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HomeMy WebLinkAbout2019-08-26 PACKET 06.3.STAFF REPORT CASE: 6.3 ITEM: PUBLIC MEETING DATE: 8/26/19 TENTATIVE COUNCIL REVIEW DATE: 9/18/19 APPLICATION APPLICANT: Cottage Grove Properties, LLC REQUEST: A preliminary plat to be called Cottage Grove Woods 2nd Addition, which would create two commercial lots and one outlot; and a conditional use permit and site plan review of the proposed expansion of an existing self - storage facility by adding three single -level storage buildings and a boat and RV surface parking area on approximately 2.6 acres of land. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7160 West Point Douglas Road South PB, Planned Business District Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Commercial EAST: Highway 61 Highway 61 SOUTH: Commercial Commercial WEST: Park Park/Open Space SIZE: 3.98 Acres Self -Storage Structures = 29,000 square feet RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION Grove 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:. 7/31/19 60 -Day Review Deadline: 9/29/19 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Extra Space Storage Preliminary Plat, Site Plan Review, and Conditional Use Permit Planning Case Nos. PP2019-037, SP2019-039, CUP2019-038 August 26, 2019 Proposal Cottage Grove Properties, LLC has applied for the following applications for property located on West Point Douglas Road: 1. A preliminary plat for Cottage Grove Woods Second Addition to add approximately 2.6 acres to the existing parcel located at 7160 West Point Douglas Road and to create an approximate 1 -acre parcel (Lot 2, Block 1) and an approximate 3.98 -acre outlot for future development. 2. A site plan review for the construction of three new commercial self -storage structures with a cumulative square footage of approximately 29,000 square feet providing storage units of varying sizes and exterior vehicle (boat & RV) storage. 3. A conditional use permit to allow for the expansion of the self -storage operation at 7160 West Point Douglas Road South, which would also include exterior storage. The property is located between West Point Douglas Road and the Soo Line Railroad track and northwest of the Metro Transit Park and Ride facility. The location map is shown below: , `, r f-. y. r► „ `t ` r� moi. - -��; ��i' .�^�y`c. T, "-y S „� t.Y µ� •,� Vit, P j'r Wil♦ .. '� f ♦' �1_ r -+ Hamlet Park 4 r. Location Map Planning Staff Report Extra Space Storage — Planning Case Nos August 26, 2019 Page 2 of 17 PP2019-037, SP2019-039, & CUP2019-038 The developer's proposal includes partial development of the 7.63 -acre Outlot A of Cottage Grove Woods. The proposal would combine approximately 2.6 acres with Lot 1, Block 1 Cottage Grove Woods, creating a 1 -acre lot and an approximate 3.96 -acre outlot for future development. } � auariea lWeeeb�� r � rr `r r rj� \ N Saar ' ••'>`.. � $� 4 I � � \ �~ •.4 r rrrr aae.eeaee,r,o,e.eeeeee�eee. � ~�� • tuen+ .e sar crew \ +eY �vrs ure ti rr, (fir" 1I rrr T �r d F err r w` .r J ! Cottage Grove Woods Second Addition — Preliminary Plat The applicant is proposing to construct three additional self -storage buidlings. The units in Building 1 would be entirely accessible via garage doors on the interior side and would be 7,530 square feet in size. Buildings 2 and 3 would provide interior self -storage units as well as units with exterior access. Building 2 would be 9,773 square feet, and Building 3 would be 11,760 square feet. A 13,073 square foot space is proposed within the center of the expansion area for exterior parking storage. Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 3 of 17 EAST aim �., FFE: 79F.30 E7oSi�. � MUM H , 9,760 GS8 RE 19 f y � H. DECIIRANVE J ]RON FNbm PHfWf1RFA � BURT 1 ISFMI�3EATED) x 1 w erL3.ra `V. & KDEWItATRT L- FFHCF. TO MATCH TF1E E.XLii1K4 FUTC Imo: SI I E LOT 2 43,932 SF w f PROPOSM t p H[AG ] VN 09 a.-,. ,r 7 � Proposed Site Plan Review Process Application Received: July 31, 2019 Acceptance of Completed Application: July 31, 2019 Tentative City Council Date: September 18, 2019 60 -Day Review Deadline: September 29, 2019 Planning Considerations W 1 sxn�Jux.a — R�1 F&13CE History The Rush, a nighttime entertainment center, closed in 2008. The building was vacant until 2015 when Premier Storage, LLC purchased the property and applied for a minor subdivision, variance, and site plan review for a self -storage facility on the approximate 17.63 -acre parcel. � PROPUSCA r a IUN3 WG8 fSF J F 3 AR Proposed Site Plan Review Process Application Received: July 31, 2019 Acceptance of Completed Application: July 31, 2019 Tentative City Council Date: September 18, 2019 60 -Day Review Deadline: September 29, 2019 Planning Considerations W 1 sxn�Jux.a — R�1 F&13CE History The Rush, a nighttime entertainment center, closed in 2008. The building was vacant until 2015 when Premier Storage, LLC purchased the property and applied for a minor subdivision, variance, and site plan review for a self -storage facility on the approximate 17.63 -acre parcel. Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 4 of 17 The 2015 request included modifying The Rush site property lines to create one parcel with the same ownership, renovation of the existing 23,126 square foot building, construction of four addi- tional self -storage buildings, and a variance to the architectural standards. A part of this redevel- opment also included removal of the existing parking lot and the preservation of mature trees along the rear and side property lines to maintain natural screening on the site. Current Site — After 2015 Renovation/Development Ordinance Criteria The property at 7160 West Point Douglas, as well as all adjacent parcels, are zoned PB, Planned Business District. This zoning designation is consistent with the current 2030 Comprehensive Plan and the proposed 2040 Comprehensive Plan, which designate this area as commercial. The proposed self -storage use requires a conditional use permit (CUP) within the zoning district. The City's Zoning Ordinance requires site plan review and approval for new structures and major additions to existing structures. The purpose of the site plan review is to ensure that new devel- opment is consistent with the City's development standards and requirements. The ordinance also requires a CUP for self -storage facilities. Given the applicant is proposing to expand the current operations and include exterior storage, an amended CUP is required. Self -storage use is a conditional use within the PB Zoning District. Exterior storage would be allowed as an accessory use to self -storage with a conditional use permit if the proposed zoning text amendment related to self -storage facilities is adopted by the City Council. All requirements Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 5 of 17 of the amended City Code Title 11-10D-7 must be met, which includes the following proposed standards: A. Exterior storage is allowed only by conditional use permit as part of a legal conforming self - storage business, provided the following conditions are met: Exterior storage shall be accessory to the principal use and shall not be a principal use by itself. 2. Exterior storage shall be limited to an area not larger than 50 percent of the ground cover- age of the principal building(s). 3. Exterior storage areas shall be located behind the principal building(s) and not within side or front yard areas and not abutting a public street. 4. Exterior storage areas shall be surfaced with concrete or asphalt, and if a parking lot is being utilized for the exterior storage, individual parking spaces shall be clearly delineated with striping. In no event shall the exterior storage area reduce the number of required parking spaces for the principal use. 5. Exterior storage shall be subject to the screening requirements of Title 11-6-4 of this code. 6. Exterior storage areas are exempt from the landscaping requirements pertaining to parking lots regarding that portion of the parking lot that is used exclusively for exterior storage. If the exterior storage area is no longer needed and the area is used as a parking lot, not for exterior storage purposes, the owner shall comply with the landscaping requirements for parking lots specified in this code within 90 days after the termination of the exterior storage use. 7. Stored items shall not be visible from Trunk Highway 61 or any public right-of-way. 8. The height of stored boats, recreational vehicles, and other exterior storage items, including any affixed accessories, shall not exceed 12 feet, as measured from the ground. 9. The use shall not be located within one mile of another self -storage facility with exterior storage. Site Characteristics The existing 3.88 -acre parcel includes five commercial structures utilized for self -storage. The current buildings make up a total of 71,669 square feet of self -storage space. Three of the build- ings include interior walkways and storage access, and two include exterior access via garage doors. The proposed development site is relatively flat with mature trees along the rear lot lines. A wet- land exists in the southerly corner of the site, which extends onto the expansion site. No frontage would be added to the entire project site with the addition of the 2.6 -acres. An approximate one - acre parcel along West Point Douglas would have 316 feet of frontage as a future development site. The applicant has provided verification that the one -acre parcel has a buildable area to sup- port future development. Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 6 of 17 Two access drives exist, and no additional access drives are being requested with this develop- ment project. The applicant has proposed utilizing the most southerly existing access for the proposed self -storage expansion and for Lot 2, the future development site. A cross access agree- ment would be required to be provided between Lot 2 and the self -storage site. Exterior Storage The applicant is proposing to provide approximately 13,073 square feet of exterior storage area as a part of their expansion. This would be located on the interior of the site and would include approximately 46 parking spaces on an asphalt paved parking area. The exterior storage area would not be greater than 50 percent of the building coverage of the site-, the applicant has indi- cated the exterior storage area is 45 percent of the building coverage. Building coverage of the entire 6.4 -acre site is limited to 35 percent-, the applicant is proposing exactly 35 percent of the 6.4 -acre parcel. Proposed Exterior Storage Parking Area r ff' ,r ' PROPOSED FGA' RLX ? �. �6 U736Sr 51.411-11E�T�.Dj ds 2 •�q rs? 7V tC1POS t M (1] 5 G 3SF n� 15' - E" PROPOSED � P 11.760 GSF 'r x �Poq Proposed Exterior Storage Parking Area Planning Staff Report Extra Space Storage — Planning Case Nos August 26, 2019 Page 7 of 17 PP2019-037, SP2019-039, & CUP2019-038 The proposed exterior storage is restricted to boats and RVs that can be stored within the striped parking lanes as indicated on the submitted site plan, dated August 20, 2019. No item to be stored within this site shall be permitted to exceed 12 feet in height as measured from the ground, in- cluding any accessory that may extend off the item (satellites, antennas, racking, etc.). At such time that the exterior storage area is no longer being utilized as such, the landowner must comply with the landscape requirements for parking areas as specified in the zoning ordinance within 90 days after termination of the exterior storage use. The applicant has indicated that the storage facility would restrict the storage of any items greater than 12 feet in height and has proposed to extend the height of Building 1, located along West Point Douglas, to be 12 feet 8 inches. The sight line study shown below indicates the visual of the proposed site traveling north on Highway 61 as it relates to a 12 -foot high building. The proposed height of the building, being an additional 8 inches, would drastically increase the screening of the interior storage area from not only Highway 61 but also West Point Douglas Road. I 2 Site Line Study Landscaping Landscaping has been calculated using the entire new development parcel (6.46 -acres). Credit was given for the shrubs and trees that were recently planted on the 2015 project site. Existing qualifying trees have been calculated using the 2015 tree inventory for the 3.88 -acre site and the 2019 inventory of the 2.46 -acre site. The table below indicates the credit of preserved qualifying trees for the entire 6.46 -acre site: Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 8 of 17 The applicant is proposing to install 30 trees, a mix of deciduous and coniferous, and 45 shrubs throughout the new develop- ment site. With the credit of 90 trees, the applicant is required to install 11 additional trees on the site, they are proposing to install 30 trees. A reduced number of shrubs are being pro- posed as a compromise for the 19 addi- tional trees proposed to be planted in excess of the 11 total trees required for the site. The required number of shrubs to be planted on the new development site is 84; the applicant is proposing to plant 45 shrubs. —PHP:$ 10 I'VORK A'-2: f1—— / . / *:•� '.sY} PLAI:1 SCHEDULE w +a.r..... a,�*a. wax . w. .r a Qualifying Trees �LPHASE 1 INORK. AREA— •. Par n r_ f Preserved (credit '0 Total Qualifying towards required �� � I I I I:�•. �� ' Ir .Ili ,: In Qualifying Trees landscaping trees Trees Removed required) 2015 Tree Inventory r (done on 3.88 acre NnrTH parcel wl exisiting building) 87 24 63 2019 Tree Inventory (done on proposed 2.6 acre parcel to be combined to exisiting 3.88 acre parcel) 20 8 `:2 90 (credit towards required landscaping trees (101)j —PHP:$ 10 I'VORK A'-2: f1—— / . / *:•� '.sY} PLAI:1 SCHEDULE w +a.r..... a,�*a. wax . w. .r a �LPHASE 1 INORK. AREA— •. Par n r_ f U-NCCii �e / •,xnR �'"� �'�� •,• w '/ '0 �� c, PROPOSED e E.IILDING `-. _ � � � f ❑m m w.a..w .va ..wrrw�, Ao aw General Noes � "" i � �� � I I I I:�•. �� ' Ir .Ili ,: In t � r NnrTH Landscape Plan Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 9 of 17 The landscape ordinance also requires 25 percent of a developed site to be maintained as green space and shall not be covered by buildings or impervious surfaces; 25 percent of the 6.46 -acre development site is equal to 70,458 square feet. The applicant is proposing 97,866 square feet of green space which is 35 percent; 10 percent greater than the minimum required. Tree Mitigation A tree inventory was completed in 2015 for the existing 3.88 -acre site. This inventory verified that the applicant did not propose to remove greater than the permitted 30 percent of existing qualify- ing trees; therefore, an updated inventory of the existing site (3.88 -acres) was not required. The qualifying tree count from 2015 was utilized in the evaluation of the new site (6.46 -acres). City ordinance allows new commercial development to remove up to 30 percent of existing qual- ifying trees without mitigation. For the proposed 2.6 -acres to be added and developed, the appli- cant is requesting to remove 8 of the 20 inventoried qualifying trees on the site, which is 40 percent of qualifying trees removed. An applicant is only permitted to remove 30 percent of the inventoried qualifying trees (6 trees); therefore, mitigation of 2 trees is required (4 trees are required to be planted). Planting of the required mitigated trees has been indicated on the landscape plan, as the applicant has proposed planting a greater number of trees than the landscape ordinance requires. 2019 Tree Inventory LEGEND: 1 EXISTING SHADE TREES TO REMAIN \ EXISTING SHADE TREES TO BE REMOVED Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 10 of 17 Fencing/Gate The developer has proposed to mirror the fencing material on the existing site (decorative wrought -iron materials) for the proposed expansion. A security gate and fence would be installed at the entrance off West Point Douglas Road. This security gate would only be accessed with use of a security access code granted to those utilizing the facility. An illustration of the fence style is shown below. W --I L .J Fencing material and design within the yGateway District The fencing would extend between all open portions of the site, between buildings, and along the rear property area to fully enclose and secure the site. The fencing is proposed to be six feet in height. 1..:z: LOT 2 ` 43,432 SF ]SCUP ` J j�' 1PelNPYKLtrve J d N"FM �,, 4z..NI1�_7Jpl 511 P NJ QUTLQT A Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 11 of 17 Architecture Exterior building materials for commercial buildings are required to be three different Class 1 materials and composed of least 65 percent of Class 1 materials and not more than 10 percent of Class 4 materials. Class I materials include copper panels, fired clay face brick, natural stone, transparent glass, or other comparable or superior materials. Class 4 materials are ceramic, glass block, industrial grade concrete precast panels, smooth concrete block, smooth scored concrete block, steel or aluminum siding, and wood. The materials of the three proposed buildings would mirror the materials and design used on the existing buildings. Current Facility The three new self -storage buildings would be constructed of eight -inch CMU block. The proposed buildings would include a CMU accent band and pilasters to break up the exterior facades. No win- dows are proposed on any of the buildings. The fagades facing the interior of the site would be insulated garage doors of varying sizes. Overall, the exterior building materials, building and park- ing minimum setbacks, and building height generally comply with ordinance regulations. The table below summarizes the height, dimensions, and square footage for each building: Building Building Height Gross Floor Area Building 1 12 ft. 8 in. -16 ft. 8 in. 7,530 sq. ft. Building 2 1 Oft. 9,773 sq. ft. Building 3 10 ft. 11,760 sq. ft. Total 29,063 sq. ft. Exterior Storage Parking Area 13,073 sq. ft. Building 1, facing West Point Douglas, is proposed with a parapet on each end and in the center of the building to provide for additional screening and break of the large fagade. The average height of Building 1 is 12 feet 8 inches with areas extending to a maximum height of 16 feet 8 inches. Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 12 of 17 An illustration of the building elevation from West Point Douglas Road is shown below: Front Building Elevation Facing West Point Douglas Road Utilities The subject property is within the Metropolitan Urban Service Area (MUSA). The existing City sanitary sewer and water service stubs will continue to be used for the existing and proposed Premiere Storage buildings. The Fire Department is requiring that a fire hydrant be installed at the north and south corners of proposed Building 2. A detailed fire suppression plan must be submitted with the building permit application for the City's review and approval. The property owner is responsible for maintaining their private watermains, hydrants, and fire suppression systems. Development fees and area charges for redeveloping this site will be added to the building permit. Park Dedication Fee As a part of the 2015 redevelopment project, a park dedication fee in lieu of land dedication was not required for the proposed 3.66 -acre parcel. The park dedication fee was, however, required to be paid at the time of future land development and will be required to be submitted with the building permit application. Signage The City's Sign Ordinance permits one pylon sign per tax parcel. For principal structures with 20,001 to 100,000 gross floor area, the ordinance allows a pylon sign to be a maximum of 15 feet in height and 45 square feet (max- imum area) for the sign area. The base of the pylon sign must be constructed of Class 1 materials that match those used on the building. As a part of the 2015 renovation project, the applicant installed a 15 -foot pylon sign which was 45 square feet in size. No additional free-standing signs would be per- mitted on the 6.45 -acre parcel, but the ordinance would allow for wall signage meeting the code's requirements. The applicant is not proposing any additional signage as a part of the additional project area. Current Signage Public Sidewalk During the 2015 redevelopment project, City staff from the Public Works and Public Safety De- partments discussed the current city policy that new development pay for and construct a public walkway along their frontage. At that time it was determined that a sidewalk should be required to Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 13 of 17 be installed prior to the reconstruction of West Point Douglas to alleviate cost to the project in the future. City staff required a six-foot wide sidewalk paralleling West Point Douglas Road to be installed as a part of the 2015 development project. As a part of the current development proposal, specifically the creation of a one -acre building site adjoining West Point Douglas Road, a sidewalk is required to be installed to the edge of the current development boundaries. As parcels continue to develop, missing sidewalk/trail segments will be required to be installed. Stormwater Management Plan As a part of the 2015 redevelopment project, the wetland beginning in the northwest area of the site and extending along the west side was reclassified as a Manage II wetland. This classification of wetland requires a 25 -foot buffer between the delineated wetland boundary and any parking or building area. The 2015 redevelopment project and the proposed 2019 expansion project meets those required setbacks. This project also proposes an infiltration basin at the southwest corner of the development site to accommodate the runoff from all new impervious surfaces. The applicant has submitted a storm - water management plan, which has been reviewed by the City's consulting engineer-, their com- ments have been provided in the attached letter dated August 22, 2019. The applicant must maintain and meet the long-term maintenance requirements within an approved maintenance agreement. Storm sewer area charges are required to be paid for the development of the 2.6 -acres. Outdoor Lighting Plan Below is the submitted exterior lighting plan, which indicates the proposed installation of 18 LED wall packs attached to the commercial buildings. The light fixtures are required to be downward directed. Proposed Foot -Candle Distribution Plan Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 14 of 17 Parking Four parking spaces were installed during the 2015 renovation project outside of the secured area. Two additional parking spaces are being proposed on the north side of building on the inside of the security gate. Additional parking will also be available within the self -storage area as is available within the existing site. City Department Review Representatives from various City Departments reviewed the applicant's planning applications at their Technical Review Meeting on August 14, 2019. Public Safety made comments related to fire hydrant location and access of equipment to the site. The applicant will work with the Public Safety Department to address any concerns. The Engineering Department's comments are conveyed in a memorandum prepared by Bolton & Menk (the City's engineering consultant) dated August 22, 2019. A copy of the letter is attached to this planning staff report. Public Hearing Notices Public hearing notices were mailed to 25 property owners who are within 500 feet of the site on August 14, 2019. In addition, the public hearing notice was published in the South Washington County Bulletin on August 14, 2019. Recommendation That the Planning Commission recommends that the City Council approve the site plan review, conditional use permit, and preliminary plat applications to allow the construction of the three new self -storage buildings and exterior storage parking area located at 7160 West Point Douglas Road as proposed on the development plans prepared by Westwood Engineers dated July 29, 2019 and July 31, 2019, and Colliers International dated July 31, 2019. Approval of these planning applications is subject to the conditions listed below: The City Council rescind and terminate Resolution 2015-092. 2. All applicable permits (i.e.; building, electrical, mechanical) and a commercial plan review packet must be completed, submitted, and approved by the Building Official, Fire Marshal, and Public Works Director prior to the commencement of any construction activities. 3. The 2.6 -acres must be combined with Lot 1, Block 1 of Cottage Grove Woods. 4. The applicant shall submit civil as -built drawings to the City upon completion of the improvements. As -built drawings shall be submitted in CAD and PDF format. 5. Exterior storage is permitted per ordinance Section 11-10D-7: Self -Storage Facilities, and must meet all conditions. 6. Exterior storage shall not be visible from Highway 61. 7. Exterior storage is only permitted within the striped lines as indicated on the site plan com- pleted by Colliers International, dated August 20, 2019. Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 15 of 17 8. At such time the self -storage exterior storage area is no longer being utilized as such, the landowner must comply with the landscape requirements for parking areas specified in the zoning ordinance within 90 days after termination of the exterior storage use. 9. Fencing must match the existing black iron fencing on the current 3.66 -acre self -storage par- cel. Fencing must not exceed eight feet in height. Barbed-wire strands, chain-link fencing with or without vinyl slats, and wood fencing is prohibited on the perimeter of the property or used as a security gate. 10. A fire hydrant must be installed at the interior corners of Building 2 (9,773 square feet). 11. The applicant submits to the Public Safety Department a copy of their intrusion alarm system and provide the name(s) and contact information of persons possessing a key or security code for the main gate entry system. 12. Irrigation shall be provided for all sodded and landscaped areas. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation in- staller to meet the water requirements of the site's specific vegetation. The system shall be detailed on the landscape plan. 13. All outdoor lighting must meet City Code requirements and must be downward directed with cut-offs. The specifications of all light fixtures must be provided with the application for a build- ing permit. 14. The final architectural plans and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a building permit. 15. The grading and erosion control plan for the site must comply with NPDES II Permit require- ments. Erosion control devices must be installed prior to commencement of any grading 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 in Title 11-6-12, Erosion Control During Construction, of the City's Subdivision Ordinance. 16. The grading and erosion control plan must be revised to prevent surface runoff from impervi- ous surfaces from draining into West Point Douglas Road. 17. All mechanical equipment screening and trash enclosures must be constructed of materials that are consistent with the principal building's exterior materials and comply with City ordi- nance regulations. 18. A six-foot wide concrete sidewalk shall be constructed along West Point Douglas Road for that area of the one -acre Lot 2, Block 1. Future development of the 3.98 -acre Outlot A will be required to complete the six-foot sidewalk for all that area abutting West Point Douglas Road. 19. Storm sewer pipe must be reinforced concrete pipe (RCP). Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 16 of 17 20. The applicant is responsible for removing debris from West Point Douglas Road during their grading and construction process. This street shall be swept clean daily or as needed. Parking along West Point Douglas Road is prohibited. 21. The property owner is responsible for maintaining the stormwater basin. A stormwater man- agement agreement shall be executed prior to issuance of a building permit. 22. Installation of landscaping shall occur in a timely fashion and be consistent with an approved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall be sub- mitted to the City as required by City Code Title 11-6-5. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replace- ment of the landscaping improvements. The letter of credit shall be submitted prior to the issuance of the building permit. 23. The exterior color of the overhead doors shall be a color that is similar and complementary to the color scheme for the exterior walls of the buildings. 24. Area charges, connection charges, park fee in lieu of land dedication, and related develop- ment fees and charges for current development will be required to be paid in the amounts required by the City fee table at time of development. 25. All the landscaping shown on the landscaping plan prepared by Calyx Design Group, LLC and dated August 22, 2019, must be planted in a timely manner and with the first phase of the development. 26. Payment for the park fee in lieu of land dedication as required in Title 10, Chapter 4, Section 3 of the Subdivision Ordinance for the subdivision and development on the 2.6 -acre parcel shall be collected with the building permit application. Park fee in lieu of land dedication will be required to be paid at such time future development of the 1 -acre parcel and/or 3.98 -acre parcel occurs. 27. The property owner permits the City to access the fire hydrants on the site to flush the water system. Maintenance of the fire hydrants is the responsibility of the property owner. 28. The fire suppression plan must be submitted to and approved by the Fire Marshal and Chief Building Official before a Certificate of Occupancy can be issued. The property owner is re- sponsible to maintain their private watermains, hydrants, and fire suppression systems. 29. A preliminary and final plat is prepared for the 2.6 acres to be combined with the current 3.88 - acre site and for the 1 -acre site. City approval of the preliminary and final plat application is required before any City approval is granted for the future development on any portion of the 3.98 -acre parcel. 30. All ground surfaces impacted by construction activity must be seeded, except for the pro- posed landscape improvements as shown on the landscape plan for the cumulative 6.47 - acre lot. 31. All signage must comply with the City's Sign Ordinance regulations. Planning Staff Report Extra Space Storage — Planning Case Nos. PP2019-037, SP2019-039, & CUP2019-038 August 26, 2019 Page 17 of 17 32. Approval of this site plan review application is only for the proposed self -storage facility lo- cated on the 2.6 -acre site and does not include any approval for the concept development plan for the remaining 1.00 -acre site. 33. A shared access and parking easement agreement is prepared and recorded at the Washing- ton County Recorder's Office prior to the City issuing a Certificate of Occupancy for any of the self -storage facilities and Lot 2, Block 1. Said easement agreement must include details of the affected property owner's rights and responsibilities for sharing the access drives, park- ing and maintenance (e.g.; snow removal, snow storage, parking lot striping, pothole repair, sealcoating surfaces, parking lot lighting utilities, etc.) for these common access/parking areas. 34. The construction of the three new self -storage buildings must substantially screen the exterior storage within the site. 35. The comments summarized in Bolton & Menk's letter dated August 22, 2019 must be incor- porated into the applicant's development plans. Prepared by: Emily Schmitz Senior Planner Attachments: — Development Concept Plan — Preliminary Plat — Building Elevation Plan — Grading and Drainage Plan — Landscaping Plan — Outdoor Lighting Plan — Stantec's Letter dated August 22, 2019 ST �0�� 7 �O UC �O Q / � S rfi2 �j � / ISGu-ryGVC➢I FUTURE SITE LOT 2 43,932 SF OUTLOT A EAISTMG 1— IRIL'. 11tl.fi1111 HLOG_ 712-F 3014S1 GRLLN SP rL'E: 5 09F 11,33U bN 6N>'- _ 1/oORI:I:NSPP,C,: VEVl911E. sill BLDG_ 29,M SF v44-, 44.x59 EY GRLLN SPACC'. 9 FSC 11 c n:mu= .cal 01111 GOA1BNFIJ STTFS_ s,To-. rS1._>s sF BLDG. If 1191F Pi13,1215, GREENS -E, 9 "1 IF bs-r 211.1M- '1.69%GREEN 1111E j ,�„� nm uLa�nu wvLw4cu,u.a�aua_c. % MO xPROPOSEDmTB um� o MOE �j 7ec, %/ j PT. -N2. 9.7 sL Ti 1-,°66 SF TOTAL \RF.1. 9,01 SF ��,`/%✓�.�j ���� 1LiX. OUT000OR sT—OE Cs.LcuLFaIOM. PII SFIERO-I SITE 15F S (VOsI1 1i LDoESP 4 TO— SITE ARE. 11 1 1. 9E NORIN I \ A HITELTIJRAL SITE PLAN ® b l b 1 I31US S1 t2 "PI-I'O "PI—I'I 61(0 KI \ N0 ue/aer ue/aer —cen�m hls Project: .1--l;, a COTTAGE GROVE PROPERTIES 6INTERNATIONAL me r�6 COTTAGE GROVE, MN aror pem of S nm,lr�ix�a, una�am°u �a ee�nu�m o��91m Ph.=.1— sP— Lt, 1 Architectural hey' Site Plan MVIIIIIII FEE ✓icatify Mep V / 6i A OT LEGAL GESCPFWON BLOCK 1 Lor s � ��� aaea: acts ✓ anncr�s b� S LOT 2 ,y^`� �� urEs aavazs hrosncnE �. A� GEUFIiaL nalEs OF> yv� ole, A-' FEE s _ E A ' , Site Development Summary EXIAING Z CR—Ca"„ee Rn I (PER ZONNG MAP) --------- ��. PROPER" ZONING "sss 199,861 SE OR 11,115 AC � OTA awEowe sEEaneK PER cone =rRONE h sea a >� ^ /sea _ _ � REAR 1 PARKING SESRACK PER - — r6 FRONT a i i � r ,a REAR i -- —�— --� —� -- —' — -- -- -- C-11 '1� 11 1 < \\ �e LECND /C,,` z� EGFE .11, Al— \ nEE��a10 Pon — ® N6�RORwA6 J LJ Vwry PGA "' SRWKEED� � y Ven°me6 W 'Em-, PREPARED FOR g �YYV� Cotta a Grove Woods Second Cottage Grove Properties, LLC Addition °,m'e:a'M��63 ""° Preliminary Plat OF Cottage Grove, NEN Wfnee4P1e"m°"" rE 7/24/2019 SELF MINI -STORAGE 7160 W Point Douglas Rd S BUILDING CODE PNALT515: DEFERRED ELI NOIF TI TOE �WWLIWA -11A_ AN A a lATTAI wu�RDAHEI r5E,C INSPECTIONbS �crl P r_ TO STRJCTURPL PLANS iSFECIAL Cottage Grove, MN 55016 PROJECT NOTE5 ARCH TECNRPLI1E cDN�IkiJERPLLL�IPei�In PN�pEwNLrR�PIcrrITwLMUAaILIn.P �RPr.SL eE EILED wrtN THE OIINER AM 'rT ALL EnSTINGD nENISICNS ANP %ELP 'PIT ONG OPTION. ccN5TR11cilON OR INITPLLATIgJ AND FROI THOSE SuaLN. 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IPND SERVICES wv BL11KIiA IN WALL5 A5 REwIREL LAR INcr IILLwLrdW. HIPITTaurvrS€ SrPLLPr1aN ANL PccE55oRIE5. ALL I'll TI 11111 1 11 4 L 1111 I=L cPLcuLPT�loN5OA9TREauit�o B'rsrA EEANp xAL copal p ANL PROPER INsrPutrlcN gyr:TIR TP fgv ALL HVAC P Z-, e HES peaIANICPLnel. 15 TPaE � WITH TNEPTTAc p RGNIiEaoRPL CGNSTRJ_TICN We_W gyrRacTOR IS R-SPONSIBLE To PROVILE ANA INSTALL PLL caRROLS PNp 1111 1 FGRI1111 EOUIPIENT ITI ANI Ir iEDERPL 5rA�1 PNDTLCCPLSODE5.—Icc IN WRH L PRIOR To cmIENCINc ubec WITH 1, -1 coNTRAcipR EI �rrolr� OBTAIN NECE RN THE PnPCHEp PRCNIYcCNRA 91GS15iRIIciIGN� �ENis o P,L�TRcR ��� TIRRI To�NPRovlpE P151 JEcr ANO PpllER WRI II _ T. LLTI cOyER PLPTESn5RE c'I'. vOLTK£c-11., DEnG Mo A PLL MMINTI WORK To BE -EP AT A III— PLUMBER DBT LADE PND cONSorst To PLL STPTEAND LOCPL LADES. ALILI'.�DTI TII 11c, uRAR WITH AN -1 111 Hp1R RRE RATEL PRaTErnvE 1141=11T11=11 �E:POZLplp RIT�A rIJIDE�WEs lS PER SQJiREpBVSrPTE ANo LocPL oRNllirGSoECPLaLPT-1 TA1111- ue/aer ue/eer eceby cenitythm thlspan, epebc/canobn, oa Project'. She tTitle'. Iob: zo wbmmtel - - a,d thellI 1 10 COTTAGE GROVE PROPERTIES Title Sheet / the—Iea'ar: Coffiersae General Information COTTAGE GROVE, MN lh- NP °,eed1111 , d, A,pr, C No. AT Aoeaa, s,ItenoS :me p,pperc �mecolile°I�ea MInn MN5 `a�a ehe ,he pnueea oT pI,1 Ph, esz 1 zeta �„s.ewv... �.m.u< h c e;`panle w hh,t pcI r-1ten,hn:est. sI0 00 4s 41 FUTURE SITE LOT 2 43,932 SF 6E;H1L1.C1-1 SITE PIA11 r� OUTLOTA SF BUILDING 9,73 SF Fl-- I I'll", I()1AI ki- 29",75" 'I- c --F — CUTODOORSTO—JECI.LCUL-ON -IF FIIIIINcIHF 1(-11F PHASE —10 SITU. IIIA -r TO— — AFFA 'I' III IF 212.158-, 14,108 SF MI X BOAT U — Fl.", 11 -) Coffiers INTERNATIONAL �llf�lh�lhleaw pl�,,�p�llfl,�,l�,,�I project. COTTAGE GROVE PROPERTIES COTTAGE GROVE, MN Sheet Title. Architectural Site Plan lob: cheek v OF -9111 FIII-,� I A DII,: Il Il I� III, N� II - Ih,It N� AS —1.0 11 1-11111111, 11 'h - d�Wng,,nd/.r,p,,Ifl,,tl�n,,�nt,ln�d pr,- I by IhIr Wl-t prlor — I h — by 1� I lf� I h� 1h I e pl� —j— Sh ut Title'. P . . . " COTTAGE GROVE PROPERTIES Lot 2 - Future geek v Colhers Site Development INTERNATIONAL COTTAGE GROVE, MN Concept -911 F�11-,� I A D-: �1 �1 1� Reg Na —1� h—n - th, ea - AS,,I I--—, --,,l 'h AyI,Wr—t——1 m_ m' -m" .m' -m m' -m" .m' -m" �'-m" m' -m" .m' -m m' -m" .m' -m" m,m'• m' -m" .m' -m" m' -m" .m' -m m' -m" .m' -m" �'-m" m,m. m. ,. x -- p„e 13 ® o' (A) g %I, BUILDING (U - FLOOR PLAN (NDN -HEATED MUILDRYa) T. 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Project. COTTAGE GROVE PROPERTIES COTTAGE GROVE, MN Sheet Title . yob: Building One Plan cbeeasav: Elevations zo A-1.0 4 f c � &WILDING fi) - ELEVATION 6 A -Zn vete. ire .:.o %� &WILDING f7/ - ELEVATION A EIILDING 2: INTERIOR ROLL -UR DOOR SCHEDULE (D Oewe .r m rwm WILDING 2: EXTERIOR DOOR SCHEDULE ® 1-1 w.xe m N. INSILArm SFCTI—pmR ® a -m wxa m u inruLnrm s[cri—Omft EIILOINGS 213: EXTERIOR HOLLOW METAL DOOR SCHEDULE: O nAzaaRr wins. wAlr suss nerweT�or EXTERIOR CMU - COLOR SELECTIONS, eL se r,eLo mwAt �cw w GENERAL BUILDING PLAN NOTE5: Asn w,IRIU se oRwACR� WET �Lnrwr s L, I— srRicSi'w�As���pAw, s s'-R-�A—sa+RrruFwt� AII-JITCAI ai�or�ies�PnRAreo er Wore rNAu>m m rerunun etiween Apo a �orA� uorte ExcEEo,rs zmm ris re n� '�,oEo� WALL KEr LEGEND: ���� ��Ul saxr6 II AA--AIII, ENERGT CODE: BUILDING 2 (SEMI -HEATED) ONLY wmr HeAreo iucwi+5o*adeoaW=ior­r. leu morvm•s. euro s 11 TA er ArvoP��N��i3irioFlx a R AL eu,— w,u ee A n,rl R 1 :z :z ur�m T &WILDING f1/ CRM SECTICN Aa0 .vacs. va .:.m crv.: ------ �4— L r�_womRx� &WILDING f1/ - ELEVATION C A)® vue. va .:.m ue/Ae✓ ue/Ae✓ ereby cenityetnm tniepe�,:pen� Wcen a, oa Protect. wnmmte, - - areamnea<'�maa 10 COTTAGE GROVE PROPERTIES Coffiersae COTTAGE GROVE, MN 111, 1111 1111,'A I A �neeaa�saeera/or 1, Aoeaa,�s�iteioo :me prpperc �meco,iie°; ea a cala:neu 1ahe �nueea prcopiea rn, es -1 veva x�.s.evv... e,�.m.� bycx e;tpanie -It pnprwatte�cp�se�t. Sheet TKIe I Cb: zo Building Two Plan neeasav: of and Elevations A-2.0 +----- +_____+_— __+___— +— —TT--T--T--T--T--T--T-- I� I r le - :C ---T-----T-----T-----T------ I I I I I I I I I I I I I I I I I I e 3m I I I I I w�w I I I I I LL I I I I I f c � &WILDING fi) - ELEVATION 6 A -Zn vete. ire .:.o %� &WILDING f7/ - ELEVATION A EIILDING 2: INTERIOR ROLL -UR DOOR SCHEDULE (D Oewe .r m rwm WILDING 2: EXTERIOR DOOR SCHEDULE ® 1-1 w.xe m N. INSILArm SFCTI—pmR ® a -m wxa m u inruLnrm s[cri—Omft EIILOINGS 213: EXTERIOR HOLLOW METAL DOOR SCHEDULE: O nAzaaRr wins. wAlr suss nerweT�or EXTERIOR CMU - COLOR SELECTIONS, eL se r,eLo mwAt �cw w GENERAL BUILDING PLAN NOTE5: Asn w,IRIU se oRwACR� WET �Lnrwr s L, I— srRicSi'w�As���pAw, s s'-R-�A—sa+RrruFwt� AII-JITCAI ai�or�ies�PnRAreo er Wore rNAu>m m rerunun etiween Apo a �orA� uorte ExcEEo,rs zmm ris re n� '�,oEo� WALL KEr LEGEND: ���� ��Ul saxr6 II AA--AIII, ENERGT CODE: BUILDING 2 (SEMI -HEATED) ONLY wmr HeAreo iucwi+5o*adeoaW=ior­r. leu morvm•s. euro s 11 TA er ArvoP��N��i3irioFlx a R AL eu,— w,u ee A n,rl R 1 :z :z ur�m T &WILDING f1/ CRM SECTICN Aa0 .vacs. va .:.m crv.: ------ �4— L r�_womRx� &WILDING f1/ - ELEVATION C A)® vue. va .:.m ue/Ae✓ ue/Ae✓ ereby cenityetnm tniepe�,:pen� Wcen a, oa Protect. wnmmte, - - areamnea<'�maa 10 COTTAGE GROVE PROPERTIES Coffiersae COTTAGE GROVE, MN 111, 1111 1111,'A I A �neeaa�saeera/or 1, Aoeaa,�s�iteioo :me prpperc �meco,iie°; ea a cala:neu 1ahe �nueea prcopiea rn, es -1 veva x�.s.evv... e,�.m.� bycx e;tpanie -It pnprwatte�cp�se�t. Sheet TKIe I Cb: zo Building Two Plan neeasav: of and Elevations A-2.0 C<J V CJ V � lJ V lJ CJ V lJ V MEfP11-11ILL \W/ 0 C 0 0 0 0 0 RI ILDMG (s) - ELEVATIDN A 10 0'' V 7 lPJ V lCJ (PJ V � lPJ V lCJ \LEJ MP�ArIRY MEfPL FRN4o WPLL MPSaJRf (Y) . ('D (0 C) (0 C) L) (K) L) (7) EL J., EL aM as - a �W %C� BIIILDMG (s) - ELEVATION C %�BIIILDMG (s) - ELEVATION D cRoss sECTIDN ue/aer ue/eer ecebycenityetn. tniepe�, epebc�cen a, oa Project. Sheet Title. yob: zo spbmm<el - - areamnebt'�mae me COTTAGE GROVE PROPERTIES Building Three Plan cne—Ieasar: I'll offiers and Elevations INTERNATIONAL COTTAGE GROVE, MN °heedA,pea, ees No A— 3.0 Aoeaa, s�itenoo ,I p,pperc 1CI,1I,r,ea a cava :Hell �aeepnueea pccopiea rn, 9sz.eweza �„s.ewv... �.m.� bycx e;`panie-,tptlprwilttII—n:est. © 'lI © 'lI © 'lI © ---------------------------- 'll © 'll © 'll © 'll © 'll © 'll © 'll © ----- ----- ----- ----- ----- ----- ----- 'll © ----- 'll © 'll © �II © 'll © 'll © 'll © 'lI © ----- ----- ----- ----- ---------- -L - - -- 'lI © 'lI © 'lI © 'll © III - - o ---- -- -T--©� --© --, ----- ©-T--©-T--© �I, l oTOTOTOTOTOTOTOTo oTOTOTOTOTo, oTOTOTOTOTOTOTOTOTOTOTo oTOTOTOTOTo 'I allllllllllllll 0 p Illlllll�llllllal I � I I-V - m m + -1- + m- + m +- m--+ +- m m �m_m m m e +- m + m s_m. s.m. m m --- -- --- ----- ----- ---- II I I I I �o �7 I I I I I I I I I I I I I --� I, oll I, _. o I I I I I I I I o of i b C<J V CJ V � lJ V lJ CJ V lJ V MEfP11-11ILL \W/ 0 C 0 0 0 0 0 RI ILDMG (s) - ELEVATIDN A 10 0'' V 7 lPJ V lCJ (PJ V � lPJ V lCJ \LEJ MP�ArIRY MEfPL FRN4o WPLL MPSaJRf (Y) . 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Sheet Title. yob: zo spbmm<el - - areamnebt'�mae me COTTAGE GROVE PROPERTIES Building Three Plan cne—Ieasar: I'll offiers and Elevations INTERNATIONAL COTTAGE GROVE, MN °heedA,pea, ees No A— 3.0 Aoeaa, s�itenoo ,I p,pperc 1CI,1I,r,ea a cava :Hell �aeepnueea pccopiea rn, 9sz.eweza �„s.ewv... �.m.� bycx e;`panie-,tptlprwilttII—n:est. �1 ENLARGED DETAIL a SLAB I COILINS DCOR ALL &11LDINGS �� rin mai �¢n Ircw. b ENLARGED DETAIL a SLAB / HM DOOR - � ALL & IILDINGb WILD &4'PLIERI olw eeI ETAIL9 ANp ETAILS AND SEMI N-eED B111LDIIYa m 1 I -E 16aeID D s R DAI« D��D�T�EPo�mP �m o ELE�m1 S e To �R Ae Ta LToil 1. oeL� pSL�R UPL�TER � � � w -milla m�L X11111 X1111 .1 e. - WALL RECTION el MI SIDE WALL (ELOPED) WALL RECTION a METAL FRAMMG I DDDR H DETAIL a PILASTER / Ill 3 ONLY s ANLL SECTION a HIGH BIDE ) WALL BECTILN a BMII BIDE WALL I WALL SECTICN a METAL FRAMING / DOOR .i"o EUILDINGYIbEMI-HEATED/ 'Im EUILDING1lbEMl-HEdTEDJ cln'I"e' 'Im EUILDINGI ""' EUILDINGI ""' EUILDINGI WILOI�W SJR �IER I � � Ro ILL A— if �� Eo T, 'c—T ec—T—TAL 11 —1 oxo "Ia Al—Net" �I —� - `ce�Eo�II o� EDEL�tD CNTo 11 R IIII a 11 IIII Lg ECTION • ROLL -UP DOOR L�CTION ♦ MT EUILDIK3 A L PRAMMG / DOOR BUILDING3 TYPICALR IN— <TED 11 RRI-T�4fER To et, �GONIRF4 COMFCTIONS, DETAILS aJD 5PEc5 PS RE(ll11RED e RL\"K-TACE w �'�'�Iv�mu�nlN�llllu�l�n NCNJ£ATEp euILDING� cl �TRPGdL�AncoN METAL iRanING If xI HN. 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DOOR .i"m EUILDI� 2(5EMI-HEATED) �e/ee✓ ue/ee✓ eceWcenityt„act„leper, epecicen �, oc Project. w„mmtel - - areeamnea<'ymaa Ite COTTAGE GROVE PROPERTIES Coffiersae INTERNATIONAL COTTAGE GROVE, MN o„eeaa�l tae era / o/ epean 'NAa,�s�lteioo ema p,pperc �mecolileal�ea a cava:„ell �aee�nueea pccoplea r„, esz.a9voeza �„s.ewv...e�.m.� Wcx e;tpanle wt„out pNpcwatte�cp�se�t. Sheet Tine. Wall Sections& lea°a: Details �,J ��,� o 1 corm I wN II I� Tull -woo I wnm I neo I w�� I au I m o I sa�ao I wno I naa I �'� II I I I I I I I '115 I I � Irnea II 7 ® n0 ® ® ® ® ® ® ® ® ® ® © ® ® ® ® ® ® ® ® ®wm O 12) %I�&IILDING �fU - FLLLR PLAN MLN -HEATED BWLDMG) em. ima�� wR� h ��BUILDING fU - ELEVATILN A ra. nnaalm ro nnsouRr eti. i�'-e� is a Isms h e ® ® ® ® ® e L, I ® ® ® ® I 71 ® ® ® EB —4 -- ro mm- '.m" r -m" r -m" r.m• B BUILDING fU r.m" z' -m" r -m" ?'-m" o'.m" ?'-m" - ELEVATILN B o'.m" r -m BUILDING51 a3: EXTERIOR ROLL -UP DOOR SCHEDULE: BUILDINGSIa3: INTERIOR ROLL -UP DOOR SCHEDULE: � a'�'Iux a'-m"k coimir�eou-I,p CxF 0 3 e x,' 0" ® 3-a umxa� a co wr�eoli-w CxF ©FAT, (Douorocwwo as 'm" Wore. 000Fs suf�ury oe rue F�aft Pwu+wnu wa n' ' m nornrca nee usr.oLmFo wruu nv a nvuuer w.nu. © .m _ Y _cnu Pnenr'<r ro. uN Pn r-er eL!la'�" mu.i ro.wcxt w.: ro. [rw— ---cox w. mJ'- mu.i w.i E. ® rn rwwR slte � s�ne� Fi: �-m ��BUILDIN6 (I) - ELEVATION G ELEVATILN D rn-crn H apnT awcnan.va m�u. m el-i¢m'�"Y � ,:. � ` CROSS SECTION offiers. INTERNATIONAL �e�arnn orrnvs� �e�a� e, �ey r�xnYm nI: �°�'maaGvi° ire `hr.—.1 ". tl d,o, peep A-1.0 Project COTTAGE GROVE PROPERTIES COTTAGE GROVE, MN sh—Title: Building One Plan a,-.dev and Elevations m 820 820 810 GH, LINE a R aoA11 111101AGE DRIVEN 810 0 04� 800 T o,&kE� ,2Q �� � 800 ,2.0' 790 <--- 790 BUILDING 1 780 780 9 8 7 6 5 4 3 2 1 0 Westwood Des q ed Prepared for: �he�keh Cottage Grove Properties LLC Phone (952)93]-5150 12]01 Whitewater DrlVB, Suite#300 Fm (952) 93]-5822 Minnetonka, MN 55343 Drawn', rdIFm (888)93]-5150 westwoI 478 Second Street, Suite 200 Westwood Professional services, Inc. Re`°rd Dr°wr°° by/a°t°: Excelsior, Minnesota 55331 Cottage Grove Properties Cottage Grove, Minnesota GO Date: 07/18/19 Sheet 1 OF 1 Hwy 61 Sight Line Section CONSTRUCTION PLANS COTTAGE GROVE PROPERTIES COTTAGE GROVE, MN PREPARED FOR: COTTAGE GROVE PROPERTIES, LLC 478 SECOND STREET, SUITE 200 EXCELSIOR, MINNESOTA 55331 CONTACT: TODD JONES PHONE: 952-345-3450 EMAIL: TODD@TODDREALTY.BIZ y PROJECT SITE v4 Vicinity Map 1-T TO 11ALE1 SHEET INDEX Sheet U t Table Sheet Number I Sheet Title 44W5 W PREPARED FOR `arum+ avwr®�e iumuuoa.xEw esl®,y ood COTTAGE GROVE PROPERTIES, LLCM COTTAGE GROVE PROPERTIES 9 a�101TE �E11.1II -0a.COTTAG E 6 ROVE, VN COVER 199119 88or c 1181e1� 11.com EFF ER. OF 4 —41FI o2 Te. 07/31/19 s wEnwooav�reso° s,i°� _� \ 811Ioreall81�1d eom LEGAL L)55rff 0M commo°ems°°aa"°� i A : �„ 7 � � �� ` V � � rWr r o worro9�� Doe s�o�r or re�orro�°. ", mr mr; ror o0 Dir �e onrT:,e,o mr orae or ��r ar9r,o, rr roar � �e ro, ror LEGEAD ® FF.— ® Erro wo �,�orE FEE .71 FVro n� �n �re�re a�o rrr�e mr�r .° or v17V C� \� ` 77= MENTGer v (\ n� odnOT A � I 110 A �, � ` `\\ � � — 4 /Q / / rxc mvwroar vnrn east/ on ursrwvm mcc ww✓rarzr varcv uNvarer 2 2mT \ o 0, 0 1�� 0 5a oo ,so oT2en e 44W5 PREPARED FOR hornwuww EvoxuuowTxEwvsor Wesl®/yood E��N"u�MB COTTAGE GROVE PROPERTIES, LLC COTTAGE GROVE PROPERTIES To��T., „°= °"e ROB EXISTING CONDITIONS L °` 4 rx-110R MiNNEl- 55111 TES°/��ne LICE— ro COTTAG E G ROVE, VN "` riE�owo°°Dorf. °ra s ssaaa oma -.oz TE 07/31/19 A,Aw�ooa9�r��oral semw�,Ir� � WES7�000IYgS ROAD SOUTy SO w_a< PC . _.. __-- re re x r. m Po a ®I — �w ® oiw I ,e.�rxme I I AS I I I \� rnzr° - axe cin - wrw._ I I —_-----_ V 0 BUILDING 1 --------- --- --- -------- evo/n�� I I I ie6 I I I — _ >88 / I ED _ — — 81, OF c ll8�l l.comCe GENERAL NOTES: NISHED RE sTO "LL AUBFACE/GUTTER GRADES UNLESS OTHERWISE NOTED, *11111 TO THE FLAT FLAT DIMENSIONS AND LAYOUT_ R SITE PLAN FOR CURRENT HORIZONTAL SITE ED ST NO ITT L T E, AND TFl.YlAIH FIELD-AERIFY PRIOR TO CONSTRUCTION THE FEATURED SITH HERS AND THE CONTRACTORSHALL MMEDATELI NOTIF1 THE ENGINEER OF AN' DISCREPANCIES OR VAR AT ONE •TD HE AbNTRACTOR IS TO CONTACT GOPHER STATE ONE CALL' FOR UTILITY NTROL FEATURES SHALL BE ON/C-ALL SLT HE N CE ANN OTHER EROSION OON BE NTANED UNTIL VIA 'L E TIRE ON GROUND HA, BEEN E'T4'L'HED E-TN' "T PENCE IN ATE IH ALL IF SO N TANED GNP CONTRACT, IT ED AND IMPORTANCE DOF HEXTREME CONSIDEREDALL BE NTO BE AWARE OF CURRENT FE HE CONDITION5 WITH PE5PECT TO NTROL TEMPORARY UIRED BY ER BE INCIDENTAL O THE GRADING PFA 114INI COTE CONTRACTOR MUOST BREOWAREEN OFOALL NEXIS EXISTING NANDSNALL G,ED •ALL VINITUITIN HA L IINII TO LOCAL ND AT NCLUD NG THE NAT ANAL POLLUTANT DSCHARGE ELMNATEONUSVSTEM (NPDES) PERMIT REDUIREMENTS. *A LLST'EE TSST' FRED DITWG "'K NO HOURSMUSTCLEANED AT THE END OF EACH WORKING DAY. A BOCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO DUST C STREETS .PGATIAE DRAINAGE LOGO THE 51TE MUST BE PROVIDED AT ALL 71ME5 *ALL EXPOSED SOLD MUST BE ST4BI LZED WTHN I CA OF ENGINEER ALL ITICKPLEI MOST HOPE 4DE.IATE SEDIMENT TRAPPING SYNTE., INSTALLED AROUND THEM .THE SITE MUST BE KEPT IN A WELL -DRAINED CONDITION AT ALL TIMES. •DEBRIS .STREETCE EX AWE EISEEPINGRSHALL BE CONCURRENTPWITN EEARTNWORKAON •NG HOURS MUST BE CONFIRMED AITH THE CITY PRIOR TO BEGINNING WORK .MATERIAL STORAGE AREAS WILL BE SELECTED DITRINC CONSTRUCTION .EQUIPMENT STORAGE AREAS WILL BE SELECTED DURING CONSTRUCTION 'CT ON TE •( S ONSTRUCTION DB. DRISL STOCKES RLECTED N TOILLETS.R UAND S WASHDUTS). SOL B ASF- DENATES SLT FENCEG I—DENOTES POST CONSTRUCTON WILT FENCE NPROPOSED PROXM ER S PROPOSE HATE TEE DENOTES REMOVAL LM PCT ELEVATION AD,, DENOTES E DENOTES PROPOSED EVATION DENOTES BIO -RA RAL LSEROSTONL CHECKS DEN ELEVATION FO D OBLANKET DEN07ES BITUMINOUS PAVEMEN DENOTES CONCRETE PAVEMENT 17111111 ,ra.wxxwn PREPARED FOR v<`,x° ao���a �ra,.rrx�..r,w WestwoodFErmuMe COTTAGE GROVE PROPERTIES, LLCM w COTTAGE GROVE PROPERTIES x�••=�� GRADING AND PAVING 3 OF FxcFLIPI OHIO R Mw Kora ss3a° .E °T/�I/IA UrwsFro COTTAGE GROVE, MN q.q•w••• Iaxes®� "� PLAN 4 oma3eTozRALLE. 07/31/19 � nx 92 / BR V AN 1_ � v..// 1\ N� _ WI GI 90•, wxo rwa �R � Bz --------- --- --- -------- evo/n�� I I I ie6 I I I — _ >88 / I ED _ — — 81, OF c ll8�l l.comCe GENERAL NOTES: NISHED RE sTO "LL AUBFACE/GUTTER GRADES UNLESS OTHERWISE NOTED, *11111 TO THE FLAT FLAT DIMENSIONS AND LAYOUT_ R SITE PLAN FOR CURRENT HORIZONTAL SITE ED ST NO ITT L T E, AND TFl.YlAIH FIELD-AERIFY PRIOR TO CONSTRUCTION THE FEATURED SITH HERS AND THE CONTRACTORSHALL MMEDATELI NOTIF1 THE ENGINEER OF AN' DISCREPANCIES OR VAR AT ONE •TD HE AbNTRACTOR IS TO CONTACT GOPHER STATE ONE CALL' FOR UTILITY NTROL FEATURES SHALL BE ON/C-ALL SLT HE N CE ANN OTHER EROSION OON BE NTANED UNTIL VIA 'L E TIRE ON GROUND HA, BEEN E'T4'L'HED E-TN' "T PENCE IN ATE IH ALL IF SO N TANED GNP CONTRACT, IT ED AND IMPORTANCE DOF HEXTREME CONSIDEREDALL BE NTO BE AWARE OF CURRENT FE HE CONDITION5 WITH PE5PECT TO NTROL TEMPORARY UIRED BY ER BE INCIDENTAL O THE GRADING PFA 114INI COTE CONTRACTOR MUOST BREOWAREEN OFOALL NEXIS EXISTING NANDSNALL G,ED •ALL VINITUITIN HA L IINII TO LOCAL ND AT NCLUD NG THE NAT ANAL POLLUTANT DSCHARGE ELMNATEONUSVSTEM (NPDES) PERMIT REDUIREMENTS. *A LLST'EE TSST' FRED DITWG "'K NO HOURSMUSTCLEANED AT THE END OF EACH WORKING DAY. A BOCK ENTRANCE TO THE SITE MUST BE PROVIDED ACCORDING TO DETAILS TO REDUCE TRACKING OF DIRT ONTO DUST C STREETS .PGATIAE DRAINAGE LOGO THE 51TE MUST BE PROVIDED AT ALL 71ME5 *ALL EXPOSED SOLD MUST BE ST4BI LZED WTHN I CA OF ENGINEER ALL ITICKPLEI MOST HOPE 4DE.IATE SEDIMENT TRAPPING SYNTE., INSTALLED AROUND THEM .THE SITE MUST BE KEPT IN A WELL -DRAINED CONDITION AT ALL TIMES. •DEBRIS .STREETCE EX AWE EISEEPINGRSHALL BE CONCURRENTPWITN EEARTNWORKAON •NG HOURS MUST BE CONFIRMED AITH THE CITY PRIOR TO BEGINNING WORK .MATERIAL STORAGE AREAS WILL BE SELECTED DITRINC CONSTRUCTION .EQUIPMENT STORAGE AREAS WILL BE SELECTED DURING CONSTRUCTION 'CT ON TE •( S ONSTRUCTION DB. DRISL STOCKES RLECTED N TOILLETS.R UAND S WASHDUTS). SOL B ASF- DENATES SLT FENCEG I—DENOTES POST CONSTRUCTON WILT FENCE NPROPOSED PROXM ER S PROPOSE HATE TEE DENOTES REMOVAL LM PCT ELEVATION AD,, DENOTES E DENOTES PROPOSED EVATION DENOTES BIO -RA RAL LSEROSTONL CHECKS DEN ELEVATION FO D OBLANKET DEN07ES BITUMINOUS PAVEMEN DENOTES CONCRETE PAVEMENT 17111111 ,ra.wxxwn PREPARED FOR v<`,x° ao���a �ra,.rrx�..r,w WestwoodFErmuMe COTTAGE GROVE PROPERTIES, LLCM w COTTAGE GROVE PROPERTIES x�••=�� GRADING AND PAVING 3 OF FxcFLIPI OHIO R Mw Kora ss3a° .E °T/�I/IA UrwsFro COTTAGE GROVE, MN q.q•w••• Iaxes®� "� PLAN 4 oma3eTozRALLE. 07/31/19 T"F-0,_ NAv�Nury sRAarvs % ( � ( F—weRID, \ / --F— su „�Twv+ � ailT aF / � vOST EnFtwl I I _ _ ��al�ge mAcxA Epsuc>=o eTnTLs� �-°"®°"°°max COTTAGE GROVE, MINNESOTA ( R sno iuEa� �oE R, 5[tnOry ' f nDE OFF—El —oao9 wIFHE akFTmrve ( TxE Ery FSIL ca sxoumEa _ s _ FIR s50"a De s� E1111111 ISI lll�LIL I. CRETE s(oEvuALrc REE a TE ena:F�u rl�� Cottage mxc�RETEeND=s—EeT_ ^�e°•^°""Aq^"1 COTTAGE GROVE,MINNESOTA All n ry w) \\ VER IS INTERVus. Y IER n�rvLnury CFe o1s4RDEc1ED RYSO HEcmA�VARY As F. wnrvOUT ary nrvcxOa mErvw EO Loa b, ri�� cottage sTlND 1 �A Lxs e� E un xw J ER COTTAGE GROVE, MINNESOTA IIS ,PE mrvuoT eaLe nuo —�LLr-I 1/1 =" - n I( Nrvoor elite roD a' L. urx Daza rvoo L uz _i Gxov ea alae nxo cuTree I(. Lo COTTAGE GROVE, MINNESOTA J sET I Ll IF/ i t 11 Ek T xn T \. IF —IE sTvege I". I— RI Gro "••" COTTAGE GROVE, MINNESOTA Rp 11 FDx aAv<nC1011 DTDas rvFROT F R AFFI FL ElF01 —E IE �aErvE�,s�(EI L x. PAV@dHNT S=ON we N` ( c , NN I1011 I IN I" IN _C T"C M�NINDND -IF-1 M SrIF MISE Ill—M-11— III— .I 1� 1 1_— C tt ege c RaCKl.2i �MR— .R�G COTTAGE TGROVE,EMINNESOTA IAE rv[c[ssARv. TnvEx As SECTION A -A YoaE ERaSioN CDNTROL MAT : 44W5 W PREPARED FOR TMEn avwr®�e ivaxuuoaTxEw esl®/yood COTTAGE GROVE PROPERTIES, LLCM COTTAGE GROVE PROPERTIES 9 ExcE�ROFF.II -Esorass111 I FATE — LI -1 0 COTTAGE GROVE, MN IJ 199119 811 aor ea1181eiu 11 .eom 7, r dv� 5AF .rT•Y,,al Q PIAN a � jl R nrvJ IlTI T, TI Cr IE7 54 IND 11 y, ( BBgKC-1A sA RRay. Pai OU t) s rnoN n- Fr�wcme �v _'R —R �I A'ouRppEnD�sEcnn "(� Grove RSR ED ory — ST Rb^•^'°=•"dpiA°• W COTTAGE GROVE, MINNESOTA p DETAILS EFT M-. OF 4 DmaEe�.Dz Te. 07/31/19 CALYX DESIGN GROUP Landscape Architecture Urban De51gn Planning s cleveland.A-- N.I Salle 301 St Paul,- 55100 ieleph. 651.788.9018 Internet ..—1,dA g o p.c m EXTRA SPACE STORAGE PHASE2 7160 W. POINT DOUGLAS ROAD SOUTH, COTTAGE GROVE, MN PRELIMINARY LANDSCAPE PLAN L1.0 PHAS 1 WORK AR p� % ° EXISTING / �Cqs BUILDING ` BSE Evs.uca efuespaucE �Oq REL_TEIPEREu OS Eo--� OGT \\\\ PLANT SCHEDULE Ax -I.. W­aA�amFlr p HSH °° •nar. roe e t"' q °,.,1 q ee ' apH `s ca HpH a a y Bae caltls CcGuentalls cal. CAL �Y X DESIGN GROUP Landscape Architecture Urban Design pi—mg h u rr urrary CpEatt� \ �� HRCclt nuLCH � / /�c Iu7Eu ucE slap cnu7 uuouC \\ \` TO PRCPERtt III\ \ � � ua3F BCD to Oco ntutcn \-;� v A/ as pceeq euoe to elalxH ssmu.a s eae s Hq. g pcea pt ops Clauu C aue 111— SHg[ Tra spa s 0 C T. ox 25 C e&e 5 Ts T earner ca I111, 9e ry tlex 2, Ca B&B , 6H©S 78 Clet eland.I--N Salle 307 PII, III! 551C4 tai pH1na 851 7889018 ntamat ssww.ceyxtleslgngmup corn EJECT. oaap NanEa paN,paa\ SE1WORK AREA PROPOSED BUILDING'S �. i Cr oomusaba eg em aetl Cnome og ootl +eal pat to of olerdllogre D,anaua1" v uck agapa11 Q s. sv qa rye sga� pa to EXTRA SPACE STORAGE PHASE e �i� s El L T` .. s 7 BUILDING '_, �`-� _ 1 �R i 111— tb v 11.vim pan . . aba1 III 5qa pat ,o otEas CogE a o,allopJw��E ��oNNa�E 3zE CON,pNEa g 11 pea°d­ BLRPaaa 7160 W. POINT DOUGLAS ROAD SOUTH, COTTAGE GROVE, MN \�\ \ rtarrt[HI—`L ITE'll \ General Notes: 1. Reler to Ar OM1 e0es6 PI' f ddY tell tflr 2 See Gvll Eglte"f g.dlg, u111des a td perinen 1 If 3. Con I., I. II II, dgtlbfLFII n'ay.+I Ig Couty&Clly If Cottage Grove p bll rolect existing tree turn d—I, tluring consb \ ExIST us xETUNo II xnTs, Ca \ \ T. IISTIRIEI \ �0 (IERC n 5. place a minlmum o I, p opsoll or sI.p, erasing o 11 Isturbed by a traction t,rbe seedetl or sotltletl (Inclutling dgbt-ot.xa1 bout 11' 17 unless spe pj omerwlse.s a,,Sbrub planting areas to receive a minlmum 12 tl 4Imported planting P.L. E ap. counuousa� IIAIITQ�0JV l 1111. TopaOpEa r� oEa,1E. PRELIMINARY \V,- PiNPMEIR LANDSCAPE PLAN sp TREER, / 1 C R1 d EEE&1,­ EEaHEETT,., �. \\\ \ 1� \\ cl \L- SCALE :1"=30'-0" NORTH ��� 1 1 L 1 • 1 PRELIMINARY LANDSCAPE PLAN Landscape Notes; ­A­ =% -2 T" '—.1h. H. .t,l 1, Hid 1­ D. Thl, 1 .111 llh� o" w F Ill 1—lim I 'I." '-dmi d� sh— an as aatnam l»ag.I rea llhd ­1 A '—d. 1.11 p'.'.l. h.", hl.d .11d, �l h.­. T T' "IN ,.,Ni,, 11 pls,li, .1 IT, gad in, %`%•'1 ...... 11. PID" .."m a In reawanama e�DECIDUOUS -ION] i . ...... ­1 . ""-d ., "l—d" ' 11, m." —lio" �' ." h-, d" —1- w hh ,ighl l, lhly A, Ih —w—, 1, - I 1h, 'P 0°°'e CONIFEROUS TREE PLA qTING - SECTION cois ........ ... .. ppd= n 1. lh, lhii. IS. All Jedrana as ­1­1­1 ;d.d, P.11 Dip., 1 ­­. VA., V1. .1EII.I.A-1., is "she 1-1e 1h, 1--i-SECTION IrrNnuD1,, .11 —1, aD IhID Ibn. -d 1111.11 sh.l..n (1) ln� �1­p 1� - Th. L.-I ld -1 d_ er 1­1­1 _,"NI hN1­,1.­hl,,. 11. be —d—, l.h,.l., ­111 kh aampks dl .1 —nod 1, apparel pdo, I 21. Thh hnl.c­­ m h.1hn.. / 4 E h,,, Ih11 h.., 11,,1h, — — MF I 'd ­dInq I D.—Il— ­1­ /Whal ,p n'lmh�,�' "he,'I'h hhj"d�,!' H W.poc' MULCH DETAIL 141 t�­ hh, ,lN,bln.l.l­,hh,1.hlm.[­lP,lo 11 ­tiNn .,d ­.h. P-lin, 'hDI h- 4 dl,.IPIAH I C h A—H­11 U—N D D HY P H kIRIE NSTIV E SEED MIX TYPE POND AD HILL SIDS-SLOPES LEDGE N1 EAD- NATIVE SEED I - PON D BOTTOM 61b, PTS I S,gg,,t,d I- - 1 DID IF: 2.5., PLS 11111, A— fills PLI I Ihy-ld 1.1. 1,110005E : 1.1d, III . .'N. 111, I.., . -F,.. 0 NE _d_ .. s ,Eq..l Application D,111 d —d b.d. GD-1 Ith C.- Nt dd,. N11-- Native ­­­, or Equal I Appilk,ld, ­­IM Will Into pOp—d .d bdd. C.d, RH FAW E-1- ­t,.1 Bl­,t. —h—Ath dddt,,,h stakes ­y -d—t- E =,Gdthdi 81-0. ­hd, with d--h stakes every 3 crrra. xemere IPN Id, "I I I "I .1h at JJ .11 Din "IN —1 1 D 1 I'll Ph 1. ler �ed�me Min' rclknav 1. :17 me -IT 11.1 .11 .10 Hh LANDSCAPE DETAILS, NOTES AND SCHEDULES CALYX DESIGN GROUP Landscape Architecture LN., D..IgH Pl—mg 475 C St P�jlON55—. j.hd A- N. I Shil. 307 �1C4 DI,ph.m. 651.788.9018 —IT EXTRA SPACE STORAGE PHASE2 7160 W. POINT DOUGLAS ROAD SOUTH, COTTAGE GROVE, MN TTO �=HLG� LANDSCAPE DETAILS hDI N'�"�j� L1�1�111 Hl L 1.2 w� Sp AO tl, T do oz S Ro _ 90 S'O ,wre,x mmrzene uc dm:nmeem ut--r d eyeu rw law oxpnorvm�tenmuex. RECEIVED UL 31 A19 CITY OF C MTAGE GROVE Project COTTAGE GROVE PROPERTIES COTTAGE GROVE, MN wiwwsa EXTERIOR LIGHTING PLAN JULY 312019 Sheet: BOLTON M & MENK Real People. Real Solutions. MEMORANDUM Date: 08/22/2019 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Cottage Grove Properties LLC Plan Review City of Cottage Grove, MN Project No.: N14.119468 2035 County Road D East Maplewood, MN 55109-5314 Ph: (651) 704-9970 Fax: (651) 704-9971 Bolton-Menk.com This memo summarizes the review of both grading documents and street & utility documents submitted by Westwood Professional Services, Inc., dated 07/31/19 (received 08/07/19). Sheet 3: 1. The City's Fire Marshall requests a hydrant on both the north and south sides of building 2. 2. Please submit fire truck turning movements into and through the site. 3. A radius should be provided at the connection to the existing driveway. 4. Ditch grades are currently depicted as 0.5%. A 2% minimum greenspace grade is requested to minimize future drainage issues. 5. The proposed sidewalk along West Point Douglas Road appears close to the existing street lights. Please ensure there is 2' (min.) clear space between the proposed sidewalk and light poles and other fixed objects. If the sidewalk encroaches into the existing drainage & utility easement, an easement for trail/sidewalk purposes should be obtained over the proposed sidewalk location. 6. The proposed parcel immediately north of this site is intended to drain to the proposed basin once developed. A private agreement between the two parcels should be created to document maintenance responsibilities since the pond is intended to be privately owned. It is possible that the undeveloped land to the east will also be routed through this basin. A private agreement should be considered for this area as well. 7. An executed copy of the City's standard stormwater maintenance agreement will be required for the pond. Stnrmwater: 8. Volume Control a. A new Infiltration basin is proposed to be located within the Groundwater Management Zone, and also inside of the 10 -year composite groundwater capture zone. The City prohibits infiltration within the 10 -year Composite Groundwater Capture Zone—so other non -infiltration types of stormwater BMPs will need to be used. H:\C0TT\N14119468\1_Corres\C_To Others\119468 Construction Plan Review 2019-08-22.docx Bolton & Menk is an equal opportunity employer. Cottage Grove Properties Plan Review Page: 2 b. The Surface Water Management Plan Policy 6.2 indicates: "Where infiltration to fully meet the volume control measure is.... infeasible, an Alternative Sequencing procedure will be applied to achieve compliance.... Since infiltration is not allowed, use sequencing in the following order to consider: alternative volume control practices, filtration or biofiltration BMPs with underdrains, off-site volume control mitigation projects, or on-site wet sediment ponds. Impermeable liners will be required for any on-site BMPs. c. The City requires a uniform volume control treatment equal to 1" of runoff from the net increase in impervious areas. The Stormwater Runoff Narrative report indicates that the stormwater basin is being sized to provide volume control for the proposed on-site and future outlot impervious areas of 2.51 acres. The required volume control was computed as 1" of runoff over the net increase in impervious area (1" *2.51 acres = 9,125 cubic feet). Please NOTE: The agreements from 2015 indicate that 1.106 acres (48,186 sq. ft.) of impervious surface were to be considered "existing" for future permitting. Therefore, this area should be included in the computations of net increase in impervious surface (net increase = 2.51 acres proposed – 1.106 acres existing = 1.404 acres of net increase, and 1" *1.404 acres = 5,097 cubic feet).). d. The proposed infiltration/filtration basin is "on-line." Runoff from the site is routed to the basin through grass swales, which provide a measure of pretreatment. The City prefers infiltration/filtration basins to be "off-line" so that the infiltration/filtration basins fill along with the pretreatment basin, but higher flood flows are not routed through the infiltration/filtration basin in order to have better long-term operation and less maintenance. e. The stormwater basin includes an 8 -inch pipe outlet at elevation 788.4 feet. This outlet pipe drains to a wetland on the site and should include a skimmer device such as shown in City Standard Detail STO-16. f. The HydroCAD model simulates runoff from an area of 3.72 acres. The proposed drainage area map also indicates that additional acres outside of the project boundary drain to the stormwater basin and should also be included in the stormwater calculations (HydroCAD and P8 models). g. Soil Borings: Soil borings are required in the vicinity of proposed volume control BMPs. Borings are needed to identify soil conditions and the presence of groundwater or bedrock. Soil borings should extend a minimum of 3 feet below the lowest constructed elevation of proposed BMPs. Soil Borings by Chosen Valley Testing, Inc. were submitted. Borings B-7, B-8 and B-9 are located in the general area of the proposed stormwater basin. Each of these borings generally show SP soils over weathered limestone. The bottom of the proposed stormwater basin is at elevation 786.0. Borings B-7, B-8 and B-9 indicate observed water at elevation 783, 784 and 785.5, respectively. Boring B- 7 appears to have 3 feet of separation from the basin bottom to groundwater, but neither B-8 or B-9 has adequate separation from groundwater. Please note: the NWL of nearby regional Pond TG -4.2 is 781.7 feet—which may in part explain the observed groundwater levels on-site. Bolton & Menk is an equal opportunity employer. Cottage Grove Properties Plan Review Page: 3 9. Water Quality: P8 water quality model summaries fort he existing and proposed conditions were submitted. The P8 model summary indicates a 3- year warm up period and a 1 -year run period (10/01/1978 to 9/30/1979) used for the results. Please update the P8 models to reflect the use of non -infiltration BMPs and to include the additional areas of the site that appear to drain to the stormwater basin. The South Washington Watershed District (SWWD) Standards Manual Vol. 1 includes potential adjustments to the P8 model for hypothetical residential development within the SWWD (see Section 5.3.1.2 and the Appendix A Water Quality Modeling Example). The Standards Manual is available at the link below: https://www.swwdmn.org/pdf/sitereviews/StdsManualFi nal Document.pdf The applicant is encouraged to propose and incorporate similar adjustments as applicable. Note that the Watershed District has an allowable rate of 0.22 lbs./acre/year for drainages to the Mississippi River. 10. Freeboard standards: For stormwater facilities with emergency overflows, the low adjacent grade 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 new stormwater basin. The HydroCAD model indicates the HWL for the infiltration basin is 791.15 feet, and the EOF is 790.5 feet. The low adjacent grade of Building 2 and Building 3 appear to be 794.16 and 792.39, respectively as shown on Grading Plan Sheet 3 of 4. Building 3 does not have 3 feet of freeboard above the 100 -year water surface elevation and does not have 2 feet of freeboard above the EOF. The highwater level (HWL) for the nearby regional Pond TG -P4.2 = 786.3 based on the City's 2019 Surface Water Management Plan hydrologic model. Please show this HWL elevation on the plan drawings. Bolton & Menk is an equal opportunity employer.