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HomeMy WebLinkAbout2015-03-23 PACKET 06.2.STAFF REPORT CASE: SP2015 -008 ITEM: 6.2 MEETING REVIEW DATE: 3/23115 TENTATIVE COUNCIL REVIEW DATE: 4115/15 APPLICATION APPLICANT: American AGCO REQUEST: Site plan approval for the construction of an 96,000 square foot warehouse and light industrial use that will be attached to the west side of AGCO's existing building. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7800 97th Street South 1 -2, General Industry Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Industrial Industrial EAST: Industrial Industrial SOUTH: Industrial Industrial WEST: Industrial Industrial SIZE: 96,000 square feet DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION Grove ey Md. and P ozPedly Meet Planning Staff Contact: John McCool, Senior Planner; 651 - 458 -2874; 0 mccool(a.cottage- g rove. orq Application Accepted: N/A 60 -Day Review Deadline: N/A City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report American AGCO Expansion Project Site Plan Review Planning Case No. SP2015 -008 March 23, 2015 Proposal American AGCO has applied for site plan approval for the construction of an 96,000 square foot warehouse and light industrial use that will be attached to the west side of AGCO's existing build- ing located at 7800 97th Street South. The developer's proposal is to purchase approximately 9.2 acres of vacant industrially -zoned land that adjoins their west property line at 7800 97th Street. The proposed project includes interior remodeling for the existing building at 7800 97th Street and erecting ten bulk storage silos and a scale to weigh trucks on the west side of the new addition. A motor fuel station for supplying diesel fuel for their trucks is proposed in the central area north of their existing two principal structures. Fifty -six passenger vehicle parking spaces area proposed along the south side of the new building addition. An additional 44 parking spaces are shown as proof of parking along 97th Street. Two of the existing private access drives will be modified, and one new private access drive at the southwest corner of the newly acquired parcel will be constructed. e ce I e fi \ / usrn - mn arer � I ba ) l+ �, P Pl - y ,Ifs '{Y -Tr 1800 ]000 AJ! eCjVh American Agco's r; Proposed Expansion ?; 7800 97th Street ' '�..U� LO t.�� 1 � ' I ii — �� /' • K Ib /AOM�sM ) Q Location Map Planning Staff Report American AGCO Expansion Project— Planning Case No. SP2015 -008 March 23, 2015 Page 2 of 14 Review Process Application Received: Not yet received. Acceptance of Completed Application: Incomplete application as of March 18, 2015 Tentative City Council Date: April 1, 2015 60 -Day Review Deadline: May 14, 2015 Planning Considerations Ordinance Criteria AGCO's two parcels and proposed acquisition of another 9.2 acres of vacant land are all zoned 1 -2, General Industry District. This zoning classification is consistent with the industrial land use designation shown on the Future Land Use Map of the City's Future Vision 2030 Comprehensive Plan, adopted on March 2, 2011. The proposed warehouse and light industrial uses operating within these structures are permitted uses in the 1 -2 District. The City's Zoning Ordinance requires site plan approval for new structures and major additions to existing structures. The purpose of the site plan review is to ensure that new development conforms to the City's development standards and ordinance regulations. All minimum building setbacks and maximum building height regulations are met for this proposed expansion. Exterior building materials for industrial buildings are required to have at least two different Class 1 and 2 materials and be composed of a least 65 percent of Class 1 and 2 materials with not more than 10 percent of the building's exterior being Class 4 materials. Class I materials include copper panels, fired clay face brick, natural stone, transparent glass, or other comparable or superior materials. Class 2 materials include architecturally - textured precast concrete panels; concrete brick; masonry stucco; specialty concrete block such as textured, burnished block or rock faced block; and tile (masonry, stone, or clay). Class 4 materials are ceramic, glass block, industrial grade concrete precast panels, smooth concrete block, smooth scored concrete block, steel or aluminum siding, and wood. Minimum parking standards and parking setbacks are compliant with zoning regulations. Background American AGCO's first phase was initiated in 2001. At that time, AGCO purchased 5.96 acres in the Cottage Grove Business Park and constructed the building located at 7900 97th Street. This building has 84,056 square feet of gross floor area. In 2005, AGCO purchased an additional 5.66 acres of land west of their current location, which is located at 7800 97th Street. This building has 59,928 square feet of gross floor area. Both buildings are 36.5 feet in height. Site Characteristics The cumulative area for the properties at 7800 and 7900 97th Street is approximately 11.6- acres. Both sites are relatively flat with private stormwater basins along the north- central property boundary. The parcel at 7900 97th Street has 444.59 feet fronted along 97th Street. There is a 40 -foot wide drainage and utility easement along the east property boundary line. This building has 84,056 square feet of total gross floor area. The building's foundation area is approximately 80,928 Planning Staff Report American AGCO Expansion Project — Planning Case No. SP2015 -008 March 23, 2015 Page 3 of 14 square feet. There are approximately 105 parking spaces for passenger vehicles and approxi- mately 17 spaces for trailer storage. There are 20 loading docks along the north side of the building which can accommodate parking for 20 additional trailers. A 32 -foot wide access drive is located at the southeast and southwest corners of this site. The parcel at 7800 97th Street has 396.5 feet fronted along 97th Street. There is a 10 -foot wide drainage and utility easement along the east property line. An 18 -inch diameter concrete storm sewer pipe is centered on the property boundary line between both of AGCO's existing buildings. There are 31 passenger parking spaces along the south, east, and west sides of the building. Below is an aerial photo showing AGCOs current site: I WI w + � 36 Trailer Parking /� "ll 2 Services Bays AGCO 7800 59.W8. 1, 25 Parking Spaces ., &PropfOf Pa Kin 19pecea Y v Pi � 'w• S:ti e. y �1 �r m� I'I�ITr�I'IA�O�InPlll l ':, �-, 19 Tractor pa'kt ngt �. i 20 Loading Socks k AGCO 7900 -. a , � e it eels /aa2a,�13aura as ;� ., vea 105 Parking Spaces t 1 laloil d111BA7a "11 Sf p xa. Mg 41: American AGCO — 7800 and 7900 97th Street — 2013 Aerial Photo Proposed Development Plan AGCO is proposing to purchase approximately 9.2 acres of land west of their current property at 7800 97th Street. Their proposed expansion is summarized below: 96,000 square feet (building foundation) * 99 trailer stalls • 56 passenger parking spaces • 44 proof of parking for passenger vehicles Planning Staff Report American AGCO Expansion Project — Planning Case No. SP2015 -008 March 23, 2015 Page 4 of 14 10 fifty -ton grain bins (16 foot diameter and 34 foot height) 100 foot grain elevator height e Stormwater basin expansion 15,000 gallon underground diesel storage tank A copy of AGCO's site plan for the proposed site improvements is shown below. Landscaping and Tree Mitigation Landscaping for both AGCO's existing properties was inspected to ensure the landscaping im- provements required in 2001 and 2005 are still compliant. The overall lawn maintenance and existing landscaping was found to be generally in good condition for both properties. Based on this cursory inspection, some of plantings required in 2001 and 2005 were missing or dead. The table below estimates the number of trees and shrubs missing or dead from the developed parcels at 7800 and 7900 97th Street: Address Deciduous Trees Evergreen Trees Large Shrubs Small Shrubs 7800 97th Street 13 30 4 8 7900 97th Street 1 12 54 0 With the proposed new building addition, more trailer storage, and parking lot expansion west of the property at 7800 97th Street, an additional 9 evergreen trees, 8 deciduous trees, 19 large Proposed Development Expansion Plan for AGCO Planning Staff Report American AGCO Expansion Project — Planning Case No. SP2015 -008 March 23, 2015 Page 5 of 14 shrubs, and approximately 18 small shrubs will be removed along the west property line and west side of the building. It is required that these missing or dead plantings be replaced on the property, in addition to the required landscaping for the additional 9.2 -acre parcel. A landscaping plan, tree inventory, and tree mitigation plan have not yet been prepared. Before a building permit will be issued by the City, a landscaping plan, tree inventory, and tree mitigation plan must be submitted to the City for review and approval. The City's landscaping ordinance requires new landscaping on the 9.2 -acre site. The minimum number of trees and shrubs is based on the net square footage (gross land area minus stormwater basin area) multiplied by the coef- ficients in the table below. Overstory Deciduous Trees Coniferous Trees Large Shrubs Small Shrubs 0.0001392 0.00013 0.00039 0.00039 Because there is so much impervious surface and a large stormwater basin north of the building at 7800 97th Street, the amount of green space remaining for landscaping is significantly limited. Minimum landscaping regulations require more plant quantities than what the available green space can reasonably accommodate. For the City's consideration, an alternative compliance to the minimum landscaping standards for this type of industrial use is a cash payment to the City in lieu of planting all the trees and shrubs. This payment would be deposited into the City's land- scaping initiative account for future public landscaping improvements in this vicinity of the com- munity. If this idea is acceptable, a variance to ordinance regulations will not be necessary. City staff would not support a variance to substantially reduce plant quantities without cash payment to the City that is equivalent to the unit prices for those plant species that must be replaced and /or are not proposed to be planted. Based on the proposed site plan, City staff is requiring that the area between the new parking along the south side of the proposed building addition be landscaped with a combination of large and small shrubs. This will be consistent with the foundation plantings in the same area for the other two buildings. In addition, staff is requiring that two landscaped islands of approximately 20 feet in width be installed in the parking lot along the south side of the new building addition. De- ciduous overstory trees should be planted in these landscaped islands, thus dividing the 57 park- ing spaces and the expansive 480 -foot wall face for the new addition. Once the trees in these landscaped islands reach maturing height, it will visually help to reduce the expansive wall that is non- compliant with the city ordinance requirement that no wall face may have an uninterrupted length exceeding 100 feet without a change in plane. The location of the foundation plantings and landscaped islands is shown in the red - colored areas on the illustration below. Planning Staff Report American AGCO Expansion Project— Planning Case No. SP2015 -008 March 23, 2015 Page 6 of 14 City ordinance allows new industrial development to remove up to 30 percent of existing trees without mitigation. For the AGCO project, the applicant's ability to remove up to 30 percent of the trees without any mitigation only applies to the 9.2 -acre site. Once a tree inventory and land- scaping plan are prepared, the actual number of trees required to be planted and replaced will be calculated. If the minimum number of trees and shrubs required to be planted are proposed not to be planted, then the property owner is required to pay to the City an equivalent amount for the missing trees and shrubs. The site plan also shows the removal of existing green space and landscaping along the north property line and around existing stormwater basins. The removal of this existing landscaping is required to be replaced and does not qualify to be part of the 30 percent allowed removal without mitigation. The landscaped areas proposed to be removed are shown in the green highlighted areas on the illustration below. Planning Staff Report American AGCO Expansion Project — Planning Case No. SP2015 -008 March 23, 2015 Page 7 of 14 Parking The minimum number of parking spaces required for the property at 7900 97th Street in 2001 was 112 spaces, and 30 parking spaces for the property at 7800 97th Street for a total of 143 parking spaces. There are a total of 136 existing parking spaces and 24 "proof of parking" for the two existing parcels. With the construction of the proposed 96,000 square foot building, an additional 48 parking spaces are required. The site plan shows the elimination of 21 existing parking spaces and the new construction of 57 parking spaces. This is a net gain of 36 parking spaces and 44 additional "proof of parking" spaces. In total, the number of passenger parking spaces proposed on the site is 172 spaces and 68 "proof of parking" spaces. The total minimum number of spaces is 191 spaces. If additional parking is needed in the future, the property owner will be required to construct some or all of the 68 "proof of parking" spaces. Parking along 97th Street is currently posted as "No Parking Anytime." Architecture The proposed 96,000 square foot addition would have the same uniform rib red aggregate precast panel material as the existing American AGCO buildings at 7800 and 7900 97th Street. The height (36.5 feet) of the new addition will be the same as the existing building at 7800 97th Street. Landscaped Proposed to be Removed 1 , 1 , �., �i era b a °'r I I I ��� 11� Q•. e' y e M m ro se 9. cr it e ,Agco Agco 7800m'I 7900 v Parking The minimum number of parking spaces required for the property at 7900 97th Street in 2001 was 112 spaces, and 30 parking spaces for the property at 7800 97th Street for a total of 143 parking spaces. There are a total of 136 existing parking spaces and 24 "proof of parking" for the two existing parcels. With the construction of the proposed 96,000 square foot building, an additional 48 parking spaces are required. The site plan shows the elimination of 21 existing parking spaces and the new construction of 57 parking spaces. This is a net gain of 36 parking spaces and 44 additional "proof of parking" spaces. In total, the number of passenger parking spaces proposed on the site is 172 spaces and 68 "proof of parking" spaces. The total minimum number of spaces is 191 spaces. If additional parking is needed in the future, the property owner will be required to construct some or all of the 68 "proof of parking" spaces. Parking along 97th Street is currently posted as "No Parking Anytime." Architecture The proposed 96,000 square foot addition would have the same uniform rib red aggregate precast panel material as the existing American AGCO buildings at 7800 and 7900 97th Street. The height (36.5 feet) of the new addition will be the same as the existing building at 7800 97th Street. Planning Staff Report American AGCO Expansion Project— Planning Case No. SP2015 -008 March 23, 2015 Page 8 of 14 Six truck overhead doorways are proposed to be installed at the west end of the building at 7800 97th Street. The westernmost truck bay will be a truck wash bay and the other five truck bays will be truck service bays. Trucks will enter and exit the south and north sides of the building. A new access drive 66 feet long and 40 feet in width is proposed to connect to 97th Street. The radii for the curb aprons along 97th Street will be 50 feet. Photographs of the AGCO's existing buildings are shown below: At the west end of the new addition, AGCO is proposing to erect ten bulk storage silos and a scale to weigh trucks. The bulk storage silos are 34 feet in height as compared to the 36.5 -foot building addition height, but the elevator leg will be 100 feet in height. City staff has requested additional information and explanation why the elevator structure must be 100 feet in height. Based on the applicant's final design, it will later be determined if a variance application must be filed for the City Council's consideration. It is required that the color of the bulk storage tanks, elevator, delivery tubes, and all other ancillary support systems be painted a color that is similar to the principal structure or a color approved by the City's Community Development Department. An illustration of this this setup is shown below: Planning Staff Report American AGCO Expansion Project— Planning Case No. SP2015 -008 March 23, 2015 Page 9 of 14 Each bulk storage silo will have the capacity to store approximately 50 tons of grain. Each bin is 16 feet in diameter and 34 feet in height. The materials stored in these silos will be various types of seeds and grains for mixing and packaging bird seed. The proposed building addition will be the same height as the existing building and the exterior build- ing materials will be the same textures and colors. Building elevations of the proposed addition have not yet been submitted to the City. It is noted that the proposed 200 foot by 480 foot building addition and existing building will have an overall wall length of approximately 780 feet. This wall length exceeds the architecture ordinance requirement that 100 feet is the maximum length of the exterior wall before a change in plane, change in texture or masonry pattern, windows, or an equivalent element that divides the wall into human scale proportions. This ordinance requirement was adopted in 2007. The existing building at 7800 97th Street was constructed in 2005 and at that time, the 300 feet of wall was not required to be segmented by a change in plane, texture, or materials. The large and uninterrupted wall expanse of the pre -cast concrete panels have varying textures (vertical uniformed ribs and horizontal smooth surface bands on all four sides of the structure). City ordinance provides for the approval of this architectural design upon approval by the City Council. Utilities The subject property is within the Metropolitan Urban Service Area (MUSA), City sanitary sewer and water service stubs were extended to the front property boundary line and will be extended onto the site by the applicant's contractor. All city utilities in this vicinity provide the necessary capacities to serve this proposed industrial project. Planning Staff Report American AGCO Expansion Project — Planning Case No. SP2015 -008 March 23, 2015 Page 10 of 14 A utility plan was not submitted to the City for review and approval. It is assumed that a watermain system will loop around the site and provide fire suppression service to all the buildings. Additional fire hydrants will be installed. The property owner is required to permit city access to the water system to flush water through the system. The property owner is responsible to maintain their private watermains, hydrants, and fire suppression systems. The applicant must submit their utility and grading plan to the City Engineer, Public Safety De- partment, Public Works Department, and Building Official for review and approval. The fire hydrant placement on the site shall comply with the Fire Marshal's requirements. Once these plans have been approved by the City, a building permit will then be issued by the City. Stormwater Management Plan A stormwater basin is proposed to be graded in the northeast corner of the 9.2 -acre site. All the surface water runoff from the buildings and impervious surfaces will drain into this basin. A storm - water outlet pipe will be constructed at the northeast end of the basin and connect into an existing city stormwater drainage flume that bisects the Cottage Grove Business Park. AGCO will be responsible for the maintenance of the three basins located on their three parcels of land. A stormwater management plan is required to be prepared and submitted to the City and South Washington Watershed District for review and approval. This plan must be approved before the City will issue the building permit for the proposed site improvements. A separate maintenance agreement for the stormwater basins must be executed prior to the City issuing a certificate of occupancy for the new addition. The requirements set forth in the City's Storm Water Management Plan and Municipal Separate Storm Sewer Systems (MS4) Permit must also be addressed in the stormwater management plan. 97th Street Improvement Project The westerly extension of 97th Street to connect to Hemingway Avenue will be constructed this year. Concrete driveway aprons will be constructed with this street project at locations that are consistent with the proposed new and modified driveway access for the AGCO expansion project. City Department Review and EDA Comments Representatives from various City Departments reviewed the applicant's site plan review applica- tion. The Building Division has reviewed the conceptual development plans and is unable to provide comments regarding building code regulations until such time that all detailed construction plans are submitted to their office. The Cottage Grove Economic Development Authority (EDA) reviewed this project at their meeting on February 10 and March 10, 2015. As part of this project, the City will work with AGCO on a grant request from the MN DEED Job Creation Fund and on a Tax Increment Financing (TIF) process. At the March 10 EDA meeting, the EDA adopted a resolution requesting the City Council hold a public hearing to create a TIF District No. 1 -15 in order to provide an opportunity for South St. Paul Agri - Properties (American Logistics) to expand within the Cottage Grove Business Park. The City Council scheduled the public hearing for April 15, 2015. Planning Staff Report American AGCO Expansion Project— Planning Case No. SP2015 -008 March 23, 2015 Page 11 of 14 Minnesota Statutes require the Planning Commission to review the new TIF District for conform- ance to the City's Comprehensive Plan. If the Commission finds the changes to the TIF District are consistent with the Plan, the Planning Commission will be asked to adopt a resolution and forward their recommendation to the City Council. The proposed TIF District would capture tax capacity resulting from the development of the property (the tax increment) for a specified period of time. The proceeds from this District would be used for public improvements that will benefit the Business Park. A presentation regarding the TIF process will be made to the Planning Commission on March 23, 2015. No comments or recommendations were received from other advisory commissions. Recommendations That the Planning Commission recommends that the City Council approve the site plan review application to allow the construction of the American AGCO's 96,000 square foot building addition and 9.2 -acre site expansion as proposed on the development plans prepared by Vanguard Con- struction — Rosa Architectural Group dated March 18, 2015. Approval of this planning application is subject to the conditions listed below: 1. All applicable permits (i.e., building, electrical, mechanical) and a commercial plan review packet must be completed, submitted, and approved by the Building Official, Fire Marshal, and Public Works Director prior to the commencement of any construction activities. 2. The applicant submits as -built drawings to the City upon completion of the stormwater basin, storm sewer piping, and water and sanitary sewer systems. 3. Outdoor storage is prohibited, excluding semi - tractors /trailers and the bulk fuel storage tank. 4. A spill prevention plan for the 15,000 - gallon underground diesel storage tank must be prepared and submitted to the Public Safety Department and City Engineer. A secondary containment design for the fuel storage tank must comply with the City's wellhead protection plan. 5. Irrigation shall be provided for all sodded and landscaped areas. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation in- staller to meet the water requirements of the site's specific vegetation. The system shall be detailed on the landscape plan. 6. The concrete aprons for the new and modified private access drives shall be constructed per City requirements if replaced. 7. An outdoor lighting plan must be submitted to the City for review and approval. All lighting must meet City Code requirements. All outdoor light fixtures must be downward directed with cut- offs. The specifications of all light fixtures must be provided with the application for a building permit. 8. The final architectural plans and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a building permit. Planning Staff Report American AGCO Expansion Project — Planning Case No. SP2015 -008 March 23, 2015 Page 12 of 14 9. The grading and erosion control plan for the site must comply with NPDES II Permit require- ments. Erosion control devices must be installed prior to commencement of any grading activ- ity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the con- ditions stipulated in Title 10 -5 -8, Erosion Control During Construction, of the City's Subdivision Ordinance. 10. The applicant must provide the City with an as -built survey of all private utilities prior to issuance of certificate of occupancy. 11. All mechanical equipment screening and trash enclosures must be constructed of materials that are consistent with the principal building's exterior materials. 12. Storm sewer pipe must be reinforced concrete pipe (RCP). 13. The applicant is responsible for removing debris from 97th Street during their grading and con- struction process. This street shall be swept clean daily or as needed. Parking along 97th Street is prohibited. 14. The property owner is responsible for maintaining the stormwater basin. A stormwater man- agement plan and the stormwater design shall be compliant with the City's Surface Water Management Plan and South Washington Watershed District's (SWWD) regulations. Final drainage plans must be submitted to the City and South Washington Watershed District for review. A separate maintenance agreement for the stormwater basins must be executed prior to the City issuing a certificate of occupancy for the new addition. 15. A "STOP" sign shall be installed at all private drives exiting onto 97th Street. The "STOP" signs shall be ten feet from the roadway edge and two feet from the driveway edge. The bottom of the signs shall be six feet from the ground. The "STOP" signs shall be a 30 -inch sized sign having a high intensity face. Said signs shall be mounted on a 6 -foot — No. 3 and 8 -foot — No. 2 steel post. 16. Landscaping is required along the new building addition's foundation facing 97th Street and two landscaped islands of at least 20 feet in width must be installed within the parking area showing 56 parking spaces along the south side of the new addition. Installation of these two landscaped island will reduce the number of parking spaces to 52. 17. A bona fide bid estimate for all the landscaping improvements must be provided to the City. A letter of credit for the cost of landscaping and irrigation systems must be submitted for an amount 150 percent of the estimated costs. The letter of credit must be submitted to the City before a building permit will be issued by the City for AGCO's proposed addition 18. Installation of landscaping shall occur in a timely fashion and be consistent with an approved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City ordinance (Section 28- 41(1)). The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replace- ment of the landscaping improvements. Planning Staff Report American AGCO Expansion Project— Planning Case No. SP2015 -008 March 23, 2015 Page 13 of 14 19. The exterior color of the overhead doors shall be a color and material that is similar and com- plementary to the color scheme for the existing doorways along the south side of the proposed addition. 20. Tree mitigation and replacement of trees and shrubs missing on property at 7800 and 7900 97th Street must comply with the City's minimum ordinance requirements. If the amount of green space provided on the properties cannot reasonably accommodate the required number of plantings, then the property owner must pay to the City an equivalent amount in lieu of plant- ing. Once a landscaping plan has been prepared for the new site, it will be determined how much money must be paid to the City if the applicant does not comply with the minimum land- scaping ordinance regulations. 21. The property owner must prepare the legal description and sketch for a utility easement over all the watermain looping through the site. The property owner will own and be responsible for maintaining the private watermain system looping through their site and servicing their fire sup- pression systems to the buildings. The property owner must permit the City to access the fire hydrants on the site to flush the water system. Maintenance of the fire hydrants is the respon- sibility of the property owner. 22. American AGCO must allow the City access to the private fire - hydrants for inspection and periodic flushing. A storz Fire Department connection fitting must be installed on all fire hydrants on the property. 23. American AGCO or their successors and assigns are required to participate in the platting of their property and other properties in the Business Park. The City and /or other landowners within the Business Park will initiate the preparation of a preliminary and final plat. 24. American AGCO agrees to dedicate to the City at no cost to the City all drainage and utility easements as required by the City Engineer and /or Public Works Department. At a minimum, a drainage and utility easement shall be platted over the proposed private stormwater basin and a 10 -foot wide drainage and utility easement along the north, west, and south property boundary lines. 25. Sod shall be installed for all of that area between the 97th Street north curb and AGCO's south property line and all other areas designated as yards. 26. The property owner must comply with the City's Sign Ordinance. 27. Roof -top mechanical units shall screened as required in City Code Title 11 -6 -4. 28. All site lighting must meet City Code requirements. All light fixtures must be downward directed with cut -offs. The specifications of all light fixtures must be provided with the appli- cation for a building permit. 29. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Planning Division prior to the issuance of a building permit. Planning Staff Report American AGCO Expansion Project— Planning Case No. SP2015 -008 March 23, 2015 Page 14 of 14 30. The color for the bulk storage silos, elevator, downspouts connecting to the silos, and all other ancillary equipment and /apparatus must match or complement the color of the principal struc- tures. The colors must be approved by the City's Community Development Department and /or City Engineer before a building permit will be issued. 31. The 9.2 -acre lot split from the 31.8 -acre parcel (PIN 20.027.21.42.0008) must be combined with the parcel located at 7800 97th Street South (PIN 20.027.21.41.0017). The property owner must contact the Washington County Property Records Office to file the necessary documents to combine these two parcels. A copy of this documentation must be submitted to the City of Cottage Grove before an occupancy permit will be issued for the building addition. 32. The applicant must submit their utility and grading plan to the City Engineer, Public Safety Department, Public Works Department, and Building Official for review and approval. The fire hydrant placement on the site shall comply with the Fire Marshal's requirements. Once these plans have been approved by the City, a building permit will then be issued. 33. The applicant must complete a site plan review planning application and pay to the City the $300 application fee before the City issues the building permit. 34. The existing access drive located at the southwest corner of the property at 7800 97th Street is required to be modified so that additional green space is added to the west side of the access drive. 35. A right -of -way permit is required for the new and modified access driveways and driveway aprons connecting to 97th Street. 36. Solid waste storage and /or storage inclosed containers must be screen in compliance with City Code Title 11 -6 -3, Solid Waste Storage, regulations. 37. Backing semi - trailers and /or other motor vehicles from 97th Street onto any of AGCO's prop- erties is prohibited. Prepared by: John McCool, AICP Senior Planner Attachments: Site Plan