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HomeMy WebLinkAbout2022-04-25 PACKET 06.1. - LEAFLINE LABS STAFF REPORT CASE: SP22-036 & CUP22-037 ITEM: 6.1 PUBLIC MEETING DATE: 4/25/22 TENTATIVE COUNCIL REVIEW DATE: 5/18/22 APPLICATION APPLICANT: ISG, on behalf of Leafline Labs REQUEST: A conditional use permit and site plan review for an expansion to their existing facility. The expansion would be a total of 137,440 square feet proposed over two phases and would include expanded growing facility space at their current location. SITE DATA LOCATION: 8235 97th Street South ZONING: I-2, General Industry GUIDED LAND USE: Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Industrial Industrial EAST: Industrial Industrial SOUTH: Industrial Industrial WEST: Industrial Industrial SIZE: Total Expansion = 137,440 square feet DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz@cottagegrovemn.gov Application Accepted: 3/31/2022 60-Day Review Deadline: 5/30/2022 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Leafline Labs Planning Case No. SP2022-036 & CUP2022-037 April 25, 2022 Proposal Leafline Labs, LLC (Applicant), has submitted an application requesting a Site Plan Review and Conditional Use Permit to allow for the construction of an approximate 134,000 square foot addi- tion, in two phases, to their existing 43,700 square foot facility at 8235 97th Street South. The proposed addition would be traditional construction as opposed to the greenhouse construction as approved in 2020 (Resolution 2020-027). CUP and Site Plan approvals are in effect for one calendar year before expiring. The Applicant requested an extension to their 2020 CUP and Site Plan approval extending the action date to February 2023. therefore, the 2020 approval continues to be in effect; however, the adjustment of the construction type from greenhouse to traditional requires an amendment to the approvals. Location Map Review Schedule Application Received: March 31, 2022 Acceptance of Completed Application: March 31, 2022 Planning Commission Date: April 25, 2022 Tentative City Council Date: May 18, 2022 60-Day Review Deadline: May 30, 2022 Background The existing Leafline Labs facility was approved and constructed in 2014, following Minnesota’s legalization of the production and use of cannabis for some medical purposes. Leafline Labs was selected as a manufacturer by the Minnesota Department of Health (MDH) as one of two licensed Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 2 of 11 medical cannabis producers in Minnesota. The current facility houses growing and processing functions for the company’s medical cannabis products. The approved site plan in 2014 planned for a future expansion on the site. In 2020, Leafline Labs proposed to increase their production capacities with a 134,000 square foot greenhouse expansion in response the State’s medical cannabis program expansions, although they halted moving forward due to the onset of the pandemic. Planning Considerations Land Use The parcel at 8235 97th Street South is located within the Cottage Grove Business Park and is zoned I-2, General Industry. Pharmaceutical manufacturing is a conditionally permitted use within this zoning district. Existing Conditions During initial development of this site in 2015, the entire parcel was graded anticipating future growth. A tree inventory was conducted, and any trees removed were mitigated with trees planted on site in 2015. A gravel pad was installed in the area of the future phased expansion; therefore, the proposed expansion does not require mass site grading or alteration to the existing landscape. Existing Site Proposed Site Plan The Applicant received approval for expansion of their operations with construction of an approx- imate 134,000 square foot greenhouse. With the onset of the pandemic, the Applicant did not move forward with the expansion. Since that time, the Applicant has indicated a traditional con- struction expansion would support their needs for their increased operations. The Applicant is proposing an expansion in two phases. The first phase would be construction of a 70,000 square foot addition to their existing facility, which would include flower rooms, vegetation rooms, mother rooms, industrial irrigation, energy conscious control systems, packaging, and production rooms as well as additional restroom facilities and breakrooms. Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 3 of 11 Proposed Site Plan Proposed Floor Plan Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 4 of 11 Building Materials The City’s Zoning Code Title 11-6-13C, Nonresidential Structures, requires all new structures to use a minimum of 65 percent Class I materials. These materials include glass and window panels, brick, and natural stone. This requirement results in high quality development and the use of materials that will resist deterioration. The Applicant’s proposed addition in 2020 was planned as a prefabricated greenhouse structure, with glass walls and roof panels. Given the lack of strong sunlight in the Minnesota region and the potential lack of quality of product, the Applicant has revised their design to precast tip up panels. The proposed panels would be separated by aluminum rain screen on each of the corners and would be painted to match the existing structure. The proposed building would meet the City’s minimum material requirements and breakup of the façade. Building Rendering Parking Ordinance requirements for parking on the site are based on the mix of uses contained in the existing and proposed buildings. The existing building houses office, manufacturing, and ware- housing activities. Parking requirements per the City’s Zoning Code Title 11-3-9 are 1 space per 250 square feet of office space, 1 space per 400 square feet of manufacturing space, and 4 spaces plus 1 space per 2,000 square feet of warehousing. The mix of uses in the existing building requires a total of approximately 111 spaces. The Applicant constructed 102 spaces in 2014 with construction of their existing facility. The reduced number of spaces was approved given the min- imal traffic to the site. The Applicant did provide proof of parking to ensure additional parking could be added to the site, if necessary, to support operations. The proposed Phase 1 addition is approximately 70,000 square feet, with a future Phase 2 includ- ing another 67,000 square foot addition. The Applicant has proposed an additional 15 parking spaces with the first phase of their expansion and an additional 133 spaces at time of construction of the second phase of their expansion. Proof of parking of 55 stalls is also provided, if required to support operations in the future. Staff has verified operations on site have not required addi- tional parking spaces above and beyond the existing spaces on the site. Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 5 of 11 Current, Phase 1, and Phase 2 Parking Areas Traffic/Access The facility currently employs 48 staff members at the site. The Applicant estimates the Phase 1 expansion will require the addition of 60 employees and the Phase 2 expansion will require an additional 120 employees, for a total of 228 employees at full buildout. The Applicant has noted, given the separate shifts, they do not anticipate needing to provide all proposed proof of parking or access adjustments to support the additional employees as part of Phase 1. The Applicant is proposing additional parking as part of Phase 2. The site’s two current access roads from 97th Street will be preserved. The proposed addition includes the extension of the site’s internal access road around the perimeter of the Phase 1 and Phase 2 expansion for fire safety purposes. The current access is adjacent to the existing facility and will be rerouted to the west as part of Phase 1. This access road is required to be paved as part of Phase 1. Proposed Phase 1 Access Road Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 6 of 11 Surface Water Management/Grading Surface water management infrastructure installed at the time of the 2014 development of the site was sized to accommodate the maximum future site development, including the full buildout of the site’s parking capacity. The proposed expansion does not fully exhaust their maximum capac- ity, and therefore does not cause any additional stormwater management infrastructure to be required beyond the existing infrastructure. Existing Storm Basin Locations Tree Preservation/Landscaping A tree inventory was completed at the time of initial development (approved landscaping plan dated 4/10/2015), identifying 409 qualifying trees on the site, of which 201 were removed and 208 preserved. Under the tree preservation ordinance at that time (Title 11-6-6), this level of removal was determined to exceed the permitted removal threshold. The excess removed trees were required to be mitigated with 82 replacement trees. Additionally, the landscaping ordinance at the time (Title 11-6-5), which has since been amended, required that the site, with an area of 914,394 square feet, excluding stormwater basins, be planted with 132 overstory deciduous trees and 123 coniferous trees. Under the terms of the landscaping ordinance at that time, preserved trees could be counted toward landscaping require- ments at a rate of 1 preserved tree to 2 required trees. The 208 preserved trees were determined to account for up to 416 required new trees. The Applicant has fulfilled the City’s landscaping requirements with the large number of trees remaining on the site, along with the additional tree Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 7 of 11 plantings in 2015 along the south boundary, around the building, and the entrance as part of the building in 2015. The Applicant is proposing planting of 24 trees and 279 shrubs as part of Phase 1 of the expan- sion. Prior to the issuance of a building permit, an updated landscape plan will be required to be submitted ensuring the proposed tree plantings do not impact the utilities or easement areas. Phase 1 Landscape Plan Odor Mitigation As a part of the approval in 2014, the Applicant indicated they would provide appropriate odor mitigation control system as well as an odor mitigation plan. The system they installed included a carbon filter within their exhaust system to avoid noxious odors or creating dangers to people within the vicinity. The odor mitigation plan requires monitoring of odor in three locations: within the exhaust stack, just outside the building, and at the property line. The mitigation plan also allows the City the ability to take odor measurements at any time within the facility or property. In the City’s letter dated February 3, 2016, the Applicant is required to notify the City if a nasal ranger reading is above 2 dilution-to-threshold (D/T, odor concentration in the air) or “a just noticeable odor” is detected at either location 2 or 3 on the below monitoring location map. If a nasal ranger reading is at or above 4 D/T, the property owner is required to replace the carbon filters as a part of the odor mitigation system. Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 8 of 11 Monitoring Location Map The Applicant has indicated the previously proposed greenhouse expansion would not be condu- cive to their operations and pose additional concerns including the lack of strong odor control, poor energy efficiency, and potential security threats; therefore, the proposed traditional construc- tion provides a more secure facility and the ability to manage potential nuisances from operations. Any complaint received regarding odor from the facility will require immediate response from the property owner to mitigate the nuisance. To date, City staff has not received any odor complaints related to the facility and the operations. Staff will continue to monitor the odor data provided bi- annually from the Applicant. Utilities The subject property is located within the Metropolitan Urban Service Area (MUSA). Prior to the release of the building permit, public drainage and utility easements shall be dedicated over all surface water storage, cross site conveyance routes, and underground water utility infrastructure. Development Fees Development fees for the entire site were paid at the time of initial development. The proposed expansion does not trigger additional development fees. Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 9 of 11 Public Hearing Notices The public hearing notice was published in the St. Paul Pioneer Press and mailed to the 7 property owners within 500 feet of the property on April 13, 2022. City Department Review The City’s Technical Review Committee reviewed the application, provided input, and made a favorable recommendation that the proposal be approved as requested given the site is not per- mitted as a dispensary, the access road proposed around the site is paved, and no odor violations occur. Recommendation That the Planning Commission recommend that the City Council approve an amended Conditional Use Permit and Site Plan for the addition of an approximate 70,000 square foot addition and future approximate 67,000 square foot Phase 2 expansion to the existing Leafline Labs pharmaceutical manufacturing facility at 8235 97th Street South, subject to the following conditions: 1. A dispensary facility is not permitted with this pharmaceutical manufacturing and processing or manufacturing facility. 2. The pharmaceutical manufacturer must be registered by the commissioner of Health as required in the 2014 Minnesota Session Laws – Chapter 311 – S. F. No. 2470. 3. A pharmaceutical manufacturing and processing facility shall be ventilated so that all odors cannot be detected by a person with a normal sense of smell at the exterior of the phar- maceutical manufacturing and processing facility or at any adjoining use or property. Grow- ing, manufacturing, or processing medical cannabis must comply with all applicable laws and shall not produce noxious or dangerous gases or odors or otherwise create a danger to any person or entity in or near the manufacturer’s facilities. The Applicant shall provide to the City verification from a qualified industrial hygienist that the pharmaceutical manu- facturing and processing facility provides appropriate odor control systems so as not to produce any noxious or dangerous gases or odors or create any dangers to any person or entity in or near the pharmaceutical manufacturing and processing facility. An odor mainte- nance plan must be submitted to the City and approved by the City’s consultant. 4. Odor monitoring shall be conducted at the monitoring locations no less than bi-weekly and the data provided to the City twice annually. 5. Outdoor storage of containers, pallets, waste/recycle containers, etc. are prohibited. 6. All signage must comply with City Sign Ordinance regulations, and a building permit must be obtained prior to the installation of any signs. 7. All applicable permits (building, electrical, grading, mechanical, and right-of-way) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 10 of 11 8. Final drainage plans must be submitted to the South Washington Watershed District for review. A final utility plan must be submitted and reviewed prior to the issuance of a building permit. All conditions of the City’s review memo dated April 18, 2022 must be addressed prior to approval. 9. Irrigation shall be provided for all sodded and mulched landscaped areas. Irrigation must also be provided to each landscape island interior to the parking lot. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irriga- tion installer to meet the water requirements of the site’s specific vegetation. The system shall be detailed on the landscape plan. A maintenance plan must be submitted to the City for approval for all other yard areas featuring prairie grasses and wildflowers prior to the issuance of a building permit. The grass area for that section of land abutting Renewal by Andersen’s private access road must be maintained. 10. All site lighting must meet City Code requirements. All light fixtures must be downward directed with cut-offs and be architecturally designed to match the overall design for the building. The specifications of all light fixtures must be provided by the City with the appli- cation for a building permit. A photometric plan must be submitted to the City prior to the issuance of a building permit indicating light measure at the property line. 11. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. 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 stipulated in Title 10-5-8, Erosion Control During Construc- tion, of the City’s Subdivision Ordinance. 12. The Applicant must provide the City with an as-built survey of all private utilities prior to issuance of a certificate of occupancy. 13. The property owner must allow City personnel to enter upon the property to maintain, re- pair, and inspect all public utility systems that exist on the property. Flushing the fire hydrant internal to the site is the City’s responsibility. 14. All mechanical and odor suppression equipment and trash enclosures must be screened as required in City Code Title 11, Chapter 6, Section 3, Solid Waste Storage and Title 11, Chapter 6, Section 4, Screening Requirements. 15. All landscaping improvements must comply with the City’s landscaping and tree preserva- tion regulations as approved in 2014. A letter of credit in the amount of 150 percent of the landscape estimate shall be submitted to the City as required by City Code Title 11, Chap- ter 6, Section 5(G1) prior to the issuance of a building permit. The financial guarantee shall be in effect for one year from the date of installation to ensure the installation, survival, and replacement of the landscaping improvements. The property owner must continue mainte- nance of all the landscaping improvements completed and future approved landscape plans for Phase 1 and Phase 2 prior to issuance of a building permit. Planning Staff Report – Case No. SP2022-036 & CUP2022-037 Leafline Labs, LLC – Site Plan Review & CUP Amendment April 25, 2022 Page 11 of 11 16. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Community Development Department prior to the issuance of a building permit. 17. All conditions and requirements of the Contract for Private Development By and Between Cottage Grove Economic Development Authority and Leafline Labs, LLC dated September 9, 2014, must be complied with. Prepared by: Emily Schmitz Senior Planner Attachments: Site Civil Plan Received March 31, 2022 Amended Civil Plan Pages Received April 15,2022 Project Narrative Dated March 30, 2022 Operations Narrative Received March 31, 2022 Architecture Narrative Received March 31, 2022 Elevations and Floorplan Received March 31, 2022 Color Rendering \[ĻğŅƌźƓĻ /ƚƷƷğŭĻ DƩƚǝĻͲ ab 9ǣƦğƓƭźƚƓ Leafline Labs HQ 8235 97th St S Cottage Grove, MN 55016 Leafline Labs is looking to amend their prior Special Use Permit approved in 2019 from a greenhouse structural to a traditional structure matching the existing 47,000 sqft facility. Upon further review of the greenhouse structure originally submitted on, Leafline Labs has concluded that continuing with this plan would not be the best option and instead proposes expanding the current facility with an additional 70,000 sqft structure of indoor agricultural space matching the existing. The use of a greenhouse structure for medicinal cannabis in the Minnesota region would not be would pose not only issues with our operations, but also likely disappointment from our patients for the lack of quality medicinal cannabis. Greenhouse structures also pose more concerns for Leafline, such as: Lack of strong odor control Large swings in Environmental controls Poor Energy Efficiency Major security threats and access control For the reasons mentioned above, Leafline Labs strongly believes that the only approach to combating these concerns is to build a new precast concrete structure matching the existing. The new structure would not only provide strong odor controls and tight environmental controls, but it would indeed strengthen our already profound security surveillance and controlled access to our cultivation spaces. This new structure will be greatly more energy efficient- furthering our beliefs in a sustainable Earth while being more aesthetically pleasing to our friends and neighbors. The proposed 70,000 sqft addition would be home to our new and improved cultivation area that would include: (9) double stack Flower rooms with LED lighting with state-of-the-art mechanical/HVAC systems (2) Vegetation rooms with LED lighting (2) Mother rooms Industrial Irrigation room to water all the plants with energy conscious control systems Dual purpose Production and Packaging rooms All of the above-mentioned areas would be inclusive of state-of-the-art HVAC, lighting, controls, and industrial systems to aid Leafline Labs in providing our patients with the best quality medicinal cannabis on the market. MARCH 30, 2022 Emily Schmitz Senior Planner City of Cottage Grove 12800 Ravine Parkway South Cottage Grove, MN 55016 651-458-2874 ESchmitz@cottagegrovemn.gov RE: CONDITIONAL USE PERMIT & SITE PLAN APPLICATION NARRATIVE TH 8235 97 STREET SOUTH Emily, Enclosed is a Conditional Use Permit and Site Plan application and the supporting documents for the Leafline Labs th property at 8235 97 Street South. The specific request is to approve a Conditional Use Permit (CUP) for building additions (in two Phases) to support additional grow facilities/operations, and secondly for Site Plan approval for the Phase 1 building expansion. The subject site is known as Block 1 Lot 1 GLENGROVE INDUSTRIAL PARK 4TH ADDITION, Parcel 2102721330003 and is 21.84 acres in size. Leafline Labs received a CUP/Site Plan approval from the City in January 2020 for a new greenhouse building for growing operations. However, that was not completed, and the CUP/Site Plan approval have expired. This request is similar to the proposal approved in 2020 for additional grow facility space and supporting operations, but the architectural style would not be a greenhouse but more of an office/industrial pre-cast concrete building instead. Leafline Labs has provided a more detailed summary of the business operations and explanation to the changes from the original CUP approval. This is included with the supporting documents in the submittal. The enclosed plans provide full detail of the site layout and architectural design of the building additions. Below is a description of the proposal and how the project addresses the Conditional Use Permit criteria. SITE PLAN + PROJECT DESCRIPTION th The Leafline Labs property at 8235 97 Street South operates as one of the state licensed marijuana grow facilities. The proposal is to add more growing facilities to the east of the existing building, completed in two phases. Phase 1 would consist of a building that is 70,940 SF and the Phase 2 building would be 66,500 SF. With both building phases completed, the overall site would consist of 19% building footprint, 27% parking lot/sidewalks, and 54% open space. th Access to the site would remain unchanged with the two access points north of the property from 97 Street South. In the Site Plan set, Sheet C3-10 identifies each building phase and the parking spaces that would be provided with each phase to show the parking complies with the code requirements. Parking provided for Phase 1 and Phase 2 is based on employee counts provided by the owner. Future parking areas have been designated on the site plan to provide additional parking to meet code requirements. Stormwater management for the site was constructed in 2014 with additional capacity to account for future construction of the site. The total impervious coverage area for the sizing of the stormwater management is 436,955 SF. The proposed coverage for the Phase 1 building, Phase 2 building, parking, access roads, and future parking as required by code is 435,208 SF. Therefore, the proposed project will not increase the amount of 7900 International Drive + Suite 550 + Bloomington, MN 55425 952.426.0699 + ISGInc.com Architecture + Engineering + Environmental + Planning impervious area to the stormwater management facility for the site. The proposed building and parking areas will drain to existing inlets on site or tie into existing storm sewer stubbed for future as part of the 2014 plan to maintain flow patterns on site. Site utilities for the project will consist of a new sanitary service, watermain, storm sewer, and a new gas service. Storm sewer will consist of an extension of the existing storm sewer stub to the west along the north side of the proposed building to tie in roof drain connections. There will also be a new inlet and trench drain at the loading docks near the southeast corner of the proposed building which will tie into an existing catch basin. The sanitary he proposed building to an existing sanitary manhole within the utility th easement. stub to the north of the proposed building and continue to the west and south along the building perimeter to provide hydrants at appropriate spacing along the fire access road. The Phase 1 and Phase 2 buildings would be a pre-cast concrete building. Please see the attached letter from the architect describing the building height and materials in detail. CONDITIONAL USE PERMIT ORDINANCE CRITERIA Below are the questions the applicant must answer in response to the Conditional Use Permit (CUP) Ordinance Criteria, and responses to each question: A. Will the use be in conformity with the City's Comprehensive Plan and with the purpose, intent, and applicable standards of the Zoning Ordinance? EXPLAIN. Response: The 2040 Comprehensive Plan for Cottage Grove identifies this property within the current and future Industrial land use areas. As such, the existing facility is located properly based on the current land use designation and the future expansions would be consistent with the area to remain designated for Industrial uses. The Land Use Chapter of the Comprehensive Plan also states that the subdivision and zoning standards will emphasize high quality site and architectural design. The proposed plans were designed following the zoning standards and design guidelines to uphold the high-quality standards of the Citys vision for this site. B. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. How does the proposed use fit these criteria? Response: The property is zoned I-2, General Industry and the proposed use is classified as Pharmaceutical Manufacturing, which is permitted with a CUP. The growing operations would be entirely indoors in a new building that would be architecturally compatible to the existing building on-site and surrounding buildings in the industrial park. The new building design is more of a traditional building style versus the approved greenhouse style, and has fewer windows than a greenhouse, decreasing light omitted from the building. See the attached narrative from Leafline explaining the reasons and benefits switching building styles and for more details about the operations. Page 2 952.426.0699 + www.ISGInc.com C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use on surrounding property values. Response: The proposal is to expand the existing use, which has proved to be a well-maintained site and business operation in the Industrial Park. The use should not have any negative impacts to the property values as the operations are entirely inside the building and the operations ensure it is a highly secure site with well trained staff as the only authorized people within the building. D. The use shall not be hazardous, detrimental, or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution vibration, general unsightliness or other nuisances. Explain effects of proposed use. Response: The cultivation space operates with a 12 hour on and a 12 hour off lighting cycle. In addition to that, the cultivation rooms are completely sealed from the rest of the building and especially to the exterior. Any outside light reaching the plants pose disruption to their growth. This is mitigated by having a very tight room environment which includes lighting. For the non-cultivation areas, the business operates at one shift per day and all lighting in the facility is on an environmental-friendly controller to meet Section C408.3 IECC 2018. There are special carbon filters installed throughout the building to control odor. Please see attached cutsheets with the additional filters that are included in the building. E. The use shall generate only minimal vehicular traffic on local streets as defined by the Transportation Element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access, or parking needs that will cause inconveniences to the adjoining properties. Explain the transportation needs for the proposed use. Response: Leafline Labs does not anticipate a large increase in truck traffic to the area. There are two th existing access points from 97 Street South that will remain the same and are adequate to service the additional traffic onto the site. Sheet C3-10 of the Site Plan provides details showing that with each building phase addition there is additional parking to meet the on-site parking needs and code requirements. F. The use shall be served adequately by essential public services such as streets, police, fire protection and utilities. Explain how the proposed use will be served. Response: The public services to this site are adequate to service the proposed expansions. No specific special needs or conditions are needed for the proposal from any public agency. In the beginning of this letter the full extent of the utility extension and connections to serve the expansion are identified. G. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. Justify this statement. Response: The expansion would not cause any detriment to the economic welfare to the city. In addition to the City regulations, this use is regulated by the Minnesota Department of Health. The Minnesota Department of Health completes a full audit of the existing security system whenever they please with no Page 3 952.426.0699 + www.ISGInc.com advanced notice, because of these we have to ensure full compliance 24/7. In addition to that, Leafline has to submit our security/surveillance design for review and approval before any installation can begin. In a nutshell, there is camera coverage of all interior spaces, all rooms (other then bathrooms) will receive full video surveillance and coverage. All doors inside the facility have badge access where only permitted employees who have undergone the proper security training are authorized into each respective room- on top of that, all exterior doors are under video surveillance from the interior and exterior 24/7 with door contacts and motion sensors. The perimeter of the building has full camera coverage with face recognition and infrared cameras. In the event of a power outage, all security systems and data are on emergency backup power and Uninterruptible Power Supply's (UPS) to ensure no video coverage is lost. These additional security measures ensure that there are no security issues and ensure the business operates safely and securely at all times. This also ensures the site and use are good neighbors to the surrounding properties and to the City for their benefit as well. H. The use shall preserve and incorporate the site's important natural and scenic features into the development of adjacent vacant land. Will these criteria be met? Response: With the Phase 1 and Phase 2 building additions, the site would still be comprised of 54% open space. The open space serves to provide water quality, buffering to adjacent properties, and areas to landscape for additional screening and aesthetic enhancement to the site and area. I.The use shall cause minimal adverse environmental effects. List any effects. Response: The watering system used inside the building is with an energy conscious control systems. The lights will be LED. These additional features along with the pre-cast concrete instead of the greenhouse will help the building operate more efficiently than the previously approved greenhouse addition. In addition, Stormwater management for the site was constructed in 2014 with additional capacity to account for future construction and provide for water quality measures. The proposed building and parking areas will drain to existing inlets on site or tie into existing storm sewer stubbed and provide adequate sizing to accommodate the proposed expansion stormwater needs. J. The use shall not adversely affect the potential development of adjacent vacant land. List any potential problems. Response: The proposed buildings and use would not adversely affect any future development on adjacent lots. The use is consistent with the uses of the I-2 zoning and the site design complies with high, setbacks, parking and other zoning regulations, the building is architecturally compatible to maintain the character of the area. Page 4 952.426.0699 + www.ISGInc.com Thank you for taking the time to review the enclosed application and supporting documents. We look forward to working with the City on this project. Please contact me at 952.426.0699or Andrea.Rand@ISGInc.comwith any questions or if there is any additional information we can provide in support of this project. Sincerely, Andrea Rand, AICP Project Coordinator Page 5 952.426.0699+www.ISGInc.com To Whom it may concern, th Our Client is planning an addition to their grow facility located at8235 97Street South, Cottage Grove, MN. Please refer to the submission for a complete graphic representation of the proposed facility. composite rain screen system to articulate the four corners of our proposed addition. The precast panels will be finished with tinted opaque white paint. The rainscreen architectural compositepanels will have an anodized bronze finish. The Class 2 architecturalaluminum composite rainscreen system constitutes no more than ten percent (10%) of the façade on any individual wall. The proposed addition is -0)taller than the existing building. However, the finished floor of the proposed addition is approximately eighteen inches (18)lower than the floor of the existing building. Please note the massing of the two structures are separated by a less dominate connector. I trust you find this description of our proposal acceptable and we look forward to receiving your approval. Respectfully Submitted, Bryan Gonnella, AIA Project Architect