HomeMy WebLinkAbout2023-12-18 PLANNING COMMISSION MEETING PACKET
COTTAGE GROVE PLANNING COMMISSION December 18, 2023
- 7:00 PM
1. Call to Order
2. Roll Call
3. Approval of Agenda
4. Open Forum
5. Chair's Explanation of Hearing Process
6. Public Hearings and Applications
6.1 Lumbermen's Outdoor Storage - Case CUP2023-021
Discussion: Lumbermen's Inc., with approval from Northpoint Development,
has applied for a Conditional Use Permit to allow for the outdoor storage of
materials incidental to the principal use at 7601 100th Street South. The
materials will be fully screened by a 6-foot tall privacy fence that will enclose
25,000 square feet of the southwest parking area to be used for material
storage.
6.2 Roers Companies Apartments - Cases PP2023-020, SP2023-020, PUD2023-
020
Discussion: Roers Companies has applied for a Preliminary Plat, Site Plan
Review, and Planned Unit Development (PUD) for a proposed 144-unit mixed-
income apartment building to be located at 6850 East Point Douglas Road
South.
7. Approval of Planning Commission Minutes
7.1 Approval of Planning Commission Minutes of October 23, 2023
8. Reports
8.1 Recap of November and December 2023 City Council Meetings
8.2 Response to Planning Commission Inquiries
8.3 Planning Commission Requests
9. Adjournment
1
STAFF REPORT CASE: CUP2023-021
ITEM: 6.1
PUBLIC MEETING DATE: 12/18/23 TENTATIVE COUNCIL REVIEW DATE: 1/17/24
APPLICATION
APPLICANT: Lumbermens, Inc.
REQUEST: A conditional use permit to allow for 25,000 square feet of outdoor
storage of materials in the southwest semi-trailer parking area.
SITE DATA
LOCATION: 7601 100th Street South
ZONING: I-1, General Industrial
GUIDED LAND USE: Industrial
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Residential Low Density Residential
EAST: Industrial Industrial
SOUTH: Agricultural Industrial
WEST: Agricultural Industrial
SIZE: 25,000 square feet
DENSITY: N/A
RECOMMENDATION
Approval, subject to the conditions stipulated in this staff report.
COTTAGE GROVE PLANNING DIVISION
Planning Staff Contact: Conner Jakes, Associate Planner; 651-458-2868; cjakes@cottagegrovemn.gov
Application Accepted: 11/22/2023 60-Day Review Deadline: 1/21/2024
City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016
Planning Staff Report
Outdoor Storage
Planning Case No. CUP2023-021
December 18, 2023
Proposal
approval from Northpoint Development (Property Owner), has
submitted an application for a Conditional Use Permit (CUP) to allow for the outdoor storage of
materials incidental to the principal use at 7601 100th Street South. The materials will be fully
screened by a 6-foot tall privacy fence that will enclose 25,000 square feet of the southwest
parking area to be used for material storage.
Site Location
Review Schedule
Application Received: November 22, 2023
Application Accepted: November 22, 2023
Planning Commission Meeting: December 18, 2023
Tentative City Council Meeting: January 17, 2024
60-Day Review Deadline: January 21, 2024
Planning Commission Staff Report
Planning Case No. CUP2023-021
December 18, 2023
Page 2 of 6
Background
The subject site is located within the Master Site Plan for the Cottage Grove Logistics Park, which
was approved by the City Council at their December 8, 2021, meeting and included approximately
252 total acres of land. In 2022, NorthPoint Development submitted an application for a Site Plan
Review that was approved for the Phase 1 development, which allowed for the construction of
two buildings (approximately 700,000 square feet) for warehouse, manufacturing, distribution, and
office space.
The Applicant, , is a building materials distributor that is headquartered in
Grand Rapids, Michigan, and is working with the Property Owner to occupy the western portion
of the available tenant space at 7601 100th Street South. The Applicant is proposing to utilize the
tenant space (approximately 89,000 square feet) for material storage. In addition to the interior
space, the Applicant is proposing to fence in an exterior area (approximately 25,000 square feet)
for the outdoor storage of materials. The range of materials to be stored in the exterior area
includes composite and PVC decking, engineered wood siding and trim, PVC trim, asphalt
shingles, and various exterior sheathing products.
Planning Considerations
Land Use and Zoning
The subject site is currently zoned I-1, General Industrial, and is guided as Industrial in the 2040
Comprehensive Plan. The proposed use of the property is consistent with permitted and
conditional uses allowed within this zoning district.
Conditional Use Permit
City Code Title 11-9-2 requires a CUP for any outdoor storage areas incidental to the principal
use exceeding 5,000 square feet and that the area be fully screened. The Applicant is proposing
to construct a 6-foot tall privacy fence to enclose approximately 25,000 square feet of the
southwest parking area to be used for outdoor storage. The criteria for issuance of a CUP are as
follows:
1. Compliance with and effect upon the Comprehensive Plan, including public facilities and
capital improvement plans.
2. The establishment, maintenance, or operation of the conditional use will promote and
enhance the general public welfare and will not be detrimental to or endanger the public
health, safety, morals, or comfort.
3. The conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and
impair property values within the neighborhood.
4. The establishment of the conditional use will not impede the normal and orderly
development and improvement of surrounding property for uses permitted in the district.
5. Adequate public facilities and services are available or can be reasonably provided to
accommodate the use which is proposed.
Planning Commission Staff Report
Planning Case No. CUP2023-021
December 18, 2023
Page 3 of 6
6. The conditional use shall, in all other respects, conform to the applicable regulations of
the district in which it is located.
7. The conditional use complies with the general and specific performance standards as
specified by the Zoning Code.
Upon review, the proposal meets the forementioned criteria.
Fence Detail
The Applicant is proposing to erect a 6-foot tall cedar plank fence to enclose approximately 25,000
square feet of space to be used for the outdoor storage of materials that are incidental to the
principal use. City Code Title 11-3-6 allows for fences in industrial districts to be a maximum of 10
feet in height. The fence is proposed to be constructed in the southwest corner of the site with
two gates that allow for access to the storage area. Both gates open to the north, with one gate
proposed to be located on the west side of the storage area and one gate proposed to be located
on the east side. The fence as constructed may not impede on the approved drainage patterns
within the site, and the storm sewer infrastructure within the enclosure must be protected from
any stored materials washing into the storm sewer system.
Site Plan
The fence will be stained to compliment and be similar in color to the existing architecture and
site. A condition of approval will require that the exterior storage of materials not be permitted
outside of the approved area, that no materials be visible from public view, and that no materials
exceed the height of the fence. In addition, a condition will also require that the exterior surface
of the fence be maintained in sound and good condition, and that exterior wood surfaces shall be
protected from the elements and decay by paint or other treatment.
Planning Commission Staff Report
Planning Case No. CUP2023-021
December 18, 2023
Page 4 of 6
Proposed Fence Detail
Visual Rendering from Interior Southwest of Site
Parking
Parking requirements for Phase 1 of the Cottage Grove Logistics Park were satisfied at the time
of Site Plan Review approval by the City Council at their April 6, 2022, meeting. For the subject
building site, the Property Owner proposed 306 total parking stalls when 141 parking stalls were
required. The proposed fence encloses 33 semi-trailer parking stalls that will be unavailable for
trailer storage due to being used for material storage. The Applicant has indicated that the stalls
are not necessary for site operations and the provided onsite parking is sufficient for the proposed
use. Truck and/or truck and trailer parking and idling within the right-of-way of 100th Street, 105th
Street, and Ideal Avenue is prohibited per Condition 15 of Resolution 2021-166. The proposed
tenant space and use meets current parking requirements as the Property Owner intends to
allocate 150 parking spaces to the Applicant. City Code Title 11-3-4 states one parking space is
required for 250 square feet of office and one parking space is required for 2,000 square feet of
storage. The tenant space consists of approximately 2,605 square feet of office space and 87,154
square feet of storage space.
Proposed Use Square Footage Parking Spaces Required
Office 2,605 13
Storage 87,154 44
Planning Commission Staff Report
Planning Case No. CUP2023-021
December 18, 2023
Page 5 of 6
Public Hearing Notices
The public hearing notice for the December 18, 2023, Planning Commission meeting was
published in the Saint Paul Pioneer Press and mailed on December 6, 2023, to 65 property owners
that are within 500 feet of the proposed project. Staff has not received any comments at the time
of writing this report.
Recommendation
That the Planning Commission recommend that the City Council approve a Conditional Use
Permit to allow for outdoor material storage incidental to the principal use at 7601 100th Street
South, subject to the following conditions:
1. All applicable permits (i.e., building, electrical, grading, mechanical) must be completed,
submitted, and approved by the City prior to the commencement of any construction
activities.
2. The exterior surface of the fence shall be maintained in sound and good condition. Exterior
wood surfaces shall be protected from the elements and decay by paint or other treatment.
Peeling, flaking, chipped, or fading paint and/or stain shall be eliminated and surfaces
repainted/re-stained.
3. The exterior surface of the fence shall complement and be similar in color to the principal
structure and site.
4. The fence shall be 100 percent opaque with boards, if applicable, abutting each other
without any gaps.
5. The fence shall not impede drainage patterns as they have been proposed and approved
as part of the original site development, unless otherwise approved by the City Engineer.
6. Signage is not permitted on the fence.
7. Exterior storage of materials shall not be permitted outside of the approved area. Material
storage shall not be visible from public view and shall not exceed the height of the fence.
8. The placement, movement, and/or stockpiling of materials in the approved exterior storage
area shall be limited to 6:30 a.m. to 7:30 p.m.
9. No liquids or hazardous substances shall be stockpiled within the enclosed outdoor storage
area.
10. The storm sewer infrastructure encompassed within the enclosure shall be protected from
stored materials being washed into the storm sewer system. Inspections should be
completed by property owner/tenant to ensure stored materials and packaging are in sound
condition and will not wash into the storm sewer system.
11. The standard City and State noise rules shall be applicable to the outdoor storage area. If
the City receives complaints related to noise, the property owner shall bring the noise
onsite into compliance upon notification by the City.
Planning Commission Staff Report
Planning Case No. CUP2023-021
December 18, 2023
Page 6 of 6
12. Any substantial changes to the fence (i.e., height, material, etc.) shall be reviewed and
approved by planning staff prior to the commencement of any onsite construction. Fences
exceeding 7 feet in height require a building permit per State Building Code. If the proposed
changes substantially alter site operations, planning staff may refer the proposal to the
Planning Commission and City Council for review.
13. If the approved outdoor storage area is unused for material storage for a period of 12
months or more, the fence shall be removed upon notification by the City.
14. Repeat violations related to exterior storage outside of the approved areas, noise,
unsightliness, or permit criteria will require additional review of the CUP by the City Council,
with possible revocation of the CUP as a remedy.
Prepared by
Conner Jakes
Associate Planner
Attachments
A.Applicant & Property Owner Narrative
B.Site Plan
C. Rendering Interior Southwest of Site
D. Proposed Fence Detail
November 22, 2023
RE: Conditional Use Permit Application
Description of Proposal:
Logistics Park, securing space within the smaller of the two existing buildings situated in the
permit to enable outdoor storage encompassing an area of approximately 25,000 square feet.
In delineating the designated outdoor storage space, our proposed fencing solution involves the
use of cedar fencing, as depicted in the accompanying rendering. This choice of fencing is
preferred for its durability and ease of maintenance. The slats of the cedar fence will be
strategically designed to provide screening for the stored products, with a height exceeding that
of the stored items. The range of products to be stored includes composite and PVC decking,
engineered wood siding and trim, PVC trim, asphalt shingles, and various exterior sheathing
products.
Sincerely,
Ryan Zickel
Development Manager
NorthPoint Development
12977 North Outer Forty, Suite 203
St. Louis, MO 63141
cc: Steve Peterson
Northpoint Development | 3315 N. Oak Trafficway, Kansas City, MO 64116 | 816.888.7380
QSPQFSUZ!MJOF
STAFF REPORT CASE: PP23-020, SP23-020, PUD23-020
ITEM: 6.2
PUBLIC MEETING DATE: 12/18/23 TENTATIVE COUNCIL REVIEW DATE: 1/17/24
APPLICATION
APPLICANT: Roers Companies
REQUEST: A Preliminary Plat, Site Plan Review, and Planned Unit Development
(PUD) for a proposed 144-unit mixed-income apartment building.
SITE DATA
LOCATION: 6850 East Point Douglas Road South
ZONING: MU, Mixed Use
GUIDED LAND USE: Mixed Use
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Open Space Parks/Open Space
EAST: Apartments High Density Residential
SOUTH: Highway 61 Highway 61
WEST: Highway 61 Highway 61
SIZE: 3.88 Acres; 144-Unit Building
DENSITY: 37 Units Per Acre
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: 11/16/2023 60-Day Review Deadline: 1/15/2023
City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016
Planning Staff Report
Roers Companies Cottage Grove Multi-Family
Preliminary Plat, Site Plan Review, and Planned Unit Development
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Proposal
Roers Companies has submitted a planning application for a Preliminary Plat, Site Plan Review,
and Planned Unit Development (PUD), for a proposed 144-unit mixed income apartment building to
be located at 6850 East Point Douglas Road.
Location Map
Review Schedule
Application Received: November 16, 2023
Application Accepted: November 16, 2023
Planning Commission Meeting: December 18, 2023
Tentative City Council Meeting: January 17, 2024
120-Day Review Deadline: March 15, 2024
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 2 of 15
Background
The subject site consists of two remaining vacant parcels and three outlots from
Southpoint Ridge plat that was approved in 2007. The site was previously zoned B-1 and was
included in the Southpoint Ridge Planned Development Overlay District (PDO). However, this
zoning was inconsistent with the 2040 Comprehensive Plan and as
part of the 2022 Zoning Code update, the PDO/PUD overlay districts were removed from the
code, and the site was rezoned to Mixed Use. The site has had previous development proposals
over the years; however, given the challenges to the site, none of them have come to fruition.
Site Conditions
The site is generally flat through the middle but increases in elevation on the northern sections of
an existing stormwater pond that was constructed for future development of the subject parcels
(Lots 3 and 4). Outlot A is a wooded hillside that was deeded to the city as undevelopable land.
The developer, at the time of platting and deeding of the outlot, did not receive any credit for park
land dedication for Outlot A. As part of the approval process in 2006, a trail easement was estab-
lished on the southeastern border of the property to provide access from East Point Douglas Road
gravel walking surface that leads
from East Point Douglas Road to a natural trail through Outlot A that proceeds up the hillside to
The subject site is significantly encumbered by a Flint Hills Resources oil pipeline easement that
runs through the middle of the site. Flint Hills Resources limits what kind of construction and
grading can occur within their easement; therefore, the Applicant has been working with the pipe-
line owner to ensure compliance with their standards and regulations. As a condition of approval,
the Applicant shall provide written approvals from the pipeline owner permitting grading and con-
struction within the easement.
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 3 of 15
Planning Considerations
Use
The Applicant is proposing a mixed-income apartment building consisting of 144 units. The pro-
posed apartment will include 20 percent, or 29 units, being reserved for persons with incomes at
50 percent of the area median income (AMI) or $43,500 annually. The Department of Housing
and Urban Development (HUD) sets income limits that determine eligibility for assisted housing
programs. The remainder of the units would be set at or near market rate.
2023 Income limits by household size: Washington County
AMI 1 Persons Family (4 Persons)
50% $43,500 $62,100
2023 HUD maximum gross rents by bedroom size: Washington County
AMI 1 Bedroom 3 Bedroom
50% $1,087 $1,615
There is a high demand for the proposed affordable housing provided by the project due to a
limited availability of deep affordability in the area. The unit types proposed include studios to
three bedrooms. The location is ideally situated for the planned affordable project given its prox-
imity to the following:
Gateway North Shopping Center (grocery, restaurant, services, etc.)
Park Grove Library
Camels Hump Park
Access to transit options
The proposed amenities include a fitness center, game room, community room, heated garage,
and bike repair station, and all units will include market rate finishes. The proposed development
will also include a large outdoor amenity courtyard with a patio, grilling stations, firepit lounge, dog
run/wash station, playground/tot lot, and open outdoor lawn for activities.
Exterior Amenities
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 4 of 15
Comprehensive Plan
As part of the comprehensive planning process, state law requires cities in the seven-county
metropolitan area to include standards, plans, and programs for providing adequate housing op-
portunities to meet existing and projected local and regional housing needs. One of the primary
goals in the Cottage Grove 2040 Comprehensive Plan is to provide a diverse mix of housing types
that are needed to serve all income levels and stages in the life cycle. The proposed development
fulfils this goal as it provides a deeply affordable housing option for the community. The proposed
project also meets the following additional goals and policies found in the Comprehensive Plan.
The proposed development provides residential housing near economic centers.
The proposed development provides opportunities for alternative housing types that increase
density and is responsive to the site and surrounding areas.
Encourage the infilling of housing in urban areas that make more efficient use of existing
infrastructure.
Provide opportunities for alternative housing types and patterns, such as planned unit devel-
opments, mixed-uses, and other techniques that reduce development costs, increase density,
and achieve projects that are flexible and responsive to the site and surroundings.
The proposed project assists the city in meeting its Metropolitan Council goal of providing 221
new affordable units at 50 percent AMI.
Land Use and Zoning
The 2040 Comprehensive Plan Land Use Plan guides the subject site as Mixed Use. The permit-
ted density in this district is 20 to 40 units per acre. The proposed density of the project is in
conformance with the district standard with 37 units per acre. The subject site is zoned Mixed
Use, and apartment buildings are permitted uses in the district.
Preliminary Plat
The submitted preliminary plat proposes two lots and three outlots totaling 3.88 acres. The City is
proposing to deed the stormwater pond in Outlots C and D to the Applicant as they were con-
structed to support stormwater management at time of development of the subject site. Outlot A
was deeded to the City as an unbuildable outlot and was not credited as parkland dedication. The
Applicant is proposing to acquire Outlot A from the City due to lot constraints previously men-
tioned. The additional land allows the Applicant to take advantage of the increased elevation by
constructing the building into the hillside as shown below. Staff is agreeable to the land sale pro-
vided the Applicant preserves a significant number of trees located on the outlot and that the
existing trail easement and associated natural trail corridor remain while a portion of the existing
trail segment along the eastern property line is upgraded to a concrete sidewalk. A portion of the
existing trail corridor must be rerouted by the Applicant around the proposed improvements.
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 5 of 15
Preliminary Plat
Planned Unit Development
The Planned Unit Development (PUD) is a zoning tool that provides additional flexibility for devel-
opment that an underlying zoning district would not otherwise allow. For example, a PUD may
make exceptions to setbacks, parking requirements, building materials, etc. Due to site con-
straints, including the pipeline easement and topography, the Applicant is proposing building
height, architectural materials, parking ratio, and landscaping flexibility. In return for the flexibility,
the Applicant will use a significant amount of stone, a Class I material, on the most visible sections
of the building, upgrading the natural trail section along the eastern property line to a concrete
sidewalk and will be preserving a substantial number of existing qualifying trees. Additionally, the
use of a PUD allows the Applicant the opportunity to provide deeply affordable housing units for
the community. The proposed development meets or exceeds all other zoning code requirements.
Site Plan Review
The Applicant is proposing to construct a six (6) story apartment building that meets the majority
of the minimum zoning district standards as shown below:
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 6 of 15
Lot Development Performance Standards
Parking and Site Access
The Applicant is proposing two accesses to the site from the cul-de-sac on East Point Douglas
Road. The proposed eastern access will provide access to the underground parking and the west-
ern access provides access to surface and additional underground parking. City Code requires a
minimum of 1.6 spaces per unit for apartment buildings or a total of 230 parking spaces for the
proposed 144 dwelling units. The Applicant is requesting flexibility to reduce the number of parking
stalls onsite to 1.5 spaces per unit or 216 stalls via the PUD, a reduction of 14 parking stalls from
the required parking. The submitted site plan shows 82 surface parking stalls and 134 garage
parking stalls. The Applicant owns and manages several other apartment complexes with parking
at 1.5 stalls per unit and has not received any parking concerns or complaints. The proposed
reduction in the required parking ratio is similar to the Legends of Cottage Grove.
Traffic
With all the recent developments occurring along Hardwood Avenue (Aurilla Apartments, The
View Apartments, Pizza Ranch, Chase Bank, and O2B Kids Daycare), concerns regarding traffic
impacts along the corridor have been raised. The Applicant hired a consultant to review the pro-
posed project and provide data regarding the proposed trip generation from the 144-unit apart-
ment project (Attachment C). Within the analysis, based on the ITE Trip Generation Manual, 11th
Edition, it is estimated that this proposed project would generate around 654 daily trips.
engineering consultant, Bolton & Menk, also reviewed the proposed traffic impacts from the pro-
ject and provided an addendum to a previously completed traffic study. The traffic study originated
from earlier development along the Hardwood Avenue corridor and took into account development
along East Point Douglas Road. As the proposed development does include more units than orig-
inally anticipated, the addendum reviews and updates the forecasted traffic and contemplates
potential improvements in the surrounding area (Attachment D).
The addendum reviewed the capacity of both East Point Douglas Road and Hardwood Avenue
and found both roadways have sufficient capacity to handle the additional trips proposed. The
amendment shows the current daily traffic volume on East Point Douglas Road is approximately
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 7 of 15
1,100 vehicles per day, and is anticipated to increase to 1,750 vehicles per day with the proposed
development. The current design capacity of East Point Douglas Road in this area is approxi-
mately 2,000 to 5,000 per day; therefore, no additional improvements to East Point Douglas Road
are warranted with this proposed development project. Additionally, the study looked at the inter-
section of Hardwood Avenue and East Point Douglas Road and upon review, the additional trips
generated by the proposed 144-unit building do not meet the warrants for an all-way stop control
at this intersection at this time. The intersection could experience additional queuing during peak
hours; however, the roadway is currently designed to accommodate the additional queuing.
As with all areas of the community experiencing additional growth, staff continues to evaluate and
analyze intersections and roadway corridors to ensure any required upgrades or improvements
-year Capital Improvement Plan (CIP) for implementation
as necessary.
Site Lighting
The Applicant has submitted a lighting plan that identifies pole heights and lumen levels through-
out the site. The submitted photometric plan proposes five parking lot lights that are LED and 20
feet in height and ten bollard lights that are 5 feet in height. Per City Code, any lighting shall be
directed away from any adjoining residential property or from the public streets and be compatible
with adjacent lighting in adjoining districts. The Applicant has submitted a photometric plan that is
consistent with City Code. The Applicant is proposing zero-foot candles along the shared property
line with White Pines Senior Living Development.
Tree Preservation and Mitigation
City code requires mitigation if more than 40 percent of the existing qualifying trees onsite are
removed as part of the development process. The majority of the trees being removed are volun-
teer trees that have grown onsite since the site was graded for development in 2007. In addition,
the Applicant has agreed to preserve 440.5 caliper inches of qualifying trees in the northwest
section of Outlot A and shown in green below.
Tree Removal and Preservation
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 8 of 15
Landscaping
The Applicant has submitted a detailed landscaping plan. The Zoning Code requires that a
minimum number of trees and shrubs be provided based on the gross square footage of the
subject property. The minimum landscaping requirements are shown in the table below.
Landscaping Plan
Due to site constraints, the Applicant is unable to plant the required amount of overstory and
coniferous trees in a practical way without overcrowding; however, the Applicant is proposing to
plant over 400 shrubs where City Code requires 94. The majority of shrub plantings are shown in
the parking lot islands and along the building perimeter satisfying additional landscape ordinance
requirements. The proposed parking lot exceeds the required 8 percent landscaped islands. The
Applicant's landscape architect is reviewing the plans to see if additional trees can be practically
added to the site. As a condition of approval, planning staff shall review and approve a final land-
scaping plan prior to the issuance of a building permit.
Architecture
The subject site is highly visible from Highway 61; therefore, the Applicant is committed to creating
an architecturally prominent building since the site is located at the gateway into the community.
The Applicant has provided architectural plans showing columns of stone accents to create a
visually attractive building and gateway feel as you enter the community. The Applicant is also
proposing to use additional high quality, durable materials such as architectural block and cement
lap siding.
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 9 of 15
Northwest Rendering
Southeast Rendering
requires an apartment to utilize three Class I materials as outlined in the
-
rials include the following:
Class 1
Fired clay face brick.
Natural stone, synthetic or cultured stone.
Transparent glass, opaque or mirror window panels.
Class 2
Concrete brick
Masonry stucco/synthetic stucco.
Specialty concrete block such as textured, burnished block or rock faced block.
Tile
The Applicant is requesting to use 57 percent class one and two materials. The remainder of the
building includes 53 percent class three materials. The Applicant has proposed exterior materials
that align with previously approved and constructed apartment projects in the community.
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 10 of 15
Legends of
Proposal
Class 1
Cottage Grove
Stone 17% 12%
Glass 30% 22%
Class 2
Specialty Block 10% 2%
Class 3
Fiber Cement Side 53% 64%
Section 11-1-The vertical distance from the average
elevation of the adjoining ground level, or the established grade adjacent to the building, which-
The maximum permitted height in the Mixed-Use District is
55 feet. The proposed building has an average height of 67 feet largely due to the western eleva-
tion of the building adjacent to Highway 61 as shown below and the construction of the building
into the existing hillside.
Western Elevation
The proposed height of the building would generally be similar to the west side of the Legends of
Cottage Grove adjacent to Highway 61, which is 73 feet in height to the top of the gabled roof.
Legends of Cottage Grove West Elevation Heights
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 11 of 15
The proposed building is shaped like a horseshoe and the inside area is where the outdoor amen-
ities are located (patio, playground and dog run). This design choice was made intentionally to be
cognizant of the assisted living facility located adjacent to the site, keeping the activity areas
screened by the building to reduce impacts to the surrounding uses.
Sidewalk and Trails
An existing unpaved natural trail runs the length of the east side of the parcel to Camels Hump
Park. The Applicant, as part of the development project, will be constructing a six-foot wide con-
crete sidewalk along the eastern side of the property until edge of woods where it will turn into a
natural trail up to Camels Hump Park. The Applicant on the final plat shall place an easement
over the trail corridor and enter into a Trail Maintenance Agreement with the City. The submitted
plans show an internal sidewalk system that connects to the existing sidewalk on East Point
Douglas Road.
Pedestrian Plan
Park Land and Open Space
A minimum of 10 percent of the developable land area shall be required to provide residents with
public recreation facilities, including parks and open spaces, as a part of development projects
per City Code Title 10-4-
area for future park and open space; therefore, no park dedication land is required. The Applicant
would be required to pay a park dedication fee in lieu of dedicated lands for open space.
Utilities
The subject property is located within the Metropolitan Urban Service Area (MUSA). The devel-
opment is planned to connect to available sanitary sewer and watermain stubs located within East
Point Douglas Road.
Grading and Stormwater
The site grading for the project is proposed to meet the requirements established by the State,
torm-
water management plan calls for the construction of private storm sewer and a pond with a filtra-
tion bench to meet all stormwater rules. The pond and filtration bench will be privately owned and
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 12 of 15
maintained; therefore, a private maintenance agreement will be required to be executed and
recorded with the property. Stormwater runoff from the site will discharge into MnDOT right-of-
way, on the northwest section of the site, and the rest will flow into an existing city storm sewer in
southwest area of the site.
Neighborhood Meeting
On November 14, 2023, Roers Companies held a neighborhood meeting at the Legends of
Cottage Grove with 33 residents in attendance. Residents asked general questions about the
Roers site selection process, construction timing, anticipated rents, and traffic noise; however,
the primary concerns were related to anticipated increase in traffic on East Point Douglas Road
and Hardwood Avenue. In discussion following the neighborhood meeting, the Applicant has in-
dicated that they will work with the adjacent property owners to hold informational meetings during
the construction process with the residents of the Legends of Cottage Grove and/or White Pines
Assisted Living to provide them with construction process updates.
Public Hearing Notices
Notices announcing this public hearing were published in the St. Paul Pioneer Press and mailed
to four property owners within 500 feet of the proposed development property on December 6,
2023. Staff have not received any inquiries prior to writing this report.
Recommendation
That the Planning Commission recommend that the City Council approve the Preliminary Plat,
Site Plan Review, and Planned Unit Development for a 144-unit, six-story mixed-income multi-
family apartment building located at 6850 East Point Douglas Road, subject to the following
conditions:
General Development
1. The project shall be completed in accordance with the plans submitted and as amended
by the conditions of approval. Any significant changes to the plans, as determined by the
planning staff, shall require review and approval by the Planning Commission and City
Council.
2. Prior to the issuance of a building permit, the Applicant shall incorporate the recommenda-
tions, requirements, and evaluations noted in the Bolton & Menk memorandum dated
December 8, 2023, and subject to modifications that are agreed to by the City Engineer.
All comments shall be adopted herein by reference.
3. Planned Unit Development and Site Plan Review approvals shall expire one year from the
date of City Council approval unless a building permit has been requested or a time exten-
sion has been granted by the City Council. The City Council may extend the expiration date
of such approval upon written application by the person to whom the approval was granted.
4. The Applicant receives appropriate permits or approvals from other regulatory agencies
including, but not limited to: Minnesota Department of Transportation, Minnesota Depart-
ment of Health, Minnesota Department of Natural Resources, and Minnesota Pollution
Control Agency.
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 13 of 15
5. Signage is not approved as part of this application. All signage shall meet the requirements
of the sign ordinance, including a monument sign with a base wrapped in the similar mate-
rials as found on the principal structure, per the City Code.
6. Prior to the release of the final plat, the Applicant shall enter into a private stormwater
maintenance agreement with the City for the ownership and maintenance of the private
storm sewer, pond and filtration bench.
7. Prior to the release of the final plat, the Applicant shall enter into a trail maintenance agree-
ment with the City for the proposed sidewalk trail access along the eastern perimeter of
the property.
Platting, Land Dedication, and Easements
8. The Applicant is responsible for providing all necessary easements on the final plat includ-
ing but not limited to trail, pipeline access and conservation. The Applicant is responsible
for any costs associated.
9. The Applicant must place iron monuments at all lot and block corners and at all other angle
points on property lines. Iron monuments must be placed after all site and right-of-way
grading has been completed in order to preserve the lot markers for future property owners.
10. Prior to the issuance of a building permit the final plat shall be recorded with the
Washing
11. The approvals for Site Plan Review, Planned Unit Development, Preliminary and Final Plat
are contingent on the sale of Outlot A and deeding of O
Southpoint Ridge addition from the City to the Applicant.
12. Prior to the release of the final plat the applicant shall pay park dedication per unit in lieu
of land dedication.
Performance Standards
13. All site lighting must meet City Code requirements. All light fixtures must be downward
directed with flush lenses. In addition, any lighting under canopies (building entries) shall
be recessed and use a flush lens. The specifications of all light fixtures must be provided
with the application for a building permit. The light poles and fixtures shall be consistent in
design and color with the development. Light shields shall be used on lighting fixtures
adjacent to 6900 East Point Douglas Road South.
14. All mechanical units shall be screened as required in Title 11-3-9 di-
nance. All mechanical equipment screening shall be consistent with the principal building
architecture and must comply with City ordinance regulations and be reviewed and ap-
proved by the Community Development Department prior to the issuance of a building
permit.
15. Rubbish, garbage, and recycling containers shall be stored indoors unless pickup is
occurring.
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 14 of 15
16. No exterior storage shall be permitted.
17. Prior to the issuance of a building permit, the applicant shall provide an exterior material
sample board.
18. Prior to the issuance of a building permit planning staff shall approve all site fencing
materials.
Construction and Grading
19. All grading, drainage, erosion control, and utilities must conform to the final plans approved
by the City Engineer.
20. Prior to the issuance of a grading permit the Applicant shall provide written approvals from
the pipeline owner permitting grading and construction within the easement.
21. Prior to the issuance of a grading permit the Applicant shall address any comments
provided from the Minnesota Department of Transportation.
22. A grading permit and financial security are required prior to grading activity related to the
project.
Landscaping
23. Irrigation shall be provided for all sodded and mulched landscaped areas. The irrigation
system shall consist of an underground sprinkling system that is designed by a professional
vegetation. The sys-
tem shall be detailed on the final landscape plan.
24. All areas of the site, where practical, shall be sodded and maintained. The development
shall mow and maintain all site boulevards to the curb line of the public streets.
25. Prior to the issuance of a building permit, the applicant shall submit a letter of credit in the
amount of 150 percent of the landscape estimate shall be submitted to the City as required
by City ordinance. The financial guarantee shall auto renew annually from the date of
installation to ensure the installation, survival, and re-placement of the landscaping
improvements.
26. Prior to the issuance of a building permit, planning staff and the City Forester shall review
and approve a final landscaping plan in writing.
Onsite Infrastructure Improvements
27. The Applicant is responsible for all street maintenance; upkeep, and repair of curbs, boule-
vards, and sod. The Applicant hereby agrees to indemnify and hold the City harmless from
any and all claims for damages of any nature whatsoever arising out of Applicant
omissions in performing the obligations imposed upon Applicant by this paragraph.
28. Applicant will be required to conduct all major activities to construct the improvements
during the following hours of operation:
Planning Commission Staff Report Roers Companies Cottage Grove Multi-Family
Planning Case No. PP/SP/PUD2023-020
December 18, 2023
Page 15 of 15
Monday through Friday 7:00 A.M. to 7:00 P.M.
Saturday (requires 48-hour notice) 9:00 A.M. to 7:00 P.M.
Sunday Not Allowed
This does not apply to activities that are required on a 24-hour basis such as dewatering
or bypass pumping, etc. Any deviations from the above hours are subject to approval by
the City.
29. The Applicant shall within 24 hours, or more often if required by the City Engineer, clear
from the public streets and property any soil, earth, or debris resulting from construction
work by the Applicant or its agents or assigns. All debris, including brush, vegetation, trees,
and demolition materials, shall be properly disposed of off-site; burying construction debris,
trees, and other vegetation is prohibited. Burning of trees and structures is prohibited,
except for fire training only.
30. The Applicant grants the City, its agents, employees, officers, and contractors permission
to enter the site to perform all necessary inspections during grading and construction
activities.
31. The Applicant must provide the City with an as-built survey of all private and public utilities
and grading plan prior to issuance of the certificate of occupancy.
32. Adequate dumpsters must be on site during construction. When the dumpsters are full,
they must be emptied immediately or replaced with an empty dumpster. The builder is
responsible for cleaning up debris onsite and on adjacent properties.
33. Construction parking on East Point Douglas Road is prohibited.
Prepared by:
Mike Mrosla
Senior Planner
Attachments:
A.Civil Plans
B.Architectural Plans
C. Applicants Traffic Study Memo dated October 30, 2023
D. Bolton & Menk Traffic Study Amendment Summary dated December 6, 2023
E.Engineering Review Memorandum dated December 8, 2023
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Scale: 1" = 30'
Date:10/16/2023
Cottage Grove Apartments
Checked By: Rick Roelofs
Designed By: K. Tomczak
Page 1 of 1
Max/Min13.80
Avg/Min3.88
Min0.5
Max6.9
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Avg1.94
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MH #121
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0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
B
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.22.31.10.20.10.30.00.00.00.00.00.00.00.00.00.00.0
B
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.33.27.72.61.67.01.10.10.00.10.10.00.00.00.00.00.00.0
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B
B
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BB
Calculation SummaryProject: CalculationsLabelParking Lot 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.80.20.28.19.51.60.52.81.31.50.09.71.20.10.00.0
MH #120
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.50.30.22.38.20.44.53.90.40.00.00.0
B
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.00.00.22.91.80.70.40.30.20.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.11.59.55.00.50.00.0
B
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.12.01.10.40.10.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.30.10.00.10.10.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.10.10.10.10.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.20.20.30.20.20.10.10.1
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0.00.00.00.00.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.10.20.40.63.60.70.80.80.60.40.20.1
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8
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P3
P1
12
0.00.00.10.10.10.20.61.01.82.93.12.01.20.80.50.40.30.30.20.10.10.10.00.30.40.60.91.31.82.64.46.33.71.20.50.20.1
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0.00.10.10.10.20.40.50.00.60.81.72.01.51.20.90.70.70.60.60.50.50.10.10.30.40.50.60.70.91.11.31.51.81.51.30.90.50.30.2
0.00.10.10.20.30.50.60.70.91.51.71.51.31.11.00.90.80.80.91.40.20.10.50.70.90.90.80.80.90.91.00.50.50.40.30.20.10.1
22
4
B
0.00.10.10.20.40.00.60.80.91.21.51.81.81.61.41.21.11.00.90.01.24.51.40.10.10.10.61.01.11.21.00.80.60.60.40.20.20.20.21.10.10.10.1
0.00.10.10.30.50.81.11.41.72.12.01.71.51.21.00.91.13.10.60.10.10.10.21.11.41.61.61.51.20.80.60.40.30.20.10.10.10.10.10.10.0
3
0.00.10.10.20.30.60.81.11.62.12.83.22.72.11.61.31.00.90.90.11.20.20.20.21.10.30.40.61.21.61.82.22.32.01.30.90.50.30.10.10.10.10.10.10.00.00.0
B
0.00.10.10.20.40.61.01.32.93.94.33.82.81.91.10.80.70.50.30.63.62.20.81.11.61.92.73.73.92.91.60.80.30.10.10.10.10.06.90.00.00.00.00.0
3
0.00.10.10.20.40.61.01.52.23.64.84.53.42.21.61.20.90.70.50.60.81.62.11.51.31.51.82.44.05.86.04.01.40.50.20.10.10.10.00.00.00.00.00.0
P2
2
P1
0.00.10.20.40.61.01.52.23.54.64.84.43.32.21.71.31.00.80.80.91.01.21.21.41.51.72.84.46.66.84.01.30.50.20.10.10.00.00.00.00.00.00.00.0
9
DescriptionPBL-60-14L-600-NW-G2-3-UNVOPF-S-A07-740-T4WOPF-S-A04-740-T5WOPF-S-A03-740-T3M
13
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as a construction document or as a final documentfor ordering product.
REPORT
To:Travis Fauchald, Senior Development Associate
Roers Companies
From:Matt Pacyna, PE, Principal
Transportation Collaborative & Consultants, LLC
Date:October 30, 2023
Subject:Cottage Grove Apartments Trip Generation Review
INTRODUCTION
The proposed Cottage Grove Apartments, located at 6850 E Point Douglas Road S, is planned to be a
144-unit marketrate apartmentbuilding. Theproposed development will include 71studio/1-bedroom,
512-bedroom, and 223-bedroom units. The approximate 3.8-acre site is adjacent to Highway 10 and
the White Pine SeniorLiving Facility, immediately west of the E Point Douglas Road S cul-de-sacwhich
will also provide access to the project.The site is currently vacant, although it is zoned Multi-Use (MU),
which is intended to provide flexibility to allow complementary uses that support one another, including
a combination of higher density residential, commercial servicesand retail, employment opportunities,
and transit. The followinginformation provides a trip generation estimate and comparison to alternative
land uses of the site.
TRIP GENERATION
The trip generation estimate for the proposed development was created using the ITE Trip Generation
Manual, 11th Edition and includes trips for typical weekday a.m. and p.m. peak hours, as well as daily.
The proposed development, as shown in Table 1, is expected to generate on average 53a.m. peak
hour, 56p.m. peak hour, and 654daily trips; the a.m.and p.m. peak hours typically represent 7:30 to
8:30 a.m. and 4:30 to 5:30 p.m. Table 1also include a comparison of alternative land usesfor the
proposed development site. The other potential land uses were estimated based on typical floor area
ratios for similar developments given the parcel area.
Table 1 Trip Generation Summary
AM PkHourPM PkHour
Parcel Dev.
Land Use Type (ITE Code)Daily
AreaSize
InOutInOut
Proposed Development
Multi-Family Housing (221)3.8acres144-units12413422654
Other Potential Uses
Senior Adult Housing(252)3.8 acres144-units10192016468
Office(710)3.8acres50,000 SF6791260542
Shopping Center (822)3.8acres35,000 SF50331151161,906
Grocery Store(850)3.8acres35,000 SF59411571563,284
| www.transportationcollaborative.com|
Cottage Grove Apartments Trip Generation Review October 30, 2023
Page 2
Depending on the land use, the project site has the potential to generate significantly more trips than
currently proposed. An average office land use would generate about 20% less daily trips, but
approximately 35% more peak hour trips as compared to the proposed development. A retail
development would generate at least three times (3x) more p.m. peak hour and daily trips and at least
50% more a.m. peak hour trips than the proposed development. A senior living facility would generate
approximately 30% less peak hour and daily trips than the proposed market-rate apartments. Therefore,
the proposed development is expected to generate trips at the lower end of potential land use types for
the site.
City of Cottage Grove
Planning Commission
October 23, 2023
The Regular Meeting of the Planning Commission was held at Cottage Grove City Hall, 12800
Ravine Parkway South, Cottage Grove, Minnesota, on Monday, October 23, 2023, in the Council
Chamber and telecast on Local Government Cable Channel 16.
Call to Order
Chair Frazier called the Planning Commission meeting to order at 7:00 p.m.
Roll Call
Members Present: Pradeep Bhat, Ken Brittain, Jessica Fisher, Evan Frazier, Eric Knable, Derek
Rasmussen, Emily Stephens
Members Absent: None
Staff Present: Emily Schmitz, Community Development Director; Amanda Meyer, City Engi-
neer; Crystal Raleigh, Assistant City Engineer; Tony Khambata, City Council
Liaison
Approval of Agenda
Brittain made a motion to approve the agenda. Fisher seconded. The motion was approved
unanimously (7-to-0 vote).
Open Forum
Frazier opened the Open Forum and asked if anyone wished to address the Planning Commission
on any non-agenda item.
Bonnie Matter, 6649 Inskip Avenue South, thanked commissioners for providing this forum, as
City staff, so thank you for providing that.
Bonnie stated in a very uncertain economic environment, there should be more attention paid to
cost control and savings. The City of Cottage Grove is continuing to plan more and bigger projects.
Many people think that with all the new commercial and residential development, the City has more
money to spend with this expanding tax base; this is not the case. With more development comes
the need for more infrastructure, more demands on finite resources like water, more streets, more
people and man hours to maintain, more pollution, and destruction of the land and wildlife habitats.
Older areas of the City require ongoing investment for upgrading and replacement of deteriorating
infrastructure. Due to poorly planned development, our schools need more, very costly buildings to
ifficult to
find people to provide services that are needed, like bus drivers and food service workers, to serve
our children. Our wells are overtaxed due to over development and, in some instances, wells are
even being shut down. There is no suitable transportation system available within the City to move
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 2 of 10
residents around efficiently. We have built lovely municipal buildings that are very costly to main-
tain. Residents are experiencing hits to their pocketbooks from multiple areas, increased property
alked it, too. So, we have experi-
enced some very unusual summers, a very unusual summer with extreme weather patterns across
the country, rising temperatures, wildfires, extreme storm patterns, drought, and yet there has been
no climate change plan put forward or even discussed for the City. So, this will be continued. Thank
you.
No one else spoke. Frazier closed the Open Forum.
Frazier explained the purpose of the Planning Commission, which serves in an advisory capacity
to the City Council, and that the City Council makes all final decisions. In addition, he explained the
process of conducting a public hearing and requested that any person wishing to speak should go
to the microphone and state their full name and address for the public record.
Public Hearings and Applications
6.1 CIP 2024-2028 Case CP2023-017
The City of Cottage Grove has applied for a Comprehensive Plan Amendment to amend the
Capital Improvement Program (CIP) for 2024-2028.
Raleigh summarized the staff report and recommended approval. She provided specific details
on these four CIP categories: Public Facilities, New Parks & Improvements, Street Projects,
and Utility Projects. Raleigh asked if there were any questions.
Bhat stated this is just for his reference, what do you mean when you say a development driven
project. Raleigh -
things like parks and Ravine Parkway for the future residents that move in there to use.
Rasmussen stated using the 80th Street project as reference, he thinks we had like a $10 million
budget, and at the bottom it said half of that, $5 million; is that maybe State grants or something.
Does that mean the cost is $15 million, or is it $10 million of the total project amount, with half
of it being funded through the State. Raleigh replied $10 million is the total project amount,
which she confirmed with Meyer, and $5 million is already paid for by grants; so, our portion will
be $5 million.
Frazier opened the public hearing.
Bonnie Matter, 6649 Inskip Avenue South, stated regarding the CIP, she has more questions
than she can cover in a three-
the Comprehensive Plan Amendment: W,
what do these words mean? Please be specific, walk us through it. It was pages long, it was
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 3 of 10
items amendments? In 2023, a decision was made to spend $14 million, unplanned, for a Utili-
programs in the past; what is getting cut in the future for these dollars? How much is the City
-
at will be an ongoing
re paid out of the Utility Fund, but
something else is not getting paid for because of it; these dollars were spent somewhere else,
what was cut to cover this expense? There are huge expenditures, and the $43 million really
that money come from, and what are the maintenance costs moving forward? It may be time
for a moratorium on spending until the City is caught up with some of these payments. The
payments rest on the backs of the City of Cottage Grove taxpayers in a dicey economic envi-
ronment. As stated earlier, residents are taking hits from multiple areas, I listed those. According
to this amended plan, it appears there will be multiple increases in resident user fees like 3
percent Stormwater Utility increase, 3 percent rate increase in Water Utilities, 5 percent rate
increase in Sanitary Sewer Utility, an 8 percent increase for Streetlights for 2024 and 3 percent
increases in later years. The Park Improvement Capital Project Fund: Perhaps the City needs
to cut the $3 million in park and playground renovations over the next five years until the City
can better handle these costs. Remove the 2026 tax levy for $190,000. The Park Trust Fund:
unsure how that ever got into anything; I don't know when that showed up. These things seem
to have a tendency to show up with residents unaware of what it is or how it will be paid for. The
future identified projects will bring the fund balance to a negative $3.9 million.
The time limit bell rang, and Bonnie asked if she may continue. Frazier asked her how much
, so he told
like this one? The levy will go from $300,000 to $350,000 annually, an increase of 16.6percent
in one year; residents, you out there are responsible for learning about what is going on in your
nutes, attend the public workshops, watch the meetings
on SWCTC.org, speak up. The proposed amended CIP 2024-2028 should be scrapped, and a
more realistic plan should be presented to the residents of Cottage Grove. They deserve better
than this, and while these dollars should concern residents, what I talked about is just chump
change. Again, residents need to start showing up for meetings and/or reading their meeting
minutes. Wake up! If you are not aware of the dollars involved in the South District and who is
paying, you might want to start getting informed. Apathy and ignorance are very unhealthy for
any community and your pocketbook. Thank you for listening and letting me share my thoughts.
No one else spoke. Frazier closed the public hearing.
Frazier asked a City staff member to answer some of the questions that were posed.
Meyer stated as far as the Comprehensive Plan Amendment question, she may pass that over
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 4 of 10
Schmitz stated the CIP is kind of wrapped in a reference in the Comprehensive Plan; therefore,
every year when we review and update for the next coming year, we need to make sure that
Frazier stated as a review, the Comprehensive Plan is the guiding document for how the City is
going to develop and what land use is, policy is, for the City. Schmitz stated he was correct.
Frazier stated so the CIP is a part of the Comprehensive Plan that gets updated every year to
ahead
for five years.
Brittain stated just to add into that, the five-year mark at the end of the Comprehensive Plan is
predicted but not as well planned as the one year out; so, as we do this one-year step, five
hen the next year it will be more
clear. So, that gives
today, the more defined it will be, and the farther out is just more of a prediction that gets up-
dated every year. He ask
Meyer stated she hoped she captured all of the questions in her notes, but she wants to first
reiterate that the City went through quite an extensive process to put together a Financial Man-
agement Plan (FMP). That looks at the City finances as a whole over the next ten years, and
that was part of the City getting a AAA bond rate. So, as we go through the CIP, we are ensuring
that the CIP is following the FMP. What you see in that CIP is mirroring what we think is hap-
pening even in the next ten years, but the CIP is just focusing on the next five. She wanted to
make note that the City is thinking long term, long range, and trying to kind of capture what
needs to be improved, as well as what maybe needs to be added, as we are a growing com-
munity. As mentioned, all of the infrastructure in our City does age and needs to be improved,
it needs to be repaired, it needs to be maintained. So, that is at the forefront of our mind; as you
saw in the CIP, we have our Pavement Management Project each year. Each of our utility funds
has annually a set aside dollar amount for that annual maintenance, and we are keeping that in
mind. Unfortunately, as mentioned, rates are increasing on a lot of things. So, construction costs
are We do factor in a percent increase
-
nance costs, all those things are also increasing. Specifically, with the Utility Engineering Build-
ing and how and : The City did a utility rate study to analyze
current utility bill rates, and adjusted those based on what is consistent with some of the other
communities that surround us. Those utility bills are helping fund the building, but she noted
there is also some 3M Settlement money that we are trying to acquire for that building, as it
houses some of our staff who are specifically meant for the treatment plant. So, for some of the
costs, we are getting some additional funding from that source.
and noted
we already have $7 million of funding, secured by the County. We are in the process of getting
another $3 million to help finish out that final design cost; we should hear more about that yet
this fall. We are actively applying for both Rural and RAISE grants; she believes both of those
total $12.5 million . We are also looking at a bonding request for additional
dollars on that project. So, we are actively pursuing as much funding as possible, but this is a
huge priority project, both for the City and the County. As Raleigh mentioned in the presentation,
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 5 of 10
This is really that crucial connection, especially with the bridge over the railroad, which helps
promote more truck traffic heading out to Highway 61 along that 100th Street alignment. It is a
big dollar amount, but we recognize that and are pursuing as many and as much funding
opportunities as possible to help bridge that gap.
Meyer stated regarding cutting the playground projects, similar to our streets and our public
infrastructure, we think our residents enjoy all of the parks and the trails and those things that
we have. It would be unfortunate if we cut funding to improve our playgrounds with all of the
families we have in our community. We want to promote everywhere a community where people
enjoy living, working, and playing, and they can find all of those things here in our community.
In our community, we are striving to maintain all of those things that we already own, but also
bring in new things that are needed.
To the question of development driven, there are a lot of things in our CIP that are development
can push; there are prop-
-
tinue to push.
Meyer stated she hopes she answered all of the questions posed, but would be happy to answer
any more.
Brittain asked Meyer to give a little overview of the Streetlight Fund and Water Fund; how do
those work. There was a question of negative balance. His assumption is, especially with the
things along those lines. He asked how all of that works
just surprised when
every project, as mentioned, even for something like our Pavement Management Project. So,
-
standing what the needs are to maintain that infrastructure. Then we go back to Finance and
say
we can fund these projects. So, we have Streetlights, Stormwater, Water, and then Sanitary
Sewer, and there are maintenance funds to fund linings on sanitary sewer. With the 2023 Pave-
ment Management, we had an issue where a lot of the streetlight wire had continuously been
breaking and we continued to have faults; so, as it relates to that Streetlight F
some challenges with that fund balance. W
we have the money to support the infrastructure that we have. One of the things we just recently
looked at were our franchise fees. Starting in December, there are a couple of private utility
companies who had previously not been paying Right-of-Way fees, based on a franchise agree-
ment that we had set forth. Through updating those franchise fee agreements, that has now
of those issues in the Right-of-Way that we see that are maybe being caused by some of those
private utility companies.
: I pay my water bill, part of that goes into the Water Fund.
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 6 of 10
and now we have to get money into the fund. Is the apparatus such that as we go along,
out
for what is coming out of which fund so we can manage that money appropriately. I
minute now we need money out of the Water Fund, how are we going to find this money we
those projects we see coming.
Stephens said one of the things Bonnie brought up was like a moratorium on something, she
sometimes ,
and utility projects. Maybe you want to just take a quick second and talk about the benefits of
some of the developments in this City and how those funds and taxes can help us pay for some
of our existing infrastructure, or just what sort of negative impacts we might see if we were to
put a moratorium on future development or things like that. Meyer stated there are probably
pros and cons to this situation. As we think about projects as a whole, she thinks a lot of what
we see in our CIP are projects that are necessary for our current residents. So, when we talk
about the Pavement Management Projects, the roadway connectivity for existing residents
down in the south part of our community, when we talk about the large sewer lining project we
have anticipated for 2024-
Highway 61. Some of these projects are just of our existing infrastructure that needs to be
maintained for our existing residents. When we talk about getting new development and new
-
munity and our financials, its helping feed our Utility Bill system and our Water Fund, our Sewer
of a balance.
Fisher asked if she could add to that with a qu
actually have to shoulder some of the costs of actually running utility lines within? She thought
, just up the road here. So,
good point. So, as developers are coming in, they are bearing all of the initial costs; so, the
utilities, the streets, any sort of that infrastructure, that initial cost is being fully borne by that
developer.
Federal grant money for a lot of these projects. If he understands from past presentations, the
CIP in the planning process allows us to apply for all of this different grant money. Is that cor-
rect? Meyer replied, yes, that is correct. Rasmussen said he feels like a lot of the bigger projects
have a lot of really nice partners in the State and Federal grants, and he thinks that helps out
substantially, so thank you for that. Meyer stated one thing that is either required or is very good
to see on a grant application is that it is in our CIP and that we are planning for it. So, it definitely
helps us in those grant applications to have those projects in our CIP.
Fisher stated with her job, she travels to communities all over the State and western Wisconsin,
and she just thinks that the City of Cottage Grove works really hard to keep up with things, like
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 7 of 10
potholes. Council Member Khambata probably can agree with me in some of the communities
we both go into, just keeping roads and infrastructure working well. For all of these things, we
look at this huge CIP and we see all of these millions of dollars, and it kind of blows your hair
running well. There are par
there are trails everywhere,
with little kids or the elderly. I think I moved here
almost ten years ago, I thought I would hate it because I grew up on a horse farm, and this was
suburbia, but I love it here, I really, really do. With the other communities that I go into, you can
e here, this is what you can expect to pay. So, she
just thinks Cottage Grove is a good place to be, and she appreciates all of this. Is it perfect?
a good community to live in.
number, or as 2024 comes around, we see Zambonis become electric and just drive themselves
now, or whatever it is; how do you build that in as it gets closer. Do you revisit every item?
Meyer replied, unfortunately, Zambonis are not her forte. Generally, in our CIP, we are adding
in some inflation as we go each year, and then each year as we revisit our five-year CIP, we
, based on where
NorthPoint naming of the Ice Arena. So, that was another
funding coming from our taxpayers; we are actively always looking for other funding sources on
all of our projects, whether at the Ice Arena or a City street project or those sorts of things.
Fisher asked with the solar panels that are going on the Ice Arena, are they going to generate
enough to completely cover what the arena needs, plus some kickback. On houses, sometimes
they generate enough where you cover what you need plus you get to bank it or whatever. Do
you know anything about what the potential benefit is for the City, financially, to have solar
an answer specific to the solar panels, but sh-
ment to understand more about the solar panels. Fisher stated it might be interesting to see
what they could potentially generate, as , and solar is getting really
popular in the housing industry. S
Rasmussen stated he believe the Oltman Middle School had some funding for maybe a lacrosse
field; how does that work, as his initial assumption would be that would be a School Board
project rather than a City Parks project. He asked for some help with that. Meyer replied if she
recalled correctly, there had been some previous discussions about that parcel next to Oltman
Middle School, and it was going to be a City project; originally, it was just going to be some
baseball fields or a soccer field. Her understanding is that has evolved now into more of the
lacrosse fields and sort of a complex with parking, and that project is not going to be on any sort
to clarify again with our Parks & Rec Department for more specifics on that project to provide
some more information on that one. Rasmussen asked if she could clarify it will be a City-owned
park versus a School District property; Meyer replied absolutely.
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 8 of 10
Bhat stated his question is regarding the Federal grants, if those amounts have already been
where we have been
successful in obtaining those funds: The $5 million for 80th Street has already been applied for
and received, Shoppes at Cottage View, that grant funding has also already been applied for
and received, the Safe Routes to School for the County Road 74 trail has already been received.
presentation. Bhat asked, for Ms. Matter, regarding climate change, in any of these five-year
are there any considerations towards climate change, or
is that something discussed while you lay out these projects? Meye
huge topic of discussion as we talk about street reconstruction projects, those sorts of things.
She knows with the Glacial Valley Park building that is currently under construction, nearly com-
pleted, there were quite a few alternative energy sources that were reviewed and actually im-
plemented for that building, trying to make that building pretty much self sufficient. So, we have
tried to look for some varying opportunities to do stormwater reuse for irrigation, those sorts of
Frazier stated he appreciated that Ms. Matter brought up the fact that citizens need to be in-
volved in the process because he wholeheartedly agrees. He thinks if you asked everybody
making decisions for everybody on our own; the more input we get, the better the end result is.
So, the more people who work and point out different aspects or things that they think might
work better, the better the end result is. So, he totally agrees with that statement, and he hopes
next time we have this meeting next year, the seats are full and we hear everybody about what
ll hope for it.
Rasmussen made a motion to approve the CIP 2024-2028. Knable seconded. Motion
passed unanimously (7-to-0 vote).
Approval of Planning Commission Minutes of July 24, 2023
Fisher made a motion to approve the minutes of the July 24, 2023, Planning Commission
meeting. Rasmussen seconded. Motion passed unanimously (7-to-0 vote).
Reports
8.1 Recap of August, September, and October 2023 City Council Meetings
Schmitz provided a summary of actions taken at the City Council meetings on August 16,
September 6, and October 4, 2023.
Schmitz asked Council Member Khambata if he had anything additional to add or if any com-
missioners had questions for herself or Council Member Khambata.
Khambata commended Matter on raising a lot of really good questions. He knows there is prob-
ably another three-or-four minutes of conversation to be had; he looks forward to hearing the
rest of that at our meeting in a couple of weeks when this will come before Council. It should be
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 9 of 10
noted that this is exactly what it sounds like, a Capital Improvement Plan; none of these projects
are set in stone. Any funds that we get from grants do not need to be paid back; so, since he
been on the Council, directors to seek out grants and seek out
funding opportunities. So, key that these projects are on the CIP because it gives our staff
and our City the tools it needs to go and access those grant funds; without them being on the
ing. Some projects, like the 100th
Street realignment, have been on year five of our five-
will sit on year five, which is, in his opinion, the back burner. So, as we strive to be a fiscally
are staggering, which is why we are constantly looking for grants, cost sharing, or cost matching,
which would be the case of the Water Treatment Facility. That is mostly 3M Settlement money
all can agree on the Public Works side is an eventuality, a new building. If we can offset a large
-term benefit to us
at where we can
stretch our dollar as far as possible. As these projects come to fruition, as the funding becomes
available, these projects come back before the Planning Commission with, in most cases, some
tweaks. Again, we try to account for inflation, but when we have 12 or 13 years of maybe 2
percent inflation and then, in the course of a year, inflation is 5 percent, 6 percent, or 7 percent,
Regarding the Public Utilities Fund, that is something that he advocated for because it did not
previously exist. An audit of our Public Utilities billing showed that we were far below average
for a city of our size and the service we were providing; so, in order to avoid having to bond out
for projects for the future, we established that Public Utilities Fund for the purpose of funding
future projects.
Parks is another area where Parks only has one dedicated source of funding, and that is Park
Dedication. So, when you hear the term development driven, State Statute requires that a de-
veloper contribute either 10 percent of the cost of the project or 10 percent of the gross area to
established parks as we would want, so we historically have opted for the land, not the dollar
-
-
cated sources through land leases or fee for service or user fees that can help to make parks a
constantly looking for opportunities. More recently, Parks & Rec has been getting a lot of
opportunities to apply for DNR grants, especially with regard to the Mississippi Dunes. The size
, will be a huge win for us. It
times to what our actual contribu
projects are dependent on getting those grants and that funding. Unless or until we get them,
these projects just kind of continue to stay on the CIP.
On the solar panels question from Fisher, we went back and forth pretty extensively on the solar
panels;
Council approval for that, there is a cost benefit. It will be a savings with projected, he thinks in
Planning Commission Minutes Regular Meeting
October 23, 2023
Page 10 of 10
Public Utilities
Commission
-term benefit. That savings goes to fund the Ice Arena to
offset some of the cost of the maintenance at the Ice Arena. Again, Parks & Rec bears the
burden of operations there-saving
opportunities; the solar panels are a cost-saving opportunity that will offset our long-term
budget.
Council Member Khambata welcomed Commissioner Bhat, and thanked the Commissioners
for their volunteer hours, time, and dedication.
8.2 Response to Planning Commission Inquiries
None.
8.3 Planning Commission Requests
There was a request for information on Ice Arena solar panels and the Oltman Middle School
lacrosse field.
Adjournment
Rasmussen made a motion to adjourn the meeting. Knable seconded. Motion passed
unanimously (7-to-0 vote). The meeting was adjourned at 8:05 p.m.