Planning Report

Date:	May 15, 2001

Case:	LP 01 - 05

Subject:	Building D Main Street Village

Applicant:	Stony Lake Properties, LLP

Request

To consider a site plan for Building "D" located north of County Road E2 Extension and west of 5th Avenue NW. The applicant has applied for a site plan to construct a 7,000 square foot building.

Building D is sited in an overall development known as Main Street Village, which includes a mixture of uses including commercial, office and residential. Three commercial / office buildings were constructed in 2000; Building D will be a mixed use building.

Findings

Section 8-010, Site Plan Review

Past Action

PUD – Phase I approved by City Council May 9, 2000

PUD – Phase II approved by City Council June 27, 2000

Site Characteristics

1.	Location:	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:	Building "D" is 7,000 square feet and the lot is slightly smaller than one acre; the entire Main Street Village development is roughly 10 acres.

3.	Topography:	Flat

4.	Vegetation:	Grass with some landscaping (implemented from earlier phases of development)

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 and graded flat. Building D will consist of a 7,000 square foot structure with a mix of uses including food service (deli or full service restaurant).

2.	Surrounding Land Uses:

North:	office & commercial (Silver Lake Dental)

South:	industrial (Donnetelle Plastics)

East:	Single family residential

West:	Office: two building with Main Street Village (the 500 and 550 office buildings) and the Railroad tracks

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

4.	Building setbacks:

Required	Proposed
front yard	40 feet	45 feet
side yard	15 feet	38 ft. north side

77 ft. south side
rear yard	20 feet	90 ft.

Building D meets setback requirements

5.	Parking Setbacks:

Required	Proposed
Front yard	30 feet	none proposed

side yards	5 feet	0 feet on north side shared with existing building "C"

7 feet on south side
rear yard	5 feet	none proposed

New Brighton's Zoning Code allows for flexibility in setback requirements for Planned Unit Developments. The proposal is part of the approved Phase II of the PUD approved in June, 2000. At that time, the City Council recognized the multiple buildings on the greater Main Street Village site; shared parking among other buildings was encouraged. The proposal meets the requirements of the PUD and is consistent with the findings of Resolution 00-058.

6.	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 proposed development which includes 7,000 square feet, 35 sparking spaces must be provided. As demonstrated on the site plan, the applicant is providing 38 spaces which includes 2 ADA spaces.

7.	Handicap Parking:	Required: 2 Stalls	Proposed:	2

8.	Stall Size:	9 x 18 complies

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

Proposed: 24 feet

The proposal meets all parking requirements

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 City Forester has met with the landscape architect several times 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 was contracted to perform a traffic study of the area to determine impacts on adjacent roadways.

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.

2.	Curb Cuts:	None for Building D, however, 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 ("Main Street"), 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.

4.	Easements:	There is an existing 30-foot utility easement which runs south of the building under the proposed parking lot, then turning north under Main Street to the 6th Street extension area (near the former Tom Thumb)

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 applied for

7.	Environmental Concerns:	None

8.	MPCA:	NA

9.	Other Considerations:	None

Building Official

1.	Structure Size:	7,000 square feet

2.	Structure Height:	Proposed: 28.5 feet

Code requirement: 40 feet or less.

3.	Exterior Treatment:	Brick, rock face masonry for the trim, glass, aluminum frames, clock and project logo towers, and awnings.

4.	UBC Compliance:	Shall be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	Trash enclosure details were not provided

3.	Other Considerations:	NA

Parks

1.	Proximity of Parks:	1/3 mile south of Veterans Park

2.	Proximity to Community Facilities:	1/3 mile south of City Hall and ½ mile south of Family Service

Center

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 has no further recommendation for hydrants

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.	Other Considerations:	None

Staff Comments

Signage

A sign plan for the entire Main Street Village Site is proposed to be heard at a Public Hearing on May 15, 2001 through a Special Use Permit review process.

Traffic

The proposed building will bring in additional traffic on the adjacent roadways. Short Elliot Hendrickson (SEH), performed a traffic study of the area in 1998 and 2000 to determine impacts on adjacent roadways. That report was be presented by SEH at the Planning Commission meeting in June 20, 2000.

SEH did not study the need for a traffic light at Old Highway 8 and 5th Avenue, but they concluded that the city should work with the County to consider the potential for signals at Old Highway 8 and 5th Avenue but also at the 5th Avenue and County Road E2 in the near future.

Staff has contacted the County and is developing a traffic light strategy and timeline to ensure traffic safety for these two intersections near the site.

Recommendation

Motion to waive the reading and recommend approval of LP 01 - 05 subject to the following conditions:

1.	Continued compliance with PUD00-1 (Phase 2) and LP00-7 (approved June 27, 2000).

2.	Trash containers are screened from Public Right of Way and from residential properties; the applicant shall work with the City Planner to ensure compliance with Code for appearance and placement.

3.	The applicant shall be required to work with the City and the County in regard to any necessary traffic signalization on adjacent roadways as it relates to this site.

Patrick Boylan, Intermediate City Planner