030789 PlanningAGENDA
PLANNING COMMISSION MEETING OF MARCH 7, 1989
CITY OF NEW HOPE, MINNESOTA
7:30 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC HEARINGS
3.1 Case 89-3 -
Request for a Conditional Use Permit to Allow
Outdoor Storage in I-1 (Limited Industrial)
Zoning District,
2919 Nevada Avenue North,
Raymond Kmetz, Petitioner
3.2 Case 89-4 -
Request for Construction Approval
5000 Winnetka Avenue North,
Hoyt Development, Petitioner
3.3 Case 89-5 -
Request for Amendment to Conditional Use
Permit to Allow Automobile Service Station,
Subordinate Use, in a B-3 (Auto-Oriented
Business) Zoning District,
7231 42nd Avenue North,
Total Petroleum, Petitioner
4. COMMITTEE REPORTS
4.1 Report of Design and Review Committee
4.2 Report of Codes and Standards Committee
5. OLD BUSINESS
5.1 Resolution Making Recommendation That The Zoning
Classification For Properties Located At 3900 Winnetka
Avenue North, 3940 Winnetka Avenue North, and 7400 49th
Avenue North/5000 Winnetka Avenue North Be Changed From I-2
(General Industrial) To I-1 (Limited Industrial) As Noted In
The Vacant Land Study and That The Zoning Ordinance Be
Amended Accordingly.
6. NEW BUSINESS
6.1 Discussion regarding study of property setbacks
6.2 Discussion regarding code amendment for
guidelines and construction approval requests
landscaping
6.3 Approval of Planning Commission Minutes of February 7,
1989. .
Planning Agenda - March 7, 1989
Page -2-
6.4 Review of City Council Minutes of January 23, 1989, and
February 13, 1989.
6.5 Review of HRA Minutes of January 23,~ 1989, and February 13,
1989.
7. ANNOUNCEMENTS
8. ADJOURNMENT
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 89-3
Request:
Location:
PID No.:
Zoning:
Petitioner:
Report Date:
Meeting Date:
Conditional Use Permit to Allow Outdoor Storage
2919 Nevada Avenue North
20-118-21 34 0007
I-1 (Limited Industrial) Zoning District
Raymond Kmetz'
March 3, 1989
March 7, 1989
BACKGROUND
The petitioner is requesting a conditional use permit to allow
outdoor storage in an I-1 zoning district. This request is made
pursuant to Section 4.144(1) of the New Hope Code.
The property was developed in 1950 and exists as a legal non-
conforming use.
The 'property has been the subject of a number of complaints, in
1980 and 1985, from neighbors to the west regarding outdoor trash,
debris, materials and equipment. The application for this
conditional use permit was filed as a result of a citation for
exterior storage.
Property owners within 350 feet have been notified. Staff has
received no comment to date.
ANALYSIS
The criteria for approval of a conditional use permit for outdoor
storage is located in Section 4.144(1) of the New Hope Code.
Exhibit A is a copy of code.
The property owner is storing equipment in a 40' x 110' area. He
is not proposing that the area be screened or surfaced. The
conditional use permit application identifies the storage of 3 dump
trucks and 3 trailers. All other equipment/materials should be
removed from the site.
The petitioner is currently storing some of the material and
equipment at the adjacent property. This material and equipment
must be removed.
Planning Case Report 88-3
Page -2-
RECOMMENDATIONS
Staff recommends that Planning Case 89,-3 be tabled until April 4, 1989,
so that the petitioner can prepare a site plan identifying the area for
vehicle storage, the type of screening, and the surfacing.
Attachment:
Exhibit A - Section 4,144 (1) of the New HOpe Code
Exhibit B - Site Sketch (February 2, 1989)
4.14 "I-l" LIMITED INDUSTRIAL DISTRICT
4.141
Purpose. The purpose of the "I-l" Limited Industrial District is to
provide for the establishment of industrial"development in a well
planned, residentially compatible setting.
4.142 Permitted Uses. The following are permitted uses in an "I-l"
District:
(1) Radio and Television Antenna Farm
(2) Research Laboratory
(3) Trade School
(4) Warehouses
(5) Essential Services
(6) Governmental and Public Utility Buildings and Structures
(7) Building Materials Sales and Storage
(8) Engraving, Printing and Publishing
(9) Medical, Dental and Optical Laboratories
(10) Wholesale Business
(11) Manufacturing etc. The manufacturing, compounding, assembly,
packaging, processing, treatment or storage of products and
materials.
(12) Automobile Major Repair
(13) Commercial Offices
(14) Cable TV Limited scope production studio for franchised Cable
TV company allowing for production of community oriented cable
television programming produced by and for members of the
community or commercial programming limited to presentation on
the cable system serving only New Hope and other member cities of
the Northwest Suburban Cable Communications Commission. Said use
shall require all antennae conform to height limits of Section
4.035. Additional antenna height may be permitted by Conditional
Use Permit pursuant to those procedures set forth and regulated
by Section 4.20. Notwithstanding Section 4.20, no Conditional
Use Permit shall be granted unless a public hearing is held and
there is a finding that the additional height is technically
necessary to serve the New Hope area and that this additional
height will have no adverse effect on the area surrounding the
studio.
(Ord. 82-7)
4.143 Permitted Accessory Uses. The following are permitted accessory uses
in an "I-l" District:
(1) Less Intensive District Use. Ail permitted accessory uses as
allowed in the "B-4" District.
(2) Eating Establishments. Cafeterias, restaurants, cigar and candy
counters, snack bars and similar uses, provided such uses are
primarily for the use of employees in the immediate area.
4.144 Conditional Uses. The following are conditional uses in an "I-l"
District: (Requires a conditional use permit based upon procedures
set forth in and regulated by Section 4.20 and compliance with 4.033
(3), Screening, 4.033 (5) Shielding of Lights).
(1) Open Storage, Accessory. Open and outdoor storage as a
conditional accessory use provided that:
4-73
072684
(a)
(b)
(2)
4.144 (1)(a) - (5)
Screened From Residential Uses. The area is fenced and
screened from view of neighboring residential uses or if
abutting a residential district in compliance with Section
4.033 (3).
Surfacing. Storage area is grassed or surfaced to control
dust.
Outdoor Sales and Service, Accessory. Open or outdoor service,
sale and rental as an accessory use provided that:
(a)
Area limit. Accessory outside service, sales and equipment
rental connected with a principal use is limited to thirty
percent of the gross floor area of-the principal use.
(b) Screened from Residential. Outside sales areas are fenced
or screened from view of neighboring residential uses.
(c) Surfacing. Sales area is grassed or surfaced to control
dust.
(3) Planned Unit Development, Industrial. Industrial planned unit
development as regulated by Section 4.19 of this Code.
(4) Schools, Specialty. Schools such as gymnastic training which
require building design features (height, clear span roof, etc.)
typically found in industrial buildings exclusively, provided
that:
(a) Hours. School may operate only between the hours of 6:00
a.m. to 10:00 p.m. daily.
(b)
Scheduling of Special Events. Ail special events
(exhibitions, etc.) must be scheduled on night, weekend or
holiday times so as to eliminate conflict with daily work
traffic and parking demand.
(c) Code Compliance. Compliance with City and State life and
safety codes.
(5) Schools, Training. Training Schools, provided that:
(a)
Principal Use. The school is operated as an adjunct of the
principal use to provide training for the consumer,
distributor, or installer of the product, process or service
which is sold, distributed or manufactured under the
principal use.
(b) Code Compliance. Proof of compliance with City and State
life and safety codes is clearly shown. ~
(c}- Parking. Adequate on-site parking is provided so that no
customers, visitors, or employees are required to park out-
side the existing off-street parking areas of the business
as a result of the operation of the school.
4-74
072684
,)
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 89-4
Request:
Location:
Zoning:
Petitioner:
Report Date:
Meeting Date:
Construction Approval
5000 Winnetka Avenue North
I-2 (General Industrial) Zoning Map
I-1 (Limited Industrial) Comprehensive Plan
Hoyt Development Company, Inc.
March 3, 1989
March 7, 1989
BACKGROUND
The petitioner is requesting construction approval at 5000
Winnetka Avenue North. The petitioner is proposing to build a
152,000 square foot building. The plans include a 22,000 square
foot mezzanine, resulting in a total 174,000 square foot building.
The petitioner has not applied for a conditional use permit for a
shared driveway with the property to the north (Northland
Container). This conditional use permit would have to be processed
at the April Planning Commission meeting if the petitioner chooses
to pursue this plan.
This site was included in the New Hope Vacant Land Study. The
study, which was adopted as an amendment to the Comprehensive Plan
on February 27, 1989, recommended that the property be rezoned from
I-2 (General Industrial) to I-1 (Limited Industrial). The proposed
plan meets the standards for development of I-1 property set forth
in Section 4.145 of the New Hope City Code (Attachment A).
Model Ready-Mix occupies the eastern portion of the property. The
developer has indicated that Model Ready-Mix's lease will not be
renewed after it expires in 1-1/2 years.
The Design and Review Committee reviewed this case at its February
17, 1989, meeting.
ANALYSIS
Attachment B is a copy of a Northwest Associates Consultant's
report dated February 1, 1989. Staff has updated the report to
reflect changes in the petitioner's plans. Because the petitioner
is asking for construction approval for one building, Planned Unit
Development Conditional Use Permit is not being requested at this
time. Attachment C contains reduced copies of the petitioner's
plans. ~
Planning Case Report 89-4
Page -2-
The City Engineer is recommending the following with regard to
storm water drainage:
A - That the ponding area proposed on~ the north edge of the
property not be connected with the existing ditch along the
south side of the railroad right-of-way.
B - That the open ditch on the south side of the property be
eliminated and replaced with a public storm sewer in
accordance with City Engineer's March 2, 1989, letter.
The City Engineer is recommending that the petitioner be
responsible for easements needed to extend water to the site.
The City Engineer is recommending that the City confirm that the
existing trunk sanitary sewer lies within the easement provided.
The City Engineer is recommending the following with regard to
public streets:
A - That the access for ingress/egress on Winnetka Avenue align
with 50th Avenue.
B - That Hennepin County review driveway entrances on Winnetka
Avenue.
C - That the Quebec Avenue extension align with Quebec Avenue to
the south and that appropriate easements are obtained.
A letter from the City Engineer explaining the recommendations is
contained in Attachment D.
The Design and Review Committee recommended that the landscaping be
increased. The petitioner has increased the plantings as follows:
Oriqinal Plan
Revised Plan
Trees 72 100
Shrubs 117 135
189 235
Staff believes that additional landscaping should be provided,
especially along Winnetka Avenue.
Sidewalks are needed from the east parking
building at the north and south ends.
lot towards the
The developer has provided adequate lighting.
Planning Case Report 89-4
Page -3 -
The sign located on the west entry should indicate "Ail Truck
Entry".
10. The developer shall submit a
erecting any signs.
comprehensive sign plan before
RECOMMENDATION
Staff recommends approval of the request for construction approval at
5000 Winnetka Avenue subject to the following conditions:
That the City Engineer's recommendations contained within this
report regarding storm sewer, sanitary sewer, water, and
public streets be incorporated into the plan.
That the Hennepin County Department of Transportation review
driveway access on Winnetka Avenue.
That sidewalks are added from the east parking lot toward the
building at the north and south ends.
That the sign located in the west entry indicates "Ail Truck
Entry".
That the developer submit a comprehensive sign plan before
erecting sign.
6. That landscaping be increased.
That the plans be reviewed by the Shingle Creek Watershed
Management Commission.
Attachments:
A - Section 4.145 of the New Hope Code of Ordinances
B - Northwest Associated Consultants Report (Feb. 1, 1989)
C - Plan Reductions
D - Correspondence from City Engineer (March 2, 1989)
4.145
4.145
Special Requirements for all Limited Industrial Use~.
(1) Lot Coverage. Not more than forty percent of the lot, parcel or
track of land shall be covered in a Limited Industry District.
(2) Lot Area. In determining, the minimum lot area requirement of one
acre, the contiguous dedicated streets shall be excluded.
(3)
Green Area. Not less than thirty-five percent of' the lot, parcel
or tract of land shall remain as a grass plot, including
shrubbery, plantings or fencing, and shall be landscaped. The
word "landscaped" means a controlled surface and grade and
plantings to allow a smooth surface flow and being under
continual maintenance for the preservation of scenic harmony.
(4) Parking Lots. The minimum setback for parking lots shall be
twenty feet adjacent to a residential district and ten feet
adjacent to a non residential district.
(5) Employee Parking. No parking lot in front of the building shall
be used by vehicles of employees.
(6)
Parkinq Lot Screening. The parking lot in front of the building
shall be screened from the street and from adjoining property in
the residential district in conformance with the provisions of
Section 4.033 (3).
(7)
Landscaping Plans. De~ailed landscaping plans shall be submitted
to City Council and approved before a building permit may be
obtained.
(8) Design Standards - Curb Cuts. Ail off-street parking facilities
shall be designed with appropriate means of vehicular access to a
street or alley as well as maneuvering area. Curb cuts shall be
placed at intervals of not less than one hundred fifty feet and
no curb cut shall be located within seventy-five feet of an
intersection, as measured from the driveway centerline along the
edge of the traveled surface to the intersecting edge of the
traveled surface.
4-77B
072684
/
northwest
associated
consultants, inc.
PLANNING REPORT ADDENDUM
TO:
FROM:
DATE:
RE:
FILE NO:
Dan Donahue/Jeannine Dunn
Robert Kirmis/David Licht
1 February 1989
New Hope - Soo Line Development
131.00.- 88.17
BACKGROUND
Hoyt Development Company, Inc. has submitted a proposal to
develop two parcels of land addressed as 5000 Winnetka Avenue and
7400 49th Avenue North. The site comprises 29.6 acres of land
and absorbs the largest vacant site in the City of New Hope. The
development proposes three separate warehousing structures of
varied size. The plan also proposes a new public right-of-way as
a means of accessing the development (see Exhibit A).
It should be noted that the development will be reviewed as a
Planned Unit Development (PUD) within an I-1 Zoning District.
All parcels within the development will be grouped together as an
integrated unit. This will allow flexibility in site design and
the conservation of open space.
Also according to the developer, the proposed 200,000 square foot
warehouse lying adjacent to Winnetka Avenue has been scaled down
to-~~. 0 square feet due to the loss of a tenant. Therefore,
the ~0~ct will be reviewed with this in mind
The folldwing information serves to Supplement a planning report
dated 24 January 1989 zn which specific background information
pertaining to the subject site is presented in detail.
Zoninq
The subject site is currently zoned "I-2", General Industrial.
However, recognizing the fact that the site lies adjacent to a
residential area, the appropriateness of the I-2 zoning is
questioned. The City is considering rezoning the area to "I-l",
Limited Industrial in order to limit use of the property and
impose stricter site performance staudards.
4601 excelsior blvd., ste. 41 O, minneapolis, mn 55416 (612) 925-9420
ISSUES AND OPPORTUNITIES
Generally, the proposed use is acceptable to the area. The scale
of the Hoyt Development proposal will not allow the extension of
50th Avenue/Quebec Avenue "loop" as proposed in Option 5 of NAC's
January planning report. Due to the fact that the development
conforms to proposed I-1 zoning standards and the proposed
structures are similar in size to adjacent ones, the inability to
provide the street "loop" presents an issue that can be
compromised.
Compatibility with Adjacent Land Use
As shown on Exhibit B, the proposed development lies adjacent to
a single family home. Consideration should be given to the
acquisition of the parcel as it essentially is a non-conforming
use within the present I-2 Zoning District. The removal/
relocation of the single family home would also allow southern
site access to be in alignment with Quebec Avenue.
Setbacks
The development proposal conforms to all proposed "I-l" setback
requirements per the City Zoning Ordinance.
Front Yard:
Side Yard:
Rear Yard:
50 feet
20 feet
35 feet
Green Space
A detailed landscape plan must be submitted before final approval
of the development. The submitted site plan reveals several
concerns relating to green space. While the proposal does
accommodate the 35 percent green area required by the City
Ordinance, the placement of green space seems in direct contrast
with the intent of the standard. By locating the green area
adjacent to the Soo Line rail and rear property line of Northland
Container, it is virtually invisible from public view and does
not serve its underlying purpose of visually enhancing the
industrial site. The required green space could be relocated
along Winnetka Avenue and 49th Avenue where it would have a
greater visual impact and provide a screening device to the
buildings service activities.
With the proposal being considered as a PUD, flexibility in terms
of green space location should be taken advantage of.
.Trip Generation
The proposed development will generate 1,630 average daily trips
(ADT) with a peak hour generation of 316 trips. It may be
assumed that approximately one-half of generated traffic will
access the property via Winnetka Avenue with the balance
utilizing the 49th Avenue access. The projected traffic volumes
reinforce the need for site access points to be in alignment with
50th and Quebec Avenues respectively.
Parkinq
As mentioned earlier, the submitted site plan stands to be
corrected as down-sizing the 200,000 square foot warehouse to
150,000 square feet. The following parking summary takes the
reduction in building size into account and assumes the
recommended number of parking spaces will be provided for the
structure. While not depicted on the site plan, it is assumed
that office functions consume 10 percent of the proposed building
area.
According to Ordinance standards,
requires 384 parking spaces. The
spaces but does not reveal the reconfiguration of
down-sized warehouse.
~J°Office 30,500 square feet @~ 200
~5~arehouse 2~ square feet~i/~000
the proposed development
plan as submitted shows 398
the proposed
s.f./space
s f /space
1-3-7 spaces
Z4-T spaces
Rail Spur
The site plan as shown on Exhibits A and B takes full advantage
of potential rail access. One point of concern, however, is the
dual crossing of the spur by vehicular roadways. Roadway
crossings of the spur present vehicular inconvenience to the
site, disrupting traffic flow and will escalate improvement
costs.
Exhibit B shows site access occurring between 50th and 51st
Avenues on the west and between Quebec Avenue and the Soo Line
rail on the south. Both access points create staggered
intersections and should be realigned to coincide with adjacent
access points. Within the site itself, the Model Readi Mix
facility is forced to access its property via a private drive.
This raises questions relating to maintenance, vehicular
convenience, and traffic patterns.
Utilities, Gradinq and Drainaqe
The development area has access to a full range of municipal
utilities including sanitary sewer, water, storm sewer, gas and
electricity. The development should be subject to the review of
the City Engineer with regards to utilities, grading and
drainage.
Development Alternative
Exhibit C illustrates an industrial development option as
included in NAC's 24 January report. Lot sizes are compatible
with an I-1 zoning designation insuring compliance with district
performance standards. The plan should be used as a guide to
developers by expressing various development ideals of the City.
RECOMMENDATIONS
The following recommendations may wish to be explored prior to
final approval of the Hoyt Development proposal.
1. A detailed landscape plan should be submitted prior to final
approval. Vegetation should be located in areas where it
serves a functional and visual purpose.
2. Consideration should be given to the removal/relocation of
the single family home lying north of Quebec Avenue in order
to allow an alignment with the sites southern access point.
3. The sites western access point should be relocated to fall
into alignment with 50th Avenue.
4. Final approval of the submitted plan will require the formal
platting of the subject site.
cc:
Doug Sandstad
Mark Hanson
14~ CLR CL(~ HI ~
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z.
t$8' CLR CLG Hi
51ST AVE.
50TH AVE.
SITE
~HOOLD BE IN
ALIGNMENT
W/ 50TH AV_E..
· . DISTROH
.: ~IODEL READI MIX
NO PUBLIC
ACCESS
WINGATE APARTMENTS . . .
E~PLOR~
OF
49TH AVENUE NORTH
DEVELOPMENT ISSUES
NEW NOPE
ICE ARENA
W/ QUEBEC AVE.
O
..... _~.. _, I ' :.'\ 27^0 ~" ~ ~ " ~"
4~TH AVENUE NORTH. '.
IT!
DEVELOPMENT ALTERNATIVE
:~PT,OH 5
~TH AVE N.
5000 WINNETKA PROPOSAL
NFW HOPEr MN.
SITE PLAN
PROJECT DATA,
A-1
lOF~l
(~) EAOT
LIGHTING DETAIL
'Ill'OW METAL HALIDE WAIi,
MOUNTED LIGHT FIXTURE
A
_ELQOR..EL&H
TYPICAL LEASEHOLD PLAN
!
A
PLANT SCHEDULE
~ ~- _
~RVEY IIk~ORBIATION TAKBN FROII i~GAN, FIELD,'#~A~ P'LANR DATIO It/RillS
Bonestroo
Rosene
Ander. lik&
Associates
Engineers & Architects
Otto G. Bonestroo, P.E. Keith A. Gordon, RE. Thomas ~. Paterson, RE. Daniel J. Edgerton, RE.
Robert ~ Rosene, RE. Richard ~ Foster, RE. Michael C. Lynch, P.E. Mark A. Se/p, RE.
Joseph C. Anderlik, P.E. Donald C. Burgardt, PE. James R. Maland, RE. Philip J. Caswell, RE.
Bradford A. Lemberg, RE. Jerry A. 8ourdon, RE. Kenneth R Anderson, RE. Mark D. Wallis, RE.
Richard E. Turner, RE. Mark A. Hanson, P.E. Keith A, Bachmann, RE. Charles A. Erickson
James C. Olson, RE. Ted K. Reid, RE. Mark R. Rolfs, RE. Leo M. PaweJsky
Glenn R. Cook, RE. Michael T. Raut~nann, P.E. Robert C. Russek, A.I.A. Harlan M. Otson
Thomas E. Noyes, RE. Robert R. Pfefferle, RE. Thomas E. Angus, P.E. Susan M. Eberlin, C.RA.
Robert G. Schunicht, P.E. David O. Loskota, RE. Howard A. Sanforcl, RE.
Marvin L Sorvala, RE.
March 2, 1989
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Attn: Ms. Jeannine Dunn
Re: 5000 Winnetka Avenue
(Soo Line Property)
Our File 34 Gen., E89-22
Dear Jeannine,
We have reviewed the above plat and recommend the following:
1.) The grading/drainage plan provides for grading a ponding area on the north
side of the site. The ponding area provides for approximately 6.1 acre
feet of storage between 894 and 904. It is recommended the ponding area
as proposed be graded and not be connected with the existing open ditch
along the south side of the railroad right-of-way. It is further
recommended the open ditch along the south side of the site which conveys
drainage from approximately 33 acres west of and including Winnetka Avenue
be eliminated. A public storm sewer would replace the open ditch and be
constructed easterly approximately 170' from Winnetka Avenue and then
proceed north in the proposed westerly parking lot to the north property
line. The public storm sewer would then be constructed easterly and
discharge into the ponding area. The outlet for the ponding area would
also include a public storm sewer discharging into the open ditch along
the tracks. All internal storm sewer on the site would be constructed
privately and discharge into the public storm sewer. The ultimate
drainage area tributary to the proposed ponding area is approximately 49.5
acres. The ponding area would reduce the peak outflow from a 100 year
event storm into the open ditch by approximately 75Z. Ail public storm
sewer shall include 20' wide permanent drainage and utility easement. The
ponding area and the open ditch outside the railroad rightway shall also
be protected by a permanent drainage and utility easement. The
southeasterly 2 acres of the site can therefore drain into the existing
storm sewer located along the east property line of this site due to
additional capacity created from the public storm sewer between Winnetka
Avenue and the proposed pond.
2.) The proposed water main provides for a looped water main between Winnetka
Avenue and 49th Avenue at Quebec Avenue. It is recommended the east-west
water main through the site be a private main including valves located at
Winnetka Avenue and the east property line. The north-south water main
28
Page 1.
2335 W/est Highway 36 · St. Paul, Minnesota 55113 · 612-636-4600
shall be a public 8" main connecting to the existing 8" main in 49th
Avenue. Valves shall be constructed at 49th Avenue and the north side of
the tee extending west to Winnetka Avenue. The north-south main shall be
located 10' westerly of the existing storm sewer as shown. Southerly of
the existing storm sewer the alignment shall be determined in the field
where it will cause the least impact. A 20' wide permanent utility
easement is required over the north-south main. This development shall be
responsible for any costs associated with acquiring easements for the
north-south water main to 49th Avenue. Consideration should be given to
locating a hydrant on the north side of the building for fire protection.
3.) Sanitary Sewer will be provided from the existing 21" trunk sanitary sewer
located along the east property line. The line constructed from the trunk
to the building will be considered a private service. It appears there
may be a discrepancy in the location of the trunk sanitary sewer in the
field based on the easement description. In the event a discrepancy does
exist, this development shall be responsible for dedicating the
appropriate easement over the existing trunk sewer.
4.) Access to the site is proposed from Winnetka Avenue. It's recommended the
access be reviewed by Hennepin Co., however, it's recommended the access
align with 50th Avenue to the west. Future access is shown to the east
which assumes the future extension of Quebec Avenue. It's recommended
consideration be given to extending Quebec Avenue at this time from 49th
Avenue. Quebec Avenue extension will terminate in a cul-de-sac and
therefore will not be eligible for State Aid Funding. Therefore all costs
associated with Quebec Avenue extension will have to be assessed to the
abutting property. The alignment of Quebec Avenue shall align with Quebec
Avenue south of 49th Avenue. It is recommended the width of Quebec Avenue
be 40' equal to the width of Quebec Avenue south of 49th Avenue. Due to
the proposed land use abutting Quebec Avenue, it is recommended the
cul-de-sac be constructed to a 50' wide radius. The street right-of-way
shall be 70' and the cul-de-sac right-of-way shall be 65' radius. The
cul-de-sac shall be constructed north of the east-west railroad spur. In
the event, Quebec Avenue from 49th Avenue is not constructed at this time,
then this development shall financially guarantee its portion of the cost
and dedicate the appropriate right-of-way at this time. The advantage to
constructing Quebec Avenue at this time is due to the significant
grading required for the building and ponding area whichcan carry over to
Quebec Avenue.
If you have any questions, please contact this office.
Yours very truly,
BONESTR, O0, ROSENE, ANDERZIK & ASSOCIATES,
Mark .~anson
MAH: ii
INC.
28
Page 2.
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 89-5
Request:
Location:
PID No.:
Zoning:
Petitioner:
Report Date:
Meeting Date:
Amendment to Conditional Use Permit to Allow Automobile
Service Station, Subordinate Uses
7231 42nd Avenue North
17-118-21 24 0004
B-3 (Auto-Oriented Business) Zoning District
Total Petroleum
March 2, 1989
March 7, 1989
BACKGROUND
The petitioner is requesting an amendment to an existing
conditional use permit which allows a convenience store with
gasoline in a B-3 zoning district. This conditional use permit
request is made pursuant to Section 4.125(2) of the New Hope Code.
The petitioner proposes to increase its grocery/food operations
from 658 square feet to 1,100 square feet.
The existing conditional use permit was approved in 1983. Exhibit
A contains the minutes of the Planning Commission and Council
meetings.
Property owners .within 350 feet have been notified.
received no comment to date.
Staff has
ANALYSIS
The criteria for approval of a Conditional Accessory Use-Automobile
Service Stations, Subordinate Uses, includes six items for
consideration. Exhibit B is a copy of Ordinance 4.125(2) (a-g).
The site currently has a number of non-conforming items, including
the number of curb cuts, location of curb cuts, lack of curbing and
landscaping at perimeter; and illegal wall signs.
The petitioner is proposing to make the following improvements:
ae
Remove concrete portable curbs and replace with continuous
concrete curb.
Close a driveway along the east property line.
Planning Case Report 88-5
Page -2-
t
Ce
Plant three trees and 16 shrubs. Staff recommends that the
petitioner plant a tree listed on the New Hope Boulevard Tree
List rather than Hackberry trees. The list is contained in
Exhibit C.
Ee
Stripe the parking lot to conform with city standards of 8-
3/4' x 19' stalls. The site requires 12 stalls and 13 have
been provided.
Convert two existing bathrooms to one handicapped accessible
bathroom.
The petitioner's plans are contained in Exhibit D.
With the changes proposed by the petitioner, the plan meets the
criteria set forth by the City Code. In reference to condition
4.125(2) (c) (sanitation), the city Sanitarian has indicated that
food products will be limited to packaged items. Several self-
serve beverages will be available.
Illegal signage has been placed under the awning listing
cigarettes, groceries, etc., as shown in a staff sketch, Exhibit E.
As a condition of approval, staff recommends that these signs be
removed.
A light standard base exists on the northeast corner of the
property which will be removed by the city/County per the 42nd
Avenue Street Improvement Project.
RECOMMENDATIONS
Staff recommends approval of the amendment to the conditional use permit
at 7231 42nd Avenue North as proposed in Planning Case 89-5, sUbject to
annual review by city staff, and the removal of the signage indicating
the sale of cigarettes, groceries, etc.
Attachments:
Exhibit A - Planning Commission Minutes (Case 81-48)
City Council Minutes (9-14-81)
Exhibit B - Section 4.125(2) of the New Hope Code
Exhibit C - New Hope Boulevard Tree List
Exhibit D - Plans
Exhibit E - Staff Sketch, Illegal Signage
PIJ~NNING CASE 81-47 - REQUEST FOR CONDITIONAL USE PERMIT TO ALLOW RETAIL SALES AT 7117
BASS LAKE ROAD
TOTAL PETROLEUM, INC., PETITIOr~R
PLANNING CAS~ 81-48 - REQUEST FOR CONDITIONAL USE PERMIT TO ALLOW RETAIL SALES AT 723~ 42ND AVENu~ NORTh
-TOTAL PETROLEUM, INC., PETITIONER
Chairman Cameron stated that these two requests w~re identical but for different locations. He felt it
%K)uld be possible to consider; them together, with separate motions as to action on the requests.
Mr. Louis Auerbach represented Total Petroleum. He stated they were requesting the Conditional Use Per-
.mits to allow them to sell candy, potato chips, gum and pop over the counter in the two stations. At
the present time there is a blocked in area where the cashiers work. They intend to knock this wall down,
put in a counter, and have people co~ inside to pay for their gasoline and also to pay for any retail
items purchased.
In answer to questions from Commissioner Wheelock, Mr. Auerbach said they expected that a good share of
the retail business would come from regular, gasoline customers. They would hope to also draw new cus-
tomers.
The stations are both open 24 hours a day.
I~ response to questions Mr. Auerbach said that there w~uld be about 192 square feet used for the sales
area. He did ncr anticipate that that the addition of the sales would affect the traffic situation. Mr.
Auerbach said that of the 72 stations he works with he had never had any problem with parking. There was
sufficient parking space at these two stations.
Co~unissioner h~neelock asked whether the petitioner intended to advertise the addition of retail ite~ for
sale?
Mr. Auerbach said they planned no for~il advertising but would probably have a sign on the inside wall or
something like that.
Chairman Cameron asked how many parking spaces there were at each station?
Mr. Roger Chancelor, Supervisor for stations in this area, stated that the sales were basically in~pulse
items. They did not anticipate that people would drive in, park and come to shop. They expect customers
to purchase items when they go in to pay for gas. He said the station on Bass Lake Road has at least ten
parking spaces and the one on 42nd Avenue had more than ten.
In answer to a question from the Chairman, the City Manager said that both stations were very well m~ain-
rained and the only question in regard to parking was the degree of business there ~uld be over and above
the gasoline business.
Mr. Gastuch, 4209 Nevada confirmed which stations were being discussed. He stated he lived right behind
the 42nd Avenue Metro Station and that they were constantly having to pick up trash, pop cans, etc. every
morning, from Paros and the dairy store. He questioned whether adding this type of sales ~uld also lead
to the same situation regarding trash? He was also concerned that it would become a hangout for kids.
It seemd to him that there were plenty of places to shop for these items now.
Mr. (~ancelor noted that Total Petroleum had an image to maintain and their stations were kept clean.
Co~missioner ~eelock made a motion recommending approval of the Conditional Use Permit requested fo:
7117 Bass Lake Road, in Case 81-47. Commissioner Gulenchyn second.
Voting .in favor: Friedrich, ~eelock, Gulenchyn, Cameron, Gundershaug, Edwards
Voting against: None
~sent: Bartos, Gustafson
'Motion carried.
~mmiss~oneu ~eelock made a .notion recommendinq approval of the Conditional Use Permit requested fo,
7231 42nd Avenue North, in Case 81-48. Commissioner Gu!enchyn second.
'Voting in favor:
Voting against:
Absent:
Motion carried.
Friedrich, ~Fneelock, Gulenchyn, Cameron, Gundershaug, Edwards
None ·
Bartos, Gustafson
(~airman C .a~eron suggested that the petitioners try to 'do so,thing to ~ncour~ge their customers 'not to
Se
Planning Cases No. 81-47/48, requests for conditional use permits for Total Petroleum,
Inc., to allow the sale of snack items and pop over the counters at their service
station at 7231 42nd Avenue and 7117 Bass Lake Road (vickers) , were considered by.
Council.
Mr. Louis Auerbach represented the petitioner. He said they are asking for a con-
ditional use permit to sell potato chips, candy , gum and pop from the two service
stations.
Motion by Councilmember Enck, second by Counci!member Williamson granting conditional
use permits for the Vickers stations at 7231 42nd Avenue and 7117 Bass Lake Road to
sell snack items and pop over the counter as requested under Planning Cases 81-47/45
subject to annual staff review.
Voting in favor: Erickson, Daly, Enck, Otten, Williamson
Voting against: None . ~ ~ -?~
Motion declared carried' C.L~.C~ Q~-\~-~-~ \~ ~
4.125 (1)(d) - (3)
(2)
(d) Other Code Requirements. Ail provisions of the Zoning Code
including, but not limited to, parking, screening,
landscaping, and exterior storage shall be met.
Automobile Service Stations, Subordinate Uses. The retail sale ~
of food, household convenience items and sporting goods in auto-
mobile service stations if the sale of such~items is clearly
subordinate to and accessory to the principal use of the site as
an automobile service station, provided, as conditions precedent
to the issuance of a conditional permit, the Council shall find:
(a) Subordinate Use. That the proposed sale items are
essentially subordinate to the principal use of the site.
(b)
~arkinq. That there are specific parking spaces above the
regular requirements for the automobile service station
provided to assure parking for customers of the accessory
USe.
(c)
Sanitation. That any sale of food items is subject to the
approval of the City Sanitarian who shall provide specific
written sanitary requirements for each proposed sale
location, based upon applicable State and County
regulations.
(d)
Licenses. That the non-automotive sales shall qualify for
and be granted an annual food handling, retail sales license
or other license, as circumstances shall require, in
addition to the Conditional Use Permit.
(f)
Compatibility. That granting the proposed conditional use
will not interfere with adjacent development, commercial or
residential, because of spill-over parking, access or
traffic volume, and that such factors will not constitute a
private or public nuisance.
(g)
Parking and Green Space. That in addition to any parking or
other requirements for the non-automotive retail sales, the
automobile service station shall maintain all requirements
for parking, storage, and green space as if it were the sole
use on the site.
(Ord. 83-7)
(3) 9pen Storage, Accessory. Open and outdoor storage is an
accessory use under a conditional use permit provided that:
(a) ppen Storage Screened. Full screening is supplied and
maintained in conformance with all applicable provisions of
this Code.
(b)
Surfacing. Storage area is grassed or surfaced to control
dust, mu~ and to provide a clean, attractive and usable
surface.
(c) ~~ Does not take up parking space as required for
con ormlty to this Code.
4-68
072684
4401 Xylon Avenue North New Hope, Minnesota 55428
Phone: 533-1521
City of New Hope
Boulevard Trees List
The following list of trees are those recommended for planting on
the boulevard in New Hope. The City is in the process of a text change
to the ordinance regarding this subject. This list recommended for the
ordinance is as follows:
- Ash: Patmore and Summit
- Linden: Greenspire and Redmond
- Maple: Norway, Red (Native only) and Sugar
- Oak: Pin and Red. (Plant both in the sprfng only.)
Family Styled City For Family Living
o~
I I
-4
LANDSCAPlNO.¢.,. PLAN~.
F.I. OOR pLAN
?
SIGN PERMIT ISSUE[) FOR "TOTAL MART" ON FACIA
EIGHT SMALL SIGNS BELOW IT ARE ILI_EGAL.