030188 Planning AGENDA
PLANNING COMMISSION MEETING OF MARCH 1, 1988
CITY OF NEW HOPE, MINNESOTA
7:30 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC HEARINGS
3.1 Case 88-6 - Request for 3 percent variance to the required
35 percent green area in an I-1 zone at 7301
36th Avenue North.
AFP Partners/Richard Curry, Petitioner
3.2 Case 88-7 - Request for a Conditional Use Permit to allow
outdoor storage in an I-1 zone at 5175
Winnetka Avenue North.
Apollo Moving Specialists, Petitioner
3.3 Case 88-8 - Request for a variance to allow employee
parking in the front yard and construction
approval at 5520 North County Road 18.
Champion Auto Stores, 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 February 2, 1988.
6.3 Review of City Council Minutes of January 11, 1988, January
25, 1988, and February 8, 1988.
6.4 Review of HRA Minutes of January 11, 1988, January 25, 1988,
and February 8, 1988.
7. ANNOUNCEMENTS
8. ADJOURNMENT
B'4
City of. New Hope
Planning Case Report
Planning Case: 88-6
Request: Three percent variance to the required 35 percent
green ~area in an I-1 zone
Location: 7301 36th Avenue North
Zoning: I-1
Petitioner: AFP Partners/Richard Curry
Date: March 1, 1988
Background
1. The petitioner is requesting a three percent variance to the
required 35 percent green area in an I-1 zoning district,
pursuant to Section 4.145(3) of the New Hope Code.
2. The construction approval for this development was
authorized in 1984 with no variances. The building permit
was issued in September 13, 1984. The certificate of
occupancy was issued on August 14, 1985.
3. In 1987, the Building Official found that changes had been
made to the site that were not in accordance with the
approved plans. The Building officials September 22, 1987
letter is attached. The basic problem is that the south
yard has been covered with asphalt pavement in order to
provide access to an entire row of new stouage bays on the
south side of Building #1. This has effectively reduced the
green area to 31 percent or 32 percent. Section 4.145(3) of
the New Hope Code requires that "35 percent of the lot,
parcel or tract shall remain as a grass plot..."
4. The Building Official sent one subsequent letter serving as
a final warning on ordinance violation, dated January 11,
1988 ordering that the green area be restored, or that the
petitioner file an application for a variance.
5. Property owners within 350 feet have been notified to date,
staff has received no comment.
Analysis
1. Staff has not been provided with a lot survey. Therefore,
the 3 percent reduction in green area is an estimate.
2. Section 4.22 of the New Hope Code of Ordinances describes
the purpose of a variance. A variance may be approved by
the city Council if it can find undue hardship. A variance
should not be approved purely for economic reasons.
3. Richard Curry's letter, dated January 19, 1988, and attached
to this report discusses the rationale for the variance, and
the purpose for the change of plans.
4. Staff is concerned with the precedent that approval of this
case might set.
Recommendation
Staff recommends denial of the request for a three percent
variance to the required thirty-five percent green area at 7301
36th Avenue North as presented in Planning Case 88-6.
Attachments: Application (8 February 1988)
David Godrich letter (2 February 1988)
Richard Curry letter (19 January 1988)
Building Official letter (22 September 1987)
Plans
~ ~.~ APPLICATION TO PLANNING COMMISSION
- ..~, CA-i >','. I ' ' AND CITY COUNCIL , ,;
~ ~[~ } 4401 xylon Avenue North
RECE IrED ~v
Street Location of Property: 7301 -- 36th Avenue North
Legal Description of Property: Lot 1, Block 1, Stremel Addition
OWNER OF) Name: AFP Partners Phone:
RECORD ) P,£AS~. PRIN'[
Address: p.O. BOX 22630, Long Beach, CA 90801
APPLICANT (If Other Than Owner) Name: Richard Curr~ Phone: 829-0100
PL£ASE. FRIN!
Address: 8000 Town Line Avenue, Suite 203, Bloomington 55438
Nature of Legal or Equitable Interest of Applicant: Property Maria.get
TYPE OF REQUEST: ~r~on Area Variance
Description of Request: Approximately 2500 S~]are feet, in reduction of green
area - from approved site plan (see attached leter) -
Why Should Request be Granted: See attached letter
Applicant acknowledges that s/he understands that before this request can De conslGered and/or
approved, all fees, including the basic zoning fee and any zoning oeposts Must be paid to the
city and that, if additional fees are required to cover costs incurred by the c!ty, ~he c~tv
manager has a rioht to require additional ~avmenr.
Signed:
Fee Owner Consract for DeeG Owner
Other Owner ~n Chain o~ Title
Other Owner in Chain of Title ~,//~ Appl~ka~t ~therT~ Uwner
FOR CITY USE ONLY
Evidence o~ Ownership Submitted: Yes~ No
Certified Lot Survey: Yes ~' Required
Lega! Description Adequate: Yes No
Legal Ad Required: Yes No ~
Date of Design and Review Meeting:
Date of Plannlng Commission Meeting:
Approved: Denied: By Planning Commission on:
Approved: Denied: By Council on:
Subject to the following conditions: '~-~f"-
AUGUST FINANCIAL CORPORATION
A Glendale Federal Company
3545 Long Beach Blvd.
RO. Box 22630
Long Beach, CA 90801-5630
(213) 424-5100
February 2, 1988
Mr. Doug Sandstad
Building Official/Zoning Administrator
City of New Hope
4401 Xylen Avenue North
New Hope, Minnesota 55428
RE: 7301-36TH AVENUE NORTH/MINI-WAREHOUSE DEVELOPMENT
Dear Mr. Sandstad:
Thank you for the courtesy you extended to me over the telephone
February 1, 1988.
In connection with the Application which you have received, in
part only, for a Conditional Use Variance, I express to you two
positions, as we discussed.
1. Although A.F.P. Partner's signature did not.appear on the
Application, A.F.P. Partners supports the application for
such variance.,
2. As is always possible,~the application may be rejected by
both the Planning commission and for the citY Council of New
Hope, and we are expressing concern as such a prospect.
For obvious reasons, we cannot burden you with the legal
ramifications and consequences, in the event of the latter event,
above, nonetheless you may rest assured that we will use every
effort to bring the property into complete compliance, as is
required by law.
Very truly yours, /~
David W. K. Godri~h
Vice President
DG:jcb
SELF STORAGE
ALL AMERICAN ) January 19, 1988 ''
Mr. Douglas Sandstead
CITY OF NEW HOPE
Building Inspections Department
4401Xylon Avenue North
New Hope, MN 55428
Dear Doug,
We would like to request a variance from the required green area
requirement at All American Self Storage, New Hope, Minnesota.
As you are aware, we blacktopped approximately 10' x 200', and two
areas of 5' x 50', or a total of approximately 2500 square feet, which
is a deviation from the approved plan of 2500 square feet.
There are three reasons for our doing this. First of all, as you
will see on the original plan, we have 3 perimeter, or one-sided
buildings. This original layout gave us a higher percent of lOx30 units
than the market would absorb. We found it necessary to remodel 20 of
those lOx30 units into smaller, more rentable units.
Secondly, the approved plan showed 50' of walkway on both of the
east and west ends cf Building 1. Those customers that had ren~ed the
units adjacent to the walks were driving with one wheel on the walkway,
and one wheel on the ground, thus becoming unsatisfactory.
Lastly, at the time this was done, we had a signed purchase agreement
for the 2½ acres of land south of our facility. It was our intent to
enlarge the facility. We had asked the council informally for i-:an opinion
if we would be allowed to do so. We~ere given an affirmative answer,
and to apply upon the expiration of the moratorium. As you are aware,
when the moratorium expired, a new ordinance was enacted. With very
strict requirements for self-storage, it made it impossible for us to
complete the transactions. It was our intent that the remodeling would
have no impact on any requirements because it would all become part of
a larger facility, and this area would become a driveway.
I hope this gives you some of our reasoning and gives you a better
understanding of what happened and why.
~c/k
8000 TOWN LINE AVENUE, SUITE 203, BLOOMINGTON, MN. 55438
4401 Xy/on Avenue North New Hope, Minnesota 55428 Phone: 533-1521
September 22, 1987
AFP Partners
August Financial
P. O. Box 22630
Long Beach, CA' 90801
Attn: P. Pan
Regarding: 7301 36th Avenue North, Hini-Warehouse Development
Dear Property Owner:
My routine inspection last week of the warehouse construction site adjacent to
your property revealed a serious problem I must bring to your attention; and
that you must correct.
Planning case 84-12 was approved in 1984 for the construction of seven (7)
mini-warehouse buildings including a caretaker unit, with a site plan that had
a landscaped ratio of 35.5%. I have attached a reduced copy of the approved
site plan. You will note that the south yard of the property included 20 feet
of landscaped green area with the exception of three (3) parking stalls 9 feet
wide and two (2) short narrow sidewalks adjacent to Building #1 as highlighted
by me on the attachment. In addition, please note the copy of the elevation
drawing of Building #1 which included (in 1984) no doors or access on the
central maj6r portion of the same building. All access was to be from the
north driveway area away from the south property tine. As of today, virtually
all of the south yard has been cove~d with asphalt pavement in order to pro-
vide access to an entire row of new doors and storage bays on the south side
of Building #t; thereby reducing the green ratio on the property to an estima-
ted 31 or 32%. Our city ordinance minimum of 35% landscaping is no longer met.
Your are therefore required to restore the original condition of said property
as approved by our planning commission and city council in 1984 or to apply for
and obtain a "green area variance" from our city council. If you elect to attempt
to get the variance you must submit the required documents and fees before Octo-
ber 9 of this year to get on the November planning commission and council calendar.
I have attached the application form for your possible use.
Your cooperation will be appreciated. Please call me if you have additional ques-
tions.
Douglas Sandstad
Building Official/Zoning Administrato, x~.,~~
DS/ml r Familyz Styled City '~"~ For Family Living
Enclosures
cc: City tlanager, Filev
City of New Hope
Planning Case Report
Planning Case: 88-7
Request: Conditional Use Permit to allow outdoor storage in
an I-1 zone
Location: 5175 Winnetka Avenue North
Zoning: I-1
Petitioner: Apollo Moving Specialists
Date: March 1, 1988
Backqround
1. The petitioner is requesting a Conditional Use Permit to
allow outdoor storage in an I-1 zoning district pursuant to
Section 4. 144 of the New Hope Code of Ordinances.
2. The petitioner will be leasing 8,000 square feet of
warehouse in the 5175 Winnetka Avenue building. The
petitioner is proposing one area of outdoor storage on the
east side of the building for 12 semi-trailers, and one
outdoor storage area on the south side of the building for
12 semi-trailers.
3. A conditional use permit was approved approximately four
years ago which allows the outdoor storage on the east side
of the building.
4. This site was subject' to many complaints from residentia1
properties located south of the parcel because of outdoor
storage of refrigerator vehicles.
5. Staff has notified property owners within 350 feet of the
request. One property owner has voiced his concern that the
trucks not be refrigerator vehicles.
Analysis
1. The criteria for approval of this conditional use permit is
contained in Section 4.144 and Section 4.20, and compliance
with Section 4.033(3) - Screening and 4.033(5) shielding of
lights.
2. The plan submitted to staff proposes to add 36 additional
parking spaces. These spaces will replace those taken by
trailers stored on site.
3. The existing surface is asphalt. While the code requires
only that the storage area is surfaced, staff recommends
that the petitioner provide concrete semi-trailer pad strips
to protect the asphalt.
4. The south area of the property has a berm. The fence on the
property line is in need of some repair. Staff also
recommends that additional landscaping be placed along this
fence line to comply with the screening section of the code.
5. The petitioner should clarify his hours of operation,
movement of vehicles, state that none of the vehicles are
refrigerator type and that vehicles stored will be empty.
Recommendation
Staff recommends approval of the request for a conditiona use
permit to allow outdoor storage in an I-1 zoning district at 5175
Winnetka Avenue North with the following conditions:
1. That the petitioner provide concrete trailer pad strips
in the proposed storage area.
2. That the petitioner provide 36 parking spaces as
proposed in the plan.
3. That the fence on the south side be repaired and
landscaping added.
5. That the vehicles stored are empty.
6. That no night time noise be created between 10:00 PM
and 7:00 AM.
Attachment: Site plan "
Petitioners '~pplication (26 February 1988)
APPLICATION TO PLANNING COMMISSION
AND CITY COUNCIL
City of New Hope
4401 Xylem Avenue North
New Hope, MN 55428
Street Location of Property: 5175 - 5197 Winnetka Ave.
Legal Description of Property: Tract A r~gi~tered land survey no. 1510
O$¢NER OF) Name: .Mortgage Growth Investors Phone: 617 330 5335
RECORD ) PLEASE
^ddress: 30 R0wes Wharf Boston, Massachusetts 02110
APPLICA'~T (If Other Than Owner, Name: v
Nature of Legal or Equitable Interest of Applicant:
TYPE OF REQUEST: Conditional use permit.
Description of Request: Tn allow overniqht p,arking of 12 semi-trailers in the yard in front
of th~ war~hn.~%e~____ ....... ,
;<n'.~' '~,,~..-'~e~uest ~e Grante-~': TO allow th~ t~nant tNorth American Van Lines ) to occupy
the pr~esis. T~nant will occupy one 8.000 sq. ft. bay. 40feet by 200 feet.
Applicant acknowledges that s/he understands that. before this_~e~u~ __. can be considered and/or
approvec, all fees, ~nciud~nq the bas:c zoning fee and any zen!rig ceposrs must ~e paid ~o ~ne
city and that, if additzonai fees are required re cover costs lncurre~ by r~e city, [ne c~tv
manacer has a rip-hr to r~culre ~dditicnal oavmenr.
Mor tgag~Owtht~In~esto~s
fee owSekRobe~{ Ware Con:tact for Deed Owner
Sen~r Vice President
O~nerf~er In Chain o: Title ~' Purchaser by Purcnase Agreement
O~ner ~nef zn Chain of Title Applican: Otner Than Owner
FOR CITY USE ONLY
Evidence of Ownership Submitted: Yes o / Required
CertlfleG Lot Survey: Yes ~No ~ Required
Legal Description Adequate: Yes ~/F No ~
Legal A~ Required: Ye~ No
Date of Design and Review Meeting:
D~le of Planning Commlss~on Meeting:
Approved:~ Denied:__ By Plan~lnq Commission on:
Approved:~ Denied:__ By Council on:
Sublect to the following conditions:
George
Bestrom
I ~ ~.~ Wallace O. Kolsrud, CPM, SIOR
Rqbert, P. Boblett, Jr. ~ Alan P.. Leirness, MAI
louis W. Frillman, MAI, CRE HarD, Miller, SIOR
John N. Grossman Robert BoblettAsSociates,Inc. Britt c. Nelson
Sigard M. Hailer John E Nelson, Jr.
Stewart Hineline, SIOR 607 Marquette Avenue · Suite 400 Campbell H. Pinnow, Jr.
Hart'3.' L. Johnson Minneapolis, Minnesota 55402-1703 James R. Wenthold, SIOR
Mark W. Kolsrud Phone (612) 333-6515 Donald E. Woodward, SIOR
Easy Link Mail Box #62859905 Robert P Boblett, SIOR
Industrial/Commercial Real Estate
Telefax: (612) 338-2216
~~February 4, 1988
Members of the Planning Committee
We submit this application for a conditional use permit on behalf of
Apollo Moving Specialists, a North American Van Lines agent, to whom we
propose to lease 8000 square feet of warehouse space in the warehouse
located at 5175 Winnetka Avenue North.
This is the last available space that we have remaining in the building.
Apollo would use it as warehouse space only and would not keep any
employees at that location. They intend to park trucks in the area
between the two warehouse buildings and in addition to that, want to
park 12 trucks or semi trailers in the parking lot in front of the
warehouse on the south side.
We will construct a sheet rock wall according to code to separate this
space from the space to the west which is occupied by Gaines and Hansen
Printing Company. The duration of this lease to Apollo would be for 24
months, and Gaines and Hansen has an option to take this space at the end
of that 24 month period.
We do not intend to construct any,?estroom facilities in this 8000 foot
bay that Apollo would be leasing.i! There will be no employees at this
warehouse and only items that move a couple of times a year will be
stored there.
At this time, we do not have a signed agreement from Apollo to occupy the
premises, however they indicate they would sign a lease if we are granted
the conditional use permit to park the semi trailers in the lot and to
rent the space without restroom facilities.
Thank you for your consideration.
ROBERT BO~ETT ASSOCIATES, INC.
Harry Miller~ -
President
INDIVIDUAL MEMBERSHIPS: SocieO' of Industrial and Office Realtors, American Society of Real ~.~,
~ Estate Counselors, National Association of Corporate Real Estate Executives, International Council of ~
An Office 3, etu~,rl~ Shopping Centers, National Association of Industrial & Office Parks, Urban Land Institute,
..¥taiate Institute of Real Estate Management
PRINTING COMPANY ,~ WAREHOUSE
40.000 s.F. ~'
~.Wl ~m EXISTING STORAGE
~'-----~ [[1~ ~'~ ~ ~~'~*'>~' ..... .~ AREA
_ . ~ , I
125 PARKING SPACES
~ 37 % GREEN AREA ,..~
City of New Hope
Planning Case Report
Planning Case: 88-8
Request: Variance to Allow Employee Parking in the Front
Yard in an I-1 Zoning District and Construction
Approval
Location: 5520 North County Road 18
Zoning: I-1
Petitioner: Champion Auto Stores, Inc./Gary Bebeau
Date: March 1, 1988
Background
1. The petitioner is requesting a variance to allow employee
parking in an I-1 zoning district at 5520 North County Road
18 pursuant to Section 4.145(5) of the New Hope Code of
Ordinances, and approval to allow construction of a 33,000
square foot addition to the building. See Attachment A for
the petitioner's application.
2. The site was originally approved for construction in 1969,
and approval for an expansion in 1978. During the time of
the first construction approval, the current zoning
ordinance was not in effect requiring that no employee
parking be permitted in the front yard. In addition, the
code requiring that the shortest frontage for corner lots be
the front yard was also not in effect. ~
3. Property owners within 350 feet have been notified and staff
has received no comment to date.
4. The Design and Review Committee met with the petitioner on
February 16, 1988.
Analysis
1. Size of Expansion
The petitioner is proposing a 33,000 square foot expansion
to the existing building.
5600 square feet of this expansion is second floor or
mezzanine.
23,000 square feet of the expansion is warehouse, and the
remaining 10,000 square feet is office building.
2. Parking
The site plan conforms to the City's ratio for office and
warehouse parking.
The petitioner's request for a variance results from the
performance criteria section of the New Hope zoning code
pertaining to I-1 properties. Section 4.145(3) requires
that "No parking lot in front of the building shall be used
by vehicles of employees." This code was not in effect at
the time of original development of this property.
Staff has reviewed the possibilities of eliminating the need
for this variance with the petitioner. In our discussions,
we have found that no alternatives exist for the petitioner
for the following reasons:
A. The original structure was built so that company's
product flows in a north-south direction for
warehousing purposes. A description of this flow is
contained in Attachment B. Therefore, employee
parking could not be moved to the south side of the
building because it would prohibit loading and
unloading at the south parking lot.
B. On the east side of the building, a reailroad spur
exists. There are no entrances to the building on the
east end, so if employee parking were placed in this
area, employees would have to walk 300 feet to the
front entrance of the building. For security reasons,
the petitioner cannot place doors in the rear of the
building.
Staff believes that if employee parking were placed at
the rear yard, employees would park on the street
because it would be closest and most accessible.
C. A pond also exists at the south-west corner of the
property. The petitioner has also stated that poor
soils exist along the south property line. A large
drainage ditch exists on the west property line.
Section 4.22 of the New Hope Code describes the purpose of
the variance. When the original development was approved,
it complied with the code. The change in code, along with
tographic factors, has created a hardship for the
petitioner. The petitioner is proposing to utilize his
property in a manner which is reasonably permissible and
staff has identified that this variance would affect other
properties in the immediate area.
Staff also has determined that:
A. Light and air will not be impaired to adjacent
properties because of approval of this variance.
B. There will be no street congestion resulting from
the variance.
C. There will be no threat to public safety, and
D. The variance will not cause property values in the
area to diminish.
3. Trash Equipment
The petitioner should remove all outside storage other than
trash equipment. The trash container should be screened
with a six foot screening fence in accordance with Section
9.11(5) of the New Hope Code.
4. Landscaping
As requested by Design and Review, the petitioner has
doubled the number of plantings. Staff has reviewed the
spacing and types of plantings and has found that the
plan conform to the City's guidelines.
5. Closure of Curb Cut
The petitioner is proposing to close the curb cut located on
Research Center Road.
6. Easements
The petitioner is proposing to create 25 foot drainage and
utility easements on the west and south property line. An
easement for the railroad which runs under the building is
proposed to be vacated.
7. Fire Sprinkling System
The petitioner is proposing to sprinkle the entire building.
8. Shingle Creek Review
The Shingle Creek Watershed Management Commission has waived
their review of this case.
.Recommendation
Staff recommends that the request for variance to allow employee
parking in the front yard, and construction approval at 5520
North County Road 18 be approved as requested in Planning Case
88-8, finding that the variance meets the criteria established in
Section 4.22 of the New Hope Code of Ordinances.
Attachments: Petitioner's Application (5 February 1988)
Building Flow Design (24 February 1988)
Plans (24 February 1988)
Street Location of Property: 5520 North County Road 18
Legal Description of Property: See the enclosed surYe¥
OWNER OF) Name: Champion Auto Stores~ Inc. Phone: 535-5984
RECORD ) ~LfASE
Address: 2520 North County Road 18
APPLICANT {If Other Than Owner) Name: owner Phone:
PLEASE ~RIN!
Address:
Nature of Legal or Equitable Interest of Applicant:
Fee Owner
TYPE OF ~QUEST: Construction approval and variance approval.
Description of Request: See attached sheet.
why Should Request be Granted: See attached sheet.
Applicant acknowledges that s/he understands that before this request can be considered ancIcr
approved, ali fees, Including the basic zoning fee and any zoning deposts Must be paid to the
city and that, if additional fees are required to cover costs incurred by the city, the c~?y
manager has a r~~re additional oavmenr.
Fee Owner [ ! ~ Contract for Deea Owner
OCher Owner In Chain o~ Title Purchaser by ~urcnase Agreement
Ocher Owner in Chain of Title Applicant Other Than Owner
FOR CITY [)SE ONLY
Ownership Submitted: Yes~o Required
Evidence
o~
Certified Lot Survey: Yes' Yes ~No
Legal Description Adequate:
o
Lega! Ad Required: Ye~ No
Date of Design and Review Meeting:
Date o~ Plannlng Commission Meeting:
Approved:~ Denied:__ By Plannln~ Commission on:
Approved:.. Denied:__ By Councl~ o~:
Subject to the followlng conditlons:
Description of Request:
* 18,234 sq. ft. of sprinkled warehouse, 13,867 sq. ft. of
sprinkled office space, 1,150 sq. ft. of unsprinkled
office space.
* Request a variance to allow employee parking in the front
yard of the building.
Why Should Request be Granted:
* The construction of the new addition is within the
requirements of the City of New Hope Zoning Regulations
and the Uniform Building Code.
* The requested variance allows the employee parking to
remain where it has always been nearest the building
entrance. Also, the extreme distance from the front
property line to the face of the building allows the
addition of cars and still leave quite a lot of green
space.
* There is a security problem for employees in parking
towards the rear of the building and having to walk to the
front entrances, especially after dark. Warehouse
security precludes having employee entrances in the
warehouse. Future expansion will take place in the rear
area (east). Any parking lot constructed there would be
wasted in future additions. Holding pond and soil
conditions prevents further development rear-ward of the
south parking lot.
GB/cm
2/2/88
BUILDING FLOW DESIGN:
SQUARING OFF WAREHOUSE ALLOWS
SCIENCE CENTER DRIVE CONTINUATION OF EXISTING RACKING
....... FLOW AND MOVEMENT OF PRODUCT
TO AND FROM DOCK AREA
~ ~ NEW AREA ~
C3 WAREHOUSE ADDITION TO MATt3H FLOW Of OLD AF "A wu_.l
..~ RACK FLOW I~A~i~' I~1 ~w
Z ~ ,,,
SHIPPING RECEIVING
TRUCH SHIPPING AND RECEIVING AREA
'~' UNBUILDABLE AREA UNBUILDABLE AREA
CHAMPION AUTO STO~E$, ~NC, NEW HO[PIE HE/ADGUARTIER~ ......................................
>~ I"- ~o'
~ ~ o ¢~OTC~ IRO~
,, ~ ~ .......
brandl engineering 8 surveying
{ 1705 woods I~all
' bu,n,vllle, mlnne,ola 55337 ~ ·
fi',~ :,:, ..
~ O~ADINO, DRAINAGE, AND
, UTILITY PLAN
i~'~' ~ ,Jp.~.- ,,, ;,~.,..~, ,, ~ GI2NERAL NOTES:
. .......................... TYPICAL PLANTING DETAIL
NORTH ELEVATIO~
EAST ELEVATION.
~ ..... ~---~-=~-~---=i~ ' ........ ~-~ ' - o
WE,ST~ELEVATION_ '...~._
,
BQUTH -ELEVATION
CHAMPION AUTO STORES IN NEW HOPE
Year New Hope Real Estate New Hope
Payroll Taxes Employment
1977 $612,000 $29,000 37
1978 794,000 32,600
1979 1,040,000 34,600
1980 1,261,000 39,600
1981 1,402,000 48,900
1982 1,807,000 56,800
1983 2,179,000 62,300
1984 2,454,000 70,100
1985 2,789,000 69,000
1986 2,997,000 74,800
1987 3,156,000 74,400 136
Totals $20,491,000 $592,100 + 99
years: $19,879,000 $563,100
for the future:
Year New Hope Real Estate Expected New Hope
Payroll Taxes Valuation Employment
1988 $3,314,000 $78,100 $1,653,000 142
1989 3,480,00~ 115,100 2,435,000 150
1990 3,653,000 120,800 2,557,000 159
1991 3,836,000 126,900 2,819,000 168
1992 4,028,000 133,200 2,960,000 179
Total $18,311,000 $574,100
Assumes continued 3.25% improvement in efficiency each year that
the past ten years.