052389 Planning2.
3.
3.1
3.2
AGENDA
SPECIAL PLANNING COMMISSION MEETING OF MAY 23, 1989
CITY OF NEW HOPE, MINNESOTA
4401 XYLON AVENUE NORTH
7:30 p.m.
CALL TO ORDER
ROLL CALL
PUBLIC HEARINGS
Case 89-10 -
Request for Preliminary Plat Approval,
Rezoning, Conditional Use Permit ,
Construction Approval
3900 Winnetka Avenue North,
Holy Nativity Lutheran Church/All American
Self Storage
Case 89-11 -
Request for Preliminary Plat Approval,
Rezoning, Planned Unit Development
Conditional Use Permit "Concept Stage"
Approval
3540 Winnetka Avenue North,
All American Self Storage
ADJOURNMENT
m.2i
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nnetka
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~innetka Av
CITY OF NEW ~{OPE
PLANNING CASE REPORT
Planning Case: 89-10
Request:
Location:
PID No.:
Zoning:
Petitioner:
Report Date:
Meeting Date:
Preliminary Plat Approval, Rezoning,
Permit, and Construction Approval
3900 Winnetka Avenue North
Conditional Use
17-118-21 32 0002
I-1 (Limited Industrial)
Holy NativitY Lutheran Church/All American Self Storage
May 19, 1989
May 23, 1989
BACKGROUND
The petitioner is requesting approval of a preliminary plat,
rezoning of property from I-1 (Limited Industrial) to R-O
(Residential-Office), conditional use permit to allow a church in
an R-O Zoning District, and construction approval. These requests
are made pursuant to Sections 4.202, 4.034, 4.21 and Chapter 13 of
the New Hope Code of Ordinances. The petitioner proposes to
develop a church in the westerly 4.0 acres of a vacant property
currently zoned limited industrial.
Property owners within 350 feet of the site have been notified.
Staff has received no comment to date.
The petitioner met with the Design and Review Committee of May 4,
1989.
ANALYSIS
Attachment A, a report from the City's planning consultant, is
attached. Staff has a few additional comments.
Public Streets:
The City of New Hope has presented preliminary
plans to the Hennepin County Department of
Transportation for the Quebec Avenue extension.
The plans show the extended alignment with 40th
Avenue as it. in~ersec, ts with Winnetka, and an
a!tern, ate wfhich shows the off-set intersection
preiimin~rypl~t.
Hennepin County is in the process of reviewing
these plans and has not released comments to
date.
The County may request that the City undertake
a traffic analysis relevant to the proposed
off-set intersection.
Preliminary Plat:
The name "Winnetka Industrial Park" must be
changed because the City has a subdivision
which currently exists with that name.
Water and Sanitary
Sewer:
Public utilities needed for the project would
be analyzed in the feasibility report for
Quebec Avenue currently being developed by the
City Engineer. The City Engineer's comments
are contained in Attachment B.
Storm Sewer
Improvements:
Storm sewer improvements would be constructed
as part of the Quebec Avenue intersection.
Plans must be reviewed by the Shingle Creek
Watershed Management Commission.
The Crystal City Engineer's comments are contained in Attachment C.
RECOMMENDATION
The proposed extension of Quebec Avenue and the configuration
alternatives have an impact on this request. If Hennepin County or the
Minnesota Department of Transportation is unwilling to allow an off-set
intersection at 40th and Winnetka, then the church property rezoning
proposal and the church development is affected.
Staff recommends that the planning case be reviewed as proposed.
However, staff recommends that any action on the case be tabled until
June 6, 1989, so that the Quebec Avenue extension can be reviewed by
Hennepin County and the Minnesota Department of Transportation.
Attachments:
Attachment A - City Planner's Report, 5-17-89
Attachment B - City Engineer's Letter, 5-18-89
Attachment C - Crystal City Engineer's Report
northwes as_sociated
ATTACHMENT A
consultants, inc.
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
Dan Donahue
Curtis Gutoske/Alan Brixius
16 May 1989
New Hope - Holy Nativity Church
131.01 - 89.10
EXECUTIVE SUMMARY
Background:
The Holy Nativity Lutheran Church has submitted a development
application for the construction of a 16,770 square foot church
facility located at 3900 Winnetka Avenue (the old Minnegasco
site, see Exhibit A). The . development application includes the
following requests:
o
o
o
Rezoning from I-1 to R-O, Residential-Office.
Subdivision approval for a preliminary plat.
Conditional Use Permit, to allow for a church facility
within an R-O District.
As mentioned above, the property requesting to be developed is
the old Minnegasco site. The specific church development,
however, will only occupy the westerly 4.0 acres of the site with
the easterly 9.0 acres to be platted as an outlot.
As the City will recall, the subject property underwent a
detailed land use analysis and subsequent development
recommendation in the recently adopted Vacant Land Study. This
recommendation was given under the Site MM analysis. The
development application will, therefore, be subject to the
findings of the Vacant Land Study as well as the Comprehensive
Plan, Zoning and Subdivision Ordinance.
4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax 925-2721
Attached for reference to this report are the following exhibits:
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
- Site Location
- Preliminary Plat
- Grading and Drainage Plan
- Utility Plan
- Site Plan
- Landscaping Plan
- Vacant Land Study-Site MM Concept
Recommendation:
Based upon the review which follows, our office recommends the
determination of.the requested rezoning be a policy decision to
be undertaken by the Planning Commission and City Council. If it
is determined the rezoning is to be approved, we recommend
approval of the requested subdivision and conditional use permit
subject to the following conditions:
The preliminary plat be revised to reflect the street right-
of-way configuration of the 40th Avenue extension as
illustrated in the Site MM concept plan of the Vacant Land
Study. This recommendation is subject to the comments of
the City Engineer.
.2.
The provisions of the northerly Winnetka Avenue access and
the cul-de-sac within Outlot A (if deemed needed) are
accommodated via temporary easements to be eliminated at the
time the 40th Avenue extension is complete.
A resolution is made by the Planning Commission and City
Council in regards to the plat's lot configuration relative
to the development potential of the southwest portion of the
Winnetka Properties parcel.
If it is found the development potential of the above stated
parcel is too restrictive, the preliminary plat must be
revised to reflect the lot configuration illustrated in the
Site MM concept plan of the Vacant Land Study.
The southerly Winnetka Avenue curb cut is closed and access
road eliminated.
Special approval is given by the City Engineer and City
Counci~ for the curb cut off of the 40th Avenue extension.
A drop-off area is provided at the main entrance to the
assembly hall. Consideration should also be given to a
second drop-off area near the day care entrance.
7. The temporary access to Winnetka Avenue (if needed) is
increased to 22 feet in width and maintains a five foot
setback from the north property line.
The comments of other City staff.
CASE ANALYSIS
Rezoning:
The applicant is requesting that the site be rezoned from I-1 to
R-O to allow the church by conditional use permit. The
consideration of this rezoning remains a policy decision of the
Planning Commission and City Council, however, such consideration
must evaluate the proposed land use in the context of the
following elements:
Comprehensive Plan/Vacant Land Study. The Vacant Land Study
determined this site (Site MM) to be best utilized for a
combination of office, warehouse, and manufacturing uses
(see Exhibit
the church
development.
receive their
Street that
Avenue.
G). The particular portion of Site MM where
is proposed is recommended for office
All of the future uses of the site are to
access from a easterly extension of 40th
is to loop northward to connect with Quebec
While the proposed church is in conflict with the provisions
of the Vacant Land Study, there appears to be mixed
consistency with the Comprehensive Plan. The Plan suggests
that the City increase the potential for achieving full
development of its existing industrial districts by allowing
compatible, non-industrial uses to be developed. These uses
include professional offices, restaurants, motels and
commercial-recreational facilities. Review of these uses
indicate that they provide services that complements the
other industrial park tenants and they can compatibly co-
exist in the industrial setting.
The following goals and policies of the Comprehensive Plan
have been found to be relevant to the consideration of the
requested rezoning and use.
Industrial Goals
o Provide for a sound industrial base
will be stable and on-going.
for the City that
Concentrate industrial development in the existing
industrial parks (Science and Industry Center, Olson,
Winnetka).
O Fully develop existing industrial parks.
Promote continued industrial development in order to
create an expanded employment base and opportunity
within New Hope.
Industrial Policies
Continue to maintain and expand, the City's industrial
and commercial tax base to assistI in paying for needed
services and in reducing tax impact on housing costs.
Encourage the development of compatible, non-industrial
activities within industrial parks in order to increase
the potential ~utilization of undeveloped industrial
park land.
Identify industrial activities complementary t existing
activities and promote and facilitate the development
of such industries in New Hope.
o
Promote the type of
maximizes the return
facilities and services.
industrial development which
on City investments in public
From the review of the aforementioned policies, it would
appear the Comprehensive Plan could be interpreted to be in
favor of or against the proposed rezoning and use. Because
of this mixed review, an analysis of the compatibility of
the proposed land use may serve as a better guide to
properly judge the request at hand.
Land Use Compatibility. The proposed church would serve as
a transitional'use between the potential industrial uses to
the east and the existing single family neighborhood to the
west. The church's physical characteristics would be
similar to that of an office development's (as recommended
in the Vacant Land Study), with respect to the building's
size, the amount of open space provided, and general
amenities of the site. In addition, churches are generally
considered a compatible use in adjoining residential areas
as they are allowed in all residential districts as a
conditional use.
Differences lie, however, in the functional relationship of
the church with the existing and potential industrial uses
to the: north and east. As was found in the case of the
Church of the Open Door request last summer, the
introduction of an incompatible, non-industrial use into an
industrial setting or an area devoted to industrial uses may
compromise the integrity of the neighboring industries.
The conditions inherent to industrial areas, e.g., noise,
dust, traffic, odors, etc. are recognized and are acceptable
to businesses that locate there. This is the reason these
districts are generally secluded from other less intense
uses. This type of land use segregation benefits the
industries in that they can freely operate without
negatively impacting adjacent land uses. This freedom of
operation is an incentive for the attraction of new
industries and expansion of existing industries. Industrial
parks also benefit from the principal of accumulative
attraction, whereby similar or complementary businesses
located in a common setting, each benefiting through
business interchange among the various industrial uses.
Furthermore, the introduction of a church into an industrial
setting may present security issues similar to that when
S.R. Harris located a non-industrial use (retail sales) into
his industrial site at 5100 County Road 18. The
introduction of this use into the industrial park was
disruptive to the neighboring businesses and presented
public safety concerns with regard to traffic circulation
and parking.
While it is recognized church services most likely will
occur during the off-peak operational hours of most
businesses, other services provided by a church facility
(the proposed day care) will function during the normal
operation hours of the adjacent businesses and industries.
Conclusion. Based upon the above analysis, we have found
the requested rezoning of the subject property from I-1 to
R-O, Residential-Office District to be a policy decision of
the Planning Commission and the City Council. We take this
position as there are many factors that would lead the City
to approve the request and many factors that would suggest
denial. Because of this, the determination of the rezoning
becomes a point of policy for which the City must decide the
appropriate direction it must take.
Subdivision:
Lot Standards. The proposed subdivision (Exhibit B) illustrates
one lot to be initially buildable and one outlot. The buildable
lot, on which the church is to be developed upon, has been found
to satisfy the minimum R-0 District lot standards of 100 feet lot
width and 15,000 square feet lot area.
Vacant Land Study. Review of the proposed lot configuration,
however, does not conform to the lot arrangement recommended in
the Vacant Land Study. Within the proposed plat, the property is
confined to the boundaries of the Minnegasco site. The Vacant
Land Study recommends a lot layout that utilizes both the
Minnegasco site and the Winnetka Properties site for development
along Winnetka Avenue. This layout was recommended to increase
the buildable area across the Winnetka Properties site for which
the 40th Avenue extension will be provided. The proposed church
property, which will receive significant benefit from this
street, is illustrated in the Study to be slightly reduced in
area to accommodate the expanded area of the property to the
north.
With regards to this northern property, ~ it is estimated its
resultant size will be approximately 30,000 square feet upon
completion of the street extension. This will accommodate an
office building of approximately 3,500-4,000 square feet
including the required parking and setback areas. This is in
comparison to the 6,500 square foot office building upon the
50,000 square foot lot il~lustrated in the Site MM concept plan.
It is recommended the applicant provide a conceptual layout of
the immediate northerly parcel illustrating its potential for
development in conformance with the provisions of the Vacant Land
Study. If it is found the development potential of this parcel
is at an acceptable level, the lot configuration proposed would
be acceptable. If, however, the northerly parcel is found to be
too restrictive in size to properly accommodate appropriate uses,
the proposed subdivision should be revised to reflect the lot
layout of the Vacant Land Study. If this recommendation is
chosen, the resultant triangular parcel upon the Minnegasco site
should be dedicated as an outlot until the time the property to
the north develops for which the two parcels can be combined.
Streets. The preliminary plat illustrates a 30 foot street
right-of-way along the property's northern boundary culminating
in a 60 foot radius cul-de-sac within Outlot A. This right-of-
way configuration should be revised to reflect that illustrated
in the Vacant Land Study. Specific curvatures and distances of
the street right-of-way should be developed in accordance with
the City Engineer.
If the 40th Avenue street extension and right-of-way acquisition
is not to be completed on a similar time table as the
construction of the church, then the provision of the cul-de-sac
and direct access to Winnetka Avenue should be maintained but via
temporary easements. Once the 40th Avenue extension is complete,
the elimination of these temporary access facilities must occur.
Gradinq, Drainaqe and Utilities. Preliminary grading, drainage
and utility plans have been submitted along with the preliminary
plat. Th~ acceptability of these documents will be subject to
the review of the City Engineer.
Conclusion. Based upon the review of the proposed subdivision
and preliminary plat documents, the acceptability of the
subdivision revolves around the development potential of the
Winnetka Properties parcel to the north. Upon a determination to
be made by the Planning Commission and City Council, the
subdivision may be approved subject to the comments of this
report and those of the City Engineer regarding the street right-
of-way and the grading and utility plans. However, if it is
found the proposed lot configuration is not acceptable, the
subdivision shall be required to be revised in accordance with
the provisions of the Vacant Land Study and again subject to the
comments regarding the street right-of-way and the grading and
utility plans.
Conditional Use Permit:
The acceptability of the conditional use permit (CUP) for the
proposed church facility will obviously be contingent upon the
acceptability of the rezo~ing and the subdivision request. If,
however, these requests are to be approved, the acceptability of
the CUP will be subject to the review of the submitted site plan.
The sections which follow provide the analysis and review of the
subject site plan.
Buildinq Setbacks. The proposed placement of the principle
building and accessory structure (garage) conform to all
applicable setbacks of the R-O District. In addition, the
proposed placement of the building would appear to conform to the
required setbacks if the subdivision were to be revised in
accordance with the Vacant Land Study. This, however, would have
to be verified if such revisions are to be required.
Buildinq Height. The R-O District allows for buildings up to
three stories in height. The proposed church is to consist of a
single level with a maximum measured height of approximately 23
feet (as measured to be mid-point of the highest gable). The
proposed building height is acceptable.
Parkinq. A total of 123 parking spaces have been provided on the
site (two of which are handicap spaces). As determined in our
previous site plan review (27 April 1989), 122 spaces are
required by the Ordinance for the uses of the main assembly hall,
the Sunday School, and the proposed day care. As such, the
amount of parking provided satisfies the Ordinance requirements.
In review of the parking stall size, drive aisle widths and
parking lot setbacks, all dimensions have been found to be in
accordance with Ordinance requirements. In addition, proper snow
storage area has been identified on the site plan.
Circulation:. The church has proposed to utilize the existing
curb cut along Winnetka Avenue as a second access to the site.
In review of this provision, we recommend this access not be
allowed and the curb opening be closed. This is recommended due
to the poor sight lines that exist along Winnetka at ~%his
location and the standing City policy of discouraging individual
access points onto a collector street when other alternatives are
available. The other alternatives in this case, is the access
off of the 40th Avenue extension and the temporary access (if
needed) off of Winnetka along the northern property line of the
site.
The curb cut off of the 40th Avenue extension measures at
approximately 30 feet in width. This width will require the
special approval of the City Engineer and the City Council.
A temporary access has also been illustrated off of Winnetka
Avenue (as previously indicated). This access is to only be
developed and utilized if the approval for construction of the
church is given prior to the development of the 40th Avenue
extension. The access must be a minimum of 22 feet wide and must
maintain a minimum five foot setback from the side property line.
This provisions shall be subject to the further comments of the
City Engineer.
40th Avenue Extension. The future right-of-way for the 40th
Avenue extension has not been illustrated on the site plan. This
right-of-way, when its specific placement is determined, must be
identified on the site plan and all subsequent setbacks adhered
to. This would include building setbacks as well as parking lot
setbacks.
Loadinq Area. A loading area has not been identified on the site
plan. It is recommended such an area be provided to at least
provide a drop-off area for the main church entrance and
possibly for an entrance near the proposed day care facility.
Such drop-off areas must be properly marked and signed and must
not interfere with the use of any of the required parking spaces.
To accommodate such drop-off areas, approximately two to three
additional parking spaces must be provided elsewhere in the site.
Landscapinq. Review of the proposed landscaping plan has found
it to be acceptable and in conformance with the minimum Ordinance
criteria. It should be noted the applicant has responded to a
previous review of the landscape plan in providing additional
plant material in front of the building and along the east side
of the main parking lot. These additional plantings are found to
be acceptable.
Trash Facility. The proposed trash facility has also been
revised in accordance with the previous review of the site plan.
Its location (adjacent to the garage) and enclosure is found to
be acceptable.
Liqhtin~. The site plan indicates two ground building lights are
to be provided to illuminate the Winnetka Avenue facade of the
main assembly hall. In addition, a free-standing pole with two
lamps located in the center of the parking lot is to illuminate
the entire parking area. The Building Official should review
this' provision of the lighting plan to determine if this is
adequate lighting for this portion of the site. An alternative
to better distribute the light might be to place a fixture upon
each semi-circular island located at the north and south ends of
the parking lot.
Conclusion. From the above described review, the submitted site
and landscaping plans have been found to be generally acceptable.
Revisions must be made with regards to the southerly Winnetka
Avenue access and loading area provisions, however, these
revisions are relatively minor and can be accommodated through a
conditional approval.
Therefore, our office recommends approval of the requested
conditional use permit subject to the site plan recommendations
stated in the "Executive Summary" section of this report and the
approval of the requested rezoning and subdivision.
cc:
Jeannine Dunn
Doug Sandstad
Mark Hanson
American Self Storage/Richard Curry
Probe Engineering
new hope, minn.
~ 1/~ mi
EXHIBIT A - SITE LOCATIOI~
IT!
"13
33
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LEGAL DESCRIPTION
.A. REAS
SCALE: l'=SO'
PRELIMINARY PLAT
WINNETKA INDUSTRIAL PARK
Itl
Z
Z
AND EROSION CONTROL PLAN · ~. ,.. VILLAGE BUILDERS
. WINNETKA INDUSTRIAL PARK:,
ITl
/-
MH-2
PRELIMINARY UTILITY PLAN
WINNETKA INDUSTRIAL PARK
II
SCALE: 1'=50'
rrl
I
I
/*
Z
0
'0
Z
Z
LANDSCAPE
.L
uJ
uJ
OFFICE
50O0
NEW CITY STREET
24000 SF.
WAREHOUSE
59000
POND
MANUFAC'
WARE~
26;O00
?
/
CEMETARY
(SITE MM CONCEPT)
EXHIBIT G - VACANT LAND STUDY
Bonestroo
Rosene..
Ander. hk &
Associates
Engineers & Architects
ATTACHMENT B
Otto G. 8onestroo, RE.Keith A. Gordon, RE. Michael C. Lynch, RE. Philip J. Caswell, I~E.
Robert ~ Rosene. RE. Richard L~Z Foster, 'RE.' James R. Maland, RE. Mark D. Wallis. RE.
Joseph C. Andedik, RE.Donald C. Burgardr., RE. Kenneth tR Anderson, PE.Thomas R. Anderson. A.I.A.
Brai~rd A. Ler~berg, P.E. ? ,Jerry A. Bourdon, ,RE. Keith A. Bachmann, RE. 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 '[ Rautmann, RE. Thomas E. Angus, RE. Hadan M. Olson
Thomas E. Noyes. RE. Robert R. Pfeffefle, RE. Howard A. Sanford, RE. Susan M. Ebedin. CRA.
Robert G. Schunicht, RE. David O. Loskota, P.E. Daniei J. Edgerton, RE.
Marvin L. Sorvala, RE.Thomas ~ Pe/erson, RI:. Mark A. Seip. IRE.
May 18, 1989
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Attn: Ms. Jeannine Dunn
Re: Holy Nativity Church
3900 Winnetka Avenue
Our File No. 34 Gen.
Dear Jeannine,
We have reviewed the above project and recommend the following:
1.) The church is proposed to be located on the Minnegasco property at 3900
Winnetka Avenue. The Minnegasco property incorporates approximately 12.6
acres of which the church is proposed to be located on the westerly 3.7
acres. The drainage on the site is directed to a ponding area located in
the southeast corner of 0utlot A. The storage capacity in the pond be-
tween 914 and 917 is approximately 2.3 acre-feet which is acceptable based
on saturation development for this area. The pond outlet will be con-
structed as part of the street construction to Old Dutch Pond located to
the north. Ail internal drainage fromthe Minnegasco property and the
property to the north will be conveyed by storm sewer located in the pro-
posed street discharging to the ponding area. It is recommended the
ponding area be constructed as part of the street construction. The plan
shall be reviewed by the Shingle Creek Watershed Commission because it
exceeds 5.0 acres.
2.) Sanitary sewer of sufficient size and depth exists near the railroad
tracks approximately 400' to the north. The sanitary sewer will be ex-
tended in the proposed street to serve the church and other developments
along the roadway. Water main exists along the north property line of the
Minnegasco property which is of sufficient size. The existing water main
elevation shall be reviewed in relation to the proposed street grade to
determine if reconstruction is required.
3.) It is recommended the extension of Quebec Avenue to Winnetka Avenue be
completed in conjunction with the church construction. From an engineer-
ing standpoint, the street connection at Winnetka Avenue~ should occur
opposite 40th Avenue to the west. Presently Hennepin County is reviewing
28
Page 1.
2335 West Highway 36 · St. Paul, Minnesota S5113 · 612-636-4600
the proposed connection at the common property line between the Minnega§co
property and the property to the north. This connection is approximately
235' south of 40th Avenue. It should also be noted the site distance
along Winnetka Avenue at 40th Avenue is much better than it is 235, south
of 40th Avenue. It is also recommended existing Quebec Avenue south of
42nd Avenue to the existing cul-de-sac be upgraded based on its present
condition. The City should also determine if it's desirable to designate
the proposed roadway between 42nd Avenue and Winnetka Avenue as a State
Aid roadway. If so, it's alignment, grade, width and section must conform
to State Aid standards. Easements will be required for the street
construction. It is presently felt a minimum 60' wide street right-of-way
is required. Driveway access onto Winnetka A~enue shall be reviewed by
Hennepin County along with any additional right-of-way dedication on
Winnetka Avenue.
4.) Sidewalk construction along Winnetka Avenue abutting the church site is
required.
If you have any questions, please contact this office.
Yours very truly,
B0~TR0~ R~E, ANDERLIK & ASSOCIATES,
Mark A. Hanson
MAH: li
INC.
28
Page 2.
ATTACHMENT C
CITY
CRYSTAL
4141 Douglas Drive North · Crystal, MN 55422-1696 · 537-8421
ADMINISTRATIVE OFFICE
May 16, 1989
Ms. Jeanine Dunn
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Dear Ms. Dunn:
After reviewing the preliminary documents for the conve-
nience center at 36th Avenue and the plat of Winnetka Indus-
trial Park, I offer the following comments:
- Drainage from the convenience center site at 36th and
Winnetka Avenues is a major concern. Run-off from this
dense development proposal is to be directed into a 42-
inch RCP storm sewer that is already over capacity
given the sizeable drainage area it serves. Signifi-
cant sewer back-ups are anticipated that will impact
the proposed parking area based on its elevation
relative to the balance of the overall watershed.
~dditionally, with no plans for future capacity
increases to the outlet line in 36th Avenue as it
proceeds east, this entire area remains prone to
periodic flooding as occurred in July of 1987.
Although the center does not contribute greatly to
overall run-off volumes, the site will be subject to
the area-wide results.
- Traffic on 36th Avenue is also a concern given the high
volumes and lack of channelization. The proximity of
the two westernmost accesses on 36th Avenue to drives
across the street will create conflicting movements
that could be eliminated by modifying the parking area
and utilizing a single access in the middle of the
parking area.
Ms. Jeanine Dunn
May 16, 1989
Page 2
- My two comments regarding the Winnetka Industrial Park
both regard drainage. First, Crystal will request
development of the detention pond shown at the eastern
edge of the plat during the initial development phase
to limit downstream impacts. Second, if Quebec Avenue
is extended from the north, it is critical there be no
reduction in the storage volume of Old Dutch Pond due
to its impact on Memory Lane Pond in Crystal.
As more detailed development plans become available for
either project, I will provide additional analysis from
Crystal's perspective as requested. Should you have any
questions regarding the above comments, please let me know.
Sincerely,
William Monk
City Engineer
WM:jrs
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 89-11
Request:
Location:
Preliminary
Development
Approval
Plat Approval,
Conditional Use
3540 Winnetka Avenue North
Rezoning, Planned Unit
Permit "Concept Stage"
PID No.:
20-118-21 22 0001
Zoning:
Petitioner:
Report Date:
R-0 (Residential. Office)
Holy Nativity Lutheran Church/All American Self Storage
May 19, 1989
Meeting Date: May 23, 1989
BACKGROUND
The petitioner is requesting preliminary plat approval, rezoning
from R-O (Residential-Office) to B-4 (Community Business), and
Planned Unit Development Conditional Use Permit "Concept Stage"
Approval to allow a shopping center in a B-4 Zoning District. The
petitioner proposes to develop a 46,017 square foot shopping
center. This request is pursuant to Sections 4.134, 4.19, and
4.202 and Chapter 13 of the New Hope Code of Ordinances.
Property owners within 350 feet of the development have been
notified. Staff has received no comment to date regarding land use
impacts. Staff has received comments relevant to the proposed use
of tax increment financing to facilitate the development. A public
hearing will be held by the Economic Development Authority (EDA) to
consider public comment on the tax increment issues.
The site is currently occupied by Holy Nativity Lutheran Church.
The church has two buildings which would be removed to facilitate
the development.
The petitioner met with the Design and Review Committee on May 4
1989. '
ANALYSIS
Attachment A is the project narrative submitted by the developer as
required by the PUD Ordinance.
Planning Case 89-11
Page 2
Attachment B, a report from the city's planning consultant is
attached. Staff has a few additional comments.
Rezoning: The property has been classified within the following
zoning classification:
1956 - Commercial Vacant
1960 - Commercial (west 1/2)
Residential (east 1/2) Vacant
1961 - Industrial Church built'in 1961
1979 - Residential-Office
Traffic: In considering the land use compatibility of rezoning,
staff recommends that the petitioner produce a traffic
impact analysis. Such analysis would review on-site
conditions as well as the impact on 36th and Winnetka
Avenues.
Preliminary
Plat: The preliminary plat is routine. However, the utility
companies and Hennepin County have not completed their
review.
The plat sho~s an outlot which has no street curb cuts.
Therefore, cross easements between the shopping center
and the outlot must be a part of the final PUD agreement.
Storm Water Drainage
The storm water drainage system for the area must be redesigned so
that all ponding is done at the northwest corner ponding area. To
accommodate all of this run-off, the size of the proposed pond must
be increased (See city Engineer's 5-18,89 letter, Attachment C).
Staff also asked for comment from the Crystal Engineering staff
which is contained in Attachment D.
Sanitary Sewer and Water
Sanitary sewer and water is sufficient. An additional hydrant for
fire protection shall be placed near the southeast corner of the
building.
RECOMMENDATION
Additional information is needed to fully consider the rezoning and
preliminary plat approval requests. Staff recommends approval of the
"Concept Stage" planned unit development conditional use permit subject
to the following conditions:
Planning Case 89-11
Page 3
That a traffic impact analysis be provided by the developer to
determine the adequacy of the plans on the lot, and the impact to
public streets.
That the plans be revised to accommodate 21 additional parking
stalls.
That the landscaping plan be increased to sufficiently screen this
development from the residential development to the west.
That the on-site drainage pond be increased per the recommendations
of the City Engineer.
5. That the development stage plans include a comprehensive sign plan.
Staff recommends that the preliminary plat and rezoning action be
tabled until June 6, 1989.
Attachments:
Attachment A - Developer's Project Narrative
Attachment B - City Planner's Report, 5-17-89
Attachment C - City Engineer's Letter, 5-18-89
Attachment D - Crystal City Engineer's Report
PROJE~ NARRATIVE FOR THE NEW HOPE SHOPPING CENTER
LOCATION
3540 Winnetka Avenue, 220,095 square feet of land. The shopping
center proposed is located on the southeast quadrant of 36th Avenue
North and Winnetka Avenue.
PROJECT
To erect a shopping center of approximately 46,000 square feet, and
create an outlot of 36,720 square feet. The shopping center construction
would begin late summer, 1989. The outlot would be constructed at
a future date which currently is unknown. Developer estimates within
three years. The access to the shopping center and outlot would be
shared with cross easements created.
Holy Nativity Church which currently occupies the site will relocate
to 3900 Winnetka Avenue North.
SHAPE AND SIZE
The retail facility proposed is L shaped, approximately 46,000 square
feet on one level, with all tenants having direct outside access and
exposure. The plans submitted show the orientation of the storefronts
to the northwest directed at the intersection.
ANCHOR TENANTS
Two major anchors are proposed, one at each end. The exterior treatment
would be different than the typical small tenant storefront, although
of matching materials.
COVERED WALKWAY
A continuous covered walkway, partially glazed at the roof, will extend
from anchor to anchor to afford customers easy access to all tenants.
PARKING AND SERVICE
Parking for 221 cars (based on 6 cars per 1,000 net sq. ft.) is required.
Parking for 228 is provided with the majority at the front of the building
and 25 at the rear for employees. The entire rear area of the building
is accessible for service and truck loading and some employee parking.
LANDSCAPING
Landscaping is provided in groupings at several locations. Please refer
to plan for those areas. We have also shown additional screening by
using alternating plantings and wood fencing along the east side property
line adjacent to the apartments. The landscaping also shows existing
plantings on the adjacent properites Go the east and south which will
help enhance and screen this prcT~eutv. The new plantings shown will
equate to 2-3% of the con£~ruct.ion cc~t.
UTILITIES AND DRAINAGE
Utilities are shown c:r~ . · ' ........ ~} .... {tt~. The storm water
will be directed <:irc~'' : ~, ~i~ Avenue. Please
see attached letter fr :
page 2
NEW HOPE SHOPPING CENTER
EXTERIOR DESIGN
The materials used on the exterior will consist of the following
major elements:
1. Permanently colored light grey rock face and smooth
scored concrete block alternately used to soften and
break up the anchors and rear of building.
2. The covered walk way will be made of prefinished light
grey metal roofing material. The glazing inserts in the
sloping metal roof will be in red frames with gray tinted
glass, and the support columns will be of a gloss red
metal material.
e
Tenant signage will be mounted on the light grey masonry
vertical face above the sloping covered walkway. The
tenants will be allowed their choice of color and style for
their signs. They will be limited to a signage area and
all signs must be individually illuminated with neon
through plexiglass faces.
e
The major anchors and the inside corner spaces will have
unique separate entry units with large triangular sloping
glass skylights above.
0
Ail storefronts will have ample glass area for maximum ex-
posure.
e
A continuous red neon band in a recessed reveal will extend
from anchor to anchor across to the top of the front para-
pet wall. The neon will glow red at night and the recess
will be finished in red for a similiar day time effect.
e
The underside of the walkway will be illuminated with con-
tinuous uplit flourescent strips which will also cast a
beautiful glow at night through the glass areas in the sloping
roof.
SITE ACCESS
We have proposed a total of five access points to the site,
two off Winnetka and three off 36th Avenue. The plan shows
two of the entries are to provide access to the service area
at the rear of the building only.
The other entry points access the main parking lot, two of which
link the main access drive and one provides a convenient shared
access to the proposed o~t!ot.
page 3
NEW HOPE SHOPPING CENTER
OUTLOT
The extreme northwest corner is set aside as an outlot for a
future development. No determination is made as to its pro-
posed use. Possibilities include, but are not limited to, a
bank drive through facility, restaurant, stand alone retail,
etc.
Ail city requirements regarding setbacks, parking, landscape,
signage, etc. for this outlot would apply at the time of its
development.
Cross easements and shared expense and maintenance agreements
will be drafted. Access will be with common driveways with the
shopping center. No separate entrances will be used.
NOISE AND EMISSIONS
The addition of parking spaces provided will have a minimal
effect to the area regarding noise pollution and auto emissions.
We believe that since there is such a high concentration of
vehicular traffic on 36th and Winnetka, that traffic will be
very minimally increased due to the addition of this facility.
Secondly, unlike an office or manufacturing use, there is not
major traffic movement at one time relative to "rush hour".
Traffic at a retail facility comes and goes all day long with
a slight increase during the evening rush hour.
ADJACENT USES
The current use of immediately adjacent properties are:
South - Industrial
East - Multi-family
The other three corners of Winnetka Avenue north and 36th
Avenue North are:
a. Southwest corner: Retail, Service station.
West and South of corner is multi-family.
b. Northwest corner: Retail, Service station.
c. West: Second retail use, then multi-family.
d. Northeast corner: Retail (Super America) East - Multi family
North - Vacant, but sign says proposed retail.
The use of the southeast corner of Winnetka Avenue North and
36th Avenue as retail is consistent with the other three
corners, and single family uses are for the most part two to
three blocks away.
There would appear : ~ ~ ::' ~'~t i~cts with the proposed use.
page 4
NEW HOPE SHOPPING CENTER
CONCLUSION
We believe that we have designed a facility which will
appropriately utilize this high profile intersection; To
the best of our knowledge, we have complied with all city
requirements regarding setbacks, parking, landscaping,
signage, etc..
The building elements and choice of materials will present
an eye catching yet quietly elegant retail facility for the
City fo New HOpe.
OBE CONSU~.'~,NG ENGINEERS
IGINEERIHG ,' .RNNERS o,,d ,.RNr, SUR.,O
COMPnNV, IHt. ,
I000 EAST 146~ STREET. B~NsVILLE, MINNESOTA 5 337 P 43~'30~ ~
May 11, 1989
Mr. Dick Curry
Winnetka Center Limited Partnership
8000 Town Line Avenue
Suite 203
Bloomington, Minnesota 55438
Re: New Hope Shopping Center - Narrative
This 5.01 Acre site presently consists of a church, school, a bituminous parking
lot and driveway with approximately 60 percent of the property being green area.
All of the existing runoff is directed toward an 18 inch diameter concrete pipe
located near the northwesterly corner of the site, then subsequently through a
conduit system thewater is discharged to the low area i~ately north of the
Superamerica site at the northeast quadrant of Winnetka Avenue and 36thAvenue
North. Barr Engineering, the consulting engineer for the Bassett Creek Water-
shed District, has designed this 18 inch outlet to handle the runoff from this
site, in its present condition, without the need for any on site detention
ponding.
The proposal is to develop 4.14 acres of this site into a strip shopping center
along with the required parking area and to create a 0.87 acre outlot at the
northwesterly portion of the site. At this time we are unsure of the eventual
use of the outlot but we will assume that in its developed state the runoff
conditions will be the same as the shopping center.
Understanding that the only place to discharge the runoff will be to the north
of 36thAvenue which is in the city limits of Crystal, we asked their city
engineer for his verbal conxnents. He is quite concerned about the flooding of
the intersection and the Superamerica station. He indicated that he would like
to reduce the flow into the existing 18" pipe and redirect a substantial amount
into their pond north of 36th Avenue and easterly of the entrance to the Winnetka
Village Apartments. The runoff into this pond should be routed so that water
will get to the pond .quickly. This can be accomplished by routing the roof drain-
age and the drives at the rear of the shopping center to an existing catch basin,
at the southeast corner of the site, situated over a 42 inch conduit and from
there directly into this pond.
Presently there is 14 cfs being discharged ~hrough the 18 inch pipe. We will
limit this discharge do~^~ to 6 gfs by constructing a detention pond with a holding
volume of about 0.35 acr~ feet and constructing a discharge control device. These
measures should addres~ th~ concerns of the watershed district and the City of
Crystal.
ATTACHMENT B
northwest
associated
consultants, inc.
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
Dan Donahue
Robert Kirmis/Alan Brixius
17 May 1989
New Hope - Neighborhood Convenience
Center (36th and Winnetka) - REVISED
131.01 - 89.11
EXECUTIVE SUMMARY
BACKGROUND
All-American Self Storage Company/Richard Curry is seeking City
approval to construct a 46,017 square foot neighborhood
convenience center to be located on a 5.01 parcel of land located
directly southeast of the intersection of 36th and Winnetka
Avenues. The propose~ convenience center would consume the
existing Holy Nativity Church site and as shown on Exhibit A.
The applicants have submitted several requests to allow the
development of the convenience center.
A rezoning of the subject site from R-O, Residential Office
District to B-4, Community Business District.
Preliminary plat approval to subdivide the 5.01 acre subject
site into a 4.11 acre lot and a 0.90 acre outlot.
Approval of a planned unit development CUP to allow a
shopping center within a "B-4" Zoning District.
RECOMMENDATION
Provided the City finds the proposed rezoning from R-0,
Residential Office to B-4, Community Business as acceptable, our
office recommends approval of the planned unit development-
conditional use permit subject to the following conditions:
4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax925-2721
No additional vehicular access points are
conjunction with the designated outlot.
allowed in
City approval and final platting of the subdivision of the
subject property.
The submitted proposal
parking standards.
is reconfigured to meet required
Consideration is given to
northern access points to
points lying to the north.
realigning the site's three
coincide with existing access
The submitted landscape and utility plans are subject to
the review and comments of the City Engineer.
The submitted grading plan is
comments of both the City
Watershed District.
subject to the review and
Engineer and Bassett Creek
A detailed signage plan be submitted indicating sizes and
materials of all signs to be used on the property.
The submitted site plan is modified to include type and
location of all exterior lighting to occur upon the subject
property.
CASE ANALYSIS
Rezoninq. As mentioned earlier, the applicants are seeking to
rezone the subject property from R-O, Residential Office to B-4,
Community Business. According to City policy, the City will only
rezone a property under two instances:
If the character of the area has changed to warrant
consideration of a zoning change.
2. If the current
mistake.
rezoning resulted from a past rezoning
It should be noted that, in recent years, the area has
experienced zoning changes which would complement the proposed
convenience center. Former I-2 properties to the east have been
rezoned to hold R-4 zoning designations.
In considering the appropriateness of the proposed commercial use
and consequent B-4 zoning designation, the City has established a
set of criteria from which an evaluation of the proposed
conditional use permit may be based:
Comprehensive Plan. The proposed land use should be
considered in relation to the specific policies and
provisions set forth within applicable planning documents
which have been formally adopted by the City including the
Comprehensive Plan, 42nd Avenue Market Study and 1989 Market
Study. The aforementioned studies indicate a financial
investment by the City in its examination of existing
commercial areas through various planning and redevelopment
efforts.
Issues:
o There are no shopper's goods facilities in the general
proximity to the site. A shopper's goods facility on
this site would have to be a destination shopping
facility with its own identity. Demand for a shopper's
goods facility at that intersection is marginal.
o A shopping center facility located at the 36th Street
site would compete with the New Hope Center area to the
north and the Midland Shopping Center to the south.
Each of the centers offer a variety of both convenience
and shopper's goods and services, further dividing up
the existing markets.
Land Use Compatibility. It must be determined whether the
proposed land use is compatible with adjacent land uses.
ISSUES=
Adjacent land use mixture does not create land use
compatibility concerns.
High density residential development in close proximity
to the site will provide local market support for a new
business.
o
The existing commercial uses in the area are
convenience goods and service establishments that serve
the immediate area. In fact, three of the four corners
at the adjacent intersection already have convenience
store operations. It is questionable if there is
sufficient demand for additional convenience store
square footage. Additional convenience goods
development may be successful due to its newness,
superior accessibility, parking, etc., but most likely
a~ the expense of the existing facilities.
Performance Standards. The proposed use must conform with
all applicable performance standards as listed within the
City Ordinance and discussed in later sections of this
report.
3
Traffic. It must be determined whether the proposed use
will cause traffic hazards or congestion.
Issues:
Access from 36th Street and Winnetka Avenue at a
signalized intersection.
Traffic volumes along Winnetka Avenue range from 14,000
to 14,200 ADT. Traffic volumes ion 36th Avenue range
from 9,900 to 11,600 ADT.
36th Street is primarily a residential collector street
between Highway 100 and Highway 18. Significant
increase in traffic on this street is not anticipated
or desired.
Utilities. It must be determined whether the subject site
may physically accommodate the proposed development.
Issues:
o
o
The site is fully serviced with municipal utilities.
The 36th Avenue site is characterized by poor soils
that will increase development costs.
A final determination regarding the appropriateness of the
proposed land use and subsequent rezoning is viewed as a policy
decision to be made by the City. As such, our office offers no
formal recommendation on the matter of appropriate land use other
than the comments presented in the preceding section of this
report. It should be recognized, however, that the proposed use
should be evaluated on a City-wide scale with its development
likely to affect the entire community and not just the site's
immediate area.
Preliminary Plat. The submitted preliminary plat as shown on
Exhibit B proposes to subdivide the 5.01 6cre subject property
into two separate parcels. A 0.90 acre outlot is being proposed
at the site's northwestern corner, while the proposed convenience
center would consume the remaining 4.11 acre lot. The
subdivision of the subject property is relatively simple in
nature and would appear to allow efficient and functional
development of the site.
As shown on Exhibit C, the proposed outlot is provided shared
access points with the convenience center proposal, thereby
limiting vehicular access to the adjacent high volume rights-of-
way. It is recommended that no additional access points via 36th
or Winnetka Avenues are permitted to t~he outlot to ensure against
future vehicular congestion problems.
4
Planned Unit Development-CUP. According to Section 4.134 of the
City Zoning Ordinance, a commercial use as proposed by the
applicants is allowed within a B-4 Zoning District only via the
granting of a commercial PUD conditional use permit. As a
consequence, the project must meet the criterion outlined within
the said section of the Ordinance.
Land Use. By examining the subject site's existing adjacent land
uses, a determination may be made regarding the appropriateness
of the site's proposed land uses. The foll~owing is a listing of
surrounding land uses and zoning designations.
Direction
North
Land Use
Commercial/Multiple Family
(Super America/Winnetka
Village Apartments)
Zoning
NA (within City
of Crystal)
South
Industrial (U.S. Wire and
Cable, Thyssen Specialty
Steel)
I-l, Limited
Industrial
East
Multiple Family (New Hope
Terrace Apartments)
R-4, High
Density
Residential
West
Commercial/Multiple Family
R-3, Auto-
oriented
Business
R-4, High
Density
Residential
As shown above, the subject site is bounded by a variety of
residential, commercial and industrial uses. Should the City
find the proposed use to be appropriate, effective visual screens
will be required adjacent to residential areas.
Setbacks.
building
below:
As shown on the
setbacks conform
submitted site plan, all proposed
to minimum B-4 standards as listed
Required
Proposed
Front Yard 50 feet 60 feet
Side Yard 35 feet 35 feet
Rear Yard 50 feet 51 feet
*50 foot front yard setback required along major thoroughfares.
*50 foot rear yard setback required where said yard abuts an R-4
Zoning District.
5
Parkinq. Based on parking requirements set forth in the City
Ordinance, six parking stalls are required for every 1,000 square
feet of shopping centers over 30,000 square feet. As shown
below, 249 parking stalls are required of the commercial
proposal.
Gross Floor Space
10% Parking Credit
Net Floor Space
46,017 square feet
-4~602 square feet
41,415 square feet
41,415 - 1,000 = 41.42 x 6 = 249 parking stalls
According
provided.
to the submitted site plan only 228 stalls are
This results in a parking deficit of 21 spaces.
It should be noted that the aforementioned method of calculating
required parking stalls is identical to that used in determining
required off-street parking standards for the New Hope Mall,
which presents a similar use to the proposed convenience center.
It appears the site's parking requirements as listed within the
site data have been derived via leasable area (80% of gross
building area), a method not generally permitted per Ordinance
standards. To rectify the parking deficit, two options would
appear to exist:
Reduce the size of the building to accommodate the required
number of parking stalls.
2. Expand the size of the building to accommodate the required
number of parking stalls.
Parking stall sizes and drive aisle widths are both found to be
in accordance with Ordinance standards.
Access. The submitted plan presents a number of concerns
relating to the location of the three proposed access points via
36th Avenue. All fail to align with existing access locations
lying to the north, thereby presenting significant vehicular
circulation conflicts. With a large commercial service
population being anticipated from the Winnetka Village Apartments
lying to the north, alignment of the proximate access points
would seem imperative. In addition, with 36th Avenue being a
carrier of high traffic volumes, consideration should be given to
consolidating the adjacent access points as shown on Exhibit C.
While the shared northern access of the proposed shopping center
and the designated outlot is. viewed as desirable, the access
should be realigned to coincide with an existing Super America
access point lying to the north in order to produce a more
efficient site access scenario.
Loadinq Areas. According to the submitted site plan, all loading
activities are to occur directly east and south of the principal
building. Designated loading activities are bounded by a six
foot wooden fence which serves to visually screen the said
activities from the eastern lying apartments.
Lightinq Plan. In the subsequent development stage of the PUD, a
lighting plan for the parking lot and building must be provided.
The said plan should address location, illumination, and lighting
fixture styles. Styles and locations should be coordinated with
existing area fixtures. According to Ordinance standards, all
lighting shall be hooded and so directed that the light source is
not visible from the right-of-way or from a residential zone or
use.
Landscape Plan. According to Section 4.033 (3) of the City
Ordinance, where any business abuts property zoned for
residential use, that business shall provide screening along the
boundary of the residential property. Screening must also be
provided where a business is across the street from a residential
zone, but not on the side determined to be the front. According
to the submitted landscape plan (Exhibit D), screening efforts
appear to occur in key areas of the site where specific
landscaping efforts are desired.
One point of concern, however, lies in the amount of green space
provided. With only 13% of the total site area devoted to green
space, it may be suggested that an over utilization of the
property exists. The submitted planting plan will be subject to
the review of the City Engineer and will require the approval of
the Planning Commission.
Siqnaqe. According to the building elevations shown on Exhibit
E, all wall signs will be mounted on the building canopy. In
addition, two pylon signs are proposed along the site's
periphery. Prior to final approval of the neighborhood shopping
center, a detailed signage plan must be submitted indicating
sizes and materials of all signs to be used on the property. The
said plan must be found to be in accordance with Section 3.4 of
the City Ordinance and be approved prior to occupancy of any
leased area within the building.
Trash Areas. As shown on Exhibits B and E, trash dumpsters are
provided within enclosures and are located south and east of the
proposed commercial center. The enclosures are to be constructed
of rock faced concrete block with stained wooden gates and should
complement :the principal building quite well.
Gradinq. Of particular concern in regard to grading is the
site's questionable soil conditions which may escalate
development costs. The submitted grading plan as shown on
Exhibit F will be subject to the review of both the City Engineer
and Bassett Creek Watershed District.
Utilities. A Specific utility plan has been submitted and will
be subject to the review of the City Engineer (see Exhibits G).
CONCLUSION
Provided the City deems the proposed land use and rezoning as
appropriate, our office recommends approval of the planned unit
development-conditional use permit subject to the conditions as
listed within the Executive Summary of this ~report.
cc:
Doug Sandstad
Jeannine Dunn
Mark Hanson
American Self Storage Co./Richard Curry
8
new hope, minn.
northwest
associated
consultants, inc.
EXHIBIT A - SITE LOCATION
3OVI:I~3.L 3dOH M3N
3rlN3AY VNJ.3NNI/~
'EXHIBIT B-'PRELIMINARY PLAT
ITl
'-I
ITl
'13
r-
CONSIDER REALIGNMENT,
OF ACCESS POINT
SUPER .~4ERICA STATION
L' .J L
OUll. OT
.,
WNN[T~A VIL~C~ APARTMENTS
CONSIDER CONSOLIDATION AND
RE~ GNMENT OF ACCESS POINTS
DATA
BUILDING AREA 46,017 SF
LEASABLE AREA 36 814 St:
PARKING REQUIRED 221 STALLS
PARKING PROV!DED 2~a STALLS
.AREA BREAKDOWN
GREENSPAC[ . 13%
ASPHALT 57%
BUILDING 26%
WALKWAYS /4%
(~hERAL
NO~S ..
J'---' u.s.
~.SEN SP~CIAUTY STEE~& GAYNOR SALES'A(~NCY
o
'~w ~IT~RR~'APAR ~rs
PROPOSED SITE PLAN
I
NEIGHBORHOOD
CONVENIENCE
C[NTER
3&TH &. WINN£TKA
II
SITE .PLAN
IIII
rn
O
'13
rtl
'13
I--
.Z
3bin. ~,'Eh~L,~ NOP,~H
II
m_r-m
NEIGHBORHOOD
CONVENIENCE
CENTER
36TH & WINNETKA
PLAN
II
IT!
C:
· NORTH ELEVATION
--' .llt. tJlill!lJ;..~.ls J l,lllltll~~~~j
.WEST.. ELEVATION-
'FA. ST ELEVATION
' .*014.8 16' 32
5.C~J.E' ~ FEET
:o14 a
.~ hl FEET
04 8 16 )2
~ hi FT. ET
DETAIL
TENANT=,=--SIGN==...fr.. 3' LETTERS' J-C' ....~:-..--~,
' , iD-',",'F"i' "' '~ 'L~_________ .:
'DETAIL ELEVATION o:2~4 a ~
· . . . 5C.A~ Ihl IrEET.
Ill
;Z
'SOUTH ELEVATION.
rp-L_L ~ P,~
~ I,,f FEET
SUPER AMERICA STATION
WINNETKA VILLAGE APARTMENTS
THYSSEN SPECIALITY STEEL l GAYNOR SALES AGENCY
PRELIMINARY GRADING PLAN
DICK CURRY
NEW HOPE SHOPPING CENTER
MINNESOTA
IT!
SUPER AMERICA STATION
36TH AVENUE NORTH
// WINNETKA VILLAGE
~ ~! APARTMENTS
THYSSEN SPECIALITY STEEL & GAYNOR SALES AGENCY
PRELIMINARY UTILITY PLAN
NEW HOPE SHOPPING CENTER
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
ATTACHMENT C '
Otto G. Bonestroo, RE.Keith A. Gordon, IRE. Michael C. Lynch, RE. Philip J. Casw~ll, RE.
Robert ~xZ Rosene, RE.Richard ~(Z Foster, RE.' James R. Maland, RE. Mark D. V~llJs. RE.
Joseph C. Andedik, RE.Donald C. Burgardt, PR. Kenneth_ R Anderson, IRE. Thomas R. Anderson, AJ.A.
Bradford A. Lemberg, RE. Jerry A. Bourdon. IRE.Keith A. Bachmann. RE.Gary E Ry/ander, Re.
Richard E. Turner, RE,Mark A. Hanson, RE. Mark R. Rolls, RE. Chades ^. Enckson
James C. Olson. RE. Ted K. Field, RE. Robert C. Russek, AAA.Leo M. Pawelsky
Glenn R, Cook, RE. Michael ~ Rautmann, RE. Thomas E. Angus, RE. Hadan M, OJson
Thomas E. Noyes. RE. Robert R. Pfeffede, RE. Howard ^. Sanford, RE.Susan M. Ebedin, C,R^.
Robert G. Schunicht, RE. David Ct Loskota, RE. Daniel J. Edgerton, RE.
Marvin L. Sorvala, RE.Thomas ~'. Paterson, IRE. Mark A. Seip. RE.
May 18, 1989
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Attn: Ms. Jeannine Dunn
Re: New Hope Shopping Center
Our File No. 34 Gen.
Dear Jeannine,
We have reviewed the above plan and recommend the following:
1.) The drainage on the site is directed to the 42" storm sewer located in the
southeast corner and the ponding area located in the northwest corner.
Due to the limited capacity in the 42" storm sewer, it is recommended ALL
drainage from the site be directed to the ponding area located in the
northwest corner. Therefore, the roof drainage and the drainage area
located south and east of the proposed building shall all be incorporated
in storm sewer and be directed to the ponding area located in the north-
west corner. The ponding area presently provides approximately 0.67
acre-feet of storage between 884 and 889. The pond outlets into an exist-
ing storm sewer in Winnetka Avenue. The capacity of the existing storm
sewer shall be reviewed in detail, however, it is presently felt the out-
flow from this site shall be restricted to 3-5 cfs. Based on an outflow
of 3 cfs, the required storage is 0.87 acre-feet. Therefore, the pond
storage shall be increased from 0.67 acre-feet to 0.87 acre-feet. In
addition, the site plan shall be reviewed and Conform to the requirements
of the Bassett Creek Watershed.
2.) Sanitary sewer and water main of sufficient size and depth are available
in 36th Avenue and Winnetka Avenue. An additional hydrant for fire
protection should be considered near the southeast corner of the building.
3.) Access to the site from 36th Avenue and Winnetka Avenue shall be limited.
The access to Winnetka Avenue shall be reviewed by Hennepin County.
However, it is presently felt the two accesses as proposed are adequate
provided the future access to Outlot A is directed to the most northerly
access on Lot 1. The three accesses proposed on 36th Avenue should be
limited to two and should align with the accesses to Winnetka Village and
Super America. Also, the future access to 0utlot A shall be directed to
the most westerly access from Lot 1.
2335 West Highway 36 · St. Paul, Minnesota 55113 · 612-636-4600
4.) The existinE riEht-of-way on Winnetka Avenue varies, however, it appears
to be adequate because a left turn lane and center median presently
exist. However, Hennepin County should review their riEht-of-way re-
quirements on Winnetka Avenue and determine if additional riEht-of-way is
required. The existinE half riEht-of-way on 36th Avenue is 33'. The
present ADT on 36th Avenue is 13,000 while the ADT on Winnetka Avenue is
14,000. These counts are very similar to Medicine Lake Road and Winnetka
Avenue where left turn lanes and center media~s are proposed to be con-
structed. Therefore, it is recommended a minimum 7' of additional riEht-
of-way be dedicated on 36th Avenue and the riEht-of-way for a left turn
and center median be reviewed prior to final plat to determine if addi-
tional riEht-of-way is required from Outlot A and Lot 1 for a future left
turn lane and median.
5.) Sidewalk construction alonE both Winnetka Avenue and 36th Avenue shall be
required.
If you have any questions, please contact this office.
Yours very truly,
BONESTR00,,/ROS~NE, ANDERLIK & ASSOCIATES,
Mark~'. · Hanson
MAH:li
INC.
28
ATTACHMENT
CITY
CRYSTAL
4141 Douglas Drive North · Crystal, MN 55422-1696 · 537-8421
ADMINISTRATIVE OFFICE
May 16, 1989
Ms. Jeanine Dunn
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Dear Ms. Dunn:
After reviewing the preliminary documents for the conve-
nience center at 36th Avenue and the plat of Winnetka Indus-
trial Park, I offer the following comments:
- Drainage from the convenience center site at 36th and
Winnetka Avenues is a major concern. Run-off from this
dense development proposal is to be directed into a 42-
inch RCP storm sewer that is already over capacity
given the sizeable drainage area it serves. Signifi-
cant sewer back-ups are anticipated that will impact
the proposed parking area based on its elevation
relative to the balance of the overall watershed.
Additionally, with no plans for future capacity
increases to the outlet line in 36th Avenue as it
proceeds east, this entire area remains prone to
periodic flooding as occurred in July of 1987.
Although the center does not contribute greatly to
overall run-off volumes, the site will be subject to
the area-wide results.
- Traffic on 36th Avenue is also a concern given the high
volumes and lack of channelization. The proximity of
the two westernmost accesses on 36th Avenue to drives
across the street will create conflicting movements
that could be eliminated by modifying the parking area
and utilizing a single access in the middle of the
parking area.
Ms. Jeanine Dunn
May 16, 1989
Page 2
- My two comments regarding the Winnetka Industrial Park
both regard drainage. First, Crystal will request
development of the detention pond shown at the eastern
edge of the plat during the initial development phase
to limit downstream impacts. Second, if Quebec Avenue
is extended from the north, it is critical there be no
reduction in the storage volume of Old Dutch Pond due
to its impact on Memory Lane Pond in Crystal.
As more detailed development plans become available for
either project, I will provide additional analysis from
Crystal's perspective as requested. Should you have any
questions regarding the above comments, please let me know.
Sincerely,
William Monk
City Engineer
WM:jrs