Loading...
HomeMy WebLinkAbout2012-08-21 PACKET 02.A. WALMART DRAFT PROJECTSupplemental Planning Staff Report Walmart Planning Cases ZAl2 -015, Case PP12 -016, FP12 -017, SP12 -018 and CUP12 -019 August 27, 2012 Proposal Wal -Mart Real Estate Business Trust, c/o MFRA, Inc., has filed the following planning applications: • Zoning Amendment — Rezone approximately 23.55 acres of land from Low Density Residential (R -4) to Retail Business (B -2) • Preliminary Plat — Plat a 23.55 -acre parcel from a 51.68 -acre taxing parcel • Final Plat • Site Plan Review — Walmart Store Development Plan • Conditional Use Permit for a drive -up window and exterior storage of recycling materials Wal -Mart Real Estate Business Trust, c/o MFRA, Inc., proposes to construct a 177,808 gross square foot retail building on a 23.55 -acre parcel located at 9338 East Point Douglas Road. Other retail businesses inside the proposed Walmart Store will include a pharmacy and ancillary commercial uses like food, optometry, and /or banking services. On -site stormwater management facilities and 830 parking spaces are proposed with the development plan. In addition to the graphic details included in this report, larger copies of plans and graphic renderings are included at the end of the report. Location Map Supplemental Planning Staff Report Walmart August 27, 2012 Page 2 of 47 f t r x I w eEAA.c ILD. R E - EF PLANNING CONSIDERATIONS Planning Considerations — Planning Commission Role and Planning Review Process The Planning Commission is a nine - member advisory commission appointed by the City Council. The following Minnesota Statutes convey the authority for Cities to establish planning commissions: • For cities, MS § 462.354 Organization for planning. • For local government units within the seven county metropolitan area, MS § 473.858 Comprehensive plans, local governmental units. The actions of the Planning Commission must be consistent with MS § 462.351 to 463.364 (Municipal Planning Act). Supplemental Planning Staff Report Walmart August 27, 2012 Page 3 of 47 In accordance with the Statutes, City Code Title 2, Chapter 4 establishes the Planning Commission. In summary, the responsibilities that the Cottage Grove Planning Commission in their advisory role to the City Council and in accordance with the Municipal Land Planning Act has historically been tasked with the following: • Conduct public hearings when required by state and municipal law and listen to testimony from citizens and other interested parties. • Prepare and keep current a comprehensive general plan for meeting present and future needs as may be foreseen, based on demographic and statistical trends and data available (Future Vision 2030); • Review residential, commercial, and industrial development proposals; • Determine whether Site Plans for developments conform to the principles and requirements for the comprehensive plan and city ordinances; • Review proposed amendments to the zoning, subdivision, and sign ordinances; • Review application requests for rezoning, zoning appeals, variances, interim conditional use permits, and conditional use permits; • Review the City Capital Improvements Program; • Participate in the creation of other plan - related implementation tools of the City; • Keep the public informed and advised as to all planning and development matters; The role of the current Planning Commission is consistent with the stated Commission Tasks. Planning Considerations — Planning Application Review Process All parties interested in subdividing and developing property must complete a planning application and submit the application and supporting documents to the City's Planning Division. City staff reviews the applications for completeness. After determining if the proposal meets the requirements for use of the land, the developer makes a formal application to the City. Staff members from multiple departments, including Planning, Building, Engineering, Public Works, and Public Safety, review the application to assure consistency with the City's ordinances and long -term plans, good site design, and planning principles. The application is scheduled for review by the Planning Commission. Certain applications, such as preliminary plats, conditional use permits, rezoning, and comprehensive plan amendments, require a public hearing at a Planning Commission meeting. Prior to a public hearing, notice is published in the South Washington County Bulletin and mailed to surrounding property owners that are within 500 feet of the project site. State Law requires a 300 -foot notification distance. The public hearing is an opportunity for citizens to obtain information about the applications, ask questions, participate in these meetings, and provide their input to the Planning Commission members. The Planning Commission considers the legal rights of property owners to develop their property. Based on their findings, the Planning Commission makes recommendations to the City Council. Supplemental Planning Staff Report Walmart August 27, 2012 Page 4 of 47 Planning Considerations — City Council Application Review Process The City Council considers the Planning Commission's recommendation, public testimony, and all other background reports to make a final decision. It is important to remember that the City must approve an application from a landowner if it conforms to the Comprehensive Plan and City ordinances. If Council approves the proposal, the developer can begin to obtain permits for grading and construction. State law allows a maximum of 120 days for the City to act on the development application after it is accepted for processing, unless extended by the applicant. The review period for this project has been extended to September 20 at the request of the applicant's legal counsel. Planning Considerations — Background The property is currently the site of the Cottage View Drive -In, which is a commercial use located in the northeast corner. The undeveloped areas of this site consist of grasses, shrubs, fallow farmland, and trees in a variety of species and maturity. The site lies in the Cottage View Planning District located in Neighborhood 1 South of the East Ravine Master Plan. This application is the first commercial development proposed for the East Ravine. Supplemental Planning Staff Report Warrant August 27, 2012 Page 5 147 Since the submittal of the projects applications, several meetings were held with the property owners within this planning district, the City, and Washington County to begin project coordination A sketch plan addressing the conceptual details of future grading, transportation, and access was prepared by one of the owners and used for discussion by the assembled group_ In addition to detailing the routing of the planned Phase I and Phase II road improvement alignments, the sketch also identified the extension of future public local service road that would serve the remaining undeveloped property in this Planning District Results from these meetings are not binding nor approved by the owners or City. However, it was a good exercise in assuring that all the important development components of the area will work when future development occurs. This coordination of development concepts was a premise and key component of the East Ravine Master Planning process_ Commercial design elements and layout forthis area were incorporated into the proposed Walmart project_ Supplemental Planning Staff Report Walmart August 27, 2012 Page 6 of 47 Comprehensive Plan Review Comprehensive Plan — Land Use The Future Vision 2030 Comprehensive Plan was adopted by the City Council on March 2, 2011. The Future Land Use 2030 map (Figure 2 -6 of the Comprehensive Plan) shows a commercial land use for the property proposed for the Walmart project. The vast majority of the land use designations for this property and other properties in its vicinity has been designated for commercial land uses since the adoption of the East Ravine Master Plan in 2005. The northern portion of the application site includes an area adjacent to the existing residential area that is guided as Park and Private Open Space in the 2030 Plan, which is for lands designated for preservation as open space. This designation area coincides with the areas of the parcel that are encumbered with existing gas line and regional sanitary sewer easements. The 2030 Future Parks and Open Space plan (Figure 5 -2) details this open space area, and the 2030 Future Trailway Plan (Figure 5 -7) identifies a future recreation trail in the designated open space. The proposed Walmart project is consistent with the approved 2030 Comprehensive Plan and no changes are requested or required to the Comprehensive Plan. The online link to the City's Future Vision 2030 Comprehensive plan is: http://www.cottage- grove.org /images /planning /cq comp plan 2030.pdf The Future Land Use 2030 map from the current Comprehensive Plan is shown below. rrah ��t �7 �'����� Q 1 ■` ■ v;9 X 1 11 ■■■ MEN MEN fir mom MEN a w 'I►''� ..'h„ h' ICE %� ■i1 �! av Him ill`ti11 Iti ��J" "�'��+T illlg � �;Ji 1Litiz�fi /� ;j!1m ( l�� ■� is !n 11111111EN� c � 2030 Future Land Use Plan Supplemental Planning Staff Report Walmart August 27, 2012 Page 7 of 47 Comprehensive Plan — Urban Services An additional component of the comprehensive planning process is the establishment of the Metropolitan Urban Service Area (MUSA) for the community and region and related development staging of those serviced areas. The site is located in the 2020 MUSA and has the ability to be serviced with public utilities from adjacent contiguous developed properties. The detail below is an excerpt from the Metropolitan Council's MUSA map for the City of Cottage Grove. The projected timeframe for the development of the application property is consistent with the City's adopted 2030 Development Staging Plan (Figure 2 -7 Future Vision 2030). Metropolitan Council MUSA Map — Cottage Grove Detail One of the purposes of establishing the MUSA, is to ensure that local and regional sanitary sewer infrastructure and treatment capacities are not compromised by new development. The average sewer load for this prototype store is 4,584 gallons per day based upon 90 percent of the average domestic water demand which equates to an annual sewer load of approximately 1,673,000 gallons. This sewer use estimate equates to a .2 percent increase in our City's daily sanitary sewer usage and will not negatively impact the local or regional urban sanitary services. Zoning Review Zoning — Existing and Proposed The current active developed land use of the application property and adjacent VFW Red Barn site is commercial while the current zoning for both sites is R4, Low Density Residential. During the 2030 and previous Comprehensive Planning processes, the City identified that this property and surrounding properties would need to be rezoned to commercial as State Statutes require that the zoning be consistent with the adopted land use plan. The City has historically not rezoned commercial properties to be synchronized with the land use plan without a specific development project associated with the zoning change. This course of action allows the City additional control over the development process for the major land use areas in the community. The proposed zoning for the developing portion of the site is B -2, Retail Business. The retail, pharmacy, liquor, and other uses proposed for this project are allowed as permitted or conditioned uses within the B -2 district. The ordinance criteria for all commercial zoning districts within the City including development standards and all permitted and conditional uses can be 1 P =m M=me 1 11.11 .,e -A -e ­ Metropolitan Council MUSA Map — Cottage Grove Detail One of the purposes of establishing the MUSA, is to ensure that local and regional sanitary sewer infrastructure and treatment capacities are not compromised by new development. The average sewer load for this prototype store is 4,584 gallons per day based upon 90 percent of the average domestic water demand which equates to an annual sewer load of approximately 1,673,000 gallons. This sewer use estimate equates to a .2 percent increase in our City's daily sanitary sewer usage and will not negatively impact the local or regional urban sanitary services. Zoning Review Zoning — Existing and Proposed The current active developed land use of the application property and adjacent VFW Red Barn site is commercial while the current zoning for both sites is R4, Low Density Residential. During the 2030 and previous Comprehensive Planning processes, the City identified that this property and surrounding properties would need to be rezoned to commercial as State Statutes require that the zoning be consistent with the adopted land use plan. The City has historically not rezoned commercial properties to be synchronized with the land use plan without a specific development project associated with the zoning change. This course of action allows the City additional control over the development process for the major land use areas in the community. The proposed zoning for the developing portion of the site is B -2, Retail Business. The retail, pharmacy, liquor, and other uses proposed for this project are allowed as permitted or conditioned uses within the B -2 district. The ordinance criteria for all commercial zoning districts within the City including development standards and all permitted and conditional uses can be Supplemental Planning Staff Report Walmart August 27, 2012 Page 8 of 47 found in City Code in Title 11, Chapter 10, Articles A through D. The online link to the City Code is: http:// www. sterlingcodifiers .com /codebook/index.php ?book id =500 This development has been determined to be appropriate for classification as B -2, Retail Business. The balance of the parent parcel will remain within the R -4, Low Density residential district, until such time that rezoning and associated development applications are submitted to the City. The details below highlight the existing and proposed zoning boundaries: The proposed commercial zoning classification is consistent with the underlying commercial land use designation. An ordinance amendment is required for rezoning of property. 132 90TH ST R3 v� v PVO, R4 R5 9 B ? hlkh� R4 'A Zoning Detail Existing B' 62 90TH ST AG1 C T w s' R3 R4 AG1 R5 6 R4 R4 Q w� P y' Supplemental Planning Staff Report Walmart August 27, 2012 Page 9 of 47 Subdivision Review Subdivision — Preliminary and Final Plat City Code Title 10 regulates subdivision of land within the City of Cottage Grove: http:// www. sterlingcodifiers .com /codebook /index.php ?book id =500 This project has two applications being processed in accordance with the criteria established in this section of the code. Those applications are preliminary and final plats. The Planning Commission is requested to review the preliminary plat for conformance to the City's subdivision criteria and determine if the standards have been met. A favorable recommendation of approval for the preliminary plat to the City Council would allow the Council to approve the final plat application if it is substantially in conformance with the preliminary plat and contains all modifications required as a part of the preliminary plat approval. The preliminary plat would create one lot of record, three outlots, and the required right -of -way and easements associated with the project on 23.55 -acres of land. The 28.13 -acre remainder of the parent parcel would be an exception to the plat and remain with a metes and bounds legal description. Outlots A (1.39 acres) and B (0.49 acres) are encumbered with permanent utility easements for gas pipelines and the Metropolitan Council regional sanitary trunk sewer. These easements are shown on the plat. The plat also includes the dedication of public right -of -way and drainage and utility easements. Preliminary Plat Detail It is recommended that one condition of the final plat approval is that the applicant enters into a development agreement with the City. „ i� vi9, ° f 111' t la a I I � I Preliminary Plat Detail It is recommended that one condition of the final plat approval is that the applicant enters into a development agreement with the City. Supplemental Planning Staff Report Walmart August 27, 2012 Page 10 of 47 As proposed, the preliminary plat meets the ordinance criteria established in Title 10 of the City's Subdivision Ordinance. Subdivision — Easements The latest revision to the preliminary plat details the City Engineer's comments on easements. Prior to the applications being presented to the City Council, any additional easements required by the City Engineer shall be shown on the plat Subdivision — Right -of -way The proposed preliminary plat includes the dedication of an 80 -foot wide public right -of -way adjacent to the southeast corner of the site. This new roadway will service vehicular access to Walmart and the adjacent undeveloped areas. A detail of the right -of -way area and planned roadway within that right -of -way is shown below. The City Engineer reports that the roadway design meets City standards and provides for adequate vehicle stacking room, and that the right -of -way width should be 100 feet. The City's Technical Review Committee discussed this topic and concurred with the City Engineer's recommendation based on private utility locations, safety, and maintenance considerations. The naming of the new roadway on the plat should be consistent with the City's street naming standards. The balance of the public right -of -way and construction of this road would occur with subsequent development of the Planning District. Final geometry and design feasibility of the roadway and stormwater management planning would be completed at that time. A 2 2 O r� X 00 2 0 / F - I , \ 6 IR' Z' Z. Iq, T Right -of Way and Roadway Detail Subdivision — Park Dedication As with all subdivisions and commercial developments, the developer must meet park dedication requirements. In this case, a combination of land and cash dedication is recommended. Outlots A, B, and C are proposed to be dedicated to the City. The acreage of these areas is excluded from the calculation formula utilized in the cash dedication determination. Outlot C is Supplemental Planning Staff Report Walmart August27,2012 Page 11 of 47 for stormwater management, so no park dedication reduction credits will be given. In addition, no park dedication reduction credits will be given for Outlots A and B based on encroachment issues and the encumbrances of the pipeline and sewer easements, as these have already been excluded from the calculation. Proposed Public Outlot Detail The cash amount for park dedication for this project is calculated to be $138,974.00 and will be required at the time of recording of the final plat or as detailed in the required development agreement. The Parks Commission reviewed the applications and unanimously recommended that the City Council accept the dedications of Outlots A, B, and C for park and open space use including buffering, ponding, and trailway purposes to be consistent with the City's 2030 Comprehensive Plan, and to further accept the dedication of cash park dedication fees in accordance with ordinance criteria excepting any negotiated credit deductions for those areas encumbered by easements. The Parks Commission requested that the final information detailing the park dedication and maintenance items be included in the required development agreement. Subdivision —Area Charges In addition to park dedication land and fees, subdividing this property requires payment of water, sanitary sewer, and stormwater area charges. Final information detailing the area charges will be included in the required development agreement. Site Plan Review Site Plan — Development Standards Title 11, Chapter 2, Subsection 4 of the City Code details the procedures for site plan review. The purpose of the review is to assure that new development conforms to the City's development standards and ordinances and provide the most appropriate and compatible site design for the area. The proposed site layout is assessed for conformance to the development standards that are applicable in each zoning district. The following table identifies the required and proposed development standards for the B -2 zoning district: l r E B _ ' c r �I ...'� a I A ut Proposed Public Outlot Detail The cash amount for park dedication for this project is calculated to be $138,974.00 and will be required at the time of recording of the final plat or as detailed in the required development agreement. The Parks Commission reviewed the applications and unanimously recommended that the City Council accept the dedications of Outlots A, B, and C for park and open space use including buffering, ponding, and trailway purposes to be consistent with the City's 2030 Comprehensive Plan, and to further accept the dedication of cash park dedication fees in accordance with ordinance criteria excepting any negotiated credit deductions for those areas encumbered by easements. The Parks Commission requested that the final information detailing the park dedication and maintenance items be included in the required development agreement. Subdivision —Area Charges In addition to park dedication land and fees, subdividing this property requires payment of water, sanitary sewer, and stormwater area charges. Final information detailing the area charges will be included in the required development agreement. Site Plan Review Site Plan — Development Standards Title 11, Chapter 2, Subsection 4 of the City Code details the procedures for site plan review. The purpose of the review is to assure that new development conforms to the City's development standards and ordinances and provide the most appropriate and compatible site design for the area. The proposed site layout is assessed for conformance to the development standards that are applicable in each zoning district. The following table identifies the required and proposed development standards for the B -2 zoning district: Supplemental Planning Staff Report Walmart August 27, 2012 Page 12 of 47 B -2 Development Standards Comparative Chart Development Standards F B -2 Proposed Conformance Minimum of 10,000 sq. ft., Lot area unless the land is adjacent to F23.55 Acres Exceeds Standard an existing commercial area Minimum lot width 100 ft. 868.5t. Exceeds Standard Whenever a B -2 retail business district abuts an R [The proposed heavily planted district, a screen not less screening includes spruce than 50% opaque nor less trees of sufficient quantity and than 6 ft. in height shall be density as to surpass the 50% Screening erected and maintained opacity requirement. The Exceeds Standard along the side or rear proposed berm will be 20 feet property line that abuts the high from existing grade at its residential district, except Center, and 14 feet high on adjacent to a street, where it the east and west ends. shall be not less than 3 nor more than 4 ft. in height except buildings over Maximum building height shall be subject to 31.4 ft. Freceiving Meets standard a conditional use Minimum front yard 30 ft. 325 ft. Exceeds Standard Minimum side yard, interior lot line. 10 ft. West Side = 75 ft. Exceeds Standard East Side = 172 ft. Minimum side yard interior lot line 30 ft. N/A N/A adjacent to a residential district Minimum side yard adjacent to st. 30 ft. N/A N/A Minimum rear yard 35 ft. 220 ft. Exceeds Standard Minimum rear yard, abutting a 75 ft. 220 ft. F ceeds Standard residential district Minimum rear yard, abutting a 10 ft. N/A N/A railroad track right of way Maximum building coverage No Maximum N/A N/A Parking 5/1000 gross Sq Ft = 830 Sp 859 Spaces Exceeds Standard Parking Setback Front 30 f t 1 30 ft. Meets Standard Parking setback Rear 10 ft. 175 ft. Exceeds Standard Parking setback Rear— adjacent to F3O ft. 175 ft. Exceeds Standard residential Parking setback Side I 10 ft. West Side = 25 ft. Meets and exceeds East Side = 10 ft. standard Supplemental Planning Staff Rkport Walmart August21, 2012 Page 13 of 47 The proposed site conforms to or exceeds the performance standards related to the location of the building and parking areas on the site. Ina li _ •, � r I s 1 9b� ■ t� tv � bn Wl 11 � J � J ¢� �n ,m s� �1 Site Plan — Existing Topography and Proposed Changes The existing contours on the site range from 809 feet above mean sea level to 862 feet above mean sea level. The proposed grading on the site will bring the proposed first floor elevation of the store to 830 feet. The planned site grading includes earthwork on the parent parcel located to the east as the balance of material on the site is manipulated. All necessary temporary construction easements and financial sureties for restoration will be required to be in place prior to the issuance of a grading permit. The applicant continues to work with the City Engineer to ensure proper grading on the site. The development agreement will specify that the maintenance of any retaining walls located within a dedicated public right -of -way or outlot is the responsibility of the property owner. Prior to the applications being presented to the City Council, all engineering comments related to site grading must be addressed. Supplemental Planning Staff Report Walmart August 27, 2012 Page 14 of 47 - Drive -In Theater Site e , EAST... •. `8480 .. _... __ -o ---- - -. --- - �.. �i JEFFERYA3tE. ' 867.0 - ' '- Q ob�% 8 4d ZI coarFO: ' 820.0 S _ srgnor� 813.6 yQ PROPOSED 816.0 81 .0 �_� _ _0 _ S _4RLT 823:5 JA &E. 814.6 823.6 - .. 824.0 .. ' 809.5 :S P ,. - WEST - VFW Site Plan — Benning Based on screening concerns that were addressed at the on -site neighborhood meeting hosted by the Mayor and at the public hearing, the revised grading plan modifies the proposed contours Supplemental Planning Staff Report Walmart August 27 2012 Page 15 of 47 along the north side of the site to include a substantial earth bens. This berm was purposefully designed at the direction of the City as a component of the buffering/screening design package. The majority of the planned benned area is located in Outlot A. A portion of the area under the regional sanitary sewer easement will be impacted by the construction ofthe proposed bens. The average height of the top of the bens is 834 feet. At its center, the bens will be 20 feet high from the existing grades, and fourteen feet high on the east and west ends. The elevation cross sections of this berthed area are detailed below: Ef s IF t � av e e• 4 14 Ft 20 Ft 14 Ft 10 Ft Height Height Height Height Increase Increase Increase Increase Berm Height Increase Detail The next detail includes cross sections of the berthed area from the locations of the five closest adjacent residences: Supplemental Planning Staff Report Walmart August 27, 2012 Page 16 of 47 s � FL A -A e B 860 840 � - — 820 — —. 800 — w„ENIIILL --�— eovm ..,RNG"� ,111E,, e C -C 860 - -- 860 840— 840 820 — — - 820 800— 800 4. ENE REM 110 BEREA :r� Supplemental Planning Staff Report Walmart August 27, 2012 Page 17 of 47 Site Plan — Building Setback Analysis The setback standards established in the ordinance are from the proposed building to the nearest property line. During the site plan review, an analysis was completed on what the setback relationships were between other existing residential and commercial areas in Cottage Grove. The review identified that the existing setback relationships of those properties are significantly closer than what is proposed with this application. The table below identifies the setback distances from the buildings of the existing commercial uses to the property line of the adjacent residential properties in comparison to setback of the proposed retail use. Commercial Building Setback Analysis An additional review was completed in preparation of this report that examined the closest setbacks between the proposed commercial building and the existing residential structures to the north. The detail below includes the measured distances. Closest Setback to W ml art Closest Setback to Existing Commercial Residential Residential Property Line Property Line Menards 140 feet I 220 feet Cub Foods 130 feet 220 feet Home Depot 95 feet F 220 feet Cottage Grove Plaza 142 feet 220 feet Norris Square 60 feet 220 feet G -Will Center 20 feet 220 feet 833 Service Center 75 feet 220 feet Country Inn Suites 110 feet 220 feet 833 Program Center 160 feet 220 feet Office Max 345 feet 220 feet Fifth Street Ventures 75 feet 220 feet (Snap Fitness) Commercial Building Setback Analysis An additional review was completed in preparation of this report that examined the closest setbacks between the proposed commercial building and the existing residential structures to the north. The detail below includes the measured distances. Supplemental Planning Staff Report Walmart August 27, 2012 Page 18 of 47 Site Plan — Rooftop Mechanical Screening The proposed rooftop mechanicals are to be painted white to match the white roof construction of the store. Site Plan — Landscaping The submitted landscape plan meets the requirements of the ordinance criteria. The following table compares the required and proposed quantities. Required Landscaping B2 Zoning District Re uired Proposed OVERSTORY TREES 125 125 BOULEVARD TREES - OVERSTORY 2 trees per 10010 21 21 UNDERSTORY TREES 94 94 CONIFEROUS TREES 206 206 BOULEVARD TREES - CONIFEROUS 2 trees per 10010 21 21 LARGE SHRUBS 426 426 SMALL SHRUBS 426 426 Site Plan — Buffering One of the purposes of requiring landscaping is to provide buffering between adjacent land uses. As a part of the proposed landscaping the applicant has provided a significant vegetative buffer area along the north side of the building adjacent to the residential development. As a Supplemental Planning Staff Report Walmart August 27, 2012 Page 19 of 47 component of the landscape plan revisions, it is recommended that the size of some materials in the buffer area be increased. The northern portion of the site contains existing vegetation. The quality and health of these trees were reviewed by the City Forester and is covered under the tree preservation section of this report. This vegetation will not be disturbed as a part of the development of this site with the exception of the cul -de -sac improvement areas, or as a part of the vegetated earthen buffering berm. The trees and vegetation in this area could be subject to removal in the gas pipeline easement at some point in the future by the pipeline company as allowed under their existing easement documentation. These trees would not be required to be replaced. The photos below detail the existing vegetation: As a component of the review, the applicant prepared scaled perspective renderings of what the view would be from Jasmine and Jeffery Avenues. They are shown below: Supplemental Planning Staff Report Walmart August 27, 2012 Page 20 of 47 1 Existing 1 11= 1 Proposed Jeffery Avenue Detail Jasmine Avenue Detail Site Plan — Noise At the last Planning Commission meeting, concerns were expressed about noise from truck deliveries and the trash compactor. The increase of the berm height to 834 is one step that was taken to address the noise issue. As the second step, the City coordinated with the Metropolitan Supplemental Planning Staff Report Walmart August 27, 2012 Page 21 of 47 Council on getting a plan approved for the installation of additional vegetation in the easement areas within the outlots adjacent to the residents. A detail of the planted berming area is shown below: � AMA . Vr I City OfC g 6 FUIw' UAW L f c In response to the operational concerns that were raised about noise, the Applicant has provided the following narrative: Walmart's reported Sound levels Supplemental Planning Staff Report Walmart August 27, 2012 Page 22 of 47 Environmental Noise Weakest sound heard jOdB Whisper Quiet Library at 6' j30dB Normal conversation at 3' 60 -65dB Telephone dial tone 180dB CityTraffic (inside car) 185dB Train whistle at 500', Truck Traffic j9OdB Jackhammer at 50' 195dB Subway train at 200' 195dB Level at which sustained exposure may result in hearing loss 90 -95dB Hand Drill 198dB Power mower at 3' 1107dB Snowmobile, Motorcycle 11OOdB Power saw at 3' j11OdB Sandblasting, Loud Rock Concert 1115dB Pain begins 1125dB Pneumatic riveter at 4' 1125dB Even short term exposure can cause permanent damage - Loudest recommended exposure WITH hearing protection Jet engine at 100' 12 Gauge Shotgun Blast Death of hearing tissue Loudest sound possible 140dB j140dB 1165dB j180dB 1194dB Decibel (Loudness) Comparison Chart Supplemental Planning Staff Report Walmart August 27, 2012 Page 23 of 47 Trash Compactor A fully enclosed trash compactor will be located to the north of the building and is screened by a masonry wall that matches the building material. The trash compactor is used daily. Its contents will generally be picked -up two or three times per month, as needed. Noise information for the compactor will be provided. Forklifts Electric or propane propelled forklifts are used at the rear of the building to move pallets, cardboard bales, and other merchandise. Forklifts are operated on an as- needed basis. Truck Deliveries This store will average 20 to 28 Walmart trucks per week, dependent on sales volume. These trucks will deliver general merchandise, frozen /dairy/deli merchandise, dry grocery merchandise, meat and produce merchandise, seasonal merchandise, and some direct delivery merchandise. The majority of these deliveries are generally made in advance of the third shift (midnight), as that is when the majority of the unloading of the trucks and stocking of the merchandise occurs. As reported at the last Planning Commission meeting, the Applicant has a "no idling polio!' for delivery trucks and limited windows of delivery time, and the loading dock areas are screened by a 14 -foot high masonry wall. At the building dock door location, the depth from the top of the wall to the drive surface is 18 feet. The applicant requires the delivery trucks to use the southeast access drive from East Point Douglas Road and the drive aisle along the east side of Walmart's property. Precast wall ppaanel to match "Red Bryan" by Fabcon T.O.P. P p 8 Precast wall ppaanel to match "Red Bryan' by Fabcon T.O.P. Left Elevation (West) Truck Dock Detail East Side View Truck Dock Detail East Side View Supplemental Planning Staff Report Warrant August 27 , 2012 Page 24 of 47 Site Plan — Outdoor Lighting Outdoor lighting fixtures will consist of wall units on the buildings exterior walls and the parking lot lights on poles that are 42 feet in height. The light luminaire will be LED lighting. The level of lighting will meet the needs forsecunty and safety and will not detract from the aesthetics of the development. Outdoor light fixtures are designed and mounted to prevent unnecessary glare onto adjacent properties. City ordinance limits the amount of light that can be emitted from commercial property. When commercial property abuts residential properties, this limitation must not exceed a 05 candlepower. Commercial development adjoining other commercial properties has a 1D candlepower limitation. Measuring this light source is taken at the property boundary line_ A photometric plan showing the calculated candlepower throughout the site is shown below. The yellow marking along the north property line represents 0 0 candlepower illumination from the light fixtures along the rear of Walmarts building and delivery areas. Ambient light from the residential properties and street lights at the end of the Jasmine and Jeffery Avenue cul- de-sacs were not included in determining the zero candlepower along this common boundary line. The One point raised by adjacent residents at the last Planning Commission meeting was the installation of a sound wall to address their noise concerns. The feasibility, aesthetics, and practicality were reviewed by staff and it is not recommended to be a component of this project. Supplemental Planning Staff Report Walmart August 27, 2012 Page 25 of 47 bold black color line represents a 0.5 candlepower, red is 1.0, green is 2.0, and purple is a 3.0 candlepower. This proposed lighting plan complies with City ordinance regulations. Photometric Plan When the light fixtures are activated during low -light atmospheric conditions, a person looking directly at the light fixtures from other properties surrounding the Walmart site will still see light from that fixture. Illumination from that light fixture will not cast a glare that exceeds the maximum candlepower measured at the property line. As proposed, the lighting package meets the ordinance criteria. Site Plan — Transportation Impacts Transportation was one of the major focal points of the review for this project. In addition to the transportation study that was submitted by the applicant for the proposed site, the City's consulting engineers completed a traffic study reviewing the entire ft acre Cottage View Area. At the last Planning Commission meeting, additional information was requested relating to existing and anticipated levels of service in the traffic study area plus the expansion of the review to include the intersections of Jamaica and East Point Douglas Road and East Point Douglas Road and the Cub Foods /Cottage Grove Plaza intersection. This study was completed by Bolton & Menk, and the findings are provided below. Transportation — Bolton & Menk Study The following is a summary of the traffic impacts related to development of the Cottage View area. This summary focuses on intersection Level of Service (LOS) and roadway volumes /capacities for the subject area. Several analyses have been prepared for the area including: • Wal -Mart analysis dated March 23, 2012 • SEHanalysis dated May 30, 2012 • Bolton & Menk analysis dated June 11, 2012 • Bolton & Menk analysis dated August 7, 2012 Supplemental Planning Staff Report Walmart August 27, 2012 Page 26 of 47 Also incorporated by reference are the Cottage Grove Transportation Plan and the Washington County Transportation Plan. Transportation — Geometric and Intersection Improvements Intersection improvements will be required over the next 20 years as the Cottage View area continues to develop. A summary of the timing of the improvements is provided below: Present Day Modifications to the existing traffic signals at Jamaica Avenue and East Point Douglas Road and East Point Douglas Road and Cottage Grove Plaza are required and being implemented by the City. The improvements include coordinating the signal systems, revising signal timing and adjusting protected /permissive left turning movements for both northbound and southbound Jamaica Avenue. 2015 (Wal -Mart Opening) Phase ) The Phase 1 roadway improvements will need to be implemented, including extending a 3 -lane roadway section from west of the VFW site to east of the Wal -Mart site. A right turn lane will also be required on East Point Douglas Road at CSAH 19. Geometric changes could also be made near Jamaica Avenue along East Point Douglas Road to improve traffic flow in the area. These revisions include revising the lane designations for westbound traffic and removing portions of a median near the intersection. 2015 to 2030 Phase ll As the Cottage View area continues to develop, upgrades will be required to both the internal roadway system and supporting roadway network, including CSAH 19 TH 61. The Phase 2 improvements will need to be implemented to allow for future development within the Cottage View area. Shortly after the Phase 2 improvements are made, all way stops will likely be implemented at the East Point Douglas Road and CSAH 19 intersection, as well as at the CSAH 19 and eastbound TH 61 ramp intersection. When 20 to 30 percent of the remaining Cottage View area is developed, temporary lane improvements and temporary signal systems will be required along CSAH 19. The temporary signals will be required at East Point Douglas Road and the TH 61 eastbound ramps. Phase 111 Further development (more than 20 to 30 percent) will cause significant congestion along CSAH 19 and TH 61 during the AM and PM peak hours. Significant improvements will be required to both CSAH 19 and the TH 61 interchange to relieve congestion on the area roadways. Supplemental Planning Staff Report Walmart August 27, 2012 Page 27 of 47 Present Day Improvement Detail - East Point Douglas Road 1 ` T �1C L 1{� �Oa n \�f� '�a',�, roc �so�roN a ..,�K....w cm Dr�on mm[ cNavE. N�INnE50tA '�A.YC1`S a � R LEGEND CDG[ 0 V1VfIFNT — CONB F WTTFR — LANE LINE.euA FIGURE 71 ADDITIONAL GEOMETRIC IMPROVEMENTS JAMAICA AVENUE % EAST POINT DOUGLAS ROAD INTERSECTION EVALUATION Present Day Improvement Detail - East Point Douglas Road Transportation — Phase I Road Improvements 2015 -2030 ` NNEN \ ♦ f P-- L 1{� �Oa n \�f� '�a',�, roc �so�roN a ..,�K....w cm Dr�on mm[ cNavE. N�INnE50tA '�A.YC1`S Transportation — Phase I Road Improvements 2015 -2030 Supplemental Planning Staff Report Walmart August 27, 2012 Page 28 of 47 Site Plan - Phase II Koaa Improvements 2015 -2030 i I E C El r�r � - -- WNAE I imm Wu `�_ y '� '` $ WYU pert 6u'K CW fIWnP � wu cup9 59EYMF f M6t —{ - PIDaill PtlI - PPMdfI LM6 } VKRCDf GN I ��s FMRE IMP �\ \, WAM T llliVa LE .� Ey j Gr �ao�TOrt s EwE ^ ^ K era CI OE C0Ti0GE GROVE. MINNESOTA v5T wm muGss Fwn Site Plan - Phase II Koaa Improvements 2015 -2030 i I E C El r�r � - -- t- wuo cFew a.ros � src+.u< • rnvu � Me..E or+Ew.n wmw mn - FwFan iNn moeosm Mr v jr WNAE I imm Wu \\.. t- wuo cFew a.ros � src+.u< • rnvu � Me..E or+Ew.n wmw mn - FwFan iNn moeosm Mr v jr Supplemental Planning Staff Report Walmart August 27, 2012 Page 29 of 47 mph —om 2 Y I l�l 11 IA� y 1l c Y� l`t e 141 I I h t •5 frt�` ft. Figure 3 Wa5&M Preferred Highway 611CSAH 19 Interehange Concept oI I IMEI 1 11 [lin u P Southwest Collage Grme Transportation Study Report The existing roadways within the study area will all be under capacity through the 2030 with the exception of CSAH 19. Preliminary layouts have been prepared for the CSAH 19 corridor, including the interchange at TH 61. Our understanding is that funding has not been made available for those improvements, however, a future project will most likely be a cooperative venture between MnDOT, Washington County and Cottage Grove. Similar to the Jamaica Avenue roundabouts project, federal funding may also be a potential funding source for those improvements. Transportation — Traffic Volumes and Roadway Capacity Roadway volumes throughout the area will increase as development occurs within the Cottage View area. The following table summarizes the growth in traffic for the study area roadways: 3 +.� I II s�Isa� 1 t�L I: i N �} � I .4 t ka + i G t t t �r n3 1 1 1 yJ mph —om 2 Y I l�l 11 IA� y 1l c Y� l`t e 141 I I h t •5 frt�` ft. Figure 3 Wa5&M Preferred Highway 611CSAH 19 Interehange Concept oI I IMEI 1 11 [lin u P Southwest Collage Grme Transportation Study Report The existing roadways within the study area will all be under capacity through the 2030 with the exception of CSAH 19. Preliminary layouts have been prepared for the CSAH 19 corridor, including the interchange at TH 61. Our understanding is that funding has not been made available for those improvements, however, a future project will most likely be a cooperative venture between MnDOT, Washington County and Cottage Grove. Similar to the Jamaica Avenue roundabouts project, federal funding may also be a potential funding source for those improvements. Transportation — Traffic Volumes and Roadway Capacity Roadway volumes throughout the area will increase as development occurs within the Cottage View area. The following table summarizes the growth in traffic for the study area roadways: Supplemental Planning Staff Report Walmart August 27, 2012 Page 30 of 47 Traffic Volumes (AADT) Projected Projected Roadway Segment Existing 2015 2030 Jamaica Avenue South of East Point Douglas Road 18,800 20,200 21,000 East Point Douglas Road West of Jamaica Avenue 10,900 11,800 13,300 East Point Douglas Road East of Jamaica Avenue 12,900 15,200 16,600 TH 61 West of CSAH 19 26,000 30,500 46,000 TH 61 East of CSAH 19 31,000 35,400 41,000 CSAH 19 South of TH 61 2,700 2,700 3,500 CSAH 19 North of TH 61 6,700 14,700 38,500 CSAH 19 North of East Point Douglas Road 6,700 8,000 13,800 East Point Douglas Road West of Wal -Mart Entrances 2,800 3,100 4,800 East Point Douglas Road East of Wal -Mart Entrances 2,800 10,100 22,400 East Point Douglas Road East -West Connection to CSAH 19 NA NA 33,700 Ravine Parkway North of East Point Douglas I Road I NA I NA 1 5,300 Traffic Count Map Supplemental Planning Staff Report Walmart August 27, 2012 Page 31 of 47 Transportation — Road Design At the last Planning Commission meeting, some questions were asked about the roadway design for Phase I and Phase 11. The graphic below details the typical cross sections for the planned roadway improvements. As a part of Phase 1, the existing three -lane road section in front of Menards and the townhomes is being extended to the easterly Walmart entrance (now the public road stub). At that point, Phase 1 construction will then transition the road back to a two -lane roadway and tie into the existing East Point Douglas alignment. Phase 2 will remove that transition piece, and it will become a four -lane roadway from the new public road stub heading easterly and realign East Point Douglas to the new location at CSAH 19. Road Section Detail - Phase I and Phase II Proposed roadways in both the Phase 1 and Phase 2 concept designs have been prepared in consideration of the project traffic volumes through the year 2030. Transportation — Intersection Level of Service (LOS) Intersections and each intersection approach are given a ranking from LOS A through LOS F. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS A through D is generally perceived to be acceptable to drivers. LOS E indicates that an intersection is operating at, or very near, its capacity and that drivers experience considerable delays. LOS F indicates an intersection where demand exceeds capacity and drivers experience substantial delays. The analyses completed review the AM and PM peak hours for intersections. During off -peak hours, intersections will typically perform at a much higher level. Also, the LOS is a representation of the entire intersection. Even though an intersection has an acceptable NNN­ mmlrxeErnox ' I O IlL4E! wim,enrrvpm �:m,mw,. PW\9EY PWE2 aec ,m. =mw,o [ —E © INE! rv� 4 O rmrxeECnox O rPlrxsErnw .�.��..°�. ° �EPnuxx IAXE6 wmnnxx ux� r9W ewK ENO CITY 0� Fn N E�C UQ V ' M�INNESOiF j1. Road Section Detail - Phase I and Phase II Proposed roadways in both the Phase 1 and Phase 2 concept designs have been prepared in consideration of the project traffic volumes through the year 2030. Transportation — Intersection Level of Service (LOS) Intersections and each intersection approach are given a ranking from LOS A through LOS F. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS A through D is generally perceived to be acceptable to drivers. LOS E indicates that an intersection is operating at, or very near, its capacity and that drivers experience considerable delays. LOS F indicates an intersection where demand exceeds capacity and drivers experience substantial delays. The analyses completed review the AM and PM peak hours for intersections. During off -peak hours, intersections will typically perform at a much higher level. Also, the LOS is a representation of the entire intersection. Even though an intersection has an acceptable Supplemental Planning Staff Report Walmart August 27, 2012 Page 32 of 47 LOS, individual movements can still fail. The following table provides data for the key intersections in the study area: * Intersection Exist 2015 2030 Failing Movements Control Jamaica Ave at E Pt Douglas Rd C/D EBT, WBT, WBL, NBL, SBL Signal 1 Jamaica Ave at E Pt Douglas Rd B/B WBT, WBL Signal 1 Jamaica Ave at E Pt Douglas Rd B/C EBT, WBT, WBL Signal 2 Jamaica Ave at E Pt Douglas Rd B/C EBT Signal 2 Jamaica Ave at E Pt Douglas Rd B/C EBT Signal 2 E Pt Douglas Rd at Cottage Grove Plaza B/B B/B B/B Signal E Pt Douglas Rd at W Wal -Mart NA A/A A/A Side Stop E Pt Douglas Rd at E Wal -Mart NA A/A A/A Side Stop E Pt Douglas Rd at Ravine Pkwy NA NA B/C 3 -Way Stop TH 61 EB Ramp at CSAH 19 A/B A/F EBL Side Stop 3 TH 61 EB Ramp at CSAH 19 A/C All Way Stop 4 TH 61 EB Ramp at CSAH 19 B/B Signal TH 61 WB Ramp at CSAH 19 A/A A/A Side Stop 4 TH 61 WB Ramp at CSAH 19 A/B Signal E Pt Douglas Rd at CSAH 19 A/B A/C EBL Side Stop 4 E Pt Douglas Rd at CSAH 19 B/B Signal X/X = AM /PM Peak Hour *TABLE NOTES: 1. Includes Intersection Improvements Recommended in SEH analysis. - Coordinated signals - Signal timing changes - NBL & SBL Jamaica Avenue (Protected /Permissive) 2. Includes note 1 changes plus geometric changes - Separate WB thru and WB left lanes on EPDR - Trim median on EPDR 3. All way stop signs may be required at this intersection in 2015. Washington County will monitor. 4. Traffic signals and capacity improvements to CSAH 19 will be required. Supplemental Planning Staff Report Walmart August 27, 2012 Page 33 of 47 Transportation — Cul -De -Sac Design Detail As a result of the site design impacting the further extension of Jasmine and Jeffery Avenues, a permanent cul -de -sac design option was prepared by the City's Consulting Engineer. The cul- de -sacs will be reconstructed within existing right -of -way. This plan would involve the installation of street lights at the end of Jeffery Avenue, the street lights will continue to exist at the end of the Jasmine Avenue. A detail of that design is included below. Final details of this design and associated costs will be finalized prior to approval by Council. Cul -de -sac Design Transportation — Access The access drive in the southwest corner of the Walmart site will have a grade a little over 5 percent. The retaining walls are six to seven feet in height along each side of access drive. Fencing is proposed on top of the retaining walls. The applicant has indicated that truck traffic will be required to utilize the eastern access point based on their policies related to access grade. } ° wf ,q. sswwxu x .. wloex S II d rxo II Yxmz•,ipxaxw � � n a _ �° y � e � � S ku m I Vn �xxss��xox _„ryP __ ___ WOOD 9411 67].}4 at erx x xiw[ _ Access Detail Site Plan — Utilities Sanitary sewer and water service are available to the site. The Public Works Commission did not identify any issues with the on -site or off -site public or private utility design. Prior to the applications being presented to the City Council, all engineering comments related to utility design and construction must be addressed. Supplemental Planning Staff Report Walmart August21, 2012 Page 34 of 47 Public Watermain ____ PrivateWaterService Sanitary Sewer Interceptor x - - -- Private SanitarySewer - - -- Private torm tef EAST_ §, - 1 L— BASIN' h OF air I I�z 1 NT W. r lAi �I y 01 zI _i 3: te !! , ,GAF E ,�P,• _ m . = WEST'. The applicant is proposing to connect to the regional sanitary sewer inceptor pipe. In conformance with the City's Water Management Plan, there will be a public water main extension from Jeffery Avenue to East Point Douglas Road. This looping connection will improve water quality to the north and west of the project area. Site Plan — Surface Water Management This site is identified in the City's surface water management plan as being located in the East Ravine subdrainage district ER -9. Based on this, the surface water management review for this project was site specific and also encompassed the review of the sub drainage district. Supplemental Planning Staff Report Walmart August27,2012 Page 35 of 47 Sub Drainage District Detail During the initial review of the applications, it was noted that this site is located in a wellhead protection area due to Karst geology. Based on this fact, additional design criteria are required by the South Washington Watershed District (SWWD) and the City. The additional design measures have been provided by the Applicant to address this condition. The City's consulting engineer reports that the stormwater conveyance and ponding system that is proposed for the project meets the City's stormwater quantity and quality requirements for the Walmart site, however, the City is working with the applicant to address final modifications to the grading and utility plans prior to Council action. In addition, modifications to the grading and utility plans (e.g. regional pond design east of the frontage road, pipe connections between Walmart's pond and the regional pond, outlet design for the Walmart pond, etc.) may be required as public road projects and regional stormwater design information is refined further. The final construction drawings and development agreement shall reflect all modifications required by the City engineer. Site Plan — Tree Preservation Inventory In accordance with ordinance criteria, a tree inventory was completed. The detail below identifies the location of the inventoried trees: L -A1 LP1 ER —R9 ER�P9 21' .�. 'I- F 1I — Jar.. j, -1 -.' 1pr. J:SSjwll'dI P'i Z Sub Drainage District Detail During the initial review of the applications, it was noted that this site is located in a wellhead protection area due to Karst geology. Based on this fact, additional design criteria are required by the South Washington Watershed District (SWWD) and the City. The additional design measures have been provided by the Applicant to address this condition. The City's consulting engineer reports that the stormwater conveyance and ponding system that is proposed for the project meets the City's stormwater quantity and quality requirements for the Walmart site, however, the City is working with the applicant to address final modifications to the grading and utility plans prior to Council action. In addition, modifications to the grading and utility plans (e.g. regional pond design east of the frontage road, pipe connections between Walmart's pond and the regional pond, outlet design for the Walmart pond, etc.) may be required as public road projects and regional stormwater design information is refined further. The final construction drawings and development agreement shall reflect all modifications required by the City engineer. Site Plan — Tree Preservation Inventory In accordance with ordinance criteria, a tree inventory was completed. The detail below identifies the location of the inventoried trees: Supplemental Planning Staff Report Walmart August 27, 2012 Page 36 of 47 - j I � i Tree Inventory Steve Bowe, the City Forester, reviewed the inventory and inspected the health, vigor, and quality of the trees on the site, specifically in the area that is not proposed to be impacted by development. Mr Bowe reported that the majority of the trees are of the nature of first succession trees species (Boxelder, Cottonwood, Siberian Elm, and Green Ash) that are fast growing trees, easily seeded in, and grow in a wide variety of soils. He reported further that the overall health is good, with minimal dead and diseased trees. For the trees that will remain on the site in the buffer area, he reported that with this area being a natural area no maintenance is needed to improve the health of the trees and surrounding area as nature will take its course. He also reported that treed area in the portion of the site where the tree removal is proposed look healthy, but is loaded with invasive species, including buckthorn and honeysuckle, which limit new under story growth. Site Plan — Tree Removal With the exception of the existing trees located in the easement areas along the north portion of the site, the balance of the trees are proposed to be removed in conjunction with the grading activities. The tally of trees proposed to be removed is included in the mitigation table below. Site -plan — Tree Mitigation The City ordinance allows for a percentage of tree removal prior to replacement or mitigation being required. The removal threshold for this application is 30 percent. Any removal in excess of that triggers tree mitigation requirements. Tree mitigation is required for this project. Mitigation for excessive tree removal includes three options: Supplemental Planning Staff Report Walmart August27,2012 Page 37 of 47 1. Plant the replacement trees meeting the replacement schedule on site in addition to required landscaping. 2. Plant trees on adjacent on public property. 3. Pay a cash dedication fee in lieu of replacement to the City's Public Landscape Initiative/Tree Mitigation fund. The cash replacement rate is per the City's annual fee schedule that is in place at the time of tree removal. The following table details information on the tree removal beyond 30 percent and the required mitigation for the project: Tree Mitigation Detail Table Tree Type Removed> 30% Required Mitigation Category B Cost Per Tree Category B Mitigation Value Hardwood 6" to 20" dbh 50 100 275 $ 27,500.00 Hardwood 20 "< 30" dbh 0 0 275 $ - Softwood 12" to 24" dbh 220 440 275 $ 121,000.00 Softwood > 24'dbh 10 40 275 $ 11,000.00 Coniferous 12' to -24' 21 42 275 $ 11,550.00 Coniferous > 24' 0 0 275 $ - Specimen Tree 8 48 275 $ 13,200.00 Total 309 670 - $ 184,250.00 The tree mitigation fee equates to $184,250. Site Plan — Architecture The proposed building will have a variety of exterior construction materials including rock faced block, Fabcon panels, and Trespa Maton panels. The type and variety of material was based on the ordinance criteria requirements. The elevation package is similar in design to other Walmart stores that are being constructed in the region. Supplemental Planning Staff Report Walmart August 27, 2012 Page 38 of 47 �, Supplemental Planning Staff Report Walmart August 27, 2012 Page 39 of 47 Site Plan — Signage The pylon sign is in compliance with the ordinance criteria. The wall signage is in excess of the standard ordinance criteria but is proportionate to the scale of the building. In order to address the additional square footage of wall signage that is proposed, it is recommended that a site specific signage package be approved for this project. This course of action for multi- tenant buildings is allowed by Council action. A final sign package will be required to be submitted with construction documents. Requirements Required Monument Sign Height 21 feet Propose I Status 21 feet I Meets Standards Monument sign Copy area 100 feet 95 square feet I Meets Standards Wall signage 200 square feetANall 690 Square Feet Total Exceeds I 300 square feet Total Standards Requires Sign Package Supplemental Planning Staff Report Walmart August 27, 2012 Page 40 of 47 wau signage uetau Council approval of a multi- tenant site sign package is required for the project signage Site Plan — Parking The site plan details 859 parking stalls, with 16 of those being handicapped accessible and four van accessible. Of these spaces, 32 are identified as cart corral parking. The total required parking based on the ordinance is 830 spaces. It is recommended that additional curbed and landscaped islands be provided along the front of the store. These areas are currently shown as striped. Yellow curb painting will be required in some portions of the development as designated by the Fire Marshal. The site is compliant with the ordinance criteria relating to parking Supplemental Planning Staff Report Walmart August 27, 2012 Page 41 of 47 Site Plan — Pedestrian Accesses The site includes numerous internal sidewalks linking the building to the planned sidewalk along East Point Douglas. Pedestrian ramps are required as per City specifications. The Comprehensive Plan identifies a recreational trail along the northern portion of the property in the outlot areas. It is recommended that the applicant deposit funds with the City for the installation of this required trailway. The details of this shall be included in the development agreement. The future Recreational trailway will not be constructed with this project, but will be constructed sometime in the future when additional development of the remnant Apache parcel occurs. Site — Bicycle Parking The City recently adopted a bicycle parking standard policy for new and redeveloping commercial properties within the community. It is recommended that the conditions of approval include that these standards be met. Site Plan — Fencing The applicant is proposing a six -foot tall chain link fence along the top edge of the retaining walls generally located along the east and west sides of the access drive in the southwest corner of the site and around the retaining wall perimeter of the stormwater basins. The City is requiring that the fences, including the garden center fence, must be a wrought iron design that is black in color consistent with the City's commercial fencing architectural details. The development agreement will specify that the maintenance of any fencing located within a dedicated public right -of -ways or outlot is the responsibility of the property owner. Conditional Use The Conditional Use Permit application for the project includes the request to have a drive -up window for the pharmacy and for an accessory structure for exterior recycling storage. Conditional Use — Pharmacy Drive -up Window The proposed use is internal to the site and will not negatively impact traffic flows on public roadways. Based on comments received at the last Planning Commission meeting, the circulation routing of the customer traffic in this area was clarified on the revised site plan. Similar drive -up- windows operate efficiently within the community, and this use does not appear to be different. The City's Technical Review Committee did not identify any issues. It is recommended that a condition of approval be that any external customer communication systems not be audible from the property line. Supplemental Planning Staff Repoli Walmae August n, zglz Page az of 41 ; a b b "1'I PHARMACY ORNE- THROUGH Conditional Use — Recycling Storage Area Based on comments recarved at the last Planning Commission meeting red drum a the ape nation I ogistics a no noise Impacts, the Applicant has provid ed the following narrative: PalletBale and Omanic A Dion a Area As part of Walmarts business practice , Walmart Implements a commitment to and mental stewardship by Incorporating an area specifically devoted to the storage antl collection of delivery p al l ets the nor oath bales, and u an e organic organic materials . This fa will be located me tetl to north h of the build m atch wit hln an e n clo sed 1lifoot by120 a re a _ foot re and in this tl with to block match b t material Delivery via an an will be stacked cketl k d uco to wa area await realm t o the tli4n b Na on centers empty delivery truck. Pick up Is t o await by our tl on an our rtn goi basis. g C compni s (3rd l¶ be stacked In r cyc area to await pick-up: a tl partnering comp party vendor) a who e recycle a ntl reuse oft times for a Title variety of purposes_ Cardb bales are generally ni ma ckup two mesper week . Three sealed organic odors Asters wh will ensure unused organic materials eras the store do no and generate unplea nt otlors Mile s the materiaawaits pickup to be u for fertilizer and other appro uses. The up organic tlumpstertsgenerally picked up on an every otlherweek basis. Other on site recycling includes used batteries which are picked up on an every other week basis. A detail of the accessory structure forthe recycling storage area is included below. Supplemental Planning Staff Report VVa|noart August 27,20i2 Page 43 of 47 nt Recycling Elevation Detail w RECYCLING AREA (AFEEr) Recycling Plan View Detail Supplemental Planning Staff Report Walmart August 27, 2012 Page 44 of 47 Public Hearing Notices The public hearing notice for the July 23 Planning Commission meeting was published in the South Washington County Bulletin and mailed to the adjacent property owners within 500 feet of the proposed project on July 12, 2012. The public hearing notice for the August 27 Planning Commission meeting was published in the August 8 South Washington County Bulletin newspaper and notices were mailed to surrounding property owners on August 13. The location map at the beginning of this report identifies the notification area. The Planning Commission staff report will be published online the afternoon of August 23. A neighborhood meeting was hosted by the Applicant early in the process. Advisory Commissions: Comments and Recommendations Public Works Commission — August 13, 2012 Meeting The Public Works Commission reviewed the revised application documents that the City received on August 10, 2012, at their regular meeting on August 13, 2012.The Commission reviewed site information related to public and private utilities, right -of -way, traffic, and stormwater. The Public Works Commission did not identify any issues with the plan and unanimously recommended that the City Council approve the plans as presented. Public Safety Commission — August 21,2012 Meeting Parks, Recreation and Natural Resources Commission — August 8, 2012 Meeting The Parks Commission recommendation is noted above. Outdoor Recycling Enclosure Area Lakeville Supplemental Planning Staff Report Walmart August 27, 2012 Page 45 of 47 Economic Development Authority — August 14, 2012 Meeting 1. The proposed Wal -Mart project is in conformance with the Comprehensive Plan which designates the parcel for commercial use. Further, in that the City is charged with bringing zoning in conformance with the Comprehensive Plan it is appropriate for the City to positively consider a zoning request for a commercial use. 2. The proposed Wal -Mart project responds positively to the findings of the 2009 McComb Retail Sales Potential Study and would be anticipated to fill voids in identified retail sales categories. 3. The proposed Wal -Mart project provides an opportunity to positively react to existing retail sales per capita in Cottage Grove which is currently significantly below expected levels given the population and income levels of the community. 4. The proposed Wal -Mart project will provide an enhancement in the tax base by way of converting property with modest taxable market value to one with significantly greater market value. 5. The proposed Wal -Mart project site has been designed in general conformance with the East Ravine Master Plan and project planners have conducted off site development and transportation planning to allow for future contiguous development to be reasonably integrated with the proposed Wal -Mart project. 6. That the Council closely review the architectural standards of the site to ensure that it conforms with policy and practice of the adopted Gateway standards which have been used as a guideline for recent commercial developments within the community. 7. That the Applicant provide an enhanced buffer on the north side of the project from that presented at the July Planning Commission Meeting. I:- • iOFPrer, That the Planning Commission recommend that the City Council take four actions to conditionally approve the applications by Walmart Real Estate Business Trust, c/o MFRA, Inc. for a commercial development located on a 23.55 -acre parcel located at 9338 East Point Douglas Road to include a 177,808 gross square foot Walmart multi- tenant retail store. The specific actions that are recommended are: Action One Approve the Zoning Amendment from R -4 Low Density Residential to B -2, Retail Business. The findings for approval of the Zoninq Amendment are: 1. Zoning is compliant with the Comprehensive Land Use Plan 2. State Statute requires zoning and 3. The proposed zoning and site plan are cohesive with this land use and planning area. Action Two Approve the Preliminary Plat. Supplemental Planning Staff Report Walmart August 27, 2012 Page 46 of 47 The conditions of approval for this Action are: 1. The developer shall enter into a subdivision agreement with the City of Cottage Grove for the installation of and payment for all public improvements in the subdivision, pursuant to Title 10 of the City Code. 2. Dedication of public right -of -way as per the recommendations of the City Engineer. 3. Park dedication requirements shall be satisfied as stipulated in the approved development agreement for this project. 4. Area charge requirements shall be satisfied as stipulated in the approved development agreement for this project. 5. The Preliminary Plat shall follow the City's standard street naming policy. Action Three Approve the Site Plan for a 177,808 square foot retail store. The conditions of approval for this Action are: 1. All site, utility, landscaping and building plans must be revised prior to submittal of the application to the City Council. 2. Final drainage plans must be submitted to the South Washington Watershed District for review. 3. All revisions to utility and drainage plans must be approved by the City Engineer. 4. All applicable permits (i.e., building, electrical, grading, etc.) must be issued by the City prior to any work or construction taking place. Detailed construction plans shall be re- viewed and approved by the Building Official and Fire Marshal. 5. The Landscaping Plan shall be revised to provide for the additional required plantings increased buffering vegetation sizes as detailed in the staff report. 6. Irrigation shall be provided for all sodded and landscaped areas, including the curbed landscaped island interior to the parking lot. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to meet the water requirements of the site's specific vegetation. The system shall be detailed on the landscape plan. 7. Concrete aprons for all private access drives shall be constructed per City requirements. 8. All site lighting must meet City Code requirements. All light fixtures must be downward directed with cut -offs. The specifications of all light fixtures must be provided with the ap- plication for a building permit. 9. Final architectural plans, lighting details, and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a building permit. Supplemental Planning Staff Report Walmart August 27, 2012 Page 47 of 47 10. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 10 -5 -8, Erosion Control During Construction, of the City's Subdivision Ordinance. 11. The applicant must provide the City with an as -built survey of all private utilities prior to issuance of certificate of occupancy. 12. The applicant will be responsible for ensuring that all appropriate temporary construction easements, storm water and access cross easement documentation are completed prior to the issuance of any building permits. 13. Prior to the issuance of a building permit, the applicant must submit a comprehensive sign package to the City for review and approval. 14. Bicycle parking shall meet City Design standard policies. 15. All fencing must be constructed of a wrought iron designed materials Consistent with City Commercial Fencing Standards. No portion of any retaining wall or fence shall encroach within any public right -of -way or upon an parcel that is not owned by Walmart. Action Four • Approve the Conditional Use for the pharmacy drive -up window. • Approve the Conditional Use for an accessory recycling collection point /exterior storage structure. The conditions of approval for this Action are: 1. All mechanical equipment screening and trash enclosures must include a combination of block and brick, consistent with the principal building. All mechanical equipment must be screened in accordance of Title 11, Chapter 6, Section 3 of the City Code. Trash enclosures and the accessory recycling structure must be constructed of masonry materials that are consistent with the principal structure. 2. The drive -up window shall not cause negative traffic impacts. 3. The accessory recycling structure shall be maintained at all times and not cause odors or other public nuisances. 4. No idling of delivery trucks after five minutes on site. 5. No Over night parking of RV and truck vehicles. Prepared by: John M. Burbank, AICP Senior Planner