HomeMy WebLinkAbout2018-06-25 PACKET 06.3.
STAFF REPORT CASE: SP18-037, CUP18-038, V18-039
ITEM: 6.3
PUBLIC MEETING DATE: 6/25/18 TENTATIVE COUNCIL REVIEW DATE: 7/18/18
APPLICATION
APPLICANT: Menard, Inc.
REQUEST: Site plan and conditional use permit to construct a 43,808 square foot
storage building at the southeast corner of their existing retail store,
expand the lumber yard addition east of the existing pallet racking line,
and create a special order area and delivery staging area within their
existing outdoor storage area; and a variance to reduce their existing 396
customer parking area by 40 parking spaces and to construct the
proposed storage building with a dark green-colored corrugated sheet
metal exterior panels (Class 4 Material).
SITE DATA
LOCATION: 9000 East Point Douglas Road South
ZONING: B-3, General Business
GUIDED LAND USE: Commercial
LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED
NORTH: Residential Low Density Residential
EAST: Residential Low Density Residential
SOUTH: Highway 61 Highway 61
WEST: Commercial Commercial
SIZE: Proposed Storage Building = 43,808 square feet
DENSITY: N/A
RECOMMENDATION
Denial, based on the findings of fact stipulated in this staff report.
COTTAGE GROVE PLANNING DIVISION
Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; jmccool@cottagegrovemn.gov
Application Accepted: 5/23/18 60-Day Review Deadline: 7/22/18
City of Cottage Grove Planning Division 12800 Ravine Parkway South Cottage Grove, MN 55016
Planning Staff Report
Menards Warehouse and Lumber Yard Expansion
Case Nos. SP2018-037, CUP2018-038, V2018-039
June 25, 2018
Proposal
Menard, Inc., has filed site plan and conditional use permit applications to construct a 43,808
square foot storage building at the southeast corner of their existing retail store, expand the lum-
ber yard addition east of the existing pallet racking line, and create a special order area and
delivery staging area within their existing outdoor storage area. In addition, Menards also filed a
variance application to reduce their existing 396 customer parking area by 40 parking spaces and
to be allowed to construct the proposed 43,808 square foot storage building with a dark green-
colored corrugated sheet metal exterior panels (Class 4 material). The variances pertain to regu-
lations in City Code Title 11, Chapter 3, Section 9(F); Required Off-street Parking and Title 11,
Chapter 6, Section 13; Architecture. The property is located at 9000 East Point Douglas Road
shown on the location map below.
Location Map
Review Process
Application Received: May 23, 2018
Acceptance of Completed Application: May 23, 2018
Tentative City Council Date: July 18, 2018
60-Day Review Deadline: July 22, 2018
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 2 of 10
Background
In July 1995, a variance was granted by the City allowing Menard, Inc. to provide approximately
407 parking spaces instead of the 568 spaces required by the Zoning Ordinance. This variance
was supported by the rationale that the ratio of parking spaces proposed was similar to the num-
ber of parking spaces allowed by other Midwest communities. In calculating the minimum number
of parking spaces required, no parking spaces were counted in the outdoor storage yard. A vari-
ance was also granted to allow a larger pylon sign.
In December 2000, the City Council approved Menards site plan and conditional use permit for
the 54-foot by 180-foot canopy on the northwest side of the existing 161,160 square foot retail
building, which is used for the display and retail sales of garden and outdoor merchandise.
In April of 2001, an interim conditional use permit was approved allowing a temporary greenhouse
that temporarily removed 12 parking spaces in the parking lot.
Planning Considerations
Comprehensive Plan – Future Land Use Designation
The future land use map in the City’s Future Vision 2030 Comprehensive Plan shows this property
guided as “commercial.” The existing Menards retail site and the proposed storage building
expansion is consistent with the 2030 Future Land Use Map.
Zoning
This parcel is currently zoned General Business (B-3). The proposed use is consistent with the
B-3 zoning district.
Existing Site Conditions
The Menards site currently has a total gross land area of approximately 14.9 acres. The retail
floor area is approximately 161,160 square feet with an enclosed receiving/loading dock area of
approximately 13,410 square feet on the north side of the building, a 9,720 square foot storage
area at the northwest corner of the building and a 26,880 square foot garden center along the
west side of the building. Outdoor storage racks for lumber, landscaping materials, and construc-
tion materials exist along the perimeter of the outdoor storage area. A 1.3-acre stormwater deten-
tion pond is located in the southeast corner of the property, and there are 396 parking spaces in
front of the building. The 12-foot tall wooden privacy fence along the perimeter of the outdoor
storage yard is approximately ten feet from side and rear property boundaries.
Menards is bordered by commercial uses to the west and residential uses to the north and east.
There is an existing 75-foot wide natural gas pipeline easement between Menards’ east property
boundary line and the existing residential neighborhoods to the east.
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 3 of 10
Menards Site – 2016 Aerial
Setbacks
The proposed 43,808 square foot warehouse would be set back 50 feet from the front property
boundary line, which adjoins East Point Douglas Road. The Menards store sets back 270 feet
and the parking lot 20 feet from the front property line. All the minimum setback regulations are
compliant with the B-3 District standards.
Surface Water Management/Grading and Drainage
The existing stormwater basin in the southeast corner of the Menards site will be filled in and a
new underground stormwater system will be constructed. The City Engineer and consulting engi-
neer (Bolton & Menk) evaluated Menards hydraulic modeling to determine if the City’s trunk storm
drain system and downstream ponding has adequate capacity to allow Menards to discharge up
to an additional 10 cubic feet per second (cfs) from their site. To off-set stage and discharge
impacts, a cash payment to the City for future downstream improvements and off-site ponding
downstream will be required. Menards is required to pay to the City an estimated $250,000
depending on the final stormwater design. A copy of Bolton-Menk’s letter dated March 8, 2018
and Menards Grading and Drainage Plan are attached.
Architecture/Construction
The north side of the warehouse is proposed to be constructed with an emerald green pro-rib
steel siding exterior material. This side of the building faces the interior of the outdoor storage
area. The building height is approximately 30 feet.
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 4 of 10
Proposed Warehouse North Elevation
The west side of the building will not have any type of siding material for an exterior wall. There
will be a row of racks along most of this side of the building to allow stored building materials to
be accessible from outside the building. A roof canopy will extend approximately ten feet over this
open wall. The roof material is proposed to be a white pro-rib steel roof with a row of clear poly-
carbonate panels that will allow natural light into the building’s interior.
Proposed Warehouse West Elevation
The east side of the building is proposed to have a combination of gray smooth masonry block
and tan colored split-face masonry block materials. This side of the building will face toward ad-
joining residential properties. A mix of deciduous and conifer trees will be planted along this side
of the building.
Proposed Warehouse East Elevation
The south side (facing East Point Douglas Road) of the proposed warehouse would also have a
combination of gray smooth masonry block and tan colored split-face masonry block materials. A
mix of deciduous trees are proposed to be planted in the green space between this side of the
building and East Point Douglas Road.
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 5 of 10
Proposed Warehouse South Elevation
City Code Title 11-6-3, Architecture, requires exterior walls of any nonresidential structure visible
from a highway, public street, park, or public view from adjacent properties of residential uses to
be composed of at least 65 percent Class 1 materials. The east and south sides of this warehouse
comply with this regulation. The north exterior wall (rib steel siding) faces the interior of the outdoor
storage area and will not be visible from adjacent properties or East Point Douglas Road.
The west exterior side of the warehouse is not proposed to have any wall/siding material and the
proposed storage racks will likely be visible from East Point Douglas Road (east bound traffic)
and from Menards customer parking lot. A retaining wall four feet in height with a wrought iron
fence ten feet in height is proposed to be installed from the southerly most corner of the ware-
house to the security gate/canopy structure located at the southeast corner of Menards retail
store. An illustration of this retaining wall and fence is shown below.
Menards original submittal proposed the exterior walls (except the west wall) for this warehouse
to be constructed of an emerald green colored rib-steel siding material. This type of material is a
Class 4 material. The public hearing notice included the description of Menards’ variance request
to reduce the 65 percent minimum Class 1 building material requirement.
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 6 of 10
Landscape Plan
City ordinance requires 20 percent green space for commercial properties zoned B-3 District. The
current Menard’s site has approximately 15.75 percent green space. If the proposed warehouse
is constructed, the amount of green space will be reduced to approximately 9.39 percent.
Existing trees and shrubs around the existing stormwater pond and in the southeast corner of the
Menards site will be replaced with 17 new deciduous and coniferous trees along the east side of
the warehouse and 22 deciduous trees on the south side of the warehouse. In addition, 175
shrubs will be planted along the wrought iron fence that will be along east side of the parking lot,
between the parking lot and the warehouse building. Twenty deciduous trees will be planted on
the south side of the warehouse and approximately ten of the existing deciduous trees closest to
East Point Douglas Road will remain in that corner of the site. A copy of the landscape plan is
shown below.
Landscape Plan (June 13, 2018)
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 7 of 10
Parking
In 1995, when the City originally reviewed and approved the Menards project, a variance to the
minimum parking requirements was granted to allow a total of 407 parking spaces. Today, the
total number of existing parking spaces at the Menards site is 396. With construction of the pro-
posed 43,808 square foot warehouse, not only will 40 parking space be displaced, but additional
parking spaces will likely be temporarily unavailable.
City staff is concerned for the additional loss of 40 parking spaces. During the winter season, if
Menards stockpiles their snow within the parking lot, additional parking spaces will be temporarily
unavailable. In previous years, Menards generally stockpiled their snow along the east side of
their parking lot and pushed the snow into their existing stormwater basin.
The table below is a comparison of building square footage and number of parking spaces for
Menards stores in other communities. These store locations are ranked by the parking ratio (build-
ing square footage divided by the number of parking spaces). The ratio equates to the amount of
building square footage per one parking space. The smaller the ratio number, the more parking
spaces are provided per building square feet. As you can see, the parking ratio for the Menards
store in Cottage Grove ranks eighth of 13 stores. If 40 parking spaces are eliminated, then the
parking ratio increases.
Building No. of Parking Parking Ratio (Bldg. Sq. Ft.
City
Sq. Ft. Spaces per One Parking Space)
Madison WI (Southwest) 184,390 549 336
Most
Parking
Burnsville 165,772 487 340
Maplewood 166,066 487 340
Apple Valley 160,680 458 351
Maple Grove 164,875 465 355
Red Wing 173,161 487 356
Eau Claire, WI (West) 169,823 459 370
Cottage Grove (Currently) 161,625 396 408
Oak Park Heights 169,748 402 422
Cottage Grove (Proposed) 169,739 358 474
Hudson, WI 169,778 358 474
Waukesha, WI 243,648 452 539
Golden Valley 243,619 376 648
Least
Parking
Eden Prairie 243,648 350 696
Parking is prohibited along East Point Douglas Road, and the Menards site does not have any
other opportunities to provide more parking. The Pine Grove Marketplace, 8600 East Point
Douglas Road, is an 11,021 square foot multi-tenant commercial building with 54 parking spaces.
The City is not aware of any “shared” parking agreement between Menards and Pine Grove
Marketplace, therefore Menards customers could not use these parking spaces.
City Department Review
Representatives from various City Departments reviewed the applicant’s planning applications. In
general, concerns were expressed for the loss of 40 parking spaces and the potential temporary
loss of additional parking spaces during construction and the winter season if snow is stockpiled
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 8 of 10
in their parking lot. If the City Council approves the reduction of the existing number of parking
spaces, City staff recommends that stockpiling snow on the Menards site that results in loss of
parking spaces be prohibited.
No written comments or recommendations were received from other advisory commissions.
Public Hearing Notices
The public hearing notice was mailed to 221 property owners who are within 500 feet of the
Menards site and published in the South Washington County Bulletin on June 13, 2018. No written
comments were received as of June 14, 2018.
Variances – Ordinance Criteria
With any variance request, the Planning Commission and City Council must look to the zoning
ordinance for guidance and direction. City CodeTitle 11-2-7: Variances, states that:
D. Consideration By Planning Commission; Recommendation: Before authorization of any
variances, the request therefor shall be referred to the Planning Commission, and for its recom-
mendation to the City Council for the granting of such variance from the strict application of the
provisions of this title so as to relieve such practical difficulties to the degree considered reasonable
without impairing the intent and purpose of this title and the comprehensive plan.
The Planning Commission shall recommend such conditions related to the variance, regarding the
location, character and other features of the proposed building, structure or use, as it may deem
advisable. The Planning Commission shall make its recommendation within sixty (60) days after
the request is referred to it, unless the applicant requests, in writing, that an extension of time for
review be granted by the Planning Commission.
The Planning Commission may recommend a variance from the strict application of the provision
of this title, if they find that:
1. The variance is in harmony with the purposes and intent of this title.
2. The variance is consistent with the comprehensive plan.
3. The proposal puts the property to a reasonable use.
4. There are unique circumstances to the property not created by the landowner.
5. That the conditions upon which an application for a variance is based are unique to the parcel
of land for which the variance is sought and are not applicable, generally, to other property
within the same zoning classification.
6. That the purpose of the variance is not based exclusively upon a financial hardship.
7. That the granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel of land is located.
8. That the proposed variance will not impair an adequate supply of light and air to adjacent
property, or substantially increase the congestion of the public streets, or increase the danger
of fire, or endanger the public safety.
E. Consideration By Council; Issuance: In considering applications for variances under this title,
the Council shall consider the advice and recommendations of the Planning Commission. If the
Council shall determine that the special conditions applying to the structure or land in question are
peculiar to such property or immediately adjoining property and do not apply generally to other land
or structures in the district in which such land is located, that the granting of the application is
necessary for the applicant and that granting the proposed variance will not in any way impair
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 9 of 10
health, safety, comfort or morals or in any other respect be contrary to the intent of this title and the
comprehensive plan, and that the granting of such variance will not merely serve as a convenience
to the applicant, but is necessary to alleviate demonstrable practical difficulty, the Council may
grant such variances and impose conditions and safeguards therein.
Menards included in their variance application a written narrative and written responses to the
ordinance criteria. A copy of their documentation (date stamped May 23, 2018) is attached.
Recommendation
That the Planning Commission recommends to the City Council denial of Menards site plan, con-
ditional use permit, and architectural and parking variances. This recommendation is based on
the applicant’s insufficient responses to the variance ordinance criteria and City staff’s concerns
for adequate parking and inability to adequately screen from public view the building materials
that would be stored in the proposed warehouse. Without the approval of the parking and archi-
tectural variances, the site plan and conditional use permit applications cannot be approved. The
findings of facts for this recommendation are:
1. The exterior architectural regulations for nonresidential structures is to ensure high quality
development that contributes to the community’s image of quality and visual aesthetics in
the best interest of the citizens in the City and values to neighboring commercial properties.
2. City ordinance regulations are intended to ensure coordinated design of building exteriors,
additions, and accessory structure exteriors in order to prevent visual disharmony; mini-
mize adverse impacts on adjacent properties, and structures that detract from the character
and appearance of the area. City staff recognizes that the revised building plans do provide
a Class 1 exterior material on the east and south sides of the proposed warehouse, but the
south wall does not comply with the 65 percent minimum Class 1 requirement.
3. The proposed warehouse is an accessory structure to the 161,160 square foot principal
retail building. This proposed accessory structure would be set back 50 feet from Menards
front property line, but the retail store is setback 270 feet from the front property line.
4. The proposed landscaping and wrought iron fence do not adequately screen from public
view the building materials that will be stored in the proposed warehouse.
5. The existing 396 parking spaces presently provides an adequate number parking spaces
for this 161,160 square foot retail building. Eliminating 40 parking spaces will potentially
create parking issues that may adversely impact neighboring property.
6. Menards current use of their property is reasonable. Only the minimum setback require-
ments are complied with in these applications. The site is legally non-conforming in respect
to City ordinance regulations that require a minimum of 20 percent green space for the
14.9 acres of land. Currently the site has 15.75 percent green space and will be reduced
to 9.39 percent if the proposed warehouse is constructed.
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
June 25, 2018
Page 10 of 10
7. The City previously granted a variance to the minimum parking requirements, and the cur-
rent proposal to construct an accessory structure that eliminates an additional 40 parking
spaces is not reasonable.
8. The property owner has created their own hardship by maximizing the buildable area and
outdoor storage area on their limited 14.9-acre parcel.
9. The requested architectural and parking variances are not unique to the Menards parcel.
Other nonresidential structures and developments are required to comply with minimum
and maximum development standards within the same zoning classification.
Prepared by:
John McCool, AICP
Senior Planner
Attachments:
Site Plan dated June 13, 2018
Warehouse Elevations dated June 13, 2018
Bolton & Menk Letter dated March 8, 2018
Menards’ Responses to the Variance Criteria
Menards’ Letter date stamped May 23, 2018
Menards’ Responses to the Conditional Use Permit Criteria
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