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HomeMy WebLinkAbout2015-12-21 PACKET 06.4.STAFF REPORT CASE: SP2015-054, CUP2015-055 ITEM: 6.4 PUBLIC MEETING DATE: 12/21/15 TENTATIVE COUNCIL REVIEW DATE: 1/20/16 APPLICATION APPLICANT: Appro Development REQUEST: A site plan review and conditional use permit for the construction of a 38,400 square foot warehouse/office, 43,560 square foot greenhouse, 43,560 square foot future greenhouse, 49 off-street parking spaces (Phase 1), and outdoor plant garden plots on a 9.08 -acre site for Gardenworld, Inc., a wholesale distributor of perennials and other plant materials. SITE DATA LOCATION: Southeast corner of 97th Street and Hemingway Avenue ZONING: 1-2, General Industrial District GUIDED LAND USE: Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Industrial Industrial EAST: Industrial Industrial SOUTH: Agricultural Industrial WEST: Industrial Industrial SIZE: 9.08 -acre site DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION Grove were vane anaProspedW neer Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; Imccool(a�cottage-grove.orq Application Accepted:. 11/20/15 60 -Day Review Deadline: 1/18/16 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning S�aff Report Appro Development — Gardenworld, Inc. Facility Planning Case Nos. SP2015-054 and CUP2015-055 December 21, 2015 Proposal Appro Development has submitted site plan review and conditional use permit applications for the proposed construction of a 38,400 square foot warehouse/office, 43,560 square foot green- house, 43,560 square foot future greenhouse, 49 off-street parking spaces (Phase 1), and out- door plant garden plots on a 9.08 -acre site. The proposed site is located at the southeast corner of 97th Street and Hemingway Avenue. The developer proposes to construct these facilities for a wholesale distributor of perennials and other plant materials owned and operated by Gardenworld, Inc. Below is an aerial photo showing the location of the proposed office/warehouse, greenhouse, and outdoor garden plots. Site Location Map Review Process Application Received: November 20, 2015 Acceptance of Completed Application: November 20, 2015 Tentative City Council Date: January 20, 2015 60 -Day Review Deadline: January 18, 2016 Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 2 of 15 Planning Considerations Land Use The future land use designation for this site as shown in the adopted City Vision 2030 Compre- hensive Plan is "Industrial." The Industrial land use designation is anticipated to remain unchanged for future comprehensive plan updates. This proposed development project is consistent with the approved Comprehensive Plan. An excerpt from the Future Land Use map in the City's Future Vision 2030 Comprehensive Plan is shown below. Excerpt from Land Use Map — Future Vision 2030 Comprehensive Plan Zoning The proposed Gardenworld site is zoned General Industrial District (1-2). This zoning classifica- tion 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 Gardenworld facility is allowed in the 1-2 District by conditional use permit. M, Excerpt from Official Zoning Map Planning Staff Report Appro Development— Gardenworld, Inc. Facility December 21, 2015 Page 3 of 15 Ordinance Regulations 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. Zoning development standards (building and parking minimum setbacks) for property in the 1-2 District and the setbacks proposed by the applicant are summarized below. 1-2 DISTRICT DEVELOPMENT REQUIRED PROPOSED STANDARDS Maximum building height 45 feet 28 feet Minimum building front yard F 40 ft. 237 ft. average 200 feet at the closest point Minimum side yard, interior lot setback 10 ft. South Side= 57 ft. for buildings Minimum side yard interior lot line F 30 ft. N/A adjacent to a residential district Min. side yard adjacent to street I 80 ft. 80 ft. Minimum rear yard for building 60 ft. 165 ft. for the east side of the future greenhouse Minimum rear yard for building, abutting 75 ft. N/A a residential district Maximum Building Coverage I 45 percent 32 percent Minimum Number of ParkingTotal of 67 parking spaces 67 total spaces (49 parking spaces plus 18 proof of parking I Minimum Parking Setback - Front Yard I 20 ft. I 60 ft. Minimum Parking Setback - Rear Yard 1 10 ft. I 160 ft. Minimum Parking Setback Rear— 100 ft. F N/A Adjacent to Residential District Interior side property line - 10 ft. Interior lot line (south side) = 10 ft. Minimum Parking Setback — Side Yard Side property line abutting Corner side lot line (north side) _ street — 20 ft. 60 ft. Property Characteristics The proposed Gardenworld development is located on a 9.08 -acre site that will be platted in a subdivision named Glengrove Industrial Park 6th Addition. This plat is tentatively scheduled to be approved by the City Council on January 20, 2016. This parcel is relatively flat and has been used as cropland for many decades. The northern end of two windrows of mature coniferous and deciduous trees and volunteer brush of varying species bisect the western side of the site (north -south orientation). The trees and brush within these windrows have not been managed by removing dead and diseased plants, and their overall health conditions is marginal. Some of the wooded area for the two windrows closest to Hemingway Avenue will be removed for grading an access drive and parking area for the Gardenworld project. Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 4 of 15 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 it from this site. A six-foot wide concrete sidewalk exists along the east side of Hemingway Avenue and the south side of 97th Street. The section of 97th Street from Hemingway Avenue to the west edge of the ACCO property on 97th Street was constructed in 2015. The proposed Gardenworld site is shown on the aerial photograph below. The subject parcel is zoned 1-2, General Industrial. This zoning classification is consistent with the adopted Future Vision 2030 Comprehensive Plan's commercial land use designation. The land use proposed by Gardenworld is allowed within the 1-2 zoning district as a conditional use. An excerpt from the Official Zoning Map is shown below. Site Plan Gardenworld is proposing to construct a 38,400 square foot warehouse/office, 43,560 square foot greenhouse, 43,560 square foot future greenhouse, 49 off-street parking spaces (Phase 1), and outdoor plant garden plots on a 9.08 -acre site. An additional 18 parking spaces are pro- posed to be constructed in the future at the south end of the proposed parking lot and west of the office/warehouse structure. A stormwater drainage basin for stormwater runoff from the Gardenworld's site is proposed to be graded in the southeast corner of their site. A garden plot of approximately 16,619 square feet is proposed to display garden plants in the front yard. They are also planning to grow other Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 5 of 15 plant materials outdoors in the northeast corner of their site in an area that is approximately 22,816 square feet. The site plan is shown below and is attached to this planning staff report. ---------------------------------------------------------------- --- s _ 1 1: ,.I .,•97TH, �STREET -- -- - --- --------- - /! I I SITE AREA 9AGRES , •.. y i GREENHOUS GREENHOUSE ' I WAREHOUSE 43.56oS EXPANSION 30400 SF 181.5'%240' 40.660 SF ;i� cOLL 240%160' 181.5 SFX 240' Y TRIAL I. m.9 II I GARDENS T Beo • i II11 , 11 22,816 SF a OPTION PARCEL .3 I Site Plan Architecture The exterior of the building for the 38,400 square foot office/warehouse building is proposed to be constructed with pre -cast concrete panels that have an integral grey -colored concrete tint with grey -colored exposed aggregate materials. A vertical rib texture is proposed along two horizontal bands with a flat texture horizontally along the top, middle, and bottom sections of the pre -cast panel. The color, texture, and pre -cast panels are uniform on all four sides of the office/warehouse structure. Exterior building materials for industrial and warehouse buildings are required to use two differ- ent Class 1 or 2 exterior materials and be composed of least 65 percent of Class 1 and 2 mate- rials, with not more than 10 percent of Class 4 materials on the building's exterior. Class I materials include copper panels, fired clay face brick, natural stone, transparent glass, or other comparable or superior materials. Class 4 materials are ceramic, glass block, industrial grade concrete precast panels, smooth concrete block, smooth scored concrete block, steel or alumi- num siding, and wood. With the exception that the greenhouses are proposed to be constructed of polycarbonate mate- rials, all other materials are in compliance with architectural regulations. The architect for this project did revise the building's exterior materials by incorporating a grey -colored exterior insulation finishing system (EIFS) on the west end of the north elevation and on the north end of the west elevation. The architect will provide the City with a breakdown of the various exterior building mate- rial percentages to insure the minimum architectural regulations are in compliance. In regards to the greenhouse building materials, the structure will not meet the ordinance regulations that a minimum of the building's exterior is required to comprise of Class 1 and 2 materials. Polycar- bonate is not identified as an acceptable exterior building material, but is a common material used Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 6 of 15 for greenhouses. The greenhouses are considered an accessory structure and an exception should be made to exclude these structures from the Class 1 and 2 regulation. Overall, all other exterior materials and designs for the proposed new industrial structure complies with the archi- tecture regulations in City Code Title 11-6-13. The office/warehouse will be approximately 26 feet in height. An illustration of the building eleva- tions are shown below and attached to this staff report. North Building Elevation South Building Elevation I I I 1 I _d[Weht East Building Elevation The applicant, Appro Development, is not responsible for the design and construction of the proposed 43,560 square foot greenhouse and any future greenhouses. It is anticipated that the greenhouses will be constructed of a polycarbonate material. The polycarbonate wall sections might be a translucent material and the polycarbonate roof panels will likely be transparent. This type of material is generally UV resistant and should not become brittle or discolor. The greenhouse is not proposed to be continuously lit. An illustration of a greenhouse structure that Gardenworld might propose is shown below. Planning Staff Report Appro Development — Gardenworld, Inc. Facility December 21, 2015 Page 7 of 15 Greenhouse Illustration Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 8 of 15 Building material samples and color schemes will be provided at the Planning Commission meeting. Outdoor Lighting Details showing the location and type of outdoor light fixtures have not yet been submitted to the City. Outdoor lighting attached to the exterior building walls will likely be installed mostly on the west and south exterior walls of the office/warehouse building with some lighting on the north and east side of the same structure. The greenhouse(s) will have indoor lighting, but will not be continuously lit. The level of lighting will meet the needs for security and safety and will not detract from the aesthetics of the development. The outdoor light fixtures are designed and mounted to prevent unnecessary glare onto adjacent properties. City ordinance limits the amount of light that can be emitted from industrial property. Industrial development adjoining other industrial properties has a 1.0 foot candlepower limitation measured at the property boundary line. A photometric plan of the calculated candlepower throughout the site showing compliance with the City ordinance will be required to be submitted prior to issuance of a building permit. Parking The minimum off-street parking requirements by City ordinance is based on one parking space for every 150 square feet for office area and at least one parking space for each 2,000 square feet of gross floor area for those areas used solely for storage. For the Gardenworld project, a minimum of 27 parking spaces are required for the 4,103 square foot office area and 39 parking spaces for the 77,857 square foot warehouse and greenhouse. The applicant is proposing to construct 29 parking spaces along the west side (front building entrance) and 20 spaces along the south side of the proposed greenhouse. The site plan shows an additional 18 parking spaces south of the 29 spaces on the west side of the building that will be constructed in the future. The overall number of parking spaces proposed is 67. This complies with the minimum off-street parking required by City ordinance. Utilities The property is within the Metropolitan Urban Service Area (MUSA) and is adequately served by existing public utilities. The Fire Department requires that a "storz" fire department connector be installed on all exterior fire connection valves. A detailed plan for the fire suppression systems for each building has not yet been submitted for the City's review and approval. As a condition of approval for this project, the fire suppression plan must be submitted with the building permit application for the City's review and approval. The property owner is responsible for maintaining their private watermains, hydrants, and fire suppression systems. Utilities proposed for the site are shown on the Grading Plan (Sheet Cl). A copy of this plan is attached. Some of the existing public utilities, drainage ways, and surface water storage areas will be modified on the project site. Once the utility plan has been prepared and approved by the City Engineer, the preliminary and final plats will depict all the necessary public easements. All the Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 9 of 15 existing drainage and utility easements shown on Outlot B, Glengrove Industrial Park 4th Addi- tion will be vacated and discontinued at a public hearing scheduled at the City Council meeting on January 20, 2015. All required easements will be shown on the final plat. Street lights already exist along Hemingway Avenue and 97th Street. There is an existing street light near the proposed driveway entrance for Gardenworld's site. This street light pole might need to be relocated; it will be Gardenworld's responsibility to relocate this street light. Garden - world is required to contact the Public Works Department prior to making arrangements to relocate that light. Grading and Surface Water Management The entire site and the western portion of existing stormwater basin located in the northeast corner of the Gardenworld site will be re -graded. The existing stockpile of topsoil (approximately 12,000 cubic yards) in the northeast corner of the proposed Gardenworld site belongs to the City. The City will be responsible for removing this material. The access drive, parking areas, and truck delivery and loading areas will be graded so surface water runoff is directed to a stormwater sewer system that will direct the drainage to an infiltra- tion basin located in the southeast corner of Gardenworld's site. This basin will control the stormwater discharge rate for typical rainfall events. This basin will also be a pre-treatment basin for water quality purposes. In the event of a heavier rainfall event, an overflow berm will allow some of the stormwater from the pre-treatment basin to flow into the rate -control basin. The rate -control basin will be located on property owned by the City. A stormwater sewer pipe will connect between the rate -control basin to the existing regional pond located north of the rate -control basin. This system will be privately owned and maintained by the landowners. A stormwater management agreement clarifying and perpetuating this maintenance responsibility agreement shall be recorded with Washington County. A National Pollutant Discharge Elimination System II (NPDES) permit will be required. The grad- ing plan must be approved by the City Engineer before a building permit is issued by the City. 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 activity and a pre -construction meeting held before site work begins. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning handbook" and the conditions stipulated in the resolution adopted by the City Council. Site grading will require removal of a portion of two tree windbreaks that extend onto the proposed Gardenworld property. Landscaping Plan and Tree Preservation There are two tree windbreaks that extend onto the proposed Gardenworld property from the south. Approximately 55 feet of the existing western windbreak will be removed in the southwest corner of the site to construct a private access drive from Hemingway Avenue. The second tree windbreak is located approximately 290 feet west of the southeast corner of the proposed pro- ject site. Site grading in this area will require approximately 1,800 square feet of the windbreak to be removed. It appears only one qualifying tree will be removed. The rest of the plant mate- rials to be removed are volunteer tree/brush saplings. Planning Staff Report Appro Development— Gardenworld, Inc. Facility December 21, 2015 Page 10 of 15 The westerly treed area that is proposed to be removed is the southern 55 feet of the 320 feet windbreak that is on the Gardenworld site. Within these two treed areas, approximately eight of 72 trees meeting city ordinance regulations for inventorying that will be removed. All volunteer brush, plants, diseased/dead plants and trees not meeting the "qualifying" tree definition will also be removed within the grading limits of this site. The eight trees proposed to be removed are approximately 11 percent of the total number of trees inventoried. City ordinance allows up to 30 percent tree removal for qualifying trees without tree mitigation. The required landscaping is based on the acreage of a developing property and the preserva- tion of larger mature trees. Fifty-eight trees (deciduous and conifers) are proposed to be planted within the greenspace area along the north side of the proposed office/warehouse and green- house(s). Sixty large and small shrubs are also proposed to be planted along the principal build- ing's west and north foundations. The applicant's landscaping plan generally complies with the City's minimum landscaping requirements. A copy of their landscaping plan is shown below and attached to this planning staff report. d " to .3e 0 coo.6 — –----------------------- ------------------------------ r a 97TH, STREET'. 5`Y WAREHOUSE i �- '� �38400SF, _ 240 X1601 S_ O O •O..v •�•Q��•TQ.... • m Q GREENHOUSE i EXPANSION. 43.580 SF 181.5 SF X 240' ••0 .... • 0 Qo� U 1! 11 U 911 U _—_--__—__—__—_--vm-_—_--__—__—__—__—__—_ o Deciduous DverstorVTree • Coniferous Tree Small and Large Shrubs Gardenworld Landscaping Plan •'I i i TRIAL IF GARDENS I 22.816 SF 1 Park Dedication Land dedication for public park purposes is not required for this property. A park fee in lieu of land dedication is included in the land sale price and will be collected at the time of the real estate closing. Area Charges Water, sanitary sewer, and stormwater assessment area charges are included in the land sale price and will be collected at the time of the real estate closing. Public Hearing Notices Public hearing notices were mailed to 27 property owners who are within 500 feet of the ap- plicant's property boundaries. These notices were mailed on December 9, 2015. The public Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 11 of 15 hearing notice was also published in the December 9, 2015, edition of the South Washington County Bulletin. No written public comments have been received as of December 16, 2015. City Department Review A set of development plans were distributed to various City Departments. The project was dis- cussed at the City's Technical Review Committee meeting on December 9, 2015, and no additional comments or recommendations were provided. City staff found the project compliant with City development standards, and staffs cursory comments made throughout the plan development process were accurately illustrated on the site plan. Development Agreement The Cottage Grove Economic Development Authority (EDA) reviewed the project at their December 8, 2015 meeting. At this meeting, the EDA approved the land sale, business subsidy agreement, � nd the creation of a Tax Increment Financing (TIF) District 1-16. Recommendation That the Planning Commission recommend that the City Council approve Gardenworld's site plan dated November 20, 2015 and conditional use permit for the development of office/ware- house/greenhouse facilities for the growing and wholesale distribution of perennials and other plant products. The proposed site consists of approximately 9.084 acres of land located south of 97th Street and east of Hemingway Avenue. This recommendation is subject to the following conditions: 1. The preliminary and final plat named Glengrove Industrial Park 6th Addition is approved and recorded at Washington County Recorder's Office. 2. All applicable permits (i.e. building, electrical, grading, mechanical, and right-of-way) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 3. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a building permit. 4. All site, architectural, and landscape plans must conform to City ordinance regulations. 5. A change in plane, change in texture or masonry pattern, windows, or an equivalent ele- ment is required for the pre -cast panels facing to the north and west sides of the building that is an uninterrupted length exceeding 100 feet. 6. Exterior building materials for future building additions must be similar to the principal structure's exterior color, design, texture, and exterior building materials. 7. It is recommended that the exterior walls for the office/warehouse building include colored accent banding and windows on the upper elevation. Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 12 of 15 8. The applicant shall provide the City with an electronic copy (pdf and dwq) of the as -built survey of all private utilities prior to issuance of certificate of occupancy. 9. Water main, sanitary sewer, and storm sewer improvements shall be constructed per Cottage Grove detail plates. 10. The applicant is responsible for all costs associated with any modifications necessary to any City street light system or existing city utilities located onsite to accommodate the applicant's development plan. 11. Storm sewer pipe must be reinforced concrete pipe (RCP) 12. The property owner must allow City personnel to enter the property to maintain, repair, and inspect all public utility systems that exist on the property. Flushing the fire hydrant internal to the site is the City's responsibility. 13. The stormwater management design shall meets the requirements set forth by the City of Cottage Grove, South Washington Watershed District, and the NPDES Construction Stormwater Permit: a. NOAA Atlas 14 precipitation rates shall be used. b. As this project will disturb more than 1 acre, and NPDES Construction Stormwater Permit will be required. c. Infiltration of one inch of runoff from new impervious surfaces (SWMP Policy 6.1). d. Achieve a net reduction in Total Suspended Solids and Total Phosphorus leaving the site. e. Peak flow rates after development shall not exceed pre -development peak flow rates for the critical 1 -year, 2 -year, 10 -year, and 100 -year recurrence interval precipitation events (SWMP Policy 2.3). f. Design all storm sewer systems to meet the 5 -year 24-hour recurrence interval precip- itation event (SWMP Policy 2.1) g. Enter into a Stormwater Management Agreement with the City, which will detail in- spection and maintenance requirements of all structural stormwater BMP's that are constructed as part of this project. h. Calculations shall be provided to ensure the stormwater management requirements are met. 14. The comments summarized in Ryan Burfeind's memo dated December 11, 2015 must be incorporated in the applicant's development plans. 15. The stormwater system will be privately owned and maintained by the landowners. A stormwater management agreement clarifying and perpetuating this maintenance responsibility agreement shall be recorded with Washington County before a certificate of occupancy is issued for this project. 16. Final drainage plans must be submitted to the South Washington Watershed District for review. Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 13 of 15 17. The final grading plan shall be approved by the City Engineer. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 10-5-8, Erosion Control During Construction, of the City's Subdivision Ordinance. 18. The applicant is responsible for removing debris from 97th Street and Hemingway Ave- nue during their grading and construction process. These streets shall be swept clean daily or as needed. The applicant shall take steps to control dust from the construction. 19. Grading and construction activities must not occur between 7:00 p.m. and 7:00 a.m. 20. The final landscaping plan shall be submitted to the City for approval by the Community Development. All landscaping shall be planted in a timely manner and with the first phase of development, and include additional conifer trees in the southeast corner of the appli- cant's property adjoining the residential properties. 21. All landscaping improvements must comply with the City's landscaping and tree preser- vation regulations as required in City Code Title 11, Chapter 6, Section 5, Landscaping Requirements, and City Code Title 11, Chapter 6, Section 6, Tree Preservation. Installa- tion 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 Code Title 11, Chapter 6, Section 5(I). The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. The property owner must continue maintenance of all the landscaping improvements as shown on the approved landscaping plan dated November 20, 2015. 22. Installation of landscaping shall occur in a timely fashion and be consistent with an ap- proved plan. The property owner must maintain all plant materials on-site and replace plantings that are diseased or dead. Planting additional trees and shrubs is permitted. 23. A letter of credit in the amount of 150 percent of the landscape estimate shall be sub- mitted to the City as required by City Code Title 11-6-5. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. 24. Landscaping on the site must be maintained in good health and dead plantings replaced in a timely manner. 25. Irrigation shall be provided for all sodded and mulched landscaped areas, including maintenance to take place to the curb line of 97th Street and Hemingway Avenue. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vege- tation. The irrigation system shall cover all the green spaces and extend to street curbs. The system shall be detailed on the landscape plan. Planning Staff Report Appro Development— Gardenworld, Inc. Facility December 21, 2015 Page 14 of 15 26. All outdoor lighting must meet City Code requirements. All light fixtures must be downward directed with cut-offs. A detailed lighting analysis shall be provided identifying compliance with ordinance criteria. The specifications of all light fixtures must be provided with the application for a building permit. 27. A photometric plan showing the calculated candlepower throughout the site that is in compliance with the City ordinance will be required to be submitted prior to issuance of a building permit. 28. The fire suppression plan must be submitted to and approved by the Fire Marshal and Chief Building Official before a Certificate of Occupancy can be issued. The property owner is responsible to maintain their private watermains, hydrants, and fire suppression systems. 29. Fire hydrants shall be placed as per the approval of the City Fire Marshal, City Engineer, and Public Works Department. 30. The property owner shall allow the City access to all fire hydrants for inspection and flushing. 31. A Storz Fire Department connection fitting must be installed on all exterior Fire Depart- ment connections. 32. All curbing for the project shall be B618 and concrete drive aprons shall be constructed per City requirements. 33. Concrete commercial driveway aprons shall be constructed per detail plate STR-18. 34. All concrete and bituminous surfaces on the site must be maintained in good workmanship like condition at all times. 35. City sidewalk modifications required as part of constructing the new driveway entrance shall be constructed per detail plate STR-10. Truncated domes for pedestrian curb ramps shall be black in color. The concrete aprons for the proposed new access drive shall be constructed per City requirements. 36. The concrete aprons for the proposed new access drive shall be constructed per City requirements. 37. A "STOP" sign shall be installed at the exit drive. The sign shall be ten feet from the roadway edge and two feet from the driveway edge. The bottom of the sign shall be six feet from the ground. The "STOP" sign shall be a 30 -inch sized sign having a high inten- sity face. Said sign shall be mounted on a 6 -foot — No. 3 and 8 -foot — No. 2 steel post. 38. All signage must comply with City Sign Ordinance regulations, and a building permit must be obtained prior to the installation of any signs. Planning Staff Report Appro Development—Gardenworld, Inc. Facility December 21, 2015 Page 15 of 15 39. Wall signage shall conform to the signage shown on the building elevations. 40. All mechanical and trash dumpsters must be screened as required in City Code Title 11, Chapter 6, Section 3, Solid Waste Storage, and Title 11, Chapter 6, Section 4, Screening Requirements. Screening and trash enclosures must be constructed of materials that are consistent with the principal building's exterior materials and comply with City ordinance regulations. 41. Outdoor storage of containers, pallets, waste/recycle containers, etc. is prohibited. Rub- bish, garbage, and recycling containers must be stored within an enclosed structure compliant with city screening regulations and shall be maintained at all times so as not cause odors or other public nuisances Prepared by: John McCool, AICP Senior Planner Attachments: — Applicant's Cover Letter dated November 20, 2015 — Site Plan (Sheet Al -1) — Landscaping Plan (Sheet Al -2) — Floor Plan (Sheet A2-1) — Conceptual Exterior Elevations (Sheet A3-1) — Building Elevations (Sheet A3-2) — Utility Plan and Grading Plan (Sheet Cl) — City Engineer Comments dated December 11, 2015 DEVELOPMENT I build I d&-''� November 20, 2015 Ms. Jennifer Levitt Community Development Director/City Engineer City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 RE: Gardenworld, Inc, — New Facility Dear Ms. Levitt; NOV 2 0=20 .115��� Thank you for all of your assitance to date in locating a site for the new Gardenworld, Inc. facility at the intersection of Hemingway Avenue South and 97th Street South in Cottage Grove. We are submitting the necessary applications for the City actions to move forward on the project: • Preliminary plat (City supplied) • Final plat (City supplied) • Conditional use permit • Site plan review • Business assistance • Check in the amount of $700.00 (Site plan review & C.U.P.) • Escrow amounts — TBD by Robin Roland • Civil engineering documents • Architectural documents Gardenworld, Inc., is currently located in a leased warehouse in the Midway district of St Paul. The company is looking forward to consolidating warehouse, office and greenhouse functions at the new Cottage Grove location. The new facility will consist of an approximately 41,400 sq. ft. office/warehouse/distribution building, as well as a site for greenhouse growing operation of up to two (2) acres. The company requests an option to purchase/right of first refusal on the adjacent five (5) acres of land — for future expansion needs. Gardenworld, Inc., is an industry leading wholesale distributor of perennials and other plant products. Gardenworld's line of perennials is marketed nationwide under the brand name, "Growing ColorsTM Growing ColorsTm is sold nationwide by the following companies: * Gardenworld, Inc. * 2Plant International 21476 Grenada Avenue Lakeville, MN 55044 952.469.2171 Fax 952.469.2173 www.APPRODEVELOPMENT.com Gardenworld, Inc. - New Facility November 20, 2015 Page 2 of 2 * Van Bloem Gardens * Paridon for Canada Gardenworld, Inc. opened for business in 2002. Their products are imported from Holland and Japan and also grown at growers on both the east and west coasts. Their customers are comprised of large growers, providing finished products to garden centers, and other small to large garden centers and nurseries throughout North America. In July 2014, Dave Van der Sman became the sole shareholder of Gardenworld, Inc. Dave has over 20 years of experience in the perennial and grower bulb industry. We sincerely appreciate the warm welcome we have received in Cottage Grove since first meeting with the staff about our project several months ago and Gardenworld, Inc. looks forward to being Sincerely, dJ -4� \1� �6 Jack Matasosky CEO JMlslt Enclosures (6) — Conditional use permit — Site plan review — Business assistance — Check payment — Civil engineering documents — Architectural documents part of the Cottage Grove community! 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IgeIl p� - 711f9{� n'i' Le �il i lot II 1 ITS � � E ♦ J''' � 3 ���nn � e 9 ge s rr \ s e x I a p x§ a L 1' \ t \ 's e ah 9 a �$4H4i 111 ���rw'ad� r,°- I [ Rohms3 m 1 �_ a GeB� s �T §4 '�2�3 -40 maim pit 49£ 4 NUNN j�"/%� �I ,a5sa4NOW � 4a 6L99L —__� s �§ s �'�sg 8joe H gFt SNROHVEJ AtlldS10 % yyYesy`sp[y3ey�i 4a �s$ as 'p 4tl€R $ €�a 1141 `-�` °3a• 30134}° AtlM'JNIVUH amumummmmmn Eli : 111; Q A111111111111111111111I11111 o IIIIIIIIIIIIIIIIIIIIIIIII � _ �IIIIIIIIIIIIIIIIIIIIIIIIIII � , a . e�nmm�m�m�uuumn I I I S@ S b I I i I I e �Oh i i I � I I � ze I I -- E I 14 I K ; 0 I I I I a 9 ax I t §82�{ 3� `e Z.p ❑ J Op±mow g f I f E Ir 1 � Fi ¢i I 3 Al O C- o-- E C C C c p 3AOHO 39VU09 JO A113 g 01M01A N30NV9 w��'°aa:� _ NVId A111110 3' C� ` 'Ap Yaruraurry A nV4aH i �"�..._...,_., oancsi 1O81N09 NOIS083 39tlN1w10 '0NIOIM9 N s` 3 3 a � £a aa:•g�! g�g�T =s$F paa �s��t€g�€sane I 668M I _ 9 k a a '_�$_$$3 •* � EF a F� p3 `a= a3E Eqs S� $�aE s 'e �;ie 6 5Fa%iF Rt IA It _O es R a .= Si SCR €e 1"11 ligtoo °�$ .tea HIS oil s 3 -•-�— oa o0 00 00 0 Cottage � Grove 46ere Pride and" 59erity Meet To: Jennifer Levitt, PE, Community Development Director/City Engineer John McCool, Senior Planner From: Ryan Burfeind, PE, Project Engineer Date: December 11, 2015 Re: Garden World Engineering Review Comments This memo summarizes the review of the Garden World plans. This review is based upon documents prepared by Rehder & Associates, Inc., dated 11/20/15. General 1. All City of Cottage Grove standard detail plates referenced can be found on the City website at cottage-grove.org, under the engineering department, and shall be included in the plans. 2. Grading and utility record plans containing surveyed as built information shall be submitted to the City upon completion of the project, in both PDF and DWG format. 3. A stormwater management agreement will be required for all stormwater management facilities that are located onsite. 4. A Cottage Grove right-of-way permit will be required for the new drive access onto Hemingway Avenue 5. An NPDES construction stormwater permit shall be required for the project. Street/Sidewalk 6. The driveway entrance shall be graded to prevent stormwater runoff from entering the Hemingway Avenue right-of-way to the maximum extent practicable. 7. ADA pedestrian ramps with truncated domes shall be placed at the crossing with the proposed driveway apron. Pedestrian ramps shall conform to Pedestrian Curb Ramp 1-5 details plates as applicable. 8. Truncated domes shall be black in color. 9. A stop sign shall is required at the entrance onto Hemingway Avenue. 10. If needed for circulation, a second driveway entrance onto 97"' would be allowed from the site. Water Main 11. Only one water service, as shown from 97th Street, shall be allowed for the site. The water line should be extended around the west side of the warehouse building with a hydrant installed adjacent to the parking lot between CB 7 and the warehouse building for fire protection. The water line from Hemingway Avenue and Hydrant A should be removed from the plans. 12. Water line shall be rodded underneath the warehouse building to the riser. Sanitary Sewer 13. Please confirm if there is a riser on the 8" sanitary sewer service. Plans show manhole 101 at a depth of 25.7 feet. Storm Sewer 14. Catch basins shall conform to detail plates STO-5 through STO-8, as applicable. 15. Pipe bedding shall conform to detail plate BED -2. 16. CB 2 shall be a sump catch basin. 17.The City is currently running further analysis on the rate control basin to ensure the proposed design will work with the fully expanded pond. If upsizing/modifications to the outlet structure into the existing regional pond are required, the City would cover the difference in cost as a result of the oversizing. 18. As the existing regional pond does not maintain a NWL, the rip rap for flared end in the regional pond shall be extended to the pond bottom to prevent erosion. Street Lights 19. Plans show a potential conflict with the existing City street light on the north side of the concrete driveway apron. The owner of the site shall be responsible for the full cost if modification of the street light system is required for construction of the driveway apron. Erosion Control 20.Catch basin inlet protection shall be required for catch basins on Hemingway Ave/97th Street that are immediately down gradient of disturbed areas.