6.3. SR 09-19-2005
Item # 6. 3 .
MEMORANDUM
TO: Mayor and City Council
FROM: Chris Leeseberg, Planner"-
DATE: September 19,2005
SUBJECT: Case No. CU 05-15
Request by Tractor Supply for a Conditional Use Permit to
Construct a Commercial Retail Building
Request
The applicant is requesting a CUP to construct a Tractor Supply commercial retail sales
facility.
Location
Elk River Crossing 6th Addition
Lot 1, Block 1
Zoningl 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 September 21, 2005
Attachments
. Location Map
. Memo from the City Engineer
. Applicant's Narrative
. Time Magazine Article
. Civil Drawings (1 through 5)
. Building Plan (A-1)
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
City Council / CU 05-15
September 19, 2005
Page 2
. Elevations (AE201)
. Rendering of Building
Overview
The 23,630 sqft proposed retail building will have a fenced-in outdoor storage area on the
east side of the building. Parking will surround most of the north and west sides of the
building. The main access to the site will be shared with Maxsun Furniture from 179th
A venue with a secondary access for deliveries from Industrial Circle.
The surrounding uses consist of Business Park to the south and the Elk River Crossing PUD
with retail businesses to the north. The furniture store will occupy the lot direcrly to the
east, which will share access to the sites.
Analysis
The 23,630 sqft building will be 22'-8" tall in the front and taper down towards the back.
Integrally colored split-face concrete masonry units (CMU) scored to 8" x 8" units will
comprise the 10-foot wainscot. The area above the wainscoting will be integrally colored
split-face CMU. Red brick pilasters, 18" deep, are provided around all four facades with
brick columns at the entrance. A single 8" high red glazed tile band is proposed around the
entire building, separating the two different CMU materials. There will be forest green
accents on the coping, the standing seam metal roof of the entrance and the aluminum
storefront entrance.
Located direcrly to the east of the building is a proposed wrought iron fenced-in side lot.
This will be used to store merchandise and seasonal equipment for sale. . Staff and the
Planning Commission recommend that seasonal displays not be allowed outside of the
fenced in area with the exception of the area between the parking and the north side of the
building/ fenced-in area.
The design of the trash enclosure was not indicated but will need to comply with the design
guidelines which state, ''shall be an enclosure constructed if the same materials and colors as those used in
the building. "
Signage was not indicated on the elevation drawings, but did show on the rendering. The
applicant is requesting two walls signs in lieu of an allowed monument sign. This condition
has been allowed on other buildings in this development and staff supports this request.
Parking and Circulation
The primary access to the site is on the north side of the site and will be at a shared entrance,
opposite the Home Depot entrance. A secondary shared access will be on the south side of
the site off of Industrial Circle. The parking lot indicates 105 parking stalls, which does meet
the ordinance requirements.
S:\PLANNING\Case Files\2005\CU 05-15 Tractor Supply\CU 05-15_CC.doc
City Council! CU 05-15
September 19, 2005
Page 3
Landscaping
The landscape plan complies with the ordinance requirements.
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, i,!jure or detrimentallY qffect the use and e,!jqyment of other property in the
immediate viciniry or the public health, scifery, morals, comfort, convenience or general welfare of the
neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement of surrounding vacant
property.
4. Will be served adequatelY Iry and will not adverselY qffect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer {Ystems, parks
and schools; and will not, in particular, create trqffic congestion or inteiference with trqffic on
acljacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to a'!Y persons or property because of excessive trqffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic ftature of mqjor
importance.
7. Will fullY complY with all other requirements of this Code, including a'!Y applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the
ciry.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by [mdings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
Planning Commission Action
Clarification on the number of wall signs being requested was discussed. The applicant
stated they would like two wall signs, one each on the north and west side of the building in
lieu of a freestanding monument sign.
The style and design of the fence surrounding the outdoor storage area was questioned and
the applicant stated that it would be a wrought iron fence. The commission asked if some
brick pilasters to match the brick on the building could be added for aesthetic reasons. The
applicant had no issues with that request and agreed to provide them on the north side of
the storage area and along the east side.
S:\PLANNING\Case Files\200S\CU 05-15 Tractor Supply\CU OS-IS_CC.doc
City Council / CU 05-15
September 19, 2005
Page 4
The Planning commission unanimously recommended approval of the request.
Recommendation
Staff and the Planning Commission recommend the City Council approve the request with
the following conditions:
1. All comments of the City Engineer shall be addressed.
2. The trash enclosure shall be within an enclosure constructed of the same
materials and colors as those used in the building.
3. Two walls signs shall be allowed in lieu of a monument sign.
4. With the exception for the area between the parking and the north side of the
building/fenced-in area, no outdoor display shall be allowed outside of the
fenced-in area.
5. Brick pilasters to match the brick on the building shall be to provide on the
north and east side of the storage area.
S:\pLANNING\Case Files\2005\CU 05-15 Tractor Supply\CU 05-15_CC.doc
Location Map
Case Number: CU 05-15
TRACTOR SUPPLY
p
HillSIDE
CITY PARK
DOT
PROPERTY
~
N
13065 Orono Parkway
Elk River, MN 55330
August 9, 2005
File: 226-063P
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: 1RACfOR SUPPLY COMPANY PROPOSAL
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the proposed Tractor Supply
Store to be located on Lot 1, Block 2 of Elk River Crossing Sixth Addition. The submittal
package was prepared by John Oliver & Associates and consisted of a preliminary site plan,
preliminary grading plan, preliminary utility plan, preliminary landscape plan, preliminary
Storm Water Pollution Prevention Plan, and two pages of details. Based upon our review
and comments received at the staff review meeting, we would offer the following comments:
1. There is a fairly large drainage and utility easement on this site from the original plat
of Elk River Business Park One of the requests of Tractor Supply Company is the
vacation of this easement. On September 9,2004, the Technical Evaluation Panel
(fEP) made a site visit to review for potential wetlands in this area. It was the
determination of the TEP that any wetlands that still existed within this easement
were only approximately 2,000 square feet in area, which is within the de minimis
amount which can be filled. In other words, there is no need for the drainage and
utility easement to protect a wetland area. Therefore, I would recommend approval
of the request to vacate the easement with the following two conditions:
. A ten-foot drainage and utility easement be left along the perimeter lot lines of
Elk River Crossing Sixth Addition and a five-foot drainage and utility easement
be left along both sides of the intemallot line between Lots 1 and 2.
. Unless Maxsun Furniture, the owner of Lot 2, Block 1 join this request for an
easement vacation, only the portion of the easement within Lot 1, Block 1
(fractor Supply Company site) be vacated.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.ffill.us
Tractor Supply Company
August 9, 2005
Page 2
2. As you are aware, Elk River Crossing Sixth Addition was the replatting of a portion
of Elk River Crossing and Elk River Business Park. As such, there used to be a plat
boundary running east and west across Lots 1 and 2. The Elk River Crossing
drainage facilities has a ponding area in the northeast comer of Lot 2. It previously
had an emergency overflow that ran down the common plat line. That common plat
line is no longer in existence; therefore, an emergency overflow must be maintained
along the south boundary of Elk River Crossing Sixth Addition. This emergency
overflow has been designed into the Maxsun Furniture site at a maximum elevation
of 882.0. This emergency overflow must be continued through the Tractor Supply
site at a similar maximum elevation. Also a 20 foot wide drainage and utility
easement must cover this emergency overflow route. Currently, the Tractor Supply
plans show the common driveway off of Industrial Circle at an elevation of
approximately two feet higher than the Maxsun Furniture site plan. These
differences in elevations must be rectified.
3. The Tractor Supply site has an existing eight-inch water service off of 179th Avenue.
It is proposed to be extended into the building, including providing a hydrant for fire
protection in the parking area. A drainage and utility easement must be provided
over that portion of the water service up to and including the fire hydrant. Policy is
that watermains with hydrants are considered public so that the Municipal Utilities
can maintain and operate the hydrants to ensure workability.
4. There is no sanitary sewer service to this lot due to the replatting of the area. The
current preliminary utility plan shows connecting to the existing manhole in 179m
Avenue. This is not an approvable solution. First of all, City policy states that
"sanitary sewer services shall not be extended from manholes". Second, the
manhole the sewer service is shown connecting to is over 38 feet deep. Making this
connection would necessitate closing of 179m Avenue, which is not a viable solution,
given the existing commercial businesses in this area. Therefore, we would
recommend that the sewer service be required to hook up to the existing sanitary
sewer in Industrial Circle.
5. Storm drainage from the site is shown to go two directions;. The front of building is
collected in a storm sewer system and conveyed to the existing storm sewer in 179m
Avenue. The rear of the building is also collected in a storm sewer system and
conveyed to the existing storm sewer in Industrial Circle. This proposed storm
sewer at the rear of the building crosses Lot 2, Block 1 (Maxsun Furniture site).
Therefore, an easement must be provided from the owners of Lot 2, Block 1 in
favor of the owners of Lot 1, Block 1.
If you have any questions regarding any of these comments, please call.
Sincerely,
:z;;~
Terry J. Maurer, PE
City Engineer
s:\PLANNING\Case Files\200S\CU 05-15 Tractor Supply\08 09 05 Engr's memo.doc
July 22, 2005
NARRATIVE OF PROJECT
ITEM ONE:
This location is to be used for the construction of a commercial retail sales facility.
Tractor Supply Company (TSC) is the largest operator of retail farm and ranch stores in
the United States with over 540 stores in 32 states, focused on supplying the lifestyle
needs of recreational farmers and ranchers. The company also serves the maintenance
needs of those who enjoy a rural lifestyle, as well as tradesmen and small businesses.
The company offers a comprehensive selection of merchandise:
. Livestock and pet products, including everything necessary for their health, care,
growth and containment.
. Maintenance products for agricultural and rural use.
. Hardware and tool products
. Seasonal products, including lawn and garden power equipment
. Truck, trailer and towing products
. Work clothing for the entire family
TSC was recently recognized and highlighted in a June '05 Time magazine article (see
Time Magazine Article. pdf)
ITEM TWO:
To construct the approximate 24,000 square foot building and attached approximate
20,000 square foot sidelot, we request a vacation of the Drainage and Utility Easement as
indicated on the Lot 1 Final Plat. (see site plan)
ITEM THREE:
In lieu of the allowed monument sign, we request a second wall sign on the building.
The second wall sign will conform to current wall signage requirements and
specifications. (see artist rendering)
AMT Minnesota, L.L.C.
.:. BY KR.lSTIN KLOBERDANZ BURLINGTON
Every morning at 5, Barb Bakshis chugs some
coffee and feeds her animals-including 30 sheep, 14 chick-
ens and a horse-before slipping on heels and heading to the
bank she co-owns. After work, she and husband Mike Zang, a
54-year-old boat salesman, stay up late doing chores on their
150-acre limn in Burlington, \Vis. "Yes, I do
this fOf enjo}ment, ~ says Bakshis, 43, and
laughs. Former suburbanites, the couple
bought their century-old farm in 1993 and
are learning as they go. When they have
questions about lamb birthing, they call
their neighbors. And when they need fenc-
ing materials or a pressure washer breaks
down or they run out of feed, they head to
their local Tractor Supply Co. (TSC) store.
Given the work required, hobby farm-
ing sounds a hit like hobby coal mining, but
it turns out there are a lot of amateur sod-
busters like Bakshis and Zang. Which is
one reason TSC, based in Nashville, Teno.,
expects sales to increase to $2 billion this
year. In 2004 profits rose 10%, though in
April quarterly net income fell. The com-
pany blamed higher costs. The stock,
which has roughly doubled since 2003,
tumbled briefly but recovered. "We have
zeroed in on hobby farmers;' says chair-
man Joe Scarlett. TSC has revived itself
by expanding into exurban areas where
there's a deepening pool of wealthy cus-
tomers who farm but are not dependent on
agriculture fur a living.
TSC's road to the ag lifestyle was not
exactly a straight one. Tractor Supply Co.
I
I
TIME INSIDE BUSINESS JUNE 2005 A27
'f WHAT PLOW1 A 260..cc
ZD-h;p. Manco All Terrain
Vell\cle, just wtliilt the
farmer ordered for a quick
zip around the fields
.. WHEAT WRAPS To
neatly cover your hay
bales-What would the
neighbors say?-TSC sells
sleeves. Box of 25: $79
... SEABISCUIT UVES
for children of hobby
farmers, a hobby
horse-a $35 modef
of t~ legendary
Thoroughbred
.. ORNAMENTAL A
decorative windmill
is perfect forthe
landowner who wants to
create an envlronment-
friendly ambiance
T LAWN UMO
Ufestyle farmers
are wiling to
spend more on t~
basics. Here: TSC's
$1.500 Huskee
Supreme 22-h.p.
laWn tractor
"WE STARTED LOOKING AT PEOPLE WHO ENJOYED THE RURAL LIFESTYLE." -JOE SCARLETT
was founded in 1938 as a haven for farm-
ers who needed tractor parts (hence the
catchy name). Over the nat four decades,
TSC strayed off the faun and started ped-
dling everything from sporting goods to
Crock~Pots. In the 1970s, conglomerate
Fuqua Industries acquired TSC, further
diluting the retailer's focus. Scarlett
participated in a leveraged buyout in 1982
and floated TSC as a public company in
1994; he owns 14.5% of the common
stock, worth about $233 million today.
In the mid-l99Os, management began
to reassess TSC's market position. "The
number of farmers was shrinking," Scar-
lett says. "We started looking at people
who enjoy the rural lifestyle." Baby
boomers were beginning to migrate from
cities to rural areas, and these new ree
farmers \.vere spending $5.5 billion annu-
ally on supplies. "Lifestyle" positioning
demanded big changes in merchandise.
Farmers raise livestock. Lifestyle farmers
have pets and ride horses fur fun. Farmers
buy feed in quantity and cheaply. Faux
fanners buy pet "food" and spare no ex-
pense. So TSC stocked up on equine
products, bird supplies and pet chow.
Outwent the cheaper-hy-the-ton stuff. In
A28 TIME INSIDE BUSINESS JUNE 2005
... FADX-FARMIR HEAVIN Out
went the tractor parts. in came the
pet supplies and lawn trinkets
came fancier foods like Hill's Science Diet.
The focus on pets coincided with a
greater focus on women. Before the
switch, only 32% of the customers were
women. Yet they purchase 80% to 90% of
the horses in the U.S. Improving the se-
lection of pet and equine supplies
bumped the percentage of women cus-
tomers to 50%. It also helped same-store
sales increase 9.9% in 2004. Analyst Eric
Marshall of First Dallas Securities says of
TSC, "They've really figured out how to
provide a lifestyle concept and address
certain needs of their customers outside
the realm of big-box retai1ers."
TSC is benefiting from another trend:
the growth of exurbia, as more cities ex-
tend their reach into what were once rural
areas. The company has more than 500
stores in 34 states yetplans to open 62 new
stores this year and 75 in 2006 in such
places as Enfield, Conn., and Dundee,
Mich., that have proximity to urban areas.
Although there's risk in that rapid expan-
sion, CEO Jim Wright says the store growth
is a reflection of greater numbers of do-it-
yourselfers ",,110 want to get back to nature
yet still commute to an office. "We are p0-
sitioned in the path of that grmvth:' he says.
A trip around Bakshis and Zang's home
store in Burlington shows that TSC is clear~
ly a sanctuary for the affiuentlawn warrior.
Horse-racing helmei$are displayed near
hummingbird feeders, and. outdoor paint,
in John DeereGreen for antique tractOr col-
lections, fills the shel\>es.l\TVss'bare the cen-
ter aisle with shiny lawn mowers. Udder
cream comes in pretty clover tins (women
have discovered its charms for clUlpPed
lips), and lawn trinkets are the hot item for
spring. In the pet center, an aluminum bin
full of chirping baby chickens is adjacent
to model plastic horses for the kids. "The
60-year-old farmer in his bib overalls is not
buying toys for his pe1:s," says Marty
Thrselic, Midwest regiorutl store manager.
"Their dogs work off their excess energy?'
For less-motivated, unemployed dog;, 'ISC
sells training devices.
Bakshis and Zang like the fact that
the store staff includes welders, farmers,
horse owners and ranchers. "It's not only a
hardware store but it's a farm store and a
pet store; Bakshis says. She estimates that
they spend about $3,000 a year at'ISC.
"It's a lifestyle. It's fun and frustrating and
a lot of work-and very satisfying:' And for
the right kind of retailer, very profitable. .
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(f) TRACTOR STORE ~~certlfY that this plan. spec If- DATE: 7/20/05 REV DATE DESCRIPTION
\- I John Oliver & Associates, Inc. NO.
'" report was prepared by me
"1 ELK RIVER. MN Civil Engineering, Lund Surveying, Lo:nd Pla.nning or u direct supervIsIon and DESIGN BY: DC
z 580 Dodge Avenue that I ~1 Licensed Professional DRAWN BY: CSA
0 0 FOR Elk River. Minnesota 55330 Engmeer r ItJt,Of Mmnesota
Statutes Sec 1;\126 15 CHECKED BY: DC/WJM
'1 AMT MANAGEMENT, LLC 763-44/-2072 FAX 763-44/-5665
~\ DWG: 8136 17PSITE
Offices in: Elk River. Burnsville NONE
a.nd Brooklyn Center, Minnesota Signature TEXT
PRELIMINARY SITE PLAN xxxxx x, Xxxxxx, p xr FILE NO
Date: XX/XX/XXXX Lie. No. X 8136.17 03
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I John Oliver & Associates, Inc. DATE: DATE DESCRIPTION
rn report was prepared by me NO.
'C1 ELK RIVER, MN Civil Engimerf.ng, La.nd Surveying, Lund Pl4nning or u direct supervision and DESIGN BY. DC
z 580 Dodge Avenue that I ~'1 Licensed Professional DRAWN BY: CSA
0 ~ FOR Elk River, Minnesota 55830 Engineer r !fJt.Of Minnesota
" 763-44/-2072 FAX 763-44/-6666 Statutes Sec I /~26 15 CHECKED BY: DC
~\ AMT MANAGEMENT, LLC DWG: 8136-17PGRD
Offices in: Elk River, Burnsville
a.nd Brooklyn Center, Minnesota. Signature. TEXT NONE
PRELIMINARY GRADING PLAN Date: xr FILE NO 8136.17-03
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