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HomeMy WebLinkAbout2019-11-25 PACKET 06.1.STAFF REPORT CASE: CUP2019-064 ITEM: 6.1 PUBLIC MEETING DATE: 11/25/19 TENTATIVE COUNCIL REVIEW DATE: 12/18/19 APPLICATION APPLICANT: BDH Design, on behalf of Capp Industries, Incorporated REQUEST: A site plan review of a 120,00 square foot office/warehouse building to be constructed on a vacant parcel of land. SITE DATA LOCATION: ZONING: GUIDED LAND USE: Between 7858 and 8585 West Point Douglas Road South P -B, Planned Business Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential Low Density Residential EAST: Commercial Commercial SOUTH: Industrial Industrial WEST: Residential Commercial SIZE: Building = 120,000 square feet DENSITY: N/A RECOMMENDATION Approval, 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; eschmitz(o-)_cottagegrovemn.gov Application Accepted:. 10/31/19 60 -Day Review Deadline: 12/30/19 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Capp Industries Planning Case No. SP2019-064 November 21, 2019 Proposal Capp Industries, Incorporated and BDH Design have submitted an application for a site plan review for a portion of a 25.35 -acre parcel of vacant land located between 7858 and 8585 West Point Douglas Road South. The proposed project would consist of construction of an approximate 120,000 square foot building for warehouse, manufacturing, light fabrication, and office space. Location Map Review Schedule Application Received: October 31, 2019 Acceptance of Completed Application: October 31, 2019 Planning Commission Date: November 25, 2019 Tentative City Council Date: December 18, 2019 60 -Day Review Deadline: December 30, 2019 Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 2 of 11 Background Capp Industries, LLC purchased this property in 2018, and in December 2018, applied for a con- cept plan review for a proposed development project on the 25.35 -acre parcel. The application proposed a phased development of three office/warehouse buildings each approximately 120,000 square feet in size. The concept plan was approved by the Planning Commission with a unanimous 9 -to -0 vote on January 28, 2019, and by the City Council on February 20, 2019 with a 5 -to -0 vote. Planning Considerations Comprehensive Plan — Future Land Use Designation The 2030 Comprehensive Plan and the proposed 2040 Comprehensive Plan guide this parcel for commercial use: Cottage Grove ; , k Future Land Use 2030 s' *�l.V�s Ordinance Criteria Figure 2-10: 2040 Proposed Future Land Use ,' 'n_� ,�, ■ �i Legutd caq ewsnun. �r.l�.�.(I� Mumor.vo, 2040 Future Land Use Rwerei.w 4o.'�ry WladD rrir2l+Eve.Y -qp Ower' R_�ft --- MaiaFawre R�d,,ar, M M.ea UM -" � comwcr u� hrrrWT—e n Pb+-y.n­ _ P*l Pm Oaen £pa f9df Garw mia-Wo mar a ■ Ordinance Criteria Figure 2-10: 2040 Proposed Future Land Use 2040 Future Land Use cM eounaory --- MaiaFawre R�d,,ar, m ngriculrure Pr— oemiyRewenW Mea�u o ryRes.demiai �rngno rya aenflol �- non:. m;Aea use . ®nRx<a u:a Wm�n aoa ar nnenolRoau..-av � Ir'dusrrai y _ l'ubfiei9emi-Pltbfc 1 ���` ngrlcvlf�ral i _ dip' /h1 �Pa MslOpen Space j _GdICWna 1. esm es rr Ition Planning area �OPen Wafer - 51ree1and RoH=dRYgnr-0"Way v - ............ The current 25 -acre parcel is zoned PB, Planned Business District. The intent of the PB district is to provide a mix of suitable retail, commercial, and industrial uses and allow for a blend of manu- facturing and retail uses that are complementary and ancillary to the Cottage Grove Industrial Park. The applicant has indicated a tenant or tenants have not yet been secured for the building. They currently propose the ability to accommodate up to three separate tenants. Proposed tenants would be required to operate in accordance with the permitted land uses as outlined in the Zoning Code within the PB District. The applicant has indicated uses including office, warehouse, and the potential for light manufacturing and/or fabrication space. Manufacturing and fabrication would be permitted as an accessory use to a permitted primary use and limited to no more than 20 percent of a proposed tenant space. A proposed use that is not permitted by the Zoning Code would require conditional use permit approval prior to utilizing the tenant space. Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 3 of 11 Community Development approval would be required prior to the issuance of a certificate of occupancy and/or a building permit for a proposed tenant. Site Characteristics The current site is a tilled field and has continued to be farmed. The property fonts West Point Douglas Road, abuts the railyard on the west side, the School District bus garage on the south side and on the north side, a residential home and Park Place Storage. Very few trees exist on the site with the exception of a small buffer between the single family home on the north side of the site. Proposed Site Architecture The City's Zoning Code Title 11-6-13C, Nonresidential Structures, requires all new structures to use a minimum of 65 percent Class I materials. These materials include glass and window panels, brick, and natural stone. This requirement results in high quality development and the use of materials that will resist deterioration. Capp Industries, LLC has proposed the same color scheme and materials that were presented in the concept plan application and approval in early 2019. The proposed materials include brick and storefront glass on the front elevation. As a part of the concept plan approval resolution, Class I materials are required on the north, south, and east sides of the structure. An updated elevation will be required indicating Class I materials on the front and both sides of the proposed building prior to the issuance of a building permit. Exception to the building material requirement has been given to the west side abutting the railroad and is consistent with recently approved projects along West Point Douglas. Planning Staff Report – Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 4 of 11 uvtKALL FRW E181 ANA ■ ,XM SF I" CM t NATUk ■ 4$182 SF (S) CLAM I MATER`U - NM CRAY Blies=i_3XSF -LIGW GWY WXK =5NA SF -voote"CKT WSS = 2,570 SF -TOTAL. -1VW Sr O%) _'4� - � %'0*1 1-v Front Elevation Parking Parking, per the Zoning Code, is calculated based on the proposed use of the building. In this case, the proposed use includes office, warehouse, and light manufacturing. Parking space cal- culation was done using the proposed building occupancy shown below. I I I I 6ro0v Sf I I I I ,• .: rr .I, I 6,p00 Sf I I rr — _L ---J— I office -�---------J— ffice---�--- I I I I I I I I I I I I I I I I I I I I I I I 108,O�Of1 I sfI I I 1 1 I I II I I I I I I 1 1 I I I 1 I I 1 I ---r----�--- I 1 I I I I --t 1 I — *are_ hbU-SW4anufa turfing 4 1 I I I I I I I I ---t----t----}---�--- I I I I I I I I V I ! I 1 1 1 I 1 I I ! I I I 1 1 II 1 1 I I 1 1 I 1 I _ 1 r � I rr4-1 k7 r—` I r� r� r i I I r•i r•� I r••� r•j r� r•� 4••� r-•� I P•.n i i i li 1 N 1. i . I i a ii i W i i Ni i i1r- iI i iA i i N Proposed Building Use Area Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 5 of 11 Parking spaces for warehousing and manufacturing are required at one space per 2,000 square feet and parking for proposed office space is required at one space per 250 square feet. Utilizing the above square footage amounts, the parking spaces required total 102. The applicant is pro- posing a total of 115 parking stalls, which is in accordance with the minimum required. It has been determined that the proposed spaces would sufficiently support the varying uses and spaces that may be created within the 120,000 square foot building. The applicant has indicated the potential for additional required parking, which is dependent on the tenant that may occupy the building. The proposed location for additional parking is along each side of the building and potentially along the rear property line abutting the railroad. Any parking proposed alongside the building would require a two -foot green strip along the building between proposed parking stalls. Any reduction in the required landscape plantings would require cash to be paid in lieu of planting or plantings elsewhere on the 25 -acre parcel. A condition of approval would prohibit the parking and storage of no more than two business vehicles (trucks, trailers, box trucks, semis etc.) related to operations within the building or tenant spaces within public view or in the front of the building. 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. Water connection is proposed to be made to the existing infrastructure running along West Point Douglas. Water will loop through the site and connect at both the northeast corner and southeast corner of the site. Development Fees The applicant would be required to pay area charges, park dedication, and connection fees in- cluding stormwater and sanitary sewer as a part of the development project. Fees will be calcu- lated using the entire parcel area after removal of the area below the high-water level of the proposed ponding. Fees shall be required to be paid prior to issuance of a building permit. Traffic/Access Access is proposed off West Point Douglas Road at both the northeast corner and southeast corner of the project site. Engineering staff has indicated that the access locations are consistent with existing separations along the roadway and they meet the proper separation distances. All corner radii shall be designed to accommodate truck traffic. A stop sign will be required to be installed at each exit onto West Point Douglas Road. Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 6 of 11 r.n.�rr rxaraav urE Y/ Proposed Access Locations Sidewalk connections are required as a part of the proposed project. The applicant will be required to install a six-foot wide sidewalk along the entire parcel parallel to West Point Douglas Road. This portion of sidewalk can be installed at the time of project construction privately or can be installed by the City as part of the West Point Douglas Road rehabilitation project and be assessed to the property. Sidewalk connections will also be required from West Point Douglas Road along each proposed access drive to provide pedestrian access to the site and the building. Required Sidewalk Locations Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 7 of 11 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 is planned to be managed within a proposed basin located along West Point Douglas Road. The proposed site is outside of the 10 -year Composite Groundwater Capture Zone; there- fore; the proposed infiltration infrastructure is encouraged for its volume control and water quality benefits. Future construction will require non -infiltration types of Stormwater Best Management Practices (BMPs) as they will be located within the 10 -year Composite Groundwater Capture Zone. Proposed Storm Basin Location Tree Preservation City Code Title 11-6-6 describes woodland areas as an 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 verifying removal of two qualifying trees. Code Title 11-6-19 allows for the removal of 50 percent of identified qualifying trees within a parcel for development. The proposed two trees are permitted to be removed without mitigation requirements. Landscaping City Code Title 11-6-5 requires 25 percent of the proposed developed space to be dedicated open space for projects within the PB District. Eight percent of the required 25 percent must be green space within the parking area of the site. The required and proposed landscape calculations (per square feet of site area) are outlined in the below table using the site area of 8.5 -acres (370,260 square feet): Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 8 of 11 Landscape Requirement 8.5 -acres Deciduous 370,260 sf x 0.0001858 Total• Required � 69 Proposed 69 Coniferous 370,260 sf x 0.0001733 65 65 Large Shrubs 370,260 sf x 0.0004 149 149 Small Shrubs 370,260 sf x 0.0004 149 149 The applicant has provided sufficient landscaping on their landscape plan received 11/14/2019. The landscape plan will also need to indicate the minimum amount of green space required in- cluding the minimum required within the parking area of the site. The applicants' landscape plan does meet the required 70 percent of green space coverage as required by the zoning code to sufficiently cover the site and enhance the appearance of the project. If the applicant plans to install parking spaces along the sides of the building, cash in lieu of the reduced number of plants or a landscape plan for plantings elsewhere on the parcel prior to issuance of a building permit would be required. The PB District requires a minimum of 25 percent open space on the site, which must not include any building or other impervious surface. The proposed project will eventually have three buildings located on the site; in order to ensure the applicant is meeting open space requirements staff has divided the site into three sections so there will be open space requirements when the other two buildings are developed. Based on a third of the site, the applicant has provided 2.11 acres of open space (8.3 percent) of the proposed project. Of the 25 percent open space requirement, the Zoning Code requires that 8 percent of the open space to be within the parking area. The applicant is proposing 0.12 acres of open space in the parking area (1.5 percent) of the proposed project. The applicant will provide the remaining percentages of open space with the development of the remaining two buildings. Public Hearing Notices The public hearing notice was published in The Bulletin and mailed to the 53 property owners within 500 feet of the property on November 13, 2019. City Department Review The City's Technical Review Committee reviewed the application, provided input, and made a favorable recommendation that the proposal be approved as requested with the following com- ment from the Fire Department: "Two hydrants should be installed near the front corners of the building within 300 feet of all portions of the building. If the building is not proposed to be sprinkled, additional hydrants may be required." Recommendation That the Planning Commission recommend that the City Council approve the site plan review for the development of an approximate 120,000 square foot office/warehouse/manufacturing building and parking area to be constructed on a vacant parcel of land located between 7858 and 8585 West Point Douglas Road, subject to the following conditions: Building Permit Requirements: 1. 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. Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 9 of 11 Exterior construction finish materials of the building must be consistent with the intent of the City's architectural control ordinance on the north, south, and east sides of the building. Class I materials are not required on the west side (railroad side) of the building. 2. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) must be completed, submitted, and approved by the City prior to the commencement of any construc- tion activities. Detailed construction plans must be reviewed and approved by the Building Official or City Engineer. 3. Prior to submittal of the building permit application, all comments related to the civil site, utility, landscaping, grading, and building construction plans must be addressed and plans revised accordingly. All comments outlined in Bolton & Menk's letter dated November 20, 2019, shall be addressed. 4. The final landscape plan shall be submitted with the building permit application. A reduction in the required number of landscape plantings will require cash paid in lieu of or a landscape plan showing required plants elsewhere on the parcel. 5. 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 ensure the survival of the plantings and that the required as -built sur- vey has been submitted. No building or right -of way permits will be issued until the required financial guarantee has been received and accepted by the City. 6. A light matrix study shall be completed and submitted prior to City Council consideration. 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. Site Requirements: 7. Any fencing on the site shall be constructed with materials meeting the ordinance criteria related to industrial fencing. 8. 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. 9. 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. Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 10 of 11 10. All rooftop and at -grade mechanical equipment shall be screened from public view as re- viewed and approved by the Community Development Department. Site Grading/Storm Sewer/Utilities: 11. 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. 12. Water main, sanitary sewer, and storm sewer improvements shall be constructed per Cottage Grove detail plates. 13. 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. 14. The final grading and erosion plan shall be approved by the City Dngineer. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stip- ulated. tip- ulated. 15. The grading plan and site grading of the property shall be consistent with the approved surface water management plan. 16. All concrete and bituminous surfaces on the site must always be maintained in good work- manship like condition. 17. The applicant shall obtain a right-of-way permit for all work within the City right-of-way. Operations: 18. Manufacturing shall be permitted as an accessory use to a primary permitted use within any tenant space. No more than 20 percent of a tenant space may be utilized for manufacturing. All tenants are required to be a permitted use. If it is a conditional use, then the tenant is required to apply for conditional use permit. 19. No parking and storage of more than two business vehicles (trucks, trailers, box trucks, semi - trucks) related to operations within the building or tenant spaces within view from the public right-of-way or in front of the building. 20. Exterior storage of materials, equipment, business operation equipment, and any other items is prohibited. 21. Landscaping on the site must always be maintained in good health, and dead plantings shall be replaced in a timely manner. Planning Staff Report — Case Nos. SP2019-064 Capp Industries November 21, 2019 Page 11 of 11 22. The applicant has provided demonstrated parking. If parking is not adequately provided on site to meet user needs, then the proof of parking shall be constructed. A demonstrated need for additional parking will require that it be installed on site. 23. Vegetation surrounding the storm sewer ponding/basin and infrastructure must be maintained bi-annually. 24. Trash and recycling containers must be stored indoors or in enclosures meeting City ordi- nance criteria. 25. As a component of the site plan review, a comprehensive sign package shall be submitted for review and approval by the City. Prepared by: Emily Schmitz Senior Planner Attachments: — Civil Plans — Landscape Plan — Bolton & Menk's letter dated November 20, 2019 CAPP COTTAGE GROVE COTTAGE GROVE, MN CONTACT LIST BUILDING OWNER CIVIL ENGINEER '.II"NTI'HAIGLEINEII, coaaoaaTE EeoNEee`e°en®nb°ue°�P'�" `" IL11" NITIN, "N1111 uu I-IILE rua�in®me°cdewccotil LEG"" ARCHITECTURE I INTERIORS STRUCTURAL ENGINEER TBP N E.LlG.lI@IIH IAIGN11. .lNN­ MILLI IIII IA. GEN ERAL D ONTRADTO R MECHANICAL ENGINEER TBD 425uETN[[du 1M144®OPVaaROVP aOM EHONE.bi ELECTRICAL ENGINEER -TBD . PLUMBING ENGINEER-T.BD. 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BET T ANT eaf Ma°ea l IN, ETIP " P PRECART R F�L�°a �� FI�eaaeoa PC a NO PERLIN Y 3 ELEVATION EAST O O O O RECART CONCRETE ALL PANE -1 VEREE PANEL AEJAIPINT COLOR To PAINT IOLORTO 1 PAIN LORT p 4 ELEVATION - WEST 11 TIN PlI TO IINNIIOTA JEFFREY GEARS n10302019 50937 Issue RC -d Sheet Title ELEVATIONS SheetWC—t a Job CO(1e 01374 a— By ORB Reviewed By RVB Uste E LO 1 10302019 41p- h d h young —�— GROUNDCOVER LEGEND:— ----- SOD NATIVE PRAT RIE SEED MI% MN OT SEED MIX #35 221. APPLY AT 365 Ibs/zc. DA -By ZBM WETAIEAS OTSEEEEDMI% MNDOTSEES ED MIX -261. APPLY AT 35 Ibs/ac. _ NATIVE CONSTRUCTION SEED MI% MIN OTSEED MIX #32-241. pepj.[Iff—d- �� APPLY AT U lb,/zc. 1"' RIVER ROCK M U LGH- CAPP DEVELOPMENT WTTAGE GROVE 3" MIN. DEPTH OVER FILTER FABRIC. D 2-8" ROCK COBBLE OVER FILTER FABRIC- EQUALCOVERACETO COTTAGE. GROVE, AN T— I Oo ENSURE NO VISIBLE FABRIC APE l I THE REQUIREDRNUUMBEER OFF LANDSCAP L LI_ CA N BE FOUND BY MULTIPLYING THE SITE AREA IL MI NUS THE AREA OF STORMWATER BASINS BY THE CCEFFICI ENTS BELOW. SITE AREA =406,840SF STORM WATER BASINS =33,1)1 SF CALCULATEDAREA=3)3,669 SF OVERSTORYTREES x .0001858 = 69REQUIRED 69 PROPOSED CCNIFEROUSTREES x.0001)33= 65REQUIRED 65 PROPOSED LARCE SHRUBS D CAL) x. 0004= 149 REQUIRED 149 PROPOSED SMALL SHRUBS IS CAU. x. 0004= 149 REQUIRED 149 PROPOSED PEI — — �G� \)G�\0 s G0 —1, .11, FhaHhllsplan, sp SEE SHEET L1.2 FOR PLANT PALETTE a1°a1B0`M�°°�°� aae2��lan��da,l�a�w� Timothy Fedi, - LA MM2019 48303 Sheet Title LANDSCAPE PLAN Sheet ln(ormetion Job CDdV XXXXX 0 30 fi0 DA -By ZBM Rev—d By TDO Dete SCALE IN FEET Ll 201&1630 .1 OnIn BOLTON & MENK Real People. Real Solutions. MEMORANDUM Date: 11/20/2019 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: CAPP Industries Plan Review City of Cottage Grove, MN Project No.: N14.120031 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 site grading and utility plans submitted by BDH+Young, dated 10/30/19 (received 11/05/19). Sheet T0.1: 1. Identify any benchmarks and horizontal and the vertical datums used on the project. 2. Note that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements within the public right-of-way. Concrete curb and gutter removal shall be performed in accordance with city detail STR-19 and should be noted on the plans. The timing of the connection should be coordinated with the public project next year when West Point Douglas Road is reconstructed. It is preferred that the connection be made prior to reconstruction and that the wear course be placed after the site connection has been made. Detail plates can be found in the link below: (https://www.cottagegrovemn.gov/departments/engineering/standard detail plates.php) 4. Revise the street patch for the proposed storm sewer connection, see comments on storm sewer sheet for further direction. ShPPt C7.1 5. Existing surface features such as sewer manholes, storm sewer catch basins, and hydrants should be shown for reference. Demonstrate the proposed sidewalk is 2' clear from the existing hydrant. 6. Curb ramps in the public right-of-way shall be constructed per MnDOT standard plan 5-297.250. 7. Concrete driveway aprons shall be constructed in accordance with the minimum dimensions on city detail STR-17 and should be noted on the plans. If a thicker concrete section is desired that is acceptable. 8. A stop sign should be provided at each exit to West Point Douglas Road. 9. Consistent with the existing properties to the south, please provide a 6' sidewalk adjacent to West Point Douglas Road. Consideration should be given to privately constructing the sidewalk to the southwest on the remainder of the property. If not constructed privately, the sidewalk H:\C0TT\N14120031\1_Corres\C_To Others\120031 Construction Plan Review 2019-11-20.docx Bolton & Menk is an equal opportunity employer. CAPP Industries Plan Review Page: 2 will be constructed publicly as a part of the upcoming West Point Douglas Road project and it would then be assessed. 10. Sidewalk should be constructed along each proposed access drive that connects the sidewalk along West Point Douglas Road to the proposed parking lot. Sheet C3.1: 11. It appears the EOF of the rear -site storm sewer heads southeast. Clarify where this will eventually go (both interim and ultimate) and label accordingly on the plans. 12. Identify the overland EOF of the pond on the plans. 13. It is recommended that 6" of topsoil be provided instead of 4". Sheet C4.1: 14. All storm sewer 12" and larger shall be reinforced concrete pipe except where different materials are required by the Department of Labor and Industry. 15. It is preferred that the storm sewer connection be made at the adjacent catch basin in the street. This will require the existing catch basin to be replaced with a catch basin manhole and possibly the pipe lead to the manhole in the street be replaced and perhaps lowered. 16. Add a note to the plans to reconstruct the invert at the existing storm sewer manhole in West Point Douglas Road. 17. The timing of the storm sewer work within public right-of-way should be coordinated with the public project next year when West Point Douglas Road is reconstructed. Once a project schedule is determined please communicate to the City. 18. On Utility Note #1, in order to avoid confusion between the CEAM specifications and the City's standard specification, please clarify that all utility work shall be performed in accordance with the City of Cottage Grove's Standard Specifications for Utility and Street Construction. 19. Prior to construction, pothole and confirm the elevation of the existing 16" watermain at the proposed storm sewer crossing to demonstrate adequate separation is achieved. 20. A profile of the pond outlet should be provided to document pipe clearances of crossing utilities within the public right-of-way. ShPPt C4.7- 21. All watermain shall be ductile iron pipe. 22. The existing watermain on West Point Douglas is 16" DIP. Clarify the proposed connection of the existing watermain (assumed wet tap). a. The existing 16" trunk watermain reduces to 12" in the vicinity of the existing sewer crossing of Highway 61 (attached to this memo is the record plan). Since the site's easterly proposed connection to the trunk watermain is near this location, it is recommended that the trunk main be potholed at the connection prior to construction in order to verify size and materials needed for connection. 23. The existing 16" trunk watermain shall have 18" minimum clearance from the storm sewer at the proposed crossing location. 24. Add an additional valve on the service line into the building near the tee. Botton & Menk is an equal opportunity employer. CAPP Industries Plan Review Page: 3 25. On Utility Note #1, in order to avoid confusion between the CEAM specifications and the City's standard specification, please clarify that all utility work shall be performed in accordance with the City of Cottage Grove's Standard Specifications for Utility and Street Construction. 26. Due to the new connection, a note should be made to the existing sanitary manhole to reconstruct the invert of the structure. 27. Hydrant locations have been reviewed by the City's Fire Marshall. Two additional hydrants will be required near the front corners of the building. It is assumed the building will be protected by a fire sprinkler system. If not, additional hydrants may be requested. 28. Please note new rim elevations for the existing sanitary sewer manholes in the boulevard as a result of the proposed grading. It appears the both may be adjusted up approximately 1 -foot based on the grading plan. Structure adjustments shall conform to city standard detail STR-23. Structures shall be adjusted with HDPE adjusting rings, with a minimum of 3" or rings and a maximum of 12" of rings. Due to the proposed work, the existing sanitary manholes should have the cone sections replaced with new 27" castings (R-1642 type B, Platen Lid). 29. Clarify how sanitary service will be provided to the next phase/building. Consider providing an opening and precast invert on SANMH-1 to the southeast for future extension. If the mechanical designer determines that an 8" service is not required, a wye should be cut into the existing sanitary sewer. Sheet C8.1: 30. Clarify on sheet C2.1 where details 2033 and 2034 are to be used. If detail STR-17 is to replace 2033, please remove. It is assumed 2034 is for on-site sidewalk. Public sidewalk shall be constructed in accordance with city standard detail STR-9. 31. Add the following city detail plates to the plans: a. Sanitary sewer manholes (SAN -1) b. Concrete hydrant pad (WAT-9). c. Storm sewer structures (STO-1, STO-5, STO-7) d. Skimmer structure (STO-16) e. Concrete Sidewalk (STR-9) f. Concrete Driveway Apron Commercial (STR-17) g. Concrete Curb & Gutter Replacement (STR-19) h. Remove detail STR-21 i. Catch Basin and Manhole Adjustment (STR-23) 32. Outlet structures with weir walls should be 60" diameter minimum for access. The grate should be in accordance with STO-16. a. The weir wall should be designed by a professional engineer (both thickness and reinforcing) to account for anticipated high-water levels. Botton & Menk is an equal opportunity employer. CAPP Industries Plan Review Page: 4 StnrmwatPr- 33. Volume Control: The Stormwater Management Plan states incorrectly that: "...no infiltration is allowed onsite." We previously explained that although the whole parcel (PIN #17.027.21.44.0001) is located within the Groundwater Management Zone, but only about 10 acres are also located within the 10 -year Composite Groundwater Capture Zone. The City will allow you to install infiltration basins within the Groundwater Management Zone in the 15- acre area lying outside of the 10 - year Composite Groundwater Capture zone. The City encourages infiltration where allowable for its volume control and water quality benefits. Infiltration is also beneficial to the developer since infiltration is an excellent method for phosphorus removal, and if on-site BMPs, such as filtration, are not sufficient to meet the watershed's required total phosphorus loading rates, the purchase of off-site mitigation credits would be required. Cottage Grove CAPP Industries Development 15 Acres Where Infiltration Is Allowable Outside 10 -year Composite Groundwater Capture Zone Cottage Grove©BOLTON November 2019 & M E N K Real Peopl, Real Solutions It i8 t.a f7 �. 7 ii. 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 within the zone. The three proposed filtration basins are each "on-line." Runoff from the site is routed to each of the basins through storm drains (with sumped manholes and hoods) and through curb cuts fitted with Rain Botton & Menk is an equal opportunity employer. CAPP Industries Plan Review Page: 5 Guardians, which provide a measure of pretreatment. The City prefers large infiltration/filtration basins to be "off-line" so that the basins fill along with the pretreatment basins but higher flood flows are not routed through the infiltration/filtration basin in order to have better long-term operation and less maintenance. Projects of similar size typically utilize off-line infiltration basins with wet sediment (NURP) ponds as pretreatment cells. For example, the MPCA Stormwater Manual states: "It is HIGHLY RECOMMENDED that the following pretreatment sizing guidelines be followed: Before entering an infiltration practice, stormwater shouldfirst enter a pretreatment practice sized to treat a minimum volume of 25 percent of the Vwq. If the infiltration rate of the native soils exceeds 2 inches per hour a pretreatment practice capable of treating a minimum volume of 50 percent of the Vwq should be installed. If the infiltration rate of the native soils exceeds 5 inches per hour a pretreatment practice capable of treating a minimum volume of 100 percent of the Vwq should be installed." 34. HydroCAD: a. The 24-hour 100 -year simulations use a precipitation depth of 7.2 inches. Please update the HydroCAD models to use the Atlas 14 value of 7.4 inches for the 100 -year 24-hour event. b. The HydroCAD model reports include oscillation warnings. Please work to improve the model stability and reduce the oscillations. c. Please note that digital copies of the final version stormwater models and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the City once the review and revision process is complete. 35. Rate Control: a. The HydroCAD Reports show simulations of proposed conditions in 2 -year, 10 -year and 100 -year events, but existing conditions are not simulated or compared to proposed conditions. Please simulate the existing conditions design storm events. 36. 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 filtration basin FIL1 is 803.41 feet, the crest of weir in the outlet control structure is 803.41, and overflow rim of the outlet control structure is 804.0 feet. Elevation of the concrete sidewalk along West Point Douglas Road S are 808.8 feet. The Finished Floor Elevation of Building 1810.5. The low adjacent grade is approximately 810 and the rear loading dock elevation is 806.5. Building 1 does have 3 feet of freeboard above the proposed 100 -year water surface elevation and does have 2 feet of freeboard above the EOF (crest of outlet structure). a. 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 adjacent grade elevation of the adjacent structure. Please clarify the backyard and side -yard conveyance and label the overflow elevations on the grading plan. Botton & Menk is an equal opportunity employer. CAPP Industries Plan Review Page: 6 b. The 12" RCP outlet pipe is proposed to serve as the EOF for the entire site 25- acre site. Please consider the use of surface emergency overflow spillways. It appears the surface EOF over the sidewalk to West Point Douglas Road is very close to meeting the 2 -foot requirement to the building elevation, and it is strongly encouraged to meet that requirement with an overland EOF. If the 12" RCP outlet pipe appears to be the best alternative, please demonstrate that it will be sufficient through modeling a back-to- back 100 -year storm event. The surface water plan requires that: "in land -locked areas with no practical emergency overflow, the low adjacent grade elevation of new structures shall be a minimum of 2 feet above the peak water level elevation of back-to- back 100 -year recurrence interval precipitation events, and at least 5 feet above the peak water surface elevation generated by the critical 100 -year recurrence interval precipitation event." 37. Soils Borings: Soil borings are required in the vicinity of proposed infiltration 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. A location sketch of soil borings was included. Please provide the soil boring data and the geotechnical report. One boring is needed in or near each of the proposed infiltration/filtration basins. 38. Outlet Control Structure: The proposed outlet control structure for filtration basin FIL1 includes a 12" RCP outlet pipe that is proposed for connection to an existing stormwater manhole within West Point Douglas Road S. a. Sheet C4.1 and the Stormwater Management Plan indicate that a "backflow preventer" will be installed on the 12" RCP outlet pipe. Please provide details of this backflow device. If it's indeed required, it is preferred that this device be installed somewhere on private property outside of the right-of-way. b. The outlet control structure detail shown on Sheet C8.2 includes an inlet pipe extending from the control structure to the filtration basin. The City prefers to avoid similar inlet pipes and the applicant should instead include a skimmer device such as shown in City Standard Detail STO-16. c. If a pretreatment cell is provided with off-line infiltration, a skimmer structure should be provided to the infiltration basin to protect the infiltration basin from debris, organics, trash, hydrocarbons, oil & grease from entering the basin 39. Filtration Basin Detail: Sheet C8.3 includes a filtration basin detail. The detail includes a filter media mixture of 85% sand and 15% compost. For a more successful vegetation establishment, the City recommends providing a Filter Topsoil Borrow (MnDOT 3877.2G) consisting of 70% sand (meeting the gradation requirements of 3126 "Fine Aggregate for Portland Cement Concrete") and 30% Grade 2 Compost (MnDOT 3890). Lower compost levels have typically proved difficult when establishing vegetation in basins. a. The Surface Water Management Plan indicates: At the discretion of the City Engineer, post -construction testing of infiltration/filtration rates within stormwater basins will be required, or post -construction records of water level measurements within stormwater basins will be required, to verify that design infiltration/filtration rates and drawdown periods will be met." Botton & Menk is an equal opportunity employer. CAPP Industries Plan Review Page: 7 40. Water Quality: P8 water quality model summaries for the proposed conditions were submitted. The P8 model input data indicates a 2.5 -year warm up period and a 6 -year run period (1/1/1983 to 12/31/1988) used for the results. The P8 results do not seem valid for filtration basins, since dissolved phosphorus is not removed in sand filters and would be conveyed through the tiles to the outlet. Please update the P8 models to include the filtration efficiencies recommended by the MPCA (below). Please also include additional data in the summary including the Total Inflow, Surface Outflow, Groundwater Outflow, and Total Outflow for TP and TSS. a. The submitted P8 input data includes filtration efficiencies set to 50% which are too high for the dissolved and smaller particles and too low for the larger particles. The MPCA lists filtration efficiency removals for sand and iron -enhanced sand filters in their on-line document Recommendations and Guidance for Utilizing P8 to Meet TMDL Permit Requirements 1 Please use the MPCA recommended filtration efficiencies in your P8 analyses (Table 2). Table 2. P8 Filtration Efficiencies for Sand Filters and Iron -Enhanced Sand Filters ii Filtration type Filtration efficiency (% removal) Dissolved Particulate (P10%) Particulate (P30% through P80%) (PO%) b. In addition, for water quality analyses using the P8 model, 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 applicant is encouraged to propose and incorporate similar adjustments as applicable. The Standards Manual is available at the link below: https://www.swwdmn.ore/pdf/sitereviews/StdsManualFinalDocument.pdf 41. Rational Storm Sewer Design: On-site storm sewer should be sized to a 5 -year rational method design. Submit 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. Trunk facilities should be analyzed and designed to accommodate the 100 -year ponded discharges plus 5 -year rational flows from areas that enter the trunk to be carried to the next storage area downstream. Ihttps://stormwater.pca.state.mn.us/index.php?title=Recommendations and Guidance for utilizing P8 to meet TMDL permit reguir ements Botton & Menk is an equal opportunity employer.