090688 Planning AGENDA
PLANNING COMMISSION MEETING OF SEPTEMBER 6, 1988
CITY OF NEW HOPE, MINNESOTA
7:30 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC HEARINGS
3.1 Case 88-20 - Request for ConditionaI Use Permit to Allow LPG
Storage at 4124 Winnetka Avenue North,
Independent School District #281/Gary Dechaine,
Petitioner ~
3.2 Case 88-22 - Request for a Five Foot (5') Variance to the
Required Thirty-five Foot (35') Rear Yard Setback
at 3551 Wisconsin Avenue North, ._
Kenneth C. Kline, Petitioner
3.3 Case 88-23 - Request for a Text Amendment to Allow Outdoor Sales
of Automobiles in an I-1 (Limited Industrial) and
I-2 (General Industrial) Zoning District at 7701-
7709 42nd Avenue North,
Autohaus of Minneapolis/Thomas W. Boettcher,
Petitioner
3.4 Case 88-24 - Request for Preliminary Plat Approval for Flag
Addition at 9000 42nd Avenue North,
Duane A. Roman, Frank J. Bielinski, Petitioners
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 Presentation by staff on proposed Comprehensive Plan update.
6.2 Approval of Planning Commission Minutes of August 2, 1988.
6.3 Review of city CoUncil Minutes Work Session of May 5, 1988 and
City Council Minutes of July 25, 19.88, and August 8, 1988.
6.4 Review of HRA Minutes of July 25, 1988, and August 8, 1988.
7. ANNOUNCEMENTS
8. ADJOURNMENT
1-21
City of New Hope
Planning Case Report
Planning Case: 88-20
Request: Conditional Use Permit to Allow Open Storage of an LPG
Tank
Location: 4124 Winnetka Avenue North
Zoning: I-1 (Limited Industrial)
Petitioner: Independent School District #281/Gary Dechaine
Report Date: September 2, 1988
Meeting Date: September 6, 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. This case was before the Planning Commission at its August 2, I988
meeting and was tabled until September 6, 1988. The Commission
directed the issue to Codes and Standards Committee for
consideration of criteria for approval of these tanks. The
Committee met on August 15, 1988 and recommended that the attached
code amendment be sent forward to the Planning Commission.
ANALYSIS
1. If the Planning Commission and City Council approve the proposed
standards, staff believes that the petitioner could meet all of the
criteria for the I-1 Zoning District with the exception of the
location requirements.
In general, industrial properties do not want LPG tanks in the
front yard because they are used for heating purposes and access to
them for a number of vehicles is not required. At the petitioner's
property, the LPG tanks are utilized for vehicle fueling purposes,
which is more of a commercial use. Staff does not believe that LPG
tanks should be allowed in front yards because of safety and
aesthetic reasons.
2. Staff also checked with surrounding communities regarding LPG
tanks. As noted by the staff memo, each city has a method of
addressing LPG tanks, but none of the cities that we contacted has
a conditional use permit specifally for LPG tanks.
Planning Case Report 88-20
Page -2-
3. The petitioner has expressed an interest in maintaining the tank in
its existing location. It should be noted that if a conditional
use permit is approved, such approval cannot be on a temporary
basis.
RECOMMENDATION
Staff recommends approval of the text amendment which defines criteria
for approval of a conditional use permit to allow LPG tanks in a B-3
(Auto-oriented) and I-1 (Limited Industrial) zoning districts.
Staff also recommends that ~the petitioner's request for a conditional
use permit be tabled until October 4, 1988, so that he can review the
options for moving the tank and meeting the Yequirements listed in the
proposed text amendment.
Attachments: Case Report (8-2-88)
Planner's Recommendation (8-10-88)
Staff Memorandum (8-12-88)
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 ~
BACKGROUNU --
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 owners 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 ~nt 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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INSTALLATION DETAIL : M,~.ous, M~ ~ I ~U- U I
northwest associated consultants, inc.
MEMORANDUM
TO: Dan Donohue
FROM: Alan Brixius
DATE: August 10~ 1988
RE: New Hope - Outdoor Propane Storage
FILE NO: 131.00 - 88.10 --
In our revision of the propane on LPG outdoor storage ordinance,
we find it is appropriate to modify the Section 4.125 and 4.144
regarding conditional accessory uses in commercial and
industrial districts to regulate the propane on LPG uses in
respectively. The attached zoning amendment is suggested with
the major elements as follows.
1. Propane or LPG storage use in commercial district is allowed
as conditional use and only permitted if this use is
accessory to automobile service stations.
2. Propane or LPG outdoor storage use is allowed as accessory
uses in Industrial District.
All detailed provisions are stated and please get back to us with
your comments and opinions.
*Reminder: Code and standards committee will meet on August 15th
at 7:00 a.m. at the Town Crier Restaurant.
4601 excelsior blvd., ste. 41 O, minneapolis, mn 55416 (612) 925-9420
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONINGs'CODE OF NEW HOPE TO PROVIDE
FOR OUTDOOR STORAGE AND USE OF PROPANE OR LPG IN COMMERCIAL AND
INDUSTRIAL ZONING DISTRICTS.
Section 1. Section 4.125(7) is hereby added to the New Hope City
Code to read as follows:
(7) Propane or LPG 'Tanks Accessory to Automobile Service Station
or Gas Sales. The sale of propane or LPG in automobile
service stations and gas stations~if the sale of such item
is clearly subordinate to and accessory to the principal use
of the site as an automobile ser-vice station, provided as
conditions precedent to the issuance of conditional permit,
the Council shall find:
(a) Location. Propane or LPG outdoor storage tanks shall
not be located with the required front yard. ~.Tanks shall be
located not less than twenty-five (25) feet from any other
good property line.
(b) Setback from Building. The storage tank should be set
back from the existing structures for a distance depending
on the size of the tank based on the Uniform Fire Code.
(c) Circulation. Propane or LPG outdoor storage tank shall
not interfere with the site circulation such as parking,
driveways, curb cuts, loading areas, etc.
(d) Screening. The storage tank shall be screened from the
view from public right-of-way and adjacent properties. The
screen should be provided along within the lot lines of the
lot so not to interfere with fire fighting near the tank.
(f) Valves. All filling valves of the storage tank Shall
be enclosed and have locking devices.
(g) Site Access. Propane or LPG storage sites shall be
accessible by service and emergency vehicles.
(h) Signage. A sign is required for the storage tank. The
size shall not be more than four.(4) square feet. The
information appearing on the sign shall be limited to the
following:
(i) Tank information (such as No Flame).
(ii) Instructional information.
(iii) User's name, address and phone numbers.
Section II. Section 4.144 (12) is hereby added to the New Hope
City Code to ~ead as, follows: _
(12) Propane or LPG Outdoor Storage, Accessory.
Accessory propane or LPG outdoor storage tanks shall be
allowed as contitional accessory uses in the Industrial
Districts provided that:
(a) Location. Ail propane or LPG outdoor storage tanks
shall be located in the rear yard not less than twenty-five
(25) feet from any property boundary lines. . No tanks shall
be permitted in the front yard and side yard'abutting public
streets.
(b) Setbacks. The propane or LPG tanks shall be set back
from existing building for a distance depending on the size
of the tank based on the Uniform Fire Code. ?
(c) Circulation. Propane or LPG outdoor storage tanks
shall not interfere with site circulation such as parking,
driveway, curb cuts, etc.
(d) Fencing. A security fence shall be required around all
propane and LPG storage tanks as per the Uniform Fire Code.
(e) Access. Propane or LPG storage sites shall be
accessible by service and emergency vehicles.
(f) Valves. Ail filling valves of the storage tanks shall
be enclosed and have locking devices.
(g) Signage. A sign is required for the storage tank. The
size shall not be more than four (4) square feet. The
information appearing on the sign shall be limited to the
following:
(i) Tank information (such as No Flame).
(ii) Instructional information.
(iii) User's name, address and phone numbers.
Section III. This Ordinance will be effective upon the approval
by the City Council on the day of
Signed:
CITY OF NEW HOPE
MEMORANDUM
DATE: August 12, 1988
TO: Jeannine Dunn, Administrative Assistant
FROM: Alan Duff, Management Intern
SUBJECT: LPG Tanks
Three cities were contacted to determine ordinance codes on LPG
tanks in commercial Zones of nearby cities. Building Inspectors
were contacted in the cities of Crystal, Golden Valley and
Plymouth. Permitted use of LPG tanks is quite different in each
city.
Crystal
Donald Peterson, Building Inspector for City of Crystal stated
that LPG tanks are permitted in industrial zones only. Variances
to this code, particularly for gas stations, for full use of LPG
tanks are usually granted by Council. Mr. Peterson suggests
conditional use permits as the preferred method of regulating
auto zones.
Golden Valley
Jay Ipsen, Building Inspector for City of Golden Valley says that
LPG tanks are allowed in commercial zones with permit. 'Some
businesses without LPG tanks were grandfathered in without
permit. Mr. Ipsen says that a city should not allow use of LPG
tanks if at all possible. Gas stations and temporary use for
construction are the only two exceptions, according to Mr. Ipsen.
Plymouth
Scott McLellan, Building Inspector for City of Plymouth states
that LPG tanks are permitted in commercial and industrial zones.
A site using LPG tanks must meet four requirements set forth by
the City:
1. Building permit fee is paid.
2. Site plan includes LPG tank.
3. LPG tank is visually screened.
4. LPG tank does not obstruct parking.
5. No signage is permitted except for safety purposes.
CITY OF NEW HOPE
MEMORANDUM
DATE: August 12, 1988
TO: Planning Commission
FROM: Codes and Standards Committee
SUBJECT: Committee Report
The Codes and Standards ~Committee met on August 12, 1988, to
discuss proposed code amendments regarding LPG tanks.
The Committee reviewed the Planner's Memorandum of August 10,
1988, and recommended that staff forward the draft ordinance at
its September 6, 1988, meeting.
City of New Hope
Planning Case Report
Planning Case: 88-22
Request: Variance of Five (5) Feet to the Required Thirty-
Five (35) Foot Rear Yard Setback
Location: 3551 Wisconsin Avenue North
Zoning: R-1 (Single Family Residential)
Petitioner: Kenneth C. Kline
Report Date: September 1, 1988
Meeting Date: September 6, 1988
BACKGROUND
1. The petitioner is requesting a variance of five (5) feet to
the required thirty-five (35) foot rear yard setback to
allow construction of a 14' × 16' (224 square feet)
screened porch. The rear yard setback is established in
Section 4.034(3) of the New Hope Code of Ordinances.
2. In 1981 the petitioner received a side yard setback variance
to allow construction of a garage.
3. Property owners within 350 feet of the petitioner's property
have been notified. Staff has received no comment to date.
ANALYSIS
1. The criteria for approval of a variance is established in
Section 4.22 of the New Hope Code.
2. The subject property exceeds the minimum lot standards, and
staff finds that there is no irregular shape, topography, or
other non-economic hardship at the site.
3. An eleven feet (11') x twenty feet (20') (220 square feet)
screened porch could be built on the site without approval
of a variance.
RECOMMENDATION
Staff does not find that a hardship exists on the site that would
warrant approval of the variance. While the petitioner is
proposing to utilize his property in a reasonable manner, it
Planning Case Report 88-22
Planning Case Report 88-22
Page -2-
appears that he could achieve the project without encroaching
into the rear yard setback.
Staff recommends denial of the request for a five-foot (5') rear
yard setback variance at 3551 Wisconsin Avenue North as proposed
in Planning Case 88-22 because it does not meet the variance
criteria established in Section 4.22 of the New Hope Code.
Attachment: Site Sketch (8-6-88')
City of New Hope
Planning Case Report
Planning Case: 88-23
Request: Request for a Text Amendment to Allow Automobile
Sales in Industrial Zoning Districts
Location: 7701-7709 42nd Avenue North
Zoning: I-2 (General Industrial)
Petitioner: Autohaus of Minneapolis/Thomas W. Boettcher
Report Date: September 2, 1988
Meeting Date: September 6, 1988
BACKGROUND
1. The petitioner is requesting a text amendment to allow
outdoor sales of automobiles in industrial zoning districts.
This request is made pursuant to Section 4.23 of the New
Hope Code of Ordinances.
2. The City approved a conditional use permit to allow outdoor
storage/leasing in an I-2 zoning district on March 9, 1987.
This permit does, not include approval of outdoor sales.
3. Autohaus proposes to expand its operation to include outdoor
sales on the existing site, and the adjacent New Hope Animal
Hospital site. The petitioner proposes to acquire the New
Hope Animal Hospital, demolish the building, and integrate
it as part of his development.
The HRA is considering, but has not approved, participation
in a loan to Autohaus to achieve this development. The HRA
is interested in participation in this project because it
removes a non-conforming property from the 42nd Avenue
Redevelopment District.
4. The Design and Review Committee reviewed a preliminary set
of plans provided by Autohaus. To date, Autohaus has not
revised the plans per the Committee's suggestions.
5. Property owners within 350 feet'of the petitioner's property
have been notified. Staff has received no comment to date.
Planning Case Report 88-23
Page -2-
RECOMMENDATION
Staff is presenting the options through the Planner's Memorandum.
We are not making a recommendation at this time, but wish to
discuss the case with the Planning Commission.
Attachments: Planner's Memorandum '(8-31-88)
northwest associated consultants, inc.
PLANNING REPORT
TO: Dan Donahue
FROM: Lisa Ring/Alan BrixiUs
DATE: 31 August 1988
RE: Outdoor Automobile Sales Text Amendment
FILE NO: 131.00 - 88.05
BACKGROUND
In 1987, the City of New Hope approved a conditional use permit
to allow Autohaus to have outdoor storage and leasing of
automobiles on the site. Since then, the Autohaus has expanded
to include automobile sales. The Autohaus now wishes to expand
its sales lot through the acquisition and demolition of the
veterinarian clinic east of the Autohaus site.
The redevelopment of substandard sites along 42nd Avenue is a
priority of the 42nd Avenue Improvement Study. The Autohaus
proposal gives the City the opportunity to implement the
redevelopment of the veterinarian clinic site. In considering
this proposal, the City must make the following determinations:
1. Is an auto sales lot an appropriate land use along 42nd
Avenue?
2. What performance standards should be imposed on the auto
sales lot to ensure high quality appearance and
compatibility?
3. Since the use is not permitted under the current zoning
regulations, what method of implementation should be used to
amend the Zoning Ordinance?
4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420
ISSUES AND ANALYSIS
Current Ordinance Controls
Current New Hope Ordinance provisions which regulate open storage
and outdoor sales and service appear to be in conflict. They are
as follows:
® Under performance standards, the following provision is in
place. It reads:
4.033 (10)
Open Sales Lots. Open saieS are prohibited except for sales
promotions of ~not more than three days duration which are
ancillary to and consistent with the principal authorized
use of the premises. All second'hand passenger cars and/or
trucks, motor Scooters, motorcycles, boats, trailers,
aircraft construction equipment and monuments held for sale
or stored for sale, shall be stored within a building.
Contrary to Section 4.033 (10), Sections 4.125 (4) and 4.144 (2)
permit accessory outdoor sales by conditional use permits in the
B-3, B-4 and industrial districts.
An example of the accessory outdoor sales and service regulations
for the industrial districts is as follows:
(2) Outdoor Sales and Service Accessory. Open or outdoor
service, sales and rental as an accessory use, provided
that:
(a) Area Limit. Accessory outside service, sales and
equipment rental connected with a principal use is
limited to thirty percent of the gross floor area
of the~principal use.
(b) Screened from Residential. Outside sales areas
are fenced or screened from view of neighboring
residential uses.
(c) Surfacing. Sales area is grassed or surfaced to
control dust.
The acceptability of outdoor sales lots as shown above appear to
raise a community policy issue that should be clarified by the
City. In light of this apparent conflict, it would appear to our
office that three general options are available to the City in
the treatment of Autohaus. They are listed below:
Option 1:
The City must make the decision as to whether or not the Autohaus
proposed outdoor automobile sales lot is compatible with what the
City would like to see in this area of 42nd Avenue North. If the
City does not feel that outdoor motor vehicle sales is an
appropriate or compatible use on the Autohaus site, then Option
#1 would be the most prohibitive. It would be necessary by the
aforementioned Section 4.033 (10) to prohibit outdoor sales on
this site. The outdoor sales allowed by conditional use in the
I-1 District should then be repealed. This would make outdoor
sales non-conforming in the industrial district.
Option 2:
If the City feels that outdoor m6tor vehicle sales is an
appropriate use along 42nd Avenue ~and is compatible with the
proposed land uses outlined in the 42nd Avenue Improvement Study,
Option 2 or 3 should be considered.
Option 2 would require repealing Section 4.033 (10) to permit
outdoor sales in New Hope and modifying the Outdoor Sales and
Service Accessory section (Section 4.144 (2)) to allow this use
within industrial districts. If this option is considered,
outdoor sales should be limited to an accessory use to motor
vehicle repair and leasing operations in the industrial zoning
districts. The attached Zoning Ordinance amendment labeled
Exhibit A is an attempt to provide updated standards for
accessory outdoor sales in New Hope.
Option 3:
A concern with Option 2 is permitting accessory motor vehicle
sales in the I-2 Zoning District and the availability of other
potential development sites in the City. Option 3 would involve
rezoning the site to B-3, Auto-Oriented Business. Motor vehicle
sales are (when kept indoors) a permitted use and accessory
outdoor sales require a conditional use permit in the B-3 zone.
To regulate accessory outdoor motor'vehicle sales, our office has
prepared the attached Zoning Ordinance amendment labeled Exhibit
B. Rezoning of this property and possibly others in the area is
a policy decision which the City must carefully consider.
CONCLUSION
As shown herein, the possibility of an expanded Autohaus
operation along 42nd Avenue raises some questions and policy
concerns which should be resolved by the City. This includes the
zoning of the properties along the south side of 42nd Avenue
North, east of Winnetka. The School District offices and Country
Kitchen restaurant are zoned I-l, Limited Industrial District.
The Autohaus, YMCA and office building east of Quebec are all
zoned I-2, General Industrial District. As illustrated on the
Existing Zoning and Land Use Map, the office buildings, YMCA and
restaurant properties appear to be more commercial in nature.
Based on their current land use and the intent of the industrial
zoning districts, a commercial zoning designation for these
properties might be more appropriate. The location of such
commercial properties along 42nd Avenue is consistent with the
goals of the 42nd Avenue Improvement Study in that they are
commercial operations situated along this arterial street.
It appears quite appropriate to encourage the continuation of
business operations along 42nd Avenue. To do so, a B-3 or B-4
zoning designation for the properties abutting the south side of
42nd Avenue between Winnetka and the railroad tracks seems to be
more appropriate than the industrial zoning designation for the
existing businesses. (See the Proposed Land Use Map.)
Any change of use in an existin~ structure or site is complicated
by existing develoPment conditions.~ In consideration of the
material herein, the City must evaluate the appropriateness of
this use within the I-2 Zoning District, and the site impact in
regard to the City's plans for the 42nd Avenue Corridor.
If the City feels that outdoor sales are an appropriate use for
this site, then the City must determine whether a rezoning a
zoning text amendment or both is most appropriate to accomplish
its goals and objectives and to permit this proposal to be
implemented. Additionally, the City should impose conditions on
the CUP to upgrade the site, reduce the site non-conformities and
to implement the City's planning objectiveS for the 42nd Avenue
Corridor.
cc: Jeannine Dunn
Doug Sandstad
45th nventJo north'
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( h ", C,,..,.? b .i. '~ q,A 't 1 -, ~ ~.~k i n ., .
· . ............................ [ ...... gar. eas drive~,~av-=.
sa]. ~..,.'=~-=. ar.~.?as ac, d. ...... r, ~dc',c',r ~.tc.,rage areas sha'l
not ] ess th.an s';~x .Anch~-:."s in. height.,
( i ) S u r~';: a c :i. n ? . -~ ~ ":
~:~,=, entir..'.~.~ area C, ther. t'han
¥'.Ji~dh b].'~Lt~T~iF~OLi. S C)P a simi!ar* mat. epia~, which
sha'l'l be sub,jeer .... , r'it.,,..- appr'oval .
(J ~'"' .... ' ........ ent i'l"e sha'l ~ have a
dr'a. inage s!.',,-"s~.eff'~ -~-.;hich sha'i ] he subject to
(k !.=_.=.':':_~Lc_l.~Lg2~:~.p J_=r2.%.: A cleta]. ] ed ] andscap lng pi an
be submit%er! tc':, the C..ity fi:of r',:.--:,vie~.J and
c o m m e n 't,
· , 4 ~ h .i.- ' .- ~ ~' ~ .... 'l -4 ....
hoc) ded and so di~*e,:-.'i:ed,'-i'a'h t.h
nc3t be visibl,~:, .f~om t. he l:::,Ltbl ic right-o-l:-way
and so that nc:, l';:=h'b or glare shines
ad.jacent: r. Drop,.:-:-:,r-t.y: building5 of
parts or damaged '.¥,einic] es is st,~-'].ct] y
hanc:J'l lng .~:acil ity sha]. I be pr',.-.;v].cled wl-',J, ch
c o n .,~ o r m-~ w .i. t h t h e .F o ] ] o ~,-,, i n g i:; r' o v :L s i c:, n s:
t The exteric.',r wai t +'r*eatma-..nt sba'It
· F= i m :L l a r- an d / or- c o m p 1 i m e n t .t.: h e ID r i n c i ID a 'J
b u i '1 d i '-~,:.:~.
]'he enc:'t (-:=¢,d tr*a,.~;h ~eceptaC'l e shat I be
'locate,'J in the fear ./ar*d.
vehic'l es.
adjacent ppoper"t ).CF-.'. and the pub
the rlo.~.¢::--::._, contr'ol sec'tic:,n o4: this cc, de.
for ac:oessory outctpor motor- vehicle sales and
stor-a.-:;¢e si~a11 not exceed thirty (3C,) per'cent
o~: the total 4:Ioc.,.p space c~-,' the principal use
o-f the 'sJ. tm. No rom-f:top stoPa,::.~e o.f motop
vehicles shall be permitte_d ..
papkinc.~ 4:c,r' the i.]',r'ip,-ipa'l d.?i.e or activity?
one c:,~-stf*eet park in,~ s'ta] ] ToP 'evm!'"y (_-,ne
t'housar~d squ. a~,*e .~:e,9. t ~-,'; outclQo~~ motor, vehicle
~*equ. ir-ed o.F-f--'.~.tr-eet F_',arking st'a] is, The
r'eqL.t~r'ed c:.,-~-F-¢-.'treet part.:Zng shall he
a p p r c,p r" i a t. e '! y d e s .i. ,':~.-',, a'i- e d ,:]n t h e s i t. e an d
sha]] not be usecf 4:or" outdoor' sa]es or
storage.
parking: vehicle sate-..'s c,r. stor. a(.~e shall be
stpiped w:ith white painted t :i. nes not tess
than .~:our. inches in width and shai I be
mainta?,.ned .for !egibil ity on a re,'~u'lar basis,
c).f;-2:~ces ..'.shall nc:,t be per-mitted. Such
or-cfllnanc, e shaii be (]c}I]stpuc%e(J c.',,~ 'the same
type matel.~ials as the [)rincipal ._.--~.tr'uc:tupe.
confc~r, mar;ce wit. h Sect. ion 3.49 o.t: the New Hope
City C':ode shal 't be submitted to the Cz'ty
review ancl comment.
be e¥~ec'hive ,'..tpon its o.a. ssau:~e anti pub'!
......................... =._~=_ ...................
C i 't '/ C 'I e r'[:: ~
AN OR'NINANCE AMEI'JDING THE ZCJNIi',IG CODE TO F'ROVI}]E FOR
,L.L.E ..... P., OUTBOOR t'4r]"FFIN' L~X'PlTf'"! r~ ....... I ~'c ....
........................... ::u-~ .........
THE CITY COUNCIL (3F 'I"HE[ CITY (IF' NEW HOPEE OF~:DAiNS::
Section !, S(.>~c::+.]iOF1 .q.~.[Z~; (,T~ 'C)~: '~he N~=)v.4 Hope City cc:,de
is hepeby amended to r'eacl a~ tol iov-~s::
(4) Accessor.]' OutdooF- Motcm Vehicle Sales and
Sep'v:i.E~,, OLc~door. motc~?' vehi~ie sales and
se~viEe a~. =~an ~:~LL.~='~=.SuF'y .use u,,u.=:n a cc, nclitional
use peF'mit pr'ovzded th~t~
(a) Pepm:[tt.~d Use. 'The outdoop Motop Sales
sha. i 1 be an accessor'y
FtOLD~~ Vehicle Sales
t. he B--.3~ Autc,-op~entecl 7nning [list. r-Ici,,
(b) (~.[~EZ~YZLJJsLJ=..].J=.)Z. ZZ.~=. The a~'~ch i tectuF~al
appear'ante and' 'Funct;.ona't p'!an o~ the
building and slte
t(m the existing bui'ld~.ngs OF' aF~e.a as to cause
impair'ment in pF~omer-ty values c)p constitute a
b'i ightins~ in.Fiuen,:ze
.... ,_
d;.stanc:e oi: ~-~_,,e 'lot., A1 ] sides o~.. the
EDrincipa'f and acce~sor'y stmuctumes ape to
have essential !7 the same of a coor-dinated.~'
haF'monious '~ Xnish t~eatment
vehs. cle sales and service sba'! '1 be on
'lot ,"~i: the pr~xnclpai activity OF' business and
slnall not be sepamated ,by a I:)ubi xc str'eet~
a'itey or other' lanc! _tse.
(d I=.gZ(2;~.~'=]:.~j]L.=. Accessopy ou'Edo':,r, mo'E,:m
veh].E[ e sa'J eS and ser"z~.ce opePations~ must be
accessilz, te +~-~om a col l ecto~.~ op apte~iai
stmeet, as de{:znec! by t. he New Fiope
sE.)'[:.bac~::'~. ~ iot d:Lm~-r~FJic)ris
· Facx'l it. ies ancl a'!l ,:::,i::her~ zni:c)r','natJ, on as
~equ].~e,::l b'y t:he C:i. tv.
(F ~ F~on'i" Yar'r! Nou,~*',.~.,'~n"r~.' motor' vehJ. c'ie
Exhibit B
(] F" 1 V
~]~i es a~eaE and c)t.vtdoof stoPage ar~.s
( ines o~: the site:,~ 'l"hi.:~ ar'ea is t.o
h~ C~ ~b inq A1 ]
no{ ]'ess than six inche~ in height.
t.'g~'bh... ,_bi Z' tLtmii-iObCE, cir' a 'E4.1fBi ] .B.~~ m:~'!:e~mia] {,d'] ich
~.gi~ 1 -mr~tl~.o'j ut ......~u] ..., ~.[=(r~ ac ~). df~a i rlag¢~._anct
-Bha! ~ be SLtJD~'7';Z'~
, ~=' .... City app,-oval .
. ~=, .... z!."~e s~'Le shal 'i have a
C~t.y aDpr'ovai ,
k ) ........... = -' . ... .
in confc, r'mance wzt. h Sect. zon 4 n-:?':~ (4) sha'tt
be submitted to thE- CZt'y +oP cevzew and
hc,o,~,d and so d~r"ec~ed that the ] ~g,~,.. shal'~
nc,'t i~:,e v~s~b'le fr.c,m the oubi ic r~ight-..:~-F-way
-' -~ th ~ o? g] shines c,n
.... n~, so at nc, , i-ghf ape
adj.ace[~t E:;?~:0per"L'..' ~ ~::,~tJ. 1 dings c)r. s'Lr'~tct. L.~r'e:"~E.
m,' E]L?c~z__&.~.jE~t,;%_.:~_E~:~=E;~E.:~!;E,.Es:..z. The outside sto?age
w~vE. te mate?ia1 , deit:r'is~ ~e~use~ ,3unk veh~ct
~::) Et F' (: B o f ....~..,~ .:::, ''~ n'~,.=~.-' c,.~ c,= ~..,,"J v E~ h i c ..... ] (E.t ~] ]. f~ s 'L r' i
~ t~ o h ~ b i t,e d .
~l ) ~ -~ ,.- t~ ,.: ..~ ...... ~ -~ .... ..........
_ p, 'u~v ~.,w~d Yqh i c:h
,:con,or-ms with the -f:ol I owing pt~C}z-'l'~]iC)l'l~
i . TinE:, E. txts:,r'ic:,r. ~.,~.'l i tr~eat:mr..~r~t: sha'J 1 be:'
E~J. ii'~J. .~tl"- .:~FmCi/C)? [Oilipl !lii~E'rt't '(:l-iEi, lz, t~ilqcipa]
burl1 c!'~ncj.
2 ]" h e e;, n ,z ] c)':~i], e d 'i.- r" a s h ,'~ := c ¢:-~,n +..':, r""
I.. ...... _ .~, .. ,-=~ _. = ~ r',. 'L h e r' e a m y a r' (] ,,
TPie 'Lr'ash r-e:,cept.~:,r'i E.~ must be :Ln
::,~ce.~sib~ e ~ .--~ ...... ~- '~ ,'~,-' ~,m.~ t~asr,, p ick-up
v'eh i c: i e~.
~ i g h t --c:, ¥ -- ~a y.
(o'., i'z-!.,p...i.2.~:i~.~~ Noise ,'_-c:,nt?o't ?~.h:~'i ] be r~egulat, ed by
the noise ,:::,:::,nt~o'l se,::tJ, on O~: '~dhiff.
(p) Sa~e~: A,~e-:'..'.~.-~s. The m.:~.>:imt..tm a~.~e..-.~ !:,e~mitted
~:or~ .:~t,~.¢:e~-'::.or~x' o tcloo~~ motor vehiclE: ~.a]es
.sto?.a,:~,:.~ .sba1 ] .nc,'~/ et:-.'.' c: ,:ee~] tln~t'¥' (30) percent
o~: the~ltc, ta] ~:!c:,o~~ _space ~o.{ the ~:,?inzipa'l use
o-ff the site. .No ~.;oo.fftop. Stq:,?age o~: motor~
vehi(:]es sina'l] be permit'Qed,
(q) [:'~TtO.'~_J~.]tf,~. ..... in ad,:::l:i, tZon to the ~-equir-ed
par. king .for the pr~incipa'l use c,r~ activity, ' ..
c:,ne o.ff.~-~:d, tree'~:, pa~.~king ~'[a] ] .f:or~ evenly one
thousand squa~'~e ff:~e~et c?;;: ou'hdc)of motor vehicle
· ~a]es a~-'~ea .sba] ] be r~equti~d. Areas Ltsed
r. eqt_ti~,~ed o.F.F-~.t?.eet pard-:: ~ng .sta]] s, The
~.~equi~'~,::,::l o.J:~-s't.r~eet ~:)a~'%:J. ng shall be
~e, designated on ~.1~:: si'he and
shall not: b~ _~sed '.For' outdoor' sale?s o~~
~s. t r i P e d ~.~ ~ t h w h i t e I:::, a i n t eci 'I i n,:e.~:, n o t 1 es s
than -f:ou~." inche-s, in ~,~idth and ~sha'll be
ma~nta:.n~e,:::i ..For' l egibL'I it:y on z~ ee~u'ia~~
~ ~= '~ f.j.t.~2..;.W:~'::~?~.;~.Li~:._..~i,t~L]=..L~._~..~.tj2~Z:~. A~C[ c: e~[~ ~[,o~"'x' bL~ i ] d i i~ (~
o; ...._.,..~"r~t.~,::tLt~'-e~.. to b~.~e .......... ,-s~:~,"~ solely ~of
o.ff~i,::e.s .shall not be pe~"mitted. Such
~c~-~. _,==.=.,...,, .... ~ bui'lding~:~., as ar'e pe?mz'~tecl by
o~.dinance :sh.~.l i be const~u,zted c",.~: the same
cc, n~,:::,r'mance ,,~ith S~c'hion 3,4.0 o~ the New Hope
C~.t~, Cod~, shall be submitted to the City
review and comment.
be ~'~.¢ -i: ec~: I b.":~a upc, c,. i 'l- S .C,' a'..:~sa,3,~D and ,.-,~ ;p i i cat ].
Dated: ..................................................... : :--', 98.~:}.
Att es~::
s~,.J the Hope-Gc,'l clen Va~ tev Post ;;n the
City of New Hope
Planning Case Report
Planning Case: 88-24
Request: Preliminary Plat Approval - Flag Addition
Location: 9000 42nd Avenue North
Zoning: R-1 (Single Family Residential)
Petitioner: Duane A. Roman/Frank Bielinski
Report Date: September i, 1988~
Meeting Date: September 6, 1988 ~
BACKGROUND
1. The petitioner is proposing to subdivide the property
located at 9000 42nd Avenue, plus the adjacent exception, to
allow development of 5 single-family lots. This request is
pursuant to Chapter 13 of the New Hope Code. The developer
proposes to retain the existing home on one of the lots.
This will require removal of the detached garage and
reconstruction of the driveway so that it enters Flag
Avenue.
2. Property owners within 350 feet of the proposed plat have
been notified. Staff has received several calls 'from
residents with regard to issues such as the size of the
lots, quality of the homes, interest in creating a park on
the site,~ etc.
3. The proposed plat includes a piece of property owned by the
City of New Hope. The property was originally to be used to
extend Flag Avenue to 42nd Avenue. Because the County will
issue no additional entrance permits on 42nd Avenue, the
City has no interest in retaining ownership of this
property. On August 8, 1988, the City Council held a public
hearing on the proposed sale of this property and approved a
purchase agreement to the developer in the amount of
$21,181.
4. This property was included in the Vacant Land Study, but the
site sketch did not incorporate the "exception" property
owned by the City. (See Attachment A.) The study suggested
demolition of the existing home and subdivision into 4 lots.
Planning Case Report 88-24
Page -2-
ANALYSIS
1. Lot Standards
In R-1 zoning districts, the required lot width is 75 feet;
except for cul-de-sac lots which may have a front lot width
of less than 40 feet. The minimum lot area is 9,501 square
feet (Section 13.052(1) - New Hope Code).
The proposed lots meet the width' requirements, and exceed
the lot area requirement.'~ The ~developer proposes the
following lot areas:
Lot i: 12,578 square feet
Lot 2: 12,569 Squ~e feet
Lot 3: 14,136 square feet
Lot 4: 15,777 square feet
Lot 5: 12,558 square feet
2. Easements
Northern States Power, U.S. West, New Hope Public Works, and
Hennepin County have indicated that the easements 6s
proposed are acceptable. Staff also asked Minnegasco and
Northwest Community Television to review the plat and
received no response.
3. Driveway Grades
The acceptable standard for driveway grades is ten percent
(10%). The City Engineer suggests that the grades on Lots 2
and 4 be lowered to achieve a ten percent (10%) grade, and
that the developer attempt to resolve the grade issue on Lot
3. While the plat shows a ten percent (10%) driveway grade
on Lot 1, staff believes it may be at about twelve percent
(12%). The developer should confirm his calculations.
Please see the City Engineer's comments in the attached
letter.
4. Sanitary Sewer
As noted by the City Engineer's letter, sanitary sewer and
water service must be obtained' from Flag Avenue and shall
require plans approved by the MPCA, the Health Department,
and the city of New Hope.
Planning Case Report 88-24
Page -3-
5. Excess Fill and Restoration of Right-of-Way
The City Engineer and Hennepin County are requiring a plan
for removal of excess fill, and that disturbed areas within
County right-of-way be restored.
Hennepin County is also requiring removal of the driveway
approach, and restoration of curb and gutter to County
standards.
6. No Direct Accesslto CSAH 9
As noted by the attached Hennepin ~County letter, no access
to this plat will be provided via CSAH 9.
RECOMMENDATION
Staff recommends approval of the preliminary plat for the Flag
Addition, as proposed in Planning Case 88-24 provided that:
1. Driveway grades do not exceed the ten percent (10%)
standard.
2. A plan is created for placement of excess material that will
be generated by the site and maintained on the site.
3. Existing driving approach to CSAH 9 is removed and restored
to curb and gutter pursuant to Hennepin County standards.
4. Work done within County right-of-way be approved through the
necessary permit process.
Attachments: Preliminary Plat - Flag Addition (4-15-88)
Vacant Land Study, page 39 (7-86)
city Engineer's Correspondence (8-25-88)
Hennepin County Correspondence (8-19-88)
,~,,,~, ,~,- DEVELOPMENT DATA
RUM#I!Ii~ OF LOTI~
VICINI~ MAP ( PROPERTY OWNER
.~ ..tt 17~10 IRO AVE. NORTH
PkYM~TN MN, ~44~
'
,.,, ,~ ,~u,., ....... ,,..,,
" "~' ~'~,~"L ",'J,, ~," ',,' , ,,, ,,,,.,- ,,,
,
' ,. Ih, ..,I ILl .,I
........ .,.,, -,,, ,. .... ,.,
PRELIMINARY PLAT
~-~ ~ ~ ~ ~ FLAG ADDITION '-..
EXISTING "'~ONDITIONS ' I 'z/57' ~4/T4~ Y ~,/.///..OE',~.S
i
Ii
SITE KK
This single family home site is located along 42nd Avenue and Flag
Avenue. Flag is developed single family and although its right-
of-way extends to 42nd, the paved street ends in a cul-de-sac.
Abutting the subject property on the west is a church. The parcel
is just over one acre. The property is zoned R-1. The recom-
mendation is to leave the site to be developed single family.
There is sufficient area and there does not appear to be any
overriding reason to introduce another u~e.
!'
Bonestroo o,o G. Bonestroo, RE. Keith A. Gordon, RE. Thomas ~V. Paterson, P.E. Charles A. Erickson
Robert ~V. Rosene, P.E. Richard ~V: Foster, RE. Michael C. Lynch, RE. Leo M. Pawelsl~y
Joseph C. Anderlik, RE. Donald C. Burgardt, RE. James R. Malarial, RE.Harlan M. Olson
Rosene Bradford A. Lemberg, RE. Jerry A. Bourdon, RE. Kenneth R Anderson, RE. Susan M. Eberlin
i ~--~'~~iAnder. lik& Richard E. Turner, RE. Mark A. Hanson, RE. Keith A. Bachmann, RE. Mark^. Seip
James C. Olson, RE. Ted K. Field, RE. Mark R. Rolls, RE.
Glenn R. Cook, RE. Michael ~ Rautmann, P.E. Robert C. Russek, A.I.A.
Thomas E. Noyes, RE. Robert R. Pfefferle, RE. Thomas E. Angus, RE.
Associates Robert G. Schunicht, P.E. David O. Loskota, RE. H .... d A.
Sanford,
RE.
Marvin L. Sorvala, RE.
Engineers & Architects
August 25, 1988
City of New Hope
4401 Xylon Avenue No.
New Hope, MN 55428
Attn: Ms. Jeanine Dunn
Re: Flag Addition
Our File No. 34 Gen.
Dear Jeanine,
I have reviewed the above plat and offer the following comments:
1. The driveway grades for Lots 2, 3, and 4 are in excess of 10Z while Lot 3
is approximately 20Z. It is my recommendation the garages on Lots 2 and 4
either be lowered or moved back further on the lot trying to achieve a
grade. Due to the existing home on Lot 3, it is difficult to improve the
present condition unless the garage is relocated near the west lot line
between the existing house and the south lot line.
2. Sanitary sewer and water service must be obtained from Flag Avenue. If
additional lateral sewer and water lines are constructed which the City
will maintain, plans and specifications must be prepared by a registered
engineer and approved by the Minnesota Pollution Control Agency, Minnesota
Health Department, and the City engineering office.
3. It is anticipated excess material will be generated from the site. If the
developer intends to waste the material on the site, the plan shall clear-
ly show where the material will be disposed and to what extent.
If you have any questions, please contact this office.
Yours very truly,
BO_NES~RO0~ R,O~ENE, ANDERLIK & ASSOCIATES, INC.
MAH:li
24
2335 West Highway 36 · St. Paul, Minnesota 55113 · 612-636-4600
-~ DEPARTMENT OF TRANSPORTATION
320 Washington Av, South
Hopkins, Minnesota 55343-8468
HENNEPIN
,, I L935-338~
August 19, 1988
Ms. Seannine Dunn
Administrative Assistant
4401 Xylon Ave. No.
New Hope, MN 55428
Dear Ms. Dunn'
RE: Proposed Plat - Flag Addition
CSAH 9, Directly opposite Ensign Ave. No.
Section 18, Township 118, Range 21
Hennepin County Plat No. 1662
Review and Recommendations
Minnesota Statutes 505.02 and 505.03, Plats and Surveys, require County review of
proposed plats abutting County roads. We reviewed the above plat and make the
following comments:
- No additional right of way required by Hennepin County at this time along this
segment of CSAH 9. The existing 40 feet of right of way is acceptable to
Hennepin County.
- No direct access from this plat to CSAH 9 will be permitted by Hennepin County.
All access to this plat must be via Flag Ave.
- The developer must remove the-existing driveway approach to CSAH 9 and restore
the curb and gutter to Hennepin County standards.
- All proposed construction within County right of way requires an approved
utility permit prior to beginning construction. This includes, but is not
limited to, drainage and utility construction, trail development, and
landscaping. Contact our Maintenance Division for utility permit forms.
- The developer must restore all areas disturbed during construction within County
right of way.
Please direct any response or questions to Les Weigelt.
Sincerely,~~ ~'
Oavid W. Schmidt, P.E.
Transportation Planning
OWS/LDW:lw HENNEPIN COUNTY
an equoloppo~unl~ employer
northwest associated consultants, inc.
MEMORANDUM
TO: Dan Donohue
FROM: Mike Ridley/Alan Brixius
DATE: August 17, 1988
RE: New Hope - Outdoor Propane Storage
FILE NO: 131.00 - 88.10
In regard to propane storage suggestions raised at the August 12,
1988 Codes and Standards meeting, the attached revised Ordinance
amendment addresses the following issues:
® Open Area: The Codes and Standards Committee suggested that
storage of any type near and around a tank be prohibited.
This is intended to maintain tank accessibility and limit
the potential for other combustibles in the area of the
tank. Provision (b) in both of the proposed Ordinance
amendments address the open space requirement.
Parking is excluded from this requirement for the following
reasons:
1. Parking has a constant~turnover which interrupts the
regularity of use.
2. Automobiles can be quickly removed from the area in
case of an emergency.
3. On the smaller commercial sites, the 25 foot open area
is restrictive. The prohibition of parking in this
area would further limit the site use potential.
4601 excelsior blvd., ste. 41 O, minneapolis, mn 55416 (612) 925-9420
· Consumer Access to Tanks: In commercial areas the propane
will be sold to the general public at retail. In this
regard, the tank must be accessible to the consumer
vehicles. Codes and Standards suggested that tank placement
should be accessible to a consumer vehicle having a 30 foot
wheel base. This standard would handle the larger RV's.
Provision 7 (g) responds to this item.
· Limited Tank Size in Commercial Areas. Due to the small
sizes of commercial lots and high visibility of these sites,
Code and Standards suggested a size limitation on the
propane tanks. In checking with Doug Sandstad, it was
concluded that the current commercial tank in the City is
1000 gallons. This became the standard suggested in
Provision 7 (i).
With these changes, the new draft of the Ordinance should be
reviewed again by staff to insure it accomplishes the intended
purpose.
cc: Jeannine Dunn
Steve Sondrall
Doug Sandstad
Doug Smith
Alan Nelson
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING CODE OF NEW HOPE TO PROVIDE
FOR OUTDOOR STORAGE AND USE OF PROPANE OR LPG IN COMMERCIAL AND
INDUSTRIAL ZONING DISTRICTS.
Section 1. Section 4.125(7) is hereby added to the New Hope City
Code to read as follows:
(7) Propane or LPG Tanks Accessory to Automobile Service Station
or Gas Sales. The sale of propane or LPG in automobile
service stations and gas stations if the sale of such item
is clearly subordinate to and accessory to the principal use
of the site as an automobile service station, provided as
conditions precedent to the issuance of conditional permit,
the Council shall find:
(a) Location. Propane or LPG outdoor storage tanks shall
not be located with the required front yard. Tanks shall be
located not less than twenty-five (25) feet from any other
property line.
(b) Open Area. Fuel tanks shall be surrounded by twenty-
five (25) feet of open area. Storage of any kind is
prohibited in said open area, except equipment incidental to
the propane tank. Approved parking areas must be setback
ten (10) feet from any propane storage tank.
(c) Setback from Building. Storage tanks shall be setback
from existing structures, as outlined in the Uniform Fire
Code, based on tank size.
(d) Circulation. Propane or LPG outdoor storage tank shall
not interfere with the site circulation such as parking,
driveways, curb cuts, loading areas, etc.
(e) Screening. The storage tank shall be screened from the
view from public right-of-way and adjacent properties. The
screen should be provided along within the lot lines of the
lot so not to interfere with fire fighting near the tank.
(f) Valves. All.filling valves of the storage tank shall
be enclosed and have locking devices.
(g) Tank Access. Propane or LPG storage sites shall be
accessible by service, customers, and emergency vehicles.
Access shall accommodate vehicles with a thirty (30) foot
wheel base.
(h) Signage. A sign is required for the storage tank. The
size shall not be more than four (4) square feet. The
information appearing on the sign shall be limited to the
following:
(i) Tank information (such as No Flame).
(ii) Instructional information.
(iii) Supplier's name, address and phone numbers.
(i) Tank Size. .Propane or LPG storage tanks shall not
exceed 1,000 gallon water capacity.
Section II. Section 4.144 (12) is hereby added to the New Hope
City Code to read as follows:
(12) Propane or LPG Outdoor Storage, Accessory. Accessory
propane or LPG outdoor storage tanks shall be allowed as
conditional accessory uses in the Industrial Districts provided
that:
(a) Location. All propane or LPG outdoor storage tanks
shall be located in the rear yard not less than twenty-five
(25) feet from any property boundary lines. No tanks shall
be permitted in the front yard and side yard abutting public
streets.
(b) Open Area. Fuel tanks shall be surrounded by twenty-
five (25) feet of open area. Storage of any kind is
prohibited in said open area, except equipment incidental to
the propane tank. Approved parking areas must be setback
ten (10) feet from any propane storage tank.
(c) Setbacks from Building. Storage tanks shall be setback
from existing structures, as outlined in the Uniform Fire
Code, based on tank size.
(d) Circulation. Propane or LPG outdoor storage tanks
shall not interfere with site circulation such as parking,
driveway, curb cuts, etc.
(e) Fencinq. A wire weave/chain link security fence shall
be required around all propane and LPG storage tanks. The
location of the fence shall be as per the Uniform Fire Code.
(f) Access. Propane or LPG storage sites shall be
accessible by service and emergency vehicles.
(g) Valves. Ail filling valves of the storage tanks shall
be enclosed and have locking devices.
(h) Signage. A sign is required for the storage tank. The
size shall not be more than four (4) square feet. The
information appearing on the sign shall be limited to the
following:
(i) Tank information (such as No Flame).
(ii) Instructional information.
(iii) Supplier's name, address and phone numbers.
Section III. This Ordinance will be effective upon the approval
by the City Council on the day of
Signed:
CITY OF NEW HOPE
MEMORANDUM
DATE: September 6, 1988 '.
TO: Planning Commission
FROM: M. Jeannine Dunn, Administrative Assistant
SUBJECT: Comprehensive PlanUpdate
The Planning Commission has requested staff to research and
prepare information on the content, 'timeframe, and cost of an
update to the New Hope Comprehensive Plan.
Content
Northwest Associated Consultants has prepared an outline of the
items that would be incorporated into the updated plan which you
will find in the attached letter dated July 22, 1988. Please
note that existing documents, such as the 42nd Avenue
Improvement Study and the Vacant Land Study, would be
incorporated into the plan.
Timeframe
It is anticipated that the update would take nine months to one
year to complete. If the City Council incorporates this project
into the 1989 budget, the process could begin in January, 1989.
Cost
As noted in the attached letter, this update would cost
approximately $20,000. I have checked into sources to fund this
expenditure and found one program. The Metropolitan Council
currently provides interest free loans for up to seventy-five
percent of the cost which must be repaid over a three year term.
The loan would have to be paid back by the City's General Fund.
Request for city Council Action
If the Planning Commission wishes to undertake this study, it
should make a motion requesting that the City Council include
$20,000 into the 1989 budget for the purpose of updating the
comprehensive plan.
northwest associated consultants, inc.
~u17 22~ 1988 .
Ms. Jeannine Dunn
Municipal Offices
4401Xylon Avenue North
Minneapolis, MN 55428
RE: New Ho~e - Comprehensive Plan Update
FILE NO: 802
Dear Jeannine: --
In consultation with A1 Brixius, I have reviewed 1976
Comprehensive Plan and its 1978 updates plus the more recent area
plans and related studies in an attempt to determine the scope
and content of an effort to bring the plan to current status. In
this regard, the City has done a commendable job at progressively
updating its planning and background resources. This approach
serves to minimize the overall updating process and the extent of
new issues which must be addressed. To be noted in this regard
is that the 1976 plan update which addressed the 16 year old 1960
plan cost $56,000.00
To a major extent, a Comprehensive Plan Update for New Hope will
therefore now involve the consolidation and coordination of past
plans. The one topic which would yet appear to be a significant
and unresolved issue is underutilized property in the City.
With this background in mind, we would propose that the following
task requires undertaking and completion.
I. Inventory Update - Covering environmental,
Lane Use Transportation, Community Facilities
and service as well as the social and
economic profiles of the City.
$5,000.00
II. Community Development Plan
Concept Plan (same as existing) -0-
Policy Plan (minor adjustment) $1,000.00
Development Framework - with
emphasis on underutilized land $7,500.00
4601 excelsior blvd., ste. 41 O, minneapolis, mn 55416 (612) 925-9420
III. Detailed facilities Plans ~
Housing $1,5'00.00
Park & Recreation $1,500.00
Community/Capital Improvements $1,500.00
Implementation Manual $500.00
Expenses
Printing/Notebooks/Travel/Etc. · $1,500.00 '~
$20,000.00
The intent of the foregoing work content and structure is to
produce a plan which meets Metropolitan Council planning
criteria. Additionally, we ,are suggesting that all documents
which comprise the effort would be consolidated in notebook form.
We would estimate completion time at nine months to one year.
This schedule, however, could be ~adjusted by the City's
directive. We would not however recommend that the project
extend over too long of a period. -
Hopefully this information is responsive to your needs. I am
also available to meet with you, other City Staff and/or City
Officials to discuss this matter in greater detail as well as
outline further the work which is envisioned.
Very Truly Yours, //2 / ,~
NORTHWEST ASS~
DRL/kb