080288 Planning OFFICIAL FILE COPY
AGENDA
PLANNNING COMMISSION MEETING OF AUGUST 2, 1988
CITY OF NEW HOPE, MINNESOTA
7:30 P.M.
PLANNING COMMISSION PROCESS
The City of New Hope Planning Commission serves in an
advisory capacity to the city Council. The Commission
is composed of eight New Hope residents who have been
appointed by the City Council to review all special
procedures pertaining to the sign code and zoning code.
The Planning Commission will review a petitioner's case
and may act on the case in the following manner:
1. Recommend that the city Council approve
the request with or without special
conditions;
2. Recommend that the City Council deny the
request; or
3. Table the case for further consideration.
If the Planning Commission recommends that the City
Council approve or deny a request, the planning case
will be placed on the City Council agenda for the
regular meeting. Usually this meeting is within one to
two weeks of the Planning Commission meeting.
If the Planning Commission tables the request, the
petitioner will be asked to return for the next
Commission meeting.
Petitioners are asked to come to the podium when the
appropriate case is called. Please state your name,
address, the request before the Commission, and discuss
any information relevant to the request.
Citizens who wish to speak to the Commission regarding
the case should be recognized, come to the podium, state
your name, address, and concern.
AGENDA
PLANNING COMMISSION MEETING OF AUGUST 2, 1988
CITY OF NEW HOPE, MINNESOTA
7:30 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC HEARINGS
3.1 Case 88-19 - Request for a Text Amendment to Allow Adult Day
Care in an R-5 Zoning District at 5500 Boone Avenue
North,
North Ridge Care Ctr./Charles Thompson, Petitioner
3.2 Case 88-20 - Request for a Conditional Use Permit to Allow Open
Storage for an LPG Tank at 4124 Winnetka Avenue
North,
Independent School District #281, Gary Dechaine,
Petitioner
3.3 Case 88-21 - Request for a Conditional Use Permit to Allow Off-
site Parking and a Variance to the Required Number
of Parking Spaces at 7181 42nd Avenue North,
Grobe's Cafe/Larry Sandberg, 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 July 5, 1988.
6.2 Review of City Council Minutes of March 7, 1988 and June 21, 1988
(Work Sessions), and June 27, 1988.
6.3 Review of HRA Minutes of June 27, 1988.
7. ANNOUNCEMENTS
8. ADJOURNMENT
City of New Hope
Planning Case Report
Planning Case: 88-19
Request: Text Amendment to Allow Adult Day Care in an R-5
Zoning District (Senior Citizen Residential
Housing)
Location: 5500 Boone Avenue North
Zoning: R-5 (Senior Citizen Residential Housing)
Petitioner: North Ridge Care Center/Charles Thompson
Date: August 2, 1988
BACKGROUND
1. The petitioner is requesting a text amendment to allow Adult
Day Care in an R-5 (Senior Citizen Residential Housing)
Zoning District pursuant to Section 4.23 - New Hope Code of
Ordinances. This would allow conversion of twenty (20)
apartments to twenty seven (27) board and care rooms.
2. Property owners within 350 feet of the site have been
notified. Staff has received no comment to date.
3. The Codes and Standards Committee has reviewed the draft
ordinance amendment.
ANALYSIS
1. Attached is a letter (Exhibit A) ~escribing the type of
service and use of the facility as aH adult day care center.
The existing code allows only housing activities in an R-5
Zoning District. It appears that adult day care in an
environment of senior housing is compatible.
2. Section 2 of the proposed ordinance identifies the parking
standard for the adult day care. The site currently
requires 134 spaces and 205 parking spaces are provided.
However, parking does overflow onto Boone Avenue. The
petitioner should address this issue.
RECOMMENDATION
Staff recommends approval of the text amendment to allow adult
day care in an R-5 Zoning District as proposed in Planning Case
88-19.
Attachments: Exhibit A (15 July 1988)
Planner's Memorandum (26 July 1988)
Site Plan
Proposed Remodelinq 5500
North Ridge Care Center, Inc. is proposing to convert 20
apartments located on the first floor of 5500 Boone Avenue
North to 27 board and care rooms and adult day care for 54
clients.
The cost of this renovation is projected at approximately
$850,000. This renovation would include an addition of an
entry, room conversions, furniture, and equipment.
As our apartment dwellers age in place, it has become apparent
that there is a need for a service in between independent
apartments and the nursing home proper. These persons would
need three meals a day, planned activities, medication
monitoring, and help with personal care. They would not need
skilled nursing observation as required in a licensed nursing
home or Medicare certified unit.
We have further noted that our adult day care program, which
keeps people independent in their homes, is expanding.
Currently, we have enough room to serve 25 clients per day.
We are projecting that over the next two years, this program
could be expanded to 50 per day as the population ages in the
northwest area.
We are looking at very little additional staffing. These services
are not as labor-intensive as the nursing home care. We already
have an adult day care program and are projecting an addition
of only two full-time employees for this expansion. Our apartments
are already offering some personal care services and we would be
expanding the hours of those employees from four hours per day
to eight hours per day, so in actuality, would probably be
creating two additional full-time employees for the board and
lodging section.
It is a matter of physical environment changes and program changes
versus additional staffing.
I would project that we need six additional parking spcaces for
this expanded program. I would further project that because the
apartment people will age in place will be giving up their cars
and that those six spaces probably could be in the underground
parking area of 5500.
I would be happy to meet with city planners to explain any of
our programming or rationale for such in person.
Sincerely,
Mary Jane Thompson, RN
MJT:~ ~
northwest associated consultants, inc...
!
MEMORANDUM
TO: Dan Donohue
FROM: Mike Ridley/Alan Brixius
DATE: 26 July 1988
RE: New Hope 7 Adult Day Care
FILE NO: 131.00 - 88.09
Mr. Charles Thompson has proposed to remodel a portion of North
Ridge Care Center, I-nc., located at 5500 Boone Avenue North. The
remodeling will include converting 20 apartments to 27 board and
care rooms and expansion of the adult day care operation.
We believe board and care services are similar to elderly housing
and that the ordinance required off-street parking of one space
per three units plus reservation of area equal to one space per
three units, should be observed in this cas~. The additional
seven units will require two spaces plus proof that two
additional spaces could be provided should need be.
Also, adult day care will require off-street parking calculated
at one space per seven clients. We suggest a one space per
company vehicle ~plus one per ten c~ients if it can be
demonstrated that the majority of clients Will be 'dropped off at
the site by Public transit; facility owned vehicles; and/or
private vehicle.
Adult day care is not a permitted use in the R-5 District. A
text amendment must be adopted to accomodate this use in the R-5
District. The attached Ordinance amendment provides performance
standards for nursing homes and adult day care facilities in the
R-5 District.
cc: Doug Sandstad
Jeannine Dunn
Steve Sondrall
4601 excelsior blvd., ste. 41 O, minneapolis, mn 55416 ~ (612) 925-9420
ORDINANCE NO. 88 -
AN ORDINANCE AMENDING THE ZONING CODE TO PROVIDE FOR
NURSING HOMES AND ADULT DAY CARE FACILITIES IN THE "R-5" SENIOR
CITIZEN RESIDENTIAL HOUSING DISTRICT.
THE CITY C~OUNCIL OF THE CITY OF NEW HOPE ORDAINS:
Section 1. Section 4.022 is hereby amended to include
the following definition: Adult Day Care: Personal care
during the day (for less than 24 hours) in a protective
setting approved by the state or local agency providing
companionship, education, recreational, and developmental
activities, as well as integral but subordinate medical
services in the form of medical examinations, dental
screening, an~ immunizations.
Section 2. S~ection 4.036 is hereby amended to include the
following:
Adult Day Care - Required off-street parking shall consist
of one space per seven clients except where it can be
demonstrated that public transit and/or facility provided
transportation will make up the majority of client transit'
needs. In which case, required off-street parking will be
calculated at one space per company vehicle plus one space
per 10 adult day care clients.
Section 3. Section 4.08A Senior Citizen Residential
Housinq is hereby amended to read as follows:
4.08A "R-5" Senior Citizen Residential Housinq.
4.08A1 Purpose. The purpose of the "R-5" Senior Citizen and
Residential Housing District is to provide areas within
the City which are particularly suitable as to
locations and amenities for elderly ~ousing, and to
limit Zhe development of such districts to this type of
residential construction, and directly related
complementary uses.
4.08A2 Permitted Uses. Elderly (Senior Citizen) Housing
which is a conditional use under 4.084 in an R-4
District is the only permitted use in an R-5 District,
provided however that all of the conditions of Section
4.084 (4) shall apply.
4.08A3 Conditional Uses, R-5. The following are conditional
uses in an "R-5" District: (Requires a conditional use
permit based upon procedures set forth in and regulated
by Section 4.20 of this Code, and compliance with
Chapter 3, Signing, 4.036, Parking, and 4.037, Off-
Street Loading).
(1) Nursinq Homes. Nursing homes, but not including
hospitals, sanitariums or similar institutions,
provided that:
(a) Side Yards, Double. Side yards are double
the minimum requirements eStablished for this
District and are screened in compliance with
Section 3, 4.033 (3).
(b) Rear Yard Requirements. 0nly the rear yard
shall be used for recreational areas. Said.
area shall be fenced and controlled and
screened in compliance with Section 4.033
(3).
(c) !Street Access. The site shall be served by
an arterial or collector street of sufficient
'capacity to accommodate traffic which will be
generated.
(d) Permits and State Laws. All state laws and
statutes governing such use are strictly
'adhered to and all required operating permits
are secured.
(2) Adult Day Care. A State licensed facility
provided that:
(a) Front Set Back. The front yard depth is a
minimum of thirty feet.
(b) Rear Yard Requirements. Only the rear yard
shall be used for recreational areas. Said
area shall be fenced and controlled and
screened in compliance with Section 4.033
(3).
(c) Off-Street Loading. Loading and unloading of
adult day care participants shall take palce
in an area designated solely for that
purpose.
(d) Street Access. The site and related parking
and .service is served by an arterial or
collector street of sufficient capacity to
accommodate the traffic which will be
generated.
(e) General Conditional Use Requirements. The
provisions of Section 4.21 through 4.212(6)
(c) of this Code are satisfactorily met.
City of New Hope
Planning Case Report
Planning Case: 88-20
Request: Conditional Use Permit to Allow Open Storage for
an LPG Tank
Location: 4124 Winnetka Avenue North
Zoning: I-1 (Limited Industrial)
Petitioner: Independent School District #281/Gary Dechaine
Date: August 2, 1988
BACKGROUND
1. The petitioner is requesting a conditional use permit to
allow exterior storage of a propane tank pursuant to Section
4.144 - New Hope Code of Ordinances.
2. The petitioner currently has a 1,000 gallon LPG tank on the
site which was installed in 1985. A conditional use permit
was not issued. The petitioner is now requesting a 2,500
gallon LPG tank.
3. Property owner~ within 350 feet of the site have been
notified. Staff has received no comment to date.
ANALYSIS
1. The City currently utilized the standards set forth for open
storage established in Section 4.144 of the New Hope Code to
review open storage on LPG tanks.
The criteria for approval includes:
A. That the area is fenced and screened from residential
uses; and
B. That the storage area is surfaced or grassed to
control dust.
2. Staff is in the process of reviewing the placement of LPG
tanks in all zoning districts and will have prepared
standards for the Planning Commission at its August meeting.
The standards under consideration by staff are as follows:
A. LPG tanks shall be prohibited in the ~ont yard.
Planning Case Report 88-20
August 2, 1988
Page 2
B. All other locations and setbacks will comply with the
Uniform Fire Code.
C. Installation of propane tanks shall not create a non-
conforming condition in regard to parking and traffic~
circulation.
D. Signage shall be restricted to a two (2) foot x two (2)
foot information placard about the supplier.
RECOMMENDATION
The Planning Commission has two options:
1. Approve this case under ~Section 4.144 of the New Hope Code
which allows outdoor storage.
2. Table the case-until standards regarding outdoor storage of
LP tanks are developed and approved.
Staff recommends that the request for outdoor storage as
proposed in Planning Case 88-20 be tabled until September 6,
1988.
Attachments: Site Plan (27 July 1988)
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City of New Hope
Planning Case Report
Planning Case: 88-21
Request: Conditional Use Permit to Allow Off-Site Parking
and Variance of Three (3) Parking Spaces to the
Required Thirty Six (36) Parking Spaces
Location: 7181 42nd Avenue North
Zoning: B-3 (Auto-Oriented Business)
Petitioner: Grobe's Cafe/Larry Sandberg
Date: August 2, 1988
BACKGROUND
1. The petitioner is requesting a conditional use permit to
allow off-site parking (Section 4.036(12) - New Hope Code of
Ordinances) and a variance of three (3) parking spaces to
the required thirty six (36) parking spaces (Section
4.036(10(r) - New Hope Code of Ordinances).
2. The petitioner had previously requested a variance of
seventeen (17) parking spaces to the required thirty six
(36) parking spaces. The Planning Commission tabled this
request at their April, May, June and July, 1988 meetings.
3. Property owners within 350 feet of the request have been
notified. No comment has been received to date.
ANALYSIS ~
1. Conditional Use Permit
A. Criteria for Approval
The criteria for reviewing a conditional use permit for
off-site parking is contained in Section 4.036(12) and
attached in Exhibit A. Staff has reviewed this
criteria and found that the petitioner is in compliance
with the all of the requirements with the exception of
the lease agreement.
The petitioner has not filed a copy of a lease
agreement for the off-site parking with the City. Dr.
Irving Herman owns the property which will be the area
for the new parking lot. A letter from Dr. Herman is
contained in Exhibit B which indicates a willingness to
enter into an agreement with Grobe's Cafe. This lease
agreement must be filed with the City upon approval of
the conditional use permit.
Planning Case Report 88-21
August 2, 1988
Page 2
B. Site Improvements
Staff suggest the following improvements to the
proposed site plan:
a. That an additional parking space be added which is
shown in the staff sketch as #7. This will reduce
the non-conformity of number of parking stalls.
b. That the trash receptacle be relocated and
screened in accordance with Section 9.111(5) of
the New Hope Code.
c. That a loading zone be striped to prevent parking
in front of the trash area.
d. That new sod be placed south of the proposed
loading area as described in the staff sketch.
e. That curbing be installed along the perimeter of
the parking lots.
f. That a five foot driveway extension in the south
parking lot's west edge be provided to allow for
back-up and exit.
g. That the petitioner remove unwanted debris in the
rear of the building.
h. That the rear entrance be opened to accommodate
patrons parking in the new lot.
2. Variance
The petitioner is decreasing the non-conformity of the
property by creating this parking lot. This reduction of
non-conformity is encouraged by Section 4.0316(5) of the New
Hope Code.
The new dining room is 353 square feet. Prior to the
development of this room, the site required 27 parking
spaces and 19 were provided. With the new dining room, the
site requires 9 additional spaces (36 total) and 33 are
being provided.
While staff does not support approval of a variance, we do
support decreasing the non-conforming condition of the site.
Planning Case Report 88-21
August 2, 1988
Page 3
RECOMMENDATION
Staff recommends approval of the conditional use permit to allow
off-site parking at 7181 42nd Avenue North as proposed in
Planning Case 88-21, subject to the following conditions:
a. That an additional parking space be added which is
shown in the staff sketch as #7. This will reduce the
non-conformity of number of parking stalls.
b. That the trash receptacle be relocated and screened in
accordance with Section 9.111(5) of the New Hope Code.
c. That a loading zone be striped to prevent parking in
front of the trash area.
d. That new sod be placed south of the proposed loading
area as described in the staff sketch.
e. That curbing be installed along the perimeter of the
parking lots.
f. That a five foot driveway extension in the south
parking lot's west edge be provided to allow for back-
up and exit.
g. That the petitioner remove unwanted debris in the
rear of the building.
h. That the rear entrance be ppened to accommodate
patrons parking in the new lot.~
i. That a copy of the lease agreement between the
petitioner and the owner of the property which will be
utilized as a parking lot be filed with the city.
Attachments: Exhibit A: CUP Criteria
Exhibit B: Correspondence from Dr. Irving Herman
(12 July 1988)
Site Plan (7 July 1988)
Staff Sketch (29 July 1988)
4.037 (1) - (2)(d)
(d) Lessee Agreement Required. The site used for meeting the
off-site parking requirements of this Code shall be secured
by a lease agreement between the parties, with term approved
by the City Council subject to the review and approval of
the City Attorney, filed with the City Clerk and recorded
with the Hennepin County Recorder or Registrar of Title, and
a certified copy of the recorded document shall be filed
with the City Clerk within 60 days after approval of the
agreement by the City Council.
(e) Proximity to Multiple Residence. Off-site parking for
multiple family dwellings shall not be located more than one
hundred feet from any normally used entrance of the
principal use serviced.
(f) Proximity for Non-Residential Uses. Off-site parking for
non-residential uses shall not be located more than three
hundred feet from the main entrance of the principal use
being served. No more than one main entrance shall be
recognized for each principal building.
(g) Term of Parking Agreement. Any use which depends upon off-
site parking to meet the requirements of this code shall
maintain ownership and parking utilization of the off-site
location until such time as on-site parking is provided or a
site in closer proximity to the principal use is acquired
and developed for parking.
4.037 Off-Street Loading.
(1) Purpose. The regulation of loading spaces in these zoning
regulations is to alleviate or prevent congestion of the public
right-of-way and in off-street parking areas so to promote the
safety and general welfare of the public, by establishing minimum
requirements for off-street loading and unloading from motor
vehicles in accordance with the specific and appropriate
utilization of various parcels of land or structures.
(Code 072684, Ord. 85-23)
(2) Location.
(a) Off-Street. Ail required loading berths shall be off-street
and located on the same lot as the building or use to be
served.
(b) Distance from Intersection. Ail loading berth curb cuts
shall be located at minimum fifty feet from the intersection
of two or more street right-of-ways. This distance shall be
measured from the property line.
(Code 072684)
(c) Distance from Residential Use. No loading berth for a non-
residential use shall be located closer than one hundred feet
from a residential district unless within a structure.
(Code 072684, Ord. 85-23)
(d) Prohibited in Front Yards. Loading berths shall not occupy
the front yard setbacks.
(Code 072684)
4-40
.. 072684
Flag Builders
6950 Wayzata Blvd. #205, Minneapolis, MN 55426
541-9904
July 12, 1988
TO: The City of New Hope
As property owner to the south of Grobes Cafe, we have reviewed the survey
showing the proposed parP~ng. Grobes Cafe and I have agreed to enter into
a lease for the proposed parking lot on our land. We have discussed terms
and conditions and have come to an understanding concerning the lease. On
approval from the City Council, a lease will be drawn up pursuant to terms
and conditions verbaltyagreed upon. Also, any conditions set forth by
City officials could be incorporated into the lease.
Sincerely,
Dr. Irving Herman