Planning Report

Date:	June 15, 1999

Case:	LP-357, PUD-6, PL-253

Subject:	Amended PUD-6, Site Plan Review & Simple Plat

Applicant:	Industrial Equities Group (Brighton Corporate Park)

Request

To hold a public hearing and consider an application for an amendment to PUD-6 and a Site Plan review for Phase 3 of the Brighton Corporate Park Planned Unit Development (PUD) and a Simple plat to create the lot on which the subject buildings are to be located. The amendment is requested for the purpose of adding one (1) additional lot to the PUD, that lot is shown as Lot 1 of this request.

Findings

Section 8-010, Site Plan Review

Section 7-200, Planned Unit Development

Chapter 26, Subdivisions

Site Characteristics

1.	Location:	Generally, the corner of 5th Avenue and 1st Street NW

2.	Size (Phase 3):	6.11 acres total area - Lot 1 = 1.70 acres	Lot 2 = 1.94 acres

Lot 3 = 2.47 acres

3.	Topography:	Rolling topography with mature trees

4.	Vegetation:	Grasses and mature trees

5.	Sensitive Areas:	None

Site History

1.	Past Uses:	Single family homes and D&T Trucking

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Existing & Proposed Use:	Currently the subject property is vacant. Proposed uses include office/warehouse industrial uses.

2.	Surrounding Land Uses:

North:	Heavy Industrial

South:	Railroad right-of-way and tracks

East:	I-35W

West:	5th Avenue NW and MacGillis and Gibbs site, Zoned I-2, Heavy Industrial

3.	Density/FAR:	Allowed: 40%	Proposed:	Building #3 = 35%

Proposed:	Building #4 = 39%

Proposed:	Building #5 = 36%

4.	Building & Parking Setbacks:	Complies with the I-2 district and the PUD perimeter setback requirements. The applicant is proposing a 16-foot setback for Building #5 from the future right-of-way for 5th Avenue NW, with a 32-foot green space between the building and future roadway. Additionally, building #5 is proposed at a 25 foot setback, Section 7-230 of the Zoning Ordinance requires a 30- foot perimeter setback for buildings, therefore, the applicant has stated that he would reduce the size of the building to meet the setback requirement.

5.	Parking Setbacks:	Complies

6.	Total Parking:	Required:	*Building #3 = 75 Stalls / Proposed: 96 Stalls

*Building #4 = 65 Stalls / Proposed: 69 Stalls

**Building #5 = 33 Stalls / Proposed: 27 Stalls

* Based on 30% office & 70% warehouse

** Based on 10% office & 90% warehouse

As mentioned above, the applicant will reduce the size of building #5 to meet the required setback, and meet the required off-street parking requirement above.

7.	Stall Size:	9 x 18 (complies)

8.	Aisle Size:	24 feet (complies)

9.	Concrete Curbing:	To be provided

10.	Parking Area Surface:	Bituminous

11.	Landscaping/Screening:	The City Forester was pleased with the landscape plan which proposes a hearty blend of plantings

12.	Impact on Surrounding Land Uses:	Minimal

13.	Comp Plan Designation:	Heavy Industrial

14.	Zoning:	I-2, Heavy Industrial

15.	Other Considerations:	None

Building Official

1.	Structure Size:	Building #3 = 37,671 square feet

Building #4 = 32,928 square feet

Building #5 = 26,352 square feet (to be reduced in size)

2.	Structure Height:	30-feet tall

3.	Exterior Treatment:	Precast concrete, face brick

4.	UBC Compliance:	Will be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	Rank Growth

2.	Garbage/Rubbish Enclosures:	NA

3.	Other Considerations:	NA

Public Works

1.	Streets:	As part of the original PUD, 1st Street NW was vacated and replaced with a private drive which will serve this site

2.	Curb Cuts:	None

3.	Utilities:	Available

4.	Easements:	None

5.	Grading/Drainage:	The proposed grading plan shall be subject to review and approval of the City Engineer

6.	Rice Creek Watershed District:	Permit has been obtained per RCWD File # 96-72

7.	Environmental Concerns:	A small amount of soil contamination has been removed from the subject site

8.	MPCA:	Inspected the site to ensure soil clean up

9.	Other Considerations:	None

Parks

1.	Proximity of Parks:	NA

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	Minimal

4.	Impact on Community Facilities:	Minimal

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:	5th Avenue and 2nd and 1st Streets NW

2.	Access to Site:	Adequate

3.	Other Considerations:	None

Police

1.	Accident Counts:	None of record

2.	Violations:	None of record

3.	Traffic Safety:	Adequate

4.	On-Street Parking:	None

5.	Site Security:	Adequate

6.	Other Considerations:	None

Staff Comments

Site Plan - Phase 3 of the BCP PUD

The subject PUD is located within Sites 3 and 4 of the City's Old Highway 8 Corridor Plan Redevelopment Sites. The City began redevelopment of the Brighton Corporate Park area in 1988. A roughly 28 acre area was identified for redevelopment at that time. The intent was to redevelop the area in at least 2 phases over a period of years. The proposed site plan for Phase 3 does not vary from that which was envisioned for development of this site as part of the original PUD approval, with the exception that the fifth building is proposed.

Minor Subdivision

The proposed Plat complies with the standards of the I-2, Heavy Industrial Zoning District and Chapter 26 of the City's Zoning Ordinance. The proposed Subdivision would create the industrial lots to accommodate the proposed office/warehouse facilities. The existing area of the subdivision is 6.42 acres in size and is currently vacant. The specific proposal is to divide off a 1.70, a 1.94 and a 2.47 acre site to accommodate Phase 2 (Lot 2), thereby leaving the existing facility on 5.89 acres of land.

Recommendation

Approval

Motion to waive the reading and adopt the attached resolution recommending approval of amended PUD-6 & LP-357 subject to the following conditions:

1.	Approval and continuing compliance with PUD-6 and PL-253.

2.	Compliance with required building setback of 30-feet from the right-of-way for 1st Street NW and all off street parking requirements for Building #5.

3.	The proposed grading plan shall be subject to review and approval of the City Engineer .

4.	Continuing Compliance with Rice Creek Watershed District Permit 96-72.

5.	Perimeter curbing be installed around the off-street parking area and drive-aisles.

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

7.	Off-street parking stalls must be striped with white or yellow painted lines, not less than four (4) inches wide.

8.	The landscaping plans shall be installed per the submitted plans dated May 1999

9.	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.

Motion to recommend the city council approve minor subdivision PL-253.

Cary K. Teague, City Planner