HomeMy WebLinkAbout2021-10-25 PACKET 06.4.STAFF REPORT CASE: ZA21-066, PP21-067, SP21-068
ITEM: 6.4
PUBLIC MEETING DATE: 10/25/21 TENTATIVE COUNCIL REVIEW DATE: 12/15/21
APPLICATION
APPLICANT: NP CG Logistics, LLC
REQUEST: Site plan review of approximately 3.5 million square feet of warehouse,
manufacturing, and office space; preliminary plat to create nine industrial
lots and one outlot; and a zoning amendment to rezone 252 acres of land
from AG-1, Agricultural Preservation, and AG-2, Agricultural, to 1-2,
General Industry, with a PUD, Planned Unit Development.
SITE DATA
LOCATION: South of 100th Street
ZONING: AG-1, Agricultural Preservation, and AG-2, Agricultural
GUIDED LAND USE: Industrial
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Residential & Ind. LDR & Industrial
EAST: Agricultural Industrial
SOUTH: Agricultural Industrial
WEST: Agricultural Industrial
SIZE: 3.5 million square feet of warehouse, manufacturing, and office space
being developed on 252 acres of land
DENSITY: N/A
RECOMMENDATION
Approval based on the findings of fact and subject to the conditions
stipulated in this staff report.
Cottage
Grove COTTAGE GROVE PLANNING DIVISION
�
here Pride and Prosperity Meet
Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz(o-)_cottagegrovemn.gov
Application Accepted:. 60-Day Review Deadline:
City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016
Planning Staff Report
Cottage Grove Logistics Park (NorthPoint Development)
Planning Case No. SP2021-068, ZA2021-066, PP2021-067
October 25, 2021
Proposal
NorthPoint Development (NP CG Logistics, LLC) submitted the following applications for a project
on 252 acres of land located south of 100th Street:
Master Site Plan for proposed construction of approximately 3.4 million square feet of ware-
house, manufacturing, distribution, and office building space.
2. Cottage Grove Logistics Park Preliminary Plat creating nine parcels and one outlot.
3. Julen Preliminary Plat creating two parcels, one outlot, and right-of-way of future 105th Street.
4. Zoning Amendment to rezone 252 acres of land within the proposed assemblage from AG-1,
Agricultural Preservation, and AG-2, Agricultural, to 1-2, General Industry, with a PUD (Planned
Unit Development).
Location Map
NorthPoint Development, a Kansas City based development company, is proposing a Master Site
Plan for a development to be called "Cottage Grove Logistics Park." The proposed development
would consist of approximately 252 acres of land and nine separate warehouse, manufacturing,
distribution, and office space buildings. The Developer is proposing a phased development, and
therefore, will be required to submit applications for site plan review prior to commencement of
construction of each phase of the development to ensure its alignment with the proposed Master
Site Plan.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 2 of 23
Master Site Plan — Cottage Grove Logistics Park
Site Characteristics
The proposed development encompases an assemblage of six separately owned parcels as well
as dedicated ROW from an additional property owner. The assemblage of these parcels amounts
to a total of approximately 252 acres of land the majority of which are currently tilled acres with
some treed windrows. Two of the parcels have single family homes with several out buildings,
which are planned to be removed as part of the redevelopment of the parcels.
Site Layout/Property Owners
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 3 of 23
Review Schedule
Application Received: September 29, 2021
Acceptance of Completed Application: October 12, 2021
Planning Commission Date: October 25, 2021
60-Day Review Deadline: December 17, 2021
Tentative City Council Date: December 15, 2021
60-Day Extension: February 15, 2022
Neighborhood Meetings
August 4, 2021
The Developer held a neighborhood meeting inviting residents within 500 feet of the proposed
project area as well as residents within the River Acres Neighborhood. Approximately 30 residents
attended the meeting. The following were the main points of concern received by the Developer:
• Traffic impacts to the area
• Potential uses or tenants that may occupy the development (heavy industrial)
• Potential noise and lighting impacts to surrounding properties
• Screening
October 12, 2021
Given the substantial concerns received from residents at the initial neighborhood meeting, the
Developer held a second neighborhood meeting sending out invites to the same resident list as
the first meeting. Approximately 30 residents attended. The Developer provided an overview of
adjustments to their proposed plan and the mitigation measures they had taken to address con-
cerns heard at the previous meeting. The Developer then held a question -and -answer session
where residents were able to pose specific questions and concerns to the Developer.
Planning Considerations
Comprehensive Plan — Future Land Use Designation
The City's approved 2040 Comprehensive Plan guides all proposed properties involved in the
proposed Cottage Grove Logistics Park Master Site Plan as Industrial; therefore, the proposed
use is consistent with this guided land use.
2040 Future Land Use
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Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 4 of 23
AUAR
In 2017, the City completed an AUAR (Alternative Urban Areawide Review) for the City's Business
Park. An AUAR is a planning tool used by local governments to better understand how potential
development within a geographic area may impact the environment of their community. This en-
vironmental analysis can be used to inform local planning and zoning decisions. The review pro-
cess for the AUAR includes an EAW (Environmental Assessment Worksheet), which analyzes
environmental impacts resulting from potential development choices and provides ways to reduce
impacts or eliminate potential consequences via mitigation measures. The AUAR process is
utilized to review and evaluate potential future development scenarios prior to proposed develop-
ment, eliminating the need for an additional EAW process at the time of development so the
project proposers can implement necessary mitigation measures per the AUAR Mitigation Plan.
The City's intent in completing an AUAR in 2017 for the City's expanded Business Park was to
provide for shovel -ready developable land at such time a potential user was interested in devel-
opment within the area. The City evaluated 1,767 acres within its study area, given the Cottage
Grove Business Park and surrounding undeveloped areas have been the subject of large busi-
ness searches through the Department of Employment and Economic Development (DEED) and
Greater MSP. Understanding one major impediment of successfully becoming the recipient of a
business of statewide significance is the time necessary to complete all required environmental
review on a case -by -case basis. The AUAR offers business/industrial sites outside of the bound-
aries of the current Business Park in 2017 and better positioned the City for a timelier entitlement
process for potential future development users.
The 2017 AUAR evaluated two separate development scenarios: a major technology center and
major distribution use. The major distribution use is consistent with the City's 2040 Comprehen-
sive Plan and aligns with the proposed Master Site Plan; therefore, additional environmental
review is not required as part of the development process given this was completed by the AUAR
process.
Zoning
The six separate parcels within the proposed assemblage are all currently zoned either AG-1,
Agriculture Preservation, or AG-2, Agriculture. The developer is requesting that the entire 252
acres included in the assemblage to 1-2, General Industry, with a PUD (Planned Unit Develop-
ment). This zoning classification is consistent with the industrial land use designation shown on
the 2040 Comprehensive Plan Land Use Map. The proposed warehousing, manufacturing, distri-
bution, and office uses are permitted uses within the 1-2 zoning district.
Proposed Zoning
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 5 of 23
Planned Unit Development
The applicant is proposing a Planned Unit Development (PUD) in addition to the rezoning classi-
fication of the 252 acres of land. A PUD is an overlay that allows for flexibility in land development,
provides for a more efficient and effective use of land, a higher quality of design, design compat-
ible with surrounding land uses, and consistent with the Comprehensive Plan. The PUD is
intended to provide general site layout, establish design criteria, and identify permitted uses. The
applicant is requesting flexibility in building height as well as orientation of loading docks adjacent
to public streets. Given the request for flexibility, the City is able to add conditions of approval
regarding uniform architecture, increased design requirements, and increased screening and
landscape.
Cottage Grove Logistics Park Preliminary Plat
The Developer is proposing a preliminary plat (Cottage Grove Logistics Park) creating nine sep-
arate developable parcels along with one outlot. The plat area encompasses each of six currently
individually owned parcels. The proposed assemblage plat (Cottage Grove Logistics Park) will
need to provide appropriate right-of-way for each of the adjacent public streets and required ease-
ments. With 100th Street being a future County roadway, a total of 180 feet of right-of-way is
required. Ideal Avenue and 105th Street both require 100 feet of right-of-way. The right-of-way
being dedicated as part of the development along Ideal Avenue and 100th Street will allow for the
required roadway improvements to be completed. At such time the Developer submits for a first
phase site plan and final plat, an amended preliminary plat may also be required if the proposed
first phase adjusts the parcel layout from the preliminary plat below.
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Cottage Grove Logistics Park — Preliminary Plat
Julen Preliminary Plat
The Developer is also proposing a second and separate preliminary plat as part of their application
submittal for the Julen property, which is located directly south of the proposed Master Site Plan
area.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 6 of 23
Plat Areas
The proposed Julen Plat is required for the sole purpose of dedicating the required right-of-way
for the future 105th Street given that the Julen property is not ready to develop at this time. The
dedicated right-of-way is required for the Master Site Plan area in order to provide access; there-
fore, the Developer is including it in their application. The Julen plat will create the right-of-way to
serve the development as well as create an outlot (Outlot A) to be owned and maintained by
NorthPoint (The Developer).
Julen Plat Parcels Created
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 7 of 23
Lot 1 and Lot 2 of the Julen Plat will be maintained by the current owner (Julen), and any future
development of Lot 1 and/or Lot 2 would require approvals. As a condition of approval, a Final
Plat of the Julen property must be submitted within six months.
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Setbacks
The minimum front, rear, and parking setbacks for the 1-2 zoning district have all been met with
the proposed Master Site Plan and will be required to be met with each phased site plan and final
plat.
side
Side
Rear
yard
Side yard
Yard
Rear
yard
Front yard
setback
Building
setback
adjacent
yard
adjacent
setback
adjacent
height
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to a
setback
to an R
to an R
street
district
district
40 feet
40 feet
125 feet
80 feet
60 feet
100 feet
45 feet
Height
City Code requires a maximum building height of 45 feet. The Developer is proposing building
heights ranging from 49.5 feet to 51 feet to allow for stacking of materials as part of typical distri-
bution operations. The proposed heights require flexibility via the PUD and will be permitted for
all proposed buildings within the Master Site Plan area. The proposed height aligns with previously
approved building heights within the City's Business Park.
Architecture
The conditions of approval for the PUD require that all buildings within the PUD and Master Site
Plan area shall be constructed of complementary materials. The City's zoning code requires new
structures within commercial and industrials districts to be composed of at least 65 percent Class
1 materials as outlined in the zoning code (brick, stone, glass). Given the PUD request, staff has
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 8 of 23
requested the developer provide additional architectural design standards on all building sides
facing public rights -of -way, specifically buildings orientated with loading docks facing public
streets. Staff wants to ensure buildings visible from these rights -of -way are constructed to be
visually appealing and complement the existing buildings within the Business Park and surround-
ing neighborhoods. The Developer has provided renderings of the proposed architectural materi-
als including Class A tip -up panels, glazing along all sides, brick, and canopies at each corner or
main building entrance. The proposed materials provide a variation and increased visual impact
from public rights -of -way. Proposed elevation examples are shown below:
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Cottage Grove Logistics Park Building Rendering
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 9 of 23
Parking
The Developer's Master Plan is proposing to meet the City's minimum parking standards for ware-
house/manufactured uses (1 space per 2,000 square feet of building area). Parking will be eval-
uated for each site plan review for individual phases to ensure each phase provides required
minimum parking as well as the minimum required eight percent landscaped parking islands.
Given the potential for parking to be shared by adjacent buildings within the Master Plan site,
cross access agreements will be required as necessary as part of future site plan review.
Tree Preservation
As with all developments within the City of Cottage Grove, a tree inventory is required to be com-
pleted identifying all qualifying trees on the development site and indicating which are proposed
to be removed. The Developer has completed and submitted the required inventory. Per City
Code, the Developer is permitted to remove 60 percent of the existing qualifying inches on the
site with no mitigation required. Given the Developer is proposing to remove greater than 60 per-
cent of the qualifying inches on the site, mitigation is required either through planting of mitigation
inches on the site or payment of the mitigation fee of $150 per mitigation inch. Tree plantings
above and beyond the minimum required landscape for each phase will be credited towards the
required tree mitigation.
I riches
Excess
Replacement
Total existing
Permitted removal
permitted
Inched
Replacement
inches
inches
inches
threshold
to be
removed
rate
removed
required
removed
27,906
60%
16,743
24,957
16,743
50%
4,107
Landscaping
City Code Title 11-6-20 requires the following minimum landscape requirements:
• 15 percent of the proposed developed space to be dedicated green space in a commercial
or industrial development
• 8 percent green space within parking islands and bump outs.
• Building perimeter landscaping on building sides facing a public street or parking lot.
The Developer's proposed Master Site Plan proposes landscaping meeting the City's minimum
landscape requirements as well as providing 22 percent green space within the Master Site Plan
area and the ability to provide 8 percent of the parking lot area with landscape islands. Landscap-
ing will be required to be evaluated during each phase and site plan review to ensure the required
minimum plantings are proposed per the City's landscape ordinance.
Screening
The Developer has proposed several screening measures for the Master Site Plan area. Berming
up to 10 feet in height is proposed along 100th Street South and adjacent to Ideal Avenue. The
berms are proposed to be landscaped with shrubs and coniferous and deciduous trees. Below
are depictions of the visual of the site from public rights -of -way:
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 10 of 23
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Site Line View from Neighborhood North of 100th
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Site Line View from Future 105th Street
Berming is not proposed along the south and west edge of the Master Site Plan area given this
75-foot area between the development site and the proposed 105th Street right-of-way is encom-
passed by a permanent utility easement over the existing power lines. This utility easement area
is restricted from landscape planting and additional grading. Given the potential future residential
development to the south and west, additional landscape screening should be provided within the
Master Site Plan area along these development boundaries. As with each proposed phase and
site plan review, additional screening measures may be evaluated at that time.
Noise
After concerns heard at each of the neighborhood meetings, the Developer has adjusted several
components of their Master Site Plan to provide additional mitigation measures to prevent off -site
noise:
The Developer is proposing berming up to ten feet in height on the north and east property
lines.
2. The Developer conducted a noise study at the boundary of the proposed Master Site Plan
area. The average dB(A) currently at the site ranged between 51.9 and 56.4 dB(A). The
Developer has indicated noise on the site is not anticipated to exceed 60 dB(A) at the
property lines, meeting Minnesota State Statute minimum requirements.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 11 of 23
3. The Developer is proposing additional landscape plantings (trees and shrubs) on the pro-
posed berming as well as the west and south property lines.
4. The Developer is also proposing construction of a sound wall along the southerly boundary
of the site to block additional noise pollution to the residential parcels to the south. Staff
recommends additional landscape screening/landscaping along the proposed sound wall.
Sound Wall Example
Sound Wall Proposed Location
A condition of approval will require the Developer mitigate any sound complaints of noise emitted
from the site exceeding the MPCA's minimum decibel levels.
Lighting
Per the City's Ordinance, no more than 0.5-foot candle of light shall spill at the property lines
abutting residential districts and no more than 1.0-foot candles measured at the property lines
abutting commercial or industrial parcels adjacent to the Master Site Plan area. All lighting pro -
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 12 of 23
posed on the site shall be downward directed. The applicant has conducted a light study and
provided a photometric plan indicating no light spillage exceeding the City's minimum standards
at the property lines from the proposed lighting within the Master Site Plan area. A light matrix
study shall be required to be provided with each phase of development of the Master Site Plan.
Signage
A sign package shall be required to be submitted with each phase of development. The proposed
sign package will be reviewed and approved by Community Development Staff prior to approval
of building permits for installation of signage for each phase. The sign package shall include mon-
uments signs, wall signs, and directional signs, and be consistent with existing signs in the
Cottage Grove Business Park.
Traffic/Site Access
The proposed Cottage Grove Logistics Park proposes several access points to the Master Site
Plan area from 100th Street, Ideal Avenue, and the future 105th Street. As part of the proposed
Master Site Plan, the Developer conducted a traffic study to confirm that the traffic study com-
pleted as part of the City's AUAR update accurately represents the future needs of the area based
on the projected growth. A condition of approval shall require, upon completion of each phase of
the development, that the traffic study be updated to confirm how each intersection operates. The
following road improvements will be required to be completed as part of the first phase of devel-
opment:
Construction of 105th Street and Roundabout. -
The Developer will be required to construct 105th Street from Ideal Avenue to the proposed round-
about to the west as shown in the below image as part of the first phase of development to gain
access to the entire proposed Master Site Plan area. This section is required to be constructed
as a three -lane urban section with a center left turn lane and right turn lanes at each access point
shown in the Master Site Plan. Bituminous trail would be constructed on both sides of the roadway
and streetlights would be added for safety.
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Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 13 of 23
105th Street and Ideal Avenue Intersection
100th Street Improvements:
As part of the first phase of the development, the Developer will be required to complete improve-
ments to 100th Street to include a three -lane rural section roadway with paved shoulders, right
turn lanes at each access point, trails on both sides, and intersection lighting. The existing section
of 100th Street between Jamaica Avenue and Ideal Avenue is an urban section roadway with curb
and gutter and is striped in such a way that includes two westbound lanes and one eastbound
lane. As part of the required improvements to 100th Street, the Developer will be required to
complete pavement and striping improvements to this segment of roadway to provide a three -
lane roadway with right turn lanes for any access points. These improvements will also be carried
through the 100th Street and Jamaica Avenue intersection in anticipation of a future traffic signal,
which would be installed at such time the intersection warrants a signal.
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Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 14 of 23
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100th Street Typical Section (Ideal to Jamaica)
Proposed Geometry at 100th Street and Jamaica Avenue Intersection
Ideal Avenue Imarovements.
Ideal Avenue between 100th Street and 105th Street is required to be re -constructed to a three -
lane urban street section with right turn lanes and trail on both sides. Street lighting would also be
added to this segment of Ideal Avenue for safety. City staff is reviewing the existing section of the
roadway to determine if a reclamation could be used as a more cost-effective method to upgrade
the roadway. If a reclamation could be completed instead of a full reconstruction, Ideal Avenue
could instead be widened and therefore greatly reduce the access impacts to the adjacent prop-
erty owners. The turn lanes will be placed at 105th Street as well as at a proposed access point
to the logistics park approximately halfway between 100th Street and 105th Street.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 15 of 23
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City and County staff have continued discussions regarding the 100th Street extension to Inno-
vation Road following the County's Southwest Arterial Study. While this extension was not in the
County's five-year CIP, the County has agreed to expedite the project to begin preliminary design
in 2022 with 20-30 percent plan completion in the first year. The expectation is to have the exten-
sion completed by the time the Cottage Grove Logistics Park is completed to lessen the impact
on the Jamaica Avenue and Highway 61 roundabouts. The extension of 100th Street is reliant on
cooperation and continued discussion with the City, County, railroad authority, and 3M. The cur-
rent mitigation plan recommends all truck traffic from the Cottage Grove Logistics Park access
Highway 61 via 100th Street to Miller Road to Innovation Road in the interim, but the ultimate
mitigation plan would be determined with further evaluation of the County's extension schedule
and phasing of the park. The City will continue to monitor and address any traffic concerns and
impacts to the area and will plan for mitigation measures as necessary to address those identified
Planning Staff Report - Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 16 of 23
impacts. Improvements at the intersection of Miller Road and Innovation Road would be com-
pleted in 2022 to allow right and left turning movements for eastbound traffic on Miller Road at the
intersection should this routing option be utilized for truck traffic. A stop sign for traffic exiting the
3M compound would be included as well to aid in controlling the three-way intersection.
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Additionally, as previously mentioned, a signal may be required in the future at the 100th Street
and Jamaica Avenue intersection. The installation of the signal would be triggered by Minnesota
Manual of Uniform Traffic Control Devices (MMUTCD) warrants and the City would continue to
monitor evaluate the intersection on an annual basis.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 17 of 23
Utilities
The subject property is located within the Metropolitan Urban Service Area (MUSA). Sanitary
Sewer and water service is available to the site from Ideal Avenue. Specifically, sanitary sewer is
available on the west side of Ideal Avenue as part of the trunk extension from the Metropolitan
Council's main interreceptor pipe that is currently being completed by the City's South District
Sewer Extension project. Watermain is located along the west side of Ideal Avenue and the north
side of 100th Street. The watermain along Ideal Avenue was recently constructed as part of the
City's River Acres Watermain Project. As part of the development of the logistics park, the Devel-
oper will be required to extend 12-inch trunk watermain through the site to aid in looping the River
Acres area as well as future proposed residential developments in this area.
While the watermain and sanitary sewer within the site will be privately owned and maintained by
the Developer, City Public Works staff will be granted access to the logistics park through the
Development Agreement for annual hydrant flushing.
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 proposed to be managed within the Master Plan site via several on site basins.
With each proposed phase of development, the Developer shall enter into a stormwater mainte-
nance agreement for private stormwater infrastructure. The Developer is also proposing to con-
struct a pond within Outlot A on the Master Plan site plan, which will be deeded and maintained
long term by the City. The pond constructed in Outlot A will be able to treat both a portion of the
Developer's private water as well as some of the public stormwater generated from the public
improvements necessary in this area.
The City of Cottage Grove is proposing to construct Well 13 in this area which restricts infiltration
in portions of the Cottage Grove Logistics Park based on the City's wellhead protection plan.
Filtration will be utilized for volume, rate, and water quality control in addition to proposed wet
basins on site.
Park
As part of the Master Site Plan area, the Developer is proposing to deed approximately 7.95 acres
to the City. A portion of this outlot will be used by the City as stormwater ponding while the re-
mainder will be developed as a neighborhood park (approximately 5 acres). The park is proposed
to include a parking lot, shelter area, active play area, a multiuse court, as well as open lawn area.
This outlot will be required to be platted and deeded to the City as part of the first phase of the
Cottage Grove Logistic Park development. Ten percent of the proposed developed land shall be
required to be dedicated or cash received in lieu of as park dedication (25 total acres of dedication
required for the Master Site Plan area). The City will verify, as part of the first phase site plan
review and final plat, the actual area of the storm ponding and dedicated park area that will be
credited to the Developer as park dedication. The City will require the payment prior to the release
of the final plat as outlined in a development agreement.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 18 of 23
Proposed Neighborhood Park Location
Development Fees
The applicant would be required to pay area charges and connection fees per phase of develop-
ment. These fees will be calculated at time of site plan and final plat submittal and review.
Public Hearing Notices
The public hearing notice was published in the St. Paul Pioneer Press and mailed to 236 property
owners within 500 feet of the property as well as the River Acres Neighborhood on October 14,
2021.
City Department Review
The City's Technical Review Committee reviewed the applications, provided input, and made a
favorable recommendation that the proposal be approved as requested.
Recommendation
That the Planning Commission recommend that the City Council approve the following subject to
the conditions listed below:
Master Site Plan for proposed construction of approximately 3.4 million square feet of
warehouse, manufacturing, distribution, and office building space.
2. Cottage Grove Logistics Park Preliminary Plat creating nine parcels and one outlot.
3. Julen Preliminary Plat creating two parcels, one outlot, and right-of-way of future 105th
Street.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 19 of 23
4. Zoning Amendment to rezone 252 acres of land within the proposed assemblage from
AG-1, Agricultural Preservation, and AG-2, Agricultural, to 1-2, General Industry, with a
PUD (Planned Unit Development).
Conditions of Approval
Cottage Grove Logistics Park Preliminary Plat
1. All required right-of-way along 100th Street and Ideal Avenue shall be dedicated.
2. A drainage and utility easement over the 12-inch watermain through the site shall be
required.
3. The Preliminary Plat approval shall expire six months from the date of the City Council
approval unless a Final Plat for Phase 1 has been requested or a time extension granted
by the City Council.
Julen Property Preliminary Plat
1. Outlot A shall be owned and maintained at all times by the same property owner to the
north.
2. A total of 50 feet of right-of-way from the center of Ideal Avenue shall be dedicated.
3. The Preliminary Plat approval shall expire six months from the date of the City Council
approval unless a Final Plat has been requested or a time extension granted by the City
Council.
Master Site Plan Review Conditions of Approval:
1. The Developer is permitted to construct 3.4 million square feet of warehouse, light manufac-
turing, distribution, and office space within the approved Master Site Plan. A 10 percent
increase in square footage may be approved upon administrative review and approval by the
Community Development Director.
2. The PUD and Master Site Plan approval shall expire one year from the date of City Council
approval unless a building permit has been requested or a time extension has been granted
by City Council.
3. Public improvements required to be completed as part of the first phase of development of
the Master Site Plan are as follows:
a. Construction of 105th Street from Ideal Avenue west to the roundabout that shall also
be constructed as part of the first phase of development.
i. Three -lane section roadway with right turn lanes and curb and gutter
ii. Trail on both sides
iii. Street lighting
iv. Landscaping
b. Reconstruct 100th Street per engineering requirements.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 20 of 23
i. Three -lane section roadway with right turn lanes and gravel shoulder west of
Ideal Ave.
ii. Three -lane section roadway with right turn lanes and curb and gutter east of
Ideal Ave
iii. Trail on both sides
iv. Intersection lighting
V. Landscaping
vi. Intersection improvements at Jamaica Ave to position the intersection for the
addition of a future traffic signal
c. Reconstruction of Ideal Avenue per engineering requirements
i. Three -lane section roadway with right turn lanes and curb and gutter
ii. Trail on both sides
iii. Street lighting
iv. Landscaping
4. Permitted, conditional and accessory uses within the Planned Unit Development shall be
consistent with the underlying zoning districts except that uses as reviewed and approved
by the Community Development Director may be permitted.
5. All future buildings shall be reviewed and approved through the Site and Building Plan
process and shall meet or exceed the requirements of the City's architectural and parking
ordinances.
6. All future site plans for the Master Site Plan area shall be designed in a manner consistent
with the approved Site Plan including, interior lighting, signage, and architectural materials.
7. The Developer shall be responsible for dedication of or cash in lieu of 10 percent of the
developable area of the proposed Master Site Plan.
8. All fencing and retaining wall materials shall be complementary to the building materials and
shall be approved in writing by the Planning Department prior to issuance of a building permit.
Retaining walls greater than four (4) feet in height shall be engineered and detailed calcula-
tions should be submitted to the City.
9. The Developer and/or landowner shall be responsible for the maintenance and upkeep of the
proposed sound wall.
10. All areas of the site, where practical, shall be sodded and maintained. The development
shall mow and maintain all site boulevards to the curb line of the public streets.
11. All HVAC and other roof- or ground -mounted equipment shall be hidden from view with
materials that match materials and colors used on the building.
12. Any future trash enclosures shall be constructed on three sides using the same materials
and patterns used on the building. Locations shall be approved by the Planning Depart-
ment.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 21 of 23
13. No exterior storage shall be permitted.
14. A right-of-way permit shall be required for work performed within the City or County right-
of-way.
15. A maintenance agreement shall be required for all proposed private stormwater ponding,
interior lighting, and private utilities within the site.
16. Upon completion of each phase of the development the Developer shall be required to
update the traffic study.
17. No storage of snow is permitted within stormwater basins.
18. Truck and/or truck and trailer parking and idling within the right-of-way of 100th Street,
105th Street, and Ideal Avenue is prohibited.
19. A cross access and parking agreement between proposed buildings and adjacent parcels, if
necessary, shall be required and recorded with each phase of development.
20. 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.
21. 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.
22. 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.
23. 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.
24. Water main, sanitary sewer, and storm sewer improvements shall be constructed per
Cottage Grove detail plates and construction specifications.
25. Prior to the release of a final plat for recording, public drainage and utility easements shall be
dedicated over all surface water storage areas, cross site conveyance routes, and under-
ground water utility infrastructure.
26. All truck traffic from the Master Site Plan area shall be routed to 100th Street, Miller Road,
and onto Innovation Road. The ultimate mitigation plan will be determined with further evalu-
ation of the County's extension schedule and phasing of the park. The City will continue to
monitor and address any traffic concerns and impacts to the area and will plan for mitigation
measures as necessary to address those identified impacts.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 22 of 23
27. A traffic study shall be required to be completed as part of the review of all phases of devel-
opment after Phase 1.
28. Truck dock doors on buildings are required to be closed at all times.
29. All access off 100th Street shall meet Washington County's spacing guidelines and be
reviewed and approved by Washington County.
30. The applicant shall ensure that each building located within the Cottage Grove Logistics Park
has adequate radio coverage for the Minnesota Regional Radio Communications System,
including but not limited to firefighters and police officers. The applicant shall have each build-
ing tested for 800 MHz radio coverage at the time the shell building is completed and before
a Certificate of Occupancy is issued. Re -testing of the entire building for 800 MHz radio cov-
erage at the time the building is 70 percent completed with tenant finishes. If radio coverage
testing fails within a building, the installation of the bi-directional 800 MHz signal enhancement
system shall be completed within 180 days of the testing report.
31. 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 stip-
ulated.
32. The grading plan and site grading of the property shall be consistent with the approved
surface water management plan.
33. The applicant shall obtain a right-of-way permit for all work within the City right-of-way.
34. All concrete and bituminous surfaces on the site must always be maintained in good work-
manship like condition.
35. Any fencing on the site shall be constructed with materials meeting the ordinance criteria
related to industrial fencing and shall be reviewed and approved by the Community Devel-
opment Department prior to installation.
36. Noise mitigation shall be required as specified by the City at any time.
37. The Developer shall be required to mitigate 4,107 caliber tree inches prior to the Master
Site Plan area build out.
38. The final landscape plan shall be submitted with a site plan review and final plat application
for each phase of development of the Master Plan area.
39. Irrigation shall be provided for all sodded and landscaped areas including berms to back of
curb of public right-of-way.
Planning Staff Report — Case Nos. SP2021-068, ZA2021-066 and PP2021-067
Cottage Grove Logistics Park (NorthPoint)
October 25, 2021
Page 23 of 23
40. Prior to the release of the building permit for each phase, a bona fide cost estimate of the
landscaping improvements for each phase and site plan approval must be submitted in con-
junction with a letter of credit approved by the City in the amount of 150 percent of such
estimate.
41. Landscaping on the site must always be maintained in good health and dead plantings shall
be replaced in a timely manner.
42. A light matrix study shall be completed and submitted with the building permit application for
each building. All outdoor lighting must meet City Code requirements. All light fixtures must
be downward directed with cut-offs. The specifications of all light fixtures must be provided
with the application for a building permit.
43. Fire hydrants and watermain valves 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 and valving in the event of
an emergency.
44. The applicant has provided demonstrated parking for the Master Plan area. Parking will be
required to be provided for each phase of the development and meet the City's minimum
parking standards (1 space per 2,000 square feet of warehouse, manufacturing, or office
space). If cross parking between buildings is proposed, a cross parking agreement will be
required to be recorded with future site plan approvals and recorded against all parcels. All
other uses shall meet the parking ordinance requirements and shall be reviewed with a site
plan review for each development phase.
45. The submitted exterior construction finish materials of the building shall be consistent with the
intent of the City's architectural control ordinance. Prior to the issuance of a building permit,
the applicant shall submit a materials board. All proposed materials shall be approved by
Planning staff. The PUD shall have architectural consistency throughout the entire project by
using complementary architectural features and materials on all buildings.
46. As a component of each phase site plan review, a comprehensive sign package shall be
submitted for review and approval by the City prior to the issuance of a building permit for
sign installation.
47. All comments outlined in Stantec's letter dated October 15, 2021 shall be addressed and
any subsequent review letters by the City Engineer.
Prepared by: Attachments:
— Application Narrative
Emily Schmitz — Civil Plan Set
Senior Planner — Photometric Study
— Exterior Elevations
— Cottage Grove Logistics Park Preliminary Plat
— Julen Preliminary Plat
— Stantec Review Memo Dated October 15, 2021
Cottage Grove Logistics Park Project Narrative
Cottage Grove, MN
September 29, 2021
Property:
NP CG Logistics, LLC as the applicant, is under contract to purchase 6 different parcels from multiple
landowners to form the 'Cottage Grove Logistics Park.' The site in total is +/-253 acres. The applicant is
requesting an approval for site plan, preliminary plat, and zoning amendment. See exhibit "A" for full
legal description.
Zoning and Land Use:
The parcels are currently zoned AG-1 and AG-2. The applicant would like to pursue a rezoning to a PUD
with an 1-2 designation. The PUD is sought to provide flexibility in land use regulations within the City's
current ordinance. This would allow NP CG Logistics, LLC to use a more creative and efficient approach in
the development of the land. Density requirements, setbacks, building heights and special uses along
with other pertinent land use regulations may be adjusted to allow for a more mutually beneficial
development for the City and NP CG Logistics.
The site is part of Cottage Grove's 2040 Master Plan and designated as industrial within the 2040 Future
Land Use Plan. Additionally, the proposed parcels are also included in Cottage Grove's 2018 Business
Park AUAR which analyzed two different scenarios; Major Technology Center and Major Distribution
Center, both of which are industrial uses. Therefore, the proposed development falls in line with the
Cottage Grove's planned future use of these parcels.
Proposal:
NorthPoint Development has a national presence and has developed, leased and managed over 126
million square feet of industrial space since the inception of the company in 2012.
The proposed Cottage Grove Logistics Park will be the first significant investment and entry into the
Minneapolis -St. Paul metro area. Since initially pursuing the development, NorthPoint has seen a high
level of interest from our existing tenant poo. We remain excited and committed to building a world -
class industrial park in Cottage Grove.
NorthPoint's interest in the City of Cottage Grove centers around the community's workforce and pro -
business approach to economic development. Additionally, Cottage Grove's proximity to 494, 1-94 and
35E provide immediate access to the entire Twin Cities metro under reduced traffic congestion levels.
Data shows that approximately seventy percent of Cottage Grove's resident workforce, commute to
private sector jobs outside the City. NorthPoint's proposed development is anticipated to bring nearly
1,500 to 2,000 local jobs to help improve the quality of life and increase the standard of living.
The master plan for the proposed development consists of nine Class A speculative industrial buildings
ranging in size from 207,000 SF to 520,000 SF, for a total of 3,406,000 square feet. No tenant or tenants
are known at this time. The proposed FAR of the site is 33.13%.
On -site development will consist of multiple naturalized stormwater management basins, site grading,
installation of private utilities, extensive landscaping including berms along 1001" Street and Ideal
Avenue, and a sound wall along the south portion of the development. Off -site development will consist
of expansion of Ideal Avenue, reconstruction and widening of 1001" Street, public sanitary sewer
extension and a new roadway, 1051" Street. Off -site improvements will be designed by the City of
Cottage Grove along with their consultants and will be built by NP CG Logistics.
The proposed development will be built in approximately 4 phases. The first phase, shown in orange,
will start mass grading and construction in approximately Spring of 2022. Each subsequent phase is
slated to start construction approximately 8-12 months following the start of the prior phase. However,
this is subject to increase or decrease slightly depending on the interest we see from potential tenants.
The entire development is anticipated to be completed by the end of 2025.
The proposed elevation scheme of this park is not a standard NorthPoint prototype. Rather this is an
above and beyond measure to ensure that the development looks and feels less like an industrial park,
and more like it belongs within the community. Based on feedback received from the residential
neighbors and City staff, additional architectural elements were added to our elevations. Additional
clear story windows were added at the storefront entrances of the building, and 'dog legs' to the
corners of the buildings that will provide a visual barrier to the truck docks. There will be canopies
installed over each ground level window and entry way on the corners of the buildings. The pilaster
detail will be a veneer look with textured stone in a contrasting color to break up the look of the longer
walls of the buildings. It is possible that through coordination with the City staff, additional elements
could be added or adjusted through the process.
PRELIMINARY MASTER
DEVELOPMENT PLANS
FOR
COTTAGE GROVE LOGISTICS PARK
COTTAGE GROVE, MN
PREPARED FOR:
NP CG LOGISTICS, LLC
4825 NW 41ST STREET, SUITE 500
RIVERSIDE, MO 64150
CONTACT: CHRISTINA HUBACEK
PHONE: 331-251-3111
EMAIL: CHUBACEK@NORTHPOINTKC.COM
PREPARED BY:
Westwood
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PROJECT NUMBER: 0033037.00
CONTACT: DAVID T. BADE
SHEET ER
NUMB
SHEET TITLE
C0.1
COVER
V1.0
ALTA SURVEY
V1.1
ALTA SURVEY
C1.0
REMOVALS PLAN
C1.1
TREE INVENTORY
C1.2
TREE INVENTORY
C1.3
TREE INVENTORY
C1.4
TREE INVENTORY
C1.5
TREE INVENTORY
C2.0
OVERALL SITE PLAN
C2.1
NORTHEAST SITE PLAN
C2.2
SOUTH EAST SITE PLAN
C2.3
NORTHWEST SITE PLAN
C2.4
SOUTHWEST SITE PLAN
C2.5
PRELIMINARY PLAT
C3.0
OVERALL GRADING PLAN
C3.1
NORTHEAST GRADING PLAN
C3.2
SOUTHEAST GRADING PLAN
C3.3
NORTHWEST GRADING PLAN
C3.4
SOUTHWEST GRADING PLAN
C4.0
EROSION CONTROL PLAN
C5.0
OVERALL SANITARYSEWER&WATERMAIN PLAN
C 5.1
NORTHEAST SANITARY SEWER & WATERMA IN PLAN
C 5.2
SOUTH EAST SANITARY SEWER &WATERMAIN PLAN
C 5.3
NORTHWEST SANITARY SEWER &WATERMAIN PLAN
C 5.4
SOUTHWEST SANITARY SEWER &WATERMAIN PLAN
C6.0
OVERALL STORM SEWER PLAN
C6.1
NORTHEAST STORM SEWER PLAN
C6.2
SOUTHEAST STORM SEWER PLAN
C6.3
NORTHWEST STORM SEWER PLAN
C6.4
SOUTHWEST STORM SEWER PLAN
C7.0
DETAILS
C7.1
DETAILS II
L1.0
OVERALL LANDSCAPE PLAN
L1.1
NORTHEAST LANDSCAPE PLAN
L1.2
SOUTHEAST LANDSCAPE PLAN
L1.3
NORTHWEST LANDSCAPE PLAN
L1.4
SOUTHWEST LANDSCAPE PLAN
SITE
Vicinity Map
PRELIMINARY MASTER DEVELOPMEP
PLANS
COTTAGE GROVE LOGISTICS PARK
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1 OF 1
11 10/08/21
MBER: 0033037.00
Stantec Consulting Services Inc.
® Stantec 733 Marquette Avenue Suite 1000, Minneapolis MN 55402-2309
October 15, 2021
File:193802266
Ryan Burfeind, PE
Public Works Director/City Engineer
8635 West Point Douglas Road S.
Cottage Grove, Minnesota 55016
Reference: Northpoint Development (Review Comments - Updated Development Plans
and Stormwater Management Plan Submitted on 9/30/21)
Dear Ryan,
Below are review comments for the updated Northpoint Development plans and
stormwater management plan submitted on September 30, 2021:
General Comments:
1. A number of the plan sheets are very hard to read, very small, and not legible.
Please revise as possible (Sheet C 1.1, etc.).
2. Wells have been shown on the removals plan (sheet C1.0). Please include a note
on the plans that a copy of well sealing records will need to be provided to the
City.
3. Existing wetlands have been shown on the removals plan (sheet C1.0). Westwood
has indicted that mitigation is proposed offsite and that a wetland mitigation
permit has been submitted. Please submit a copy of the wetland mitigation
permit to the City.
4. It appears as though some removals have been shown on private property
located near the northwest corner of Ideal Avenue and future 105th Street. Please
provide clarification on removal limits or easement documentation to complete
work within private property.
5. Please provide clarification on if phasing of removals will occur.
6. The tree preservation and tree inventory information, on sheets C1.1 through C1.5,
is under review by City staff.
7. A lighting plan will need to be submitted for review.
8. Submit a signing and pavement marking plan for review.
Design with community in mind
9. Clearly define the project phasing within the plans.
10. Include reference to the current City of Cottage Grove "Standard Project Manual
for Utility and Street Construction", dated February 2021, in the project plans.
11. Additional City details should be referenced and included for sanitary drop
manholes, irrigation services, etc.
12. South driveway access off of Ideal Avenue to building 9 should be eliminated as it
is too close to the 105t" Street intersection.
13. Access drives to public streets and internal traffic routes should be reviewed to
ensure vehicles/trucks will be able to maneuver proposed radius transitions
(include radius dimensions). Please provide Autoturn movements if necessary to
show truck routing into/out of the site.
14. Northern access near building 4 is to steep and appears to be greater than 15%.
Please revise.
15. 100t" Street access drives do not match with aprons shown. Please revise.
16. Clarify final pavement sections, report indicates "Paving sections shown are for
planning purposes only. Refer to geotechnical report for final pavement sections
(reference detail plate SI19A)."
17. Is the developer proposing to have an entrance sign and/or monument on the
property? If so, this will have to be located outside of the public ROW.
18. Remove Hadley Avenue improvements north of proposed roundabout on all
sheets since this will be constructed as part of a separate project. 105t" Street and
the roundabout will be constructed with the first phase of construction.
19. Please include details and additional information for all ADA areas (sidewalks near
buildings, private drives, etc.).
20. Site detail references numbers have been included in the notes but not
shown/labeled throughout the entire plan (sidewalk, signs, etc.).
21. How will trash service be handled for each building? An enclosure/screening will
have to be provided if dumpsters are located outside of buildings.
22. A detail has been included for a decretive fence. Please provide clarification for
where this fence is proposed.
Preliminary Plat Comments (sheet C2.5):
1. Remove the parking lots and drive accesses that are currently shown.
2. Show only property lines, easements, ROW, and lots/blocks.
3. Easement lines are not needed within outlot A as a blanket D&U easement will be
included.
4. 1 OOt" Street should have a proposed 180' ROW total.
5. Ideal Avenue should have a proposed 100' ROW total.
6. Clearly show the existing 75' power easement located on the south side of the
development.
7. 105t" Street should have a proposed 100' ROW.
Overall Grading_ Plan Comments (sheet C3.0):
1. Low floor elevations must be set 1-foot above the adjacent EOFs.
2. Lowest adjacent grade must be 2-feet above the adjacent detention basin EOF.
3. Note, Ideal Avenue is proposed to be reconstructed to an urban section with trails
on both sides of the street. Grading transitions should be anticipated to occur
along the ROW. Ideal Avenue, between 100t" Street and 105t" Street, will be
constructed to a similar section that is proposed for 105t" Street. Staff is currently
working on the feasibility design layout for Ideal Avenue.
4. A storm Water Pollution Prevention Plan (SWPPP) must be prepared for the project.
5. Label all basins and include the normal water elevation (NWL) and high water
elevation (HWL).
6. Ponds shall be constructed with a maintenance bench (reference City detail STO-
15 on sheet C7.0).
7. Include spot elevations throughout the plan (pavement areas, green space, etc.),
minimum 2% grade in green space areas.
8. Include elevations for top and bottom of all proposed retaining walls (referenced
in legend but not included). A fence may be required based on the proposed
height of the retaining wall.
9. Additional berming, screening and/or fencing should be included on the west
sides of building 1 through 3, and also on the south side of building 1.
Overall Sanitary Sewer & Watermain Plan Comments (sheet C5.0):
1. The western N/S watermain extension through the development, based on the
comprehensive plan, must be 12". The developer will receive a watermain
upsizing credit to go from 8" to 12" watermain.
2. Include Sanitary and watermain profile views within the plans.
3. Note #1 1: PVC watermain is not allowed to be used in Cottage Grove (please
remove reference to PVC watermain).
4. Include watermain sizes for all service stubs to the proposed buildings within the
plans.
5. Label all water fittings and include proposed location/size of all gate valves within
the plans. Note that vales on the 12" watermain are to be butterfly valves.
6. Watermain is shown to connect to existing east of building 9 along future 105tn
Street right-of-way east of Ideal Avenue. Watermain is not proposed to be
extended east of Ideal Avenue and will not be able to be looped in this location.
7. Show and include proposed sizes and location for water irrigation services.
8. Sanitary drop manholes are required when pipe inverts do not match.
Overall Storm Sewer Plan Comments (sheet C6.0):
1. The last segment of storm sewer pipe leaving the development ponds/infiltration
areas and any segment tying into City trunk storm sewer will have to be Reinforced
Concrete Pipe (RCP): FES-760 to FES-761, etc.
2. The developer has shown the storm sewer outlet from the proposed Outlot A pond
tying into future improvements installed within Hadley Avenue. Hadley is not
proposed to be constructed as part of this development. A temporary storm sewer
pipe should be installed and routed to the intersection of future 105t" Street and
Hadley Avenue.
3. Inlet and outlet locations to the detention basins should be reviewed to prevent
short circuiting in the basins to maximize water quality enhancements. Maximize
distance between inlets and outlets.
4. Storm sewer segment between CBMH-731 and FES-730 should be routed to the
development pond located southeast of building 1 and treated prior to entering
the proposed Outlot A ponding area.
5. The storm sewer segment arrows between FES-760 and FES-761 are facing the
wrong way. Please revise.
6. Storm sewer skimmer structures should be added to all basins prior to discharging
into the City pond and/or storm sewer system (FES-760, STMH-501, STMH-301, OCS-
546, FES-144, STMH-701).
7. CMP pipe is included and referenced in the notes, since CMP will not be used,
please remove from notes.
8. Basin outlet designs, discharge rates, and high-water levels will need to be
reviewed once the stormwater plan and HydroCAD models are updated to
incorporate the maximum allowable discharge of 19.14 cfs, as indicated in the
preliminary stormwater plan.
Stormwater Requirements:
1. The submitted preliminary stormwater management plan (SWMP) dated
September 29t", 2021, acknowledges it does not meet the City's requirements for
rate control, volume control, and water quality. Updates to this plan are necessary
to meet the City's requirements.
2. A rational method calculation, or similar method, for determining pipe sizes should
be submitted for the proposed storm sewer layout that entail pipe depth, pipe
cover, slope, velocities, and capacities within the proposed pipe.
3. For the existing conditions HydroCAD model, the site should be split into multiple
nodes to reflect the existing drainage more accurately. There is a high point within
the site that carries flows to the west and east.
4. MSE Type III rainfall distribution curves should be used for the existing and proposed
HydroCAD models.
5. For the proposed HydroCAD model, provide a more detailed breakout of time of
concentrations should be provided.
6. The SWMP for the site acknowledges 19.14 cfs is the maximum allowable
discharge. Currently rates exceed this requirement. Revisions to the site design
need to be done to meet this requirement.
7. Based on the proposed site layout, the SWMP identifies 13.475 ac-ft must be
retained onsite to meet the volume control requirement of the City. The SWMP
currently shows only 7.25 ac-ft of volume is being provided. Revisions to the site
design need to be done to meet this requirement.
8. The preliminary SWMP for the site indicates that water quality is being met for the
site. Verification for water quality will be needed once revisions are made to the
site. Please provide the P8 file with your next submittal.
9. Based on the soil borings provided, it appears a top layer of silty sand (SM) is
throughout the site. This corresponds to a hydraulic soils group (HSG) B, which has
an infiltration rate of 0.45 in/hr according to the MN Stormwater Manual. In areas
where infiltration is being proposed, please include in the notes that it is required to
remove the topsoil layer to ensure soils from HSG A are being reached as
indicated in your stormwater management plan.
Overall Landscape Plan Comments (sheets 1-1.0 - LI A:
1. The plans indicate an irrigation system will be installed. Show location of proposed
water services and submit irrigation plan for review.
2. Landscape areas should be reviewed to insure they are not placed directly over
proposed utilities.
Regards,
Stantec Consulting Services Inc.
Tyler K. Johnson, PE
Phone: 612-712-2065
tyler.johnson@stantec.com
Design with community in mind
David R. Sanocki, PE
Phone: 651-712-2124
dave.sanocki@stantec.com