DEVELOPMENT BUSINESS - Lori Johnson, City Planner
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR AN EXPANSION OF THE GARDEN CENTER AND CONSTRUCTION OF ADDITIONAL OUTDOOR SALES AREAS IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT, LOCATED AT 4550 PHEASANT RIDGE DRIVE NE. HOME DEPOT USA, INC. (CASE FILE NO. 20-0014/EES)
Schedule of Actions
|
Planning Commission (Public Hearing) |
05/12/20 |
|
City Council (Conditional Use Permit) |
06/01/20 |
|
Action Deadline |
06/14/20 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments are the public hearing.
Background
Home Depot, located in the Village of Blaine, was constructed in 2001 as part of the master planned commercial area. The Village is zoned DF to accommodate the shared access and setbacks of the development and to allow the city to require a higher standard of design within the shopping center. This particular store has seen substantial growth in demand, largely due to the increase in population in the northeast area since the original construction. Due to the growth in sales, the store has routinely stored mulch, decking, and other materials outside the store.
Over the years, staff have identified code violations involving excessive outdoor storage and sales areas. Staff have made contact with several store managers in the past and achieved temporary improvements in the outdoor storage situation. At the direction of the city council, staff contacted the store management earlier this year to start a process to improve the outdoor storage situation at the store. The conditional use permit approved for the original construction of the store only allowed for the Home Depot rental trucks, now Penske trucks, to be stored outside.
At this time, Home Depot has applied for a conditional use permit amendment, at the request of staff, to allow for the construction of several permanent structures to contain storage of additional items. Additionally, Home Depot has already executed temporary solutions for the 2020 summer season involving temporary black fencing in the location of the proposed garden center expansion. If this CUP application is approved, this temporary solution may remain as containment for the outdoor display until June 1, 2021 (one year from the approval). After that date, all outdoor storage and display must be contained as described in this report, unless an extension is granted by the city council.
An expansion of the garden center is proposed to the west of the existing garden center, eliminating the existing row of parking in that area. This expansion will match the existing garden center with wrought iron fencing and brick columns.
Home Depot operates a rental center at this location which in addition to the trucks that were originally approved to be stored outside this location, includes various small construction equipment and vehicles such as skid steers. The equipment is currently stored in parking spaces and is highly visible. The proposed plan moves the equipment storage to the east side of the parking lot and fencing to contain the equipment. The plan shows crushed gravel as a surface for this storage area, however consistent with the city’s performance standards that surface must be asphalt or concrete. The proposed fencing will provide screening from 35W and define a limited area where rental equipment may be located.
Sheds for sale have been, until recently, stored in the parking lot. The outside display regulations in the commercial zoning districts allow for limited display areas next to the building. The sheds are proposed to be located along the front wall of the building.
Home Depot sells a lot of mulch in the spring out of this location and storage of sufficient stock to meet demand has been a challenge. In previous summers, mulch storage had occurred in parking spots throughout the parking lot. A drive-thru area for mulch is proposed in the western portion of the parking lot. The submitted renderings show a wrought iron fence similar to the garden center around the drive-thru. Since the goal of the structures is to contain and screen the storage, a condition of approval is using a solid fencing material, such as a black composite fencing product, with the brick columns.
Lastly, storage cages have existed on the rear of the building since the building was built. The cages are not configured in a manner that optimizes their use. The proposed plans show a reconfiguration of the cages to allow more storage on the rear of the building.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Narrative
Site Plan
Rental Equipment Description
Resolution 00-154
Body
WHEREAS, an application has been filed by Home Depot USA Inc as Conditional Use Permit Case File No.20-0014; and
WHEREAS, said case involves the land described as follows:
LOT 1A, BLOCK 2, PHEASANT RIDGE VILLAGE
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 12, 2020; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on June 1, 2020.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.80 of the Zoning Ordinance to allow for an expansion of the garden center and construction of additional outdoor sales areas in the parking lot in a DF (Development Flex) zoning district based on the following conditions:
1. No outside display or storage of products except in the following areas, as designated in the submitted site plan dated April 16, 2020:
a) Enclosed garden center.
b) Seasonal drive through area between March 1 and July 4 of each year.
c) Designated rental equipment area.
d) 22 rental trucks.
e) Cantilevers and storage cages on rear of building.
f) Sheds and other outdoor product display along front of building.
2. Temporary containment as described in the staff report may remain until June 1, 2021. After that time, all outdoor display and storage shall be contained and screened as described in this resolution.
3. Site, buildings, and landscaping to be constructed consistent with submitted materials made part of this conditional use permit application with the following changes:
a) Fencing around the drive-thru area and rental equipment to be a solid, opaque, maintenance free material consistent with the wrought iron used elsewhere on site, such as a black composite fencing with brick columns.
b) Rental equipment storage to have an asphalt or concrete surface.
4. Site plan approval, including execution of a Site Improvement Performance Agreement and associated financial guarantee, is required prior to site work and building permits.
5. Permanent signage requires a separate permit approval process.
6. This amendment is in addition to and does not replace Resolution No. 00-154.
PASSED by the City Council of the City of Blaine this 1st day of June, 2020.