HomeMy WebLinkAbout2022-04-25 PACKET 06.2. - HEMINGWAY INDUSTRIAL
STAFF REPORT CASE: SP22-039 & PP22-040
ITEM: 6.2
PUBLIC MEETING DATE: 4/25/22 TENTATIVE COUNCIL REVIEW DATE: 5/18/22
APPLICATION
APPLICANT: Enclave Development
REQUEST: A site plan review of a proposed warehouse and distribution facility. The
proposed development will consist of two buildings with a combined
total square footage of 240,000. They have also applied for a preliminary
plat to be called Hemingway Industrial, which will create one industrial
lot.
SITE DATA
LOCATION: 97th Street and Hemingway Avenue
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: Residential Low Density Residential
SIZE: Total Square Footage = 240,000
DENSITY: N/A
RECOMMENDATION
Approval, subject to the conditions stipulated in this staff report.
COTTAGE GROVE PLANNING DIVISION
Planning Staff Contact: Mike Mrosla, Senior Planner; 651-458-2825; mmrosla@cottagegrovemn.gov
Application Accepted: 3/30/2022 60-Day Review Deadline: 5/29/2022
City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016
Planning Staff Report
Hemingway Industrial
Planning Case No. SP2022-039, PP2022-040, FP2022-041
April 25, 2022
Proposal
Enclave Development (Applicant) has submitted the following applications for property located at
Hemingway and 97th Street South:
1. Preliminary plat to be called Hemingway Industrial, which combines a part of Lot 1, Block 1,
Glengrove Industrial Park 5th Addition and Outlot A, Glengrove Industrial Park 5th Addition
into a single lot.
2. Site Plan Review for construction of a warehouse and distribution facility consisting of two
buildings with a combined total square footage of 240,000 square feet to support warehouse
and office uses.
Location Map
Review Schedule
Application Received: March 30, 2022
Acceptance of Completed Application: March 30, 2022
Planning Commission Date: April 25, 2022
Tentative City Council Date: May 18, 2022
60-Day Review Deadline: May 29, 2022
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 2 of 10
Background
In February 2022, the EDA entered into a purchase agreement with Syndica, LLC, for the sale of
25.3 acres of land. Syndica and Enclave Development have the same principals. This property is
currently vacant land and is zoned I-2, General Industry.
Preliminary Plat
This site currently consists of two parcels. The southerly parcel is a 3-acre parcel described as
Lot 1, Block 1, Glengrove 5th Addition, and the north 22.3-acre parcel is described as Outlot A,
Glengrove 5th Addition. The Applicant is proposing to combine these parcels into one buildable
parcel.
Hemingway Industrial Preliminary Plat
Site Plan
The Applicant is proposing construction of two buildings, totaling 240,000 square feet, for ware-
house and office use. There are no specific users for the site at this time. The development of the
site also includes automobile and truck parking, as well as loading docks.
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 3 of 10
Site Layout
Planning Considerations
Comprehensive Plan
The 2040 Comprehensive Plan guides the property as Industrial, which has been the case since
at least 1982. The proposed use is consistent with this guided land use. Additional properties on
either side of 97th Street and Hemingway Avenue are also guided Industrial to continue to support
the expansion of the Cottage Grove Business Park. The area directly west of this site is currently
a residential neighborhood.
Ordinance Criteria
The 25.3-acre site is 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 and office space 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.
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 4 of 10
Setbacks
The table below identifies the minimum and proposed setbacks:
Proposed
Standard Minimum Required
Building 1 Building 2
Front Yard 40’ 92’ 458’
Side Yard – Interior 52’ 96’ 94’
(40’+1’ for each 1’ over 30’
in height)
Side Yard Abutting 125’ 260’ 457’
Residential District
Rear Yard 60’ 459’ 115’
The proposed buildings meet the minimum front, rear, and side setbacks for the I-2, General
Industry Zoning District.
Traffic/Access
The site plan includes two access points. The most easterly access is specifically for employee
traffic while the westerly access is intended to be utilized for truck traffic only.
Proposed Access Locations
Parking
The applicant is proposing 216,000 square feet of floor area for warehouses and 24,000 square
feet of floor area for offices. This requires a total of 204 parking spaces (1 space per 2000 square
feet of warehouse and 1 space per 250 square feet of office). The applicant has proposed 276
parking spaces, which is greater than the required minimum spaces. The spaces are accessed
from the easterly driveway and are located in the front and the rear of the proposed buildings.
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 5 of 10
Semi-trailer parking (91 spaces) is located on the west side of the site. Access to this parking area
is from the westerly driveway.
Utilities
The development is planned to connect to available sanitary and watermain located within the
adjacent public streets right-of-way. As part of the plat, a public drainage and utility easement will
be provided over the location of the new raw water line that extends through the development
property. This water line is scheduled for construction beginning in June 2022.
Proposed 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. Stormwater is
proposed to be managed within the existing pond to the north of the development site. The EDA
worked with the property owner to ensure the pond was graded as an effort to ensure the site was
shovel ready and marketable as a developable industrial site.
Storm Basin Location
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 6 of 10
Tree Preservation
The applicant has completed an individual tree inventory as required with a site plan review ap-
plication. No tree removal is proposed on the site.
Landscaping
City Code Title 11-6-20 requires 15 percent of the proposed developed space to be preserved as
open space as well as 8 percent green space within parking islands and bump outs. The Applicant
is proposing 49 percent of the site to be preserved as open/green space. The required landscape
calculation (per square feet of site area) and the proposed plantings are outlined in the table
below:
Plant Type Required Provided
Overstory/Deciduous 145 145
Coniferous 135 135
Shrubs 406 406
Ornamentals -- 27
The Applicant will be required to submit an amended landscape plan prior to issuance of a building
permit providing the following:
No less than 8 percent of the parking lot area proposed as open/green space.
Required building perimeter landscaping.
Additional landscaping is proposed along the western edge given it is adjacent to an existing
residential development. The Applicant is confident the proposed landscape screening will pro-
vide not only a visual buffer but also a sound buffer from the more intense activities on the site.
Noise
City Code section 11-11-5 states that industrial users shall meet all federal, state and local noise
requirements. Minnesota’s noise pollution rules (Minn. R. 7030.0040) are based on statistical cal-
culations that quantify noise levels over a one-hour monitoring period. There are statutory limits
for a residential location, which limits noise to 65 dBA during the daytime (7:00 a.m. – 10:00 p.m.)
and 55 for nighttime (10:00 p.m. – 7:00 a.m.) This means that during a one-hour period of moni-
toring, daytime noise levels cannot exceed 70 dBA for more than 10 percent of the time or 65 dBA
more than 50 percent of the time. The Applicant does not anticipate noise pollution issues with
this proposal. As a condition of approval, the Applicant shall work with the City staff to mitigate
any noise concerns that exceed MPCA noise standards if complaints are received.
Lighting Plan
Enclave has submitted a photometric plan with their application. The plan verifies the lighting on
the site does not exceed one (1) foot-candle at the property lines as outlined in the City’s ordi-
nance standards. As a condition of approval, all lighting shall be shoebox style, downward di-
rected, with LED lamps and flush lens unless approved in writing by planning staff. Other than
wash or architectural lighting, attached security lighting shall be shoebox style, downward directed
with flush lens. In addition, any entry lighting under canopies shall be recessed and use a flush
lens. Light shields shall be added to the parking lot lighting adjacent to the residential properties.
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 7 of 10
Architecture
The proposed buildings are composed of painted precast concrete wall panels in three colors,
and glass windows with anodized aluminum storefront frames. Each of the main pedestrian en-
trances are set into precast metal architectural panels with metal canopies over each of the doors.
The precast concrete panels are consistent with the Zoning Ordinance requirements of 65 percent
Class I materials as well as additional recent development within the City’s business park.
Proposed building elevations
Development Fees
The applicant would be required to pay area charges, including park dedication, and connection
fees including stormwater, water, and sanitary sewer 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 105
property owners within 500 feet of the property on April 13, 2022.
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
conditions:
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 8 of 10
1. Preliminary Plat to be called Hemingway Industrial, which combines a part of Lot 1, Block 1,
Glengrove Industrial Park 5th Addition and Outlot A, Glengrove Industrial Park 5th Addition.
2. Site Plan Review for proposed construction of a proposed warehouse and distribution facility
consisting of two buildings with a combined total square footage of 240,000 square feet to
support warehouse and office uses.
Conditions of Approval
Preliminary Plat
1. The final plat shall include easements of all public and private utility lines serving all planned
development of the parent parcel.
2. The grading and erosion control plan for the site must comply with NPDES II Permit require-
ments. Erosion control devices must be installed prior to commencement of any grading activ-
ity. 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 Construction, of the City’s Subdi-
vision Ordinance.
3. The existing drainage and utility easement located on the common lot line between Lot 1,
Block 1, Glengrove Industrial Park 5th Addition and Outlot A, Glengrove Industrial Park 5th
Addition must be vacated prior to approval of the final plat.
Site Plan Review Conditions of Approval:
4. The truck parking along the west lot line abutting the residential district, shall be set back at
least 125-feet from the property line.
5. The Applicant shall work with the City to mitigate any noise concerns that exceed Minnesota
Rules 7030.0040 as identified in the MPCA noise standards if complaints are received.
6. 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.
7. 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.
8. Prior to issuance of a building permit, the developer shall execute a stormwater maintenance
agreement for the private basin on the site.
9. 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.
10. The final landscape plan shall be submitted with the building permit application. Prior to
the issuance of a building permit, the City Forester will review the landscape plan for details
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 9 of 10
related to tree species and planting locations. Any changes required will be made prior to
issuance of the building permit.
11. Irrigation shall be provided for all sodded and landscaped areas including the curbed land-
scaped islands interior to the parking lot, and the 97th Street and Hemingway Avenue boule-
vard. The irrigation system shall consist of an underground sprinkling system designed by a
professional irrigation installer to meet the water requirements of the site's specific vegetation.
The design build system shall cover all the disturbed green spaces and extend to the street
curbs.
12. Prior to the release of the building permit, a bona fide cost estimate of the landscaping im-
provements must be submitted in conjunction with a letter of credit approved by the City in
the amount of 150 percent of such estimate. Upon completion of the landscaping require-
ments, the applicant must inform the City in writing that said improvements have been com-
pleted. The City will retain the financial guarantee for a period of one year from the date of
notice of completion to ensure the survival of the plantings and that the required as-built sur-
vey has been submitted. No building or right-of way permits will be issued until the required
financial guarantee has been received and accepted by the City.
13. 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.
14. Water main, sanitary sewer, and storm sewer improvements shall be constructed per
Cottage Grove detail plates.
15. 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 the Best Management Practices (BMP) as
delineated in the Minnesota Pollution Control Agency’s on-line Stormwater Manual and as
stated in the grading permit issued by the City.
16. The grading plan and site grading of the property shall be consistent with the approved
surface water management plan.
17. All concrete and bituminous surfaces on the site must always be maintained in good work-
manship like condition.
18. The applicant shall obtain a right-of-way permit for all work within the City right-of-way.
19. The parking area adjacent to the residential district must be screened with a solid wall or
fence at least 5’ in height. Any fencing on the site shall be constructed with materials meeting
the ordinance criteria related to industrial fencing.
20. Landscaping on the site must always be maintained in good health and dead plantings shall
be replaced in a timely manner.
21. A light matrix study shall be completed and submitted with the building permit application. All
outdoor lighting must meet City Code requirements and shall not exceed one (1) foot-candle
Planning Staff Report – Case Nos. SP2022-039, PP2022-040, and FP2022-0411
Hemingway/97th Street Industrial
April 25, 2022
Page 10 of 10
at any property line. all lighting shall be shoebox style, downward directed, with LED lamps
and flush lens unless approved in writing by planning staff. Other than wash or architectural
lighting, attached security lighting shall be shoebox style, downward directed with flush lens.
In addition, any entry lighting under canopies shall be recessed and use a flush lens. Light
shields shall be added to the parking lot lighting adjacent to the residential properties.
22. The submitted exterior construction finish materials of the building must be consistent with
the intent of the City’s architectural control ordinance. Complete plans must be submitted with
the building permit to ensure compliance with City Code requirements.
23. Trash and recycling containers must be stored indoors or in enclosures meeting City ordi-
nance criteria.
24. All rooftop and at-grade mechanical equipment shall be screened from public view as re-
viewed and approved by the Community Development Department.
25. As a component of the site plan review, a schematic sign package shall be submitted for
review and approval by the City.
26. All comments outlined in Bolton and Menk’s letter dated April 19, 2022 shall be addressed.
Prepared by:
Jane Kansier, AICP
Consulting Planner
Mike Mrosla
Senior Planner
Attachments:
Civil Plans dated 3/30/2022
Exterior Elevations