Planning Report

Date:	September 21, 1999

Case:	SP-216

Subject:	Ken's Market/Office Parking Lot Reconfiguration

Applicant:	Brighton East LLC

Request

Keith McDonald on behalf of Brighton East LLC is requesting a special use permit to reduce the required side street yard setback from 30 feet to 15 feet for the purpose of reconfiguring their parking lot as part of the redevelopment of Ken's Market. The subject property is located at the intersection of County Road D and Cleveland Avenue. This redevelopment project received formal approval from the City in 1998.

Findings

Section 8-130, Special Use Standards

Section 11-020.f. Required Setbacks for Parking Areas

Site Characteristics

1.	Location:	The northwest corner of County Road D and Cleveland Avenue (629 Cleveland Avenue)

2.	Lot Size:	The site is 1.6 acres or 69,002 square feet in size

3.	Topography:	Flat

4.	Vegetation:	None

5.	Sensitive Areas:	There is a 75-foot wide NSP Easement that runs perpendicular through the site

Site History

1.	Past Uses:	Ken's Market and the Higher Grounds Coffee Shop

2.	Historical Significance:	Long time businesses within the City of New Brighton

Departmental Considerations

Community Development

1.	Existing & Proposed Use:	Ken's Market will remain on the site, the Higher Grounds has gone out of business. A two-story 12,150 square foot office building is to be constructed on the north side of the proposed structure.

2.	Surrounding Land Uses:

North:	Single Family Residential

South:	Commercial (City of Roseville)

East:	Commercial (City of Roseville)

West:	Vacant wooded Outlot (I-35W)

3.	Density/FAR:	Allowed: 75% Proposed: 24%

4.	Building and Parking Setbacks:	Proposed building and parking setbacks comply with all minimum City setback requirements. The existing building and parking setbacks do not comply with the City setback requirements.

5.	Total Parking:	Required: 75 Stalls / Proposed: 79 Stalls -

The proposed reconfiguration of the parking lot increases the number of parking spaces on the site from 75 to 79, therefore, per the ADA standards, at least four (4) parking stalls must be provided for disability parking, one (1) of which must be van accessible

6.	Stall Size:	18' x 9' (complies)

7.	Aisle Size:	24 feet wide (complies)

8.	Total Drives:	Two drive entrances

9.	Drive Size:	24 feet wide (complies)

10.	Concrete Curbing:	To be provided

11.	Parking Area Surface:	Bituminous pavement

12.	Landscaping/Screening:	The landscape plan remains the same as what was approved last year when the site plan was approved, with the exception that two (2) additional Colorado Spruce trees are proposed within the proposed fifteen foot boulevard area off of County Road D. The City Forester has reviewed the plans and found them to be acceptable.

13.	Impact on Surrounding Land Uses:	None

14.	Comp. Plan Designation:	Neighborhood Business

15.	Zoning:	B-2, Neighborhood Business

16.	Other Considerations:	None

Public Works

1.	Streets:	None

2.	Curb Cuts:	One off of Cleveland Avenue, and one of County Road D.

3.	Utilities:	Available. The applicant must however, demonstrate specifically where sewer and water will be connected to the building.

4.	Easements:	A 75-foot wide NSP utility easement that runs diagonally through the property.

There is a sewer manhole located in the northwest corner of the site that the City needs access to a minimum of 2-3 times per year. As such, the applicant is asked to dedicate a 10-foot utility easement along the western property line as a condition of approval. The City would then like to pave a path in order to access the manhole via a repair truck. There is adequate area in this area to still install the path and install the proposed Sugar Maple and Marshall Ash trees.

5.	Grading/Drainage:	There are no proposed changes to the grading plans which were previously reviewed and approved by the City Engineer.

6.	Rice Creek Watershed District:	No permit required

7.	Environmental Concerns:	None

8.	MPCA:	Not Applicable

9.	Other Considerations:	None

Building Official

1.	Structure Size:	NA

2.	Structure Height:	NA

3.	Exterior Treatment:	NA

4.	UBC Compliance:	NA

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	None

2.	Garbage/Rubbish Enclosures:	NA

3.	Seating Requirements:	NA

4.	Kitchen Facilities:	NA

5.	Other Considerations:	None

Forestry

1.	Tree Identification:	NA

2.	Diseased Trees:	None

3.	Tree Preservation:	None

4.	Landscape Plan:	The City Forester has reviewed the plan and found them to be acceptable.

5.	Other Considerations:	None

Staff Comments

An issue has recently come up, unrelated to the proposed special use permit, regarding the materials used for the construction of the Ken's Market portion of this building. The original plans called for the construction of a brick building, therefore, in the development agreement it was stated that the building was to be constructed of brick. However, only the office portion of the building was constructed of brick and Ken's Market was constructed with block. The City Council will be discussing the issue at the next City Council meeting. The Council will be considering to options: One, require the applicant to reconstruct Ken's Market per the original plans, or two, revise the site plan to include additional brick decoration in the walls and an enhancement of the landscaping. Therefore, if the Council decides to review an alternative plan, it may be possible that the landscape plan may be significantly altered, and potentially brought back to the Planning Commission for review. However, at this time the Planning Commission is asked to consider the subject request for special use permit.

Recommendation

Motion to recommend approval of the special use permit subject to the following conditions:

1.	At least four (4) off-street parking stalls must be provided for handicap parking, one (1) of which must be van accessible.

2.	Dedication of a 10-foot utility easement along the western property line for the purpose of construction of a paved path to provide access to a manhole in the northwest corner of the lot.

3.	Compliance with LP-339.

Cary K. Teague, City Planner