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Home My WebLink About2016-01-25 PACKET 06.1.STAFF REPORT CASE: CUP2016-001 & SP2016-002 ITEM: 6.1 PUBLIC MEETING DATE: 1/25/16 TENTATIVE COUNCIL REVIEW DATE: 2/17/16 APPLICATION APPLICANT: HHHJWB, LLC REQUEST: A site plan review of an industrial development that will include two warehouse buildings of 362,240 square feet and 186,820 square feet respectively and a conditional use permit for outdoor storage in the Southeast Industrial Park. SITE DATA LOCATION: Bordered by Canadian Pacific RR and Hwy 61 to the north, Hamlet Park to the west, and 91st Street to the south ZONING: 1-5, Railroad Access GUIDED LAND USE: Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Railroad/Commercial Railroad/Commercial EAST: Industrial Industrial SOUTH: Industrial Industrial WEST: Parks & Open Space Parks & Open Space SIZE: N/A DENSITY: NIA RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove ere Pride e06"e Pea" Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; iburbank(aD_cottage-grove. org Application Accepted:. 12/30/15 60 -Day Review Deadline: 2/27/16 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Southeast Industrial Development Planning Case No. CUP2016-001 and SP2016-002 January 25, 2016 Proposal HHHJWB, LLC has applied for a site plan review of an industrial development that will include two buildings of 362,240 square feet and 186,820 square feet respectively and a conditional use permit for exterior storage to be known as the Southeast Industrial Park located at the northwest quadrant of 91st Street South and Hemingway Avenue South. t t f 1 111 _ Concept Sketch 1�1, MU Location Map Review Schedule The application was received on December 30, 2015. The application was deemed complete on December 30, 2015. The 60 -day application review expires on February 27, 2016. The 120 -day review extension date is April 27, 2016, if exercised. Project Plans The preliminary plat for the proposed subdivision was prepared by Sambatek, Inc. on 12/30/15 and submitted to the City on 12/30/15. Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 2 of 14 Background This property was previously before the City in 2015 in concept form when an Environmental Assessment Worksheet (EAW) was processed by the City. On January 6, the City Council ap- proved Resolution No. 2016-003 declaring the negative need for an Environment Impact State- ment (EIS) for the project. The applicant has also gained shovel ready status for the site through the Minnesota Depart- ment of Employment and Economic Development (DEED). Through this certification process, DEED works closely with communities and property owners to certify that the most time- consuming legal, technical, and regulatory aspects of developing specific commercial and indus- trial sites are already complete. More information on this program can be found at http://mn.gov/deed/business/locating-minnesota/land-bldg/shovel-readv/index.msp . Planning Considerations Comprehensive Plan — Future Land Use Designation The future land use map in the City's Future Vision 2030 Comprehensive Plan shows this prop- erty to be guided Industrial. The proposed development is consistent with that designation. Zoning This parcel is currently zoned within the Railroad Access Industrial District (1-5). The proposed uses within the project are consistent with that zoning designation. The proposed exterior stor- age areas are classified as a conditional use within this zoning district and are covered below. _._.._...._ mmmn�'I Img . 4j ✓ i' I 01 FF• n7I • / C I -- r I Background This property was previously before the City in 2015 in concept form when an Environmental Assessment Worksheet (EAW) was processed by the City. On January 6, the City Council ap- proved Resolution No. 2016-003 declaring the negative need for an Environment Impact State- ment (EIS) for the project. The applicant has also gained shovel ready status for the site through the Minnesota Depart- ment of Employment and Economic Development (DEED). Through this certification process, DEED works closely with communities and property owners to certify that the most time- consuming legal, technical, and regulatory aspects of developing specific commercial and indus- trial sites are already complete. More information on this program can be found at http://mn.gov/deed/business/locating-minnesota/land-bldg/shovel-readv/index.msp . Planning Considerations Comprehensive Plan — Future Land Use Designation The future land use map in the City's Future Vision 2030 Comprehensive Plan shows this prop- erty to be guided Industrial. The proposed development is consistent with that designation. Zoning This parcel is currently zoned within the Railroad Access Industrial District (1-5). The proposed uses within the project are consistent with that zoning designation. The proposed exterior stor- age areas are classified as a conditional use within this zoning district and are covered below. Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 3 of 14 Existing Site Conditions The site is relatively flat with significant grade changes along the north and west property lines. Conditional Use Permit/Ordinance Requirements As a component of providing a highly marketable site plan, the applicant has included an exte- rior storage area as a detail on the site plan. Exterior storage is a conditional use in this estab- lished zoning district. The ultimate tenant of the structures would have the opportunity to exercise the use of the storage areas as proposed and conditioned and would need to amend the conditional use permit if there are any requested changes in size or use. The northern stor- age area is also identified to include semi -trailer parking, which would be allowed if needed by the ultimate user of the site. The City would expect additional vegetative screening of these areas upon construction. When reviewing conditional use permits, the Planning Commission looks to Title 11-2-9F; Crite- ria for Issuance of Conditional Use Permits, as the guiding doctrine for review. This section states that in granting a CUP, the City Council shall find that: 1. The use will be in conformity with the City's Comprehensive Plan and with the purpose, intent and applicable standards of this Title. 2. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. 3. The use shall not depreciate values of surrounding property. 4. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution, vibration, general unsightliness or other nuisances. Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 4 of 14 5. The use shall generate only minimal vehicular traffic on local streets as defined by the trans- portation element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access or parking needs that will cause inconveniences to the adjoining properties. 6. The use shall be served adequately by essential public services, such as streets, police, fire protection and utilities. 7. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. 8. The use shall preserve and incorporate the site's important natural and scenic features into the development design. 9. The use shall cause minimal adverse environmental effects. 10. The use shall not adversely affect the potential development of adjacent vacant land. The City's Technical Review Committee reviewed this application under those criteria. The Committee found that the criteria could be met and recommended approval of the CUP for the requested exterior storage areas. In reviewing the ordinance criteria in relation to this case, all of the criteria could be answered affirmatively. The applicant's response to the ordinance criteria is attached. Conditions of approval relating to the exterior storage areas would include screening and stacking limitation requirements. Proposed Exterior Storage Areas Southeast Industrial Park Planning Staff Report–CUP2016-001 & SP2016-002 January 25, 2016 Page 5 of 14 Development Summary The proposed site plans that were submitted include the construction of two buildings and sup- porting infrastructure on one existing platted parcel of land. The submitted plans are compliant with the City's minimum development standards established for the site. The development summary of the site is shown in the table below: — DEVELOPMENT SUMMARY AREA GROSS SITE AREA 1,686,6845E 38.72 AC BUILDINGAREA 549,0605F 12.60 AC BUILDING COVERAGE 32.6% BUILDINGSETBACKS FRONTYARD 40 FEET REAR YARD 60 FEET INTERIOR SIDE YARD 40 FE ET+1'PER FOOT OF BUILDING HEIGHT OVER 30' SIDE YARD ADJACENT TO R -DISTRICT 125 FEET PARKINGSELBACICS RONTY� 20 FEET REAR YARD 30 FEET INTERIOR SIDE YARD 10 FEET SIDE YARD ADJACENT TO R -DISTRICT 100 FEET PARKING REQUIRED BUILDING I )FLOOR AREA 359,640SF) 95% WAREHOUSE= 341,658/2,000 171 STALLS 5%OFFICE =17,992/250 72 STALLS BUILDING 2 (FLOOR AREA 184,800SF) 90%WAREHOUSE -166,320/2,000 83 STALLS 10%OFFICE=18,480/250 14STALB TOTAL 4 OSSTAL9 PARKING PROVIDED BUILDDO ING 1 241 STALLS 166 STALLS TOTAL OTALNG2 409 STALLS MINIMUM LOTSIZE 43,560SF ZONING EKISTINGZONING I -S PROPOSED ZONING FS I ) jAIA 1 I lamm. r —�_,fNHHHHfNhH"HM _ I Site Plan Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 6 of 14 Setbacks The minimum setbacks for the 1-5 zoning district have been met with the proposed site plan. Based on the proposed construction classification of the proposed buildings, the 120 -foot set- back between the buildings also works with the existing building codes. Building one Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 7 of 14 Architecture The current exterior elevation design does not meet the City's ordinance criteria and will need to be revised prior to the release of any building permit. A rendering of the preliminary elevations is shown below. 0 ■ ■■■ �� ■■ONES■■■■oi 0 i �� I 1 ® ■ � ■ a ■rte a — Conceptual Elevation, Color Scheme&Signage for Illustrative Purposes Only-'. ',SI.. The existing material ratios based on the preliminary detail is also shown below: Building 1: • South Elevation: o Painted Smooth -Finish Architectural Precast panels with reveals — 94% o Glass -4% o Metal canopy — 2% • West Elevation: o Painted Smooth -Finish Architectural Precast panels with reveals — 93% o Painted Dock Doors — 7% • East Elevation: o Painted Smooth -Finish Architectural Precast panels with reveals — 97% o Painted Rail Loading Doors — 3% North Elevation o Painted Smooth -Finish Architectural Precast panels with reveals —100% Building 2: • East Elevation: o Painted Smooth -Finish Architectural Precast panels with reveals — 94% o Glass —10% o Metal canopy -1% • North and South Elevation: o Painted Smooth -Finish Architectural Precast panels with reveals —100% • West Elevation: o Painted Smooth -Finish Architectural Precast panels with reveals — 92% o Painted Dock Doors — 8% Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 8 of 14 Highlights of relevant sections from the City Code are detailed below: Cit), Code Title 11-6-13C(5)(d) No wall that faces a public right of rosy, parks, the public view frone adjacent properties or a residential use or dish'ict may have an uninterrupted length exceeding one hundred feel (100') without including at least two (2) of the follorovheg: change in plane, change in textuiv or inasotu), pattern, widows, or an equivalent element that subdivides the wall into human scale proportions. (Ord. 820, 6-20-2007) City Code Title 11-6-13C(4)(b) (2) Indush•ial and warehouse buildings must use at least hvo (2) diffe•ent class 1 or 2 neaterials and be composed of at least sixty five percent (6501o) class 1 or class 2 nvaterials and not mom than ten percent (10016) of the building be class 4 materials. (3) The exterior wall of any non-residential shzrcture visible from a highway, public street, park, or public view,fi•an adjacent properties, or a residential use or dish ict must be composed of at least sixty five percent (6501o) class 1 mate- rials. Exterior walls with limited public exposure may use combinations of class 2, 3 or 4 materials. City Code Title 11-6-13C(4)(a) Class 1: Copper panels Fired clay face brick Natural stone, synthetic or cultured stone Transparent glass, opaque or mirror window panels Other comparable or superior materials Class 2: Architecturally textured precast concrete panels Concrete brick Masonry stucco Specialty concrete block such as textured, burnished block or rock faced block Tile (masonry, stone or clay) Class 3: Cemetious board Exterior finish insulation system (EFIS), synthetic stucco or similar material Ornamental metal Class 4: Ceramic Glass block Industrial grade concrete precast panels Smooth concrete block Smooth scored concrete block Steel or aluminum siding Wood (Ord. 924,12-18-2013) Southeast Industrial Park Planning Staff Report —CU P2016-001 & SP2016-002 January 25, 2016 Page 9 of 14 Parking The minimum parking requirements for the proposed use would be exceeded with the proposed site plan. The northern exterior storage area is identified for semi -trailer parking. Utilities The subject property is located within the Metropolitan Urban Service Area (MUSA). Prior to the release of the Building permit, public drainage and utility easements shall be dedicated over all surface water storage, cross site conveyance routes and underground water utility infra- structure. Traffic/Access Vehicular and truck traffic to the site will be via 91st Street and Hemingway Avenue. These streets and the connecting roadways within the City's Business Park were designed and constructed to accommodate all traffic expected to be generated from the use. Pedestrian Access Based on the adjacent roadways both having existing sidewalks located along them, the site plan needs to be modified to include sidewalks connecting the internal portions of the site to the roadways. City detail plates shall be followed related to the sidewalk construction. The proximity of the site to Hamlet Park which is a Community Park and open space also necessitates that a bituminous trial connection be made that links the site to the existing park trail corridor. Surface Water Management The site grading for the project is proposed to meet the surface water management require- ments established by the State, Watershed District, and City. Final construction drawings will need to meet the approval of the City Engineer. A stormwater management agreement between the property owner and the City shall be required. Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 10 of 14 Rail Access The site plan proposes to maintain the existing rail spur that serves the site. The site plan ap- proval includes the recognition of the spur and that the property owner would have the ability to store rail cars that are in good workmanship -like manner and are supportive to the principal operations of the site. Tree Preservation The proposed site grading does impact existing trees on the site, and the final construction drawings will be required to address tree mitigation in accordance with ordinance criteria. Signage The preliminary building elevations did identify tenant sign band locations. As a component of the site plan review, a comprehensive sign package shall be submitted for review and approval by the City. Two freestanding monument signs would be considered as an approved item in the final comprehensive sign package. Landscaping The 1-5 zoning district allows a maximum building coverage of up to 45 percent. The proposed total coverage proposed for both buildings is 12.60 acres or 32.5 percent. The landscape ordi- nance establishes the minimum open space requirement at 15 percent for the I-5 zoning district. The total impervious surface coverage of the 38.72 -acre parcel is 24.72 acres with the balance of 14 acres or 36 percent as pervious open space. The required landscaping quantities for the site are identified in the table below. The Parks Department has requested that the areas adja- cent to Hamlet Park that are identified as "low maintenance Fescue" be substituted with a native prairie mix such as MNDOT 350. The reason given is that the requested mixture would blend well with the Hamlet Park prairie while supporting the applicant's efforts to keep a "low mainte- nance" area in this quadrant of the site. One of the stated benefits of the mixture would be that it would produce the added beauty of flowers while also improving water quality and habitat of the area. A final landscaping plan identifying the placement of all required screening and mitigation plantings will be required to be submitted prior to release of a building permit for the site. This plan shall include additional building perimeter planting beds and screening of exterior storage areas. -LANDSCAPE CODE LANDSCAPE REQUIREMENT FOR 15 ZONING: GREEN SPACE= 570,636 SF POND/ BASIN AREA= 64,694 SF 70% OF GREEN SPACE - POND BASIN AREA = TOTAL AREA FOR CALCULATIONS OVERSTORY DECIDUOUS = 334,751 x _0001392 = 46.59 OVERSTORY TREES REQUIRED CONIFEROUS = 334,751 x _0001300 = 43.51 CONIFEROUS TREES REQUIRED LARGE SHRUBS = 334,751 x _00039 = 130.55 LARGE SHRUBS REQUIRED SMALL SHRUBS = 334.751 X.00039 =130.55 SMALL SHRUBS REQUIRED Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January25, 2016 Page 11 of 14 Landscaping Plan Area Charges The payment of the required area charges for the parcel were satisfied with the platting of the property. Park Dedication The payment of the required park dedication requirement for the parcel was satisfied with the platting of the property through the dedication of land and cash. Public Hearing Notices The public hearing notice was published in the South Washington County Bulletin on January 13, 2016. Public meeting notices were mailed to the 6 property owners who are within 500 feet of the property on January 14, 2016. Summary A. The proposed use is compliant with the City's Future Vision 2030 Comprehensive Plan. B. The proposed use is permitted under the current zoning classification for the property. C. The proposed development is adequately served by public utilities. D. The surface water management plan for the project meets State, Watershed District, and City performance standards. E. Reasonable conditions will be applied through the conditional use permit to ensure the exte- rior storage is not a detriment to adjacent properties and surrounding land uses. Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 12 of 14 Recommendation That the Planning Commission recommend that the City Council approve the site plan review of an industrial development that will include two buildings of 362,240 square feet and 186,820 square feet respectively and a conditional use permit for exterior storage to be known as the Southeast Industrial Park located at the northwest quadrant of 91st Street South and Heming- way Avenue South, subject to the following conditions: Site Plan Review Conditions of Approval: 1. Final architectural plans, lighting and exterior construction materials and colors must be re- viewed and approved by the Planning Department prior to the issuance of a building permit. 2. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) must be completed, submitted, and approved by the City prior to the commencement of any con- struction activities. Detailed construction plans must be reviewed and approved by the Building Official or City Engineer. 3. Prior to submittal of the building permit application, all comments related to the civil site, util- ity, landscaping, grading, and building construction plans must be addressed and plans revised accordingly. 4. Prior to the issuance of a certificate of occupancy, the applicant shall submit as -built sur- vey plans in electronic format (pdf and .dwq) for the site grading and all public and private utilities. 5. The engineering comments identified in the attached memorandum dated 1/22/16 shall be complied with prior to and during construction of the project. 6. Water main, sanitary sewer, and storm sewer improvements shall be constructed per Cottage Grove detail plates. 7. Any modifications to City utilities located on-site shall be at the full cost of the applicant. 8. Prior to the issuance of a building permit, public drainage and utility easements shall be shall be dedicated over all surface water storage areas, cross site conveyance routes and underground water utility infrastructure. 9. The final grading and erosion 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 "Minne- sota Construction Site Erosion and Sediment Control Planning Handbook" and the condi- tions stipulated. 10. The grading plan and site grading of the property shall be consistent with the approved surface water management plan. The applicant is responsible for the maintenance of the new stormwater basin in conformance with the approved grading plan at all times, and Southeast Industrial Park Planning Staff Report —CU P2016-001 & SP2016-002 January 25, 2016 Page 13 of 14 said requirement shall be addressed in a surface water management agreement between the Developer and the City. 11. All concrete and bituminous surfaces on the site must be maintained in good workmanship like condition at all times. 12. Any fencing installed along Hamlet Park must be constructed with ornamental fencing meeting the City's standard detail plate for commercial properties or be constructed of black vinyl -clad chain link fencing. Any additional fencing on the site may be constructed with materials meeting the ordinance criteria related to commercial fencing. 13. The final landscape and tree mitigation plan shall be submitted with the building permit application and must include additional building perimeter planting beds, Screening of exte- rior storage areas and be in compliance with City ordinance requirements. 14. Irrigation shall be provided for all sodded and landscaped areas, including the curbed land- scaped islands interior to the parking lot. The irrigation system shall consist of an under- ground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The design build system shall cover all the disturbed green spaces and extend to the street curbs. 15. Prior to the release of the grading permit, a bona fide cost estimate of the landscaping im- provements must be submitted in conjunction with a letter of credit approved by the City in the amount of 150 percent of such estimate. Upon completion of the landscaping require- ments, the applicant must inform the City in writing that said improvements have been completed. The City will retain the financial guarantee for a period of one year from the date of notice to insure the survival of the plantings and that the required as -built survey has been submitted. No building or right -of way permits will be issued until the required financial guarantee has been received and accepted by the City. 16. Landscaping on the site must be maintained in good health at all times and dead plantings shall be replaced in a timely manner. 17. A light matrix study shall be completed and submitted with the building permit application. All outdoor 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. 18. Fire hydrants shall be placed as per the approval of the City's Fire Marshal, City Engineer, and Public Works Department. In addition to granting public drainage and utility easements over the water pipe infrastructure, the applicant shall guarantee the City's ability to access the fire hydrants to flush the water system. 19. Parking on Hemingway Avenue and 91st Street is prohibited. 20. The exterior finish materials of all structures located on the subject property shall meet the City's architectural standards and approval of the Community Development Department at the time of construction. Southeast Industrial Park Planning Staff Report—CUP2016-001 & SP2016-002 January 25, 2016 Page 14 of 14 21. Trash and recycling containers must be stored in enclosures meeting City ordinance criteria. 22. All rooftop and at -grade mechanical equipment shall be screened from public view as reviewed and approved by the Community Development Department. 23. As a component of the site plan review, a comprehensive sign package shall be submit- ted for review and approval by the City. Two freestanding monument signs would be considered as an approved item in the final comprehensive sign package. 24. The site plan shall be modified to include sidewalks connecting the internal portions of the site to the Hemingway Avenue and 91st Street. City detail plates shall be followed related to the sidewalk construction. 25. The site plan shall be modified to include an eight -foot wide bituminous trial connection that links the site to the existing park trail corridor. Conditional Use Permit Conditions of Approval: 26. Exterior storage and display is prohibited outside of the designated and fenced exterior storage areas. 27. The exterior storage area along the northwest side of the site shall be screened with addi- tional landscaping around the perimeter. 28. Stacking of materials higher than the perimeter fencing is prohibited without approval of the Community Development Director. 29. An emergency spill response plan compliant with standards established by the Minnesota Pollution Control Agency shall be placed on file with the City for all applicable materials stored on the entire site. 30. The storage of materials in the designated exterior storage areas that are hazardous or cause, dust, glare, noise, or odors shall be prohibited. 31. With the exception of the initial construction on the site, the storage of contractors' construc- tion equipment and materials is prohibited in the designated exterior storage areas. 32. A fire access lane that is a minimum width of 20 -feet is required to be maintained at all times in the storage areas. 33. Any violations of the approving resolution may trigger review of the use by the City Coun- cil and be cause for possible amendments to or revocation of the conditional use permit. 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M < ------ HHn-v wps p -0 -------------- 8' 8 N, < < zos os� T 0-� K'� lu - on < 8 z H .8.8 6p. pgo63s 0—,ZIb CY) < J Gaj5- , §! / _ }p\! - �2 �- - A § - z, lo �\ - § \ \ ( IN IF .. ... \ }} } \\ \ r_7\ _ - ) IE! ; mm IF `Illmt IN � { Cottage Grove Community Development Department Planning Division '`� e a pyo vv,u�,n�t Cotta Ravine Parkway 16 Telephone: 651 8-28978-2827 — ^��^° "°` Cottage Grave, ve orq Fax: 651-458-2897 897 www.cottage-groye.orq E -Mail: planningColcottage-grove.om CONDITIONAL USE PERMIT/INTERIM CONDITIONAL USE PERMIT RESPONSE TO ORDINANCE CRITERIA In order to aid in the review process, please give a DETAILED response to the following ordinance criteria on this form or on separate exhibits. Your ability to meet the criteria is what the Planning Commission/City Council is required, in part, to base their review, so be specific. A. Will the use be in conformity with the City's Comprehensive Plan and with the purpose, intent, and applicable standards of the Zoning Ordinance? EXPLAIN. Yes. Proposed outdoor storage is consistent and will be in conformity with the City's Comprehensive Plan and Zoning Ordinance. B. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. How does the proposed use fit these criteria? See attached letter and concept plan. C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use on surrounding property values. Proposed use is consistent with surrounding property uses. D. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution vibration, general unsightliness or other nuisances. Explain effects of proposed use. Proposed use will not cause noise, visual or odor nuisances. E. The use shall generate only minimal vehicular traffic on local streets as defined by the Transportation Element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access, or parking needs that will cause inconveniences to the adjoining properties. Explain the transportation needs for the proposed use. Proposed outdoor storage will be ancillary to future site user. Potential traffic impacts discussed in traffic study prepared for the site. F. The use shall be served adequately by essential public services such as streets, police, fire protection and utilities. Explain how the proposed use will be served. Site will be adequately served by essential services thru existing in-place infrastructure access. G. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. Justify this statement. Outdoor storage will not create excessive additional site requirements of public facilities. H. The use shall preserve and incorporate the site's important natural and scenic features into the development of adjacent vacant land. Will these criteria be met? Conditions regarding required screening will be met, as well as stormwater managements requirements. I. The use shall cause minimal adverse environmental effects. List any effects. No anticipated adverse environmental effects. Applicant Name: Case #: Response to CUP/ICUP Criteria Page 2 of 2 J. The use shall not adversely affect the potential development of adjacent vacant land. List any potential problems. The use is consistent with future potential development and will not have adverse impacts of adjacent Ian In addition to the general criteria for Conditional Use Permits, the following additional, requirements apply tolnterim Conditional Use Permits: K. The period(s) of time for which the Interim Conditional Use Permit is to be granted will terminate before any adverse effects are felt upon adjacent property. L. There shall be adequate assurance that the property will be left in suitable condition after the use is terminated. What measures are you intending to take to return the property to a suitable condition? M. The use conforms to the zoning regulations. Yes No N. What is the time frame you intend on utilizing the Interim Conditional Use Permit? O. Permission of the use will not impose additional costs on the public. Are any additional public safety or public works personnel required? How do you intend to reimburse the City? P. The user agrees to any conditions that the governing body deems appropriate for permission of the use. Applicant Name: Case M Cottage J Grove here Pride a,,,P,Osgerlty Meet To: Jennifer Levitt, PE, Community Development Director/City Engineer John M. Burbank, Senior Planner From: Ryan Burfeind, PE, Project Engineer Date: January 22, 2015 Re: Southeast Industrial Park Engineering Plan Review Comments This memo summarizes the review of the Southeast Industrial Park plans. This review is based upon documents prepared by Sambatek dated 12/30/15. General 1. All City of Cottage Grove standard detail plates referenced can be found on the City website at www.cottage-qrove.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 drive access work onto Hemingway Avenue and 91st Street. 5. An NPDES construction stormwater permit shall be required for the project. Street/Sidewalk 6. To the maximum extent practicable, driveway entrances shall be graded to prevent stormwater runoff from entering the Hemingway Avenue or 91st Street right-of-ways. Where existing grades prevent this, storm sewer shall be extended to capture stormwater prior to leaving the site. 7. A stop sign shall is required at the entrances onto Hemingway Avenue and 91st Street. 8. Driveway aprons shall conform to detail plate STR-18. 9. Street repairs related to driveway apron installation/removal shall conform to detail plate STR-22. 10. Concrete curb & gutter in existing driveway apron removal areas shall match existing and conform to STR-11. Southeast Industrial Park Engineering Plan Review Comments January 22, 2016 Page 2 of 2 11. Provide verification that site access drive turning radiuses will function for larger freight/trucking vehicles. Water Main 12. Water service shall be connected to the existing water service stub along Hemingway Avenue, adjacent to the proposed sanitary sewer service. 13. Water line shall be rodded underneath the warehouse buildings to the riser. 14. Hydrants shall conform to detail plate WAT-1. 15. Concrete hydrant pads shall be installed at all hydrants per detail plate WAT-9. 16. Concrete thrust blocking shall conform to detail plate WAT-6. 17. Gate valves will be required at the property lines where on site water main connects to City water main. 18. Gate valves should be placed for all legs at the water main tee between buildings 1 & 2 to allow for the capability to isolate certain water lines onsite, without needing to disrupt water service to the entire site. 19. All hydrants shall have a Storz connection. 20. Provide verification that the 6 -inch water main through the site will provide adequate fire flows to the proposed facilities. Flow information for the water main on 91st Street and Hemingway Avenue is included with these comments. 21. A 20 -foot drainage & utility easement will be required over the onsite water main as it may serve multiple users. Sanitary Sewer 22. Pipe bedding shall conform to detail plate BED -1. 23. Sanitary sewer manholes shall conform to detail plates SAN -1 through SAN -3, as applicable. 24. Sanitary sewer manhole castings shall be water tight per detail plate SAN -5. 25. Service line cleanouts shall conform to detail plate SER -10. Storm Sewer 26. Catch basins shall conform to detail plates STO-5 through STO-8, as applicable. 27. Pipe bedding shall conform to detail plate BED -1 28. CBMH 101, CBMH201, and STMH 305 shall be sumps. 29. Rip Rap shall conform to detail plate STO-15. Southeast Industrial Park Engineering Plan Review Comments January 22, 2016 Page 2 of 2 30. Flared end sections shall conform to detail plate STO-14. 31. Storm sewer pipe shall be RCP. 32. A drainage & utility easement will be required over the proposed infiltration basin. 33. Full stormwater management plan will need to be submitted to provide verification of City requirements. Erosion Control 34. Silt fence shall conform to detail plate ERO-3. 35. Catch basin inlet protection shall conform to detail plate ERO-7, or approved equal. 36. Rock construction entrance shall conform to detail plate ERO-12.