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HomeMy WebLinkAbout2016-10-24 PACKET 06.2.STAFF REPORT CASE: CUP16-056 & SP16-057 ITEM: 6.2 PUBLIC MEETING DATE: 10/24/16 TENTATIVE COUNCIL REVIEW DATE: 11/16/16 APPLICATION APPLICANT: Primrose School Franchising Company REQUEST: A conditional use permit and site plan review for the proposed development of a 12,070 square foot single -story day care facility with outdoor playgrounds and a 50 -stall parking lot on 1.68 acres. SITE DATA LOCATION: 6927 Pine Arbor Drive (Northwest corner of 70th Street South (CSAH 22) and Hinton Avenue South (CSAH 13) ZONING: PUD, Planned Unit Development GUIDED LAND USE: Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Commercial EAST: Residential Residential SOUTH: Residential Residential WEST: Residential Residential SIZE: Building = 12,070 square feet DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here P,ide and Prosperity Meet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; imccool cottage-grove.org Application Accepted:. 9/28/16 60 -Day Review Deadline: 11/27/16 City of Cottage Grove Planning Division 9 12800 Ravine Parkway South 9 Cottage Grove, MN 55016 Planning Staff Report Primrose School — Conditional Use Permit and Site Plan Review Applications Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Proposal Primrose School Franchising Company has filed conditional use permit and site plan review applications for the proposed development of a 12,070 square foot single -story facility with ac- companying outdoor playgrounds and a 50 -stall parking lot. The property is located at 6927 Pine Arbor Drive (northwest corner of Hinton Avenue and 70th Street) and the site area consists of 1.68 acres. The location map is shown below: H. hd.y Proposed Primrose School '{ Srummcrh ill ,. Stat on � _ Yrofessional�£ �tOjC I° d 6927 Pine Arbor Drive k-TJ, X70 t1 $tr2eT fC5AH 221-- 1 _ E �30*L; Y St, Luke a t X250 'Soo000 Location Map Review Process Application Received: September 28, 2016 Acceptance of Completed Application: September 28, 2016 Tentative City Council Date: November 16, 2016 60 -day Review Deadline: November 27, 2016 Background In 2004, an amendment to the Summerhill Crossing Planned Unit Development (PUD) Master Plan was approved by the City (Res. No. 04-030). This amendment also included the approval of the Summerhill Crossing 2nd Addition preliminary plat and site plan for mixed land uses. A senior housing project was originally proposed on the current Summerhill Crossing Professional Building site in 2004. Later in 2004, the PUD Master Plan was amended to allow not more than 40,900 square feet of commercial uses within the Summerhill Crossing PUD and allow the Holi- day Gas Station to be located at the northeast corner of the Summerhill Crossing PUD commer- cial site (Res. No. 04-204). The Summerhill Crossing final plat was approved on December 15, 2004 (Res. No. 04-221). This PUD amendment proposed a 5,000 square foot restaurant pad in Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 2 of 14 the southeast corner of the PUD site, an 11,000 square foot retail building south of the Holiday Gas Station, and a 10,700 square foot retail building east of the multi -tenant office building. The Summerhill Crossing PUD Master Plan approved in 2004 is shown below. 2004 Summerhill Crossing PUD Master Plan In 2013, a concept plan was approved for a 66 -unit senior housing project in the southeast cor- ner of the Summerhill Crossing PUD site (Res. No. 2013-068). A site plan review application was never filed with the City for this senior housing project and the proposed project was never constructed. The site plan for this project is shown below. �— �� 40 4 ;III I I , L.---- Ii e T �4 }] r'"+ i-01 4I' est ii n { 1 —4I r ; !1I .I �I +?5 I � � I , /!• :.i�r f iii^ �i-i-ititi � R I i 'I }'S � �,"ti • •� vv „Ir fiq •. 1 d a I n V ti.1 1 5 A y { IN r iLLL4�I n111555 J 9 I _ JkIA 'Si.l I Fl TFLOORJ5ITE PIAN XTH STREET SOLRH (C.S.A.H. 22) Senior Housing Project — 2013 Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 3 of 14 In 2016, the Summerhill Crossing PUD was again amended to subdivide the parcel of land in the southeast corner of the Summerhill Crossing PUD into two commercial parcels (Ord. No. 960). This was the proposed site for the 66 -unit senior housing project in 2013. The west parcel of that site is now being developed for a 4,933 square foot family -style restaurant/bar (Junction 70 Grill) with an outdoor patio and approximately 61 parking spaces. The vacant east parcel was identified as the potential site for a daycare facility. Below is the development plan for the Junction 70 Grill and future commercial site shown in the 2016 Summerhill Crossing PUD amendment. Planning Considerations Project Proposal A one-story structure having a gross floor area of 12,070 square foot for a daycare facility is proposed to be constructed on a 1.68 -acre site. Preschool, after school, and early preschool playgrounds are proposed on the north, east, and southeast sides of the facility. Fifty parking spaces are proposed along the west and southwest sides of the facility. Off-street parking will be shared with the Junction 70 Grill as required in the Summerhill Cross- ing PUD Master Plan amendment as approved on April 6, 2016 (Ord. No. 960). The project pro- poses 50 parking spaces for this licensed facility having a capacity of 24 staff and 180 students (six weeks through 12 years of age). This number of parking spaces exceeds the 30 minimum parking spaces required in the City's Zoning Ordinance. Accessing the parking area will be from the shared access drive with Junction 70 Grill. An "EXIT ONLY" drive lane is proposed in the northwest corner for the Primrose site. This EXIT drive will Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 4 of 14 improve the traffic flow for parents dropping -off and picking -up their children. Two speed -bumps are proposed in the two-way drive aisle for Primrose. The site plan for the proposed daycare facility is shown below. Ho] !day CarWash E xtr ONLY'',-.' as: EnIYs—r------� • , 'kON O p Outdoor Play Area ,a w l r � Ia...F.�4a VAJI PIt lay raw F 1i + x 4 1 Daycare .j Facility W 4 out r Erorxianrn I [ _ f ' Play a F 0 #, E44• ' Play Area _ F , + x !+ I I14 � a � 6 • t � :F w Site Plan A Site Characteristics The property is legally described as Lot 2, Block 1, Summerhill Crossing 4th Addition (PIN 05.027.21.43.0084). This vacant parcel of land is the last commercially designated parcel of land within the Summerhill Crossing Planned Unit Development (PUD) Master Plan. The site is relatively flat and abuts three public roadways (Pine Arbor Drive, Hinton Avenue (CSAH 13), Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 5 of 14 and 70th Street (CSAH 22). Access for the parcel is only allowed from Pine Arbor Drive and at the shared access drive located in the southeast corner of the Junction 70 Grill site. North of the proposed Primrose site is the Holiday Station motor fuel, convenience store, and car wash. A restaurant, Junction 70 Grille is being constructed east of the proposed Primrose site. An overhead power and cable utility line exists along the east side of the Primrose site. A con- crete sidewalk exists along Pine Arbor Drive and a bituminous surfaced trail exists along the west side of Hinton Avenue. This trail is 20 to 25 feet from the east boundary line for the pro- posed daycare facility. The proposed Primrose daycare facility site is outlined in red on the 2015 aerial photo below. p� SU, m'erhill. Professiona°l Buil,ding - 6pP -� Pp PINE .H(li,day �l Wetion) Rtnra , �I . F� Junction 4 y , 70 gri llo tM Streetkk - - Mat �� v n r ■ Proposed Primrose Site (2015 Aerial Photo) E Comprehensive Plan The Future Land Use map in the City's Future Vision 2030 Comprehensive Plan designates this neighborhood commercial node as a commercial land use. The proposed daycare facility is an allowed land use within this PUD District and is consistent with the City's Future Vision 2030 Comprehensive Plan. The commercial land use designation for this property and other commer- cial lots in the Summerhill Crossing area was designated for commercial development since the approval of the Comprehensive Plan in 2000. Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 6 of 14 Architecture The building's exterior will be comprised of brick veneer and glass materials that are compliant with the Class 1 materials required in City Code Title 11-6-13, Architecture. The building's exte- rior features a beige -colored veneer brick and complementary stone along the foundation of the building. Stone surrounding the main building entrance will be used. The pitched -roof will have asphalt shingles. The proposed building architecture and color scheme is consistent on all four sides of the building and is complementary with other commercial structures in the Summerhill Crossing PUD area. The proposed building materials samples are shown below: k?C-112 3_� G/� PA NT - -AT= C. IVSHINGLES: Hi SANDSTONE BEIGE -TRIMS WINDOW- SHLITTER-SILL Colored illustrations of the building's exterior are shown below. A-t•hF.F. tr-0• NORTH ELEI STONE North Elevation MN. Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 7 of 14 h FA YN1E iF RI�3E iB'-0•RF.F iPoY SOUTH ELLVAI ILJN South Elevation (faces 70`" Street) CM- �00. �apb� WEST ELE East Elevation (faces Hinton Avenue) West Elevation (faces Pine Arbor Drive) Parking This property is part of the Summerhill Crossing PUD and shares motor vehicle access and parking with other independent businesses within this neighborhood commercial district. The minimum number of off-street parking spaces required for this proposed licensed daycare facility for 180 students is 30 parking spaces (one space per six children). The total number of parking spaces proposed for this facility is 50. Shared parking, access, and ingress/egress passage will be shared amongst the office building at 6939 Pine Arbor Drive, the restaurant at 6933 Pine Arbor Drive, and the proposed daycare at 6927 Pine Arbor Drive. An additional 18 parking spaces on the Summerhill Professional Building site are also available for use by the aforementioned businesses. The declaration for the shared access and parking areas has been recorded at the Washington County Recorder's Office and runs with the affected properties in perpetuity. The proposed shared parking is supported based on varying business hours and peak times be- tween the restaurant and proposed daycare facility. The peak hours for the restaurant is 5:30 p.m. to 7:30 p.m. during weekdays. The daycare's morning drop-off is 6:00 a.m. to 9:00 a.m. (peak is typically 7:30 a.m. to 8:30 a.m.) and the afternoon pick-up is 3:00 p.m. to 6:30 p.m. Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 8 of 14 (peak is 4:30 p.m. to 5:30 p.m.). The daycare and office business hours are typically different than the peak hours for the restaurant. Landscaping and Fencing The Primrose project proposes to landscape various open spaces and front entrance with plant materials that are consistent with minimum ordinance regulations. Based on the overall Sum- merhill Crossing PUD development, the proposed landscaping for the daycare project is ac- ceptable. The nine ornamental deciduous trees along Hinton Avenue are species (Autumn Brilliance Serviceberry and Amur Maackia) that have a maturity height of approximately 25 feet. Because of the existing overhead utility line above the east property boundary line for the Primrose site, plant materials beneath this overhead utility line should not reach the existing overhead utility lines. The space between the proposed ornamental fence and the east property boundary line is ten feet. The landscaping plan is shown below and is attached to this planning staff report. V R Landscape Plan Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 9 of 14 A metal ornamental fence having a wrought iron design is proposed along the perimeter of the outdoor play areas and along the east and south property boundary lines. This fence is pro- posed to be six feet in height. A black vinyl -coated chain link fence (four feet in height) is proposed interior of the outdoor playground areas that separate the various age groups. A white vinyl privacy fence six feet in height is proposed along the north property line to screen the existing Holiday car wash structure. Illustrations of these fence materials are shown below. 112"MOMS GEP RAIL COLOR: BLACK FCST 2 ill" SC. x 16GA. COLOR'. BLACK 3,4" CO. 18GA PICKET. COLOR'. BLACK. iKUIM10 Ornamental Black Colored Fence Vinyl White Colored Privacy Fence Outdoor Lighting Outdoor light fixtures will consist of wall units on the building's exterior walls and parking lot light poles that are 20 feet in height. The level of lighting will meet the needs for security and safety and will not detract from the aesthetics of the development. The outdoor LED 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 commercial property. This limitation must not exceed 1.0 foot candlepower measured at the property boundary line. A photometric plan showing the calculated candlepower throughout the site shows the outdoor lighting generally in compliance, except for the southeast corner and a portion of the building's west side. These areas adjoin the right-of-way for Hinton Avenue and 70th Street. Since there is only one street light on the northwest corner of the Hinton Avenue and 70th Street intersection, the additional lighting extending into the 70th Street ditch area along and the trail corridor along Hinton Avenue should not have any adverse impact to motorists or pedestrians. Signage A monument sign is proposed to be installed on the east side of the shared access drive be- tween Junction 70 Grill and the Primrose parking lot. The height and size of this monument sign does not exceed the height or size limitations imposed by City regulations. The materials pro- posed for the monument sign are consistent with the exterior building materials for the daycare. Wall signage consists of a 36 -inch diameter lighted logo sign mounted to the building's exterior wall. One wall -mounted sign is proposed on the east, west, and south walls of the building. An illustration of the exterior wall mounted sign is shown below and attached to this report. Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 10 of 14 24" D64METER LOGO. 1 I'A' E4. 7 1 f BRICK ROWLOCK COUR6E. `—PICASIGN Primrose School PANEL INSTALLED PER of Cottage Grove MFGT INSTRUCTIONS. The Leader In Earty Education and Care FINISH GRADE �'�MIN. EXPOSURE HEIGHT f ------------------------- r l J— — I Proposed Monument Sign LIGHT "P"ATTACHE? TO BUI-D NG FACADE ABOVE SIGN 42` DIAMETER SANDBLASTED HIGH DENSITY URETHANE 8'KEYSTONE PRECAST CONCRETE BRICK VENEER SOLDIERS (COLOR. SAMEAS SUILDING) SIGN COLORS ROOSILH. CIRCLLS & ILX1 - IAIL GLIVL (4FiC-112) UACKGRCUNU = ANII0ULVWFiIILIfSW6119r f I i01AL �=Ii2.N ARLA = 18.8 SO. I I IK(:LUDING S IONL AND KLYSTONES) Proposed Wall Mounted Sign Utilities The subject properties are within the Metropolitan Urban Service Area (MUSA). All city utilities in this vicinity provide the necessary capacities to serve this project. City sanitary sewer and water service stubs were extended to the front property boundary line for this property in 2004. City Department Review Representatives from various City Departments reviewed the proposed daycare facility and de- velopment plan at the Technical Review Committee meeting on October 11, 2016. No formal recommendations or comments were submitted to the Planning Division. No comments or recommendations were received from other advisory commissions. BRICK ROWLOCK COUR6E. `—PICASIGN Primrose School PANEL INSTALLED PER of Cottage Grove MFGT INSTRUCTIONS. The Leader In Earty Education and Care FINISH GRADE �'�MIN. EXPOSURE HEIGHT f ------------------------- r l J— — I Proposed Monument Sign LIGHT "P"ATTACHE? TO BUI-D NG FACADE ABOVE SIGN 42` DIAMETER SANDBLASTED HIGH DENSITY URETHANE 8'KEYSTONE PRECAST CONCRETE BRICK VENEER SOLDIERS (COLOR. SAMEAS SUILDING) SIGN COLORS ROOSILH. CIRCLLS & ILX1 - IAIL GLIVL (4FiC-112) UACKGRCUNU = ANII0ULVWFiIILIfSW6119r f I i01AL �=Ii2.N ARLA = 18.8 SO. I I IK(:LUDING S IONL AND KLYSTONES) Proposed Wall Mounted Sign Utilities The subject properties are within the Metropolitan Urban Service Area (MUSA). All city utilities in this vicinity provide the necessary capacities to serve this project. City sanitary sewer and water service stubs were extended to the front property boundary line for this property in 2004. City Department Review Representatives from various City Departments reviewed the proposed daycare facility and de- velopment plan at the Technical Review Committee meeting on October 11, 2016. No formal recommendations or comments were submitted to the Planning Division. No comments or recommendations were received from other advisory commissions. Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 11 of 14 Public Hearing Notices The public hearing notice for the October 24, 2016 Planning Commission meeting was pub- lished in the South Washington County Bulletin and mailed on October 12, 2016, to 90 property owners that are within 500 feet of the proposed project. To date, no written comments have been received. Recommendations That the Planning Commission recommends that the City Council approve Primrose's develop- ment plan to construct a 12,070 square foot daycare facility on property legally described on Lot 2, Block 1 in Summerhill Crossing 4th Addition, subject to the following conditions: 1. All applicable permits (i.e.; building, electrical, grading, and mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 2. The applicant receives building permits from the City of Cottage Grove prior to construc- tion. 3. The cross -access and parking agreement between the lots platted in the Summerhill Crossing 4th Addition is recorded at Washington County after approval by the Community Development Department. 4. Final grading and drainage plans must be submitted to the South Washington Watershed District for review. The final grading plan shall meet the approval of the City Engineer. 5. Irrigation shall be provided for all sodded and mulched landscaped areas, including mainte- nance to take place to the curb line of 70th Street and Hinton Avenue. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irri- gation installer to meet the water requirements of the site's specific vegetation. The sys- tem shall be detailed on the final landscape plan. The grass area between the property boundary line and the Hinton Avenue and 70th Street roadways is required to be regu- larly mowed. 6. Installation of landscaping shall occur in a timely fashion and be consistent with the ap- proved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City ordinance. 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. 7. Concrete aprons for all private access drives shall be reviewed by the City and constructed per the memorandum from Ryan Burfeind, City Project Engineer, dated October 19, 2016. 8. All site 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 ap- plication for a building permit. The light poles and fixtures shall be consistent in design and color with those at the other properties in the Summerhill Crossing PUD. Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 12 of 14 9. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Community Development Department prior to the issuance of a building permit. 10. 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. The Applicant shall be responsible for the costs for the City to inspect the site in relation to erosion control conformance. 11. Dust control measures must be in place to prevent excessive dust from leaving the site. 12. The applicant must provide the City with an as -built survey of all private utilities prior to issuance of the certificate of occupancy. 13. All mechanical equipment screening consistent with the principal building architecture must be reviewed and approved by the Community Development Department prior to the issuance of a building permit. 14. Trash enclosures must be constructed of building materials that are consistent with the principal building's exterior materials. 15. The applicant shall be responsible for maintaining the sidewalks and removing snow and/or ice from sidewalks on the site. 16. A bike rack will be required in the final parking design per City policy. 17. Storm sewer pipe must be reinforced concrete pipe (RCP) 18. Retaining walls greater than four feet in height shall be designed by an engineer and sub- mitted to the City Engineer for review and approval. A fence along the upper elevation of a four -foot or higher retaining wall must be installed. If a fence is installed, the fence shall be the same design and color as the fencing along 70th Street for the Junction 70 Grill and Summerhill Crossing multi -tenant building at 6939 Pine Arbor Drive. 19. All fencing on the perimeter of the site shall be commercial grade ornamental fencing meeting the City's design specification and detail sheet (currently Montage Commercial Majestic 3/4 — Rail Fence). A vinyl privacy fence is allowed along the north property line to screen the view of the Holiday Station car wash building. A black vinyl chain link fence is allowed interior of the playground areas. 20. The applicant is responsible for removing debris from all adjacent public roadways during their grading and construction process. These streets shall be swept clean daily or as needed. Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 13 of 14 21. A "STOP" sign shall be installed at each exit drive. Each 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. The applicant may request the City's Public Works Department to install said "STOP" signs, but must reimburse the City for actual costs incurred. 22. All mechanical units shall be screened as required in Title 11-6-4 of the City's Zoning Ordi- nance. 23. All motor vehicle access to the property shall be from Pine Arbor Drive. Access connect- ing to 70th Street or Hinton Avenue is prohibited. 24. The outdoor use of two-way communication systems shall be in conformance with City noise regulations and not be audible from any property line. 25. Signage on the building's exterior walls must not exceed the designed sign area depicted on the building elevations prepared by Casco dated October 4, 2016. Only one free- standing monument sign is allowed on the Primrose site. Pylon and directional signs are prohibited. A wall sign on the south, east, and west building elevations for the proposed daycare is permitted. A building permit is required for all signs. 26. All the conditions of the Summerhill Crossing PUD listed in Ordinance No. 707, and Resolution Nos. 02-019, 02-020, and 04-204 remain in effect, except for the following exceptions: a. The design and construction materials for all buildings within Summerhill Crossing 4th Addition are not required to be the same as identified on Sheet A-3 of the architectural sheets dated August 3, 2001 from KKE Architects, Inc. or on the Exterior Elevation sheets dated August 20, 2004 from Architectural Consortium, LLC. Minor architectural and construction materials may be deviated only by approval of the Community De- velopment Director. The final color schemes and construction materials samples shall be submitted to the Community Development Director for review and approval. b. The minimum setback requirements for buildings and parking areas are not required to comply with Zoning Ordinance regulations for properties in the Summerhill Cross- ing 4th Addition, except all buildings must setback a minimum of 30 feet from the Hinton Avenue (CSAH 13) and 70th Street (CSAH 22) right-of-way lines. c. The general layout for buildings and parking areas within Lots 1 and 2, Block 1, Sum- merhill Crossing 4th Addition as depicted on the site plan prepared by Sambatek dated October 4, 2016, may be altered for the two lots in the Summerhill Crossing 4th Addition upon review and approval by the Planning Commission and City Council. d. The shared access, drive aisle, and parking between Lots 1 and 2, Block 1, Summerhill Crossing 4th Addition shall remain in effect for perpetuity. Planning Staff Report: Primrose Day Care — Conditional Use Permit and Site Plan Planning Case Nos. CUP2016-056 and SP2016-057 October 24, 2016 Page 14 of 14 27. Rubbish, garbage, and recycling containers must be stored within an enclosed structure compliant with City ordinance screening requirements and shall be maintained at all times so as not cause odors or other public nuisances. 28. Plantings beneath overhead power lines need to be a species/types that will mature at a height that will not interfere with the overhead utility line or interfere with their mainte- nance. Prepared by: John McCool, AICP Senior Planner Attachments: Applicant's Narrative — date stamped Sept. 29, 2016 Site Plan Grading Plan Utility Plan Landscape Plan Colored Building Elevations Floor Plan Fencing Plans Ryan Burfeind's Memorandum — October 19, 2016 Primrose -Cottage Grove, MN Project Data and Operation Description Primrose School Franchising Company is the pre-eminent provider of educational based private preschools/Kindergartens and child care centers in the United States with over 330 locations. Primrose Schools, along our Franchise Owners, Melinda and Mickey Arora are very eagerto bring Primrose to Cottage Grove, MN. Primrose is making application with the City of Cottage Grove for Site Plan Approval and a Conditional Use Permit to construct a 12,070 sf, single story facility with accompanying playground and a 52 stall parking lot (City code requires 1 stall/6 children = 30 stalls). The development is designed to interact with the adjacent restaurant that is now under construction by sharing two access points with one shared curb cut onto Pine Arbor Drive. The front entrances of the buildings will face each other to create an interactive and symbiotic development. The Primrose plans propose a very attractively designed building with upscale materials and substantial landscaping. Hours of operation are 6:00AM-6:30PM Monday through Friday. Occasionally, special events will be held on evenings and weekends. License capacity of the facility will be 180 students, 6 weeks through 12 years of age (30 of the 180 students will be in the kindergarten/afterschool program, the after school program is for children 5-12 years). Also, Primrose and industry data indicate that approximately 25% of families have a second child enrolled which would reduce the number of families to approximately 135 at capacity. Staff at capacity will be 24 AM drop off ranges from 6-9:OOAM (peak hour is typically 7:30-8:30) PM pick up is between 3-6:30PM (peak hour is typically 4:30-5:30) The 30 students in the Kindergarten program arrive during the morning drop off and are picked up a noon. The room is then available for the afterschool program. The students in the afternoon program arrive via bus at approximately 3:30PM and are then picked up during the afternoon pick up noted above. The remaining 160 children have the potential to be at the school from 6:OOAM-6:30PM. All programs are operated Monday through Friday. RECEIVED SEP 7 9 2016 CITY OF COTTAGE GROVE I r _ A/ NF z i _ a I � fi I I Q tl �iA I Iy I 11 \. .... v .f' HINTON AVENUE SOUTH (C.S.A.H. 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RIES z co s m hm aft m $ and 4 Q � z (Id FCRGPIEM'S1) (G'<'FOR GPTE POST PER CRY + ' w / -- REGUIREMENTei m W i SY U1 mA: 8 0° 5� Y� Ni`°.g P m m �_ A fig g'R'Rd c® '" r m. m g� a z D p o ZAw P £ M O m y M F SEE T-0"(MPXI STRUCTURP .IN. 2'% 1'S Ttl'MM 5�1G]le"oR Y-18 T2' it9' MIN. ,POSURE rl HEIGM 3'Q'MIN. 5't G]/e'ORR10 ]/S t i(e. 1 StR" ro Z t-- aD m M az 4§rn a m ITT yITT-.- m m D a xo a DIn ( z rn o o z r _,... rn T-_ G y D – I I � I I z z 0'O m oz• a y� a y i mn, p ^ _i A_ PFoposed Building For. �= o m " ' m 5J ro mm ; _> o� 4 E' Primrose School Franchising Company T AO rnm� mm m< n 0 z W60 Ceda=est Road m � �A O PawM. Geprylp WIDt Th.rem �wvnagaae,gnn rn+M.ae n+neyvr+Ne nelwlw NF propebe nne+e ee(FnnehlWa O^. xepmauwn vvnyuw r• z ^'n �HOO� oprRlcxr©zme mP. Nn"nWmn Sro111 o.mapnm.m n. fn V o nmm..4nwl Fmn+N,Na °+mp.M ro+, Nn"n mawma(pnmm,.s.-Fm�mxlnacn.la npIEWG. RM's+vihem[ua+WYMavq+4mlN+l+ellm. � o o c C n aZ vA m°y' as ro � m 26-2 �1 yr 51(2" AWT bbi ??m A�� O y +n Am m'm �m m� m m �m a3 ti m �a m m w Z 5 � x o Z s/t �1 yr 51(2" AWT bbi ??m A�� O y +n Am m'm �m m� m MJCottage Grove If-here Pride and V,05perity Meet To: Jennifer Levitt, PE, Community Development Director/City Engineer John McCool, Senior Planner From: Ryan Burfeind, PE, Project Engineer Date: October 19, 2016 Re: Primrose Engineering Review Comments This memo summarizes the review of the Primrose civil site plans. This review is based upon documents prepared by Sambatek dated 9/28/16. General 1. All City of Cottage Grove standard detail plates referenced can be found on the City website at www.cottage-grove.org 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. An NPDES construction stormwater permit shall be required for the project. 4. A City right-of-way permit will be required for the new driveway access. Coordinate with Ryan Burfeind at 651-458-2899. 5. Coordinate work related to access with the adjacent property with the property owner. Street/Sidewalk 6. Condition of the existing concrete driveway apron will need to be verified prior to construction. Any cracked or damaged panels will require replacement during construction per detail plate STR-22. 7. Any cracked/damaged sidewalk panels located along the property adjacent to Pine Arbor Drive will require replacement during construction per detail plate STR-10. 8. The new driveway apron shall comply with detail plate STR-22. 9. ADA compliant pedestrian ramps shall be installed in the City sidewalk at the new entrance, per detail plates PEDESTRIAN CURB RAMP 1-5, as applicable. Water Main 10. Water line shall be rodded both vertically and horizontally under the building. 11. Insulation of the water service crossing under the 15 -inch storm sewer pipe should be considered. 12. Provide verification that required separation is provided at the water service/sewer service crossing. 13. For fire protection a hydrant will need to be added in the green space between the entrance drive and north parking lot. The hydrant shall be placed behind the parking lot curb, comply with detail plate WAT-1, and include a hydrant pad per detail plate WAT-9. 14. Access shall be granted to the City for future flushing of the hydrant. Primrose Engineering Review Comments October 19, 2016 Page 2 Storm Sewer 15. Catch basins shall conform to detail plates STO-5 through STO-8, as applicable. 16. Storm sewer manholes shall conform to detail plates STO-1 through STO-3, as applicable 17. Storm sewer pipe 12" or greater shall be RCP. 18. Coordinate STMH 100 work with the adjacent property owner. Erosion Control 19. Catch basin inlet protection shall be required for catch basins on Pine Arbor Drive near the site entrance. 20. Rock construction entrance shall conform to detail plate ERO-12. 21. Silt fence shall conform to detail plate ERO-3.