HomeMy WebLinkAbout2018-02-26 PACKET 06.1.STAFF REPORT CASE: PP18-017, V18-018, SP1 8-019
ITEM: 6.1
PUBLIC MEETING DATE: 2/26/18 TENTATIVE COUNCIL REVIEW DATE: 3/7/18
APPLICATION
APPLICANT: Opus Development Company
REQUEST: A preliminary plat called Southeast Industrial Park, which creates one
industrial lot and two outlots for Phase I of the Southeast Industrial Park
for North Star Sheets and supporting industrial park infrastructure for
future development; a site plan review of a 161,000 square foot industrial
building; and a variance due to the loading docks being visible from the
dead end of Hemingway Avenue.
SITE DATA
LOCATION: Northwest quadrant of Hemingway Avenue and 91st Street
ZONING: 1-5, Railroad Access
GUIDED LAND USE: Industrial
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Commercial Commercial
EAST: Vacant Industrial
SOUTH: Vacant Industrial
WEST: Park Parks & Priv. Open Space
SIZE: Site Plan = 12.6 acres of the 37.4 total platted acres
Building = 161,000 square feet
RECOMMENDATION
Approval, based on the findings of fact and subject to the conditions
stipulated in this staff report.
Cottage
Grove COTTAGE GROVE PLANNING DIVISION
�
here Pride and Prosperity Meet
Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank(d_)cottage-grove.org
Application Accepted:. 2/5/18 60 -Day Review Deadline: 4/6/18
City of Cottage Grove Planning Division 9 12800 Ravine Parkway South 9 Cottage Grove, MN 55016
Planning Staff Report
Southeast Industrial Development/Northstar Sheets
Planning Case No. PP2018-017, V2018-018, and SP2018-019
February 26, 2018
Proposal
Opus Development Company, LLC has submitted the following applications for a project on a
38.72 -acre parent parcel-,
1) A preliminary plat for one 12.57 -acre development lot, one 23.03 -acre outlot for future
development, one 1.59 -acre parcel for future stormwater purposes, and an additional 1.53 -
acre area of dedicated public right-of-way.
2) A site plan review for an industrial development on Lot 1, Block 1 of the requested plat.
3) A variance related to truck docks facing a public street.
The planned industrial development project includes a 161,100 square foot manufacturing build-
ing to be addressed as 7550 91st Street South.
ppr6
lrr•
F
Location Map
�0
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 2 of 22
Southeast Industrial Park
c
k
F
73
U5
I.r.rc� l
N
Southeast Industrial Park
Cottage Greve, MN
T4�.rraal.+�YSLr. fMr�ir Lirrr..[5r.rqY.6iaaar.yiuus.J�sr'..Ju..L�.du ayr�'IW �usv...+naw 4�4 wnii.I.rh..exurY�n4 r1r..�ier.. 4Fmn ��v...�La�i'.�r ..r�..a l�u�.
Site Orthophoto Map
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 3 of 22
Review Schedule
The application was received on January 25, 2018.
The application was deemed complete on February 5, 2018.
The 60 -day application review expires on April 6, 2018.
Background
The Southeast Industrial Park property was previously before the City in 2016 for an industrial
development that included two buildings of 362,240 square feet and 186,820 square feet respec-
tively and a conditional use permit for exterior storage. At that time an Environmental Assessment
Worksheet (EAW) was processed by the City. After the required review process for the EAW, the
City Council approved Resolution No. 2016-003 declaring the negative need for an Environment
Impact Statement (EIS) for the project.
zuib L;oncepi site Tian
Since 2016, the applicant has also received shovel ready status for the site through the Minnesota
Department of Employment and Economic Development (DEED). Through the shovel ready cer-
tification process, DEED works closely with communities and property owners to certify that the
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 4 of 22
most time-consuming legal, technical, and regulatory aspects of developing a commercial and/or
industrial site are complete. All of these precursory preparations by the applicant and the City
have enabled the ability to fast track this site development, which will produce 40 to 50 permanent
living wage jobs upon completion.
Planning Considerations
Project Plans
The project review for these applications are based on the plan prepared by Sambatek, Inc. that
was issued on 01/31/18 and revised on 02/15/18. A copy of the referenced plans are attached to
this report. The engineering comments on the submitted plans are dated February 2, 2018.
cu is mite rias 1UU LUt 1, MUCK l
Preliminary Plat
The submitted plans are compliant with the City's minimum development standards related to
subdivision of property.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 5 of 22
PRELIMINARY PLAT OF
SOUTHEAST INDUSTRIAL
� e
PARK �R t
/ u�w �: • € J �! 5'G1T9>'30"N' IQB.]e i-- �S.'�'::. C'
saw ,
61 auT— -
LOT 1
` 5 8 91ST STREET ALCOVE - -
/
/1 // Lwwr.eem.ac•wxr.®om mvarsv evay. _____ �--�o'oY.ro'�9easo os.�.,.... e.e. T --
t OOTLOT A
- _ Laorm �aux.�mm wswr °�wunv°�re�e°-� :: ••
--L----- - — — — — -- - --- - -
i
In:T.
Lax;{i I
e.,[Fi1
The North Star Sheets Project will be developing on Lot 1, Block 1 of the Southeast Industrial
Park Plat.
h h f "R=80.00
^
PR POSED
$
-
_. EATEVRMAINENT
ASERENT
_ _-
.S00°07`30`W 463.36 "-.
_ � soo 07'3o`W 785.91
-------�
n1o, NLe4F
ao
177,93 ` 608.86
rxo. xE9AN
� ano�asTo smv��
E0.£NEHT
E-10 FOOT NA oRaVNAGE R uTW EWn�
� nRAlNA47-R I/1HATY EASEYEwT-1�
�
------
A`N CANADIAN PAdf7C RAILWAY AOfXAPN------�I
I
I
ti I
Io
I
LOT
LOT 1
Is
I
mil I
I�
I
-,1
O�
L44A1wALL' ffi GilLIY En.4�1£rvr_ '-I
� -
;
IT
MIWACF h VIttITY £As[MENT _e M—OED 51[N
E,ffMENT /-! L 4-
F
JI
. _. SOO a73o'W '1OE 55 —
— — — — — — - -- fL —' L
91ST STREET ALCOVE
1108.69 ---
5 FOOT NNE CRAWAAUGE @ 01N17V FASF+IFNT p
CANADIAN PAC00 RAW.WAY AMMON
-�
�
gp
°
500 Di30-W 839.39—
`�-10 FOOT WOE DRAioAGE & unaTY EAmcNr--,,
— — — — —
i
[
'i�BL'+ I
,�-3U N"T M9E 1[u=gxeRi
CIX45lkufnCN us[B[xi
— —
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 6 of 22
Based on the surface water management for Lot 1, Block 1 not requiring the use of Outlot B for
ponding purposes, it is recommended that Outlots A and B be combined.
/-1.�3�;'� �y35 °��•45•' w�500°0730'W 785.91 - —T
uRfj;6.74 ---- i.c_
y7
2 — —
OUTLOT 6
_62 '
I I�
rv%
II
Lai 1
�I I
II
II
I I
L -----
91ST STREET ALCOVE are uIX,"
-------- -------
" w, � •M.w.� � sa,,, E,�„e,. -Y Seo �� �o M si.�s — ——nrae`mT
OUTLOT A " o
I K n
I N w
I
I �
-------------
N00°10"59"E 898.65
I
- I
543 P
-- I
--
I
I
I
I
I
Parcels to be Combined
Comprehensive Plan — Future Land Use Designation
The future land use map in the City's Future Vision 2030 Comprehensive Plan shows the property
guided as Industrial. The proposed development is consistent with that designation.
Zoning
This parcel is currently zoned within the Railroad Access Industrial District (1-5). The proposed
use within the project is consistent with the zoning designation.
Existing Site Conditions
The site is relatively flat with significant grade changes along the north and west property lines.
There is an existing rail spur bed that will be relocated further to the east of the site as a compo-
nent of this project. The railroad spur extension into the site is designed to function with the internal
and external operations of the proposed manufacturer for the 12.57 -acre site.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 7 of 22
Existing Site Conditions
Site Plan Review
The 2018 site plan includes specific details on the Phase I building and supporting infrastructure
construction on Lot 1, Block 1 of the proposed plat. Development of the remaining site shown as
Outlots A and C would require future site plan review by the Planning Commission and City
Council.
f
r
f L ---
1
-- --------- J r--
--------------
—IL
-------------- - - - - - - -----------
2018 Site Plan
i
fiQ4ad.
Existing Site Conditions
Site Plan Review
The 2018 site plan includes specific details on the Phase I building and supporting infrastructure
construction on Lot 1, Block 1 of the proposed plat. Development of the remaining site shown as
Outlots A and C would require future site plan review by the Planning Commission and City
Council.
f
r
f L ---
1
-- --------- J r--
--------------
—IL
-------------- - - - - - - -----------
2018 Site Plan
i
Existing Site Conditions
Site Plan Review
The 2018 site plan includes specific details on the Phase I building and supporting infrastructure
construction on Lot 1, Block 1 of the proposed plat. Development of the remaining site shown as
Outlots A and C would require future site plan review by the Planning Commission and City
Council.
f
r
f L ---
1
-- --------- J r--
--------------
—IL
-------------- - - - - - - -----------
2018 Site Plan
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 8 of 22
The submitted plans related to the site plan are compliant with the City's minimum development
standards. The development summary of the site is shown in the table below -
DEVELOPMENT SUMMARY
AREA
245 STALLS
GROSS SITE AREA
1,686,684 SF 38.72 AC
BUILDING AREA
549,060 SF 12.60 AC
BUILDING COVERAGE
32.6%
BUILDING SETBACKS
J
FRONT YARD
40 FEET
REAR YARD
60 FEET
INTERIOR SIDE YARD
40 FEET+ 1' PER FOOT OF BUILDING HEIGHT OVER 30'
SIDE YARD ADJACENT TO R -DISTRICT
125 FEET
PARKING SETBACKS
FRONT YARD
20 FEET
REAR YARD
10 FEET
INTERIOR SIDE YARD
10 FEET
SIDE YARD ADJACENT TO R -DISTRICT
100 FEET
PARKING REQUIRED
BUILDING 1 (FLOOR AREA 359,640SF)
95% WAREHOUSE - 341,658/2,000
171 STALLS
5% OFFICE = 17,982/250
72 STALLS
BUILDING 2 (FLOOR AREA 184,800SF)
90% WAREHOUSE = 166,320/2,000
83 STALLS
10% OFFICE - 18,480/250
74 STALLS
TOTAL
400 STALLS
BUILDING 1
245 STALLS
BUILDING 2
166 STALLS
TOTAL
409 STALLS
MINIMUM LOT SIZE
43,560 SF
ZONING
J
EXISTING ZONING
1-5
PROPOSED ZONING
1-5
F /
1
J J
J
J
/ 1
Future Development
` C
J R r
---- — —.— ,
r Sheets
''L.
qOMCHITEECTUR L SITE PLN ffi
Full Parcel Site Plan 2018
i
J J
J
�
J
J
/
J
F /
1
J J
J
J
/ 1
Future Development
` C
J R r
---- — —.— ,
r Sheets
''L.
qOMCHITEECTUR L SITE PLN ffi
Full Parcel Site Plan 2018
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 9 of 22
Setbacks
The minimum setbacks for the 1-5 zoning district have been met with the proposed site plan.
Based on the proposed construction classification of the proposed buildings, the 120 -foot setback
between the buildings also works with the existing building codes.
Building Details
2018 Building Floor Plan
Architecture
During the 2016 concept plan approval process, the applicant applied for and received approval
for building design flexibility from the City's architectural design criteria. This request was based
on current industrial construction trends and the marketing vision for the project. The approval of
an alternative construction standard and establishment of a building design concept approval from
the City allowed for the exploration of a final design that would meet the architectural goals of the
applicants, the City, and ultimately the final occupant of the building.
The reasoning for the alternative design approval was to focus on the design of the building rather
than a specific percentage and quantity of material types. Based on the design versus material
quantity approach, the applicant submitted the following narrative and images to be used for guid-
ance in the design concept approval process.
(0
'��••- i I -----
��•. I, I, {
I I
J J
•_
`.'
i
- - - - - -
-
--
- - ------+�
F
- +- ---
X
"
-}
-------
----------------
-- ----- -4----,y ---#----- -----
--------------------------------------------------..
= .---� --------
— --------- ---- -
T
T
J i
Y MY,
��
I °a
'
.
I
{
i
Q)
2018 Building Floor Plan
Architecture
During the 2016 concept plan approval process, the applicant applied for and received approval
for building design flexibility from the City's architectural design criteria. This request was based
on current industrial construction trends and the marketing vision for the project. The approval of
an alternative construction standard and establishment of a building design concept approval from
the City allowed for the exploration of a final design that would meet the architectural goals of the
applicants, the City, and ultimately the final occupant of the building.
The reasoning for the alternative design approval was to focus on the design of the building rather
than a specific percentage and quantity of material types. Based on the design versus material
quantity approach, the applicant submitted the following narrative and images to be used for guid-
ance in the design concept approval process.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 10 of 22
2016 Approved Design flexability Guidlines
Loading Dock (Rail and Truck) Elevation:
The building material will consist of smooth finished concrete precast panels with reveals. The use of
varying and complementary color schemes coupled with vertical articulation will be used to break-up the
visual expanse of the dock elevation. Some precedent images are below:
Visitor /Associate Entrance Elevation:
The building material will consist of smooth finished concrete precast panels with reveals. Canopy condi-
tions at entrances with a glass entry system and vision glass conditions will support daylighting based on
the users' program and office conditions. Some precedent images are below:
Side Elevation:
The building material will consist of smooth finished concrete precast panels with reveals. Color schemes
will support vertical articulation coupled with the varying heights of the precast panels. Precedent image
below:
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 11 of 22
South Elevation along 91st Street and the entrance to the park:
The building materials will consist of smooth finished concrete precast panels with reveals. At the main
entrance, glass lines along with horizontal articulation in varying panel heights will be incorporated.
Precedent images below:
In approving an elevation design guideline concept package, the Council recognized in 2016 that
the finished construction product would:
a. Be project specific.
b. Be permitted based on the building scale and location.
c. Meet current industrial market trends.
d. Give Cottage Grove a competitive edge in the market by having a shovel -ready building.
e. Be designed based on the architectural details included in the Architecture section of the
2016 Planning Staff Report.
f. Include vertical and horizontal banding and articulation to minimize the visual impact of the
length and scale of the building.
g. Be significantly in conformance with the intent of the City's Architectural ordinance.
h. Potentially not meet the City's ordinance criteria in terms of required class and quantity of
exterior finish construction materials.
i. Be approved by the Community Development Department through the building permit
process.
j. Focus the intensity of architectural features on the building elevation sides and corners that
face Hamlet Park and 91 st Street.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 12 of 22
Based on the 2016 approved design flexibility guidelines, the subsequent building design that was
submitted for site plan review before the Planning Commission today is detailed below.
P'X111111''lllllllllllll�_IIIII_IIIIIIII
I-11
III mill l -i®
.I'111111111111111"IIIIIIIIIIIII'llllllllllllllllll�'11111111'111111111"111111111111
'��hL]�h]�1=�]F11�hhhhh]I�Fhh]�h]I®111111111111111111111111111A11111111111
0 0
M-EII-IIIIIFiiiiiiHEM
iiiii��iiiiii�iiiii
n.ni�•-H! im HO uu�...
•7i.-. -
G
111111111M1 MEMM
II11�11111111111'_'1_11111_11_11_11. 11_11111'_'1111_11_111_1111111_11_'1_
Proposed Building Elevations
gigs
��1�1■ Ion ■
■C �■1Ar���r MIMM MM rte•
■nn �� �i�■1■ ��III� ��� IIS I� 1111 10� 11!111 I�■ _ -
o o
Proposed Building Elevations Offic Area
Parking
Based on application of the ordinance criteria, the site plan as proposed would require 198 parking
spaces, which breaks down as 27 spaces for office, 116 spaces for manufacturing, and 55 spaces
for warehousing. The proposed site plan has 55 parking spaces identified directly adjacent to the
facility's entrance. Given that the new use will generate 40 to 50 jobs that operate on shifts, staff
is recognizing that the proposed parking and available space on site for demonstrated parking is
sufficient as proposed. A demonstrated need for additional parking will require that it be installed
on site. Parking will be prohibited on the adjacent public streets. The north area of the site is
identified for semi -trailer parking.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 13 of 22
Parking Detail
Utilities
The subject property is located within the Metropolitan Urban Service Area (MUSA). Prior to the
release of the building permit, public drainage and utility easements shall be dedicated over all
surface water storage, cross site conveyance routes, and underground water utility infrastructure.
Traffic/Access
Vehicular and truck traffic to the site will be via 91st Street and Hemingway Avenue. These streets
and the connecting roadways within the City's Business Park were designed and constructed to
accommodate the traffic generated from such use. In order to provide the required public lot front-
age and access to Outlot A, the road identified on the plat as 91st Street Alcove South will be
dedicated on the plat as a public road, will be privately constructed to meet City standards, and will
be privately maintained. An easement document memorializing this access arrangement shall be
required at the time of the issuance of a permanent certificate of occupancy.
Pedestrian Access
Based on the adjacent roadways both having existing sidewalks located along them, the site plan
needs to be modified to include sidewalks connecting the internal portions of the site to the road-
ways. City detail plates shall be followed related to the sidewalk construction along the west side
of the private road. The proximity of the site to Hamlet Park, which is a community park and open
space, also necessitates that a sidewalk be installed along the west side of 91st Street Alcove.
Surface Water Management/Grading
1 L-------
-----
_----
1
—
HEUNGWAYAVMUESOIRH
\71
Proof of Parking = 85
r'-- a` ---- ---------------
__-_ ---
-
It
6 F
5
a r^
I
E- - ---- -
1
°I ?Tyj
o,
Stalls
h
E---------
- j 1
1 -
I
1
--- --------
- ---
---r—te--
'
--- — '—.—•=te—a---
----� --
7-r- -
-e77
---- -- - -- --
PRIVATE ROAD
-----
I
__—__—__—_—__—__—__—__—__----__—__—__—__-r__�__—__—__—__—__—__—__��____�:.
.(D
T<TECTUILT
Parking Detail
Utilities
The subject property is located within the Metropolitan Urban Service Area (MUSA). Prior to the
release of the building permit, public drainage and utility easements shall be dedicated over all
surface water storage, cross site conveyance routes, and underground water utility infrastructure.
Traffic/Access
Vehicular and truck traffic to the site will be via 91st Street and Hemingway Avenue. These streets
and the connecting roadways within the City's Business Park were designed and constructed to
accommodate the traffic generated from such use. In order to provide the required public lot front-
age and access to Outlot A, the road identified on the plat as 91st Street Alcove South will be
dedicated on the plat as a public road, will be privately constructed to meet City standards, and will
be privately maintained. An easement document memorializing this access arrangement shall be
required at the time of the issuance of a permanent certificate of occupancy.
Pedestrian Access
Based on the adjacent roadways both having existing sidewalks located along them, the site plan
needs to be modified to include sidewalks connecting the internal portions of the site to the road-
ways. City detail plates shall be followed related to the sidewalk construction along the west side
of the private road. The proximity of the site to Hamlet Park, which is a community park and open
space, also necessitates that a sidewalk be installed along the west side of 91st Street Alcove.
Surface Water Management/Grading
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 14 of 22
The site grading for the project is proposed to meet the surface water management requirements
established by the State, Watershed District, and the City's Surface Water Management Plan.
Final construction drawings will need to meet the approval of the City Engineer.
zu-iu taraamg vian
Temporary easements will be required for planned grading on City -owned property.
Rail Access
The site plan proposes to maintain the existing rail spur that serves the site. The site plan approval
includes the recognition of the spur and that the property owner would have the ability to store rail
cars that are in good workmanship -like manner and are supportive to the principal operations of
the site. Easements shall be required to be platted or dedicated in a recorded document for all rail
access crossings or serving the different lots or outlots in the plat.
Signage
The preliminary building elevations identified a 200 square foot tenant sign band on the south
elevation of the building over the office.
B
4 2 I 6 101
4.1 4.1/ A4.1 4J/
- TENANT SIGN LOCATION AREA 12
NOT TO EXC ED 2�OSF TOTAL
i SI NAGE 160 SF, i
4 i11;
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 15 of 22
As a component of the site plan review, a comprehensive sign package shall be submitted for
review and approval by the City. Two freestanding monument signs located in easements would
be considered as an approved item in the final comprehensive sign package.
Tree Preservation
During the initial creation and development of the property in 2006, there was tree removal done
beyond the limits established in the tree preservation ordinance, and mitigation was required.
Resolution 2006-046 identified the need to replace 300 trees and 65 high growing shrubs as mit-
igation. Staff is currently working on a mitigation plan with the applicant that will be resolved prior
to the issuance of a building permit. The three options typical to mitigation projects is replacement
on site, upsizing standard required plantings, planting in a public park, or making payment to the
City's Public Landscape Initiative Fund.
Landscaping
The 1-5 zoning district allows a maximum building coverage of up to 45 percent. The proposed
total coverage proposed for both buildings is 12.60 acres or 32.5 percent. The landscape ordi-
nance establishes the minimum open space requirement at 15 percent for the 1-5 zoning district.
The total impervious surface coverage of the 38.72 -acre parcel is 24.72 acres with the balance of
14 acres or 36 percent as pervious open space. The required landscaping quantities for the site
are identified in the table below. In the temporary easement area for the grading in Hamlet Park,
the Parks Department has requested that the areas adjacent to Hamlet Park that are identified as
"low maintenance fescue" be substituted with a native prairie mix such as MNDOT 350. The rea-
son given is that the requested mixture would blend well with the Hamlet Park prairie while sup-
porting the applicant's efforts to keep a "low maintenance" area in this quadrant of the site. One
of the stated benefits of the mixture would be that it would produce added beauty of flowers while
also improving the water quality and habitat of the area.
Preliminary Landscaping Plan
---------------
r --
EB
ED _
f
ti
Preliminary Landscaping Plan
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 16 of 22
The landscaping as submitted does not meet the ordinance criteria, which is detailed in the table
below. Placement of the additional required plantings should be focused along the west side of
the property along Hamlet Park and include the additional screening plantings required for the
variance. A final landscaping plan identifying the placement of all required screening and variance
mitigation plantings must be submitted prior to release of a building permit for the site. This plan
shall include additional building perimeter planting beds.
�- LANDSCAPE CODE
LANDSCAPE REQUIREMENT FOR 15 ZONING:
GREEN SPACE= 570,636 SF
POND/ BASIN AREA= 64,694 SF
70% OF GREEN SPACE - POND BASIN AREA = TOTAL AREA FOR CALCULATIONS
OVERSTORY DECIDUOUS = 334,751 x.0001392 =46.59 OVERSTORY TREES REQUIRED
CONIFEROUS = 334,751 x 0001300 = 43.51 CONIFEROUS TREES REQUIRED
LARGE SHRUBS = 334,751 x _00039 = 130.55 LARGE SHRUBS REQUIRED
SMALL SHRUBS = 334,751 x .00039 = 130.55 SMALL SHRUBS REQUIRED
1-5 Landscaping Requirement Calculation
Area Charges and Park Dedication
The payment of the required area charges and park dedication fee shall be required at the time
of building permit as identified in the table below.
Variance
The requested variance is related to the proposed location of the truck loading docks on the east
side of the building adjacent to Hemingway Avenue since the existing zoning code (Title 11-11-
513(2)(1)) prohibits truck loading docks on building elevations facing a public street.
Lot 1
R.O.W (33.8°!)
Lot 1 pay 33.3% of
R.O. W
Grand Total
Area Charges
Waterworks
$39,947.46
$1,643.47
Sanitary
$25,403.97
$1,045.14
Storm
$121,929.00
$5,016.26
Total
$187,280.43
$7,704.87
$394,985.30
Connection Fees
Waterworks
$30,721.08
$1,263.89
Sanitary
$16,994.64
$699.17
Total
$30,721.08
$1,963.06
$32,684.14
Park Dedication
$75,4201
$3,102.84
1 $78,523
Variance
The requested variance is related to the proposed location of the truck loading docks on the east
side of the building adjacent to Hemingway Avenue since the existing zoning code (Title 11-11-
513(2)(1)) prohibits truck loading docks on building elevations facing a public street.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 17 of 22
Truck Dock Location
The applicant's stated reasoning for the variance request is that the location of the loading docks
as proposed allows for the building owner to access the existing rail opportunities of the site while
continuing the manufacturing process line arrangement/rotation in a manner that has been proven
to be efficient and effective at previous facility locations. The proximity to the park warrants the
location of the docks adjacent to the dead end road versus the park_ The applicants' narrative on
the variance request is attached.
With any variance request, the Planning Commission must look to the zoning ordinance for guid-
ance and direction. City Code Title 11-2-7, Variances, states that,
A. Authority And Purpose: The council may grant variances from the strict application of the provisions of this title
and impose conditions and safeguards in the variances so granted in cases where there are practical diffi-
culties or particular hardships in the way of carrying out the strict letter of the regulations of this title.
D. Consideration By Planning Commission; Recommendation: Before authorization of any variances, the request
therefor shall be referred to the planning commission, and for its recommendation to the city council for the
granting of such variance from the strict application of the provisions of this title so as to relieve such practical
difficulties to the degree considered reasonable without impairing the intent and purpose of this title and the
comprehensive plan. The planning commission shall recommend such conditions related to the variance,
regarding the location, character and other features of the proposed building, structure or use, as it may
deem advisable. The planning commission shall make its recommendation within sixty (60) days after the
request is referred to it, unless the applicant requests, in writing, that an extension of time for review be
granted by the planning commission.
The planning commission may recommend a variance from the strict application of the provision of this title,
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.
m �
/RIM=803.3
R1M=80].7
I INV —779.8
RIM=800.5
1N V.=787.5(N)
fNV.=7$75(5)
�'
, 1NV.=790.0(Nj
,' I1N V.-789.0
RIM=798.
lNV.=7875(W)--.
ExLRIxcNRE
-Itwon�rlt----
--t+_ -YAbl7=
796.0(E/W
RE onnxIx]o exlmxc —
vrn]aRr sEwExnmwlwlF_
rJ_INV.=794.
4
R1M=800. i
REtONS RY[ Mxlx Ex roR
�
ly 8"P. V. C.
lNN=805.45
INV.=796.3
IFR9A IF EIPVEPoFYI
1 y6RCP.
oO
xx�6�4. as
11
� w—I
`ro—w,o-� r
ro 36 "R. Pfx w .
M1pe yx
x
R ,-HEMINGWAY AVE SOUTH
7mk
RIEEE-_•�]]99-53A.S41O1—N
t—TI
4
IF-]DI.S —s—
fN—rV
75[19I3R06i1fiF.II�4
,
%W -E.— -----CRRE-
F1N-b_d�w°-P6_J�5CUE
_--_
5"E5EG3U9�C06
6R
I - FIRE
E
O
_ E
lT
II
� i.
g �
Mx 100
xOaE WO xvs•
mx�
I
RE�6o1o6
16]R]9]oE
E i8664W
IE=]89,53N-
IE=983,62W
__ mr,v�.px
9r9
41E
IE=]69,366
1131E 11
NCNE�lOx
I
—
E1
6..R
-
2
xoRE � l.ox
xRro
-
Truck Dock Location
The applicant's stated reasoning for the variance request is that the location of the loading docks
as proposed allows for the building owner to access the existing rail opportunities of the site while
continuing the manufacturing process line arrangement/rotation in a manner that has been proven
to be efficient and effective at previous facility locations. The proximity to the park warrants the
location of the docks adjacent to the dead end road versus the park_ The applicants' narrative on
the variance request is attached.
With any variance request, the Planning Commission must look to the zoning ordinance for guid-
ance and direction. City Code Title 11-2-7, Variances, states that,
A. Authority And Purpose: The council may grant variances from the strict application of the provisions of this title
and impose conditions and safeguards in the variances so granted in cases where there are practical diffi-
culties or particular hardships in the way of carrying out the strict letter of the regulations of this title.
D. Consideration By Planning Commission; Recommendation: Before authorization of any variances, the request
therefor shall be referred to the planning commission, and for its recommendation to the city council for the
granting of such variance from the strict application of the provisions of this title so as to relieve such practical
difficulties to the degree considered reasonable without impairing the intent and purpose of this title and the
comprehensive plan. The planning commission shall recommend such conditions related to the variance,
regarding the location, character and other features of the proposed building, structure or use, as it may
deem advisable. The planning commission shall make its recommendation within sixty (60) days after the
request is referred to it, unless the applicant requests, in writing, that an extension of time for review be
granted by the planning commission.
The planning commission may recommend a variance from the strict application of the provision of this title,
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.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 18 of 22
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 is not 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.
It is recommended that a condition of the variance approval be that the truck docking areas shall be
required to be screened from public view with an increase in the placement of additional vegetation
along Hemingway Avenue that provides year round color, limited opacity, maximum screening
effects, and meets the approval of the Community Development Department.
Public Hearing Notices
The public hearing notice was published in the South Washington County Bulletin on February
14, 2018. Public meeting notices were mailed to the six property owners within 500 feet of the
property on February 14, 2018.
Technical Review Committee
The City's Technical Review Committee reviewed the applications, provided input, and made a
favorable recommendation that they be approved as requested.
Findings of Fact
The findings of fact established in relation to the variance request are as follows:
A. Hemingway Avenue is a dead end cul-de-sac with limited public traffic volume non -related to
the uses on the site.
B. The existing and planned rail spur geometry in relation to the mainline rail are pre-existing and
the hardship was not created by the applicant.
C. Landscaping will be provided to screen the truck docks from the public right-of-way.
D. The requested variance facilitates the development of an industrial property that will utilize the
existing rail access thus being a benefit to the community as a whole.
E. The variance allows for the new property owner to access the rail opportunities of the site while
continuing the manufacturing process line arrangement/rotation in a manner that has been
proven to be efficient and effective at previous locations.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 19 of 22
Recommendation
That the Planning Commission recommend that the City Council approve the following applications
subject to conditions.
1) A preliminary plat for one 12.57 -acre development lot, one 23.03 -acre outlot for future
development, one 1.59 -acre parcel for future stormwater purposes, and an additional 1.53 -
acre area of dedicated public right-of-way.
2) A site plan review for an industrial development on Lot 1, Block 1 of the requested plat.
3) A variance related to truck docks facing a public street.
Platting Conditions of Approval
1. The final plat shall include easements of all public and private utility lines serving all planned
development of the parent parcel.
2. Outlots A and B shall be combined as one outlot.
3. The public road platted as 91 st Street Alcove South shall be privately constructed and main-
tained. An easement document memorializing this access arrangement shall be required at
the time of the issuance of a certificate of occupancy.
4. A prorated park dedication fee in the amount of $78,523 shall be paid at the time of the
recording of the final plat.
5. A prorated combined area charge fee in the amount of $194,985.30 shall be paid at the time
of the recording of the Final Plat.
Variance Conditions of Approval
6. The truck docking areas shall be screened from public view with 10 Coniferous trees and 20
shrubs or grasses along Hemingway Avenue that provides year round color, limited opacity,
maximum screening effects and meets the approval of the community Development Depart-
ment.
Site Plan Review Conditions of Approval:
7. Resolution 2006-046 is rescinded.
8. The development of the property shall be subject to the conditions found in Resolution 2016-
036, except where hereafter modified.
9. Final architectural plans, lighting, and exterior construction materials and colors must be re-
viewed and approved by the Planning Department prior to the issuance of a building permit.
10. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) must be
completed, submitted, and approved by the City prior to the commencement of any construc-
tion activities. Detailed construction plans must be reviewed and approved by the Building
Official or City Engineer.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 20 of 22
11. Prior to submittal of the building permit application, all comments related to the civil site, utility,
landscaping, grading, and building construction plans must be addressed and plans revised
accordingly.
12. Prior to the issuance of a certificate of occupancy, the applicant shall submit as -built survey
plans in electronic format (pdf and .dwq) for the site grading and all public and private util-
ities.
13. The engineering comments identified in the attached memorandum dated 2/21/2018 shall be
complied with prior to and during construction of the project.
14. Water main, sanitary sewer, and storm sewer improvements shall be constructed per
Cottage Grove detail plates.
15. Any modifications to City utilities located on-site shall be at the full cost of the applicant.
16. Prior to the issuance of a building permit, public drainage and utility easements shall be shall
be dedicated over all surface water storage areas, cross site conveyance routes and under-
ground water utility infrastructure.
17. The final grading and erosion plan shall be approved by the City engineer. The grading and
erosion control plan for the site must comply with NPDES II Permit requirements. Erosion
control devices must be installed prior to commencement of any grading activity. Erosion
control must be performed in accordance with the recommended practices of the "Minnesota
Construction Site Erosion and Sediment Control Planning Handbook" and the conditions
stipulated.
18. The grading plan and site grading of the property shall be consistent with the approved
surface water management plan. The applicant is responsible for the maintenance of the
new stormwater basin in conformance with the approved grading plan at all times, and said
requirement shall be addressed in a surface water management agreement between the
Developer and the City.
19. Temporary easements and restoration shall be required for planned grading on city -owned
property.
20. All concrete and bituminous surfaces on the site must be maintained in good workmanship
like condition at all times.
21. Any fencing installed along Hamlet Park must be constructed with ornamental fencing
meeting the City's standard detail plate for commercial properties or be constructed of
black vinyl -clad chain link fencing. Any additional fencing on the site may be constructed
with materials meeting the ordinance criteria related to commercial fencing.
22. Prior to the issuance of a building permit, the applicant shall provide a tree mitigation plan
that provides for the mitigation of 300 trees and 65 high growing shrubs. The options typical
for mitigation project plantings is replacement on site, upsizing standard required plantings,
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 21 of 22
planting in a public park, or making payment to the City's Public Landscape Initiative Fund.
The tree mitigation for the site may be phased in proportion to developing acres.
23. The final landscape and tree mitigation plan shall be submitted with the building permit
application and must include additional building perimeter planting beds, screening of truck
docking areas facing Hemingway Avenue, Hamlet Park, and 91 st Street Alcove, and be in
compliance with City ordinance requirements.
24. 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 underground
sprinkling system that is designed by a professional irrigation installer to meet the water re-
quirements of the site's specific vegetation. The design build system shall cover all the dis-
turbed green spaces and extend to the street curbs.
25. Prior to the release of the building permit, a bona fide cost estimate of the landscaping im-
provements must be submitted in conjunction with a letter of credit approved by the City in
the amount of 150 percent of such estimate. Upon completion of the landscaping require-
ments, the applicant must inform the City in writing that said improvements have been com-
pleted. The City will retain the financial guarantee for a period of one year from the date of
notice of completion to insure the survival of the plantings and that the required as -built survey
has been submitted. No building or right -of way permits will be issued until the required finan-
cial guarantee has been received and accepted by the City.
26. Landscaping on the site must be maintained in good health at all times and dead plantings
shall be replaced in a timely manner.
27. A light matrix study shall be completed and submitted with the building permit application. All
outdoor lighting must meet City Code requirements. All light fixtures must be downward di-
rected with cut-offs. The specifications of all light fixtures must be provided with the application
for a building permit.
28. Fire hydrants shall be placed as per the approval of the City's Fire Marshal, City Engineer,
and Public Works Department. In addition to granting public drainage and utility easements
over the water pipe infrastructure, the applicant shall guarantee the City's ability to access the
fire hydrants to flush the water system.
29. Parking related to the use on the property on Hemingway Avenue, 91st Street Alcove, and
91st Street is prohibited.
30. The applicant has provided demonstrated parking. If parking is not adequately provided on
site to meet the user needs, then the proof of parking shall be constructed. A demonstrated
need for additional parking will require that it be installed on site.
31. The submitted exterior construction finish materials of the building are consistent with the
approved flexible architectural design criteria for this property and meet the intent of the City's
architectural control ordinance.
Planning Staff Report — Case Nos. PP2018-017, V2018-018, and SP2018-019
Southeast Industrial Park/Northstar Sheets
February 26, 2018
Page 22 of 22
32. Trash and recycling containers must be stored indoors or in enclosures meeting City ordi-
nance criteria.
33. All rooftop and at -grade mechanical equipment shall be screened from public view as re-
viewed and approved by the Community Development Department.
34. As a component of the site plan review, a comprehensive sign package shall be submitted
for review and approval by the City. Two freestanding monument signs serving the adver-
tising for all lots within the plat would be considered as an approved item in the final
comprehensive sign package.
35. The site plan shall be modified to include sidewalks connecting the internal portions of the
site to Hemingway Avenue and 91st Street. City detail plates shall be followed related to
the sidewalk construction.
36. The site plan shall be modified to include a five-foot wide sidewalk along the west side of
the private road, connecting to 91st Street, and a bituminous trail connection that links the
site to the existing park trail corridor.
37. The applicant shall obtain an easement from Canadian Pacific railway in order to be per-
mitted to utilize the northern water main routing design to the site. If the easement is not
secured, then a route interior to Lott, Block 1 shall be utilized with a corresponding ease-
ment.
38. Easements shall be created and recorded by the applicant that would permit all users within
the subdivision to have access to the use of a rail spur from the adjacent Canadian Pacific
Railroad once a use agreement has been acquired from the railroad.
39. The applicant shall obtain a temporary construction easement from the City for any grading
activity complete on public property.
40. The restoration plan for all public lands disturbed by grading activity shall be at the direction
of the City Parks Director and meet the approval of the City Engineer.
Prepared by: Attachments:
Civil Revised Building Permit Sheets 02/15/18
John M Burbank, AICP Applicant's Response to the Ordinance Criteria
Senior Planner Engineering Plan Review Comment Memo dated 02/21/18
Sheet A2 Exterior Elevations
PRELIMINARY PLAT OF
SOUTHEAST INDUSTRIAL
PARK
/ �pk
N i
^.'_: '- �-,o rom xoc oreswusoc c umir rssrucN,
/ / i ocv m,�w.� o�n�K a.M1wn>noomav
OUTLOT B
OUTLOT A
3
orn cwsom.'ourn=ruaw�>noo. N18°42 p8 W 86 �',_ rc
s rooT -DI Mec-e g W,4'r �sgrrM
__ I-----
-�--
—DESCRIPTION
—LOT SUMMARY
lum
1111T �l All I
I A1111
—DEVELOPMENT NOTES
ox x V nm�n,vwn�rn,Lo�niin
3
Nm
—LEGEND
11-T uo�ia CII irvaiiaox ll rvu TSrr own�,arm or
L11-0 -11D m 1.1— casT.i —1—IT
%11� 1nausT)-�;aITI ANmzsu
L-31.28-
-R-8060
z„
,a 3.
EnsET
-
S00°07'30"W 469,36 m-
-- ---
30"W 385.
—� -----
ti
op�
um�T.------
vrR nwouv vsrmc runwa>nornrov —�
i=orenanurc
—
— — — — — — — — —
ti
LOT 1
e
o
'3owiioe
quiT avoxcsi
�
'
�• �`
J L
40°o a9
','T � J
.0
91ST STREET ALCOVE
sroo oT so w e49
-�o rom
3s
,noc oreuvnc s vm,Tr uscucM
— ——ItlOB°LTS13dE
3
orn cwsom.'ourn=ruaw�>noo. N18°42 p8 W 86 �',_ rc
s rooT -DI Mec-e g W,4'r �sgrrM
__ I-----
-�--
—DESCRIPTION
—LOT SUMMARY
lum
1111T �l All I
I A1111
—DEVELOPMENT NOTES
ox x V nm�n,vwn�rn,Lo�niin
3
Nm
—LEGEND
11-T uo�ia CII irvaiiaox ll rvu TSrr own�,arm or
L11-0 -11D m 1.1— casT.i —1—IT
%11� 1nausT)-�;aITI ANmzsu
�"o�
R1M=805,5
------- --- INV,
=388.2 ----
---- 30' WIDE ORA/NAGE & UTILITY EASEMENT '.
PER PLAT OF CANADIAN PACIFIC RAILWAY ADDITION --,
------------------------ — ------ ---20
-
ai
�. L=37.28
-COULD NOT GET INVERT
I
.-ll 3
--p-80,00
INV.=3873(E)
RIM=]99.4
--\ - -- r------- -(/-------,
_
RIM -80 3
\
;� ss�/�/
\= \ 4-22 2`t 0`t
RIM=8013
INV.=3935(E)
INV,
[RIM -800,5
"-INV,
7798
INV=383,N)
IN v,=383. (s)
1' IB.=S77 79 31 W
—
INV. 390 0(N) _
�--�ntzva#s) �' -
—o---
7,990
IN =396. o1E1W2 _
_RIM=3985
INV=39a.s
--
INV=38ze(WY'.;
L I
_ 800.fs
v
)"
g
BPVC
%I oo6o
P
/YCP o 0 0
INV, 396.3
0
�j
CP
o� Po ` Pie
w�3 R P
1.
DRAINAGE & U77L�Iro„Y EASEnbiE,eGy`I�rk=
;.::
r
----__— — — — — — — — — —
i
I 1) 11 II11'i
I / Illl �I�fli�
DRAMA— & --- — EASEMENT—,,-
1 -------------����-------
\
5 FOOT WIDE'pRAINAGE & UTLITYi EASEMENT 1EA1P'E04U1O°eOE `"`� I I
\ L PER CANADI,hIN PACIFIC RAI WAY ADDITION-
V1
\"'Ae 91rt 5TREETALCOVE�
r �
I
—
10 F007 WIDE ORA/WAGE &UTILITY (EASEMENT
DESCRIPTION
�xPROPERTY SUMMARY
as s�<wss ocoysessa mu.as sss..
BENCGNMARKSw
SURVEY NOTES
RIM= ]98.5
INV.=386.4
HEMINGWAY AVE SOUTH
-COULD NOT GET INVERT
I
.-ll 3
f--785991Yr'
INV.=3873(E)
—YA«—___�_
--\ - -- r------- -(/-------,
i
J' _4
-- -36 "STUB
4
���
it
I
1 E- v
---°3'
v—
.�.���--------
//�
_
/
-Llo ECRCN„IMDE DE6�NAGE & UTYLI3Y EASEMENT
PD CANADIAM PACIFIC R'�, WAY ADDITION ---tet.
DRAINAGE & UTILITY
EASEMENT��,3
v�
i v
v
)"
g
csMws ais.i.c cuci�i.c
csMws vis.i.ca osvop.c
cso.c..o wn
0
�j
CP
cwwsais.�i.s.csuTyicso
41
NORTH
csMwsais.i.s usxcsoM ucsss.cs
l �I
LOT 1
1.
DRAINAGE & U77L�Iro„Y EASEnbiE,eGy`I�rk=
;.::
r
----__— — — — — — — — — —
i
I 1) 11 II11'i
I / Illl �I�fli�
DRAMA— & --- — EASEMENT—,,-
1 -------------����-------
\
5 FOOT WIDE'pRAINAGE & UTLITYi EASEMENT 1EA1P'E04U1O°eOE `"`� I I
\ L PER CANADI,hIN PACIFIC RAI WAY ADDITION-
V1
\"'Ae 91rt 5TREETALCOVE�
r �
I
—
10 F007 WIDE ORA/WAGE &UTILITY (EASEMENT
DESCRIPTION
�xPROPERTY SUMMARY
as s�<wss ocoysessa mu.as sss..
BENCGNMARKSw
SURVEY NOTES
RIM= ]98.5
INV.=386.4
HEMINGWAY AVE SOUTH
LEGEND
-COULD NOT GET INVERT
I
.-ll 3
INV.=3873(E)
-INV -7112(N)
-- -36 "STUB
w
s
`s s
�
w.oWvossuas<cs
a sis. � w000 ss.a
LEGEND
s.sa SPP
®W
gx< ��
`s s
�
w.oWvossuas<cs
a sis. � w000 ss.a
�
cwwsrnim.sNal*uMp.ous o. ESMw.s
co.isswous*ass
csMws ais.i.c cuci�i.c
csMws vis.i.ca osvop.c
cso.c..o wn
0
�j
cwwsais.�i.s.csuTyicso
41
NORTH
csMwsais.i.s usxcsoM ucsss.cs
oN
m �
_
x — `R/M=800.5 —� �— �lN _R1M=798,5 R/MV ]7867865
7935(EJ MV -789
INV, — —790 Oft 794.5_ INV.=_4
79
\ I�0-0FS}
_RIM— ,f__ '
P /NV. -796.3
HEMI,?WAY AVE SOUTH
oo PP PP 3600�CP'oo oP PP�oo w 4�"'R,C P.Po w
--------------
i
/ Ecox.ao� i l �O 4e.
owr asst. ma ti
s—:xEa.az 1/
7_11 4
$ ^�_ l TC --COULD NOT GEI INVERT
— eoa
—� — r -- -- — <"i
ozf � yJ a V w ? \ — x • �� naz�xa�, n a���� i _ -- ew ''° `� ;� l - �C� ,a°/"{7_II�e�P,��/\ / i ` ,PRUOPOJ
; n(TE
sea—t 1 e
I
R/M= 11 7
IN87V=
7(E)
d( —INV =759.z(N)
-- ��--�.7
sa
�aaw -------
----
Ell
FILRE I/ e
—/ BUIL ING
____________ a EKPA SION,
---------- -
- - ------------
LOT 1
eo,so emnn in amaa
I
( BUILDING e
C SITE
§
E—aaso � '7a aw� j
V7 -TI r
,a wa
L
zcoNSTRuclnolvTEPEIRSENE��
GRADING NOTES
LEGEND
xaut�e[u, ot[turt°wau r°..,.wE.w�w�c[ur[w[[n
_
—BENCHMARKS
i
-------------------------------
----------------------
-------------------------------
-- DRY BASIN FOR RnTE CONTROL
�D
r x 4���'
b
�'�'�N y ST, 106
..,All
...�...,�..uN... a�
422,
Twlw
70 �ZEDAF
xx
�,1Jlk(ZEDAR---------------
t_
——
GRADING NOTES
OF OPUS'
THE OPUS GROW
Opus AE Group, L.L.C.
Opus pngn Builtl, L.L.C.
----------------------------
Sambatek
-- ------ wwwsam ate .com
�� I I wn.nrcia.,mlmlrl�xmisRn�m.N.
NORTH STAR
SHEETS
1111 111T IT111T 111TI
COTTAGE GRwE, MN
3%3;
o H ^I
vE: cov a wrr
ISSUE RECORD
UTILITY CONSTRUCTION NOTES
«aE.eraaEoramw�a.aE„F.rx.uoaiww.«auoirwuoarorxEaEarviaFMFu,so�rxE :NNI�p�s�IEprnl�`IIENTI mo171'1oxxvox H oD'n' von sxau s vnovsmissoccunnirv¢ounirvcrxscorvsrnucnorvvxasssovrxis vnwscr.
IIIIII-IDNI 'ID
MT
1IR7H 7,
NI
ErvrRArvcEmwr1-:arvo FxAvmurlory of 11cx7 P -s. rvom1ANK-11—RIIH-81I 10-17ON017H III IAD IH
ae�Eoar�ory o='rvacmaDANIF.1rxrxEamUIaFMEN7101rxssoiLSEry INIFR A'8Icomv�srsoAN
01131118 PLAT SUBMITTAL
��• ovoene PE -T UBMI
PERMIT SUBMITTAL
s /r 0211111/ REI I SEI BUILDING
iz-zsz. PERMITSUBMITTAL
n.ireionran I
I---- -----------
I
�4P B i T
I
I
� I 7—
�
----- -�
k-- - -- F
LEGEND
mss
soicaoai.ws $:
—BENCHMARKS
NOTE:
ALL STORM SEWER STRUCTURE/PIPE
CONNECTIONS SHALL MEET DLI
REQUIREMENTS WITH FLEXIBLE/WATERTIGHT
CONNECTIONS RATHER THAN THE GROUTED
CONNECTIONS SHOWN ON THE CITY DETAILS.
NORTH
oz/oa/zoca
POND, GRADING,
EROSION
CONTROLAND
UTILITY PLAN
C2.1
oN
m �
_
� — `R/M=800.5 —� �— �lN_798,5 RIM
7935(EJ MV -789
R1M=
INV, — —790 Oft 794.5_ /INV.=786_4
l I 7�` R/M-800.1''
P INV. -796.3
N U E IN?WAY AVE SOUTH
3600�CP PP 4 R, C�P D
l� P ��—ee �,e �F>�� �,e � �� � o
I �0.
\
--� �-� ------------ --'--- --- IN Jas. as - - — -
TT
I 7 ---- _— 4 \ T T T # COULD NOT GET INVERT
'r
-
[ -sem---sl
4A i Vy PROP08E0
I _ ,a a i /
---- \ \ R/M=799,7
— X3lNu=7az7(E)
1.07 Ac \ 6.46 AC --INV=7892N
� e
`
LOT 1
�V F,��� J^• V \
O--- __
-
fi� / � 851AC � ��
__ ti
C� -- ---_
a t4 I�
C
I'
"0 SE I � % `.
I I I ----- -------------- E -�_�,��•-------�p4'Ex EI�t �I I�
-- vvx �Iv I hl _I
-� -----\fi--.- - - - - - - - - - - - - ., 91st STREET ALCOVE ---- -------------
Y V � V11 I I l
\ # # 1
\ \ - - - - - - - - - - L $�ILL7� —
�= � � �----a -
P
za Fool wmL TEMPORARY _
CONSTRUCTION EASEMENT
NOTE TO CONTRACTOR SOIL EROSION/ SEDIMENTATION CONTROL OPERATION TIME SCHEDULE —LEGEND
—ENCE )AN FEB � MAP � APR MAY JUN JUL JAUG� SEP 01 NI IEI IAN PER MAR APR MAY JUN
.xe O—H� PPS
ooaa,.awi.x.xE oelssvo..o�a --wx_
aEvoao aE.E..io. aEwiaEnwE..s orseaiaEo i..xEswvvv.�aa�.irvE. 11, N�All m
ory/e�i�oV �oorvs�rn�cTiory
EROSION CONTROL MATERIALS pN�E
QUANTITIES
ITEMOUArvnTv
LHIAI 1111 111. rvI/I— Elwes111L11aaory-1. 1111 LIPI
rvOTE: 1-TRA—D on OE 1-1-Tnncron TO COMPLETETAPLEwITH THEIR 'PEI III PRO/EC4HEDULE a� a
ix¢Toeo mioxoEviaz ®Pz
NOTES, ioEcnnON MAPSAND STANDARD DETAILS rvArvcE o.s.a px ExrpxE
NORTH
1- H 111T
-- --
_ xm� /
cc m� C IF1
nox ww°N°'NE -- ----y
a --
e x
- - m$ aA LOT 1
`J �_J FUT RE I
\ --- -/--- BUIL ING p
\ s-�%--{--- -- — ENPAA�SION
— _� --{----,----- V------------- s /
_ ------------
-�-
1, s
1 ------- IP
�w
< 47
It
umm
- — — __/ — i—KIlL
s� a
7
/ ,
I
/
I I
m �
`
/
BUILDING
STE A
oN
`
7935(E)
`R/M=800.5
/
—
\ I�
INV, — —790 Oft
790 -0FS)
�—
_
MV -789
�lN
_R1M=798,5 R/MV ]7867865
794.5_ INV.=_4
P
—�
R/M-800.1''
/N V�-796.3
—
EMS ?WAY AVE SOUTH
x xx xx
``
3ew'R.'QP_xx xx
xx ,-�xx —xx—` �—xx �sre
%
�
l
�Y
ADD
�._, mvv x.zr�rFx °«xxx
—=7`-- -- ----------
— —
1
---------------- —
l
___.�'IN /J
716 __--T
_ I '
/� # --COULD NOT GET INVERT
1pi
-- --
_ xm� /
cc m� C IF1
nox ww°N°'NE -- ----y
a --
e x
- - m$ aA LOT 1
`J �_J FUT RE I
\ --- -/--- BUIL ING p
\ s-�%--{--- -- — ENPAA�SION
— _� --{----,----- V------------- s /
_ ------------
-�-
1, s
1 ------- IP
�w
< 47
It
umm
- — — __/ — i—KIlL
s� a
7
/ ,
I
/
I I
I
I
/
BUILDING
STE A
6FE--806.0
/
v
\
----------------
----_
---�-8"KT4. '" I_I------14--f-/------
�- fi --- — -- — =----- = -- -- — — —
R/M=799,7
INV =7877(E
I{
/NV=7892(N)
,s
I l 36 "STUB
�ry
STREET
L---------�--------------------
20 FOOT WIDE TEMPORARY _
CONSTRUCTION EASEMENT
NOTE TO CONTRACTOR SOIL EROSION / SEDIMENTATION CONTROL OPERATION TIME SCHEDULE � LEGEND
CONSTRUCTION SEQUENCE
)AN FEB MAP APR MAY RUN )UL AUG SEP 01�� IEI� IAN PER MAR APR MAY RUN
rxe O—H� � PP
su�xss<ooirioxasoxMooiriso aM�sossi�xso ro soxxsrr oxoassMsiosx.irisoaRsx risix� srniv asrornvuero>sm�
°1.
ExROSION CONTROL MATERIALS roxoaxsswirx rxs orvc/BVE
QUANTITIES x=s
ITEM
aualvnTv $�_�
LID111 -7 17— 1111 LTPI
1-11171- 11NO ID7 IL
Ne/sseo/EiNAssrAsi°zarioN w,„,�x°�„», ��
NOTE: CONTRACTOR OR GENERAL CONTRACTOR TO COMVLETETARLE WITH THEIR SPECIFIC PROIEC4CHEDULE 77waysix xase°
�x�saxorer�ox°��a, ®'
REFER TO SHEET C3.03 FOR GEN ERA MAINTENANCE
N DOES, LOCATION MARS, AND STAN DARD DETAILSNTE ixz ow zci xozviaz ®.r:
.�Moox.xsss°w a. a��x 5B
=eMoox.x.s=ox.ss.x°o.xs�xs.x� T$
°°r��xE°�x.xE,w000l �E.s� SM
NORTH
1- H 111T
E, EEDINlEON CONTROL NOTES E, DETAII-S / "STEM-
se `.rpE SITE
TEM
SITE LOCATION
SITL2
� CATION MAP
� U�1G .MAP
SEQUENCE OF CONSTRUCTION
4 7RUIT — 11D -TAT oM AMD `�`�MSTR�A �n
exaSE___T___,MTTlll L� M 111A TT
M M To' "MI, llmllAL om o
AMD DUlTlTlA_ , T�,,TTIAI
AMD ALL DI -IS— TIA-11 -011 11TI
111TIO-11110M 11 11ILDIMI 1111MD IT11-111
-D UDID Al-
LL UTLTE1 IDIAMI, IT01. 1-— 1-1
4 TA����ITAI'IAORTI�'�MA;LI'TTRLLTI I'M —u-111
11 �l'A'IT%l IT� 10 11.1
'A
"TALL "T
I-L- -D Ms WALL exNanenrseeo 11 -ml
--All -110M 11DI. — -T- — 1111—
11 11Te 11 111 L-1, I � -11 I.—Al
IIIIIIIIIIII!AREA SUMMARY IN ACRES
-1-1 I'll I , _
ME
GENERAL EROSION NOTES:
ZZ
MAINTENANCE NOTES:
...... .....
I .-N N—
-7,
IT
CG 3290 V5 IDE—- ON -No
I.D
-11 -11, .1 orrevvaweo IQ.L
ZZ
IT 1.1
11 11TI-1 -ILI
16 MINIMUM
NLT
l.11LTERFCBEPDERR
T�__,. __ _
j
c,oarA.nr,
f—f—'EF
Stantec -GE E, MINNE5 Z
(3 Stantec GROVE MINNES
INLET PROTECTION IPI
INLET PROTECTION - IP2
WOODEN SH— BE
IEIIREL, E — N�
N`P
111— 1 11D N-1
— =rZRTM:T'e'E
I Nc _AH_
111H TI —T
an Iea�cr'TAFF 11 1.11-N THE T
—IILL
_ 'MD C.MPA- `7
-T —
PlIEME1 IF THE
,—awns
E—IMENT
�ITON
UN..�=,� P—EN-
UN
-T- ZR
.. .....
CO AGE GROVE MINNINNESOTA =EZ72
N AR'TA"
Fm TR '.' _
AT H _,.N
I '[�AGEPGROVEN
'M,antec NNxESOTA =1
INLET PROTECTION - IP2
GENERAL EROSION NOTES:
ZZ
MAINTENANCE NOTES:
...... .....
SECTION I: SITE
eT/ST
uooa LFRMli xu
EVALUATION,
ASSESSMENT, AND PLANNING
.ePYrR Fs ueo.a �a�.nrP.annus io..�Fao a..ao.�z�wiRww...rve..
am 9F ue�s umeen. sss- r oxen oxr xsssusws crunssor
v u.�oei ui�niuc�ci rvuiFs. asu�n iR., P.ia..a coRUFucuc urcuoiFu. SECTIONS POST -CONSTRUCTION BMPS
D TE
am.ssousnvu SECTI w�esswan sosova sosmnm w<rznomex iosuririm mannas. u"s""suruauo �oiou Puu oenioPso ro �osm ms
SECTION 2. EROSION AND SEDIMENT CONTROL RMPS ous.n.e.wu, osiosm mRRFusiFa uoamoiEu. uuo oar.F.F�oF:ar..F �ia.Fip:Raas�Fs wiu eF .Fo<ieFo u.xEv�nE rouuo.
ory/nu
o....F...o
ES
IS
zEnEwnaE..�.t..tieat �a.wF:. ia«aF.3 wcx Fs. uiu unvm nucx ar saas.E.E quo m.F.wss�e:. °FFR}O u.u¢e LRo4FP Y[ILrtlFs ron oissa:,i SECTION 1: RECORD KEEPING AND TRAINING
T.
iuoswnusuuu.Fs rnus.su:.nui�cseL e�ue nnwus Nesr.Rlmarn.s on.o mmoareLUR oimxwem. RSOui R,/ .uoo.xss u
V3
/N—
488_w533
R- 5a5 RIM 800,
—y_—rr
HEMING
r rr es3reNw se
P �s
13ti9
- us,ss 3:sr:s:y ,sw
ALL STORM SEWER STRUCTURE/PIPE
CONNECTIONS SHALL MEET DLI
REQUIREMENTS WATERTIGHT
FLEXIBLE WITH
Q /
p/r
Rrrr
IN—V-3r935(_E)r
RIM=199.4
INV = 339.8
N)
INV -3900)N)
MV=�880'3
NV 71 0 "M_8..5 9
`aRIO =798
IN 335(1)
35W
ws Au
-NI4-390-0S—
39601EjZ %NV=3945_ INV- 3864
N— _
Wa
AY.
w 2A0V0E.SOUTH OUTH
"RCP/NV=3gpyc NV 36 'RC
.----- --_--------____--------- +
/P - lN/V=396.4
o
" s.s 4\••�o. ,x
E,� CO^_ULDnoNusOsTv
GET IN
V
ERT
EIVATE
ROPOSCSIGN
EASEMENT
souso a - s ,
sz�ss MSH s - smµsssm Q:u,,, zsNa,zxi ,.ox � I .—Il 7
INV=389](2)
N
ae ss
puss,
r.r us � •� �• } • ••• • - __INV =3892(2)
urs,
------- - TT
till IN al
—--r, „
— --------
--------- ---- LOT 1
FUTURE
BUILDING
--- EXPANSION
-----
----- --------
El---------- ---
J
---___---
-- - -
+ --
T ..---
-
- - - z -- ----------
--------
I I I -II I xrx �
�L — — — —
UTILITY CONSTRUCTION NOTES
vnncc71HALL
sFuHDimrnsxiovsmirs occrvxnirvs orvnirvs rxs corvsrnrvcriory>xasss orrxu vnwscr.
I ALL 171117111 IHALL 11 1� N -171D IN Al—DIN11 7. 111 1-111m —A
101 ALL 11-11D S-1 7-1 — 1- INIP117IONI W17H 7H 11—
I ALLIATIR.AIN70���U171L�IION-1-111,.�7HIIII�7.INIMUMloV�R IH o N1
srvrmrvcs FornriorvsAND — Founory os usxr voFss
PARK N oARAA R'rvomns/svnriory oa iry accononrvcswirx rx s nso�insmsrvrs orris solo srv�irvssn. nu 81 10-1-10—A-1 ILL 11 H -101—R111-1- 101ANYDA-1— 7HI ADIAON7
xo
a�
ALL STORM SEWER STRUCTURE/PIPE
CONNECTIONS SHALL MEET DLI
REQUIREMENTS WATERTIGHT
FLEXIBLE WITH
Q /
CONNECTIONS RATHERTHAN THE GROUTED
CONNECTIONS SHOWN ON THE CITY DETAILS.
0 III rlrT,7LJI9LJLJLJuLJ36"5,U5
I
_
I m
a.xO"L�.
BUILDING
SITEA
s"
OL FFE-806.o
'�
RATS
I
• • PROPOS€SIGN �'1
,,
ss
EASEMENT
_
IF
oss
s
f sn
)VE
-- ----- -- ------ — — — — — —— re. -- — — — —— —J
sxE,a ii I
20 FOOT WIDE TEMPORARY
Til CNSTRl1CTION EASEMENT
LEGEND
O—FE�
i.suu,u, ssoui.d
NOTE:
ALL STORM SEWER STRUCTURE/PIPE
CONNECTIONS SHALL MEET DLI
REQUIREMENTS WATERTIGHT
FLEXIBLE WITH
Q /
CONNECTIONS RATHERTHAN THE GROUTED
CONNECTIONS SHOWN ON THE CITY DETAILS.
U- IN T MU5T BE 11 DU, ILER OF THE
wartuzlFET'iezm uw:nnv`sEwiR
m rvPEArv,UnrvENTOUNNE E
a
n=
v
-.El 1111 1 NUNI
A N.. UN_T Re,..U�s
PINE IE I INT INUIH
�IGEwERMANxa1E
..tate
® Stantec COTTAGE GROVE, MINNESOTA O
m oILINE AUU'UMOUTINIE
m j wM.rvrvM El—P—DI
UTO
rRCC 1 UIIRT I'l UDo
UI
TERMUIEN —E IN P.1E U.
I—T —M IF MOULIND TO III
BE ---NO oawrvOP—M.
I
�w
I=- IRi
� z - T_ OR MlLAE,— � tl�
/ Aw O
AL� 1101 IN MINNHOME TO vE
.,WL66 ,INSIOE�FACEOF WUL
'T
IM
UNE Nxox'UNE OIMDINUONxo .
BORIOR "UAL
CONIU.UN DVIU FAE,EA1,ERrvATE.
MIN;
C
fo�Ps
F,
®Stantec
COTTAGE GROVE, MINNESOTA
1 so -T
AaAMAN Eplry I1 oN ISRsoNMU 19011
LUMINUM —PN
N 5 IIII s.
G¢ I` xws ME FACE OO`LPAL.
OE ANN TsxEEFNANU.,
6, I IN 'N. OEEOAEEETIZEA°,EN
®Stantec
x�
J
k \A
IN
DEQUU. UNoaw
.
I.NEIU—IIID.1AIP o —Ell IIII �)
NI I 7T
E oN A ` G n -M IEN LT.'
s;�-f��F _Y ._�,rvxETTTTE II.
(Moroi 35ot.za)
FUL
III RETrPE
Vie eq lII
Qm�a�o Ty�S—TE-LE
®StarkeC J
COTTAGE GROVE, MINNESOTA
SEN E
_�
OON
_NE�aENsoOwN=��M.
�11HIFOA
m oILINE AUU'UMOUTINIE
m j wM.rvrvM El—P—DI
UTO
rRCC 1 UIIRT I'l UDo
UI
TERMUIEN —E IN P.1E U.
�S'S_tantec
�NINHoL oU
,111
COTTAGE GROVE,, MINNESOTA
COTTAsTAN�AROOETAas
GE GROVE, MINNESOTA
J
I'MLT'
U*
'SwP�EGR
N
\\ NOA-1TAUT1le AREnLLO.
NE—H ME ANN ULA UN OR
ED
M£
AaAMAN Eplry I1 oN ISRsoNMU 19011
LUMINUM —PN
N 5 IIII s.
G¢ I` xws ME FACE OO`LPAL.
OE ANN TsxEEFNANU.,
6, I IN 'N. OEEOAEEETIZEA°,EN
®Stantec
NMIHMME
COTTAGE GROVEMINNESOTA
ST02
MON IETTION
M,
� op
AL6� s - - OErorvEAT ls waNS OOwrvsmEaM.
DIU
11 IIININ 11 MBOHILI TO —1
m I nTNIE1sa�..
$1O..ETExR�11,IH HN -IO CUT BUT -IT
smI FACE IFw.L
NOINIUBL NH.1 .1 EQUAL
1IRII AcI.11IRrw
1�OGT R41w ENN1EP'-I—El) ��DETo ARD1rvN�T.
n .NLTL
®Stantec OOTTAGE
GROVE, MINNESOTA U
® Q1
\'UN MH
_ _ n IN 11
® Stantec COTTAGE GROVE, MINNESOTA
G ��Q® Stantec COTTAGE GROVE, MINNESOTA
ANIHNI C.
FORRO UN
woR MITn smE1 I s M eRiun
Ary
a�== l_NO rvry O
® StanteC COTTAGE GROVE, MINNESOTA
PN OPUS'
T.......
Sambatek
sambatek.com
annem s� ao E�
NORTH STAR
SHEETS
7550 91 ST STRE ET SOUTH
C TTBGE GROVE ON
31431100
ISSUE RECORD
01/31118 PLATSUBMITTAL.
0208118 100%BUILDINI
PERMITSUBMITTAL
0215118 DIVINED BUILDING
PER ITSUBMITTAL
ozioanola
DETAILS
TILL
.rv.MIM 9RIII �n
(�
® Stardec COTTAGE GROVE, MINNESOTA
SnrnvN� ml
FACE OFCURII�
IRNX
OUIDTED 1R EQUAL mE
IN
TER F._`
( MN)
„M
E�
N.ITEN DoE. 6
® SYdI1teC
COTTAsTAN�AROOETAas
GE GROVE, MINNESOTA
J
G ��Q® Stantec COTTAGE GROVE, MINNESOTA
ANIHNI C.
FORRO UN
woR MITn smE1 I s M eRiun
Ary
a�== l_NO rvry O
® StanteC COTTAGE GROVE, MINNESOTA
PN OPUS'
T.......
Sambatek
sambatek.com
annem s� ao E�
NORTH STAR
SHEETS
7550 91 ST STRE ET SOUTH
C TTBGE GROVE ON
31431100
ISSUE RECORD
01/31118 PLATSUBMITTAL.
0208118 100%BUILDINI
PERMITSUBMITTAL
0215118 DIVINED BUILDING
PER ITSUBMITTAL
ozioanola
DETAILS
°.=TANTE
IF
/ NE—NIN
I—R -1 MINIMUM
6ma,
TM�
p=.M11. UPP P T
-T IEl III
E
nt2CE GROVE, MINNESOTA
aN� COTTAGxo P
RFII
�PE V-1NE 11 .1S—�
TI I
w1m Cau[xErt SpunaE rEe�� 6
A ExiANslpN ]oIm'(TYET
U®TI ,.N3..TS�st. a�ntdC COTT+AvvGvai�Eou�GElloRsxOuVuumaEEiuu, Moo�E I
NNEO
PAVEMENT
O
SECTIONS
p, p '=EM' xE px APPap Eo
�a 0 x,�s, —Ell='M".'
_
— x1„6_INNO �xnNE RN
MxEp
s NOTE
I. I. �, s III
ON TO=
No
M x.11 No
N0 1x
JR pNO. 686D ......, l l Mll
1 M—.Gl'11) IDEOQN-
u'mP>MEx.MxM
1111 Ms,+ OE
op�wET xA
f1tRC COTTAGE GROVE nM NESOTAj3 J
1.1L 10 I scurzEa
pwsTwc INAowur�
LwaT Ea�rxx r•IR 01LINDwo
IEMIE 111T
G�Nllll
Sta t2CCOTTAGE
11. ,1- MINT
GROVE, MINNESOTA
�O
QN xEo
pP aM
aE
E IIRE .11 OR
oa
—u axT� Ex� pT E
i xonxNpx�p=
%% ,.
—IIEI I- M° M� T ETxE«NE�
X�771l11 IN
111111 xM��
wATEaMa ET— �•�:, ••.
Stantec
COTTAGE GROVE, MINNESOTA waT-s
�rvlTt pp�rv6 TUE roupenx ENiu
cxnvEc_E12 1 NON WE—NO COURIE —RE
x ryOls eiaaxl
ciassscaav�o Ezcreu cxusxEN za, [Sarvwaz3cel
,o C
._ oa.EwA.�xoxEl C
® StdNtEC COTTAGEEGROVEMINNESOTA
T
c.
h.,........w.7
® Stdnwc COTTAGE GROVE, MINNESOTA
INI'T CD
, Z - MI
1
—E_(E1a9. M.D IIN m.s Azra
a Nzzas.zx
NcxEImlEnrs - _ oInMETEROF aIaE E
�� Conag
eEno�v�MErxpos Eox we
®$tdNtEC COTTAGE GROVE, MINNESOTA
m
� & a
axe_w.r o�xyy',oy`.aL^W.� —,,. se,ena: cx..Ex�..s Ex«oFn -E m kv-77 Tl -
:r5
00 �UTNTT�R
...
=NOTES
GENERAL NOTES
fN
0
PLANTING NOTES
TAVEUNTNTTTA�NLUTRDT�IR IE
.Exau,..rvE.ccm.Ervrvx�o.y.xwErv�xr.xrv�xsry .v
ED, UE
.........
11 T
RRIGATIONNOTES:
�TZz SHRUB PLANTING
TREE PLANTING DETAIL
kIL2
PLAN SHOWS IDENTICAL TREE PLANTINGS FROM PREVIOUSLY APPROVED
MASTER PLANTING PLAN
PLANT SCHEDULE
.
0
"
I
II'-- �11. 11-- 311.
2 1
2
(@
—
..... .......
0
11 1
21 111
1_
..e.. IN- 1111,
0
..... ...... _', ""
I I I
I--
12
Ll
REQUIRED SHRUBS BASED ON GREENSPACE =44 LARGE 5 GAL.
44 SMALL 3 GAL.
PROVIDED SHRUBS = 44 LARGE 5 GAL.
44 SMALL 3 GAL.
Narrative - Request for Variance
North Star Sheets, LLC — Southeast Industrial Park, Cottage Grove, MN
Opus Development Company, L.L.C.
January 31, 2018
We are asking for consideration of a variance for the above referenced proposed project due to loading
docks being visible from the Public Street (Hemingway Ave. S.). The reasoning for this condition is the
unique circumstance resulting from the following factors:
• Existing mainline rail alignment coupled with acceptable rail spur design principles
• Existing property boundaries and frontage
• North Start Sheets, LLC ("NNS") process flow for manufacturing:
o Receipt of bulk product from rail
o Staging of rail cars into process flow
o Manufacturing equipment process
o Finished product staging for outbound shipment
For these reasons, it is impractical to position the building to accommodate these unique criterions
without having docks visible from the public street. Given the adjacent sites are similar zoning; coupled
with the cul-de-sac condition at the end of Hemingway Ave. South; we submit there are no adverse
impacts to the adjacent properties by granting this variance.
www.opus-group.com
BOLTON
M & MENK
Real People. Real Solutions.
MEMORANDUM
Date: 02/21/2018
To: Ryan Burfeind, PE
From: Mike Boex, PE
Subject: North Star Sheets Preliminary Plan Review
City of Cottage Grove, MN
Project No.: N14.115578
2035 County Road D East
Maplewood, MN 55109-5314
This memo summarizes the review of documents submitted by Sambatek, dated 02/15/18.
Sheet C1— Preliminary Plat:
Ph: (651) 704-9970
Fax: (651) 704-9971
Bolton-Menk.com
1. A 10' drainage & utility easement should be provided along the north lot line of lot 1 block 1.
New drainage & utility easement does not need to be provided within Outlot A at this time.
2. Easement widths to be confirmed during final design. Minimum easement width should be
twice as wide as pipe depth. At this time easement widths appear acceptable.
Sheet C1— Existing Conditions & Demolition Plan:
3. The existing sidewalk should be depicted on the south side of 915' Street and east side of
Hemingway Avenue, as well as existing pedestrian ramps. The proposed pedestrian ramps on
Sheet C2 should then be coordinated with the existing ramps or provisions should be made to
create new receiving ramps.
4. The existing curb removal for new apron locations should reference City Detail STR-22 on sheet
C9.
5. Clarify which portions of the tree/brush line west of the existing 20" watermain are to be
removed. It appears there are conflicts with the new parking lot as well as the proposed
watermain connection.
6. The proposed drainage &utility easement is labeled but not displayed on the sheet.
Sheet C2 —Grading Plan:
7. Additional drainage could be picked up before it leaves the site by extending catch basin leads
from MH -100 to the adjacent driveway apron.
8. A 19% boulevard area from the back of curb into the site is currently proposed. Maintain the
existing boulevard in the right-of-way and modify grades or provide a private retaining wall.
9. Identify emergency overflow elevations around the property. For example, 802.89 around back
of building.
Bolton & Menk is an equal opportunity employer.
North Star Sheets Preliminary Plan Review
Page: 2
10. Proposed basin in Outlot B states "Dry Basin for rate control, see sheet C2.2." We assume this
refers to sheet C2.1. While infiltration is not simulated in the HydroCAD model, the model starts
with an empty pond for each run. Please clarify this issue by either simulating infiltration as the
bottom of the pond empties or starting each simulation with a normal pool elevation equal to
the outlet pipe invert.
Sheet C2.1— Pond Grading, Erosion Control and Utility Plan:
11. The exact details of the pond will be finalized during the future outlot development. If the pond
ultimately serves multiple users and is a public pond, the pond will need to provide benching per
City Detail STO-18. If an infiltration basin is proposed, only a maintenance bench will be
required.
12. Submerged inlets are not allowed in wet basins. If infiltration is proposed, it's recommended
that a separate pretreatment cell be provided.
13. Utility construction notes:
Note A: Reference the "City of Cottage Grove Standard Specifications for Street and
Utility Construction" in lieu of the CEAM document.
b. Note B.4: Storm pipe shall be RCP, not HDPE. The plan view labels all appear correct.
Sheet C3 — Phase 1 Erosion Control Plan:
14. Silt Fence should extend along 91St Street and protect the existing hammerhead turnaround and
access to Hamlet Park from erosion. In addition, there are steep grades proposed in this area.
Address temporary measures for erosion control during construction such as temporary
sedimentation basins, check dams or berms to protect 91St Street and Hamlet Park.
Sheet C4 — Phase 2 Erosion Control Plan:
15. From a grade perspective, a construction access off the Hemingway cul-de-sac would make
more sense since topography falls into the site. Is this possible with proposed construction
activity?
Sheet C7 — Utility Plan:
16. Modify Utility Construction note A per the comments on sheet C2.1.
17. If the alternate watermain alignment proceeds, evaluate options to realign and straighten the
watermain and storm sewer.
18. The connection to the 6" watermain in 91St Street should provide a tee and stick of pipe in lieu
of a 90 -degree bend so that service can be provided to the park in the future.
Sheet C9 — Details:
19. Clarify where the standard and heavy duty bituminous sections are to be used.
Stormwater:
20. The existing regional stormwater pond in the industrial park was built to treat the 98 acre
site. Provided that the proposed impervious percentage of the site is less than the assumed
impervious percentage, no other treatment is required by the City or Watershed.
a. The City's XP-SWMM regional stormwater model (SPP_TG-to-95th-St_6pt3in_v16.xp)
includes a 98 acre subwatershed named CP Rail. The 98 acres have an SCS Curve
Bolton & Mark is an equal opportunity employer.
North Star Sheets Preliminary Plan Review
Page: 3
number of 91 (Urban Industrial districts with 72% impervious). The subwatershed
drains to a 6 acre pond.
b. From our correspondence with the Watershed District, they "...would not require any
additional treatment, as long as .... consistent with what was previously approved for the
site...."
c. Impervious Acreage Proposed: The Stormwater Management Plan includes the
following table listing the pervious and impervious acreages proposed for the site. The
impervious percentages proposed include 59% for the 2018 overall site and 68% and
54% for the 2018 Site A and 2018 Site B, respectively. These impervious percentages
are less than the assumed impervious percentages in the regional stormwater model
and therefore, no other treatment is required by the City or Watershed.
21. Previous comments requested that the applicant verify that the proposed site drainage works
with the existing 36 -inch storm drain.
a. Sambatek submitted a 5 -year Atlas 14 Rational Method Storm Design Worksheet. The
analysis included the proposed site storm drains ranging in sizes from 12 -inch to 36 -inch
diameter. The worksheet demonstrates that the site drainage will work in the 5 -year
design event and the 36 -inch culvert leaving the site matches the existing storm drain
stubbed to the site.
22. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES
Construction Stormwater Permit will be required. A SWPPP will also be required along with the
NPDES Permit. The Sambatek submittal includes this statement regarding the NPDES permit: "A
comprehensive Stormwater Pollution Prevention Plan (SWPPP) meeting the requirements of the
2013 MPCA NPDES permit will be developed as part of the proposed plans
Bolton & Mark is an equal opportunity employer.
Previously
Approved
Overall Site
2018 Overall
(ac)
Site (ac)
2018 Site A (ac)
2018 Site B (ac)
Land Cover
24.36
22.87
9.71
13.16
Impervious
14.36
15.85
4.54
11.31
Pervious
38.72
38.72
14.25
24.47
Total
21. Previous comments requested that the applicant verify that the proposed site drainage works
with the existing 36 -inch storm drain.
a. Sambatek submitted a 5 -year Atlas 14 Rational Method Storm Design Worksheet. The
analysis included the proposed site storm drains ranging in sizes from 12 -inch to 36 -inch
diameter. The worksheet demonstrates that the site drainage will work in the 5 -year
design event and the 36 -inch culvert leaving the site matches the existing storm drain
stubbed to the site.
22. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES
Construction Stormwater Permit will be required. A SWPPP will also be required along with the
NPDES Permit. The Sambatek submittal includes this statement regarding the NPDES permit: "A
comprehensive Stormwater Pollution Prevention Plan (SWPPP) meeting the requirements of the
2013 MPCA NPDES permit will be developed as part of the proposed plans
Bolton & Mark is an equal opportunity employer.
N�TA
-1- -1 -R
12�
T I I -IL
11-T -T
T 511
N -T__
6)EAST
ELEVATION -OFFICE 5WEST ELEVATION -OFFICE
fi
2,
t
I
NORTH ELEVATION
2 EAST ELEVATION
Tf
T I lnl
1�
,3 SOU 7 ELEVATION
t
\WEST ELEVATION
RESOLUTION NO. 2016-036
A RESOLUTION APPROVING A SITE PLAN REVIEW OF AN INDUSTRIAL
DEVELOPMENT THAT WILL INCLUDE TWO WAREHOUSE BUILDINGS AND
A CONDITIONAL USE PERMIT FOR OUTDOOR STORAGE IN THE SOUTHEAST
INDUSTRIAL PARK LOCATED AT THE NORTHWEST QUADRANT OF
91ST STREET SOUTH AND HEMINGWAY AVENUE SOUTH
WHEREAS, HHHJWB, LLC applied for a site plan review of an industrial development that
will include two warehouse building of 362,240 square feet and 186,820 square feet respectively and
a conditional use permit for outdoor storage in the Southeast Industrial park, located at the northwest
quadrant of 91st Street South and Hemingway Avenue South, on property legally described as:
Lot 10, Block 1, Canadian Pacific Railway Addition, Subdivision CD 02179, Cottage
Grove, Washington County, State of Minnesota
WHEREAS, public hearing notices were mailed to property owners within 500 feet of the
property and a public hearing notice was published in the South Washington County Bulletin; and
WHEREAS, the Planning Commission held a public hearing on January 25, 2016; and
WHEREAS, a planning staff report, which detailed specific information on the property and
the application request was prepared and presented; and
WHEREAS, the public hearing was open for public testimony and no public testimony was
received; and
WHEREAS, the Planning Commission unanimously (7 -to -0 vote) recommended that the City
Council approve the applications, subject to certain conditions listed below.
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove,
Washington County, Minnesota, hereby approves the site plan review of an industrial development
that will include two warehouse building of 362,240 square feet and 186,820 square feet respectively
and a conditional use permit for outdoor storage in the Southeast Industrial park, located on the
property legally described above, subject to the following conditions:
Site Plan Review Conditions of Approval:
1. Final architectural plans, lighting and exterior construction materials and colors must
be reviewed and approved by the Planning Department prior to the issuance of a
building permit.
2. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) must
be completed, submitted, and approved by the City prior to the commencement of any
construction activities. Detailed construction plans must be reviewed and approved by
the Building Official or City Engineer.
Resolution No. 2016-036
Page 2 of 5
3. Prior to submittal of the building permit application, all comments related to the civil
site, utility, landscaping, grading, and building construction plans must be addressed
and plans revised accordingly.
4. Prior to the issuance of a certificate of occupancy, the applicant shall submit as -built
survey plans in electronic format (pdf and .dwq) for the site grading and all public and
private utilities.
5. The engineering comments identified in the attached memorandum dated 1/22/16
shall be complied with prior to and during construction of the project.
6. Water main, sanitary sewer, and storm sewer improvements shall be constructed
per Cottage Grove detail plates.
7. Any modifications to City utilities located on-site shall be at the full cost of the applicant.
8. Prior to the issuance of a building permit, public drainage and utility easements shall
be shall be dedicated over all surface water storage areas, cross site conveyance
routes and underground water utility infrastructure.
9. The final grading and erosion plan shall be approved by the City engineer. The grading
and erosion control plan for the site must comply with NPDES II Permit requirements.
Erosion control devices must be installed prior to commencement of any grading ac-
tivity. 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.
10. The grading plan and site grading of the property shall be consistent with the ap-
proved surface water management plan. The applicant is responsible for the mainte-
nance of the new stormwater basin in conformance with the approved grading plan
at all times, and said requirement shall be addressed in a surface water management
agreement between the Developer and the City.
11. All concrete and bituminous surfaces on the site must be maintained in good work-
manship like condition at all times.
12. Any fencing installed along Hamlet Park must be constructed with ornamental fenc-
ing meeting the City's standard detail plate for commercial properties or be con-
structed of black vinyl -clad chain link fencing. Any additional fencing on the site may
be constructed with materials meeting the ordinance criteria related to commercial
fencing.
13. The final landscape and tree mitigation plan shall be submitted with the building
permit application and must include additional building perimeter planting beds,
Screening of exterior storage areas and be in compliance with City ordinance require-
ments.
Resolution No. 2016-036
Page 3 of 5
14. Irrigation shall be provided for all sodded and landscaped areas, including the curbed
landscaped islands interior to the parking lot. The irrigation system shall consist of an
underground sprinkling system that is designed by a professional irrigation installer to
meet the water requirements of the site's specific vegetation. The design build system
shall cover all the disturbed green spaces and extend to the street curbs.
15. Prior to the release of the grading permit, a bona fide cost estimate of the landscaping
improvements must be submitted in conjunction with a letter of credit approved by the
City in the amount of 150 percent of such estimate. Upon completion of the landscap-
ing requirements, the applicant must inform the City in writing that said improvements
have been completed. The City will retain the financial guarantee for a period of one
year from the date of notice to insure the survival of the plantings and that the required
as -built survey has been submitted. No building or right -of way permits will be issued
until the required financial guarantee has been received and accepted by the City.
16. Landscaping on the site must be maintained in good health at all times and dead
plantings shall be replaced in a timely manner.
17. A light matrix study shall be completed and submitted with the building permit applica-
tion. All outdoor lighting must meet City Code requirements. All light fixtures must be
downward directed with cut-offs. The specifications of all light fixtures must be provided
with the application for a building permit.
18. Fire hydrants shall be placed as per the approval of the City's Fire Marshal, City Engi-
neer, and Public Works Department. In addition to granting public drainage and utility
easements over the water pipe infrastructure, the applicant shall guarantee the City's
ability to access the fire hydrants to flush the water system.
19. Parking on Hemingway Avenue and 91st Street is prohibited.
20. The exterior finish materials of all structures located on the subject property shall meet
the City's architectural standards and approval of the Community Development
Department at the time of construction.
21. Trash and recycling containers must be stored in enclosures meeting City ordinance
criteria.
22. All rooftop and at -grade mechanical equipment shall be screened from public view as
reviewed and approved by the Community Development Department.
23. As a component of the site plan review, a comprehensive sign package shall be
submitted for review and approval by the City. Two freestanding monument signs
would be considered as an approved item in the final comprehensive sign package.
24. The site plan shall be modified to include sidewalks connecting the internal portions
of the site to the Hemingway Avenue and 91st Street. City detail plates shall be
followed related to the sidewalk construction.
Resolution No. 2016-036
Page 4 of 5
25. The site plan shall be modified to include an eight -foot wide bituminous trial connec-
tion that links the site to the existing park trail corridor.
26. The site plan approval includes an Elevation Design Guideline Concept Package
in which the City Council recognizes that the finished construction product for this
project would:
a. Be project specific
b. Be permitted based on the building scale and location
c. Meet current industrial market trends
d. Give Cottage Grove a competitive edge in the market by having a shovel ready
building
e. Be designed based on the architectural details included in the Architecture
section of the February 22, 2016 Planning Staff Report
f. Include vertical and horizontal banding and articulation to minimize the visual
impact of the length and scale of the building
g. Be significantly in conformance with the intent of the City's Architectural
ordinance
h. Potentially not meet the City's ordinance criteria in terms of required class and
quantity of exterior finish construction materials
L Be approved by the Community Development Department through the building
permit process
j. Focus the intensity of architectural features on the building elevation sides and
corners that face Hamlet Park and 91 st Street.
Conditional Use Permit Conditions of Approval:
27. Exterior storage and display is prohibited outside of the designated and fenced exterior
storage areas.
28. The exterior storage area along the northwest side of the site shall be screened with
additional landscaping around the perimeter.
29. Stacking of materials higher than the perimeter fencing is prohibited without approval
of the Community Development Director.
30. An emergency spill response plan compliant with standards established by the Minne-
sota Pollution Control Agency shall be placed on file with the City for all applicable
materials stored on the entire site.
31. The storage of materials in the designated exterior storage areas that are hazardous
or cause, dust, glare, noise, or odors shall be prohibited.
32. With the exception of the initial construction on the site, the storage of contractors'
construction equipment and materials is prohibited in the designated exterior storage
areas.
Resolution No. 2016-036
Page 5 of 5
33. A fire access lane that is a minimum width of 20 -feet is required to be maintained at all
times in the storage areas.
34. 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 conditional
use permit.
Passed this 17th day of February 2016.
/14
Myron it Mayor
Attest:
Joe Fisichlbach, City Clerk
RESOLUTION NO. 06-046
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW A LUMBER
YARD AND BUILDING MATERIALS DISTRIBUTION AND ASSEMBLY FACILITY IN THE
RAILROAD ACCESS INDUSTRIAL DISTRICT (1-5)
WHEREAS, Lyman Lumber Company applied for a conditional use permit to allow a
lumber yard and building materials distribution and assembly facility to be located on the
property legally described as:
Lot 10, Block 1, Canadian Pacific Railway 1st Addition, Cottage Grove,
Washington County, State of Minnesota
WHEREAS, a variance from setback requirements is necessary to allow a 40 -foot side
yard setback for storage structures when 100 feet is required for industrially zoned property
lying adjacent to residentially zoned property; and
WHEREAS, public hearing notices were mailed to property owners within 500 feet of the
property and a public hearing notice was published in the South Washington County Bulletin; and
WHEREAS, the Planning Commission held a public hearing on February 27, 2006; and
WHEREAS, a planning staff report, which detailed specific information on the property and
the application request, was prepared and presented; and
WHEREAS, the public hearing was open for public testimony and no one spoke for or
against the application. The applicant was present at the meeting; and
WHEREAS, the Planning Commission reviewed the criteria and findings established by
the Zoning Ordinance for granting a variance. A summary of this criteria is as follows: 1) It
must be determined that there are unique conditions that apply to the structure or land in
question that do not generally apply to other land or structures in the same district; 2) That
granting a variance must not merely serve as a convenience to the applicant but must be nec-
essary to alleviate a demonstrable hardship or difficulty from the City's ordinance; and 3)
Granting the variance must not impair health, safety, comfort, or morals or in any respect, or
be contrary to the intent of the Zoning Ordinance or the Comprehensive Plan. The City may
impose conditions and safeguards in granting any variance.
Resolution No. 06-046
Page 2 of 3
WHEREAS, the Planning Commission unanimously approved the application, subject to
certain conditions listed below.
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove,
Washington County, Minnesota, hereby approves the conditional use permit to allow a lumber
yard and building materials distribution and assembly facility, on the property legally described
above.
BE IT FURTHER RESOLVED, the conditional use permit with variance is subject to the
following conditions:
All site development must conform site and grading plans dated February 6,
2006. All landscaping must conform to landscape plans dated February 16, 2006
in addition to the following:
a. The applicant must submit a revised landscaping plan to the City showing the
species and location of 300 trees and 65 high growing shrubs. This plan must
be approved by City staff prior to issuance of a building permit.
2. All applicable permits (i.e., building, electrical, etc.) must be applied for and
issued by the City prior to any work or construction taking place.
3. All outdoor lighting must be directed downward and away from abutting property
owners. Reflected glare of spill light must not exceed five -tenths (0.5) foot --candle
as measured on the property line.
4. The grading and erosion control plan for the site must comply with NPDES ll
Permit requirements. Erosion control devices must be installed prior to
commencement of any grading activity. Erosion control must be performed in
accordance with the recommended practices of the "Minnesota Construction Site
Erosion and Sediment Control Planning Handbook" and the conditions stipulated
in Title 10-5-8, Erosion Control During Construction, of the City's Subdivision
Ordinance.
5. A final grading plan, stormwater calculations, and stormwater quality calculations
must be submitted to the City Engineer and South Washington Watershed
District for review and approval before a building permit will be issued.
6. A bona fide cost estimate of the landscaping improvements must be submitted in
conjunction with a letter of credit approved by the City in the amount of 150
percent of such estimate. Upon completion of the landscaping requirements, the
applicant must notify the City that said improvements have been completed. The
City will retain the financial guarantee for a period of one year from the date of
notice to insure the survival of the plantings. No building permit must be issued
until the required letter of credit has been received and accepted by the City.
Resolution No. 06-046
Page 3 of 3
Passed this 1st day of March 2006.
ndra Shiely, Mayor
Attest:
Caron M. Stransky, City Clerk