The URL can be used to link to this page

060689 PlanningAGENDA PLANNING COMMISSION MEETING OF JUNE 6, 1989 CITY OF NEW HOPE, MINNESOTA 7:30 p.m. 1. CALL TO.ORDER 2. ROLL CALL 3. PUBLIC HEARINGS 3.1 Case 89-10 - Request for Preliminary Plat Rezoning, Conditional Use Construction Approval 3900 Winnetka Avenue North Hoiy Nativity Lutheran Church/All Storage, Petitioner Approval, Permit, American 3.2 Case 89-11 - Request for Preliminary Plat Approval, Rezoning, Planned Unit Development Conditional Use Permit "Concept Stage" Development Approval 3540 Winnetka Avenue North All American Storage, Petitioner 3.3 Case 89-12 - Request for Amendment to Conditional Permit and Site and Building Plan Review 7117 Bass Lake Road Total Petroleum, Petitioner Use 3.4 Case 89-13 - Request for Variance 9317 Northwood Parkway James B. Swedberg, Petitioner 3.5 Case 89-14 - Request for Variance 7901 60th Avenue North Donald F. Lee, Petitioner 3.6 Case 89-15 - Request for Conditional Use Permit and Site and Building Plan Review 7100-7180 42nd Avenue North Midwest Auto Malls, Petitioner 4. COMMITTEE REPORTS 4.1 Report of Design and Review Committee 4.2 Report of Codes and Standards Committee 5. OLD BUSINESS Planning Agenda June 6, 1989 Page -2- 6. NEW BUSINESS 6.1 Approval of Planning Commission Minutes of May 2, 1989 6.2 Review of City Council Minutes of April 24, 1989, and May 8, 1989. 6.3 Review of HRA Minutes of March 27, 1989. 6.4 Review of EDA Minutes of April 24, 1989. 7. ANNOUNCEMENTS 8. ADJOURNMENT JUNE PLANNING CASES /' 7901] AV.N. 7117 Bass Lk.R( 9317 Northwood pkw 100-7180 42nd Av.N. Winnetka Av.N. Av. N. CITY OF NEW HOPE 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 17-118-21 32 0002 Conditional Use I-1 (Limited Industrial) Holy Nativity Lutheran Church/All American Self Storage June 2, 1989 ~' June 6, 1989 CASE UPDATE Dedication of an additional 7 feet of right-of-way along Winnetka Avenue (CSAH 156). 2. That no other entrances on Winnetka Avenue be permitted. The New Hope City Engineer will be presenting a Feasibility Report on the extension of Quebec Avenue to the New Hope city Council on June 12, 1989. The report will show the following options: Extension of Quebec Avenue with an intersection on Winnetka Avenue 225 feet south of 40th Avenue North. Extension of Quebec Avenue with an intersection at 40th Avenue North. 2. Platting The church's revised plans show an additional depth of 32 feet. The developer must revise the preliminary plat to reflect this change in property line. The final plat will be subject to the recommendations and findings of the Feasibility Report for the extension of Quebec Avenue. Hennepin County has reviewed the proposed street located 225 feet south of 40th Avenue North. The County has tentatively agreed to the off-set intersection subject to the following conditions: 1. Public Streets The Planning Commission reviewed this case on May 23, 1989, and tabled the request until June 6, 1989. Planning Case 89-10 June 6, 1989 Page -2- C. The name "Winnetka Industrial Park" must be changed. The plat has been sent to Hennepin County and utility companies. No comment has been received from the utility companies. The County's comments are contained in Attachment A. Church Development ae The Planner's Report is contained in Attachment B. The petitioner has addressed the issue of eliminating the south driveway, revised the location of the garage and trash area, and has increased 'the lighting per staff recommendation. Bo The petitioner has changed the landscape plan. The petitioner is proposing to decrease the number of trees by 10 and increase the number of shrubs by 20. Plantings have been provided along the east side of the building. Ce The church's front yard setback is not drawn to scale and should be revised. De A private water hydrant on the northeast parking lot island is required. RECOMMENDATIONS Staff recommends approval of the Preliminary Plat as proposed in Planning Case 89-10 subject to the following conditions: 1. That the plat reflect the increased size of parcel for the church. That approval of the plat is subject to the Quebec AvenUe extension and the right-of-way needed to extend the road and utilities and is dependent upon the alternate selected in the Feasibility Report. The Preliminary Plat may be redesigned to conform to the alternate selected for the Quebec Avenue extension. 3. That the name of the plat be revised. That 7' of' right-of-way be dedicated to Hennepin County along CSAH 156. Staff recommends approval of the Rezoning from I-1 to R-O, Conditional Use Permit to allow a church in an R-O Zoning District, and Construction ApProval subject to the following conditions: That the Preliminary and Final Plats are approved which include adequate street and utility right-of-way and easements. Planning Case 89-10 June 6, 1989 Page -3- That the site plan be corrected to show the appropriate setback dimension from Winnetka Avenue. That a private water hydrant be placed on the northeast parking lot island. That detail be provided on the playground fence. That the 10 trees eliminated for the original landscape plan be restored. Attachments: Attachment A ~- Hennepin County Letter (May 22, 1989) Attachment B - Planner's Report (June 1, 1989) ATTACHMENT A HENNEPIN DEPARTMENT OF PUBLIC WORKS Engineering Division 320 Washington Ave. South Hopkins, Minnesota 55343-8468 Phone: [612] 935-338 Ms. Jeannine Dunn Administrative Assistant City of New Hope 4401 Xylon Ave. No. New Hope, MN 55428 May 22, 1989 Dear Ms. Dunn' RE: Proposed Plat - Winnetka Industrial Park CSAH 156, East side, approximately 225 feet south of 40th Ave. No. Section 17, Township 118, Range 21 Hennepin County Plat No. 1741 Review and Recommendations Minnesota Statutes 505.02 and 505.03, Plats and Surveys, require County review of proposed plats abutting County roads. We reviewed the above plat and make the following comments: - For future improvements to CSAH i56 the developer should dedicate an additional 7 feet of right of way making the right of way 40 feet from the center of CSAH 156. - The location of the proposed access, approximately 225 feet south of 40th Ave. No. does meet the minimum sight distance requirements for the posted speed limits. - Any new access to a county road requires an approved Hennepin County entrance permit before beginning any construction. Contact our Maintenance Division for entrance permit forms. - All proposed construction within County right of way requires an approved utility permit prior to beginning construction. This includes, but is not limited to, drainage and utility construction, trail development, and landscaping. Contact our Maintenance Division for utility permit forms. - The developer must restore all areas disturbed during construction within County right of way. Please direct any response or questions to Les Weigelt. /~~Sincerely' ~ ~ David W. Schmidt, P.E. Transportation Planning DWS/LDW:lw HENNEPIN COUNTY an equal opportunity employer northwest associated ATTACHM~_~B.. consultants, inc. MEMORANDUM TO: FROM: DATE: RE: FILE NO: Jeannine Dunn Curtis Gutoske 1 June 1989 New Hope - Holy Nativity Church 131.01 - 89.10 A revised site plan and landscaping plan have been submitted for the proposed Holy Nativity Lutheran Church located at 3900 Winnetka Avenue North. The original plans were reviewed in a planning report dated 16 May 1989. You may wish to reference that report as you proceed through this memorandum. This memorandum will serve as a review to identify the proposed changes over the original plans and their subsequent resolution of pending issues identified in the earlier review. IDENTIFICATION OF CHANGES Lot Area. The lot area of the subject parcel has been increased from 4.0 acres to approximately 4.3 acres. This increase has occurred with an extension of the lot 32 feet to the east. Review of the reconfigured lot does not pose a concern other than the resubmission of the preliminary plat being needed to recognize the change. Access. The southerly Winnetka Avenue curb cut and access road has been eliminated per recommendation #4 of our 16 May report. Drop-Off Area. Drop-off areas have been provided at the church's main entrance and the entrance near the proposed day care facility. These facilities are in response to recommendation #6 of our previous report. 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax 925-2721 with regards to the functioning of the drop-off areas, a slight concern does exist with the drop-off to the church's main entrance. FOr vehicles to use this drop-off, they would be required to occupy the 24 foot parking drive aisle. This would cause slight obstruction to the parking lot circulation and the use of parking stalls immediately to the east. It is recommended this drop-off area be provided outside of the 24 foot .parking drive aisle 9nd not obstruot the use of any of the parklng ~talls. In addition, it is also recommended the curbs be painted yellow and so~e form of signage is used on both drop-off areas to prohibit parking. Liqh%ing. Two separate parking lo% lights have been provided, one each within 5he semi-circular curbed islands. This revision has again stemmed from a recommendation in ou~ previous planning report. Garage. The garage and trash enclosure has been moved to the rear of the parking lot. This revision has been made at the request of City Staff. The setbacks and access to the accessory struc%ures have been found to be acceptable. Snow Storage. Additional snow storage area has been provided in the open area east of the parking lot. Said snow storage has been found to be acceptable. Playqround Area. A playground fence has been identified off of the north ~n~ of the building. Detailed drawings and specifications of the fence should be submitted to determine its conformity with Section 4.033(3) of the Zoning Ordinance. Landscaping. Additional landscape on the east side of the building. addition. plantings have been provided This is seen as a positive Slight changes have occurred in the screen plantlnss east of the parking lot and along the front of the building (W~nnetka Avenue facade), however, all changes appear acceptable. Review of the plant sizes and species have been found to meet the minimum Ordinance requirements with %he exception of item (g) which must be increased to 18 inches in height. SUMMARY The revised site plan and landscaping plan for the Holy Nativity Church has responded to a number of items raised in our earlier reports. Specifically, recommendations 4 and a portion of recommendation 6 of our 16 May 1988 planning report have been resolved in addition to other various concerns raised by City Staff. J I_1 N-- 2--89 F R I i 0 - ~ 2 P . 06 There does remain, however, several other items that need further at=eh%ion and resolution. These i~ems are summarized in ~he remaining recommendations of our previous planning ~epor%. If you have any questions regarding the review of the revised plans , please do not hesitate to call. CC: Dan Donahue Doug Sands=ad Hark Hanson I ) -I CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-11 Request: Preliminary Plat Approval, Development Conditional Use Development Stage" Approval Rezoning, Permit Planned Unit "Concept and Location: 3540 Winnetka Avenue North PID No.: 20-118-21 22 0001 Zoning: R-0 (Residential Office) Petitioner: Ail American Self Storage Report Date: June 2, 1989 Meeting Date: June 6, 1989 CASE UPDATE The Planning Commission reviewed this case on May 23, 1989, and recommended "concept stage" approval subject to the following conditions: Provision of a traffic analysis to determine the adequacy of the plans and their impact on the public street. That the plans are revised to provide 21 additional parking spaces. That the landscaping plan be increaSed to sufficiently screen the development from the residential development to the east. That the on-site drainage pond be increased per the recommendations of the City Engineer. That the development stage plans include a comprehensive sign plan. ® That the west driveway on 36th Avenue be modified to restrict turning direction. 2. Platting The proposed plan has been reviewed by the utility companies and Hennepin County. Permits are required for entrance on Winnetka Avenue. No other comments have been received. 3. The Planner's Report is attached. Planning Case 89-11 June 6, 1989 Page -2- 0 e Traffic Impact Analysis The developer has presented preliminary information to staff. However, a full traffic study is in process and is not available at this time. Parking Without the proposed use of the outlot confirmed, the City will not allow off-site parking to meet the parking standard. When development plans for the outlot are finalized and if it is found that the outlot has a surplus of parking, a request for a shared parking facility can be made. Landscaping No changes have been made to increase the screening buffer between the residential properties to the east and the shopping center. Overall, the landscaping plan has been altered to reflect a reduction of 5 trees and an increase in 5 shrubs. 7. Ponding The pond has been increased to the appropriate capacity. Engineer is in the process of reviewing the plan. 8. Siqnaqe The City A comprehensive sign plan narrative has been submitted. Development Staqe PUD Narrative Staff has reviewed the content of the narrative with the petitioner but has not received the document. RECOMMENDATIONS Staff recommends that the request for Rezoning from R-O to B-4, Preliminary Plat Approval, Development Stage Planned Unit Development Conditional Use Permit, and Site Plan Review be tabled until July 24, 1989, so that the developer can prepare the following information: A traffic impact analysis showing the adequacy of the interior design and the impact on public streets. 2. That the plans be revised to accommodate 15 additional stalls. Planning Case 89-11 June 6, 1989 Page -3- That the landscaping plan be increased to sufficiently screen the residential development to the east. That the narrative required for PUD development stage approval be provided by the developer. Attachments: Attachment A - Hennepin County Letter (May 18, 1989) Attachment B - Planner's Report Attachment C - Comprehensive Sign Plan Narrative ATTACHMENT A HENNEPIN May 18, 1989 DEPARTMENT OF PUBLIC WORKS Engineering Division 320 Washington Ave, South Hopkins, Minnesota 55343-8468 Phone: [612] 935-338'1 Ms. 3eannine Ounn Administration Assistant City of New Hope 440i Xylon Ave. No. New Hope, MN 55428 Dear Ms. Ounn' RE: Proposed Plat - New Hope Shopping Center CSAH 156, Southeast quadrant of 36th Ave. No. Section 20, Township 118, Range 2i Hennepin County Plat No. 1742 Review and Recommendations ~ Minnesota Statutes 505.02 and 505.03, Plats and Surveys, require County review of proposed plats abutting County roads. We reviewed the above plat and make the following comments' - No additional right of way required by Hennepin County at this time along this segment of CSAH i56. - The location of the 2 right-in/right-out driveways from this sight to CSAH 156 are acceptable to Hennepin County. The northern access will serve Lot 1 and Outlot A and the southern access would function as a delivery access only. - Any new access to a county road requires an approved Hennepin County entrance permit before beginning any construction. Contact our Maintenance Division for entrance permit forms. - All proposed construction within County right of way requires an approved utility permit prior to beginning construction. This includes, but is not limited to, drainage and utility construction, trail development, and landscaping. Contact our Maintenance Division for utility permit forms. - The developer must restore all areas disturbed during construction within County right of way. Please direct any response or questions to Les Weigelt. 2~~'Sincerely' ~. David W. Schmidt, P.E. Transportation Planning DWS/LDW:lw HENNEPIN COUNTY an equal opporlunlty m"nployer ATTACHMENT B northwest associated consultants, inc. MEMORANDUM TO: FROM: DATE: RE: FILE NO: Jeannine Dunn Robert Kirmis/Alan Brixius 30 May1989 New Hope - Neighborhood Convenience Center (36th and Winnetka) 131.01 - 89.11 BACKGROUND All American Self Storage Company has submitted revised plans to construct a 45,935 square foot neighborhood convenience center on a 5.01 acre parcel of land located directly southeast of the intersection of 36th and Winnetka Avenues. The revised plans reveal a number of changes from the original plans which were subject to review within a planning report dated 17 May 1989. This memorandum shall serve to supplement the previous site plan review by providing a discussion of noteworthy site plan alterations. ISSUES AND ANALYSIS Preliminary Plat. The submitted preliminary plat, as shown on Exhibit A, proposes to subdivide the 5.01 acre subject property into two parcels. Outlot A, as shown on the revised plan, has been decreased in size from 39,075 square feet as originally proposed to 38,673 square feet in size. The proposed revision of parcel sizes is quite minimal and would not appear to restrict development of either the proposed outlot or commercial center site. Outlot. As shown on Exhibit B, the revised site plan includes a suggested outlot development scenario. The development proposal presents a 4,800 square foot building footprint with 46 off- street parking stalls. By assuming a parking requirement of six spaces for every 1,000 square feet of floor area (shopping center requirement), the outlot proposal presents an oversupply of 17 parking spaces. It is anticipated that the additional spaces 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax925-2721 afforded within the outlot may be used to rectify the parking deficit held by the adjacent convenience center. One point of concern relating to the outlot development scenario involves its limitation of use. By presenting a predetermined number of parking spaces on the parcel, the site has disallowed some land use flexibility, virtually eliminating potential commercial uses with typically high parking demands (i.e., drive- in convenience food establishments). Parkinq. As cited in the aforementioned 17 May planning report, the original convenience center proposal presented a parking stall deficit of 21 spaces. As shown on Exhibit B, the referenced parking deficit has been addressed by suggesting that the oversupply of parking spaces included in the outlot be used to supplement the parking demands of the convenience center. According to Ordinance standards, the convenience center must provide 248 off-street parking stalls. As shown on the revised site plan, only 233 ~paces have been provided. This 15 space parking deficit could be rectified by designating the 18 spaces located along the adjacent outlot's southern property line as "convenience center" spaces. Such a provision could be accommodated via the conditional use PUD agreement required for the shopping center. If the City finds these spaces should be required initially, construction should coincide with development of the commercial center itself. If it is found these spaces are not required immediately, the City's parking deferment provision may be enacted with the extra parking required at a time the site's demand dictates their need. It should also be noted that a tier of 10 parking spaces has been added along the site's western property line adjacent to the center's western anchor tenant. The said tier of spaces provides an additional five net parking spaces to the proposal and reduces the site's amount of green space from 13.0 to 11.5 percent. Although there is no green space requirement within the B-4 District, the further reduction in green space may again indicate an over-utilization of the site. Access. The revised site plan, as shown on Exhibit B, illustrates a reconfiguration of the shared outlot/convenience center access point via 36th Avenue. The access has been modified to allow only "right in/right out" vehicular circulation thereby improving traffic movement in the area. CONCLUSION The convenience center's parking stall deficit appears resolved via the allotment of outlot parking spaces. It should be realized, however, that by allowing outlot spaces to serve the convenience center, the outlot has limited its own development potential and therefore diminished, some flexibility in regard to range of potential commercial uses. Other than the preceding comments, our office offers no further recommendations regarding the revised plans for the New Hope neighborhood convenience center other than those contained within the 17 May planning report. cc: Doug Sandstad Dan Donahue Mark Hanson "0 m Z 3~TH AVE. NORTH OUTLOT A LOT 1 BLOCK I WINNETKA INDUSTRIAL PARK PRELIMINARY PLAT NEW HOPE SHOPPING CENTER AREA SUMMARy -30 0 30 60 90 m -,I m '13 SUPER AMERICA STATION 3~,673 SF {.89 ACRES} ,~ ' '361h] AVEI~IUE NORTH. WINNETKA VILLAGE APARTMENTS' U.S. WIRE & CABLE THY$SEN SPECIALITY STEEL'& GA~NOR SALES AGENGY SUGGESTED OUTLOT DEVELOPMENT BUILDING AREA 4800 SF PARKING REQUIRED 29 STALLS PARKING PROVIDED 46 STALLS GREENSPACE 49.1% ASPHALT 35.8% BUILDING 12.4% WALKWAYS 2.7% DATA' BUILDING AREA 45,935 S,F LEASABLE AREA ~t^i41,341 SF PARKING REQUIRED Z,,:I'8. STALLS PARKING PROVIDED .'~3. STALLS AREA BREAKDOWN GREENSPACE 11.5% ASPHALT 58.1% BUILDING 2~,6% WALKWAYS 4.8%. GENERAL NOTES NEW ~oPI TERRACJE APAR tENTS PROPOSED Sll:E PLAN NEIGHBORHOOD CONVENIENC?E CENTER 36TH & WINNETKA SITE PLAN Z I'll I.^N~SCA.E SCH~gU~E II NEIGHBORHOOD CONVENIENCE CENTER 36TH & WINNETKA II LANDSCAPE PLAN m c m r- m. NORTH ELEVATION WEST:ELEVATION SCALE.~ FEET PYLON sIGN ELEVATION o ~SCALE4 8r~ Feet~e ? .......x .................... . I~[ J II I.~: ' ': · ~ ':~: /l~ '::': ~:L:: ;~". ~t.jo:~' ..... :'t--'~: ~"'~',~ ~:;, ill'll...:~g H~5~ - ~ 01214 8 t6 DETAIL ELEVATION SCALE IN FEET 0'4 8 16 32 SCALE IN FEET 0 4 8 16 32 SCALE I~ FEET SUPER AMERICA STATION Il 36TH AVENUE NORTH f.__.,: ......... :--_~ 't,", t, t rTq-i · '- r~ ....T-'-.,'., :: ::: ::: WINNE?KA VILLAGE APAR?MEN?S THYSSEN SPECIALITY STEEL & GAYNOR SALES AGENCY PRELIMINARY GRADING PLAN NEW HOPE SHOPPING CENTER I · - 30 't WINNETKA VILLAGE ~; " 36TH AVENUE NORTH ~' ~NGINEERING NEW HOPE SHOPPING CENTER THE RUNYAN/VOGEL GROUP The Runyan/Vogel C;mup, Inc. ' Architects/Planners 1300 Godward SIr~."~I, Suite o2~ Minneap*~lis, Minnesota 55413 Tel: 612-379-41~ Fax: 612-379-4~7 May 26, 1989 Neighborhood Convenience Center Winnetka & 36th Avenue North, New Hope Proj. No. 89-27 COMPREHENSIVE SIGN PLaN INFORMATION II III Sign locations for building wall mounted signs and pylon signs shall be as shown on the site plan and elevation drawings and as hereafter described. Sign Area A. The aggregate total sign area shall be approximately 1,309 or approximately 8% of the total building street frontage area. Sign Design A. The pylon sign shall be approximately 200 s.f. area with dimensions of approximately 16'-0" long x 12'-6" high. The bottom of the pylon will be 10'-0" above grade and will be supported on two concrete block piers to match the concrete block on the building. The face of the sign panel shall be a synthetic plaster finish material identical to the facade at the anchor tenant areas. The top and bottom of the signage panel shall have a red neon detail similar to the neon on the building. Pylon signs shall be located as shown on the site plan and shall not be closer than 20'-0" from the property line. The attached detail SP-1 shows the proposed elevation of the pylon sign. B. Ail tenant wall signage shall meet the following criteria: 1. No tenant wall sign shall exceed 100 s.f. in area. Such area is defined as the smallest geometric figure which can be made to circumscribe the message, logo or symbol attached directly to the building. Neighborhood Convenience Center - Sign Plan Information May 26, 1989 Page Two 2. Tenant wall signage shall consist of the store identification only. Copy is restricted to the tenants proper name and/or major product or service offered. Corporate logos, emblems, shields and similar identifying devices are permitted, provided they are confined within the signage area and approved by the landlord. 3. Sign lettering shall be individually illumined channel letters. Painted or cabinet signs shall be prohibited. Illumination shall be by neon tubes. 4. Lettering face shall be 1/8" thick "plexiglas" material. Color shall be as selected by tenant and approved by landlord. 5. The returns and backs shall be min. .032 aluminum shop painted to match the signage panel. The attached Detail SP-2 shows the proposed sign letter construction. Additionally, tenant wall signage criteria is regulated based upon the type of tenant. Two types of tenants are: 1) anchor tenants whose gross floor area exceeds 5,000 s.f.; 2) minor tenants whose gross floor area is less than 5,000 s.f. The following is the additional criteria for anchor tenants: 1. Sign lettering height cannot exceed 4'-0" high for any single letter. 2. Sign lettering shall not exceed 1'-0" from face of lettering to face of building wall. 3. Lettering shall be confined to areas as shown on the drawings. 4. Tenants with two street frontages shall be permitted to have one sign not exceeding 100 s.f. per frontage. The following is additional criteria for minor tenants: 1. Single letters shall not exceed 36" in height. If stacked, words no higher than 36" total. No single letter shall exceed 16" if words are stacked. A single row name of equal height may be 30" high. 2. Sign lettering shall be exactly 6" thick from face of letter to sign board wall. 3. Signs shall be centered on the horizontal center line of the sign band area. Neighborhood Convenience Center - Sign Plan Information May 26, 1989 Page Three 4. Overall signage length shall not exceed 80% of the tenant storefront width. C. Window Signs Window signs shall conform to the City of New Hope Sign Code. Interior window signs shall not exceed the lesser of 20% of the entire window area side of the building upon which said signs shall be displayed or one hundred twenty five square feet. Permanent interior window illuminated signs shall be prohibited. D. Plaque Signs In addition to the wall sign we propose the use of tenant plaque signs. Such signs shall only be visible to pedestrian traffic below the canopies. We propose this because it is difficult to clearly identify the individual tenant entry. If accepted, the area of the plaque sign will be reduced from the maximum allowable wall sign. The following is the proposed criteria for the plaque signs: 1. Plaques shall be 1'-0" high x 2'-0" long painted aluminum. 2. Plaque lettering style and background shall be a uniform color. A white background with black letter is proposed. Lettering shall not exceed 9" high for a single letter or 4" high if stacked. 3. Plaques shall be suspended from brackets mounted in the wall directly above the centerline of the tenant/entry door. If approved, the area of four square feet shall be deducted from the maximum allowable area. The attached Detail SP-3 indicates the proposed plaque signs. End of Plan j THE RUNYAN/VOGEL GROUP ~RCI~IITECTS · PLANNERS · 1300 GODWARD STREET · SUITE 6200 ' MINNEAPOLIS 'MINNESOTA · 55413 (612) 379.4100 · FAX (615) 379'4847 'ROJECT: N~(j~/ ~J0~; ~ COMM. NO: ~'~"~ SHEET NO: HEE$ TITLE: ~:~T"L~N ~"~J(~ V~rll~ Jl'0/~ DATE: ~/~'//gq DRAWN BY:~.-~ ffC:::O NeON WOK- ~ THE RUNYAN/VOGEL GROUP ~ ARCHITECTS · PLANNERS · 1300 GODWARD STREET · SUITE 6200 ' MINNEAPOLIS 'MINNESOTA · 55413 (6121 379-4100 -FAX (6121 379-4847' ROJECT: J'"J~ ~ J~L~ COMM. NO: ~J"~'? SHEET NO:'~'~ -tEET- TITLE: C,f~::~N~-~ .~ ~.;"~- J~"T'~[~..,' DATE: ~J~(,'J~ DRAWN BY: ~'~ Jq~ AAINOP- I! j THE RUNYAN/VOGEL GROUP A"R, CHITECTS ' PLANNERS · 1300 GODWARD STREET · SUITE 6200 ' MINNEAPOLIS · MINNESOTA · 55413 {6121 379'4100 - FAX 16121 379'4847 PROJECt: ~V~ ~ /Y~ COMM. NO' ~'~"~""/ SHEET NO: SHEET TITLE:T~/ANT'~I(:N {.~'~b DATE: ~/~//~ DRAWN BY:_~__ D T, qlU, CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-12 Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: Amendment to Conditional Use Permit to Allow Automobile Service Station, Subordinate Uses, and Site and Building Plan Review 7117 Bass Lake Road 05-118-21 34 0004 B-3 (Auto-Oriented Business) Total Petroleum June 2, 1989 June 6, 1989 BACKGROUND The petitioner is requesting an amendment to an existing conditional use permit which allows a convenience store with gasoline in a B-3 zoning district. This conditional use permit request is made pursuant to Section 4.125(2) of the New Hope Code. The petitioner proposes to increase its grocery/food operations from 215 square feet to 748 square feet. The petitioner is also proposing a 50 square foot expansion. The existing conditional use permit was approved in 1981. Exhibit A contains the minutes of the 1981 Planning Commission and Council meetings. Property owners within 350 feet of the request have been notified. Staff has received no comment to date. Design & Review met with the petitioner on May 18, 1989. ANALYSIS The criteria for approval of a Conditional Accessory Use-AutomQbile Service Stations, Subordinate Uses, includes six items for consideration. Exhibit B is a copy of Ordinance 4.125(2) (a-g). The Planner's Report is contained in Exhibit C. following addition to the Planner's Report: Staff offers the A. That the green area on the corner of Bass Lake Road and Louisiana Avenues be increased. Planning Case 89-12 June 6, 1989 Page -2- Be Ce That the petitioner remove the eight small product signs from the metal wall trim. That the interior upgrades are subject to review by the City Sanitarian. RECOMMENDATIONS Staff recommends approval of the amendment to the conditional use permit at 7117 Bass Lake Road as proposed in Planning Case 89-12, and the Site and Building Plan Review approval subject to the following conditions: Identification of a ten (10) foot wide by thirty (30) foot deep loading zone to the northwest of the building as shown in Exhibit B of the Planner's Report. Replacement of the landscaped area between curb cuts along Bass Lake Road with sod. Submission of detailed elevations describing materials to be used. 4. That "product" signage place on the awning be removed. 5. That interior upgrades are subject to review by the City Sanitarian. Attachments: Exhibit A - Planning Commission/Council Minutes (1981) Exhibit B - Ordinance 4.125 (2) (a-g) Exhibit C - Planner's Report (5-31-89) EXHIBIT A · · ~ ,u~ rnI~uh~UM, /NC., PETITIONER . ~= ---- LAKE ROAD the Conditional U{e Per ~ ~resent tl~ there as a blocked ~ area where the cashiers ~rk. The · . ~u= a~_co~ter, ~d have ~ople c~ inside to a' . _ . y.ln~end :o knock this wall items purchased, p y for ~elr gusol~e an~ also to ~ay for ~y retail ~ ~er to questions f~m Co~ismioner ~lock, Mr. Auer~ch said ~ey e~cted ~at a good s~ of ~e re,il business ~uld co~ from re~lar, ga~line cus~mers. ~ey would hope to also draw new cus- - to, rs. ~ s~t~ons are ~ O~n 24 ho~s a ~ay. I~ re~nse ~o ~es~ions ~. A~rbach said tha~ ~ere ~uld ~ a~ut 192 square feet used for ~e sa~es ~ea. He ~d not anticline tha: ~at ~e addition of the s~les ~uld affect ~e traffic s~tuation. Auerbach said ~at of the 72 stations he ~rks wi:h he ha~ never had any ~roBl~ wi~ ~arking. ~ere was s~ficient parking s~ce at ~ese t~ s~tions. ~ss[oner ~eelock asked whether ~e ~tioner in~nded to advertise ~e addition of retail ~te~ for ~. Auerbach said ~ey Dl~ned no fo~ advertis~g but ~uld pro~ly have a sign on the inside wall S~e~ing l~e that. ~ai~n C~ron asked how ~ny p~king s~ces ~ere ~re at each station? ~. R~er ~ancelor, Supe~isor for s~tions in ~is area, stated t~t the sales were Asically i~se tt~s. They did not anticipate that ~ople ~d ~ive in, park ~d come to shop. ~ey ex~c~ custo~rs to p~chase items when ~ey go in to pay for gas. He said ~e station on Bass L~e ~ad has at least ~rking s~ces ~d ~he one on 42nd Avenue had ~re th~ ten. ~ ~r to a q~stion from the ~ai~n, the City M~ager said that ~th stations were ve~ ~11 ~in- ~ined and ~e only question in reg~d to parking was ~e degree of business there ~uld be over and a~ve the gasoline business. ~. ~stuch, 4209 Nevada confi~d ~ich stations were ~ing discussed. He stated he lived right behind ~e 42nd Avenue Netro Station ~d ~at they were constantly having to pick up trash, ~p cans, etc. eve~ . ~ing, from Paros and tke davy store. He ~estioned whether adding this t~e of sales ~d also lead ~ ~e s~e sit~tion regarding trash? He was also con~rned that it would ~cow~ a hangout for kids. Xt see~ ~ him ~at ~ere were plenty of places to shop for these items n~. ~- ~celor noted ~at Total Petrole~ had ~ ~ge to maintain an4 ~eir s~tions ~re kept ~ean. ~. Co~missiOner ~e~lock made a motion reco~ndin~roval of the Conditlonal Use Pe~it re~ 7~17 Bass Lake Road, in Case Sl-47. Co~issioner Gulench~. ~ Voting ~n favor: Friedrich, ~eelock, Gulenchyn, C~eron, G~dershaug, Edwards Voting against: None ~sent: Bartos, Gus~f~ 'Motion carried. ~- ~iss~o~e~ ~%eeloe~ ~ade a ~tion ~co~ndln~roval of the Conditional Use Pe~~ 7231 42nd Avenue North, in Case 81-48. Commissioner Gulen~. 'Vo~ng ~ favor: Friedrich, ~eelock, G~enc~, ~n, Gundershaug, Edward~ VOting against: None ~seat: ~r~s, GUstafso~ Motion carried. ~airm~ C~ro~ sugges~d t~t ~e ~titloners try to 'do ~thing to ~n~ge t~ir custo~rs not to 5. Planning Cases No. 81-47/48, requests for conditional use permits for Total Inc., to allow the sale of snack items and pop over the counters at their se~i~ Station at 7231 42nd Avenue and 7117 Bass Lake Road (Vickers) , were consider~ Council. Mr. Louis Auerbach represented the petitioner. He said they are asking for a ~- ditional use permit to sell potato chips, candy , gum and pop from the two sem~ stations. Motion by Councilmember Enck, second by Counci!member Williamson granting use permits for the Vickers stations at 7231 42nd Avenue and 7117 Bass Lake sell snack items and pop over the countcr as requested under Planninq Cases subject to annual staff review. Voting in favor: Erickson, Daly, Enck, Otten, Williamson Voting against: None Motion declared carried~ 4.125 (1)(a) - (3) EXHIBIT B (2) (d) Other Code Requirements. Ail provisions of the Zoning Code including, but not limited to, parking, screening, landscaping, and exterior storage shall be met. Automobile Service Stations, Subordinate Uses. The retail sale of food, household convenience items and sporting goods in auto- mobile service stations if the sale of such items is clearly subordinate to and accessory to the principal use of the site as an automobile service station, provided, as conditions precedent to the issuance of a conditional permit, the Council shall find: (a) Subordinate Use. That the proposed sale items are essentially subordinate to the principal use of the site. (b) Parking. That there are specific parking spaces above the regular requirements for the automobile service station provided to assure parking for customers of the accessory use. (3) (c) Sanitation. That any sale of food items is subject to the approval of the City Sanitarian who shall provide specific written sanitary requirements for each proposed sale location, based upon applicable State and County regulations. (d) Licenses. That the non-automotive sales shall qualify for and be granted an annual food handling, retail sales license or other license, as circumstances shall require, in addition to the Conditional Use Permit. (f) Compatibility. That granting the proposed conditional use will not interfere with adjacent development, commercial or residential, because of spill-over parking, access or traffic volume, and that such factors will not constitute a private or public nuisance. (g) Parking and Green Space. That in addition to any parking or other requirements for the non-automotive retail sales, the automobile service station shall maintain all requirements for parking, storage, and green space as if i~ were the sole use on the site. (Ord. 83-7) Open Storage, Accessory. Open and outdoor storage is an accessory use under a conditional use permit provided that: (a) 9pen Storage Screened. Full screening is supplied and maintained in conformance with all applicable provisions of this Code. (b) Surfacing. Storage area is grassed or surfaced to control dust, mud and to provide a clean, attractive and usable surface. (c) . Does not take up parking space as required for ity to this Code. 4-68 072684 JUN-- 2--89 EXHIBIT C northwest BL~NI~IQ REBORT associated consultants, inc. TO: FROM: DATE: RE: FILE NOs Dan Donahue/Jeannine Dunn Kris Aaker/Alan Bri~ius 31 May 1989 New Hope - Total Minnesota, Inc. Building Addition 131.01 - 89.12 EXECUTIVE BACKGROUNDt Total Minnesota, Inc. has submitted plans to construct a 50 (+) square foot addition to its existing 1,200 (+). ~quare foot Total Gas Station building. As illustrated on E~h~blt A, the station is located at 7117 Bass Lake Road on the corner of Bass Lake Road and Louisiana Avenue. The one story brick and block building is situated on a 0.49 acre parcel of property zoned B-3, Auto- Oriented Business District. The building addition is to accommodate the expansion of the subordinate retail sales use within the automobile fuel station. The building addition and expanded subordinate use will require a conditional use permit. RECOMHENDATIONt Based on the following review, our office recommends site plan approval of the Total Minnesota, Inc. building expansion subject to the following conditions: Identification of a ten (10) foot wide by thirty (30) foot deep loading zone to the northwest of the building as shown in Exhibit B. Replacement of the landscaped Bass Lake Road with sod. area between curb cuts along 3. Review by the City Engineer regarding any grading and drainage issues. 460I excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax 925-2721 JUN-- 2 -- 8 9 F R I I 0 : ~-~ ._ P . 0 8 Submission and approval of lighting and signage plans for review if applicable. Submission of detailed elevations describing materials to be used. Review and comments by City staff. CASE ANALYSIS Land Use, Based on the recommendations set forth in the City's CommUnity Development Plan, the proposed auto related business is found to be an acceptable use. The following is a list of surrounding land uses and zoning designations: Direction Land Use Zoning North Commercial Ponderosa/Taco Bell B-3, Auto-Oriented District South vacant Commercial (Crystal) East Commercial Burger King B-3, Auto-Oriented District West Business Dental Clinic B-2, Retail Business District Land to the south of the site falls within the City of Crystal and is currently vacant and zoned commercial. The building expansion and increased subordinate retail use should not adversely affect any surrounding businesses, including property located in the City of Crystal. Setbacks. All setbacks shall remain the same with the installation of the proposed building addition. The 50 (~) square foot addition will be a continuation of a projected area on the eastern side of the building. Ail existing setbacks are well within the minimum allowed by the Ordinance for the District· The site plan proposes 11 parki stalls with one to be nd used for handicapped parking-g The site provides for n an adequate number of parking stalls based on the requirements set forth in the following use categories within the Ordinance. Motor Fuel Stat£on~ Reguires five (5) parking spaces plus three (3) spaces for each service stall. Those facilities designed for sale of other items other than strictly automotive products, parts or service stalls shall, be required to provide additional parking in compliance wmth other applicable sections of the ..3' U N ~ 2--89 P. 09 Code. Pot the Total Minnesota, to five (5) parking spaces station use. Inc. project, this equates required for the motor fuel Service/Convenience Food Store~ Requires one (1) parking space for each one hundred fifty (150) square feet of floor area. The term "floor area" for the purpose of calculating the number of off-street parking spaces required shall be determined on the basis of the interior floor area dimensions of the convenience food store use times the number of floors. For the Total Minnesota, Inc. project this equates to fly? (5) required parking stalls needed for the convenience food store use. ProJected interior floor areal 748 gross square feet ivided by 150 = 5 required parking spaces.) Ten (101 parking stalls are required for the Total Minnesota, Inc. project. The number of stalls provided on the site plan is eleven (11) stalls within the minimum required by the Ordinance. The New Hope Ordinance requires all parking stalls to be not less ~han eight feet nine inches (8'-9") wide and nineteen (19) feet an length. The .parking stalls as shown on the site plan are eight feet nine ~nches (8'-9") wide by nineteen feet (19') deep and are in conformance with the City Ordinance. Curb Cuts. According to the submitted site plan, all existing 6'~rb cuts are to remain the same. All existing curb cuts are within the twenty-six (26) foot maximum allowable width for commercial/industrial uses according to the Ordinance. Loadinq~. According to the submitted site plan, loading areas have not been specifically addressed. The addition of a convenience store w~ll increase the loading activities of smaller delivery trucks. It would appear that a minimum practical turning radius of forty-five (45) feet will be provided to the north of the building and around the existing concrete pump islands. Our office would recommend a ten (10) foot wide by thirty (30) foot deep loading area be provided and designated northwest of the building (please refer to Exhibit B). LandscaDin~ and Screening. Landscaping has been proposed around the perimeter of the lot ~ith sod to be installed to the rear and west of the building. Along the site's northeastern, north and western boundaries, low ornamental plantings consisting of Junipers and Spirea are proposed. Four larger trees are proposed in the northwestern corner and southeastern area of the site, consisting of two Linden Redmond and two flowering crab trees. All sizes and types conform ko City Ordinance requirements. One area of concern regards the landscaping proposed between the existing curb cuts along Bass Lake road to the north side of the lot. The plantings proposed in that area would obstruct the view of the pump islands from vehicles entering from Bass Lake Road. Our office would recommend the removal of those plantings to be replaced with sod so that pump use can be observed from Bass Lake Road. It should be noted that the landscape/site plan shows the removal of a wooden fence to the southeast of the site. This fence is a three to four foot tall split rail fence installed to discourage parking or driving through the vacant lot to the south. This fence was not originally installed as a screening fence nor has it ever served that purpose. The proposed sate plan will have curbing, trees and a trash enclosure in the area where the fence had been. Additional screening will not be needed to buffer the vacant commercial lot to the south. Gradinq and Drainaqe. Although minimal grading will occur, this report shall be subject to the review of submitted plans by the City Engineer and any ensuing comments. Llqhtinq/Slgnaqe. The submitted plans do not specifically address any changes in exterior lighting or signage. If any changes are proposed in conjunction with the submitted plan, additional lighting and signage plans must be submitted. Trash Area. It should be noted that an existing wooden trash enclosure will be removed and that a new concrete block one will replace it. A 10' x 12' trash enclosure made of split face concrete block with access gates has been proposed. The enclosure will be approximately five (5) feet in height to screen the dumpster. The said enclosure will be constructed of materials consistent and complementary to the principal building and will be a more desirable solution than the existing wooden structure. Construction Materials. A building elevation showing specific details and a description of materials to be used will be required for review. In terms of exterior treatment, the proposed building addition should visually complement the existing facade if any of the existing facade is to remain the same. CONCLUSION Based on the preceding review, our office recommends site plan approval of the proposed Total Minnesota, inc. building addition subject to the conditions set forth within the Executive Summary of this report. Doug Sandstad Mark Hanson SITE LOCATION new hope, minn. EXHIBIT A REMOVE. LANDSCAPING ....... ~ ~'EPLACE,,n WITH.SOD ""' '" o ~ANDSCAPE /SITE PLA LANDSCAPE/SITE PLAN EXHIBIT ,L FLOOR PLAN EXHIBIT ~ EXISTING/DEMOLITION PLAN EXHIBIT ITl CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-13 Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: Variance to Allow An Air Conditioner in Side Yard 9317 Northwood Parkway 18-118-21 32 0078 R-1 (Single-family Residential) James B. Swedberg June 2, 1989 June 6, 1989 BACKGROUND The petitioner is requesting a variance to allow placement of an air conditioning unit in the side yard. This request is made pursuant to Section 4.034(5)(c) of the New Hope Code of Ordinances. Property owners within 350' of the request have been notified. Staff has received no comment to date. ANALYSIS The property owner is proposing to place the air conditioner approximately 6 feet from the property line which necessitates a variance from the code. Section 4.034(5) lists air conditioning units as a permitted encroachment in the rear yard. However, air conditioning units are not listed as a permitted encroachment in the side yard. The purpose for this zoning requirement is two-fold: Air conditioning equipment can be noisy especially when the e~uipment ages'. This creates a noise conflict for adjacent properties. be Air conditioning equipment is also a visual aesthetic problem from the street. This problem can be addressed by screening with shrubbery or fencing. The variance criteria set forth in Section 4.22 of the New Hope Code of Ordinances applies to this case. The petitioner has presented no information that would suggest that the Code has created undue hardship for him that would prohibit him from placing the unit in the rear yard. Planning Case 89-13 June 6, 1989 Page -2- In 1987, the City approved two variances for air conditioners in the side yard at the following properties: 3231 Flag Court North 4617 Nevada Avenue North In both cases the variance requests were approved because the air conditioning unit was placed on the "garage side" of the adjacent family unit thereby reducing the implication of noise conflicts. In addition, the City required that both units be screened from view. RECOMMENDATION Staff recommends approval of the request to place air conditioning equipment in the side yard at 9317 Northwood Parkway as proposed in Planning Case 89-13 subject to the following conditions: 1. That the petitioner provide adequate landscaping, and screening through That the adjacent property owner does not object on the basis of noise. Attchments: Site Plan Surveyor's Certificate (8-15-66) Y ~30~ DLP,_,STER.. ~ FOP-,OOm E C,/~ H. HEDLUND .and Sul~eyor - SURVEY FOR: Civil Engineer "" : · $uru r s G rti//c t ~VIN H. .~rDERSON CONSTRUCTION CO. 8901 Lyndale Ave. ,So. B Ioomi~'"20, Minn. TU 1-2661 DE$CPJBED AS=Lot ?s ~ook 2, NORTHWOOD TERRACE 5TH ADDITION, Vtllage of 'Ne~ Hope, ..... Hennepin County, Minnesota reserving 'the drainage and utility easement as Shown on the recor~ plat thereof. T..~LAN APPRO, VED. :)ATE ~//¢7''¢4' CERTIFICATE OF SURVEY I hereby certify ti:mt on Nov. 1, 1965 I surveyed the property described above and that the above plat is a correct representation of said survey. .. _.¢.. ~. ~.~../, ~/...- Calvin H. Hedlund, Minn. Reg. No. 5942 8 JOB NO. 3~281 CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-14 Request: Variance to Allow Expansion of Non-Conforming Structure and Five Foot Sideyard Variance to Allow Construction of a 14' x 14' Porch Location: 7901 60th Avenue North PID No.: 06-118-21 11 0063 Zoning: R-1 (Single-family Residential) Petitioner: Donald F. Lee Report Date: June 2, 1989 Meeting Date: June 6, 1989 BACKGROUND The petitioner is requesting a variance to expand a non-cOnforming single-family home and a five (5) foot variance to the required thirty-five (35) foot sideyard setback at 7901 60th Avenue North. This will allow him to build a 14' x 14' screened porch. The request is made pursuant to Section 4.631 and 4.034(2) of the New Hope Code. Property owners within 350' of the request have been notified. Staff has received no comment to date. ANALYSIS The location of the home is approximately 29 feet from Winnetka Avenue. Although no survey has been provided, staff believes that this is a conservative estimate. The 35 foot sideyard setback is required by the City Code because the property is on Winnetka Avenue. It appears that the properties located north and south of this lot on Winnetka Avenue have also encroached into the required sideyard setback. Staff is currently in the process of developing a code amendment or policy relevant to variances for non-conforming lots. Although no such policy or ordinance has been approved, the past action of the City indicates that these types of variances are generally approved when the structure does not further encroach into the setback. Planning Case 89-14 June 6, 1989 Page -2- ~< Se The Planning Commission should confirm that the addition will be architecturally compatible with the existing structure. The variance criteria set forth in Section 4.22 applies to this request. In this case, the hardship is caused by the large setback requirement imposed after the development of the property. In addition, the impact of the variance is mitigated by the setback of the abutting properties. RECOMMENDATION Staff recommends approval -of the request for a variance to allow expansion of a non-conforming property and a five (5) foot variance to the required thirty-five (35) foot sideyard setback at 7901 60th Avenue North as proposed in Planning Case 89-11, subject to the following conditions: That the architecture and style of the addition match and is consistent with the current structure. Attachments: Site and Building Plans (5-12-89) CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-15 Request: "Concept Stage" Planned Unit Development Conditional Use Permit and Site and Building Plan Review Location: 7100-7180 42nd Avenue North PID No.: 17-118-21 21 0031 Zoning: B-3 (Auto-Oriented Business) Petitioner: Midwest Auto Malls Report Date: Meeting Date: June 2, 1989 June 6, 1989 BACKGROUND The petitioner is requesting approval of a "Concept Stage" Planned Unit Development Conditional Use Permit to allow development of a 14,000 square foot auto mall and a 2,868 square foot convenience store with gas and car wash. The property is located at 7100 (Cook's Automotive) and 7180 (Paro's Pub) 42nd Avenue North. The project also proposes cross easements with the property at 7140 42nd Avenue North (Crown Auto). The petitioner is requesting "concept stage" approval of the planned unit development conditional use permit. Therefore, the petitioner will present plans which are in development stage detail at a subsequent Planning Commission meeting. The developer has based his plans on the vacation of the old Nevada Avenue right-of-way. The City Council will be considering this right-of-way vacation on June 26, 1989. 4. The petitioner met with Design & Review on May 18, 1989. Property owners within 350' of the request have been notified. Staff has received no comment to date. ANALYSIS The Planner's Report is attached. In addition to the recommendations of the Planner, staff has the following additional comments: ae The developer prepared his plans in anticipation of the vacation of old Nevada Avenue. While staff sees no problem with this on a "concept" basis, it should be noted that the public hearing to consider the vacation of the right-of-way will be held on June 26, 1989. Planning Case 89-15 June 6, 1989 Page -2- Bo Because the Auto Mall site is proposed to have 18' parking stalls, all snow storage must occur off-site. Ce The elevation of the "super pumper" facility should be covered to approximately 906.5. This would better accommodate the transition between the "super pumper" facility and the adjacent building. De Shrubbery along Louisiana Avenue should be removed since it is located within the boulevard. Ail plants and structures should be removed from the southwest corner of the "super pumper" site because of sight triangle regulations set forth in Section 4.033(3) (a) (11) of the New Hope Code of Ordinances. Fe The east elevation of the "super pumper" canopy should be provided. Staff suggests that hours of operation for the car wash be limited to prevent noise conflicts with nearby residential properties. Staff suggests 7:00 a.m. to 10:00 p.m. RECOMMENDATIONS Staff recommends approval of the "concept stage" planned unit development conditional use permit at 7100 and 7180 42nd Avenue North as proposed in Planning Case 89-15 subject to the conditions: That the "super pumper" accommodate 9 additional stalls on site or be reduced in size to meet the City's parking requirements. That the building setback between the "super pumper" and the property located to the north be increased to 35 feet. That the loading area for the Auto Mall be redesigned so that parking and drive aisles are not blocked. That detailed drawings of all exterior trash enclosures are submitted. That the shrubbery along Louisiana Avenue be removed from the boulevard. In addition, all plantings and structures must be removed from the regulated sight triangle at the corner of Louisiana and 42nd Avenues. That the petitioner provide information on hours of operation for the car wash. That the petitioner provide information on illumination of the Auto Mall and "super pumper" sites. Planning Case 89-15 June 6, 1989 Page -3- 8. That a comprehensive sign plan be submitted. That cross easements be obtained with Crown Auto for driveway access. Attachments: Planner's Report (6-1-89) Petitioner's Planned Unit Development Narrative (5-26-89) FR I i 0 - 29 P . 0 2 northwest associated consultants, inc. Dl,l ~NING REPORT TO: Jeannine Dunn FROM: Curtis Gutoske DATE: 1 June 1989 RE: FILE NO: New Mope - Midwest Auto Mall 131.01 - 89.15 Background~ Midwest Auto Mall has filed for a subdivision request and a conditional use permit planned unit development for the construction of an auto mall and a convenience store with gas and car wash (Super Pumper) The subject properties are located along the north side ~f 42nd Avenue North between Louisiana and Nevada Avenues (please see Exhibit A). Between the proposed uses, an existing Crown Auto Store is located upon a third parcelJ The Crown Auto is to remain as is although it is taking part in the conditional use PUD. As an item of note, the proposed developments have been designed in recopnition of the City Council's upc?ming consideration of %he old Nevada Avenue street vacation. Th~s consideration is to be given to the Council at its June 26th Meeting. The properties in question are zoned B-3~ Auto-Oriented Business. Thus, the performance s~andards of the B-3 District will be used as guidelines in reviewing the PUD proposal. In addition to the zoning criteria, this report will also review the above request against the provisions of the 42nd Avenue Improvement Study which serves as the City's Comprehensive Plan for this area. Recommendation~ Based upon the review approval of the proposed development for Midwest conditions: which follows, our office recommends conditional use permit planned unit Auto Mall subject to the following The approval of the subdivision request to combine Nevada Avenue right-of-way upon its vacation with the Auto Mall site subject to the comments of the City Engineer. 4601 excalsiorblvd.; ste. 410, minnespolis, mn 55416 (612) 925-9420 fax92 -2721 JUN-- The proposed lot size and width of the Super Pumper site is found acceptable· The building setback deviations outlined in this report are found to be acceptable. The Super Pumper convenience 1,500 square feet to meet the Ordinance. store building is reduced to parking requirements of the The parking stalls within the Auto Mall site are increased to 19 feet in length. The curb cuts noted in this report receive approval from the City Engineer for excess width. The setback viola%ions of the 42nd Avenue curb cuts and the location of the Louisiana Avenue curb cut are found to be acceptable. The applicant provide documentation that no loading will occur during peak hours of use for the Super Pumper store. 9. The loading area for the Auto Mall is relocated as illustrated in Exhibit C of this report. 10. Detailed drawings of all exterior submitted and found acceptable. trash enclosures are 11. The stacking space for the car wash is found to be acceptable. 12, 13. The landscaping and exterior lighting located within the Louisiana venue right-of-way is resolved. A comprehensive s~gnage plan is submitted and approved prior to building occupancy. CASE ANALYSIS Subdivision. The subdivision request is to combine that property within the old Nevada Avenue right-of-way alignment to the Auto Mall site. The City Engineer should coma%ent upon any utilities and easements still existing within this righ%-of-way and the need for their maintenance and/or vacation. If the street vacation is approved by the City Council at its 26 June meeting, the subdivision will be one of a simple lo% combination which can be handled administratively. We foresee no problems with this request subject to the comments of the City Engineer· .3' U N -- The substandard lot size of the Super Pumper site may also be accommodated via the provisions of PUD. It has been recognized several parcels located in the east end of 42nd Avenue do not meet Ordinance requirements. Mowever, in an effort to overcome this, the PUD is being.pursued to coordinate the devel?pment ?f the Super Pumper site with the Crown Auto parcel. G~ven thas consideration, we find the deviation in lot standards acceptable. Building Se.tba¢.~....,. All been found to meet the following exceptions: the proposed building setbacks have guidelines of the Ordinance with the O The measured setback off of Nevada Avenue for the Auto Mall (31 feet) does not meet the required front yard setback of 35 feet. The front yard setback is used in this case as the property's least amount of street frontage occurs along Nevada Avenue. Mowever, with only the northwesterly point of the building encroaching into the setback area (80 percent of the building is behind the required setback), we do not find this a concern as it can be accommodated via the PUD provisions. The rear yard setback Auto) is measured at feet. of the Auto Mall (adjacent to Crown lO feet. The Ordinance minimum is 35 Once again, we feel this can be accommodated via the PUD due to the encroachment being internal to the site and only affecting properties involved in the PUD. O The measured rear yard setback of the Super Pumper is 10 feet. Again, 35 feet is required by Ordinance. This setback deviation poses more of a concern than the previous two as it affects an outside property from the PUD proposal. The total distance between proposed Super Pumper and the office building to the north is 20 feet. In addition, there is to be a grade separation of five and one-half feet bptween the Super Pumper floor elevation and the parking lot elevation of the office building. With the tight configuration of the property and little room for major site plan adjustments, a maximum effort must be put forward to make the proposed Super Pumper as compatible as possible with the office to the north. Provisions included in such an effort would be landscaping, screening, and quality of building materials. The determination of the acceptability of the setback deviation thus becomes a policy decision of the City that is to be based on the benefits received by the proposed use and PUD am a whole compared to the potential affects created by the building setback elevation. Parkinq. While the development of the proposed uses is to be under a single PUD, the physical separation of the two sites and lack of a shared parking potential requires each use to satisfy the City's parking requirements. The Auto Mall proposes to provide 46 parking stalls. The Ordinance requires a total of 23 stalls using the various auto intensive use requirement. As such, this use satisfies and exceeds its parking requirement. The Super Pumper provides 10 parking stalls, however, it has been determined the stall on the east end of the building may not be credited toward meeting the requirement due to it being a double loaded stall. As such, the total parking provided is nine spaces. The parking requirement for this use consists of five stalls for the motor fuel facility and 13 stalls for the area of the building (2,100 gross square feet) devoted to the convenience operation. The total ~f 18 required parking spaces exceeds the total of nine spaces provided. Even if the six stalls at the pump island were counted as parking spaces, the site would still be short by three spaces. There is little if no room to create additional spaces on the site given the size of the building proposed. In order to resolve this issue, the City may choose one of two alternatives. The first would be to require the square footage of the building be reduced. To meet the provision of 15 parking spaces (pump island stalls included), the building must be reduced to 1,500 square feet exclusive of the car wash. This would result in a building size of 50' x 30' rather than the 70' x 30' proposed. The second alternative would be to allow for the parking deviation via the provisions of the PUD. This alternative, however, is not recommended due to lack of justification for the deviation and the congestion of traffic that would result from inadequate facilities to accommodate the proposed use. The minimum parking stall size is 8'-9" x 19' The stall length of the Auto Mall spaces must be increased to 19 feet. All other parking stalls meet Ordinance requirements. Proper parking lot setbacks have been provided in all perimeter areas of the overall PUD site. The setback encroachments upon both sides of the Crown Auto site are found to be acceptable due to their being internal to the PUD. Access/Circulation. The two curb cuts for the Super Pumper are shown at a 30 foot width and the shared curb cut between the Auto Mall and Crown Auto is shown at a 28 foot width. All three of these curb cuts will require the special approval of the City Engineer. The location of the Louisiana Avenue curb cut is only 25 feet from the intersection of 42nd Avenue. While this does not meet the minimum Ordinance separation of 40 feet, it is an improvement of an existing condition (20 foot separation) and can be accommodated via the PUD. The setback violations of the two 42nd Avenue curb cuts can also be accommodated via the PUD. They are in violation of the Ordinance as they straddle the lot lines of the Crown Auto property. The drive and pump aisle widths for the Super Pumper site have been found to be acceptable although at a minimum level. The drive aisle widths for the Auto Mall site have also been found to be acceptable although it should be noted the 30 foot width indicated is misleading. This is due to width being measured from the garage entrances rather than from the five foot sidewalks adjacent to~ the building. The real width of the drive aisles become 25 feet. Proper truck maneuvering area has been provided for on both sites. Loadinq. The truck loading area for the Super Pumper has been found to be acceptable although it is of minimum width and in a very tight location. According to Section 4.037.6.a(ii), the applicant must demonstrate loading will not occur during peak hours of use (of the gas pumps) which typically coincide with morning and afternoon rush hours. The loading area should be visibly identified on the site and posted "no parking" to keep it unobstructed. The loading area for the Auto Mall has been found to be in poor location that will most likely be seldom used due to its remote placement. To increase its usability, it is recommended the loading area be relocated in front of the trash and the storage facility. This recommendation is illustrated in Exhibit C. To accommodate this, five parking stalls would have to be eliminated (leaving a surplus of 18 spaces) and the trash and tire enclosures would have to be setback five feet. While this would create temporary obstructions to the tire and trash facilities, we do not see this as posing a major concern. Again, this loading area should be visibly identified with "no parking" posted along the curb. The area of the old truck loading should remain open to accommodate truck turning movements. Trash Facilities. The location of the trash facility for the Auto Mall is acceptable subject to the comments noted above. The location of that for the Super Pumper is also acceptable. Both trash enclosures are to be made of materials compatible to those of the principal structure. Detailed drawings of these enclosures must be submitted specifying the building materials. Car Wash. The car wash proposed is subject to the provisions of Section 4.124.4 of the Zoning Ordinance. Items a, c, d and f of the Ordinance has been found to be adequately addressed while item e is to be commented upon by the City Engineer. With regards to item b, it is believed the intent of this requirement is to apply to car washes that are a principle use. With the proposed car wash being an accessory use to the convenience store, it is anticipated the volume of car washing will not be as high as a principle use car wash. Therefore, the five stacking spaces provided on the site plan appears to be adequate and can be accommodated within the provisions of the PUD should the maximum number of vehicles washed within a 30 minute period exceed five. Landscaping. The landscaping plan has been found to be generally acceptable. Proper plant sizes and species have been provided for. Along Louisiana Avenue, however, plantings have been shown within the public r~ght-of-way. These plantings should be reviewed by the City Building Official to determine their acceptability. The screening proposed along the north side of the Auto Mall and Super Pumper sites has been found to be adequate. Proper sodding and ground cover in addition to an irrigation system has also been illustrated on the plan. Liqhtinq. Numerous light poles have been identified on the site plan. The lights and their illumination will be subject to the review of the Building Official. One item of note is a light pole placed in the Louisiana Avenue right-of-way. This placement should also be commented upon by the Building Official. Siqnaqe. Conceptual wall signage has been indicated on the building elevations and pylon sign locations have been identified on the site plan. These provisions shall be subject to a detailed review upon the submission of a separate comprehensive signage plan specifying exact sizes, placements, and materials of all proposed signs. Said plan must be approved prior to building occupancy. CONCLUSION While there appears to be many unresolved issues concerning the proposed conditional use permits, many of these issues are items that are typically resolved in the further building plan review conducted prior to actual construction. The primary issues facing the proposed Auto Mall and Super Pumper dgvelopment at this time are the shortage of parking and the rear yard setback encroachment of the Super Pumper site. Upon the resolution of these items, we feel the other concerns listed in this report can be accommodated with relative ease. Because of this, we have recommended a conditional approval of the proposed conditional use PUD subject to the resolution of those items stated in the Executive Summary section of this report. If you have any questions regarding any of the information contained herein, please do not hesitate to call. cc: Dan Donahue Doug Sandstad Mark Hanson COOPER HIGH SCHOOL NEW HOPE ELEMETARY SCHOOL R.4 HALL NEW HOPE FiRE ~T,~,OR SUNNYSIOE -- PROPOSED ----MIDWEST AUTO MALL GETHSEMANE CEMETERY gOOD K BETHEL CEMETERY LIONS PARK EXHIBIT A - Site Location rn .HEW E X~STING MULTIFAMILY_ 'PROPERTY L~NE: -~,L__ CONNECTK:)N ~m~.?^v~G SITE DATA. ZONE USE CLASSIFICATION BUILDING AREA SITE COVERAGE BUILDING AREA GREEN AREA 'DAVING AREA PARKING. FIRE PROTECTION L~WN IRRIGATION BUILDING' HEIGHT ~ONsT TYPE OCCUPANCY . BASIC ,~Li~OWABLE AREA AREA INCREASES AUTO MALL SUPER PU/~.PER' B-3 AUTO SERVICE 14,000 SF 55 913 SF DOES NOT INGLUI:~ J ' ' PROP[RTY V~ST ~ro 25%· ~9%o 56% 47 YES ONE 5TORY H-4 7,500 SF B-3 -C-(~)~!VENIENCE sToRE W/GAS '& CAR WASH. 112% ' 73% NO 'YES ~NE STORY 12,000 SF,' ' SEPARATION 3 SIDES ' X 1.37~i -10,312 SF .... :. SPRINKLED X 3 -30,936 SE SUER' .C..RQW~I PUMP ISLAI~) NEW CURB .PYLON 0 10 20 ,47. NORTH :MIDWEST ;AUTO MALL NEW HOPt, M~NESOT~ I SITE PLAN SITE DATA m J~EW CURBLC_.UT. SITE DATA ZON£ USE CLASSIFICATION BUILD~NC~ AREA SITE AREA SITE COVERAGE BUILDING AREA GREEN AREA RECOMMENDED TRUCK LOADING AREA' '~AVING AREA PARKING. SETBACK TIRE & TRASH ENCLOSURE 'FIRE ~OTECT~ON LAWN IRRIGATION ELIMINATE 5 PARKIN(~ STALLS BUILDING HEIGHT M ULTIf'A.M[LY AUTO MALL SUPER PU/~PER' B-3 ~UTO SERVICE B-3 -C-6~',IVENIENCE S¥ORE W/GAS '& -I~bNST TYPE II-N OCCUPANCY H-4 BASIC ALLOWABLEAREA 7,500 SF AREA INCREASES SEPARATION 3 SIDES. _X. 1.._37.~ =.1_0,312 SF SPI~-KI:E~' : X 3 '30,936 Sl~ CAR WASH ~4,ooo SF ~,B~ S'S ~'13 SE m OES ~OT ~CLU~)E lJ~4B S~ NEV~A AVE) 25%' 15% ~ES' 'YES ONE STORY ~NE ~:O0o sF STORY SETBACK OF C .BJTUM~ ?__AY! .N. G; ' A~INC WALL' 2' RETAINING WALL PROPERTY L~ CONNECTION L ~TB ,I, CK* . J_LLi]J LENGTHEN PARKING STALLS' EXISTING SUPER' STING CURB CbT / NEW CURB CUT ~, DISCOUNTED PARKING SPACE SERVICE PYLON SIGN '0 10 20 40 NORTH ~NCERN MIDWEST AUTO MALL L SITE PLAN SITE DATA A1 t · 9' SAN S .~'CONNECTTOPROPOSED NEW STORM SEWER : ..~..~., h ,~ ",,,'"xx ~, '~:; ~= ' r-T-LL-L----~ I ~ / · I I I I / ~ ~CUP~'ERS & DOWNSPOUTS / 42~D AVENUE NORTH o ~o 2o 4o NORTH 5126189 MIDWEST AUTO MALL NEW HOPE, MINNESOTA .GRADING DRAINAGE & UTILITIES _ PLAN PLANT SCHEDULE NAME SIZE TYPE QUANTITY REMARKS sod ;, SPRLNKLER SPRINKLER ~ILAD TYP. 42~D AVENUE NORTH 1 CROWN AUTO SOD TO . .I~TERLOCKING BLOCI~ - R£TAINAGE -- SUPER' I~UMP[ R_' 0 10 20 40 NORTH 5126189 MIDWEST AUTO MALL LANDSCAPE & IRRIGATION PLAN SOUTH ELEV,~TION 'AUTOMALL · ' ~ · ~ METAL p,~IEL SICN FACI~ &~MA~SARD- PREFIN ' ~ . ' HPE BOL~D TYP · TIRES PLUS~ 4500 S.F ~MUFFLER~S 'BRAKES CLL/TCH REPAIR · AUTO GLASS: 2000 S.F 2000 S.F. 2000 S.F,. 1250 S.F. 'QUICK LUBE FLOOR PLAN AUTOMALL ~ SCALE 1/8' - 1'-0' NORTH WEST ELEVATION AUTOMALL SCALE 1/8' - T-O' EAST ELEVATION gMILAR EAST ELEVATION' SUI~ER-PuMPER ~ EACE BRICK 1/B"1'-0' // PREFIN METAL SIGN FACIA //~.~...~ &ALuM~Ns?oRRI~ FRONT SO~H ELEVATION ' SUeR PUMPER CAR WASH STORAGE FLOOR PLAN SUPER PUMPER SCALE 118"T-0' J a NOR TH 5/26189 AUTO MALL FLOOR PLAN. ELEVATIONS z / //.,. / / OVE"HE,~ DOOR W~ CUSS Lr~s. ~H+¢¢fi+!-~-!-,~444-F~-¢~-~4-~;,t-~¢~= ......................... /- .... = ................. NORTH ELEVATION A~O MALL- ' TRASH ENCLOSURE ELEVATION 118'-T-0~ / DOWNSPOUT ~' ~RTH ELEVATION SUeR ~M~R MIDWEST MALL NEW HOPE, MINNESOTA :LEVATIONS General Concept Stage P.U.D. Application City of New ~ope Ownership: Application is for two properties: 7100 42nd Avenue North and 7180 42nd Avenue North. 7100 42nd Avenue North Owner: David Lasky 2506 Monterey Avenue South St. Louis Park, MN 7180 42nd Avenue North Owner: Gordon Cook and Steve Matson 7180 42nd Avenue North New Hope~ MN Applicant: Midwest Auto Malls 6950 Wayzata Boulevard Suite 421 Golden Valley, MN 55426 Attention: Jeff Sweet, President Consultants: David Runyan, Architect Runyan/Vogel Group, Inc. 1300 Godward Street, Suite 6200 Minneapolis, MN 55413 Jerry Sunde, Surveyor Sunde Land Surveying, Inc. 9001 E. Bloomington Freeway Bloomington, MN 55420 Title of Applicant: Property located at 7100 42nd Avenue North is currently subject to a resolution/for condemnation passed by the New Hope E.D.A. Midwest Auto Malls has made application to the New Hope E.D.A. for purchase of land from it, should condemnation be instituted. .Property located at 7180 42nd Avenue North is under purchase agreement by Midwest Auto Malls. Legal Description: See Survey Zoning: No change in underlying zoning is needed. approval is requested. P.U.D. Map: See Architectural Plans Narrative: Midwest Auto Malls is proposing the development of a 15,600 sq. ft. auto service mall on the property. The development will consist of a 13,500 sq. ft. multi-tenant building and a 2,100 sq. ft. pumper. Auto service malls are shopping centers bringing together automotive service and accessory retailers at one convenient location in a retail environment. Auto service malls were first introduced a decade ago in Southern California. Midwest Auto Malls opened the first Auto Service Malls in Minnesota in 1987 in Eagan, Brooklyn Park, Burnsville, Hopkins and in Coon Rapids in 1988. Industry experts estimate that by year end there will be 650 malls in operation nationwide, with approximately 3,200 retailers operating in these malls. What has lead to the growth of auto service malls? The auto service and accessory market has grown because cars are being driven longer and more cars will be on the road in the near future. The average age of cars on the road, has increased from 5~ years in 1970 to almost 8 years in 1985. Older cars require more service. The number of cars in use is projected to increase from 162 million today, to 200 million by 1992, requiring more auto service facilities to maintain these cars. Gas stations, independent garages, and car dealerships have been unable to meet this increased demand for auto services and accessories. Since 1972 the number of full service gas stations has declined significantly. Approximately 90,000 stations have closed across the country. Smaller independent garages haven't been able-to fill the need because they lack the knowledge of the constantly changing new car technology. For each page of automotive technical information required in 1965, the. technician now needs 94 pages. In 1965, a comprehensive library of technical information was composed of 5,000 pages, today this figure is nearly ~ million pages. The number of Car Dealerships, a traditional source of car service, have shrunk from 50,000 in the early 1970's to only 25,000 today. And, while auto dealers have complete service facilities, studies have shown that consumers use other repair facilities because new car dealerships are perceived as too expensive, too far from home/work, having inconvenient hours, too slow and making it too difficult to get an appointment. Lifestyle factors also effect the auto service and accessory market. There are a growing number of drivers living in condos and apartments where they have no place to do minor maintenance work. The number of two income households, in which neither spouse can do without their car for a day, have added to the need for convenient auto service facilities. Auto service and accessory retailers have found a number of advantages to locating in Auto Service Malls instead of the traditional free standing buildings. These include: Auto Malls present these services in a facility which enhances rather than detracts from the architecture of the community. Traditionally, auto service companies have been located in separate buildings, each with their own design, color and separate signage. When alligned along a street the mix of colors, designs and signage can be very unattractive. Cities have grown increasingly reluctant to permit these uses on main streets in prime retail areas. By contrast, in an Auto Service Mall, these businesses are located in an architecturally attractive center with uniform color, design and signage. This has encouraged cities to permit Auto Service Malls to be located in main retail areas where previously free standing automotive service buildings had been prohibited. The appearance of the malls brings in more customers. Many customers, particularly women, feel uncomfortable taking their cars into traditional garages. Most Auto Service Mall designs have more in common with a shopping center than a garage. This has broadened the customer base of the retailers. A wider variety of services exposes more customers to the individual retailers. Customers being served by a retailer in the Auto Service Mall will be exposed to the services offered by the other retailers in the Mall. The 40 year experience of the shopping center industry has proven the success of this concept. In addition, Auto Service Mall retailers have formed a mutually profitable referral network among themselves. In evaluating the potential development opportunities on the Paro's Pub and Cook Automotive site, we concluded that an auto service mall was an appropriate land use because: 1. There is already in place auto uses occupying half of the block. Currently Crown Auto and Cook Automotive occupy a major portion of the block. It appears that the Crown Auto building is an unlikely candidate for redevelopment because of the newness of the building. Therefore, a redevelopment challenge is how to incorporate its use into an overall development. Midwest Auto Malls feels the block lends itself to an integrated auto service mall concept. This concept would include the redevelopment of the Paro's Pub site, efforts to coordinate the appearance of the Crown Auto, along with the Auto Mall, and the redevelopment of the Cooks Automotive Site. The total square footage of automotive uses including Crown Auto would be approximately 24,000 sq.~ft. The services available would include tire sales, brake and muffler service, clutch repair, insurance claims, quick lube, engine service and parts (provided by Crown Auto), and gasoline sales and convenience store items. e The resulting development would provide needed services to the community, in an aesthetically pleasing manner. The desire to complement rather than compete with the major retail activities at 42nd and Winnetka. While the automotive service uses proposed would draw people into the area, these businesses would not compete with the community's major concentration of retail development at 42nd and Winnetka. Approving an auto service mall at the Louisiana/42nd site supports the important community planning goals of clustering similar uses together. Site Conditions: Not Required Concept Drawing: See Architectural plans and attached photographs for architectural character. Number of Units: See Architectural Plans. Staged Development: Ail to be done in same construction season. Common Areas: Landlord (Midwest Auto Malls) will be responsible for care and maintenance of common areas. Market Feasibility: Completed by City. Auto service uses identified as market need. Submitted By: Jeff Sweet