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Home My WebLink About2022-03-28 PACKET 06.2.STAFF REPORT CASE: ICUP2022-030 ITEM: 6.2 PUBLIC MEETING DATE: 3/28/22 TENTATIVE COUNCIL REVIEW DATE: 4/6/22 APPLICATION APPLICANT: Oppidan Development REQUEST: An interim conditional use permit to allow the temporary use of the adjacent property for storage and staging of construction equipment to be used for the development of Cottage Grove Apartments located directly to the north of the proposed staging site. SITE DATA LOCATION: 7781 Hardwood Avenue South ZONING: Mixed Use GUIDED LAND USE: Mixed Use within 300 feet of arterial roadways LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Residential High Density Residential EAST: Commercial Mixed Use within 300 feet SOUTH: Commercial Mixed Use within 300 feet WEST: Park/Open Space Park/Open Space SIZE: N/A DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Christine Costello, Community Development Director; 651-458-2824 ccostello(d_)cottagegrovemn.gov Application Accepted:. 2/24/2022 60-Day Review Deadline: 4/25/2022 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Oppidan — Temporary Storage Planning Case No. ICUP2022-030 March 28, 2022 Proposal Oppidan (Applicant) has applied for interim conditional use permit (ICUP) to utilize 7781 Hardwood Avenue South, a 1.36-acre parcel, for a temporary parking area and for the storage of materials to support their construction activities for the Cottage Grove Apartment project to the north. Location Map Review Schedule Planning application received: February 24, 2022 Planning application deemed complete: February 24, 2022 Planning Commission meeting: March 28, 2022 Tentative City Council meeting: April 6, 2022 The 60-day review: April 25, 2022 Planning Considerations Existing Site Conditions The proposed parcel to be utilized for parking, temporary exterior storage of materials, and staging of construction activities for the Cottage Grove Apartment project is currently a vacant parcel. The site is substantially open with a steeper grade on the east side and a slope on the north. Planning Staff Report — Case Nos. PP2022-030 Oppidan — Temporary Parking and Storage March 28, 2022 Page 2 of 5 Existing Site Ordinance Requirements The City Code permits the temporary stock piling of materials and equipment with the issuance of an ICUP (11-2-10). Issuance of an ICUP shall be reviewed against the following criteria: 1. The period of time for which the interim conditional use permit is to be granted will terminate before any adverse effects are felt upon adjacent property. 2. There shall be adequate assurance that the property will be left in suitable condition after the use is terminated. 3. The use conforms to the zoning regulations. 4. The date or event that will terminate the use can be identified with certainty. 5. Permission of the use will not impose additional costs on the public if it is necessary for the public to take the property in the future. 6. The user agrees to any conditions that the governing body deems appropriate for permis- sion of the use. The proposed temporary use would not create any adverse effects to adjacent properties given the natural features of the site. The applicant is not proposing any additional improvements to the site for the parking and storage areas and will be utilizing the site as is. The applicant will be required to provide silt fencing to protect any potential drainage into the right-of-way or public street. Proposed Site Plan The applicant is proposing to utilize the site for a one-year period during the construction of the Cottage Grove Apartment development. The primary use will be for parking with the occasional use for storage of pipe/manholes and lumber as construction begins on the apartment building. Planning Staff Report — Case Nos. PP2022-030 Oppidan — Temporary Parking and Storage March 28, 2022 Page 3 of 5 Given no parking is permitted on Hardwood Avenue on the west side of the project area or Hark- ness Avenue on the east side of the apartment project area, the proposed temporary parking area will allow for the applicant to have contractors safely park and store materials out of the public right-of-way and avoid impacts to surrounding properties. The construction schedule proposes the apartment project parking lot to be installed around November 2022. At that time, the applicant would then use that area for parking and material storage and vacate the site at 7781 Hardwood Avenue South. The applicant will be required to restore the site at 7781 Hardwood Avenue South to its existing vegetative state and any damage to the curb and/or trail once the site is no longer utilized. Proposed Site Plan Access The City's engineer team has reviewed the proposed access to the parking area, which is pro- posed on the south side of the parcel. The access should align as best as possible with the access on the south side of Hardwood Avenue to East Point Douglas Road. The access should be proposed to shift to the north in order to avoid the existing light pole and utility infrastructure. The Applicant will be required to clearly mark the proposed access with stakes or paint to avoid further impacted areas of curb and trail along the site. The Applicant will also be required to repair any damage to the trail and curb prior to the expiration of the ICUP (May 1, 2023). Planning Staff Report — Case Nos. PP2022-030 Oppidan — Temporary Parking and Storage March 28, 2022 Page 4 of 5 Construction Vi , Y411 J access signage Y * t is ,..r► ' � ,� ./ � . , � . x 16A ti r iJ • Construction access signage ft OF Permitted Access Location Signage The Applicant shall be required to provide signage along Hardwood Avenue indicating the addi- tional construction access as well as sign both Hardwood Avenue and Harkness Avenue as no construction parking/access. Signs at both ends of the trail at the south and north ends of the site should indicate the additional construction access for pedestrians using the trail. Public Hearing Notices The public hearing notice was published in the St Paul Pioneer Press on March 16, 2022 and public meeting notices were mailed to the 9 property owners who are within 500 feet of the property. Recommendation That the Planning Commission recommend that the City Council approve an interim conditional use permit to utilize the site located at 7781 Hardwood Avenue South for temporary parking, storage Planning Staff Report — Case Nos. PP2022-030 Oppidan — Temporary Parking and Storage March 28, 2022 Page 5 of 5 of materials, and staging that will be used for construction of the Cottage Grove Apartments, subject to the following conditions: 1. The interim conditional use permit shall expire on May 1, 2023. 2. The temporary parking and storage area shall be restored with topsoil and seed and any impacts to the curb and trail shall be repaired to City standard by May 1, 2023. If the applicant does not restore the area, the City shall abate, and the cost is required to be paid by the property owner and/or Applicant. 3. A fire access lane with a minimum width of 20 feet shall be maintained at all times within the designated temporary parking and storage area. 4. The applicant shall clearly identify one access lane into the site. No additional access points to the site shall be permitted. 5. Signage shall be installed prior to the use of the site for parking, material storage, or staging. Prepared by: Emily Schmitz Senior Planner Attachments: Proposed Temporary Use Site Plan C Awrn,+time Fitness y AnWy 4(34i,n,'s i)I I II 1 lolls 1 1_ Oakwood Pat* 0 0 J `✓=;cc=_I Irnaging J 2022 TOM -torn