070589 PlanningAGENDA
PLANNING!COMMISSION MEETING OF JULY 5, 1989
CITY OF NEW HOPE, MINNESOTA
7:30 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC HEARINGS
Case 89-15 -
"Development Stage" Planned Unit Development
Conditional Use Permit and Site/Building plan
Review, 7100-7180 42nd Avenue North, Midwest
Auto Malls, Petitioner
3.1 Case 89-16 -
Conditional Use Permit to Build a Remote
Driveup Facility, 8320 42nd Avenue North,
First Minnesota Savings Bank, Petitioner
3.2 Case 89-17 -
Conditional Use Permit for Outdoor Sales,
4471 Winnetka Avenue North, Tyra's County
Store, Petitioner
4. COMMITTEE REPORTS
4.1 Report of Design and Review Committee
4.2 Report of Codes and Standards Committee
5. OLD BUSINESS
6. NEW BUSINESS
6.1 Approval of Planning Commission Minutes of May 23, 1989,
June 6, 1989, and June 20, 1989.
6.2 Review of City Council Work Session Minutes of May 1, 1989,
City Council Minutes of May 22, 1989, City Council Work
Session Minutes of June 1, 1989, and City Council Minutes of
June 12, 1989.
6.3 Review of HRA Minutes of May 8 and May 22, 1989.
6.4 Review of EDA Minutes of May 22, 1989, and June 12, 1989.
7. ANNOUNCEMENTS
8. ADJOURNMENT
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 89-15
Request:
"Stage" Planned Unit Development Conditional Use Permit
and Site/Building Plan Review
Location:
7100-7180 42nd Avenue North
PID No.:
17-118-21 21 0031
Zoning:
Petitioner:
B-3 (Auto-Oriented Business)
Midwest Auto Malls
Report Date: June 30, 1989
Meeting Date: July 5, 1989
BACKGROUND
The petitioner is requesting approval of "Development Stage"
Planned Unit Development Conditional Use Permit to allow 13,500
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 Planning Commission reviewed the "concept" stage plans on June
6, 1989 and recommended approval subject to the following
conditions:
An attempt made by the petitioner to solve the problem
of too few parking spaces, prior to submission of the
development stage for review.
That detailed drawings of all exterior trash enclosures
are submitted.
That the shrubbery along Louisiana Avenue be removed
from the boulevard, and that additional landscaping be
provided for the Crown Auto site.
That detailed information be provided regarding proposed
illumination of the canopy.
5. That a comprehensive sign plan be presented for review.
That cross easements be provided and confirmed between
Auto Mall and Crown auto.
The City Council approved the plan on June 12, 1989.
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 July 24, 1989.
ANALYSIS
The Planner's Report is contained in Attachment A.
following comments:
Staff has the
Recommendation 7: The petitioner has submitted adequate drawings
of the trash enclosures.
Recommendation 2: The curb cut width for the Louisiana Avenue
driveway is required for maneuvering purposes.
$ignage: The developer has submitted a comprehensive sign plan
contained in Attachment A. Staff has the following concerns:
-Ordinance 3.467(4) prohibits a shopping center with more than
four businesses from including tenants names on the ground sign.
-Ordinance 3.465(s) limits the height of letters on canopies to 12
inches. The petitioner is requesting 36 inch letters.
-The site plan shows the placement of a sign on the corner of
Louisiana/Nevada. The sign is located on the property line. The
city requires a 10 foot setback.
Parking: Staff has consulted with the City Attorney relative to
limiting the amount of retail space to meet the required parking
on the site. Because the project is a Planned Unit Development,
the City Attorney feels that this restriction could be enforced.
Based on the amount of parking~provided, the retail space would
need to be limited to 1,740 square feet.
RECOMMENDATION
Staff recommends approval of the development stage planned unit
development conditional use permit subject to the following conditions.
That the Auto mall site must be replatted if the city vacates the
old Nevada Avenue right-of-way.
That the building elevation on the super pump be covered by at
least two feet or that the petitioner mitigate the difference in
elevation between the super pumper and the adjacent home to the
north.
That the petitioner investigate the possibility of an easement
with Crown Auto for additional parking and driveway improvements.
The landscaping plan is revised to eliminate the plantings within
the sight visibility area along the south side of the Louisiana
Avenue driveway.
Se
e
e
An illumination plan for the project is submitted for review and
approval.
The applicant enters into a development agreement with the City
for the PUD.
That the comprehensive sign plan be revised in the following
manner.
A.
B.
Ce
That no tenants be listed on the ground sign.
That the height of the canopy letters be reduced to 12
inches.
That the sign located at Louisiana/Nevada Avenues be
relocated.
Attachments-.
Attachment A - Planner's report dated June 29, 1989
Attachment B - Comprehensive Sign Plan
ATTACHMENT 'A
northWest associated consultants, inc.
PLANNING REPORT
TO:
Jeannine Dunn
F ROM:
Andrew Mack/Alan Brixius
DATE:
29 June 1989
RE:
New Hope - Midwest Auto Mall
FILE NO:
131.01 - 89.15
EXECUTIVE SUMMARY
BACKGROUND:
Midwest Auto Mall is requesting PUD development approval to
construct an auto mall and a convenience store with gas and car
wash (Super Pumper/Star Mart). The subject properties are
located along the north side of 42nd Avenue North between
Louisiana and Nevada Avenues. During the Planning Commission
meeting held on 6 June 1989, a series of concerns were raised as
a result of both the 1 June Planning Report and 2 June Staff
Planning Case Review. In response to these concerns, the
applicant has prepared revisions to the project development plans
in an effort to address these concerns.
RECOMMENDATION:
Based upon the review which follows, our office recommends
development approval of the proposed Auto Mall project and Super
Pumper Station subject to the following conditions:
The approval of the subdivision request to combine the old
Nevada Avenue right-of-way upon its vacation, with the Auto
Mall site subject to the comments of the City Engineer.
The curb cuts noted in this report receive approval from the
City Engineer for excess width.
The Super Pumper site is redesigned to provide additional
parking and a revised loading area in accordance with the
recommended site plan revisions in Exhibit C; or
4601 excelsior blvd., ste. 41 O, minneapolis, mn 55416 (612) 925-9420 fax 925-2721
The six (6) pump island service areas are determined to
satisfy the City's parking requirements in lieu of
additional parking and a revised loading area is provided.
The Super Pumper convenience store building is sized to
meet the parking and circulation requirements of the Zoning
Ordinance.
The applicant investigate
parking easements with Crown
improvements.
Detailed drawings
submitted.
for all
The landscaping plan is
obtaining mutual access and
Auto for driveway and parking
exterior trash enclosures are
revised to eliminate the plantings
within the sight visibility area along the south side of
the Louisiana Avenue driveway.
9. An illumination plan for the project is submitted for review
and approval.
10. Signage plans are revised in accordance with the City's Sign
Ordinance and are submitted for review and approval prior to
building occupancy.
11. The applicant enters into a development agreement with the
City for the PUD.
12. The review and comments of the City Attorney, City Engineer
and all other appropriate City staff.
ISSUES AND 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 comment upon any utilities
and easements still existing within this right-of-way and the
need for their maintenance and/or vacation· If the street
vacation is apProved by the City Council, the subdivision will be
one of a simple lot combination which can be processed
accordingly· We foresee no problems with this request subject to
the comments of the City Engineer.
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
can be accommodated via the PUD.
foot
separation) and
The two shared curb cuts on 42nd Avenue can also be accommodated
via the PUD. Through the PUD approval, the Ordinance may permit
the curb cuts to 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.
Building Setbacks. The proposed ten (10) foot building setback
for the Super Pumper from the north property line has been raised
as a concern, the processing of the entire site between
Louisiana and Nevada Avenues as a PUD, however, establishes the
north property line as an interior side lot line. Subsequently,
the ten (10) foot setback is considered to meet the minimum side
yard requirement. Furthermore, the applicant has proposed the
installation of a tiered retaining wall to establish a five (5)
foot change in grade elevation between the car wash and
commercial office building to the north. The effects of the
minimum setback will also be softened by a substantial evergreen
screening arrangement and the use of quality building materials.
Parkinq and Loadinq. While the Auto Mall proposes to provide
adequate parking spaces, concerns have been identified with
respect to the loading area designated on the initial site plan.
In response to these concerns, the applicant has proposed a
reconfiguration of the rear parking and loading area consistent
with 1 June 1989 planning report recommendation. Basically,
this has involved the elimination of five (5) parking spaces and
a shift of the designated loading area from the northeast corner
of the parking lot to along side the waste storage area. This
location improves maneuverability for deliveries in a centralized
manner and still affords sufficient circulation for two-way
traffic during loading and unloading operations.
Major concerns still exist, however, in terms of the parking and
loading arrangements for the Super Pumper Station site. With the
exception of providing one additional parking stall in front of
the proposed building, the applicant has not identified
alternatives to site configuration necessary to improve the
operational characteristics of the project. In this regard, the
improvement of sufficient parking to meet required parking
standards becomes essential to avoiding a congested site
operation which will result in traffic stacking back onto the
street. The applicant has proposed that the six (6) pump island
service areas should be considered towards satisfying the City's
off-street parking requirements. Given that the parking
standards do not address this consideration, a policy
determination will be required by the city in this regard.
Should the City find this to be acceptable then adequate parking
will be available with a modest downsizing of the proposed retail
facility. It should also be noted that further revisions to the
loading area should be considered irrespective of the parking
space provisions.
If, however, the City determines that the pump island service
areas will not be considered towards satisfying the required
parking spaces, then additional parking provisions or a major
downscaling in the project size will be required. The provision
of adequate parking spaces will, on the other hand, assure that
adequate site parking exists for retail customers in order to
promote the efficient turn over of space availability within the
pump island area.
Concern also exists over the anticipated delivery operations that
would occur as a result of the front truck loading area as
proposed. While the proposed loading area will be logical for
the delivery of fuel, experience from an operational perspective
suggests that retail deliveries, such as soft drinks and other
high turnover consumable goods, will seek a more convenient
location for loading and unloading operations. This will result
in a blockage of the already constrained circulation areas or
disruption of required parking spaces.
If the alternative to require additional parking is selected,
then substantial revisions will need to occur in order to
improve site operations. In this regard, our office has prepared
an alternative site arrangement which is shown in Exhibit C. A
major factor in this recommendation involves performance on the
applicant's part through the procurement of a parking easement
from the Crown Auto site. Based on the fact that the request
involves a PUD, the provision of off-site parking across the
internal property line becomes an integral consideration towards
satisfying parking needs for the entire project. Simultaneously,
the proposed parking spaces would be increased from eleven (11)
to sixteen (16) and the loading area moved to the east side of
the building. In order to facilitate parking as shown to the
west, sufficient drive isle space must be provided along the west
side of the building. This results in a reduction of
approximately twelve (12) feet in the overall building length
and a decrease of 360 square feet of retail space from 2,100
square feet to 1,740 square feet. This will result in
conformance with the City's off-street parking requirements and
greatly improve circulation conditions upon the site. Given
these findings, the joint cooperation of the Crown Auto site
becomes critical to the functional redesign of the project. The
provision of parking easements for the Suer Pumper Station are
recommended to be investigated simultaneously with the mutual
access easements from Crown Auto for the project.
Trash Facilities. Locations for trash facilities are found to be
acceptable as revised for the Auto Mall and in the recommended
site revisions for the Super Pumper. Detailed elevation
drawings for each of these enclosures must still be submitted
specifying the building materials.
Landscaping. Although the landscaping plan has been found to e
generally acceptable, concern still exists relative to the
Louisiana and 42nd Avenue intersection. According to Zoning
Ordinance regulations for sight visibility at intersections, the
spirea shown along the south side of the Louisiana driveway will
need to be removed from the Landscape Plan. This consideration
will also apply to the pylon sign in the same area. The
applicant has otherwise complied with~recommendations to remove
plantings within the right-of-way along the north side of the
same driveway location.
Lightinq. The site plan has been revised to remove a light pole
from placement within the Louisiana Avenue right-of-way. To
date, however, an illumination plan has not been received for the
project. The submission and approval of a lighting plan will be
required in accordance with the provisions contained in Section
4.033 (5) of the Zoning Ordinance. ~
Siqna~e. Further conceptual details have been provided for
project signing by the applicant. According to the information
received to date, the proposed sign improvements in relation to
Ordinance requirements are as follows:
MIDWEST AUTO MALL
SIGNING PROPOSALS
Requirement
Signage Proposed Required Met
Auto Mall
-Pylon Sign ~.~
Area 78.4 sq.ft. 75 sq.ft. No
Height 23.5 feet 20 feet No
Setback 20.0 feet 10 feet Yes
-Wall Signage Based on final 600 sq.ft. --
Super Pumper
-Pylon Sign
Area 78.4 sq.ft. 75 sq.ft. No
Height 23.5 feet 20 feet No
Setback 12.0 feet 10 feet No*
-Wall Signage
Applicant's
Building Size 64.0 sq.ft. 178.5 sq.ft. Yes
Recommended
Building Size 64.0 sq.ft. 147.9 sq.ft. Yes
*The proposed location of the pylon sign for the Super Pumper
site does not meet requirements for the 20 foot sight visibility
triangle at intersections set forth in Section 4.033 (3) (a) (11)
of the Zoning Ordinance. Its location will need to be revised
accordingly.
As may be seen from the above analysis, both proposed pylon signs
will require modifications in terms of height and signage area.
The limitations in this respect are based upon the property
frontage on 42nd Avenue which is classified as a minor arterial
street. In the alternative, the applicant may petition for a
sign variance to exceed requirements. A variance will, however,
not be encouraged based upon the new construction of the proposed
improvements and the substantial difficulty anticipated for
satisfying the required sign variance approval criteria.
Wall signage will be subject to further detailed review prior to
tenant occupancy and a determination on the extent of proposed
signage. The total of each individual tenant wall sign area
will, however, not be allowed to exceed a total of 100 square
feet. Further detailed incorporating revisions for both 'the wall
and pylon signs will be required for review and approval. The
plans must be approved prior to building occupancy.
CONCLUSION
While the applicant has attempted to address several comments
identified in earlier reports, the issue of parking and site
configuration for the Super Pumper proposal continues to be a
major consideration. It is our recommendation that these issues
be resolved through the procurement of parking easements upon the
Crown Auto site and subsequent revisions to the site improvements
as detailed in this report. As an alternative, however, the City
may wish to consider a policy which recognizes the developer's
proposal to utilize the pump island service areas in satisfaction
of required parking. Upon resolution of this matter, we feel the
other concerns listed herein can be resolved through further
refinement to the proposed project plans. Based on these
considerations, we have' recommended a conditional approval to
the PUD development plans subject to the resolution of those
items stated in the Executive Summary section of this report.
cc:
Dan Donahue
Doug sandstad
Mark Hanson
COOPER
HIGH SCHOOL
NEW HOPE
ELEMETARY
SCHOOL
CITY
HAL L
R-4
Bid
SUNNYSIDE
-- PROPOSED
MIDWEST AUTO MALl
GETHSEMANE
CEMETERY
gOOD
BETHEL
CEMETERY
LIONS
PARK
EXHIBIT A - Site Location
--I
rn
Z
rtl
!
/
CONNECTION
i .~ 'I~OPERTY"LINE'
[
/ C
SITE DATA
I
REOEIVED
TIME ,,.
jUN [] 6. 89
C~ .'fY OF
.... NEW HOPE
AUTO MALL
SUPER PUMPER
'ZONE B-3 13-3
USE CLASSIFICATION '~UTO SERVIC~ CONVENIENCe. 5TORE W/c~s &
'CAR WASH
'BUILDING AREA 14,000 Si: -'~,8~-
SiTE ARF~, ~'5~'~J~- ~-F (I~OES NOT I~ICLUOE
· -- PRO~'£RTY W~STiTO .....
SITE ~=OV~RAC~ NEVADA
BUILDING AREA 25%' ~5%
CREEN AREA" 39% '12%
~PJ'~KING ..... ,42 '11-+ 6 SERVIC~ SPOTS - 1'/
FIRE mOl'ECl-ION YES NO
'LAWN IRRIGATION YE"--~' 'YES
BUILDING HEIGHT ONE STORY ~'E STORY
CONST TYPE II-N II-N
OCCUPANCY . H-4 B-1
i~-A~C'ALLbW,'~'E ARE,', ..7,?0.?:
· - ' -SEPARATION 3 SIDES 'X 1.37~ ~ - 10~2 SF' -
5PRINKIFD- X 3 -30,936 SF --
SUPER
! MIDWE ST
~ ALrl'o MALL
SITE PLAN
S[1-E DATA
A1
?_R...O' P_E_R ?. Y L.INE'i
I
~ ~R:' .
. i .... -~ ~ ......... ~ ,-' 0 10' 20' 40'
northwest associated
· I
· consultants, inc.
1 :_'x;:~::'~;' :~ · ,~" ~ ', ' -. ,'~.':_~...'~:.'~
PER~ i~
~ ~ ! : ~'~CANb'P~ '".
~ ', ~ / ' ~: :.:~.~ t.-~:~' :-j~:~: ~ ~ . . ~ · i.~, , ..~-~
RECEIVED
TIME _
CITY OF
NEW HOPE
r-2a~
AUTO MALL
'DRAINAGE &
'UTILIT~S
PLAN
PLANT SCHEDULE
·
CROWN AUTO
~OPt"l~ '
PUMP£1~
RECEIVED
TIME
.JUN I~ 6. ~9
~2N~"U'~'NOR TH
CITY OF
NFW HOPE
0 10 20 40 NORTH
5126189
6115189
MIDWEST
AUTO MALL
N[W HOt¥, MLNN£5OTA
LANDSCAPE'
~- IRRIGATION
PLAN
L1
_:~OOR 'PLAN ~UTOMALI: ,,~
WEST EI~EVATION ALrTOMAI r ~
,~., .-- ,-o. RECEIVED
JUr~ i, u. ~9
CITY OF
A U'I'O MALL
FLOOR PLAN
ELEVATIONS
/?
-NORTH ELEYATIC~N AUTO MALL-
' ~ .... - : ~ ~ ROC~ fACE BLOCK
__JRP~t"I ENCLOSURE ELEVATION..__
EASI ELEVATION .-_ CANOP~ (wm'r~-~)
RECEIVED
TIME .......
JUNE1 6. 89
CITY OF
NEW HOPE
MIDWEST
AUTO MALL
ELEVATIONS
A3
BOUNDARY, LOCATION, TOPOGRAPHIC 8~ UTILITY SURVEY FOR=
MIDWEST MANAGEMENT COMPANY
N
LCT
.-" ," ~UD
\
': ......
42ND AVE N[[.J E - NO.
RECEIVED
CiTY OF
ATTACHMENT B
The following signage criteria has been developed by
Midwest Auto Malls to create uniformity of detail and
design in their development projects. This criteria
should meet the requirements of the New Hope signage code
as outlined in the zoning ordinance.
Project:
Auto Mall and Texaco Super Pumper
7100-7800 42nd Avenue North
New Hope, Minnesota
Developer:
Midwest Auto Malls
6950 Wayzata Boulevard, Suite 421
Minneapolis, Minnesota
Architect:
The Runyan/Vogel Group, Inc.
1300 Godward Street, Suite 6200
Minneapolis, Minnesota
INTRODUCTION
This Criteria establishes the exterior sign program for the Midwest Auto Malls in
the various cities listed in the index of this document. Described within is the
individual variation allowed in Tenant signage which will preserve the crucial
uniformity of the sign system.
As o planned commercial development these various projects have been
coordinated with the appropriate city officials so that the Developer, Midwest
Management, may regulate the development's signage needs. Quality development
of o project of this scale, under single ownership or control, requires this design
flexibility.
With this flexibility comes the responsibility of the Developer to demonstrate
regulations and provisions that will effectively organize and utilize resources to
assure the highest quality development. Signage which effectively identifies and.
directs is essential to the successful utilization of substantial investments in
architecture, construction and landscaping, l~or this reason signage guidelines are
appropriately included among commercial standards.
in addition, this Criteria has been developed to insure the mutual benefits to
Tenant and Landlord which result from documenting signage detail and from
articulating the responsibilities of each with regard to a project's sign program--a
sign program which is designed to meet both economic and esthetic needs.
On the one hand, economics require that signage be functional and cost effective.
Unnecessary casts to the Tenant should be avoided by guidelines which prevent the
cost of removal of inappropriate signs and the duplicated cost of sign replacement.
This Sign Criteria for Midwest Auto Malls presents a set of signage standards and
their locations. These standards create signage which complements and reinforces
the design objectives of the project as a high quality and environmentally sensitive
working community.
-2-
GENERAL SPECIFICATIONS
Tenants are allowed one (I) wall 'sign and one (I) area on the pylon sign to
identify their leased area. These shall consist of tenant identification only.
Copy shall be restricted to the Tenant's proper name and major product or
service off .red. Corporate emblems ~ shie Ids and si m ilar identifying devices shall
not be permitted.
Tenants in specific developments are allowed multiple
major thoroughfare passes two separate building elevations.
the building elevation plans for each project to determine
space is affected,
wall signs when a
Please refer to
if your leased
Si§ns shall be located in the designated signage areas found on the eJevolion
drawings attached.
Auxiliary signs, for purposes of directing or instructing a customer, shall be
allowed with prior approval by Landlord. No such sign shall be installed
without this approval. Maximum letter height to be f~", located on secondary
band. Refer to detail 030.
5. Ali signage costs incurred are the responsibility of the Tenant.
-3-
CONSTRUCTION DETAILS
WALL SICNACE
Tenants are allowed to identify their space with individual illuminated or
non-illuminated letters only.
All letters will sit on an invisible letter plane thal exists ~?" from the bottom
of the sign fascia. Refer to detail 030 for drawings on letter placement
within designated areas.
Maximum letter height is 2'-0" for upper case letters. Lower case letters may
descend below the letter plane not more than 6" and above the 2'-0" height 6"
so that a letter on a varied height Iago can be 3'-0" maximum.
All letters must be constructed of aluminum backs and sides. Individual color
variations will be allowed. These must be approved by landlord.
All letter faces must be flat acrylic. Individual color variations of acrylic will
be allowed 'within the following color choices: Red 2283, Blue 20.50, Creen
2108, Orange 21 ID, Yellow ~2465, White 73~28. These must be approved by
landlord.
All electrical connections must be housed within the letter interior or behind
the fascia wall in the tenant's space. Tenants are responsible for primary
wiring to this location.
PYLON SiGNAGE
All tenants will be allocated a space on both sides of the pylon sign. A
tenant's specific space shall be determined by the landlord.
e
The sign shall have two (2) painted aluminum panels already in place. It will
be the tenant's responsibility to route their copy from this panel and supply
the acrylic panel to back it. Construction is detailed on 033 of this document.
Tenant's panel is 13" x 7'-I". A maximum letter height on these panels is 10"i
maximum line length is 6' 8"
/~. No Iogos or emblems are allowed on pylon.
Copy will be routed out of the existing aluminum sign face· Plexiglas backers
must match the colors listed on page 4 of this document.
-5-
PROHIBITED SIGNS
Any type of signage other than those speCified in this document shall be prohibited,
These shall include:
e
0
e
Be
Any individually mounted letters other than those specified within this
document.
Any type of signs composed of components which flash, revolve, rotate or
make noise.
Any type of individual cabinet signage.
Any type of plaque sign.
Signs employing molded or formed letters, or letters with no returns or
exposed fastenings.
Cloth, Wood, paper or cardboard signs, stickers, decals or signs, letters,
symbols or identification painted directly on the surface of the premises.
Auxiliary signage, such as that used for grand openings and sales, may be
subject to approval by the Landlord.
Sign manufacturers' stickers that are larger than 2" x 4". (No sticker shall
appear on the face of a sign nor shall they appear on each individual letter
cabinet when sign consists of individual letters).
Any vinyl letters on glass other than store hours which shall be limited to i"
maximum height.
-6-
SIGN APPROVALS
Tenant shall submit drawings for all its proposed sign work to the Landlord.
Three (3) sets of drawings will be required by the Tenant Coordinator of
Midwest Management. The drawings shall clearly show location of signs on
the elevations and graphics.
The Tenant Coordinator shall return one (I) set of sign drawings, as soon as
possible, to the Tenant. The drawings will be marked either "Approved,"
"Approved Based on Landlord's Modifications," or "Disapproved." Sign
drawings that have been "Approved Based on Landlord's Modifications" are to
be returned to the Tenant Coordinator bearing the Tenant's approval, or are
to be redesigned and resubmitted for approval within seven (7) days of receipt
by Tenant. Sign drawings that have been disapproved are to be redesigned
and resubmitted to the Tenant Coordinator for approval also within seven (7)
days of receipt by Tenant.
-7-
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 89-16
Request:
Location:
Conditional Use Permit and Site/Building Plan Review
8320 42nd Avenue North
PID No.:
18-118-21 12 0003
Zoning:
B-2 (Retail Business)
Petitioner:
First Minnesota Savings Bank
Report Date: June 28, 1989
Meeting Date: July 5, 1989
BACKGROUND
The petitioner is requesting a Conditional Use Permit and
Site/Building Plan Review to allow a drive-up service facility.
Section 4.113 allows drive through facilities in excess of one
lane in a B-2 zoning district through a conditional use permit.
Property owners within 350 feet have been notified.
received, no comment to date.
Staff has
The petitioner met with the Design and Review on June 15, 1989. A
letter from the petitioner explains the revisions and is contained
in Attachment A.
ANALYSIS
The Planner's Report is contained in Attachment B.
following comments in regard to the report.
Staff has the
Recommendation 1. Staff agrees that the Planner's design
provides more of a stacking opportunity on Xylon Avenue. However,
the petitiOner does meet the ordinance standards by placing the
curb cuts 40 feet apart.
Recommendation 2. Sign A must be revised to read "Enter Only".
The sign can also read "Drive-In Teller" and "Open/Closed". The
maximum size of the sign is 9 square feet.
Landscaping: Staff suggests that three additional Black Hills
Spruce be placed on the west side of the fence located on the west
property line. This will provide additional screening for the
apartment complex.
Hours of Operation: The hours of operation are listed in the
petitioner's letter contained in Attachment A. Staff finds the
hours to be acceptable.
RECOMMENDATION
Staff recommends approval of the Conditional Use Permit and
site/building plan approval subject to the following conditions:
1. That sign A be revised to read "Enter Only".
That three spruce trees be placed on the west side of the
fence located between the subject property and the
apartments.
Ail on-site lighting is so arranged as to reflect the light
away from adjoining property, abutting residential uses and
public rights-of-way.
Attachments:
Attachment A:
21, 1989
Petitioner's correspondence dated June
Attachment B: Planner's report dated June 28, 1989
ATTACHMENT A.
First Minnesota
June 21, 1989
Mr. Doug Sandstad
City of New Hope
4401 Xylon Avenue North
New Hope, Minnesota 55428
Dear Mr. Sandstad:
As a follow up to our meeting of June 15th, please find shown below our
responses to the design issues and concerns as identified by the City
staff..
Directional Digns
Please refer to the enclosed Traffic Circulation and Parking Plan:
1. Sign A - will be used to direct traffic to the driveup facility and
to announce whether it is open'or closed.
2. Sign B and C - will be used to control and direct traffic on the parking
lot.
3. Sign D and E - will be used to direct traffic in the parking lot.
Parking Spaces
Pursuant to your request, the following has been done.
1. Parking space sizing has been redesigned to 8'-9".
2. The number of parking spaces has been reduced to meet required spaces
(45).
3. The parking i~ediately in front of the door will only support three
spaces, one of which is for handicap.
Parkin~Lot Lighting
Please refer to the sketch shown on the Traffic Circulation and Parking
Plan.
1. Any new lighting will be matched (as close as possible) to existing.
2. Ail parking lot fixtures direct the light downward.
Landscaping
Please refer to the revised Landscape Plan:
· . We have straighten out the north end of the fence, and have added plantings
on the west side.
First Minnesota Savings Bank, ES.B.
690 16th Avenue South, Hopkins, Minnesota 55343
612-935-6126
Page 2
Mr. Doug Sandstad
June 21, 1989
5an~iW (continued)
2. We have added shrubs to screen the air conditioning unit.
Canopy Signage
Please refer to Architectual Plan "A~" which illustrates the placement
of the open/close lane signs.
Hours of Operation
The operating hours of this office are split into two categories; the
driveup and the branch lobby. The hours are as follows:
Monday - Thursday 8:30 - 4:00 8:00 - 6:00
Friday 8:30 - 6:00 8:00 - 6:00
Saturday 9:00 - 12:00 9:00 - 12:00
With respect to other changes, please refer to all three sets of drawings
for the reduction in size of the canopy. In fact, since changes were
made to all plans, please use the enclosed plans as replacements in their
entirety.
If you find that you need additional information as you review the enclosed,
or that we have missed addressing a concern or issue, please contact me
at 935-6126.
Sincerely,
Bruce Bednarek
Assistant Vice President
BB/df
enc:
ATTACHMENT B
northwest associated consultants, inc.
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
Jeannine Dunn
Robert Kirmis/Alan Brixius
28 June 1989
New Hope - First Minnesota Savings Bank CUP
131.01 - 89.16
EXECUTIVE SUM_~RY
BACKGROUND
First Minnesota Savings Bank has applied for a conditional use
permit to construct a remote drive-up facility upon its existing
bank site located north of 42nd Avenue North and w~st of Xy]on
Avenue North. The subject site is zoned B-2, Retail Business.
RECOMMENDATIONS
Based on the following review, our office recommends approval of
a conditional use permit to allow a remote drive-up facility to
coincide with the existing First Minnesota Savings Bank subject
to the following conditions:
1. Consideration is given to shifting the site's northern
access along Xylon Avenue approximately nine feet to the
north (see Exhibit C).
A determination is made as to whether "Sign A" is
technically defined as an "entrance sign" or "use sign". If
"Sign A" is determined to be defined as an "entrance sign",
then it must be downsized to meet maximum sign area
requirements.
3. The grading and drainage plan is reviewed and found
acceptable by the City Engineer.
4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax 925-2721
Ail on-site lighting is so arranged as to reflect the light
away from adjoining property, abutting residential uses and
public rights-of-way.
ISSUES AND ANALYSIS
Conditional Use Permit. According to Section 4.113 of the City
Ordinance, if a drive-up facility of more than one lane is to be
provided for a financial institution, the proposal must be
processed as a CUP. In determining the appropriateness of the
said permit, the City Council and Planning Commission must find
that:
(1)
(2)
Comprehensive Plan. The proposed action has been considered
in relation to the specific policies and provisions of and
has been found to be consistent with the official
Comprehensive Municipal Plan of the City.
Compatibility. The 'proposed use
adjacent land uses.
is compatible with its
(3)
Performance Standards.. The proposed use conforms with all
applicable performance standards contained in this Code.
(4)
No Depreciation in Value. The proposed use will not tend to
or actually depreciate the area in which it is.proposed.
(5) In B-2, Retail Business Districts:
(a)
Traffic. The proposed use will
hazards or congestion.
not cause traffic
(b)
Nearby Residences. ~djacent residentially-zoned land
will not be adversely affected because of traffic
generation, noise, glare, or other nuisance
characteristics.
(c)
Effect on Other Businesses. Existing businesses nearby
will not be adversely affected because of curtailment
of customer trade brought about by intrusion of unduly
heavy non-shopping traffic or general unsightliness.
Consistency with Comprehensive Plan. The proposed site is
located at the corner of Xylon Avenue and 42nd Avenue. This area
is within Planning District 17 as defined by the New Hope
Comprehensive Plan. Planning District 17 encompasses the New
Hope City Center which is intended to be the retail and financial
center of the City. The proposed drive-up facility is consistent
with the land use objectives for this area as defined by the
Comprehensive Plan.
Land Use Compatibility.
surround the proposed site:
The following
land uses and zoning
Direction Zoning Land Use
North
"R-l", Single Family
Residential
New Hope Swimming
Pool and Government
Center
South
"R-I", Single Family
Residential
Gethsemane Cemetery
East "B-4" Community Commercial
Business District
West "R-O", Residential Apartments
Office District
The apartments located on the west side of the site present some
compatibility concerns, however, these concerns are alleviated
through site design, proper screening and the operational hours
of the facility.
Performance Standards. Review of the proposed site plan reveals
that the facility will comply with lot area and setbacks. This
report provides a more detailed analysis of the site circulation,
access, parking, signage, and landscaping in the following
sections.
Interior Circulation. As shown on the submitted site plan, the
proposed drive-up facility would lie north of the existing bank
upon an area of land which currently lies undeveloped. The
drive-up would receive one-way 'access via a new access point
along Xylon Avenue.
The site's interior circulation routes appear well conceived and
should coexist quite well with existing bank activities.
In determining the appropriate amount of bank teller stacking
space, the New Hope Ordinance does not provide a specific
standard. For the purpose of ensuring adequate space, however,
the convenience food drive-through window standard of 180 feet of
segregated space may be used as a measure.
According to the submitted site plan, approximately 190 feet of
stacking space has been provided and would appear to meet assumed
needs.
Access. The proposed bank teller facility would receive its
access via an "enter only" point along Xylon Avenue which would
lie 40 feet north of the existing bank access, thereby meeting
the minimum allowable curb cut separation of 40 feet.
It should be noted that by placing the said access points at 40
feet apart, some concern exists in regard to potential vehicular
conflicts produced by their adjacency. Vehicles waiting to
access the drive-through lane via a left turn from Xylon Avenue
overlap the site's principal exit along Xylon Avenue.
Consideration should be given to shifting the access point
approximately nine feet to the north, as illustrated on Exhibit
C.
The proposed curb cut access measures
conforms to minimum curb cut standards.
24 feet in width and
Parking. According to the City Ordinance and shown on the
submitted site plan, the 45 spaces required of the entire bank
facility have been provided. Parking stall sizes measure 8'-9" x
20' thereby conforming to minimum stall size requirements.
Signs. The applicant has submitted a detailed signage plan for
the proposed bank teller facility .(Exhibit D). In connection
with the proposed one-way circulation system, signage becomes an
important method of insuring efficient traffic movement through
the site.
Signs Accessory to Parking Areas
As shown on Exhibit D, five sign faces have been included within
the development proposal, all of which lie as accessories to the
site parking area.
Sign A:
Will be used to direct traffic to the drive-up facility
and to announce whether it is open or closed.
Sign B
and C:
Will be used to
parking lot.
control and direct traffic within the
Sign D
and E:
Will be used to direct traffic in the parking lot.
According to Section 3.462 of the City Ordinance, signs accessory
to parking areas are permitted subject to the following
regulations:
(~)
Entrance and Exit Signs. One sign may be erected to
designate each entrance to or exit from a parking area; each
such sign shall be no more than two square feet in area;
such signs are exempt from minimum setback requirements but
shall be located at least one foot behind the lot line.
(2)
Use Sign. One sign designating the conditions of use shall
be permitted at each entrance to a parking area; each such
sign shall be limited to a maximum area of nine feet;such
signs are exempt from minimum setback requirements but shall
be located at least one foot behind the lot line.
With one exception, all proposed accessory signs appear to meet
the maximum allowable sign area. 'Some concern relates to the
technical definition of "Sign A". Should the sign be considered
a use sign, then it lies in conformance to Ordinance standards,
however, if "Sign A" is determined to be a sign used to designate
an entrance to a parking area then it would fail to comply to the
maximum allowable area standard of two feet. It would then have
to be downsized to meet Ordinance requirements, or should the
applicant wish to maintain the sign's excessive area, a variance
may be filed subject to the review of the City.
Canopy Signs
Also included in the signage plan are four separate canopy signs
which identify the bank teller drive aisles as being "open" or
"closed" (see Exhibit F). The signs face Xylon Avenue and
measure approximately two square feet each in size.
Landsca~inq. A detailed landscape plan has been submitted for
review. With residential land abutting the subject property to
the west, landscaping becomes a key issue. According to Section
4.033 of the City Ordinance:
Where any business or industrial use (i.e., structure,
parking or storage) abuts property zoned for residential
use, that business or industry shall provide screening along
the boundary of the residential property. Screening shall
also be provided where a business or industry is across the
street from a residential zone, but not on that side of a
business or industry considered to be the front (as
determined by the Building Official). All the fending and
screening specifically required by this Code shall be
subject to (a), above, and shall consist of either a fence
or green belt planting strip as provided for below:
Green Belts. A green belt planting strip shall consist
of evergreen trees and/or deciduous trees and large
shrubs and shall be of sufficient width and density to
provide an effective visual screen. This planting
strip shall contain no structures. Such planting
strips shall be designated to provide complete visual
screening to a minimum height of six feet. Earth
mounding or berms may be used but shall not be used to
achieve more than three feet of the required screen.
The planting plan and type of plantings shall require
the approval of the Planning Commission, which shall
have before it the recommendations of the City Engineer
or Building Official.
Screen Fencing. A required screening fence shall be
constructed of masonry, brick, wood or steel. Such
fence shall provide a solid screening effect and not
exceed eight feet in height or be less than six feet in
height. The design and materials used in constructing
a required s.creening fence shall be subject to the
approval of the Planning Commission which shall have
before it recommendations of the City Engineer or
Building Official.
It appears that proposed plantings have been located in key areas
where landscaping is desired. Along the site's western border,
the mixture of deciduous and coniferous trees, along with a
fence, should produce both an effective and aesthetically
pleasing visual barrier to adjacent residential properties.
Gradinq and Drainaqe. The site's grading plan has been overlayed
upon the submitted site plan (Exhibit B). The plan will be
subject to the review and comments of the City Engineer.
Lighting. As shown on the submitted landscape plan, several
light fixtures have been proposed throughout the site. According
to Section 4.036 of the City Ordinance, any lighting used to
illuminate ~n off-street parking area Shall be so arranged as to
reflect the light away from adjoining property, abutting
residential uses and public rights-of-way.
According to the light standard detail shown on Exhibit D, the
proposed light fixtures are hooded and appear to be
architecturally compatible to the site's principal structure.
Bank Teller Appearance. The proposed bank teller facility is
compatible with the site's principal structure in terms of
materials and building massing, and should visually enhance the
bank facility.
CONCLUSION
Based on the preceding review, our office recommends approval of
a conditional use permit to allow a remote drive-up facility to
coincide with the existing First Minnesota Savings Bank subject
to the conditions as listed within the Executive Summary of this
report.
cc:
Dan Donahue
Doug Sandstad
new hope, minn.
1/2 mi.
EXHIBIT A - SITE LOCATION
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EXHIBIT B - SITE PLAN
'CONSIDER RELOCATING AC(
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~IVENIENCE
EXHIBIT C - DESIGN ISSUES
ROCKFORD ROAD
DATA % OF TOTAL
TOTAL SITE 58,490 SQ. FT. 100%
GREEN AREA 25,397SQ.FT. 45%
BUILDINGS 4,903 IQ. FT.BY-
' * PAVED
27,325 SQ. FT.47%
ICANOPY 950 SQ.
BUILDIIIG GROSS 9,8S8 SQ. FT., LESS 10% 8,873 SQ. FT.
OFFICE SPACE ?,946 SO. FT. + 2C'0 = 40 SPACES
STORAGE SPACE 927 IQ. FT. + 1,000 = ~ SPACE
NEW TELLER BLDQ. (EMPLOYEE ONLY) 4SPACES
TOTAL REQUIRED SPACES 45
· TOTAL PARKINQ SPACES 4S
TRAFFIC CIRCULATION & lb.."~/~ ... g~c'
PARKING PLAN
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Planning Case:' 89-17
Request:
Location:
PID No.:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
Conditional Use Permit For Outdoor Sales
4471 Winnetka Avenue North
18-118-21 11 0014
B-4 (Community Business)
Tyra's Country Store
June 28, 1989
July 5, 1989
The Petitioner is requesting a Conditional Use Permit to allow outdoor
sales at 4471 Winnetka Avenue North. This request is made pursuant to
Section 4.125(v) of the New Hope City Code.
Staff requests that this can be tabled until August 1, 1989 so that the
Petitioner can meet with the City Sanitarian.