Date:	August 21, 2001

Case:	SP 01-11 / LP 01-11

Subject:	Special Use Permit & Site Plan Review

Applicant:	Roseville Properties

Request

To consider an application for site plan review to propose the construction of a new 12,835 square foot building to house Voyd Trailer Company at 525 1st Street SW. The applicant is proposing to use the building as a truck terminal and use a portion of the yard for outside storage as an accessory use, both are specially permitted uses in the I-2 District.

Findings

Section 6-140 Specially Permitted Uses in an I-2 District

Section 8-010, Site Plan Review

Section 8-130, Special Use Standards

Section 11-010, Parking Standards

Section 6-390, General Performance Standards

Past Action

None.

Site Characteristics

1.	Location:	525 1st Street SW

2.	Size:	5.31 acres

3.	Topography:	Flat near 1st Street; slopes downward to the south toward Lake Jones.

4.	Vegetation:	Mature cottonwood and elm near east property line; grasses

upon the slope with cattail and other wetland vegetation near Lake Jones.

5.	Sensitive Areas:	Lake Jones on southern portion of the site.

Site History

1.	Past Uses:	Vacant and trucking facility (1940s?)

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Comp Plan Designation:	Limited Industrial

2.	Zoning:	I-2 Heavy Industrial

3.	Existing Land Use:	Heavy Industrial

4.	Surrounding Land Uses:

North:	Industrial (Hart Bros. Floor Covering)

South:	Vacant (Lake Jones wetland)

East:	Industrial/ Transportation (Railroad)

West:	Industrial (Architectural Testing, Inc.)

3.	Density/FAR:	Allowed: 40 % Proposed: 6%

4.	Building Setbacks:	Front: 40 feet	Proposed: 82 feet

Side: 15 feet	Proposed: 15 on east lot line 68 feet on west lot line

Rear:	20 feet	Proposed: over 450 feet

5.	Parking Setbacks:	Front:	40 feet	Proposed: 40 feet

Side:	5 feet	Proposed: 5 feet

Rear:	5 feet	Proposed: over 210 feet

Both building and parking setbacks comply with the I-2 district standards.

5.	Total Parking:	Required: 12 + 1 for each company vehicle

Stalls / Proposed: 15

The Site Plan illustrates 15 Proof of Parking Stalls set back 5 feet from the side lot line (west side)

6. Stall Size:	9 ft. x 18 ft.

7.	Aisle Size:	24 ft.

9.	Drive Size:	36 ft.

10.	Concrete Curbing:	to be placed surrounding all driving, parking and storage areas as required by Code.

11.	Parking Area Surface:	Bituminous with a concrete dolly pad in the rear of the building

12.	Landscaping/Screening:	Shall be required as per Section 6-390

screening shown on landscape plan along 1st Street SW and along east property line screening truck parking in rear of lot.

Three retaining walls are proposed; one along the east side

of the front yard parking area and another along the side

yard (east) lot line; and a third near the southwest corner of

the pavement area along the west lot line.

13. Lighting:	The site plan shows 9 lights mounted on the building; parking lot and outside storage area lights were not detailed on plan.

14. Impact on Surrounding Land Uses:	Minimal

Public Works

1.	Streets:	1st Street SW

2.	Curb Cuts:	Proposed is to use existing curb cut off of 1st Street SW

3.	Utilities:	shall be required.

4.	Easements:	The City has secured easements near Lake Jones for a future pathway improvement.

5.	Grading/Drainage:	Three infiltration ponds are proposed. One north of the parking lot, south of 1st Street SW right-of-way. A second pond is proposed to the east of the building.

A third pond is proposed just outside the southeast corner of the paved area

6.	Rice Creek Watershed District:	Waiting for permit approval

7.	Environmental Concerns:	site has some soil and construction fill from previous owners

8.	MPCA:	NA

9.	Other Considerations:	None

Building

1.	Structure Size:	Proposed building – 12,835 sq. ft.

2. Structure Height:	23 ft. front elevation, 28 ft. rear elevation.

3.	Exterior Treatment:	Rockface block with metal cap flashing at roofline

4.	Other Considerations:	None

Sanitation/housing

1.	Garbage/Rubbish:	Shall be enclosed within building

2.	Other Considerations:	None

Forestry

1.	Tree Identification:	proposed to be landscaped with sugar maple, red crabapple, and Colorado spruce trees with American cranberry bushes.

2.	Other Considerations:	Screening is not shown for south exposure of outside storage

area

Fire

1. Hydrant Location:	one located on north boulevard of 1st St. SW

2. Other:	none.

Staff Comments

The proposed building would comply with parking, building setback, and I-2 Heavy Industrial district standards. The applicant has submitted an application with Rice Creek Watershed for approval.

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.

Specially Permitted Uses in an I-2 District. (Sec. 6-140)

(4) Outside storage as an accessory use, subject to compliance with the following:

A. Outside storage areas shall be screened from adjacent residential property and public rights-

of-way by landscaping and/or an opaque fence six to eight feet tall.

B. Outside storage shall have no adverse effect on adjacent land due to unsightliness, noise, odor,

dust, smoke, glare, air pollution, excessive or heavy vehicular traffic, bulk chemical storage, or fire or safety hazards.

The Planning Commission should consider that the proposal is located on a site which is not adjacent to residential property; the submitted landscape plan illustrates landscaping intended to screen the storage from the 1st Street SW right-of-way.

Staff believes that the storage of trailers in the rear yard and proposed truck terminal use comply with the Special Use Standards listed above.

Trail Easement

Considering the City's activity in developing a trail system near Lake Jones, Staff believes that the applicant should work out an easement agreement for the development of a future trail.

Recommendation

Motion to Recommend Approval of SP 01-11 and LP 01 -11, Subject to the Following Conditions:

1)	Approval by Rice Creek Watershed District.

2)	A lighting plan is submitted and approved by Staff. All mounted and pole lights shall have a downward cast illumination style.

3)	Grading and Drainage Plan approved by the City Engineer.

4)	an easement agreement is developed between staff and the applicant for future trail consideration.

Patrick Boylan, Intermediate City Planner