The URL can be used to link to this page

Home My WebLink About2023-02-27 PACKET 06.2. (LAKE FLORA 2ND ADDITION)STAFF REPORT CASE: PP2023-005 ITEM: 6.2 PUBLIC MEETING DATE: 2/27/23 TENTATIVE COUNCIL REVIEW DATE: 3/15/23 APPLICATION APPLICANT: City of Cottage Grove REQUEST: A preliminary plat for Lake Flora 2nd Addition, which will create 4 industrial lots and 9 outlots. SITE DATA LOCATION: ZONING: GUIDED LAND USE: East of Jamaica Avenue, north of 100th Street, and south of the Soo Line Railroad tracks 1-1, General Industry, and 1-2, Heavy Industrial Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Mixed Use EAST: Industrial/Vacant Industrial SOUTH: Industrial Industrial WEST: Industrial Industrial SIZE: DENSITY: 62.81 acres 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: Application Accepted:. 1/19/2023 60-Day Review Deadline: 3/15/2023 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Lake Flora Second Addition Preliminary Plat Planning Case No. PP2023-005 February 27, 2023 Background Historically, land owned by the WAG Farms Trust within the City's Business Park has been sold to the EDA (Economic Development Authority) and then sold to the end user. The City has coor- dinated multiple sales over the years and created several pad ready sites for development. Given the continued interest in the City's business park, the City of Cottage Grove has submitted an application for a preliminary plat to be called Lake Flora Second Addition for the area located south of Highway 61, east of Jamaica Avenue and north of 100th Street South. The plat would create developable parcels and potential future ponding area on land owned by the WAG Trust Farms. T� I Site Location Review Schedule Application Received: January 19, 2023 Application Accepted: January 19, 2023 Planning Commission Meeting: February 27, 2023 Tentative City Council Meeting: March 15, 2023 60-Day Review Deadline: March 20, 2023 Planning Commission Staff Report — Lake Flora Second Addition PP Planning Case No. PP2023-005 February 27, 2023 Page 2 of 4 Planning Considerations Comprehensive Plan The proposed Lake Flora Second Addition preliminary plat encompasses approximately 62.81 acres. The entire area of the plat is guided Industrial in the Comprehensive Plan and is currently zoned 1-1, General Industry and 1-2, Heavy Industrial. The proposed plat would allow for the con- tinued expansion of the City's Business Park as parcels on the west side of Jamaica Avenue continue to develop, which leaves minimal area for development. Preliminary Plat The proposed plat will create four lot and block parcels and nine outlots and dedicate the appro- priate right-of-way adjacent to public streets as well as standard drainage and utility easements. Several agreements with users are currently being coordinated; those users currently include Ryan Companies who is interested in development of Lot 2, Block 2; Airgas who is interested and planning to purchase Lot 1, Block 2; Circle K who is interested in Lot 1, Block 1; and the City who is interested and planning to purchase Outlot F. Outlot H will continue to be leased as the dog park, and the remaining outlots would be retained by the current property owner until there are future development opportunities. LAKE FLORA,,- �KCOND ADDITION O LI -. O T F 0 U T l O T H •yin anki Fl 6'. T L. 1 . ql -CVY�OT U__ I 1� ou*. .. k Ali aurLaT I 6LGCC cx.r �.��*y�'k. lwl 1PA.2:irin OL'TLOT I' bill- K �Ee y Odj99.0 !' a B L V C K 2• Lake Flora Second Addition Preliminary Plat Given existing historic easements will encompass several of the proposed parcels, easement vacations will be required prior to the recording of the plat. Standard lot line drainage and utility easements will be included on the plat as well as 100th Street, Jamaica Avenue, and 95th Street right-of-way. Planning Commission Staff Report — Lake Flora Second Addition PP Planning Case No. PP2023-005 February 27, 2023 Page 3 of 4 Regional Stormwater Included in the City's stormwater management system is an existing regional pond, which is called L-P3 and stands for Langdon Pond #3. This pond is located east of the compost site, north of 100th Street, and is highlighted in blue in the figure below. L-P3 receives runoff from nearly all land in Cottage Grove west of Keats Avenue and north of 100th Street. Water exits the pond under 100th Street, and then flows through a DNR public stream down to the Mississippi River. As part of the City's Surface Water Management Plan (SWMP), expansion of this pond is planned to provide additional stormwater runoff control and flood storage. The SWMP includes costs for the purchase of land to allow for this expansion, which is funded by Stormwater Area Charges that are collected through development projects. The City plans to purchase Outlot F to expand the regional ponding area and continue to meet the City's SWMP. Once Outlot F is purchased by the City, Ryan Companies would utilize off -road equipment to remove material from the pond expansion area and use it to create the building pad on their development site. The City would receive a significant cost savings by not having to pay to haul the material away, and Ryan Companies would see reduced costs compared to hauling in fill material from off -site. Purchase of this land is tied to Ryan Companies moving ahead with their project. Development Fees Development fees will be evaluated at such time any of the proposed parcels are purchased or planned for development. Planning Commission Staff Report — Lake Flora Second Addition PP Planning Case No. PP2023-005 February 27, 2023 Page 4 of 4 Public Hearing Notices The public hearing notice for the February 27, 2023, Planning Commission meeting was published in the Saint Paul Pioneer Press and mailed on February 15, 2023, and mailed to 14 property owners that are within 500 feet of the proposed project. Staff has not received any comments at the time of writing the report. Recommendation That the Planning Commission recommend that the City Council approve the Preliminary Plat to be called Lake Flora Second Addition creating four lot and blocks and nine outlots subject to the following conditions: The final plat must be recorded with the Washington County Recorder's Office before any building permit can be issued. 2. The final plat shall include easements of all public and private utility lines serving all planned development of the parent parcel. Prepared by Emily Schmitz Interim Community Development Director Attachments Lake Flora Second Addition Preliminary Plat OFFICIAL PLAT COPY LAI lu FLOR �► W SECOND ADDITION 0 e Nso�ooao E— _ Noo�0000 E�o3z ovws...o�nm�.�nm�...� a� LEGEND 3 MA' a11C--L------ �slr o zoo w o w,�aoN.1CInEN. Eo�No ws No.Eoi -- � wa=z�"ET OUTLOT F . l em 0000 / 3e S 00°07'S1" W 497.94 - Drainage & Utility 777 e" Easementover O entire Outlet OUTLOT H O UTLOT D ti^ Drainage &Utility pUTLOT G Easement over c� sM entire Outlet soo oo ze e.ee.zs � ,a6wo.s�wa�E�EEN,OoU TBL80 T E = 3m Drainage & Utility U L Easementover LOT I entire Outlet �� o` BLOCK 2 w m 0 m - / D 00'o1'ri w56030 '^m o'o�ri E .2 NN-1IC r—.16 ew S - oe. S �rv[T5'1" N.a aooc; - Q �a nzn - L€N�7F4 °u soo°o7si w 733 sT j-btih J- Noo oznE 7"S 6N oo ozn Ezeasz rym// 9 go �ap,°i- hb�00.yti - h O U T L O T BV� — -(Drainage&Utility my �' O U T L O T A J li �ti g '�/ - Easement over E Drainage &Utility entire Outlet C) a a .z � �� p g pan qo LL r- zz000E Ih v - Easement over ��r kw LOT 2 0 _ 13° v _ entire Outlet O U T L O T I-, - w B L O C EOT i EOT i K 2 W 3 - h� lil��m- h s � BLOCK 3 ✓' BLOCK 1 � g 3osss�a -6�3 E oasN000�s3 E o —a�oa E 0 < r _4'9 va z n zzo9z �' 000,s w z ss o2o ages rwEa=eme _ 90 oo�s� wz s4.4s� oo'N1 n w zs,.4_ 9a.4s ao,.�EwE..,a.--------------- - - - - - - JAMAICA ��AVbNUb SOUTH z N 00°07'51' E 2012.34 z s w ao N. 11,0 soo oz si wzmz3n .. .. - eEe NNNa =6a..s - - - - - - - - - rYss.sss soo'ozn w z2133i Noose E z2e33s (Pan T / / -__ soo ooE 00 ,_ �.... .. , 111�zR'Nv .xww, .oaNza o..x,n..x E a�E v =o..x E w,,, RONMON-IN. sawmoN.111 roowGkz1n6 Eo.as) ,oeN—Ea. oNz-111 ,IEwIII I 11-NI ME. SHFFT 2 OF 2 SHFFTS