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HomeMy WebLinkAbout2019-05-29 PACKET 06.4.STAFF REPORT CASE: SP2019-023 & V2019-024 ITEM: 6.4 PUBLIC MEETING DATE: 5/29/19 TENTATIVE COUNCIL REVIEW DATE: 6/19/19 APPLICATION APPLICANT: Opus Design Build, LLC REQUEST: A site plan review of a new 350,000 square foot warehouse, manufacturing facility, and office facility; and variances to allow a link to connect the new facility to the adjacent Renewal by Andersen facility with a zero lot line setback, for reduced required landscaping, and to allow loading docks to face a public street. SITE DATA LOCATION: North of 100th Street and West of 9900 Jamaica Avenue ZONING: 1-2, General Industry GUIDED LAND USE: Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Industrial Industrial EAST: Agricultural Industrial SOUTH: Agricultural Industrial WEST: Agricultural Industrial SIZE Building = 350,000 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: Emily Schmitz, Senior Planner; 651-458-2874; esch m itz(o-)_cottageg rove m n. gov Application Accepted:. 5/1/19 60 -Day Review Deadline: 6/30/19 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Renewal by Anderson/Opus Planning Case No. SP2019-023, V2019-024 May 29, 2019 Proposal Renewal by Andersen/Opus Development Company, LLC submitted the following applications for a project on a 27.87 -acre parcel: 1. Site Plan Review for proposed construction of an approximate 350,000 square foot ware- house, manufacturing, and office building. The proposed light industrial use would process materials for window construction, provide warehouse storage, and additional office space. 2. Variances: a) A variance to City Code Title 11-11-5B(2), Performance Standards, regarding the ordi- nance requirement that loading docks shall not be permitted along the side of a building which faces a public street. b) A variance to City Code Title 11-6-5D(2), Landscaping Requirements, to allow for a reduced number of landscape plantings required per ordinance. c) A variance to City Code Title 11-11-4, Development Standards, to construct an enclosed transitway connecting the proposed building and the existing building that would not meet the required side yard setbacks. AN IV, i ` ` Roposerod xim2793 acre parcel with � an appate 35©,Z square foot manufacturingloffice building and future expansion Zs_ 700th St Si �. l r s' 1Oil i' Location Map Renewal by Andersen (Renewal) has seen tremendous growth and needs to expand their oper- ations into a proposed 350,000 square foot building from their current Cottage Grove site and all Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 2 of 13 their warehouse from their leased Eagan facility. The building would be constructed to support a future 100,000 square foot addition. - ;I r it -f45i FHfY.{( --- �m'm,n ir_rrrrmrrrr�rrrrtirrr rrn rrrrr?�nhrn corrin, rr+ Proposed Proposed 350.800 _ future sgeiare foot - expansion buildingMMT - �- J iLllr ul_iii _ Review Schedule Site Layout Application Received- May 1, 2019 Acceptance of Completed Application- May 1, 2019 Planning Commission Date- May 29, 2019 Tentative City Council Date- June 5, 2019 60 -Day Review Deadline- June 30, 2019 Background Approval for the construction of the initial 221,000 square foot Renewal building was given in 1998. This included a variance for locating the loading docks on the south side of the building abutting a public street, which is prohibited by the Industrial Zoning District regulations. In 2008, a resolution allowing for installation of an outdoor window test facility was approved. This approval allowed for outdoor storage of products otherwise prohibited within the Industrial Zoning Districts. The test area is located in the southwest corner of the property, which is completely fenced, and additional landscaping was installed to shield view from public rights-of-way. In 2014, a request for additional parking area was approved allowing parking to be added to the northwest corner of the parcel and along the southwest corner of the parcel. Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 3 of 13 Building permits were secured in 2015 for a 130,000 square foot building addition as a part of Renewal's phased expansion plans for their continued growth. On May 6, 2018, the City Council approved a preliminary and final plat named Glengrove Indus- trial Park 7th Addition (Resolution 2018-083). The plat subdivided approximately 50.57 acres of land into a 9.21 -acre parcel and two outlots consisting of approximately 41.157 and 0.199 acres. Renewal by Andersen purchased the 9.21 -acre parcel so they could create additional outdoor semi -trailer parking for their operations at 9800 Jamaica Avenue and possible future building expansion. Planning Considerations Ordinance Criteria The existing Renewal by Andersen 29.96 -acre parcel and the proposed additional parcel are cur- rently zoned 1-2, General Industry. This zoning classification is consistent with the industrial land use designation shown in the 2030 Comprehensive Plan and the proposed 2040 Comprehensive Plan. The proposed warehousing, office space, and light industrial uses are permitted uses within the 1-2 District. The City's Zoning Ordinance requires site plan review for proposed new structures or additions. The purpose of the site plan review is to ensure proposed new developments conform to the City's development standards as outlined within the zoning ordinance requirements. Along with the site plan regulations associated with the proposed structure, three variances are required. The first variance is necessary to allow for the proposed 52 -truck access/loading dock doorways along the south side of the building. These access/loading areas would be seen from 100th Street. City Code Title 11-11-15 specifically states loading docks "shall not be permitted on the side of a building facing a public street." The proposed plantings along with the proposed berming on the south and west sides of the property would provide screening of the loading docks. The second variance is to the minimum landscaping requirements. The proposed site meets the required minimum 15 percent open space, but the minimum number of trees on the property can- not be met due to the building and parking space needed. The final variance is for the proposed enclosed transitway connection between the existing build- ing and the proposed new building. The properties would have separate ownership, therefore, the connection would cross the property line so the transitway structure would not meet the required side yard setback. A variance for a zero -lot line setback has been requested. 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 difficulties 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 Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 4 of 13 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 con- ditions related to the variance, regarding the location, character and other features of the proposed build- ing, 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. 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. Site Characteristics The current Renewal site is located on an approximate 29.96 -acre parcel at the corner of Jamaica Avenue and 100 Street South. The current 351,000 square foot building location includes employee parking in the southeast and northwest corners of the parcel. Truck and trailer parking is located on the southwest side of the building and includes loading docks facing the public right- of-way, which were permitted as a variance prior to originial construction of the Renewal faiclity. Ponding is located in the northeast corner of the parcel including an accessable trail around the permiteter accessible by employees. Renewal also operates on the additional 9.21 -acre parcel purchased in 2018. This parcel is directly to the west of their 29.96 -acre parcel and is utilized solely for truck and trailer parking. There is currently Class 5 base as well as curb installed, which would be removed as part of the construction of the proposed stucture. The entire site for the proposed structure is approximately 27.9 -acres to the west of the 9.21 -acre parcel. One treed windrow spans the parcel from north to south. The remainder of the parcel is currently tilled field. Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 5 of 13 Comprehensive Plan — Future Land Use Designation The 2030 Comprehensive Plan guides the property as Industrial. The proposed use is consistent with this guided land use. The proposed 2040 Comprehensive Plan continues to guide this area as Industrial. The proposed 2040 Comprehensive Plan also guides additional properties to the south of 100th Street as industrial in order to continue expansion of the Cottage Grove Business Park. Setbacks The minimum front, rear, and parking setbacks for the 1-2 zoning district have all been met with the proposed site plan. The transit way crossing the east property line (side property line), which would connect the new building with the existing building, would require a variance as the struc- ture would have a zero -lot line setback (minimum side yard setback is 50 feet). Architecture The proposed building's color scheme and materials would align with the existing building. The proposed new building exterior would be composed of exposed aggregate paneling and vision glass by Renewal. Illustrations of the aggregate panels are shown below. 01 EXPOSED AGGREGATE 02 EXPOSED AGGREGATE 03 RANDOM RIBBED WITH PANEL PANEL EXPOSED AGGREGATE COLOR: N1 COLOR: N2 COLOR: i2 (DESIGN INTENT, COLOR MAY VARY( IOES)GN INTENT. COLOR MAY VARYI (DESIGN INTENT, COLCQ VAS VAq�! 05 VISION GLASS BY 06 PREFINISHED METAL ANDERSEN WINDOW MULLION New structures within commercial and industrials districts are required to be composed of at least 65 percent Class 1 materials as outlined in the zoning code. The proposed materials are consid- ered Class 1 materials and would meet the minimum required per City Code Title 11-6-13. Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 6 of 13 Proposed building elevations: W EST ELEVATION West Elevation 0E4ST =VATIDh East Elevation North Elevation Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 7 of 13 SOUTH ELEVATION A \ SOUTH ELEYATgN B i r -----T7-T___T_ ,------- T --r- ---,--,- - - South Elevation Parking Renewal's current parking does not support the operations at their facility. As a part of the new building, 509 additional employee parking spaces would be added along with 145 truck and trailer parking spaces, meeting the zoning code requirements. Employee parking would be located on the east end of the building nearer the office space as well as on the north side of the building. Concrete drive aisles would be installed around the entire perimeter of the building. Three new access points would be installed on the south side of the project off 100th Street. Proposed park- ing would exceed the minimum parking standards for the 350,000 square foot building but would be sufficient to support a future building addition. 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. Utilities will be extended from a city easement on the Leafline Labs property and from 100th Street. Development Fees The applicant would be required to pay area charges and connection fees including stormwater and sanitary sewer as well as tree mitigation. Park dedication fees are included in the land sale price. Traffic/Access Currently, one access exists to the Renewal site off 100th Street, which, as a part of this project, would be realigned to the east and would allow access only to the current Renewal facility. Three new access points off 100th Street are proposed. The most easterly access for the new site would be for employee traffic only into the auto parking area. The second and third access points, further Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 8 of 13 to the west, would allow for truck traffic to the loading docks, trailer parking, and access across the north side of the building connecting to the north side of the current Renewal site. w r r P.OP 6 NE iiiii iiiii ppIliiHIM 5-1ii 111/11111 Ig1 11111 11111 111 I 9 PP MEMO- .� Proposed Access Locations The City's traffic engineer has reviewed the proposed additional accesses and is requiring right turn lanes be installed at each of the access points. 100th Street from Jamaica Avenue to Ideal Avenue would be re -striped to a three -lane section with a center left turn lane. This would allow continued flow of traffic as 100th Street narrows with the proposed additional truck traffic. The proposed upgrades to the roadway are consistent with the long-range plan for the local street. Currently, turn lanes are proposed for all three access points. Surface Water Management/Grading 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. Stormwater would be managed within a long-time City -planned regional stormwater basin to be constructed by the applicant on the north side of the parcel. Consistent with the City's stormwater management plan, stormwater area funds would be used to construct the basin, which would also support future development and added impervious surfaces (e.g.; building, parking, drive aisles, etc.) within this area of the business park. Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 9 of 13 Regional Storm Basin Location Tree Preservation City Code Title 11-6-6 describes woodland areas as a valuable asset to the community, and the City should place a priority on protecting such assets and regulating the alteration of wooded areas. A tree inventory was conducted by the applicant verifying the removal of 286 qualifying trees. Fifth percent of qualifying trees are permitted to be removed during development; therefore, 143 trees are permitted to be removed without required mitigation. The remaining 143 trees are required to be mitigated at a 2:1 ratio; 286 trees are required to be replaced. The applicant is required to plant the mitigated trees at their existing or proposed site or pay into the City's Public Landscape Initi- ative Fund at the rate of $360 per tree. Tree mitigation payment prior to the issuance of a building permit would be $102,960. Landscaping City Code Title 11-6-5 requires 15 percent of the proposed developed space to be dedicated open space in a commercial or industrial development as well as 8 percent green space within parking islands and bump outs. The required landscape calculation (per square feet of site area) and the proposed plantings are outlined in the table below: Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 10 of 13 The applicant has provided a detailed landscaping plan including plantings throughout the pro- posed development area meeting the required 15 percent and 8 percent open space require- ments. The landscape plan indicates sufficient shrub plantings, although proposed deciduous and coniferous plantings do not meet the minimum required; therefore, a variance has been requested for reduced landscape plantings. The applicant's proposed landscape plan does, however, cover the required 70 percent of the green space area of the project. The proposed number of plantings would sufficiently cover the site and enhance the appearance of the industrial building. The proposed landscape plan also includes berming along the southerly boundary (along 100th Street) and along the westerly property line screening views of the trailer parking from 100th Street. Plantings would be installed on the berms and a prairie ground cover with a mowed edge would cover the remainder. Public Hearing Notices The public hearing notice was published in the South Washington County Bulletin and mailed to the 28 property owners within 500 feet of the property on May 15, 2019. City Department Review The City's Technical Review Committee reviewed the applications, provided input, and made a favorable recommendation that the proposal be approved as requested. Recommendation That the Planning Commission recommend that the City Council approve the following subject to conditions: 1. A site plan review for the development of an approximate 350,000 square foot industrial facility and parking area and future approximate 113,000 square foot expansion. 2. The variances listed below, based on the following findings: a. Loading docks on the street side of the building: The original approval for the Renewal by Andersen facility permitted loading docks on the street side (100th Street). Loading docks on the south side of the proposed building prevents ice buildup and allows for increased safety as trucks enter and exit the lot. iii. Landscaping will be provided to screen the truck docks from the public right-of-way. iv. The requested variance facilitates the development of an industrial property that will utilize the existing infrastructure thus being a benefit to the community as a whole. Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 11 of 13 b. Reduced landscaping: The proposed reduced number of plantings would cover the required 70 percent of the greenspace with landscaping. c. Reduced side yard setback: The proposed transitway would allow for efficient workflow between the two buildings without having to load and unload materials on trucks, thus increasing efficient work- flow and reducing truck traffic into and throughout the site. Conditions of Approval Variance Conditions of Approval 1. The truck docking areas shall be screened from public view with landscape plantings and berming along 100th Street that provides year-round color, limited opacity, maximum screen- ing effects, and meets the approval of the Community Development Department. Site Plan Review Conditions of Approval: 2. A cross access agreement between parties for the transitway shall be recorded with the new site and the existing Renewal site. 3. 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. 4. 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. 5. 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. 6. 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. 7. Water main, sanitary sewer, and storm sewer improvements shall be constructed per Cottage Grove detail plates. 8. Prior to the issuance of a building permit, public drainage and utility easements shall be ded- icated over all surface water storage areas, cross site conveyance routes and underground water utility infrastructure. 9. The final grading and erosion plan shall be approved by the City engineer. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 12 of 13 control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stip- ulated. 10. The grading plan and site grading of the property shall be consistent with the approved surface water management plan. 11. All concrete and bituminous surfaces on the site must always be maintained in good work- manship like condition. 12. The applicant shall obtain a right-of-way permit for all work within the City right-of-way. 13. Any fencing on the site shall be constructed with materials meeting the ordinance criteria related to industrial fencing. 14. Prior to the issuance of a building permit, the applicant shall provide a tree mitigation plan that provides for the mitigation of 286 trees. The options typical for mitigation project plant- ings is replacement on site, upsizing standard required plantings, planting in a public park, or making payment to the City's Public Landscape Initiative Fund in the amount of $102,960. 15. The final landscape and tree mitigation plan shall be submitted with the building permit application. 16. 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. 17. 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. 18. Landscaping on the site must always be maintained in good health and dead plantings shall be replaced in a timely manner. 19. 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. Planning Staff Report — Case Nos. SP2019-023, and V2019-024 Renewal by Anderson/Opus May 29, 2019 Page 13 of 13 20. 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. 21. 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. 22. The submitted exterior construction finish materials of the building are consistent with the intent of the City's architectural control ordinance. 23. Trash and recycling containers must be stored indoors or in enclosures meeting City ordi- nance criteria. 24. All rooftop and at -grade mechanical equipment shall be screened from public view as re- viewed and approved by the Community Development Department. 25. As a component of the site plan review, a comprehensive sign package shall be submitted for review and approval by the City. 26. All comments outlined in Bolton and Menk's letter dated May 24, 2019 shall be addressed. Prepared by: Emily Schmitz Senior Planner Attachments: — Exterior Elevations — Civil Plans dated 05/08/19 — Material Exhibit BOLTON M & MENK Real People. Real Solutions. MEMORANDUM Date: 05/24/2019 To: Ryan Burfeind, PE From: Mike Boex, PE 2035 County Road D East Maplewood, MN 55109-5314 Subject: Renewal by Andersen Expansion - Preliminary Site Development Plan Review City of Cottage Grove, MN Project No.: N14.116437 Ph: (651) 704-9970 Fax: (651) 704-9971 Bolton-Menk.com This memo summarizes the review of grading, site development, and utility documents submitted by Sambatek, dated 05/08/19. Sheet C1.01: 1. Infrastructure to be owned and maintained by the City of Cottage Grove shall be constructed per the City of Cottage Grove's Standard Specifications for Utility and Street Construction dated March 7, 2018. A copy can be provided upon request. It should be clarified that if used, the City Engineers Association of Minnesota Standard Specification shall only apply to private infrastructure; however, the City's Standard Specification is preferred. 3. Consider referencing the 2018 edition of the MnDOT standard specifications for construction, as that edition is the latest and is referenced within the City standard specification. Sheet C7.01 4. Correct the plan border to display the page number and to properly display the revision date and "checked by" initials. 5. Additional survey and existing conditions data will need to be collected east of the existing Renewal by Anderson driveway as the proposed improvements extend beyond the limits of the current survey. 6. The existing watermain along the north boulevard of 100th Street is not shown correctly as the end of the existing watermain stub is just west of Ideal Avenue. Record drawings indicate that the end of the watermain stub is approximately 60' west of an existing valve (not shown on plans) or 160' west of the existing fire hydrant near Ideal Avenue. The record drawing has been attached to this memo. 7. Existing private utility pedestals are shown in the north boulevard of 100th Street near Ideal Avenue and the existing Renewal by Anderson Driveway, however, underground utility lines are not shown near these pedestals. Additional information should be obtained from the private utility companies as these facilities need to be evaluated for conflict due to the construction of the trunk watermain or 100th Street improvements. H:\COTT\N14116437\1_Corres\C_To Others\116437 Construction Plan Review 2019-05-24.docx Bolton & Menk is an equal opportunity employer. Renewal by Andersen Expansion - Preliminary Site Development Plan Review Page: 2 8. An existing storm sewer pipe perpendicular to 100th Street near the existing Renewal by Anderson Driveway is shown as 15" RCP, however, record drawings indicate that this is a 12" RCP. The record drawing has been attached to this memo. Sheet C2.02: 9. Show the proposed removals due to the relocated "East Entrance" driveway and turn lane construction beyond the current survey limits. 10. Coordination during design for the proposed utility pole relocation will be required. The poles shall be relocated such that they will not be in conflict with the existing or proposed trunk watermain along the north boulevard of 100th Street, most likely relocated to the drainage and utility easement similar to their location east of Ideal Avenue. It should be noted that these poles appear to carry additional communication utilities. Two existing poles are show as remaining in-place, however, these should also be relocated due to the extension of the trunk watermain. 11. City owned and maintained street lights are shown are being removed or relocated, but no additional information is provided. As these lights are owned by the City, plans to relocate or replace the lights shall be included in these plans with the other work within the public right-of- way. Street lights should be extended along 100th Street to the west end of the site along the proposed trail. Light pole bases and light poles shall be installed per the latest City standard detail plates. The spacing of poles should be approximately 200-250'. Pole styles and heights should match the existing segment of 100th; cobra head poles at entrances, and residential poles along the trail. New street light wire shall be placed in conduit, 1.5" minimum NMC. 12. The quality level of subsurface utility information is not shown. This should be updated on all sheets that reference the quality level. 13. Underground gas is shown in the north boulevard of 100th Street, and relocation of this line not shown. The City will not allow underground utilities beneath the road when parallel to the road, and it should be relocated behind the trail just as it is east of Ideal Avenue. Consideration should also be made for the amount of cover over existing underground utilities following the site grading. 14. A line not identified in the legend is shown around the approximate west and south edge of the existing property currently owned by Renewal by Andersen. Please clarify what this line represents. Sheet C3.01: 15. Where right turn lanes are constructed in an urban section, a 12' turn lane should be provided with a 2' curb reaction distance (14' total measured from the lane line to the face -of -curb) per Minnesota Rule 8820.9936 16. Hydrants should be relocated 5' behind curb per city plate WAT-1. Bituminous trail should be located such that there is a minimum 2' clear zone between the trail and any fixed object (hydrant, power pole, etc.). Due to these requirements, trail should not be depicted immediately behind the turn lane curb and additional existing trail should be relocated. Trails should be as straight as possible and avoid abrupt changes in direction to aid in plowing. Bolton & Menk is an equal opportunity employer Renewal by Andersen Expansion - Preliminary Site Development Plan Review Page: 3 a. Consideration should be made to the elevation difference between the proposed back - of -curb and the edge of the bituminous trail. The maximum allowable slope of the trail's 2' clear zone is 6:1. 17. City Plate STR-7 should generally be followed for the driveway/entrance onto the rural section, and curb should be located 8' offset from the through lane on the western side of the entrance. On the eastern side, where there is a developed right turn lane, curb can be located on the edge of the turn lane. The width (12') of the turn lane should be labeled. If curb is provided in the turn lane, an additional 2' curb reaction distance should be provided as well. A 2' paved shoulder should be provided beyond the striped lanes in the rural section. An in-kind class 2 aggregate shoulder should also be provided to match the width of the existing condition. At the entrance at Ideal Avenue, the northern through lane should be carried 50' beyond (west of) the entrance, and a 180' taper constructed. A detail has been included with this memo. 18. The trail section shall follow City Plate STR-9. 19. Concrete pedestrian ramps shall be constructed at each driveway. 20. In Note 10, the design cross slope for public trails and pedestrian ramps shall be 1.50% and the maximum allowable cross slope for public trails and pedestrian ramps shall be 2.00% per MnDOT standard plans for pedestrian ramps. The current MnDOT standard plans shall be followed for pedestrian ramps within the right-of-way. a. The existing pedestrian ramp for pedestrians crossing 100th Street to the south should be depicted and replaced. 21. Keynote C should be used to depict that B618 concrete curb and gutter is to be constructed along 100th Street. 22. Depict proposed pavement sections on the plans. 23. Driveways shall be constructed per the City's standard detail plate STR-17 where a right turn lane is to be constructed. 24. It is unclear where the tie-in point for the easternmost turn lane from 100th Street is as the existing conditions are not shown. This should be clarified. The proposed modifications to the existing trail due to the turn lane should also be shown. 25. Proposed street signing and pavement markings on 100th Street should be depicted somewhere within the plan. Sign post locations will be required to meet the trail clear zone requirements. a. Stop signs should be provided for the driveway connections on 100th Street. 26. A 20' minimum radius will be used for driveway intersections with 100th Street. The radii of the driveway to the proposed passenger vehicle parking lot are currently shown as 15'. 27. Provide vehicle turning movements showing semi -trailer trucks entering and exiting the site to confirm radii work with the proposed entrance widths. 28. The proposed monument sign shall be moved such that it is located outside of the drainage and utility easement. Please note that a 20' D&U easement will be placed along the southern property line consistent with the existing Andersen parcels. Bolton & Menk is an equal opportunity employer. Renewal by Andersen Expansion - Preliminary Site Development Plan Review Page: 4 29. A line not identified in the legend is shown on the north side of the site behind the proposed curb and gutter parking lot, within the drainage and utility easement. If this is a retaining wall, it should be moved outside of the side -yard drainage and utility easement. Top and bottom of wall elevations should also be provided. It also appears the City trunk watermain would cross under this wall, so max bury beyond the wall should be identified. 30. Identify proposed traffic control measures on 100th Street as work is depicted up to the travel lane. 31. Clarify the intention of Notes 11 and 12 or remove if not applicable. 32. Parking lot separation from the property lines should be labeled on the plan. For example, the west side of the site is labeled, the north side is not. Sheet C4.01: 33. Updated contours for the proposed pretreatment and infiltration basin have been provided by the City. The grading plan should be updated to reflect these proposed contours and other applicable construction notes provided by the City. 34. Additional spot elevations along the easternmost turn lane should be shown along with the tie- in elevation. 35. Evaluate the need for curb and gutter and storm sewer on the westernmost turn lane. As depicted, the spot elevations along the curbed lane taper appear flat. If curb and gutter is removed, clarify how drainage will work (e.g. will the trail be sloped towards the site and the private catch basins to the north). 36. Label emergency overflow (EOF) elevations throughout the entire site for review. 37. As depicted the private driveway aprons slope back into the site from the public road and drainage would enter the site for the road. It is recommended that the aprons come up a minimum of 4-6" before sloping into the site in order to contain street drainage when possible. 38. Cross sections along 100th Street should be provided to depict the proposed cross slope of the turn lanes and more detail should be provided related to longitudinal gutter grades. 39. Proposed low points on the south side of the site between the proposed loading area and 100th Street should be moved such that the private storm sewer structures are outside of the drainage and utility easement. 40. It appears there is a low point without an outlet in the northeast corner of the proposed site. Please provide a drainage area map of the site in subsequent submittals. Sheet C5.01: 41. Additional BMPs, such as silt fence, should be provided on the north side of the site for the sanitary sewer and watermain extension and the pond grading. 42. Additional inlet protection of 100th Street should be provided downstream of the proposed driveway relocation and proposed work within the 100th Street right-of-way. 43. The proposed construction entrance should be shown on the plans. Sheet C5.02 44. Same comments as for Sheet C5.01. Bolton & Menk is an equal opportunity employer. Renewal by Andersen Expansion - Preliminary Site Development Plan Review Page: 5 Sheet C6.01 45. Currently, all sanitary sewer is shown as SDR 35. PVC pipe classes for public sanitary sewer shall be per the following: Less than 18 feet depth: SDR 35 18 - 28 feet depth: SDR 26 Greater than 28 feet depth: Designed by Engineer 46. Public sanitary sewer should be extended along the northern lot line of the Renewal by Andersen property south of the pond to allow for future connections. This sanitary sewer shall be covered by drainage and utility easement extending 20' south of the property line. The proposed parking lot and storm sewer should be moved outside of this easement or private improvements will be located there at their own risk. 47. Private sanitary sewer building services shall meet the requirements of the latest Minnesota Plumbing Code. a. The slope of building sewers shall not be less than % inch per foot without approval by the Authority having Jurisdiction. The portion entering the building is depicted at 0.4% and will not be approved by the Department of Labor and Industry. b. 8" public sanitary sewer within public drainage and utility easement will have a minimum grade of 0.4%. 48. The proposed storm sewer for the ponding area has been provided by the City. The utility plan should be updated to reflect this proposed storm sewer and outlet structures. 49. Revise Note 2.4 to reflect that storm sewer pipe to be owned and maintained by the City shall be RCP, not HDPE. a. The last private storm pipe into the public pond should also be RCP from the manhole to the RCP flared end section. 50. Existing storm sewer and proposed storm sewer modifications for the driveway relocation and turn lane construction on the east side of the site should be depicted. 51. Since the proposed pretreatment basin will be allowed to infiltrate and not be immediately lined, the proposed storm sewer from the Renewal by Andersen site should then be discharged into the pretreatment basin at the bottom of the basin. The proposed storm sewer from the site should be configured such that the outlet pipe can be raised to the normal water level once a permanent pool is established (a drop manhole should be provided outside of the parking lot prior to the flared end). However, if the intent of the site grading is to place poor -draining soils within the pretreatment cell such that it holds a normal water level, then this configuration can be avoided. Please clarify the expectations of the site grading and pond excavation so an appropriate pond inlet can be designed. a. The maximum allowable pipe velocity for overland discharge is 4 fps, or 6 fps into a permanent pool of water. 52. Two segments of private storm sewer pipe are greater than 400' long. The recommended maximum spacing between storm sewer structures is 400'. 53. Several storm sewer pipes near the south side of the site have velocities greater than 12 fps. The recommended maximum pipe velocity between structures is 12 fps. Bolton & Menk is an equal opportunity employer. Renewal by Andersen Expansion - Preliminary Site Development Plan Review Page: 6 54. Several storm sewer structures are shown with depths from rim to invert of less than 4'. The recommended minimum cover for storm sewer pipe is 3' below a street and 2' below greenspace. These minimum cover values shall be met for all storm sewer to be owned and maintained by the City. Private HDPE pipe should meet minimum manufacturers recommendations. 55. Storm sewer collecting drainage from the public right-of-way of 100th Street appear to discharge into the private storm sewer. The developer's agreement should identify that pipes within the public right-of-way are owned by the City, and downstream pipes on private property are privately owned and maintained. 56. A proposed storm sewer pipe in the northeast corner of the property should be revised such that the pipe is entirely within the Andersen property and does not cross the property corner onto adjacent property. Construction limits should also be considered with the layout. 57. A proposed flared end section on the north side of the site is within the drainage and utility easement. Evaluate if grading can be revised such that this flared end section can be moved entirely outside of the drainage and utility easement. 58. 12" trunk watermain shall be extended from the existing easement adjacent to the Leafline Labs property, through the Renewal by Anderson parking lot to 100th Street. A 20' minimum drainage and utility easement shall be dedicated over the watermain through the site. The existing 12" main along 100th Street west of Ideal Avenue should be extended along 100th Street to the west property line such that the Andersen driveway is not impacted when the trunk watermain is further extended towards Hemingway Avenue in the future. a. The new 12" watermain to be extended along 100th Street west of Ideal Avenue should be located 1' south of the right-of-way line. b. Centerline of the relocated overhead utility poles should be located a minimum of 12' north of the proposed 12" watermain. c. The 8' wide bituminous trail should be centered on the right-of-way line with 4' in the right-of-way and 4' extending into the drainage and utility easement. Confirm clear zone separations are met to hydrants and other fixed objects. 59. A 12" tee and 12" main across 100th Street to the south shall be provided at Ideal Avenue on the east side of the intersection. New isolation valves should be provided on each side of the tee on the east and west sides. Therefore the existing 12" valve and pipe to the west should be permanently removed as a part of this work and replaced with new pipe as it is extended to the west property line. The 12" should be extended from the new tee south to the trail/boulevard area in the southeast corner of the Ideal/100th intersection and it should then be reduced to a 6" main with a temporary hydrant. This work will require additional removals such as trail and should be depicted on the plans. 60. Watermain valves for 12" and larger watermain shall be butterfly valves, not gate valves. 61. Hydrant pads shall be constructed per STR-37 on all proposed hydrants and all existing hydrants along 100th Street. Hydrant flags shall also be provided per the City Standard Specifications. 62. The proposed water service shall branch from the trunk watermain and include isolation valves and each side of the service, as well as a shut off valve on the service itself. Bolton & Menk is an equal opportunity employer. Renewal by Andersen Expansion - Preliminary Site Development Plan Review Page: 7 63. The proposed relocated fire hydrant west of storm sewer structure 115-A appears to be located within the proposed trail. Per previous comments, the trail should be relocated. 64. Since a portion of the 12" main along 100th will be shut down for the other watermain work described above, the wet tap hydrant in southeast corner of site should be instead be accomplished by cutting in a tee. 65. Proposed fire hydrants along the north side of the site are shown within the drainage and utility easement. These hydrants should be moved such that the private hydrant is entirely outside of the drainage and utility easement. 66. The proposed fire hydrant northwest of the proposed building would likely not be accessible in the event of a building fire due to its close proximity. Relocating this fire hydrant further from the building should be considered, however all proposed hydrant locations are to be reviewed by the City's Fire Marshall. 67. Notes 10, 11, and 13 should be updated. Shoat C9_n1 68. Infrastructure to be owned and maintained by the City shall be constructed per City standard detail plates. Private infrastructure may be constructed per the developer's detail plates. A complete set of details can be found on the City's website: https://www.cottagegrovemn.gov/departments/engineering/standard detail plates.php 69. Pedestrian ramps within the public right-of-way shall be constructed per the latest MnDOT Pedestrian Curb Ramp Details (Standard Plan 5-297.250), not detail 11. Sheet L1.01: 70. Planting will not be allowed within the drainage and utility easements if above existing or proposed public utilities. Proposed utilities should be shown on the Landscape Plan to identify these conflicts. Landscaping will also need to be coordinated with private utility relocations. It appears the turn lane construction and trail relocation will move overhead power near or over the proposed landscape berms and trees. 71. Seed mix 35-221 should be placed in the bottom of the infiltration basin. If the pretreatment cell is constructed in free -draining soils, the bottom of that basin should be seeded as well. 72. Boulevards and disturbed areas along 100th Street should be restored with the low maintenance fescue mix. Stormwater Comments: 73. A stormwater management plan will need to be submitted for review. 74. Rational Storm Sewer Design: On-site storm sewer should be sized to a 5 -year rational method design. Submit rational method design calculations for the storm sewer system. Please submit a drainage area map for each catchment. Include individual pipe segment velocities with calculations for review. 75. For stormwater facilities with emergency overflows, the low entry elevation for all new structures must be a minimum of 3 feet above both the peak surface water elevation for the 100 -year precipitation event and 2 feet above the emergency overflow elevation of any immediately adjacent stormwater basin. For backyard and side -yard conveyance and temporary ponding areas, there must be at least 1 foot between the overland overflow elevation and the low entry of the adjacent structure. Bolton & Menk is an equal opportunity employer. Renewal by Andersen Expansion - Preliminary Site Development Plan Review Page: 8 Detail for reduction of lane west of Ideal Avenue entrance: JUNE, 2001 ROAD DESIGN MANUAL JENGLI H) 5 4(3) 7ah:3ulUr i + Shwidgr 1 1 is HIGHWAY—f -------- t . :15 r iia1:1$ TgW Stripe ET h5rp Vgrlgble� �+�rHdil�a EEO, Typi;cdl ]gyp' Typical , 50" 1gu' Tutor COMBINED BV -PASS LANE AND RIGHT -TURN LANE (To be used only where.. cross slirml volume is low} Figure .01B Bolton & Menk is an equal opportunity employer. U DU DU DU DU DU 24.0" ---- _--_- •. -------- II JU DU DU 3d 8CS R 35'5 420— ____ �/ ! 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M.S.A:. 180- 10-10 1 rs> Ngz w "ur�z rss a as a„ ,..�, o. 13 12 11 10 9 8 7 6 5 4 3 2 1 0 15 31 Preliminary Site Development Plans for Renewal by Andersen CONSULTANT CONTACT LIST: T a"�uwMriss�av .:xx"m Ero`�Kn, mn u�a Cottage Grove, Minnesota Presented by: Opus Design Build, LLC VICINITY MAP NO SCALE — CO—NINO SPECIFICATIONS xs I.C,31 mxomsTrwwNnsvEciflcAneNSPoPSIN+S,PurnoN 1%A15 mmoNl T OPUS' Txs ows asoun @mPEGmup. LLG CpuvCWpn 14 LLC. Renewal by Andersen ISSUE RECORD TITLE SHEET 14611111 S S e SITE *a� �e N.T.S. VICINITY MAP NO SCALE — CO—NINO SPECIFICATIONS xs I.C,31 mxomsTrwwNnsvEciflcAneNSPoPSIN+S,PurnoN 1%A15 mmoNl T OPUS' Txs ows asoun @mPEGmup. LLG CpuvCWpn 14 LLC. Renewal by Andersen ISSUE RECORD TITLE SHEET 14611111 TREE INVENTORY —LEGEND i ®wwrrs""xr mx' r,ouu m , OPUS' � w - o rxe oPu� aR011P ®awwxw„ww..E xFFZ== ir wrar . n . unmw,wxowva. 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NH N3fS iNAiawioroHw Renewalby Andersen ISSUE RECORD EROSION CONTROL NOTES & DETAILS C5.03 UTILITY CONSTRUCTION NOTES ��;,� ma lY �*b s;or—I—I—I—I e v -------------------- ------ 1. =-J A PROPOSED BUILDING ------ --,, 1, I ' o- LEGEND \I OPUS ¢�1.� r�—I 91100011 OOIDEI� CWS PE!,Z..LLG. I .eus«ors —+— I m s umssn �N CWs� 3nB .C. _- b&k www.aembetck.cam )i /I II t�Ntsmnstr� �a I Renewal by ---------- Anderser T I a _ 3tGM ISSUE RECORD I i I I LOT 1 I_ I 'I -----------, ---------- BId) _ a -k ndlieeoe UTILITY PLAN C6.01 STORM SEWER MANHOLE CATCH BASIN MANHOLE O6 xTx TYPICAL FIRE HYDRANT AND GATE VALVE INSTALLATION 10 xTs. BREAKAWAY ACCESSIBLE PARKING SIGN OPUS" �� T CHBI N CASTING A SEMBLY =:'N Renewal by Andersen D3 xr 29--.36-- CATCH BASIN FLARED END SECTION ISSUE RECORD L DT x.rx Al E612CCNCA ECURB&GUTTER= 08 xra CONCRETE SIDEWALK nix V C'0L (111 111M I 1=,lACElTTlWlN ENK 27, ELE—. DETAILS 11 xTA PEDESTRIAN CURB RAMP CURB CUT C9.01 �COTfNGE GROVE IANDR[gPE CODE PROPOSED BUILDING zsissF 16 OPUS' W.baWk www -R....b,0k-. Ronewalby Anderson I .-- —!got — —1 LANDSCAPE PLAN L1.01 OPUS ine ows snout ��Gwu. LLc. CPic CesiAn BUN, LLC. 1ripJ IA'MyAq�5W�.9 Renewal by Andersen ISSUE RECORD LANDSCAPE SHRUB -WEST MKIN OPUS w9 o anwr CaosnBcwp, L.L.C. Lpw0e9An Bulk, LLL. ,, ,Aww,B,baBtek Renewal by Anderser_ 1350E RECORD LANDSCAPE SHRUB -EAST 1 1 _n3 I MEN ---------------------- 7 -- - - - - - - - - S nopcsa5 jell-------------- DADDITION ------------- r. TE kOPOSE6 BUILDING —7 461,781 SIF T- --7 -7 I II 1 OFF ­OOOGIF POIKLIPT -i-- �.` OSED ADDI IION T R. ON OPUS' THE OPUS OROUP Renewalby Anderson ISSUE RECORD Concept Site Plan Al NORTH ELEVATION A OPUS TME OPUS GROUP Opus AE Group, LL G. Opus I Bllld, LLC. Renewal by Andersen/Murphy Logistics Z9e77— MN = 3,9999 EI ISSUE RECORD OL012019 Site Pian Su—ll 0.51092019 Ste Plan Submitlal NORTH ELEVATION B NORTH ELEVATION C WEST ELEVATION Exterior Elevations A2 OPUS THE OPUS GROUP I ' Opus AE Group, L L.C. Opus OcsigI Bllld, LLC. Renewal by Andersen/Murphy Logistics C'�9e"�m�e, MN � 3,9999 ISSUE RECORD OL012019 Site Pian Su—ll 0.51092019 Ste Plan Submitlal UTSOH ELEVATION A U, a., -o SOUTH ELEVATION B SOUTH ELEVATION C EAST ELEVATION Exterior Elevations A3 South Elevation not to scale 02 EXPOSED AGGREGATE PANEL COLOR: #2 INTENT, COLOR MAY VARY) )DESIGN ' 1 03 RANDOM RIBBED WITH 04 PREFINISHED METAL 05 VISION GLASS BY EXPOSED AGGREGATE CANOPY ANDERSEN COLOR:#2 )DESIGN INTENT, COLOR MAY VARY) 06 PREFINISHED METAL WINDOW MULLION AOPUS Renewal by Andersen / Murphy Logistics Material Board Exhibit ,„E0—GRGUIR Cottage Grove, MN 05/08/19