Planning Report

Date:	October 17, 2000

Case:	LP00-12 & SP00-15

Subject:	Site Plan &, Special Use Permit

Applicant:	Quest Communications

Request & Background

To hold a public hearing and consider a request by Quest Communications for a special use permit and site plan for the purpose of converting an existing metal storage building to a maintenance garage. The subject property is located at 100 - 9th Avenue SW, and is zoned I-1, Light Industrial. The following is a picture of the existing building and parking lot which is under construction to be upgraded:

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:	100 - 9th Ave. SW

2.	Lot Size:	The site is 10 acres.

3.	Topography:	Relatively flat

4.	Vegetation:	Landscaping around the perimeter in most areas

5.	Sensitive Areas:	Poplar Lake to the west & a pond in the west corner of the site.

6.	Comprehensive Plan Designation:	Light Industrial

7.	Zoning:	I-1, Light Industrial

8.	Surrounding Land Uses:

North:	Light Industrial

South:	Light Industrial

East:	Light Industrial

West:	Poplar Lake

Site History

1.	Past Uses:	US West now Quest

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:	The following calculation utilize both lots and both buildings:

Existing: 17,096 s.f. office & 47,558 s.f. warehouse = 116 stalls required .

3.	Parking Spaces Proposed/Existing:	252 stalls existing

4.	Handicap Parking:	Required: 6 Stalls Proposed: 6 Stalls

5.	Stall Size:	9 x 18 (complies)

6.	Drive Aisle Size (two way):	Required: 24 feet	Existing: 24 feet

7.	Total Drive Entrances:	Four (4) - 9th Avenue - No changes proposed

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

9.	Concrete Curbing:	Existing

10.	Parking Area Surface:	Existing bituminous parking

11.	Landscaping/Screening:	The applicant is proposing to plant Spruce trees along the boulevard of 9th Avenue and adjacent to the existing pond in the western corner of the site. The City Forester has reviewed these plans and found them to be acceptable, with the exception that an additional Spruce Tree be planted along the 9th Avenue boulevard to fill in an open spot on the north east side of the second entrance to the site.

12.	Impact on Land Uses:	Minimal

Public Works

1.	Streets:	None

2.	Curb Cuts:	No new curb cuts proposed

3.	Utilities:	New connection requested to the provide sewer and water to the site.

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):	40 feet

3.	Structure Height (proposed):	17.5 existing

4.	Exterior Treatment:	Existing metal building - no changes proposed.

5.	UBC Compliance:	Will be required. There will be significant changes to the building to bring it into UBC compliance in going from storage space to vehicle repair. The biggest requirement is that the building will now have to be sprinkled. The building official has given a preliminary review of the submitted plans, and stated that it appears the applicant is aware of all of the UBC requirements.

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 proposal is simply to convert the existing storage building into a vehicle maintenance garage. Vehicles to be repaired are the existing vehicles utilized by Quest, which are currently taken off site to be repaired. There will be no noticeable difference in the use of the subject properties, there will be no traffic generated by the proposed use, and no additional outside storage required. Prior to this request, Quest has committed to a significant investment in the property by upgrading the existing parking lot on the south side of the subject building, a remodeling of the interior of the existing building to the north, construction of a retention pond, as required by the Rice Creek Watershed District, in the southwest corner, and planting new landscaping along 9th Avenue and around the new ponding area. Therefore, the above mentioned criteria is satisfied.

Recommendation

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

1.	Landscaping/green area be provided as shown on the site plan dated 10-12-2000. Staff shall inspect the site following installation of the plantings by the applicant to ensure that all plantings shown are in place.

2.	An additional Spruce Tree shall be planted along the 9th Avenue boulevard to fill in an open spot on the north east side of the second entrance to the site.

Cary K. Teague, City Planner