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Home My WebLink About2016-06-27 PACKET 06.2.STAFF REPORT CASE: SP2016-050 & CUP2016-051 ITEM: 6.2 PUBLIC MEETING DATE: 6/27/16 TENTATIVE COUNCIL REVIEW DATE: 7/20/16 APPLICATION APPLICANT: Hy -Vee, Inc. REQUEST: An amendment to the approved site plan review and conditional use permit for the proposed Hy -Vee development at Grove Plaza to change the location of the proposed gas station and convenience store to the Merchants Bank parcel. SITE DATA LOCATION: 7200 & 7280 East Point Douglas Road South ZONING: B-2, Retail Business GUIDED LAND USE: Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Commercial EAST: Residential Low Density Residential SOUTH: Commercial Commercial WEST: Commercial Commercial SIZE DENSITY: RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove ere Prete a^d P,ozPerity Meet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; imccool(cr�,cottage-grove. org Application Accepted:. 6/2/16 60 -Day Review Deadline: 8/1/16 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Hy -Vee Redevelopment Plan Planning Case Nos. SP2016-050 and ICUP2016-051 June 27, 2016 Proposal Hy -Vee, Inc. is proposing to redevelop the former Rainbow Foods property and the Merchants Bank site at 7200 East Point Douglas Road that they recently purchased. Hy -Vee now proposes to raze the Merchants Bank building to construct a motor fuel station that has 16 fuel pumping stations (eight gas pump islands) and a 4,500 square foot convenience store. Similar to Hy- Vee's original redevelopment plan as approved on October 7, 2015, they still propose to demolish that part of the Grove Plaza Shopping Center that was once occupied by American Motor Sports Bar & Grill, Rainbow Foods, and the former Bingo Hall. Hy -Vee, Inc. has filed a revised site plan, variance, and conditional use permit applications with the City for this project. The revised re- development plan is summarized below: The Hy -Vee grocery store will still include a pharmacy, restaurant with liquor license, banking, off -sale liquor retail, outdoor garden center, and off-street parking spaces. The conditional use permit will also be for the following uses: a. Restaurant with on -sale liquor (160 indoor seating capacity) b. Drive-through lanes for grocery and pharmacy pick-ups c. Comprehensive sign plan for the overall site development d. Motor fuel/convenience store with outdoor displays e. Outdoor display in front of the grocery store f. Vertical designed wind turbines A variance to the City's minimum parking setbacks, minimum landscaping regulations, and out- door temporary/seasonal sales will not change from the City's original approvals, but additional variances must be granted for the minimum landscaping regulations and minimum parking set- backs for the relocated motor fuel station. No changes are proposed for the interim conditional use permit that was approved by the City on October 7, 2015 for the seasonal garden center. This proposed interim use will have a 2,000 Original Re -development Plan Revised Re -development Plan Motor fuel station canopy 25 ft. x 136 ft. (3,400 sq. ft.) 48 ft. x 130 ft. 6,240 sq. ft.) Number of gas pump islands/pumping stations 5/10 8/16 Motor fuel convenience store 3,100 sq. ft. 4,500 sq. ft. Total number of parking spaces 467 spaces 516 spaces Outdoor seating area for restaurant 40 40 Wind turbines 2 3 Hy -Vee Store 92,800 sq. ft. 95,700 sq. ft. Gross land area 9.5 acres 10.6 acres The Hy -Vee grocery store will still include a pharmacy, restaurant with liquor license, banking, off -sale liquor retail, outdoor garden center, and off-street parking spaces. The conditional use permit will also be for the following uses: a. Restaurant with on -sale liquor (160 indoor seating capacity) b. Drive-through lanes for grocery and pharmacy pick-ups c. Comprehensive sign plan for the overall site development d. Motor fuel/convenience store with outdoor displays e. Outdoor display in front of the grocery store f. Vertical designed wind turbines A variance to the City's minimum parking setbacks, minimum landscaping regulations, and out- door temporary/seasonal sales will not change from the City's original approvals, but additional variances must be granted for the minimum landscaping regulations and minimum parking set- backs for the relocated motor fuel station. No changes are proposed for the interim conditional use permit that was approved by the City on October 7, 2015 for the seasonal garden center. This proposed interim use will have a 2,000 Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 2 of 31 square foot plastic shell over a hoop -framed temporary structure that is proposed to be placed in the westerly corner of the proposed Hy -Vee site between May 1 and July 1 of each year. The proposed Hy -Vee grocery store is located at 7280 East Point Douglas Road and the motor fuel station is at 7200 East Point Douglas Road. A location map for this proposed redevelop- ment project is shown below. Review Process Application Received: June 2, 2016 Acceptance of Completed Application: June 2, 2016 Tentative City Council Date: July 20, 2016 Planning Considerations Background The City originally approved Hy-Vee's redevelopment plan on October 7, 2015. At that time, the proposed grocery store was 92,800 gross floor area and the proposed 3,100 gross floor area motor fuel station was located directly north of the Hy -Vee store. The Hy -Vee redevelopment project did not include the Merchants Bank property. On March 16, 2016, the City Council adopted a resolution that amended the Res. No. 2015-105, which approved the preliminary and final plats for the Grove Plaza 3rd Addition. This subdivision plat re -subdivided the former Rainbow Foods and Home Depot properties into three parcels and one outlot. This replatting did not include the Merchant Bank property. In May, 2016, Hy -Vee Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 3 of 31 purchased the Merchant Bank property (0.31 acre) and is now proposing to incorporate that parcel into their overall redevelopment plan. Property Characteristics The Grove Plaza Shopping Center property was initially developed in the early 1970's and has had a variety of commercial uses and development changes since that time. The current site configuration has a various uses as shown on the graphic below. The site is bounded by 80th Street and East Point Douglas Road. Independent School District 833 Service Center property abuts the southern (rear lot line) for the Hy -Vee parcel. Turbo Nails/Starbucks, the Noodles & Company/AT&T/Chipotle, and the vacant former Home Depot properties will not be significantly impacted by Hy-Vee's re -development project. An aerial showing the businesses within and nearby the proposed project is below. Land Use The "commercial" land use designation on the 2030 Future Land Use map in the Future Vision 2030 Comprehensive Plan for the Grove Plaza Shopping Center is not anticipated to change for future Comprehensive Plan updates. Hy-Vee's proposed re -development plan is consistent with the approved Comprehensive Plan. An excerpt from the Future Land Use map in the Future Vi- sion 2030 Comprehensive Plan is shown below. The area highlighted in yellow is the site of the Grove Plaza Shopping Center which is designated as a "commercial" land use. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 4 of 31 Excerpt from Land Use Map — Future Vision 2030 Comprehensive Plan Zoning Hy-Vee's property is zoned B-2, Retail Business District. This zoning classification is consistent with the adopted Future Vision 2030 Comprehensive Plan. Hy-Vee's proposed land uses are allowed within the B-2 zoning district. An excerpt from the Official Zoning Map for the Hy -Vee property (outlined in yellow) is shown below. ;n HyVee's Property Excerpt from the Official Zoning Map B1 Site Plan Hy -Vee purchased the Merchants Bank property (7200 East Point Douglas Road) and has modified their proposed redevelopment plan. In addition to Hy-Vee's original redevelopment plan Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 5 of 31 as approved on October 7, 2015, they still propose to demolish that part of the Grove Plaza Shop- ping Center that was once occupied by American Motor Sports Bar & Grill, Rainbow Foods, and the former Bingo Hall. The Merchants Bank building is now also proposed to be razed. Hy -Vee proposes to construct a motor fuel station and convenience store at the former Merchants Bank location. A summary of their proposed revisions to their redevelopment plan is highlighted below. The existing stormwatei drainage basin in the west corner of Hy-Vee's site will still be filled-in and a new underground storage system will be installed under Hy-Vee's parking lot. All of the impervious parking and drive aisles and most of the green space/landscaped areas will be reconstructed. The grocery store increased from 92,800 square feet to 95,700 square feet and the interior floor plan has been modified. The building's interior will still have a pharmacy, bank, off -sale retail liquor store, and a Class 1 restaurant with approximately 160 indoor seats that will have an on - sale liquor license. Hy -Vee still proposes an outdoor restaurant seating area with approximately 40 seats. Instead of this outdoor seating area at the northwest corner of the building, it is now proposed to be at the northeast corner of the building. The two drive-through lanes for grocery pick-up and phar- macy service were moved to the west side of the building. The parking area along the west side of the building was reduced from 58 parking spaces to 15 spaces. An outdoor food kiosk that will occasionally sell specialty food items will still be near the front entrance of the building. An outdoor garden center with a temporary greenhouse and fenced display area will be placed in the westerly corner of their parking lot from May 1 to July 1. The greenhouse and supporting sales area will be permitted to temporarily displace up to 50 parking stalls. These ancillary retail uses were not changed from the City's original approval of Hy-Vee's development plan in October 2015. The 3,100 square foot motor fuel station and five motor fuel pump islands were originally pro- posed in Hy-Vee's front parking lot. Now that Hy -Vee has purchased the Merchants Bank prop- erty, they are proposing to construct a 4,500 square foot motor fuel station with eight motor fuel pump islands (16 gas pumping stations) in the northeast corner of their now 10.6 -acre site. Fourteen parking spaces are proposed along the front side of the convenience store. A copy of Hy-Vee's revised site plan is shown below. Original Redevelopment Plan Revised Redevelopment Plan Motor fuel station canopy 25 ft. x 136 ft. 3,400 sq. ft.) 48 ft. x 130 ft. (6,240 sq. ft.) Number of gas pump islands/pumping stations 5/10 8/16 Motor fuel convenience store 3,100 sq. ft. 4,500 sq. ft. Total number of parking spaces 467 spaces 516 spaces Outdoor seating area for restaurant 40 40 Wind turbines 2 3 Hy -Vee Store 92,800 sq, ft. 95,700 sq. ft. Gross Land Area 9.5 acres 10.6 acres The existing stormwatei drainage basin in the west corner of Hy-Vee's site will still be filled-in and a new underground storage system will be installed under Hy-Vee's parking lot. All of the impervious parking and drive aisles and most of the green space/landscaped areas will be reconstructed. The grocery store increased from 92,800 square feet to 95,700 square feet and the interior floor plan has been modified. The building's interior will still have a pharmacy, bank, off -sale retail liquor store, and a Class 1 restaurant with approximately 160 indoor seats that will have an on - sale liquor license. Hy -Vee still proposes an outdoor restaurant seating area with approximately 40 seats. Instead of this outdoor seating area at the northwest corner of the building, it is now proposed to be at the northeast corner of the building. The two drive-through lanes for grocery pick-up and phar- macy service were moved to the west side of the building. The parking area along the west side of the building was reduced from 58 parking spaces to 15 spaces. An outdoor food kiosk that will occasionally sell specialty food items will still be near the front entrance of the building. An outdoor garden center with a temporary greenhouse and fenced display area will be placed in the westerly corner of their parking lot from May 1 to July 1. The greenhouse and supporting sales area will be permitted to temporarily displace up to 50 parking stalls. These ancillary retail uses were not changed from the City's original approval of Hy-Vee's development plan in October 2015. The 3,100 square foot motor fuel station and five motor fuel pump islands were originally pro- posed in Hy-Vee's front parking lot. Now that Hy -Vee has purchased the Merchants Bank prop- erty, they are proposing to construct a 4,500 square foot motor fuel station with eight motor fuel pump islands (16 gas pumping stations) in the northeast corner of their now 10.6 -acre site. Fourteen parking spaces are proposed along the front side of the convenience store. A copy of Hy-Vee's revised site plan is shown below. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 6 of 31 EAST POINT DOUGLAS 4,500 sf _I convenience store 6,240 sf Canopy & 16 Fuel Pump Stations Retail by Others - 17,000 sq, ft. Retail by Others 1 - S I, Revised Site Plan Hy -Vee has included a pedestrian sidewalk along the west side of the Grove Plaza Shopping Center's main motor vehicle access drive, from East Point Douglas Road and their sidewalk on along the front of their new store. Additional parking spaces were added to their overall site. One additional wind turbine is proposed for a total of three wind turbines. The trash compactor is now at the southwest corner of the store versus the southeast corner. The parking area along Hy-Vee's south property line that is directly south of their proposed new store were eliminated from their site plan. A retaining wall two feet in height is proposed west of the pharmacy and grocery pick-up lanes that are now located on the west side of the grocery store. A larger retain- ing wall having a maximum height of 6.34 feet is proposed along Hy-Vee's south property line. All other parking and building setbacks are nearly the same as originally proposed. The paved access drive along the north side of the proposed motor fuel station and fuel canopy will be 10 feet from their north property boundary line as compared to the approximately 32 feet that cur- rently exists for Merchants Bank. Hy -Vee has said that they do not intend to construct this access drive at this time since they do not have a tenant in the north third of their convenience store. Zoning development standards (building and parking minimum setbacks) for property in the B-2 District and the setbacks proposed by the applicant are summarized below. 311 ... .... . 95,700 gross floor area Pharmacy & Grocery Pick up 4,500 sf _I convenience store 6,240 sf Canopy & 16 Fuel Pump Stations Retail by Others - 17,000 sq, ft. Retail by Others 1 - S I, Revised Site Plan Hy -Vee has included a pedestrian sidewalk along the west side of the Grove Plaza Shopping Center's main motor vehicle access drive, from East Point Douglas Road and their sidewalk on along the front of their new store. Additional parking spaces were added to their overall site. One additional wind turbine is proposed for a total of three wind turbines. The trash compactor is now at the southwest corner of the store versus the southeast corner. The parking area along Hy-Vee's south property line that is directly south of their proposed new store were eliminated from their site plan. A retaining wall two feet in height is proposed west of the pharmacy and grocery pick-up lanes that are now located on the west side of the grocery store. A larger retain- ing wall having a maximum height of 6.34 feet is proposed along Hy-Vee's south property line. All other parking and building setbacks are nearly the same as originally proposed. The paved access drive along the north side of the proposed motor fuel station and fuel canopy will be 10 feet from their north property boundary line as compared to the approximately 32 feet that cur- rently exists for Merchants Bank. Hy -Vee has said that they do not intend to construct this access drive at this time since they do not have a tenant in the north third of their convenience store. Zoning development standards (building and parking minimum setbacks) for property in the B-2 District and the setbacks proposed by the applicant are summarized below. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 7 of 31 B-2 DISTRICT DEVELOPMENT REQUIRED STANDARDS Whenever a B-2 retail business district abuts an R district, a screen not less than 50% opaque nor less than 6 ft. in height shall be erected and maintained along the side or rear property line that abuts the residential district, except adjacent to a street, where it shall be not less than 3 ft. nor more than 4 ft. in height PROPOSED That portion of existing eight foot tall privacy fence from Harkness Road along Hy-Vee's south property line will be replaced and a group of scotch pine and black hill spruce trees will be planted northwest of the residential property at 8200 Harkness Road. Plantings will also be planted below and above the retaining wall along Hy-Vee's south property line that is south of Hy- Vee's store. Maximum building height 35 ft., except buildings over 35 ft. shallI 34 ft. be subject to receiving a CUP. 35 ft. = Motor Fuel Canopy Minimum building front yard 30 ft. 30 ft. = Convenience Retail Store 430 ft. = Grocery Retail Store Minimum side yard, interior lot 10 ft. East Side = 75 ft. setback for buildings Minimum side yard interior lot line 30 ft. 54.1 ft. adjacent to a residential district Min. side yard adjacent to street 30 ft. 86 ft. Minimum rear yard for building 35 ft. 48 ft. Minimum rear yard for building, 75 ft. 59 ft. abutting a residential district Maximum Building Coverage Minimum Number of Parking — Neighborhood Shopping Center Minimum Parking Setback - Front Yard Minimum Parking Setback - Rear Yard Minimum Parking Setback Rear— Adjacent to Residential District Minimum Parking Setback — Side Yard No Maximum 4.5 spaces per 1,000 gfa (4,500 convenience store plus 95,700 sq. ft. grocery retail store) = 451 parking spaces 30 ft. 10 ft. 30 ft. Interior side property line - 10 ft. Side property line abutting street — 30 ft. M., 500 parking spaces 10 ft. Motor Fuel Station 14 feet for Grocery Store 18 ft. 971In Interior lot line (east side) = 0 ft. Corner side lot line (west side) =18.4 ft. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 8 of 31 Park Dedication Land dedication for public park purposes or park fees in lieu of land dedication will not be col- lected for this re -development project. Area Charges Water, sanitary sewer, and stormwater assessment area charges were previously paid with the initial development of the Grove Plaza Shopping Center. Architecture The exterior finishes and design for the proposed new commercial structures are the same as proposed last fall. The exterior building materials for the grocery retail store and convenience retail store still have similar architectural design and matching exterior building materials that comply with the minimum Class 1 and 2 building materials coverage requirements. As required last fall, the exterior building materials along the west and south sides of the Hy -Vee building are required to include additional brick materials. Painting a brick color that matches the brick front is not acceptable. The building elevations approved last fall are shown below. Rear Elevation (south side) Side Elevation Facing McDonald's Restaurant (west side) The photographs below illustrate the design of the Hy -Vee Store proposed in Cottage Grove. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 9 of 31 The building's exterior elevations for both commercial structures are attached and shown below. Proposed Building Elevation — West Side Proposed Building Elevation — North Side Proposed Building Elevation — North Side Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 10 of 31 Proposed Building Elevation — East Side 395 SF BRAND SIGN .FRONT ELEVATION Convenience Store Front Building Elevation IO SF CANOPY SIGN .I FA, pONi_MOPYELEVATIONIREARSIMMAI Proposed Motor Fuel Station Canopy Elevation RIGHT CMIOPV ELEVATION i LEFT CANOPY ELEVATION Proposed Motor Fuel Station Canopy Elevation The columns supporting the motor fuel canopy and dumpster enclosures must be constructed with brick or stone materials that are identical to the convenience store's exterior brick or stone III tui1001111wffw� tll W FA, pONi_MOPYELEVATIONIREARSIMMAI Proposed Motor Fuel Station Canopy Elevation RIGHT CMIOPV ELEVATION i LEFT CANOPY ELEVATION Proposed Motor Fuel Station Canopy Elevation The columns supporting the motor fuel canopy and dumpster enclosures must be constructed with brick or stone materials that are identical to the convenience store's exterior brick or stone Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 11 of 31 materials. The face of the motor fuel canopy must be only one solid color. A logo may be placed on two of the four sides of the canopy, but each logo must not be greater than ten square feet. The new exterior wall on the west side of the remaining 17,010 square foot retail building will be required to be constructed of Class 1 materials. The brick material on the front and the first 20 feet on the side of the building (except for windows) will match the brick color and style of brick that exists at the adjoining Sports Clips tenant space. Along the foundation of the building will be a split face concrete masonry unit (CMU) that will also match the concrete block material on the front of the adjoining Sports Clips. The majority of the exterior wall will be an exterior insulation finish system (EFIS) that will match the color and texture on the front of the adjoining store front that was once the location of the Hallmark store. The architectural details of this exterior wall are attached and shown below. Q Q QQ Q TO. PA9MEf �M�ttw " nwrznvem�uucon Building Elevation for the Side Exterior Wall for the 17,010 Square Foot Retail Center rm�rzuanu RAA,NG�PP434'Ci wxua�P,rmcn 7? � - _ T9.WAL 1. f nIMMUR�Rn cmneiweuw.wv .u�nrasrncmxr ivec ocuxr+eoavrn�o rxrunm� �¢w uuuam ueeex ae a,enen ouzo W WI LYOT4WINYP.fM WNd W 16TW[lG� IIN NI!t:HSNILL IvFtLA WEST ELEVATION ur-r -- Building Elevation for the Front Entrance of the 17,010 Square Foot Retail Center Transportation/Access There are four existing access drives that provide motor vehicle access to and from the Grove Plaza Shopping Center. One of these access drives is located between Merchants Bank and the Noodles & Company/AT&T/Chipotle building properties. This access drive is right -turn in/right- turn out. No changes will be made at this access drive. The main access drive into the shopping center site is located at the existing traffic signal inter- section on East Point Douglas Road (west of Merchants Bank). This intersection provides full turning movements for all motorists. A traffic analysis was prepared by Bolton & Menk in June 2016. The analysis evaluated the level of service, trips generated by the proposed development Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 12 of 31 scenarios, and traffic patterns for this area. Balton & Menk's Traffic Analysis is attached to this planning staff report. Located approximately 95 feet south of the Grove Plaza and East Point Douglas Road traffic signal is an access drive into Hy-Vee's grocery store parking lot and into the motor fuel station site. Both access drives are across from each other and are too close to East Point Douglas Road. Based on the proposed site improvements and potential future improvements, backups between 80th Street and Grove Plaza may be prevalent for westbound traffic on East Point Douglas Road at the Grove Plaza entrance because the gas station access on the private ac- cess drive entering/exiting Grove Plaza is too close to East Point Douglas Road. A vehicle entering the site from East Point Douglas Road and making a left -turn at the gas station access will be blocked most of the time by vehicles exiting the site. The gas station access and Hy- Vee's parking lot access south of East Point Douglas Road as proposed must be relocated to the south. Other improvements recommended in the traffic analysis are: 1. The curb radius on the easterly corner of the Grove Plaza and East Point Douglas Road in- tersection is modified to provide a larger radius for trucks exiting the Grove Plaza site at this intersection. 2. A dual left -turn lane is provided for northbound traffic on East Point Douglas Road at the 80th Street/Hardwood Avenue/East Point Douglas Road intersection. 3. Adding a southbound dual left -turn on East Point Douglas Road and providing a two-lane en- trance into the Grove Plaza site at the Grove Plaza main entrance and East Point Douglas Road intersection. 4. All other lane reassignments, traffic signal revisions, and roadway improvements as outlined in Bolton & Menk's Traffic Analysis dated June 22, 2016 are completed. The City Engineer continues to work with the applicant's consultants to make the necessary changes to their site plan for this change. Two access drives exist on East Point Douglas Road that adjoin the southwest property bound- ary line for the grocery retail site. The southerly access will be shifted 115 feet to the southeast. This access drive will primarily be used for truck deliveries to the rear area of the businesses proposed in the shopping center. This will also result in relocating the existing access drive in the northwest corner of ISD 833's property approximately 60 feet to the southeast. Below is a drawing showing the access drive modifications. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 13 of 31 All property owners and business owners within the Grove Plaza Shopping Center share the same private access drives, parking lanes, and off-site parking to access various business sites that are internal to the Grove Plaza Shopping Center. An agreement amongst all business owners has been executed to ensure various property ownerships and businesses maintain appropriate accessibility and off-site parking privileges. This agreement includes details of each property owner's maintenance responsibilities for snow removal, parking surface repairs, seal- coating, re -striping parking spaces and designated fire lanes, landscape maintenance, and etc. Truck Deliveries Trucks will deliver general merchandise, frozen/dairy/deli products, dry grocery goods, meat and produce, and seasonal merchandise to the Hy -Vee store from the new driveway access across from McDonald's restaurant. Two loading docks with two truck loading berths each are located on the south side of the grocery store. The distance between the closest loading dock and the closest residential dwelling is approximately 210 feet. The distance between the southeast cor- ner of Hy-Vee's store and the closest residential dwelling is approximately 131 feet. These dis- tances are about the same as the revised site plan approved by the City in October 2015. Trucks delivering fuel to Hy-Vee's motor fuel station will enter at the Grove Plaza Shopping Cen- ter's main access drive from East Point Douglas Road. As described in the Traffic Analysis, the fuel tanker truck would need to make the left turn from the southbound right -turn lane to not im- pact any existing traffic. A southbound dual left, two-lane access entrance, and closing the motor fuel station's access drive closest to East Point Douglas Road would improve the safety. Outdoor Lighting Outdoor light fixtures will consist of wall units on the building's exterior walls and parking lot light poles that are 30 feet in height. The light luminaire will be LED lighting. The level of lighting will meet the needs for security and safety and will not detract from the aesthetics of the develop- Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 14 of 31 ment. 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 commer- cial property. When commercial property abuts residential properties, this limitation must not ex- ceed 0.5 foot candlepower. Commercial development adjoining other commercial properties has a 1.0 foot candlepower limitation. Measuring this light source is taken at the property boundary line. A photometric plan showing 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. Fencing The only fencing that currently exists on the subject property is a wooden privacy fence located in the southeast corner of Hy-Vee's site. The condition of this existing fence is weathered and it is evident that it has been repaired numerous times. Because of the proposed site improve- ments in this area north of the adjoining residential property, it is required that the privacy fence be replaced with a low maintenance fence material that is eight feet in height. As noted on the applicant's landscaping plan dated May 2, 2016, the existing privacy fence along the north side of the residential property at 8200 Harkness Road will be replaced and extend to the west along the retaining wall that is located in the southeast corner of Hy-Vee's property with an eight -foot tall composite wood fence that is a weathered brown or woodland brown color. The fence de- sign, material type, and color must be approved by the Community Development Department before it is installed. Parking The minimum required parking spaces and the number of proposed parking spaces for the motor fuel station, 4,500 square foot convenience store, 95,700 square foot retail grocery store (includes the pharmacy, bank, off -sale liquor, Class 1 restaurant with on -sale liquor license, and floral shop) are shown in the table below. PROPOSED LAND USE GROSS FLOOR AREA MINIMUM ORD. REQUIREMENTS PROPOSED NO, OF PARKING SPACES Hy -Vee Grocery Store 95,700 sq. ft. 431 parking spaces (4.5 spaces per 1,000 sq, ft. of fa 486 parking spaces Hy -Vee Convenience Store 4,500 sq. ft. 16 fueling stations 23 parking spaces 30 parking spaces The total number of proposed parking spaces within the Grove Plaza Shopping Center should adequately serve the business hours of all the businesses in this commer- cial center. An agreement amongst all the property own- ers within the shopping center is required to ensure various property ownerships maintain appropriate accessibility and off-site parking privileges. The off-street parking stalls and access drives are laid out to accommodate standard sized 60 and 90 degree diagonal parking spaces. Grocery cart return corrals will be placed interior to the parking lot area and will typically be the size of a parking stall. The ex- act location and number of cart corals is not know at this time. The photo at right shows what Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 15 of 31 the cart return corrals will look like. Cart corrals in previous development reviews by the City have not detracted from the parking stall count calculation. Utilities The property is within the Metropolitan Urban Service Area (MUSA) and is currently adequately served by public utilities. Some of the existing public utilities, drainageways, and surface water storage areas will be mod- ified on the project site. All the existing drainage and utility easements shown on Lots 1 and 2, Block 1, Grove Plaza 2nd Addition (with the exception of the easements on the Merchants Bank parcel) were vacated and discontinued at a public hearing held the City Council on October 7, 2015. All required easements were shown on the Grove Plaza 3rd Addition final plat, which was approved by the City Council on March 16, 2016 (Res. No. 2016-048). Hy-Vee's utility plan is attached to this planning staff report and is shown below. .i EAST POINT DOUGLAS ROAD SOUTH E G> c4 W W Q Q E lzj�) c� c� •� QL u._. t ti �i W �__ •_� .. �a _ _ _ t a-7 nc^..vr .. LL ��o Proposed Utility Plan Grading The parking, landscaped areas, and existing stormwater basin on Lot 1, Block 1, Grove Plaza 2nd Addition will be removed. The entire Hy -Vee site and the northern portion of ISD 833's site will be re -graded. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 16 of 31 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. Surface Water Management In order to accommodate the new site design, the surface water management for the Grove Plaza Shopping Center site will be completely reconfigured. The stormwater basin on the west side of the Hy -Vee site will be replaced with a Storm Tech underground storage and infiltration piping system by ADS. The existing stormwater pond only treats approximately half of the stormwater from the redevelopment site, with the remainder draining directly into the Hamlet ■ 1� Park Regional Pond. The proposed Storm Tech - underground system will be sized to retain the first one inch of runoff from all impervious areas__ W, in the redevelopment site, before out letting to - the Hamlet Park Regional Pond. This system is ' comprised of a series of chambers that retain the stormwater runoff, allowing it to infiltrate into the soil. The picture at right depicts chambers during installation. This system will be designed to the meet the " stormwater management requirements set by�t the City of Cottage Grove, South Washington Watershed District, and the NPDES Construct' tion Stormwater Permit. Part of the design of this system is to allow for ease of maintenance and to ensure the system continues to function as intended. The first row of underground chambers is referred to as the "isolator row", which pretreats the water and captures debris from the stormwater runoff. Access to the isolator row is provided by manholes, which allow for removal of the captured debris. This system will be privately owned and maintained by the landowners within the Grove Plaza Shopping Center. A stormwater management agreement clarifying and perpetuating this maintenance responsibility agreement shall be recorded with Washington County. This system is the same design as approved by the City Council on October 7, 2015. Landscaping Plan and Tree Preservation The minimum landscaping required on the Hy -Vee site is based on the acreage of the property. Based on the ordinance regulations, a minimum of 249 deciduous and conifer trees and 554 shrubs are required to be planted onsite. The applicant is proposing to plant ten blackhills spruce trees that are 12 feet in height. The ordinance requires a minimum height of six feet. Hy - Vee is proposing to plant 206 trees and 560 shrubs. Because the 25 percent minimum green Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 17 of 31 space is not provided, there is no green space available to plant more plant materials. The eight percent minimum green space interior to the parking lot is in compliance. The overall green space proposed in Hy-Vee's redevelopment plan is about the same as the existing conditions. Additional landscaping of deciduous trees, ornamental trees, conifer trees, and a mix of shrubs will be planted along Hy-Vee's south property line. Conifer trees will be clustered in the south- east corner of Hy-Vee's site to provide additional screening between the residential and com- mercial properties. I t _ .T. �� iii • : ,. TIP ftft ML I ill"' 21M ILI EBp .. EE GNL SHEETS .. f!'�,:,y !\ •W+' I- ' ... ........ ^'F.".,'S.; .. .. :..... flEP1A.CE AE^,.1{CETIr10.L FENCE NTH I _ GENER P OTE 1 FENCE. SEE Ii M � yr-• ••�: �.:y�ry..yy1- GEPoEPFL NOTE IO. THU^,9HEEE T r LPflNAOY I I FENCE N Privacy Fencing and Dense Planting of Confer Trees The typical interior landscape island design within the parking lot will include a drip irrigation system, one deciduous tree, and a variety of shrubs, grasses, hardwood mulch, and perennial plantings. Landscaping on the site is required to be irrigated and all dead plantings must be replaced. The photo below shows the typical landscaping in the parking lot landscape islands. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 18 of 31 Restaurant with On -sale Liquor— Conditional Use Permit The Zoning Ordinance requires restaurants with an on -sale liquor license to obtain a conditional use permit. The applicant is proposing a restaurant that will have approximately 3,600 square feet inside their 95,700 square foot building. Approximately 160 seats will be provided. An out- door patio area of 35 to 45 seats is proposed at the northeast corner of the retail store building. Originally, the outdoor seating area was proposed to be at the northwest corner of Hy-Vee's building. Because of the on -sale liquor license, a fence is required around the perimeter of the outdoor patio. The fencing material must be black in color and be constructed of a wrought iron design that match the specifications of the Montage Commercial Majestic 3/4 - Rail Fence. An on -sale liquor license must be issued by the City Clerk. The performance standards outlined in Title 11- 10D-8, Outdoor Seating or Dining, must be complied with. The conditional use permit for on -sale liquor is recommended to be approved, subject to the City Clerk issuing the on -sale liquor license and compliance with all the ordinance regulations. Drive-through Pharmacy and Grocery Pick-up — Conditional Use Permit On October 7, 2015, the City approved Hy-Vee's site plan showing the grocery pick- up/pharmacy service lanes and canopy structure at the northeast corner of Hy-Vee's grocery store. The pneumatic tube system will still deliver pharmaceutical prescriptions to customers in the drive -up lane. The revised site plan now proposes the pick-up/canopy to be on the west side of Hy-Vee's building. The illustration below shows the location for outdoor seating, three wind turbines, and the pick- up area. Pharmacy and Grocery Pick-up Area Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 19 of 31 Signage — Conditional Use Permit As permitted by City ordinance, a comprehensive sign package is requested for this project. This allows developers and the City to customize a sign package that is relevant to the scope and scale of a project and allows for sufficient advertising that is still in conformance with the purpose and intent of the City's sign ordinance. The property currently has one free-standing sign. It is non- conforming with current ordinance regulations because it was constructed decades ago and it does not meet today's regula- tions. The non -conformity pertains to the height of the sign and total square footage of the sign display area. The maximum size for pylon signs in the B-2 District is 35 square feet and the maximum height is 15 feet. A photo of this existing pylon sign is shown at right. A second free-standing sign is not shown on Hy-Vee's revised development plan. It is anticipated that a monument sign for the motor fuel station displaying gas prices will likely be pro- posed near the motor fuel station. City ordinance regulations do allow for the submittal of a comprehensive sign plan for the City Council's consideration. LEHSE -JA6:1601 As a condition of approval to allow a second free-standing sign on Hy-Vee's property, it is re- quired that the motor fuel station and convenience store sign be a monument sign that is less than ten feet in height and less than 50 square feet in area. If the monument sign includes a dynamic display, the regulations in City Code Title 9-8-4(I), Dynamic Display Signs, must be complied with. Off -premise advertising shall also be permitted on the Gateway North monument sign in the southeast corner of East Point Douglas Road and 80th Street, subject to written per- mission from the sign owner. Wall signage shall conform to the signage shown on the building elevations. Separate sign permits will be required for sign installation. Motor Fuel and Convenience Store — Conditional Use Permit The construction of a motor fuel station and 4,500 square foot convenience retail store will be on the same parcel of land as the proposed 95,700 square foot grocery store. The motor fuel sta- tion is located in the general location of the current Merchants Bank, which will be razed. A 6,144 square foot canopy 19.6 feet in height is proposed above the eight pump islands (16 fuel dispensing stations) that will be west of the convenience store. The bulk fuel tanks will be placed underground on the southwest side of the canopy. The performance standards for motor fuel station requires a minimum 20 -foot landscaped area between the property line and motor fuel stations, including drive -aisles and parking. It appears there will only be 10 feet of green space from the north property line that abuts East Point Doug- las Road and the curb line for the parking are in front of the convenience store. If the drive -up lane along the east and north sides of the convenience store is constructed, the curbing in the northeast corner of the convenience store site will only be approximately five feet from the shared private access drive curb. Hy -Vee is not proposing to construct this drive -up lane at this time because a tenant has not been selected. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 20 of 31 A free-standing sign is likely to be proposed for Hy-Vee's motor fuel station. City ordinance regulations do permit a second freestanding sign as part of a comprehensive sign plan for the entire site. If a second freestanding sign is proposed, it must be a monument sign that is less than ten feet in height and not larger than 50 square feet in area. The Zoning Ordinance regulations in City Code Title 11-10D-5, Outdoor Temporary/Seasonal Sales, must be complied with for the motor fuel station and convenience store. Display and/or storage of merchandise, propane, firewood, ice machines, and similar devices are prohibited along the north, south, and east sides of the convenience store and prohibited on fuel station pump islands. Wind Turbines — Conditional Use Permit Three vertical designed wind turbines are proposed in the front (north) parking lot for the grocery retail store. These turbines will supply electricity for a couple parking lot lights and four vehicle charging stations. The vertically designed turbines will not exceed 33 inches in height and will be mounted on the 30 -foot high parking lot light standards. An example of these small wind turbines is shown below. Development Standards — Variances A variance request has been made to the City's minimum parking setbacks, minimum landscaping regulations, and outdoor temporary/seasonal sales display. The overall building and parking setbacks for the motor fuel canopy, convenience store, and grocery retail store comply with the minimum setback requirements, except for the 30 -foot mini- mum side and rear yard setback for parking (including drive aisles) adjacent to a residential zoning district and from a street right-of-way line. Because of the shopping center's shared ac- cesses and parking, the 10 -foot minimum setback from an interior lot line does not apply. The illustration below shows the areas where minimum parking setbacks are not complied with. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 21 of 31 EAST PO/NT DOUGLAS ZTjo NN r /� k u � 95700grossfloor are MM 4,500sf j raT Conveniencestor 6,240 sf Canopy & 16 Fuel Pump Stations Retail by Others _ 17,000 sq. ft. Retail b Others , Parking Setback Variance Locations The existing curbing in the southeast corner of Hy-Vee's parcel currently does not meet the 30 - foot minimum setback, but it has existed at its current location for many years. The developer does not propose to move the impervious drive aisle any closer to the neighboring residential property owner's north property line. The applicant is proposing to plant eight scotch pines and three blackhills spruce trees (six foot tree height) on the north side of the residential property and ten blackhills spruce trees (12 foot tree height) on the west side of the abutting residential property. All the landscaping along the west side of Hy-Vee's proposed building and parking area closest to East Point Douglas Road will be removed. The by-pass lane around the canopy/pick-up lanes on the west side of the grocery store will be approximately 18 feet from the west property line. A retaining wall approximately two feet in height will be constructed on the west side of the by- pass lane at the pick-up area. A variance to the 30 -foot minimum parking setback requirement must be granted by the City. The impervious drive aisle and parking spaces along Hy-Vee's north property line currently has a setback of approximately 15 feet. The applicant is not proposing to construct their parking and drive aisle any closer than this 15 -foot setback; a 30 -foot minimum setback is required for all the new parking and drive aisles that are within 30 feet of the north property line. A variance to this minimum parking setback must be granted for the proposed additional parking and drive aisle for that area serving the motor fuel station. The outdoor display of merchandise other than the proposed seasonal garden center and the motor fuel station is proposed be along the north side of the grocery store building. The appli- cant is proposing more than 150 square feet to display a variety of merchandise and seasonal Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 22 of 31 products along the building's front wall, not including the food kiosk that will be used during spe- cial promotional events. A permit from the Washington County Department of Health is required for the food stand outside the grocery store. Ordinance regulations limit the amount of outdoor display to be not greater than five feet from the building's wall and a maximum area of 30 percent of the building's width, but not to exceed 150 square feet of total area. If a variance is granted to the ordinance regulations in City Code Title 11-10D-5, Outdoor Temporary/Seasonal Sales, it is recommended that the amount of out- door display and/or storage is permitted only on the front (north) side of the grocery store build- ing, between the entrance/exit doorways. In addition, a minimum of four feet must still be preserved as an ADA accessible public walkway that does not encroach into the access lane for motorists or the grocery pick-up lane. This condition does not apply to the motor fuel station/ convenience store. The Planning Commission and City Council may recommend a variance from the strict applica- tion of ordinance requirements, if they find that: 1. The variance is in harmony with the purposes and intent of this title. 2. The variance is consistent with the comprehensive plan. 3. The proposal puts the property to a reasonable use. 4. There are unique circumstances to the property not created by the landowner. 5. That the conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 6. That the purpose of the variance isnot based exclusively upon a financial hardship. 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. On September 28, 2015, the Planning Commission recommended to the City Council the ap- proval of the variances to the minimum parking setback and minimum landscaping require- ments. On October 7, 2015 the City Council granted both variances for the Hy -Vee property that was not part of the Merchants Bank property. Now that the Merchants Bank property has been incorporated with the Hy -Vee property, variances to the minimum parking setback and minimum landscaping requirements must be granted by the City for that area of Hy-Vee's project. The findings of facts supporting the aforementioned variances also apply to the former Merchant Bank property. Public Hearing Notices The public hearing notice for the June 27, 2016, Planning Commission meeting was published in the South Washington County Bulletin and mailed to 45 adjacent property owners within 500 feet of the proposed project on June15, 2016. To date, no written comments have been received. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 23 of 31 City Department and/or Advisory Commission Comments The City's Technical Review Committee met on June 8. At this meeting, no comments or rec- ommendations were made. The Public Safety Department reported that their department has no comments for the proposed redevelopment plan. A traffic analysis was prepared by Bolton & Menk. The traffic analysis included all existing and future businesses in the Grove Plaza Shopping Center. The AM and PM peak hour traffic counts were completed at four intersections along East Point Douglas Road, from 80th Street to Hy- Vee's proposed access drive in the southwest corner of their site. Bolton & Menk's summary and recommendations were highlighted in the transportation section of this planning staff report. A copy of Bolton & Menk's memorandum dated June 22, 2016 is attached. Ryan Burfeind, City Project Engineer, provided a memorandum dated June 22, 2016, which in- clude a variety of recommendations and requirements. A copy of Mr. Burfeind's memorandum is attached. Recommendation That the Planning Commission recommend that the City Council approve Hy -Vee, Inc.'s revised development applications dated June 1, 2016. Approval of Hy-Vee's commercial development plan includes the approval of the following planning applications and subject to the conditions listed below: A site plan review for Hy-Vee's 95,700 square foot grocery retail store with a pharmacy, restau- rant with liquor license, banking, off -sale liquor retail, outdoor garden center, and 500 off-street parking spaces, and a 4,500 square foot motor fuel convenience store with a 6,144 square foot motor fuel canopy. ➢ A conditional use permit for each of the following uses: o Restaurant with on -sale liquor (160 indoor seating capacity) o A grocery pick-up lane and pneumonic delivery system for pharmacy pick-up o Comprehensive sign plan for the overall site development o Motor fuel/convenience store with outdoor displays of merchandise o Outdoor food kiosk for purposes of occasionally selling food products o Outdoor merchandise display between the entrance and exit doorways for the grocery store o Three vertical designed wind turbines to be placed in front Hy-Vee's store parking lot o Outdoor restaurant seating patio with liquor use 0 24-hour store operation ➢ A variance to the City's minimum parking setbacks, minimum landscaping regulations, and out- door temporary/seasonal sales display. An interim conditional use permit for a seasonal garden center with a 2,000 square foot plastic shell over a hoop -framed temporary structure that is proposed to be set-up in the westerly cor- ner of the proposed Hy -Vee site between May 1 and July 1. The interim conditional use permit for a temporary outdoor seasonal garden center will expire September 1, 2019. If the applicant Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 24 of 31 decides to continue using the seasonal garden after the interim conditional use permit expires, the applicant must file another interim conditional use permit application with the City. FINDINGS OF FACTS: A. The allowance of the request is not in conflict with the purposes and intent of the B-2 zoning district. B. The Future Vision 2030 Comprehensive Plan identifies the property as a Commercial land use, and the planned development and related variance requests are consistent with the "commercial" land use designation. C. The variance allows for a practical redevelopment of a vacant and blighted site. D. The existing buildings, parking, drive aisles, and access points on the entire site are hinder- ing circumstances that limit site design options for the redevelopment. E. The conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. F. The purpose of the variance is not based exclusively upon a financial hardship. G. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. H. The proposed variance will not impair an adequate supply of light and air to adjacent prop- erty, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. CONDITIONS OF APPROVAL: 1. All previous site plans, variances, conditional use permits, and interim conditional use per- mits for the subject property are revoked. 2. The applicant shall enter into a development agreement with the City. 3. All civil site, utility, landscaping, grading, and building construction plans must be revised prior to submittal of the final plat application. 4. Final drainage plans must be submitted to the South Washington Watershed District for review. 5. The final grading plan shall be approved by the City engineer. The grading and erosion con- trol plan for the site must comply with NPDES II Permit requirements. Erosion control de- vices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construc- tion Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 25 of 31 6. All applicable permits (i.e.; demolition, right-of-way, building, electrical, grading, etc.) must be issued by the City prior to any work or construction taking place. Detailed construction plans shall be reviewed and approved by the Building Official and Fire Marshal. 7. All fencing within the plat must conform to the City's architectural fencing requirements for the Gateway North District. 8. The landscaping plan dated May 2, 2016 must be comply with and completed in a reason- able time. 9. The segment of existing wood privacy fence located in the southeast corner of the appli- cant's property and extending to the pedestrian walkway that connects to Harkness Road shall be replaced with a low maintenance fencing material meeting the approval of the Community Development Department. 10. 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 green spaces and extend to the street curbs. 11. Landscaping on the site must be maintained in good health and dead plantings shall be replaced in a timely manner. 12. 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. 13. 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. 14. Fire hydrants shall be placed as per the approval of the City Fire Marshal, City Engineer, and Public Works Department. 15. An agreement between the City and the applicant related to City access to all fire hydrants for inspection and flushing shall be recorded with Washington County. 16. All concrete and bituminous surfaces on the site must be maintained in good workmanship like condition at all times as defined in the Development Agreement. 17. The applicant shall provide the City with an electronic copy (pdf and dwq) of the as -built survey of all private utilities. 18. Parking along East Point Douglas Road is prohibited. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 26 of 31 19. Water main, sanitary sewer, and storm sewer improvements shall be constructed per Cottage Grove detail plates. 20. Existing onsite storm sewer infrastructure that is abandoned as part of the site redevel- opment shall be completely removed. 21. Modifications to the City street light system to accommodate entrance drives shall be at the full cost of the applicant. 22. Any modifications to City utilities located onsite shall be at the full cost of the applicant. 23. Any detector loop modifications required at the signalized drive entrance shall be at the full cost of the applicant. 24. Concrete commercial driveway aprons shall be constructed per detail plate STR-18. 25. City sidewalk modifications required as part of the relocated driveway entrance shall be constructed per detail plate STR-10. Truncated domes for pedestrian curb ramps shall be black in color. 26. Hy -Vee must comply with the recommendations in Ryan Burfeind's memorandum dated June 22, 2016. 27. The privacy fence proposed along Hy-Vee's south property line must be approved by the City before said fence is installed. Site Plan Review 28. The design and materials of any fencing on the subject property must match the specifi- cations of the Montage Commercial Majestic 3/4 - Rail Fence. The exception is the resi- dential screening fencing. If a fence is proposed, it must be black in color and not exceed eight feet in height. 29. A Storz Fire Department connection fitting must be installed on all exterior Fire Depart- ment connections. 30. The concrete aprons for the proposed new access drives shall be constructed per City requirements, and the removal of abandoned access drives shall comply with the re- quirements of the Public Works Department and the right-of-way permit. 31. All outdoor lighting must meet City Code requirements and must be downward directed with cut-offs. The specifications and analysis of all light fixtures must be provided with the application for a building permit. 32. The applicant must provide the City with an electronic as -built survey of all private utilities prior to issuance of certificate of occupancy. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 27 of 31 33. All mechanical equipment screening and trash enclosures must be constructed of mate- rials that are consistent with the principal building's exterior materials and comply with City ordinance regulations. 34. Storm sewer pipe must be reinforced concrete pipe (RCP). 35. The applicant is responsible for removing debris from East Point Douglas Road during their grading and construction process. This street shall be swept clean daily or as needed. Parking along East Point Douglas Road is prohibited. During demolition of the building, the applicant shall take steps to control dust from the construction site is compli- ant with the NPDES permit. 36. A "STOP" sign shall be installed at the exit drives. 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. 37. Installation of landscaping shall occur in a timely fashion and be consistent with an approved plan dated May 2, 2016. 38. 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. 39. Rubbish, garbage, and recycling containers must be stored within an enclosed structure compliant with the screening requirements and shall be maintained at all times so as not cause odors or other public nuisances. 40. Delivery trucks must not idle longer than five minutes. 41. 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. 42. 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. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 28 of 31 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 inspection 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. 43. Placement and design for the bicycle racks shall meet City design standard policies. 44. Concrete aprons for all private access drives shall be constructed per City requirements. 45. External customer communication systems shall not be audible from any property line. 46. Grading and construction activities must not occur between 7:00 p.m. and 7:00 a.m. Conditional Use Permit 47. The property owner must annually obtain from the City Clerk an on -sale liquor license for purposes of serving alcoholic beverages in the restaurant and/or outdoor patio area. 48. The consumption of alcohol is permitted in the designated outdoor patio area per the approval of the City Clerk. 49. The use of two-way communication systems outdoors shall be in conformance with the City noise regulations. 50. The stacking of vehicles in the drive-through lanes shall not negatively impact onsite vehicular or pedestrian traffic. 51. Prior to the issuance of a building permit, the applicant must submit a comprehensive sign package to the City for review and approval. 52. The ability to construct one additional freestanding monument sign on the Hy -Vee prop- erty is granted for the motor fuel station, but said monument sign must be less than ten feet in height and not larger than 50 square feet in total area. 53. Off -premise advertising shall be permitted on the Gateway North monument sign at the southeast corner of East Point Douglas Road and 80th Street subject to written permis- sion from the sign owner. 54. Wall signage shall conform to the signage shown on the building elevations. A second free-standing monument sign is permitted on the Hy -Vee property, but said monument must be less than ten feet in height and not larger than 50 square feet in area. 55. Separate sign permits shall be required for sign installation. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 29 of 31 56. A building permit is required for all signage. 57. A logo may be placed on two of the four sides of the fuel station canopy, but the total square footage for each logo is a maximum of ten square feet. 58. The main color of the gas canopy shall conform to the color scheme of the principal build- ing. One simple colored stripe as shown on the elevation detail is permitted per the com- prehensive sign package. The canopy columns must be covered with brick materials that match the brick materials on the front of the convenience store. 59. No lighting is permitted on or behind the face of the gas station canopy with the exception of permitted signs. All lighting fixtures installed under the canopy must be recessed to be flush with the bottom of the canopy. 60. All site, architectural, and landscape plans must conform to City ordinance regulations. 61. Final exterior construction materials and colors must be reviewed and approved by the Community Development Department prior to the issuance of a building permit. 62. All applicable permits (i.e., building, electrical, grading, and mechanical) and a commer- cial 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. 63. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. 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 construc- tion, of the City's Subdivision Ordinance. 64. The use of gas pump video/television/internet/dynamic display is limited to a maximum of one square foot per pumping island per side. 65. The outdoor display of merchandise, ice coolers, propane tanks, firewood, etc. must comply with the ordinance regulations in City Code Title 11-10D-5, Outdoor Tempo- rary/Seasonal Sales. Outdoor display and/or storage is permitted only on the front (west) side of the convenience retail store. The merchandise or equipment must be adjacent to and project no farther than five feet from the building. A minimum access width of four feet must be maintained for pedestrians and ADA accessibility. The outdoor display area is limited to a maximum of 30 percent of the building frontage. Vending machines or cab- inets for items such as beverage, ice, DVD rental, and propane are limited to a maximum of two (2) machines or cabinets per building frontage. Outdoor display must be main- tained in an orderly and attractive manner that does not detract from the image of the community or adjacent businesses. Outdoor display should be a general representation of the products sold or rented on site, not a storage area for inventory on pallets. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 30 of 31 66. A permit from the Washington County Department of Health is required for selling/serving food items from the outdoor food stand. Variances 67. The outdoor display of merchandise other than the proposed seasonal garden center and the motor fuel station proposed along the north side of the grocery store building must comply with the following requirements: a. The amount of outdoor display and/or storage is permitted only on the front (north side) of the grocery store building, between the store's entrance/exit doorways; b. A minimum of four feet must be preserved as a public walkway that does not en- croach into the access lane for motorist or the grocery pick-up lane; and c. The outdoor display items shall be neat in appearance and arranged in an orderly fashion 68. Outdoor display for the motor fuel station and convenience retail store must comply with the outdoor temporary/seasonal display regulations. Interim Conditional Use Permit 69. The applicant must pay the interim conditional use permit fee for each year the temporary outdoor seasonal garden center is proposed to be used. 70. A five -pound ABC rated fire extinguisher must be stored in the temporary greenhouse structure and no smoking signs posted. 71. All electrical connections must comply with State electrical requirements. 72. Overhead electrical service or electrical extension cords are prohibited from any power source within the parking lot to the greenhouse. 73. A building permit for the temporary greenhouse must be issued by the City before the temporary structure is erected. A building permit is required for each year the temporary greenhouse is used on the property. 74. The construction/use of the temporary greenhouse in conjunction with outdoor display and sales of nursery products or other garden related merchandise is allowed between the hours of 8:00 a.m. and 9:00 p.m. from May 1 through July 1. The sales area and out- door display area must not encroach into the parking lot drive aisles located on each side of the temporary greenhouse and outdoor display area. 75. Landscaping materials, plantings, pallets, merchandise, supplies, and fencing must not encroach into the drive aisles of the parking lot. 76. If the City determines that there is a parking shortage due to the temporary greenhouse, outdoor storage, or outdoor display of landscaping products, the City may make amend- ments to the Interim Conditional Use Permit to correct the situation. Planning Staff Report Hy-Vee's Revised Redevelopment Plan June 27, 2016 Page 31 of 31 77. Signage for this temporary outdoor greenhouse use is limited to ten square feet on two sides of the temporary greenhouse. Off-site advertising is prohibited. 78. If a water ballast system is used to anchor the temporary greenhouse down, it must be maintained to ensure none of the ballast containers leak. 79. Any violations of the approving resolution may trigger review of the use by the City Council and be cause for possible amendments to or revocation of the interim conditional use permit. Prepared by: John McCool, AICP Senior Planner Attachments: — Site Plan — Grading and Drainage Plan — Photometric Plan — Landscaping Plan — Detailed Landscape Plan — Exterior Elevation — 17,010 sq. ft. Wall — Bolton & Menk Traffic Analysis, June 22, 2016 — Ryan Burfeind, City Project Engineer Memo, June 22, 2016 — Hy -Vee Building Elevations • BO ILTON & M E=-: N K , �I� Consulting Engineers & Surveyors / 1 12224 NlcolletAvenue • Burnsville, MN 55337 Phone (952) 890-0509 • Fax (952) 890-8065 www.bolton-menk.com MEMORANDUM Date: June 22, 2016 To: City of Cottage Grove From: Bryan Nemeth, P.E., PTOE Subject: HyVee Development Traffic Analysis Summary and Roadway Recommendations INC® I hereby certify that this report was prepared by me or under my direct supervision and that I am a duly Registered Professional Engineer under the laws of the State of Minnesota. N� �V 43354 June 22, 2016 Bryan T. ) meth, P.F.., PTOE Reg. No. Date 1. Background A proposed development for a HyVee grocery store and adjacent outbuildings including retail, gas station, and drive-thru coffee shop are proposed to be located on the southeast quadrant of 80' Street and East Point Douglas Road, on the former Rainbow Foods site. Additionally, there is potential proposed commercial retail development and a medical center on the former Home Depot site, just north of HyVee, also on the southeast corner of 80"' Street and East Point Douglas Road. Both properties are primarily accessed off of the north -south portion of East Point Douglas Road at Grove Plaza, a signalized intersection. There is also a minor access on the portion of East Point Douglas Road adjacent to TH 61. II. Traffic Data AM and PM Peak hour traffic counts were completed at the four intersections along East Point Douglas Road from 80" Street to the all -way stop adjacent to the McDonalds access. Counts were collected from 4:30 to 6:00 pm the week of June 1301, 2016. Based on the proposed uses, the PM peak hour was anticipated to be the peak hour traffic of the day. III. Measure of Effectiveness Measures of effectiveness display quantitative information about the performance of an intersection or network of intersections. The primary measures that are used in this study are level of service and delay. Level of Service The operational analysis results are described as a Level of Service (LOS) ranging from A to F. These letters serve to describe a range of operating conditions for different types of facilities. Levels of Service are calculated based on the 2010 Highway Capacity Manual, which base the level of service on control LAConage Grove\HyVee Memot2016-06-22_HyVee Memo.docx DESIGNING FOR A BETTER TOMORROW Bolton & Menk is an equal opportunity employer ��N 6 m�C m x , delay. Control delay is the delay experienced by vehicles slowing down as they are approaching the intersection, the wait time at the intersection, and the time for the vehicle to speed up through the intersection and enter into the traffic stream. The average intersection control delay is a volume weighted average of delay experienced by all motorists entering the intersection on all intersection approaches for signalized and roundabout intersections. Level of Service D to E is commonly taken as an acceptable design year LOS with LOS C to D for current year as acceptable. The level of service and its associated intersection delay for an unsignalized intersection is presented below. Table 1: Lepel ofSemice Criteria IV. Trip Generation and Traffic Forecast Trips generated by the proposed development were determined using the Trip Generation Manual, 81' Edition, Institute of Transportation Engineers, 2008 based on the following building sizes and uses: • HyVee (95,700 s.f.) • Retail/Shopping Center (17,010 s.f.) • Gas Station (16 fueling positions) • Coffee/Donut Shop with Drive -Through Window (2,250 s.f.) — back half side of gas station • Retail/Shopping Center (84,000 s.f.): Former Home Depot Site • Medical/Dental Office Building (1,200 s.f.): Former Home Depot Site The ITE trips were reduced by 50% for the retail shopping centers and gas station to account for both pass -by and multiple use trips. The new trips were distributed based on existing traffic patterns in the area and the most recent Average Daily Traffic (ADT) volumes on 80" Street, Hardwood Avenue, and East Point Douglas Road. V. Traffic Operations Analysis Traffic operations were analyzed for four scenarios: 2016 No Build Existing traffic volumes with existing geometry 2016 Build I Development traffic volumes and trips generated from HyVee with existing geometry. Development includes HyVee, Retail/Shopping Center (17,010 s.f.), Gas Station and Coffee/Donut Shop with Drive -Through Window. LACottage GrovMyVee Memo\2016-06-22_HyVee Memo.doex DESIGNING FOR A BETTER TOMORROW Bolton & Mark is an equal opportunity employer. Unsignalized Intersection LOS Control Delay per Vehicle (see.) A <10 B >10and—<15 C >15 and < 25 D >25 and <_ 35 E >35 and < 50 F >50 IV. Trip Generation and Traffic Forecast Trips generated by the proposed development were determined using the Trip Generation Manual, 81' Edition, Institute of Transportation Engineers, 2008 based on the following building sizes and uses: • HyVee (95,700 s.f.) • Retail/Shopping Center (17,010 s.f.) • Gas Station (16 fueling positions) • Coffee/Donut Shop with Drive -Through Window (2,250 s.f.) — back half side of gas station • Retail/Shopping Center (84,000 s.f.): Former Home Depot Site • Medical/Dental Office Building (1,200 s.f.): Former Home Depot Site The ITE trips were reduced by 50% for the retail shopping centers and gas station to account for both pass -by and multiple use trips. The new trips were distributed based on existing traffic patterns in the area and the most recent Average Daily Traffic (ADT) volumes on 80" Street, Hardwood Avenue, and East Point Douglas Road. V. Traffic Operations Analysis Traffic operations were analyzed for four scenarios: 2016 No Build Existing traffic volumes with existing geometry 2016 Build I Development traffic volumes and trips generated from HyVee with existing geometry. Development includes HyVee, Retail/Shopping Center (17,010 s.f.), Gas Station and Coffee/Donut Shop with Drive -Through Window. LACottage GrovMyVee Memo\2016-06-22_HyVee Memo.doex DESIGNING FOR A BETTER TOMORROW Bolton & Mark is an equal opportunity employer. 2016 Build 1—Mitigation 2016 Build 1 with mitigated geometric improvements including signal revisions, lane reassignment, and capacity increase. 2016Build 2 - Mitigation Development traffic volumes with the same mitigated geometric improvements as Build 1 including signal revisions, lane reassignment, and capacity increase. Development includes Build 1 development plus Retail/Shopping Center (84,000 s.f.) and Medical/Dental Office Building. Traffic operations results for the scenarios are attached on the following pages, • 2016 No Build: Tables Al and A2 • 2016 Build ]:Tables Bland B2 • 2016 Build I — Mitigation: Tables Cl and C2 • 2016 Build 2 —Mitigation: Tables D7 and D2 A. The current public roadway intersections operate at acceptable levels. B. The additional trips generated from the Build 1 scenario results in increased delay and unacceptable queues (backups). This includes: • Unacceptable eastbound delay and queues at the East Point Douglas Road/Grove Plaza signalized intersection. o The westbound right turning traffic from the proposed development has priority over the eastbound left movements. The eastbound traffic gets little to no time each signal cycle to make the left turn movement. • Continuous backup between the 80'^ Street and Grove Plaza intersections due to southbound entering traffic and northbound exiting traffic. This backup continues through each intersection. • Westbound right turns at the access just south of 80' Street are not able to access East Point Douglas Road due to the continuous northbound queue from 80" Street. C. Mitigation of the Build 1 scenario includes the following proposed improvements: • 8011' Street at East Point Douglas Road/Hardwood Avenue o Restripe northbound lanes to a dual left and I thru lane o Construct 200' northbound right tmtt lane o New northbound signal mast arm with additional heads for the dual northbound left configuration o New signal heads for north -south protected only left turn phasing o Extend the east -west left turn lanes to allow for more storage o Revise signal detection for new lane arrangement o Revise the cabinet to accommodate changes o New signal timing East Point Douglas Road at Grove Plaza o Restripe southbound lanes to dual left, 1 thru lane, and 1 right turn lane o Add a second lane eastbound away from the intersection to accommodate the southbound dual left turn lanes o New southbound signal mast arm with additional heads for the dual southbound left configuration LACottage Grove\HyVm Memo\2016-06-22_HyVee Mema.docx DESIGNING FOR A BETTER TOMORROW Bolton & Monk is an equal opportunity employer. SON 6 o New signal heads for north -south protected only left turn phasing o Add an eastbound left turn phase to allow the eastbound left to traverse the intersection prior to the westbound right o Add a westbound right turn overlap phase that can run concurrently with the southbound left o Revise signal detection for new lane arrangement o Revise the cabinet to accommodate changes o New signal timing These proposed improvements are shown on the attached layout. These proposed improvements enable the eastbound movement at Grove Plaza to operate as it does today. Backups between 80's Street and Grove Plaza are still prevalent but do not back up into the adjacent intersections continuously. The resulting westbound queue at Grove Plaza is an average of five vehicles with a maximum of eleven vehicles during the PM peak hour. The westbound exiting queue from the proposed development indicates that the gas station access just cast of East Point Douglas Drive is too close. A vehicle entering the site from East Point Douglas Road and making a left in at the gas station access will be blocked by exiting traffic most of the time. This results in backups extending into East Point Douglas Road which is a safety concern. • The gas station access as proposed should be closed and all access to the gas station should be off of the north -south internal access drive. D. The mitigation improvements as applied to the Build 2 scenario results in unacceptable service levels for the southbound left, eastbound thru and westbound left at the 800'Street and East Point Douglas Road/Hardwood Avenue intersection. Mitigation options beyond what is proposed under Build 1 are not deemed to be feasible due to extensive property impacts on all four corners. The East Point Douglas Road and Grove Plaza intersection operations are anticipated to be equal to Build 1 even with the additional traffic, due to the available capacity with the improvements. VI. Additional Considerations Fuel Truck Access Entrance at Grove Plaza The proposed site plan includes provision for a fuel truck to access the gas station off of East Point Douglas Road at Grove Plaza. The attached truck turning diagram indicates that a fuel track turning from the southbound left turn lane would conflict with the existing traffic. A fuel truck would have to make the left turn from the southbound right turn lane to not impact any exiting traffic. A southbound dual left and two lane entrance would be anticipated to improve the safety. Truck Exit at Grove Plaza A truck exiting the site at Grove Plaza impacts the median along East Point Douglas Road and the northeast curb corner. Trucks will have to turn from the left/thru lane. The curb radius on the northeast corner should be revised with a larger radius. Northbound left at 80i1 Street A truck making the northbound left at 80" Sheet and East Point Douglas Road/Hardwood Avenue takes over both of the westbound lanes. With the change to a dual northbound left trucks will be directed to use the outer left turn lane. L:\Couige Grove\HyVee Memo\2016-06-221fyVee Memo.doex DESIGNING FOR A BETTER TOMORROW Bolton & Monk is an equal opportunity employer. ,ON e 4, mit VII. Conclusions The development impacts are as identified in the study. The primary conclusions are provided below. • Unacceptable operations and queues are anticipated on East Point Douglas Road with the increased development. • Mitigation can be provided to improve operations and reduce queues back to existing levels with just the HyVee, minimal retail and gas station development. • Mitigation calmot be provided to provide acceptable operations and queues with the full development at 80"' Street and East Point Douglas Road/Hardwood Avenue. • The proposed gas station access east of East Point Douglas Road at Grove Plaza is too close to East Point Douglas Road, resulting in safety concerns. VIII. Recommendations • It is recolnrnended that the lane reassignment, signal revisions, and roadway improvements as outlined on the attached layout be completed. • Additional signal loops will need to be installed to provide appropriate detection for the revised lanes and signal phasing. • The proposed gas station access east of East Point Douglas Road at Grove Plaza should be closed and all access to the gas station should be off of the internal north -south roadway. 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NW `3AOa9 39VILOO `. � 1N3Wd013lt3033p-AH 3ItOL030tl1109 F F Alel eyl 4.1 I;i,�� ♦ � I �� un�� / ��d r_ .� ��♦♦--.. > lig kr kN w cat BFCi �" ,j t+Y a. 'WEIR I �; Ix ooV +i I c I` I ♦i•. a 1�Y661 . At -- % - � /l ISN01 -1 13i,I BtlJ� «t' ' ;31V1 III 1331 4 3Ix3. S 133H1S H108 .� b'y1 oa lv 91s Ypal- _ 9i -.-`1,C C' L kkk EkL'�% (�1". r—.77 Cottage J Grove 4here Pride an6pVO5Perity Meet To: Jennifer Levitt, PE, Community Development Director/City Engineer John McCool, Senior Planner From: Ryan Burfeind, PE, Project Engineer Date: June 22, 2016 Re: Hy -Vee Engineering Review Comments This memo summarizes the review of the Hy -Vee plans. This review is based upon documents prepared by Kimley Horn, dated 6/1/16. General 1. All City of Cottage Grove standard detail plates referenced can be found on the City's website at www. cottage -g rove. ong, under 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 East Point Douglas Road. 5. An NPDES construction stormwater permit shall be required for the project. Private Utilities 6. Demolition plans for Hy -Vee still show removal of the Century Link cabinet near the back of the proposed building near East Point Douglas Road. Protection of this cabinet should be confirmed as shown on sheet C3.0. 7. Please note there is an existing utility ped box near the residential property behind the proposed building. Street/Sidewalk 8. All pedestrian curb ramps shall be ADA compliant with truncated domes. 9. Truncated domes shall be black in color. 10. A stop sign shall be included on the East Point Douglas Road entrance near the back of the proposed building. 11. Concrete driveway aprons shall be placed at the entrances off of East Point Douglas Road. 12. Please verify the gutter line cross -slope is correct on the East Point Douglas entrance near the front of the building. Sheet C4.0 currently shows only 0.22 feet of fall across the driveway entrance. Hy -Vee Engineering Review Comments June 22, 2016 Page 2 of 3 13. Based on traffic analysis of the signalized intersection, dual left turns from southbound East Point Douglas Road and two entrance lanes into the site will be needed to accommodate traffic for Hy -Vee. The site plan will need to be modified to include two entrance lanes. 14. Costs for modification of the signalized intersection to accommodate dual lefts into the site will be the responsibility of Hy -Vee. This will include restriping of the southbound approach of East Point Douglas Road for dual lefts, new signal mast arms, relocation of signal poles, modification of signal loops, and adjustments to the signal timing. Intersection curb ramps shall be reconstructed to be ADA compliant. 15. Hy -Vee will be responsible for modification of the outbound signal loop onto East Point Douglas Road due to the proposed repaving. 16. The Hy -Vee plans show the removal of the bituminous pavement on the school district parcel that is being acquired only. Hy -Vee plans should include removal of the bituminous on the school district property to the existing curb line, and placement of new curb. 17. It appears additional easement is needed for the City sidewalk along East Point Douglas Road near the school district property. 18. City sidewalk shall be 6 -inch depth per detail plate STR-10. 19. Please note City ordinance requires 21 -foot parking stalls and 18 -foot drive lanes. Plans currently show 19.6 -foot stalls and 18 -foot drive lanes. Water Main 20. Hydrant placement shall be verified to meet the City Fire Marshall's requirements. 21. Water lines shall be rodded both vertically and horizontally under all buildings. 22. Hydrants shall have Storz connections. 23. When behind curb, hydrants shall have concrete hydrant pads per detail plate WAT-9. 24. The existing Merchant's Bank water service shall be removed and capped if it is not utilized for the proposed C -Store. 25. Sheet C5.0 contains a note to verify water main condition, and removal and replacement by the Contractor. The note "By Others" should be removed as this will be completed by the Hy -Vee contractor. Sanitary Sewer 26. The existing Merchant's Bank sanitary sewer service shall be removed and capped if it is not utilized for the proposed C -Store. 27. Please provide further details on the sanitary sewer piping for the grease interceptor. 28. The note on sheet C5.0 should be updated to require 18 -inch minimum vertical separation between water mains and sewers. Storm Sewer 29. It is the City's policy to maintain a minimum of one foot between the overland flow elevation and the low entry of the adjacent structures (southeast corner of the site, etc.). Please verify that all emergency overflows meet the City's requirements. 30. STM MH -9 shall be a sump. Hy -Vee Engineering Review Comments June 22, 2016 Page 3 of 3 31. Currently a concrete drainage swale is proposed between Lot 2 and Lot 1, behind the 17,010 square foot retail building. To eliminate ongoing drainage and maintenance issues, a catch basin should be placed on Lot 2 to capture drainage and route to the storm sewer on Lot 1. 32. Plans should address offsite drainage from the school district property near the back entrance off of East Point Douglas Road. 33. Please verify all storm sewer pipe is RCP. 34. It appears there is a storm sewer/water main conflict near the northwest corner of the building, between STM MH -18 and STM MH -15. Stormwater Management Report Comments 35. For the proposed conditions, drainage areas 2.1 and 2.10 should be graded to allow water to flow into the storm sewer system and enter the underground filtration system rather than sheet flowing onto the adjacent surface streets. 36. For the underground stormwater alternative 2 (ACO StormBrixx Access Chamber), please verify there is a way to clean inside the chamber given most of the treatment will occur within it. { ( I ( ( \ ) � � \ N � :010M \ | \/ �( ,/ � /! ° `/ ! ■ | /■ . ! m; R *| ~ k■2 � !\ « ,\OK 92 { ( I ( ( \ ) � � \ N � :010M >`), ; |� co « GROVE, MINNESOTA 0) EMPLOYEE_ z=, WN �IN LOCATION: D " E � COTTAGE GROVE, MINNESOTA aHqV@FSBM N£ST° nARM Y +i'.1 ® TELEPXONE (51 St 36/RWJ N — EMGL°YEE OWNEN FPX: {51 S)RB).]9BS m Elm N��NIIII EI ' i` Him 1121 0 CA 00® 000° mop �mg a gay Ell_ ;illi HII! 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