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HomeMy WebLinkAbout2021-05-24 PACKET 06.1.STAFF REPORT CASE: SP21-034 & PP21-035 ITEM: 6.1 PUBLIC MEETING DATE: 5/24/21 TENTATIVE COUNCIL REVIEW DATE: 6/16/21 APPLICATION APPLICANT: Opus Development Company REQUEST: A preliminary plat called Southeast Industrial Park 2nd Addition, which creates one industrial lot and one outlot, and a site plan review of a 35,600 square foot building addition and a parking lot expansion at North Star Sheets. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 7550 91 st Street South 1-5, Railroad Access Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Commercial EAST: Vacant Industrial SOUTH: Vacant Industrial WEST: Park Parks & Priv. Open Space SIZE: Building Addition = 35,600 square feet 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: Mike Mrosla, Senior Planner; 651-458-2825; mmroslak(o-)_cottagegrovemn.gov Application Accepted:. 4/27/21 60-Day Review Deadline: 6/26/21 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report North Star Sheets Expansion Planning Case No. SP2021-034 and PP2021-035 May 24, 2021 Proposal Opus Development Company, LLC on behalf of North Star Sheets submitted an application for the following requests: 1. A Preliminary Plat to subdivide 4.52 acres from the existing 23.03-acre Outlot A, Southeast Industrial Park. 2. A Site Plan Review for a proposed 35,600 square foot addition to the existing 161,100 square foot manufacturing facility and to construct an off-street parking lot. The subject property located at 7550 91 st Street South. The property is zoned 1-5, Railroad Access, and is guided as Industrial on the land use plan. Park and Open Space Location Map Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 2 of 13 Review Schedule Application Received: April 27, 2021 Application Accepted: April 27, 2021 Planning Commission Meeting: May 24, 2021 Tentative City Council Meeting: June 16, 2021 60-Day Review Deadline: June 26, 2021 Background At the February 9, 2016 meeting, the City Council approved a concept plan for a proposed indus- trial development known as the Southeast Industrial Park which is located at the northwest quad- rant of 91st Street South and Hemingway Avenue South. The concept plan consists of two buildings of 362,240 and 186,820 square feet respectively. The proposed site plan also included an existing rail spur access to serve the site. In addition, the Applicant received a conditional use permit for exterior storage for the future users. 5outneast inaustriai ParK concept Nian Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 3 of 13 The first phase of the development was approved by the City Council on March 1, 2018. At that time, Opus Construction on behalf of North Star Sheets, received the following approvals: 1) A preliminary plat to create four lots of record. The subject development site (Lot 1, Block 1) is 12.57 acres. The future development site (Outlot A) is 23.03 acres. The plat also included an additional 1.59-acre stormwater pond outlot and 1.53 acres of dedicated public right-of- way. PRELIMINARY PLAT OF SOUTHEAST INDUSTRIAL PARK C / / ff� I I e J gat maw.. .w�•N spa mevrx- mn .. .. - I �.—. etocK xA,<wA` IW ns. man Auwa •aaem•��-,. ! ' r _ 011.10! ♦ Y� xAx�c� v .I 'aS-sir-. p.•.fW'- �� P A Q A I . I •etD S�vE` x e 1 .. 1 Plat 2) A site plan review to construct a 161,100 square foot manufacturing building located on Lot 1, Block 1. The approved site plan also showed a future building addition. 3) A variance to permit dock doors to be located adjacent to a public street (Hemingway Avenue). F ul :-..--_-i E 0a railer -- larking__., =!-_- ti` , I --- Hemingway Ave. S:_ _ P Interior Rail Car Storage C' �s 161,100SQFT-j i. !: Previously Approved Site Plan 4 Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 4 of 13 Use North Star Sheets produces corrugated sheets, which get turned into boxes used for packaging of goods. The majority of the rolls of paper used to produce the corrugated sheets enters the site via the rail spur. The rail cars then enter the facility on the north side of the building. Currently the facility can store four rail cars. In addition, semi -trucks are used to import additional materials and export finished product. With the e-commerce growth and current market shipping trends, the demand for their product has significantly grown since this facility was brought online in 2018. With the increased demand, the existing site does not provide enough semi -trailer staging spaces or internal rail car storage. --- ---------- - — --- ;UU �._ I i WarehOue o- i i i i ;� ; �, i - ? -- + - ----------- - -- k - - - i- �E- - '' - -- - - - - - -- - ---- - - -� Miterial �� , ;:,.�• ;::: i St'ioragell `�'''• >;'" \� Fabrication -r r Existing Building Floor Plan Planning Considerations Project Plans The dates of the plan set utilized for this review were submitted by Opus Development Company, LLC dated 04/28/2021 and 5/19/21. Existing Site Conditions The site is relatively flat with significant grade changes along the north and west property lines. There is an existing rail spur located on the east side of the property that terminates in the existing North Star Sheets facility. The existing streets have been constructed to accommodate the traffic generated from such use. The facility has access from Hemingway Avenue, 91 st Street, and 91 st Street Alcove. 91 st Street Alcove is platted as a public right of way; however, the roadway is privately maintained by the property owner. Preliminary Plat The preliminary plat, as proposed, depicts the creation of a new 4.52-acre lot from the existing 23.03-acre Outlot A of the Southeast Industrial Park. Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 5 of 13 PRELIMINARY PLAT OF SOUTHEAST INDUSTRIAL PARK SECOND ADDITION / J J / J / _ / / J / J / J :; / Y :�.i.i.;� a -• �• � -� ..-;,�...:� — — — — _ ----�" r— — -------------'�— ta�os i ..I.T:4E. T r Existing Lot ` I erF'� TFi-L usw.am T ---- °°^°�' - - Proposed Lot_ Preliminary Plat Site Plan Review The proposed site plan has two components. The first is the 35,600 square foot addition to the existing building as shown below. 3 F_ Future Development _--- ------- — reel -' 35,600 Sq. Ft. Addition Existing Facility I IT P ITT a1 CtT •: -- mmar yy� yy y� g 84 Trailer Parking Stalls r Site Plan The proposed addition is located on the north side of the existing building. The intent of the addi- tion is to increase the paper roll storage within the facility. The majority of the rolls of paper come into the facility via rail, but this service is inconsistent due railroads availability to deliver railcars to the site. In response, the Applicant is proposing to add a second rail line spur into the facility. The additional rail spur will increase the storage to 10 railcars. However, currently there is no timeline as to when the second rail spur will be added, but the proposed building is designed to accommodate a second rail spur once it is constructed. When the future rail spur is added, a Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 6 of 13 railcar turnaround pad will be constructed. The turnaround pad will assist in railcar delivery and removal from the site. The remainder of the building would be utilized material storage. I I Material _ Storage -- I i I i I i Proposed Addition Floor Plan Architecture During the 2016 concept plan approval process, the Applicant received approval for building design flexibility from the City's architectural design criteria. The proposed addition will be con- structed with the same materials as the existing building and will match the existing height. 0 oeo 0 0 i Proposed Building Elevations Off -Street Parking Accessory Use The second component of the proposed site plan is an 84-stall off-street parking accessory use to be located on Lot 1, Block 1, Southeast Industrial Park Second Addition of the proposed plat. Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 7 of 13 '— STREET ALCOVE 10 ,OG Proposed Off -Street Parking Accessory Use The 2016 approved concept plan showed the parking field for the future development of Outlot A in the same location as the proposed semi -trailer parking area. When the North Star Sheets de- velopment was approved in 2018, they thought the site could adequality support demand for trailer parking on site. However, times and conditions have changed with the expediential growth of e- commerce and other current market shipping needs. Due to this growth, the Applicant is request- ing to construct 84 additional trailer stalls on the proposed lot adjacent to their existing facility. City ordinance requires off-street parking to be on a same lot as is the principal building. As pre- viously mentioned, 91st Alcove is a privately maintained street within a platted public right of way (ROW). The intent of the public ROW is to allow access to the future development site to the north. Due to this unique situation, staff has discussed this matter with our City Attorney and came to the determination that a restrictive covenant shall be recorded on both properties that states they must be in common ownership and the parking lot must only be used as an accessory use for the parent parcel. Off -Street Parking Dimensions The proposed off-street parking lot will have two accesses onto 91 st Street Alcove. The proposed accesses are 75 feet wide to allow for the ease of mobility into the site. The proposed stalls will be 55 feet long by 22 feet wide. Each stall will have a concrete dolly pad. Dolly pads are used to prevent the landing gear of the semi -trailers from sinking into the pavement surface while the trailers wait to be loaded or transported. Zoning Development Standards The development performance standards of the requested zoning district classifications are de- tailed in the table below. The submitted plans are compliant with the City's minimum development standards. Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 8 of 13 1-5, Rail Access District Standards Standards Proposed Building Addition Minimum interior side yard setback 40 feet 124.07 feet Minimum street side yard setback 80 feet 209.5feet Minimum rear yard setback 60 feet 202 feet Maximum height 45 feet 41.5 feet Maximum building coverage 45 percent 36 percent Proposed Accessory Parking Lot Minimum parking setback from ROW 20 feet 14.5 feet* Minimum side yard Parking setback 10 feet 19/65.8 feet Minimum rear yard Parking setback 10 feet 81.2 feet Maximum lot coverage Impervious Surfaces 40 percent 45 percent "The previously approved site plan for North Star Sheet permitted a 14.5-foot parking setback from ROW Parking Based on ordinance criteria for warehousing uses, the proposed addition requires one stall for every 2,000 square feet of gross area or 18 additional stalls. The existing site has 59 parking spaces identified directly adjacent to the facility's entrance and 85 proof of parking stalls located on the north side of the facility. Given that the proposed addition will be used for material storage, it should not trigger the need for additional employee parking. However, in the event additional parking is need on site, the Applicant shall work with the City to implement additional staff parking onsite. .a �I TCgI�• v 2018 Parking Detail Utilities/Surface Water Management The existing utilities are sized appropriately to handle the proposed building addition and in- creased impervious surface. The existing stormwater pond located to the north of the subject site will provide the quantity and quality control for the project. Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 9 of 13 Grading The preliminary grading plan was reviewed by the City's engineering staff, and their review com- ments are included in the May 18, 2021, memorandum. Additional grading review will be required upon submittal of final grading and utility plans for the site. Pedestrian Access As part of the proposed project, a sidewalk will extend along 91 st Street Alcove to Outlot A. The proposed sidewalk will provide pedestrian access to the future development on Outlot A. 2018 Tree Mitigation Agreement During the initial creation and development of the property in 2006, there was tree removal done beyond the limits established in the tree preservation ordinance, and mitigation was required. Resolution 2006-046 identified the need to replace 300 trees and 65 high growing shrubs as mit- igation. At the July 2018 meeting, the City Council approved a tree mitigation agreement for the Southeast Industrial Park. Per this agreement the property owner of Outlot A is required to pay $64,051.20 before the issuance of a building permit for any structure located on Outlot A. The property owner has agreed to amend the agreement and pay $20,000 to the City as part of this development application. The funds will be utilized to provide screening of the proposed off-street parking lot and habitat restoration at Hamlet Park. Tree Preservation and Landscaping Landscaping for the existing facility was previously completed. The Applicant has submitted a detailed landscaping plan and tree inventory for the proposed off-street parking accessory use. The existing site has 1,902 caliper inches of qualifying trees. The Applicant is proposing to remove 1,194.5 caliper inches. The ordinance allows removal of 1,142 caliper inches or 60 percent of existing qualifying inches without replacement. Removal of the remaining 52.5 caliper inches of trees requires mitigation at a ratio of 1.2 replacement, or 26 caliper inches. Tree Inventory and Removal In response the applicant is proposing to plant 11 trees, with a total of 27.5 caliper inches. As a condition of approval, the Applicant shall work with city staff to plant the replacement trees after the installation of the landscaping around the proposed parking lot. The intent is to use the re- Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 10 of 13 placement trees to fill in potential screening gaps in the landscaping plan. The landscape ordi- nance establishes the minimum open space requirement at 15 percent or 28,609 square feet for the subject site. The Applicant is proposing 79,836 square feet, which exceeds ordinance require- ments. The Applicant is planning to plant 17 overstory trees (Maple and Birch),14 coniferous trees (Black Hills Spruce and Scotch Pines) and 59 shrubs (Northern Golden Forsythia). The proposed plantings exceed ordinance requirements. — -- — -- I I r STREET ALCOVE — _ ^,k -• Tree mitigation funds :N vi X. utilized by City to add a �' �... ` s� � • j I screening and habit : •: r; restoration ' O1. � Zr i��Exiiti�_ng Trees Preserved Preliminary Landscaping Plan Public Hearing Notices Public hearing notices were mailed to 26 property owners who are within 500 feet of the proposed subdivision and published in the Pioneer Press on May 12, 2021. Recommendation That the Planning Commission recommend that the City Council approve the following applications subject to conditions. A preliminary plat to be called Southeast Industrial Park Second Addition, which includes one 12.57-acre development lot, one 23.03-acre outlot for future development, one 1.59-acre parcel for future stormwater purposes, and an additional 1.53-acre area of dedicated public right-of-way. 2. A site plan review for an industrial development on Lot 1, Block 1, Southeast Industrial Park Second Addition. Platting Conditions of Approval 1. The final plat shall include easements of all public and private utility lines serving all planned development of the parent parcel. Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 11 of 13 2. Prior to the issuance of grading permit on Lot 1, Block 1, Southeast Industrial Park Second Addition, a restrictive covenant shall be recorded on both properties that states they must be in common ownership and the parking lot must only be used as an accessory use for the parent parcel. 3. Prior to the issuance of grading permit on Lot 1, Block 1, Southeast Industrial Park Second Addition, the Applicant and City shall update the Southeast Industrial Park Tree Mitigation Agreement to memorialize the agreement that the current landowner of Outlot A shall provide the City with $20,000 of the required $64,051.20. The funds shall be utilized for screening and Hamlet Park habitat restoration. The outstanding funds shall be paid to the City prior to the issuance of a building permit on Outlot A. Site Plan Review Conditions of Approval: 4. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to the plans, as determined by the Senior Planner, shall require review and approval by the Planning Commission and City Council. 5. The Developer shall incorporate the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated May 18, 2021, subject to modifications that are agreed to by the developer and City Engineer. 6. 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. 7. 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 con- struction activities. Detailed construction plans must be reviewed and approved by the Building Official or City Engineer. 8. 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. 9. 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. 10. Any modifications to City utilities located on -site shall be at the full cost of the Applicant. 11. No exterior storage shall be permitted. 12. Semi -trailers shall be only parked in parking stalls as identified on the approved site plan and shall not be parked in drive aisles. 13. All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 12 of 13 14. All light poles, including base, shall be a maximum of 25 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. Other than wash or architectural lighting, attached security lighting shall be shoebox style, down- ward directed with flush lenses. In addition, any lighting under canopies (building entries) shall be recessed and use a flush lens. 15. The Applicant shall be responsible for protecting the proposed on -site storm sewer infrastruc- ture and components and any existing storm sewer from exposure to any and all stormwater runoff, sediments, and debris during all construction activities. Temporary stormwater facili- ties shall be installed to protect the quality aspect of the proposed and existing stormwater facilities prior to and during construction activities. Maintenance of any and all temporary stormwater facilities shall be the responsibility of the Applicant. 16. The final grading and erosion plan shall be approved by the City Engineer. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated. 17. The grading plan and site grading of the property shall be consistent with the approved surface water management plan. The Applicant is responsible for the maintenance of the new stormwater basin in conformance with the approved grading plan at all times, and said requirement shall be addressed in a surface water management agreement between the Developer and the City. 18. All concrete and bituminous surfaces on the site must be maintained in good workmanship like condition at all times. 19. Any future fencing installed along Hamlet Park shall be constructed with ornamental fenc- ing meeting the City's standard detail plate for commercial properties or be constructed of black vinyl -clad chain link fencing. Any additional fencing on the site may be constructed with materials meeting the ordinance criteria related to commercial fencing. 20. Prior to the issuance of a grading permit for Lot 1, Block 1, Southeast Industrial Park Sec- ond Addition the Applicant shall provide a tree mitigation plan that provides for the mitiga- tion of 300 trees and 65 high growing shrubs. The options typical for mitigation project plantings is replacement on site, upsizing standard required plantings, planting in a public park, or making payment to the City's Public Landscape Initiative Fund. The tree mitigation for the site may be phased in proportion to developing acres. 21. Prior to the issuance of a building permit staff shall approve a final landscape in writing. 22. The Applicant shall work with Planning staff to locate the required 11 mitigation trees after the installation of the landscaping on Lot 1, Block 1, Southeast Industrial Park Second Addition. Planning Staff Report — Case Nos. SP2021-034 and PP2021-035 North Star Sheets May 24, 2020 Page 13 of 13 23. 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. 24. 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. 25. Landscaping on the site must be maintained in good health at all times and dead plantings shall be replaced in a timely manner. 26. Fire hydrants shall be placed 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. 27. Parking related to the use on the property on Hemingway Avenue, 91 st Street Alcove, and 91st Street is prohibited. 28. The Applicant has provided demonstrated parking. If parking is not adequately provided on site to meet the user needs, then the proof of parking shall be constructed. A demonstrated need for additional parking will require that it be installed on site. 29. The submitted exterior construction finish materials of the building are consistent with the approved flexible architectural design criteria for this property and meet the intent of the City's architectural control ordinance. 30. In the event the semi -trail parking is discontinued the subject parking lots shall be converted to standard vehicle parking and meet city design standard requirements. 31. Trash and recycling containers must be stored indoors or in enclosures meeting City ordinance criteria. Prepared by: Mike Mrosla Senior Planner Attachments: — Civil Site Plans 05/19/21 — Architecture Plans 04/28/21 — Engineering Plan Review Comment Memo dated 05/19/21 30 WIDE DRAINAGE & UTILITY EASEMENT PER PLAT OF CANADIAN PACIFIC RAILWAY ADDITION OWNER'. S00 LINE RAILROAD CO. PARCEL # 17-027-21-43-0002 I LEGEND 35 ]D --F_ Ell — -- - --- --Z G pp pp pp _ FD IP. 44123\\�\ \FD. 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DRAINAGE & UTILITY EASEMENT PER SOUTHEAST INDUSTRIAL PARK --_� EA OUTLOT A 2ND ADDITION & UTILITY _ EASE OUTHEAST IN PLAT PARK _ I o c — — — — -- � - �-TREET�Lf©VE---- T $ -- -- ----- � - - - _ I . —DRAINAGE & UTS, EASEMENT PER 0 INDUSTRIAL PARK ® LOT 1 BLOCK 1 _o 2ND ADDITION --- .'� ---------------------------- KEY NOTES o56u rx rc.u,.�r�+us LEGEND �x -i----------------- ---------- IT -----------_�_-s ------------ ------ --b — \ ----- FUTURE DETENTION \Q'\------------------------------------------------ --_ m, POND EXPANSION _ _ _ _ _ _ _ _ _ - — O L D - - _-- —. --- a - - - - - - - - - - - - - - - _ l/�` _ exlsnNe oeTeNno�N= = i t� � RIIILTURNOUT PFlO -RAILROA�DP�-- ----J-AIC--D-BE{}-'=_-_-_-_=_i '`SPKR/TRAE-J,---------- ------/`\ 1�. RXIILROAD TRACK EDGE OF vT\\}� RIP -RAP /EASEMENT 1 AID �1 EASEMENT PER SOUTHEAST ILL A INDUSTRIAL PARK OUTLOTA I ` & h , 2NDADDITION 1 / \ i J rl 1 \ —� PROPOSED BUILDING i F ADDITION \ LOT 1 BLOCK 1 15T ADDITION LEGEND Ro wui ruvNiio soz sms x wxTow 'o_ n __— ___ �°� ���r sci,eoawos $sms i✓1 �\ = �' "^ GRADING NOTES \ � � INFILTRATION BASIN CONSTRUCTION NOTES G E it 7550 91st ST S COTTAGE GROVE, MN 55016 PID# 1702721430004 EXISTING CONCRETE BUILDING 161,090 SO. FT. EA - - - - - -_ - - _-_____---- O �5 j� S� i/W6fAA- PARK / �� /L2 i a I — -- _—� -- � 1 � � V A I IT & V RI STY/ ` 1 T EASE OUTHEX STI \ s I 1 RIAV PkR{k \ _ A / I I I 1 st�STREET ALCOVE 1 -GRADING NOTES -INFILTRATION BASIN CONSTRUCTION NOTES --—------------------ --------------------- —----- ------------------------------------------------------ — --- \ —_s -- — — — — --- --- ------ ---------- — ------ ----- i li llI %F; I , " v —� — — — _ --SAILER RP-- J----—t AICRd— t ,/SPUR TRAc—— — — — f \ EDGE OF RdILROAD TRACK RIP —RAP .r /EASEMENT ���s P�„o� I II1II� -- ��I b' A - E It —NOTETOCONTRACTOF LOT 1 BLOCK 1 15T ADDITION 7550 91 Ct ST S —EROSION CONTROL MATERIALS COTTAGE GROVE, MN 55016 QUANTITIES PID# 1702721430004 Q°AIET'N EXISTING CONCRETE BUILDING 161,090 SO. ET. DRAINAGE & UTILITY 1 EASEMENT PER SOUTHEAST INDUSTRIAL PARK e \ OUTLOTA �e 2NDADDITION / R INAG & V EL lTY/ 46 L EASE\ PEFE OUTHE�{1STI A s \ y J, �„uD1„ /I �— — — — — — INDIS RIAE Pl9RIP �_ \ — — C �� / _TtST'R_EET_ACO _LVE_��'� —� `— ---_ —_— — y (PUBLICLY DEDICATED 76AP5�I- i /l All l 2��Dfi(Tt�� f— EA 6� PARK �5011_ EROSION / SEDIMENTATION CONTROL OPERATION TIME SCHEDULE ------------- MEETE CCEIRTUCTOPoR Ell EEALComTaAROR.a oMeLETE.AaE T T EaSeE FRL1R 1111111EoULE mores, wcunom ..... osTNmonaooe,aiislE LEGEND ........ ----------------------------------------------------_-----------------------------------_______� —i i4 ---- ___ --- — x�,xox.�x------------------------------- _ ----'— FUTURE DETENTION PONOExfANSIJ��--\—=-�--Ta _-----v_--=�=�-O OUTL�k -- °� -- ,-- --_ - _=- EXISTING DETENTION///��_ I//�cexs OND i O� 6�f Z �— — RIIILTURNOUT PFlO G ox.�iuEo`iLx i�xas"PPo,eruxn'sE:: a:s \J r--- _RA]L 'W%KD—BE{7"----=�� �x 'yam�� L— -� PROPOSED BUILDING /f / -------- ,i ( —NOTE TO CONTRACTOR '`SPUR TRAG1< ---- -- z/ 1,>i.t� — -- \ T ADDITION 1 '�'�-�_",���� / LOTIBLOCKI EDGE OF '� / i� / - /� 15TADDITION RdILROAD TRACK RIP -RAP - /EASEMENT �1111/ ITEM UwT 7550 91sf ST S —EROSION CONTROL MATERIALS I --SWA -1 L �T, COTTAGE GROVE, MN 55016 QUANTITIES PID# 1702721430004 QUANTITY T T EXISTING CONCRETE BUILDING �� 161,090 SO. FT. DRAINAGE & UTILITY 1 EASEMENT PER SOUTHEAST EA. INDUSTRIAL PARK i x OUTLOTA 11 �� �'-� l �J 2NDADDITION P I �� � c EA s qq ouzvP,asn \ J R1AD PAR I � -(-` -fix s StS7jLREETALCm E �x�l IJ T% i9rR 0 PARK -- — — �� — eCryaLoo(I i 501L EROSION SEDIMENTATION CO NTROL OPERATION TIM E SCHED ULE — — -- 9 �— o111Es -- --__ -- ---_— _ -".— IITI �. OTE_1O.eLETETAa6.TlTIEa1eE Ill PAIEIT6EoU'LE NN mores, wc.Ti.N ..... osTNNonaD ETlIfEIII I EROSION & SEDIMENTATION CONTROL NOTES & DETAILS / °SITE MAD" e GENERAL EROSION NOTES: mmmmmmmmmmmmmm SITE LOCATION MAP US GS MAP `L �\ SITE LOCATION 0 AREA SUMMARY IN ACRES III I—T—T— wvrs Y,Nv o-rs(no�x onusn a,) surla�mooels,aamr�vaaueo �uoi oslaTaaru ala ornLxoF [ DEL` �N O ®SWOCBC COTTAGE GROVE, MINNESOTA O --I N LET PROTECTION -IP1 IeINLET PROTECTION -IP2 FES INLET PROTECTION IP-4 ®StaNLeC I COTTAGE GROVE, MINNESOTA O ®SYdnt- COTTAGE GROVEEMNNE! —MAINTENANCE NOTES: SEQUENCE OF CONSTRUCTION II D ____� _____ -----so TURE DETENTION ___---------7�IOND_IXPTA�W,�ION ux,a�,a w� �,"r ni�o'�x ,r xsse �excra •� UTO f• — T— SST ADBIiION H_ISTNG FOND OND WATER OF 9 4- �. °-_____ __ _____ D __7F _ -- urrosreo --. — ,, RAIL PADT— � __ _____ __ __- or.r RAILROAD RAILROAD BED- � --SPUR TRACK EDGE OF RAILROAD TRACK RIP —RAP— - EASEMENT - r` DRAINAGE & UTILITY EASEMENT PER SOUTHEAST INDUSTRIAL PARK --_� OUTLOTA „p L 11„ 2ND ADDITION & UTILITY EASE OUTHEAS7 PAT PARK r DI. I PROPOSED BUILDING ADDITION LOT 1 BLOCK 1 15T ADDITION — LEGEND mrzs�a a 7550 91st AT S COTTAGE GROVE, MN 55016 PID# 1702721430004 EXISTING CONCRETE BUILDING 161,090 SO. FT. EA Ara_a " _ ____ ___ a�oo� r-ra�sri� ar Soso. FT 5 , no r. 11 DRAINAGE & UTIL. EASEMENT PER S, INDUSTRIAL PARK ll M—T ar-aoi.:, r.,a, rrr �, .: III LOT 1 Br-,a9.ez �� 2ND ADr-ao( LOCK 1 I DITION 5-_-� -. oar@ooae h � r I _-- ------------ — e UTILITY CONSTRUCTION NOTES OWNER. SOO LINE RAILROAD CO. PARCEL 4 1]-02]-21-43-0002 _-------\---------- ----------------------------_-_ _______________________________ --- - - -- - -m-------------- FUT URE DETENTION °'\ \� \ - - - - - NDEHPANSION I --------------- - ----- -- " --- -_--- -- -----•a---- --------- _-�" -----�o ExISTINe DETENTION- �lPOND -+----------I--Aa - - - - - - %, __ II Ilt I `I 111 Ir / DRAINAGE & UTILITY I I\ EASEMENT PER SOUTHEAST \ \ INDUSTRIAL PARK II ` P \ I \ �I V I I V vI T / I \ i I / v I `r --- PROPOSED BUILDING >_`\-_----- \ ADDITION \ IF i I V A e EA ` V A t \ V A I � Ta EASER PE4OUTH ,4 STl = 8 RIAE P -----`- T / / NK ------ �—------- %R Si /�IPJDUf,�y%d� PARK 1f— � �y OWNER: CITY OF COTTAGE GROVE ---- -- — — PARCEL ;y n-av-v-s4-0002 LEGEND 'o-o e TREE OWNER. Soo LINE RAILROAD CO. PARCEL 4 17-027 -21-43-0002 ___ A — �—------- —_— -- --,� -m-------------- -- - FUTURE DETENTION °'\\------ NDEHPANSION --------------- J _ TL - - - /E /I j 'I, /� / EH ISTIN6 DETENTION J" / ll /-_--_�-------- -----------I I I DRAINAGE & UTILITY I 1 EASEMENT PER SOUTHEAST I INDUSTRIAL PARK --� \ \ 1 j It � \ j i _ = OWNER! CITY OF COTTAGE GROVE ___-"--- --_ PARCEL ¢' 17-027-21-34-0002 LEGEND �- -- PROPOSED BUILDING i/I��. --__-- l\ \ ADDITION \ IF COTTAGE GROVE WNDSCAPE CODE- --------------- E it �PLANTSCHEDULE EA REFERENCE NOTES SCHEDULE � O � I � ®��® ■ :M arl.. W L=€« ���=€ray 850 CROSS SECTION A -A 850 840 840 830 830 820 �; 820 any y �.ouoEoo. 810 �� 810 800 800 790 — — _ 790 780 780 770 770 NOTES lie avfi ®TREE PLANTING DETAIL f l SHRUB PLANTING DETAILSuPe o5u3GPnoE .. .... ..... weo newer � s�oc���� L HIP I Q� muoi,ioN�AaiEs S[[awN f 3 l TREE PRESERVATION DETAIL � n LOW PROFILE POLY EDGER - _ a I RAILTURNOUT PAD ------------------------------------ --- --- --------------------- PROPOSED BUILDING ADDI 60ON - - - - - - - - - - ---------- -------- HEMINGWAY AVE S ----- — -� 7550 91st ST S RARI LLJ W COTTAGE GROVE, MN 55016 PID$ 1702721450004 EXISTING CONCRETE BUILDING 161,090 SO, FT. s-B II Ql i IIII 91st STREET ALCOVE - -- ------ --------------'I — — — — 1 — ---- WB-67-Interstate Semi -Trailer Overall Leng�th Overall 1, 73.501ft 8 50aft Overall Body Heigght Mln Body Grountl Clearance Max Tack Width 13.500ft 1.334ft 8.10Oft Lock -to -lock time Max Steering Angle (Virtual) 6,00' 28.40- it i '----' - - - -- - - ---- - - -- - ---J ---------------------------------------------------------------------------------------- r— ----- — — AA RAIL TURNOl1T PAD =_ PROPOSED BUILDING ADDI 60ON HEMINGWAY AVE S 7550 91st ST S COTTAGE GROVE, MN 55016 PID$ 1702721450004 EXISTING CONCRETE BUILDING 161.090 SO, FT. I 91st STREET ALCOVE --------- -------------------- ---- r-------'I L 71 — ---- ----- IT, J I� WB-67-Interstate Semi -Trailer Oveall Leng�th Overall 1, 73.501ft 8 50aft Overall Body Heigght mm Body Grountl Clearance 13.500ft 1.334ft Max Tack Width Lock -to -lock time 8.10Oft 6,00 Max Steering Angle (Virtual) 28.40 - _ a I RAILTURNOUT PAD ------------------------------------ --- --- --------------------- PROPOSED BUILDING ADDI 60ON - - - - - - - - - - ---------- -------- HEMINGWAY AVE S ----- — -� 7550 91st ST S RARI LLJ W COTTAGE GROVE, MN 55016 PID$ 1702721450004 EXISTING CONCRETE BUILDING 161,090 SO, FT. s-B II Ql i IIII 91st STREET ALCOVE - -- ------ --------------'I — — — — 1 — ---- WB-67-Interstate Semi -Trailer Overall Leng�th Overall 1, 73.501ft 8 50aft Overall Body Heigght Mln Body Grountl Clearance Max Tack Width 13.500ft 1.334ft 8.10Oft Lock -to -lock time Max Steering Angle (Virtual) 6,00' 28.40- it i '----' - - - -- - - ---- - - -- - ---J ---------------------------------------------------------------------------------------- r— ----- — — AA RAIL TURNOl1T PAD =_ PROPOSED BUILDING ADDI 60ON HEMINGWAY AVE S 7550 91st ST S COTTAGE GROVE, MN 55016 PID$ 1702721450004 EXISTING CONCRETE BUILDING 161.090 SO, FT. I 91st STREET ALCOVE --------- -------------------- ---- r-------'I L 71 — ---- ----- IT, J I� WB-67-Interstate Semi -Trailer Oveall Leng�th Overall 1, 73.501ft 8 50aft Overall Body Heigght mm Body Grountl Clearance 13.500ft 1.334ft Max Tack Width Lock -to -lock time 8.10Oft 6,00 Max Steering Angle (Virtual) 28.40 ------------------- HEM INGWAY AVENUE SOUTH - � ____ ___________________� -��,.I I ------------- _________ 0 'i C" N I I > O I I I I o Erexx — — — _— --_ — --_ — ICI � ICI Oo I I I ----------- __--------------------- 91ST STREET ALCOVE SOUTH ARCHITECTURALSITE PLAN aa j SITE PLAN NOTES /y OPUS THE OPUS GROUP Opus AE Group, LLC. opus „ ewId, L L C. NORTH STAR SHEETS - EXPANSION ISSUE RECORD SITE PLAN Al m L�F - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 7 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - IV IV ":e FLOOR PLAN A2 n n n p EXTERIOR FINISH KEYNOTES EXTERIOR PAINT COLORS K,v O1e uema -1 1 12 INSUITATED PRECAST CONCRETE PANEITS SMOOTH FINISH PAINTED 3 4 WIDE X 1/2 DEEP HORIZONTAL RE 4 HOLLOW METAL DO- AND oo.R.,wE,o�, comvvmue 000R FanMe-srnmonRo coLoR TO MnrcADHACENT WATT Co_ :,woa.oa„mMom m�amn� NORTH ELEVATION muuuuuumwuuuwu�L _ ,- WEST ELEVATION I I �oO EAST ELEVATION C! I SOUTH ELEVATION EXTERIOR ELEVATIONS A3 UBOLTON l�& MENK Real People. Real Solutions. MEMORANDUM Date: 05/18/2021 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: North Star Sheets Expansion Plan Review City of Cottage Grove, MN Project No.: ON1.124548 2035 County Road D East Maplewood, MN 55109-5314 Ph: (651)7O4-9970 Fax: (651) 704-9971 Bolton-Menk.com This memo summarizes the review of site grading and utility plans submitted by The OPUS Group, dated 04/28/2021 (received 05/06/2021). Plat: 1. Both the proposed lot and outlot should have a 10-foot drainage and utility easement around each perimeter. Civil Site Plans: Sheet C2.01: 2. On the final plans, please add a 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. 3. Correct notes and leaders that are cut off from the viewport for clarity. For example: a. Edge of water for the pond in the top left corner is cut off. b. Easement information is cut off on the right side. 4. All Sheets: Check the spelling of North Star Sheets (currently 3 E's). 5. A removal plan should be provided with final plans. It appears there are storm pipes and other features that will need removal. 6. Show the existing pipe for the catchbasins in the existing parking lot from the 15t Addition. Sheet C3.01: 7. There is a note for installation of No Parking signs but they are not identified on the plans. Please clarify the locations of the proposed signs. 8. The City of Cottage Grove detail plates should be referenced and included in the plan set for any publicly owned facilities or anything falling within City Right of Way. a. Key Note C should reference STR-17 as a minimum. No detail for the proposed apron is included in the plans. Patching of 91s' Street Alcove should conform to STR-21. i. Denote street patching on the plans for the driveway installation. H:\COTT\ON1124548\1_Corres\C_To Others\Opus\2021-05-18\124548 Construction Plan Review 2021-05-18.docx Bolton & Menk is an equal opportunity employer. North Star Sheets Expansion Plan Review Page: 2 b. Other details for the proposed pads should be provided as well. 9. Label the HWL for the existing stormwater basin on all sheets. Sheet C4.01: 10. The Grading Notes and Infiltration Basin Construction Notes sections are referencing C3.02 instead of C4.02. Please revise accordingly. 11. Check the desired grades on all driveway aprons. a. Some portions of the proposed aprons appear flat along curb line. b. There is a spot elevation on the new driveway entrance connecting to the existing parking lot that calls out an 803.08 spot elevation on the 804 contour. 12. Confirm site EOFs. For example, there is a 803.56 EOF identified on the south side of the new parking lot, but it is encircled by a 804 contour. Please identify the subsequent EOF path and elevation on the plan. 13. Depict grading and EOF changes as a result of the proposed building expansion. An EOF was previously identified on the rail spur where the building is proposed. ShPPr c5_n1 14. The Phase 1 Erosion Control Plan does not match the sequence of construction for Phase 1 erosion control listed on C5.03. 15. Silt fence should contain the limits of disturbance. Sheet C5.03: 16. Replace the detail plates to the new 2021 City Detail Plates. Stormwater: 17. The stormwater management plan depicts modelling for the full buildout of the 2nd Addition. Under these conditions the pond design and outlet do not meet the storage and outflow requirements needed. Since water is being routed into the dry basin as a part of the expansion but the 2nd Addition will not be constructed at this time, please provide modelling to demonstrate the existing basin is adequately sized. 18. Pond 3P: Pond 313 is simulated as an infiltration basin. a. Pretreatment: The City requires adequate pretreatment of stormwater runoff from development and redevelopment activities prior to discharge into all waterbodies. The City will require that infiltration basins be constructed to be "off-line" so that the basins fill along with their pretreatment basins, but higher flood flows are not routed through the infiltration basins in order to have better long-term operation and less maintenance. If wet sediment ponds are used for pretreatment, they should include skimmers between the wet sediment basin and the infiltration basin to prevent debris, organics, trash, hydrocarbons, oil & grease from entering the infiltration basin. (City Standard Detail STO-16). b. A Skimmer structure is needed at the outlet of the Pond 3P. Bolton & Menk is an equal opportunity employer. North Star Sheets Expansion Plan Review Page: 3 c. The Pond 313 bottom elevation is simulated as 792.5 but plans show the low contour 794. Please show pond bottom design elevations on the plans and be consistent in the HydroCAD model. d. Infiltration Basins: Soil Borings: Soil borings are required in the vicinity of proposed infiltration basins. Borings are needed to identify soil conditions and the presence of groundwater or bedrock. Soil borings should extend a minimum of 5 feet below the lowest constructed elevation of proposed BMPs. Infiltration Media: For a 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. 19. HydroCAD HydroCAD simulates the Pond 313 outlet pipe as a 36" diameter pipe 61 feet long with a free discharge. This pipe does not have a free discharge, but instead through a 36-inch storm sewer. The storm sewer would pressurize at flows greater than 39.6 cfs, therefore the pond storage and outlet size should be analyzed to match the capacity of the 36- inch RCP storm sewer downstream. Since the time of concentration for the pond is much longer than for the catch basins downstream, it is reasonable to waive the standard design requirement for assuming coincident peaks between ponds and catch basins. The standard requirement is reprinted in the following strikeout font: (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.). b. Please update the HydroCAD model to include the proposed impervious acres and pervious acres of the Expansion submittal. c. Pond 313 is simulated to infiltrate. Proposed infiltration areas should provide calculations or model results to demonstrate a 48-hour drawdown. d. Please label Pond 313 high water level and emergency overflow elevations on the plan sheets. 20. Rational Storm Sewer Design: a. Although Sheet C6.01 includes the catch basin ID, pipe sizes, slopes and elevations, the submitted documents do not include a map showing the drainage areas to each proposed catch basin with manholes and catch basins labeled. The submitted Rational Design Spreadsheet dated 3-05-2018 includes a 5-year design using NOAA Atlas 14 OF data, but none of the proposed condition catch basins or pipe segments are listed in the spreadsheet. Please submit the rational design data that corresponds to the proposed storm drain construction. 21. Testing: The City will require post -construction infiltration testing to verify the infiltration rate and drawdown period of all infiltration basins. Bolton & Menk is an equal opportunity employer. North Star Sheets Expansion Plan Review Page: 4 22. Models: 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. 23. NPDES Construction Stormwater Permit Since the disturbed area of the development area will exceed 1 acre, an NPDES Construction Stormwater Permit and associated NPDES permanent stormwater treatment are required. 24. An executed copy of the City's standard stormwater maintenance agreement will be required for development stormwater features. Bolton & Menk is an equal opportunity employer.