1. New Brighton Special Planning Commission Meeting January 31, 2006
Public Hearing Continuation:
Site Plan Review (05-13) Preliminary Plat (05-08), Preliminary Planned Unit Development (PUD05-02) and Re-Zoning for Northwest Quadrant

2. Background Information
Applicant: David Bernard Builders and Developers
Residential development on west side of Old Highway 8 in
Northwest Quadrant.
Public hearing continuation to review Site Plan, Preliminary Plat, Preliminary Planned Unit Development (PUD) in conjunction with Re-Zoning.
public hearing was opportunity for developer to share proposal for the first time.
Generate questions and comments from commission and public.

3. Purpose of 1-31-06 Public Hearing Continuation
Establish the regulatory tools (PRD or PUD),
More time for staff review of the site plan, and
Respond to questions and/or concerns.

4. What is wrong with the current MX zoning?
Regulatory Tools
What is wrong with the current MX zoning?
Permitted uses includes more than residential uses
Site standards relating to residential uses (setbacks to Long Lake Regional Park, other setback standards)
Can’t utilize the PUD tool to increase densities
Re-Zoning from MX, Mixed Use to what?
R3A allows most control as far as permitting solely residential uses.
R3A district requirements are most appropriate when compared with all other residential districts within the City.
Wouldn’t require any amendments to the R3A district when utilizing the PUD tool

5. Regulatory Tools (cont.)
PUD verses PRD
Existing PUD ordinance wouldn’t require extensive ordinance amendments
PRD tool would require many more ordinance amendments which may not be appropriate for future PRD projects
Many of the PRD standards, like density, are not consistent with the proposal
What about a NWQ District?
Creates some of the same conflicts as the current MX zoning
Most likely will be established for the east side

6. Regulatory Tools (cont.)
What ordinance amendments will be necessary to the PUD code?
Section (8) B: 60’ setbacks from R – 1
Section (8) C: 60’ setback from public street
Section (1): Landowner consent required prior to final approval
These text amendments will appear before you at the regularly scheduled February Planning Commission meeting.

7. Site Planning Issues
Modification of Parking Plan for buildings #47, #48, #49
Re-Working north end of site with regard to storm water pond location and orientation of buildings

8. 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)

9. Development Proposal – Site Plan
David Bernard Builders
Sherman Associates
Area of Possible Site Plan Modification

10. Potential Re-Alignment of Public Street
Original Plan Alignment
Proposed Plan Alignment
Building Re-Design
Potential Re-Alignment of Public Street
Building Replaced with Pond

11. Dedicated Public Open Space (Park)
Platted Outlot (Future Office)
Common Interest Community (CIC) w/ Drainage, Pond & Utility Easements
Dedicated Public Right-of-Way

12. Additional Questions and/or Concerns
How wide is the bicycle bridge?
Does the City have the legal ability to access railroad right-of-way for the trail?
Public streets vs. private streets?

13. Additional Questions and/or Concerns (cont.)
What about a pedestrian access at the south end of the site?
There seems to be a lack of kid-friendly housing?
Can historical elements be incorporated into the site plan?

14. Conditions of Approval
More comprehensive and revised approval resolution distributed tonight the accomplishes the following:
Procedural history
Findings of Fact
Specific plan approvals

15. Staff Recommendation
Adopt the resolution distributed by staff, which defines the first step to the PUD approval process and a list of conditions for the final plan.
Questions?

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

20. New Urban Townhomes (D. Bernard)

21. New Urban Loft Condominiums (D. Bernard)

22. Gables Townhomes (D. Bernard)

23. Urban Row Townhomes (D. Bernard)

24. Row Craftsman Townhomes (D. Bernard)

25. Senior Condominiums (D. Bernard)

26. Condominiums (Sherman)

27. Executive Townhomes (Sherman)

28. Executive Townhomes (Sherman)

31. 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.

32. 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

33. 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).

34. 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. 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

40. 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

41. 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.

42. 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

43. 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)

44. 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

45. 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

46. 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).

47. 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).

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