Planning Report

Date:	June 19, 2001

Case:	LP 01-07, PUD 01-01, R 01-02

Subject:	Planned Unit Development - Main Street Village

Applicant:	Main Street Village, LLC

Request

To hold a public hearing and consider an application for Phase 2 of a Planned Unit Development to develop the former Tom Thumb site, generally located north of 6th Street NW, west of 5th Avenue NW, and south of Old Highway 8 and rezone Main Street Village from the existing I-1 Light Industrial, I-2 Heavy Industrial and B-2, Neighborhood Business to B-4, Downtown Business. The applicant has applied for a Site Plan and PUD to construct a 121 unit high amenity multi-family residential structure.

The overall development, known as Main Street Village, includes a mixture of uses including commercial and office and has been developed in previous phases. This is the second phase. The first phase included the development of two office buildings and a commercial/dental office building; the Planning Commission recommended approval for a fourth building within phase 1. Future plans include restaurant and neighborhood service type uses including a convenience store.

The current zoning is inconsistent with the Comprehensive Plan, the Old Highway 8 Corridor Study, and the redevelopment concept for Main Street Village. B-4 zoning is a more suitable zoning designation. It provides the flexibility necessary to implement the integrated, pedestrian-oriented, mixed use development intended for this site.

The concept plans for Main Street Village have been before the Planning Commission and the City Council previously and is essentially unchanged. The current plan for consideration shows a slightly larger Phase 2 building than what was originally conceived for the overall project. The residential component is proposed to be 121 units instead of the original 98.

The B-4 zoning district is a uniquely flexible zone. It allows a mix of land uses and a great deal of flexibility in site standards. To balance this flexibility, it requires the City to approve a General Development Plan to guide the development. The General Development Plan shall include:

(1) Commercial uses as listed in Section 5-220.

(2) All residential uses.

(3) Light industrial uses that are determined by the City Council to be in scale with and that have physical appearance, character, and environmental effects similar to commercial uses permitted in the District. Such uses must be permitted uses in the I-1 Light Industrial District and may be permitted at the discretion of the City Council pursuant to and in accordance with Sections 8-700 through 8-720 of the Zoning Code.

(4) Uses listed in Section 5-240 shall be allowed within a B-4 Downtown Business District upon issuance of a special use permit.

In addition, the City Council may attach conditions it deems necessary. For the Main Street Village area, the intent is to approve the Main Street Village Planned Unit Development (PUD) and site plan as the General Development Plan.

Allowable Uses in Main Street Village

The B-4 zone potentially allows many more uses that may be appropriate for the Main Street Village Site. To ensure the mixed use character of the development is achieved and maintained over time; and to ensure compatibility of the uses, some land use restrictions are proposed. Refer to the figure below.

•	Areas 1 and 2 shall be limited to office uses and retail service uses permitted in the B-2 zone.

•	Area 3 shall be limited to residential uses.

•	Area 4 and 5 shall be limited to office uses and retail/services uses permitted in the B-3 zone. Not more than 50% of the total building floor area may be for office uses.

•	A minimum of 10% of the building floor area shall be used for eating establishments in Area 4; a convenience grocery store with gasoline sales is allowed in Area 4.

Findings

Section 8-010, Site Plan Review

Section 7-200, Planned Unit Development

Site Characteristics

1.	Location:	north of County Road E2 Extension, west of 5th Avenue NW, and south of Old Highway 8 and east of the railroad tracks.

2.	Size:	the entire Main Street Village site is roughly 10 acres.

3.	Topography:	The area rises gradually to the north, peaking near proposed front entryway and sloping downward toward Old Highway 8 and east toward 5th Avenue.

4.	Vegetation:	dirt with scattered volunteer grasses.

5.	Sensitive Areas:	None

Site History

1.	Past Uses:	Commercial and residential (former Tom Thumb Site and three single family homes)

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Existing & Proposed Use:	The subject property is partially developed. The residential portion is currently vacant. The proposed development will consist of a 121- unit residential building

2.	Surrounding Land Uses:

North:	Single Family Residential

South:	Main Street Village (office and planned commercial)

East:	Single family residential

West:	Railroad tracks

3.	Density/FAR (for a PUD):	Allowed: 45% Proposed: 33%

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

5.	Parking Spaces Required:	Multi-family facilities are required to provide 2.0 spaces per dwelling unit (one enclosed), + 1.0 spaces for visitor parking for each unit up to 10 units + 0.5 spaces for each unit over 10 units.

Required:	308

Proposed:	242

Because of the unified and cohesive development within the Main Street Village redevelopment project, the existing parking by the commercial and office buildings will serve as shared parking for the residents as well. That is, daytime demand for parking at the closest office and commercial buildings (Buildings H and C, respectively) can be shared for evening and weekend peak demand by future residents. There are 179 parking spaces near buildings C and H.

6.	Handicap Parking (Phase 2):	Required: 7 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.	Landscaping/Screening:	The landscaping proposed plans will tie into the overall landscaping and streetscape of the overall Main Street Village. The City Forester has reviewed the proposed landscape plans, and found them to be acceptable.

11.	Lighting	three (3) 30 foot poles are proposed in the front parking area each within an island to light the parking lot. The fixture type is a standard shoe box type of light. This same light was

used for the commercial portion of the Main Street Village site directly to the south.

No lights shall shine onto nearby residential property

12.	Impact on Surrounding Land Uses:	The proposed development will bring some additional traffic on the adjacent roadways. SEH performed a traffic study in 2000 of the area to determine impacts on adjacent roadways. They have also viewed the latest plan.

See Staff Comments below.

13.	Comp Plan Designation:	High Density Residential for the north portion

Commercial for the area south of 6th Street Extension.

14.	Zoning:	I-2, I-1, and B-2 (Industrial and Neighborhood Business) this

proposal is for a rezoing to B-4, Downtown Business.

15.	Other Considerations:	None

Public Works

1.	Streets:	6th Street has been vacated and will serve as an access from the site to 5th Avenue NW.

2.	Curb Cuts:	Access is from County Road E2, 5th Avenue NW, and Old Highway 8.

3.	Utilities:	Sewer and water is available off of Old Highway 8 NW. Water is available on the site from the northwest corner of the Phase 1 site. The utility plan shall be subject to review and approval of the City Engineer.

4.	Easements:	Additional easements over all utilities shall be established at the time this development is platted.

5.	Grading/Drainage:	The final grading and drainage plan shall be subject to the review and approval of the City Engineer.

6.	Rice Creek Watershed District:	A permit has been applied for and will be required

7.	Environmental Concerns:	South of 6th Street (most of Main Street Village site) is part of the MacGillis and Gibbs Superfund site. It has been cleaned and special covenants apply. North of 6th Street there are no environmental concerns.

8.	Other Considerations:	None

Building Official

1.	Residential Building Size:	49,400 square feet.

2.	Residential Structure Height:	stepped design from 4 to 3 to 2 stories.

3.	Exterior Treatment:	Brick, glass, stucco, with pitched roof

4.	UBC Compliance:	Shall be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	The site plan indicates that all containers will be in within the building.

3.	Other Considerations:	NA

Parks

1.	Proximity of Parks:	Veteran's Park 1/4 mile to north

2.	Proximity to Community Facilities:	City Hall 1/4 mile to north; Family Service Center 1/3 mile to north

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 found that the site has enough 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.	On-Street Parking:	none proposed for phase 2

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 parking setbacks range from 3 to 15 feet. The applicant has provided for pedestrian connections adjacent to the street along the former 6th Street Ext., 5th Avenue NW and County Road E2 Extension, which is the southern most border of Main Street Village. Staff believes that the proximity of the parking area to Old Highway 8 should be landscaped by short wall, fence, railing, or hedge to help define the space.

The proposed plans also include a detailed streetscape plan, including landscaping and street lights, that which has improved the streetscape along the adjacent 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 parking and building setbacks may be lessened as proposed, subject to the continued construction of the streetscape plan as proposed by the applicant. The applicant should place an additional sidewalk connecting the project to the Old Highway 8 bridge over the rail tracks. Efforts should be made to further define and otherwise mark the pedestrian connections between the south side of the residential building and the internal sidewalks on Main Street.

Grading & Drainage

The proposed grading plans have been reviewed by 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

An Area of Special Control Sign was approved by the City Council May 22, 2001. The applicant shall submit detailed sign plans for review and approval by City Staff under the concepts approved by the City Council May 22, 2001. City Staff shall review all proposed signs for consistency with the Main Street Village Sign Plan, which is required prior to the issuance of any sign permits. Staff will review the proposed signs for consistency of the size, location, style, colors and general character of the proposed sign.

Traffic

SEH was hired by the City to review the proposed Main Street Village Plans and evaluate potential traffic impacts. Their analysis indicated traffic signals may be warranted for the County Road E2/5th Avenue intersection and or the Old Highway 8/5th Avenue intersection.

Staff met with a Ramsey County traffic engineers. The County will conduct its own traffic count analysis in the next month. They believe that traffic controls may be warranted at the Old Highway 8/5th Avenue intersection. Should any traffic controls be warranted, the applicant shall work with the City and the County to get the controls installed as soon as possible.

Process and Further Considerations

197 notices were mailed out to surrounding property owners, this included notification beyond the 600 foot requirement. A neighborhood meeting was held June 11 at City Hall. Two people showed up who generally were impressed with the plans, existing built Main Street Village, but also expressed traffic safety related concerns. Staff shared these concerns with the Director of Public Safety and with the County Engineer.

A Public Hearing for Plat consideration is planned for the July 10, 2001 City Council Meeting. This process will consolidate ownership and provide new legal descriptions for the site.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending Rezoning R01-02 approval of PUD 01-01 (Phase 2) and LP 01 -07 , subject to the following conditions:

1.	Allowance for flexibility in the perimeter setback requirement for PUD's, the building setbacks may be decreased and the parking setbacks decreased as shown on the site plan subject to the construction of the proposed parking and sidewalk configuration plans submitted June 1, 2001.

2.	The sidewalk along Old Highway 8 is extended to the west to the railroad bridge and landscaping is placed along the parking areas to help define the space. This landscaping can be achieved by a short wall, fence, railing, or hedge.

3.	The landscaping and streetscape plans shall be installed per the submitted plans dated June 1, 2001.

4.	Trail connections to be made between the residential component and existing office uses to the south of the overall Main Street Village site, including the marking and signage of pedestrian walkways across the internal street and driveways.

5.	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.

6.	Lighting in character with the pedestrian orientation design of Main Street Village shall be provided in the parking lots and must be installed so that no direct light is detectable from any lot line on the site.

7.	Submittal of signage plan subject to review and approval of City Staff, to be consistent with the Comprehensive Sign Plan approved by the City Council for Main Street Village May 22, 2001.

8.	Created shared parking agreements approved by the City providing for use of buildings C and H area parking lots by residents and visitors to the apartment building.

Patrick Boylan, Intermediate City Planner