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Home My WebLink About2021-07-26 PACKET 06.4.STAFF REPORT CASE: PP2021-057 ITEM: 6.4 PUBLIC MEETING DATE: 7/26/21 TENTATIVE COUNCIL REVIEW DATE: 8/18/21 APPLICATION APPLICANT: City of Cottage Grove REQUEST: A preliminary plat to be called Smallidge Fields that will create two commercial/industrial lots for a future water treatment plant. SITE DATA LOCATION: ZONING: GUIDED LAND USE: South of 100th Street and east of Ideal Avenue AG-1, Agricultural Preservation Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Agricultural Industrial EAST: Agricultural Industrial SOUTH: Agricultural Low Density Residential WEST: Agricultural Low Density Residential SIZE: DENSITY: 57.68 Acres 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: Sam Burns, Planning Intern; 651-458-2860; sburns _cottagegrovemn.gov Application Accepted:. N/A 60-Day Review Deadline: N/A City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Smallidge Fields — Preliminary Plat Planning Case No. PP2021-057 July 26, 2021 Proposal The City of Cottage Grove submitted an application for a preliminary plat, which will subdivide approximately 57.68 acres into two 28.84-acre parcels to be called Smallidge Fields. The current 57.68-acre parcel is owned by Gene and Louise Smallidge. The southern parcel that will be cre- ated is proposed as the site of a new water treatment plant that was a condition of the 3M settle- ment. The property is located in the northeast corner of the intersection of 110th Street and Ideal Avenue. The , location map is shown at right: �I A component of the 2018 State of Minnesota settlement with 3M involves 3M providing funding for utility infrastructure improvements to local communities affected by the company's production of PFAS chemicals. The City of Cottage Grove was a beneficiary of this funding, and 3M settlement money is being used to construct a water treatment facility in the city's "Low Pressure Zone." The City will be purchasing the southerly 28 acres, with an anticipated closing date in August 2021. The application being discussed is only for the platting of the property into two separate lots. Any future improvements or actions to either of these lots will require an independent application and presentation to both the Planning Commission and City Council. Review Process Application Received: June 30, 2021 Acceptance of Completed Application: June 30, 2021 Tentative Planning Commission Date: July 26, 2021 Tentative City Council Date: August 4, 2021 60-Day Review Deadline: August 29, 2021 Planning Considerations Comprehensive Plan The 2040 Future Land Use Map shows this area of the Cottage Grove designated as an Industrial land use. The proposal to subdivide the 57.68-acre agricultural parcel into two is consistent with the future land use plan. Planning Staff Report — Planning Case No. PP2021-057 Smallidge Fields Addition Preliminary Plat July 26, 2021 Page 2 of 4 2040 Future Land Use %. cnv aoudmr I � Vl A�►,F ` � I I �� Nllliry rti ... October 20'i ............. � - _ '. _ i 4.500 9,coo Feel N Site Characteristics The majority of the site is flat and currently used for agriculture. The only nonagricultural vegeta- tion on the property is a line of trees that runs immediately adjacent to Ideal Avenue along the western edge of the property. The parcel is adjacent to single-family zoned parcels that are cur- rently being utilized as legal non -conforming commercial uses on the west side of Ideal Avenue, which are planned for redevelopment and guided for single-family development. The subject par- cel along with the parcels to the north and west of the subject parcel are guided for industrial development as an expansion of the City's Business Park. 2019 Aerial Photo Planning Staff Report — Planning Case No. PP2021-057 Smallidge Fields Addition Preliminary Plat July 26, 2021 Page 3 of 4 Preliminary Plat The parent parcel is approximately 57.68 acres. The proposed plat will result in two equally sized parcels of 28.84 acres each to be called Smallidge Fields. The southern parcel created by this subdivision will be purchased by the City of Cottage Grove and planned to be used as the site of a water treatment plant. The proposed preliminary plat provides drainage and utility easements that are necessary to adequately serve current and future development in this area. The proposed plat for Smallidge Fields is shown below: SM LLIDGE FIELDS I I I 1' t� 1" 13RJJNAGE 8 UTLRY EASEMBM —�— €F--------- Eff OF - 3, !-r I I .a awPrm 1 1 I r..r. ax4.0 rusraQar i+evs.Y .ruc Y� for�p. ri Proposed Plat for Smallidge Fields Utilities At such time either parcel develops, required utilities and stormwater management will be required to be addressed by the future user. As part of the construction of the proposed water treatment facility, future infrastructure improvements will be needed. Planning Staff Report — Planning Case No. PP2021-057 Smallidge Fields Addition Preliminary Plat July 26, 2021 Page 4 of 4 Site Plan Review Future development of the property will require site plan review by the City. The site plan review process will include a future public hearing and will outline the development plans for the proposed water treatment facility. It is important to note that the zoning ordinance will require a variety of design requirements to mitigate impacts to adjacent properties. All property owners within 500 feet of the property will receive notice for the public hearing. Public Hearing Notices Public hearing notices were mailed on July 14, 2021, to 19 property owners who are within 500 feet of the site. In addition, the public hearing notice was published in the St Paul Pioneer Press on July 15, 2021. City Department Review Representatives from various City Departments, other agencies, and utility companies were pro- vided a copy of the preliminary plat. Recommendation That the Planning Commission recommends to the City Council approval of the Smallidge Fields preliminary plat, subject to the conditions listed below: 1. The final plat shall include easements of all public and private utility lines serving all planned development of the parent parcel. 2. Area charges for each of the newly created parcels will be paid prior to the issuance of a building permit for improvements to either of the parcels. 3. Any future improvements proposed for the site will require additional approvals as necessary per the City's Zoning Code. Prepared by: Sam Burns Planning Intern Attachments: Preliminary/Final Plat SMALLIDGE FIELDS VICINITY MAP 2.,T `;os',=i-2- w w H DRAINAGE & UTILITY EASEMENTS �. L�_ o[Ferwlse inaicatea, as sFown on [ p BLOM 1 THE No U2 INCH eY v4INCH IRON PIPE UNSEp�_INCHRB 1 O v4 1NNCHIRO NOLILE YBEo WITH 4 1. ® D—T. ONMONUM N 1 4 Stantec