HomeMy WebLinkAbout2018-10-22 PACKET 06.1.
STAFF REPORT CASE: CUP18-056, V18-057, SP18-058
ITEM: 6.1
PUBLIC MEETING DATE: 10/22/18 TENTATIVE COUNCIL REVIEW DATE: 11/21/18
APPLICATION
APPLICANT: Menard, Inc.
REQUEST: Site plan review and conditional use permit for a proposed warehouse
remodel and a 43,808 square foot lumber yard addition east of the existing
pallet racking line, fixture updates to the garden center, and creation of
special order pickup and delivery staging areas. The proposed warehouse
building would be located in the southeast corner of the Menards’ property
at 9000 East Point Douglas Road in front of the principal structure. Menards
also applied for a variance to the City’s minimum architectural regulations
for the west elevation of the proposed accessory structure and a variance to
minimum parking requirements for a reduction of 42 parking spaces to a
total of 358.
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
Two options have been provided for your consideration in this Planning
Staff Report.
COTTAGE GROVE PLANNING DIVISION
Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; jmccool@cottagegrovemn.gov
Application Accepted: 9/21/18 60-Day Review Deadline: 11/19/18
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. CUP2018-056, V2018-057, and SP2018-058
October 22, 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 de-
livery staging area within their existing outdoor storage area. In addition, Menards also filed a
variance application to eliminate 42 customer parking spaces for a total of 358 customer parking
spaces and be allowed to construct a 43,808 square foot storage building. The parking variance
pertains to regulations in City Code Title 11, Chapter 3, Section 9(F); Required Off-street Parking.
The property is located at 9000 East Point Douglas Road shown on the location map below.
Location Map
Review Process
Application Received: September 20, 2018
Acceptance of Completed Application: September 21, 2018
Tentative City Council Date: November 21, 2018
60-Day Review Deadline: November 19, 2018
60-Day Review Extension Deadline: January 19, 2019
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 2 of 12
Background
Menards, Inc. had filed the same variance, site plan, and conditional use permit applications in
May, 2018. The Planning Commission held a public hearing on the variance requests to the min-
imum off-street parking requirements and the 65 percent minimum Class 1 exterior building ma-
terials requirement, site plan, and conditional use permit on June 25, 2018. At the public hearing,
Rodney Wekkin, Real Estate Representative for Menards, Inc., stated that the Menards site does
not allow any practical expansion opportunities and believes the elimination of 40 customer park-
ing spaces will still provide adequate parking for their customers. Mr. Wekkin summarized the
parking ratios for twelve other Menards stores in Minnesota and Wisconsin and pointed out that
four other Menards stores with more square retail floor space have higher parking ratios (less
number of parking spaces per square foot of retail floor area) and those stores do not have any
parking shortage. No other testimony was received for or against the applications at the public
hearing.
The Planning Commission noted that in addition to decreasing the number of customer parking
spaces from 396 to 358 spaces, more parking spaces will likely be lost during the winter season
if snow is stockpiled within Menard’s parking area. The reason is because the existing stormwater
basin in the southeast corner of the Menard’s site is proposed to be eliminated and Menard’s will
not be able to push excess snow into the basin as they have done in the past.
A couple Planning Commission members expressed concerns for the proposed 43,808 square
foot storage building to be in front of Menard’s retail store and that the amount of green space at
the site will be reduced from approximately 15.75 percent to approximately 9.39 percent. City
ordinance requires a minimum of 20 percent green space for commercial properties in the B-3
Zoning District.
The Planning Commission also discussed the general site layout for Menard’s stores that have
higher parking to retail floor space ratios (higher the ratio, the less number of parking spaces
based on the gross retail floor area). Some Commission members stated that other Menards
stores are located within a larger retail area, where shared parking was possible. An aerial photo
for the Menards store in Oak Park Heights, MN; Hudson, WI; Waukesha, WI; Golden Valley, MN,
and Eden Prairie, MN were provided to the Planning Commission and City Council.
The Planning Commission recommended, on a 6-to-2 vote, denial to the two variance, site plan,
and conditional use permit applications. It was noted that without approving the variances, the
construction of the 43,808 square foot storage building would not be possible. The Planning Com-
mission’s recommendations were based on certain findings.
Planning Considerations
Menards Revised Plans
Menard’s revised their proposal to construct the 43,808 square foot storage building by adding
additional Class 1 exterior materials on the north side of the storage building, which faces the
interior area of their outdoor storage area. In doing this, the total wall area for the storage building
will be covered with approximately 63.5 percent of Class 1 materials. The City’s architecture reg-
ulations require a minimum of 65 percent. In order to screen the public’s view of the storage
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 3 of 12
building’s west side, which is an open wall section for accessing racks of merchandise and build-
ing materials, a 20-foot high fence with block columns will shield this area from public view. The
fence material is a 2-inch by 8-inch treated wood material that will be placed vertically.
A comparison of Menards previous plans for the outdoor storage building, fencing, retail store
doorways, and landscaping are shown below.
North Wall for Storage Building – June 2018 Proposal
North Wall for Storage Building – September 2018 Proposal
South Wall for Storage Building – June 2018 Proposal
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 4 of 12
South Wall for Storage Building – September 2018 Proposal
East Wall for Storage Building – June 2018 Proposal
East Wall for Storage Building – September 2018 Proposal
Other site improvements that were not proposed in Menard’s proposal last summer is the replace-
ment of the existing wall sign on the front of the retail building and addition of brick materials onto
the cement columns located at the entrance and exit doorways on the front of the retail store.
Existing Doorway Appearance
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 5 of 12
Proposed Doorway Improvements
Proposed Fencing – June 2018
Proposed Fencing – September 2018
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 6 of 12
Landscaping Proposed – June 2018 Revised Landscaping Proposed – September 2018
The illustration below shows how the landscaping at the base of the proposed 20-foot wood fence
and how said fence will screen the west side of the proposed storage building will appear from
the Menard’s customer parking lot. Only the white ribbed roof on the proposed storage building
will be seen above the 20-foot wood fence.
Proposed Fence Screening Storage Building Illustration
Green Colored Metal Panel Tan Colored and Gray Colored Split-Face Blocks
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 7 of 12
Brick Material Covering Existing Concrete Pillars 2” x 8” Treated Lumber for Fence
at the Front Exit and Entrance Doorways.
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 42 parking space be displaced, but additional
parking spaces will likely be temporarily unavailable until the construction for the underground
stormwater storage system and storage building are completed.
Menards is proposing to pile snow upon the boulevards around the customer parking lot area so
there is no loss of parking spaces. Once the boulevard areas become full with snow, they will start
stockpiling snow in the parking spaces that are around the perimeter of the customer parking lot.
These parking spaces are designated for their “Team Member” parking spaces. Menards does
not believe that removing snow from the customer parking lot will be necessary. This is based on
their experiences at other Menards Store locations that generally have about the same number
of parking spaces as proposed for the Cottage Grove site. A copy of their snow removal plan is
attached.
The loss of 42 parking spaces, particularly during the winter season, should not be a long-term
concern. During holiday sales or special events (e.g. Black Friday), customer parking could be
challenging. 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. If consid-
eration is given to granting a variance to the minimum number of parking spaces, a condition
prohibiting the stockpiling of snow within the existing Menard’s parking lot is included in the list of
conditions at the end of this planning staff report for your consideration.
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 foot. As you can see, the parking ratio for the Menards
store in Cottage Grove ranks eighth of 13 stores. If 42 parking spaces are eliminated, then the
parking ratio increases.
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 8 of 12
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 cannot use these parking spaces.
City Department Review
Representatives from various City Departments reviewed the applicant’s revised development
plan. In general, losing 42 parking spaces was discussed, and including a condition that stock-
piling snow within the customer parking area was supported.
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 October 10, 2018. No
written comments were received as of October 16, 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 Code Title 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.
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 9 of 12
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
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 September 20, 2018) is attached.
Recommendation Options
As a supplement to this planning staff report, a copy of the planning staff report prepared for the
June 25, 2018, Planning Commission meeting is attached.
Option One
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. Without the approval of the parking variance, the site plan and conditional
use permit applications cannot be approved. The findings of facts for this recommendation are:
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 10 of 12
A. The existing 396 parking spaces presently provides an adequate number parking spaces for
this 161,160 square foot retail building. Eliminating 42 parking spaces will potentially create
parking issues that may adversely impact neighboring properties.
B. Menards current use of their property is reasonable. Only the minimum setback requirements
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 that will be reduced to 9.39 percent
if the proposed warehouse is constructed.
C. The City previously granted a variance to the minimum parking requirements, and the current
proposal to construct an accessory structure that eliminates 42 parking spaces is not
reasonable.
D. The property owner has created their own hardship by maximizing the buildable area and
outdoor storage area on their limited 14.9-acre parcel.
E. The requested parking variance is not unique to the Menards parcel. Other nonresidential
structures and developments are required to comply with minimum and maximum develop-
ment standards within the same zoning classification.
Option Two
That the Planning Commission recommends to the City Council approval of Menards site plan,
conditional use permit, and architectural and parking variances. This recommendation is based
on the following findings of facts:
A. Additional Class 1 exterior materials will be added on the north side of the 43,808 square foot
storage building. The north and west sides of the storage building will not be seen by the
general public because of the 20-foot tall wood fence.
B. Brick columns are proposed on the exterior face of the proposed 20-foot tall wooden fence
that is proposed between the storage building and retail store building. These brick columns
will accent the wood fence.
C. The proposed 20-foot tall wood fence between the storage building and retail store will screen
from the public’s view the merchandise/building materials racking system.
D. Brick materials matching the proposed brick columns on the fence and storage building will be
added to the existing concrete columns located at the front entrance and exit doorways on the
retail store.
E. The parking ratio proposed for the Menards – Cottage Grove store is similar to the Menards
store located in Hudson, WI and is greater than the parking ratios for the Menards store in
Eden Prairie, MN and Golden Valley, MN.
Approval for Menard’s variances, site plan and conditional use permit is subject to the following
conditions:
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 11 of 12
1. All applicable permits (i.e.; building, electrical, mechanical) and a commercial plan review
packet must be completed, submitted, and approved by the Building Official, Fire Marshal,
and Public Works Director prior to the commencement of any construction activities.
2. The applicant submits as-built drawings to the City upon completion of the stormwater basin,
storm sewer piping, and water and sanitary sewer systems.
3. Outdoor storage is prohibited within the customer parking area.
4. Irrigation shall be provided for all sodded and landscaped areas. The irrigation system shall
consist of an underground sprinkling system that is designed by a professional irrigation in-
staller to meet the water requirements of the site’s specific vegetation. Underground irrigation
is required to be installed along the back side of East Point Douglas Road that is on the
Menard’s property side. The system shall be detailed on the landscape plan.
5. All outdoor lighting must meet City Code requirements and must be downward directed with
cut-offs. The specifications of all light fixtures must be provided with the building permit
application.
6. The final architectural plans and exterior construction materials and colors must be reviewed
and approved by the Planning Department prior to the issuance of a building permit.
7. The grading and erosion control plan for the site must comply with NPDES II Permit require-
ments. Erosion control devices must be installed prior to commencement of any grading activ-
ity. Erosion control must be performed in accordance with the recommended practices of the
“Minnesota Construction Site Erosion and Sediment Control Planning Handbook” and the con-
ditions stipulated in Title 10-5-8, Erosion Control During Construction, of the City’s Subdivision
Ordinance.
8. The grading and erosion control plan must be revised to prevent surface runoff from impervious
surfaces from draining into East Point Douglas Road.
9. Storm sewer pipe must be reinforced concrete pipe (RCP).
10. The applicant shall incorporate the recommendations, requirements, and evaluations noted in
the Bolton & Menk memorandum dated October 16, 2018, into the final construction drawings
subject to modifications that are agreed to by the applicant and City Engineer.
11. The applicant is responsible for removing debris from East Point Douglas Road during their
grading and construction process. This street shall be swept clean daily or as needed. Parking
along East Point Douglas Road is prohibited.
12. The property owner is responsible for maintaining the private stormwater basin. A stormwater
maintenance agreement must be executed and a stormwater management plan must be sub-
mitted to the City prior to the issuance of a building permit. Based on the current stormwater
design, the offsite ponding fee for the project is estimated at $228,730.89. Once all comments
Planning Staff Report – Menards Warehouse Expansion
Planning Case Nos. SP2018-037, CUP2018-038, and V2018-039
October 17, 2018
Page 12 of 12
in the Bolton & Menk letter dated October 16, 2018 are addressed, a final offsite ponding fee
will be determined. This offsite ponding fee would be collected on the building permit.
13. A letter of credit in the amount of 150 percent of the landscape estimate and a revised land-
scaping plan shall be submitted to the City as required by City Code Title 11-6-5. The financial
guarantee shall be in effect for one year from the date of installation to ensure the installation,
survival, and replacement of the landscaping improvements. All the landscaping shown on the
landscaping plan dated September 13, 2018 must be planted in a timely manner, maintained
in good health at all times, and dead plantings replaced in a timely manner.
14. Area charges, connection charges, and related development fees and charges for this project
must be paid before a building permit is issued by the City.
15. All ground surfaces impacted by construction activity must be sodded and mowed.
16. All new signage must comply with the City’s Sign Ordinance regulations.
17. Stockpiling snow within the customer and Team Member parking areas shall not create a
negative parking situation that adversely affects adjacent properties.
18. The 20-foot tall wood fence must be stained and maintain a color that is complementary to the
brick columns and exterior Class 1 materials used for the storage building.
Prepared by:
John McCool, AICP
Senior Planner
Attachments:
Site Plan dated September 13, 2018
Warehouse Elevations dated September 13, 2018
Menards’ Responses to the Variance Criteria
Menards’ Letter date stamped September 20, 2018
Menards’ Responses to the Conditional Use Permit Criteria
Supplemental Planning Staff Report dated June 25, 2018
Menard’s Snow Removal Plan
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RE: Project Narrative-Menard, Inc.
Menard, Inc. is proposing a warehouse and lumber yard expansion at the current store location
in Cottage Grove. Included in this expansion will be a warehouse remodel and addition of 43,808 square
feet, a lumber yard addition east of the existing pallet racking line, fixture updates to the garden center,
and creation of a special order area and delivery staging area. These updates to the Menard prototype
are driven by a recent update to the store merchandising and layout plans. Further, the newly created
special order area and delivery staging area will help the store in capturing online sales via
Menards.com.
Menards has continually updated the store prototype to provide better Guest service and
deliver a better shopping experience. With these updates to the store in Cottage Grove,this Menards
location will be up-to-date with the latest prototype.
If you have any questions or would like further detail on the proposed project, please feel free
to contact me. My contact information is set forth below. I look forward to working with the City on
this project.
Kind rega;rds,
,, -
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Rodney We�kTt��"'w�����
Real Estate Representative
Menard, Inc.
715-876-2984
rwekkin@menard-inc.com
, RECEI�ED
SEP 20 2018
C(TY OF COTTAGE GROVE
. �
� p � RECEIVED
Variance Request Narrative SEP 2 0 2018
CfTY OF COTfAGE GROVE
Menard, Inc. is requesting two variances in conjunction with a proposed remodel and expansion
of our existing store location in Cottage Grove. The first is for a reduction in parking of 42 spaces to 358.
The property that the current store is situated is land locked and the only areas in which Menards can
expand to accommodate our current prototype is�vithin the parking lot. Menards would not put its
store operations at risk if we did not feel that 358 parking stalls were adequate to meet the store
operational needs. In addition, our busy season is drawn out over the spring and summer months which
have less volume of traffic over a longer period of time. Finally, in reviewing other stores within the Twin
Cities and comparing parking figures to sales figures, the 358 stalls falls in line with what other locations
are providing.
The second variance relates to building materials on the proposed accessory structure. We are
proposing to provide Class 1 materials on the north, east and south elevations. This gets us to 63.5%
Class 1 materials. We are unable to provide these types of materials on the western elevation due to
the merchandising plan that we are requiring with this expansion. To mitigate that, we have provided a
20' decorative fence with block columns to shield this area from any neighboring property. In addition,
this is not considered retail shopping area. The building is utilized only for the pickup of materials that
has already been purchased by our Guests. The accessory building does not have utilities and is not
climate controlled. The purpose of the accessory building is to provide added protection so we can
provide the best quality materials to our Guests.
With these considerations in mind, we respectfully request your consideration for these two
variances.
5101 MENARD DRIVE EAU CLAIRE, WI 54703-9625 PHONE (715) 876-5911 FAX (715) 876-2868
. �
a ,: - � o �
Variance Application Response to Ordinance Criteria R�C�(���
SEP 2 0 2018
The proposal puts the property to a reasonable use. C�OF�nAGE GROVE
• Menard, Inc. is of the opinion that the property is being used reasonable. We are expanding our
operations onto property we own to continue utilize the property for retail sales and display
area. We feel that our parking needs are adequately met and this remodel will be a big part to
the success of this store location moving forward.
There are unique circumstances to the property not created by the landowner. Please identify these
circumstances.
• The unique circumstances surrounding this property are related to the development of not only
our property, but the surrounding area. The property we own is too small for our current
prototype and the only means for expanding is to the side and partial front yard of the property.
In addition, the surrounding property is right-of-way, easements, or fully developed property
that either cannot be moved or would be too expensive to purchase.
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 the applicable,generally to other property within the same
zoning classification.
• The property surrounding the Menard, Inc. parcel has been fully developed. This is a unique
circumstance where we are unable to purchase additional property surrounding our store to
facilitate a remodel and expansion of an existing store.
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.
• Menard, Inc. is of the opinion that there will be no negative impact on adjacent property or an
increase in congestion of the public streets. This remodel will not necessarily increase traffic so
much as it will make a better shopping experience for our Guests. In addition all of the
proposed improvements will be within the lumber yard.
5101 MENARD DRIVE EAU CLAIRE, WI 54703-9625 PHONE (715) 876-5911 FAX (715) 876-2868
RECEIVED
Conditional Use Permit Response to Ordinance Criteria SEP 2 0 2018
CITY OF COTfAGE GROVE
A. Will the use be in conformity with the City's Comprehensive Plan and with the purpose,
intent,and applicable standards of the Zoning Ordinance? EXPLAIN
a. Yes,the use will be in conformance with the City's Comprehensive Plan. The proposed
expansion is a continuation of the commercial use that is currently at this site.
B. The use shall be located,designed, maintained and operated to be compatible with the
existing or intended character of that zoning district in which it is located. How does the
proposed use fit these criteria?
a. The proposed expansion and remodel is a continuation of the same use that is presently
at the site. The site operates as a retail home improvement building which is
compatible with the zoning district in which it is located. The proposed remodel will not
change the intended character of this zoning district.
C. The use shall not depreciate values of surrounding property. Explain effects of the proposed
use on surrounding property values.
a. The proposed use of the property is not changing. The site will continue to operate as a
home improvement retail store. Therefore, we feel that the remodeling of the store will
not have a negative impact on the values of surrounding property.
D. The use shall not be hazardous, detrimental or disturbing to present and potential
surrounding land uses due to noises,glare,smoke,dust,odor,fumes,water pollution
vibration,general unsightliness or other nuisances. Explain effects of proposed use.
a. The use of the property will not change from present conditions. We are of the opinion
that the present use is not hazardous, detrimental or disturbing to present and potential
surrounding land uses due to noises,glare, smoke, dust, odor, fumes, water pollution
vibration,general unsightliness or other nuisances. Because we feel that the existing
use does not cause these issues,the proposed expansion should continue to not cause
these issues.
E. The use shall generate only minimal vehicular traffic on local streets as defined by the
Transpiration Element of the Comprehensive Plan. The use shall not create traffic congestion,
unsafe access, or parking�eeds that will cause inconveniences to the adjoining properties.
Explain the transportation needs for the proposed use.
a. Access to the property will be the same as it operates today. Circulation of traffic will
flow similarity as it does today which does not impact adjoining properties. There will
be a reduction of parking associated with the store remodel, but after conferring with
the local management team, the reduction will not have an adverse impact on the store
operation or functionality.
F. The use shall be served adequately by essential public services such as streets, police,fire
protection and utilities. Explain how the proposed use will be served.
a. Yes,the property will continue to be served by public right of way, police, fire protection
and utilities that are all in existence today. This remodel will not impact how the
property is being served.
G. The use shall not create excessive additional requirements at public cost for public facilities
and services and shall not be detrimental to the economic welfare of the City. Justify this
statement.
a. There will not be excessive additional requirements at pubic cost associated with this
proposed expansion. The cost to expand will be the burden of Menards.
H. The use shall preserve and incorporate the site's important natural and scenic features into
the development of adjacent vacant land. Will these criteria be met?
a. There is limited area on the site to incorporate natural and scenic features of the
property. We have increased the landscaping surrounding the addition to the building.
I. The use shall cause minimal adverse environmental effects. List any effects.
a. The property is already developed and therefore additional adverse effects on the
environment are minimal.
J. The use shall not adversely affect the potential development of adjacent vacant land. List any
potential problems.
a. Menard, Inc. is of the opinion that the use shall not adversely affect the potential
development of adjacent land. The property surrounding our store location is fully
developed and any further development would be chaflenging.
RECEI�ED
SEP 20 2018
CRl'OF COTTAGE GROVE
_..,
� �
, � . �
�_ _._ _ �. � � �
Snow Removal Narrative—Cottage Grove, MN
The general snow removal plan places piles of snow around the perimeter of the parking area. The goal
is to pile the snow within the boulevards around our site so that there is no loss of parking. As the
boulevards become full with piles, the perimeter parking,which are Team Member parking stalls,are
the next area where snow is piied up. Typically,these are the parking areas used the least as these
areas are for our Team Members. We almost always have mvre Team Member parking stalls available
then Team Members working at any given time at our store locations. In addition to this plan, the
winter months, December through February, are the slowest for store traffic. It is a rare instance in
which during the winter months our stores are under parked. Hudson,for example, does much more in
yearly saies than the current Cottage Grove location and has the same number of parking stalls. Hudson
has not had any parking issues.
As a retailer, parking is one of the most important parts to our business. We would not put a plan
together that would put our Guest satisfaction in jeopardy. In years of unusually high snow events,we
have on occasion moved snow to an offsite location. But, because we feel that we are adequately
parked and have many exampies throughout the Twin Cities at stores that do the same or more in sales
volume, we do not anticipate having to move snow offsite.
�tECENED
�cr 12 zo�s
CITY OF COTTAGE GROVE
5101 MENARD DRIVE EAU CLAIRE, WI 54703-9625 PHONE (715) 876-5911 FAX (715) 876-2868
�
MEMORANDUM
Date:10/16/2018
To:Ryan Burfeind, PE
From:Brent Johnson, PE
Mike Boex, PE
Subject: Menards Expansion Preliminary Plan Review
City of Cottage Grove, MN
Project No.: N14.115715
This memo summarizes the review of documents submitted by Loucks, received 10/11/2018.
Documents reviewed include:
Menards Stormwater Management Report.pdf dated 06/12/18
Menards CG Civil Plans.pdf dated 04/05/18
CUP2018-056 Menards Expansion Site Plan.pdf sheet SP dated 06/13/18
General:
1.Menards is proposing a warehouse expansion project. A new warehouse will be constructed in
the area of the existing stormwater pond and the pond will be removed. An underground
stormwater feature is proposed to replace the existing pond. The underground feature will
include temporary storage and infiltration of stormwater.
2.Please clarify the source of the existing pond contours (surveyed, Lidar, etc.).
3.All storm sewer piping and structures up to the City’s 42” trunk storm pipe along East Point
Douglas Rd should be considered private and should be labeled as such on the plans.
4.An executed copy of the City’s standard stormwater maintenance agreement will be required.
5.As-built grading and utility plans will be required in GIS and PDF formats after construction.
Stormwater:
6.Stormwater Modeling:
a.Show the existing and proposed conditions drainage areas on a drawing. The HydroCAD
model indicates a drainage area of 12.6 acres. The parcel is 14.9 acres, please identify
the areas of the parcel that do not drain to the stormwater BMP.
b.Use 24-hour NOAA Atlas 14 Precipitation events for the stormwater analyses and
treatment designs. The submitted HydroCAD report shows the 100-year 24-hour rainfall
depth simulated as 7.2 inches. Please correct this depth to 7.4 inches for areas within
the City of Cottage Grove.
c.The Underground system details in the HydroCAD summary reports differ from the
details shown in the plans/ Please resolve these differences. For example, HydroCAD
indicates the CMP diameter is 72” where the Plans indicate 78” diameter. HydroCAD
indicates Device #2 is an 18.5” vertical orifice, while the plans indicate on Sheet C8-1 a
Menards Expansion Preliminary Plan Review
Page: 2
14” and a 12” orifice. HydroCAD indicates Device 1 is a 24” culvert, while the plans
indicate on Sheet C4-1 a 15” culvert.
7.Volume Control: The City requires a uniform volume control treatment equal to 1” of runoff
from the net increase in impervious areas. The Stormwater Report indicates 45,335 square feet
of impervious area will be added. The site plan indicates a net increase of 41,149 square feet.
Please resolve the differences in net impervious area and summarize the volume control
required and the expected infiltration volumes provided by the system.
a.The Menards site is not located within the Groundwater Management Area so
infiltration is allowable provided there are no other potential problems restricting
infiltration (such as depth to groundwater or bedrock) as outlined by the MN
Department of Health, or the MPCA Stormwater Manual.
b.Soil Borings: Soil borings are required in the vicinity of proposed volume control BMP.
Borings are needed to identify soil conditions and the presence of groundwater or
bedrock. Soil borings should extend a minimum of 5 feet below the lowest constructed
elevation of the proposed infiltration BMP.
c.Design Infiltration Rate: The design infiltration rate used is 0.45 inches per hour. Please
provide the rationale behind this infiltration rate.
d.Pretreatment: Adequate pretreatment of runoff (per guidance in the MN Stormwater
Manual) must be provided prior to discharge to the underground infiltration BMP.
Please also describe the expected maintenance needed to keep the BMP functioning
over time.
8.Water Quality: The City requires that new development projects include BMPs that at a
minimum achieve post-development reductions in TP and TSS by 50% and 80%, respectively.
Since the project site drains to the Mississippi River, Watershed rules call for a Total Phosphorus
(TP) loading rate of 0.22 lbs./acre/year or existing loading rates, whichever is less.
a.Water Quality Summary: The applicant shall submit a water quality summary including
a MIDS or P8 analysis.
9.Sheet C8-2 Civil Details: Detail of the 78” Perforated Underground Retention System includes a
NOTE: “If salting agents for snow and ice removal are used on or near the project, a
geomembrane barrier is recommended with the system…to protect the system from the
potential adverse effects…” Please explain whether this geomembrane is needed, and if so how
it works.
10.Freeboard standards: For stormwater facilities with emergency overflows, the low entry
elevation for all new structures must be a minimum of 3 feet above both the peak surface water
elevation for the 100-year precipitation event and 2 feet above the emergency overflow
elevation of any immediately adjacent new stormwater basin. The Stormwater Management
Report indicates the 100-year peak elevation in underground system is 801.9 feet. Please
identify on the plans the finished floor elevations of the existing and proposed buildings and
emergency overflow locations and elevations.
11.NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES
Construction Stormwater Permit will be required. The preliminary plans include erosion control
features and a SWPPP.
12.Any structure with a weir wall (see OCS detail on Sheet C8-1) shall be a minimum 5’ diameter.
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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