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Home My WebLink About2019-01-28 PACKET 06.1. STAFF REPORT CASE: CPR2019-001 ITEM: 6.1 PUBLIC MEETING DATE: 1/28/19 TENTATIVE COUNCIL REVIEW DATE: 2/20/19 APPLICATION APPLICANT: Capp Industries, Incorporated REQUEST: A Concept Plan Review for a mixed-use development on 25.35 acres of vacant land that would consist of the phased construction of three office/ warehouse buildings that would be approximately 120,000 square feet each. SITE DATA LOCATION: Between 7858 and 8585 West Point Douglas Road South ZONING: P-B, Planned Business GUIDED LAND USE: Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Low Density Residential EAST: Commercial Commercial SOUTH: Industrial Industrial WEST: Residential Commercial SIZE: 25.35 Acres 3 Buildings = 120,000 square feet each DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; jburbank@cottagegrovemn.gov Application Accepted: 1/3/19 60-Day Review Deadline: 3/4/19 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Concept Plan Review – 7900 West Point Douglas Road South Planning Case No. CPR2019-001 January 28, 2018 Proposal Capp Industries, Incorporated has submitted an application for a Concept Plan Review for a mixed use development on 25.35 acres of vacant land located between 7858 and 8585 West Point Douglas Road South. This proposed site development would consist of the phased construction of three office/warehouse buildings that would be approximately 120,000 square feet each and the related supporting infrastructure improvements. Location Map Review Schedule Application Received: January 3, 2019 Planning Commission Meeting: January 28, 2019 60-Day Review Deadline: March 4, 2019 Tentative City Council Meeting: February 20, 2019 Planning Considerations Land Use The future land use designation for this property is Commercial. Planning Staff Report – Case No. CPR 2019-001 Capp Industries Concept Plan – 7900 West Point Douglas Road January 28, 2019 Page 2 of 6 2040 Future Land Use Map Excerpt Zoning The property is zoned PB - Planned Business District. Concept Plan Review The location of the proposed development property in the P-B, Planned Business zoning district, is one of the reasons for a concept plan review. When the development plans were first discussed, it was noted that warehouse is not listed as a permitted or conditional use within the P-B district, but that the nature of the proposed use is in harmony with the purpose statement for the P-B district as identified below: 11-10A-4: PLANNED BUSINESS DISTRICT, P-B: The planned business district (P-B) is intended to provide for the mix of suitable retail, commercial and industrial uses which are complementary and ancillary to the Cottage Grove industrial park. The district allows for a blend of manufacturing and retail uses which have significant customer interaction. (Ord. 904, 5-16-2012) Given those facts, it was determined that presenting the plan in concept to the Planning Commis- sion and City Council is the best avenue to identify if there is agreement that this proposed devel- opment and use would be appropriate for this site. The concept plan review proposed also negates the need to expend large amounts of funding towards detailed engineering and architec- tural plans without a clear direction and understanding of development expectations of the Plan- ning Commission and City Council. If conceptual approval is obtained, it is expected that it would be followed by applications for a zoning text amendment, conditional use permit, and site plan. For the concept plan review, the applicant submitted renderings of the proposed building archi- tectural elevations and the site plan. Concept materials and comments are shown below. Architecture If the concept plan is approved and the applicant moves forward with their proposal, they will need to submit final architectural plans. If the proposed plans identify 65 percent Class One material, Planning Staff Report – Case No. CPR 2019-001 Capp Industries Concept Plan – 7900 West Point Douglas Road January 28, 2019 Page 3 of 6 then the proposed building elevations will have been found to be acceptable. The walls facing the railroad tracks with loading docks identified may be constructed of lower class materials. Proposed Architecture Site Information The application submittal information also included an Alta Site survey that was completed on June 23. 2017. The survey is shown below and attached to this report. 2017 Alta Site Survey Planning Staff Report – Case No. CPR 2019-001 Capp Industries Concept Plan – 7900 West Point Douglas Road January 28, 2019 Page 4 of 6 Site Plan Concept Property Characteristics The site is currently in an agricultural field that is relatively flat in grade as shown below. Site Orthophoto with Contour Detail Planning Staff Report – Case No. CPR 2019-001 Capp Industries Concept Plan – 7900 West Point Douglas Road January 28, 2019 Page 5 of 6 Transportation Access and Right-of-Way There are four access drives proposed onto West Point Douglas Road. Engineering staff stated that the driveway spacing is consistent with what exists on the roadway corridor and that there are proper separation distances at the location. All corner radiuses shall be designed to accom- modate truck traffic. Utilities and Area Charges Appropriately sized utilities are adjacent and available to the property. Area charges for the site would be required at the time of building permit issuance and are identified in the table below: Area Charge Rate per acre Acres Total Waterworks $3,178 25.35 $80,562 Sanitary $2,021 25.35 $51,232 Storm Water * $9,700 25.35 $245,895 Total $377,689.00  Final calculation based on areas above the high water elevation of ponding areas. Park Dedication The City’s Subdivision Ordinance allows the City the ability to require the park dedication fee as a cash payment of 4 percent of the market value of commercial and industrial properties being subdivided or developed or $6,000 per acre, whichever is greater. Payment of the park dedication fee would be required at the time the building permit is issued. Stormwater Management The proposed site plan identifies three stormwater basins along West Point Douglas Road. The City’s Technical Review Committee suggested that the basins be located adjacent to the railroad tracks if feasible from an engineering perspective. The basins are intended to drain and be planted with prairie landscaping around the basins. A component of a formal development application would be the inclusion of a stormwater management plan. Public Hearing Notices The public hearing notice was mailed to 18 property owners within 500 feet of the proposed de- velopment property and published in the South Washington County Bulletin on January 16, 2019. Recommendation That the Planning Commission recommends that the City Council approve the Concept Plan for a mixed-use development on 25.35 acres of vacant land located between 7858 and 8585 West Point Douglas Road South which would consist of three office/warehouse buildings that would be approximately 120,000 square feet each and the related supporting infrastructure improvements, subject to the following conditions: 1) Development of the property in a manner consistent with the January 28, 2019, Planning Staff Report will require the submittal of applications for a zoning text amendment, condi- tional use permit, and site plan review. 2) A detailed surface water management plan shall be submitted with any additional appli- cations. Planning Staff Report – Case No. CPR 2019-001 Capp Industries Concept Plan – 7900 West Point Douglas Road January 28, 2019 Page 6 of 6 3) The stormwater management ponds shall be located between the buildings and the rail- road tracks if it is determined to be feasible from an engineering perspective. 4) The building construction materials on the north, south, and east elevations of all buildings shall meet the City’s Class One material requirements of 65 percent. 5) A sidewalk shall be designed and installed along West Point Douglas Road South across the entire length of the property. 6) The addresses of the buildings shall be 7901, 7955, and 8001 West Point Douglas Road South. Prepared by: John M. Burbank, AICP Senior Planner Attachments: Exhibit A – Concept Site Plan Exhibit B – Concept Architectural Renderings Exhibit C – 6.23.2017 ALTA Survey A T O S n E h N u N I H M LAND F r No. 24332O LICENSED rSURVEYOR a LE T A T S www.bockandclark.com maywehelpyou@bockandclark.com National Coordinators Surveyor's Certification 1-(800)-SURVEYS (787-8397) Cottage Grove N/A, Cottage Grove, MN Commitment No. NCS-854569-MPLS bearing an effective date of 6-08-2017 B & C Project No.201702155, 001 based on First American Title Insurance Company, To: Capp Industries, Incorporated; St. Paul Fire and Marine InsuranceCompany; First American Title Insurance Company and Bock & ClarkCorporation.This is to certify that this map or plat and the survey on which it is basedwere made in accordance with the 2016 Minimum Standard Detailadopted by ALTA and NSPS, and includes Items 1, 2, 3, 4, 6(a), 6(b), 7(a),7(b)(1), 7(c), 8, 9, 13, 14, 16, 17, 18 and 20 of Table A thereof. The fieldwork was completed on 6/23/2017. Requirements for ALTA/NSPS Land Title Surveys, jointly established and __________________________Survey Performed By:603 Chestnut StreetCloquet, MN 55720 Larry HuhnRegistration No. 24332In the State of MinnesotaDate of Survey: 6/26/2017Network Project No. 201702155, 001Northstar Surveying - Northwoods, Inc.Phone: 612-501-0651Fax: 218-499-8202Email: Northwoods357@gmail.comDrawing File No.17107.dwg All that part of Sections 16, 17 and 20, Township 27 North, Range 21 West, Washington County,21, Township 27 North, Range 21 West, Washington County, Minnesota; thence on an assumedWest along said northeasterly railroad R/W for 222.45 feet to the point of beginning of thisdescription; thence North 39°38'00" East for 569.16 feet to the southwesterly R/W of U.S.2045.32 feet; thence South 38°50'38" West for 633.08 feet to said northeasterly railroad R/W;thence South 52°09'22" east along said northeasterly railroad R/W for 2037.59 feet to the pointof beginning. Except the following description:A strip of land 60 feet in width lying within that part of the Southwest quarter of Section 16 andthat part of the Southeast quarter of Section 17 and that part of the Northeast quarter of Section20 all in Township 27, Range 21, Washington County, Minnesota, described as commencing atthe Northwest corner of the Northwest quarter of Section 21, Township 27, Range 21; thenceSouth, assumed bearing, along the West line of said Northwest quarter 197 feet, more or less, tothe Northeasterly right of way line of Chicago, Milwaukee and St. Paul Railroad Company; thenceStates Highways 10 and 61 as now located and traveled; thence Northwesterly along saidSouthwesterly right of way 220 feet to the actual point of beginning of the land to be hereinafterdescribed; thence South 58° 13' 38" West to the Northeasterly right of way line of said Railroad;thence Northwesterly along said Northeasterly right of way line to a point 1569.5 feetSoutheasterly from the intersection of the West line of the East 410.5 feet of the Southwestquarter of Section 17 and the Northeasterly right of way line of said Railroad; thence Northerly,Said 60 foot strip of land lying Southwesterly from and adjacent to the Southwesterly right ofway line of United States Highways 10 and 61 as now located and traveled.THE LANDS SURVEYED, SHOWN AND DESCRIBED HEREON ARE THE SAME LANDS AS DESCRIBED Minnesota, described as follows: Commencing at the Section Corner to Sections 16, 17, 20 andbearing of due South along the Section line between Sections 20 and 21 for 199.8 feet to thenortheasterly R/W of the Chicago, Milwaukee, St. Paul & Pacific Railroad; thence North 52°09'22"Highways 10 and 61; thence North 50°22'00" West along said southwesterly Highway R/W forNorth 58° 13' 38" East 593.18 feet, more or less, to the Southwesterly right of way line of Unitedparallel with the West line of said Southeast quarter to the Southwesterly right of way line ofHighways 10 and 61 as now located and traveled; thence Southeasterly along said Southwesterlyright of way line to the point of beginning.(Abstract property)IN THE TITLE COMMITMENT PROVIDED BY FIRST AMERICAN TITLE INSURANCE COMPANY,FILE NO.NCS-854569-MPLS, DATED 6-08-2017. building additions within recent months.2. We are not aware of any changes in street right-of-way presently orproposed.3. Per Table A, Item 18, there were no wetland markers observed.4. Property has physical access to West Point Douglas Road South beingduly dedicated public Right-of-way.5. Based on observed evidence only the site does not contain anycemeteries or burial grounds.6. Orientation of this bearing system is assumed to have a bearing of South0 degrees 07 minutes 04 seconds West along the East line of Section 20,Township 27, Range 21, Washington County, Minnesota.7. Adjoining ownership information shown hereon was obtained from theWashington County Website. Ownership information is subject to revisionupon receipt of a title search by a title insurance company.8. All statements within the certification, and other references locatedelsewhere hereon, related to: utilities, improvements, structures, buildings,party walls, parking, easements, servitude's, and encroachments; are basedsolely on above ground, visible evidence, unless another source ofinformation is specifically referenced hereon.9. There are no striped parking spacesclosed figure.(1,104,278 Sq.ft.) of Gross Land Area. 1. No observable evidence of earth moving work, building construction or10. The record descriptions of the subject property forms a mathematically11. Property contains 25.35 acres, more or less None observed at the time of this survey. Information not yet provided tosurveyor per Table A item 6(a) THAT THE UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES INTHE AREA, EITHER IN SERVICE OR ABANDONED. PLEASE NO UNDERGROUND UTILITIES HAVE BEEN LOCATED AS PARTOF THIS SURVEY, THE SURVEYOR MAKES NO GUARANTEECONTACT GOPHER STATE ONE CALL TO HAVE THEUNDERGROUND UTILITIES PHYSICALLY LOCATED ON THEGROUND. AND SHOWN HEREON)Warranty Deed dated August 29, 1974, recorded September 4, 1974, as Douglas Road South and the Chicago, Milwaukee, St. Paul and PacificRailroad right-of-way, all as laid out and traveled and as shown on availablemaps. (PLOTTED AND SHOWN HEREON)purposes, together with any incidental rights including the right to erecttemporary snow fences and the right to control access to the highway, in favorof the State of Minnesota, as contained in the Final Certificate dated July 27,southwest of said southwesterly R/W of U.S. Highways 10 and 61, as set outin Warranty Deed dated August 29, 1974, recorded September 4, 1974, asDocument No. 326450. (PLOTTED AND SHOWN HEREON)southwest of said southwesterly limit of the frontage road, as set out inDocument No. 326450. (PLOTTED AND SHOWN HEREON)(BLANKET EASEMENT ALLOWING ACCESS TO FRONTAGE ROADONLY). 10. Subject to US Highways 10 and 61, frontage road known as West Point11. Easement for Trunk Highway purposes and an easement for flowage1960, recorded September 20, 1960, as Document No. 210046. (PLOTTED13. Subject to a 60 foot wide frontage road paralleling and lying immediately14. Subject to a 25 foot wide utility easement paralleling and lying immediately15. Limitations of access as contained in the Quit Claim Deed dated July 31,1980, recorded August 12, 1980, as Document no. 407536. Water ValveFire Hydrant Sign (As Noted) with License No. 24332 Set 1/2 Inch by 14 Inch Iron Indicates Found Monument Storm Manhole Light Pole Sanitary Manhole Storm Inlet : y l r e m r o F r o w o N X 2 3 ※ F H O O 8 B 3 S ※ Q J I T O X P U : y l r e m r o F r o w o N