022805 EDAOfficial File Copy ---
CITY OF NEW HOPE
EDA MEETING
City Hall, 4401 Xylon Avenue North
February 28, 2005
President Martin Opem Sr.
Commissioner Mary Gwin-Lenth
Commissioner Andy Hoffe
Commissioner Karen Nolte
Commissioner Steve Sommer
2.
3.
4.
Call to order
Roll call
Approval of regular meeting minutes of December 13, 2004
Discussion and update regarding concept plans for the proposed development of
4301-4317 Nevada Avenue North (Improvement project no. 734)
Adjournment
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
EDA Minutes
Regular Meeting
December 13, 2004
City Hall
CALL TO ORDER
ROLL CALL
APPROVE MINUTES
TIF DISTRICTS 80-2
AND 81-1
Item 4
President Collier called the meeting of the Economic Development
Authority to order at 7:12 p.m.
Present:
Don Collier, President
Doug Andersen, Commissioner
Sharon Cassen, Commissioner
Mary Gwin-Lenth, Commissioner
Absent:
Steve Sommer, Commissioner
Motion was made by Commissioner Cassen, seconded by Commissioner
Andersen, to approve the Regular Meeting Minutes of November 22, 2004,
and closed meeting minutes of November 22, 2004. All present voted in
favor. Motion carried. Motion was made by Commissioner Gwin-Lenth,
seconded by Commissioner Andersen, to approve the special session
minutes of December 6, 2004. Voting in favor: Collier, Andersen, Gwin-
Lenth; Abstained: Cassen; Absent: Sommer. Motion carried.
President Collier introduced for discussion Item 4, Resolution relating to the
decertification of tax increment financing districts nos. 80-2 and 81-1.
Mr. Dan Donahue, city manager, explained that the action will close two tax
increment districts that were established in the early 1980s to aid with
housing projects in the city. He illustrated the existing tax increment
districts throughout the city. He stated there are no outstanding obligations
for which revenues from these two districts are pledged. The city seeks to
decertify the districts and retUrn the associated'parcels to the regular tax
rolls.
EDA RESOLUTION
04-42
EDA Meeting
Page 1
Mr. Donahue stated District 80-2 (Hillsboro and 36th Avenue) has an
estimated fund balance of $174,493 that will be retUrned to Hennepin
County. District 81-1 (8201 45~, Avenue North) has an estimated fund
balance of $920 that will be retUrned to the county. Of the tax increment
revenues that must be retUrned to the county upon decertification of the
districts, approximately $48,002 will be retuned to the city in the form of
property taxes. The funds will be deposited into the EDA fund for future
redevelopment activities.
Commissioner Gwin-Lenth introduced the following resolution and moved
its adoption "RESOLUTION RELATING TO THE DECERTIFICATION
December 13, 2004
Item 4
ADJOURNMENT
OF TAX INCREMENT FINANCING DISTRICTS NOS. 80-2 AND 81-1."
The motion for the adoption of the foregoing resolution was seconded by
Commissioner Cassen, and upon vote being taken thereon, the following
voted in favor thereof: Collier, Andersen, Cassen, Gwin-Lenth; and the
following voted against the same: None; Abstained: None; Absent: Sommer;
whereupon the resolution was declared duly passed and adopted, signed by
the president which was attested to by the executive director.
Motion was made by Commissioner Gwin-Lenth, seconded by
Commissioner Andersen, to adjourn the meeting. Ail present voted in
favor. Motion carried. The New Hope EDA adjourned at 7:20 p.m.
Respectfully submitted,
Valerie Leone
City Clerk
EDA Meeting
Page 2
December 13, 2004
EDA
I EQUEST FOR ACTION .
Originating Department Approved for Agenda Agenda Section
Community Development ~/~ 2-28-05 EDA
-~ Item No.
By: Kirk McDonald, Director of CD By:
Shawn Siders, CD Sl~ecialist 4
DISCUSSION AND UPDATE REGARDING CONCEPT PLANS FOR THE PROPOSED DEVELOPMENT OF
4301-4317 NEVADA AVENUE NORTH (IMPROVEMENT PROJECT NO. 734).
REOUESTED ACTION
Staff requests EDA discussion and direction regarding the' proposed six-unit twirthome (3 structure)
development at 4301-4317 Nevada Avenue North. Northwest Community Revitalization Corporation
(NCRC), the owner of 4301 Nevada Avenue North and contract purchaser of 4317 Nevada Avenue North has
developed the enclosed plans. Per the direction of the EDA, the plans now propose the development of 6
twinhome units as there was concern expressed by the EDA regarding the sustainability of an association to
gOvern 6 townhomes. Staff is seeking preliminary approval of the proposed concept so NCRC can proceed
with developing the necessary documents to receive planning approval. Once those approvals have been
granted, the property at 4317 Nevada Avenue North will be transferred to NCRC for $1.00, per the
sale/development agreement that was approved by the council on April 26, 2004. Ms. Kristine Madson,
executive director of NCRC, and Mr. Gene Nicolleli, project architect, will be in attendance at this meeting.
POLICY/PAST PRACTICE
City goal #2 is to emphasize the maintenance and redevelopment of commercial and residential properties
within the city. The council has been addressing the residential portion of this goal through the city's many
housing activities, which include but not limited to, partnering with non-profit housing developers for the
development of property within the city. Annually, the city allocates federal Community Development Block
Grant (CDBG) funding specifically targeted for scattered site housing projects of this nature.
BACKGROUND
In August 2003, the city completed the purchase of 4317 Avenue North. The property was acquired through
the city's scattered site housing program using federal CDBG funds which primarily benefits Iow to
moderate-income households. This development is CDBG eligible and the property was recently demohshed.
MOTION BY SECOND BY
I:\ RFA \ PLANNING \ Housin~ \ 4317 \ Q-NCRC Concept 2 Plan Approval.doc
Request for Action Page 2 February 28, 2005
NCRC acquired the property at 4301 Nevada Avenue North in February 2004 in anticipation of partnering
with the city on a redevelopment project. NCRC has been successful in obtaining funding to support this
CDBG eligible project. Hennepin County HOME has awarded $294,000 of support to the project as well as
$50,000 of CDBG funding from the Consolidated Pool. The city of Robbinsdale made-the successful
application to the CDBG Consolidated Pool.
NCRC is a four city housing consortium that has been established to preserve existing affordable housing in
the four city area as well as develop additional owner occupied housing units to eligible buyers. The four
cities that have partnered with NCRC are Brooklyn Park, Maple Grove, New Hope and Robbinsdale. This
redevelopment project is an important project for the continued efforts of NCRC.
On April 26, 2004, the New Hope City Council approved a sale/development contract with NCRC for the
concept development of six affordable owner-occupied zero lot line twin homes (3 twinhomes) or townhomes
(2 triplexexs), on the combined site. At that meeting, staff and NCRC indicated that one of those units would
be accessible. The council directed staff and NCRC to develop a proposal that would make two of those units
accessible. Since that time, NCRC has retained the services of a new architect, and the proposal has been
revised to include two accessible units.
On September 13, 2004, city staff presented a 6 unit town home redevelopment plan to the EDA. At that time,
the EDA expressed reservations regarding the proposed development because of the small association that
would be required to manage the site. The EDA encouraged NCRC to acquire the site at 4415 Nevada
Avenue North for inclusion in the overall redevelopment. NCRC made numerous attempts to acquire the site
for the appraised value. Because of constraints associated with using CDBG and Hennepin County HOME
funds to acquire property, the owner and NCRC could not agree on a price that was within the provisions set
forth by Hennepin County and HUD. Because of the potential acquisition Was abandoned.
Because NCRC could not acquire the adjacent site, the project architect has developed the enclosed concept
plans that would redevelop the site into 6 owner occupied twinhome units. Three of the units would be
single story and are handicap accessible. The other three units wOuld be two stories and are not handicap
accessible. All of the units will have an unfinished basement for expansion of the living space if the
homeowner decides to expand in the future. All of the units will be on separate parcels and each owner will
be responsible for the continued maintenance.
The 3 two story units will have 1,640 square feet of living space with an unfinished basement. The 3 handicap
accessible units will have 1,240 square feet of living space with an unfinished basement. Each unit will have a
two car garage located at the front of the unit and the handicap accessible units will have room to install a
ramp inside the garage which can be installed by the owner.'
The 3 two story units will have three bedrooms and two bathrooms. The 3 accessible units will have 2
bedrooms and one large accessible bathroom. Because of the unfinished basements, homeowners will have
the oPportunity to expand the living area within the existing foot print of the house.
NCRC anticipates that these units will have a sales price of $200,000 - $215,000 per unit. These prices are
similar to the 2004 median price for housing which was $216,900. Because these homes will be affordable to
those persons at or below 80% of the Area Median Income, there Will be down payment assistance offered
through the Hennepin County HOME program. In 2004, the Area Median Income (AMI) for the metropolitan
area was $76,400 and 80% of the AMI for a family of four persons is $57,500.
Request for Action Page 3 February 28, 2005
All 6 units will have the same floor plan; however, the project architect has designed the facade of each unit to
have a different appearance. The design of the units is similar to the architectural features that are found in
the neighborhood. The enclosed concept plans highlight the facade treatment for each unit. Because of the
twinhome design, it will be necessary for 6 curb cuts to be installed on Nevada Avenue North.
In order to accommodate the proposed redevelopment, NCRC will be required to file a rezoning request from
the R-1 "Residential" Zoning District to the R-3 "Residential" Zoning District, in order to accommodate the six
units. The applicant will also seek a minor variance for the required lot size. The proposed concept plan
shows a lot area of 4,950 square feet, which is 50 square feet less than the required lot area per unit within the
R-3 Zoning District. Therefore, the applicant will need to file a variance request to construct the proposed
twinhome development. If this concept plan is approved by the EDA, NCRC and its architect will initiate the
process of seeking the necessary approvals. NCRC has indicated that it expects to begin construction during
winter 2004 and the units will be ready for marketing and sale by spring/summer 2005.
City staff requested the city's planning consultant to review the enclosed concept plan for conformance with
the City's Comprehensive Plan and other documents. The city's planning consultant indicates that the R-3
Residential Zoning classification is compatible with the surrounding land uses. The redevelopment of this
site into 6 twinhomes provides a natural transition between the higher density apartment complex and the
· neighboring Fred Sims Park.
RECOMMENDATION
Staff recommends that the EDA give preliminary approval to the attached concept plan for the properties
located at 4301-17 Nevada Avenue North for the following reasons:
· The New Hope Comprehensive Plan Update recommends redevelopment of the poor condition, low-
density residential land along Nevada Avenue North between 42na Avenue North and 454 Avenue
North. The Comprehensive Plan suggests medium density residential alternatives for this area.
· The redevelopment of this site into 6 twinhome units is compatible with the surrounding land uses.
· Based on the 2004 tax levy, the combined site will generate $17,478 in tax revenue annually. Of that,
the city of New Hope will receive $5,904. The total property tax generated from the properties prior
to redevelopment was approximately $2,860. Of that, the city of New Hope received approximately
$910.
· The proposed zero lot line twin_homes will provide New Hope residents with an alternative type of
housing.
· The homes Will be sold for approximately $200,000 to $215,000.
· The units Will be affordable to moderate-income first time owners (80% median income).
· The units will be owner occupied.
· Three of the units will be handicap accessible.
· All units will have an unfinished basement which will provide space for expansion of living space in
the future.
.· The project as proposed is CDBG eligible and CDBG funds were used to acquire and demolish the
site at 4317 Nevada Avenue North.
· Hennepin County HOME and CDBG Consolidated Plan funds have been awarded in the combined
amount of $344,000. The city of Robbinsdale made successful application to Community
Development Block Grant Consolidated Pool funds to assist with this project. The applications
require a city contribution.
Request for Action Page 4 February 28, 2005
The proposed concept plan maximizes efficiency of the land and its topography, while providing
open space amenities and enough parking to accommodate this development.
Each unit will have a two-car garage and there is room within the accessible garages to install a ramp.
· The two car garages will not face Nevada Avenue North.
· The redevelopment will only require a single variance for each unit.
· The proposed concept plan is in compliance with what was previously presented to the EDA.
ATTACHMENTS · Project Description from NCRC
· Nevada Avenue Twinhomes Concept Plan
· Floor Plan - Handicap Accessible Unit
· Elevation Plan for unit facing Nevada Avenue North
· Nevada Avenue North Adjoining Property photographs
· Memorandum from Alan Brixius, Planning Consultant (February 16, 2005)
· Location Map
NEVADA TWIN HOMES
Background: In 2003 the City of New Hope acquired the property at 4317 Nevada Avenue North.
In 2004 the Northwest Community Revitalization CorpOration (NCRC) acquired the adjacent
property at 4301 Nevada Avenue North in anticipation of parmering with the city on a housing
project. These properties are within a target area for redevelopment. The city's Comprehensive
Plan Update includes a strategy to "Actively pursue the redevelopment of the poor condition, low
density residential land along Nevada Avenue between 42nd Avenue and 45th Avenue. Medium
density residential alte..rnatives are suggested for this area." The city has approved a purchase
agreement to sell 4317 Nevada Avenue North to NCRC for $1.00, pending design approvals and
meeting other city requirements. The two properties will be combined, the two existing structures
razed (one has been demolished and the other will be in the near future) and six new owner
occupied twin home units will be constrUcted. Per direction from the City Council, three of the
units will be handicapped accessible.
Current Activities:
· NCRC has hired an architect, Gene Nicolelli, after issuing a Request for Proposals (RFP) for
architectural services. He has provided preliminary drawings of the site, a model floor plan
of an accessible and two-story unit as well as an elevation.
· NCRC is in the process of seeking contractors for soil/environmental testing that is required
and for the demolition of the buildings at 4301 Nevada Avenue. RFPs have been issued.
· NCRC has been awarded $294,000 in HOME funds from Hennepin County, and the City of
Robbinsdale has received $50,000 in CDBG funds to be used for this project. The City of
New Hope's contribution in the sale of 4317 Nevada to NCRC for $1.00 is significant.
· Mr. Nicolelli and Kristine Madson, the Executive Director of NCRC, met with city staff and
a civil engineer to review the preliminary site plan. The plan itself was well received.
NCRC will be seeking the following approvals during the planning review process:
1. Rezoning from R-1 "Residential" to R-3 "Residential" to accommodate the
construction of 6 units;
2. The proposed concept plan shows a lot area of 4,950 square feet. That is 50
square feet less than the reqUired per unit lot area within the R-3 Zoning District.
NCRC will be seeking a variance to address this concern;
3. Site plan and subdivision approval that is Customary to any development in the
city of New Hope.
Because of the limited number of units that can be constructed on this site, the twinhome design
makes the most efficient use of the site as a townhome development would be difficult to manage
with such a limited number of units. There will be 3 handicap accessible units in the complex, as
~well as 3 two story units. The 3 two story units will have 1,640 square feet of living space with
unfmished basements that will allow for expansion of the living space without expanding the
building envelope. The 3 single story handicap accessible units will have 1,240 square feet of
living space with unfinished basements which will also allow for the expansion of the living space
without expanding the building envelope. Alt units will have a 2 car garage facing Nevada Avenue
North and the 3 accessible units will have room inside the garages to install a ramp.
Information for New Hope EDA
NCRC is a nonprofit corporation that evolved from a collaborative formed by the
Northwest Hennepin Human Services Council (NWHHSC) in 1991. This
collaborative, Communities'Organizing _Opportunities for P_eople (CO-OP) Northwest
involved cities, school districts, community groups and other organizations in the
northwestern suburbs in identifying and addressing growing poverty and needs in the
region. CO-OP Northwest Community Revitalization Corporation (CNCRC) evolved.
from this effort and became a Community Housing Development Organization
(CI-IDO) in 1995. The original cities in which activities were to be carried out Were
Brooklyn Center, Brooklyn Park, Crystal, New Hope and Robbinsdale. In 1999 the
CNCRC separated from NWHHSC and became the Northwest Community
Revitalization Corporation (NCRC). The cities currently active in NCRC are
Brooklyn Park, Maple Grove, New Hope and Robbinsdale.
Northwest
Community
Revitalization
Corporation
400 Selby Ave
Suite G-1
SL Paul, MN 55102
651-298-1903
The communities that .NCRC serves have historically been proactive in meeting the
housing needs of all their residents. With housing costs rising rapidly in all of the
area cities, it is increasingly difficult for many residents to purchase homes in the
communities in which they live and work. The demand for home ownership is high,
but the price of housing prohibits many people from buying their own homes.
NCRC's main. goals include both the preservation of the existing affordable housing stock and
the creation of new units. The member cities and NCRC have recognized a growing need for
home ownership opportunities for households of low to moderate income, including households
in which a member is disabled. NCRC has worked with the city for over a dozen years to
rehabilitate existing housing while developing new units at more than a dozen sites.
Home ownership stabilizes households and increases investment in communities. A variety of
housing choices provide residents with the ability to live and work in a community. A solid
housing market also provides additional economic development oppommities as businesses
target communities that have stable, high quality housing choices for all their residents.
Additional homeownership opportunities, such as what is being proposed by NCRC can be a
catalyst for revitalization efforts in the adjoining neighborhood.
Recently, the entire metropolitan region has experienced drastic increases in' the prices of homes,
and information on the changes is attached. Wages have not kept pace with rising costs, leaving
many working families with no option but to rent, even though rents have also escalated and
many rental properties are in need of significant repairs. There is a strong demand for
'hvorkforce housing," housing that is affordable to first time homebuyers.
The price of housing in the City of New Hope has escalated at a rate slightly higher than the rates
of similar communities. Projects such as the Nevada Avenue Twin_homes, have provided many
residents with various housing choices that may not have otherwise been available. These
projects are only possible, with the strong support of local governments, such as the city of New
Hope.
"Rebuilding neighborhoods one house ~t a time."
NCRC and the City's Comprehensfve Plan identify that a mix of housing types and prices is
important to the health of a community. With housing costs increasing annually and wages
remaining relatively fiat, the production and preservation of a less expensive housing provides a
balance to increasing home sale prices and will' ensure that the city retains a variety of housing
opportunities. Young families, who will be utilizing and supporting the city's schools,
· businesses and other services, are an integral component of the community.
The proposed project takes all of these factors into consideration. The homes on the sites to be
redeveloped (4301 and 4317 Nevada) were deemed by the city to be beyond rehabilitation due to
numerous code violations and dilapidated conditions because of severe neglect. The properties
are in a designated redevelopment area and well located near many amenities. The addition of
six new units will add to the city's property tax base.
NCRC will develop six new units (three twinhomes) with zero lot lines on the site, three of
which will be handicapped accessible. The units will have basements that can be finished for
additional living space. There will be no homeowner association; individual property owners
will be responsible for maintenance, yard work and snow removal.
The City of New Hope cun'ently owns 4317 Nevada and has demolished the structure that was
on the site. NCRC obtained a loan from the Greater Metropolitan Housing Corporation (GMHC)
and purchase the property at 4301 Nevada. The structure on that site will be demolished when
site preparation begins, a cost savings for .the project. NCRC has an approved purchase
agreement with the city to acquire 4317 Nevada Avenue, pending the necessary planning
approvals.
This project has been awarded $294,000 in HOME funds through Hennepin County. The City of
Robbinsdale was also awarded $50,000 in Community Development Block Grant (CDBG) funds
to use for this project due to the regional impact of the project (proximity to 42nd Avenue, North
Memorial Hospital, freeway access, transit lines, etc.). It is highly unusual for CDBG funds to
be awarded to one city for use in another. This regional cooperation is a major goal of NCRC
and benefits all member cities of NCRC.
"Rebuilding neighborhoods one house at a time."
CONCEPTUAL SITE PLAN I 1'=20'-0'
STREET SCENE I1/o.=,.~-
GENEJ. ~
NICOLELLI, JR.I
I
I
Consultant
Certification
Proiect Title
NEVADA
TWlNHO~$
Sheet Title
+ Site Plan
+ Street scene
Revisions
UPPER LEVEL FLOOR PLAN
PLAN 2
MAIN LEVEL FLOOR PLAN
GENEJ. ~
I I
Consultant
I
Certification
Pmiect Title
NEVADA
TWINHO~$
$~e! T~t~
+ Floor Plan
Revisions
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, ~OOClI~. ~ mlC:]r-II--lC]l--iDi ~
ELEVATION 'A' EAST ELEVATION
ELEVATION 'A' WEST ELEVATION
114'=1'-(
I1/4"=1'-0
GENEJ. ~
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Consultant
Certification
Pmlecl Title
NEVADA
TWllqttOIVI~S
Sheet Title
+ Elevations
Revisions
!GENEJ. -~
NICOLELLI, JR.J
~ARCHrrECT[
!
Consultant
ELEVATION 'A' SOUTH ELEVATION
Certification
~ ~ Pmiect Title
N~VADA
TWINHO~S
Sheet Title
Elevations
I
Revisions
ELEVATION 'A' NORTH ELEVATION
ELEVATION 'B' EAST ELEVATION 1 1/4"=1'-o-
ELEVATION 'C' EAST ELEVATION I 1/4"=1'-o'
GENEJ. ~
~COLELLI, JR.I
! !
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Consultant
Certification
Pmiect Title
NEVADA
TWlNHOi~S
+ Elevations
Revisions
! II
4301 and 4317 Nevada Avenue North
4421 Nevada Avenue North
Park Rid
>artments
Property adjacent to project area
Properties adjacent to project area
Telephone: 763.231,255,5 Facsimile: 763.231.2501 planners@nacplanning.com
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE:
Kirk McDonald
City of New Hope
Laurie Shives/Alan Brixius
February 16, 2005
New Hope - Nevada Twinhomes; Concept Plan
131.01 - 05.04
BACKGROUND
Northwest Community Revitalization Corporation (NCRC), a non-profit housing
organization is proposing to construct a twinhome subdivision in a redevelopment area
located along Nevada Avenue just north of the intersection of 43rd Avenue North and
Nevada Avenue North. The developer is proposing three twinhome units with
acquisition of an adjacent lot for a fourth twinhome under negotiation. The twinhomes
would be owner-occupied units with a combination of two-story and single level units.
The single level units will be designed for disability accessibility.
Exhibits:
Conceptual Site Plan/Street Scene
Floor Plans
Conceptual Elevations
ANALYSIS
Comprehensive Plan. The proposed site is located within Planning District 10 as
defined in the New Hope Comprehensive Plan. Planning District 10 addresses the
redevelopment in the following manner:
The Iow density residential neighborhoods are generally in good condition. The
City has identified areas of single family homes .along Nevada as a target for
redevelopment. The following strategies will be implemented to address the Iow
density residential areas of Distdct 10:
a=
Promote property maintenance through private investment, the City
Housing Maintenance Code and scattered housing programs.
b=
Actively pursue the redevelopment of the poor condition, Iow densit)/
residential land along Nevada Avenue between 42nd Avenue and 45 TM
Avenue. Medium density residential alternatives are suggested for this
area.
Zoning. As a part of the. redevelopment of the site the applicant wishes to rezone the
property to R-3, medium density residential district from its current zoning of R-l, single-
family residential district in order to accommodate the twinhome units. The site is
located adjacent to an apartment complex and across the street from a public park. The
R-3 District provides for medium density housing such as townhomes and other multiple
family dwellings containing 12 or less units. The R-3 zoning district would be
compatible with the existing, surrounding land uses.
The following table illustrates the lot requirements and setbacks for the R-3 Zoning
District:
Lot Area {square feet) Lot Width Setbacks
Base Lot Lot Area/Unit Front Side Rear
Twinhome 10,000 5,000 75 feet (37.5 25 feet (local 10 feet 30 feet
feet/unit) street) (interior)
The proposed concept plan shows a lot area per unit of 4,950 square feet, which is 50
feet less than the required lot area/unit within the R-3 Zoning District. Therefore, the
applicant would need to apply for a variance to construct the proposed twinhome units
as shown on the submitted conceptual site plan. However, if the fourth lot is added to
the project, it appears that the subdivision may be adjusted to have all lots complying
with the R-3 District standard without variances.
The proposed concept plan suggests that the required setbacks will be met. The
proposed twinhome design within Lot 1 illustrates an overhang over the front entrance,
which encroaches approximately one foot into the required side yard setback.
However, overhangs are permitted encroachments within all yards provided they do not
extend more than two feet into the required yard.
Landscaping. Pursuant to Section 4-3(d)(4)a., the lot area remaining after providing
for off-street parking, off-street loading, sidewalks, driveways, building and/or site
requirements shall be landscaped using ornamental grass, shrubs, trees or other
acceptable vegetation. Screening from the apartments on the west side of the property
will be required.
Design Standards. The following design, general building and lot/yard requirements
shall be adhered to:
· Minimum floor area per unit for two-family and townhome dwellings is 1,000
square feet.
Commenh The proposed square footage for the twinh°me living areas are in
excess of 1,000 square feet.
· Every two-family dwelling shall include garage space (either attached or
detached) for at least two vehicles.
Comment:
compliant.
The allotted garage space shown on the submitted plans is
In residential zoning districts, buildings and structures of any type, parking areas
or other features shall not occupy more than 65 percent of the lot area, resulting
in less than 35 percent open space.
Comment: The proposed buildings and parking features for the submitted plans
do not occupy more than 65 percent of the lot area. Plan 1 covers approximately
44 percent of the lot area and Plan 2 covers approximately 39 percent of the total
lot area.
SUBMISSION REQUIREMENTS
To date, the City has received only conceptual site plans of the proposed development
site. With the development application, the following plans must be provided:
2.
3.
4.
5.
6.
7.
Site survey and plat of the entire redevelopment site.
A preliminary plat creating the unit lots.
Dimensioned site plan.
Grading and drainage plan.
Utility plans.
Landscape plan.
Colored building elevations showing proposed exterior building treatments.
CONCLUSION
This report is intended to serve as a technical evaluation of the proposed concept plan
in accordance with the City Zoning Ordinance. The intended purpose is to assist in
identifying elements that will require further attention in completing the appropriate
development applications. The necessary decisions that need to be determined by the
Planning Commission and City Council involve a request for rezoning of the property
from R-1 District to R-3 District, a variance to allow for lot sizes which are 50 feet less
than the required lot size in the R-3 District and a subdivision request. The following
criteria shall assist the Planning Commission and City Council in making these
decisions:
Rezoning: (Section 4-32(c)(1-3) In assessing any rezoning, the following cdteria must
be evaluated:
(1) The zoning amendment is necessary to correct a past zoning mistake.
Comment: No, the preexisting single family homes were consistent with the
existing R-1 Zoning.
(2) The character of the area has changed to warrant consideration of an
amendment.
Comment: Yes, the condition of the existing single-family homes on the subject
site have deteriorated to a point necessary for consideration for redevelopment of
the site.
(3)
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.
Comment: Yes, the Comprehensive Plan recommends redevelopment of this
area and rezoning it to R-3 is consistent with comprehensive land use
recommendation for redevelopment.
Variance: .(Section 4-36(c))
An application for variance shall not be approved unless a finding is made that failure to
grant the variance will not allow a reasonable use of the property due to a hardship
unique to the property.
Comment: The Planning Commission and City Council shall determine that failure to
grant the variance will result in undue hardship.
Subdivision: (Section 4-3(c)(7))
(a) Meet zoning requirements.
(b) Comply with minimum area and width requirements of zoning district.
(c) No more than one principal structure per base lot.
4
(d)
The principal structure on the base lot shall conform with the setback and yard
requirements of the zoning district.
(e) Accessory uses are acceptable, provided they meet all zoning requirements.
(f)
Separate public utility services shall be provided to each subdivided unit and
shall be subject to the review and approval of the City Engineer.
(g) The subdivision shall be platted and recorded in conformance with all other
requirements of the New Hope Platting Code, specifically including the providing
of a subdivision bond.
Final determination of the requests for rezoning, variance and subdivision shall be left to
the Planning Commission and City Council using the aforementioned criteria.
i 4,657
4633
4617
..... .Jo
4~39
4~1
~4510,
4425 4401
43O9
/E N
.4215
· ~'~ 4750
4700
4630
46O0
~ 4550 i
.:. .;-
4500
..='
4725 ~' 4724 4725 -- ~
4717 ~Z'; 4716 ," 4717 '--~Z
{ 464,1 ~Z ': 4652 i 4641
a.. ~o~ ....... i- ..........
-:- -,-a ....... i
L ............. in'' ~ .... -~
4701 ~ i 4700 4701 ~ : ' ~
................. ~ ...................... !B 47TH AVE N
4657 ~ ~ 4656 4657 : -- ~ ................. .,- .................... : .......
-'. i
i 4600 ~ .-'
.... '- .......:' c ............... ~ L ..................... ~: i .........
4565 . -. -- 46TH AVE N -
C-;i~K".'.'" ! 4~s~-...- .......... ~.:, ................. : ; .............................
, 454s.~. ......... ;=f } i f !
............... .~ ~ ' i , ; '
· '45o,-'q- L ..... : ........ _{ -'~ 45TH [_.__._A_YV_[ N i !
4217
4215
,',.' ..-" ~4215 ~ ~
: i !',:': ..... i'~'
· ' '-'"~ / 718{:) '-
i ~ ! ; ~ 7140 ~. i -.~
~ 7300 ;' ;'" i 7100 ~'-.,
~ ~' .......,~..' r-..~ !r,, ~ 7117 ? 7107 ;..-