HomeMy WebLinkAbout2015-04-27 PACKET 06.4.Planning Staff Report
Glengrove Industrial Park 5th Addition — Preliminary Plat and
Minimum Parking Setback Variance Applications
Planning Case Nos. PP2015 -013 and V2015 -014
April 27, 2015
Proposal
South St. Paul Agri - Properties, LLC is proposing to subdivide approximately 46.932 acres of land
into three platted lots and one outlot. The planning applications for the City's review and decision
pertain to the following:
1. A preliminary plat to re- subdivide four existing parcels (PINs 20.027.21.41.0009,
20.027.21.41.0017, 20.027.21.43.0006, and 20.027.21.42.0008) into three lots and one outlot.
2. A final plat to re- subdivide four existing parcels described in the preliminary plat application.
3. A variance application to Title 11- 3 -9(D), General Parking Provisions to reduce the ten -foot
minimum side yard setback for off - street parking along the common boundary line between
Lot 1 and Lot 2, Block 2.
The properties are located north of 97th Street and approximately 3,330 feet west of Jamaica
Avenue. A location map is shown below:
Proposed Glengrove Industrial
Park 5th Addition
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Location Map
Planning Staff Report
Glengrove Industrial Park 5th Addition Preliminary Plat
Planning Case Nos. PP2015 -013 and V20 -15 -014
April 27, 2015
Page 2 of 7
Review Process
Application Received: April 16, 2015
Acceptance of Completed Application: April 20, 2015
Tentative City Council Date: May 6, 2015
60 -Day Review Deadline: June 12, 2015
Background
American AGCO's first phase (7900 97th Street) was constructed 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. This property was
created by a metes and bounds legal description.
In 2005, AGCO purchased an additional 5.66 acres of land west of their current location. This
property was assigned the address 7800 97th Street. This building has 59,928 square feet of
gross floor area. Both buildings are 36.5 feet in height. This property was created by a metes and
bounds legal description.
In 2008, the City of Cottage Grove subdivided a 3.5 -acre parcel from Outlot A, Glengrove Indus-
trial Park 3rd Addition. The Glengrove Industrial Park 3rd Addition was platted in 2006, which
created three platted parcels along the west side of Hemingway Avenue and two large tract outlots
for future development.
Planning Considerations
Site Characteristics
The majority of the proposed site is relatively flat and is currently used for cropland. Windbreaks
comprised of mature coniferous and deciduous trees and volunteer brush of varying species bi-
sect several of the properties. Some of the wooded areas will be removed for building and parking
expansion areas on the AGCO properties. Outlot A as shown on the proposed Glengrove Indus-
trial Park 5th Addition will likely be re- subdivided into smaller parcels in the future. This area will
continue to be farmed until another industrial project is proposed on that site.
American Logistics (AGCO) are purchasing approximately 9.3 acres of land west of their existing
two properties at 7800 and 7900 97th Street. Their proposed 96,000 square foot building addition
will extend west of the building at 7800 97th Street. The 9.3 -acre parcel and AGCO's property at
7800 97th Street will be combined together and platted as Lot 1, Block 2 on the proposed Glen -
grove Industrial Park 5th Addition. The existing AGCO site at 7900 97th Street will be platted as
Lot 2, Block 2.
The City -owned 3.5 -acre parcel west of Hemingway Avenue will be platted as Lot 1, Block 1.
There are no development plans for this City -owned parcel or the 18 -acre site north of the City
property. An aerial photo of the properties proposed to be platted is shown below:
Planning Staff Report
Glengrove Industrial Park 5th Addition Preliminary Plat
Planning Case Nos. PP2015 -013 and V20 -15 -014
April 27, 2015
Page 3 of 7
Comprehensive Plan
The future land use in the City's Future Vision 2030 Comprehensive Plan for this area is industrial.
The proposal to re- subdivide these properties (cumulative area of approximately 47- acres) is con-
sistent with the land use plan. All of the properties in the proposed platted area are in the Metro-
politan Urban Service Area (MUSA). The 1 -2, General Industrial District, zoning classification for
all the property within the proposed re- subdivision area is consistent with the approved Future
Vision 2030 Comprehensive Plan.
Preliminary and Final Plat
A portion of the area described above was originally platted with the Glengrove Industrial Park
3rd Addition in 2006. At that time, all the public right -of -way for Hemingway Avenue, 100th Street,
and 97th Street were dedicated to the City. Re- platting Outlot A in Glengrove Industrial Park 3rd
Addition will not require any additional land dedication for right -of -way purposes. The proposed
preliminary plat provides drainage and utility easements that are necessary to adequately serve
current and future development in this area.
The four existing parcels proposed to be platted have a cumulative area of approximately 46.9
acres. The City will retain 3.5 acres of land for the existing lot of record located west of Hemingway
Avenue. The vacant tract of land north of the City -owned parcel and west of AGCO's existing and
proposed expansion area will be reduced from 31.8 acres to 22.5 acres. AGCO's cumulative land
area for both existing parcels and their proposed land expansion will increase from 11.6 acres to
20.9 acres. The table below is a summary of the acreages for the various properties being platted.
Planning Staff Report
Glengrove Industrial Park 5th Addition Preliminary Plat
Planning Case Nos. PP2015 -013 and V20 -15 -014
April 27, 2015
Page 4 of 7
A copy of the preliminary and final plat for Glengrove Industrial Park 5th Addition is attached. The
illustration below shows the preliminary plat.
Preliminary Plat of.
GILNGROVE INDUSTRIAL PARK 5TH ADDMON
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BLOCK 1
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Preliminary/Final Plat for Glengrove Industrial Park 5th Addition
Minimum Parking Side Yard Setback Variance
The east property boundary line for AGCO's property at 7800 97th Street will be shifted to the
east approximately 12 feet. This will reduce the land area for property at 7900 97th Street from
5.961 acres to 5.804 acres. Approximately two feet of the parking area and all of the ten -foot wide
green space along the west side of AGCO's property at 7900 97th Street will be located on
AGCO's parcel at 7800 97th Street. This property boundary line adjustment is required because
Acreage Before Platting
Acreage After Plattin
City of Cottage Grove
3.505 acres
3.505 acres
Outlot A, Glengrove Industrial
Park 3rd Addition
31.802 acres
22.460 acres
7800 97th Street
5.664 acres
15.163 acres
7900 97th Street
5.961 acres
5.804 acres
Total Acreage
46.932 acres
46.932 acres
A copy of the preliminary and final plat for Glengrove Industrial Park 5th Addition is attached. The
illustration below shows the preliminary plat.
Preliminary Plat of.
GILNGROVE INDUSTRIAL PARK 5TH ADDMON
!1406 1'Rfa,!.
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JY <ii.l:!C: :. i..': f: _ '`!'`••-
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BLOCK 1
N
Preliminary/Final Plat for Glengrove Industrial Park 5th Addition
Minimum Parking Side Yard Setback Variance
The east property boundary line for AGCO's property at 7800 97th Street will be shifted to the
east approximately 12 feet. This will reduce the land area for property at 7900 97th Street from
5.961 acres to 5.804 acres. Approximately two feet of the parking area and all of the ten -foot wide
green space along the west side of AGCO's property at 7900 97th Street will be located on
AGCO's parcel at 7800 97th Street. This property boundary line adjustment is required because
Planning Staff Report
Glengrove Industrial Park 5th Addition Preliminary Plat
Planning Case Nos. PP2015 -013 and V20 -15 -014
April 27, 2015
Page 5 of 7
the Uniform Building Code requires the proposed building expansion at 7800 97th Street to main-
tain a 60 -foot minimum setback from all property boundary lines.
Since the new property boundary line for 7800 97th Street has now eliminated the ten -foot mini-
mum side yard parking setback along the west boundary line for AGCO's property at 7900 97th
Street, a variance to reduce the ten -foot minimum side yard parking setback to zero feet is nec-
essary. The illustration below shows the parking area that will be impacted by the proposed new
property boundary line.
....._- - _ ._.. -_.
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Proposed Side Yard
rkine Setback Variance
Proposed 96,400 sq. 7800 97th Street �' 7900 97th Street
ft. Building Addition I. a °• "`." "0S m
Utilities
The subject properties are within the Metropolitan Urban Service Area (MUSA). All city utilities in
this vicinity provide the necessary capacities to serve these parcels proposed on the Glengrove
Industrial Park 5th Addition. City sanitary sewer and water service stubs are extended to the front
property boundary line for Lot 1, Block 1. Public drainage and utility easements will be platted on
all three parcels and the one outlot. These easements are consistent with the City's Subdivision
Ordinance regulations.
97th Street Construction Project
This year, there is a street construction project for 97th Street. This construction project will extend
97th Street westward from the southwest corner of AGCO's property at 7800 97th Street to
Hemingway Avenue. This is approximately 1,325 feet (approximately one - quarter of a mile) in
length. All the public utilities necessary for the future development of abutting properties will be
installed within the dedicated public right -of -way. A six -foot wide concrete sidewalk will be con-
structed along the east side of Hemingway Avenue and south side of 97th Street.
Planning Staff Report
Glengrove Industrial Park 5th Addition Preliminary Plat
Planning Case Nos. PP2015 -013 and V20 -15 -014
April 27, 2015
Page 6 of 7
Grading
The only site grading that will occur within this proposed subdivision plat will be on Lots 1 and 2,
Block 2 (American AGCO's properties).
Public Hearing Notices
Public hearing notices were mailed on April 27, 2015, to 82 property owners who are within 500
feet of the site. In addition, the public hearing notice was published in the South Washington
Bulletin on April 15, 2015.
City Department Review
Representatives from various City Departments reviewed the preliminary plat and variance appli-
cations. No formal recommendations or comments were submitted to the Planning Division.
No comments or recommendations were received from other advisory commissions.
Vacate Drainage and Utility Easements
In preparation of re- platting some of the property boundary lines, existing drainage and utility
easements will need to be relocated. For this reason, the City Council will hold a public hearing
on May 20, 2015 to vacate and discontinue all existing drainage and utility easements on the City-
owned parcel (legally described by metes and bounds), Outlot A in Glengrove Industrial Park 3rd
Addition, and both of AGCO's parcels (legally described by metes and bounds). All new drainage
and utility easements will be shown on the final plat for the proposed Glengrove Industrial Park
5th Addition.
Recommendations
That the Planning Commission recommends to the City Council approval of the Glengrove Indus-
trial Park 5th Addition preliminary plat and grant a variance to reduce the ten -foot minimum park-
ing setback requirement to zero feet for that parcel being platted as Lot 2, Block 2 in Glengrove
Industrial Park 5th Addition. The Planning Commission can modify any of the draft recommenda-
tions and conditions of approval. Approval of this preliminary plat and variance to the parking
setback regulation is subject to the findings of fact and conditions of approval listed below:
A. The ten -foot minimum parking setback variance only applies to the west property boundary
line for Lot 2, Block 2 in Glengrove Industrial Park 5th Addition.
B. South St. Paul Agri- Properties, LLC owns both properties (Lot 1 and Lot 2, Block 2 in Glen-
grove Industrial Park 5th Addition).
C. The future "industrial" land use designation delineated in the Future Vision 2030 Compre-
hensive Plan is consistent with the existing 1 -2, General Industry, zoning classification.
Future industrial uses south and west of the AGCO properties will not adversely be impacted
by the zero -foot parking setback between Lots 1 and 2, Block 2 in Glengrove Industrial Park
5th Addition.
Planning Staff Report
Glengrove Industrial Park 5th Addition Preliminary Plat
Planning Case Nos. PP2015 -013 and V20 -15 -014
April 27, 2015
Page 7 of 7
Approval of the Glengrove Industrial Park 5th Addition preliminary plat is subject to the following
conditions:
1. Concrete aprons for all private access drives shall be constructed per City requirements.
2. Drainage and utility easements as required by the City Engineer and Public Works Department
are included on the preliminary and final plats.
Prepared by:
John McCool, AICP
Senior Planner
Attachments:
Preliminary Plat
Final Plat
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