120688 Planning AGENDA
PLANNNING COMMISSION MEETING OF DECEMBER 6, 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 DECEMBER 6, 1988
CITY OF NEW HOPE, MINNESOTA
7:30 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC HEARINGS
3.1 Case 88-27 - Comprehensive Sign Plan at 7716-7724 Winpark Drive,
Thyssen Specialty Steels, Petitioner
3.2 Case 88-28 - Comprehensive Sign Plan at 5100 County Road #18,
Jon and Leah Miner, Petitioners
3.3 Case 88-29 - Request for a Ten Foot Variance to the Required
Thirty-five Foot Rear-Yard Setback at 9117 34th
Avenue North, Mary Lee Rich, Petitioner
3.4 Case 88-30 - Construction Approval of Daycare Entry and
Elevator Lobby at 5500 Boone Avenue North, Charles
Thompson/North Ridge Care Center, Petitioners
4. COMMITTEE REPORTS
4.1 Report of Design and Review Committee
4.2 Report of Codes and Standards Committee
5. OLD BUSINESS
5.1 Discussion regarding New Hope Vacant Land Study Implementation
5.2 Discussion regarding proposed ordinance amendment to allow
handicapped housing in an R-5 Zoning District
6. NEW BUSINESS
6.1 Approval of Planning Commission Minutes of November 1, 1988.
6.2 Review of City Council Minutes of October 24, 1988, November 9,
1988, and November 14, 1988.
6.3 Review of HRA Minutes of October 10, 1988 and November 14, 1988.
7. ANNOUNCEMENTS
8. ADJOURNMENT
5500 Boone Avenue North
9~-30" ' ..... '
,
5100 County Road #18
9117 34th Avenue North
City of New Hope
Planning Case Report
Planning Case: 88-27
Request: Comprehensive Sign Plan ApprQval
Location: 7716-7724 Winpark Drive
Zoning: I-1 (Limited Industrial)
Petitioner: Harold C. Lyman and Charles Schuler
Report Date: December 1, 1988
Meeting Date: December 6, 1988
CASE UPDATE
Staff has reminded the petitioner of the meeting. We have been informed
that someone will be in attendance to represent the petitioner.
Attachment: Planning Case Report (October 26, 1988)
City of New Hope
Planning Case Report
Planning Case: 88-27
Request: Comprehensive Sign Plan Approwal
Location: 7716-7724 Winpark Drive
Zoning: I-1 (Limited Industrial)
Petitioner: Harold C. Lyman and Charles Schuler
Report Date: October 26, 1988
Meeting Date: November 1, 1988
BACKGROUND
1. The petitioners are requesting approval of a comprehensive sign
plan for the property at 7716-7724 Winpark Drive pursuant to
Section 3.467 of the New Hope Code of Ordinances. Comprehensive
sign plan approval is required for industrial and commercial
buildings with more than one tenant.
2. The property is leased to two tenants; Thyssen Steel and Gaynor
Sales Agency. The Gaynor Sales Agency sign is existing.
ANALYSIS
1. Section 3.465 of the New Hope Code allows a maximum of two (2)
front wall signs. Given the area of the front face of the
buildings, each sign cannot exceed 100 square feet.-
The petitioners propose the following signs:
A. Thyssen Steel - 38 square feet
B. Gaynor Sales Agency - 56 square feet
2. The petitioners are proposing to place letters on the existing
brick and are not requesting background lighting.
RECOMMENDATION
Staff recommends approval of the comprehensive sign plan at 7716-7724
Winpark Drive as proposed in Planning Case 88-27.
Attachments: Comprehensive Sign Plan (10-26-88)
Correspondence from James Rogers (10-12-88)
7716 WINPARK DRIVE
AGENCY ~. o. ~ox ~,~o,
GAYNOR SALES ~,~^~o~,~. ~,~. ~.o~o~
TELEPHONE: 612-544-8985
MANUFACTURERS REPRESENTATIVES FAX: 612-544-0133
October 12,, 1988
City of New Hope
4401 Xylon Avenue N. ~
New Hope, MN 55428
Dear Sirs:
We have reviewed the proposal for a sign Dy Thyssen Spocialty Steels
at 7724 Winpark Drive and feel it will be compatible with our existing
sign ....
Wo,therefore, have no objectiOns to their plans and ask that you
approve thei~ request.
City of New Hope
Planning Case Report
Planning Case: 88-28
Request: Comprehensive Sign Plan Approval
Location: 5100 County Road #18
Zoning: I-1 (Limited Industrial)
Petitioner: Jon and Leah Miner
Report Date: December 1, 1988
Meeting Date: December 6, 1988
BACKGROUND
1. The petitioner is requesting approval of a comprehensive sign plan
pursuant to Section 3.467 of the New Hope Code. Comprehensive sign
plan review is required for all commercial and industrial
properties with multiple tenants.
SNALYSIS
1. The petitioner is allowed to have two wall signs because the
property abuts street frontage on County Road #18 and 51st Avenue
North. In addition, the petitioner is allowed individual tenant
identification signs. None of these signs can exceed 100 square
feet in area (Section 3.467(a)).
The tenant is also allowed to have one ground sign which cannot
exceed 200 square~ feet in area and 30 feet in ~height (Section
3.436(c)).
2. The petitioner is proposing the following signage:
Allowed Proposed
(Height) (Heiqht) Allowed (Size) Proposed
Sign A (Ground) 30 ft. 17 ft. 200 sq. ft. 70 sq. ft.
Sign B
(Wall-"Mello Smello") - 100 sq. ft. 180 sq. ft.
Sign C
(Wall-"Internatural
Designs) - 100 sq. ft. 42 sq. ft.
Sign D (Wall -
(Munsinger Gymnastics
Center) - 100 sq. ft. 40 sq. ft.
Sign E (Wall-
(CTS Fabri-Tex
Connector, Inc. - 100 sq. ft. 40 sq. ft.
Planning Case Report 88-28
Page 2
RECOMMENDATION
The petitioner has prepared a sign plan which meets the City's sign
code.
Staff recommends approval of the comprehensive sign plan as submitted in
Planning Case 88-28.
Attachments: A - Comprehensive Sign Plan B - East & West Elevations
C - North & South Elevations
D - Mello Smello Sketch
city of New Hope
Planning Case Report
Planning Case: 88-29
Request: Variance of Ten (10) Feet to the Required Thirty-Five
(35) Foot Rear Yard Setback
Location: 9117 34th Avenue North
Zoning: R-1 (Single Family Residential)
Petitioner: Mary Lee Rich
Report Date: December 1, 1988
Meeting Date: December 6, 1988
BACKGROUND
1. The petitioner is requesting a ten (10) foot variance to the
required thirty-five (35) foot rear yard setback to allow
construction of a 144 square foot sun porch. The setbacks are
established in Section 4.034(3) (c) of the New Hope Code of
Ordinances.
2. Staff has notified property owners within 350 feet of the request
and have received no comment to date.
ANALYSIS
1. The site plan submitted by the petitioner has an error in that it
shows dimensions which total 122 feet; however, the lot is only 120
feet deep. Because the petitioner has not prepared a lot survey,
it is difficult for staff to identify where this error exists.
Staff has assumed that the variance request is for ten (10) feet.
(The petitioner applied for a nine (9) foot variance.)
2. The petitioner has an existing deck which would be removed to build
the new porch. A new 144 square foot open deck would then be
built. This new deck is a permitted encroachment.
3. Because of the original construction and placement of the house on
the lot, staff notes that it is difficult to build the proposed
addition anywhere on the property within the buildable yard.
4. Section 4.22 of the New Hope Code of Ordinances established the
criteria for approval of a variance. In this case, staff can find
no hardship created by the City Code to support approval of a
variance. In addition, staff can find no previously approved
variances which permitted rear yard encroachments of this size in
the area.
Planning Case Report 88-29
Page 2
RECOMMENDATION
Because the petitioner has not met the variance criteria established in
Section 4.22 of the New Hope Code, staff recommends denial of the
request for a ten (10) feet variance to the required thirty-five (35)
foot rear yard setback as proposed in Planning Case 88-29.
Attachments: Site Sketch (November 10, 1988)
Floor Plan (November 4, 1988)
Rear Elevation (November 4, 1988)
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City of New Hope
Planning Case Report
Planning Case: 88-30
Request: Construction Approval
Location: 5500 Boone Avenue North
Zoning: R-5 (Senior Citizen Residential)
Petitioner: North Ridge Care Center/Chuck Thompson
Report Date: December 2, 1988
Meeting Date: December 6, 1988
BACKGROUND
1. The petitioner is requesting construction approval of a four-story
lobby/entry way at 5500 Boone Avenue. This new addition is located
at the 55th Avenue access to the property and will provide an entry
way for the adult day care center. The foot print of the building
is 975 square feet. The total addition is 3,750 square feet.
2. The City Council approved the text amendment and conditional use
permit for the adult day care at North Ridge Care Center on August
8, 1988.
ANALYSIS
1. Section 4.08A3 is attached which establishes the criteria for a
conditional use permit to allow adult day care,centers in R-5
zoning districts. The petitioner meets all of the criteria. The
new canopy will provide a covered entry as required by the code.
This canopy is a permitted encroachment but should be maintained a
least five feet from the property line.
2. The petitioner is proposing to create an additional five stalls.
This addition does not create a requirement for additional parking
because the parking standard is based on the number of units in the
facility, not on the overall square footage. Staff does encourage
the petitioner to create additional parking on the site.
3. Design and Review met with the petitioner on November 23, 1988, and
requested that a landscape plan be provided. The petitioner has
included this plan, but staff suggests that two additional maple
trees be required and placed on the north side of the addition and
southeast of the addition.
4. This project will require relocation of a water main and the
petitioner has proceeded with this portion of the project. The
City will need new easements to accommodate this relocation.
Planning Case Report 88-30
Page 2
5. 55th Avenue North is Currently marked "no parking" and must be
maintained clear of cars in order to provide fire access, snow
plowing, etc.
RECOMMENDATION
Staff recommends approval of the request for construction approval for a
four-story lobby/entry way at 5500 Boone Avenue North as proposed in
Planning Case 88-30, subject to:
1. The provision of adequate easements for the relocation of the
water main; and
2. The addition of two maple trees placed north of the addition
and southeast of the addition.
Attachments: Ordinance 4.08A3
Site Plan
4.08A, 4.08A1, 4.08A2,
4.08A3
4.08A 'R-5' SENIOR CITIZEN RESIDENTIAL HOUSING
4.08Ai Purpose. The purpose of the "R-5" Senior Citizen Residential Housing
District is to provide areas within the City which are particularly
suitable as to location and amenities for elderly housing, and to
limit the 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"~he only permitted
use in an R-5 District, provided however that all of the conditions of
Section 4.084(4).
(Ord. 81-1) /~
4.08A3 Conditional Usesr R-5.
(1) Nursing Homes. Nursing homes, but not including hospitals,
clinics, sanitariums or similar institutions as defined by 4.022
(100) of this code provided that:
(a) Side Yardsr Double. Side yards are double the minimum
requirements established for this District and are screened
in compliances with 4.033 (3) of this code.
(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 4.033 (3) of this
code.
(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 as defined in 4.022
(2) of this code 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 4.033 (3) of ~his
code.
(c) Off-Street Loading. Loading and unloading of adult day care
participants shall take place 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) Permits and State Laws. All state laws and statutes
governing such use are strictly adhered to and all required
operating permits are secured.
(Ord. 88-14)
4-56
072684
CITY OF NEW HOPE
MEMORANDUM
DATE: December 2, 1988
TO: Planning Commission
FROM: M. Jeannine Dunn, Administrative Assistant
SUBJECT: Public Hearing on Vacant Land Study
A public hearing has been scheduled to review New Hope Vacant
Land Study Phases I and II. Alan Brixius, Northwest Associated
Consultants, will be present to give a presentation and answer
questions as needed.
Staff requests that the Planning Commission forward the plan to
the City Council and recommend it be considered as an amendment
to the New Hope Comprehensive Plan. The City Council would
consider this at its February 13, 1989 meeting.
CITY OF NEW HOPE
MEMORANDUM
DATE: December 2, 1988
TO: Planning Commission
FROM: M. Jeannine Dunn, Administrative Assistant
SUBJECT: Proposed Code Amendment
Handicapped Housing
Staff is near completion in its review of the proposed ordinance
amendment to allow handicapped housing facilities in an R-5
Zoning District. We will present this ordinance for review and
discussion on Tuesday night.
northwest associated consultants, inc.
MEMORANDUM
TO: Dan Donahue
FROM: Alan Brixius
DATE: 6 December 1988
RE: New Hope - Handicapped Housing
FILE NO: 131.00 - 88.07
BACKGROUND:
Attached please find the revised draft of the zoning amendments
addressing handicapped housing. Through this ordinance language,
handicapped housing will be treated similarly to elderly housing
by means of the "R-5" District, density and performance
standards. We had originally provided an ordinance draft with
analysis of a handicapped housing site on the corner of 42nd
Avenue and Nevada in a July 1, 1988 planning report.
After discussions with the Codes and Standards Committee, City
staff and Ms. Muffie Gabler of the Community Development
Corporation of the Archdiocese of St. Paul and Minneapolis, the
attached final draft was prepared. The changes from the July 1,
1988 draft are cited as follows:
LOT AREA PER UNIT: Section 4.035(2) of the New Hope Zoning
Ordinance is proposed to be amended to allow a lot area of 1,000
square feet per unit. This density is the same as what is now
required by the City for elderly housing.
4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925-9420
MINIMUM FLOOR AREA PER UNIT: Upon discussions with City staff,
it was discovered that the proposed handicapped apartment units
for the 42nd Avenue site would have floor areas of 540 square
feet for one bedroom units and 800 square feet for a two bedroom
unit. The one bedroom units are smaller than the 600 square feet
standard for market rate apartments. To address the smaller
size of the handicap apartments, the attached ordinance amendment
proposes to address handicap housing with the same floor area
requirements as for elderly housing. Section 4.035(c) is
proposed to include handicap housing. This section was also
expanded to require two bedroom units to have a minimum floor
area of 700 square feet.
PARKING REQUIREMENT~ This portion of the draft ordinance remain
unchanged from the July 1, 1988 draft.
HANDICAPPED HOUSING AS A CONDITIONAL USE IN THE R-5 DISTRICT:
This portion of the proposed ordinance was modified slightly from
the July 1, 1988 draft. The changes affected the eligible
occupants requirements. The age requirements were changed from
"18 to 62" to "18 years or older". The other change eliminated
"HUD" as the responsible agency for determining the occupancy
eligibility of a non-handicapped person who cares for a
handicapped resident. These changes are a result of conversation
with Ms. Gabler.
SUMMARY:
Staff requests that the Planning Commission recommend approval of
the zoning text amendment to City Council subject to review and
formatting of the City Attorney.
ORDINANCE NO. 88 -
AN ORDINANCE AMENDING THE ZONING CODE TO PROVIDE FOR
HANDICAPPED HOUSING IN THE "R-5" SENIOR CITIZEN RESIDENTIAL
HOUSING DISTRICT.
THE CITY COUNCIL OF THE CITY OF NEW HOPE ORDAINS:
Section 1. Section 4.022 is hereby amended to include the
following definition:'
(71.A.) Handicapped Citizen Residential Housing - Housing
within the City which is particularly suitable as
to location and amenities intended solely for
handicapped persons.
(71.B.) Handicapped Person - An adult having an impairment
which is expected to be of long continued and
indefinite in nature, is a substantial impediment
to his or her ability to live independently, and
is of such a nature that such ability could be
improved by more suitable housing conditions.
Section 2. Section 4.035(2) is hereby amended to read as
follows:
(2) Lot Area Per Unit. The lot area per unit requirement
for townhouses, multiple family dwellings and planned
unit developments shall be calculated on the basis of
the total area in the project and as controlled by an
individual and joint ownership. Other minimum areas
are:
Single Family 9,500 square feet
Two Family 7,000 square feet
Townhouse 5,000 square feet
Multiple Family 3,000 square feet *
Elderly and/or
Handicapped 1,000 square feet
· 4,000 square feet in an R-3 District.
Section 3. Section 4.035(6)(c) Minimum Floor Area Per
Dwelling is hereby amended as follows:
4.035.(6)(0)
Elderly (Senior Citizen and/or Handicapped) Housing. Living
units classified as elderly (senior citizen), handicapped or
R-5 housing units shall have the following minimum floor
areas per unit:
Efficiency Units 440 square feet
One Bedroom 520 square feet
Two Bedroom 700 square feet
Section 4. Section 4.036 is hereby amended to include the
following:
Handicapped Citizen Residential Housing. One parking space
for each unit.
Section 5. Section 4.08A Senior Citizen Residential Housing
is hereby amended to read as follows:
4.08A "R-5" Senior Citizen and Handicapped Citizen
Residential Housing.
4.08A1 Purpose. The purpose of the "R-5" Senior Citizen
and Handicapped Citizen Residential Housing
District is to provide areas within the City which
are particularly suitable as to locations and
amenities for elderly and handicapped housing, and
to limit the 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 Use R-5
(3) Handicapped Housing as defined in Section
4.022 (71.A.) of this code provided that:
(a) Site and structure must be handicap
accessible per State of Minnesota
Building Code.
(b) Usable open space as defined in Section
4.022 at a minimum equal to twenty
percent of the gross lot area.
(c) Landscaping must be provided per Section
4.033(a).
(d) Handicapped Housing buildings must be
sprinklered.
(e) The main entrance of the principal
building is served or located within
four hundred feet of regular public
transit service.
(f) All trash enclosures shall be fully
screened and handicapped accessible.
(g) Eligible Occupants.
1. Families of two or more persons,
the head of which (or his or her
spouse) is handicapped, or
2. The surviving member(s) of any
family as described above, living
in a unit assisted under the
Section 202 program with the
deceased member of the family at
the time of his or her death, or
3. A single person who is a
handicapped person of the age of 18
years or older.
4. Two or more handicapped persons
living together, or one or more
such persons living with another
person who is determined to be
essential to the care and well
being of the handicapped residents,
based upon a licensed physician's
certification provided by the
tenant family or prospective tenant
family.
(h) One unit per building may be designated
for a non-handicapped caretaker.
(i) Handicapped housing must be
architecturally compatible with
surrounding uses in the area as to
exterior design and construction
materials.
cc: Jeannine Dunn
Doug Sandstad
Steve Sondrall