060705 Planning
t/cJ
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, June 7, 2005
7:00 p.m.
1. CALL TO ORDER
2. OATH OF OFFICE
3. ROLL CALL
4. CONSENT BUSINESS
5. PUBLIC HEARING
.
5.1
Case 05-07
Request for site/building plan review, 3980 Quebec Avenue North,
Northwest Gymnastics School/Samir Draoui and Winnetka
Properties/Greg Harvey, Petitioners
6. COMMITTEE REPORTS
6.1 Report of Design and Review Committee - next meeting June 16, 7:30 a.m.
6.2 Report of Codes and Standards Committee
7 OLD BUSINESS
7.1 Miscellaneous Issues
. PC04-04, AC Carlson bond reduction, approved
. PC05-06, NCRC, approved
. PC05-03, Group home variance, referred to city attorney to prepare findings of
fact for denial, approved but null and void if letter received requesting extension
8. NEW BUSINESS
8.1 Review/Approval of Planning Commission Minutes of May 3, 2005
9. ANNOUNCEMENTS
10. ADJOURNMENT
. Petitioners are required to be in attendance
Planning Commission Guidelines for Public Input
The Planning Commission is an advisory body, created to advise the City Council on land use. The
Planning Commission will recommend Council approval or denial of a land use proposal based upon
the Planning Commission's determination of whether the proposed use is permitted under the Zoning
Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the
surrounding neighborhood.
The Planning Commission holds informal public hearings on land use proposals to enable you to learn,
first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your
questions and comments become part of the record and will be used by the Council, along with the
Planning Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and questions, the Planning Commission
will utilize the following procedure:
1. The Planning Commission Chair will introduce the proposal.
2. City staff will outline the proposal and staff's recommendations and answer any questions from the
Planning Commission.
3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer
questions from the Planning Commission.
4. The chair will open the public hearing, asking first for those who wish to speak to so indicate by
raising their hands. The chair may set a time limit for individual questions/comments if a large
number of persons have indicated a desire to speak. Spokespersons for groups will have a longer
period of time for questions/comments.
5. When recognized by the chair, the person wishing to speak is asked to come forward and to give
their full name and address clearly. Remember, your questions/comments are for the record.
6. Direct your questions/comments to the chair. The chair will determine who will answer your
questions.
7. No one will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new information, not rebuttal.
8. At the close of the public hearing, the Planning Commission will discuss the proposal and take
appropriate action.
A. 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 next regular meeting. Usually
this meeting is within one to two weeks of the Planning Commission meeting.
B. If the Planning Commission tables the request, the petitioner will be asked to return for the next
Commission meeting.
PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
June 7, 2005
June 3, 2005
Planning Case:
Petitioner:
05-07
Address:
Request:
Northwest Gymnastics School/Samir Draoui and Winnetka Praperties/Greg Harvey
3980 Quebec Avenue North
Site/Building Plan Review
I. Request
The petitioner is requesting site/building plan review to allow a gymnastics school to locate in an
industrial zoning district, pursuant to Section 4-35 of the New Hope Code of Ordinances.
II. Zoning Code References
Section 4-35
III. Property Specifications
Zoning:
Administration - Site Plan Review
Location:
I, Industrial
Approximately three blocks south of 42nd A venue on the east side of Quebec
A venue just prior to Quebec curving to the west
Industrial to the north, south, and west and city of Crystal residential
properties to the east across the railroad tracks
(Irregular) 228'x556'x433'x317' = 137,465 square feet (3.06 acres)
No change; 1 building on site. Existing building is 29,900 square feet
No change; 33% green, 22% building, 45% asphalt
No. 14; The Comprehensive Plan indicates that the primary land use
objectives for this district will be the retention and in-place expansion of the
industrial land uses.
Adjacent Land Uses:
Site Area:
Building Area:
Lot Area Ratios:
Planning District:
IV. Background
The application being considered by the Planning Commission and City Council does not propose an
expansion of the existing "building envelope." The application being made is to accommodate the
move of Northwest Gymnastics from its current location at 3971 Quebec Avenue North to 3980 Quebec
A venue North. The initial location of the facility at this site required a Conditional Use Permit
application which was approved in 1999. When the zoning code was amended in 2001, this type of use
was changed from a conditional use to a permitted use in the I - Industrial Zoning District. The site is
Planning Case Report 05-07
Page 1
6/3/05
currently zoned I - Industrial which includes trade schools/training schools/specialty schools as a
permitted use.
Because Northwest Gymnastics is a permitted use in the Industrial Zone, it is not necessary for the
applicant to file a Conditional Use Permit. However, because the change in occupancy from a
warehouse use to specialty school use presents concerns regarding compliance with the parking
ordinance and building and fire codes, a review of the site plan by the Planning Commission and City
Council is required.
Northwest Gymnastics and Winnetka Properties filed an application for site and building plan
approval. The applicants have indicated that the facility will be used as a gymnastics training facility
with an emollment of up to forty (40) students. An occasional meet will be held on the site and the total
number of people to participate and observe those competitions will not exceed fifty (50) people.
Northwest Gymnastics will occupy 7,921 square feet of floor area and the hours of operations will be
Monday through Sunday from 8 a.m, to 9:30 p.m.
On-site parking will be provided. The city code requires that 1.5 parking spaces be provided for every
two (2) students that are emolled at the facility. The plans indicate that twenty two (22) parking spaces
will be designated for use by Northwest Gymnastics on-site. In order to accommodate the enrollment
of forty (40) students, it will be necessary for the applicants to dedicate thirty (30) parking spaces on-
site for use by Northwest Gymnastics.
V. Petitioner's Comments
. Initial correspondence submitted by the applicant states in part: Northwest Gymnastics School
(NGS) is planning to move across the street from 3971 Quebec to 3980 Quebec. NGS has been in
New Hope since 1999 and has been very successful throughout the years. The boys and girls teams
have been very competitive in the state of Minnesota. NGS has boys and girls recreational and
training teams. They offer classes for children from age two to high school level. The hours of
operation will be Monday to Sunday, 8 a.m. to 9:30 p.m.
The goal of NGS is to provide programs that offer the opportunity for human expression, self-
discovery, and the joy and effort through challenging, fun activities of gymnastics. Each student
learns at his!her own pace and strives for "personal best." Teaching and practicing gym safety is a
priority of the school.
The school is owned and operated by Samir Draoui, who has an outstanding coaching and teaching
background in gymnastics. He coaches both boys and girls and has taught all levels of classes. The
staff of NGS is USAG certified.
In the future, it is possible that the school may host an occasional small meet with numbers not
exceeding 50 people.
. Initial correspondence from the building owner states in part: The building is approximately 29,900
square feet and was built in 1991. The total lot size is 3.16 acres.
Currently the building has two occupants: 1) Automotive Concepts utilizes approximately 14,306
square feet with 1,900 square feet of office/showroom and the balance is shop space; they are an
after market automotive custom shop. 2) Reprocessing Products Corporation utilizes approximately
Planning Case Report 05-07
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6(3(05
3,720 square feet with 1,600 square feet of office space; this is their corporate office and
warehouse/distribution for their dialysis products manufactured in Tucson, Arizona.
Northwest Gymnastics would occupy approximately 7,350 square feet.
After the gymnastics school moves in and Reprocessing Products expands there will be
approximately 2,100 square feet of vacant space. The current idea is for Automotive Concepts to
expand into that space to fill their need for additional warehouse space. To date no agreement has
been reached with Automotive Concepts.
There are a total of 73 parking stalls with 22 designated for Northwest Gymnastics, leaving 51 stalls
for the remainder of the building (31 required).
. After meeting with the Design and Review Committee, the applicant submitted correspondence
stating that trash storage would be on the east side of the building, evening classes would include
no more than 40 children, and the parents waiting room would be in the office and during a meet it
would be in front of the office, inside the gym and the mezzanine.
· After meeting with the Design and Review Committee, the building owner submitted
correspondence addressing concerns of the committee. These comments are attached and are
explained in detail in the Plan Description portion of this report.
VI. Notification
City code does not require notification for site/building plan review.
VII. Development Analysis
A. Zoning Code Criteria
The purpose of the site plan review is to insure that the purposes of this code are adhered to, it is
hereby determined that a comprehensive review of site, building and development plans shall be
made by the Planning Commission and approved by the City Council prior to the issuance of any
building permits by the building official pursuant to the procedure established by this section.
None of the following actions shall occur and no building permit or certificate of occupancy shall be
issued unless such action shall be in complete accord with site and building plans that have been
approved as provided in this section. Actions which shall require approval of building and site plans
shall be:
1. Erection of a building or buildings.
2. Moving of a building or buildings to a location or locations within the city.
3. Changing the use of a building or parcel from one type of land use to another. Changes in
occupancy envisioned by this section shall include office to retail, warehouse to assembly,
retail to restaurant and similar actions that result in a different intensity of use.
4. Modification of or additions or enlargements to a building, or buildings, accessory site
improvements, and/or land features of a parcel of land that result in the need for additional
parking.
5. Grading, site preparation, and removal or placement of soils, rock and concrete material.
Plarming Case Report 05-07
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6/3/05
B. Development Review Team
The development review team met to review the request and was supportive of the relocation of
the gymnastics school to the building at 3980 Quebec. Comments included: maximum enrollment,
parent waiting/viewing area, meet floor layout, mezzanine area, trash storage, parking lot lighting,
wall signage, emergency lighting, fire notification system, location of fire extinguishers, and panic
hardware on exit doors.
C. Design and Review Committee
The Design and Review Committee met with the petitioner to discuss items relating to the school
and met separately with the building owner to discuss building and fire related issues.
D. Plan Description
Tenant Space: Northwest Gymnastics has filed a site and building plan review application to
facilitate their move from their current location at 3971 Quebec Avenue North to 3980 Quebec
Avenue North. The applicant will occupy approximately 7,291 square feet of floor area in the
southern most tenant bay of the multi-tenant industrial building. There are four tenant bays
available for lease and two are currently occupied by Automotive Concepts and Reprocessing
Products Corporation. The remaining tenant bay is currently vacant.
Parking: City Code requires that specialty schools provide 1.5 parking spaces for every two
students emolled in the school. The applicants have indicated that twenty two (22) parking spaces
shall be designated for use by Northwest Gymnastics. Because forty (40) students will be enrolled
with the school, it will be necessary for the building owner to designate thirty (30) parking spaces
for Northwest Gymnastics. Because there is excess parking on the site, it will not be necessary to
construct additional on-site surface parking spaces. The building owner has indicated that he will
submit revised plans for city review and approval.
Lighting: The applicant is proposing six (6) wall mounted exterior lighting fixtures on their tenant
bay. In review by staff, it does not appear that the building lighting properly illuminates the
parking lot at the east side of the building. Staff recommends changing the southeast wall mounted
light from a cut off fixture to a directional light fixture to better illuminate the rear parking spaces.
The railroad right-of-way serves as a barrier that will block the glare from this light from the homes
east of the railroad.
The previously approved lighting plan will remain for this building. However, the Design and
Review Committee recommended that an additional light be installed on the southeast comer of
the building to provide adequate lighting to the parking spaces that are in the southeastern section
of the parking lot. The remaining parking spaces are illuminated in accordance with the provisions
set forth in the New Hope City Code.
Traffic Circulation: Circulation is established by the current parking lot configuration. Because the
building envelope and parking lot will not be altered, it will not be necessary to reconfigure the
traffic circulation. The current traffic configuration is in compliance with the requirements of the
West Metro Fire.
Signage - Wall Signs: The total allowable sign area for multiple occupancy structures shall not
exceed fifteen percent (15%) of the combined wall surfaces on walls which abut streets. No
Planning Case Report 05-07
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individual tenant sign may exceed one hundred (100) square feet. No multiple occupancy
structures may display more than two (2) overall building identification signs. The application
submitted by the petitioners indicates one (1) wall sign. The wall sign for the primary entrance
measures 4'x4' (16 square feet) and will be relocated from the prior building. The proposed wall
sign is permitted, but is subject to the City Council approval regarding its proposed location on the
building front.
The applicant shall provide an illustration of the proposed sign and a sign permit application must
be approved separately from this application.
Trash Enclosure: The submitted site plan does not indicate the proposed location of an exterior
trash and dumpster enclosure. The applicant has submitted a letter to the city indicating that all
trash will be managed within the building. In that regard, it is not necessary for the applicants to
install a dumpster and trash enclosure.
Floor Plan: The applicant has submitted a proposed floor plan illustrating the typical arrangement
of the gymnastics facility as well as a floor plan that will be used during competition events. The
proposed layouts do not block any of the fire exits.
Fire/Building Consideration: The floor plans indicate that there are four (4) exits and three will be
equipped with exit lighting and panic hardware. This is compliant with the applicable fire codes.
The building owner has indicated that they are in the process of installing a fire notification system;
however, due to concerns with their subcontractor, this system will not be fully operational prior to
the proposed opening of Northwest Gymnastics. The entire building is equipped with a fire
suppression (sprinkler) system and the applicant will install fire extinguishers at seventy five (75)
foot intervals along the walls.
The applicants have indicated that two restrooms will be installed on the floor plan. The Design
and Review Committee suggested that the mezzanine area be restricted to employee use only,
however, the applicant requested use of the area for spectators if the area is compliant with the
Building Code. Staff suggests that the applicants be allowed to use the mezzanine area for spectator
viewing if they work with the city's Building Official to ensure it complies with all applicable
building codes if it is used as a spectator viewing area.
Landscaping: Because there will be no disturbance to the exterior elements of the building, no
additional landscaping is being required as part of this application,
Miscellaneous Concerns: The Design and Review Committee discussed a number of concerns
related to other tenants that occupy the building at 3980 Quebec Avenue North. Specifically, the
Committee indicated that there are no enclosures for dumpsters that are used by the other tenants.
The building owner has indicated in his letter dated May 25, 2005, that dumpster enclosures will be
installed for the other tenants within ninety (90) days of this letter.
The building owner also indicated that he will install the fire notification system within ninety (90)
days of his letter dated May 25, 2005.
The Committee also discussed with the building owner the excessive outdoor storage and parking
of vehicles on the site by one of the other tenants within the building. The owner has offered a
number of options to resolve this matter, which are as follows:
Planning Case Report 05-07
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6/3/05
1. Occupy the vacant 2,500 square feet of warehouse space to store materials.
2. Require the tenant to file a conditional use permit application with the city to potentially
rent twelve (12) additional parking spaces at the owner's other property located at 3971
Quebec Avenue North. This would provide employee parking for the tenant.
3. Construct an additional on-site surface parking area that would be screened with fencing to
store materials and customer vehicles. Due to the engineering concerns and cost, the
applicant would prefer to utilize option Nos. 1 and 2 prior to this more costly measure.
4. The building owner has indicated that if the tenant does not become compliant within a
reasonable period of time, he requested that the city notify the tenant that they are not in
compliance with the New Hope Zoning Code. If the problem would persist, the owner has
indicated that the tenant will be in default of its lease agreement and could be evicted from
its tenant space.
In regards to these concerns, city staff would recommend the following:
1. The dumpster enclosures for other tenants and building wide fire notification system are
required to be installed by September 15, 2005.
2. The property owner provide the city with a plan of action to address the outdoor storage
and parking of vehicles of the adjoining tenant by July 15, 2005. Once that plan has been
filed with the city, the owner will have until September 15, 2005, to comply. If the concerns
have not been addressed by September 15, 2005, the city will file a letter with the tenant
that they are non-compliant with the New Hope Zoning Code and the city will take the
necessary measures to ensure the entire site is compliant with the code.
City staff would not recommend that action on the site and building plan application for Northwest
Gymnastics be delayed until the other corrections to the site have been made as they have proposed
an opening date on or around July 1, 2005 and are currently making improvements to the tenant
space.
E. Planning Considerations
The planning consultant's comments are incorporated into this report.
F. Building Considerations
Comments from the building official are incorporated into this report.
G. Legal Considerations
The city attorney was not involved with the review of the plans.
H. Engineering Considerations
The city engineer was not involved with the review of the plans.
I. Police Considerations
Comments from the Police Department are incorporated into this report.
J. Fire Considerations
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Comments from West Metro Fire are incorporated into this report.
VIII. Summary
Northwest Gymnastics proposes relocating from its current location at 3971 Quebec Avenue North to
3980 Quebec Avenue North. The propose use is a permitted use within the I - Industrial Zoning
District. Because this use varies from the previously approved warehousing facility, it is necessary for
the applicant to seek site and building plan approval from the Planning Commission and City Council.
The applicant has indicated that this school will accommodate forty (40) students and will host an
occasional meet. The building owner and owner of Northwest Gymnastics have proposed a floor plan
that has more than adequate fire exits (4), a fire suppression system, will install a fire notification
system, ~dequate space for spectator viewing during meets and will provide thirty (30) parking spaces
on-site.
The building owner will partner with the city to provide dumpster screening for the other tenants
within the building and has developed a plan to accommodate the excessive outdoor storage and
parking of the other tenants.
Staff is supportive of this request. Northwest Gymnastics has been a good business in the city at their
current location and the property has been cooperative with the city in the past in making significant
upgrades and improvements to his properties to meet all codes and resolve any issues.
IX. Recommendation
Because Northwest Gymnastics is allowed as a permitted use within the I - Industrial Zoning District,
city staff recommends that the Planning Commission approve the site and building plans with the
following conditions:
1. The building owner designates 30 parking spaces for Northwest Gymnastics
2. Install additional direction lighting at the south end of the building to illuminate the parking
spaces in the southeast corner of the lot.
3. Install panic hardware on three of the fire exits.
4. Install fire extinguishers at 75 foot travel distance intervals.
5. Provide an illustration of the proposed sign for city approval of the sign and its location.
6. Mezzanine area may be used as a spectator area if it complies with all applicable building codes
as directed by the city's building official. Otherwise, the area will be restricted to employees
only use and will be signed "employees only."
7. The dumpster enclosures for other tenants and building wide fire notification system are
required to be installed by September 15, 2005.
8. The property owner provides the city with a plan of action to address the outdoor storage and
parking of vehicles of the adjoining tenant by July 15, 2005. Once that plan has been med with
the city, the owner will have until September 15, 2005, to comply. If the concerns have not been
addressed by September 15, 2005, the city will me a letter with the tenant that they are non-
compliant with the zoning code and the city will take the necessary measures to ensure the
entirE: site is compliant with the code.
9. No proposed layout will block any of the fire exits.
10. The applicant provides a meet layout indicating spectator viewing areas.
Planning Case Report 05-07
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Attachments: AddresslZorungfTopol Aerial Maps
NW Gymnastics Correspondence - May 3, 2005
Building owner tenant and building description - May 12, 2005
NW Gymnastics Correspondence - May 25, 2005
Building owner correspondence - May 25, 2005
Proposed practice layout
Proposed meet layout
Proposed sign location
illustration of proposed sign
Site plan/Plan detailslfloor plan
Approved plat
Lighting Plan
1999 Planrung Report':" Northwest Gymnastics CUP Application
Planrung Consultant Memorandum - June 2, 2005
Application Log
Planning Case Report 05-07
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MAV I {;..
Mav 3. 2005
City of New Hope
SirlMadam,
Northwest Gymnastics School (NGS) is plarming to move across the street of the old
location (3971 Quebec Ave.) to the new location of(3980 Quebec Ave.). NGS has been
in New Hope since 1999, the school has been very successful throughout the years; our
teams (boys and girls) have been very competitive in the state ofMN. NGS has boys and
girls' gymnastics recreational and training teams. We offer classes for children from two
years old up to high school level. The hours of operation will be as follows: Monday to
Sunday 8am-9:30 pm.
The goal ofNGS is to provide programs that offer the opportunity for human expression,
self-discovery, and the joy and effort though challenging fun activities of gymnastics.
Our philosophy is that each student will learn at his or her own pace and that our students
will strive for "personal best", not only in the gymnastics arena, but also in all that life
has to offer. We feel strongly that true success is not measured simply in victories but the
confident knowledge that one does his or her best. Teaching and practicing gym safety
will be a priority of the school.
The school is owned and operated by Sarnir Draoui. Samir has an outstanding coaching
and teaching background in gymnastics. He has coached both boys and girls and has
taught all levels of classes from pre-school and coached to the highest levels of
competitive teams. He has a reputation in the area for being an outstanding teacher and
coach in the sport of gymnastics. Samir's background and abilities will attract other
coaches and instructors of the same caliber. The staff ofNGS is USAG certified.
In the future, it is possible that we may host an occasional small meet that the number
will not exceed 50 people.
Thank you for you consideration of this request.
Sincerely,
,
~
~
Samir Draoui
President/Owner
Northwest Gymnastics School, Inc.
I"
i
.i.,
3980 - 3988 Quebec Ave. No.
The building is approximately 29,900 square feet and was built in lS'9[ The total lot size
is 3.16 acres
Currently the building is occupied by two tenants.
Automotive Concepts occupies approximately 14, 306 squarll feet. They are an
after market automotive custom shop. Approximately 1900 square feet is office and
showroom. The balance is shop space.
Reprocessing Products Corporation occupies approximately 3, 720 square feet of
which 1,600 is office space. The space is utilized as corporate officl:s and
warehouse/distribution for their dialysis prodllcts manufactured in TJcson, AZ.
Reprocessing products will expand to a total of approximately 6,000 square feet.
Northwest Gymnastics Academy will be a new tenant occup:ling approximately
7,350 square feet as a gymnastics teaching and training facility. The;r will relocate their
sign (approximately 4' X4') from their existing space across the street (3971 Quebec No.)
to their new space. A drawing is enclosed to show the approximate location.
When Northwest Gymnastics moves in and Reprocessing Products expands there
will b~ approximately 2,100 square feet of vacant space. The current idea is for
Automotive Concepts to expand into that space to fill their need for:Ldditional warehouse
space. To date no agreement has been reached with Automotive Concepts.
The new site plan shows the following for existing exterior lighting:
· 4 wall packs on the south end of building
· 3 wall packs on west side
· 2 wall packs on north end
· 5 wall packs on the east side
· Also recessed lights at each of the front entrance doors.
There are a total of 73 parking stalls with 22 designated for Northwest
Gymnastics, leaving 51 stalls for the remainder of the building (31 mquired).
n
MAY26' -
Mav 25. 2005
City of New Hope
SirlMadam,
A trash storage area is going to be on the East side of the building.
+O\lvJ"
The evening classes will include no more than ~Children.
The parents' waiting area will be in the office and during the meet it will be in front of
the office, inside the gym. ~ J..-k 1"'\ e..zZ a" i Y"I C .
Thank you for your tinie.
Sincerely,
Sarnir Draoui
President/Owner
Northwest Gymnastics School, Inc.
WINNETKA PROPERTIES
7145 Sandburg Road
Minneapolis, MN 55427
612-544-2767
May 25, 2005
City of New Hope
Planning Commission
City Council
4401 Xylon Avenue North
New Hope, MN 55428
Dear Planning Commission and Council Members:
I am writing this letter to address a number of issues that have come up regarding
Northwest Gymnastic School's relocation to 3980 Quebec Avenue North. The Design &
Review Committee brought up a number of issues pertaining to the space Northwest
Gymnastics School is moving into. In a meeting with city officials and some members of
the Planning Commission the ongoing situation with Automotive Concepts was brought
to my attention.
The following will address the Development Review Team's comments on the proposed
Northwest Gymnastics' space:
Mezzanine Area: Currently the spacing between rails on the mezzanine railing is 5-
1/4". It is our intention to install Plexiglas on the railing to completely close any opening
between the rails. The spacing between rails on the stairway is 4-1/4". Hopefully this
will be okay. The committee report recommends the area be signed employees only
because it will be used only for offices. Reality dictates that if the space is there, it will
be used for whatever necessary. The above solution should eliminate any need to .be
concerned with its usage.
Trash Storal!:e Area: Northwest Gymnastics intends to have inside trash storage.
Lil!:htinl!:: The light located on the southeast end of the building will be changed to a
directional lighting fixture aimed at the southeast corner of the parking lot.
Sil!:oal!:e: Our policy on building signs is to leave it up to each individual tenant. They
are free to determine their own signage at their expense provided they comply with all
city codes and requirements and apply for the necessary permits. It is my understanding
the size is limited to the lesser of 15% of the tenant's face of the building or 100 square
feet. This will be passed on to tenants in the future. I believe Northwest Gymnastics has
submitted a photo of his sign as well as the location on the upper face of the building.
West Metro Fire Comments: There are four exit doors. Three doors have exit lights
and emergency lighting. Panic hardware will be installed on these three doors. The
railing at the rear exit will have additional rails installed to insure no more than a four
inch opening. Fire extinguishers have already been installed within 75 feet of anywhere
in the space. Fire notification (hom & strobe) will be addressed later.
I think the above addresses all the issues regarding the Northwest Gymnastic School
application. I ask that the Planning Commission and City Council approve the
application contingent upon all of the above being accomplished prior to an occupancy
permit being issued.
Now on to the problem that we are all concemed with. Automotive Concepts has been in
and out of compliance (mostly out) with their conditional use permit. There outside
storage and parking of vehicles on the site far exceeds what is permitted. City officials
and I have talked with them on numerous occasions and it gets better for a while then
back to the same non-compliance. I have a number of options to propose to them to solve
the problem. There is approximately 2,500 square feet of vacant warehouse space they
could lease to move their unauthorized outside storage into. We have approximately
twelve parking stalls available across the street they could use provided they applied for
an offsite parking permit and it was approved by the city. As a last resort we could
construct a fenced in parking area on the southeast comer of the property for the storage
of vehicles. This would require some engineering studies for storm water runoff as well
as green space requirements but may be feasible. I would do this only as a last resort due
to the cost involved.
I believe the above options should allow them to come into compliance within a
reasonable length of time. If they choose not to, I would ask the city to send a notice of
non-compliance. They would then be in default of their lease terms and given thirty days
to cure the default or suffer eviction. You have my commitment to work with the city to
cure this problem.
Two overall building and site issues were brought to my attention - the lack of trash
enclosures and fire notification system. Currently there are two outside dumpsters
without enclosures. I am working with our alarm company to install homs and strobes in
the tenant spaces. This may take a little time because I have had a less than acceptable
response from the alarm company and am considering changing companies. I ask that
you give me ninety days to address these issues but assure you they will be addressed to
the satisfaction of the city building official and West Metro Fire.
Again I ask that you not delay approval of the Northwest Gymnastic application for these
issues that are not related to their space. I look forward to attending the Planning
Commission and City Council meetings to answer any questions and to update you on
progress with Automotive Concepts.
Gre L. Harvey
Partner, Winnetka Properties
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Planning Case:
Petitioner:
Property Owner:
Address:
Request:
PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
September 7,1999
September 3,1999
99-19
Samir Draoui / Northwest Gymnastics School
Winnetka Properties
3971 Quebec Avenue North
CondmonalUsePennft
I. Request
The petitioner is requesting a conditional use permit to allow a gymnastics school in an 1-1 Industrial
Zoning District, pursuant to Sections 4.144(4) and 4.21 of the New Hope Code of Ordinances.
II. Zoning Code References
The Zoning Code allows "specialty schools" such as gymnastic training, which require building design
features (height, clear span roof, etc.) typically found in industrial buildings exclusively, by conditional
use permit in the 1-1 Zoning District, provided that:
(a) Hours. School may operate only between the hours of 6 a.m. to 10 p.m. daily.
(b) Schedulinq of Special Events. All special events (exhibitions, etc.) must be scheduled on night,
weekend or holiday times so as to eliminate conflict with daily work traffic and parking demand.
(c) Code Compliance. Compliance with City and State life and safety codes.
III. Property Specifications
Zoning: 1-1, Limited Industrial Zoning District
Location: On Quebec Avenue, east of Winnetka and south of 42nd Avenue
Adjacent Land Uses: R-1 and R-2 single-family and single/two-family residential across Winnetka
Avenue to the west; R-O residential/office to the southwest (Holy Nativity
Church); 1-1 Limited Industrial to the northwest, southeast and east; B-4
Community Business (YMCA) to the north.
320' x 900' = 292,224 square feet (6.7 acres)
No change; two buildings on site. Existing east building is 26,880 square feet
with four tenant spaces
No change; 30% green, 32% building, 38% asphalt
Site Area:
Building Area:
Lot Area Ratios:
Planning District:
Specific Information:
Planning Case Report 99-19
No. 14; Primary land use objective for this District is the retention and in-place
expansion of the industrial land uses.
Existing building(s) were expanded about 90% in 1994 to the present size.
Available ponding, loading and parking (155 spaces) conforms to code. Major
tenant is Versa Die Cast occupying the entire west building. Property is below
Winnetka Avenue elevation, sloping down 10 feet from west to east.
Page 1
9/3/99
IV. Background
Northwest Gymnastic School has submitted an application to obtain a conditional use permit to allow for
a specialty school teaching gymnastics in the 1-1, Limited Industrial Zoning District. The business would
operate out of a building located in the Winnetka Properties at 3943 Quebec Avenue North. Due to the
limited space, the faciiity wili only be used for gymnastic instruction. No competition events will be held
on site. The hours of operation will be Monday through Friday, 9 a.m. to 9 p.m. and Saturday 9 a.m. to 4
p.m.
Twin warehouses were built in 1976 on the east half of this land. In 1994, a major expansion to the west
building maximized the development on the property.
V. Petitioner's Comments
The petitioner stated in his correspondence that "Northwest Gymnastics Schobl (NGS) Will be a
community based gymnastics school and training center. NGS will have boys and girls gymnastics
education and training programs that will offer classes for children from beginning levels to advanced
competitive levels. The gym will be used exclusively for teaching, as available space is
insufficient to hold competition. Hours of operation 'will be as follows: Monday to Friday 9 a.m.
to 9 p.m. and Saturday 9 a.m. to 4 p.m.
The goal of NGS is to provide programs that offer the opportunity for human expression, self-discovery,
and the joy of effort through challenging fun activities of gymnastics. Our philosophy is that each
student will learn at his or her own pace and that our students will strive for 'personal best,' not only in
the gymnastics arena, but also in all that life has to offer. We feel strongly that true success is not
measured simply in victories, but the confident knowledge that one does his or her best. Teaching and
practicing gym safety will be a priority of the school.
The school will be owned and operated by Samir Draoul. Samirhas an outstanding coaching and
teaching background in gymnastics. He has coached both boys and girls and has taught all levels of
classes from pre-school and coached to the highest levels of competitive teams. He has a reputation in
the area for being an outstanding teacher and coach in the sport of gymnastics. Samir's background
and abilities will attract other coaches and instructors of the same caliber. The staff of NGS will be
USAG certified to provide safe and fun instruction and coaching for all levels of gymnasts."
VI. Notification
Property owners within 350 feet of the request were notified and staff received no comments.
VII. Development Analysis
A. Zonina Code Criteria
Conditional Use Permit
1. The pUfp'ose of a Conditional Use Permit is to provide the City with a reasonable and legally
permissible degree. pf discretion in. determining suitability of certain designated uses upon the
general welfare, public health, and safety. In making this determination, whether or not the
conditional use is to be allowed, the City may consider the nature of adjoining land or
buildings, whether or not a similar use is already in existence and located on the same
premises or on other lands close by, the effect upon traffic into and from the premises, or on
any adjoining roads, and all such other or further factors as the City shall deem a requisite for
consideration in determining the effect of such use on the general welfare, public health, and
safety.
2. Other general criteria to be considered when determining whether to approve or deny a conditional
use permit include:
Planning Case Report 99-19
Page 2
9/3/99
A) Comprehensive Plan. The proposed action has been considered in relation to the specific
policies and provisions of and has been found to be consistent with the official Comprehensive
Municipal Plan of the City.
B) Compatibiiitv. The proposed use is compatible with its adjacent land uses.
C) Performance Standards. The proposed use conforms with all applicable performance
standards contained in the Code.
D) No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in
which it is proposed.
E) Zonina District Criteria. In addition to the above general criteria, the proposed CUP meets
the criteria specified for the various zoning districts:
1) In Industrial Districts (1-1. 1-2\:
a) Nuisance. Nuisance characteristics generated by the use will not have an adverse
effect upon existing or future development in adjacent areas.
b) Economic Return. The use will provide an economic return to the community and
commensurate with other industrial uses that the property could feasibly be
used for. In considering the economic return to the community, the Planning
Commission and City Council may give weight to the sociological impact of a proposed
use, both positive and negative.
B. Development Review Team
The Team supported the concept, but wanted clearer plans, identified parking, confirmation of the
hazardous business scope nearby and confirmation of exterior lighting.
C. Desion & Review Committee
The Design & Review Committee met with the petitioner on August 18 and supported the concept,
but wanted the property owner to cooperate with staff on evaluating the hazardous acid operation's
condition in the adjacent building bay and clarification of parking, lighting and signs. The Committee
also requested that the tenant space be identified on the site plan and requested a corrected floor
plan. Revised plans were submitted as a result of the meeting.
D. Plan Description
The revised plans include the following details:
(1) Tenant Space - The proposed location of the tenant space is shown to be in the north .end of the
easterly building and is approximately 3,600 square feet.
(2) Parkino - City Code requires specialty schools to provide 1.5 parking stalls for every two
students enrolled in the school. The petitioner has indicated in correspondence that the
maximum number of students is estimated to be 3D, therefore, 22 parking spaces are required.
The site plan shows that 22 spaces, including one accessible space, will be provided on the
north and east sides of the building.
(3) Liohtino - The site plan shows that wall pack lights will be located on the north and east sides of
the building/tenant space.
(4) Floor Plan - A corrected floor plan has been submitted that shows a solid wall divides the
gymnastics area from the adjacent building bay and the Building Official has confirmed that the
hazardous occupancy discussed is located 60 feet south of the gym space, not adjacent. The
floor plan identifies office area, restrooms, and gymnastics training area/equipment. The building
elevation shows the entrance on the east side of the building. The floor plans indicate a
mezzanine above the existing office, which is identified "for employee use only/coaches lounge."
Planning Case Report 99-19
Page 3
9/3/99
(5) Landscapinq - No change in landscaping is proposed as a significant amount of landscaping
was installed with the building expansion/site upgrade in 1995.
(6) Siqnaoe - A small "NGS" identification sign is shown near the entrance on the east side of the'
building and is in compliance with the previously approved Comprehensive Sign Plan for the
buildings.
(7) Refuse - A trash storage area is identified on the west side of the building and was approved
with the previous upgrades.
E. Planninq Considerations
The Planning Consultant has reviewed the request and made the following comments:
Within the 1-1 Zoning District, gymnastic schools are allowed by CUP. The following conditions apply
to this conditional use permit:
(1) Hours of Operation - The New Hope Zoning Ordinance restricts hours of operation to 6 a.m. to
10 p.m. daily. The applicant's hours of operation comply with these standards.
(2) Special Events - The proposed facility will be used solely for gymnastics instruction. The facility
is too small to conduct competitions.
(3) Parkinq Requirements - The City Ordinance requires specialty schools to provide 1.5 parking
stalls for every two students enrolled in the school. Based on the enrollment estimate of 30
students as provided and discussed at the Design & Review Committee meeting, the facility is
required to provide 22 parking stalls. The applicant's site plan indicates 22 parking stalls located
at the north and east sides of the building will be designated for the gymnastic school.
Per staff direction, the applicant illustrated parking lot lighting for areas intended to be used by
the school.
(4) Buildinq Code Compliance - Staff noted the need to have a solid wall separation between the
school and adjoining tenant bay. The revised floor plan illustrates compliance with this
recommendation.
The applicant has indicated that the building mezzanine would not be opened to the public, but
used solely by school staff.
F. Buildino/Fire Considerations
The building has auto fire-sprinklers and routine uses with one exception: Some problems occurred
with an acid-based plating operation that used to lease the center of the building, "RSP Plating."
They were caught violating pollution laws and vacated, but "North Star Finishing" moved into the
same space a few years ago with the same use under a lease from the landowner. During the
Development Review Team and Design & Review Committee meetings, concerns about the
hazardous occupancy and building condition were repeated. Bringing children onto the site with an
acid operation that propped open its doors due to a ,lack of necessary ventilation, was a concern.
Staff met the property owner and Fire Inspectprs to inspect the acid operation at the end of August
and the Building Official sent a letter listing half a dozen violations and concerns. The property
owner, Greg Harvey, agreed to retain a registered engineer to evaluate the visible corrosion
damage to steel roof system components and submit the analysis to the Building Official. Building
sewers will be checked, also.
Other than this concern, staff find that the gymnastics operation is routine.
G. Enoineerino Considerations
No change to grading and drainage or utilities.
Planning Case Report 99-19
Page 4
9/3/99
H. Police Considerations
The Police Department understands that this use is permitted if conditions in the code are met, but
have commented that it is preferred to have chiidren in other iand use districts, as a general rule.
vm.Summary
The request is the latest of several gymnastic schools that New Hope has approved in industrial areas
since 1978. The reason is physical, since each program requires a high ceiling clearance for high bar
and trampoline exercising. Retail buildings roofs are too low. Issues of particular interest in these cases
include: parking adequacy, presence of sidewalks and site lighting, potential for big "Meets,"
compatibility and safety of use nexlto existing industrial users/trucking, and credentials of gymnastic
coach/proponent.
This proposal includes a certified gymnastics instructor, NO MEETS, has 22 designated parking
spaces, some existing parking lot lighting, and a plan to upgrade and secure the acid-based operation
near the gymnastic space. Trucking docks are isolated to the back' of this building and separated from
the proposed gymnastic entry.
IX. Recommendation
The Northwest Gymnastics School is allowed by conditional use in the 1-1 Zoning District. Upon meeting
with the Design & Review Committee, the applicant has been successful in addressing the outstanding
issues influencing the application. Based on staff and consultant review, approval is recommended with
the following conditions:
1. Twenty-two parking stalls are designated for school use.
2. Appropriate parking lot lighting is provided.
3. A solid wall separation is provided between the school and adjoining tenants.
4. Property owner cooperates on acid operation repairs within the building.
5. Annual inspection by staff for the first two years only.
Attachments: Address/Zoning Maps
Site Plans
Floor Plan
Site/Building Data
Accessible Parking Information
Exterior Signage
8/6 and 8/27 Petitioner Correspondence
Planning Consultants Report
Building Official Correspondence to Property Owner
Application Log
Planning Case Report 99-19
Page 5
9/3/99
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NORTHWEST ASSOCIATED COiNSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231 .2555 Facsim ife: 763.231 .2561 pl,an ners@nacplanning.com
MEMORANDUM
TO:
Kirk McDonald / Shawn Siders
FROM:
Ann Kluessendorf / Alan Brixius
DATE:
June 2, 2005
RE:
New Hope - Northwest Gymnastic School Site Plan Review
NAC FILE:
131.01 - 05.12
BACKGROUND
Northwest Gymnastic School, currently located at 3980 Quebec Avenue North, has
submitted an application for site and building plan review to allow relocation to a
building across the street at 3988 Quebec Avenue North. The subject site is zoned I -
Industrial District which permits trade schools/training schools/specialty schools. The
facility will be used for gymnastic instruction with an enrollment of 40 students and an
occasional meet which would not exceed fifty (50) people. Approximate square footage
totals seven thousand two hundred and ninety one (7,291) square feet of floor area.
The hours of operation will be Monday to Sunday 8:00 AM to 9:30 PM.
While listed as a permitted use, the introduction of the gymnastics school (an assembly
occupancy) into an industrial building presents concerns related to land use
compatibility with other industrial tenants and public safety related to building and fire
code compliance. In regards to these issues, a site and building plan review by the
Planning Commission and City Council is required.
Attached for reference:
Exhibit A - Site plan
Exhibit B - Proposed interior layout
Exhibit C - Exterior isometric
Exhibit D - Applicant's letter
ISSUES AND ANALYSIS
Industrial District. The site is zoned "I", Industrial Zoning District. The gymnastics
school is a permitted use within this zoning district. The site and building at 3988
Quebec Avenue North is conforming to all Industrial District lot area and setback
standards.
Parking Requirements. According to Ordinance, one and one-half (1.5) parking
spaces are required for every two pupils at student capacity, unless it can be
demonstrated that a differing amount of parking is required by that activity.
Submitted application indicates 22 designated parking stalls for Northwest Gymnastics.
A 40 student enrollment must require 30 parking stalls. Eight additional parking spaces
will be needed for this use. All parking stalls are located away from other industrial uses
and are area properly measured and constructed.
Circulation. Site circulation is established as the current parking lot design. The
Northwest Gymnastic School will not change the current circulation patterns. The site
circulation pattern meets with the Fire Inspector's approval.
Signage - Wall Signs. The total allowable sign area for multiple occupancy structures
shall not exceed fifteen (15) percent of the combined wall surfaces on walls which abut
streets. No individual tenant identification sign may exceed one hundred (100) square
feet. No multiple occupancy structure may display more than two overall building
identification signs.
Submitted application indicates one (1) wall sign. Wall signage for the main entrance
measures 4' x 4' (16 square feet) and will be relocated from prior building. Proposed
wall sign is permitted, but is subject to City Council approval regarding its location on
building front.
The applicant shall provide a picture of the proposed sign and sign permit must be
approved separately from this application.
Trash Enclosure. The submitted site plan or building floor plan should illustrate trash
enclosure and dumpster location. No trash enclosure is required if all trash handling
equipment is contained and stored within the building.
Lighting. The applicant is proposing six wall mounted exterior lighting fixtures on their
tenant bay. In review by staff, it does not appear that the building lighting properly
illuminates the parking lot at the east side of the building.
Staff recommends changing the southeast wall mounted light from a cut off fixture to a
directional lighting fixture to better illuminate the rear parking stalls. The railroad right-
of-way serves as a barrier that will block the glare from this light from homes east of the
railroad.
2
Building Issues.
1. The two bathrooms are acceptable for the proposed building occupancy.
2. The building is completely sprinkled.
3. The four exits shall be installed as fire exits.
4. Fire extinguishers shall be required at 75 foot intervals along the walls.
5. The applicant must provide a description of the parent/customer waiting or
observation area.
6. The mezzanine area shall be posted "employees only" to avoid use as a
spectator seating area.
7. The applicant should provide floor layouts for meet events that illustrate parent or
spectator seating. This layout shall not block any of the fire exits.
CONCLUSION
The Northwest Gymnastics School is a permitted use in the I, Industrial Zoning District.
Based on our review, we would recommend approval with the following conditions:
1. Thirty (30) parking stalls are required for a school enrollment of 40 students.
2. The applicant provide a photo of the proposed sign and City approval of the sign
location. '
3. Trash enclosure details are provided to City Council for approval.
4. The applicant provides direction lighting at the back of the building to increase
illumination of the rear parking stalls.
5. All exits be installed as fire exits.
6. Fire extinguishers be installed at 75 foot intervals travel distance.
7. Description of the customer/spectator waiting area be provided by the applicant.
8. Mezzanine area may be used as a spectator area if it complies with all applicable
building codes as directed by the city's Building Official. Otherwise, the area will
be restricted to employees only use and will be signed "employees only."
9. The applicant provides a floor plan for meet events showing spectator seating.
pc: Pam Sylvester
3
CITY OF NEW HOPE
SPECIAL ZONING PROCEDURES APPLICATION LOG
A B C D E F G H I J
Appli- Applicant Date Date Applicant Date 60- Date 120- Date Deadline Date City Date City
cation application was sent day time day time Applicant for City approved or sent response
number Name received notice limit limit was notified action denied the to Applicant
Address by City that required expires expires of under application
Phone information extension extension
was missing or waiver
Samir Draoui
05-07 Northwest Gymnastic School 5/12/05 7/11/05 9/9/05
3980 Quebec Avenue N (3971)
New Hope 55427
763-525-0040
Greg Harvey
Winnetka Properties
7145 Sandburg Road
Minneapolis 55427
763-544-2767
17-118-21-32-0006
Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application.
A. Assign each application a number.
B. List the Applicant (name, address and phone).
C. List the date the City received the application.
D. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the
date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadiines on a new line.
E. To calculate the 60-day limit, include all calendar days.
F. To calculate the 120-day limit, include all calendar days.
G. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G
must come before the date in Boxes E and F.)
H. List the deadline under any extension or waiver.
I. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.)
J. List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but aiso notifies the Applicant before
the time limit expires.
--I'"
.
Memorandum
To:
Planrting Commission
Kirk McDonald, Director of Community Development
June 3, 2005
From:
Date:
Subject:
Miscellaneous Issues
NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with additional
detail on CouncillEDAlHRA actions on Community Development related issues or other city projects.
It is not required reading and is optional information provided for your review, at your discretion.
1. May 2 Council Work Session - At the May 2 Council work session, the Council discussed the
following planrting/development!housing items:
. Project #718. Meeting: with City Center Task Force to discuss City Center redevelopment:
See attached Council request and refer to work session minutes.
. Project #750. Discussion regarding request for qualifications (RFO) process for Bass Lake
Road Apartment area: See attached Council request and refer to minutes, RFQ deadline
extended to May 31.
2. May 9 Council/EDA Meeting - At the May 9 Council/EDA meeting, the Council/EDA took action
on the following planrtingldevelopment!housing issues:
. Project #751. Public hearing: to consider sale of portion of Outlot A - Winnetka Green
project area to Barbara and Michael Drenth and Paul Edison: Continued to June 27, see
attached Council request.
. PC05-03. Resolution establishing finds of fact and conclusions of law relating to request
for two variances for property at 4717 Independence Avenue and denying request:
Continued to May 23, per petitioner's request, see attached Council request under May 23
meeting (below).
. Project #779. Resolution awarding contract to DMT Coq>oration for 2005 street. park. and
utility infrastructure improvement project: Approved, base bid plus alternate #2, see
attached Council request.
3. May 16 Council Work Session - At the May 16 Council work session, the Council discussed the
following planrting/development!housing items:
. PC04-28. Discussion and direction regarding density issues of an amendment to the New
Hope Comprehensive Plan: See attached Council request and refer to minutes, staff directed
to prepare minor amendments and present to Planrting Commission_
. Discussion regarding: rental housing ordinance: See attached Council request and refer to
minutes, staff directed to continue work on ordinance_
"\
-
4. May 23 CounciIlEDA Meeting - At the May 23 Council/EDA meeting, the CounciJ/EDA took
action on the following planning/development!housing issues:
. PC04-04, Resolution authorizing reduction of financial guarantee for A,Co Carlson
development at 8901 Bass Lake Road: Approved, see attached Council request.
. PC05-03. Resolution establishing finds of fact and conclusions of law relating to request
for two variances for property at 4717 Independence Avenue and denying request:
Approved, see attached Council request, but not applicable if applicant submits extension
letter.
. PC05-06. Request for preliminary plat approval to subdivide two parcels into six lots.
rezoning from R-1. single family. to R-3, medium density residential. variances for
reduced lot area, and siteJbuilding plan review to allow construction of three twinhomes:
Approved, as recommended by the Planning Commission.
. Resolution authorizing the execution of a joint cooperation agreement between the city of
New Hope and Hennepin County for participation in the Urban Hennepin County
Community Development Block Grant Program in Fiscal Year 2006-08: Approved, see
attached Council request.
. Update regarding neighborhood noise issues: See attached Council request and refer to
minutes, staff directed to continue working with businesses.
. Project #775, Discussion and direction regarding proposed developer selection and
resolution calling for a public hearing regarding a proposed transfer of real property, 5207
Pennsylvania Avenue: See attached EDA request and refer to minutes, staff directed to
schedule public hearing for sale of property to Avery Homes.
. Project #770. Motion approving engineering estimate in the amount of $91.655 from Xcel
Energy for burial of overhead utilities on the east side of Winnetka Avenue from north
side of Bass Lake Road to 58th Avenue, in conjunction with Winnetka Townhomes
redevelopment project. and authorization to proceed with project: Approved, see attached
EDA request.
5. Codes and Standards Committee
. Transit Shelter Ordinance - The next step will be for staff/consultants to meet and discuss
ordinance changes, then committee to meet and review recommendations. Staff will also
present this matter at a future Council work session to determine if the Council supports
moving forward with this program.
Future items for discussion to include zoning code amendment for 60-day rule to conform to
new regulations and several other minor code amendments.
A committee meeting will be scheduled in JunefJuly. as several of the vacant Community
Development positions were just recently filled.
6. Design and Review Committee - The Design and Review Committee met on May 19 to review
the plans for the gymnastics schooL The committee called for a special meeting on May 26 to
meet with the building owner regarding several recommended changes to the building. The
deadline for the July Planning Commission meeting is June 10. Staff anticipates the
redevelopment at 42nd and Quebec avenues will be ready for submittal, as well as another one or
two applications.
.
Staff will contact the committee regarding a meeting following the application deadline.
7. Future Applications - Future potential applications or businesses/developers that staff is
currently working with, or has recently met with, include:
1. Restaurant and office condo project, 42nd and Quebec
2. Rosalyn Court condo conversion
3. Sunset Apartrnentssubdivision
4. Coffee shop - City Center
5. Aldi grocery store, 7180 42nd Avenue
6. Holy Trinity Lutheran Church expansion, 4240 Gettysburg Avenue
7. Crystal Free Church CUP amendment for minor expansion
8. Intermet expansion, 5100 Boone Avenue
9. Waymouth Farms parking variance/CUP
10. Hosterman soccer field complex
12. Alana - shared parking CUP
8. Livable Communities - Staff has directed its focus on the site adjacent to the golf course. A
developer's round table was held on March 28. Interested developers were directed to submit a
Request for Qualifications, and after a review of the RFQs, the city will invite the top developers
to submit proposals for the project. RFQs from three developers were received by the May 31
deadline. Staff will update the Commission on this process at the June 7 meeting.
9. City Center Task Force Update - Staff has been meeting with existing property owners and
businesses along 42nd A venue between Zealand and Louisiana avenues and in the City Center
area regarding future improvements to their businesses and sites. All information will be
presented to the Council at the June 27 Council meeting, and it is anticipated that the City Center
Task Force will reconvene later this summer to make modifications to the plans. Staff will update
the Commission at the June 7 meeting.
10. Development Update - Enclosed please find the current "Development Update" which describes
the status of the development projects in the city.
11. Project Bulletin - Enclosed is a project bulletin regarding Hillside Terrace.
12. City Tour - You should be receiving an invitation to participate in the annual park/development
projects tour, which will be held on June 20 at 5:30 p.m.
13. Minutes - Enclosed are Planning Commission minutes for your review.
14. If you have any questions on any of these items, please feel free to contact city staff.
Attachments: City Center Task Force
Bass Lake Road Apartments RFQ
Sale of Outlot A
2005 Infrastructure
Comprehensive Plan density issues
Rental housing ordinance
AC Carlson bond reduction
4717 Independence Avenue
Joint cooperation agreement with Hennepin County
Noise issues
5207 Pennsylvania Avenue
Burial of utilities on Winnetka
Development update
Project bulletin
Planning Commission 5/3/05
Minutes
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