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050289 PlanningAGENDA PLANNING COMMISSION MEETING OF MAY 2, 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 89-7 - Request for Preliminary Plat Priebe Acres 6001 Hillsboro Avenue North Rodney L. Priebe, Petitioner Approval for 3.4 Case 89-8 Request for Platting/Construction Approval 4600 Quebec Avenue North Robinson Rubber Products Co., Inc./Brad J. Robinson, Petitioner 3.5 Case 89-9 Request for Construction Approval 3101 Louisiana Avenue North Bruce G. Paddock/Paddock Laboratories, Inc., Petitioner 3.6 Ordinance 89-8 An Ordinance Amending New Hope Code S4.033(4) By Modifying the Landscaping Requirements for Semi-Public and Income Producing Properties 3.7 Ordinance 89-9 An Ordinance Amending the New Hope Zoning Code by Establishing a Formal Site and Building Plan Review Procedure 4. COMMITTEE REPORTS 4.1 Report of Design and Review Committee 4.2 Report of Codes and Standards Committee Planning Agenda - May 2, 1989 Page -2- 5. OLD BUSINESS 6. NEW BUSINESS 6.1 Approval of Planning Commission Minutes of April 4, 1989 6.2 Review of City Council Work Session Minutes of January 4, 1989, City Council Minutes of March 27, 1989, and April 10, 1989 6.3 Review of EDA Minutes of March 27, 1989, and April 10, 1989. 7. ANNOUNCEMENTS 8. ADJOURNMENT 89-7 6001 Hill 89-4 Winne 89-8 QuebE 89-9 89-3 (a Louisiana Nevada 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 April 27, 1989 May 2, 1989 CASE UPDATE The Planning Commission tabled this case on March 3, 1989, and April 4, 1989. The petitioner has submitted a site plan as requested by staff. He is proposing a 30' x 100' (3,000 square foot) storage area. The area will be used for three trucks, three trailers, and a tractor. Section 4.144(1) of the New Hope Code lists the criteria for approval of an outdoor storage conditional use permit. Open storage is allowed if: The area is screened from view of neighboring residential uses in compliance with Section 4.033(3). 2. The area is surfaced to control dust. The petitioner is proposing to erect an 8' red cedar fence 10 feet from the west 'property line where the storage will take place. The area is already surfaced with red limestone surface. Ail other outdoor storage on the site must cease and the materials moved to this new area. The petitioner has informed staff that his property is on the market. For the record, it is important to note that this conditional use permit will remain in effect only if the new property owner meets the criteria set forth in the zoning code, and that the storage area is maintained in the same location proposed by Mr. Kmetz. Staff is encouraging the correction of non- conformities on the site and the suspension of the use of the property as a single-family residential development in an industrial zoned district. Planning Case 89-3 Page -2- RECOMMENDATION Staff recommends approval of the conditional use permit for outdoor storage at 2919 Nevada Avenue North as proposed in Planning Case 89-03, subject to the following conditions: That the screening fence proposed in the site plan be installed within 30 days of approval. That other materials and equipment stored outside and not included in the site plan be removed. Attachments: Petitioner's Site Plan (4-11-89) Planning Case Report (4-3-89) Section 4.144(1) of New Hope Code Site Sketch (2-2-89) N / / l~.Ol 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. received no comment to date. Staff has 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 4.142 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. 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 i , % CITY OF NEW HOPE PLANNING CASE REPORT Request: Location: Zoning: Petitioner: Report Date: Planning Case: 89-4 Construction Approval 5000 Winnetka Avenue North I-1 (Limited Industrial) Hoyt Development Company, Inc. April 28, 1989 Meeting Date: 'May 2, 1989 CASE UPDATE On April 11, 1989, the New Hope City Council directed this case back to the Planning Commission because the petitioner informed staff that he would be increasing the size of his building by 36,000 square feet. On April 10, 1989, the New Hope City Council passed Ordinance 89-6 changing the zoning on this property from I-2 (General Industrial) to I-1 (Limited Industrial). The Design and Review Committee met with the petitioner at their meeting on April 13, 1989. Revisions to the plan were no~ provided to staff at the time this report was prepared. Amendments to the Site Plan A. Site Data Original Amendment Building Area 174,800 sq. ft. Green Area 54% Lot Coverage 24% 211,410 sq. ft. 36.75% 29% B. Parking Original Amendment Required Proposed Required Proposed 286 289 385 405 The shape of the building has been changed to expand the square footage to the north and the east. Planning Case 89-4 Page -2- 7 J These changes eliminated a parking lot on the east and reduced the size and capacity of the north. Additional parking has been created along the south portion of the property. The developer originally intended to subdivide this 2.3 acres as a separate lot/development. The petitioner is proposing a parking lot in the front yard. This lot has 41 stalls. This does not conform to the City's I-1 Zoning requirements which prohibit parking in the front yard, except for visitors. The petitioner must remove the bay containing 24 stalls in order to conform to city code. C. Site Access The site plan has been amended to show ingress/egress to the site aligned with 50th Avenue North. Storm Improvements and Drainage The City Engineer has reviewed the amended site plan and is continuing to recommend that: ao That the ponding area proposed ont the north edge of the property not be connected with the existing ditch along the south side of the railroad right-of-way. Be That the open ditch on the south side of the property be eliminated and replaced with a public storm .sewer in accordance with the City Engineer's March 2, 1989, letter. Water The City Engineer is recommending that the petitioner responsible for easements needed to extend water to the site. be Sanitary Sewer The City Engineer is recommending that the City confirm that the existing trunk sanitary sewer lies within the easement provided. Public Streets The City Engineer is recommending the following with regard to public streets: ao That Hennepin County review driveway entrances on Winnetka Avenue. Be That the Quebec Avenue extension align with Quebec Avenue to the south and that appropriate easements are obtained. Planning Case 89-4 Page -3- 9. Environmental Assessment Because the building exceeds 200,000 square feet, an environmental assessment is required. RECOMMENDATIONS Staff recommends approval of the request for constructions approval at 5000 Winnetka Avenue subject to the following conditons: 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 the developer submit a comprehensive sign plan before erecting signs. That the plans be reviewed by the Management Commission. Shingle Creek Watershed Se That the petitioner remove the 24 parking stalls located on Winnetka Avenue. That the petitioner perform an environmental assessment pursuant to Minnesota Statues 116D.04. Attachments: Revised Site Plan (4-12-89) City Engineer's Correspondence (4-19-89 & 3-2-89) Planning Case Report 89-4 (4-3-89) · ' f PROJECT DATA, 5000 WINNETKA PROPOSAL 1 NEW HOPEL. ~N. SIT, pLAN · ama= Il N PLANT SCHEDULE F.F.E. 9 lO.O0 FLOOR PLAN TYPICAL LEASEHOLD PLAN '1 LIGHTING DETAIL '.: ~ *".d.= '.,: '...=',;: =,.~ *- I Bonestroo Rosene Anderlik & Associates Engineers & Architects Otto G. Bonestroo, Robert W. Rosene, RE. Joseph C. Anderlik, Bradford A. Lemberg, I~ichard E, Turn,r, RE. James C. Olson, Glenn R. Cook, RE. Thomas E. Noyes, RE. Robert G. SchunichE P.E. Marvin L. Sorvala, RE. KeKh A. Gordon, RE. Richard W~ Foster, RE. Donald C. Burqardt, RE. Jerry A. Bourdon. RE. Mark A. Hanson, RE. Ted K. Field, RE. Michael ~ Rautmann. Robert R. Pfefferle, RE. David O, Loskota, RE. Thomas W'. Peterson, RE. Michael C. Lynch. RE. James R. Maland. Kenneth R Anderson, RE. Keith A. Bachmann, Mark R. Rolls. RE. Robert C. Russek, A.I.A. Thomas E. Angus, RE. Howard A. Sanford, RE, Daniel J, Edgerton, RE. Mark A. Seip. RE. Philip J. Caswell, RE. Mark D. ~Vallis, PE. Thomas R. Anderson, A./.A. Gary F. Rylander. RE. Charles A. Erickson Leo M. Pavveisky Harian M. Olson Susan M. Ebedin, CRA April 19, 1989 City of New Hope 4401 Xylon Ave. No. Minneapolis, MN 55428 Attn: Jeannine Dunn Re: 5000 Winnetka Avenue (Soo Line Project) Our File No. 34-Gen., 889-22 Dear Jeannine: We have reviewed the revised plan for the above project. Our comments presented in our letter dated March 2, 1989 attached to this letter still apply. We are still recommending the open ditch along the south side of 5000 Winnetka be eliminated and a public trunk storm sewer be constructed from the existing storm sewer at Winnetka Ave. to the newly constructed ponding area. The private storm sewer proposed on the site can then be connected to the public trunk storm sewer. As a result, the proposed 27" storm sewer from the existing storm sewer located on the east line collecting runoff from the open ditch is not required. Ail other issues relative to water main, sanitary sewer and access presented in our letter of March 2 also still apply. It -should be noted the revised plan does provide for access onto Winnetka Ave. opposite 50th Ave. as previously recommended. If you have any questions please contact this office. Yours very truly, ,ssoo , s. Mark ~. Hanson MAH:df INC. 2335 West Highway 36 · St. Paul, Minnesota 55113 · 612-636-4600 Bonestroo Rosene ^nder. lik& Associates Engineers & Architects ~ G. BonesuoG RE. Kel~'t A. ~, RE. ~ ~ Peterson, P.E. Dankfl J. F. agerto~, P.E. Rcg0en V~/. Rosene, RE. Richard ~V. Fo..~r, P.E. ~ C. L)~qc/t, RE. Mm'K A. SLip, P.E. Joseph C. AnderlliL P.E. Do, Id C. Burgatdt, RE. ..James R. MalaY, P.E. Ftfilip I Casw~ll, P.E. ~r~lford ,e~ Leml3erg, P.E. Jerr~j ~. Boui~n, P.E. ~ P. A/',4et'son, P.E. Msrl~ D. VValIL% P.E. Richard E Turner, RE. Mark A. Hanson, P.E. Kei~ A. BKhm4nn. James C. OLsofl, RE. Ted lC Field, P.E. Mark R. ~ RE Leo M. Pawelsky Glenn R. Cook, RE. Mk:~ae! T. Rautmann, RE. Rol:)ert C. Russell A.I.A. Harlan M. Thomas E. No~s, RE. Ik~ert R. Pfefferle, P.E. Thomas E A~gus. P.E. Susan M. E/oerlJn, C.P~ Robert G. Schunicht, P.E, David O, Losk~ta, P.E. Howard A. Santord, P.E. Ma~vln L So~ala, P.E. March 2, 1989 City o£ 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. All 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 West Highway 36 · St. Paul, Minnesota S5113 · 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 extendinE 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 alien 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, BONESTROO, ROSENE, ARDER~IK & ASSOCIATES, Mark .~_.Hanson ~ MAH:li lNG. Page 2. 28 CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-4 Request: Construction Approval Location: 5000 Winnetka Avenue North Zoning: Petitioner: Report Date: Meeting Date: 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 responsible for easements needed to extend water to the site. be 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 building at the north and south ends. parking lot towards the 8. 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 comprehensive erecting any signs. 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. e That the sign located in the west entry indicates "Ail Truck Entry". Se 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 Uses. (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) Parkinq 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) Parking 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) Landscapin~ Plans. Detailed 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: Dan Donahue/Jeannine Dunn FROM: Robert Kirmis/David Licht DATE: 1 February 1989 RE: New Hope - Soo Line Development FILE NO: 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-~rS~0 square feet due to the loss of a tenant. Therefore, the project,will be reviewed with this in mind. The follOwing information serves to supplement a planning report dated 24 January 1989 in 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", Li. mited Industrial in order to limit use of the property and impose stricter site performance standards. 4601 excelsior blvd., ste. 410, 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, the proposed development requires 384 parking spaces. The plan as submitted shows 398 spaces but does not reveal the reconfiguration of the proposed down-sized warehouse. · 7~b "~" S Iooffice %S~arehouse 2?4-~ square feet/?%'[1000 s f /space 249 spaces 10b ,- ~ spaces ~ Accessibility 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. 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. Utilities, Grading 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. 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. 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. The sites western access point should into alignment with 50th Avenue. be relocated to fall Final approval of the submitted plan will require the formal platting of the subject site. cc: Doug Sandstad Mark Hanson T---T- --? d& Hoyt Development HOPE, MN, .: F_LS,~ULON / WILI(,U,S , ~.,¥.., ....................................... 51ST AVE. 50THAVE. 31TE ACCES~ ;HOOLD BE IN .. ALIGNMENT WI 50TH AV.E.. 'l DISTROH WINGATE APARTMENTS Ei(PLORI~ n~ OF SINGLE 49TH AVENUE NORTH '.: .'I~IODEL READI MIX ': 'NO PUBLIC ACCESS DEVELOPMENT ISSUES QUEBEC AVE, W/ NEW HOPE ICE ARENA DEVELOPMENT ALTERNATIVE "OPTilON 5 AVE 5000 WINNETKA PROPOSAL NEW HOPEt MN. I SITE PLAN ~ 0 ic~.~ ~ Io,-e* ,-- PROJECT DATAi A-1 LIGHTING DETAIL IEOW METAL HALIDE WAI,~ MOUNTED LIOHT FIXTUFll ' MEZZANINE~_L~.N TYPICAL LEASEHOLD PLAN WAREHOUSE 8.4B01~ 16~ WAflE );OUSE A Z f , ,2 n 1989 l '~ ~ ~,. ......... ::::_"_'; ........ ,, \ \ , \ \ , i\ Bonestroo Rosene Anderlik & i Associates Engineers & Architects March 2, 1989 Otto G. 8onestroo, AE.I~ith A. Gordon, PE. Thomas VV. Paterson, lEE. Daniel J. Edgerton, P.E. Robert ~L~ Rosene, lEE. Richard ~Z. Foster, RE. Michael C. Lynch, RE.Mark A. Se~o, lEE. Joseph C. Anderhk, P.E. Donald C. Burgardt, lEE. James R. Maland, RE. Philip J. Caswell, P.E. Bradford A. Lemberg. lEE. Jerry A. gourdon, lEE. K~nneth R Anderson, RE. Mark D. ',~/allis, RE. Richard E. Turner, lEE. Mark A. Hanson, /~E. Keith A. Bachmann, lEE. Charles A. Erickson James C. Olson, lEE. Ted K. Field, lEE. Mark R. Rolls, RE. Leo M. Pawelsky Glenn R. Cook, RE. Michael T. Rautmann, lEE. Rob6rt C. Russek, A.I.A. Harlan M. Olson Thomas E. Noyes, RE. Robert R. Pfefferle, RE. Thomas E. Angus, lEE.Su~an M. Eberlin, C.P.A. Robe~ G. ~.hunicht, RE. David O. Loskota. P.E. Howard A. Sanford, lEE. Marvin L Sorvala, RE. 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 pondin§ 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 alonE 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 dischar§ing 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 pondin§ area would reduce the peak outflow from a 100 year event storm into the open ditch by approximately 75Z. All 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 West 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 ~ight-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, BONESTR00, ROSENE, ANDEREIK & ASSOCIATES, INC. Mark .~anson MAH: ii Page 2. 28 CITY OF NEW HoPE PLANNING CASE REPORT Planning Case: 89-7 Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: Preliminary Plat Approval 6001 Hillsboro Avenue North, 6007 Hillsboro Avenue North, 5946 Independence Avenue North 06-118-21 23 0005 R-1 (Single Family Residential) Rodney L.~Priebe April 26, 1989 May 2, 1989 BACKGROUND The petitioner is proposing to replat three existing lots pursuant to Chapter 13 of the New Hope Code. The lot at 5946 Independence Avenue North is a large lot. The owner would like to sell a portion of the lot to two properties abutting the rear yard. These properties are located at 6001 and 6007 Independence Avenue North. The name of the proposed plat is Priebe Acres. Property owners within 350' of the proposed plat have been notified, as well as utility companies and cable TV. Staff has received some phone calls from nearby property owners asking for some clarification of the process. We have received no objections to the application. ANALYSIS Rod Priebe, 6001 Hillsboro Avenue North, has been discussing the acquisition of property from Hazel Zaun, 5946 Independence Avenue North, for a few years. He would like the additional property for a play area for his family. Theodore and Kathleen Andresen, 6007 Hillsboro Avenue North, became involved in the transaction recently when they found that they would be unable to expand their home into the rear yard without encroaching into the required setback. The property owner at 6013 Hillsboro Avenue North has a legal non- conforming property because his house already encroaches into the rear yard. He has chosen to not become involved in the transaction. Planning Case 89-7 Page -2- 2. The new lots will have the following square footage: Legal Address Area Lot 1 6007 Hillsboro 11,916 Lot 2 6001 Hillsboro 21,006 Lot 3 5946 Independence 22,352 Ail of the lots meet the minimum area of 9,500 square feet set forth in Section 4.035(1) of the New Hope Code. The proposed platting will not create any new non-conformities. However, Lot 2 becomes a very peculiar shape. Staff has suggested an alternate plan that would make the property lines less confusing. The purpose of the platting ordinance is to provide orderly subdivision of property within the City. Therefore, staff strongly urges that the property line between Lot 2 and Lot 3 be reconfigured so that it is straight. New easements will need to be created. The City requires five foot drainage and utility easements along all property lines. Ten foot utility easements to accommodate electrical service to the home at 5946 Independence Avenue North are needed across Lot 1 and Lot 2, or the electrical service should be rerouted along the property lines. Because of the odd shape of Lot 2, and the existence of a power line crossing a property, staff recommends that this utility line be placed underground. RECOMMENDATIONS Staff recommends approval of the Priebe Acres Preliminary Plat subject to the following conditions: That the property line between Lot 2 and Lot 3 be reconfigured to be a straight line. That five foot drainage and utility easements be placed along all new property lines. That a ten foot easement be dedicated across Lot 1 and Lot 2 to provide service to Lot 3, and that this line be buried; or That the electrical service for Lot 3 be rerouted along the new property lines and located within a new easement, and that this line be buried. 4. Ail existing easements must remain intact. Attachments: Priebe Acres Proposed Plat Staff Sketch (4-26-89) City Engineer Correspondence (4-26-89) PRIEBE ACRES PROPOSED PLAT I ' ' '~? ~, ' "/2~'[ '" :;,~tM ~bte,6~eq ol mm, st, t ' ~ .... I )'('~'""" ....'" NOT TO SCALE New Rear Setback "OPTION B" Lot Lines~o~ ~. Bonestroo Rosene Anderlik & Associates Engineers & Architects Otto G. Bonestroo. RE.Kei[h A. Gordon, RE. Michae/ C. Lynch, RE, Philip J. Caswell, Robert %%< Rosene, RE.Richard V;/ Foster. RE. James R. Maland. RE. Mark D. Joseph C. Andeflik, RE, Donald C. Burgardt, RE. Kenneth R Anderson, RE. Thomas R. Anderson, ^.I.A. Bradford A. Lemberg. RE. Jer~ A. Bourdon, PE. Keith A. Bachmann. PE.Ga~y F. Rylander. RE. Richard E. Turner. RE.Mark A. Hanson. RE. Mark R. Rolfs, RE. Charles A. Erickson James C. Olson, RE. Ted K. Field, RE. Robert C. Russek, ~,.I.A, Leo M. Pawelsky Glenn R. Cook, RE. Michael T. Rautmann, RE. Thomas E. Angus. RE. Hadan M. Olson Thomas E. Noyes, RE Robert R. Pfeffede. RE. Howard A. Sanford. RE.Susan M. Ebertin, C.R^. Robert G. Schunicht, I~E. David O Loskota, RE. Daniel J. Edger[on, RE. Marvin L. Sorvala, RE.Thomas V~Z Peterson, I~E. Mark A. Seip, RE. April 26, 1989 City of New Hope 4401 Xylon Ave. No. New Hope, MN 55428 Attn: Jeannine Dunn Re: Priebe Acres Our File No. 34-Gen. Dear 3earmine: I have reviewed the above plat. The main concern is that the existing utilities and their easements do not conform to the proposed lot lines. In addition the overhead service and power pole serving Lot 3 is located on Lot 1 and 2 and is presently not included in an easement. Therefore assuming the overhead service to Lot 3 is not changed, a utility easement (10' wide) shall be dedicated over Lot 1 and 2 for their service. Its also recommended assuming none of the existing utilities are relocated, the existing drainage and utility easements not change. If you have any questions, please contact this office. Yours very truly, BONESTR00, R0SENE, ANDERLIK & ASSOCIATES, INC. Mark A. Hanson ~H:ci 01 2335 West Highway 36 · St. Paul, Minnesota 55113 · 612-636-4600 CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-8 Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: Preliminary Plat and Construction Approval 4600 Quebec Avenue North 08-118-21 33 0077 I-2 (General Industrial) Robinson Rubber Products Co., Inc./Brad J. Robinson April 27, 1989 May 2, 1989 BACKGROUND The petitioner is proposing to combine two existing lots into one parcel, Robinson Rubber Products Addition. This platting is pursuant to Chapter 13 of the New Hope Code of Ordinances. The petitioner is also requesting approval of plans to build a 28,200 square foot addition to its existing 34,200 square foot facility. The petitioner met with the Design and Review Committee at their meeting on April 13, 1989. Staff notified property owners within 350' as well as utility companies. Staff has received questions about the project, but no negative comments. ANALYSIS Preliminary Plat The preliminary plat is routine. No additional easements are required. Planner's Report A report from Northwest Associated Consultants has been prepared and is attached. City staff has the follOwing comments in reference to the project: A. Landscapinq Page 4 indicates that a landscape plan which lists the variety and number of species was not submitted to the city. Planning Case 89-8 Page -2- Staff has been informed that the proposal following plantings: includes the Species ~ Remarks Spruce, Colorado Blue 15 (Picea Pungens Glauca) Juniper, Bar Harbor 23 (Juniper Horizontalis b.h.) Flowering Crab 1 (Malus Floribunda) 5' min. height 3' min. height 2-1/2' min. diam. This information should be incorporated into the final plans. (Correspondence from Rutledge Construction Company 4-24-89). 3. City Enqineer's Review The City Engineer has reviewed the site and his comments are contained in correspondence dated 4-26-89. In summary, the City Engineer has indicated that the overland drainage system of the site is not sufficient. There is no retention of storm water proposed on the site. The development of this site, along with other development in the area will necessitate a public improvement project to provide some storm sewer improvement in the area in the future. As a public improvement project, the benefitting property owners would be assessed. RECOMMENDATION Staff recommends approval of the preliminary plat and construction approval at 4600 Quebec Avenue as proposed in Planning Case 89-9, subject to the following conditions: 1. Consolidation of two curb cuts on Quebec Avenue and reconfiguration of the front parking lot. Submission of a revised landscape plan indicating the type, size, and number of plantings as proposed in the petitioner's correspondence dated 4-24-89. 3. That any changes in signage is reviewed by City staff. That all rooftop equipment be screened or color clad to match the building. Attachments: Planner's Report (4-27-89) City Engineer's Correspondence (4-26-89) Petitioner's Letter (4-14-89) Petitioner's Letter (4-24-89)~ northwest associated consultants, inc. PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Dan Donahue/Jeannine Dunn Robert Kirmis/Alan Brixius 27 April 1989 New Hope - Robinson Rubber Company - Building Addition 131.01 - 89.08 EXECUTIVE SUMMARY BACKGROUND: Robinson Rubber Products Company, Inc. has submitted plans to construct a 28,200 square foot addition to its existing 34,200 square foot Robinson Rubber Company Building. As shown on Exhibit A, the project site is located east of Quebec Avenue and north of 46th Avenue North. The new structure would cYnsume a 1.52 acre parcel of land located directly south of the existing Robinson Rubber Building. The subject site currently lies vacant and holds an I-2, General Industrial Zoning designation. RECOMMENDATION: Based on the ensuing review, our office recommends site plap approval of the Robinson Rubber Company Building subject to the following conditions: Consideration is given to consolidating southernmost access points. the site's two The proposed 28 foot wide curb cut is found acceptable by both the City Engineer and City Council. o The landscape plan is modified to designate the specific variety of shrubberY to be planted upon the subject site. A grading and drainage plan be submitted and subject to the review of the City Engineer. 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax925-2721 The submitted site and building plans be modified to include designated trash areas and subsequent enclosure construction materials. A detailed signage plan be submitted indicating sizes and materials of all on-site signs. The plan must be found to be in accordance with Section 3.40 of the City Ordinance. CASE ANALYSIS Land Use. Based on recommendations set forth in the City's Community Development Plan and Vacant Land Study. The proposed industrial use is found to be acceptable. The following is a listing of surrounding land uses and zoning designations: Direction Land Use Zoning North Industrial I-2, General Industrial South Industrial I-2, General Industrial East Single Family R-i, Single Family Railroad Tracks Residential West Public I~, General ~-~,-- '~ family ~3~ F '-~-. ~ uses do ultimately b the~3ecL~~on While single the east and west, the uses are provided sufficient buffering via the Minneapolis Northfield and Southern Rail Line to the east and a bermed strip park lying to the west. Setbacks. Nearly all proposed building addition setbacks are shown to conform to minimum I-2, General Industrial District standards as listed below: Front Yard Side Yard Rear Yard Required 50 feet 10 feet 10 feet Proposed 49.6 feet 94 feet 18.8 feet Although the proposed building addition falls six inches short of the required 50 foot front yard setback, the proposed structure does fall into front yard alignment with the existing Robinson Rubber Building and therefore, does not increase this slight nonconformity and is considered acceptable. Parking. The existing Robinson Rubber Company Building provides parking for 48 employees which are split into two shifts. The proposed building addition will produce 12 additional employees for a total of 60 employees. Due to this low anticipated additional employee count (12 in 2 shifts) of the proposed manufacturing structure, the City has discerned that a warehousing parking requirement would seem more appropriate than the typical manufacturing parking standard. This parking standard has been used by the City in the past when evaluating a low parking demand industry. By applying the warehousing standard, 74 parking spaces are required of the entire Robinson Rubber site. According to the submitted site plan, 74 spaces are provided, thereby meeting the required standard. Parking stall sizes and drive aisle widths are both found to be in accordance with Ordinance standards. One point of concern lies in the condition of the bituminous surfacing of the site's existing north parking lot. The said lot has experienced considerable deterioration over the years and a resurfacing effort should be considered. Should an expansion of parking facilities be deemed necessary at some time in the future, the proposed 18 car parking lot lying south of the proposed building addition could accommodate an eastward expansion of approximately 18 additional vehicles. Parkinq Alternative. In an effort to create a more efficient parking configuration, it is suggested that the two southern adjacent curb cuts be consolidated. Exhibit E illustrates a front yard parking alternative which eliminates the existing curb cut. The alternative design may be used as a guide in the formulation of a parking scenario which combines the adjacent curb cuts. It should be noted that execution of the alternative parking layout as shown on Exhibit E, would require the following The submission and City Council approval of a comprehensive snow removals' site plan to allow 18 foot parking stall depths. A reduction in the proposed front yard sidewalk width to 4 feet· An exception to the typically required 24 foot drive aisle standard to allow a 22 foot aisle width. It is believed that by providing 9 foot stall widths in combination with a 2 foot vehicular curb overhang, sufficient maneuvering space will be provided within the alternative parking proposal. The proposed 28 foot south to accommodate "9". curb cut is shifted three feet to the efficient vehicular access to stall Should the Planning Commission view the alternative parking configuration as more desirable than the submitted plan, our office would suggest the implementation of the layout. Curb Cuts. According to the submitted site plan, a new curb cut is proposed to access the proposed structure's loading and parking areas. At 28 feet, the said curb cut exceeds the maximum allowable width of 26 feet for commercial/industrial uses. According to Section 4.036 (4) (h) (VI) of the Ordinance, however, a curb cut width not exceeding 32 feet may be permitted subject to the review and recommendation of the City Engineer and approval of the City Council. One point of concern regarding the proposed curb cut relates to the ability of north bound semi-truck trailers to access the designated backing aisle. From an efficiency standpoint, it may be advantageous to expand the 28 foot width to 32 feet in order to allow a more convenient U-turn maneuver. An additional point of concern lies in the proximity of the proposed curb cut with an existing curb cut lying to the north. According to the submitted plan the two said curb cuts lie 55 feet from one another, approaching the minimum allowable separation of 40 feet. Loadinq. According to the submitted site plan, major loading activities will occur along the southside of the building addition. Semi-truck trailers using the docking area are provided a 50 foot turning radius to a designated backing lane which greatly enhances the efficiency of on-site loading activities. A trench drain has been provided to accommodate drainage from the docking bays down ramp. The loading area appears well screened from public view by the proposed building addition on the north and screening efforts to the south and west. Landscaping/Screeninq. According to the submitted site plan most landscaping and berming efforts occur at the perimeter of the site and in key areas where specific screening is desired. Along the site's northern and western borders, coniferous tree plantings are proposed and shall provide a year long visual screening of the site's loading and parking activities. It should be noted that the plantings provided on the site's northern border follow an earlier recommendation by City officials. Three foot berms are provided to the south and west of the proposed building addition and will contribute to the audio as well as visual screening of on-site activities. One minor point of concern lies in the failure of the site plan to identify the specie of shrubs to be planted in selected areas of the site. The specific variety of shrubbery should be identified prior to final site plan approval. Although not identified on the submitted plans, all roof top equipment should be either screened from the adjacent street or painted to match the principal building. Gradinq and Drainaqe. Prior to final site plan approval, a grading and drainage plan must be submitted and be subject to the review of the City Engineer. In regard to site grading and drainage, several concerns exist. The currently vacant subject site contains soils which may be considered questionable in terms of buildability. As a result, it is recommended that the developer conduct soil tests to ensure quality site development. In addition, a designated ponding area may be required in the southeastern portion of the property to accommodate on-site drainage. Final determination of this issue, however, should be made by the City Engineer. Liqhting. According to the submitted site plan, all exterior' lighting is to be a down lit type fixture attached to the principal building. According to the City Zoning Ordinance, any lighting used to illuminate an off-street parking area shall be arranged to deflect light away from adjacent public streets. In this regard, the proposed down lit lighting fixtures should pose no significant problems. Trash Areas. The submitted site and building plans have not designated specific trash areas. The site plan should be modified to include locations of dumpster enclosures. The said enclosures should be constructed of materials consistent and/or complementary to the principal building. Siqnage. Neither the submitted site plan nor building elevations have indicated where specific site signage is to occur. A detailed signage plan must be submitted indicating ~izes and materials of all signs to be used on the property. This includes wall and canopy signs as well as freestanding signs. The said plan must be found to be in accordance with Section 3.40 of the City Ordinance and be approved prior to occupancy of the proposed building addition. Construction Materials. According to the submitted building elevations, the proposed Robinson Rubber Company Building addition is to be constructed by split face - stack bond concrete block which will match the existing adjacent structure. The proposed structure will be 20 feet in height, thereby equalling the height of its abutting building. In terms of exterior treatment, the proposed building addition should visually complement its adjacent building quite well, and no problems are foreseen in this regard. CONCLUSION Based on the preceding review, our office recommends site plan approval of the proposed Robinson Rubber Company Building addition subject to the conditions set forth within the Executive Summary of this report. cc: Doug Sandstad Mark Hansen new hope, minn. . 0 F,~hihit A - RITE LOCATION rn X I ,t!I I-- ITl i--.~ m,. i J I II II II II II ! I I I I ! I.__ I 0 10' 20' northwest associated consultants, inc ITl X 1.1.1.1.1........./..... · 1.1.1.1.1............+. ..... :::::::::::::::::::::::::::::::::::: 1.1.1.:.1.1.: ITl '-' Z 40 NO TH < ! ....... ~:-RET~IN .EXISTING?REES- ...... I ' PROVIDE SNOW REMOVAL PLAN i ~ I TO ALLOW 18' STALL DEPTHS I ~ I~ EXIST. 2,JP3 Cd (EFF ir.; E/'¢ :~ g ['[ ~.~ ,cARK LNG) E ~ ./''~ .. ' '-'% .... ~ ,,::--~;-'----'-.~,' .. , .... /" ~ k%',,,,.',..:.:.il:.:.:.:.:.:.:-:': .? ' ../ ii ::::::::::::::::::::::::::::::::::::::::::: ,-.- ii I;:~:i:i:i:':':':~':,'~,:¢:.×.:.:.:.:: ~ *--- .1~: N~:4'~.:.:.:.;-;~'~.'.'.','.',~ ........ t~~ili============================================ \,, .:.:.:.:.:.:.:.:.:.:.......':;~............ -~. :::::::::::::::::::::::::::::::::::::::::: F :- ~ :,"' ~-; '. · ; '.~;.~ .:~._:::::::::::::::::::::::::::::::::::::: -. ..... r'~,~ ,~' C.-' BonestrOORosene Ander. lik & Associates Engineers & Architects April 26, 1989 Otto G. Bonestroo, RE.Keith A. Gordon, RE. Michael C. Lynch, RE. Philip J. Caswell, RE. Robert ~'. Rosene, RE.Richard W Foster. RE.James R. Maland, IRE. Mark D. V,/allis. RE. Joseph C. Anderlik, RE. Donald C. Burgardt. RE. Kenneth P Anderson. IRE. Thomas R, Anderson, A.t.A. Bradford A. Lemberg, RE. Jerry A. Bourdon, RE.Keith A. Bachmann, IRE. Gary E Rylander, RE. Richard E. Turner, RE.Mark A. Hanson. RE. Mark R. Rolfs. RE. Charles A. Erickson James C. Olson, RE. Ted K. Field, RE. Robert C. Russek. A.I.A. Leo M. Pawelsky Glenn R. Cook, RE. Michael T Rautmann, RE. Thomas E. Angus, RE Haflan M. Olson Thomas E. Noyes, RE Robert R. Pfeffede, RE. Howard A. Sanford, RE.Susan M Eberlin. C.RA. Robert G. Schunicht. [RE. David O. Loskota, RE.Daniel J Edgerton. RE. Marvin L. Sorvala. RE.Thomas VU. Peterson, RE. Mark A. Seip. RE. CitY of New Hope 4401 XylOn Ave. No. New Hope, MN 55428 Attn: Jeannine Dunn Re: Robinson Rubber Co. Expansion Our File No. 34-Gen. Dear Jeannine: I have reviewed the above site plan as it relates to drainage. The drainage from the new addition and parking area is directed southeast corner of the site. The drainage is conveyed from this point overland through an open ditch located in railroad right-of-way and across a private deteriorated parking lot to the south ultimately discharging to an existing 33" storm sewer. In addition a deteriorated CMP culvert is located beneath the tracks conveying drainage from the residential property located on the east side of the tracks to the west side into the open ditch. From an engineering standpoint the existing drainage conveyance system is inadequate. It should also be noted that the drainage from this site ultimately discharges to Fred Sims Park which in turn discharges to Memory Pond in Crystal. It is recommended the drainage system be upgraded with storm sewer from the existing 33" storm sewer to this site. It is also recommended the drainage being conveyed beneath the tracks from east to west be investigated to determine if this drainage shall continue in its present location or be redirected to the south to the 33" storm sewer. Also due to Crystals concerns relative to Memory Pond the vacant land located south of the existing 33" storm sewer should be investigated to determine if additional ponding can be created. If additional ponding can be developed then drainage from the surrounding, area would be directed to the ponding area and restricted prior to discharging into the existing 33" storm sewer. If you have any questions, please contact this office. Yours very truly, BONESTROO, ROSE, E, ANDERLIK & ASSOCIATES Mark A. Hanson MAH: ci , INC. 01 2335 West Highway 36 · St. Paul, Minnesota 55113 · 612-636-4600 THOMAS W. RUTLEDGE WARREN D. RUTLEDGE GENERAL CONTRA CTORS RUTI. EDGE CONSTRUCTION CO. 1409 SOUTH SEVENTH STREET, HOPKINS, MINNESOTA 55343 PHONE: 935-5558 HEHO Apr. i 1 To: 14, 1989 Hr. Doug Sandstad City Of New Hope 4401Xylon Avenue North New Hope, HN. 55428 From: L. Hasiee, Architect Re: Robinson Rubber Building Addition, New Hope. Of 4-13-89, Preliminary Plan Review l"le e t i ng Present: 1. Sharon Cassin, Subcommittee Planning Commission 2. Curt Gottoske, NAC 3. Robert Gundershaug, Subcommittee Planning Commission 4. Linda Oja, Subcommitte Planning Commission 5. Brad Robinson, Robinson Rubber Products Co. 6. Tom Rutledge, Rutledge Construction Co. 7. Doug Sandstad, City Of Nee Hope 8. Luke Hasiee, Architect P~.r.k i ng Required: The total amount of car parking for the entire site shall be 74 spaces. Architect to add 18 more spaces to preliminary site plan. m Restoration Of 5 ft. Green Area At Nor-thside: The required 5 ft. strip shall be restored and landscaped with trees. No grass shall then be necessary. Curbs At Driveways To Parking Lots: 6 inch curb (asphalt or concrete) shall be built at edges of drive,...j~ys to parking lots. April !4, 1787 City Of New Hope Page 2 m Rooftop-~uipment: Shall be either screened from street or painted to match building. -- Building Outside Lighting: Should show on plans. Snow Removal Areas: Should be designated on plans. Site Landscaping: New landscaping should show on plans, special attention shall be given to street side. New Plans: Shall reflect the above and be forwarded to Doug Sandstad, City of New Hope. Next Meeting: Is scheduled for Tuesday, May 2, 1789. asiee, Architect cc: All present. April 24, 1989 City of New Hope 4481Xylon Avenue North New Hope, NN. 55428 THOMAS W. RUTLEDGE WARREN D. RUTLEDGE GENERAL CONTRACTORS RUTI. EDGE CONSTRUCTION CO. 1409 SOUTH SEVENTH STREET, HOPKINS, MINNESOTA 55343 PHONE: 935-5558 ATTENTION: Doug Sandstad RE: Robinson Rubber Dear Sir, This letter is to clarify the number of new plantings, their height, their species name, and site drainage. Description # Remarks Spruce, Colorado Blue (Picea Pungens Giauca) Juniper, Bar Harbor (Juniper Horizontal is b.h.) Flowering Crab (l~lalus F1 oribunda) 15 23 1 5' min. height 3' min. height 2 1/2" min. diam.' Site drainage from the southeast corner of the site will flow south parallel to the railroad tracks and into a culvert approximately 388 feet south of said corner. If you have any further questions, please call me at 935-5558. Craig Forcier Project Manager Rutledge Construction Company CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-9 Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: Construction Approval 3101 Louisiana Avenue North 20-118-21 31 0018 I-1 (Limited Industrial) Bruce G. Paddock/Paddock Laboratories, Inc. April 26, 1989 May 2, 1989 BACKGROUND The petitioner is proposing to build a 4,215 square foot addition at his site located at 3101 Louisiana Avenue North. The building addition will consist of 1,540 square feet of office and 2,675 square feet of warehouse. There are no variances or conditionall use permits required to process this applicatin. The site was originally developed in 1982. The petitioner built an addition in 1987. This third addition will represent the maximum development of the site due to the 35 percent green area requirement. The Design and Review Committee reviewed this case at their April 13, 1989, meeting. ANALYSIS Building Addition The petitioner is proposing to increase his building by 4,215 square feet. The building use will be as follows: Existing Addition Total Office 3,487 Manufacturing 3,819 Warehouse 14,758 1,540 5,027 3,819 2,675 17,433 Total 24,964 4,215 28,279 This addition brings the green space to 36% of the site. The minimum green space required by code is 35% in an I-1 Zoning District. Planning Case Report 89-9 Page -2- A portion of this north addition will-have a "hazardous occupancy" room. This is a storage area for flammable liquids. 2. Parking The petitioner is proposing to create an additional 14 parking stalls to accommodate the existing and new development. The code requires 53 parking stalls, and the petitioner is proposing 55. Landscaping The petitioner is proposing to add 3 Austrian Pines along Louisiana Avenue, and along 31st Avenue (six total). Eight potted shrubs will be added on the south building perimeter near the entrance. The petitioner will also be transplanting 2 existing evergreens and some shrubs to accommodate the expansion. RECOMMENDATION The plan, as proposed by the petitioner, meets all of the standards set forth in the New Hope Zoning Code. Staff recommends approval of the request to allow construction of a 4,215 square foot addition at 3101 Louisiana Avenue North as proposed in Planning Case 89-9. Attachments: Petitioner's Plans (Site Plan, Landscaping Plan, 1987 Facility Addition, Floor plans (Al, A2, and Wi), Parking Requirements) > I I I I U, , ~ I i I® [;1 J / ~ I I / / / P~DDOCK ~ iI -~|- NIO P-.TH ~L_~VATIOI,4 ~ ,/~'. 1~'' ~OUTH P. LEVA-i'tOM G ~.TiOI--I ,- OFF-ICg ,>~// ' I REVISIONS: DATE: TO: FROM: SUBJECT: CITY OF NEW HOPE MEMORANDUM April 27, 1989 Planning Commission M. Jeannine Dunn, Administrative Assistant Public Hearing Proposed Ordinances 89-8 and 89-9 Public hearings have been scheduled to consider adoption of New Hope Ordinances 89-8 and 89-9. Codes and Standards has received both ordinances and is recommending approval. The following paragraphs describe each ordinance: Ordinance 89-8 - An Ordinance Amending New Hope Code S4.033(4) By Modifying the Landscaping Requirements for Semi-Public and Income Producing Properties This ordinance revision essentially does two things: It integrates the City's existing landscaping code requirements with the Planning Commission recommended guidelines. The existence of two separate documents with conflicting language is often confusing for petitioners and staff. The proposed code amendment deletes some tree and plant species which the City Forester has found have a low survival rate in the City. In turn, new specimens have been added to the list of acceptable plantings. Ordinance 89-9 - An Ordinance Amending the New Hope Zoning Code by Establishing a Formal Site and Building Plan Review Procedure For many years the City has had a policy requiring construction approval, but has had no formal ordinance. The proposed ordinance requires site plan approval and sets forth the standards and procedures for review. Staff requests that each ordinance be discussed separately by the Commission. Because this is a public hearing, comments from the audience must be taken. Staff would then ask that both ordinances be sent forward to the city Council with a recommendation from the Planning Commission that the ordinances be approved. DRAFT ORDINANCE NO. 89-8 AN ORDINANCE AMENDING NEW HOPE CODE § 4.033 (4) BY MODIFYING THE LANDSCAPING REQUIREMENTS FOR SEMI-PUBLIC AND INCOME PRODUCING PROPERTIES The City Council of the City of New Hope ordains: Section 1. Section 4.033 (4)(b)(i) "Minimum Plant Sizes" of the New Hope Code is hereby amended to read as follows: (i) Minimum Plant Sizes. Ail plants must equal not less than the following minimum sizes: Shade Trees* Russian Olive, Hawthorn etc.) Evergreen Trees Tall Shrubs and Hedge material (evergreen or deciduous) Low Shrubs - deciduous evergreen spreading evergreen Potted/ Balled/ Bare Root Burlapped 1 3/4" dia. 2" 3-4 ft. 3 gallon ~8-~4 ~= 3 gallon ~4-~0 ~ehe~ 18-24 in. 24-30 inches potted 18-24 inches Type and mode are dependent upon time of planting season, availability, and site conditions (soils, climate, ground water, man-made irrigation, grading, etc. *Ail boulevard trees must be not less than 2 1/2 inches in caliper. Section 2. Section 4.033 (4)(b)(ii) "Spacing" of the New Hope Code is hereby amended to read as follows: (ii) Spacing. (aa) ~&~% make~a~ Trees shall not be placed closer than three feet from the fence line or property line and shall not be planted to conflict with public planting. (bb) Where plant materials are planted in two or more rows, plantings shall be staggered in rows unless otherwise approved by the City. (cc) Deciduous boulevard trees shall be planted not more than forty feet apart. (dd) Tree-like shrubs shall be planted not more than ten (10) feet on center. (ee) Large deciduous shrubs 'shall be planted not more than five (5) fe~t on center. (fi) Narrow evergreens shall be planted not more than three (3) feet on center. Sgg) Where Massing of plants where e~ screening is intended, large deciduous shrubs shall not be planted more than four feet on center, and/or, evergreen shrubs shall not be planted more than three feet on center. Section 3. Section 4.033 (4)(b)(iii) "Types of boulevard/ street trees" of the New Hope Code is amended by deleting subsection (bb) in its entirety and amending subsection (aa) to read as follows: (iii) Types of suitable boulevard/street trees. The only trees permissible for planting on the ~ublic right-of- way shall be as follows: Quercus (varieties) Acer platanoides (and varieties) Acer saccharum Celtis accidentalis Betula (varieties) Gleditsia triacanthos (varieties) Tilia cordata (and varieties) Tilia americana Fraxinum pennsylvanica lanceolata Ginkgo bilaba (male tree only) Gymnocladus dioicus Oak Norway Maple (and Schwedler, Emerald Queen, etc.) Sugar Maple Hackberry Birch Honeylocust (Imperial, Majestic Skyline, Sun- burst, and thornless Little leaf Linden (and Redmond, Green- spire, etc.) Basswood (American Linden) Green Ash (and Summit, Marshall) Ginkgo Kentucky Coffee Tree Section 4. Section 4.033 (4)(b)(iv) "Design" of the New Hope Code shall be renumbered 4.033 (4)(b)(v) and subsection (aa) shall be amended to read as follows: (v) Desigq. (aa) The landscape plan must show seme_a form of designed site amenities, (i.e. composition of plant materials, and/or creative site grading, decorative lighting, exterior sculpture, etc., which are largely intended for aesthetic purposes). Section 5. Section 4.033 (4)(b)(iv) "Suitable Plant 'Material" of the New Hope Code is hereby added to read as follows: (iv) Suitable Plant Material. The following plant material %~. permitted for planting ~xcept on the public right- of-way where only the trees identified in § 4.033 (4)(b)(iii) may be planted: (aa) Evergreen Trees. Four (4) or five (5) feet in height as follows: Abies Concolor Pinus Nigra Pinus Resinosa Pinus Strobus Pinus Sylvestris Picea Glauca Thuja Occidentalis "Pyramidalis" Picea Pungens Galuca Picea Glauca Densata Concolor on White Fir Austrian Pine Red Pine White Pine Scotch Pine White Spruce Pyramidal Arborvitae Colorado Blue Spruce Black Hills Spruce (bb) Narrow Evergreens Juniperus Scopulorum "Welchi" Juniperus Virginiana Pyramidalis Hilli Juniperus Chinesis "Pyramidalis" Thuxa Occidentalis Taxus Cuspidata Thuja Orientalis Thuja Occidentalis "Techny" Junperus Chinesis "Southerly" Welchi Juniper Dundee Juniper Blue Column Chinese Juniper Columnar Giant Arborvitae Japanese Yew Oriental (Siberian) Arbor Techny Arborvitae Southerly Juniper (cc) Spreading Evergreens Juniperus Sabina Juniperus Chinesis "Mane¥i" Juniperus Chinesis "Pfitzeriana" (Blue) Juniperous Sabina Juniperous Hetzi Juniperous Virqiniana Taxus Cuspidata Juniperus Hor izontalis "P1 umosa" (dd) Small Trees Malus (varieties Lilac (Syringa Amurensis Japonica) Maple (Acer Ginnala) Canada Red Cherry Amur Chokecherry (ee) ~arge Deciduous Shrubs Physocarpus Opulifolius "Aureus" Viburnum (Varieties) Syringa (Varieties) Cotoeaster (Varieties) Liqustrum (Varieties) Rhus (Varieties) Hamamelis (Varieties) Loniceral (Varieties) Philadelphus (Varieties) Prunus Cistena (ff) Large Deciduous Trees Fraxinum pennsylvanica Fraxinum pennsylvanica Tilia Cordata Tilia Cordata Acer platanoides Acer platanoides Acer Saccharum Quercus palustris Quercus Rubra Savin Juniper Maneyi Junipe~ Pfitzer or Blue Pfitzer Juniper Savin Juniper Hetzi Juniper Silver Spreader Juniper Japanese Spreader Juniper Andorra Juniper Flowering Crabapple J~panese Tree Lilac Ginnala Maples Prunus Virqiniana Prunus Maacki Goldlead Ninebark Viburnum Lilac Cotoneaster Privet Sumac Witchhazel Honeysuckle Mockoran~e Purple Leaf Cherry "Patmore" Ash "Summit" Ash "Greenspire" Linden "Redmond" Linden "Norway" Maple "Royal Red" Maple "Sugar" Maple "Pin" Oak "Northern Red" Oak (gg) Groundcover (used in hard to maintain areas or in areas where an attempt is being made to prevent erosion) ~juga Genevenisis Eunonymus Fortunei "Coloratus" Polygonum Reynoutrea Pachysandra Terminalis Varieqata Potentilla Tridentata Sedum Acre Geneva Bugle Purpleleaf Winter- creeper Eunonymus Fleeceflower Japanese Pachysandra Potentilla Live Forever or Myrtle Section 6. Effective Date. This Ordinance shall be effective upon its passage and publication. Dated the day of ' , 1989. Mayor Attest: City Clerk (Published in the New Hope-Golden Valley Post on the · 1989.) day of DRAFT ORDINANCE NO. 89-9 AN ORDINANCE AMENDING THE NEW HOPE ZONING CODE BY ESTABLISHING A FORMAL SITE AND BUILDING PLAN REVIEW PROCEDURE The City Council of the City of New Hope ordains: Section 1. Section 4.039A "Site and Building Plan Review" of the New Hope Code is hereby added to read as follows: §4.039A Site and Building Plan Review. To insure that the purposes of this Code are adhered to, it is hereby determined that a comprehensive review of site, building and development plans shall be reviewed by the New Hope Planning Commission and approved by the New Hope City Council prior to the issuance of any. building permits b_x the Building Official pursuant to the procedure established b_x this section. (1) Approval Required. None of the followin~ actions shall occur and no building permit or occupancy ~ermit shall be issued unless such action shall be in complete accord with site and building plans that have been approved as provided in this section. Actions which shall require approval of building and site plans shall be: (a) Erection of a building or buildings. (b) Moving of a building or buildings to a location or locations within the City of New Hope. (c) Changing the use of a building or parcel from one ~ype of land use to another. Changes in occupancy envisioned by this section shall include office to retail, warehouse to assembly, retail to restaurant and similar actions that result in a different intensity of use. (d) Modification of or additions or enlargements to a building, or buildings, accessory site ~provements, and/or land features of a parcel of land that result in the need for additional parking. (2) (3) (e) Grading, site preparation, and removal or placement of material. Exceptions To Review. The followin~ shall be except~ from the foregoing ~eq~irements: (a) Detached single or double family residential. structures, or uses or structures accessory thereto. (b) (c) Modifications, additions, or enlargements which do not increase .~he gross floor area of the buildinq bY more than ten percent (10%)"' and which do not involve a variance from the provisions of this Zoning Code may, at the discretion of the City be exempted from""'some, R~ all, of the procedures for building and site plan approval. In these instances an administrative Site Plan Review shall be performed and suitable documentation of such ~ placed 'in-the site plan file. The City ~ require such improvements as deemed necessary to meet the intent and standards of this Code and to maintain or improve the quality of the ex'istinq site plan. ~hanges in the use of leasable space in multi-tenant buildings where the chang~ of tenant does not intensify the use of such space nor require additional par~ing or result in an inability to maintain the required performance standards. Standards For Review. In making recommendations and decisions upon site and building plan review applications, the staff, Pl'anninq Commission and City Council ~ha--~l consider the compliance of such plans with the following standards: (a) Consistency with the various elements and objectives o~ the City's long .range plans, including but not limited to the Comprehensive Plan. (b) (c) Consistenc~ with the purposes of the New Hope C~e. Preservation of the site in its natural stateL insofar as practicable, by minimizing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearand~ of neighboring developed or developing areas. (d) (e) Creation of a harmonious relationship of buildings and ~ spaces with the terrain and with existing and future buildings having a visual relationship to the proposed development. Creation of a functional and harmonious design for structures and site features including: (i) Creation of an internal sense of order for the various functions and buildings. on the site and provision of a desirable environment for occupants, visitors, and the general community. (ii) Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. (iii) ~Rpropriateness of the materials, textures, colors~ and details of construction as an expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and functions. (iv) Adequacy of vehicular, cycling and- pedestriaJ'circulation, including walkways, interior drives and parking,. in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian, cycling and vehicular traffic and arrangement and amount of parking so as to be safe, convenient and, insOfar ~s practicable, compatible with the design of proposed buildings~ structures and ne~'ghboring properties. (f) Creation of an energy-conserving design through des i_~[n, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. (g) Protection of adjacent and neighboring ~roperties through reasonable provisions for such matters as surface water drainaqe, sound and sight buffers, preservation of views, light and air, and those aspects 0f design, not adequately covered by other regulations, which may have substantial effects on neighboring land uses. (4) Procedures For Review. Ail applications for site and building plan review shall be submitted o__n forms prepared by the City, documented by information as requested in said forms and processed pursuant to the procedures set forth in S 4.20 et seq. of this Code. (5) Plan Agreements. Ail site and construction plans officially submitted to the City shall be treated as a formal agreement between the applicant and the City. Once approved, no changes, modifications, or alterations shall be made to any plan detail, standard 9r specification without prior submission of a plan modification request to the Building Official for his review and approval. Section 2. Effective Date. This Ordinance shall be effective upon its passage and publication. Dated the day of , 1989. Mayor Attest: City Clerk (Published in the New Hope-Golden Valley Post on the , 1989.) day of