6.12. PCSR 10-26-2004 Item #6.12.
J
Elk
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner Ce
DATE: October 26, 2004
SUBJECT: Case No. CU 04-3I
Request by Wal-Mart for a Conditional Use Permit for a
Building Expansion
Request
The applicant is requesting a Conditional Use Permit for a building expansion.
Location
Lot 2, Block 2, Elk River Crossing
Zoning/ Land Use
PUD (Planned Unit Development) / HB (Highway Business)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by November 26, 2004
Attachments
• Location Map
• Memo from City Engineer
• Memo from Great River Energy
• • Applicants Project Narrative
• Elevations
• Overall Site Plan (C-2.0)
• Preliminary Site Plan (C-2.1 &C-2.2)
• Preliminary Grading Plan (C-3.0&C-3.1)
Planning Commission/CU 04-31
October 26,2004
Page 2
• Preliminary Utility Plan (C-4.0 & C-4.1)
• Preliminary Landscape Plan (L-1.0&L-2.0)
Overview
The original store received a Conditional Use Permit in October 1999 and a condition of
that approval required an amended CUP if an expansion was considered. The proposed
expansion complies with the original PUD with one slight variation from the original site
plan. This variation includes new building entrances, in addition to the expansion to the end
of the building. Two new store entrances will be built, requiring realignment of the drive
immediately in front of the store. The new design will minimize the curves that vehicles
now navigate while driving along the front of the store.
Analysis
•
The approved development plan proposed a 197,000 square foot building plus an area for
future expansion of 65,000 sqft for a total of 208,000 sqft. The original store was
constructed with 140,991 sqft and the expansion proposes 69,671 sqft, for a total area of
210,662 sqft. The expansion area is being constructed mainly to create a food center
(groceries,bakery and deli). The majority of the expansion will be to the east of the existing
building with some expansion to the south for new entrances.
The proposed building height will be less than 35-feet. The architectural scheme for the
expansion will be consistent with the original design with integrally colored rock face block
exterior, contrasting colors including earthwork tones with a green accent color. Also,
varying rooflines, accent materials at the two vestibule entrances, additional pilasters similar
to the existing, and an upgrade to the garden center entrance will be incorporated. In
addition, screening will be provided for trash compactors, truck wells, compressors, storage
areas and rooftop equipment.
The proposed building complies with design standards of Elk River Crossing.
Parking and Circulation
The original store was constructed with 757 parking stalls. There is 180,334 sqft of sales
area,which requires 902 parking spaces (1/200). The 30,328 sqft of warehouse space
requires 16 parking spaces (1/2,000). Total parking required is 918 and the expansion will
provide a total of 975 parking stalls. Parking lot light standards are anticipated to be
approximately 42-feet in height, similar to the existing height.
Staff does not recommend that more impervious surface be created at this site. The
proposed parking expansion at the west end of the site need only be shown as proof of
parking as there is an abundance of parking with the existing conditions.
If this expanded parking is approved,it will create a third access to/from the Wal-Mart site
off of Zane Street.
ti:\PLANNING\Case Files\2004\CU 04-31 Wal-Mart\CU 04-31_PC.doc
Planning Commission/CU 04-31
October 26,2004
Page 3
Landscaping
The proposed landscape plan is consistent with the existing landscaping. If the expanded
parking area to the west is not constructed, staff recommends that the boulevard tress
should still be planted, as indicated on the submitted landscape plan.
Great River Energy (GRE) indicated some concerns with existing boulevard trees and what
types of trees they would allow in their easement. All comments of GRE shall be addressed
and reflected on a revised landscape plan.
Grading, Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the
immediate vicinity or the public health, safety,morals, comfort, convenience or general welfare of the
neighborhood or the city.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant
properly.
4. Will be served adequately by and will not adversely affect essential public facilities and services
including streets,police and fire protection, drainage, refuse disposal, water and sewer systems,parks
and schools;and will not, in particular, create traffic congestion or interference with traffic on
adjacent and neighboring public thoroughfares.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will
be detrimental to any persons or propeny because of excessive traffic, noise, smoke,fumes,glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance.
7. Will fully comply with all other requirements of this Code, including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the
ciy.
If denial of such a permit should occur,it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
S:\PLANNING\Case Files\2004\CU 04-31 Wal-Mart\CU 04-31_PC.doc
Planning Commission/CU 04-31
October 26,2004
Page 4
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with
the following conditions:
1. All comments of the City Engineer shall be addressed.
2. All comments of Great River Energy shall be addressed and reflected on a
revised landscape plan.
3. If the applicant wishes to expand the building and/or the parking area, they
shall apply for an amendment to their Conditional Use Permit.
4. The dumpster and trash compactor be incorporated as part of the building
and the exterior consist of the same materials as the building.
5. The outdoor garden center shall be for seasonal display, sales and storage of
garden center related goods only. Display, sale and storage shall be limited to
April- September. Year round storage, sale and/or display is prohibited.
6. Semi trailers, dropped trailers or containers, or other trucks shall not be kept
on site or used for storage.
7. Overnight parking of recreational vehicles is prohibited.
8. Outdoor storage, outside of the building or within the garden center, of
pallets, boxes, bundled cardboard or other packaging material, broken
merchandise or merchandise not normally sold within the garden center is
prohibited.
9. The proposed parking expansion at the west end of the site be shown as proof
of parking.
S:\PLANNING\Case Files\2004\CU 04-31 Wal-Mart CU 04-31_PC.doc
�y of
Elk
River
13065 Orono Parkway
Elk River,MN 55330
October 12, 2004
File: 808331J-0240
Mr.Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River,MN 55330
RE: WAL-MART EXPANSION PLANS
Dear Mr.Leeseberg:
As requested,we have reviewed the submittal package prepared for the proposed Wal-Mart
expansion. The submittal package consisted of a set of construction plans with a site plan,
grading plan,utility plan, and landscaping plan. Also submitted were storm sewer
calculations. Both of these were prepared by McCombs Frank Roos&Associates, Inc.
Also submitted was a traffic analysis prepared by Benshoof&Associates, Inc. Based on our
review, comments received at the staff review meeting, and a meeting with the engineer for
the project from McCombs Frank Roos&Associates,we would offer the following
comments:
1. The proposed expansion consists of 69,671 additional square feet added to the almost
141,000 square feet existing building. This would bring the total building size to 210,662
feet. The bulk of the expansion is on the east side of the building. There are also minor
extensions in the front or south side of the building and on the west side of the building.
It is important to remember from an engineering standpoint that when Elk River
Crossing infrastructure was originally designed,this building expansion was anticipated.
Therefore,the drainage and utility system was originally designed to handle this
expansion.
2. From a sanitary sewer and water standpoint,three hydrants around the perimeter of the
existing building will have to be slightly relocated to make room for the expansion. The
entire building footprint of the existing store and the proposed expansion already has
watermain looped around it. With the relocation of the three existing hydrants,the
building should have adequate fire protection. There will be an additional water services
extended to the building; an 8-inch line for fire flow and a 3-inch line for domestic
consumption.
From a storm drainage standpoint,there will be some minor extensions of small
diameter storm sewer and catch basins to pick up the flow from the parking lot
Phone:763.635.1000
Pax:763.635.1090
www.ci.elk-river.mn.us
Wal-Mart Expansion
October 12,2004 Page 2
expansion to service the additional building area. This storm water will be conveyed to
the existing ponding areas located on the east and west sides of the Wal-Mart Store.
3. The traffic analysis indicates that even though the Wal-Mart Store will be increasing in
size by approximately 50 percent,the p.m. peak traffic will only increase by 103 trips (97
entering the site and 6 exiting the site). This modest growth in the p.m.peak hour traffic
is due to the fact that the expansion is for additional sales space. Therefore, customers
that are already traveling to Wal-Mart in the p.m.peak hour may shop for additional
items and the anticipated growth in the p.m. peak will only be traffic that is attracted by
the larger line of commercial sales.
4. The expansion of the parking lot is in an area to the southwest of the existing building.
There is a new access onto Zane Street that is proposed at the extreme western edge of
the parking lot expansion. The additional driveway onto Zane lines with an existing
driveway on the west side. We would agree with the traffic analysis that concludes that
the additional driveway will enhance traffic operations within the Wal-Mart site and will
not have a negative impact on the Zane Street traffic.
Based on the fact that this expansion was anticipated when the infrastructure for Elk River
Crossing was originally constructed,we would recommend approval of the proposed
expansion, from an engineering standpoint. If you have any questions regarding any of these
comments,please call.
Sincerely,
Terry J. Maurer,P.E.
City Engineer
S:\PLANNING\Case Files\2004\CU 04-31 Wal-Mart\Engineers memo.doc
14,), :r.
k
GREAT RIVER OCT 1 5 2004
ENERGY'
17845 East Highway 10 • P.O. Box 800 • Elk River, Minnesota 55330-0800 • 763-441-3121 • Fax 763-241-2366
October 14, 2004 W.O. 5461
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: Wal.Mart Expansion - Conditional Use Permit— Case No. CU 04-31
Public Hearings - October 26, 2004 and November 15, 2004
Great River Energy Easement CO-ELX-01.01
Dear Ms. McPherson:
Great River Energy (GRE) owns and operates a 69 kilovolt transmission line over and
across a portion of the applicant's property in Elk River. , accordance with the legal notice
in the October 13, 2004 Star News regarding the 'prpose'd expansion of the War Mart
shopping center, GRE offers the following comments:'
1. GRE encumbers the westerly 70 feet of Section 35 (part of the applicant's proposed
parking lot expansion area) with an easement for the purpose of operating and
maintaining an electric transmission line.
2. In addition to operating the transmission line, the easement provides GRE the right
to remove certain trees located within the defined 70-foot wide easement area.
3. GRE requests that the applicant be required to plant only shrubs or low-growing
ornamental trees within the defined 70-foot wide easement area; i.e. species that do
not exceed 18 feet at full maturity.
4. GRE requests that the applicant be prohibited from placing any parking lot light
standards within the defined 70-foot wide easement area unless reviewed and
approved by GRE engineering staff.
5. The applicant currently 'has several boulevard trees along Zane Street that are
located within the defined 70-foot wide easement area. The trees are of a species
that will reach a mature height of 50 feet or more. GRE requests that the applicant
be required to relocate or remove the existing boulevard trees that are located within
the defined easement area. Failure to remove those trees in a timely manner will
likely result in their complete removal within five years by GRE in accordance with
specific rights contained in the transmission line easement.
GRE does not plan to be in attendance at the public hearing. We request that the items
contained above be considered GRE's official comments and thereby should be made a
part of the official public hearing record.
Direct Dial (763)241-2337 E-Mail_rheuringgagrenerg}.com FAX 253J241-6011__
www.GreatRiverEnergy.com �
A Touchstone Energy® ,.
Cooperative �-h
Ms. Michele McPherson
City of Elk River
October 14, 2004
Page Two
Please contact me if you have any questions regarding this matter.
Sincerely,
GREAT RIVER ENERGY
•ck Heuring
Field Representati e
CC: Gary Ostrom, GRE - Land Rights Supervisor
R H:j h\r:\co-elx\acq\permit\cityofelkriver\cityltrrewa Imartexpansion.doc
Direct Dial (763)241-2337 E-Mail rheuring @grenergy.com FAX (763) 241.6011
ELK RIVER WAL-MART STORE#3209-01
PROJECT NARRATIVE
September, 2004
The project site, located at 18185 Zane Street in Elk River, Minnesota, was previously
approved as part of a Planned Unit Development (C-3 Highway Commercial district) for
a Wal-Mart Retail Store with future expansion (65,000 SF) on December 21, 1999. A
Conditional Use Permit (CUP)was approved by City Council on October 18, 1999. The
total Wal-Mart parcel comprises 28.3 acres; however, approximately 8.3 acres will be
disturbed for grading, paving, landscaping and utility infrastructure improvements.
Zoning
As stated above, the original store was approved as part of a PUD. Provisions of the
CUP require Wal-Mart to revise the CUP when any proposed expansion to the store and
parking take place. The expansion proposes to comply with the original PUD with one
slight variation from the original site plan. This variation includes new building
entrances, in addition to the expansion to the end of the building. Two new store
entrances will be built, requiring realignment of the drive immediately in front of the
store. The new design will minimize the curves that vehicles now deal with while driving
along the front of the store.
Site/Building
The original store was originally constructed for 140,991 SF of retail building area with
757 parking stalls (5.3 ratio). The expansion proposes 69,671 SF for a total building area
of 210,662 SF. Excluding warehouse space there is 180,334 SF of net sales area, which
requires 902 parking spaces (1/200). The 30,328 SF of warehouse space requires 16
parking spaces (1/2,000). Total parking spaces required is 918; therefore, we do exceed
the parking spaces required by Code. The expansion will provide a total of 975 parking
stalls.
The proposed building heights will be less than 35' above their average grade lines.
Parking lot light standards are anticipated to be approximately 42' in height, similar to
the existing height. The architectural scheme for the expansion will be consistent with
the original design to maintain and enhance the neighboring property; i.e., painted block
exterior, contrasting colors including earthwork tones with a green accent color, varying
roofline, accent materials at the two vestibule entrances, additional pilasters similar to
existing, and an upgrade to the garden center entrance. In addition, screening will be
provided for trash compactors, truck wells, compressors, storage areas, rooftop
equipment, etc. as required in the code.
Storm Analysis
The original storm design analysis included the store expansion area, which was designed
for the 10- and 100-year storm events. The storm runoff was designed to drain to two
sedimentation basins, and then to wetland areas located north and south of the building.
Enclosed are the design calculations comparing the original existing and proposed
Elk River Wal-Mart Store #3209-01
September 2004
volumes and flow rates for the 10- and 100-year storm events. These calculations were
prepared assuming that the Wal-Mart expansion was built and that lots west of Zane
Street were all fully developed.
It is our understanding based on conversations with the City Engineer that the storm
analysis review would be done by the City. We have not submitted the design to any
watershed organization at this time
Utilities
Some utility relocations and upgrades will be necessary for the expansion. These issues
will be coordinated with the appropriate jurisdiction.
Traffic
A traffic analysis has been updated for the following intersections:
Main Street/Trunk Highway 169
Main Street/Zane Street
Based on this updated analysis by Benshoof&Associates (Traffic Study dated September
13, 2004) it was concluded that after completion of the proposed expansion, the Level of
Service at the above intersections would not be negatively impacted by the development.
It was also concluded that provision of an additional entrance to the Wal-Mart site would
enhance traffic operation by distributing Wal-Mart traffic among three driveways.
Environmental
A Phase I Environmental Site Assessment was prepared on September 21, 1999, for the
project site. At that time the assessment revealed no indications of recognized
environmental conditions in connection with the site.
A Phase II Environmental Site Assessment was prepared on April 11, 2000, for a shop
building located on the site. Soil samples collected near a floor hoist and floor drains did
not indicate the presence of solvents, petroleum or metal contamination.
A Hazardous Building Materials Inspection was prepared on March 27, 2000, for several
buildings occupying the site at that time. Both lead-based paint and asbestos were found
in these buildings in variable concentrations. These materials were all abated during
demolition of the buildings in preparation for construction of the existing store.
We understand that no additional reviews are necessary from the Watershed District or
other City boards. These reviews were covered with the original store approval.
Enclosures: Stormwater Drainage Review Memorandum
Traffic Study
CLIP—dated October 18, 1999
2
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Name - MCCesnbs Frank Horn tor vs.r/eve—es32
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Revisions hereby a ter Riot c� of _ prepares Mas by oe5g a -".:TN
E'gin eenhq] • Cionnuig • Surveying WAL+MART EXPANSION #3209-01
ly L nsed Landscape A chO 1 prawn '
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der M l Ue t r a iee [ WN 15050 23rd Avenue vorM ELK RIVER, MIN-NE 80/TA
pole 09,27%06 Plymouth M'ne f 55447
,. 763/4 6015 WAL*MART STORES, INC.
N me KATHLEEN o 'JNNE L App a Roc
T - - _ - McCombs Frank Boos t, 763/4-'6-85.32
3 - - - pate 9.y/0y Lice p 0882_ App ea Ng_ Associates,Int PFEtM PIAKI" LA�I[l (,APB PLAN
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to 09 /03
f e nes f 5544
o - - ss to - WAL*MART STORES, INC.
Cheh d Koc °h one 7 476 8532
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Halle_KAnuFEN oco iNeLL - — _ McCombs Rank Roos 'e.. /63a6 asaz
- Date 9/27/o1 L=e2ee X_,0E02 Approved Koc 011 Aaaxlalw,ln¢ PRELIMINARY l AND`■ APE PLAN