Planning Report

Date:	May 2, 2000

Case:	PUD00-1 (Phase 1), LP00-6

Subject:	Planned Unit Development

Applicant:	Pratt Ordway Properties, LP

Request

To hold a public hearing and consider an application for an amended Planned Unit Development (PUD) to develop the property located north of County Road E2 Extension and west of 5th Avenue NW with a mixture of uses including commercial, office and residential. This development is proposed to take place in three phases. The first phase, which the Planning Commission is also asked to consider a Site Plan approval, will include the development of the office/bank component located on the southwestern two-
thirds of the site, or the west side Outlot A of Brighton Corporate Park III. The second phase will include commercial and office uses along 5th Avenue NW. The third phase would be the residential element, located on the northern third of the site (north of 6th Street NW). No changes are proposed in the second phase area, from that which was originally approved as part of PUD #7. The residential phase is currently shown as a high density residential apartment, however, the density of this site shall be determined by a market study on housing needs in this area.

The Planning Commission is asked to consider an amendment to Phase 1 of the proposed PUD, which will now include two buildings totaling 67,696 square feet of commercial/office space and 33,848 square feet of underground parking.

Findings

Section 8-010, Site Plan Review

Section 7-200, Planned Unit Development

Site Characteristics

1.	Location:	Phase 1 is located south of 6th Street NW; west of 5th Avenue NW; north of County Road E2 Extension; and east of the Minnesota Beltline Railway railroad tracks.

2.	Size:	Phase 1 is roughly 3.8 acres, the entire development is roughly 10 acres.

3.	Topography:	The Phase 1&2 areas rise gradually to the north, getting steep at the dividing line for Phase 3. The Phase 3 site is relatively flat, however, is roughly 20 feet above the lowest point in Phase 1&2.

4.	Vegetation:	Phase 1 - Grass

5.	Sensitive Areas:	None

Site History

1.	Past Uses:	Vacant

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Existing & Proposed Use:	The subject property is currently vacant. The applicant is proposing a mixture of uses including commercial and office. Uses within Phase 1 will include office space with a bank on the south end.

2.	Surrounding Land Uses:

North:	Vacant/Tom Thumb - Eventually will be Phase 3 of this project, which will include some type of residential uses.

South:	Donnetelle Plastics (industrial)

East:	Single family residential

West:	Railroad tracks - Public Works Garage (industrial)

3.	Density/FAR (for a PUD):	Allowed: 45% Proposed: 20%

4.	Building and Parking Setbacks:	See "Staff Comments"

5.	Parking Spaces Required:	Mixed use commercial facilities are required to provide 5.5 spaces per 1,000 square feet of floor space, minus the standard 10% credit. Using this calculation, based on 90,146 square feet of commercial/office development 448 sparking spaces must be provided. As demonstrated on the site plan, the applicant is providing 389 off-street outdoor spaces with 80 underground parking stalls for a total of 469 spaces. There are an additional 28 parking spaces that are shown in the adjacent 5th Avenue NW and 6th Street Extension. Therefore, the parking requirement is satisfied.

When looking at a parking requirement for the Phase 1 area only, based on these two buildings being used for office, 304 parking stalls are required, and 320 spaces are proposed. Therefore, as a stand-alone development, Phase 1 would meet the required number of off-street parking stalls on its own.

It should also be mentioned that this development would qualify as a joint-use facility, in which the total number of parking spaces provided could be less that the sum of the total required. The City Code allows the City Council to determine that uses such as banks, business offices as daytime uses, and retail and restaurant to be evening and weekend uses. The combinations of these uses qualify as a joint-use facility, and since both these types of uses will exist within this development, some of the parking areas will be shared.

6.	Parking Spaces Proposed:	497 total stalls proposed (including street parking)

7.	Handicap Parking:	Required: 9 Stalls (outdoor)	Proposed: 13 Stalls (outdoor)

Required: 4 Stalls (underground)	Proposed: 4 Stalls (underground)

8.	Stall Size:	9 x 18 complies

9.	Aisle Size:	Required: 24 feet two-way

Proposed: The drive aisles leading into the underground parking lot are 20 feet wide. All other drive aisles comply with the code requirements. However, this drive aisle into the building is going to be a controlled "employee only" parking area, with card access in and out. Therefore, there will be very little traffic. In other projects that have been done by the applicant, the controlled "non-public" drive aisles are typically 20 feet wide, and function very well. Cars in this type of arrangement seldom meet one another as they move in and out of the ramp, and employees do not have to "search" for parking stalls as they are already assigned a stall. Therefore, because the PUD does allow flexibility in certain areas, in this case because these drive-aisles are employee only, flexibility in the 24-foot drive aisle width seems justified.

10.	Total Drives:	Two off of County Road E2 Extension and two (2) off of 6th Street Extension. The center drive, shall serve as a private "street" connection between County Road E2 Extension and 6th Street Extension.

11.	Driveway Size:	24 feet wide

12.	Bank Drive-thru stacking:	Required: 6 spaces per lane. Proposed: 6 spaces per lane.

13.	Concrete Curbing:	To be installed

14.	Parking Area Surface:	Bituminous to be installed

15.	Landscaping/Screening:	The landscaping, design and streetscape of this project are being done by Damon Farber, who is also doing the design work and streetscape for the 5th Avenue NW corridor from Old Highway 8 to 1st Street NW. Therefore, the proposed plans will tie into the overall streetscape of this corridor. The City Forester has met with the landscape architect and has reviewed the proposed landscape plans, and found them to be acceptable.

16.	Impact on Surrounding Land Uses:	The proposed development will bring in additional traffic on the adjacent roadways. Glen VanWormer of SEH, which performed a preliminary traffic impact study in this area in 1998 (see attached), will be in attendance on Tuesday night to answer any questions in regard to traffic impact.

17.	Comp Plan Designation:	Neighborhood Business

18.	Zoning:	Phase 1 - I-1, Light Industrial & I-2 Heavy Industrial

19.	Other Considerations:	None

Public Works

1.	Streets:	No new street construction will be done as part of the development proposal. The proposed 6th Street Extension does not have adequate width or a cul-de-sac turn around to be maintained by the City. Therefore, this shall be maintained as a private drive, and the existing "stub" right-of-way must be vacated. All streets and parking areas within the development will be private and maintained by the owner. County Road E2 Extension will be maintained by the City from 5th Avenue NW to the west at the end of the cul-de-sac.

2.	Curb Cuts:	There will be two (2) curb cuts off of County Road E2 Extension, which is a public right-of-way, and two (2) off of 6th Street Extension, which will be a private drive. The center drive, shall serve as a connection between County Road E2 Ext. and 6th Street Extension.

3.	Utilities:	Sewer and water is available off of 5th Avenue NW. Water is available on the site from the northwest corner of the Phase 1 site. The City hired SEH to develop the utility plan for this project. The existing 12-inch watermain in 6th Street NW will remain public and require a utility easement. Said easement must be 20 feet wide. The utility plan shall be subject to review and approval of the City Engineer.

4.	Easements:	As mentioned the existing 12-inch watermain in 6th Street NW will require a 20-foot utility easement. Additional easements over all utilities shall be established at the time this development is platted.

5.	Grading/Drainage:	Please refer to the grading and drainage portion of this report within the "Staff Comments." Additionally the proposed grading plan shall be subject to review and approval of the City Engineer.

6.	Rice Creek Watershed District:	A permit is required from the Rice Creek Watershed District

7.	Environmental Concerns:	None

8.	MPCA:	NA

9.	Other Considerations:	None

Building Official

1.	Structure Size:	90,146 square feet of commercial office + 33,848 square feet of underground parking

2.	Structure Height:	1 and 2 story buildings.

3.	Exterior Treatment:	Brick, glass, pitched roof

4.	UBC Compliance:	Shall be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	Trash enclosures are shown as "T" on the site plan

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:	The Fire Marshal has reviewed the proposed plans and recommends that hydrants be placed near the midpoint of County Road E2 Extension (north side of the road) and near the midpoint of 6th Street Extension (south side of the street). Additionally, water connections to the buildings must be accessible.

2.	Access to Site:	Adequate

3.	Other Considerations:	None

Police

1.	Accident Counts:	None of Record

2.	Violations:	None of Record

3.	Traffic Safety:	Adequate

4.	On-Street Parking:	23 spaces on 5th Street NW & 5 spaces on 6th Street Extension

5.	Site Security:	The Police Department is concerned over the parking area adjacent to the railroad tracks at night. It is recommended that this area contain some security lighting. The applicant shall submit an overall lighting plan.

Additionally, it is recommended that the interior parking ramp contain high pressure sodium lights with an emergency phone for security purposes.

6.	Other Considerations:	None

Staff Comments

Planned Unit Development

As specified in Section 7-240 of the New Brighton Zoning Ordinance, the Planning Commission, in making a recommendation, and the City Council, in acting upon a plan, shall consider the following factors:

1.	The consistency of the proposed development with the adopted or proposed Comprehensive Plan of the City.

2.	The extent to which the proposed development is designed to form a desirable and unified environment within its own boundaries in terms of relationship of structures, patterns of circulation, visual character and sufficiency of drainage and utilities.

3.	The extent to which the proposed uses will be compatible with present and planned uses in the surrounding area.

4.	That any exceptions to the standard requirements of the New Brighton Zoning Code are justified by the design of the development.

5.	The sufficiency of each planned development phase's size, composition and arrangement in order that its construction, marketing and operation is feasible without dependence upon any subsequent unit.

6.	The burden or impact created by the planned development of parks, schools, streets, and other public facilities and utilities.

7.	The impact of the planned development or environmental quality on the reasonable enjoyment of surrounding property.

Required Setbacks

The perimeter setback requirement for PUD's is thirty (30) feet. However, the City may lessen the 30-
foot setback requirement for PUD's under the condition that a pedestrian walkway is provided and a formal streetscape plan is submitted. As demonstrated on the proposed site plan, the proposed structure setbacks range from 8-12 feet. The applicant has provided for pedestrian connections adjacent to the street along 6th Street Ext., 5th Avenue NW and County Road E2 Ext. The proposed plans also include a detailed streetscape plan, including landscaping and street lights, that will dramatically improve the streetscape along each of these roadways. This proposal is actually a continuation of Downtown New Brighton, which also includes structure setbacks of roughly 10 feet from the right-of-way, pedestrian connections, with landscaping and lighting along Old Highway 8. It is staff's opinion that the required setbacks may be lessened to 8 feet as proposed, subject to the construction streetscape plan as proposed by the applicant.

Grading & Drainage

The City Engineer has sent a copy of the proposed grading and drainage plans to Barr Engineering for review to determine if the drainage area shown on the plan is in agreement with the overall drainage plan for this area and the Hypro Pond storm sewer. Barr Engineering developed the overall grading plan for development of this area. The proposed plans must be consistent with the overall plans for the area, and not create any negative impacts on adjacent properties. Initial review has been completed by Barr Engineering and the City Engineer, and was found to be acceptable

The proposed grading plans, shall be subject to review and approval of the City Engineer, and the Rice Creek Watershed District.

Circulation - Pedestrian and Vehicle

As demonstrated on the Site Plan, trail connections are provided around the perimeter of the site as well as internally. It is further suggested, that paving of pedestrian walkways across the internal street and driveways be done to protect pedestrians from the internal traffic.

Signage

No signage has been proposed at this time. Per Section 9-150 of the Zoning Ordinance, this project shall be designated as an "Area of Special Control," therefore, the applicant shall submit an overall signage plan for this development, which shall be subject to review and approval of the Planning Commission and City Council, through a Special Use Permit.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of PUD00-1 and LP00-6, subject to the following conditions:

1.	Allowance for flexibility in the perimeter setback requirement for PUD's, the building setbacks may be decreased to 8 feet as proposed, subject to the construction of the proposed streetscape plan dated 4-14-00.

2.	Perimeter curbing shall be installed around the off-street parking area.

3.	All off-street parking and drive areas be paved with bituminous surface.

4.	Off-street parking stalls must be striped with white or yellow painted lines, not less than four (4) inches wide.

5.	The landscaping and streetscape plans shall be installed per the submitted plans dated 4-14-00.

6.	Trail connections shall be made between the different uses on the site, including the paving of pedestrian walkways across the internal street and driveways.

7.	Provision of a bond or letter of credit in the amount equal to 100% of the cost to install landscaping, curbing and paving to ensure that these items are installed per the approved plans.

8.	As long as the drive aisles leading into the underground parking lot are employee only and controlled by a required "card entrance", these drive aisles may be 20 feet wide.

9.	Security lighting in the parking lots must be installed so that no direct light is detectable from any lot line on the site. The applicant shall submit an overall lighting plan for the sight, which shall be subject to review and approval of the Police Department and City Staff.

10.	All streets and parking areas within the development will be private and maintained by the owner. County Road E2 Extension will be maintained by the City from 5th Avenue NW to the west at the end of the cul-de-sac.

11.	A 20-foot wide utility easement, centered on the watermain, must be placed over the existing watermain within 6th Street Extension. All utilities shall be protected by the appropriate easements at the time this development is platted.

12.	The watermain within the development should be looped in order to maintain good water quality and adequate water for fire protection.

13.	Fire hydrants must be placed near the midpoint of County Road E2 Extension (north side of the road) and near the midpoint of 6th Street Extension (south side of the street). Additionally water connections to the buildings must be accessible.

14.	Submittal an overall signage plan subject to review and approval of the Planning Commission and City Council, through a Special Use Permit.

15.	Vacation of the existing public right-of-way for 6th Street NW, from 5th Avenue NW.

16.	Execution of a Developers Agreement between the City of New Brighton and the applicant.

17.	The proposed grading plan shall be subject to review and approval of the City Engineer.

18.	Approval of a permit from the Rice Creek Watershed District.

Cary K. Teague, City Planner