Planning Report

Date:	June 20, 2000

Case:	SP00-9

Subject:	Special Use Permit

Applicant:	Corporate Express/Industrial Equities

Request & Background

To hold a public hearing and consider a request by Industrial Equities for a special use permit for the purpose of constructing a six (6) foot, six (6) inch fence in the street yard off of Campus Drive. The subject property is addressed off of Old Highway 8 NW (575 Old 8), however, also gains access off of Campus Drive. Within a front or street yard, fences may not exceed 3-1/2 feet in height and shall have at least 75% of the vertical surface plane open. However, per Section 4-540 of the New Brighton Zoning Ordinance, this requirement may be increased by special use permit if designated as a "Fence for special purpose", and meets certain conditions. The proposed fence along the north and east property line will be a stained wood fence with 1 x 6-1/2' treated fence boards. The portion of the fence which crosses the paved surface will serve as a gate, and will be a black vinyl coated chain link fabric fence.

The future tenant of this site is Corporate Express Office Products. The use of the building is to be office warehouse, with deliveries being made of the office products. There will be 25 vans parked within the fenced area. Vans will leave the site in the morning, make deliveries and return to the site at the end of the working day. The fence is requested to provide security and screening of the warehouse docks and delivery trucks.

Findings

Section 4-540, Fences

Section 8-130, Special Use Standards

Site Characteristics

1.	Location:	575 Old Highway 8 NW

2.	Lot Size:	The site is 4.03 acres.

3.	Topography:	Relatively flat

4.	Vegetation:	Landscaping around the perimeter in most areas

5.	Sensitive Areas:	None

6.	Comprehensive Plan Designation:	Light Industrial

7.	Zoning:	I-1, Light Industrial

8.	Surrounding Land Uses:

North:	Green house & single family home - Zoned Light Industrial

South:	Green house & single family home - Zoned Light Industrial

East:	Light Industrial

West:	Single Family Residential

Site History

1.	Past Uses:	Vacant

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Existing Use:	Vacant.

2.	Proposed Use:	Office/Warehouse.

3.	Surrounding Land Uses:

North:	I-1, Light Industrial (Chenoweth Floral & Greenhouse)

South:	I-1, Light Industrial (Pletscher's Greenhouse)

East:	I-1, Light Industrial

West:	R-2, Two Family Residential

4.	Density/FAR:	Allowed: 40% Proposed: 27%

5.	Building and Parking Setbacks:	Complies with the I-1 district setback requirements; 40 foot front (street), 40 foot rear (street), 5 foot sides.

6.	Total Parking:	Required: 60 Stalls / Proposed: 120 Stalls

The existing building is 90% warehouse and 10% office, therefore, 60 stalls are required for the 48,000 square foot building. One stall is required for each 1,000 square feet of warehouse space and one stall for each 200 square feet of office space, minus 10%.

The number of parking spaces provided (120) is consistent with the other facilities within the Lakeview Business Center, which are typically 40% office and 60% warehouse. Under the 40/60 office to warehouse ratio, the proposed building would need 112 spaces.

7.	Stall Size:	9 x 18 (complies)

8.	Aisle Size:	24 feet (complies

9.	Total Drives:	One off of Campus Drive & One off of Old Highway 8

10.	Drive Size:	30 feet wide (complies)

11.	Concrete Curbing:	Existing

12.	Parking Area Surface:	Bituminous

13.	Landscaping/Screening:

14.	Impact on Surrounding Land Uses:	Minimal

15.	Comp Plan Designation:	Light Industrial

16.	Zoning:	I-1, Light Industrial

17.	Other Considerations:	None

Public Works

1.	Streets:	No streets are proposed as part of this project.

2.	Curb Cuts:	One off of Old Highway 8 & one off of Campus Drive

3.	Utilities:	NA

4.	Easements:	None

5.	Grading/Drainage:	No changes

6.	Rice Creek Watershed District:	NA

7.	Environmental Concerns:	None

8.	MPCA:	None

9.	Other Considerations:	None

Building Official

1.	Structure Size:	48,000 square feet

2.	Structure Height:	29 feet

3.	Exterior Treatment:	Brick Front (Old Highway 8) and precast concrete (ribbed texture)

4.	UBC Compliance:	NA

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	NA

3.	Other Considerations:	NA

Parks

1.	Proximity of Parks:	NA

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	Minimal

4.	Impact on Community Facilities:	Minimal

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:	NA

2.	Access to Site:	Adequate

3.	Y Connection:	Existing on the northeast side of the building.

Police

1.	Accident Counts:	None of record

2.	Violations:	None of record

3.	Traffic Safety:	Adequate

4.	On-Street Parking:	None

5.	Lighting Plans:	NA

6.	Site Security:	The

7.	Other Considerations:	None

Staff Comments

Special Use Permit

As specified in Section 4-540.c.6 of the New Brighton Zoning Ordinance, fences for special purposes and fences differing in construction, height, length, or location from the requirements of this section may be permitted by the issuance of a special use permit subject to the following:

a.	Such special purpose fence is necessary to protect and buffer the premises for which such fences are intended.

b.	Special purpose fences shall not be detrimental to adjacent property, nor to the general public health, safety, or welfare.

c.	Special purpose fence shall not be inconsistent with the intent and purpose of these fence regulations.

d.	A special purpose fence permit, if issued, may stipulate and provide for the height, location, and construction type of special fence thereby permitted or any other condition deemed necessary to protect the public health, safety, and general welfare.

The purpose of the proposed special purpose fence is to help buffer the existing truck docking area and provide security for trucks parked on the site. As mentioned the fence will be a 6-foot tall wooden privacy type fence on the north and east side, and a black vinyl coated chain link fence will serve as the gate into the site. The gate will be locked over night.

Also, as specified in Section 8-130, 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 security and fence for screening meets the above criteria.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of SP00-9 subject to the following condition:

1.	The applicant shall construct the fence as proposed on the site plan dated June 1, 2000.

Cary K. Teague, City Planner