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HomeMy WebLinkAbout09A Renewal by Andersen/Opus Development Company, LLC – Easement Vacation, Preliminary and Final Plat, Site Plan, Variance, and Easement Agreement TO: Honorable Mayor and City Council Jennifer Levitt, City Administrator FROM: Emily Schmitz, Senior Planner DATE: March 3, 2022 RE: Renewal by Andersen/Opus Development Company, LLC – Easement Vacation, Preliminary and Final Plat, Site Plan, Variance Proposal The City of Cottage Grove has requested the following to facilitate the proposed expansion for Renewal by Andersen: 1. Hold a public hearing to vacate and discontinue public drainage and utility easements within Glengrove Industrial Park 6th Addition and Glengrove Industrial Park 9th Addition. 2. A Preliminary Plat and Final Plat to be called Glengrove Industrial Park 10th Addition, which combines Lot 1, Block 1, Glengrove Industrial Park 8th Addition and Outlot A, Glengrove Industrial Park 8th Addition. Renewal by Andersen/Opus Development Company, LLC has submitted the following applica- tions for a project on their existing 27.9-acre parcel and additionally purchased 19.3-acre parcel: 1. Site Plan Review for proposed construction of an approximate 330,000 square foot building expansion to support warehouse, manufacturing, and office uses. The proposed light industrial use would process materials for window construction, add warehouse storage, and provide support to supply chain disruption issues. 2. A variance to City Code Title 11-11-5B(2), Performance Standards, regarding the ordinance requirement that loading docks shall not be permitted along the side of a building which faces a public street. Location Map Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 2 of 14 Review Schedule Application Received: February 1, 2022 Acceptance of Completed Application: February 1, 2022 Planning Commission Date: February 28, 2022 City Council Date: March 16, 2022 60-Day Review Deadline: April 2, 2022 Background Approval for the construction of the initial 221,000 square foot Renewal by Andersen (Renewal) building was given in 1998. This included a variance for locating the loading docks on the south side of the building abutting a public street, which is prohibited by the Industrial Zoning District regulations. In 2008, a resolution allowing for installation of an outdoor window test facility was approved. This approval allowed for outdoor storage of products otherwise prohibited within the Industrial Zoning Districts. The test area is located in the southwest corner of the property, which is completely fenced, and additional landscaping was installed to shield view from public right-of-way. In 2014, a request for an additional parking area was approved allowing parking to be added to the northwest corner of the parcel and along the southwest corner of the parcel. In 2015, building permits were secured for a 130,000 square foot building addition as part of Renewal’s phased expansion plans for their continued growth. On May 6, 2018, the City Council approved the preliminary and final plats named Glengrove In- dustrial Park 7th Addition (Resolution 2018-083). The plat subdivided approximately 50.57 acres of land into a 9.21-acre parcel and two outlots consisting of approximately 41.157 and 0.199 acres. Renewal purchased the 9.21-acre parcel to create additional outdoor semi-trailer parking for their operations and to separate employee parking from the semi-trailers at 9800 Jamaica Avenue and allow for possible future building expansion. In 2019, Renewal again requested a site plan review for expansion to their existing facility. The request included purchase of an additional 19 acres of land to the west of the existing facility. The expansion included construction of a 350,000 square foot building to support additional ware- house, manufacturing, and office space. As part of the addition, a variance was approved for construction of a covered transitway to connect their current facility with the 350,000 square foot expansion. Two additional variances were also approved including additional loading docks facing a public right-of-way and reduced landscape plantings. Renewal currently operates on two separate parcels, an approximate 30-acre parcel at the corner of Jamaica Avenue and 100 Street South and a 27.9-acre parcel to the west. The original 351,000 square foot building location includes employee parking in the southeast and northwest corners of the parcel. Truck and trailer parking is located on the southwest side of the building and includes loading docks facing the public right-of-way, which were permitted via a variance prior to originial construction of the Renewal facility. Ponding is located in the northeast corner of the parcel including a trail around the perimeter accessible by employees. The 351,000 square foot expansion is utilized for warehousing, manufacturing, and office space needs and is connected to the original Renewal building via a transitway. Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 3 of 14 Preliminary and Final Plat As part of Renewal’s expansion in 2019, the 27-acres outlined in blue was platted and purchased by Renewal to support the 350,000 square foot expansion. Current Glengrove 8th Addition With the request for the additional expansion, Renewal is proposing to purchase the remaining approximate 19 acres that was platted in 2019 as an outlot for future expansion. Given the proposed expansion extends past the current property lines, the parcels are required to be com- bined into one lot. The Glengrove Industrial Park 10th Addition plat combines Outlot A and Lot 1, Block 1 into one buildable parcel. Glengrove Industrial Park 10th Addition Plat A permanent drainage and utility easement was platted as part of the Glengrove Industrial Park 8th Addition in 2019 over the watermain extending through the plat. With the proposed addition to the existing building, the watermain will be required to be rerouted through the property. The existing permanent easement will be required to be vacated and a new permanent easement will be platted as part of the Glengrove Industrial Park 10th Addition plat over the rerouted watermain. Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 4 of 14 A temporary easement will be placed over the existing watermain until such time the pipe is re- routed as part of the construction project for Renewal’s addition. Additional existing perimeter easements are proposed to be vacated as part of the proposed Glengrove Industrial Park 10th Addition plat to ensure no overlap in easements from previously platted areas. Watermain Easement Site Plan Renewal continues to see tremendous growth since their expansion in 2019, which proposed a future 100,000 square foot expansion in addition to their 350,000 square foot expansion at that time. Renewal is currently proposing to expand by 330,000 square feet, which would support their continued need for warehouse, manufacturing, and office space for their continued business growth. Site Layout The proposed expansion would also include a guard house at the truck access on Hemingway Avenue as well as a dust collection system similar to the systems on both of their current buildings. Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 5 of 14 Planning Considerations Comprehensive Plan The 2040 Comprehensive Plan guides the property as Industrial. The proposed use is consistent with this guided land use. Additional properties south of 100th Street are also guided Industrial to continue to support the expansion of the Cottage Grove Business Park. Ordinance Criteria The existing Renewal by Andersen 27.9-acre parcel and the proposed additional 19.3-acre parcel are currently zoned I-2, General Industry. This zoning classification is consistent with the industrial land use designation shown in the 2040 Comprehensive Plan. The proposed warehousing, office space, and light industrial uses are permitted uses within the I-2, General Industry Zoning District. The City’s Zoning Ordinance requires site plan review for proposed new structures or additions. The purpose of the site plan review is to ensure proposed new developments conform to the City’s development standards that are outlined within the Zoning Ordinance requirements. Along with the site plan review regulations associated with the proposed structure, a variance has been requested to allow for the proposed 69-truck access/loading dock doorways along the south and west sides of the proposed building. These access/loading areas would be seen from 100th Street and Hemingway Avenue. City Code Title 11-11-15 specifically states loading docks “shall not be permitted on the side of a building facing a public street.” Proposed plantings and berming along the south side of the expansion area as well as additional plantings proposed on the existing berm would provide screening of the loading docks. With any variance request, the Planning Commission must look to the zoning ordinance for guid- ance and direction. City Code Title 11-2-7, Variances, states that: A. Authority And Purpose: The City Council may grant variances from the strict application of the provisions of this title and impose conditions and safeguards in the variances so granted in cases where there are practical difficulties or particular hardships in the way of carrying out the strict letter of the regulations of this title. D. Consideration By Planning Commission; Recommendation: Before authorization of any vari- ances, the request therefor shall be referred to the Planning Commission, and for its recommen- dation to the City Council for the granting of such variance from the strict application of the provisions of this title so as to relieve such practical difficulties to the degree considered reason- able without impairing the intent and purpose of this title and the comprehensive plan. The plan- ning commission shall recommend such conditions related to the variance, regarding the location, character and other features of the proposed building, structure or use, as it may deem advisable. The Planning Commission shall make its recommendation within sixty (60) days after the request is referred to it, unless the applicant requests, in writing, that an extension of time for review be granted by the Planning Commission. The Planning Commission may recommend a variance from the strict application of the provi- sion of this title, if they find that: 1. The variance is in harmony with the purposes and intent of this title. 2. The variance is consistent with the comprehensive plan. Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 6 of 14 3. The proposal puts the property to a reasonable use. 4. There are unique circumstances to the property not created by the landowner. 5. That the conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 6. That the purpose of the variance is not based exclusively upon a financial hardship. 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Setbacks The minimum front, rear, and parking setbacks for the I-2, General Industry Zoning District, have all been met with the proposed site plan including the required 10-foot setback for parking and trailer parking areas. Traffic/Access As part of the 2019 expansion, Renewal constructed three additional access points off 100th Street and constructed the required right turn lanes on 100th Street at each access. The most easterly access is specifically for employee traffic while the westerly accesses are utilized for truck traffic. With the proposed expansion, two additional access points are proposed on Hemingway Avenue to the west of the site. In 2022, 100th Street will be expanded to include improvements such as turn lanes at Hemingway Avenue, a center left turn lane for each of the Renewal en- trances, and a trail along the north and south sides of 100th Street, all of which Renewal will benefit from. As such, Renewal will be required to fund the installation of the trail on the north side of 100th Street adjacent to their proposed expansion and the installation of the left turn lanes for the existing accesses at Ideal Avenue and just west of Ideal Avenue. These improvements are being completed as part of an adjacent industrial development project, and therefore, no addi- tional improvements will be required by Renewal as part of their proposed project. Proposed Access Locations Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 7 of 14 Dust Collection System Renewal has indicated an additional dust collection system will be necessary for the proposed 330,000 square foot building. The system would be located on the 100th Street side (south side) of the building and be similar in size and color to the existing two systems: one at their original facility and one at their 2019 building. The system is visible from the right-of-way; therefore, there will be a condition ensuring that the color of the dust collection system complements the building color scheme will be required. Existing Dust Collection System Signage In 2020, Renewal was granted a conditional use permit for the installation of additional monument signs throughout its campus specifically, at each access. With the proposed expansion and addi- tional access locations off Hemingway Avenue, Renewal is proposing two additional monument signs at each access. These monument signs would be similar in size and color to match the existing signage within the campus area. The proposed signs would be required to be reviewed and approved as part of the building permit review process and would not require additional ap- provals. These signs would be required to be placed within private property and outside of the right-of-way. The proposed wall signage will mimic the existing wall signage on the east end of the existing building. Proposed Monument and Wall Sign Locations Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 8 of 14 Proposed Monument and Wall Signs Parking There were 509 employee parking stalls proposed and constructed as part of Renewal’s 2019 expansion. Current employee and passenger vehicle parking spaces continue to support the ex- pansion area office and manufacturing use of the existing facility. The proposed expansion does not require removal of existing employee and passenger vehicle parking but proposes an addi- tional 250 spaces on the north side of the building. This parking area will be accessible via the northerly Hemingway access. Current semi-trailer parking (145 spaces) is located in the area of the proposed building expan- sion; therefore, Renewal is proposing to shift this parking area to the west and adjacent to Hemingway Avenue. The proposed adjustment does not reduce, but increases, the truck and trailer parking area to 281 parking spaces to support the increased demand for trailer storage and parking. Guard House Renewal is also proposing construction of a guard house at the west end of their truck and trailer parking area. The proposed structure would be located on the north side of the truck access off Hemingway Avenue and would support guidance of truck traffic and trailer parking into and out of the trailer parking portion of the expansion area. The structure will be 135 feet from the property line and would meet the minimum setback requirement of 80 feet from Hemingway Avenue. Proposed Guard House Location Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 9 of 14 The guard house is proposed with exterior materials that would match in color scheme to the principal building on the site. The proposed guard house exterior materials are similar to that of other existing guard house structures within the Business Park. The final proposed exterior materials will be required to be reviewed and approved as part of the building permit process. Guard House Elevation Utilities As part of the plat, a public drainage and utility easement will be provided over the public trunk water main that extends through the development property. During the 2019 expansion, the City required extension of a trunk water main from the north side of the development property to con- nect into 100th Street. With the proposed expansion, the water main is required to be realigned on the site. The current platted drainage and utility easement over the pipe will be vacated and a temporary easement over the pipe to allow City access until such time the watermain has been relocated. A permanent easement over the new relocated water main location will be platted. Current Watermain Easement 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. Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 10 of 14 Stormwater is proposed to be managed within the existing pond to the north of the development site. This pond was constructed as part of Renewal’s 2019 expansion project to support future expansion and growth on the site including the proposed addition. Storm Basin Location Tree Preservation The applicant has completed a tree inventory as required with a site plan review application. The table below outlines the existing qualifying inches on the site, the proposed removal of qualifying inches, and required mitigation of qualifying inches removed above the permitted removal rate: Total Inches existing Permitted permitted Excess Replacement qualifying removal to be Inches inches Replacement inches inches threshold removed removed removed rate required 2,501 60% 1,500 2,107 607 50% 303 Tree Mitigation Table Renewal is proposing to mitigate the required 303 inches on the site with the planting of additional trees along 100th Street as well as upsizing the size of proposed tree plantings to provide an opaque buffer for the loading docks along 100th Street. Landscaping City Code Title 11-6-5 requires 15 percent of the proposed developed space to be dedicated open space in a commercial or industrial development as well as 8 percent green space within parking islands and bump outs. Renewal is proposing 19 percent of the expansion area to be preserved as open/green space and 10 percent of the proposed parking area to include landscape islands and bump outs both meeting the City’s minimum ordinance standards. The total expansion areas (2019 expansion and proposed 2022 expansion) will provide 11 percent green space within land- scape parking islands as well as a total of 17 percent green/open space throughout the expansion area as a whole. The required landscape calculation (per square feet of site area) and the pro- posed plantings are outlined in the table below: Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 11 of 14 The applicant has provided a detailed landscaping plan including plantings throughout the pro- posed development area meeting the required 15 percent and 8 percent open space require- ments. A wetland delineation will verify if a wetland exists in the southwest corner of the site. If a wetland is present, the proposed landscape plantings on the current landscape plan will be re- quired to be removed and an amended landscape plan submitted. If a wetland does not exist, the proposed plantings should remain on the landscape plan, and the berming proposed along 100th Street should be extended to wrap around the corner at 100th Street and Hemingway. A wetland delineation is required to be completed prior to the issuance of a building permit, and an updated landscape and grading plan submitted for review and approval by the Community Development Department. The proposed landscape plan also includes berming along the southerly boundary (along 100th Street) and along the westerly property line adjacent to Hemingway Avenue providing screening of the trailer parking and loading docks. The landscape plan proposes coniferous trees ranging from 6 feet to 10 feet in height at time of planting on each of the berms to provide year-round screening of these areas. Additional coniferous tree plantings along the existing berm constructed as part of the 2019 expansion are required to enhance the visual buffer from 100th Street in those areas as well. Given the small size of the berms constructed along 100th Street as a part of the 2019 expansion, the areas do not seem to be able to support or be effectively managed as native turf. As part of the proposed current expansion, the existing and proposed berming areas along 100th Street and Hemingway Avenue are required to be irrigated and have sod installed. Additional coniferous trees proposed to be planted along 100th Street shall be planted as no less than 6 feet in height. Lighting Plan Renewal has submitted a completed photometric study with their application. The submitted study verifies the lighting on the site does not exceed one (1) foot-candle at the property lines as outlined in the City’s ordinance standards. In addition, the applicant is proposing additional coniferous, year-round coverage, plantings on the existing berm along 100th Street with the intent to provide additional buffering of lighting on the site from 100th Street. Architecture The proposed building’s color scheme and materials would align with both existing Renewal build- ings. The proposed addition to the existing building is to be composed of exposed aggregate paneling and vision glass by Renewal as well as metal canopies over each of the pedestrian doors. Illustrations of the aggregate panels are shown below which are consistent with Zoning Ordinance requirements of 65 percent Class I materials. Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 12 of 14 Proposed building elevations: West Elevation North Elevation Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 13 of 14 South Elevation Development Fees The applicant would be required to pay park dedication fees prior to the release of a building permit. Public Hearing Notices The public hearing notice was published in the St. Paul Pioneer Press and mailed to the 23 prop- erty owners within 500 feet of the property on February 16, 2022. Planning Commission Meeting The City’s Planning Commission reviewed and held a public hearing for these requests at their February 28, 2022 meeting. No one spoke for or against the application. The Commission unan- imously (7-to-0) voted to recommend approval of the applications. 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 The City Council is recommended to take the following actions: 1. Hold the public hearing to vacate and discontinue public drainage and utility easements within Glengrove Industrial Park 6th Addition and Glengrove Industrial Park 8th Addition. 2. Adopt the resolution approving the vacation and discontinuance of the drainage and utility easements. Honorable Mayor, City Council, and Jennifer Levitt Renewal by Andersen Expansion March 3, 2022 Page 14 of 14 3. Adopt the resolution approving the Preliminary Plat and Final Plat to be called Glengrove Industrial Park 10th Addition, which combines Lot 1, Block 1, Glengrove Industrial Park 8th Addition and Outlot A, Glengrove Industrial Park 8th Addition. 4. Adopt the resolution approving the Site Plan Review for proposed construction of an approxi- mate 330,000 square foot building expansion to support warehouse, manufacturing, and office uses and a variance permitting loading docks to face a public street. 5. Approve executing a drainage and utility easement agreement with Renewal by Andersen to be located within 40 feet of the west property line along Hemingway Avenue and 30 feet along the north property line for a future storm sewer pipe. Attachments:  Exterior Elevations  Civil Plan revision dated 2/18/2022  Updated Site Plan dated 2/16/2022  Photometric Plan  Sign Plans  Easement Vacation  Proposed Temporary Easement  Resolution 2019-079 (approving 2019 site plan review and variance)