Planning Report

Date:	August 21, 2001

Case:	LP 01 - 10 / SP 01 - 12

Subject:	Site Plan & Special Use Permit

Applicant:	H. Brooks & Company

Request & Background

To consider a request by H. Brooks & Company for a Site Plan approval to expand their existing food processing, warehousing and distribution center out of the existing building located at 600 Lakeview Point (the old US West facility). The City Council granted a Special Use Permit August 22, 2000 to allow the use at the site.

The proposal is to consider two additions to the existing building of 60,100 square feet. Phase I is proposed to be 19,200 and Phase II is planned to be 40,900 square feet in size. Activities proposed at the site would include storage and the addition of a cut fruit line and a caramel apple dipping facility. The planned uses for both Phase I and Phase II are consistent with the existing H. Brooks food distribution use.

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

Past Action

•	Site Plan and Special Use Permit approved by City Council with conditions 8/22/00

Site Characteristics

1.	Location:	600 Lakeview Point

2.	Lot Size:	The site is 11.5 acres.

3.	Topography:	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:	Vacant/natural (Jones Lake)

South:	Light Industrial

East:	I-35W

West:	Light Industrial

Site History

1.	Past Uses:	US West Facility

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:	8,945 s.f. office & 161,683 s.f. warehouse = 146 stalls required .

3.	Parking Spaces Proposed:	159

4.	Handicap Parking: Required: 6

Proposed: 7

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:	Existing landscaping as approved by SP00-11/LP00-10

(City Council Report # 00-199)

12.	Impact on Land Uses:	Minor increase in traffic

Public Works

1.	Streets:	None

2.	Curb Cuts:	No new curb cuts proposed

3.	Utilities:	proposed to be relocated at Applicant's expense

4.	Easements:	Engineering Staff recommends a new easement agreement be drafted by applicant and approved by the City Attorney.

5.	Grading/Drainage:	no proposed changes.

6.	Rice Creek Watershed District:	Permit applied for

7.	Environmental Concerns:	NA

8.	MPCA:	NA

9.	Other Considerations:	None

Building Official

1.	Structure Height (required):	40 feet

2.	Structure Height (proposed):	32 feet

3.	Exterior Treatment:	painted concrete block and panels. Details to match existing.

4.	UBC Compliance:	Will be required

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:	Existing

2.	Access to Site:	Adequate

3.	Access to Structure:	Adequate; Fire Inspector believes the proposal will enhance fire protection access to the site.

4.	Other Considerations:	None

Staff Comments

Traffic

Approximately 130-140 employees will be work at 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.

A traffic analysis memo was drafted on August 22, 2000 by John Hagen of Short Elliot Hendrickson (SEH) concluded that although traffic from the site would increase, "operating efficiency for the traffic movement on Old Highway 8 will not likely experience a noticeable change given the additional traffic generated by the proposed development." Furthermore, the report states that based on the existing traffic (Aug. 2000) and additional traffic generated from H. Brooks & Company Development, a traffic signal is not warranted at the intersection of Old Highway 8 and Campus Drive.

In context of the Phase I and Phase II proposal, Staff believes that the analysis and conclusions in the SEH memo should be updated to assist the City meet any future traffic impacts from the expanded use on site.

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 applicant is proposing food handling and distribution uses for Phase I and II, much the same as the existing H. Brooks & Company facility. H. Brooks & Company will continue to use the facility to operate a food processing (fruits and vegetables), packaging, warehousing and distribution center. Additional 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 small office operation for Phase I.

Staff believes the application meets the Special Use Standards outlined above.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of SP 01-12 & LP 01-10 , subject to the following conditions:

1.	Review and approval of Rice Creek Watershed District.

2.	A new Utility Easement agreement is submitted to be approved by City Attorney and City Manager prior to any utility relocation.

3.	An update of the traffic analysis detailed in the Short Elliot Hendrickson memo date August 22, 2000 to consider the proposal in context of the proposed Phase I and Phase II.

4.	A lighting plan is submitted and approved by City Staff.

Patrick Boylan, Intermediate City Planner