1. New Brighton Planning Commission Meeting January 17, 2006
Public Hearing:
Special Use Permit (06-01) to Allow Outdoor Dining
2397 Palmer Drive
(Champp’s Restaurant)

2. Special Use Permit (06-01) 2397 Palmer Drive
Public hearing to consider special use permit to allow outdoor dining.
Champp’s Restaurant (2397 Palmer Drive)
Project reviewed at December 20, 2005 Planning Commission meeting.
Site plan review and variance (setbacks)
Planning Commission recommend approval (4-1); City Council concurred on January 10, 2006 with following conditions:
1) Zoning code amendment (allow outdoor dining as
special use)
2) Applicant receive approval of a special use permit

3. Patio Area
North

4. West Elevation (Silver Lake Road)
South Elevation

6. Special Use Permit (06-01) 2397 Palmer Drive
Special Use Standards
No detriment to public health, safety, morals, comfort of the general public.
Not injurious to the use and enjoyment of other property, nor substantially diminish and impair property values within the neighborhood.
Not impede the normal and orderly development or improvement of surrounding property.
Adequate utilities, access roads, drainage and/or necessary facilities.
Conform to the applicable regulations of the (zoning) district.

7. Special Use Permit (06-01) 2397 Palmer Drive
Staff Analysis
Applicant’s proposal meets criteria for special use permit.
Recommend Planning Commission approval of resolution in support.
City Council consider formal approval on January 24, 2006.

8. New Brighton Planning Commission Meeting January 17, 2006
Public Hearing:
Special Use Permit (05-17) to Allow Accessory Structure in Excess of 624 S.F.
557 5th Avenue N.W.

9. Special Use Permit (05-17) 557 5th Avenue N.W.
Sec of zoning code requires special use permit for any accessory structure larger than 624 S.F.
Large lot with single family home and detached garage.
Property was approved for minor subdivision (PL05-06) by City Council on August 23, 2005 (with conditions).
New lot included detached garage (accessory structure), but no home (primary structure).
Property brought into conformance by December 31, 2005:
- Demolition of garage, or
- Issuance of building permit for new home

10. Special Use Permit (05-17) 557 5th Avenue N.W.
Applicant applied for building permit in mid-December 2005 (new home).
During review process discovered garage exceeds 624 S.F.
Building permits (mid-1970’s and expansion in mid-1990’s).
No history of special use permit for garage.
City Attorney has advised process through new special use permit.
Acknowledgement that property conforms to zoning code requirements.

13. North
Existing Home
Lot Line
Existing Garage
New Home

14. Special Use Permit (05-17) 557 5th Avenue N.W.
Staff Analysis
Applicant’s proposal meets criteria for special use permit.
Recommend Planning Commission approval, with following conditions:
1. Completion of new single-family home by June 30, 2006.
2. Driveway be brought into conformance (min. 5 foot
setback) by same date.
City Council consider formal approval on January 24, 2006.

15. New Brighton Planning Commission Meeting January 17, 2006
Public Hearing:
Special Use Permit (05-16) for Comprehensive Sign Plan
1823 Old Highway 8 N.W.
(Beisswenger’s Hardware)

16. Special Use Permit (05-16) 1823 Old Highway 8 N.W.
Sec of Sign Code (Areas of Special Control) require a comprehensive sign plan (through special use permit).
Subject property (Beisswenger’s Hardware) located in redevelopment area (Highway 96 and Old Highway 8).
New building constructed as part of relocation from Northwest Quadrant project.
Land use approvals by City in 2004 and 2005.
Construction started last fall; spring 2006 occupancy.
Owner submitted signage for proposed building.

17. Special Use Permit (05-16) 1823 Old Highway 8 N.W.
Comprehensive Sign Plan
Requires Planning Commission review and findings:
1. Sound identification of buildings, reduction of clutter and aesthetic enhancement.
2. Sensitivity to physical circumstances of the site and buildings.
3. Not detrimental to public safety.
4. Does not impede normal and orderly placement of signs on surrounding properties.
Future changes require examination/modification of sign plan.

20. Wall Sign (West Elevation)
Old Highway 8
Monument Sign
Wall Sign (West Elevation)
Wall Sign (South Elevation)
Pylon Sign
Wall Sign (East Elevation)
I-35W (Exit Ramp)
North

21. Highway 96 (South Elevation) Old Highway 8 (West Elevation)
Code Allows: 200 SF (Actual = 400 SF)
Old Highway 8 (West Elevation)
Code Allows: 200 SF (Actual = 200 SF)
I-35W (East Elevation)
Code Allows: 200 SF (Actual = 200 SF)

22. Monument Sign (Old Highway 8)
Code Allows: 64 SF (Actual = 27 SF)

23. Pylon Sign
Code Allows: 170 SF
(Actual = 268 SF)
Recommend Max: 200 SF

24. Special Use Permit (05-16) 1823 Old Highway 8 N.W.
Beisswenger’s Sign Plan
Type A: Site Entry - Limited to South entrance
- Can’t Exceed 27 SF
Type B: Wall Signs - Back-Lit Wall Signs
- Old Highway 8 (Max: 200 SF)
- Highway 96 (Max: 400 SF)
- I35W (Max: 200SF)
Type C: Awning - Per Site Plan ( )
Type D: Freeway - Can’t exceed 200 SF (35’ height)
- Electronic reader board allowed

25. Special Use Permit (05-16) 1823 Old Highway 8 N.W.
Staff Analysis
Applicant’s proposal meets criteria for special use permit.
Recommend Planning Commission approval of resolution in support.
City Council consider formal approval on January 24, 2006.

26. New Brighton Planning Commission Meeting January 17, 2006
Public Hearing:
Site Plan Review (05-13) Preliminary Plat (05-08), Preliminary Planned Residential Development (PRD05-02) and Re-Zoning for Northwest Quadrant

27. Land Use Applications Northwest Quadrant
Applicant: David Bernard Builders and Developers
Residential development on west side of Old Highway 8 in
Northwest Quadrant.
Public hearing to review Site Plan, Preliminary Plat, Preliminary
Planned Residential Development (PRD) in conjunction with
Re-Zoning.
Opportunity for developer to share proposal.
Questions and comments from commission and public.
If appropriate, schedule special Planning Commission meeting
for January 31, 2005 to consider formal recommendation.

28. Land Use Applications Northwest Quadrant
Presentation Overview
Background
City / Redeveloper Relationship
Development Proposal
Land Use Issues

29. Long Lake Regional Park
O.H. 8
Long Lake
I-35W
I-694

30. Land Use Applications Northwest Quadrant
Background
Project has lengthy history dating back to mid-1980’s.
Old Highway 8 Corridor Plans:
Gair & Associates (1986): Comprehensive review of land uses and future redevelopment opportunities along corridor.
Hoisington Koegler Group (1997): “Heart of New Brighton Study” - examination of redevelopment areas, including Northwest Quadrant.
Active participation by City and community in making project a reality.

31. Land Use Applications Northwest Quadrant
Background
City has evaluated several different redevelopment efforts:
- Ryan Development ( )
- Medtronic Proposal ( )
Solicited proposals in 2003 from housing developers for west
side of Old Highway 8.
Selected David Bernard Builders & Developers (division of
Rottlund Company) and Sherman Associates as co-developers.
City has been working with developers; executed development
agreements in June 2004.
Amended in December 2005

32. Land Use Applications Northwest Quadrant
Background
Vision for 100 acre site has a mixed-use development with
housing, neighborhood retail and office uses.
Urban village that is vibrant and pedestrian-oriented.
Strong connection to amenities (Long Lake Regional Park and
Family Service Center).
Proximity to city center (Downtown Business District).
Utilize existing infrastructure (e.g. utilities, roads, schools).

33. Land Use Applications Northwest Quadrant
Redeveloper/City Relationship
City has responsibility for land acquisition and relocation:
Tract 1 (April 14, 2006)
- Bowling Alley, Key’s, Signation, Marudas, Beisswenger’s, south 8 acres of Midwest Asphalt)
Tract 2 (April 30, 2007)
- Balance of Midwest Asphalt, Butcher’s Spur and Suburban
Propane
Tract 1 sold to developer July 1, 2006.
D. Bernard acts as “master redeveloper” and responsible for site
planning and land use approvals.

35. Land Use Applications Northwest Quadrant
Redeveloper/City Relationship
Redeveloper responsible for coordination of all site improvements.
City and redeveloper cooperate on design and installation of public and private improvements and soil remediation.
- Site grading
- Utilities
- Streets
- Storm water ponding
- Sidewalks and trails

36. Land Use Applications Northwest Quadrant
Development Proposal
704 unit housing development on 48 acres west side of Old Highway 8.
Includes a mix of housing types and styles appealing to broad segment of market.
Developer worked closely with City to incorporate site planning principles (Framework Plan and Design Guidelines).
Prepared detailed plans on site; grading and drainage; landscaping and lighting; parking; street sections and building elevations.
Staff involvement across departments in reviewing plans.

37. Land Use Applications Northwest Quadrant
Development Proposal (David Bernard)
Product Type Bldgs/Units Units Style
Senior Condominiums Story
Urban Loft Story
New Urban Story
Urban Row Story
Gable Story
Row Craftsman Story
Total D. Bernard =

38. Land Use Applications Northwest Quadrant
Development Proposal (Sherman Associates)
Product Type Bldgs Units Style
Condominiums Story
Executive TH Story
Total Sherman =
Development Totals
Buildings 55
Units 704

39. Northwest Quadrant Development Proposal (Site Plan)
D. Bernard Products
D. Bernard Products
Sherman Products
D. Bernard Products
Sherman Products
North
D. Bernard Products
Northwest Quadrant Development Proposal (Site Plan)

40. New Urban Townhomes (D. Bernard)

41. New Urban Loft Condominiums (D. Bernard)

42. Gables Townhomes (D. Bernard)

43. Urban Row Townhomes (D. Bernard)

44. Row Craftsman Townhomes (D. Bernard)

45. Senior Condominiums (D. Bernard)

46. Condominiums (Sherman)

47. Executive Townhomes (Sherman)

48. Executive Townhomes (Sherman)

49. Land Use Applications Northwest Quadrant
Site Plan Analysis
Setbacks
- Most buildings are located on private streets.
- Reflects NWQ Design Guidelines “Build To” lines.
- 15’ to 20’ proposed
- R3A code: 30’ front yard and 5’ side yard
- Assumes standard lot configuration
- PRD/PUD required

50. Land Use Applications Northwest Quadrant
Site Plan Analysis
Building Height
- Proposed buildings are 2-3 stories
- Condominiums and townhomes
- Reflects NWQ Design Guidelines “Building and Block Types”
- R3A code: Maximum 2-1/2 Stories
- Reflects more a lower profile building type.
- PRD/PUD required

51. Land Use Applications Northwest Quadrant
Site Plan Analysis
Floor Area Ratio (FAR)
- Relationship of buildings to open space (lot coverage).
- Proposed FAR: .48
- R3A allows: .50
- Maximum allowed under a PRD = .25
- May require code change or other modification.

52. Land Use Applications Northwest Quadrant
Site Plan Analysis
Density
- Traditional method looks at units per acre
- Code addresses minimum lot area per unit (based on height).
- Requires: 2,800 SF / unit (2 Story Buildings)
2,500 SF / unit (2+ Story Buildings)
- Site could accommodate up to 17 units per acre
- Proposed: 14.6 units per acre.
- Complies with R3A requirements

53. Land Use Applications Northwest Quadrant
Site Plan Analysis
Parking
Style of Housing Requirement
Townhouses & Multiple 2 Stalls / D.U. (1 Enclosed)
Family 1 Stall Visitor (10 Units)
.5 Stall Visitor (10+ Units)
Senior Housing 1 Stalls / D.U. (1 Enclosed)
1 Stall Visitor (10 Units)
.25 Stall Visitor (10+ Units)

54. Land Use Applications Northwest Quadrant
Site Plan Analysis
Parking (cont.)
- Code requires: 1,653 stalls (west side residential)
- Proposed: 2,070 stalls
- Urban Loft and New Urban Townhomes are short on parking.
- PRD/PUD required

55. Land Use Applications Northwest Quadrant
Site Plan Analysis
Developer working with staff on other issues:
- Landscape and lighting plans
- Grading and drainage plans
- Storm water plan
- Streets and utilities
- Trails and sidewalks

56. Land Use Applications Northwest Quadrant
Unresolved Issues
Zoning
- Existing MX Zoning (Mixed-Use) inappropriate for west side.
- New code is mixed-use in nature (also inappropriate).
- Rezoning to residential multiple family (R3A) most likely.
- Evaluate approval mechanism: Planned Residential Development vs. Planned Unit Development (PUD) .
- PRD and PUD sections have some provisions that may need modification (building height and setbacks).

59. Land Use Applications Northwest Quadrant
Unresolved Issues
Site Plan
- Site plan may need modification (Suburban Propane)
- Ramsey County tentatively agreed to joint acquisition of site.
- Cooperation on use of site for storm water ponding.
- Alter site plan layout.
New Zoning Code Section
- Working with DSU on new code for east side.
- Topic of future discussion (February 2006).

60. Land Use Applications Northwest Quadrant
Next Steps
Recommend tabling item and re-schedule special Planning Commission meeting for January 31, 2006.

61. New Brighton Planning Commission Meeting January 17, 2006
General Business:
Consider Final Plat (FP06-01)
for Public Safety Center

62. Consider Final Plat (FP06-01) Public Safety Center
Sec of City Code requires Planning Commission review and approval of Final Plat.
Public Safety Center preliminary plat approved in 2002.
Building constructed in 2003.
During project close-out in December 2005, discovered final plat was never approved.
House-keeping issue
Conditions of final plat approval (registered survey with lot, blocks and legal description).
City hired Kemper Surveying to do work.
Staff recommends approval by Planning Commission.