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Page 5 FIRE 1. Access to Site: 2. Access to Structure: 3. Additional Hydrants: 4. Y Connection Location: 5. Other Considerations: POLICE Adequate Adequate An additional hydrant adjacent to the southern property entrance is required. Adequate None 1. Traffic Safety: Adequate 2. On-Street Parking: None 3. Site Security: Adequate STAFF COMMENTS The applicant's proposal complies with the standards of the I-2, Heavy Industrial district and the City's parking requirements with the exception of the twenty-five (25) foot front yard parking setback, which requires a fifteen (15) foot setback variance. The subject site is identified as Lot 1 of the proposed Brighton Corporate Park III Plat. The Plat, if approved, would extend County Road E2, providing access to the subject site. The plat would also provide sidewalk, drainage, and utility easements around the periphery of the subject site. Also, a triangular shaped easement would be located at the SW corner of County Road E2 and 5th Avenue NW and is intended to accommodate landscaping and similar streetscape improvements in accordance with the Old Highway 8 Corridor Vision (Sections 8.6, 8.7). The approval of the applicant's proposal is dependent upon approval of the Brighton Corporate Park III Plat. The subject site is part of the former MacGillis & Gibbs lumber treatment yard, the location of both soil and groundwater contamination. The subject site was chosen as the first portion of the former MacGillis & Gibbs site to be redeveloped because it is considered one of the "cleaner" areas. Even though clean up of the contamination is being conducted by the EPA and MnPCA, the western portion of the subject site is still contaminated and remains unbuildable. The applicant is requesting a fifteen (15) foot front yard setback parking variance. The proposed parking area complies with the City's parking requirements, except for a twenty-five (25) foot front yard parking setback. The City of New Brighton Zoning Ordinance requires a forty (40) foot front yard parking setback. Therefore, a fifteen (15) foot front yard setback parking variance is required. The applicant would, under normal circumstances, be able to place the proposed building and parking lot on the subject site without needing a setback variance. However, the contamination of the western portion of the site does not make it possible for the applicant to "shift" the proposed building any further to the west. Therefore, the front yard parking area located east of the proposed building is caused to encroach 15 feet into the front yard setback area. The contamination of the subject site creates a unique circumstance and strict enforcement of the City's front yard parking setback requirement would cause the applicant undue hardship. The plight of the property owner is due to circumstances unique to the property in question and was not created by the applicant. The requested variance would conform with the comprehensive plan and would not be detrimental to adjacent property owners or the public as a whole. G:\CD\-98-C C\REPO RTS\ERNY\V N-317. WPD