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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.