Planning Report

Date:	June 19, 2001

Case:	R01-02

Subject:	Rezoning of Property south west of the corner of Old Highway 8 NW and 5th Avenue NW (Former Tom Thumb site) from B-2 to B-4

Applicant:	City of New Brighton

Request & Background

To consider rezoning the property south west of the corner of Old Highway 8 NW and 5th Avenue NW from B-2, Neighborhood Business to B-4, Downtown Business.

The purpose of the request is to better match and be consistent with the proposed land uses and site designs under past Planning Commission and City Council approvals for Main Street Village. Additionally, the Comprehensive Plan calls for the future land use of this site to be High Density Residential; within the B-4 Downtown Business district, residential uses are allowed.

A Site Plan and PUD review are planned for the June 19, 2001 Planning Commission meeting for the residential component to Main Street Village.

Findings

Section 8-330, Rezoning

Site Characteristics

1.	Location:	South of Old Highway 8 NW and west of 5th Avenue NW and east of the Minnesota Beltline Railway railroad tracks.

2.	Topography:	The area rises to the north and drops off near 5th Avenue NW.

3.	Vegetation:	None, mostly dirt with some volunteer grasses

4.	Sensitive Areas:	None

Site History

1.	Past Uses:	Tom Thumb and several single family residences.

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Existing & Proposed Use:	The subject property is currently vacant; however submitted plans consist of a proposed multi-family 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

Staff Comments

The existing zoning of B-2, Neighborhood Business is not appropriate for a redevelopment site like Main Street Village. The B-4, Downtown Business Zoning district is best suited for the site, but is lacking in specific site standards to promote pedestrian connections, high-level residential amenities, a mix of uses, and other redevelopment concepts which are outlined in both the Comprehensive Plan and the Old Highway 8 Corridor Study. Staff believes that the concepts described in those two documents are employed and planned for within Main Street Village. The residential component is the northern most portion of a site which has been and will be under continued special consideration because of the redevelopment status of the whole site.

Section 5-320 of the Code states that the City recognizes the downtown commercial area of New Brighton as a unique situation in that the area was developed in a manner that is now inconsistent with present zoning code requirements. Staff anticipates changes to this district to facilitate the mixed-use and site designs concepts illustrated in both the residential site and the office/commercial portions to the south in Main Street Village.

Rezoning

In conjunction with the proposed rezoning, the Planning Commission and City Council may want to consider the following criteria:

1.	The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive Plan.

The future land use plan, as contained within the Comprehensive Plan designates the subject site as High Density Residential. A permit application exists for a Site Plan and PUD amendment consideration for a multi-family residential building on the site. A rezoning of the site brings the site into conformance with the comprehensive plan, which is required under the 1995 Land Planning Act.

The Comprehensive Plan defines High-density residential as:

areas are intended to be located in higher activity areas where residents can partake in a life-
style which is rich in convenience and accessibility and less auto-dependent. These are intended to be located where convenient shopping and accessible transit is nearby and/or other amenities are available. They are intended to be integral parts of neighborhoods rather than freestanding or isolated elements. This housing type, consisting of apartments and condominiums, is intended to exceed a density of 12-units per acre.

Based on the preceding information and the Site Plan permit application for this portion of Main Street Village, a rezoning of the property to B-4 is consistent with City goals and the comprehensive plan.

2.	The proposed zone is or will be compatible with present and future land uses of the area.

The proposed B-4 zone is compatible with current and planned redevelopment land uses of the area. The surrounding uses are mainly single family residential, office and commercial (future Main Street Village plans). Staff believes that a B-4 designation will not adversely effect the surrounding neighborhood.

3.	The proposed use can be accommodated with existing public services and will not overburden the City's service capacity.

Public utilities exist on site and are all in place. The proposed zone will not overburden the City's service capacity (i.e., police, fire, utilities, etc.).

Recommendation

Approval

Motion to recommend approval of R01-2, rezoning the subject property from B-2, Neighborhood Business to B-4 Downtown Business

Staff Recommendation

Staff recommends approval of the rezoning. The proposed rezoning is consistent with the City's redevelopment goals and Comprehensive Plan.

Patrick Boylan, Intermediate City Planner