6.1 ter
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ITEM 6.1.
tI'ty of �
lkMEMORANDUM
River
TO: Planning Commission
FROM: Steven B. Ach, City Planner,` ?
DATE: March 26, 1996
SUBJECT: Conditional Use Permit Request by
Menards, Inc., Public Hearing Case
No. CU 96-2
Request
Menards, Inc. is requesting a conditional use permit for site plan approval to
construct a 160,680 square foot commercial building in Hillside Crossing II.
Location
The southeast corner of Highway 169 and 197th Avenue.
Zoning/Land Use
PUD (Planned Unit Development) / HB (Highway Business)
Attachments
• Memo from the City Engineer dated 3/22/96
• Location Map
• Zoning Map
• Letter from the Fire Chief
• Letter from the Police Department
• Letter from Resident
• Letter from Menards regarding parking
• Development sign
• Development plans
Project Overview
Menards, Inc. is proposing a 160,680 square foot facility in the Hillside
• Crossing II planned unit development. The project is located on an
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission/CU 96-2 Page 2
March 26, 1996
• The Menards store will have its floor area divided up in the following
fashion:
Sales area - 104,370 sq. ft.
Receiving area - 13,410 sq. ft.
Warehouse - 42,900 sq. ft.
Surrounding the building on the south, east and north side will be a 14 foot
high wall constructed of 2'x 8' vertical wood siding and a pre-finished metal
roof extending towards the interior of the storage area. On the inside of this
wall will be a series of racks to accommodate product (i.e., lumber and other
products) storage. This fenced-in storage area will be completely secured
with customer control at the southwest corner of the building. The fire chief
has also asked for a emergency access point into the storage area at the
northwest corner. However, that access will be secured at all times except in
the event of an emergency, whereby the access may be utilized.
Traffic/Access/Parking
Two curb cuts are proposed off of Evans Avenue, both of which are consistent
with the development plans that were approved for Hillside Crossing II. The
• southerly access is slightly larger to allow convenient semi traffic
accessibility, as well as customers leaving the site following their pick up of
lumber and other home improvement supplies from the yard storage area.
The site plan includes a total of 410 parking stalls (including handicap) as
recommended by the Planning Commission. As discussed in the staff's
previous report to the Planning Commission, the parking stalls proposed by
Menards is less than the City's standards for retail space. Typically retail
space is required to have one space for every 200 square feet of floor area.
Menards' proposal provides parking based on a ratio of one stall for every 255
square feet of retail (104,370 square feet) space. Attached is a letter from
Menards outlining the number stalls that have been provided at other stores.
The Police Department has also included a memo referencing the parking
issue.
Outdoor Display
The proposed site plan illustrates a 20' x 90' yard barn display area at the
northwest corner of the building. In addition to this yard barn display area,
Menards will also be proposing to have various fence displays attached to the
front face of the building between the northwest corner of the building and
the main entrance to the building. There is no additional outdoor display
proposed for the sidewalk areas along the front of the building. The
• Planning Commission may want to discuss whether these outdoor display
areas should occur in the areas proposed or be relocated either within the
s:\planning\pc\cu96-2.doc
Memo to Planning Commission/CU 96-2 Page 3
March 26, 1996
• yard storage area or at another location on site. Relocating the yard barn
display area will provide additional opportunity for impervious landscaped
areas. If the barn display remains at its proposed location a ten foot setback
will need to be established.
Site Plan Review
Staff has reviewed the proposed site plans submitted by Menards and would
offer the following comments:
Site Plan
1. The perimeter screening structure (14 ft. wall) will need to maintain a
10 ft. setback from the property line. As presented the setback
appears to be met.
2. If the outdoor yard barn display area is to occur at its proposed
location, it will need to be set back 10 feet from the property line.
Parking and Circulation
• 1. The southerly access off of Evans Avenue should have a width no
greater than 36 feet. The curb cut radius' onto Evans Avenue can be
increased to improve the turning movements for both semi traffic and
customer traffic.
2. Traffic control/landscaped islands will need to be provided throughout
the parking area. These locations are generally at the ends of every
other parking row, with the exception of islands being provided at the
end of each parking row along the northerly entrance into the site.
3. Revised plans should include a typical parking stall detail with
dimensions for staff review.
4. Parking area will need to be bound with B612 concrete curb and
gutter.
Refuse Collection
1. Menards has indicated that all of their refuse collection will occur
within the enclosed yard area; therefore, no screened enclosures will
be necessary.
IP
s:\planning\p c\cu96-2.doc
Memo to Planning Commission/CU 96-2 Page 4
March 26, 1996
IIFire Protection
1. An emergency access will need to be provided just north of the
northwest corner of the Menards building, providing a secondary
access to the enclosed yard storage area. This access can be secured at
all times with the exception of emergency events where the access may
be utilized.
2. Fire hydrant locations will need to be identified and included as part
of the final set of plans. These locations will need to be verified and
approved by the fire chief.
3. "No Parking Fire Lane" signs will need to be provided primarily along
the west side of the building and possible other locations throughout
the site. Once again, the exact location and spacing of these signs will
need to be coordinated with the fire chief.
* Please see attached memo from the fire chief dated March 8, 1996.
Landscaping
• 1. The quantity of landscaping proposed on site meets the City's
ordinances. However, staff would recommend having the number
slightly increased to improve the buffering to the east residential area,
as well as increasing some additional landscaping along Evans
Avenue.
2. In talking with Menards apparently a typical underground irrigation
system will not be provided; however, Menards will be installing a
system that they have utilized in their other facilities.
3. The proposed landscaping along 196th Avenue will have to be placed
outside of the right-of-way.
4. It is recommended that additional landscaping be provided in the
southeast corner of the site to improve the buffering to the residential.
5. There may be some existing trees that are saved immediately south of
the proposed building. If this is to occur, obviously the landscaping
plan will need to be revised.
6. All of the traffic/landscaped islands in the parking lot should include
landscaping as shown on a typical landscape island detail on the
.
proposed plans.
s:\planning\pc\cu96-2.doc
Memo to Planning Commission/CU 96-2 Page 5
March 26, 1996
• 7. As part of the planned unit development, a landscaping theme has
been utilized within Hillside Crossing I and is proposed to continue
into the Hillside Crossing II. These themes will need to be
incorporated along Evans Avenue and at the entrance points to the
Menards facility.
8. Size of proposed landscaped material will need to meet the City's
performance standards. Overstory trees will need to be a minimum of
two inches in diameter and conifers 6 feet in height.
Building Materials
1. The building is proposed to be pre-cast concrete insulated wall panels
with a decorative smooth band along the front entrance (west
elevation) of the building. It is recommended that an attempt be made
to incorporate common architectural elements that may be
implemented throughout the planned unit development.
Signage
1. As shown on the proposed plans Menards will have eight product
. identification signs along the west elevation of their building, along
with a red neon internally lit "Menards" sign between the entrance
and exit. In addition, an internally lit "Welcome" sign will also be
provided between the entrance and exit to the building.
2. No signage will be used on the north, east or south elevations of the
building.
3. Free-standing sign will be limited to the project development sign as
approved as part of the planned unit development. See attachment A.
Drainage and Utilities
1. The City Engineer will be reviewing the grading and utility plan. At
the time of this memo a grading plan had not been submitted.
Recommendation
It is recommended the Planning Commission recommend approval of the
conditional use permit request for site plan review by Menards, Inc. to
construct a 160,680 sq. ft. facility with the following conditions:
•
s:\planning\pc\cu96-2.doc
Memo to Planning Commission/CU 96-2 Page 6
March 26, 1996
III 1. All of staff's comments outlined in the report to the Planning
Commission dated March 25, 1996, be incorporated into the revised set
of plans prior to issuance of a building permit.
2. All of the City Engineer's comments in the memo dated March 22,
1996, be incorporated into the development plans prior to issuance of a
building permit.
3. All outdoor storage and display along the front of the building shall be
approved by the City Council.
•
III
s:\planning\p c\cu96-2.doc
• i1st St
CONSCLTING ENGINEERS March 22, 1996
File: 230-302-11
1326 Energy Park Drive
St.Paul,MN 55108
612-644-4389 Mr. Steve Ach
1-800-888-2923 City Planner
Fax:612-644-9446 City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: MENARDS SITE PLAN REVIEW
Dear Mr. Ach:
As requested, we have reviewed the site plan for the proposed Menards facility to be
CIVIL ENGINEERING: located in the Hillside Crossing II development. The site plan we received was prepared
ENVIRONMENTAL by Menards and dated February 20, 1996. As of the date of this memo, we have not
MUNICIPAL received a drainage and utility plan or any drainage calculations. Based on our review,
•PLANNING we would offer the following comments:
SOLID WASTE
STRUCTURAL 1. One of the proposed driveway entrances off of Evans Avenue is shown as 40 feet
SURVEYING wide. The ordinance limits commercial driveways to 30 feet. Unless a reason can
TRAFFIC be shown to allow a wider driveway, we would recommend that the driveway be
TRANSPORTATION reduced to 30 feet and larger radii used to facilitate turning movements of trucks.
ELECTRICAL/MECHANICAL 2. The plantings shown around the perimeter of the site will generally fall in the
ENGINEERING: drainage and utility easements. This may cause a slight conflict with the placement
HVAC of utilities in these easements.
POWER DISTRIBUTION
SCADA 3. The sign located in the southwest corner of the site will also fall within the
SYSTEM CONTROLS
drainage and utility easement.
4. The parking stalls located along the south line near the west end are undesirable,
given the traffic expected to be entering and exiting the yard at that point.
5. Additional concrete islands should be placed on the east end of the parking lanes
to delineate the parking from the drive isles.
6. The Fire Chief has reviewed the site and indicated his desire for an additional
• OFFICES IN: emergency entrance into the yard at the north side of the building. This will
MINNEAPOLIS require some reconfiguration of the yard barn display, landscaping in this area, and
PRIOR LAKE parking.
ST.PAUL
WASECA
An Equal Opportunity Employer
• Mr. Steve Ach
March 22, 1996
Page Two
7. I have had a number of conversations with the engineer working on the grading,
drainage, and utility plan for this site. From these conversations, I am reasonably
confident that the plan when submitted will comply with the overall grading,
drainage, and utility plan for the Hillside Crossing II development.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
6:G` )fiat
Terry J. Maurer, P.E.
TJM:tw
302-2211.mar
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13065 Orono Parkway • P.O.Box 490 CASE: CU 96-2
Elk River,MN 55330
ty of / MEMORANDUM
lkRi•
ver TO: Steve Ach
FROM: Bruce A.West
Fire Chief
DATE: March 8, 1996
SUBJECT: Menards, Elk River Minnesota
Proposed Site Plan
After review of the Menards proposed site plan, and with discussion during
staff review, I have a few comments that I would like to make reference to at
this time.
1. Designated no parking fire lane area. The entire westside of the
Menards complex which entails the front elevation or entrance area
shall be designated a "no parking fire lane" area. This includes the
• entire west area north to south side.
2. Emergency access in the northwest corner of the complex near the
yard barn display area. After review of the site layout plan, one of my
concerns is access to the west side of the building in an emergency
situation. A gate added to the northwest corner chainlink fence near
the yard barn display, would allow emergency vehicles access to all
area of the Menards complex. This gate could be locked at all times
with accessibility only in an emergency situation for Police or Fire. We
would like to see a gate with a fourteen foot clear opening in this area.
3. After review of the hydrant locations surrounding the complex, I have
one change or concern referencing the hydrant in the southwest corner
by the yard gate canopy. I would like to see the hydrant moved from
the present proposed location along the parking stall area east into the
landscape island and landscape planter area. The remaining hydrant
locations have been reviewed and are acceptable at this time.
If you have any questions referencing the issues raised, please feel free to
give me a call at the Elk River Fire Department 441-4919.
110 s:\offsite\sachmen.doc
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memorandum
/ To: Steve Ach, City Planner
• :>., From: Michelle Masica/Cheryll Edinger
Elk ; River Date: March 8, 1996
Police Department Subject: Menards Future Site
Cheryll and I have a few questions regarding the site plan. We
were wondering how high the chain link fence is going to be . We
also checked one of our reference books on parking and the book
recommended 600 parking stalls for the size of the retail store .
We are not sure what the city codes require .
We also were looking at the parking lot lighting. We would like
to recommend that some changes be made. We feel that certain
spots will not have adequate lighting due to the positions of
light poles .
Our last question is about the landscape planter. The plan shows
it will be 5' high and have shrubs . With the barn display behind
it, we feel this may obstruct natural surveillance .
If you would like further explanations on any of our
• recommendations, feel free to contact one of us .
13065 Orono Parkway • P.O. Box 723 • Elk River, MN 55330 • (612) 441-2324 • Fax (612) 441-8937
1y�ti�9 Cheryl Becker
11452 197th Avenue NW
Elk River, MN. 55330
• Planning Department
Elk River City Hall
PO Box 490
Elk River, MN. 55330
Attention Debbie Kleckner and Planning Commission,
I would like this information to be in the packet that
goes to the Planning Commission prior to the March 26, 1996
meeting concerning the M.ennards Project P96-1 . Please address
this at the meeting. I have to write this because with my
business and other obligations with my children I cannot always
make it to the meeting.
I was at the public hearing with the Council on March 11th.
My house is only 40 feet from where the East line of the project
intersects my back property line. My home sits on the South
side of 197th and only 30 feet from the back property line
which is a common property line for the project.
• At the Council meeting on March 11th it was decided:
1 . The "trail corridor" be removed because there shouldn' t
be public walkways across backyards of residences and because
of how close it was to my back door.
2 . The 75 foot no-cut strip on the North end of the project
was then decreased to 50 feet without knowledge to me or the
Council of how close this puts the parking lot to my house.
3 . The developer was able to decrease the footage of 25 feet
to 10 feet from the no-cut strip to start his parking lot for
this Outlot Kill:mut knowledge to the Council or me how much
closer this put the parking to my house .
Therefore, a parking lot with cars and public will be only 90
feet from my house and only 50 feet from my back property line.
I am extremenly happy with the trail corridor being removed
but decreasing the no-cut strip and increasing his parking
• lot puts the public right back only 90 feet from my house
and only 50 feet from my property line. The developer
:ained 40 feet on the north side of his Outlot B, and I still
have the public and now t e out o j .ui sing, an. .. s er
TT-TV-house, property and daycare.
I run a daycare and have done so for 10 years . I am very
concerned about the children wandering off, following strangers ,
411 or disappearing. The state will require me to put up a fence
for the safety of the children.
As for my home and privacy, I do not want the public so
close with easy access to my property for vandalise , theft,
and crime.
Suggestions :
1 . Increase the North no-cut strip back to the 75 feet that
it was origionally set for. This would help me with my privacy
and by business and the parry for the safety of the children.
I was established here first and the- developer agreed to this
before. It was changed by the Council and developer without
the Council or myself knowing how close the intersection of
this project was to my home.
2 . As a neighborhood this 75 foot no-cut strip verses the 50
foot helps us as homeowners so we do not have to look at backs
of buildings, parking lots , lights , parked cars and dumpsters .
I feel we were here first and this re-zoning occured afterwards .
If I knew this re-zoning was going to happen and this project
was coming in, I wouldn' t have purchased this property nor
built in this neighborhood.
A. a single mom raising three children, maintaining my home and
running my daycare business , I am asking for your help in this
situation and with these issues . I do not have funds available
to put up a fence for the safety of the children and for my
privacy that is being taken away, and I feel I have been put
in jeapardy for vandalism, and crime with the public having close
access to my property, and my daycare business is being infinged
upon.
Thank you for your time in reading this and addressing these
issues .
Very concerned,
(X/ty/e/ 42.
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February 2, 1996
Mr. Steve Ach
City of Elk River
13065 Orono Parkway
P. 0. Box 490
Elk River,MN 55330
RE: Parking requirements for the proposed Menards store,Elk River,MN
Dear Mr. Ach:
Menards parking needs are not as high as most of the typical major retailers. Our use is
somewhat different, our aisles tend to be wider,our products tend to be bulkier and our outdoor storage
area is larger.
I am providing you with an updated store list of Menards old and new prototype stores. The list
indicates the number of available parking stalls at each location and the store opening date. As you can
see from the list, the number of parking stalls we are proposing for Elk River is consistent with the
•
number of available parking stalls at our other locations.
The total square footage of the new prototype store is 160,680 square feet. But, not all of that
is actual sales area. Only 104,370 square feet is sales area with the remainder consisting of 42,900
square feet of unheated warehouse area and 13,410 square feet of receiving area. The old prototype
store had about 60,000 square feet of sales area and about 50,000 square feet of warehouse and
receiving area.
It should be noted that at any one time, during business hours, we've found that approximately
25% of our customers are in the outdoor storage area with their vehicles picking up products they
purchased in the store and not parked in the front parking lot.
Finally, keep in mind that we do not receive the mad Christmas rush that most retailers count
on. These retailers design their parking lots mainly around this one month of the year. Our busier times
are a little more spread out,generally occurring in the spring and fall.
•
Thank you for your consideration in this matter.
Sincerely,
.
•
ary Colby
Senior Project Manager
Menard,Inc.
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4777 MENARD DRIVE EAU CLAIRE, WI 54703-9625 TELEPHONE (715) 876-5911 FAXit- 71 s-alr,Am1
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Menards Home Improvement Centers
Available Parking
Prototype IIJL160,000 s.f.)
Store
Location #Parking Stalls Opening Date
Appleton, WI 403 9-7-95
Batavia, IL 407 T.B.A.
Bellevue, NE 411 12-21-95
Bellevue, WI 422 - T.B.A.
Cottage Grove, MN 405 T.B.A.
Dolton, IL 426 T.B.A.
Eau Claire West, WI 415 2-08-96
Fox Lake, IL 397 T.B.A.
Madison, WI 444 T.B.A.
Minot, ND 401 T.B.A.
Onalaska, WI 407 2-15-96
Sterling, IL 417 T.B.A.
• Proto ype II (145,000 s.fj
Ankeny, IA 298 8-11-94
Bradley, IL 343 12-15-94
Cedar Rapids, IA 356 8-10-95
Chicago, IL 249 T.B.A.
Council Bluffs, IA 319 1-94
Elkhart, IN 319 12-22-95
Fond du Lac, WI 350 8-03-95
Goshen, IN 327 1-5-95
Grand Island, NE 335 3-16-95
Grand Rapids, MI 374 1-26-95
Gurnee, IL 317 3-94
Hudson, WI 317 6-30-94
Indianapolis North, IN 363 2-94
Indianapolis South, IN 311 3-94
Iowa City, IA 319 9-1-94
Machesney Park, IL 363 10-19-95
Mason City, IA 330 12-15-94
Matteson, IL 302 4-28-94
Mishawaka, IN 339 1-05-95
• Norfolk, NE 323 3-09-95
Norton Shores, MI 323 2-16-95
III Store
Location # Parking Stalls Opening Date
Sioux City, IA 256 1-91
Sioux Falls, SD 228 4-90
Springfield, IL 232 1-90
Urbandale, IA 211 1-86
Waterloo, IA 198 12-84
Waukesha, WI 248 12-83
Wausau, WI 221 10-78
West Allis, WI 236 8-87
West Burlington, IA 249 1-91
•
•
MAR- 6-1996 14:29 R I VERS I DE DEVELOPMENT 612 441 4575 P.03/03
ATTACHMENT "A"
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• March 22, 1996
Letter to City Council,
Let me start this out by saying that I'm all for the Menards project. Just a couple of
issues I need to get of my chest.
#1-WOODLANDS. I hope the city council can come to a compromise with the
developer and find a way to preserve some of the natural beauty this plot contains. We
all know that the easiest way to build a development is to start from scratch. (NO
TREES-FLAT LOT). Well the easiest way isn't always the best. I understand that there
are some elevation concerns involved, but with all the timber in there I would think some
trees match up with final grade; that aren't in the way of buildings. Also, why not save as
many trees possible along Hwy. 169? With the signs that will be on the highway
informing motorist of what is in the development, I don't believe knowing what is in
there will be a problem. Let's add to it's beauty by preserving it's beauty. If we continue
to destroy trees that have been around for 75 to 100 years, Elk River will have to hire a
• forester to take care of all the small trees that take there place.
#2-TRAFFIC. I live three houses east of Hwy. 169 and on the north side of 197th Ave.
By adding 12,000 to 14,000 cars per day on this already busy residential street; you will
be increasing the number of people that think my driveway is some kind of turn-around
I suggest adding a right-in right-out off of 169. this would reduce traffic on 197th Ave. I
am aware of a deal that was made with MN-DOT that hampers city in adding this option.
but if city made that deal, why not make another one to allow this to happen? There are
several right-in right-outs along Hwy. 10 at many businesses in Ramsey and Elk River.
There will also definitely have to be stoplight installed at Hwy. 169 and 197th Ave. Just
try and get across 169 sometime on a Friday afternoon in the summer time. This has to
be one of the busiest highways for boats and campers I have seen. In my opinion we
need to try and develop to the east & west on Hwy. 10 in the future. If this trend of
building to the north on 169 continues; we will have to install a walkway over the
highway just so our kids can cross safely.
Jeff Meyer
11475 197th Ave.
Elk River
1111