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090589 Planning AGENDA PLANNING COMMISSION MEETING OF SEPTEMBER 5, 1989 CITY OF NEW HOPE, MINNESOTA 7:30 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. PUBLIC HEARINGS 3.1 Case 89-17 - Conditional Use Permit for 4471 Winnetka Avenue North, Store, Petitioner Outdoor Sales, Tyra's Country 3.2 Case 89-19 - Rezoning from R-O (Residential-Office)to B-1 (Limited Neighborhood Business) Zoning District and Conditional Use Permit to Operate A Convenience Food Take-out/Delivery Establishment, 7500 Bass Lake Road, Pizza Hut of America, Inc., Petitioner 3.3 Case 89-20 - Preliminary Plat Approval and Amendment to Site/Building Plan, 5000 Winnetka Avenue North, Five Thousand Winnetka Limited Partnership, 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 August 1, 1989. 6.2 Review of City Council Special Meeting Minutes of July 20, 1989, City Council Work Session Minutes of July 31, 1989, August 8, 1989, and August 21, 1989, and City Council Minutes of July 24, 1989, and August 14, 1989. 6.3 Review of HRA Minutes of June 12, 1989. 7. ANNOUNCEMENTS 8. ADJOURNMENT PLANNING CASES September 1989 89-19 Bass Lake Rd. 89-20 Winnetka Av.N. 17 4471 Winnetka AV.N. 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 August 31, 1989 September 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'is requesting that this case be tabled one additional month. CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-19 Request: Rezoning from R-O (Residential-O f fic. e) to B-1 (Limited Neighborhood Business) Zoning District and Conditional Use Permit to operate a convenience food take-out/delivery food establishment Location: -7500 Bass Lake Road PID No.: 05-118-21 31 0009 Zoning: Petitioner: R-O (Residential-Office) Pizza Hut of America, Inc. Report Date: September 1, 1989 Meeting Date: September 5, 1989 1. 3 BACKGROUND The petitioner is requesting a rezoning from R-O (Residential-Office) to B-1 (Limited Neighborhood Business) and a Conditional Use Permit to allow a convenience food take-out/delivery establishment. This re~aest is made pursuant to Sections 4.201 and 4.104 of the New Hope Code. Property owners within 350' have been notified. received no comment to date. Staff has The site has had the following zoning classifications assigned to: 1956 - Commercial 1961 - General Business 1981 - Residential OffiCe 1983 - Retail Business 1985 - Residential Office See Attachment A. The site was previously occupied by a Taco Bell. The Taco Bell existed as a non-conforming use in the R-O Zoning District. In 1987, the site was vacated by Taco Bell. The City Code allows the continuation of a non- conforming use if there is no interuuption which exceed six months. Because the site did not continue to be utilized as a restaurant, the petitioner is faced with a rezoning request. Planning Case Report 89-19 Page -2- ANALYSIS The Planner's Report is contained in Attachment b. City staff has the following comments to make in regard to the report: ae Screeninq. That landscaping be improved on the north and east sides to create an adequate buffer between the residential uses and this property. Be Loadinq Area. Because the building is under 5000 square feet, a loading area is not required. Ce Siqnage. The petitioner is proposing wall and window signage containing the phone numbers of the business. This is not permitted by code. The Planner's Report discusses the criteria for approval of the conditional Use permit and the rezoning. Staff believes that the petitioner has met the conditions of the conditional use permit. In terms of the rezoning request, it.appears that there has been a change in the surrounding land use. This is illustrated in Attachment A. This attachment also shows the change in zoning classification for this property. Staff notes that use as a carry-out establishment is much less intensive than the previous use as a Taco Bell because there will be no on-site seating. RECOMMENDATION Staff recommends approval of the request for rezoning from R-O to B-i, and a conditional use permit to allow a convenience food take-out/delivery establishment, as proposed in Planning Case 89- 19, subject to the following conditions: 1. The curb cut on Bass Lake Road is reduced to twenty-six (26) feet. 2. That the pylon signage be limited to a height of twenty (20) feet. 3. Reduction in the lettering size Of the "Pizza Hut Carry Out" phrase on the south side of the awning to a maximum height of 12 inches. That landscaping be improved on the north and east sides in order to enhance a buffer between the commercial and residential uses. Planning Case Report 89-19 Page -3- 0 0 That trash enclosure is repaired and deemed acceptable by the City Building Inspector. All building plans and materials are subject to review by the City. That the hours of operation are limited to: Sunday through Thursday - 11:00 a.m. to 12:00 a.m. Friday and Saturday - 11:00 a.m. to 1:00 a.m. Attachments: A - History of Zoning B - Planner's Report C - Petitioner's Correspondence (8-5-89) D - Site Plan , E - Floor Plan F - Front and Side Elevations VICINITY ZONING HISTORY Note: Non-coded properties Crystal single family 1983 KEY: are 1985 ATTACHMENT A MULTIPLE FAMILY (R-4) BASS LAKE RESIDENTIAL-OFFICE (R-O) %~%%~XRETAIL BUSINESS (B-2) DUPLEX (R-2) 1979 RD, / BASS LAKE RD. ...'/~ 1961 KEY: ~~MMERCIAL GENERAL BUSINESS ,LIMITED BUSINESS SINGLEFAMILY MULTIPLE FAMILY 1966 BASS LAKE RD. 1956 BASS LAKE RD. ATTACHMENT B northwest associated consultants, inc. PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Dan Donahue/Jeannine Dunn Kris Aaker/Alan Brixius 28 August 1989 New Hope - Pizza Hut Inc. CUP and Rezoning From R-0 to B-1. 131.01 - 89.19 BACKGROUND Pizza Hut of America Inc. has applied for a rezoning and conditional use permit for the old Taco Bell restaurant site located, at 7500 Bass Aake Road (at the corner of Pennsylvania and Bass Lake Road). The applicant is requesting the site be rezoned from R-l, Residential Office Distric't to B-l, Limited Neighborhood Business District. In conjunction with tke rezoning, the applicant is requesting a conditional use permit,.to operate a convenience food take-out/delivery establishment. I~e applicant's intent is to operate a company owned and managed Pizza Hut home delivery and carry out restaurant facility with no provisions for on-site food consumption. The hours of operaticn will be from 11:00 AM to 12:00 Midnight, Sunday through Thursday'. On Fridays and Saturdays, they will remain'open until 1:00 AM. The applicant is proposing to use the existing building and parking lot with 22 parking spaces and existing curb cut on Bass Lake Road. Please refer to the following exhibits in conjunction with this report: Exhibit A - Site Location Exhibit B - Existing Site Exhibit C - Site Plan Exhibit D - Floor Plan Exhibit E - Elevations EXECUTIVE SUMMARY If the B-1 zoning district is deemed appropriate for the site, then the City .may give approval of the conditional use permit.. Any positive action on the requested CUP should include the following conditions: 4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420 fax925-2721 The curb cut on Bass Lake Road is reduced to twenty-six (26) feet. Acceptable sign pylon height and setback must be demonstrated on the signage plan. Reduction in the lettering size of the "Pizza Hut Carry Out" phrase on the south side of the awning to be a maximum height of 12 inches. Adequate screening is pr?vided in areas adjacent to residential uses. 12~/~.-,'~ ~3-33~',~,'~ .... :~'~F'.J3~' ;'~ ~ .~'~ ~. ~uu'~'~"~'~, ~-- Landscaping is reviewed and found satisfactory by the City. The trash enclosure is repaired and deemed acceptable by the City Building Inspector. Ail building plans and materials are subject to review by the City. Provision of adequate loading area.-~_~ Comments by City Staff· REZONING Rezoninq Criteria. A change in zoning is a policy decision that is left to the Planning Commission and City 'Council. In evaluating any rezoning, the compatibility and function of the proposed use must be considered in its relationship to the surrounding development. Historically, the City of New Hope has used the following criteria for determining the acceptability of a zoning change: Was there a mistake made in establishing the original zoning of the property? Has the area conditions or the land use character of the area changed to warrant a change in the zoning? Present Conditions. Presently, the site is zoned R-O, Residential Office District. This district allows for the development of high density housing and a variety of medical, professional and commercial offices. Under the "R-O" zoning, the previous Taco Bell Restaurant operated as a non-conforming use. The proposed Pizza Hut carry out/delivery food service would not be allowed under the R-O zoning. The site in question is approximately 15,600 square feet in area and contains a 2,000 square foot building designed for restaurant use. The site's size limits its potential reuse under the R-O zoning. Based on the City's zoning standards, the 15,600 square foot site could accommodate up to five dwelling units provided the site design could be arranged to accon~odate required parking and garage space. The site could accommodate up to a 3,000 square foot office building with parking. The market for additional office space, however, remains questionable. The proposed "B-i", Limited Neighborhood Business District is a very restrictive commercial district intended to be compatible and complementary to the residential neighborhoods" B-1 District. The purpose of the B-1 District is as follows: The purpose of the "B-l" Limited Neighborhood Business District is to provide for the establishment of local centers for convenient, limited office, retail or service outlets which deal directly with the'customer from whom the goods or services are furnished. These centers are to provide services and goods only for the surrounding neighborhoods and are not intended to draw customers from the entire community. The purpose of the' proposed convenience take out/delivery establishment is to provide a service for local customers. Other B-1 uses include barber/beauty shops, convenience grocery stores and laundromats to name a few. The other uses allowed in the B-1 Zoning District are limited to achieve the expressed purpose of the district. A convenience food take out/delivery establishment is consistent with the purpose of the B-1 District and also with other activities allowed in the B-1 and other commercial districts. The land use character of this area hasl changed since the original zoning was established. In 1983, the A.C. Carlson site to the west was rezoned from R-O to B-2, indicating a shift in this area to commercial development. The zoning change of the A.C. Carlson site to B-2 demonstrates that a low intensity commercial district can compatibly exist near residential districts. It should be noted that the B-2 District change of the A.C. Carlson site is a higher intensity zoning change than the B-1 request by Pizza Hut, Inc. Previous to the Pizza Hut request, the site was occupied by Taco Bell Restaurant which operated as a full service convenience food restaurant. The establishment and operation of this facility produced the commercial character of the site. Taco Bell relocated from the site approximately' two years ago. Since their departure, the building has sat vacant. The length of vacancy may be due in part by the reversion of the property to the R-0 District standards after the restaurant's departure. A restaurant cannot locate on the site again because it would be a non-conforming use in the R-O District. Length in vacancy may also be due in part because of the size of the building and configuration of the site. Both the building size and site configuration hinder conversion to a residential or office use as permitted in the R-O District. Rezoninq Conclusion. The proposed carry out/delivery food service is less intense commercial activity than the previously existing fast food restaurant. Also the requested B-1 zoning is a more restrictive zoning district than the adjacent B-2 zoning approved for A.C. Carlson in 1983. While the rezoning of the property remains a policy decision of the Planning Commission and City Council, the current request provides for the private redevelopment of a now vacant site and an opportunity to further upgrade the site to insure compatibility through the conditional use process. CONDITIONAL USE PERMIT Under Section 4.104(4) of the New Hope Zoning Ordinance allo~s for convenience food take out/delivery service may be allowed in the B-1 zoning district provided.the following conditions are met: Compatibility with Surrounding Property Architectural appearance of the building. The applicant has not submitted detailed architectural plans or elevations that reveal the building appearance. Building elevations should be submitted for review and comment. 2. Signage. The following signs are proposed for the Pizza Hut Inc. site: Maximum Sign Type/Component Dimensions Allowed Conforms Pylon/Height Pylon/Area Pylon/Setback Fabric Awning/Area Window Signs (2)/Area Neon Phone No. (2)/Area Logo Sign/Area Needs to be * 20 ft determined 66 sq. ft. 75 sq. ft. Yes * 10 ft Needs to be determined 40 sq. ft. 89 sq. ft. Yes 5 sq. ft. 30 sq. ft. Yes 6 sq. ft. Total for all Yes 9 sq. ft. window signs Yes * No dimension indicated Pylon height and setbacks were not indicated to scale on the submitted plans and will need to be determined and deemed acceptable. Regarding the awning signage, the applicant will have to reduce the lettering size of the "Pizza Hut Carry Out" phrase on the south side because the Ordinance limits canopy lettering size to no larger than 12 inches. Lettering indicated is 18 inches in height. Regarding the window signage according to the Ordinance, interior illuminated window signs are allowed if they meet size requirements and also if the illuminated window signs are restricted to business identification only, as defined in Section 3.422 (11). This may include the business name or logo exclusive to the property. The Ordinance definition for identification signs is given below. 3.422 (11). Sign, Identification. The principal sign identifying the business conducted on the premises. In Residential Districts, the sign identifying a resident, school,, church, or other non-business use. Ail window signage is acceptable according requirements set forth in the Ordinance. to the Landscaping/Screeninq. A landscaping and screening plan has not been- gubmitted and will be required for plan approval. The New Hope Zoning Ordinance requires a business that abuts a residential area to provide screening along boundaries of residential ~roperty. Screening is also required where a business is across the street from a residential zone, but not on the side considered the front. The proposed Pizza Hut, Inc. project has not indicated any change in landscape/screening plans to buffer adjacent zoning districts. The existing site conditions consist of a wooden split rail fence on the west boundary, a brick trash enclosure to the rear of the building, and a six foot chain link fence with metal slats along the north boundary. Landscaping consists of perimeter building plantings and plantings along the sidewalk. Our office would recommend appropriate landscape screening along the eastern boundary to provide adjacent screening for the residential district abutting Pennsylvania Avenue. Said screening should adequately address the north.and eastern areas of the trash enclosure, the east side of the parking lot, and enhance the east wall of the building from adjacent residential uses. All other landscaping should emphasize the following areas: The boundary or perimeter of the proposed site at points adjoining another existing or proposed site or sites; the immediate perimeter of the structure or building at points of its placement on the site; and the public boulevard areas at points of interface with streets or sidewalk areas of the City. Lighting. The submitted plans do not specifically address any changes in exterior lighting, except for minor repair work as needed. If any changes are proposed in conjunction with the submitted plan, additional lighting ~lans must be submitted. Operation Limitation The applicant has indicated that the proposed facility would not have any on-site food consumption in conformance with the B-1 District standards. Street Access The proposed use has access to a major arterial street. The curb cut onto Bass Lake Road is over the maximum allowable width of twenty-six (26) feet at forty (40) feet. Our office would recommend the reduction of the curb cut width to conform to the twenty-six (26) foot maximum width allowable. Parking Parking requirements for the proposed convenience out/ delivery establishment is calculated as follows: Gross Net Parkinq Required Floor Area Floor Area food take- Parking Stalls Required At least one off- street parking space for each 150 square feet of floor area 1,383 1,245 8 The parking lot standards. Parking Stalls Provided Meet the Requirements 22 Yes dimensions comply with City dimensional Loading According to the submitted site plan, a 13'-10" X 8'-8" loading 'area has been provided. This loading area is substandard by City dimensional requirements. The applicant should illustrate how deliveries will be received on-site. For commercial smaller than 5,000 square feet, the City may allow for loading areas having smaller dimensions or waive the requirement as part of the conditional use approval. The City should note that Pizza Hut does use a 55 foot semi- truck for restaurant supply deliveries. This must be considered in the possible reduction of loading area size. Sanitation Requirements The food preparation must be reviewed and approved by the City Sanitarian. Trash Area. It should be noted that the existing trash enclosure will need repair work to the doors and that patching may be needed as well. Hours of Operation The conditional use permit allows for the limitation of operational hours to minimize the effect of nuisance factors such as traffic, noise, and glare. The applicant is proposing the following hours of operation: Sunday through Thursday Friday and Saturday 11:00 A~ to 12:00 AM 11:00 AM to 1:00 AM The appropriateness of these operational hours will depend grea%l~ on the site design and lighting. CONCLUSION If the City finds the B-1 rezoning request acceptable, the conditional use permit may be approved, with the conditions outlined in the Executive Summary. cc: Doug Sandstad new hope, minn. EXHIBIT-A SITE LOCATIOI' ATTACB~ENT C Pizza Hut of America, Inc./1100 West 31 st Street/Suite 130/Downers Grove, Illinois 60515/Phone: (312) 963-0900 August 5, 1989 M. JeannineDunn City of New Hope Oa,,,unityDevelo~mentCoordinator 4401 Xylon Avenue North New Hope, MN 55428 Re: RezoningandCoD~litional Use Application 7500 Bass Lake Road Thank you for talking with me on short notice a few weeks ago about our proposed Pizza Hut Delivery/Carry-Out Restaurant. Enclosed is a completed application for a conditional use and a check in the amount of Nine hundred dollars to cover the application fee and deposit for re-zoning and a conditional use for the subject property. Also included are the required site plan and remodeling plans. Our intent is to operate a ccmpany owned and managed Pizza Hut hc~e delive~t and carry-out restaurant facility at the subject location. We will have no provisions for on site consumption of our products and we will not utilize a liquor license at this facility. Our hours of operation will be the same as the other twin cities delivery/carry-out locations we now have operating. We will open at 11:00 A.M. each day and close at midnight Sunday thru Thursday. On Friday and Saturday we will remain open until 1:00 A.M. We will utilize the existing lot with 22 parking spaces and the existing curb cut onto Bass Lake Road. We have a similar unit nowunder construction at 36th and Douglas in neighboring Crystal, MN. The closest open delivery/carry-out facility we have is at Xerxes and Northway Drive in Brooklyn Center. The subject property is owned by our sister cc~pany Taco Bell. We are both subsidiaries of Pepsico, Inc. Upon full approval of this proposed development the property title will be transferred to Pizza Hut, Inc. Page 2 August 5, 1989 (Rezoning and Conditional Use Application 7500 Bass Lake Road) I have enclosed a Pepsico Financial Statement to demonstrate that Pizza Hut and Taco Bell are sister companies. The enclosed Taco Bell check is for the application fee. That check should serve as proof that Taco Bell has given Pizza Hut permission to file this application. Also enclosed is a property survey and a registered property abstract. A c~lete set of our proposed remodel plans is being sent to your office today frc~ our Wichita headquarters. If you have any questions regarding thisTapplication please call me. Cordially,, ///// · / _, / ~" .'. Allan ~. Broholm Senior Rsal Estate Representative AAB/es ~c~sures cc: Bob Baldwin :'""='? PENNSYLVANIA 'AVENUE :i:' W 14 -- r-'/,15,TING DUk4P~T~-~ EN ,"' LO 5.U P.P-.. 'P~c:PA I~: A/JD ~F'I~A I G HT P,.I,J EKISTI'kl ~ EX.I~.TII, IG C~)I, IC. WAL¥.. - D E L-C.,O WA L J~.~ AT D~tV~WA¥ · ?~OPOSE.D PYLOI.I. P--..~< I ~,T I t~ G _ . '~! D~-WALI<, ~.. -ILLUMINATED PYLON SIGN '3 MOD~L PS-G5 ". .~IGN ~I~HT AND ~T~AC~, NEW ~IGN, ~UNDATIOJ4 ADEQU~ ~ LOlL ~IL AND W~ND ~NDI~IO~, The design and details disclosed herein are the exclusive property of. Pizza Hut, Inc.. and shall nol be copied or repro- duced in whole or in parl without its prior written ©1989 PIZZA HUT. INC. 9111 E. DOUGt. A& BOX 428 WICHITA, KANSAS 6'7201 :GENERAL NOTES · · OlU£NSIONS TO NEW CONS'IRUCTION . A~E TO FAC[ OF S'I~D. · DIN[NSIONS TO F.~STINO C(~ISTRUC~]0N ARE TO FINISHES. · ~,.C. ~IALL PRO~IDE ALL N£CF_.eSARy. BLOCKING AT ALL AI'rAC~NENI~ TO WAL/.S · ALL ~vALL ~OUNT~ SHD.~N0 ,~ALL ~, BE · 5'-O~ A.F.F. · · S.C. SHALL PROViDe' SIRUCTURAL SUPPORT F(X~ AU. ROOF IdOtJNTED OR 5USPEND~O N£CHARICAL AND FOOO SER~IC~ £0UtPMENT AS REOUIRED. - COO~01NAI[ LOCAllC~ OF SDPPORTS ~TH £X~SllNO STRUCTURE NdD NECltANICAL CDNTRACTOR. -Il -~*'REUOVE EX~$11NO FLOOR F1NISHES AND PREPARE CONCRETE SLAB TO RECI~VE NEW RNISHE$ AS SCHEDU!.ED, / ' . · RENO~*~ EXISllNO C~i!..INS AND PROVIDE -'- .. NEW C~UNO AS SCHEDULED. W_.RIFY SUS~ENDEO H~II~-IT WITH EX1511NO STRUCIURE AND NEW MECHANIC:AL : ANO ELEC1RICAL WORK. - - · PREPARE I~lS11N~ WALL SUBS1RATES TO . RECEJV~ NEW WALL FINISHES AS SHOWN ' AND SCHEOUI..~. · G.C. SHALL PRO'VIOl[ UISSINS AND REPLACE OAMAGE0 TO~LET ACCESSORIES' AS SP£CIFIEO TO JIF. ET HANDICAP ACCESSiBIUI'Y · REMOVE EX1S"I1NO PAR11TIONS · NOT .SHOWN TO R[MAIN. FINISH SCHEDULE: D - PLYWOOD · 'F * FRP PANEl.' .' G - GYPSUM BOARO ,'-'-_ . 7' S- SUSPENDED GR'O & TI~ U- UNFINISHED ' ' W * WATER RESISTANT GYPDD : ' X · FIR~ ~ESISTANT GYPOD WHEN MUL~P~ SYMBOLS ARE GIV~ THE FIRST INDICATES THE FIRST ~AYER, THE SECOND INOICATES T~ SECOND LAY~. ~T~' ~ VINYL BASE TO BE CO~INUOUS IN AL~ HHISHED AREA~ ' . FL~F:'AIR, The design and details disclos~l herein are the exclusive property of Pizza Hut, Inc., and Bhall no~ he copied or repro- duc, ed in whole or in part without its. prior written consent. ©1989 PIZZA HUT, INC. 9111 E. DOUGLAS, BOX 426 .WICHITA, KANSAS 672O1 ..~-- -~;~':'~ ,: '..~.,' . "~ · : .... '. ', .'' -,. · ~: .: ,~.~ ':",~.,:.:'.,. ,:'7'..',. '.' .?- ~'":'¥"" '" ' " .... ' ' ' "~'~' ':'"*' ......... , ....'"' '" i ,:"'/ .,,,.'.-' :t ~.c -. ....:~.'..:. ,-,...: -' '~,," .: ,..'. '.T , ..' -' '..-:~: ~-..::.::-;, ,? -,::'; , ,t,~.;.";':~:~:..'~,' ':, -.~ ..~ '?.. ~" ,-~.. :~ ','L-'~:'--"!'~.: c '. ",~' ':, -~'.,,.- .'-'? .' :: "',." - ~:~.,~," ~' ' "~ '..' 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' ~,.' " ~' .... '"1 h. · ~ "-. ,.',..:~"' .... ..,. '' ' '' '" , :.. ".~ .-i.i. L ~'-~.~_~ ';~. · '" ,_~..~,~._~,:..:-,":~,'- ": ' ,":' -' 3'~' ~.'-"-." '"J' ·' ' ;' ..:: "~..' .: . :,~.:.. t ,?. /., .:L ,. . '. ' :-~"" ?': "'!'~:, ':; ' . ~'~~~.'~ ' R~ ' ' ' "' '"'-~ ' ' ' . ' '~,".";" ~.: ."-,";:" .. ,:.'~, ~..., : '. ') ' ,. '...~...' ....~:.' :~"-".'; ~".;.'- ':...:.. ,:~" r'.-?.:'L**. -' .",2...):: :. 'F'.[..', ..':"~".~.:~':' · -:,' '" .' ..... '.-~,'r."l" ,;~ ~ '.' ' . ": ":': ~: '~: The design em:l de~lla -",'~ ':".?';-.;'3' .'F' - :,- .... ;"' '"','.:~ '. i'~::,:-.:.~' .;",,~,i' '.i .: ~'.. E~ ~ .. :'.'; .. . Plz.~ Hut, Inc., · "' i, ' l exc~us~ pmpem/ ' · duoed In whole or in pan . . · . ~ wit hour Its prlo~ written . cotlaerlt, ',..2. 01989 PIZZ~ HUT, INC, 9111 E. DOUGLAS,:'". BOX 428 . ", .~:'~ WICHITA, KANSA3 · . -;'..;"~.-,: :.:.'... :'i "'~::.' '.' .-" 'T- ' '':- ':':': '": .......... 2:'-----~/..,~i_,, ' .' "!-;~ . :.' ': .... ~'"" ; :' : "' ' ~'. ,-'. : . ': ',.... '.~ . . ~'*..._ :::. I. . ,.,~ .,', ,, ,: ,: . .-. ' .- . . ': - ','.',,...... ', ,. -T.---i,~(-:~.f-.-~ . '~ .. ;., ~... - '- : . ,. .... ' :.. ~ .. ~. :, Planning Case: 89-20 Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: CITY OF NEW HOPE PLANNING CASE REPORT Preliminary Plat Approval and Site/Building Plan 5000 Winnetka Avenue North 08-118-21 23 0003 I-1 (Limited Industrial) Five Thousand Winnetka Limited Partnership September 1, 1989 September 5, 1989 Amendment to No BACKGROUND The petitioner is requesting approval of a preliminary plat pursuant.to Chapter 13 of the New Hope Code; and an amendment to the approved site and building plan pursuant to Section 4.093A of the New Hope Code. The original site plan was approved on May 8, 1989. The petitioner wants to relocate the 73 stall parking lot originally proposed to be placed south of the new building, to the east side of the new building. With this relocation, seven additional stalls are proposed. The petitioner is proposing to create one lot, and a separate outlot for future subdivision when the extension of Quebec Avenue is attainable. Property owners within 350' have been notified. Staff has received a few comments about dirt and traffic. Some of the comments are a result of a vacant property being developed. In addition, the utility companies and Hennepin County have been notified. Hennepin County's comments are contained in Attachment A. ANALYSIS Planner's Report.· The planner's report is contained in Attachment B. Given the inability to extend Quebec Avenue at this time, City staff and legal counsel are supportive of forming the residual property at 5000 Winnetka into an outlot. Parking. The parking required by the development is 385 stalls. The parking provided is 403 stalls, or an excess per code requirement of 18 stalls. The new parking lot will require that Planning Case Report 89-20 Page -2- fill be placed along the east of the property line. Staff suggests that in order to accommodate the fill on the site, the eastern 16 stall bay be eliminated. This would also increase the green area. e Green Area. The green area on the site is 38%. green areas is 35%. The required e City Engineer's Review. The City Engineer's comments are contained in Attachment C. The Engineer's comments have been included in the staff recommendation. RECOMMENDATION Staff recommends approval of the request for preliminary plat approval and an amendment to the site/building plan at 5000 Winnetka Avenue as proposed in Planning Case 89-20, subject to the following conditions: That the eastern-most 18-stall bay of parking be eliminated on the relocated lot so that all grading work is accommodated on Lot 1. (See.Attachment D.) e That a 20-foot wide drainage and utility easement be placed along the northeast corner of Lot 1 to its east property line. (See Attachment E.) That a 20-foot drainage and utility easement is dedicated on the north line of the Outlot. (See Attachment E.) That 7 feet of half right of way be dedicated along that portion of the outlot abutting 49th Avenue. (See Attachment E.) That a drainage and utility easement be dedicated along the southwestern corner of the outlot to accommodate the flared-end section of the storm sewer. (See Attachment E.) e That the driveway access to the future Quebec Avenue from Lot 1 be barricaded. That the plat indicate that the railroad right of way is the Soo Line Railroad. Attachments: A - Hennepin County Letter B - Planner's Report C -~City Engineer's Letter D - Parking Lot Reconfiguration E - Easements Required ATTACHMENT A HENNEPIN JL August 22, 1989 DEPARTMENT OF PUBLIC WORKS Engineering Division 320 Washington Ave, South Hopkins, Minnesota 55343-8468 Phone: [6'12] 935-338'1 Ms. 3eannine Dunn, Management Assistant Community Development Coordinator City of New Hope 440i Xylon Avenue North New Hope, MN 55428 Dear Ms. Dunn: RE' Proposed Plat - 5000 Winnetka Avenue North CSAH 156, Opposite 50th Avenue North Section 8, Township 118, Range 2i Hennepin County Plat No. 1773 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 CSAH i56 in the area of this plat. - Only one access from this plat to CSAH 156 will be permitted by Hennepin County. The access to CSAH 156 must be located directly opposite existing 50th Ave. No. - Any new access to a county road requires an approved Hennepin County entrance permit before beginning any construction. Contact our Operations Oivisions for entrance permit forms. - Al! 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 Operations 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. David W. Schmidt, P.E. Transportation Planning DWS/LDW: lw HENNEPIN COUNTY an equal opporlunlty employer .' / ATTACHMENT B northwest associated consultants, inc. PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Dan Donahue/Jeannine Dunn Robert Kirmis/Alan Brixius 28 August 1989 New Hope - 5000 Winnetka Preliminary Plat 131.01 - 89.20 EXECUTIVE SUMMARY BACKGROUND: 5000 Winnetka Limited Partnership, Inc. has submitted a preliminary plat entitled "5000 Winnetka" The subject site is located north of 49th Avenue North and east of Winnetka Avenue and is zoned I-l, Limited Industrial (see Exhibit A). The submitted plat calls for the subdivision of the 35.0 acre parcel into a 15.5 acre lot with access via Winnetka Avenue and a 19.5 acre outlot which covers the balance of the site. The submission of the plat follows the intention of the applicant to improve the developability of Lots 1 and the future subdivision of Outlut A by relocating a 73 stall parking lot, which is to serve the new warehousing structure on Lot 1 (see Exhibit D). Attached for reference: Exhibit A - Exhibit B - Exhibit C - Exhibit D - Exhibit E - Site Location Site Survey Preliminary Plat Site Plan ~nendment Subdivision Alternative 4601 excelsior blvd., ste. 41 O, minneapolis, mn 55416 (612) 925-9420 fax 925-2721 RECOMMENDATION: Based on the following review, our office recommends approval of the "5000 Winnetka" preliminary plat subject to the following conditions: A determination is made by the City Attorney cqncerning the appropriateness of overlaying an outlot upon the existing Model Readi Mix facility. The submitted preliminary various City Officials. plat is subject to review of ISSUES ANALYSIS PLANNING HISTORY: In an effort to determine the subject site's most appropriate use and subdivision, the City has expended a great deal of specific study upon the property in question. Both the 1986 Vacant Land Study and a January 1989 planning report evaluated the site in a variety of areas. Ultimately the City determined it would benefit most by having the site remain for industrial development. In review of site development proposals, the City has maintained that provided the necessary land can be acquired, a direct northerly extension of Quebec Avenue would most adequately allow the most efficient utilization of the subject property. SUBDIVISION LAYOUT: Lots. As shown on the submitted preliminary plat, the subdivision of the subject site includes a 15.5 acre lot which includes a new warehouse building and a 19.5 acre outlot which covers the balance of the site. Proposed Lot 1 is found to lie in conformance with minimum I-1 lot area and width requirements. Outlot A. As illustrated on the preliminary plat, a 19.5 acre outlot has been designated in the eastern portion of the site and includes the existing Model Readi Mix facility. By overlaying an outlot upon an existing use, an assurance will be made that no additional development may occur upon the subject site. In order for development to occur, the outlot must be replatted and identified as a recorded lot(s). The appropriateness of the outlot designation should, however, be subject to the review and comments of the City Attorney. Access. According to the submitted plat, proposed Lot 1 will receive its access via Winnetka Avenue while the Model Readi Mix facility located within Outlot A would receive its access via 49th Avenue North. The anticipated development and subdivision of Outlot A would most likely receive its access via a northern extension of Quebec Avenue. Such an extension, however, would require either the partial or full acquisition of an impeding residential parcel owned by Mr. Joseph Jacobwith. According to a project representative, Mr. Jacobwith has been contacted and had initially expressed a willingnes~ to sell a portion of his property, but recently, however, has reconsidered his desire to sell. It should be noted that Mr. Jacobwith's property measures 160 feet in width and could accommodate the 60 feet of right-of-way needed to extend Quebec Avenue without physically impacting the property's existing home.'- Future Subdivision. In an attempt to insure the most efficient future subdivision of Outlot A, Exhibit E has been attached to provide a guide which outlines a desired lot configuration. The plan illustrates a future northerly extension of Quebec Avenue with the subdivision of the outlot into four separate lots, three of which would receive access via the said cul-de-sac extension. Gradinq and Drainaqe. Outlot A contains two ponding areas which will limit future buildable lot area. Prior to final plat approval, a grading and drainage plan must be submitted subject to the review and comments of the City Engineer. Railroad Sidinq. As shown on the submitted preliminary plat, the subject site contains a rail siding which bisects Outlot A. The siding provides an attractive amenity in luring future industrial development to the property. Utilities. The subject site has access to a full range of municipal utilities, including sanitary sewer, water, storm sewer, gas and electric. Sanitary sewer may be extended from two locations; a sanitary sewer trunk line which parallels Winnetka Avenue and a sewer lateral which is located along the southern property line of Lot 2. Water is available to the subject site via a twelve inch main that parallels Winnetka and an eight inch main that extends east from Winnetka Avenue to 49th Avenue. SITE PLAN AMENDMENT As mentioned previously, the applicant has proposed to relocate 73 parking stalls from an area south of the site's existing building to the east end of the said building (see Exhibit D). The relocation poses no significant circulation problems toward the adjacent warehouse building and is viewed as acceptable. CONCLUSION Based on the preceding review, our office recommends approval of the "5000 Winnetka" preliminary plat subject to the conditions as listed within the Executive Summary of this report. cc: Doug Sanstad Mark Hanson new hope, minn. Exhibit A - SITE LOCATION v,.'\ 1:1 I'll I"' Z ~> -< PRELIMIN.~J~/ pLAT FIVE THOUSAI~) WI:NNETKA SITE DATA OWNER/DEVELOPER FIVE THOUSAND W~L~ETY~A LIMITED PART~ ~ ~'=~=----T'7' ~'.,.,~ ,,,-~ .,,,,~~'"~'*~ ....... FFE 910.0' . ,.¢~ ~...~,. '-' SEE TYPICAL DITCH SECTION i -MH-IO[ ~ *,909.00 [INV 90~. 42 90.~O~x~ ~ CONSTRUCT MH OVER EXISTING Zl" RC P STUB INV 898.02 '.-T-' CL. 52 ~ 14.0 % TEE ~* tlYD.' [CONCRETE PAD J xgOb 60 :904.87~ ~b05.'IO x905.44 / ~ /o / 96 6"TEE .~o5./4~ ~o~./o ~.~ . . , _ _ .. _ ..... ~ UGS 0.~%~ 1.0% ~4.4 , : -'.: -- ,, - ' .... ~ ~ . ._~: _: :~ .. 1 '/ % " / ', = -. I ~ %'~ = ~ '~ ~ ~ -- ' "'*~ [' / / I STORM SEWE [ ~ II ~ I ~OR~GINAL 73, STALL PARKIN~ LO~ , / ~ '~ ' 'TO B"E RELOCATED AT EAST END OF ' ~,~]' .... ' ' '"' ~ : , ,'" N , ~ "'"' Exhibit.,, D-2- SITE PLAN, ,~- ~~DMENT DETaiL m .... '~ 2-16-89 better access, CITY STAFF SUGGESTIONS TO ARCHITECT: a) Revise Concept to show 35% green, lower density, drainage & utility ir, provements etc. b) Revise 5000 Winnetka plan for driveway opposite 50th Ave.,truck access to east bay, incomplete details, missing rail 'spur, possible aesthetic improvements Bonestroo Rosen?. Ander. hk & Associates Engineers & Architects Otto G. Bonestroo, RE. Robert %~L Rosene, RE. Joseph C Anderlik, RE. Bradford A. Lemberg, RE. Richard E. Turner. RE. James C. Olson, PE. Glenn R. Cook. RE. Thomas E. Noyes. RE. Robert G. Schunicht, RE. Marvin L. Sorvala, RE. Ke~h A. Gordon, RE. Richard V~ Foster, RE. Donald C. Burgardc RE. Jerry A. Bourdon, RE. Mark A. Hanson. RE. Ted K. Field, RE. Michael Z Rautmann, RE. Robert R. Pfefferle, RE David O. Loskota, RE. Thomas ~ Reterson, RE. ATTACU~ENT C Michael C. Lynch. RE. James R. Matand, RE. Kenneth P Anderson, RE. Ke~h A. Bachmann, RE. Mark R. Rolls, RE. Robert C. Russek, A.LA. Thomas E Angus, RE Howard A. Sanford, RI;. Daniel J. Edgerton, RE. Mark A Seip, RE. Philip J. Caswell, RE. Mark D. V(/allis, RE. Thomas R. Anderson, A.I.A Gary E Eyander, RE. Chades A. Erickson Leo M. Pawelsky Harlan M. Olson Susan M. Ebeflin. CRA August 25, 1989 City of New Hope 4401 Xylon Avenue No. Minneapolis, Mn 55428 Attn: Jeannine Dunn Re: 5000 Winnetka - Preliminary Report Our File No 34-Gen. Dear Jeannine: We have reviewed the above plat and recommend the following: 1)'A addit'ional 20' wide drainage and utility easement is required across the northeast corner of Lot 1 to it's east line. Relative to Outlot A an additional 7' of half right-of-way shall be dedicated along 49th Ave. To insure the drainage way along the Soo Line R.R. right-of-way and the north line of Outlot A is maintained, a 20' wide drainage and utility easement is required on the north line of Outlot A. The existing flared end section shown in the southwesterly corner of Outlot A shall be included in a drainage and utility easement. 2) Future development plans for Outlot A will be required to provide ponding for the increase runoff due to development. 3) The driveway access to future Quebec Ave. from Lot 1 shall be barricaded until Quebec Ave. is up graded in the future. The barricade will prevent traffic from driving over the unimproved drive which presently exists to 49th Ave. 4) The railroad right-of-way designated opposite the east line of Outlot A is Soo Line R.R. If you have any questions please contact this office. Yours very truly, BONESTR00, R0,SENE, ANDERLIK & ASSOCIATES, INC. Mark A. Hanson MAH: df 2335 ~/est HiClhwav 36 · St. Paul. Minn~n*~ ~:~:lta . ~_~:~_a~.^ . SILT FENCE ~,STORM SEWER BY O'TH.~RS '1:. C. 906.42 INV. 902.42' /- ATTACHMENT D NOTE: REMOVf 24"TRI FOR 12 CASTII~ CONSTRUCT NIH OVER ~-~ ~'-\ STUB INV // / CL. 52 ~ 14.0 % .... PERTY ~0. 4 · 904.9P ~ x, / PROPOSED PROPERTY LINE :~ :~/ STOR~SEWER M.H. I L 75, STALL PARKIN LO~ " TO B~RELGCATED AT EAST END OF t ll..d. ,.4