Loading...
HomeMy WebLinkAbout5.1d Planning Commission Memo North Point SR 2021-10-25 FINALPlanning 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: 1. 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 I-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 Land Use Map 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 I-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 I-2 zoning district. 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. 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 Master Site Plan area Julen 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. Julen Preliminary Plat Setbacks The minimum front, rear, and parking setbacks for the I-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. Front yard setback Side yard setback interior side yard setback adjacent to an R district Side yard adjacent to a street Rear yard setback Rear yard adjacent to an R district Building height 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: 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. Total existing inches Permitted removal threshold Inches permitted to be removed Inched removed Excess inches removed Replacement rate Replacement inches required 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 Site Line View from 100th Street at Ideal Avenue Site Line View from Neighborhood North of 100th 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: 1. 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. 105th Street Typical Section 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. Planning Staff Report – Case Nos. SP2021-068, ZA2021-066 and PP2021-067 Cottage Grove Logistics Park (NorthPoint) October 25, 2021 Page 14 of 23 100th Street Typical Section (Ideal to Jamaica) Proposed Geometry at 100th Street and Jamaica Avenue Intersection Ideal Avenue Improvements: 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 Ideal Avenue and 100th Street Intersection 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. Proposed Improvements at Miller Road/Innovation Road Washington County Southwest Arterial Study Alignment 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: 1. 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 I-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: Emily Schmitz Senior Planner Attachments: − Application Narrative − Civil Plan Set − Photometric Study − Exterior Elevations − Cottage Grove Logistics Park Preliminary Plat − Julen Preliminary Plat − Stantec Review Memo Dated October 15, 2021