Planning Report

Date:	July 20, 1999

Case:	LP-358, SP-215

Subject:	Site Plan & Special Use Permit

Applicant:	Corporate Express

Request & Background

To hold a public hearing and consider a request by Corporate Express for a special use permit and site plan review for the purpose of operating a delivery service out of the existing building located at 600 Lakeview Point (the old US West facility). There are no building additions proposed as part of this request, however, the applicant proposes to park 338 company vans and trucks on the site.

The subject property is zoned I-1, Light Industrial. Section 6-050 of the Zoning Ordinance states that the City Council may permit any use in industrial districts (except residential uses) by means of a Special Use Permit if the use meets the standards of Section 8-130 (special use criteria). Delivery service is not specifically mentioned within the Zoning Ordinance, therefore, based on Section 6-050, the applicant is requesting a Special Use Permit. Special Use Permit is also required for the outside storage of the vans and trucks.

Findings

Section 8-010, Site Plan Review

Section 8-130, Special Use Standards

Section 11-010, Parking Standards

Site Characteristics

1.	Location:	600 Lakeview Point

2.	Lot Size:	The site is 11.5 acres.

3.	Topography:	Relatively flat

4.	Vegetation:	Landscaping around the perimeter in most areas

5.	Sensitive Areas:	Jones Lake to the northwest

6.	Comprehensive Plan Designation:	Light Industrial

7.	Zoning:	I-1, Light Industrial

8.	Surrounding Land Uses:

North:	Jones Lake

South:	Light Industrial

East:	I-35W

West:	Light Industrial

Site History

1.	Past Uses:	US West

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Parking & Drive Aisle Setbacks:	Required: 40' front; 5 foot side & rear

Existing: 40' front; 5' side & rear.

2.	Parking Spaces Required:	8,945 s.f. office & 101,583 s.f. warehouse = 131 stalls required

3.	Parking Spaces Proposed:	160 stalls proposed (with room for 56 additional cars)

Company Vehicles:	289 stalls proposed (regular size 10x20) for vans

49 stalls proposed for 36 foot vehicles.

4.	Handicap Parking:	Required: 6 Stalls Proposed: 5 Stalls (one stall must be added)

5.	Stall Size:	9 x 18 (complies)

6.	Drive Aisle Size (two way):	Required: 24 feet	Proposed: 24-50 feet

7.	Total Drive Entrances:	Two (2) - Off of Lakeview Point

8.	Driveway Width:	Maximum: 36 feet	Existing: 25 & 30 feet

9.	Concrete Curbing:	Existing

10.	Parking Area Surface:	Bituminous

11.	Landscaping/Screening:	The proposed landscape plan submitted is the same plan that was reviewed as part of the Kohlstad Companies to construct a trailer repair shop on the subject site. The City Forester has reviewed these plans and found that many of the plantings that are labeled as existing, have either died or were never planted, therefore, recommended that all of the plantings shown on the landscape plan be planted if they have not already, or replanted if they have died. Should the City approve of this proposal, staff shall inspect the site following completion of the plantings to ensure that all proposed and existing plantings are in place.

12.	Impact on Land Uses:	The proposed use will have some impacts on the adjacent land uses which are primarily light industrial uses. The following describes the intent of the I-1 Zoning District and the proposed uses:

Per Section 6-929 of the Zoning Ordinance, the intent of the I-
1, Light Industrial Zoning District is to "Provide and encourage industrial users that are aesthetically pleasing in appearance, have all processing within buildings, are complimentary to surrounding land uses, and have reasonable amounts of truck traffic."

The proposed use introduces a delivery service to this area which will generate a significant amount of traffic. The most significant issue of this request, is the traffic, or does it meet a portion of the intent of the I-1 Zoning District which is to allow industrial uses that generate a "reasonable amount of truck traffic". Uses within this area including the Lakeview Business Center and the two green houses, all are light industrial uses.

Corporate Express is proposing to park 338 vehicles (vans and small cube trucks), each of which generates 1.6 vehicle trips from each of the business vehicles per day. There are three (3) employee shifts, however, the primary activity time (75%) is each weekday morning when vans leave the site to make deliveries between 6:30-8:00 am. For the most part the vans are gone the remainder of the day and return at the end of the drivers shift. The number of in bound semi-trailer trucks per day visiting the site will be two (2). While there would be some loading and unloading taking place on site, generally it is done at the customer site.

13.	Traffic:	Short Elliot Hendrickson (SEH) has been asked to study the impacts that the proposed use has on the adjacent roadways. At the time this report was put together the impacts had not yet been determined, however, Thomas Sohrweide of SEH will provide the Planning Commission a report on the effects and will be at the Planning Commission meeting on Tuesday night to present SEH's findings.
Public Works

1.	Streets:	None

2.	Curb Cuts:	No new curb cuts proposed

3.	Utilities:	Existing

4.	Grading/Drainage:	No changes are proposed.

5.	Rice Creek Watershed District:	No permit is required as there are no changes proposed in terms of buildings or paved surfaces.

6.	Environmental Concerns:	NA

7.	MPCA:	NA

8.	Other Considerations:	None

Building Official

1.	Structure Size:	No new buildings are proposed. The applicant has stated that the 48-foot tall "picking" system structure utilized by US WEST, will be eliminated. The timing of the removal is not yet clear, as it will be a difficult and complicated process. The goal is to have it removed within 6-12 months.

2.	Structure Height (required):	NA

3.	Structure Height (proposed):	NA

4.	Exterior Treatment:	Rock faced concrete block, ribbed panels (existing)

5.	UBC Compliance:	NA

6.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	NA

3.	Seating Requirements:	NA

4.	Kitchen Facilities:	NA

5.	Other Considerations:	None

Parks

1.	Proximity of Parks:	None

2.	Proximity to Community Facilities:	None

3.	Impact on Parks:	None

4.	Impact on Community Facilities:	None

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:

2.	Access to Site:	Adequate

3.	Access to Structure:	Adequate

4.	Other Considerations:	None

Police

1.	Traffic Safety:	Adequate - No change in circulation patterns to and from the site.

2.	On-Street Parking:	NA

3.	Site Security:	Adequate

4.	Other Considerations:	None

Staff Comments

Special Use Permit

As specified in Section 8-130 of the New Brighton Zoning Ordinance, no special use shall be recommended by the Planning Commission unless such shall find:

a.	That the establishment, maintenance, or operations of the special use will not be detrimental to or endanger the public health, safety, morals, comfort of the general public.

b.	That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood.

c.	That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district.

d.	That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided.

e.	That the special use shall, in all other respects, conform to the applicable regulations of the district in which it located.

As mentioned within "Impact on Surround Land Use" section of this report, the most significant issue involved with this proposal is the amount of traffic that is generated by the business. Per Section 6-929 of the Zoning Ordinance, the intent of the I-1, Light Industrial Zoning District is to "Provide and encourage industrial users that are aesthetically pleasing in appearance, have all processing within buildings, are complimentary to surrounding land uses, and have reasonable amounts of truck traffic."

Therefore, the City must make a determination if the proposed use will have negative impacts on the above mentioned criteria. In particular in regard to the amount of traffic generated by a delivery service.

As mentioned, Short Eliot Hendrickson (SEH) is conducting a traffic study on the effects that the proposed use will have on the adjacent roadways. That study will be available to the Planning Commission on Tuesday night, and will be presented by Thomas Sohrweide of SEH.

Recommendation

Because we do not know the effects that the proposed use will have on traffic at this time, staff is outlining three "recommendation options" for the Planning Commission within this report. Once the traffic study is completed and presented to the Planning Commission, we will have a better understanding of the impacts that this project will have in the area.

Alternatives

Approval

Motion to waive the reading and adopt the attached resolution recommending approval of SP-215 & LP- 358 subject to the following conditions:

1.	Landscaping/green area be provided as shown on the landscape plan dated 1-12-1999. Staff shall inspect the site following installation of the plantings by the applicant to ensure that all plantings shown are in place.

2.	Approval and continuing compliance with LP-358.

3.	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.

4.	Any signage shall be required to meet the provisions of the Sign Ordinance Sections 9-
010 through 9-180.

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

Denial

Motion to waive the reading and adopt the attached resolution recommending denial of SP-215 & LP-358, due to the fact that traffic generated from the site will have negative impacts on the area, therefore, the proposal does not meet the intent of the I-1, Light Industrial Zoning District or the standards of section 8-130 of the New Brighton Zoning Ordinance regarding special use permits.

Continue

Motion to continue the request to the next Planning Commission meeting to provide additional information.

Cary K. Teague, City Planner