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Home My WebLink About2015-12-21 PACKET 06.2.STAFF REPORT CASE: PP2015-052 ITEM: 6.2 PUBLIC MEETING DATE: 12/21/15 TENTATIVE COUNCIL REVIEW DATE: 1/20/16 APPLICATION APPLICANT: City of Cottage Grove REQUEST: A preliminary plat for Glengrove Industrial Park 6th Addition, which will create one platted lot and two outlots. SITE DATA LOCATION: ZONING: GUIDED LAND USE: Between 97th Street and 100th Street, east of Hemingway Avenue 1-2, General Industrial Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Industrial EAST: Industrial SOUTH: Agricultural WEST: Industrial SIZE: 63.442 acres DENSITY: N/A RECOMMENDATION GUIDED Industrial Industrial Transitional Planning Industrial Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove e.e pride and P,�PedlY Heet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; 0mccool(�cottage-grove. org Application Accepted:. 12/1/15 60 -Day Review Deadline: 1/29/16 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Glengrove Industrial Park 6th Addition — Preliminary Plat Planning Case No. PP2015-052 December 21, 2015 Proposal The City of Cottage Grove is proposing to subdivide approximately 63.442 acres of land into one platted lot and two outlots. The proposed subdivision plat name is Glengrove Industrial Park 6th Addition. The planning applications for the City's review and decision pertain to the following: A preliminary plat to re -subdivide four existing parcels (PIN: 20.027.21.41.0009, 20.027.21.41.0017, 20.027.21.43.0006, and 20.027.21.42.0008) into one lot comprising of 9.084 acres and two outlots with 9.792 and 50.566 acreages. 2. A final plat consistent with the preliminary plat layout. The property owners (WAG Farms, Inc., Joan Glendenning Kennedy Family Limited Partnership, and Glendenning Farms, LP) have granted their approval for the City to subdivide this 63.442 - acre parcel located south of 97th Street and approximately one-half mile west of Jamaica Avenue. A location map is shown below: Location Map Planning Staff Report—Planning Case No. PP2015-052 Glengrove Industrial Park 6th Addition Preliminary Plat December 21, 2015 Page 2 of 5 Review Process Application Received: December 1, 2015 Acceptance of Completed Application: December 1, 2015 Tentative City Council Date: January 20, 2016 60 -Day Review Deadline: January 29, 2016 Background This proposed preliminary plat would replat Outlot B in the Glengrove Industrial Park 4th Addition, which consists of 63.442 acres. Glengrove Industrial Park 4th Addition was the re -plat of Outlot B in Glengrove Industrial Park 3rd Addition, which occurred in 2006. At that time, the gross acreage of Outlot B in Glengrove Industrial Park 3rd Addition was 87.32 acres. When Leafline Labs, LLC was proposed in 2014, this outlot was replatted to create a 21.84 -acre parcel for Leafline and a 2.0 -acre parcel for a portion of the stormwater basin that was later deeded to the City. This property was first platted in 2006. At that time, all the right-of-way for Hemingway Avenue, 97th Street, and 100th Street was dedicated for public road purposes. Planning Considerations Site Characteristics The 63.442 -acre site is relatively flat and has been used as cropland for many decades. Five windrows of mature coniferous and deciduous trees and volunteer brush of varying species bisect the site (north -south orientation). The trees and brush within these windrows have not been man- aged by removing dead and diseased plants, and their overall health conditions are marginal. Some of the wooded area for the two windrows closest to Hemingway Avenue will be removed to grade an access drive and parking area for a project located on the northwest of the current parcel. There is an existing stormwater basin along 97th Street that is used for stormwater man- agement runoff from the four parcels along the west side of Hemingway Avenue, Leafline Labs, and the future development of this 63.442 -acre site. A stockpile of topsoil material consisting of approximately 12,000 cubic yards is located at the west end of the existing stormwater basin and relatively close to 97th Street. This pile of topsoil material belongs to the City of Cottage Grove and it is the City's responsibility to remove this material from the site. A six-foot wide concrete sidewalk exists along the east side of Hemingway Avenue and south side of 97th Street. The lot configuration for the proposed Glengrove Industrial Park 6th Addition is illustrated on the aerial shown below. Leafline Labs' building and parking areas are not shown on this 2013 aerial. Planning Staff Report— Planning Case No. PP2015-052 Glengrove Industrial Park 6th Addition Preliminary Plat December 21, 2015 Page 3 of 5 2013 Aerial Photo Comprehensive Plan The future land use in the City's Future Vision 2030 Comprehensive Plan for this area is industrial. The request to re -subdivide this property (cumulative area of approximately 63.442 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 All the public right-of-way for Hemingway Avenue, 100th Street, and 97th Street were dedicated to the City in 2006 with the original recording of Glengrove Industrial Park 3rd Addition. The pro- posed Outlot A in the north area of the proposed plat consist of 3.792 acres and will be deeded to the City. Outlot B consists of 50.566 acres and is along the southern portion of the proposed plat. This outlot will likely be re -subdivided in the future. Additional land dedication for right-of-way purposes is not required by the City Engineer or Public Works Department. The proposed preliminary plat provides drainage and utility easements that are necessary to adequately serve current and future development in this area. A copy of the preliminary and final plat for Glengrove Industrial Park 6th Addition is attached. The illustration below shows the preliminary plat. Planning Staff Report— Planning Case No. PP2015-052 Glengrove Industrial Park 6th Addition Preliminary Plat December 21, 2015 Page 4 of 5 GLENGROVE INDUSTRIAL PARK 6TH ADDITION PRELMINARY PLAT Preliminary Plat for Glengrove Industrial Park 6th Addition Utilities The subject properties are within the Metropolitan Urban Service Area (MUSA). City utilities in this vicinity provide the necessary capacities to serve the parcels proposed within the Glengrove In- dustrial Park 6th Addition. City sanitary sewer and water service stubs are extended to the prop- erty boundary line for the proposed parcel labeled Lot 1, Block 1. A ten -foot wide public drainage and utility easements will be platted along the perimeter of this lot. These easements are consistent with the City's Subdivision Ordinance regulations and are accepted by the City Engineer and Public Works. Grading The only site grading that will occur within this proposed subdivision plat will be on Lot 1, Block 1. The City is responsible for removing the existing stockpile of topsoil material located at the east end of Lot 1, Block 1. Public Hearing Notices Public hearing notices were mailed on December 9, 2015, to 27 property owners who are within 500 feet of the site. In addition, the public hearing notice was published in the South Washington Bulletin on December 9, 2015. City Department Review Representatives from various City Departments reviewed the preliminary plat. The Public Safety Department reported no formal recommendations or comments. The City Engineer and a repre- sentative from the Public Works Department attended the Technical Review Committee meeting Y, ✓-!-iY- (X � e4 �i V d rY' J I ': -. l- - iL'' f F I } aH IIS v} 9c4: T. f r L a L 0 C `iY .>,„i au I F hi = _ 0 V=i L o r a ® {' FyS t� n 1 L. ti h '�— ... 13�� Preliminary Plat for Glengrove Industrial Park 6th Addition Utilities The subject properties are within the Metropolitan Urban Service Area (MUSA). City utilities in this vicinity provide the necessary capacities to serve the parcels proposed within the Glengrove In- dustrial Park 6th Addition. City sanitary sewer and water service stubs are extended to the prop- erty boundary line for the proposed parcel labeled Lot 1, Block 1. A ten -foot wide public drainage and utility easements will be platted along the perimeter of this lot. These easements are consistent with the City's Subdivision Ordinance regulations and are accepted by the City Engineer and Public Works. Grading The only site grading that will occur within this proposed subdivision plat will be on Lot 1, Block 1. The City is responsible for removing the existing stockpile of topsoil material located at the east end of Lot 1, Block 1. Public Hearing Notices Public hearing notices were mailed on December 9, 2015, to 27 property owners who are within 500 feet of the site. In addition, the public hearing notice was published in the South Washington Bulletin on December 9, 2015. City Department Review Representatives from various City Departments reviewed the preliminary plat. The Public Safety Department reported no formal recommendations or comments. The City Engineer and a repre- sentative from the Public Works Department attended the Technical Review Committee meeting Planning Staff Report—Planning Case No. PP2015-052 Glengrove Industrial Park 6th Addition Preliminary Plat December 21, 2015 Page 5 of 5 on December 9, 2015, and indicated that the preliminary and final plat appeared to have all the necessary information for the City's approval. No comments or recommendations were received from other advisory commissions. Vacate Drainage and Utility Easements In preparation for re -platting this 63.442 -acre parcel of land legally described as Outlot A, Glengrove Industrial Park 5th Addition, all the existing drainage and utility easements on Outlot A will need to be vacated and discontinued. For this reason, the City Council is scheduled to hold a public hearing on January 20, 2016, to vacate and discontinue all existing drainage and utility easements on Outlot B in Glengrove Industrial Park 5th Addition. New drainage and utility ease- ments will be shown on the final plat for the proposed Glengrove Industrial Park 6th Addition. Recommendations That the Planning Commission recommends to the City Council approval of the Glengrove Indus- trial Park 6th Addition preliminary plat. The Planning Commission can modify any of the draft recommendations and conditions of approval. Approval of this preliminary plat is subject to the following conditions: Drainage and utility easements as required by the City Engineer and Public Works Department are included on the preliminary and final plats. The City of Cottage Grove is responsible for removing the 12,000 cubic yards of topsoil stock- piled at the east end of Lot 1, Block 1, Glengrove Industrial Park 6th Addition. 3, The City Council holds a public hearing on January 20, 2016, and adopts a resolution vacating and discontinuing all existing drainage and utility easements located on property legally described as Outlot B, Glengrove Industrial Park 5th Addition.. 4. A drainage and utility easement must be shown for the high water elevation of Gardenworld's stormwater basin located in the southeast corner of their parcel. Prepared by: John McCool, AICP Senior Planner Attachments: Preliminary Plat Final Plat a � yC^MI7TI v F-4. � i I 1 ran tzt'.I�i f I i! 1� Mile 6 . 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