Planning Report

 

            Date:                        January 20, 2004

            Case:                        LP03-09 /  SP03-13                                                      

            Subject:                  Site Plan Review for Truck Repair facility expansion

            Applicant:             Mr. Norm Wells on behalf of Mr. Michael Dooley

 

  

To consider an application for site plan review and special use permit for an expansion of the existing structure located at 201 5th Avenue SW.  A site plan review is required to review the proposal to add 6,464 ft.2 to the existing structure.  The applicant plans to store additional trucking equipment outside which requires a special use permit.

 
 
 

 
 

 
 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


Findings

C    Section 6-140 (2), (4) Specially Permitted Uses in I-2 District

C    Section 8-010 Site Plan Review

C    Section 8-130 Special Use Permit

  

 

Site Characteristics

 

1.     Location:                                      201 5th Avenue SW

2.     Size:                                            3.3 acres or 146,667 sq. ft.

3.     Topography:                                 flat

4.     Vegetation:                                  Landscaping near 5th Avenue

5.     Sensitive Areas:                           None

 

 

Site History

 

1.     Past Uses:                                   New Brighton Lumber Yard

2.     Historical Significance:                  None

 

 

Departmental Considerations

 

Community Development

 

1.     Comp Plan Designation:                HI, Heavy Industrial

2.     Zoning:                                        I-2, Heavy Industrial

3.     Existing Land Use:                       Lumber Yard

4.     Surrounding Land Uses:

         North:                                          Weyerhauser, zoned I-2, Heavy Industrial

         South:                                          Freeway Towing, zoned I-2, Heavy Industrial

         East:                                            Interstate Freeway I-35W

         West:                                           Minnesota Transfer Railway and Lake Jones (open space)

 

5.      Other Considerations:                    None

 

 

Proposed Use

 

1.      Proposed Use:                              The applicant wishes to expand the existing 10,000 sq. foot building and convert it to a truck repair facility.

2.     Density/FAR:                               Allowed: 40% for one story buildings  

                                                           Proposed: 16.4%        

3.     Building Setbacks:                       

 

 

Allowed

Proposed

Front – 40’

52‘

Side – 15’

15’ (north)

21’ (south)

Rear – 0’

212’

 

 

The proposed expansion adds enclosed work area under existing shed roof and adds 3,920 square feet off of the north wall of the existing building and meets setback requirements

 

 

 4.    Total Drives:                                One

 5.    Drive Size:                                   24 Feet Wide     

   6.   Parking Area Surface:                  proposal is to pave the gravel and dirt areas for truck parking and storage areas.        

 7.    Landscaping/Screening:                The landscape plans are not proposed to be altered.  The existing landscaping is used for screening purposes and as to decorate the entrance to the site.

 

  8.   Impact on Surrounding Land Uses:     Minimal

 

    9.  Landscaping:                                The site has a landscaped area near the two office buildings on 5th Street.  There is also a sodded area to the west of the small storage building in the southern portion of the site.

 

                                                            In December 2003, the Planning Commission reviewed the concept plan and stated that additional screening was needed for the freeway side of the site.  The applicant is proposing to build up a 3’ berm with spruce trees on the top to provide additional screening to the east.

 

10. Other Considerations:                     None

 

 

 

 

 

 

 

 

Public Works

 

1.     Streets:                                        5th Avenue SW

2.     Curb Cuts:                                   One

3.     Utilities:                                       Existing from 5th Avenue SW.

4.     Easements:                                  One existing; Freeway towing and existing land owner (New Brighton Lumber) have an agreement for an access easement along the western portion of the lot for vehicle travel.

5.     Grading/Drainage:                        Proposed building is to be located on existing concrete drive area; there will be no added impervious surface to the site.  The site plan shows the east lot line to be bermed and the removal of 5’ of existing asphalt on the north line

 

 6.     Rice Creek Watershed District:     Review by RCWD required.        

7.     Environmental Concerns:              None.       

8.     MPCA:                                        NA

9.     Other Considerations:                   None

 

 

 

Building

 

1.     Existing Buildings:                         10,000 sq.ft. (storage facility)

                                                           1,157 and 968 sq.ft. (office uses)

                                                           5,500 sq. ft. (storage) 

                                                           16,657 sq. ft. total for all four buildings

 

        Proposed addition size:                  6,464 sq. ft. addition to largest building on north side;

                                                           (16,464 total sq. ft.)

 

2.     Structure Height:                          26 feet (code limit = 40 feet)

3.     Exterior Treatment:                      Metal panels.  Proposed addition to be painted with the same materials and color scheme as existing structure.

4.     IBC Compliance:                          Required.

 

5.     Parking Demand:                          21 spaces

              Proposed:                               30 for automobiles

 

              Tractor & truck Parking:         Not specified

Ø         site plan shows a 16,000 sq. ft. fenced, secured area for tractors and;

Ø         a 23,040 sq. ft. screened area for trailers.

 

6.     Other Considerations:                   None

 

 

Public Safety

1.     Access to Site:                             Adequate

2.     Access to Structure:                     Adequate

3.     Additional Hydrants:                     not needed

4.     Y Connection Location:                to be approved by Fire Marshal

5.     Other Considerations:                   None

 

Staff Comments

The City of New Brighton approved a site plan for New Brighton lumber on October 26, 1993 which included a total of five buildings for the site.  Since that time, the site was developed with only four buildings.  The proposal is substantially different from what the Council approved in 1993 and therefore a site plan review is required.

 

Section 6-140

Paragraph 2 of this section of the Zoning Code states that truck and trailer repair are special uses.  Staff finds that the special use standards found in Section 8-130 are met.

 

Paragraph 4 of this section of the Zoning Code states that outside storage as an accessory use are 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.

 

There is no adjacent residential property.  The site presently has a solid 8’ fence on the north and freeway side of the parcel.  The applicant is proposing to repair the sections of fence and construct an earthen berm with coniferous trees to provide additional screening.

 

Section 8-130 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.

 

Staff considers the criteria for a special use permit and regulations for screening of accessory outdoor storage in the I-2 Zoning District to be satisfied. 

 

The proposal complies with all I-2 standards and related requirements.

 

 

 

 

 

 

 

Recommendation

 

Motion to recommend Approval of LP03-09 and SP03-13 to the City Council with the following conditions:

 

 

1.       Approval and compliance with any requirements from Rice Creek Watershed District.

2.       The storage and parking areas are paved with bituminous or concrete.

 

 

 

 

 

Patrick Boylan

Intermediate City Planner