Planning Report

Date:	April 20, 1999

Subject:	Concept - Site Plan Review

Applicant:	Mark Beisswenger (Beisswenger's Hardware)

Request

To consider a "Concept" Site Plan for a 16,000 square foot addition to Beisswenger's Hardware Store located at 1360 Old Highway 8 NW.

The subject property is located within the new MX-Mixed Use Zoning District. Retail business operations, including Hardware stores, are allowed in the MX District provided they do not exceed 22,000 square feet in size (Beisswenger's is 22,384 square feet ).

Beisswenger's did however, receive a site plan approval in 1987 for an addition similar to what is being proposed. A condition was placed upon the rezoning of all of the MX property that any approved site plan by the City of New Brighton from 1985 until the effective date of the Ordinance (1999) could be developed as long as the improvements are made by January 1, 2005. Mr. Beisswenger would now like to complete his approved plans.

Based upon the attached staff report from 1987, approval was granted for a total of 33,000 square foot building to be constructed in two phases. Phase II is now being proposed for construction, however, the proposal is to increase the total building area to 38,384 square feet, a 5,384 square foot increase. A summary of some of the key issues involved with the 1987 approval were as follows:

94 off-street parking stalls required. At the time of approval, the City did not have off-street parking regulations. Therefore, the Institute of Traffic Engineers requirement of 3.2 spaces per 1,000 square feet of building area was used.

6,600 square feet of outside storage was allowed. Upon completion of phase II, the exterior storage would have to be eliminated.

33,000 square foot building was to be constructed in two phases. The applicant is proposing construction of 38,384 square foot building.

Findings

Section 8-010, Site Plan Review

Site Characteristics

1.	Location:	1360 Old Highway 8 NW

2.	Size:	2.93 acres.

3.	Topography:	Relatively flat.

4.	Vegetation:	None

5.	Sensitive Areas:	Ponding area in the southwest corner of the lot

Site History

1.	Past Uses:	Beisswenger's Hardware

2.	Historical Significance:	Long time New Brighton Business

Departmental Considerations

Community Development

1.	Existing Use:	Beisswenger's Hardware

2.	Proposed Use:	Beisswenger's Hardware

3.	Surrounding Land Uses:

North:	Heavy Industrial (Bury property)

South:	Light Industrial (Mauradus Printing)

East:	Light Industrial

West:	Long Lake Regional Park & Bury property

4.	Density/FAR:	Allowed: 40% Proposed: 30%

5.	Building and Parking Setbacks:	Approved plans in 1987 met the minimum required parking and drive aisle setback. However, the proposed plan calls for a 25 foot parking and drive aisle setback off of Old Highway 8, however, setbacks may be reduced in the MX District, subject to approval of the City Council, if pedestrian linkages to Long Lake Regional Park and neighboring development is provided along with an approved streetscape plan. Therefore, if the applicant wishes to decrease the required setbacks, a landscape/streetscape plan must be submitted, showing landscaping along Old Highway 8. The request would then require a Special Use Permit.

6.	Total Parking:	Required in 1987: 108 Stalls / Proposed: 108 Stalls

7.	Stall Size:	9 x 18 (complies)

8.	Aisle Size:	24 feet (complies

9.	Total Drives:	One off of Old Highway 8 & One off of Walburn Court (Walburn Court is a private road)

10.	Drive Size:	30 feet wide (complies)

11.	Concrete Curbing:	To be provided

12.	Parking Area Surface:	Bituminous

13.	Landscaping/Screening:	No landscaping has been proposed at this time, however, if the applicant wishes to decrease the required setbacks, a landscape/streetscape plan must be submitted, showing landscaping along Old Highway 8.

14.	Impact on Surrounding Land Uses:	Minimal

15.	Comp Plan Designation:	Mixed Use

16.	Zoning:	MX, Mixed Use

17.	Other Considerations:	None

Public Works

1.	Streets:	No streets are proposed as part of this project.

2.	Curb Cuts:	Existing

3.	Utilities:	Available

4.	Easements:	None

5.	Grading/Drainage:	No changes are proposed

6.	Rice Creek Watershed District:	A stormwater pond was constructed in the southwest corner of the site, per the requirement of the Watershed District in 1987.

7.	Environmental Concerns:	None

8.	MPCA:	None

9.	Other Considerations:	None

Building Official

1.	Structure Size:	38,384 square feet total. The applicant was granted approval for a 33,000 square foot building in 1987. The increase of the additional 5,384 square feet of building is requested due to the large amount of storage area that is necessary for the business. Currently, the rear of the building is being used as a large outdoor storage area. Outside storage is not an allowed use in the MX District.

Also, as a condition of approval in 1987, the applicant agreed that once the second phase addition was constructed, there would be no outside storage of materials. This condition must be met with the construction of the second phase, as demonstrated by the attached pictures, the outside storage is very unsightly. Therefore, the construction of the addition and elimination of the outside storage area will be a significant site improvement.

2.	Structure Height:	23 feet

3.	Exterior Treatment:	Painted rockface concrete block. The addition would match the existing structure.

4.	UBC Compliance:	Will be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	NA

3.	Other Considerations:	NA

Parks

1.	Proximity of Parks:	Long Lake Regional Park

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	Minimal

4.	Impact on Community Facilities:	Minimal

5.	Other Considerations:	None

Fire

1.	Access to Site:	Adequate

2.	Y Connection:	To be determined.

Police

1.	Accident Counts:	None of record

2.	Violations:	None of record

3.	Traffic Safety:	Adequate

4.	On-Street Parking:	None

5.	Lighting Plans:	Security lighting and parking lot lighting shall be required

6.	Other Considerations:	None

The Planning Commission is asked to consider the proposed Concept Plan and make recommendations to the applicant as necessary.

Suggested Conditions to be placed upon this request:

1.	Application must be made for a special use permit to reduce the front yard setback from 40 feet to 25 feet.

2.	All off-street parking and drive areas be paved with bituminous surface.

3.	Perimeter curbing must be installed around the off-street parking area (with the exception of the shared access area with the business to the south).

4.	All off Street parking stalls shall be marked with white or yellow painted lines not less than four (4) inches wide.

5.	Submittal of a Landscape/Streetscape Plan.

6.	Provision of a bond or letter of credit in the amount equal to 100% of the cost to install landscaping, curbing and paving to ensure that these items are installed per the approved plans.

7.	Security lighting must be installed so that no direct light is detectable from any lot line on the site.

8.	The 6,600 square foot outside storage area to the west of the existing building must be eliminated. There shall be no outside storage on the site, other than items for sale.

Cary K. Teague, City Planner