 14 -foot overhead door and wall signage in the future. The applicant is also proposing to construct a new parking lot in the rear of the building that would accommodate eight parking stalls and outdoor storage of vehicles awaiting repair. Lithgow Auto Site Plan and CUP (19 -013) July 9, 2019 • • • • The Zoning Ordinance allows Motor Vehicle, Boat or Equipment Repair as a conditional use permit in the Light Industrial district if the following conditions are met: 1. All servicing of vehicles and equipment shall occur entirely within the principal structure. All vehicle service will occur within the principal structure. The applicant is proposing 13 service bays. When a proposed overhead door is installed, one bay will be eliminated. 2. To the extent required by State law and regulations, painting shall be conducted in an approved paint booth, which thoroughly controls the emission of fumes, dust, or other particulated matter. The applicant intends to follow all required State laws and regulations. 3. Storage and use of all flammable materials, including liquid and rags, shall conform with applicable provisions of the Minnesota Uniform Fire Code. The applicant intends to conform with all applicable provisions of the Minnesota Uniform Fire Code. The location of a flammable waste trap is included on floor plans provided by the applicant to the City. 4. Parking, driveway, and circulation standards and requirements shall be subject to the review and approval of the City and shall be based upon the specific needs of the operation and shall accommodate large vehicle equipment and semi - trailer /tractor trucks. Staff finds that the number of parking stalls proposed is consistent with the purpose and intent of the ordinance and that the proposed site plan meets the specific needs of the operation. 5. The storage of damaged vehicles and vehicle parts and accessory equipment must be completely inside a principal or accessory building. The applicant will be required to store damaged vehicles and vehicle parts and accessory equipment inside the principal structure. Only vehicles awaiting repair will be stored within the rear parking area and screened from view from the street and neighboring properties. 6. The sale of products other than those specifically mentioned in this Section shall be subject to a separate conditional use permit. At this time the applicant does not intent to sell products other than those specifically mentioned as allowable within the Zoning Ordinance. 4. Conclusions Staff finds that the standards for a site plan amendment and conditional use permit have been met or can be addressed with the changes discussed in the staff report. We have included conditions in the draft resolution to address these issues. Lithgow Auto Site Plan and CUP (19 -013) July 9, 2019 2 E 5. Recommendation Move to recommend approval of the draft resolution approving the Site Plan Amendment and Conditional Use Permit. Attachments 1. Draft Resolution approving Site Plan Amendment and Conditional Use Permit 2. Site Aerial Location Map 3. Comments received from Hennepin County dated May 20, 2019. 4. Comments received on Elm Creek Watershed Management Commission permit requirements dated May 30, 2019 5. Applicant's Narrative received June 10, 2019 6. Concept Plans received June 10, 2019 7. Floorplan and Elevations received June 10, 2019 8. City Engineering Memo dated June 28, 2019 Lithgow Auto Site Plan and CUP (19 -013) July 9, 2019 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Motion By: Seconded By: July xx, 2019 APPROVING A SITE PLAN AMENDMENT AND CONDITIONAL USE PERMIT FOR LITHGOW AUTOMOTIVE AT 20055 75TH AVENUE NORTH (PID 26- 119 -23 -11 -0037) (CITY FILE 19 -013) WHEREAS, the landowner has requested approval of a site plan amendment for exterior improvements and a conditional use permit to allow operation of motor vehicle repair on property legally described as follows: Lot 4, Block 2, Countryside Plaza 2" d Addition WHEREAS, the Planning Commission has reviewed the site plan amendment and conditional use permit at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a site plan amendment and conditional use permit, based on the following findings and conditions: A site plan amendment and conditional use permit is approved to allow exterior site improvements and interior building improvements for motor vehicle repair, in accordance with the application received by the City on May 28, 2019 and revisions received on June 3, June 4, June 5, June 6 and June 10, 2019, except as amended by this resolution. 2. A conditional use permit for Motor Vehicle, Boat or Equipment Repair is approved, based on the finding that the standards in Section 1040.125 of the Zoning Ordinance have been met. Specifically: a. All servicing of vehicles and equipment shall occur entirely within the principal structure. b. The applicant does minor mechanical repairs not body work. However, if any painting is required, it shall be conducted in an approved paint booth, which thoroughly controls the emission of fumes, dust, or other particulated matter to the extent required by State law and regulations. c. Storage and use of all flammable materials, including liquid and rags, shall conform with applicable provisions of the Minnesota Uniform Fire Code. d. Parking, driveway, and circulation standards and requirements shall be met. If the need to accommodate large vehicle equipment and semi - trailer /tractor trucks arises, the applicant shall submit revised site plans to accommodate large vehicles on site through parking and drive aisle dimensional requirements. e. The storage of damaged vehicles and vehicle parts and accessory equipment shall be completely inside a principal or accessory building. f. The sale of products other than those specifically mentioned in the Zoning Ordinance shall be subject to a separate conditional use permit. 3. A minimum of 17 parking stalls for employees and customers must be provided. Any change in tenants or site use could trigger a change to the parking requirements and would be revised as part of a site plan /conditional use permit amendment. Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx July xx, 2019 All outside storage of vehicles in for service must be located within the screened, fenced area approved for outside storage and shall only be located on the bituminous pavement areas. No parking of vehicles shall be allowed in lawn or landscaped areas. 4. The plans show a future overhead door on the west side of the north elevation. A building permit will be required prior to installation at a future date. 5. If new signage is proposed, the applicant must apply for a sign permit from the City. All signage must comply with the standards in Chapter 84 of the City Code. 6. FURTHER, that the following conditions be met prior to issuance of building permits: a. The applicant shall comply with the City Engineer's memo dated June 28, 2019. b. The applicant shall provide fence details for review and approval by City Staff. Details must show compliance with all applicable City standards for fencing and screening and must include the height of the fence and opacity of fencing. c. The applicant shall provide revised plans to delineate sodded and seeded areas and contain planting details, such as seed type. d. The applicant shall provide a final lighting plan to ensure that the lighting complies with the one foot - candle requirement as measured from the property line. It appears that there are areas on the north that do not comply with the standards in Section 1060.040 of the Zoning Ordinance. e. The applicant must revise the plan to provide dimensions for the 90- degree angle parking stalls in the rear of the building to ensure compliance with Section 1060.060 of the Zoning Ordinance. f. Record the approving resolution at Hennepin County and provide proof of recording to the City. g. Enter into a site improvement performance agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 7. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE U Thomas, Ron ❑ Bottema, Jonathan ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Page 2 of 3 VOTING NAY U Thomas, Ron ❑ Bottema, Jonathan ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan City of Corcoran July xx, 2019 County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Whereupon, said Resolution is hereby declared adopted on this xx day of July 2017. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 3 of 3 Hennepin County Property Map k, *k F7, Y F4 PARCEL ID: 2611923110037 f� ?"M JN r 0. Date: 6/20/2019 f M. 1 inch = 200 feet OWNER NAME: Cpec Exchange 42752 Llc PARCEL ADDRESS: 20055 75th Ave N, Corcoran MN 55340 PARCEL AREA: 1.18 acres, 51,422 sq ft A -T -B: Abstract SALE PRICE: $544,000 SALE DATA: 03/2017 SALE CODE: Warranty Deed ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Industrial- Preferred HOMESTEAD: Non - Homestead MARKET VALUE: $560,000 TAX TOTAL: $25,571.51 ASSESSED 2019, PAYABLE 2020 PROPERTY TYPE: Industrial - preferred HOMESTEAD: Non - homestead MARKET VALUE: $576,000 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 From: Matthew A Bolterman To: Michael Pritchard Subject: Re: [External] Distribution: Project 19 -013: Lithgow Automotive - CUP, Site Plan Date: Thursday, May 30, 2019 12:37:36 PM No concerns here. All we have to do is review their septic permit once they want to build. Matt Bolterman Hennepin County Senior Environmentalist 612 - 919 -9221 > On May 30, 2019, at 11:23 AM, Michael Pritchard <mpritchard @ci.corcoran.mn.us> wrote: > Please find the attached distribution for Lithgow Automotive. > This application is tentatively scheduled for Planning Commission review on July 9, 2019, and City Council review on July 25, 2019. Please review and provide any comments by June 24, 2019. > Please let me know if you have any questions. > Thank you, > Mike Pritchard > Code Compliance Official > Zoning, Code Enforcement, Permits > City of Corcoran > 8200 Co Rd 116 > Corcoran, MN 55340 > Direct Line 763 - 400 -7033 > mpritchard@ ci. corcoran. mn. us< mailto :mpritchard&ci.corcoran.mn.us> > ** *CAUTION: This email was sent from outside of Hennepin County. Unless you recognize the sender and know the content, do not click links or open attachments. * ** > <2019 -05 -28 Application 19- 013.pdf> > <2019 -05 -28 Building Plans 05 -24 -2019 19- 013.pdf> > <2019 -05 -28 LITHGOW AUTOMOTIVE PLANS - 052419 19- 013.pdf> > <2019 -05 -28 Narrative 19- 013.pdf> Disclaimer: If you are not the intended recipient of this message, please immediately notify the sender of the transmission error and then promptly delete this message from your computer system. From: James C Kuiawa To: Michael Pritchard Subject: RE: [External] Distribution: Project 19 -013: Lithgow Automotive - CUP, Site Plan Date: Thursday, May 30, 2019 11:35:06 AM Hi Mike, Based on my review of the site plans, it appears that the septic system removal, parking addition and access to the garage and entryways are the areas that will be disturbed from this permit application. Based on my calculations, this will result in approximately 0.4 acres of disturbance and 6,000 sq. ft. of new impervious area. Both of these are below the Commission's 1.0 acre threshold for a review, so this site plan will not require an application or review from the ECWMC. Please let me know if you have any questions. Sincerely Jim James C. Kujawa Hennepin County Public Works Department of Environment and Energy 701 Fourth Avenue South, Suite 700 Minneapolis, MN 55415 Direct Phone: 612 - 348 -7338 Email: james.kujawa @hennepin.us From: Michael Pritchard <mpritchard @ci.corcoran.mn.us> Sent: Thursday, May 30, 2019 11:07 AM To: Kendra Lindahl <klindahl @landform.net >; Kent Torve <ktorve @wenck.com >; Kevin Mattson <kmattson @ci.corcoran.mn.us >; Matt Gottschalk <mgottschalk @ci.corcoran.mn.us >; Ryan Burns <rburns @ci.corcoran.mn.us >; Todd Geske <tg.metrowest @gmail.com >; James C Kujawa <James.Kujawa @hennepin.us >; Jason A Swenson <Jason.Swenson @hennepin.us >; Matthew A Bolterman <Matthew.Bolterman @ hennepin.us>; jleuer @ci.loretto.mn.us Subject: [External] Distribution: Project 19 -013: Lithgow Automotive - CUP, Site Plan Please find the attached distribution for Lithgow Automotive. This application is tentatively scheduled for Planning Commission review on July 9, 2019, and City Council review on July 25, 2019. Please review and provide any comments by June 24, 2019. Please let me know if you have any questions. Thank you, Mike Pritchard Code Compliance Official Zoning, Code Enforcement, Permits City of Corcoran 8200 Co Rd 116 Corcoran, MN 55340 Direct Line 763 - 400 -7033 mpritchard (cDci. corcoran. mn. us ** *CAUTION: This email was sent from outside of Hennepin County. Unless you recognize the sender and know the content, do not click links or open attachments.*** Hjunerberg Construction Company JUN 10 2019 w3 Lithgow Lithgow Automotive has been doing business in Corcoran for over 23 years. They have had a conditional use permit and have had no issues with it. The demand for their service from their local customers has grown to the point that they have purchased a new 12,000 square foot building in the downtown industrial park. They plan to continue the same great service in a new and larger facility. The new building is next to 2 other Auto repairs companies in the downtown area. They would like to continue the same hours as they have been using which is 7:00 am to 7:30 Pm for the convenience to their customers. They now have 4 employees along with working family members and would hope to grow that. They plan to fence the exterior rear lot (with an approved fence type by the city. More than likely chain link with slats. Increase the size of the parking in the rear of the building. We would light the front and rear of the building with approved lighting. When an electrician is hired, we will submit a photometric. We had a meeting with Todd at Metro West Inspections on Wednesday May 27th and he said we would not have to sprinkle the building as it meets the 12,000 square foot size. He was happy with the ADA improvements and thought it exceeded what was necessary. The existing septic tanks will be collapsed and filled. We will sod over the tanks. All other grass will remain in place. Lithgow Auto motive will not have exterior speakers. Work on vehicles will be done on the interior of the building with the doors closed most of the time. Those of you that may know Tom or his business knows that his attention to detail and cleanliness are above and beyond expectation which is why they retain so many of their customers. They look forward to helping their current customers along with many new ones. 11102 86t" Ave. N ® Maple Grove, MN 55369 . tel. 763. 463.5040 fax. 763.463.5046 • web. hunerberg.com y S I p t ew�9H9 11 1 ®I C 0 U1 I N T R c a r s / 1 V_ %20 I 589'44'45'E 171.93 — (/ $ \ \I I I u• +J J fir,---- aIAxAM Aw 11 J ,fau .9n.. eox atta i�� m„ I ]Je 9 WV.•9 Z A G V All, f 1 �ZI AR, '-MST noo4 nEVAnp1 - B]d5 OARArL Kept oEVAINAI _ 9]e.J___. O 11 � ut - II I II� I 10I Y i ® N1 0 _ 1 1 10 d l l /' 8 j BUILDING NO. 20055 I °/ I M I I o a12ll i i II �\ 3 I /C I Q4 II I I II I I o xm.> — Zfl�-_J I I .9ne w L- - - - - -- ---- - - - - -- 1I i � eY�a� SEIBACx aAC — � - -- Z N nl I i ,.'Isv M l" o _ I ,o J/ / 'c �--1 A9� Alp eTp1TY EASFYfNi W]t MAT_ � y tv WV._9]fl) ib' aW WV. =9151 ~— c 1 c�4 -- WV.•9]!.. Y Ie aB —' c e —_ �I °•s "s , a >a� N89 — �T� 444= W _ 1 0.82 — a >� ( }s /T o,s o+s — c,.s _ y-•s —M-4. i — 975- -- 1 _,/ _ �Y9n9 75TH AVENUE NORTH _ � WV.• %d9 — - - -�i I�—=-------------- —I_ - -- F - 15464- s_bose ON A U D I TI �— SURVEY FOR: HUNERBERG CONSTRUCTION COMPANY PROPERTY ADDRESS: 20055 75th Avenue North, Corcoran, Minnesota. LEGAL DESCRIPTION: Lot 4, Block 2, COUNTRYSIDE PLAZA 2ND ADDITION, Hennepin County, Minnesota CERTIFICATION: 1 hereby certify that this survey was prepared by me or under my direct supervision and 'hot I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Dated: May 24, 2019 Anderson Engineering of Minnesota, LLC by. Jack Bolke Minnesota License No. 20281 NOTES: I. The horizontal datum and bearings are based on the Hennepin County Coordinate System NAD83 (2011). 2. The vertical datum is NAVD 88. 3. The area of the property described hereon is 51,413 square feet or 1.1803 acres. 4. The location and extent of underground utilities, If shown, are based upon existing drawings provided by the utility companies, above ground evidence and Gopher State One Call morkings per ticket number 191345057. 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. 7. According to the City of Corcoran, the subject property is zoned L -1, Light Industrial and has the building setback requirements listed below. It Is recommended that the property owner obtain a zoning letter from the City to verify all conditions that affect the property through the city zoning ordinance. This survey does not purport to describe all conditions contained in said ordinance. BUILDING SETBACKS Front= 50 feet Rear= 20 feet Side = 20 feet LEGEND ® AIR CONDITIONER ® CLEAN OUT OJ COMMUNICATION JUNCTION BOX CULVERT ELECTRIC BOX © ELECTRIC METER GAS METER a GUARD POST O MANHOLE ® ROOF DRAIN s SIGN Qv WATER VALVE ® WELL O SET IRON PIPE WITH P.L.S. NO. 20281 CONIFEROUS TREE DECIDUOUS TREE - -cY— COMMUNICATION —cis— GAS MAIN >.— SANITARY SEWER — » — STORM SEWER —�— UNDERGROUND ELECTRIC — WATER MAIN CONCRETE SURFACE BITUMINOUS SURFACE tom. Y JUN 10 2019 BY: 013 N W S 0 20 40 SCALE IN FEET ANDERSON 13605 1st Ave. N #100 Plymouth, NiN 55441 P 763.412.4000 1 F 763.412.4090 1 ae- mn.com Anderson Engineering of Minnesota, LLC I Proj A 15464 N89'44 45 "W 170.82-- 70 82 / 1 \ -975 1 PROTECT EXISTING — — — — — — PROTECT EXISTING < — — — — — — CULVERT TO REMAIN. CULVERT TO REMAIN. 1 75TH A VENUP iv vRTH S «< GENERAL NOTES 1. EXISTING TOPOGRAPHIC INFORMATION SHOWN BASED ON A SURVEY PERFORMED BY ANDERSON ENGINEERING OF MN, LLC DATED 05/17119. CONTRACTOR TO VERIFY EXISTING SITE CONDITIONS PRIOR TO CONSTRUCTION. 2. ALL CONSTRUCTION SHALL COMPLY WITH THE 2018 EDITION OF MNDOT STANDARD CONSTRUCTION SPECIFICATIONS (INCLUDING ANY SUPPLEMENTS), AS APPLICABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT, MN DEPARTMENT OF HEALTH, AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 3. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES IN THE AREA OF CONSTRUCTION, PRIOR TO ALL CONSTRUCTION ACTIVITY. 4. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. 5. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. 6. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK. THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEE, PROVIDE PROOF OF INSURANCE, AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE WORK. 7. CONTRACTOR CURB AND GUTTER TO BE REMOVED SHALL BE SAW CUT IN FULL SECTIONS. 8. ALL WORK TO BE CONSTRUCTED IN A LEGAL MANNER IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS. 9. CONTRACTOR SHALL OBTAIN ALL PERMITS PRIOR TO CONSTRUCTION ACTIVITIES. 10. VERIFY EROSION CONTROL MEASURES ARE IN PLACE PRIOR TO STARTING WORK. 11, PHASE DEMOLITION AS NEEDED TO MAINTAIN DRAINAGE AND UTILITIES FOR MINIMAL DISRUPTION. 12. CONTRACTOR SHALL REMOVE AND DISPOSE OFF -SITE ALL DEMOLITION ITEMS IN ACCORDANCE WITH APPLICABLE FEDERAL, STATE AND LOCAL REQUIREMENTS. 13. PATCH IN -KIND ALL DISTURBED PAVEMENTS & CURBS. 14. STREET SWEEP TO PREVENT DIRT AND DEBRIS ENTERING INTO TO THE PUBLIC RIGHT OF WAY AND EXISTING PARKING LOT, INCLUDING ADJACENT WALKS AND ROADWAYS, MINIMUM DAILY. MAINTAIN CONFORMANCE WITH APPLICABLE STORM WATER POLLUTION PREVENTION PRACTICES. 15. PROTECT EXISTING ELEMENTS TO REMAIN. CONTRACTOR TO REPAIR DAMAGES AT NO COST TO OWNER. KEY NOTES O MILL & OVERLAY EXISTING ASPHALT IN NORTHERN DRIVEWAY. 02 EXISTING WELL TO REMAIN O3 REMOVE EXISTING SEPTIC MOUND AND ABANDON EXISTING SEPTIC TANKS PER MPCA STANDARDS. LEGEND PROPERTY LIMIT MILL & OVERLAY REMOVE SEPTIC MOUND REMOVETREE -- 975 - -- EXISTING MAJOR CONTOUR - -974 - - - EXISTING MINOR CONTOUR - - EXISTING COMMUNICATIONS LINE - - EXISTING UNDERGROUND ELECTRIC EXISTING WATER LINE - EXISTING SANITARY SEWER LINE u2) EXISTING WELL EXISTING ELECTRICAL METER m EXISTING CLEANOUT SHEETINDEX V -1 EXISTING CONDITIONS C-1 DEMOLITION PLAN C-2 SITE PLAN C4 DETAILS C-5 DETAILS N (1) 0 20' 40' ANDERSON 13605 1st Avenue N. 4100 Plymouth, MN 55441 1 ae -mn —iii P 763.412.4000 F 763.4124090 Anaenon En gl neorlag of M,,ne I , LLC LITHGOW AUTOMOTIVE 20055 75TH AVE N CORCORAN, MN 55340 HUNERBERG CONSTRUCTION COMPANY REVISION LOG N0, DATE DESCRIPTION OF REVISIONS DESIGNED: I DRAWN: I CHECKED. GMG EBH GMG DRAWING TITLE DEMOLITION PLAN DRAWING NO. C -1 PLOTTED: COMM. NO: XXX 1 15464 0 0 a 0 w w �m i� �I X „I E �I o m E ,x 4' TRANSITION FROM 8612 TO RIBBON CURB NEW B612 CURB & GUTTER. SEE DETAIL 3/C-4 I x X —X 10' SETBACK x x I X- X—, x h> NEW RIBBON CURB. x SEE DETAIL 4/C-4 x 1 13.1'.: I 50' SETBAC M NEW PARKING STALLS. k 9'4' x 18, -6„ (TYP.) NEW BITUMINOUS PAVEMENT NEW FENCE. I SEE DETAIL 1 /C4 INSTALL PER CITY SCREENING REQUIREMENTS_ �<k rEr 31; F — 1 I N I r I I x _ - - -- - EXISTING CONCRETE APRON TO REMAIN � II I LITHGOW AUTOMOTIVE \ I � i t 1 cal I1 w NEW VAN ACCESSIBLE 1 I PARKING SIGN. NEW ACCESSIBLE RAMP. 1 SEE DETAIL 6/C-4 — SEE DETAIL 5/C — _ -4 — NEW CONCRETE STOOP. NEW 60° ANGLE PARKING STALLS _ SEE DETAIL 7/CA SEE DETAIL 4 /C -5. DOWEL TO _-- .. — — 3 CI STING FOUNDATION PER DETAIL —f GENERAL NOTES 1. ALL CONSTRUCTION SHALL COMPLY WITH 2018 EDITION OF MN /DOT STANDARD CONSTRUCTION SPECIFICATIONS (INCLUDING SUPPLEMENTS), AS APPLICABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT, MN DEPARTMENT OF HEALTH, AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 2. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES IN THE AREA OF CONSTRUCTION, PRIOR TO BEGINNING THE WORK. 3. NEW CONSTRUCTION FEATURES SHALL MATCH IN TO EXISTING WHERE APPLICABLE (PAVEMENTS, CURBS, SIDEWALKS). PROVIDE SMOOTH TRANSITIONS AT MATCH -IN POINTS. 4. NO WORK SHALL BE PERFORMED WITHIN THE HENNEPIN COUNTY RIGHT OF WAY WITHOUT COPIES OF THE APPROVED COUNTY PERMITS ON SITE. CONTRACTOR SHALL PERFORM WORK WITHIN THE RAN IN CONFORMANCE WITH ALL PERMIT REQUIREMENTS. 5. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. 6. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. 7. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK. THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEES, PROVIDE PROOF OF INSURANCE, AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE WORK. 8. ALL NEW NON- METALLIC SANITARY AND WATER SERVICE PIPE SHALL HAVE TRACER WIRE PER SPECIFICATIONS. 9. PROTECT EXISTING UTILITIES UNLESS OTHERWISE NOTED. 10. VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL AND FOUNDATION PLAN. 11. OWNER/CONTRACTOR TO HOLD PRECONSTRUCTION MEETING PRIOR TO CONSTRUCTION. SITE DATA ADDRESS: 20055 75TH AVE N CORCORAN, MN 55340 EXISTING ZONING: 1 -1 LIGHT INDUSTRIAL SETBACK REQUIREMENTS 75TH AVE N: 50 FEET COMMERCE ST: 50 FEET SIDE (PARKING LOT): 10 FEET REAR (PARKING LOT): 10 FEET wiziil Ii' PROPERTY LIMIT DRAINAGE & UTILITY EASEMENT - - -- EXISTING PAVEMENT — I PROPOSED BITUMINOUS PAVEMENT OVERLAY PROPOSED NEW BITUMINOUS PAVEMENT PARKING CALCULATION AUTO SERVICE STATION: 4 SPACES + 1 FOR EACH SERVICE BAY OR WASH BAY, PER CITY OF CORCORAN CODE SECTION 1060. 12 SERVICE BAYS NEED ANTICIPATED = 17 PROVIDED = 17 SHEETINDEX V -1 EXISTING CONDITIONS C-1 DEMOLITION PLAN C-2 SITE PLAN Cd DETAILS C-5 DETAILS llarl 0 20' 40' Ell LITHGOW AUTOMOTIVE 20055 75TH AVE N CORCORAN, MN 55340 HUNERBERG CONSTRUCTION COMPANY REVISION LOG NO. DATE DESCRIPTION OF REVISIONS DESIGNED: DRAWN: CHECKED: CM, EBH GNIG DRAWING TITLE SITE PLAN DRAWING N0, C -2 PLOTTED: COMM. NO: XXX 1 15464 PROPOSED CONCRETE PAVEMENT PROPOSED B612 CONCRETE CURB & GUTTER PROPOSED CONCRETE RIBBON CURB EXISTING WATER LINE EXISTING SANITARY SEWER X PROPOSEDFENCE (] NUMBER OF PARKING STALLS IN SECTION - - -- -- EXISTING GAS LINE - o EXISTING COMMUNICATIONS LINE - - -- EXISTING UNDERGROUND ELECTRIC �u EXISTING WELL © EXISTING ELECTRICAL METER m EXISTING CLEANOUT ® EXISTING AIR CONDITIONING UNIT EXISTING GAS METER ® EXISTING ROOF DRAIN PARKING CALCULATION AUTO SERVICE STATION: 4 SPACES + 1 FOR EACH SERVICE BAY OR WASH BAY, PER CITY OF CORCORAN CODE SECTION 1060. 12 SERVICE BAYS NEED ANTICIPATED = 17 PROVIDED = 17 SHEETINDEX V -1 EXISTING CONDITIONS C-1 DEMOLITION PLAN C-2 SITE PLAN Cd DETAILS C-5 DETAILS llarl 0 20' 40' Ell LITHGOW AUTOMOTIVE 20055 75TH AVE N CORCORAN, MN 55340 HUNERBERG CONSTRUCTION COMPANY REVISION LOG NO. DATE DESCRIPTION OF REVISIONS DESIGNED: DRAWN: CHECKED: CM, EBH GNIG DRAWING TITLE SITE PLAN DRAWING N0, C -2 PLOTTED: COMM. NO: XXX 1 15464 h x � I C FFE 978.50 LITHGOW AUTOMOTIVE FFE 978.50 xsn.� — 75 T H GARAGE FFE 978.30 xon.e EI VKNUG N0R7'H — — —\ — — — — — — — — — — — — — — — I c� J � ye bw- GENERAL NOTES 1. ALL CONSTRUCTION SHALL COMPLY WITH 2018 EDITION OF MN /DOT STANDARD CONSTRUCTION SPECIFICATIONS (INCLUDING SUPPLEMENTS), AS APPLICABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT, MN DEPARTMENT OF HEALTH, AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 2. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES IN THE AREA OF CONSTRUCTION, PRIOR TO BEGINNING THE WORK. 3. NEW CONSTRUCTION FEATURES SHALL MATCH IN TO EXISTING WHERE APPLICABLE (PAVEMENTS, CURBS, SIDEWALKS). PROVIDE SMOOTH TRANSITIONS AT MATCH -IN POINTS. 4. NO WORK SHALL BE PERFORMED WITHIN THE HENNEPIN COUNTY RIGHT OF WAY WITHOUT COPIES OF THE APPROVED COUNTY PERMITS ON SITE. CONTRACTOR SHALL PERFORM WORK WITHIN THE R(W IN CONFORMANCE WITH ALL PERMIT REQUIREMENTS. 5. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. 6. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. 7. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK. THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEES, PROVIDE PROOF OF INSURANCE, AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE WORK. 8. ALL NEW NON- METALLIC SANITARY AND WATER SERVICE PIPE SHALL HAVE TRACER WIRE PER SPECIFICATIONS. 9. PROTECT EXISTING UTILITIES UNLESS OTHERWISE NOTED. 10. VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL AND FOUNDATION PLAN. 11. OWNER/CONTRACTOR TO HOLD PRECONSTRUCTION MEETING PRIOR TO CONSTRUCTION. LITHGOW AUTOMOTIVE LEGEND SHEETINDEX V -1 EXISTING CONDITIONS 20055 75TH AVE N PROPERTY LIMIT o-1 C-2 DEMOLITION PLAN SITE PLAN CORCORAN, MN 55340 C-4 DETAILS j� PROPOSED MAJOR CONTOUR C-5 DETAILS —976— PROPOSED MINOR CONTOUR HUNERBERG CONSTRUCTION SF PROPOSED SILT FENCE COMPANY O O O O PROPOSED ROCK ENTRANCE G� PROPOSED SURFACE GRADE `ME s7s.o 000 975.74 - FL975A o _� - -' c, ,n\ /�� JJJ 000 000?z 0 0 >�, - ME 975.88 PROPOSED TOP BACK OF CURB ELEVATION ME976A MATCH EXISTING ELEVATION —975 EXISTING MAJOR CONTOUR REVISION LOG EXISTING MINOR CONTOUR i I EXISTING SPOT ELEVATION - EXISTING GAS LINE - EXISTING COMMUNICATIONS LINE -- -- - - - -- EXISTING UNDERGROUND ELECTRIC -- - -- EXISTING WATER LINE — - > - -- EXISTING SANITARY SEWER LINE ® EXISTING WELL Q� DRAWN: CHECKED. _. EBH GMG © EXISTING ELECTRICAL METER �Is DRAWING TITLE h x � I C FFE 978.50 LITHGOW AUTOMOTIVE FFE 978.50 xsn.� — 75 T H GARAGE FFE 978.30 xon.e EI VKNUG N0R7'H — — —\ — — — — — — — — — — — — — — — I c� J � ye bw- GENERAL NOTES 1. ALL CONSTRUCTION SHALL COMPLY WITH 2018 EDITION OF MN /DOT STANDARD CONSTRUCTION SPECIFICATIONS (INCLUDING SUPPLEMENTS), AS APPLICABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN, ELM CREEK WATERSHED DISTRICT, MN DEPARTMENT OF HEALTH, AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 2. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTILITIES IN THE AREA OF CONSTRUCTION, PRIOR TO BEGINNING THE WORK. 3. NEW CONSTRUCTION FEATURES SHALL MATCH IN TO EXISTING WHERE APPLICABLE (PAVEMENTS, CURBS, SIDEWALKS). PROVIDE SMOOTH TRANSITIONS AT MATCH -IN POINTS. 4. NO WORK SHALL BE PERFORMED WITHIN THE HENNEPIN COUNTY RIGHT OF WAY WITHOUT COPIES OF THE APPROVED COUNTY PERMITS ON SITE. CONTRACTOR SHALL PERFORM WORK WITHIN THE R(W IN CONFORMANCE WITH ALL PERMIT REQUIREMENTS. 5. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. 6. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. 7. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK. THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEES, PROVIDE PROOF OF INSURANCE, AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE WORK. 8. ALL NEW NON- METALLIC SANITARY AND WATER SERVICE PIPE SHALL HAVE TRACER WIRE PER SPECIFICATIONS. 9. PROTECT EXISTING UTILITIES UNLESS OTHERWISE NOTED. 10. VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL AND FOUNDATION PLAN. 11. OWNER/CONTRACTOR TO HOLD PRECONSTRUCTION MEETING PRIOR TO CONSTRUCTION. LITHGOW AUTOMOTIVE LEGEND SHEETINDEX V -1 EXISTING CONDITIONS 20055 75TH AVE N PROPERTY LIMIT o-1 C-2 DEMOLITION PLAN SITE PLAN CORCORAN, MN 55340 C-4 DETAILS —975— PROPOSED MAJOR CONTOUR C-5 DETAILS —976— PROPOSED MINOR CONTOUR HUNERBERG CONSTRUCTION SF PROPOSED SILT FENCE COMPANY O O O O PROPOSED ROCK ENTRANCE 2.0% PROPOSED SURFACE GRADE s7s.o PROPOSED SPOT ELEVATION FL975A PROPOSED FLOW LINE ELEVATION tac s7s.o PROPOSED TOP BACK OF CURB ELEVATION ME976A MATCH EXISTING ELEVATION —975 EXISTING MAJOR CONTOUR REVISION LOG EXISTING MINOR CONTOUR NO. DATE DESCRIPTION OF REVISIONS xva EXISTING SPOT ELEVATION - EXISTING GAS LINE - EXISTING COMMUNICATIONS LINE -- -- - - - -- EXISTING UNDERGROUND ELECTRIC -- - -- EXISTING WATER LINE — - > - -- EXISTING SANITARY SEWER LINE ® EXISTING WELL DESIGNED. DRAWN: CHECKED. GMG EBH GMG © EXISTING ELECTRICAL METER DRAWING TITLE GRADING, ro EXISTING CLEANOUT DRAINAGE, - -- ® EXISTING AIR CONDITIONING UNIT & EROSION INLET PROTECTION CONTROL KEY NOTES PLAN - O INSTALL AND MAINTAIN SILT FENCE. SEE DETAIL 1/0-5 O APPLY SEED AND MULCH TO DISTURBED AREAS IN N DRAWING NO. CONFORMANCE WITH CITY ZONING ORDINANCE 0 INSTALL AND MAINTAIN ROCK CONSTRUCTION ENTRANCE, OR APPROVED ALTERNATIVE. SEE C-3 DETAIL 2/C -5 0 20' 40' PLOTTED: COMM. NO: XXX 15464 MNDOT 2531 TYPE — B612 CONCRETE CURB 8 GUTTER 6" L- 1.5" MNDOT 2360 LV3 BITUMINOUS WEAR (MIN.) MNDOT 2357 TACK COAT 2.0" MNDOT 2360 LV3 BITUMINOUS NON -WEAR (MIN.) 8.0" MNDOT 3138 CLASS 5 AGGREGATE BASE (MIN.) - MNDOT 3733 TYPE V GEOTEXTILE FABRIC APPROVED SUBGRADE NOTES: 1. RECYCLED MATERIAL SHALL NOT BE ALLOWED IN BITUMINOUS WEAR COURSE. 2. VERIFY SITE SOIL CONDITIONS AND PROPOSED PAVING SECTION WITH CITY PERSONNEL PRIOR TO PAVING. BITUMINOUS PAVEMENT SECTION 1 NTS 6" JOINTED PCC- REINFORCED (3Y32A). CONTROL JOINT SPACING 10 FEET. EXPANSION JOINT MATERIAL TO CONFORM TO MNDOT 3702. NO.5 REINFORCEMENT BARS 18" OC EW SAWCUT PAVEMENT FULL DEPTH FLUSH W /ADJACENT PAVEMENT - EX. PAVEMENT 4" CLASS 5 AGGREGATE BASE OR RECYCLED EQUAL. INCIDENTAL TO CONCRETE APRON(MNDOT 3138) APPROVED SUBGRADE BY OWNER'S INDEPENDENT TESTING AGENCY. EXISTING SUBGRADE NOTES: 1. EXTEND 6" AGGREGATE BASE V MINIMUM PAST CONCRETE EDGE IF CONCRETE IS NOT ABUTTING EXISTING PAVEMENT OR STRUCTURES. 2. CONCRETE JOINTS PER MANUFACTURER RECOMMENDATIONS. nCONCRETE PAVEMENT SECTION NTS 6" 3" RAD. 12' RAD. N 1 112" RAD.O L 6.25% y 2' SLOPE 8 12" NOTE: 1. CONTROL JOINTS SHALL CONFORM WITH MNDOT SPEC. 2531.3C. 2. AT ALL TRENCHES 2 44 REINFORCING RODS SHALL BE PLACED IN THE LOWER PORTION OF THE CURB 20 FEET IN LENGTH. 0-3 NTS '612 CURB 8, GUTTER DETAIL N N 1 I RAO.', 6.25% LT SLOPE t NOTE: t. CONTROL JOINTS SHALL CONFORM WITH MNDOT SPEC. 2531.3C. 2. AT ALL TRENCHES 2#4 REINFORCING RODS SHALL BE PLACED IN THE LOWER PORTION OF THE CURB 20 FEETINLENGTH. RIBBON CURB DETAIL 4 NTS TIE INTO BUILDING FLOOR ELEVATION 12" 0 18" s v w SIGN POST CONCRETE STOOP '°' MATCH STOOP WIDTH TO BE REPLACED (APROX. 6'9 ") 6° ACCESSUE SIGN TO MEET STATE AND ADA CODES �O _ SIGN POST N �y 194° 124" X l Q, so" Q . J HANDRAILS TO MEET STATE AND A.D.A. CODES GROUND SURFACE NO PARKING 12" �- M -1:12 MAX - --1.0% a0 II II REGULAR ACCESSIBLE MATCH EXISTING PAVEMENT 36. SPACES SPACE 4° PAINTED DIAGONAL SECTION A-A I LINES 45 DO. T C-C II NOTES: 1. RAMP TO MATCH WIDTH OF CONCRETE STOOP. SLOPE TO EXISTING PAVEMENT AT 1:12 MAX SLOPE. I 2. CONCRETE STOOP TO BE SLOPED FROM BUILDING TIE IN I NOTES: ELEVATION AT A RATE OF 1.0 %, AND MATCH DIMENSIONS OF STOOP LJ 1. 2% MAX. SLOPE REQUIRED IN ALL DIRECTIONS WITHIN ACCESSIBLE BEING REPLACED. SPACE, AND ACCESS AREA. 3. HANDRAILS TO BE INSTALLED ON EITHER SIDE OF RAMP IN ACCORDANCE WITH ADA STANDARDS. nACCESSIBLE RAMP DETAIL 6 VAN ACCESSIBLE SIGN DETAIL (-,--,FRONT ANGLE PARKING DETAIL NTS NTS NTS 4" PAINTED PARKING STALL LINES (WHITE) 3 - ll 1 13605 1st Avenue N. tl100 Plymouth, MN 55441 1 ae- mn.com P 763,412.4000 1 F 763.412.4090 Anderson Entlneerinu of M1tinnezota. LLC LITHGOW AUTOMOTIVE 20055 75TH AVE N CORCORAN, MN 55340 HUNERBERG CONSTRUCTION COMPANY N0, DATE DESCRIPTION OF REVISIONS DESIGNED: I DRAWN: CHECKED: GMG EBH GMG DRAWING TITLE DETAILS DRAWING NO. C -4 PLOTTED: COMM. NO: XXX 15464 WIRE MESH —/ ENGINEERING FABRIC REINFORCEMENT (OPTIONAL) FABRIC ANCHORAGE TRENCH METAL OR WOOD BACKFILL WITH TAMPED POST OR STAKE NATURAL SOIL DIRECTION OF RUNOFF FLOW 6. MIN. . . YMIN NATURAL SOIL 6° MIN. NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC TO WIRE MESH WITH HOG RINGS, STEEL POSTS WITH TIE WIRES, OR WOOD POSTS WITH STAPLES. TYPICAL INSTALLATION i 1 rrr Ss 2 Nrs ILT FENCE DETAIL ROCK CONSTRUCTION ENTRANCE DETAIL NOTES: 1. CONCRETE JOINTS PER MANUFACTURER RECOMMENDATIONS. /4 STOOP CONCRETE SECTION DETAIL 3 1C-5 ING BUILDING SLAB P 24° A4 DOWEL, FIXED ONE SIDE, SLIP OTHER 1/8" D/4 Q ?— 118" R (fYP) Z a Z 4 � a o v 4 4 CONTROL JOINT PROVIDE CONTROL JOINTS PER MANUFACTURER RECOMMENDATIONS. JOINTSEALER CONFORMING TO ASTM D 1850 EXPANSION JOINT PROVIDE EXPANSION JOINTS AT BUILDING AND CONCRETE STOOP INTERFACE, AS WELL AS EVERY 24 FEET OF CONTINUOUS SIDEWALK AND AT SIDEWALK INTERSECTIONS. nNTS DETAIL NTS ..... -0 EXPANSION JOINT FILLER CONFORMING TO MNDOT 3702. NOTE: JOINTS CAN BE SAW CUT LITHGOW AUTOMOTIVE 20055 75TH AVE N CORCORAN, MN 55340 HUNERBERG CONSTRUCTION COMPANY REVISION LOG NO. DATE DESCRIPTION OF REVISIONS DESIGNED: I DRAWN: CHECKER GMG E8H CHECKED. DRAWING TITLE DETAILS DRAWING NO. C -5 PLOTTED: COMM. NO: XXX 15464 F4-401* GENERAL NOTES: A. PULSE PRODUCTS DOES NOT ASSUME RESPONSIBILITY FOR THE INTERPRETATION OF THIS CALCULATION OR COMPLAINCE TO THE LOCAL, STATE, OR FEDERAL LIGHTNG CODES OR ORDINANCES. B. LIGHTING LAYOUT IS NOT INTENDED FOR CONSTRUCTION DOCUMENTS BUT ONLY TO ILLUSTRATE THE PERFORMANCE OF THE PRODUCT. C. ALL READINGS/CALCULATIONS SHOWN ARE SHOWN ON WORKPLANE OR FLOOR DEPENDING ON SPACE ACTIVITY. 5 �I J X� 3� Plan View Scale: 1 inch= 30 Ft. 'v.• a.: i.: :.o Bf!b T�91S CS!!TA :. b.o b.: b.: b.e b.• b ° ..e •.e b.• e e b.: 2C '.• b.e 5.• b.• b.: :.• •a NEW 8812 CURBSOUTTER b.e b.. b.� ro.e �b.e b'a ..o ^..e 'd.e b.e b.: '.:fie QETM..i�`•A• ..• b.e b.v 5.e b.: b.• 1D SE18AC1( X - _ 77- b.• ib.: b.i v.v e.v {e ;.a �^..��rb.• 5.s e Ib. - � �., b.s bw b.e b.: b.• ..o e.. :.� v.r v. •I •NEW RIBBON CU .i] a i• -..s EEDEYAL 1, I I. ej v b.• ''911e . b � ., S., ..v S.. 1.• '1.' .�• It.s i.� b.+ b.- 4.s ve •.. :�I o, ee qlIe b.. SBACI(x •.'IO.Y'z _.s 1.. z.e 1.+ 5.. 'I b.s O.s b.s i., b.: by A IKIN Q Mt. B. 1 �+ X1rcm ) • -4 I v •.` .v •'. NEW MI PAVEMENT v v b : .. .• bNEWF .I a.s b.s� -5-.i 5., t.v ..s 5.a 5.s 5., 1.x 1.a 5.i • •v INSTALL PER CITY I a -'SEE DE ML1 CRF 194 ". l o. -N�ul 'e 5., 'e5.' L.v 5.s 5�.+ !.s 5.x }.♦ 5.� 1.. 1' S.s b.s •1., b.� b.. b.e t,4 b.• . �k , to 5., 1T 1 5.. 1.. 1.� a ' • �• : b.e i.l ro.a v.v v.. b.` yu .• b.o '. z 5.. b.xpPe 1., ��0� !., !.a ..+ ..s 5�d 1.o 5.+ �s .s v., b.: °.e ..v ... P.� i.e v.. :y�.I ':i i z' S s.+_ •. z., i.e s �, e.. , �� � e.1 b.. b.a - T REMAIN 411 1 v.e o. P. b.• ..• ii+• 'ICI b.s S. }. •1 • t;, t.s b.. i., e.e b.: b.• 1 s � 5.v v.e b.e ba bREVOGOHi;RETEAPRk111. SEE DETAIL 2104 ANTCH WIDTH NECESSARY I v.v b.: :.� 'v a b.o . .. ':i♦ b� :.e Fd1 OVERHEAD DOOR 1.e ro.e °.• 1.e 'v a b.: b.e ve i.. b.� be -b. 51• .. 'i.�e be b � e.• b.e be b.: :.e 'e a _e o. •_ .e- ].• law b.v S a. Ib.• s.• ro,e b.e b.: b o v.e b: ro.i be b.• �° .. ^.�,, be be LITHGOW AUTOMOTIVE ,:.• i:.e a t.o 5'.e V. b.: b.v v.v b.: b � 'v.v b.e I �.v �'e a b.• S.• b.e b.v b.e 7.• t.: b.o I4. ':Ia v.v ro.e It.e ° +'ib.• b.• b.• b.: b.• e.e .. b.� a.a e. �, '�.a v :.• t.e Ii.e b.e b.v o.• b.: t.• a •I b.• b : b.:I Ld'L by I � 7.. 7.+ 5.. 'S., }. }.s }.+ 5.e 5., }.e 5 x .s as e ° a : b.e .• a • jke 'ae ' b 5.s i }.e !• S.e is I o 'o, ve :.: b.v be i.: 7.i toAv by d.v ro.s 5�:�1 as .ie7: / }' 1 s Ib, be b. v• b.. b.• b.e b.: 'e o v I i.N ..Y 81Bt,E_ 5.: i.+ 5.+ 5.• ..+ 5.+ + 5.e 5. 5. 15.+ b.s �b.I •.e b.: b.e IGN. NEW I1CCE3ES 31 � RAMP. . i ism .+ I:.+ 'e., b.: a.a b.: :.• C] 80' GlE P STALIB - - - 5.s i.: AI b.o i(e x ;fie ..v •.• bBEE'DETAKADS. b.v b., •.• b.: b.e ON PER DETAIL • � . 2 f s.. •.. _Y: . b., •a.>, • -.a :., e.. ..I .e .. •.. ., ,., .., e:; <. -e., t� e.. ., e., •e.e i -. t::- t.. •a`�_ t._'_== ._._b., . /:.. ..e :iel- :......�.. a.. a.. b.: ... J V; �b.e b.e ..e ..• '• b i. i.• I b 5 e b e b e b.. •.e _ I _ ° 76 �"��i � °a � � ni rl � R� o k � x e bs i 1.e ..° ..e b • 5.e 5.: b.. v e 1.e b e ..o •.• • e e.• -b -b.a e.• t.e (b.e s�5 -e •.. 5 . b.: v . I _ b.. :.: 1- {o-i\ :.o .• .. re -b.«- +.: -b. obi 'ae .= aa_....i L - 'ie_'e.� i = L;.•�51i S.a i �q_!s'j,p b.e b.s b.: b.• a b.e :.: t.: t.• b.( b.e }.e }.e Ib ° t.• :.: :.: 5.a b.e be }.o b.e b.• :.e h.: i:• b.e b.e b.e i.e b.e b,e i.• b.: 5.v i.• a.: a.: ... b.• b.e _.• ..• b.• b.• b.: b.: b.• b:• b.e ..e b.e b.s b.v e.. b.• :.o v.v b.• ..o o.• o.o b.• b.: b.e i.e b.: b.: ro.e b.e b:o ..e ..° i.e b.• b.: b.: b.v b.e b.a ..o b.• v.o o.e o.. a.e b.• b.• ro.e ..e b.e 5.e b.e b.: b.e •.e •.. e. *o.e e.e I . 1, ..e e.• • . b.: e.. e e e • a -v ..v ... - v.• e.. •.• v , b e b.e ..• - e.e •.e b.: •.v GENERAL NOTES 1. ALL CONSTRUCTION SHALL COMPLY WITH 2018 EDITION OF MNIDOT STANDARD CONSTRUCTION SPECIFICATIONS (NCLUDNG SUPM,EMENTSA AS APNJCABLE. ALL CONSTRUCTION SHALL COMPLY WITH CITY OF CORCORAN. ELM CREEK WATERSHED DISTRICT. AN DEPARTMENT OF HEALTH AND HENNEPIN COUNTY PERMIT REQUIREMENTS. 2. CONTRACTOR SHALL VERIFY ALL UNDERGROUND UTKITIES W THE AREA OF CONSTRUCTION, PRIOR TO BEGINNING THE WORK. S. NEW CONSTRUCTION FEATURES SHALL MATCH IN TO EXISTING WHERE APPLICABLE (PAVEMENTS, CURBS. SIDEWALKS). PROVIDE SMOOTH TRANSITIONS AT MATCH4N POINTS. �. NO WORK 6HALL BE PERFORMED WI7MN THE HENNEPIN COUNTY RIGHT OF WAY WITHOUT COPIES OF THE APPROVED COUNTY PERMITS ON SITE. CONTRACTOR SHALL PERFORM WORK WITHIN THE RAY IN CONFORMANCE WITH ALL PERMIT REQUIREMEM3, 6. THECONTRACTOR 0 RESPONSIBLE FOR MAINTAINING ALL HORIZONTAL AND VERTICAL CONTROLS. C CONTRACTOR SHALL VERIFY All DIMENSIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. T. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY CONSTRUCTION PERMITS REQUIRED TO PERFORM ALL THE WORK THE CONTRACTOR SHALL POST ALL BONDS, PAY ALL FEES. PROVIDE PROOF OF INSURANCE. AND PROVIDE ANY NECESSARY TRAFFIC CONTROL FOR THE W'OEM. S. ALL NEW NONMETALLIC SANITARY AND WATER SERVICE PIPE SHALL HAVE TRACER WARE PER SPECIFICATIONS. 9. PROTECT EXISTING UTILITIES UNLESS OTHERWISE NOTED- HL VERIFYBULDINODIMENS NSWfTHARCtitTECTURALMOFOUNDA'n N. ONPLA 11. OVNERICONTRACTOR TO HOLD PRECONSTRUCTION MEETING PRIOR TO CONSTRUCTION. SITE DATA ADDRESS 2005575TH AVEN CORCORAN. MN SAW EXISTINGZONING: Ni LIGHT INDUSTRIAL SETRACKREQUIREMENTS 75TH AVE N. 50 FEET COMMERCE Sr. 50 FEET SIDE (PARIONG LOT): 10 FEET REAR (PARKING LOT): 10 FEET LEGEND PROPERTY LMIT DRAINAGE S UTILITY EASEMENT PROPOSED BITUMINOUS PAVEMENT . - •I PROPOSED CONCRETE PAVEMENT PROPOSED 6612 CONCRETE CURB GUTTER PROPOSED CONCRETE RIBBON CURB PARKING CALCULATION AUTO SERVICE STATION:/ SPACES. 1 FOR EACH SERVICE SAY OR WASH SAY, PER CITY OF CORCORAN CODE SECTION 1060. 12 SERVICE SAYS NEEDANTICIPATED +17 PROVIDED = 17 SHEETINDEX Vn DallY10WI1O116116 Gt OEIIP 1HlN OI LAN AN u TILLA W 6ETA.! A ANDERSON - -I LITHGOW AUTOMOTIVE 20055 75TH AVE N CORCORAN, MN 55340 HUNERBERG CONSTRUCTION COMPANY JUN 10 2019 1. BY: ti-o13 FILE COPY c a c IB c E O U m 0 K Revisions W I- O 0 z O W Z �a Q= Z Or- O S N � t- °o O J N U PAGE t OF 1 EXISTING WATER LINE -- EXISTING SANITARY SEWER -_ -X- PROPO.SEDFENCE -- (] UMBER OF PARKING STALLS IN SECTION - - EXISTING GAS LINE - - EXISTING COMMUNICATIONS LINE EXISTING UNDERGROUND ELECTRIC Gym OPAwM pEgl OW 4VG ® EXISTING WELL DRAWING TITLE © EXISTING ELECTRICAL METER n EXISTING MEANOUT SITE PLAN ® EXISTING AIR CCNDMONIND UMF © EXISTING GAS METER ® EXISTING ROOF DRAW ® DRAWING NO C -2 D 20' 4V PIOTTEO- CIXI�11:0 )IXX 161W JUN 10 2019 1. BY: ti-o13 FILE COPY c a c IB c E O U m 0 K Revisions W I- O 0 z O W Z �a Q= Z Or- O S N � t- °o O J N U PAGE t OF 1 NEN S'- 4!NX5'•47l FR FRAtENT1WN5 WW a � -J' AFf. -- N11MTMT01`G TOREW QV#W TOLES TvM'' - - - - - -- ----- - - - - -- NEW ttrr RE57R ------------- - - - - -- ii D75T PRErfiI1RE ii TAW TO Ra'MAN 1I ii _�� YT�9�-rr *r - - - - - -- - ____________ __ I . e _ — - y, i U °O MhEA'ROOR FLAII'EPPWVE J N NW'ATEe SERYG^. I� � I PROrseltWtk4' ' --------- - - - - -- -- --- - -- _-I L m-¢e OUT WALL PG..�MLW6;N6 PGjILL9N6 gddAPr. ib'4' = -AW LCCATFJN 1 TV .q 1cvf4'' x Y4' 1VS OTC I I I r y� tiNFlRwf OCAWN I - fiet eCail=I O II ______---r 6YODW5 Y7, / ZOO`KV Whr.R e� Ip00R k fxw POO EMT WA15 DOOR WICATCVPA9tW TRASH li RELYWY I 5TORPSE / NfCYa' +GA. 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N µ W 11 / DATA /D L m-¢e OUT WALL PG..�MLW6;N6 aTY.E ARM -AW LCCATFJN 1 TV .q %W AREA ' ii 5.4• /STWme II - fiet eCail=I II ______---r 6YODW5 Y7, / ZOO`KV Whr.R _ `•l POO EMT WA15 DOOR WICATCVPA9tW IL`W tiv M Wort mAw W/ YYJLN rmn �– aft Wo EX6TOtIlm"PROVbmmim GOr'rxJGE rv� A�V'AI1 N 01 MAY Ll Wu1Ge I - - - - -- t'EST�LJ-E UU �4W - - — I- W,4'- ^X4'4)t M*T tk4' 1GRE MM TO RWWq p 1NPR4'EWTWx WAR A5 Lo OR PLAN FEM Q -f' Arr. Oj I s a• 6'd 4 MONUMENT 5IG ELEVATION EVATION vo... Nose l ALL 5&06e TO AXT Cat AW de PROVO® 6Y %N PWAGILRPR ATA LATER PATE t6M WARATe FEW 3 50UTH Mr- VATION va • -- STUDIp t-'55 9R�HfrEG�� Studio 55 Architects, LLP 10700 Highway 55, Suite 275 Plymouth, MN 55441 763.544.8370 studioSSarchitects.com LITHGOW AUTOMOTIVE 20055 75TH AVE, N. 00900RAN, MN 1 5 40 th E JUN 10 2019 1-1 - n FILE COPY CIT 06/21/1% No. Date Revision 1 D6 -10-18 PLAN UPDATES I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I om a duly Licensed Architect under the laws of the State of Minnesota. Printed Nome: - Slgnature: Date: - License Project - Date 06 -07 -18 Drawn by Checked by Drawing Number Al Technical Memo ENGINEER'S MEMO To: Kendra Lindahl, AICP, City Planner From: Kent Torve, P.E., City Engineer Date: June 28, 2019 Subject: Lithgow Auto CUP V^A V WENCK Responsive partner. Exceptional outcomes. 1. General ,& Lithgow Auto is proposing to relocate into Downtown Corcoran and is required to create more paved parking 2. Driveways A Street driveways are shown as remaining in place, any modification (widening, relocating) would require additional approvals 3. Drainage and Erosion Control A It appears that a constructed swale is necessary along the north property line, to control drainage from the new impervious and curb and discharge to the west to Commerce Street ditch. L Small amount of rip rap may be necessary at curb discharge point to prevent erosion A Silt fence should be installed and maintained downgradient limits of disturbed area 4. Curbing and Striping A Curbing is required across new impervious i Striping is required, and staff recommends adding signage. One way signs for south parking are necessary. S. Utilities A Connection to utilities is separate City permit and fees, and may have conditions for restoration 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 • • L A N From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform DATE: July 1, 2019 for the July 9, 2019 Planning Commission Meeting Agenda Item: 6.c. F O R M • Tel: 612- 252 -9070 Fax: 612 - 252 -9077 www.landform.net RE: Final PUD Development Plan and Final Plat for U.S. Home Corporation (dba Lennar) for Ravinia 1311 Addition (City File 19 -012) 60 -Day Review Deadline: August 9, 2019 1. Application Request Lennar submitted a request for approval of a final plat and final PUD development plan for "Ravinia 13th Addition" to allow 28 single - family detached home lots, 26 twin home lots and four outlots. The proposed 13th Addition is a change from the existing phasing plan that identified this area as phase 14 and the northern portion of phase 15. The proposal also includes a PUD amendment to allow 26 40 -foot wide twin home lots in the area originally approved for 19 60 -foot wide villa home lots and to allow garage forward housing where the PUD approvals were based on a standard that garages would not extend in front of the home. Only the final PUD development plan and PUD amendment is reviewed by the Planning Commission. The Planning Commission recommendation will be forwarded to the City Council. The City Council is expected to take action on the final PUD development plan and final plat on July 251h 2. Context Level of City Discretion in Decision - Making The City's discretion in approving a final PUD development plan is limited to whether the proposed plan is in substantial conformance with the approved preliminary PUD development plan. If it meets these standards, the City must approve the final PUD development plan. 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. Background The City Council approved the Ravinia rezoning to PUD (Planned Unit Development), Preliminary PUD Development Plan and Preliminary Plat on December 23, 2013. Landform', Sensibly and Site to Finish are registered service marks of Landform Professional Services, LLC. I] The Final PUD Development Plan and Final Plat for Phase I was approved by City Council on April 24, 2014. There have been twelve phases of Ravinia granted final approval and several PUD amendments since the 2014 approval. 3. Analysis of Request Staff has reviewed the application for consistency with the approved preliminary plans, as well as City policies. The City Engineer's comments are incorporated into this staff report and resolution and the detailed comments are included in the attached engineering memo dated June 28, 2019. Staff has included a condition that the applicant must comply with the memo. The applicant is requesting approval for 28 65 -foot lots for Landmark homes and 26 40 -foot lots for a new twin home product. The total number of lots in this phase is 54. PUD Amendment Staff has included a table below which outlines the original unit mix approved in 2013, the current unit mix with approved amendments and the unit mix if this PUD amendment is approved. The table does not include the 20 55 -foot lots added into the development with Ravinia 8th addition or the 14 55 -foot lots added into the development with Ravinia 11th addition. These areas were included as additions to the original area approved. The 4th Addition amendment introduced the 55 -foot wide lots for two -car Discovery units, which were originally planned for 65 -foot wide lots. These Discovery units were proposed by Lennar as a smaller, less expensive housing option. The 7th and 9th Addition amendment included changing the approved lots from a mix of 65- and 75 -foot wide lots to a mix of 55- and 65 -foot wide lots. The 12th Addition amendment included changing the approved 75 -foot lots to 65 -foot lots. Lot Types (width) Original Approval Approved Amendments (4th, 7th, 9th and 12th) Proposed Amendment Twin Home Lots (40 -foot) 0 0 26 Discovery Lots (55 -foot) - 28 28 Lifestyle Villa Lots (60 -foot) 38 19 0 Landmark Lots (65 -foot) 131 256* 256 Classic Lots (75 -foot) 257 142 142 Total 426 445 452 *Ravinia 9th addition introduced 3 -car discovery units on the 65 -foot lots. The applicant is now requesting approval of a PUD amendment to allow 26 40 -foot wide twin home lots in the northern portion of what was previously considered phase 14. This area was originally approved for 19 60 -foot wide villa home lots. The applicant has provided an exhibit showing the original approvals and the proposed amended plan. The difference between the original 2013 approvals and the proposed amendment is shown in the table below: Lennar Final PUD Development Plan — Ravinia 13`h Addition (19 -012) July 9, 2019 • • • • Lot Types (width) Original Approval Proposed Amendment Twin Home Lots (40 -foot) - 26 Lifestyle Villa Lots (60 -foot) 19 - Total 19 26 There have been multiple recent developments in Corcoran that have provided villa homes as an option for homebuyers in Bass Lake Crossing, Bass Lake Crossing South and Bellwether. The proposed amendment would allow a twin home option that is not currently available in Corcoran. Final PUD Development Plan Architecture The applicant submitted a sample house plan for the proposed twin homes with the application. The proposed house plans show the face of the garage protruding 12 feet from the front of the home and accounting for 62% of the front building face. As part of the original Ravinia submittal, Lennar asked for flexibility to allow the face of the garage to exceed the 55% limit for the building face. Lennar indicated in their narrative that to offset the larger garage, the garage would remain flush with the home and architectural elements would be included above the garage to de- emphasize the garage doors. Staff believes this was an important component of the PUD to provide higher quality architecture. While reviewing the 12th Addition, the Council limited the home models to those where the garage is located at or behind the front elevation of the home. The applicant is asking for a PUD amendment to allow flexibility from this PUD standard and allow the twin homes to be garage forward. The applicant has indicated that they will be prepared to discuss architectural elements that would off -set this garage forward design, but has not submitted any details at the time of this report. Staff recommends that the request for garage forward homes be denied as it is inconsistent with the PUD standards for Ravinia. • The Planning Commission should discuss whether the same PUD standards prohibiting garage forward design are applicable to a twin home and if not, what standards would be appropriate. Staff has prepared a draft resolution for denial if the Planning Commission finds that the proposed twin homes are not appropriate. Should the Planning Commission agree with staff's recommendation the applicant will need to provide revised floor plans and elevations to meet this standard. It is possible that the Final Plat would need to be revised to accommodate the alternative floorplan. The City will review each house plan to ensure that the homes are compatible with the standards in the original approvals for both design and materials. Lennar Final PUD Development Plan — Ravinia 131h Addition (19 -012) July 9, 2019 • Streets • • • The streets shown have a 50 -foot right -of -way. The streets must be named in compliance with the City's street naming policy. Parking will be allowed on one side of these local streets. Annabelle Lane and Coach House Lane will have temporary cul -de -sacs for public safety and public works turnarounds until the next phase is developed. The plans shall be revised to eliminate the permanent cul -de -sac shown on Black Oak Lane and to show a temporary cul -de -sac that could be extended east to serve the Tabor property should that property be developed in the future. Street Lights The street lighting plan shows ornamental poles located at each intersection and the end of each cul -de -sac. This is consistent with the previous Ravinia phases. Driveway Locations Driveway locations are indicated on the plans submitted. Staff will review the driveway location to ensure that there are no conflicts with planned infrastructure and landscaping. Staff will also review the plans to ensure that there is a minimum of 22 feet between the garage and the right -of -way. Sidewalks and Trails The plans show sidewalks on one side of the street as required. Setbacks The previous phases have approved the following dimensional requirements for the 60- and 65 -foot wide lots: If the PUD amendment is approved to allow the 40 -foot lots for twin homes, we recommend keeping the same setbacks that were approved for the 60 -foot lots, as the 40 -foot lots comply with these setbacks. Landscaping The applicant's plans show 119 trees where 54 are required for the residential lots. Each of the single - family homes has one tree per lot but the twin home lots do not have one tree per lot and the plans will need to be revised to meet this standard. The additional trees provided are planted Lennar Final PUD Development Plan — Ravinia 131h Addition (19 -012) July 9, 2019 Proposed 40- foot lots Approved 60- foot lots Approved 65- foot lots Front, From County Road 101* 100 feet 100 feet 100 feet Front, From all other streets 20 feet 20 feet 20 feet Front Porch <_ 120 square feet 15 feet 15 feet 15 feet Side 7.5 feet 7.5 feet 5 feet Rear 25 feet 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 35 feet If the PUD amendment is approved to allow the 40 -foot lots for twin homes, we recommend keeping the same setbacks that were approved for the 60 -foot lots, as the 40 -foot lots comply with these setbacks. Landscaping The applicant's plans show 119 trees where 54 are required for the residential lots. Each of the single - family homes has one tree per lot but the twin home lots do not have one tree per lot and the plans will need to be revised to meet this standard. The additional trees provided are planted Lennar Final PUD Development Plan — Ravinia 131h Addition (19 -012) July 9, 2019 • • • • adjacent to the Tabor property and the connection to the future park to provide screening. The screening contains a mix of coniferous trees. The proposed understory plants are concentrated in the cul -de -sac islands, around the sub - monument sign and the mailbox locations. As a condition for approval, no certificate of occupancy will be issued for a home that does not have a street tree planted. Signage A sub - monument sign is proposed at the entrance to the twin home area of the subdivision on the north corner of the intersection of Black Oak Lane and Annabelle Lane. This sign is consistent with the master sign plan approved with the preliminary Ravinia submittals. Mail Delivery Two centralized mailbox locations are 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. Park Dedication Park dedication is based on the development of the entire Ravinia site. A total of 32.12 net acres are required. The preliminary approvals required dedication of the neighborhood park in the 7th Addition and the open space park shown as Outlot A, Ravinia 13th Addition. Outlot A will be deeded to the City and dedicated as a public park with this phase of the development. The gross and net area for this park will be required to calculate the total contribution to park dedication for this phase of the development. The plans should be revised to show the conceptual trails within Outlot A and their connections to the public right of way that were part of the original Ravinia approvals. The developer will not be required to construct these trails, but it is important to identify the connections for future homebuyers. The land dedication of this site, the neighborhood park in the 7th Addition and area of the off -road trails were calculated to meet the park dedication requirements for the overall Ravinia development. Final Plat The applicant is requesting approval of a final plat to create 54 lots and four outlots. • The final plat and development contract requires City Council action only. The Planning Commission will not provide a recommendation on the Final Plat. If this subdivision is approved, it would bring the total number of platted lots to 415 of 480 approved: • Phase 1 = 38 Units • Phase 2 = 36 units • Phase 3 = 27 units Lennar Final PUD Development Plan — Ravinia 131h Addition (19 -012) 5 July 9, 2019 • • Phase 4 = 44 units • Phase 5 = 47 units • Phase 6 = 23 units • Phase 7 = 37 units • Phase 8 = 20 units* • Phase 9 = 49 units • Phase 10 = 26 units • Phase 11 = 14 units ** • Phase 12 = 0 units • Phase 13 = 54 units Total Units = 415 units (86% of the approved lots) • • *The Ravinia 81 Addition added land and units to the Ravinia project and the total increased from 446 to 466 units and 268.07 gross acres to 274.07 gross acres. * *The Ravinia 11 th Addition added land and units to the Ravinia project and the total increased from 466 to 480 units and 274.07 gross acres to 279.68 gross acres. Conclusion Staff has reviewed the plan for consistency with the applicable standards outlined in the preliminary approvals, Zoning Ordinance and Subdivision Ordinance. Staff finds that the change from villa homes to twin homes provided a desirable housing option in the City, but finds that the proposed floor plan does not meet the architectural standards approved as part of the Ravinia PUD. Therefore, staff recommends denial of the PUD amendment for garage forward twin homes. However, the Planning Commission may find that twin homes were not originally anticipated in Ravinia and that garage forward design is not appropriate for single family homes, but that it is acceptable for this twin home product in this location. 4. Recommendation The Planning Commission should move to recommend one of the following alternatives: Or a. Approval of the draft resolution denying the PUD amendment b. Approval of the draft resolution approving the PUD amendment Attachments a. Draft Resolution approving the final PUD development plan b. Draft Resolution denying the final PUD development plan C. Location Map d. Engineer's Memo dated June 28, 2019 e. Site Graphics dated June 10, 2019 f. Final Plat dated May 21, 2019 g. Phasing Plan dated May 21, 2019 h. Home Plans dated June 28, 2019 Lennar Final PUD Development Plan — Ravinia 131h Addition (19 -012) July 9, 2019 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX Motion By: Seconded By: July xx, 2019 APPROVING FINAL PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR "RAVINIA 13Th ADDITION" FOR THE LENNAR CORPORATION (PID 36- 119 -23 -21 -0002 and 36- 119 -23 -24 -0003) (CITY FILE 19 -012) WHEREAS, The Lennar Corporation ( "the applicant ") has requested approval of a final PUD plan for 28 single family homes, 26 twin homes and four outlots on property legally described as: Outlot B, Ravinia 12th Addition WHEREAS, the Planning Commission has reviewed the plan at a public meeting 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 final PUD development plan, subject to the following conditions: 1. A final PUD plan is approved to allow the creation of 28 single family lots and 26 twin home lots for Ravinia 13th Addition on 91.94 acres, in accordance with the application materials and plans received by the City on May 21, 2019 and revised materials received June 5, 2019 and June 10, 2019, except as amended by this resolution; 2. The PUD Amendment is to approve a change in product type from villa homes to twin homes for a portion of the site (Block 6, 7 and Lots 1 -8, Block 8) and to allow garage forward design for the twin home project only. 3. All conditions of the preliminary approvals in Resolutions 2013 -60 and 2013 -61 remain in place and must be met, except as modified by this resolution. 4. All conditions of the final approvals in Resolution 2014 -20 and 2014 -21 remain in place and must be met, except as modified by this resolution. 5. Approval is contingent upon City Council approval of the final plat and development contract. 6. The approval is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. Where the standards of the City and Watershed conflict, the more restrictive standard shall apply. 7. The application shall comply with all conditions in the City Engineer's memo dated June 28, 2019. Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX July xx, 2019 8. The PUD is hereby approved to allow 40- and 65 -foot wide lots in this plat. All platted residential lots shall comply with the following: 9. All lots must comply with the required wetland buffer and wetland buffer setbacks for all structures, decks and patios. 10. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. 11. All streets need to be named in compliance with the City's street naming policy. 12. The plans should be revised to show a temporary cul -de -sac on Black Oak Lane for future access to the property to the east. 13. A temporary cul -de -sac easement shall be submitted for the temporary cul -de -sacs on Annabelle Lane, Black Oak Lane and Coach House Lane for review and approval by the City. 14. The plans show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations shall be provided to the City, prior to issuance of building permits. 15. The project is subject to the PUD standards, which were amended to allow flexibility in building materials and were granted PUD flexibility to allow the face of the garage to exceed 55% of the building face, subject to certain standards as outlined in the PUD approvals. Except: a. The 40 -foot lots are approved for twin homes with a garage forward design as shown in the submitted materials. b. The 65 -foot lots are approved for all Landmark home types, which are designed with garages flush with the home. No three -car discovery units are permitted. 16. The applicant shall deed Outlot A to the City of Corcoran for park purposes. 17. The plans should be revised to show the conceptual trails located in Outlot A consistent with the original Ravinia approval. Page 2 of 3 40 -foot lots 65 -foot lots Front, From County Road 101 100 feet 100 feet Front, From all other streets 20 feet 20 feet Front Porch <_ 120 square feet 15 feet 15 feet Side 7.5 feet 5 feet Rear 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet 9. All lots must comply with the required wetland buffer and wetland buffer setbacks for all structures, decks and patios. 10. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. 11. All streets need to be named in compliance with the City's street naming policy. 12. The plans should be revised to show a temporary cul -de -sac on Black Oak Lane for future access to the property to the east. 13. A temporary cul -de -sac easement shall be submitted for the temporary cul -de -sacs on Annabelle Lane, Black Oak Lane and Coach House Lane for review and approval by the City. 14. The plans show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations shall be provided to the City, prior to issuance of building permits. 15. The project is subject to the PUD standards, which were amended to allow flexibility in building materials and were granted PUD flexibility to allow the face of the garage to exceed 55% of the building face, subject to certain standards as outlined in the PUD approvals. Except: a. The 40 -foot lots are approved for twin homes with a garage forward design as shown in the submitted materials. b. The 65 -foot lots are approved for all Landmark home types, which are designed with garages flush with the home. No three -car discovery units are permitted. 16. The applicant shall deed Outlot A to the City of Corcoran for park purposes. 17. The plans should be revised to show the conceptual trails located in Outlot A consistent with the original Ravinia approval. Page 2 of 3 City of Corcoran July xx, 2019 County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX 18. A revised landscape plan showing one tree per lot should be submitted to the City for review and approval. Trees shall be planted outside of the right -of -way in the easement to ensure even spacing along the street. 19. All homes must have street trees planted before a certificate of occupancy will be issued. 20. 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. 21. 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. 22. The following conditions be met prior to issuance of building permits: a. The applicant must record the approving resolutions and associated documents at Hennepin County and provide proof of recording to the City. b. 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 VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this XX day of July 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 3 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX Motion By: Seconded By: July xx, 2019 DENYING FINAL PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR "RAVINIA 13Th ADDITION" FOR THE LENNAR CORPORATION (PID 36- 119 -23 -21 -0002 and 36- 119 -23 -24 -0003) (CITY FILE 19 -012) WHEREAS, The Lennar Corporation ( "the applicant ") has requested approval of a final PUD plan for 28 single family homes, 26 twin homes and four outlots on property legally described as: Outlot B, Ravinia 12th Addition WHEREAS, the requested PUD amendment would allow twin homes where villas were originally proposed; and WHEREAS, the requested PUD amendment would allow twin homes with a garage forward design; WHEREAS, the Planning Commission has reviewed the plan at a public meeting and recommends denial, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a final PUD development plan, based on the following findings; 1. The original Ravinia PUD approvals stated that PUD flexibility is granted to allow the face of the garage to exceed 55% of the building face. In exchange, it was provided that the garage fronts would be flush with the primary home and architectural elements would be included above the garage to de- emphasize the garage doors. The proposed twin home units do not comply with these standards. 2. The applicant has not provided a compelling argument for why the PUD standards cannot be met. 3. The applicant has not provided additional architectural elements to de- emphasize the garage doors or off -set the garage forward design. 4. The City finds that alternative floorplans could be developed for twin homes that do meet the Ravinia PUD standards. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Page 1 of 2 VOTIN(; MAY U I somas, Kon ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX July xx, 2019 Whereupon, said Resolution is hereby declared adopted on this XX day of July 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — Administrative Services Director Page 2 of 2 Hennepin County Property Map Date: 7/1/2019 r • 5' y� ' .n, t mail, a �° 1 inch = 400 feet No results I 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: June 28th, 2019 Subject: Ravinia — 13th Addition Plan Review V * V WENCK Responsive partner. Exceptional outcomes. Lennar submitted plans for the Ravinia development 131h Addition for City of Corcoran review. Plans dated May 21St, 2019 have been received May 24th, 2019 for the proposed Ravinia development. The following comments are regarding the plans submitted and should be considered and addressed. Although phases 12 and 13 are connected with grading and stormwater, a separate stormwater memo has been submitted for phase 12. 1.0 Transportation 1.1 City preference is to have street grades at 6% or less. Coordinate with Engineer. 1.2 Include grades on pedestrian ramp details. 1.3 45' radius required on temporary cul -de -sac. 1.4 Draintile missing in certain areas, or to be extended to tie into structures (see attached figure) 1.5 Update signage plan to include no parking in cul -de -sac signs. 1.6 Review profile names on sheet 5. 2.0 Trails 2.1 Install curb cut on north and south side of Annabelle lane to provide driveway access to Tabor Property. 3.0 Sewer 3.1 The City of Corcoran is going to evaluate the trunk sewer route through the open space park to service Olde Sturbridge Road. 3.2 Trunk sewer to be installed to MH 20B and MH 28. Coordinate with City Engineer. 3.3 SDR 26 sanitary sewer pipe to be used at depths between 16' and 25'. C -900 sanitary sewer pipe to be used in depths greater than 25'. 3.4 Wetland permits will be required for temporary impacts. 3.5 Provide additional easement around trunk sewer pipe. 25' easement from center of pipe required on Lots 2 -5 Block 4. 3.6 Easement width between Lots 4 and 5 Block 4 to be 50' to provide adequate easement for trunk sewer. Wenck I Colorado I Georgia I Minnesota I North Dakota I Wyoming Toll Free 800 - 472 -2232 Web wenck.com Engineer's Memo June 28, 2018 V ^V WENCK Responsive partner. Exceptional outcomes. 3.7 Riser needed for Lot 3 Block 5 sanitary service 3.8 12" trunk sewer to be installed at minimum grades. 3.9 Install sewer at minimum grades on Black Oak Lane 3.10 Provide callout on profile for all drop manholes (MH 1, MH 8 and MH 20) to say "all drop manholes to be lined with a GSE studliner or approved equal ". 4.0 Water 4.1 Hydrant spacing to be reviewed by Public Safety 4.2 Install butterfly valve on west side of intersection of Annabelle Lane and Black Oak Lane. 4.3 Install hydrant at highpoint of watermain at STA — 16 +25. 4.4 Install temporary hydrants on Annabelle Lane temp cul -de -sac. 4.5 Review the following storm sewer structures for watermain impacts. 4.5.1 18, 42, 58, 60, 4.6 Watermain to be installed along trunk sanitary sewer alignment to western property edge. 5.0 Grading and Stormwater Storm Sewer 5.1 3' sump required in following storm sewer structures for greater than 2' drop in inverts. 5.1.1 CBMH 2, CBMH 3, CBMH 6, CBMH 7, CBMH 14, CBMH 51, 5.2 3' sump required in the following storm sewer structures for upstream of pond outlet 5.2.1 CBMH 3, CBMH 41, CBMH 51, 5.3 Verify outlet control structures with model inputs 5.4 Update Pond 19 OCS detail to accurately show the water level and weir height. 5.5 Draintile connections, or easements needed on lots 1 -4 block 6, lots 1 -4 block 8, lot 9 block 8 5.6 Review drainage at temp cul -de -sacs on Annabelle Lane and Coach House lane to provide temporary drainage for future phase. 5.7 Review catch basin spacing on Black Oak Lane and Court. 5.8 Black Oak Lane CB 43 to be relocated out of future road location. 5.9 Install storm sewer from CB 60 to CBMH EX 15 at a straight grade of 1.46 %. 5.10 Install storm sewer between CBMH 15 and CB 18 at 1% minimum. 5.11 Install storm sewer between CBMH 13 and CBMH 3 at a 0.5% minimum. 5.12 Show watermain crossing on storm sewer profiles. 2 \ \MSPFSV02 \Design Depot \Workshop \City of Corcoran \COR19012 - Ravinia 13th FP and FPUD \2019 -0628 Plan Reivew_Phase 13 Review 1_To Lennar.docx Engineer's Memo June 28, 2018 V ^V WENCK Responsive partner. Exceptional outcomes. 5.13 Storm sewer pipe grades to stay below 10 FPS to prevent pipe scouring. 5.14 Improve legibility of elevations for CBMH EX 4 profile. 5.15 Clarify invert elevations of CBMH EX 15 and CBMH EX 4. The elevations differ from previous submittals. 5.16 Change Structure 44 near the intersection of Black Oak Ln and Black Oak Ct from a STMH to a CBMH. 5.17 Revise the design of the outlet control structures for Pond 1 and 19 so that the HWL is below the top of the front of the structure. Stormwater Model 5.18 Revise the HydroCAD model to address the following: 5.18.1 Include Wetland 10 in the model. 5.18.2 Revise the drainage area for Pond 19 to include the area west of the pond that drains to it. 5.18.3 Update the drainage area for Pond 1 that accounts for changes in routing and grading from previous submittals. 5.18.4 Revise the outlet devices for Ponds 1 and 19 so that the open area from the weir to the top of the structure is accurately reflected. 5.18.5 Update the length of pipes to correspond with the plans. 5.18.6 Calculate times of concentration based on site conditions, or justify the "direct entry" value indicated in the model. Consider using a series of sheet flow and shallow concentrated flow. 5.18.7 By observation, city staff believe Pond 19 might be undersized. This cannot be confirmed due to the necessary revisions noted above. Stormwater Plan 5.19 Submit an electronic version of an updated drainage area map that reflects changes in routing and grading. 5.20 Label NWL and HWL on all wetlands. 5.21 Label EOF elevations for Pond 1 and Pond 19. Grading 5.22 Submit design and material of retaining wall from approximate station 11 +50 to 13 +50 on Annabelle Lane 5.23 Grading plan has not been approved with phase 12 5.24 Provide spot elevations around cul -de -sac on Black Oak Court and Black Oak Lane 5.25 Provide details on wetland buffer at Wetland #1 road crossing on Annabelle Lane. Big wetland road crossing. 5.26 Provide more detail on sloped wetland to understand HWL on Wetland #1. 5.27 Pond access to Black Oak Pond to remain out of wetland buffer. 3 \ \MSPFSV02 \Design Depot \Workshop \City of Corcoran \COR19012 - Ravinia 13th FP and FPUD \2019 -0628 Plan Reivew_Phase 13 Review 1_To Lennar.docx Engineer's Memo June 28, 2018 V ^V WENCK Responsive partner. Exceptional outcomes. 6.0 Erosion Control 6.1 City of Corcoran is an MS4 city and site visits to be conducted weekly. 7.0 Plat 7.1 Black Oak Lane cul -de -sac plat to be reviewed. Coordinate with City Planner 7.2 Side yard easements required on twin home lots on Black Oak Lane and Black Oak Court 8.0 General 8.1 Lighting plan to be reviewed by Public Safety 8.2 Verify irrigation in boulevards is the responsibility of the homeowner. 0 \ \MSPFSV02 \Design Depot \Workshop \City of Corcoran \COR19012 - Ravinia 13th FP and FPUD \2019 -0628 Plan Reivew_Phase 13 Review 1_To Lennar.docx a LOCATION MAP El SHEET INDEX TABLE SHEET Description 1 Title Sheet 2 - 7 Final Street Plan 8 -13 Final Sanitary & Watermain Plan 14 -17 Final Storm Sewer Plan 18 -20 Final Grading Plan 21 Final Erosion Control Plan 22 -27 City Details PREPARED BY PREPARED FOR ENGINEER DEVELOPER SATHRE - BERGQUIST, INC. LENNAR 150 SOUTH BROADWAY 1630536TH AVE N. SUITE 600 WAYZATA, MINNESOTA 55391 PLYMOUTH, MN 55496 PHONE :(952)476 -6000 CONTACT: FAX: (952) 476-0104 JOE JABLONSKI 15' PHONE: (952) 249 -3014 CONTACT: ROBERTS. MOLSTAD, P.E. EMAIL: JOE.JABLONSKI @LENNAR.COM EMAIL: MOLSTAD @SATHRE.COM (26 (26 LOTS) CONTACT:CHARLIE WIEMERSLAGE,P.E. SITE WORK EMAIL: CWIEMERSLAGE@SATHRE.CO DAVID HINNERS PHONE: (952) 255 -9624 _ ® g EMAIL: DAVID.HINNERS @LENNAR.COM w m Z a Z Z C) W O a SETBACKS- SINGLE FAMILY SIZE: FRONT: PORCH: SIDE: CRNR: REAR: 65. (28 LOTS) 15' 5., 5' a 20' 25' TWIN HOMES 15' S'° 20' 25- (26 (26 LOTS) 1. 25' AVERAGE WETLAND BUFFER FOR MEDIUM QUALITY WETLANDS w m Z a Z Z C) W O a I I I I I — I ` \ ® �-, \\ / � 1 j, PLANS SHOW: 1. 25' AVERAGE WETLAND BUFFER FOR MEDIUM QUALITY WETLANDS ma`•; �-# ",I - _ ® g 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 /' — 4. AT FINAL PLAT, WILL SHOW BUFFER AVERAGING 5. LOT WIDTH SHOWN AT 25' SET BACK LINE. I 6. LIVING SIDE SHALL BE 10FT GARAGE & GARAGE WITH LIVING CAN BE 5FT MIN. WETLAND BUFFER POST APPROXIMATE BUILDING PAD ),�, ) - � ' wAA ?Pan DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS B� CITY PROJECT NO. FILE NO. 01PLOT -TI RAV13 — -- - -- ---------------- INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I � ERS R�F'< — TITLE SHEET 5401 664 DRCAWBY SATHRE -BERGQUIST,I USE WITHOUT AM A DULY REGISTERED PROFESSIO AL ENGINEER UNDER THE - -1300 — -- - -- --------- - - - - -- — CONSTITUTES NILLENAUATEUS AND SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE TATE OF MINNESOT w m SATHRE- BERGQUIST, INC. CHECKED BY — -- - -- ---------- - - - - -- INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. ((�� / o SOUTH BROADWAY WAYZATA, MN. 55391 47fi CORCO RAN, RAVIN IA 13TH ADDITION 1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE �J m "" y 150 (952) -6000 CAW — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING /� t,_ �""`" �— CHAR A. WIEMERSLAGE, P.E. s cNF `vim MINNESOTA L E IV IVAR DATE — -- - -- ---------- - - - - -- FROM ILLEGITIMATE USE. OS L{�IIBO peg 27 05/21/19 Dale: Li.. No. w m Z a Z Z C) W O a - - - - -- - II I I I II II l I I I I �\ I ICI DRAWING NAME I NO. BY I DATE I REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS s� CITY PROJECT NO. 01PLOT -TI RAV13 _ -- - -- ---------------- INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT 1 eas ` R�F'< — PHASING PLAN DRCAWBY — -- - -- --------- - - - - -- — SATHRE- BERGQUIST,INC.'sEXPRESSWRITTEN AUTHORIZATION. USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY AM A DULY REGISTERED PROFESSIO AL ENGINEER UNDER THE LAWS OF THE TATE OF MINNEST " SATHRE — BERGQUIST, INC. CHECKED BY — -- - -- ---------- - - - - -- INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. p CORCORAN RAVINIA 13TH ADDITION Al-664-1300 SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANV ILLEGITIMATE 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 4766000 CAW — - -- --------------- — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING //` °�'-�� - �" CHAR A. WIEMERSLAGE, P.E. cN � MINNESOTA L E IV IVAR DATE — -- - -- ---------- - - - - -- FROM ILLEGITMATE USE. Dale: OS- Lic. No. LIMBO eg` 05/21!19 W m Z 0 Z W Z U W O a RAVINIA 13TH ADDITION KNOW ALL PERSONS BY THESE PRESENTS: That U.S. Home Corporation, a Delaware corporation, owner of the following described property situated in the State of Minnesota, County of Hennepin, to wit: Outlot B, RAVINIA 12TH ADDITION Has caused the same to be surveyed and platted as RAVINIA 13TH ADDITION and does hereby dedicate to the public for public use forever the public ways and the easements for drainage and utility purposes as shown on this plat. In witness whereof said U.S. Home Corporation, a Delaware corporation, has caused these presents to be signed by its proper officer this day of 2019. U.S. Home Corporation, a Delaware corporation Jon Aune, Division Vice President STATE OF MINNESOTA, COUNTY OF The foregoing instrument was acknowledged before me this Notary Public, County, Minnesota SURVEYORS CERTIFICATE day of , 2019, by Jon Anne, Division Vice - President of U.S. Home Corporation, a Delaware corporation, on behalf of the corporation. Notary Printed Name My Commission Expires: I David B. Pemberton do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on the plat; that all monuments depicted on the plat have been or will be correctly set within one year; that all water boundaries and wet lands, as defined by Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of 12019. David B. Pemberton, Licensed Land Surveyor Minnesota License No. 40344 STATE OF MINNESOTA, COUNTY OF HENNEPIN This instrument was acknowledged before me this Notary Public, Hennepin County, Minnesota day of 12019, by David B. Pemberton. Notary Printed Name CORCORAN, MINNESOTA This plat of RAVINIA 13TH ADDITION was approved and accepted by the City Council of the City of Corcoran, Minnesota at a regular meeting held this , 2019, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. City Council, City of Corcoran, Minnesota By: , Mayor RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota By: , City Clerk I hereby certify that taxes payable in and prior years have been paid for land described on this plat, dated this Mark V. Chapin, County Auditor By: , Deputy SURVEY DIVISION Hennepin County, Minnesota Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this Chris F. Mavis, County Surveyor li COUNTY RECORDER Hennepin County, Minnesota I hereby certify that the within plat of RAVINIA 13TH ADDITION was recorded in this office this 2019, at o'clock M. Martin McCormick, County Recorder By: , Deputy REGISTRAR OF TITLES Hennepin County, Minnesota I hereby certify that the within plat of RAVINIA 13TH ADDITION was filed in this office this Martin McCormick, Registrar of Titles By: , Deputy My Commission Expires: day of day of 12019. day of 12019. day of day of , 2019, at —o'clock M. 1 60 F 11� bi r\ C� l� 11� _D LU iW 3 0� OE o' RBR1D(E 00 O Rv. coo 0 (0 O z O Denotes a 1/2 inch by 14 inch iron pipe set and marked by License No. 40344. �O R • Denotes a 1/2 inch pipe found and marked b License The basis for the bearing system is the north line of Outlot p p y B, RAVINIA 12TH ADDTION and is assumed to bear No. 40344, unless shown otherwise. 120 60 0 60 120 240 North 89 degrees 36 minutes 18 seconds East. SCALE IN FEET NORTH LINE OF THE NE 1/4 OF THE NW 1/4 OF SEC. 36, TWP. 119, RGE. 23 NORTH 1/4 CORNER OF SEC. 36, ALSO, NORTH LINE OF OUTLOT B, RAVINIA 12TH ADDITION TWP. 119, RGE. 23 (FND. HENNEPIN CO. MON.) l I N89 °36' 18 "E 1344.70 WET LAND / A r\ 1 A A I r\ 1111 I I I I I I I /\ I \I i I y r Li L_ i -N I r Li N89 054'26 "E 306.07 %J'A111 1 1 1 I I I I „ I \I I I y r 1/ Li L_ i -% I v Li I Fe i� r- K 1 r� 1 V L A r1 r\ I —i— 1 /� 1 — L/ L/ I I 1♦/ 1 v �, - EDGE OF WET LAND '\, — — ) � EDGE OF WET LAND � WETLAND f- EDGE OF WETLAND If I /1 I I T 1 /1 T I 1\ Q \ 'EDGE OF WET LAND � WET LAND r A \ / 1 n 1 1 n / V 1 1 V 1 / \ OUTLOT A DRAINAGE AND UTILITY EASEMENT OVER ALL OF OUTLOT A � I� EDGE OF WET LAND / � \ ` WET LAND EDGE OF WET LAND A r\ r\ I —I— 1 / N n I / \ L J L J I I 1 \/ 1 V 926 2'IE I WET LAND V0 1 1 -- EDGE OF WET LAND 206 5 5 , 1�1 Ui 00 06 N2g °2)?9) \ S7i `x'27 "E 67.11 °0 2), � -1 � � co SOo O i0. \ o 6` 0i9., F `\ 00 SOUTH LINE OF THE NE 1/4 �\ Nis 8z F z OF THE NW 1/4 OF SEC. 36, TWP. 119, RGE. 23 `8 -- MATCH LINE - L F , - - -- _ SEE SHEET 2 OF 4 SHEETS "EDGE OF WETLAND WET LAND �'\,�' NZ� 55g9 „� 106.64 /'-EDGE OF WET LAND N89 055'03 "E l — 63.86 \ i N22051118 r- 0) LO M � 3 0 N rn Lo d' 0 O O z 3 z w O N �W \o w z W H � LL ~ 0 W M K J 0 H N W O 1 J � Z S 80 138.81 � I WET LAND b5 N � 02'57 "E kP / — 53.68 15 „W �0 p5 -Pl- i 1r11, \6 oO�O�11 p -33 3 5.00 1 9 DK 5” ,�F. \\ 22 512 2,0.p0 i ,y O ___ MATCH LINE , ���RS S�R� - - - - -- F� SEE SHEET 2 OF 4 SHEETS SATHRE- BERGQUIST, INC. m w cA ctiF co SHEET 1 OF 4 SHEETS r- 00 FO W co w rN r- i� d M 0 I � N \ON W W z 'L W 3 Z 0) W 0 a: Z O I— J gyp" M � W U 3 w N89 054'26 "E 306.07 N89 054'26 "E 306.07 %J'A111 1 1 1 I I I I „ I \I I I y r 1/ Li L_ i -% I v Li I Fe i� r- K 1 r� 1 V L A r1 r\ I —i— 1 /� 1 — L/ L/ I I 1♦/ 1 v �, - EDGE OF WET LAND '\, — — ) � EDGE OF WET LAND � WETLAND f- EDGE OF WETLAND If I /1 I I T 1 /1 T I 1\ Q \ 'EDGE OF WET LAND � WET LAND r A \ / 1 n 1 1 n / V 1 1 V 1 / \ OUTLOT A DRAINAGE AND UTILITY EASEMENT OVER ALL OF OUTLOT A � I� EDGE OF WET LAND / � \ ` WET LAND EDGE OF WET LAND A r\ r\ I —I— 1 / N n I / \ L J L J I I 1 \/ 1 V 926 2'IE I WET LAND V0 1 1 -- EDGE OF WET LAND 206 5 5 , 1�1 Ui 00 06 N2g °2)?9) \ S7i `x'27 "E 67.11 °0 2), � -1 � � co SOo O i0. \ o 6` 0i9., F `\ 00 SOUTH LINE OF THE NE 1/4 �\ Nis 8z F z OF THE NW 1/4 OF SEC. 36, TWP. 119, RGE. 23 `8 -- MATCH LINE - L F , - - -- _ SEE SHEET 2 OF 4 SHEETS "EDGE OF WETLAND WET LAND �'\,�' NZ� 55g9 „� 106.64 /'-EDGE OF WET LAND N89 055'03 "E l — 63.86 \ i N22051118 r- 0) LO M � 3 0 N rn Lo d' 0 O O z 3 z w O N �W \o w z W H � LL ~ 0 W M K J 0 H N W O 1 J � Z S 80 138.81 � I WET LAND b5 N � 02'57 "E kP / — 53.68 15 „W �0 p5 -Pl- i 1r11, \6 oO�O�11 p -33 3 5.00 1 9 DK 5” ,�F. \\ 22 512 2,0.p0 i ,y O ___ MATCH LINE , ���RS S�R� - - - - -- F� SEE SHEET 2 OF 4 SHEETS SATHRE- BERGQUIST, INC. m w cA ctiF co SHEET 1 OF 4 SHEETS RAVINIA 13TH ADDITION CURVE AND LINE TABLE TAG # LENGTH DELTA RADIUS BEARING/ CHORD BEARING CHORD DISTANCE MATCH LINE SEE SHEET 1 OF 4 SHEETS vv o V'SB� I Denotes a 1/2 inch b 14 inch iron pipe set and marked C1 95.39 A =14 °34'30" 375.00 S73 °54'29 "E 95.14 i \\ N�?o 52 O by License No. 40344. p p C2 264.75 A =35 °41'29" 425.00 S75 °22'25 "E 260.49 i ``' \\ °\�,Z� N `�` -4 o �" vv10 Oq 65 �v O R The basis for the bearing system is the north line of Outtot • Denotes a 1/2 inch pipe found and marked by License vvv 0. q- o �0 O - B, RAVINIA 12TH ADDTION and is assumed to bear No. 40344, unless shown otherwise. \ o 0, o _ d X06. �Pr\ 120 60 0 60 120 240 North 89 degrees 36 minutes 18 seconds East. 00 s � ° v I F LO (See sheet l of 4 sheets.) 05 Vr \\ c^ f A A 9 06 / 0 r7 SCALE IN FEET G — � 5 O r N /7° � c0 LO 48 /f �`• Al/7-09 � M N/g 054 29 £ 1 � �P Oz /1/24 44 39'e INSET B /FND 1/2" OPEN (SEE SHEET 4 OF 4 SHEETS) S88 °34'20 "E 1533.58 MATCH LINE ________ - SEE SHEET 1 OF 4 SHEETS �p /\�o`0 r n \ / 1 n I 1 0 -t ^ NORTH LINE OF OUTLOT A, RAVINIA 7TH ADDITION WET LAND C00 N F < /_\ \ / I I \ I I 'n o /_\ ,' . - - - - - - _ _ - - ►NET v �, 2 �``) 1 \ / \ v 1 1 v I 0 / \ ' �EOGE OF N890656431'E S80 °02'57 „E \\��\ , ��"�� Z �/ i OUTLOT -') 138.81 I �` � C ` 5� z �\ J �' o °�� ti6 10 , 1 N85 °00'39” I 1 gh o 1 ti `''ti o° o ��'� WET LAND 168.6 ' W 232.95 �\ 9 N p N S \6\ X3`04 50 �`'�' D�� °� / \\ /\ 0 1 u o \ , k �o �, N ��, °i,R ,33 °33 °13 �� ti , ,\ o, / N87 13 47 E 237.08 N7a 09 45 E '!, ° tCD -I •P o U' S 9 215' 4 8,5 % 2 \ �pN - - �6'o POND J r - n r \ r \ r - \\ R% / R 2533 S �"��`��� O \ OF ���/ � \9 2� ^\ 0 °`I, ,g \ E \ \� 1 I I� �l r \ I 1 I L 1 J I < I 1 I L 1 J - � 7 L _ _ I I I L 1 J yF- F 3 00 p0 00, �F� , \„EOG �' \61 0\ " _+ \\`��� S2° �1 �' �P 1 o a 22•g925„ 25126, 53 \\ o /Soo , of o a N6� ^ \ \ VI , o �� A6 2 � JoG� Z � J \ F < ; - \ �, � \ U U I L _ �/ I � A I\ r\ I —I— I /\ n I I � =O \ � 43.97 � WATER � � / / � �� '� W � / \ I I I I I I I I I I \ I h Q N14 °30'31 "W I j UL �/ (p�' \�,� CV INSET A "R6,° h � O .� o / \ I V) N , —\ L J L./ I I I \/ I N 00 (SEE SHEET 3 OF 4 SHEETS) i�23 /s ° °0 3�" `J'\� ° 58.64 �� o �ro� M o = 3 N R� S h =N S� N 46 09 42 W w N / / LO I N 00 o _ ° 95 L` c - Owe d S7 327'39 „E N88 °57'36 "E f o\ �g6 "W NO / M I z LLI z °' hrAA 4-1 8.39 1 151.9 6 r'� �i32 S N59° 54 55. W < � 3 J w ~ N 0 _ S73 °38'42„ N83 °45 24 "E \� 28. QQ ° \0`21�� �° I\ (s► �r J , ' M U) O -r \ )WET LAND 2 O JAI F- w o r) N LO r 0 000 E /933 /2 131.77 N N / O'' - \ 00 ° 0 0 �° ,o� N �% EDGE OF WATER F a�23 ¢ g o _N J v' \ , ' o \ I� WET LAND <L II of )CO N�1 V, N�c3` 113 o' ` ho 40, 04" Z L= 201 8'59 �. 4 II � i' -I cr! c3' 0 O 505 49 „Ea 00:lp 00 �, 50 \5 "E Z i N81 2 r'6, 61 °52 WATER I 3 4\ /2j4 A 1\ I N �I� N !L' O U ~ rn M U-1 w N O M o O z O Z M w O 00 0 w V) w 0 w z J F- N 3 I N N INSET A % °22 c2 /-\ I ' �;,_ °� wE s \ ' (SEE SHEET 3 OF 4 SHEETS) 0 143.31 8 o v o. o =1s 1s'12" �, 1 ,t, \ 64.40 �'2�,, \� ��� N �1 �� ,� N38 08'29 "yy s � — \ ` � �S�OQ (TC '� \ �O�`� o M ' ^\ i `� 1� \ < �\ NS �2S POND F \ 60 L_\-/ I c< /i �. I I I /+� \..\ SoSls,BS \ / ' -' °� ) M <� 9' S89 °26' 12 "E 350.00 \ s ! ° 0 P0 i ` M � . o � /6888 N1 \ °p222E <v�v� \° o <= �-1 1n1rL \vv L "r� r\ S0 `)o \ �o� cv h SSS� //8�.0/ 2 I-< /�\ \\ // I 50 O — - �J \V\ \T (� N Q J 9 1\/ \ v 1 I V I/ \ / \ 1 � WET LAND o`` \ N , Z `' 1 . ? (0 SA , 34•, OUTLOT D — Uj V) 4 s98s s��., w 0 �' °�� , Cgs �4S ' o n IN I '� r_- I I r- I n I\ I r- WATER I z �� ` �^ 1. \ 50 C Q / — cP W o `7 S6 >o •OQ /-\i N 1 N�\Li L_L_L_L_ L_r\1 N L_ 0 w Z / I H o I u EDGE OF WET LAND -./ WET LAND 69 000 4$ ., X55 18 10 R\ ` \v\ N. ) S9 /-� \f y y� i QQ 35 �Zpr b13 E � � EDGE OF WET LAND-) / \� S52 54132nW < z"'e, °Dc1 O � 8 v L. V/ N62 WET LAND ti6680 �/ ►�:\ N0'0 - - � . N89 °11'04 "W 513.59 o R= 510.00 2�' / ^\ i ,I i \I i i i i \I i\ i 00 / �� 0 r / \ L J L J I I 1 \/ 1 J� I r- A ^nn I ��� A r- ` \7L_L_r-\ 0�r SOUTH LINE OF THE SE 1/4 OF THE NW 1/4 OF SEC. 36, T.119, R.23 ^ � 60 50 n r r N r / \ L J L J I I 1 \/ I V J / _ QUISTINCSATHREBERG � - I . � J LFRS P0,\J SHEET 2 OF 4 SHEETS �1r 0 � nIT: nNA 7 ` r - /rte L 1 7 \ N N INSET A % °22 c2 /-\ I ' �;,_ °� wE s \ ' (SEE SHEET 3 OF 4 SHEETS) 0 143.31 8 o v o. o =1s 1s'12" �, 1 ,t, \ 64.40 �'2�,, \� ��� N �1 �� ,� N38 08'29 "yy s � — \ ` � �S�OQ (TC '� \ �O�`� o M ' ^\ i `� 1� \ < �\ NS �2S POND F \ 60 L_\-/ I c< /i �. I I I /+� \..\ SoSls,BS \ / ' -' °� ) M <� 9' S89 °26' 12 "E 350.00 \ s ! ° 0 P0 i ` M � . o � /6888 N1 \ °p222E <v�v� \° o <= �-1 1n1rL \vv L "r� r\ S0 `)o \ �o� cv h SSS� //8�.0/ 2 I-< /�\ \\ // I 50 O — - �J \V\ \T (� N Q J 9 1\/ \ v 1 I V I/ \ / \ 1 � WET LAND o`` \ N , Z `' 1 . ? (0 SA , 34•, OUTLOT D — Uj V) 4 s98s s��., w 0 �' °�� , Cgs �4S ' o n IN I '� r_- I I r- I n I\ I r- WATER I z �� ` �^ 1. \ 50 C Q / — cP W o `7 S6 >o •OQ /-\i N 1 N�\Li L_L_L_L_ L_r\1 N L_ 0 w Z / I H o I u EDGE OF WET LAND -./ WET LAND 69 000 4$ ., X55 18 10 R\ ` \v\ N. ) S9 /-� \f y y� i QQ 35 �Zpr b13 E � � EDGE OF WET LAND-) / \� S52 54132nW < z"'e, °Dc1 O � 8 v L. V/ N62 WET LAND ti6680 �/ ►�:\ N0'0 - - � . N89 °11'04 "W 513.59 o R= 510.00 2�' / ^\ i ,I i \I i i i i \I i\ i 00 / �� 0 r / \ L J L J I I 1 \/ 1 J� I r- A ^nn I ��� A r- ` \7L_L_r-\ 0�r SOUTH LINE OF THE SE 1/4 OF THE NW 1/4 OF SEC. 36, T.119, R.23 ^ � 60 50 n r r N r / \ L J L J I I 1 \/ I V J / _ QUISTINCSATHREBERG � - I . � J LFRS P0,\J SHEET 2 OF 4 SHEETS 00 MI 0 M W cfl d' 00 M 0 0 ol0 1p 1 .p\4 o p� /\ C,'� op/ S79°2713g„E — 13g. 39 J- -� 11 N 8I0 25149 E S89 055'03 "W 106.64 S80 °02. 75.69 57'I E 138.81 N 6lo5G zzo -- 3- 4 11 SS6 ,-0 � \ '- F X25.00 N44 030'26 "W �S 2 0/, 02 \ �S s o �0712- X80 N�� z �o w ,o CA 1C �\\ SR6o I \ 0 w S� 5F m \Q F SS oo� `tip s�9 S6 �F s /0 „ N d- oi N W O 0 0 LO O Z 1 40 20 0 20 40 80 SCALE IN FEET The basis for the bearing system is the north line of Outlot B, RAVINIA 12TH ADDTION and is assumed to bear North 89 degrees 36 minutes 18 seconds East. (See sheet 1 of 4 sheets.) O Denotes a 1/2 inch by 14 inch iron pipe set and marked by License No. 40344. RAVINIA 13TH ADDITION M) DL p* C o< <o v1� �o is9, INSET B N86 027105 11W 7A ZA I N 3 Q�90 A �� �3° ss,, 00 _/85.67 ABA 83 1P�5,< a� //o 3 0S 3° 2s0 .00 \ -_WEB �PNO \0� 52 ��RS SUR _ O U) O w m � SATHRE- BERGQUIST, INC. SHEET 4 OF 4 SHEETS ORIGINAL PUD SUBMITTAL Ap 19 original Villa (60ft) lots PROPOSED PUD SUBMITTAL 4� 26 proposed Twin Homes (40ft) lots Q9 IR e I b i i i DRAWING NAME I NO. BY I DATE I REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. plot -pud amend INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I 2�Eas s�R�F PUD AMENDMENT PLAN 5401 - 664 -7300 DRAWN BY SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE CAW SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWSO THE STATE OF MIN S A. w i m SATHRE - BERGQUIST, INC. -- - -- -- CHECKED BY 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. CORCORAN, RAVINIA 13TH ADDITION 1 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ //�� -- SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE i CAW — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING J V `% `�� MINNESOTA L E N NAR — -- - -- --------------- DATE _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FROM ILLEGITIMATE USE. arles A. Wie ersla e, P.E. 05/21/19 Date: OS- L Lic. No. �"iWgo FRS Pia FOUNDATION NOTES: I. MAXIMUM WALL LENGTH WITHOUT A CONTROL JOINT TO BE 2. PRIOR TO BACKFILLING, FOUNDATION WALLS M05T BE LATERALLY SUPPORTED BY FLOOR CONSTRUCTION AT BOTH TOP AND BOTTOM OR BY ADEQUATE TEMPORARY BRACING. 3, EXTERIOR DAMP PROOFING SHALL COMPLY W/ A5TM E514. THE DAMP PROOFING SHALL. BE APPLIED TO FOUNDATION WALL ABOVE GRADE AND BE WATER BASED ACRYLIC RESIN, APPLIED TO 5 MIL THICKNESS. WATER PROOFING SHALL BE APPLIED TO ENTIRE FOUNDATION WALL BELOW GRADE AND SHALL BE 40 MIL, POLYMER ENHANCED ASPHALT LIQUID- APPLIED MEMBRANE. 4. EXTERIOR FIBER BOARD INSULATION TO BE APPLIED OVER DAMP PROOFING. ABOVE GRADE TO BE I." THICK, CIE TISTUD (OR EQUAL) TO ALLOW FOR SIDING APPLICATION. BELOW GRADE TO BE R -5, I %{m THICK FIBERBOARD (WATCHDOG OR EQUAL), SILL PLATE TO OVERHANG FOUNDATION BY APPROX. %" TO ALIGN FOUNDATION INSULATION W/ SHEATHING ABOVE. A GROUND BREAKER PRODUCT WILL BE USED TO TRANSITION FINAL GRADE TO SIDING MATERIAL. 5. WALLS WITH EQUAL BACKFILL ON BOTH SIDES REQUIRE NO REINFORCING FOR WALL LENGTHS LESS THAN 25' -0" LONG AND HORIZONTAL REINFORCING ONLY FOR WALLS LONGER THAN 25' -0" S. t INDICATES NUMBER OF TRIM JACKS AND KING STUDS AT WINDOW OR DOOR OPENINGS. RADON NOTE: • MAIN FLOOR CEILINGS TO BE V -1 I/8" ROUGH CEILING HEIGHT (UN.0) • T.C. MAIN FLOOR WINDOWS TO BE FRAMED AT V -0" (UNOJ • ALL EXTERIOR HOUSE AND GARAGE WALLS TO BE 2x6 (U.N.C.) • GARAGE /HOUSE COMMON WALLS TO BE 2x6 (UN.O.) • INTERIOR WALLS TO BE 2.4, WITH EXCEPTION TO THE 2x6 PLUMBING AND BEARING WALLS PER PLAN (UN.O.) • WINDOW AND DOOR HEADERS TO BE (2) 2.10 (UN.OJ • SEE DETAIL II/5 FOR TYPICAL WINDOW FRAMING • ALL DIMENSIONS ARE TO ROUGH FRAME (UN.O.) • S.R.O. SIZES LISTED ARE THE FINISHED SHEETROCK OPENING WIDTH AND HEIGHT PER PLAN • Z INDICATES A LOAD BEARING POINT (2) 2x6 • INDICATES NUMBER OF TRIM JACKS AT WINDOW HEADERS UNLESS A 2 STORY WALL SITUATION IS PRESENT • FLOOR BREAK INDICATES A CHANGE IN FLOORING MATERIAL, REFER TO THE SPECIFICATION INFORMATION FOR ACTUAL FLOORING MATERIALS SELECTED • REFER TO SPECIFICATION INFORMATION FOR ALL APPLIANCES AND THE APPROPRIATE ELECTRIAL AND /OR GAS HOOK -UP REQUIREMENTS FOR EACH. • REFER TO SPECIFICATION INFORMATION FOR ALL TUB AND SHOWER SURROUND MATERIALS • REFER TO SPECIFICATION INFORMATION FOR ALL KITCHEN CABINET FEATURES WHERE AVAILABLE PER CABINET SUPPLIER • ALL SHELVING TO BE WIRE, (UNQ). PROVIDE MAX. DEPTH WIRE SHELF (PER MANUFACTURER) AT LINEN AND PANTRY CLOSETS. LENNAR WILL BE INSTALLING: A "PASSIVE RADON READY" SYSTEM. ALL BASEMENT SLABS WILL HAVE A MIN. 4" CLEAN AGGREGATE, COVERED BY 6 MIL POLY. THIS POLY WILL HAVE 12" LAP AT ALL SEAMS. ALL TEARS OR PUNCTURES WILL BE SEALED OR COVERED BY POLY. ALL OPENINGS WILL BE SEALED USING POLYURETHANE CAULK OR ELASTOMERIC SEALANT AT ALL OPENINGS. ALL SUMP BASKETS WILL HAVE SEALED LIDS. LENNAR WILL INSTALL A 3" GASTIGHT PVC PIPE, AND WILL BE CONNECTED TO THE [)RAN TILE SYSTEM. USING A "T" FITTING, INTO THE DRAIN TILE SYSTEM. WE WILL USE THE SHORTEST ROUTE TO EXIT THE ROOF SYSTEM, WITH A MAX. OF 2 SO DEGREE ELBOWS. IN UNCONDITIONED AREAS, THE RADON EXHAUST PIPE WILL BE INSULATED WITH AN R4 SLEEVE. THIS PIPE WILL BE LABELED "RADON REDUCTION SYSTEM" AT ALL ACCESSIBLE LOCATIONS. ALSO, ALL RADON PIPES WILL BE LABELED AT ALL FLOORS FOR FUTURE REFFERENCE. AT ROOF EXIT LOCATIONS, WE WILL MAINTAIN A Ira' DISTANCE TO ANY WINDOW LOCATION, 2' BELOW EXHAUST POINT AND ANY ADJACENT STRUCTURE. THE LOCATION OF THE EXIT POINT, IN TRUSS AREA, WILL BE CLEAR OF ANY OBSTRUCTIONS WITHIN 24" HORIZONTALLY AND 36" vERTICALLY. LENNAR WILL INSTALL AN OUTLET AND PULL CHORD LIGHT FOR FUTURE EXHAUST FAN ADDITION. UP FOLD - -- - -- O GUT HOUSE WRAP PER DIAGRAM. GUT UPPER FLAP AT 45' I I I I I � I I I I I I I HOUSE WRAP CUTTING PATTERN HOLD UPPER FOLD OUT UNTIL FINAL STEP (DAILY 10" FLEX WRAP TO SILL OF I WINDCW OPENING I I �I I� AFTER FLEX WRAP 3 INSTALL, FOLD 51DE HOUSE WRAP FLAPS OVER FLEX W-P AND TRIM / FASTEN. FLEX WRAP OINSTALL JAMB STRIPS OVER INSTALLED WIND- 6 RIP UNDER UPPER HOUSE WRAP FOLD. I I I I I I I I I I I I I I I I OINSTALL WINDOW. UNDER HEAD O DROP UPPER FOLD HOUSE WRAP FOLD OVER HEAD STRIP APPY CAULK BEHIND AND TAPE OVERCUT SEAMS OWINDOW FINS PRIOR TO SETTING WINDOW INSTALL DRIP 6 CAP UNDER SEND WRAP BEND CORNERS J DOWN EACH SIDE. Li 7P�Y�II�I� IDI�ZP�411III� � ScALE: NO SCALE KINGSTON -(AU KING5TON-(A2) KINGSFIELD -(AI) KING51FIELD -(A2) KINGSTON -(BI) KING5TON-(B2 ) KINGSFIELD -(BU KING5FIELD -(52) LAKEWOOD -(AU LAKEWOOD-4A2) LAKEVIEW -(,41) LAKEVIEW -(A2) LAKEWOOD-IBIJ LAKEWOOD -(52) LAKEVIEW -(BU LAKEVIEW -(82) KINGSTON -l'AU LAKEWOOD -(A2) KINGSFIELD -(AI) LAKE V I EW4,42 ) KINGSTON-(BU LAKE WOOD -(B2 ) KINGSFIELD -(BU L4K €VIEW -(52) LAKEWOOD -(AI) KINGSTON -(A2) LAKEVIEW -(AU KING61FIELD -(A2) LAKEWOOD-(BU KINGSTON -(52) LAKEVIEW -(BI) KINGSFIELD -(152) SQUARE FOOTAGE: SHEET INDEX - AI COVER A2 (AU PLANS 43 (Al) ELEVATIONS A4 (AI) SECTIONS A5 (A2) PLANS 46 - (42) ELEVATIONS Al (A2) SECTIONS 48 (51) PLANS AS (51) ELEVATIONS 410 (BU SECTIONS All (52 PLANS AI2 (62) ELEVATIONS AI3 (B2) SECTIONS 414 (GU PLANS 415 (Cl) ELEVATIONS A16 (Cl) SECTIONS AIT (G2 PLANS AIS (C2) ELEVATIONS A19 (C2 SECTIONS 420 TYP. FOUNDATION DETAILS A21 TYP. FRAMING DETAILS E22 (AI) ELECTRICAL E23 (A2) ELECTRICAL E24 (BU ELECTRICAL E25 (52) ELECTRICAL E26 (Cl) ELECTRICAL Ell (C2) ELECTRICAL 634 - STRUCTURAL DETAILS 63C - STRUCTURAL DETAILS 64A - BRACED WALL / DETAILS 54C - BRACED WALL / DETAILS LAKEWOOD-(BU KINGSTON -(52) LAKEVIEW -(BI) KINGSFIELD -(152) SQUARE FOOTAGE: KINGSFIELD - LL FINISHED - 12 MAIN FLOOR - 1((010 4 SEASON PORCH - 144 TOTAL FINISHED - 1T/o% LL UNFINISHED - 1598 GARAGE I - 514 GARAGE 2 - 4S3 SQUARE FOOTAGE: LAKEVIEUJ =L FINISHED - 12 MAIN FLOOR - 1448 TOTAL FINISHED - 14(00 LL UNFINISHED - 143((0 GARAGE 1 - 52(o GARAGE 2 - 505 SCREEN PORCH - 1(00 KINGSTON -CCU KING5TON -(C2) KINGSFIELD -(CU KING5FIEL1)-(C2) LAKEWOOD -(CU LAKEWOOl lC2) LAKEVIEW -(CU LAKEVIEW -(C2) KINGSTON -(CI) LAKEWOOD -(C2) KINGSFIELD -(CI) LAKEVIEW -(C2) LAKEWOOD -(CU KINGSTON -(C2) LAKEVIEW -(CU KINGSFIELD-lC2) f=',4 UJ,4'' TUJ1NH0t­1E <NGSTON 4 LA<E JOOp i<ING5FEL[) $ L,4 <EVIEUJ LENNAR' MN Builders License No. 1413 I O N O \ N a o a } m O o D Z w H a > > > a KZ WDOp wF pU pug a w aD a aU O NS =mow w 1= w O;=w ZK O 00O w0 w Nra 5 H . r W02D O >� N 0 O 10H ®2t/1pw -U0 Z�N Da =.- z z W J 1 i m b a 0 b b b � VI N C= a b � a U O Z O > 3 p a o LOT NO. BLOCK NO. ADDITION NO. FN: TITLE: COVER SHEET: A 1 KINGSTON LL FINISHED - 1002 MAIN FLOOR - I/ol0 4 SEASON PORCH - 144 TOTAL FINISHED - 215G LL UNFINISHED - /008 GARAGE 1 - 514 GARAGE 2 - 4S3 SQJ,ARE SOOT 4 OOD LL FINISHED - 54(o MAIN FLOOR - 1448 TOTAL FINISHED - 2294 LL UNFINISHED - (002 GARAGE 1 - 52(0 GARAGE 2 - 505 SCREEN PORCH - 1(00 KINGSTON -CCU KING5TON -(C2) KINGSFIELD -(CU KING5FIEL1)-(C2) LAKEWOOD -(CU LAKEWOOl lC2) LAKEVIEW -(CU LAKEVIEW -(C2) KINGSTON -(CI) LAKEWOOD -(C2) KINGSFIELD -(CI) LAKEVIEW -(C2) LAKEWOOD -(CU KINGSTON -(C2) LAKEVIEW -(CU KINGSFIELD-lC2) f=',4 UJ,4'' TUJ1NH0t­1E <NGSTON 4 LA<E JOOp i<ING5FEL[) $ L,4 <EVIEUJ LENNAR' MN Builders License No. 1413 I O N O \ N a o a } m O o D Z w H a > > > a KZ WDOp wF pU pug a w aD a aU O NS =mow w 1= w O;=w ZK O 00O w0 w Nra 5 H . r W02D O >� N 0 O 10H ®2t/1pw -U0 Z�N Da =.- z z W J 1 i m b a 0 b b b � VI N C= a b � a U O Z O > 3 p a o LOT NO. BLOCK NO. ADDITION NO. FN: TITLE: COVER SHEET: A 1 ,A W�JldlLl �iJ/ILJll 1C �ltJdV lUl��ll ®dV 2 SCALE: Ila' I'- m 2A GOURMET Zff7CIHIZN OPT HON SATE 0. T. MAX"11 TILES i2" 3l 12" 3 IN ALE: EIP IId�(- 0" IEII IE�7 41ZCII ®N 2 SCALE: 3l8 I'- 0 WOOD MANTLE BY GAB. MANOR B I 3 I I I I I 3 HB 2n As ��P�AC Ro a2 w. A I x i9 5 /e"HD. I MAX"11 TILES i2" 3l 12" 3 IN ALE: EIP IId�(- 0" IEII IE�7 41ZCII ®N 2 SCALE: 3l8 I'- 0 1001KO UT 1FO URDAT11(am 2 SCALE: 1/4" • I'- , 3/4 "I IS'- 101/4" FR -CL 3' -8 114" 3' -0 1/2" 3' -0 1/2" 3' -0 12" 3' -2 1/4" 3/8" 3 I � Q I�\ (313x10 H -TYP. 3/4x6/0 - 2 9H � r d� 4x4 CEDAR PST. (T P) -ALL EXPOSED WOOD TO BE CEDAR z 514x6 CEDAR DECKING w/ SCREEN BELOW FOR FLOOR U INYL SOFFIT a LG 3G -VINYL LAP SIDING AT — WALLS = 9 OPEN JOISTS 'ROUGH-IN CLG. FAN u/ LIGHT B - nl `3' -S I/2" C I m0 m m m_ yIr 6/0x6/8 SLl PATIO DR =' 4 I14 �q W / ?RANSOM ABOVE (2) S i/'" LSL PEEN .. :' .L:�•W. VENT THRU B 3 ROC' ILIP r S i \wvr e s, KF LR B EAIGS - I6' -I m CNUT Sv g N � 1 43" H. 2x4 WALL SO" L QR m ONG W I � N/ n TP °-S BREAK s 0 wU D- BL-_ -- :ICE � m i Q RGANIZE IIICCCi ___ 2' 11 13 9 C G. B n � w x� 4' -0 5/ 8 TILL D. �� 0 8a m ry 42 H LOW WALL Y �EFR Q r - o r W/ WD GAP WLI LL ry ....�:w„ .. ..... ".. 5' -2 12}" r - ,3' -10 I/8 W/ NE 2 -I 3/4 '-1 1 .._3 34 SKTC U q B R 40" _� L J �u m yl 7" LANDI s c K p m J _ 3 5 FL D ......_ . ........ ..... - .. R 5 ml m ¢B �� FLOOR BREAK 'u �0 CLG. 9W WU 9X .. I-IEARW LL SEE q Im- N � BOX -OUi W/ WD OAP - a GIRDER TRUSS -. - -..- . -..- TRUSSES m 24 O.G. 3 I A - - - - 4' -(p" r----- 16'x8'9TL GARAGE DOOR 0 42" POURED CONC. - SIDEWALK ST—TURAL NOTE: GARAGE STUDS LCNGER THAN 10'-0" J TO BE $PF. � OR BETTER 16" O.C. GARAGE STUDS LESS THAN 10' -0" 3 TO BE STUD GRADE 16" O.C. I I � 3' -1 112" 3'-71/T cINC. rI�KI L (2) II T /e" SL - nI TR - 2' -4 1/2" 12' -0" 19'-10 I /4" FR-CL U 2 M,&EjV ll•IU(0)(C)JR PLAN 2 SCALE: 1/4" • I'- 0" O N o N N m � W o m W W W Z Q Q > > > Kz OO H pU >� J z ao � a NF = w H oFw -z p Q HO z ODU w (n Q � poxes O >� o = � N OQaF ®FVIpW ]z O (A z Z J b �Y R Pb R N O w O a � r w w O a > O o LOT NO. BLOCK NO. ADDITION NO. PH: TITLE: PLN -A1 SHEET: A 2 I 3 I I 3 HB 2n N -,-�'. .._.. _ r: ....- .... -.- .. x. u .. 6 6 48 POSTWALL [312 %12 TREATED I ON 18 x S" FTG (2) 9 1/2" LSL i Ia)2xlo � fff I '� I 1� < � .. SPACING P'ER MANUF q . 1xi0 REA ED LEDGER 4' -0 1/2" 1,,- 4 1/4" I`` I FLASHED, � BOLTED TO HOUSE -� h v I I Bog 2x6 STUDS I6" G -� . 30x8 GONG. FT G. SPACING PER MANUF. '. Jil- I A/C i Q 34 #' L JI I6' -2 3/4" 3' -3" 4' -3 3/4 E,'-4 1/4, e gym, z -r' I s 1 o r WA I I - B -4" POURED WALLS m � � JJ CLG. HGT. MAY VARY rr M NANICA NO Wd ~� MECHANICAL RUNS TO JJ C I BE WITHIN FLOOR TRUSS :. - SYSTEM A5 P0651BLE _ I i 4 e•I. I rcI I r., UNFIND N' • RAIL }I EWEL PST Va"IRCEIR FLI4 0 3 -9 3 /E{" = ''I BREAK g o r — �LANOtiG � I �TU� IEwEL PgT m II °9 r I '. rF O �� suMPJ I L_J NO LE9DGE� IL ELEC.METER __ -- r 5/6 "TYPE 'k'GYPBD. .� S��T��RINGEppRS r - -- -- - - - - -- - - - -- T MIN, pEOF M(NOTAPE/PAINT)E r GAS METER ELEC. PANEL I I S I I .. Fr IDS I I I I I I I I o_ I TA h I ` S'ACII PER OF T I I H' :. I leueaYnY��e I I° I I NB 41 I I I I I I zm I gL.. . ... .- L -- I —. 12 .—CUT ASV. (PER PL_) VERIFY LOCATION W/ MAIN FLR. PLAN I I I •�. I I I I I I I f•., I I I I I SEE SHEET 63 FOR PORTAL WALL DETAIL — --------------- - - - - -- u J .. r 9' -10 1/4" I- 32'-0" 1001KO UT 1FO URDAT11(am 2 SCALE: 1/4" • I'- , 3/4 "I IS'- 101/4" FR -CL 3' -8 114" 3' -0 1/2" 3' -0 1/2" 3' -0 12" 3' -2 1/4" 3/8" 3 I � Q I�\ (313x10 H -TYP. 3/4x6/0 - 2 9H � r d� 4x4 CEDAR PST. (T P) -ALL EXPOSED WOOD TO BE CEDAR z 514x6 CEDAR DECKING w/ SCREEN BELOW FOR FLOOR U INYL SOFFIT a LG 3G -VINYL LAP SIDING AT — WALLS = 9 OPEN JOISTS 'ROUGH-IN CLG. FAN u/ LIGHT B - nl `3' -S I/2" C I m0 m m m_ yIr 6/0x6/8 SLl PATIO DR =' 4 I14 �q W / ?RANSOM ABOVE (2) S i/'" LSL PEEN .. :' .L:�•W. VENT THRU B 3 ROC' ILIP r S i \wvr e s, KF LR B EAIGS - I6' -I m CNUT Sv g N � 1 43" H. 2x4 WALL SO" L QR m ONG W I � N/ n TP °-S BREAK s 0 wU D- BL-_ -- :ICE � m i Q RGANIZE IIICCCi ___ 2' 11 13 9 C G. B n � w x� 4' -0 5/ 8 TILL D. �� 0 8a m ry 42 H LOW WALL Y �EFR Q r - o r W/ WD GAP WLI LL ry ....�:w„ .. ..... ".. 5' -2 12}" r - ,3' -10 I/8 W/ NE 2 -I 3/4 '-1 1 .._3 34 SKTC U q B R 40" _� L J �u m yl 7" LANDI s c K p m J _ 3 5 FL D ......_ . ........ ..... - .. R 5 ml m ¢B �� FLOOR BREAK 'u �0 CLG. 9W WU 9X .. I-IEARW LL SEE q Im- N � BOX -OUi W/ WD OAP - a GIRDER TRUSS -. - -..- . -..- TRUSSES m 24 O.G. 3 I A - - - - 4' -(p" r----- 16'x8'9TL GARAGE DOOR 0 42" POURED CONC. - SIDEWALK ST—TURAL NOTE: GARAGE STUDS LCNGER THAN 10'-0" J TO BE $PF. � OR BETTER 16" O.C. GARAGE STUDS LESS THAN 10' -0" 3 TO BE STUD GRADE 16" O.C. I I � 3' -1 112" 3'-71/T cINC. rI�KI L (2) II T /e" SL - nI TR - 2' -4 1/2" 12' -0" 19'-10 I /4" FR-CL U 2 M,&EjV ll•IU(0)(C)JR PLAN 2 SCALE: 1/4" • I'- 0" O N o N N m � W o m W W W Z Q Q > > > Kz OO H pU >� J z ao � a NF = w H oFw -z p Q HO z ODU w (n Q � poxes O >� o = � N OQaF ®FVIpW ]z O (A z Z J b �Y R Pb R N O w O a � r w w O a > O o LOT NO. BLOCK NO. ADDITION NO. PH: TITLE: PLN -A1 SHEET: A 2 TO PLATE FH eEE upFK o�ER FCR� I'II IIII mIIfIITIEmllflffllfl Fn Timm In nloolnrnouuuulllNll oououlnuulo I III II III IIII I II IIII III II II II II II II II II II II 5" VINYL TRIM rr 70— FmND.- - -- -- SEE SEC. FOR II v SCREEN PORCH STEPS SPECS. 9 v - VERIFY GRADE I I N T.O. FOUND 2 gy111U/1L"e lU" Ld1Ce ,Y a lid ® ®1NUU lV LL j SCALE: TO. FTG. Ll 6, T.O. PLATE 0 0 if IlllmllfIm mNflfflTri HIRTFIR Illl II II II II II II II II II II II II IIII III II II II II II II II II II II �� 41 5 I11,,,b ",II IIII III II II II II II II II II II II " VINYL TRIM F,I!L! ILII l TO. LATE - SEE SEC.. FOR II v SGREEN PORCH STEPS m SPECS. II • � II = II m 7�T7�m j VERIFY GRADE j. SCALE: TO FOUND. I ' 4 1NJGC111N LCe11eLG V a L.e�UU1N ®lS.! ll O_PLATE .O. SUBFL. O. FOUND. T.O. FTC.. To. PLATE T.O. PLATE a 7 � a T.O. SUBFL. -_ T.O. ID.. T.O. PLATE T.O. PLATE a T.O. SUBFL. - .O. FDN. OPEN- 5 ll11G�11�1 1GW1G �Y o W �lld1N ®lU 11 TO PLATE T_O_SUBRL. T.O. PLATE To. FOUND. / / / / A_PLATIH / i A, I 1 AIJEL SHUTTER ONE SILL T.O. SUBFL. -PON. BRACKET - DTL155X -11 6 ILI® ®1P PLAN I�IP3 ®i�Ti" IEI�I��Id��['I( ®RT ° ILAI�IE�l1IIE� .4�Il GENERAL NOTES: • VINYL LAP /SHAKE SIDING AT FRONT, SIDES AND REAR OF HOME (UN.0) • REPLACE 5 /V'GYP. SHEATHING WITH 5/S" OS$. SHEATHING BEHIND ALL VINYL SHAKE APPLICATIONS • ALUMINUM FASCIA WITH VINYL SOFFIT ON ALL SIDES OF HOME, INCLUDES PORCH CEILING (UN.O.) • ALL TRIM BOARD MATERIALS AT FRONT OF HOME TO BE 5/4X "M IRATEC" (UNO.), SIZED PER PLAN • ALL TRIM AT SIDE/REAR OF HOME TO BE 5" VINYL LINEAL (UN.O.) • INSTALL HOUSE WRAP AROUND ENTIRE HOME, INCLUDING GABLES, SEE DETAIL 1/1 FOR INSTRUCTIONS FOR WRAPPING THE WINDOWS. • WINDOW GRID PATTERN SHOLLN 15 REPRESENTATIONAL ONLY. PATTERN MAY VARY SLIGHTLY PER WINDOW MANUFACTURER ROOF VENT INSTALLATION NOTES: IW�TUE==EATToWIM "E ­H cuN Roan THE RoDFa IRE ruE 0-5,, TO EE cur wRwER D— FRaN 'rmoF Rlp# To aLl w REa — &DE Roc rENre..SEE Ram Pta d. TD B RQtovED FRxI —EA TH — R -F—ED DR PERFENDICULAR RacF 9YSrEHS Fai FR:PER AIR NovENENT. ND RooF yENi oPENING6 WITHIN 36 O N O \ N N LL O Y Lb .. ❑ O p Z W W 3 N N ut a a > > > OZ 00 LLF pU >� J a� a w Z ao a v, F = w H LLO��i O p Z w0V0 w(n Q D3 r W02] o >� O N K N Ka }Z p �H ®2(�OLL Uo ,CZQ , Z JNI� z u II Tr r ,® O b C9 R b a 0 a � H d U O 3 a > O a � LOT NO. BLOCK NO. ADDITION NO PIN: TITLE: ELEV -A, SHEET: Q,3 r 6x6 iR POSTS WOOD MANTLE 13/4" FR -CL �. 8 � -- - - - - -- I z �. TR. POSTS ON rl) 2.10 M 0 (l) 2.10 TR� 1 6" x 46" FDN. WALL W/ IS" x V. FTG. NDV4236 AS FIREPLAC I _ :! (IJ 3xd0 TR 1 Go 2x10 T /l) R� 14' -9 3/4" 32:_0a rtM � 1' -4 1/2" 9' -2 3/4" 10 1' -2 = W 1 16' -1 114" 14' -S 3/4" \ 7' -4 1/2" 9' -2 3/4" 7. -1" 2 l /8" E Q 2x10 TREATED LEDGER FLASHED, e BOLTED TO —SE I pj I a - �O --1 TO .Z. - T3f91 /2"Z6T I L6L ::: _ ' I RNL ��r�r�� -Tr-����rr,� I LL BrDR LE lu' IA WALIK(C lVll if' ®lSJ1V11Ut11llll�1V 2 KALE: I/4" • 11- O" W> - 00 Ta 9 G G. �u O RRAA 1 l>L w,L dl WRW E : B K Z 1 n ........_ .. ............. _ ryryvv ASG �g7�sv�v 77y �7(v�v- �9T�77�v ip�i7�77���i7TT�+Tp� ��s 77 77�I7�i� ice': T�7 �(}�Tp�v� 2A ltp ®ISJ�dV111i'dll 11illlll\l+lllllGdV ®1C llll ®dV 2B RDj211GdV J[ZjA1 /1GEEfZ 3A T' ll (GY)To y0 W APPROX. 72" 6x6 iR POSTS WOOD MANTLE 13/4" FR -CL �. 8 � 2l3x10 I 6'x48" FFM WALL W/ 18" x 8" FTG. 610x6/5 5L PATIO DR. 3/4x6/0 SH 3/4x6/0 5H / rl) 2.10 M 0 (l) 2.10 TR� 1 NDV4236 AS FIREPLAC I _ AO FLUSH HEA 12" 31" RTH 12" /\ 7�+ "T�j�F7N,vIBNE�D DIMMENISICIRS / A \ 1L"lllllJl'e�11d�lSxiJ1`e 1Ce1L91Ce V %llllJl ®1V / KALE 2 SCALE: I/ 8 �T in o � 4 O I m . 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FEN. 6 ROOF TILAN 3 SCALE: I- • I'- 0' IFIRONT IE1IF7ATTQ1vq ° ZIN0,5IFEZI D AIl 3 SCALE: 1/4" = I'- 0' GENERAL- NOTES: • VINYL LAP /SHAKE SIDING AT FRONT, SIDES AND REAR OF HOME (UN.O.) • REPLACE 5/5 "GYP. SHEATHING WITH 5 /S" 0.62, SHEATHING BEHIND ALL VINYL SHAKE APPLICATIONS • ALUMINUM FASCIA WITH VINYL SOFFIT ON ALL SIDES OF HOME, INCLUDES PORCH CEILING NNA) • ALL TRIM BOARD MATERIALS AT FRONT OF HOME TO BE 5/4k "MIRATEC" (UN.O.), SIZED PER PLAN • ALL TRIM AT SIDE/REAR OF HOME TO BE 5" VINYL LINEAL (UN.O.) • INSTALL HOUSE WRAP AROUND ENTIRE HOME, INCLUDING GABLES, SEE DETAIL 1/1 FOR INSTRUCTIONS FOR WRAPPING THE WINDOWS. • WINDOW GRID PATTERN SHOWN IS REPRESENTATIONAL ONLY. PATTERN MAY VARY SLIGHTLY PER WINDOW MANUFACTURER ROOF VENT INSTALLATION NOTES: MS-1— OVER e" WIDE .'S" HK.H OFENAYB 411X.— DEBD �NTB. �EE PL BOO= 5'.$AT— — EW�ATU T TO EE BEHOVED Rxa-I ovER- FBAHEO D�LAR =:=E sF- I— R All H—T. O N O \ N N w O m Z W W W W 3 N N h Q ❑ KZ OO WF pU >1 01- a w ao � a OF = w O ❑ Zw0V0 w NrQ O >� D N d. W N KQ }x p �H ®2�0 UWO ,Z , Z gNn z u II ff 6i Qq FI a a b �J N w tt ❑ z❑ Q � U O 3 a O a � LOT NO. BLOCK NO. ADDITION NO PH: TITLE: ELEV -A1 SHEET: Q,3 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 June 19, 2019 TO Brad Martens cc City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, 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: • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net Development Rights and OS &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 the January 24th Work Session. The Council directed staff to schedule a public hearing. The Planning Commission held a public hearing on April 4th and recommended approval. The City Council tabled this item on April 25th. A revised map was presented at the May 23rd meeting. The ordinance is expected to be adopted on June 25tH 2. 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 subdivision is currently incomplete. Upon receipt of the missing items, staff will schedule this request for Council action. 3. 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. 4. Rolling Hills Acres Preliminary Plat at 6730 Rolling Hills Road (City file 19 -004). This application for a four -lot subdivision is incomplete and will be scheduled for a public hearing at the Planning Commission and City Council action when deemed complete. 5. Tabor Initiation of Expiration of Agricultural Preserve at 19450 Gleason Road (city file 19 -009). The Tabors are initiating expiration of agricultural preserve. The Council is expected to take action at the June 27th meeting. 6. Corcoran Self - Storage PUD Amendment (City file 19 -010). E & R Investments, LLC submitted a request for approval of a PUD Amendment to the approved Phasing Plan for Corcoran Self Storage. The change to the phasing plan will be reviewed by the City Council at their June 271h meeting. 7. Comlink Midwest Site Plan, CUP, Variance and Rezoning at 23405 CR 10 (City file 19 -011). The request is to allow construction of a contractor's yard in the Rural Commercial (CR) district over 3 -5 years. Phase 1 is for the 20, 000 square foot Utility Construction building. This item is scheduled for a Landform�, SensiblyGreen� and Site to Finish are registered service marks of Landform Professional Services, LLC. 1 public hearing at the July 91 Planning Commission and Council is expected to act on July 251 meeting. 8. Ravinia 131h Addition Final Plat, Final PUD and PUD Amendment (City file 19 -012). Lennar is requesting approval of a PUD amendment to allow twinhomes for a portion of the site where the villa homes were planned and a PUD amendment to allow garage forward design for these twinhomes. The project also includes single family Landmark homes. This item is scheduled for review at the July 91 Planning Commission and Council is expected to act on July 251 meeting. 9. Site Plan and Conditional Use Permit for Lithgow Automotive at 20055 751h Ave N (PID 26 -119- 23 -11 -0037) (City File 19 -013). The business currently operates out of Tom Lithgow's home and has grown to the point where a commercial site is required. The business would move to the existing building and make modification to the site and the building for the auto repair. This item is scheduled for a public hearing at the July 91 Planning Commission and Council is expected to act on July 251 meeting. 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. 2. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (City file 12 -002). Hope Ministries submitted a request for a conditional use permit to allow a cemetery west of the existing church. The application was approved by the City Council on March 22 "d 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. The applicant was granted another extension at the February 28, 2019 Council 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 permit, variance and site plan approval. The project was reviewed at a public hearing at the June 4th Planning Commission meeting and was approved by the City Council on June 251h. 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. 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 161h followed by three community open houses /events and several commission meetings and Council work sessions. The Parks and Trails Commission reviewed at their March 201h 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 MEMORANDUM systems. The final draft was approved at the March 141 meeting and submitted to the Metropolitan Council. 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 241h 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. Rezoning, Preliminary Plat and Preliminary PUD for U.S. Home Corporation (dba Lennar) for "Ravinia 11th 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. A public hearing was held on February 71h and the City Council approved on February 28th 9. 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. A public hearing was held on February 7th and the City Council approved on February 28tH 10. Bellwether 2nd Addition Final Plat and Final PUD Development Plan (City file 19 -001). The application is for PUD final plan approval for 79 lots and final plat approval of 50 lots. The Planning Commission held a public hearing on April 4th and recommended approval. The City Council approved the request on April 25tH 11. Ravinia 12' Final Plat and PUD Amendment (City file 19 -002). The application for final plat would dedicate the remaining right -of -way for Gleason Parkway. The PUD Amendment is a request for a change in unit type. The Planning Commission held a public hearing on April 4th and recommended approval. The City Council approved the request on April 25tH 12. Larkin Road Final Plat (City file 19 -003). This is a request for preliminary plat for a two -lot subdivision with a private drive. The item was approved by the Council on April 251H 13. *Ravinia 11th Final Plat and Final PUD Plan (city file 19 -005). The request is for 14 lots on the Nichols property. The preliminary approvals were granted on February 28th. The Planning Commission reviewed the item on May2nd and the City Council approved the request at the May 231 meeting. 14. *Applewood Point Sketch Plan at 19220 County Road 10 (PID 25- 119 -23 -14 -0003) (City File 19- 007). Trek Development, Inc. has submitted a sketch plan for a residential development with a multi- family building and single - family homes. The Council reviewed a different sketch plan at the May 24, 2018 meeting and indicated support. The Council reviewed this item and provided comments on April 25th. 15. * Strehler Sketch Plan and Topo /Wetland Waiver at 22505 Strehler Road (city file 19 -008). The applicant is requesting Council comments on a potential subdivision to create a lot without frontage on a public street. Additionally, the applicant is requesting approval of a topographic survey and wetland delineation waiver. The Council approved the request at the May 231 meeting. 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: July 9, 2019 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report The Planning Commission last met on May 2, 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 May 9, 2019 Council Meeting • Annual Fire Department Report o Heard an annual report from the Rogers Fire Department • City Hall Remodel — Design, Finance Plan, and Contractor o Directed staff to proceed with designing the remodel based upon option Al; authorized stafff to engage Kraus Anderson for the project • Public Hearing — 2019 Dust Control Program o Held the public hearing; approved the resolution ordering the improvement with an amendment regarding Nystrom Lane • City Council Minute Discussion o Discussed information included in City Council minutes • Wildflower Park Irrigation Plan o Approved staff to install irrigation equipment in the park as presented • Planning Commission Resignation o Accepted the resignation of Dorothy Theis from the Planning Commission; appointed Dean Vehrenkamp to fill the vacancy • Maintenance Operator Recruitment o Authorized the Mayor and City Administrator to make a job offer for the position • Zamboni Purchase Opportunity o Authorized staff to bid up to $6,500 for a replacement Zamboni We] • Stieg Road Neighborhood Meeting Recap o Heard a recap of the meeting that took place on April 25`h May 23, 2019 Council Meeting • Years of Service Recognition — Ryan Burns, 25 Years o Presented a plaque to Lieutenant Ryan Burns for his 25 years of service • 2018 Audit o Heard a presentation on the annual audit; accepted the audit as presented • Final PUD and Final Plat for Ravinia 11th Addition o Approved the items as presented which allows for 14 single family detached lots at 6351 CR 101 • Sketch Plan Review and Topography and Wetland Waivers for 22505 Strehler Road o Approved the waivers; provided feedback on allowing access through an easement • Guidebook for Self -Tour of Residential Developments o Reviewed information on various developments around the metro area; scheduled a work session for 5:30 pm on July 25th • City Initiated Development Rights Program and Open Space and Preservation Ordinance Amendment o Directed staff to finalize the update based upon the information presented • Code Enforcement Appeal o Denied the appeal; received a mitigation plan and directed staff to review that plan • Low Cost Paving Options o Reviewed options for lower cost options for paving gravel roads; directed staff to bring back additional information for consideration • Union Negotiation Council Liaison o Councilmember Schultz to be Council liaison for union negotiations June 13, 2019 Council Meeting • Commissioner Recognition — Dorothy Theis o Approved a resolution honoring Dorothy Theis for her distinguished to the City of Corcoran • Non - chloride Options for Dust Control o Discussed non - chloride options for dust control • Resolution Supporting Highway 610 Extension Project o Approved a resolution supporting the project Highway 610 extension project improvements at 1 -94 and County Road 30 • Resolution 2019 -45 — Recognizing the Fire Arms Safety Program o Approved the resolution recognizing volunteers and donors for the 3711 annual Fire Arms Safety Program • 2019 Cleanup Day Recap o Received an update on the 2019 Cleanup Day event rkel • Zamboni Purchase o Received an update on the successful acquisition of a 1986 zamboni from an auction June 27, 2019 Council Meeting • City Initiated Development Rights Program and Open Space & Preservation Ordinance Amendment o Approved the amendments as presented • Park Bench Installation o Approved a request to install and name a bench in the Ravinia development • PUD Amendment to Modify the Phasing Plan for E +R Investments, LLC o Approved the phasing plan modification as presented • 2020 Budget Assumptions and Timeline o Provided staff direction on items for inclusion in the first draft of the 2020 budget Attachments: None