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110889 PlanningAGENDA PLANNING COMMISSION MEETING OF NOVEMBER 8, 1989 CITY OF NEW HOPE, MINNESOTA 7:30 p.m. CALL TO ORDER 2. ROLL CALL 3. PUBLIC HEARINGS 3.1 Case 89-22 - 3.2 Case 89-23 - 3.3 Case 89-24 Request 'for Text Amendment to Allow Certain Accessory Uses in an R-5 (Senior Citizen Residential) Zoning District and Conditional Use Permit to Allow for Same 5430 Boone Avenue No., North Ridge Care Center, Inc ./Charles Thompson, Petitioner Request for Planned Unit Development Conditional Use Permit Concept Stage Approval for Community Center Park Improvements, and Site/Building Plan Review for Bathhouse Facility 4401 Xylon Avenue North, City of New Hope/Daniel J. Donahue, Petitioner Request for Text Amendment to Allow Outdoor Sales as a conditional use in a B-3 (Auto-Oriented Business) Zoning District, Rezoning from R-o (Residential-Office) and I-2 (General Industrial) to B-3 (Auto-Oriented Business) Zoning District, Preliminary Plat, Variance ti required outdoor storage setback, Variance to required parking setback 7675/7701-09 42nd Avenue North and part of 4214 Winnetka Avenue North Autohaus/Tom Boettcher, 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 October 3, 1989 6.2 Review of City Council Minutes Work Session of September 18, 1989, and City Council Minutes of September 25 and October 9, 1989 ' Planning Commission Agenda November 8, 1989 6.3 6.5 7. Review of EDA Minutes of September 25, 1989 Review of HRA minutes of September 25, 1989 ANNOUNCEMENTS 8. ADJOURNMENT PLANNING CASES November 1989 89-22 5430 Boone Av.N. 89-23 Xy 1 on 24 7675 & 7701-09 42nd Av. N. and 4124 Winnetka CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: Request: Location: PID No.: 89-22 Zoning-. Text Amendment to Allow Certain Accessory Uses in an R-5 (Senior Citizen Residential) Zoning District and Conditional Use Permit to Allow for Same Petitioner: 5430 Boone Avenue North Report Date: 06-118-21 43 0037 Meeting Date: R-5 North Ridge Care Center, Thompson Inc./Charles November 3, 1989 November 8, 1989 BACKGROUND The petitioner is requesting a text amendment to allow certain accessory uses in an R-5 (Senior Citizen Residential) zoning district as a conditional use. This request is made pursuant to Section 4.23 of the New Hope Code Property owners within 350' of the site have been notified. Staff has received no comment to date. The Codes and Standards Committee has met twice to discuss this proposed amendment. The committee is supportive of the amendment, but were concerned about the placement of signage to identify the facility for the outside public. The recommendation of the committee is that unless required by state or federal law, no signage should be allowed on the exterior of the building (including window signage). We have received a letter from the Commissioner of the Department of Commerce who has indicated that it is not a requirement to have an exterior identification sign. Therefore, the committee is recommending the draft ordinance contained in Exhibit B of the Planner's Report 26 October 1989. ANALYSIS The Planner's Report is contained in Attachment A and contains a review of the planning request as well as the proposed text amendment. Planning Case Report 89-22 Page -2- The North Ridge facility currently has a small beauty shop and pharmacy. These uses exist as a legal non-conforming use, although the proposed text amendment would correct the non-conformity. RECOMMENDATION Staff recommends that the Commission take the following actions: Motion to approve the request for a text amendment to allow certain accessory commercial uses in an R-5 Zoning District as proposed in Exhibit B of the Planner's Report 26 October 1989. Motion to approve the conditional use permit to allow a bank, beauty shop, and pharmacy at North Ridge Care Center, 5430 Boone Avenue North, as proposed in Planning Case 89-22. Attachments: Planner's Report 26 October 1989 North Ridge Visitor's Guide Floor Plan Bank Floor Plan Northwest Associated Consultants, Inc. U R B A N P L A N N I NG DES I G N · M A R K E T R ES E A R C H MEMORANDUM TO: FROM: DATE: RE: FILE NO: Dan Donahue Alan Brixius '26 October 1989 New Hope Zoning Ordinance - Accessory Commercial Uses in a R-5 Zoning District 131.00 - 89.19 The Marquette Bank of New Hope in conjunction with the North Ridge Nursing Home has requested a text amendment to the New }{ope Zoning Ordinance to allow for the establishing of a detached banking facility in the North Ridge Nursing Home. This facility is intended to provide safe and convenience banking services to the residents of the nursing home and the elderly housing apartments. The proposed detached bank facility will be 195 square feet in size and be located within the North Ridge Nursing Home. Access to the bank facility will be via a nursing home hallway. No direct exterior exit is being proposed. Currently a small pharmacy and beauty commercial uses in the nursing home. Zoning Ordinance, the type and size complement the nursing home environment. salon are existing While not permitted by of these businesses In view of the proposed bank facility and these existing commercial activities, the City prepared an Ordinance amendment that will allow limited accessory commercial uses in R-5~ residential establishments (see attached). This Ordinance takes precautions to ensure that the commercial activities remain ancillary to the elderly residential use. These precautions are necessary to prevent the creation of a full service commercial operation that would attract customers from outside the elderly housing facility. This type of con~ercial activity would be intrusive and disruptive to care, security, and enjoyment of the elderly~ residential environment. 4601 Excelsior Blvd.-Suite 410.Minneapolis, MN 55416.(612) 925-9420-Fax 925-2721 The Ordinance has been drafted to orient to the commercial use exclusively serving the elderly resident, facility employees, and visitors. To accomplish this objective, the following provisions were established. Accessory Commercial Uses: Commercial uses shall be only allowed in an R-5 Zoning District by conditional use permit. Under these terms, the commercial uses must demonstrate that it is an accessory use to a larger full time residential facility. Allowed Uses: The introduction of this provision indicates that the commercial activity is intended to primarily serve the residents of the residential facility. The uses are also limited in type and scope to complement the elderly housing environment. Performance Standards: The performance standards were established to ensure that the commercial facility is designed to exclusively serve the residents of the R-5 facility. Provisions that regulate business location, size, access, signage, hours of operation, and parking each serve to maintain the residential atmosphere of the elderly housing facility while providing some complementary commercial service. Siqnaqe: Minnesota Statutes 47.561 require all detached banking facilities to be properly identified at its location in a manner which includes the name of the parent bank. In response to this statute, the Marquette Bank of New Hope submitted for the City to review a 28" x 24" window sign that would identify the proposed detached bank facility at North Ridge. The City had some concerns with regard to exterior signage of any type identifying a commercial activity in a R-5 District. In response to the State Statute, the City prepared two draft Ordinances, one totally prohibiting exterior signage and the second allowing limited window signage. The City also requested a Statute interpretation from the Commissioner of the Department of Commerce. In their response, the Commissioner indicated that the City could prohibit exterior bank signage. A sign that identifies the bank may be located internally within a nursing home (see Exhibit A). SUMMARY Attached are two draft Ordinances pertaining to commercial uses in an R-5 Zoning District. The Ordinances are identical except for the provision addressing signage. The Planning Commission will review these Ordinances and comment on their appropriateness. cc: Jeannine Dunn Doug Sandstad Steve Sondrall Office Of The Commissioner October 20, 1989 Mr. Alan Brixius Vice President Northwest Associated Consultants, Inc. 4601 Excelsior Blvd. Suite 410 Minneapolis, MN 55416 Dear Mr. Brixius: I thank you for your letter dated October 11, 1989 regarding a detached facility of the Market Bank of New.Hope which would be located in the North Ridge Nursing Home. You note that the City of New Hope has an or- dinance which will not allow an exterior business sign to be located on the nursing home which would identify the detached facility, you also note that the banking statutes require tha~ a detached banking facility to be properly identified at its location in a manner which includes the name of the bank. Based upon the facts as you present them in' your letter, this letter shall confirm that, under the circumstances, the sign which identifies the detached facility may be located internally within the nursing home. Very truly yours, Michael A. Hatch MAH:pjk cc: Jim Miller STATE OF MINNESOTA DEPARTMENT OF COMMERCE 500 Metro Square Building, St. Paul, Minnesota 55101 8O$ EXHIBIT A ORDINANCE NO. CITY OF NEW HOPE HENNEPIN COUNTY, MINNESOTA AN ORDINANCE AMENDING THE ALLOWED ACCESSORY USES WITHIN HOUSING DISTRICTS. NEW HOPE ZONING CODE TO EXPAND THE "R-5", SENIOR CITIZEN RESIDENTIAL THE CITY COUNCIL OF THE CITY OF NEW HOPE ORDAINS: Section 1. Section 4.022.(8A) of the New Hope City Code is hereby created to read as follows: (8A) Bank: An establishment for receiving, keeping, lending or sometimes issuing many and making easier the exchange of funds by checks, notes, etc. For the purpose of this Ordinance, this definition shall include commercial banks, savings and loans, credit unions and similar facilities. Section 2. Section 4.08A3(4) of the New Hope City Code is hereby created to read as follows: (4) Accessory Commercial Uses. The commercial uses shall be allowed as an accessory use to any of the permitted or conditional full time residential uses allowed in the R-5 District provided that: (a) Allowed Uses. The following commercial uses which are intended to primarily serve and benefit the residents of the senior citizen housing or nursing home. (i) Bank. (ii) Barber/Beauty Shop. (iii)Limited Retail Sales. (iv) Newsstand. (v) Pharmacy. (b) Performance Standards. listed herein shall provisions: Ail commercial accessory uses conform to the follgwing (i) Ail commercial accessory uses completely within the principal residential facility. shall be located structure of the (ii) No separate exterior entrance or exit shall be allowed for any commercial accessory use(s). EXHIBIT B (iii)No exterior signage of any type shall be allowed for commercial accessory use(s). (iv) Any individual commercial accessory use Shall not exceed five hundred (500) square feet of groSs floor area. All combined commercial accessory uses within a single building shall not exceed two thousand (2,000) square feet gross floor area. (v) Any commercial accessory use shall not be open for operation between the hours of 9:00 PM and 8:00 AM. (vi) The' commercial facility shall provide sufficient parking for the commercial uses in accordance with Section 4.036. Said commercial parking must be be integrated into the parking design of the entire site and shall not be exclusively reserved for the available accessory commercial uses. Section 3. Effective Date. This Ordinance effective upon its passage and publication. shall be Dated: , 1989. ATTEST: Mayor City Clerk (Published in the New Hope-Golden Valley Post on the of , 1989. day ORDINANCE NO. CITY OF'NEW HOPE HENNEPIN COUNTY, MINNESOTA AN ORDINANCE AMENDING THE ALLOWED ACCESSORY USES WITHIN HOUSING DISTRICTS. NEW HOPE ZONING CODE TO EXPAND THE "R-5", SENIOR CITIZEN RESIDENTIAL THE CITY COUNCIL OF THE CITY OF NEW HOPE ORDAINS: Section 1. Section 4.022.(8A) of the New Hope City Code is hereby created to read as follows: (8A) Bank: An establishment for receiving, keeping, lending or sometimes issuing many and making easier the exchange of funds by checks, notes, etc. For the purpose of this Ordinance, this definition shall include commercial banks, savings and loans, credit unions and similar, facilities. Section 2. Section 4.08A3(4) of the New Hope City Code is hereby created to read as follows: (4) Accessory CommerCial Uses. The commercial uses shall be allowed as an accessory use to any of the permitted or conditional full time residential uses allowed in the R-5 District provided that: (a) Allowed Uses. The following commercial uses which are intended to primarily serve and benefit the residents of the senior citizen housing or nursing home. (i) Bank. (ii) Barber/Beauty Shop. (iii)Limited Retail Sales. (iv) Newsstand. (v) Pharmacy. (b) Performance Standards. listed herein shall provisions: Ail commercial accessory uses conform to the following (i) Ail commercial accessory uses completely within the principal residential facility. shall be located structure of the (ii) No separate exterior entrance or exit shall be allowed for any commercial accessory use(s). I EXHIBIT C (iii)No exterior signage of any type shall be allowed for commercial accessory use(s). Bank may be exempted from this provision to comply with Minnesota State Statute 47.561. Bank signage shall be limited to one interior, non-illuminated window sign that does not exceed five (5) square feet in sign area. The sign must comply with all provisions of Section 3.40 of the City Code. Outdoor promotional signage of any type is prohibited. (iv) Any individual commercial accessory use shall not exceed five hundred (500) square feet of gross floor area. All combined commercial accessory uses, within a single building shall not exceed two thousand (2,000) square feet gross floor area. (v) Any commercial accessory use shall not be open for operation between the hours of 9:00 PM and 8:00 AM. (vi) The commercial facility shall provide sufficient parking for the commercial uses in accordance with Section 4.036. Said commercial parking must be be integrated into the parking design of the entire site and shall not be exclusively reserved for the available accessory commercial uses. Section 3. Effective Date. This Ordinance effective upon its passage and publication. shall be Dated: , 1989. ATTEST: Mayor City Clerk (Published in the New Hope-Golden Valley Post on the of , 1989. day North Ridge Visitor% G~de · ELV. = Elevators Visitor Parking Building Entrance ® North North Ridge Apartments Roor Boone Ave. Zealand Ave, Care Center North IF~.V. · To get from Care Center West to Nor~h,'Sou~l, ~e 2n~l Story Walk-Way Center West Care Center South ~uth North Riege Apartment~ (5430) Care Center I I ! I ~IARo.u -CllE~ ~A~4~ KIE. w I-lOP -~ lx/O~tll ~L~C--~ L.5~,,X~xlcj.-I CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-23 Request: Planned Unit Development Conditional Use Permit Concept Stage Approval for Community Center Park Improvements; and Site/Building Plan Approval for Bathhouse Facility Location: 4401 Xylon Avenue North PID No.: 18-118-21 12 0004 Z6ning: R-1 Petitioner: City of New Hope/Daniel J. Donahue Report Date: November 3, 1989 Meeting Date: November 8, 1989 BACKGROUND The City is requesting planned unit development conditional use permit "concept stage" approval for the community center park improvements; and site/building plan approval for a swimming pool bathhouse facility. This request is made pursuant to Section 4.19 and 4.039A of the New Hope Code of Ordinances. The City will be represented by City Manager Dan Donahue, Park and Recreation Director Shari French, and Architect Bernard Herman. Property owners within 350' of the site have been notified. Staff has received no comment to date. ANALYS I S 1. The Planner's Report is contained in Attachment A. The City Manager has requested that the concept planned unit development approval for the Community Center Park improvements be tabled for one month. This is because of the cost associated with preparing more detailed plans for the park and parking lot improvements, and the uncertainty of the outcome of the fire station referendum. However, the plans are being presented on a conceptual basis so that the Planning Commission can get an understanding for the ability to meet parking demand, and the relationship of the layout of the facilities to each other. Planning Case Report 89-23 Page -2- 3. The City is requesting that the site/building plan be approved for the bathhouse facility. This structure will replace the existing facility located at the south side of the park and will not intensify the use. The concept plan shows the ability to exceed the existing number of parking spaces currently provided at the site. It is critical for the City to be able to move forward in the bathhouse portion in November if the referendum passes, so that the swimming pool facility can be operational by June, 1990. RECOMMENDATION Staff recommends that the Planning Commission take the following actions: ae Motion to table the planned unit development conditional use permit concept stage approval for Community Center Park. Bo Motion to approve the site/building plan for the swimming pool bathhouse facility. Attachments: Planner's Report N..o_r_t_hwest ASsOciated Consultants, Inc. URBAN PLA NNI NG · DESIGN · MARKET RESEARCH PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Jeannine Dunn/Dan Donahue Robert Kirmis/Alan Brixius 25 October 1989 New Hope - Civic Center Park PUD 131.00 - 89.23 EXECUTIVE SUM14ARY Background, Plans have been submitted to redevelop and upgrade the Civic Center Park located west of Xylon Avenue and north of 42nd Avenue North. The plan calls for the following: construction of a new fire station to be located adjacent to Xylon Avenue and south of the park's existing swimming pool. Construction of the facility will require the demolition of the adjacent swiKcaing pool's existing bath house. Construction of new swimming pool support facilities (i·e. bath house, equipment building) directly north of the existing pool. The potential re-use of a portion or possibly all of the existing fire station as a community center. The expansion of both the existing City Hall parking lot and former Fire Hall parking lot to accommodate the increased parking demands upon the subject site· Recommendation, Based on recreational parking standards and the parking standards of the City for each individual use, ~t appears that the New Hope Civic Center Park Proposal exhibits a parking deficit. However, when considering the interrelationship of the various park 4601 Excelsior Blvd.'Suite 410.Minneapolis, MN 55416.(612) 925-9420, Fax 925-2721 NOV-- P. 0~ activities, the parking deficit is minimal providing some site design changes are implemented. Our office recommends approval of the proposed PUD subject to the following conditions: 1. Reconfiguration and enlargement of the City Hall parking lot to hold 90 degree parking stalls rather than the 45 degree stalls as proposed. The reconfiguration, as illustrated on Exhibit G-2, would not only improve lot circulation but would allow 17 additional parking stalls. 2. In the event that a parking shortage continues to exist, alternative parking areas, as identified in Exhibit H, should be investigated and implemented prior to renovating the old fire hall into a community center. 3. The submitted site plan is modified to include handicapped parking spaces. 4. Consideration is given to intensifying landscaping efforts around the north and east ends of the swimming pool to diminish the visual obtrusiveness of the pool's existing chain link fence and the building massing of the north elevations. 5. Consideration is given to re-orienting the proposed basketball and volleyball courts in a north/south manne~ in order.to keep the court's principal line of play away from the d~rection of the setting sun. 6. The submitted site plan is modified to include the locations of all exterior lighting which is to occur upon the subject si%e. Any lighting used to illuminate an off-street parking area should be so arranged as to reflect the light away from adjoining property, abutting residential uses and public rights-of-way zn compliance with Section 4.033(5) of the City Ordinance. ISSUES ANALYSIS PUD. According to Section 4.19 of the City Zoning Ordinance. T-~ purpose of the establishment of a PUD, Planned Unit Development is to introduce flexibility of site design and architecture for the conservation of land and open space through the clustering of buildings and activities. The submitted development proposal is characterized by central management, integrated planning, joint use of parking and open space and appears to meet the general requirements and standards for a PUD. NOV-- 1--89 WED 16:27 P. 04 ~arktng Requirement~. With a variety of uses occurring upon the ~UbJec~-"~ite, its abi'lity to accommodate peak parking demands becomes a critical issue. While a number of activities do occur simultaneously during the Summer months, the peak use times differ to allow some shared parking arrangement. The following use activities have been identified along with %he estimated parking demand and peak parking times: Required Use Description Parkinq City Mall~ 16,800 square feet of office space. Peak parking demand is during day time business hours and evenings scheduled for City Council and Planning Commission meetings. 79 Outdoor Theatre~ 280 capacity. The peak parking demand for the outdoor theatre is weekend evenings and Wednesday evenings after 8:00 PM. 93 Fire Hall~ The peak parking demand is during fires or other emergency situations. Since the use requires an emergency response, the parking stalls for the fire hall must be reserved exclusively for the Fire Department members. 52 Community Center~ The use of the old fire hall as a community center has not yet been determined. As such, no required parking is necessary ak this time. Swimming Pool~ The swimming pool has been separated from the balance of the community park due to its use intensity. The current parking lot of 58 spaces meets the facility's needs. Peak parking demand for this use is typical early afternoon to early evening, subsiding at approximately 7:00 PM. 58 Community Park~ The balance of the park includes the softball field, tennis courts, playground area, basketball court, and volleyball courts have to be calculated under a community park parking standard of five spaces per every acre over one. This standard requires a total of 86 parking stalls. This standard is less intensive than calculating each activity separately, but since the park is not used for adult league play, the lesser parking ratio seems most appropriate. The open play activities still suggest a peak user time as being evenings and weekends. 86 3 p. 05 I --89 ~4EI) i 6 : 2_8 .. NOV-- Total Parkinq Required. The nagure of the PUD recognizes that ~sign~ed parking will serve a variety of uses. In this light, a complementary scheduling will reduce the overall parking demand of the park. For example, since the parking for the City Mall and the outdoor theatre do not create a ~imultaneous demand, only the 93 parking stalls for the theatre were used in the total parking calculation. Use Outdoor Theatre/City ~all Fire Hall Swimming Pool Community Park Required Barking 93 52 58 86 TOTAL 289 spaces The current parking offers 139 parking stalls, the proposed site plan proposes to increase the on-site parking to 222 spaces. This leaves a deficit of 67 parking stalls. This deficit can be further reduced with the following understandings. Implementation of Parking Alternative B as illustrated in Exhibit G-2. This parking layout provides 17 parking stalls more than the proposed ~k®tch plan. These extra parking spaces are provided without greatly expanding the proposed city Hall parking lot area· These additional spaces retain the integrity of the original parking area design and reduces the deficit to 50 parking spaces. As noted earlier, the peak use of the swimming pool typically subsides after 7:00 PM. This will make parking available for theatre events that occur later in the evening. These user trends will further reduce the overall parking deficit· For example, during day time hours, 14 of the theatre spaces may not be used ~y the City Hall and are available for other activities such as the swimming pool. Due to the location of the softball field, many participants park on Xylon Avenue, north of 45th Street because of its convenience access. These on-street parking spaces do not present any land use compatibility concerns in that they abut the back of garages for the apartments to the east and the cemetery to the west. Approximately 13 parking stalls are available at this location. While the parking stalls are not located on the park property they do serve to reduce the overall park parking demand. 4 Additional areas for expanding parking have been identified if a greater parking supply is necessary. Exhibit H illustrates that 16 additional parking spaces can be added on the north side of the City Hall parking lot if found to be necessary. Another study area includes an area north of the police parking lot. The PUD concept allows for some flexibility in parking with the understanding parking will be shared and overlap. We recommend that the proposed parking be expanded to provide an additional 17 stalls on City Hall parking lot as shown in Exhibit G-2. Proof of parking for an additional 16 spaces should be shown along the north side of the parking lot. Through the continued coordination of scheduled events at the New Hope Civic Center Park, the provision of 239 parking spaces should alleviate existing parking problems and address future needs. Parking Lot Des.~qn, As shown on Exhibit C, the expanded City Hall parking lOt provides 45 degree diagonal stalls for approximately 132 cars. In an effort to reduce the subject site's parking deficit and produce a functionally more efficient lot circulation pattern, two alternative designs have been developed. Alternative A (Exhibit G-l) retains the proposed drive aisle looping on the western portion of the lot but provides 90 degree parking rather than angled stalls. Alternative B (Exhibit G-2), while eliminating the drive aisle loop, does increase the lot's number of parking stalls by 17 stalls. By providing such configurations, much of the user confusion ~h%ch accompanies the proposed one-way circulation route is el~mznated while additional stalls are also provided. It should also be noted that the submitted plans do not indicate whether handicapped parking spaces have been provided. Minnesota State law requires that one space per 50 spaces be designated for the use of handicapped. Landscapings. AS shown on the submitted landscape plan, a variety of plan~ings have been proposed along the northern facade of the new equipment building. Such plantings should visually enhance the structure which otherwise does not address swimming pool patrons f~om the north, i5 is recommended that landscaping consist of plantings having viable heights in order to break up the massive length of the building. While the proposed landscaping is viewed as a positive aspect of the development proposal, it is believed that additional landscaping along the periphery of the pool area would further improve the site design by screening, an unappealing view to Xylon Avenue, lessening the starkness of the pool's surrounding chain link fencing, and most importantly, buffering significant pool noise which is typically amplified via the large expanse of water. NOV-- 1 --89 WED i 6 '- 29 P . 07 Recreational Ac~ivi~ies... AS shown on the submitted site plan, 5asketball '~ and volleyball Courts are to be located in the southwestern corner of the subject site. While the uses are considered a positive aspect of the park's design, some concern exists regarding %heir orientation. To ensure minimum nuisance from the sun when sighting balls in mid air, it is desirable that the principal line of play of such games be away from the direction of the setting sun. As such, the proposed basketball and volleyball courts Should be relocated ~o.hold a north/south court orientation. This orientation revision Ks endorsed by the City Park Department. Trash. The site plan proposes a trash area along the south side ~f'" the community center, It assumed the facility will accommodate the trash handling needs of both the new fire station and swimming pool, as well as the said community ~enter. The trash facility appears well placed and is out of view from the majority of park patrons. ~ The submitted site plan does not indicate whether any exterior lighting is to occur upon the subject site. Any lighting used go illuminate an off-street parking area should be so arranged as to reflect the light away from adjoining property, abutting residential uses and public rights-of-way in compliance with Section 4.033(5) of the City Ordinance. Buildinq Appearance. Building elevations have been submitted for %~e new swimming pool bath house and equipment building. Both structures exhibit masonry facades with metal-seam gable roofs. The proposed structures appea~ to visually mimic the pool's existing concession building in both massing and use of materials and should visually complement the nearby City Mall building. We would note tha~ the north elevation gives an appearance of a long sterile wall. We strongly suggest that landscaping using plantings of varying heights be used to enhance the building and break up the building length along the north elevations. CONCLUSION upon review, our office recommends approval Park PUD' subject to the conditions a~ Executive Summary of this report. cc: Doug Sandstad of the Civic Center listed within the new hope, minn. Exhibit A - SITE LOCATION Ill X --I m '13 r- Z EXISTING STRUCTURES PROPOSED STRUCTURES ITl X Z 0 i-- EXISTING STRUCTURES PROPOSED STRUCTURES ....... E¥~-r. ~ ........................ T'7--]' ~ ~.7:: .......... - -'~' 5:-"= ITl C: ,m ..Em ITl · . i i ~ m z 0 I-- m rtl northwest asSociated: consultants, inc. ::' *~'-~ '~,r: ',~ '... ' '.,:~::..-'. . · i:.'~ ? ,?.' ~,:({'._ '~..'-,',. DESIGN ALTERNATIVE A E X hibi{-'G -2--PARKING-LQT.. DESIGN ALTERNATIVE B EXISTING STRUCTURES PROPOSED STRUCTURES ALTERNATIVE PARKING AREAS CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 89-24 Request: Text Amendment to allow outdoor sales as a conditional use in a B-3, (Auto-Oriented Business) Zoning District, Rezoning from R-O (Residential- Office) and I-2 (General Industrial) to B-3 (Auto- Oriented Business) Zoning District, Preliminary Plat, Variance to required outdoor storage setback requirement, Variance to required parking setback Location: 7675 42nd Avenue North, 7701-09 42nd Avenue North and Part of 4124 Winnetka Avenue North PID No.: 7675 42nd Avenue North - 17-118-21 23 0004 7701-09 42nd Avenue North - 17-118-21 23 0005 Part of 4124 Winnetka Av.N. - 17-118-21 23 0012 Zoning: R-O (Residential-Office) & I-2 (General Industrial) Petitioner: Autohaus/Thomas W. Boettcher Report Date: November 3, 1989 Meeting Date: November 8, 1989 BACKGROUND The petitioner is requesting a text amendment to allow outdoor sales in a B-3 (Auto-oriented Business) zoning district, and a conditional use permit for same; rezoning from R-O (Residential office) and I-2 (General Industrial) to B-3 zoning classification; preliminary plat approval; variances to the outdoor storage setback and parking setback requirements. These requests are made pursuant to Section 4.23, Chapter 13, and 4.036 (4) (h) (xv) respectively. Property owners within 350' of the site have been notified. comment has been received to date. No The Codes and Standards Committee has reviewed the proposed text amendment and developed two options for consideration by the full Commission. 'Option 1 allows for no automobile display in' the required front yard; Option 2 allows for some display with conditions. The Design and Review Committee reviewed the proposed site plan and addressed the issue of automobile display in the front yard. The original staff proposal suggested that if there was outdoor display, it should not exceed 30% of the required front yard. The Design and Review Committee suggested that this be downsized to 20% of the required front yard. Planning Case Report 89-24 Page -2- ANALYSIS The Planner has prepared two separate reports reviewing the requests. The report labeled "Planner's Report 1" focuses on the automobile sales text amendment. Planner's Report 2" focuses on site characteristics. Some issues/concerns of each request are highlighted. Text Amendment · The City's existing ordinance does not provide for any outdoor storage display of automobiles. The proposed ordinance would allow some display as a conditional use in a B-3 zoning district. The property would have to provide for repair, leasing and sales of vehicles on the same site. The entire proposed ordinance is contained in Exhibit C & D of the Planner's Report 1. · If the Planning Commission is amenable to recommending that the City Council adopt an ordinance to allow outdoor sales of automobiles, it must decide the following: Should there be outdoor display in the required front yard? Exhibit C allows for no display and Exhibit D(1) allows for some display. Both exhibits are contained in Planner's Report 2. If so, should the display in the front yard be limited to 20% of the required front Yard, or 30% of the required front yard? In the Autohaus case, 20% would accommodate 6 cars in the required front yard; and 30% would accommodate 10 cars in the required front yard. Rezoning .The Autohaus site and school property is zoned I-2 and the veterinary clinic is zoned R-O. After careful consideration, staff and the Codes and Standards Committee concluded that automobile sales is not appropriate in industrial locations because of the commercial nature of the activity. As a result, the proposed ordinance addresses B-3 properties. Therefore, the Autohaus property would have to be rezoned to B-3. The Planner's Report 2 addresses the rezoning issue on Page 3. Preliminary Plat · The petitioner is requesting that three properties are combined into one. The properties include the New Hope Animal Hospital located at 7675 42nd Avenue North, the existing Autohaus site, and part of the School District 281 property located immediately behind Autohaus. · The preliminary plat is addressed on Page 4 of the Planner's Report 2. The following areas need to be addressed in the plat: Planning Case Report 89-24 Page -3- A. The veterinary clinic has to be included in the plat. Bo The plat is erroneous in the placement of curb cuts along 42nd Avenue and must be corrected. -Staff has been told verbally that the area currently owned by the School District would be filled in. The City Engineer would need to review all grading and drainage plans. The School District property is currently providing some ponding storage and the City is interested in maintaining the ponding area. · Hennepin County has reviewed the plat and has noted that no additional driveways will be permitted on 42nd Avenue. Conditional Use Permit -The petitioner would need to meet the conditions set forth by the proposed text amendment. The review of the site is contained on Pages 4-8 of the Planner's Report 2. A summary of this analysis is contained on Pages 2-3 of the Planner's Report 2. The report notes deficiencies in the landscape plan, parking stall place- ment, amount of outdoor display, snow removal, parking surface, lighting and loading areas. SUMMARY The Planning Commission has the following options: -Recommend approval of the text amendment -Recommend denial of the text amendment · Table the text amendment for further consideration If the text amendment is approved, staff recommends: -That the rezoning request is approved · That the conditional use permit is approved subject to the following conditions: The submitted site plan is modified to include the size of all proposed plantings. Specific landscaping should be provided along the periphery of the outdoor storage as well as the site's western border which lies adjacent to the Country Kitchen restaurant. This landscaping would need to be accommodated via easements or elimination of parking. The denoted parking stalls (as shown on Exhibit D) be removed to either eliminate inconvenient access or meet setback requirements as required by Ordinance. Planning Case Report 89-24 Page -4- The amount of front yard display be reduced to meet the City Ordinance. 4. The applicant submit a comprehensive snow removal plan. Se Ail areas intended for vehicle parking, sales or storage be striped, curbed and surfaced in accordance with those standards set forth within the City Ordinance. Customer and employee parking spaces should be segregated from the designated sales stalls and should be reserved via appropriate signage. Se Ail lighting which is to occur on the site be hooded as so directed that the light source shall not be visible from the public right-of-way or glare on adjacent property. e The submitted site plan be revised to include the location of all loading areas which are to occur upon the site. · That the preliminary plat is tabled until December 5, 1989, so that the petitioner can provide a complete plat, with drainage information. -That both variance requests be denied because alternatives exist to eliminate the need for both requests. Attachments: Planner's Report 1 - Zoning Ordinance - Automobile Sales (25 October 1989) Planner's Report 2 - Autohaus CUP/Variance (27 Oct. 1989) Northwest Associated Consultants, Inc. URBAN PLANNING REPORT P L A N N I NG · DES I G N · M A R K E T RESEARCH TO: FROM: DATE: RE: FILE NO: Dan Donahue Alan Brixius '25 October 1989 New Hope - Zoning Ordinance - Automobile Sales 131.00 - 89.18 BACKGROUND Autohaus of Minneapolis, located at 7701-7709 42nd Avenue North, received approval of a conditional use permit for outdoor storage of motor vehicles in March 1987. At the time of the permit approval, it was indicated that the outdoor storage would be confined to the rear of the property and no automobile sales were proposed or approved for the site. In January 1988, Autohaus requested that their site use be expanded to include automobile sales and display. This request initiated a City zoning study to determine if auto sales are appropriate in this area of the community and to outline the ordinance controls to allow the automobile sales. The automobile sales study was postponed during the upgrading of 42nd Avenue due to the right-of-way acquisition negotiations that affected the Autohaus site. The issue has now again resurfaced with the desire of Autohaus to purchase additional property including the Veterinary Clinic and some land from the school bus garage and create a full service automobile dealership. Responding to the Autohaus development request, the following ordinance amendment was drafted to allow an automQbile dealership within the B-3 Zoning District. In preparation of' this Ordinance amendment, the City staff and the Codes and Standards Committee attempted to develop regulations that limit the number of potential sites for this type of land use and would insure a quality, high profile, clean development project. With this objective in mind, the following elements were incorporated in the text amendment. 4601 Excelsior Blvd.- Suite 410.Minneapolis, MN 55416. (612) 925-9420. Fax 925-2721 ZONING DISTRICT Currently the Autohaus and surrounding properties are zoned I-2. In preparing the ordinance, it did not appear that commercial retail auto sales was an appropriate land use for the Industrial Zoning District. The industrial zoning presented land use compatibility concerns and also offered ten sites of sufficient size to accommodate auto sales uses throughout the City. This is contrary to the City's objective in establishing the Auto Sales Ordinance. The City also raised some concern with regard to the industrial zoning abutting the south side of 42nd Avenue. While the land uses in this area are commercial in character, the zoning remains industrial. The industrial zoning is not consistent with the commercial land use intentions for this area of the City as outlined in the 42nd Avenue Study. To address the aforementioned Zoning District concerns, the text amendment proposes to allow automobile sales in the B-3 Zoning District by conditional use permit. Under this zoning option, the following objectives are accomplished: The number of sites zoned B-3 large enough to meet the auto sales performance standards is limited to three. Each of these three sites has been developed or has a development proposal pending. The conditional use provides for a ~ormal City review and detailed performance standards. The adoption of this text amendment will require the Autohaus site to be rezoned. Review of the adjacent land uses reveals that the Country Kitchen Restaurant, the Autohaus site, and the YMCA are all uses allowed in the B-3 Zoning District. Only the School District Office and the Professional Offices would not be permitted in the B-3 Zoning District. Review of the land use mixture in the B-3 Zoning District suggests that office uses could be a compatibility addition to this Zoning District. Ammending the B-3 District to allow office uses would allow the City to consider a B-3 zoning along the entire southern length of the 42nd Avenue between Winnetka Avenue and the railroad tracks (see Exhibits A and B). PERFORMANCE STANDARDS The performance standards are outlined with 'the in~ent to promote a high quality, full service automobile dealership. In that regard, ~provisions addressing the type of use, same site development, architectural compatibility, setbacks, outdoor storage, parking, site landscaping and screening are established. Provisions addressing site location, serve to control the number of B-3 sites consideration for an auto sales CUP. site size, and setbacks that are eligible for The Ordinance was drafted to serve the community as a whole and not to specifically accommodate the Autohaus request. In this light, the Autohaus site plan will be evaluated on its own merit under the provisions of these ordinances. The pending Autohaus request has identified a number of issue that the Planning Commission should address in their review of the Ordinance. The Codes and Standards Committee met in .October to discuss this text amendment. In their review, the issues of front yard/display could not be resolved. As such, two draft ordinances have been forwarded to the Planning Commission. These two draft ordinances are identical except for provision (i) - front yard/display. The first option totally prohibits the outdoor display of automobiles within the required front yard setback, Option No. 2 provides for some limited display within the required front yard setback. The percentage of front yard available for automobile display must be established by the City. The Ordinance states 20 percent, however, Exhibit E and F show the application of both a 20 percent and 30 percent standard on the Autohaus site. The Planning Commission must determine which ordinance best reflects the desires of the City. Other Provisions that require some attention include: Provision (g) Sales Area. This allows an outdoor sales area that is equal in size to the principal structure. The purpose of this provision is to avoid sites that have large sales area with small buildings. This provision a~so establishes an area per vehicle ratio to avoid the over crowding of vehicles' for sale. Provision (h) Setbacks. This provision requires all parking areas, sales areas, and storage area to be 15 feet from the property lines in order to provide a wider landscaped green area at the periphery of the site. It should.be noted that this 15 foot setback is significantly greater than the 5 foot setback for parking lot curbing for other commercial uses. Due to the Autohaus site configuration, this proposal cannot meet the 15 foot setback requirement and they are requesting a variance from this provision. Provision (j). This provision was modified to address the storage of damaged vehicles that may leak motor fluids such as gas, oil, antifreeze, etc. and the need to prevent stormwater pollution or soil contamination. Provisions (u) and (v). These provisions were also added at the. request of the Codes and Standards Committee to prevent excess use of signage and flags. 3 SUMMARY While extensive study has already occurred on this issue, a number of issues still remain unresolved. The Planning Commission in their discussion should provide some resolution of the remaining outstanding issues. CC: Jeannine Dunn Doug Sandstad Steve Sondrall 4 45th avenuo norlh' :~:::.-'.':~.::i ............. O FRED SIMS PARK 43rd avo? zoning R-1 Single Family Residential R-3 Medium Density R-4 High Density Residential R-O Residential -Office B-3 Auto-Oriented Dusiness District I-1 Limited Industrial I-2 General Industrial land use ~'/~ dommercial, office i:i:i:i:i:i:i: single family residential :::::::::::::: mi d- h i g h de n s i ty r es i den t i a 1 'j~_~ industrial 4'2nd avenue_improvement study EXISTING ZONING & LAND USE ~ ]norIl'~wc,51 I°ss°oaled ~ ICOI'ISLIII~-Ir~IS. IVIC ~, orth __lj new hope, minnesota o ~oo, 2oo, 400' EXHIBIT PeOJ!!~W uJoqinos ~ PlO!iqlJoN 's!!odeouu!lAi-,, ~ onuo^~ mp, oUU!M !/ ~-~-; EXHIBIT B ORDINANCE NO. CITY OF NEw HOPE HENNEPIN COUNTY, MINNESOTA AN ORDINANCE AMENDING THE NEW HOPE ZONING CODE TO PROVIDE FOR MOTOR VEHICLE SALES, SERVICE, LEASING/RENTAL, AND REPAIR AS A CONDITIONAL USE IN "B-3" AUTO-ORIENTED BUSINESS DISTRICTS , · THE COUNCIL OF THE CITY OF NEW HOPE ORDAINS: Section 1. Section 4.124 of the New Hope'City Code is hereby amended to add the following: (4) Motor Vehicle Sales/Leasing/Rental Service and Repair. Motor vehicle sales/leasing/rental,'service, ' allowed as a conditional use provided that: and repair is (a) Required Uses. The uses of leasing/rental, service, and provided on the subject property. motor' vehicle sales/ repair must all be (b) Same Site. Ail customer-oriented uses associated with the business shall be on the lot of principal activity or business and shall not be ~eparated by a public street, alley or other land use. (c) Location. .The subject property must be accessible from a major or minor arterial street as defined by the New Hope Comprehensive Plan. (d) Compatibility. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. All sides of the principal and.accessory structures are to have essentially the same or a coordinated, harmonious finish treatment. (e) (f) Required Plans. A detailed site plan, landscaping plan, and lighting plan shall be required illustrating all existing and proposed buildings, outdoor sales and storage areas, parking, loading, and trash facilities, setbacks, landscaping, exterior lighting and any other. information as required by the City. Lot Standards. The minimum lot area shall be one (1) acre. The minimum lot width shall be one hundred (100) feet. EXHIBIT C OPTION I (g) (h) (i) (J) Sales Area. The outdoor automobile sales/leasing/ rental area shall not be greater than one and one-half times the gross floor area of the principal building. A minimum of 280 square feet of sales/leasing/rental area per vehicle is provided. Setbacks. Ail parking areas, driveways, outdoor storage areas shall be at Least fifteen (15) feet from all property lines. The fifteen (15) foot setback area shall be landscaped and screened in accordance with Section 4.033.4 of this Ordinance. Front Yard. No outdoor motor vehicle sales, leasing, rental, or storage are to be conducted within the required front yard setback. Outdoor Storaqe. The outdoor storage of waste material, debris, refuse, damaged vehicles, and junk vehicles parts and the like shall be contained within a specifically defined area of the site no greater than 10 percent of the total site area. Said area must be located in the rear yard and encompassed by a minimum six (6) foot high screened security fence. Said fence must be accompanied by landscape plantings along all sides which face adjoining properties. No outdoor storage of any kind is allowed on the rooftop of any building on the site. Areas intended for the storage of damaged vehicles that may result in the loss of motor vehicle fluids (i.e., gasoline, oil, antifreeze, transmission fluid, battery acid, etc.) shall be designed to prevent the infiltration or drainage of these fluids into area soils or storm water runoff and prevent the deterioration of parking and storage area surfaces. (k) Outdoor Repair. (1) (m) or motor vehicle prohibited. The outdoor repair of motor vehicles parts anywhere on the property is Parkinq. In addition to the required parking for the principal use or activity, one off-street parking stall for every one thousand square feet of outdoor motor vehicle sales area shall be required. Areas used for outdoor sales shall be separated from the required off- street parking stalls. The required off'street parking shall not be used for outdoor sales or storage and shall be specifically marked for customer or employee use. Striping. Ail areas intended for vehicle parking, vehicle sales or storage shall be striped with white painted lines not less than four inches in width and shall be maintained for legibility on a regular basis. (n) (o) (P) (q) (r) (s) Curbing. Ail parking areas, driveways, sales areas and outdoor storage areas shall have a continuous.perimeter concrete curb of not less than six inches in height. Surfacing. Ail parking area, driveway, sales area and outdoor storage area shall be surfaced with bituminous or concrete material. Drainaqe. The entire site shall have a drainage system which shall be subject to City approval. Lighting Shielded. Ail lighting shall be hooded and so directed that the light shall not be visible from the public right-of-way and so that no light or glare shines on. adjacent property, buildings or structures. Noise. Noise control shall be control section of this Code. regulated by the noise Trash Receptacle. shall be provided provisions: An enclosed trash handling facility which conforms with the following (i) The exterior wall treatment shall be similar and/or compliment the principal building. (t) (u) (ii) The enclosed trash receptacle shall be located in the rear yard. (iii)The trash receptacle must be in an accessible location for trash pick up vehicles. (iv) The trash enclosure must be fully screened and landscaped from view of adjacent properties and the public right-of-way. Accessory Buildings. The principal use may have 'one (1) accessory building or structure, no larger than thirty percent (30%) of the floor area of the principal building. Accessory buildings shall be constructed of the same type of materials as the principal building. Similar architectural treatment will be required on all sides of the building. Signage. A detailed signage plan in conformance with Section 3.40 of the New Hope City Code shall be submitted to the City for review and approval: (i) Promotional signage attached or affixed to an automobile is prohibited. (ii) Banner, pennants, streamers and other temporary promotional signage may be permitted in accordance with Section 3.441 of the New Hope City Code. Flags. If the American Flag is displayed in conjunction with this conditional use permit, it must comply with the laws outlined in 36 USCS,' Section 173- 176. Section 2. Effective Date. This effective upon its passage and publication. Dated: Ordinance , 1989. shall be ATTEST: Mayor City Clerk (Published in the New Hope-Golden Valley Post on the of , 1989) day ORDINANCE'NO. CITY OF NEW HOPE HENNEPIN COUNTY, MINNESOTA AN ORDINANCE AMENDING THE NEW HOPE ZONING CODE TO PROVIDE FOR MOTOR VEHICLE SALES, SERVICE, LEASING/RENTAL, AND REPAIR AS A CONDITIONAL USE IN "B-3", AUTO-ORIENTED BUSINESS DISTRICTS. THE COUNCIL OF THE CITY OF NEW HOPE ORDAINS: Section 1. Section 4.124 of hereby amended to add the following: (4) the New Hope City Code is Motor Vehicle Sales/Leasing/Rental, Service, and Repair. Motor vehicle sales/leasing/rental, service, and repair is allowed as a conditional use provided that: (a) Required Uses. The uses of motor vehicle sales/ leasing/rental, service, and repair must all be provided on the subject property. (b) Same Site. Ail customer-oriented uses associated with the business shall be on the lot of principal activity or business and shall not be ~eparated by a public street, alley or other land use. (c) Location. The subject property must be accessible from a major or minor arterial street as defined by the New Hope Comprehensive Plan. (d) (e) (f) Compatibility. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. All sides of the principal and accessory structures are to have essentially the same or a coordinated, harmonious finish treatment. Required Plans. A detailed site plan, landscaping plan, and lighting plan shall be required illustrating all existing and proposed buildings, outdoor sales and storage areas, parking, loading, and trash facilities, setbacks, landscaping, exterior lighting and any other information as required by the City. Lot Standards. The minimum lot area shall be one (1) acre. The minimum lot width shall be one hundred (100) feet. EXHIBIT D OPTION 2 (g) (h) (i) (J) Sales Area. The outdoor automobile sales/leasing/ rental area shall not be greater than one and one-half times the gross floor area of the principal building. A minimum of 280 square feet of sales/leasing/rental area per vehicle is provided. Setbacks. Ail parking areas, driveways, outdoor storage areas shall be at ~east fifteen (15) feet from all property lines. The fifteen (15) foot setback area shall be landscaped and screened in accordance with Section 4.033.4 of this Ordinance. Front Yard/Display Area. Outdoor motor vehicle sales/leasing/rental display area may be permitted within the required front yard provided the following criteria.are met: (i) The outdoor exceed twenty yards. sales/leasing/rental area does not percent (20%) of the required front (ii) The outdoor sales/leasing/rental display area shall not be less than twenty (20) feet from the front lot line. (iii)The required display area setback shall be curbed and landscaped to prevent vehicle encroachment into the front yard and side yard setback areas. (iv) Front yard display area shall comply with the sales/leasing/rental area per vehicle of provision (g) above. (v) The front yard display area shall not be used for customer or employee parking. Outdoor Storage. The outdoor storage of waste material, debris, refuse, damaged vehicles, and junk vehicles parts and the like shall be contained within a specifically defined'area of the site no greater than 10 percent of the total site area. Said area must be located in the rear yard and encompassed by a minimum six (6) foot high screened security fence. Said fence must be accompanied by landscape plantings along all sides which face adjoining properties. No outdoor storage of any kind is allowed on the--'rooftop of any building on the site. (k) (1) (m) (n) (o) (P) (q) (r) (s) Areas intended for the storage of damaged vehicles that may result in the loss of motor vehicle fluids (i.e., gasoline, oil, antifreeze, transmission fluid, battery acid, etc.) shall be designed to prevent the infiltration or drainage of these fluids into area soils or storm water runoff and prevent the deterioration of parking and storage area surfaces. Outdoor Repair. or motor vehicle prohibited. The outdoor repair of motor vehicles parts anywhere on the property is Parking. In addition to the required parking for the principal use or activity, one off-street parking stall for every one thousand square feet of outdoor motor vehicle s.ales area shall be required. Areas used for outdoor sales shall be separated from the required off- street parking stalls. The required off-street parking shall not be used for outdoor sales or storage and shall be specifically marked for customer or.employee use. Striping. Ail areas intended for vehicle parking, vehicle sales or storage shall be striped with white painted lines not less than four inches in width and shall be maintained for legibility on a regular basis. Curbing. Ail parking areas, driveways, sales areas and outdoor storage areas shall have a continuous perimeter concrete curb of not less than six inches in height. Surfacing. Ail parking area, driveway, sales area and outdoor storage area shall be surfaced with bituminous or concrete material. Drainage. The entire site shall have a drainage system which shall be subject to City approval. Lighting Shielded. Ail lighting shall be hooded and so directed that the light shall not be visible from the public right-of-way and so that no light or glare shines on adjacent property, buildings or structures. Noise. Noise control shall be regulated by the noise control section of this Code. Trash Receptacle. shall be provided provisions: An enclosed trash h~ndling facility which conforms with the following. (i) The exterior wall treatment shall be similar and/or compliment the principal building. (t) (u) (v) (ii) The enclosed trash receptacle shall be the rear yard. located in (iii)The trash receptacle must be in an accessible location for trash pick up vehicles. (iv) The trash enclosure must be fully 'screened and landscaped from view. of adjacent properties and the public right-of-way. Accessory Buildinqs. The principal use may have one (1) accessory building or structure, no larger than thirty percent (30%) of the floor area of the principal building. Accessory buildings shall be constructed of the same type of materials as the principal building. Similar architectural treatment will be required on all sides of the building. Signage. A detailed signage plan in conformance with Section 3.40 of the New Hope City Code shall be submitted to the City for review and approval: (i) Promotional signage attached or affixed to an automobile is prohibited. (ii) Banner, pennants, streamers and other temporary promotional signage may be permitted in accordance with Section 3.441 of the NEw Hope City Code. Flags. If the American Flag is displayed in conjunction with this conditional use permit, it must comply with the laws outlined in 36 USCS, Section 173- 176. Section 2. Effective Date. This effective upon its passage and publication. Dated: Ordinance , 1989. shall be ATTEST: Mayor City Clerk (Published in the New Hope-Golden Valley Post on the of , 1989) day t' NG 'Z 280 SQ FT MIN AREA PER VEHICLE t ;Ic~' .. I 0% :OF:'"'" REQUIRE'D FRONT 12 THE · .. " , ,- YARD, EXHIBIT I URE~ qG ITE 280_SQ F.T_MIN AREA PER VEHICLE " -,CUSTOM ,'!-PARK ~: ....... .~:~.-'' ~,..:...i. ,-,,, 'O"" HEQUR': 'EDF YARD' 30% F,"T :RE i RONT'. EXHIBIT F North. west Associated Consultants, U R B A Inc. P L A N N I N G DESIGN MARKET RESEARCH PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Dan Donahue/Jeannine Dunn Robert Kirmis/Alan Brixius .27 October 1989 New Hope - Autohaus CUP/Variance 131.01 - 89.24' EXECUTIVE SUMMARY Background: Autohaus of Minneapolis has submitted plans to expand its existing facility located at 7701-7709 42nd Avenue North. The expaRsion plan follows the applicant's acquisition ef two abutting parcels of land, a .97 acre parcel to the south, and a .35 acre parcel lying to the east. The submitted development plan will require the demolition of an adjacent veterinary clinic to accommodate automobile sales displays. Contingent upon project approval, the applicant has requested the following: 1. -' Approval of consolidates applicant. a plat entitled Autohaus Addition, which the three parcels of land held by the Approval of a rezoning to a "B-3" Zoning District and conditional use permit which would allow motor vehicle sales, service, leasing/rental and repair as a conditional use in a "B-3" Auto-Oriented Commercial District 3. Approval of a setback variance for the facility's parking lot, sales area, and proposed body shop storage area. The applicant proposes a one foot setback ;fOr all these components, whereas the Ordinance requires a 15 foot setback , , for all off-street parking and outdoor storage areas. It should 'be noted that the Autohaus proposal will be reviewed with reference to the 25 October planning report which contains draft Ordinance amendments which specify conditions of approval for automobile sales facilities in B-3 Zoning Districts. 4601 Excelsior Blvd.. Suite 410.Minneapolis, MN 55416. (612) 925-9420. Fax 925-2721 Recommendation: Issues surrounding the Autohaus proposal demonstrates that a number of approvals are required which will determine the acceptability of the development. If the City finds the requests acceptable, they should be contingent upon the following conditions: Rezoning 1. The City finds that conditions have changed which rezoning of the subject property from I-2 to B-3. warrant a Preliminary Plat 1. The preliminary plat is revised to include the 0.35 acre veterinary clinic property lying to the east. 2. The plat is subject to the review of the City Engineer. The plat will be checked for proper utility and drainage easements. Conditional Use Permit 1. o The submitted site plan is modified to include the size of all proposed plantings. Specific landscaping should be provided along the periphery of the outdoor storage as well as the site's western border which lies adjacent to the Country Kitchen restaurant. The provision of landscaping on the site's western border may require either the elimination of adjacent parking stalls or the granting of an easement by Country Kitchen. The denoted parking stalls (as shown on Exhibit D) be removed to either eliminate inconvenient access or meet setback requirements as required by Ordinance. A determination is made by the City as to whether to allow the front yard display of automobiles and if allowed, the amount of front yard display be reduced from 52 to 20 percent as required by Ordinance. The applicant submit a comprehensive snow removal plan to allow a reduction in required parking lot dimensions. Ail areas intended for vehicle parking, sales or storage be striped, curbed and surfaced in accordahce with those standards set forth within the City Ordinance. Customer and employee parking spaces should be segregated from the designated sales stalls and should be reserved via appropriate signage. Ail lighting which is to occur on the site be hooded as so directed that the light source shall not be visible from the public right-of-way or glare on adjacent property. The submitted site plan be revised to include the location of all loading areas which are to occur upon the site. Variances The outdoor storage area is reconfigured to meet the 15 foot setback required by the Ordinance. In addition, construction drawings should be submitted of the area which identify the manner in which auto-related waste products will be retained on the site and include fence and screen details. The 8 foot central island separating the rear yard sales and service areas is removed and dispersed on the site's eastern and western borders to allow a 5 foot side yard parking setback. In addition, the sales area's two southernmost stalls should be eliminated to allow the 15 foot setback required by ordinance. ISSUES ANALYSIS REZONING In January 1988, Autohaus requested t~at their site use be expanded to include automobile sales and display. This request initiated a City zoning study to determine if auto sales are appropriate in this area of the community and to outline the Ordinance controls to allow the automobile sales. The automobile sales study was postponed during the upgrading of 42nd Avenue due to the right-of-way acquisition negotiations that affected the Autohaus site. The issue has now again resurfaced with the desire of Autohaus to purchase additional property including the Veterinary Clinic and some land from the school bus garage and create a full service automobile dealership. In review of the characteristics of auto sales facilities, the Autohaus proposal appears more compatible with a B-3 zoning designation than that of the I-2 District. If the City determines that it is desirable to allow the proposed use upon the subject site, the City may wish to consider a rezoning to more readily accommodate the Autohaus plan as outlined herein. It should be noted that the adopted 42nd Avenue I~provement Study recommends maintaining high quality commercial and industrial land uses along this portion of 42nd Avenue. The City must determine as a matter of policy if conditions along 42nd Avenue have changed which warrant a B-3 zoning designation. On a larger scale, the City must ultimately determine what types of uses are most appropriate, not only upon the subject site but along the 42nd Avenue area between Winnetka Avenue and the rail line lying to the west of the subject site. PRELIMINARY PLAT A preliminary plat entitled Autohaus Addition has been submitted which illustrates the proposed consolidation of the existing Autohaus property with the 0.97 acre parcel lying to the south. It should be noted, however, that the plat does not include the 0.35 acre veterinary clinic propeLty lying to the east as intended. Prior to final approval, the submitted plat should be revised to include the said property. The plat should also be subject to the review of the City Engineer to ensure that proper utility and drainage easements have been designated. Generally, the proposed subdivision appears acceptable with the singular lot conforming to minimum B-3 lot area and width requirements. CONDITIONAL USE PERMIT As mentioned previously, the applicant has requested a conditional use permit to allow motor vehicle sales, service, leasing/rental, and repair within a B-3 Zoning District. The submitted proposal will be reviewed against the Ordinance amendment options outlined in the aforementioned 25 October planning report which, if formally adopted, would allow the said activities to occur within B-3 Districts as conditional uses. Required Uses. According to the submitted site plan, motor vehicle sales/leasing/rental, service and repair are all provided upon the subject property. In addition,'all customer-oriented uses associated with the business will occur upon the subject site as required per Section 4.124 of the City Zoning Ordinance. Landscaping. Due to the large expanse of impervious surface contained in the Autohaus proposal, landscaping becomes a key aspect of the site's design. The submitted site plan indicates the location and type of all plantings which are to occur upon the subject site. As shown on the said plan, the site's most intensive planting efforts occur on the site's northern border adjacent to 42nd Avenue. The proposed junipers appear well placed and should visually complement the site. One point of concern, however, relates to the site's western border where the adjacent Country Kitchen Restaurant lies f~lly exposed to Autohaus functions. Landscaping should be provided along the border either via an easement from the said restaurant or an increase in the side yard setback to a width necessary to provide an effective visual screen. It should be noted that an increase in the site's western side yard setback would force the removal of the adjacent customer parking stalls. The submitted landscape plan should be revised to include not only the location and type of plantings which are to occur upon the site, but the size of all proposed plantings as well. Sales Area. At_+ 28,900 square feet in size, the site's outdoor sales area exceeds 150 percent of the size of the principal building as required by Ordinance. As such, the amount of sales area should be reduced to that amount deemed appropriate by the City. Principal Building Maximum Allowable Sales Area Proposed Sales Area Reduction Required 150% Floor Area 26,962 sf 28,920 sf 1,958 sf Front Yard Display. Front yard display is a sensitive issue which has been addressed by the referenced Ordinance amendment in two ways. Option 1 allows front yard display subject to a variety of criterion while option 2 denies front yard storage within the required front yard setback. A decision as to whether the front yard display of vehicles should be allowed is viewed as the responsibility of the City. Should the City determine that front yard display is unacceptable, the submitted site plan must be revised to eliminate such a front yard use. If, however, the City finds front yard display acceptable, such a usage shall be subject to the following conditions as listed in Option 1. (i) By consuming 53 percent of 'the front yard the sales/leasing/rental area exceeds the maximum 20 percent required. (ii) At 8 feet, the proposed outdoor sales/display area lies within the maximum 20 foot distance from the front lot line required by the attached Ordinance amendment. (iii) The proposed front yard display area is curbed and landscaped and should disallow vehicle encroachment into front and side yard setback areas. (iv) The submitted site plan does not indicate the exact location or number of vehicles to be displayed within ~the front yard. However, it should be noted that a minimum of 280 square feet of sales/leasing/rental area per vehicle is required. (v) The front yard display area shall ~not- be used for customer or employee parking. Whereas the Ordinance requires that a maximum of 20 percent of a front yard be devoted to the display of automobiles, the amount of display area as identified upon the submitted site plan should.be reduced to meet the said standard. Outdoor Storage and Repair Area. As shown on the submitted site plan a 12,000 square foot body shop and collision repair storage area has been proposed in the southwestern corner of the site. The area comprises 9.5 percent of the site's total area and is encompassed by a 6 foot high security fence. Prior to final site plan approval, the applicant should submit a detailed construction drawing detailing the design of the storage area and how it will prevent motor fluid loss. as well as fence and screen details. The applicant has requested a setback variance for the area, a discussion of which will be provided later in this report. Access/Circulation. The subject site is accessed via two curb cuts from 42nd Avenue. Both curb cuts measure 24 feet in width ~/and meet City standards. While the said curb cuts do lie closer than the minimum 125 feet required by City Ordinance, the fact that they currently exist make their proximity acceptable. The Autohaus proposal also proposed several parking stalls which are provided significant inconvenience in terms of access. As shown on Exhibit D, several parking stalls are denied sufficient backing space. As such, the said spaces should be eliminated. Parkinq Requirements. As discussed in the attached Ordinance amendment, one off-street parking stall for every one thousand square feet of outdoor motor vehicle sales area shall be required. As such, the Autohaus facility must provide 57 off- street parking spaces as demonstrated below: Required Ratio Spaces Principal Building (17,308 x .9) 8 + 1/800 27 Outdoor Sales (28,920) 1/1000 29 TOTAL 56 Exclusive of sales and service vehicle stall~, the site plan shows 58 customer and 25 employee parking stalls and therefore exceeds the required parking stall allotment by 27 stalls. The excessive parking supply appears to respond to the intention of the applicant to expand his principal structure in the future. All customer and employee parking stalls should be segregated from the designated sales stalls and should be reserved via appropriate signage. The customer parking area lying west of the principal building exhibits a combined stall depth and drive aisle width of 40'-6" whereas, the Ordinance requires a minimum of 42 feet to sufficiently accommodate parking maneuvers. As such, a variance must be granted. It should be noted, however, that the City may find the 40'-6" width acceptable on the premise that it is an existing condition. In such case, a variance would not be required. It should be noted that the minimum parking lot dimensions required per the Ordinance may be reduced upon submission and prior City Council approval of a comprehensive snow removal site plan. The plan should be contractual in nature, signed by the property owner and filed with the City Clerk. The reduction shall not be allowed until the conditions of the Ordinance are met. StriDing. Ail areas intended for vehicle parking, vehicle sales or storage shall be striped with white painted lines not less than four inches in width and shall be maintained for legibility on a regular basis. Curbinq. As shown on the submitted site plan, curbing has been provided around the northern half of the site, while curb stops have been located in the rear to accommodate sales stalls and employee parking. According to the attached draft Ordinance, all parking areas, driveways, and sales areas must provide a perimeter curb. As such, the site plan should be revised to include a perimeter curb of not less than six inches in height. Surfacing. The Ordinance requires that all parking sales and outdoor storage areas be surfaced with bituminous or concrete material. Liqhting. The submitted site plan has indicated the locations of all exterior lighting which is to occur upon the subject site. All lighting should be hooded and so directed that the light shall not be visible from the pubic right-of-way and so that no light or glare shines on adjacent property, buildings or structures. Trash. As shown on the submitted site plan, a trash area has been designated south of the principal building. The trash handling facility is fully screened from view of adjacent properties and appears to be in a location which~will not impede trash pick-up vehicles. Loadinq. The submitted site plan has not designated the location of specific loading areas. The City of New Hope requires that all commercial and industrial buildings be served by an off- street loading area. Prior to final site plan approval, the plan should be modified to include the locations of all on-site loading areas. According to the submitted site plan, a freestanding Prior to final plan be submitted which which are to occur Signaqe. sign is to be located along 42nd Avenue. approval, a detailed signage plan must indicates the size and location of all signs upon the subject property. VARIANCE REQUESTS The applicant has requested a variance from the required 15 foot setback required of all outdoor storage and parking areas by requesting a 1 foot setback for both components. In evaluating a variance request, it must be demonstrated that the typical standards set forth in the Zoning Ordinance would present the applicant an undue economic hardship for reasons beyond his control such as the shape of a specific parcel or natural topographic features which limit the reasonable development of the property. Outdoor Storage Setback. As mentioned previously, the applicant has requested a variance to allow a setback of 1 foot around the outdoor storage area's perimeter. The Ordinance requires that all outdoor storage areas provide a 15 foot setback with landscaping along all sides which face adjoining properties. The applicant has not demonstrated that any undue hardship exists which would warrant the granting of such a variance. As a result, the proposed outdoor storage area should be reconfigured to meet the required setback standard and'should be accompanied by landscape plantings on all sides which face adjoining properties. By providing the required 15 foot setback requirement, the site provides a visual sensitivity toward adjacent properties not only via landscaping treatment but through a reduction in on-site impervious surfacing. Parkinq Lot Setback. The applicant has also requested a variance to allow a setback of one foot around the perimeter of the site's parking and outdoor sales area. Unlike the outdoor storage request, the proposed parking lot setback variance holds some merit in that the applicant holds some undue hardship resulting from the narrowness of the site. By enforcing the 15 foot perimeter setback the applicant is forced to eliminate a single row of parking stalls considered vital to the facility's efficient operation. As a means of accommodating the applicant's variance request and still providing some noticeable side yard setback it is recommended that the 8 foot wide center island which separates the rear yard sales and service parking areas be eliminated and dispersed along the site's eastern and western borders. In regard to the rear yard, however, it would appear that the 15 foot setback could be adhered to without significantly affecting the successful operation of the site. As such, the proposed parking area should be modified to include 5 foot side yard setbacks, resulting from the elimination of the said curb island, and a 15 foot rear yard setback as required by the Ordinance. CONCLUSION Issues surrounding the Autohaus proposal number of approvals are required which acceptability of' the development. demonstrates that a will determine the 1. A rezoning of the property from t-2 to B-3. 2. Preliminary plat approval. A CUP allowing motor vehicle sales within a B-2 Zoning District. 4. A variance to allow setbacks of less parking and outdoor storage areas. than 15 feet for If the City finds the requests acceptable, they should be contingent upon those conditions listed in the Executive Summary of this report. cc: Doug Sandstad 9 Exhibit A SITE LOCATION )T SURVEYS COMPANY, INC~ iND SURVEYORS PRELIMINARY ~LAT AUTOHAUS ADDITION CITY OF' NEW HOPE 0 o 3 m, }- m REVISE PLAT TO INCLUDE VETERINARY CLINIC PROPERTY' II ~ i ~ ~ ~' ~ ~ :~:.. ~ /_ ..... -.. , ~.. · / /' · ~ t .................. --,':--'::": ~ - - ;, · '~ ..................,,. ~-.-., -' -- · ;- - I ,-;j ...... , . . ~ ~', , ~,.,, ~..,,..~ ~,~.-~ / . ...... ': ' ~ ~ 3' i · ' '~' ~ ~ 11 ,,-]....... '~['?l], f,[] ]I,I I~,: :/ ~;~ I~ ~ ,';t~ lit - "" [' ' __ ~: .................. ~ .............................. ! ........... .~ L i ~ ......... :~-~.~ , ~ __ ,..~ .~ ~ .... . .~, ....... ~ ~.,,', ....... . - ...... ~ ......... ~ ........ . .... >~-- . -~. -~' ..:,~iii;~.~.-~'i-i~-''':.~i:t-,; ...... : -,..- - i li~ ': ,- '~.-'7 ..... .. :"). ~':~ .... -.,,,,.~o~, c~,J FUTURE BUII. JXNG ; ~ ............. ..4-.-. -- : o,~,.,~ ~. CUSTOMER'PARKING I ~ ........... ~ ~~ ~ ~ ..... 1.1 I t f II Ill ~ "~Y-~s,GN '- EXISTING BUILDING : ~.~ .. ........ [~T,~ cu, i ' i CUSTOM~ PARKING m x AUTOHAUS N£W HOPE, ~NNESOTA SERVICE PARKING .6 F~'. OPAQUE SECURITY FENCE ~ (CHAIN LINK WITH BARB WIRE) BODY SHOP~.COLLI$10N REPAIR (12,000 PARKING I SCHOOL DISTRICT GARAGES reduce amount of display area to meet required standard ITl FUTURE BUILJD~G (/'j m CA. rn AREA ~CUST,O, MER PARKli~G CUSTOMER PARKING - , ;:-~7. J~__~!.~ ~.,~, '~ , o -- -- '* ,,,r. ..... provide landscaping via an easement from adjacent property or the~ ~ elimination of customer parking stalls AUTOHAUS NEW HOPE, MINNESOTA . eliminate island to provide additional land*f°r side--yalrd-SetbaCks ................................... AREA eliminate p.~r~ng stalls with inconveni' 'ent access tSL{DS"Ah ~ ~ERVICE PARKING . ElfISh. bY E E' -~ARKING FT. OPAQUE ~C.A,. u.K w,T. ,PrOvide .^.E W,,E, i'-~ ---~, re'ar yard .o~ s.o~co~,s ~ REPAIR STORAGE a {~t,O00 8.F,} ~ , ~ '- .~6~T~"SECURITY FENCE ' ~ ' provide lan~l~'~aping along perimeter of .~.-* ............. O*utdoor storage'area provid'.e~.~5'-side -yard-setback ~..-' · for-- outdeor~storage area · parking stalls with inconvenient access or which lie within prefered setbacks SITE PLAN