Planning Report

Date:	June 20, 2000

Case:	PUD00-1 (Phase 2), LP00-7

Subject:	Planned Unit Development - Main Street Village

Applicant:	Pratt Ordway Properties, LP

Request

To hold a public hearing and consider an application for Phase 2 of a Planned Unit Development to develop the property located north of County Road E2 Extension and west of 5th Avenue NW. The overall development, known as Main Street Village, will include a mixture of uses including commercial, office and residential, and is proposed to be developed in 3-4 phases. The first phase included the development of an office/bank located on the southwestern portion of the site, adjacent to the railroad tracks. The proposed Phase 2 is to include construction of a 12,000 square foot office building to be located south of 6th Avenue NW, at the intersection with 5th Avenue NW.

The subject Phase 2 building is essentially the same as was originally proposed in the overall PUD, however, the size of the building has increased slightly from 9,500 square feet, to 12,000 square feet. Additionally, the original uses proposed for this building included office, retail and a restaurant. The proposed use is now solely office. The restaurant element will likely be shifted to the southeast corner of the development to replace the convenience gasoline station.

Findings

Section 8-010, Site Plan Review

Section 7-200, Planned Unit Development

Site Characteristics

1.	Location:	Phase 2 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 2 is roughly 1.2 acres in size, the entire development is roughly 10 acres.

3.	Topography:	The Phase 2 area rises gradually to the north, getting steep at the dividing line for the residential element.

4.	Vegetation:	Phase 2 - 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. Phase 2 will consist of a 12,000 square foot office building

2.	Surrounding Land Uses:

North:	Vacant/Tom Thumb - Eventually will be the residential element of this project.

South:	Donnetelle Plastics (industrial)

East:	Single family residential

West:	Phase 1 and the Railroad tracks

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 the overall development which includes 92,646 square feet of commercial/office development 460 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 2 area only, based on this building being used for office only, 54 parking stalls are required, and 59 spaces are proposed on this site. Therefore, as a stand-alone development, Phase 2 would meet the required number of off-street parking stalls on its own.

6.	Handicap Parking (Phase 2):	Required: 3 Stalls	Proposed: 3 Stalls

7.	Stall Size:	9 x 18 complies

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

Proposed: 24 feet

9.	Driveway Size:	24 feet wide

10.	Concrete Curbing:	To be installed

11.	Parking Area Surface:	Bituminous to be installed

12.	Landscaping/Screening:	No changes are proposed from what has originally been reviewed and approved for the overall PUD. 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.

13.	Impact on Surrounding Land Uses:	The proposed development will bring in additional traffic on the adjacent roadways. SEH, has been contracted to perform a traffic study of the area to determine impacts on adjacent roadways. That report will be presented by SEH at the Planning Commission meeting on Tuesday night. Should a traffic light be warranted at the intersection of County Road E2 and 5th Avenue, the applicant shall work with the City, and the County to get the signal installed as soon as possible.

14.	Comp Plan Designation:	Neighborhood Business

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

16.	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 three (3) 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:	There are no changes proposed to the overall grading plan that has been previously approved for the this project.

6.	Rice Creek Watershed District:	A permit has been obtained from the Rice Creek Watershed District

7.	Environmental Concerns:	None

8.	MPCA:	NA

9.	Other Considerations:	None

Building Official

1.	Structure Size:	12,000 square feet

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.	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

Barr Engineering developed the overall grading plan for development of this area. The proposed grading plans have been reviewed by both Barr and the City Engineer, and have been found to be consistent with the overall plans for the area, and will not create any negative impacts on adjacent properties.

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.

Traffic

The proposed development will bring in additional traffic on the adjacent roadways. Short Elliot Hendrickson (SEH), has been contracted to perform a traffic study of the area to determine impacts on adjacent roadways. That report will be presented by SEH at the Planning Commission meeting on Tuesday night. Should a traffic light be warranted at the intersection of County Road E2 and 5th Avenue, the applicant shall work with the City, and the County to get the signal installed as soon as possible.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of PUD00-1 (Phase 2) and LP00-7, 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.	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.

9.	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.

10.	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.

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

12.	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.

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

14.	The applicant shall be required to work with the City and the County in regard to any necessary traffic signalization on adjacent roadways.

Cary K. Teague, City Planner