Planning Report

Date:	May 15, 2001

Case:	SP 01 - 06

Subject:	Special Use Permit to expand gasoline Station

Applicant:	D.L. Beach

Request & Background

To consider a request for a Special Use Permit for Beach's Long Lake Service Station (2251 Long Lake Road) to add onto the existing building on site. The purpose of the request is to add an additional 1,830 square feet for work and storage areas.

Findings

Section 5-240 Special Permitted Uses in a B-3 District

Section 8-130 Special Use Standards

Past Action

Rezoning from R-2 to B-3 approved July 25th, 2000 (application # R 00 - 01).

Site Characteristics

1.	Location:	2251 Long Lake Road

2.	Lot Size:	The site is 27,442 square feet (.63 acres)

3.	Topography:	Flat

4.	Vegetation:	small trees and shrubs along east side privacy fence

5.	Sensitive Areas:	None

6.	Existing Land Use:	Convenience Gasoline & Automobile Repair. These are both uses that are allowed within the B-3 Zoning District, subject to approval of a Special Use Permit. The applicant would like to expand by constructing service bays.

7.	Comprehensive Plan Designation:	Community Business

8.	Zoning:	B-3, General Business

9.	Surrounding Land Uses:

North:	Single Family Residential

South:	Soo Line Railroad

East:	Single Family Residential

West:	Single Family Residential

Site History

1.	Past Uses:	Automobile Service Station

2.	Historical Significance:	original building constructed in 1968, D.L. Beach has owned business since 1982.

Rezoned by the City Council from R-2, Two Family Residential to B-3, General Business July 25, 2000.

Community Development

1.	Building Setbacks: Front Required:	30 feet

Front Proposed:	30 feet to canopy, 60 feet to building

Side & Rear Required:	30 feet from any residential lot

Side & Rear Proposed: 30.8 feet from the east and 32.5 feet from the north

The proposal meets all code requirements for building setbacks.

2.	Parking Spaces Required:	The following parking standards apply to an auto repair use:

6 minimum + 1 for every 500 square feet over 1,000 square feet + 2 per Service Bay + 1 per employee = 18 spaces

Proposed Parking = 18 shown on parking plan

3.	Parking Setbacks	Front Required:	30 feet Proposed:	30 feet

Side Required: 5 feet	Proposed:	5 feet

Abutting residential required:	25 feet	Proposed: 25 feet

The proposal meets all code requirements for parking setbacks.

4.	Drive Entrances:	A full right and left turn onto Long Lake Road.

5.	Signs:	no additional signs are proposed.

6.	Density/FAR:	Allowed:	100%

Proposed:	13 %

7.	Parking Area Surface:	Concrete & bituminous

8.	Landscaping:	Existing landscaping includes: 8 cottonwood trees, 3 elm trees, and 2 ash trees.

9.	Lighting:	Plans show three amber security lights mounted on the building and five 12-foot flourescent light poles illuminating the north, west, and southern portions of the site.

All existing and proposed lighting has down-cast type lighting.

A privacy fence exists between the site and adjacent residential properties.

Public Works

1.	Streets:	The site is served by Long Lake Road.

2.	Curb Cuts:	No new curb cuts are proposed.

3.	Utilities:	The existing water main and sewers deemed adequate.

4.	Grading/Drainage:	Currently, there is no curbing on the east or southern portion of the site; applicant has three foot mulch strip to handle existing and future run off. Applicant believes that curbing will create a ponding situation in the southern portion of his lot.

Note: Rice Creek Watershed have reviewed and approved applicant's plans.

Staff engineers believe drainage could be assisted during construction by installing a silt fence during construction on the east side of the lot.

5.	Rice Creek Watershed District:	Permit granted March 22, 2001.

6.	Environmental Concerns:	None

7.	MPCA:	Not Applicable

8.	Other Considerations:	None.

Building Official

1.	Structure Size:	The proposed addition is 1,860 square feet in size.

2.	Structure Height (maximum):	32' in B-3 zone

3.	Structure Height (proposed):	15' (match existing structure)

4.	Exterior Treatment:	The proposed addition shall be of the same material as existing service station.

West and south elevations show Omega board painted gray with blue, white, and orange accents consistent with existing building. North and east elevations to be of painted block construction consistent with existing wall surfaces.

5.	UBC Compliance:	Will be required

6.	Other Considerations:	None

Fire

Hydrant Locations: one near northwest lot corner.

Access to Site: Adequate for site.

Access to Structure: Fire Department hook-ups were not shown, but will be required on construction plans

Other Considerations: none

Police

1.	Traffic Safety:	adequate access from road.

2.	Site Security:	lighting should be directed to discourage loitering

3.	Other Considerations:	None

Staff Comments

Sec. 8-110. Special Uses and Special Use Permits.

Auto repair and convenience gasoline sales are allowed uses within the B-3, General Business Zoning District, subject to approval of a Special Use Permit. Expanding such a use requires a Special Use Permit. The conditions that must be met include the following:

1.	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.

2.	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.

3.	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.

4.	That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided.

5.	That the special use shall, in all other respects, conform to the applicable regulations of the district in which it located.

The proposed expansion of the building will not be detrimental or endanger public health. The improvement of the lot by expanding service and storage capability will enhance the enjoyment of nearby properties by containing activity, noise, and the visual elements that accompany an automotive service station.

Notice was published in the New Brighton Bulletin and notices were mailed to the 46 property owners within 350 feet. One comment via telephone arrived addressing outside storage concerns; plans call for all existing outside equipment and tires to be located within the proposed addition. Caller seemed satisfied with staff's verbal explanation.

Adequate utilities serve the site. Drainage is not affected. The proposed addition conforms to all other applicable regulations of the B-3 district. The expansion of this facility meets the above criteria.

In 1999, the Comprehensive Plan Task Force, made up of members of New Brighton's various Commissions, found that the use served a vital service to this neighborhood, and shall be allowed to continue to operate as a conforming use, and provide these convenient services.

Recommendation

Approval

Motion to recommend approval of SP01-06 Special Use Permit allowing an 1,830 square foot addition to existing Service Station subject to the following conditions:

1.	Curbing is placed on the perimeter of the lot.

2.	A silt fence is installed near the wood privacy fence to contain construction silt and run-off.

3.	The applicant shall present adequate building elevations including the detailing of sprinklers for fire suppression to the building inspector.

4.	A twenty-foot (20) aisle is always maintained between the proposed addition and the privacy fence for fire equipment.

5.	Fire department hook-up is approved by Fire Marshal.

Patrick Boylan, City Planner