Planning Report

Date:	August 15, 2000

Case:	LP00-10, SP00-11

Subject:	Site Plan & Special Use Permit

Applicant:	H. Brooks & Company

Request & Background

To hold a public hearing and consider a request by H. Brooks & Company for a special use permit and site plan review for the purpose of operating a food processing (fruits and vegetables), packaging, warehousing and distribution center 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. The special use permit is requested for the purpose of allowing the distribution portion of the request, and to install a gasoline fueling area in the future.

H. Brooks & Company will be remodeling the existing facility to install refrigeration rooms, ripening rooms, and office space. Activities proposed at the site would include storage of a wide variety of fruits and vegetables including ripening rooms, caramel apple dipping, fruit and vegetable cutting and packaging, distribution of the product, and the office operation. Approximately 130-140 employees will be working on the site over two shifts. Truck traffic generated from the site will be around 285 trips in and out of the facility per day, including weekends. These trips include employees driving to and from the site each day. The company has 20 semi trucks in operation and an additional 15 trailer beds. Therefore, there will at most, a total of 35 semi trailers on the site at one time. The site contains 16 dock doors, therefore, there will be 19 additional trailers parked away from the dock doors in the off-street parking area.

Findings

Section 6-050, Uses by Special Permit, I-1 District

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:	Existing: 8,945 s.f. office & 101,583 s.f. warehouse = 131 stalls required . There is adequate room on the site to add additional stalls as needed.

3.	Parking Spaces Proposed:	160 stalls existing

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 located in the northeast corner have either died or were never planted, therefore, recommended that twelve (12) Austrian Pines be planted as a replacement. Those 12 Austrian Pines are shown on the revised Landscape Plan dated 3-1-2000. 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. The applicant has also offered to plant an additional row of pine trees to provide additional screening on the east side of the existing and proposed landscaping in the future. This property is actually owned by the County and serves as a drainageway fro Jones Lake. Said additional plantings would be subject to County approval.

12.	Impact on Land Uses:	Minor increase in traffic

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.

2.	Structure Height (required):	NA

3.	Structure Height (proposed):	NA

4.	Exterior Treatment:	NA

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 - No additions are necessary

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 required 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.

The proposed fueling station, and the distribution operation shall not be detrimental to the area, or diminish property values. The use conforms to the regulation of the I-1 Zoning District. The facility will be well screened per the attached landscape plan.

H. Brooks & Company will be using the facility to operate a food processing (fruits and vegetables), packaging, warehousing and distribution center. Activities proposed at the site would include storage of a wide variety of fruits and vegetables including ripening rooms, caramel apple dipping, fruit and vegetable cutting and packaging, distribution of the product, and the office operation. Approximately 130-140 employees will be working on the site over two shifts. Truck traffic generated from the site will be around 285 trips in and out of the facility per day, including weekends. These trips include employees driving to and from the site each day. The company has 20 semi trucks in operation and an additional 15 trailer beds parked on site. An above ground fueling station will be located in the southeast corner of the off-street parking area and shall be well screened. There will be at most, a total of 35 semi trailer on the site at one time. The site contains 16 dock doors, therefore, there will be 19 additional trailers parked away from the dock doors in the parking area.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of SP00-11 & LP00-10 , subject to the following conditions:

1.	Landscaping/green area be provided as shown on the landscape plan dated 1-29-
1999 and 3-1-200. 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 seek approval from Ramsey County to plant additional pine trees along the eastern property line to provide additional screening.

3.	The number of trailers utilized for distribution of product shall be limited to 45 trailers on site. Any increase in the number of trailers shall be subject to approval by the City Council through an amended Special Use Permit.

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

Cary K. Teague, City Planner