Planning Report

Date:	May 16, 2000

Case:	LP00-5, SP00-4

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 and van/truck yard 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 345 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:	216 stalls proposed (car parking)

Company Vehicles:	265 stalls proposed (regular size 10x20) = for vans

48 stalls proposed for 36 foot vehicles (trailers)

32 stalls cut off cab staging

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 Kolstad Companies to construct a trailer repair shop on the subject site, with the addition of planting of twelve (12) six-foot Austrian Pines. 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.

As mentioned per Section 6-050.a.1. of the Zoning Ordinance, outside storage shall be allowed by Special Use Permit and must be screened by landscaping and/or opaque fencing. Given the freeway visibility (I-35W) of this site, staff recommends construction of an eight foot opaque fence to provide additional screening from I-35W, similar to that which has been required for other uses along I-35W..

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 and van truck yard to this area which will generate a significant amount of traffic. Staff believes that the use is actually a truck yard which is a use not allowed in the I-1 District (see comments in the special use permit section of this report).

Corporate Express is proposing to park 345 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 (80%) 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. 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. As demonstrated in the attached report dated April 19, 2000, the impacts from the Corporate Express operation will decrease the operating efficiency of the immediately adjacent intersections, however, the level of operations could be restored to acceptable limits with the installation of a traffic signal at the intersection of Old Highway 8 and Campus Drive.

The Engineering and Community Development departments have reviewed the traffic study and considered the impact on traffic, and concluded that with the construction of a stop light on Old Highway 8 and Campus Drive the existing roadway system can accommodate the proposed use. However, as Old Highway 8 NW is a County road, a stop light must be approved by Ramsey County. Preliminary discussions have taken place with Ramsey County, and they have indicated that this intersection would likely by a "high priority" area for construction of a stop light. Should this project be approved by the City, the applicant shall be required to share in the cost of the signal, as its use will generate the need for the light. If an office/warehouse use similar to the previous US West operation were to go into this facility, a traffic signal would not be required, as the traffic study determined that the comparative trip generation is 2,150 trips per day (Corporate Express) vs. 600 trips per day from the existing 9,000 square feet of office space, and 100,000 square feet of warehouse.

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:	Existing

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

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.

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.

It is staff's and the City Attorney's opinion that the proposed use is actually a truck terminal or truck yard, which is a use that is not permitted in the I-1 Zoning District, therefore, in reviewing the above criteria, conditions {c} and {e} are not met as the proposed use is only allowed in an I-2, Heavy Industrial District.

In comparison of this proposal to that of Kolstad Company, a truck and trailer repair yard that was proposed for this site and was denied by the City Council, the Kolstad proposal called for 44 truck trailer parking stalls. The proposed Corporate Express plan calls for 48 "truck trailer staging" stalls. Additionally, there are provisions for an additional 32 "cut off vans" and 253 vans on the Corporate Express proposal. While the trucks and vans may be smaller in scale when compared to the Kolstad proposal, the essential function of a truck yard is still there. The vans and trucks are stored in this "vehicle yard" with the intention of delivery/hauling product that is not produced on the site, which is similar to a truck terminal or yard.

As would be expected of a truck yard or terminal, the traffic that is generated is significant. As demonstrated in the report by SEH, the comparative trip generation is 2,150 trips per day (Corporate Express) vs. 600 trips per day from the existing 9,000 square feet of office space, and 100,000 square feet of warehouse. The significant traffic generation from truck terminals or yards is one of the reasons that truck yards or terminals are not allowed in the Light Industrial Zoning District.

The visual appearance of a truck yard or terminal is another reason for requiring their location in a Heavy Industrial District and not a Light Industrial District. Uses within this Light Industrial District are primarily office warehouse space with truck docking areas, however, there are generally no provisions for parking of trucks and trailers outside of the dock areas. The proposed truck and van parking is expansive given the nature of the existing parking lot, however, the proposed use is better suited in a Heavy Industrial District.

Recommendation

Alternatives

Approval

Should the Planning Commission find that the proposed use is not truck terminal or yard:

Motion to waive the reading and adopt the attached resolution recommending approval of SP00-4 & LP00-5 subject to the following conditions:

1.	Landscaping/green area be provided as shown on the landscape plan dated 3-1-
2000. Staff shall inspect the site following installation of the plantings by the applicant to ensure that all plantings shown are in place.

2.	The applicant shall construct an eight foot opaque fence along the eastern boundary of the parking lot to provide additional screening from I-35W.

3.	If necessary, the applicant shall be responsible to pay certain costs associated with installation of a traffic signal on Old Highway 8 NW.

4.	Truck/van traffic shall not increase beyond that what has originally been proposed without an amended special use permit.

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

Denial

Motion to waive the reading and adopt the attached resolution recommending denial of SP00-4 & LP00-5, due to the fact that the proposed use is defined as a truck terminal or yard, which is a use only allowed in an I-2 zoning district. 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 allow time to consider the impacts of the proposed use on the area.

Staff Recommendation

The proposed use can be defined as a truck terminal or yard, which is a use only allowed in an I-2 zoning district, and truck/van 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. Therefore, staff must recommend denial of the proposed SP00-4 and LP00-5.

Cary K. Teague, City Planner