120605 Planning
(/a)
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, December 6, 2005
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. CONSENT BUSINESS
4. PUBLIC HEARING
4.1 Case 05-18 Request for site/building plan revievv for modifications to approved and
existing building, 5555 Winnetka A venue North, Eric Stafford/Wireless
Toyz, Petitioner
5. COMMITTEE REPORTS
5.1 Report of Design and Review Committee
5.2 Report of Codes and Standards Committee
6. OLD BUSINESS
6.1 Miscellaneous Issues
. PC02-12, St Joseph Church, reduction of financial guarantee, approved
. peG5-II, Mona Addition, final plat} approved
. PC04-28, Comprehensive Plan, amendment, approved with one change
. PC05-16, Council60-day rule on plarming applications, approved
0 PCOS-14, curb cut and parking setback requirements, approved
. PC05-13, acceptable parking and driveway surfaces, approved
. PCOS-IS, fencing aronnd swirruning pools, approved
7. NEW BUSINESS
7.1 Review/Approval of Planning Commission Minutes of November I, 2005
8. ANNOUNCEMENTS
9. ADJOURNMENT
. Petitioner must 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 Plarming 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 opporhmity
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: December 6, 2005
Report Date: December 2, 2005
Planning Case: 05-18
Petitioner: Eric Stafford, Wireless Toyz
Address: 5555 Winnetka Avenue North (CVS Pharmacy building, tenant bay)
Request: Site and building plan review for modifications to approved and existing building
I. Request
The petitioner is requesting site and building plan review to allow wall signage and canopies other
than what was originally approved. The review is subject to section 4-35, site plan review, and section
3-40, sign code in the New Hope Code of Ordinances.
II. Zoning Code References
Section 4-35 Site Plan Review
Section 3-40 Sign Code
III. Property Specifications
Zoning: CB Community Business
Location: On the southwest comer of Winnetka A venue and Bass Lake Road.
Adjacent Land Uses: Commercial businesses on west and north sides, high density residential to
east, public school district property to south.
Site Area: 102,307 square feet- 2.35 acres (entire site including CVS)
Lot Dimensions: Irregular, approximately 450x200 feet
Building/Lot Area: 2,430 s.f. Wireless Toyz retail space, 15,457 s.f. total building (including CVS).
Green area: 26,094 square feet 25.6 percent
Building area: 15,457 square feet 15.1 percent
Impervious area: 60,756 square feet 59.3 percent
Planning District: District No.4; The Comprehensive Plan indicates commercial goals include 1)
maintainillg and improving New Hope's commercial areas as vital retail and
service locations, 2) redevelop commercial sites that display building
deterioration, obsolete site design, and land use compatibility issues.
Planning Case Report 05-18 Page 1 12/2/05
Specific Information: The petitioner is an owner/operator of Wireless Toyz, Inc., a company that
sells wireless products to consumers and businesses. The petitioner plans to
lease a 2,430 square foot retail tenant bay from the building owner, CVS
Pharmacy. In August 2005, the new CVS Pharmacy opened, and work is now
complete on the tenant bay. Initial plans called for a retail or restaurant use
for the tenant space. The petitioner plans to open a Wireless Toyz store in the
retail space. The owner-operated store is a wireless franchise with operations
in 21 states. The tenant proposes to alter the existing, approved building
architecture and signage by removing an existing aluminum canopy and
replacing it with cloth awnings over the windows. The change is taking place
to fit a 54-square foot lit building sign above the entry door to the tenant bay.
A sign up to 100 square feet is permissible under the building's signage plan.
A monument sign will also be changed to incorporate the Wireless Toyz's
logo. This minor change is within the scope of the approved signage.
IV. Background
The Planning Commission and City Council approved the CVS Pharmacy project in May 2004, subject
to the following conditions:
Preliminary Plat - The proposed prel.im.mary plat meets the standards of the New Hope Subdivision
Ordinance and CB Zoning District Staff recommends approval with the following conditions:
1. Comply with recommendations of city engineer (April IS and 29, 2004, correspondence).
2. Comply with recommendations of city attorney (April 23, 2004, correspondence).
3. Subject to Hennepin County plat review and approval of street access permits (May 6, 2004,
correspondence received after Planning Commission meeting).
4. Planning Commission agrees to waive review of final plat.
5. Park fees to be paid at time of final plat approval (2.35 acres x $2,500 = $5,875).
Site and Building Plan Review
6. Execute development agreement with city and provide the appropriate financial security for site
improvement work (amount to be determined by building official and city engineer).
7. Comply with city engineer recommendations, per April 15 and 29, and stormwater ponding memo
dated April 29, 2004} attached correspondence.
8. Approval of plans by building official.
9. Approval of plans by West Metro Fire.
10. Comply with planner recommendations, as follows:
A. Hennepin County providing written approval of the plaza improvements and landscaping.
Without this approval, the proposed plaza should be expanded on site. This will change the site
plan design.
B. Provide a detail for trash compactor enclosure gates. Said gates should duplicate the trash
enclosure gates.
C. Landscape plan:
1) Extending over-story tree treatment along Bass Lake Road and Winnetka A venue.
Planning Case Report 05-18 Page 2 12/2/05
2) Details on the retaining walls over four feet in height must be submitted for review and
approval by the New Hope building official and city engineer. Railings must be installed
atop the west retaining wall.
3) Correct discrepancies between landscape plan and schedule.
D. Parking lot lights shall use the hooded luminaire fixtures.
E. The following sign age is approved for the CVS multi tenant building:
1) Wall Signs:
a) Approval of a variance for two CVS walls signs at 112 square feet each (4 feet by 28 feet)
ill area.
b) Other miscellaneous signs (Le., drive through, one hour photo, food center) shall be
prohibited.
c) The other tenant bay shall receive a vvall sign up to 100 square feet in area.
2) Freestanding Signs:
a) Freestanding sign on Bass Lake Road be reduced from 132 to 100 square feet
b) Second freestanding sign on Winnetka to be 22 square feet} incorporated into fence,
detail to be provided.
c) The freestanding signs be set back 10 feet from all property lines.
3) Informational Signs - Per the sign packet submitted by the applicant, the city approves the
sign size and location for Signs D, E, F, G, and H.
F. Directional Signs:
a) The city approves the size and location for Signs I and L per the applicant's sign plan.
b) The proposed Sign J (enter) and Sign K (exit) are prohibited.
Administrative Permit - Outdoor Dining - Administrative permit for outdoor dining is approved with
the following criteria:
1. Outdoor dining area shall be limited to 330 square feet} delineated by landscaping and brick pavers.
2. The applicant is required to provide indoor storage space for any movable dining area furniture for
winter month storage.
Administrative Permit - Drive Through Facilities - Administrative permit for drive through facilities is
approved with the following condition:
1. All deliveries and trash pick up shall be scheduled for late evening hours or early morning hours
when drive through traffic is minimal.
On June 28, 20G4, the Council reviewed the final plat and recommended approval, subject to the
following conditions:
1. Comply with city engineer recommendations (Jrme 24, 2004, memorandum).
2. Comply with city attorney recommendations Grme 24, 2004, correspondence).
3. Approval by Hennepin Cormty.
4. Complete exchange of property with School District.
S. Coord:inate overhead utilities with Xcel Energy.
6. Payment of park dedication fee ($5,875).
Planning Case Report 05-18 Page 3 12/2/05
At that time, the building plans included a retail/restaurant tenant with a dark-colored aluminum
canopy over the tenant bay. Since the time CVS Pharmacy opened, the adjacent tenant space has been
completed, including the existing canopy. On November 9, 2005} Eric Stafford, Wireless Toyz
franchisee and CVS retail space tenantf submitted an application requesting approval for changes to the
approved building and signage. Proposed changes include removal of the existing canopy and support
structure and replacement of the canopy with yellow awnings. The replacement will allow a blue,
yellow, red, and white sign to be placed on the building front An existing monument sign on
Winnetka A venue will also be changed to incorporate the Wireless Toyz logo} but these changes fall
within the as-approved site and sign plans. Per the recommendation of the planning consultant, since
the architecture of the building and site signage are specifically tied to the CVS site and building plan
approval} any changes from approved plans require Planning Commission and City Council approvaL
Petitioner's Comments:
The petitioner submitted correspondence on November 9, 2005, stating:
· liThe scope of this project is very straightforward. I would like to remove the existing canopy and
install a standard Wireless Toyz sign and awnings package. We would also like to swap out the
monument sign face on Winnetka".
. "Branding is extremely important to the success of a Wireless Toyz location just as it is to all big
national retailers. We are required to spend a significant amount of money on advertising but
people still need to be able to find us".
· liThe proposed changes have been approved by the landlord, CVS, pending city approval".
. "We are a one stop shop for everybody's wireless needs. We will carryall the major carriers like
Spr:int, Verizon, T-Mobile, and Nextel".
· "We should have another 5-7 stores open :in the Twin Cities by the end of 2006. There are currently
115 stores open in 21 states with another 150 to open by the end of 2006".
· "New Hope is very underserved by cellular industry and the store will be a great asset to the
community" .
· The petitioner will be an owner-operator, as vVireless Toyz requires of all franchisees. Mr. Stafford
will be in the store every day.
· The petitioner submitted revised application materials on November 23, which are detailed nnder
the section fI revised application", below.
VI. Notification
The zoning code does not require published notification for site/building plan revievv; therefore, no
notices were sent to surrounding property ovvners or published in the local newspaper.
VII. Development Analysis
A. Zoning Code Criteria
Site Plan Review
a. The purpose of site plan review is to insure that the purposes of the City Code are adhered to.
Building and development plans are reviewed by the planning commission and COlUlcil prior
to issuance of building permits.
Planning Case Report 05-18 Page 4 12/2/05
b. City Code 4-35(g) "Plan Modifications. An amended site plan involving major changes, as defined by
the zoning administrator, shall be applied for and administered in a manner similar to that required for a
nel,V site plan, pursuant to subsection 4-35(e). n Staff determined that the scope of proposed
changes was significant, and therefore the plan amendment would be subject to Site and
Building Plan Review.
B. Development Review Team
The development review team met on November 16 to discuss the project. The team made the
following comments:
0 Installed lighting must be 90 degree cutoff lighting. Shielding must cover bulbs.
0 Existing building fa~ade must be fully restored so holes and damage from existing awning
and support structure are repaired and not visible. Restoration should match the color and
finish of the existing structure in a seamless and workmanlike marmer.
0 Additional lighting shall be installed above the front door, directed downward.
0 Written approval of building modifications shall be obtained from building owner.
0 The new business shall comply with the city's requirements for:
. 25% maximum window area used for signage purposes
. No outdoor display or sales will be allowed
. Signage shall be maintained in working order, including full illumination.
0 Proposed changes to ground signage are fully compliant with codes and plans.
0 Total sign square footage on the wall sign is 54 s.f. Up to 100 s.f. are allowed per Code.
C. Design and Review Committee
The Design and Review Committee met on November 17 to discuss the project. ,The committee
agreed with the development team's comments. The committee asked for clarification of trash
handling for the site, whether Wireless Toyz would have separate trash facilities. Commissioners
also expressed concern over the bright yellow awnings, fearing they may detract from the
otherwise subtle buildmg design. Still, the commissioners left the design to the discretion of the
petitioner, provided some compatibility is achieved through material choices, design elements and
chosen colors. The Commissioners suggested the petitioner bring a sample of the intended awning
material to the Planning Commission and City Council meetings for review.
D. Revised Application
The petitioner submitted a revised application on November 23, 2005 that included the following
information to clarify and supplement the original application materials:
. Confirmation of understanding to restore building fa<;ade after canopy removal
. Addition of box-type light fixture above entry door.
. Description of hours of operation (9am-8pm Man-Fri, Saturday 12-6pm, and Sunday 12-5pm).
. Written confirmation from CVS regarding building changes
. Details on burglar alarm system and video monitoring system.
0 Motion sensors and door contacts, indoor siren.
Planning Case Report 05-18 Page 5 12/2/05
0 Three color dome cameras, 80GB 4-channel Digital Video Recorder.
. Description of trash handling. The applicant will use an existing enclosure on site.
E. Plan Description
1) Signage - The CVS sign age plan allows for up to 100 square feet of wall signage for the tenant
bay. The Wireless Toyz wall sign is approximately 54 square feet, which complies 'With past
approvals. The sign measures approximately four feet, eleven inches high and approximately
eleven feet in width. The sign will protrude approximately fifteen inches from the building face.
The wall sign consists of an illuminated blue oval upon which "Wireless" is printed in yellow
letters that extend five inches off the blue oval. Underneath the "Wireless" text, the word
"Toyz" is laid out slightly askew on a white background, with raised text similar to the
"'Wireless" portion. The phrase "Your Cellular Superstore!" appe.ars under the main sign, in
white-outlined, red text. This portion of the sign is five-inch deep letter construction, like the
other signage text.
Window signage shall not exceed 25 percent of the window face of the individual windovvs.
Wireless Toyz may share the sign area of the freestanding signs provided the sign area is not
increased.
2) Canopy Removal - The current building has a canopy across the entire front of the tenant bay
which has support cables extending to the building. Canopy removal is necessary to
accommodate the proposed sign size and location.
3) Awning - Bright yellow awnings are proposed over the two front windows. The yellow color is
different from past architectural features. The city must determine if they are appropriate for
the building. The applicant stated that the awning is not as bright as computer renderings show
it to be, and photos from other Wireless Toyz stores seem to support this assertion. Staff
requested the petitioner obtain a sample of the proposed material to bring to the Planning
Commission and Council meetings. Staff also requested information regarding the cleaning and
maintenance of the brightly colored awning. The awning is made of a "Sunbrella" outdoor
fabric, and each awning is 27 inches high, ten feet six inches long, and eighteen inches deep.
4) Lighting - The petitioner proposes adding gooseneck lighting above the proposed yellow
awnings. This proposal differs from the existing lighting, which is mounted rmder the existing
canopy and directed downwards. The light illuminates the door area. The development team
requested the petitioners retain lighting above the building entrance. The petitioner's revised
application shovvs a box fixture installed above the building door, directing light downward.
S) Restoration of building facade - The building material on the exterior is a synthetic stucco
material called EFIS. When the canopy and guy lines supporting the canopy are removed, the
building wall underneath will require restoration. EFIS material can be difficult to repair
properly and completely. The building surface can be difficult to match in color and texture,
and great care must be taken to ensure seamless repair that does not appear as a "patch job".
Because of this, the Design and Review Committee requested more detailed information on
how the building restoration would be accomplished. The petitioner intends to hire the original
Planning Case Report 05-18 Page 6 12/2/05
building contractor of the CVS building to complete the proposed building modifications} and
will supply additional information on fac;ade restoration in revised plans.
6) Trash Handling will be accommodated through an existing, on-site dumpster enclosure.
E. Plannrng Considerations
Comments from the city planner have been incorporated into this report
F. Building Considerations
The building official's comments are incorporated into this report If the plan is approved, the plans
will be subject to the approval of the building official. A demolition permit will be required for
removal of the existing canopy. The building official has indicated that "patching" the building
fa~ade after canopy removal may not be adequate if colors and texture do not match the existing
building. The complete restoration of the building fac;ade may be required. This is listed as a
condition for approval and is left to the discretion of the building official.
G. Legal Considerations
Staff received no comments from the city attorney's office with respect to this request
H. Engineering Considerations
Due to the nature of this request, the city engineer did not submit comments to staff.
r. Police Considerations
The director of police attended the development review meeting. Police concerns included
maintaming lighting above the building entrance, and recommended installation of a security
system with surveillance to protect the electronics business' inventory.
J. Fire Considerations
Due to the nature of this request, West Metro Fire did not submit comments to staff.
VIII-. Summary
The petitioner is requesting to amend the approved and constructed building at 5555 Winnetka
A venuej7901 Bass Lake Road. The proposed changes include removal of an existing aluminum canopy
and placement of yellow awnings under gooseneck lighting, along with a 54 square foot lit sign for the
new tenant, Wireless Toyz. A monument sign on site will be altered slightly to include the tenant's
logo. This change will not alter the size of this existing sign. The wall signage is acceptable as proposed.
No other wall signage will be permitted. Restoration of the building exterior must match existing color
and texture of the existing structure. The gooseneck lights added to the fa~ade will be 90 degree cutoff
lighting, with luminaries fully shielded to prevent glare to adjacent properties, and a light will be
installed above the door. The applicant also supplied written approval from CVS, and a description of
trash handling.
Planning Case Report 05-18 Page 7 12/2/05
IX. Recommendation
The proposed changes are limited to the tenant bay fa<;ade. The proposed changes modify the existing
building, but the Design and Review Committee felt the proposed changes are consistent with the
development Staff recommends approval of the amendments to the existing building, subject to the
following conditions:
1. Restoration of the building fa<;ade must match the color and texture of the existing EFIS fat;ade,
and must be approved by building official.
2. The applicant may share existing monument sign space with CVS, provided the size of the sign
is not increased.
3. Ground signage may not be increased in number or size.
4. Compliance with sign code regarding 250/0 maximum window area for interior signage.
5. Signage shall remain in working order, including full illumination.
6. Applicant must identify the material of the awning and its maintenance and cleaning.
7. Any additional lighting must be 90 degree cutoff lighting to prevent glare and spillover to
adjacent properties.
8. No outdoor displays or sales will be allowed.
9. Other conditions of planning commission and City CounciL
Attachments:
. Address/Zoning map
. 11/9 Applicant Correspondence and Wireless Toyz background information
. Reduced floor plans and elevations
. Original plans submitted
. 11/23 Applicant Correspondence re: revised plans
0 Trash location plan
0 CVS Approval
0 Revised plans: Signage
. 11/30 Planning Consultant Report
. Staff plan enlargements from existing CVS approval
0 Site plan
0 Utility Plan
0 Grading/drainage plan
0 Ancillary space building section
0 Ancillary building elevations
0 Ancillary building floor plan
. Photos of site
0 Front of tenant bay
0 Side and front, including south-facing windows
0 Dumpster/trash enclosure
. Application log
Planning Case Report 05-18 Page 8 12/2/05
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2219 Longacres Dr1 Chanhassen1 MN 55317
Your Cellular Superstore A
November 9, 2005
City of New Hope
4401 Xylon Ave.
New Hope, MN 55428
Dear Staff, Commissioners and Council,
My name is Eric Stafford and IJm submitting my building plan review application for the open retail
space at the new CVS Phannacy development The business that 1'm proposing to put into the space
is a cell phone superstore, Wireless Toyz. I have negotiated a lease with the landlord and the final
piece will be getting the building plan approved.
The franchise has a pretty simple concept We are a one-stop shop for everybody's wireless needs.
We will carry all the major carriers like Sprint, Varizan, T -Mobile and NexteL We provide the best
customer service in the wireless industry. In the follow pages I have included more background
information about Wireless Toyz and our value proposition. We will be the 810ckbuster Video of the
wireless industry.
We have recentiy opened stores in Lakeville and Minneapolis. We should have another 5-7 stores
open in the Twin Cities by the end 2006. There are currently 115 store open in 21 states with another
150 to open by the end of 2006.
The scope of this pro1ect is very straight forward. I would fike to remove the existing canopy and install
a standard Wireless Toyz sign and awnings. package. We would also like to swap out the monument
sign face on Winnetka. The proposed changes have been approved by the landlord, CVS, pending city
approval.
WIthin this packet you will find existing pictures of the retail space, pictures of other Wireless Toyz
locations (including Lakeville and Minneapolis) and all the proposed sign and awning renderings.
Branding is extremely important to the success of a Wireless Toyz location just as it is to all big national
retailers. We are required to spend a significant amount of money on advertising but people still need
to be able to find us. I'm very excited about this location if we can get the building plan approved. New
Hope is very under served by cellular industry and this store is going to be a great asset to the
community.
If approved I will submit for removal permit of the existing canopy. The work will be done by AME
Construction the licensed company that installed it.
Wireless Toyz requires all franchisees to be owner operators so I will be in my stofe everyday. I'll be
investing significant time and money into the success of this business. I look forward to being an active
member of New Hope's business community. Thank you very much for consideration of this
applicatio n.
sincereIY'~
", j
4-' I /
- (/t/U : f/;
Eric Stafford l
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JIos Angeles mimes
Retailer Aims to Make 1 Stop Enough for Mobile Shoppers
. Wireless Toyz stores let customers compare all the big cell phone carriers and their gear.
By James S. Granelli, Times Staff Writer
July 4, 2005
John Wiegand spent more than two hours driving to Cingular Wireless, Verizon Wireless and
other brand-name stores in his search for a new mobile phone.
Not only was it a hassle, it was unproductive: He found it difficult to compare the different plans
and handsets.
"Everywhere I went, each salesman would say, 'This is the best plan for you,' " the Costa Mesa
firefighter said.
So on the advice of a co-worker, Wiegand trekked to a new store, Wireless Toyz, which sells
service from all the nationwide carriers as well as all their handsets and accessories.
"This is COOllll Wiegand said as he compared plans and phones at a store in Downey. lilt's got all
the same plans and handsets, so why not come here?"
Not only was he able to compare prices and service across carriers, he said, but he also received
help from salespeople who weren't trying to push any particular brand.
Such choices and customer service are the focus of one of the newer concepts in franchising.
Based in Farmington Hills, Mich., Wireless Toyz Ltd. bills itself as a cellular superstore - a one-
stop shop for all things mobile, plus satellite radio and TV.
"The vast majority of cellular stores are single-carrier operations, and that's simply not consumer-
friendly," said Joe Barbat, founder and president of Wireless Toyz. "It's like having to shOp for 10
different brands of refrigerators by going to 10 different appliance stores.ll
Started in 1995, the company has evolved from a kiosk selling pagers to an 82-store chain in 19
states, with 130 more stores due within a year. Seven of the existing stores are in California -
the Glendale store was the first to open a year ago - and 26 more are expected to open by the
end of this year.
There is nothing quite like Wireless Toyz in the United States, though similar operations exist in
Europe, said Mark Krantz, a Sprint Corp. vice president. Best Buy Co.'s chain of electronics
stores comes closest by offering plans from the top three cell phone carriers.
Wireless Toyz differs because it sells service and gear from all five carriers, plus regional carriers
in some stores, and because it has developed a franchising plan to raise the capital for
expansion.
Barbat stumbled into franchising after he and partner David Ebner opened five stores in Michigan
and found it too difficult and expensive to reach their goal of 100 company-owned stores.
1
If So we decided in 2000 to sell off a stake in one store, where business was not good, and in two
months, it was up 500/0,11 Barbat said.
That told him that people who invest their own money and are willing to work as many as 60
hours a week, as he does, would make successful partners.
But it took Richard Simtob, who founded audio bookstore franchise Talking Book World Corp.} to
persuade Barbat to develop a chain of owner-operated stores.
Simtob put together the plan and eventually became chief operating officer.
Wireless Toyz began franchising in 2001 and started offering so-called master franchising
contracts in 2003 to area developers such as Jason Fike and his two partners, who own the rights
in Los Angeles County to find sites and franchisees for the 80 to 100 stores they plan to open
over 10 years.
"The key to this is customer service," Fike said. "The cell phone business has the highest number
of consumer complaints of any industry. This franchise format allows us to be very solution-
oriented. II
Employees, for instance, will call carriers for customers to straighten out problems with billing,
service or other matters, he said. "We don't want wireless to be a bad experience for our
customers." .
Industry consultant Howard Bassuk of FranNet, a franchise network in Carlsbad, said Wireless
Toyz was a concept that could do well because it stood at the precipice of a technological shift.
lIWe'lI have cell phones that are going to have a cameral a phone, a PDA [personal digital
assistant], voicemail, text messaging, Internet capability, video you can take and video you can
stream," Bassuk said. "That goes through a lot of markets, and a company that can put all that
under one roof can really make a difference for consumers."
Sprint's Krantz also likes the concept, even though it competes with Sprint outlets. The Wireless
Toyz store in Downey, for instance, is across the street from a Sprint operation.
"Some people are driven to their stores, but it also gives us incremental business," Krantz said.
What Bassuk and Krantz also like is how Barbat is spreading the investment risk across a wide
swath of people. A franchisee has to come up with $250,000, usually in the form of a Small
Business Administration loan, to pay for inventory, fixtures, equipment and training.
Training runs for a month at the company's headquarters, where franchisees like Tristen Rust,
who opened the Downey store in March, learn everything they need to know about cell phones
and operating the business.
"I knew zip about cell phones before I started," said Rust, a former front-office manager for a Four
Seasons hotel in San Diego.
What impressed her most at the Michigan stores she visited during training was that "every single
person was so happy with what they were doing, and it was such a young, fun, energetic group."
Indeed, Barbat is 29. Rust is 27 J and Fike is 34.
But what impresses Krantz is the "tight operating plan" that Wireless Toyz has set up to guide
new franchisees. "This is not an easy business to compete in," he said.
The rewards, though, can be big. Average store revenue is $900,000 a year, giving the entire
2
operation $73.8 million in annual sales. And the gross profit margin, before overhead expenses,
is 450/0 of revenue.
Nearly all the revenue comes from the cell phone business, partly because satellite offerings are
new, Barbat said. The company is always looking at the possibility of offering new products, such
as the various broadband phone plans from companies such as Vonage Holdings Corp.
But cell phones will remain the focus for the next few years, at least.
"People's contracts expire every day, and they want to see what else is out there," Fike said. "It's
amazing how many people stop in here to buy an accessory and say, '( wish I had known
something like this was around when I bought my cell phone.' II
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<V (1) 1 HOUR PHOTO SIGN 15 SF eo TOTAL PARKING PROVIDED 76 SPACES
@ (3) DIRECTIONAL "DRIVE THRU" SIGN 9.4 SF LAND INFORMATION
@ (0) 24 HOUR SIGN
CD (2) "ENTER" TRAFFIC SIGN 3.1 SF eo LAND LOT ALL OR PORTIONS OF 4 LOTS - UNP
Q) (1) "EXIT" TRAFFIC SIGN 3.1 SF eo PARCEL NUMBER 06/118 21 41/0005 06 11 8121/41/
BOUNDARY SURVEY ANDERSON ENGINEERING
TOPOGRAPHICAL SURVEY ANDERSON ENGINEERING
OFF SITE IMPROVEMENTS CURB CUTS ON BASS LAf<E RD & WI~
TRAFFIC STUDY NOT AVAILABLE
OVERLA Y DISTRICTS NONE
ZONING INFORMATION
EXISTING ZONING CB COMMUNITY BUSINESS DISTRICT
PROPOSED ZONING CB - COMMUNITY BUSINESS DISTRICT
BUILDING HEIGHT LIMIT 4 STORIES OR 48
+ LANDSCAPE INFORMATION
LANDSCAPF RE UIRED Y
UTILITY INFORMATION
GAS AVAILABILITY
ELECTRIC AVAILABILITY
TELEPHONE AVAIL
CABLE AVAILABILITY
WATER AVAILABILITY
SEWER AVAILABILITY
STORM AVAILABILITY
SITE RISK ASSESSMENT
'" VARIANCE FOR PROPOSED SIGN AGE
GENERAL NOTES
1. THIS PROTOTYPICAL SIDEWALK PLAN SHALL BE MODIFIED AS 1\
I ON A PROJECT SPECIFIC BASIS.
CVS/o>>lhJ@U'lJffi)@l@W I Ii[( 2. ALL SIDEWALK CONCRETE PER THIS PLAN SHOULD BE PRICED
BUILDING COST PER ARCHITECTURAL DRAWINGS.
13,158 S.F. I
FFE = 913.0
I I 3. SIDEWALK TO BE S' WIDE MIN.
.j. 4. SIDEWAU< SAW JOINT 12'-0" O.C. (100 S.F. MAX CONCRETE
I~I BETWEEN SCORE JOINTS)
I~I S. ALL SIDEWALKS AT STOREFRONT NEED TO BE POURED BEFORE
STOREFRONT IS INSTALLED, OTHERWISE. PROBLEMS WILL RESU
I~I IN ENTRANCE DOOR INSTALLATION.
6. ALL CURB & GUTTER PER THIS PLAN' SHOULD BE PRICED UN[
I~I THE SITE WORK COST PER CIVIL DRAWINGS.
Ifjl 7. ALL CURB TO BE MONOLITHIC ROLLED.
I~I 8. PLACE WHEELSTOP SUCH THAT THE DISTANCE BETWEEN THE
PARKING FACE OF THE CURB STOP AND THE HANDICAP SIGN
~~ COLUMN PIER IS NOT LESS THAN 2'-0".
9. ALL H.C. AND EXPECTANT MOTHER SIGNS SHOULD BE PRICED
UNDER THE SITE COST.
... ; i f I 10.SIGN LAYOUT AS SHOWN SUBJECT TO REVISION BASED ON Cll
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b. The applicant may share the freestanding sign face with CVS provided the
sign area is not increased.
c. Window signage shall not exceed 25 percent of the individual front
windows.
2. Restoration of the front building fagade must match the existing texture and color
of the existing EFtS.
3. The applicant shall identify the material of the awning and its maintenance and
cleaning.
4. The applicant provide a front entryway light.
5. CVS provided written ,approval of the proposed changes.
c: Pam Sylvester
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Memorandum
To: Planning Commission
From: Kirk McDonald, Director of Community Development
Date: December 2, 2005
Subj ect: Miscellaneous Issues
NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with additional
detail on Council/EDA 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. November 14 Council Meeting - At the November 14 Council meet:iDg, the Council discussed
the following planning/development/housing items:
. PC02-12, Resolution authorizing reduction of financial guarantee for Parish Community
of St. Joseph: Approved, see attached Council request.
. peDS-II, Request for final plat approval for property to be known as Mona Addition:
Approved, see attached Council request.
. Project #751, Discussion regarding Winnetka Green leasing restrictions: COlillcil directed
staff to draft letter to Ryland Homes for review at the November 21 work session.
2. November 21 Council Work Session - At the November 21 Council work session, the Council
discussed the following planning/development/housing items:
. Project #750, Update on the project proposals for the Bass Lake Road Apartments
redevelopment site: Financial information discussed by Krass Monroe, Council requested
staff to investigate restrictions on golf course property and present information at 11/28
Council meeting; see attached Council request.
. Project #792, Summary of meetings with key stakeholders, update on applications
submitted for the City Center Advisory Committee, and discussion of next steps in the
City Center area planning process: Council directed staff to obtain quotes for appraisal of
Wim1etka Center Shopping Center aJ.1d present information at November 28 COlU1cil
meeting. Once appraisal is completed, the Council will schedule a work session to review the
appraisal and establish goals/responsibilities for the ne,v advisory group; see attached
Council request.
. Project #697, Update regarding contamination cleanup at 5550 Winnetka Avenue: City
attorney provided a verbal update and requested additional time to negotiate settlement; see
attached Connell request.
Miscellaneous Issues Page 1 10/28/05
. Project #751, Approval of letter to Ryland Homes regarding leasing restrictions at
Winnetka Green development: Provided input on letter, see attached Council request.
. Review of proposed Ordinance 05-19 amending the building code relating to installation
of sprinkler systems in residential buildings: Council supported amendment and directed
staff to place amendment on November 28 Council agenda for official action; see attached
Council request.
. Discussion of business recognition program for New Hope businesses: Supported
development of program; see attached Council request.
. Discussion of quiet zone design proposals from SRF Consulting and Bonestroo
engineering firms: Approved Bonestroo to coordinate on quiet zone design; see attached
Council request
. Motion adopting summary of ordinance 05-15, an ordinance amending Chapter 13 of the
New Hope City Code by adopting the International Property Maintenance Code and
requiring a certificate of property maintenance upon the sale of any class of property:
Approved.
3. November 28 Council/EDA Meetings - At the November 28 Council/EDA meetings, the
Council/EDA discussed the following planning/development/housing items:
. PC05-28, Resolution approving an amendment to the New Hope Comprehensive Plan:
Approved as recommended by the Planning Commission, with addition of Sunset
Apartments lot split, see attached PowerPoint presentation.
. Ordinance 05-07, An ordinance amending the New Hope Zoning Code 4-30(c)(11} Council
review and 4-30(c)(12) Council action on planning applications: Adopted as recommended
by the Planning Commission.
. Ordinance 05-16, An ordinance amending the New Hope Zoning Code 4-3(e)(4)(h)(7) and
4-3(e)(6)(c) regulating curb cut and parking setback requirements in R-l and R-2 districts:
Adopted as recommended by the Planning Commission.
. Ordinance 05-17, An ordinance amending the New Hope Zoning Code 4-3(e)(4)(h)(11)
regulating acceptable parking and driveway surfaces in all zoning districts: Adopted as
recommended by the Planning Commission.
. Odinance 05-18, An ordinance amending the New Hope City Code 3-2S(b)(1) requiring
fencing around swimming pools: Adopted as recommended by the Planning Commission.
. Ordinance 05-19, An ordinance amending the building code relating to installation of
sprinkler systems in residential buildings: Adopted, see attached COlli1Cil request
. Project #750, Resolution authorizing an exclusive negotiation period between the EDA
and the selected developer for the Bass Lake Road Apartments redevelopment site:
Approved, see attached EDA request.
. Project #792, Motion authorizing staff to obtain an appraisal of the Winnetka Center (4301
Winnetka Avenue) and selection of an appraisal firm: Appraisal authorized, see attached
EDA request.
Miscellaneous Issues Page 2 10/28/05
4. Codes and Standards Committee - Did not meet in November; no meeting scheduled for
December.
5. Design and Review Committee - The Design and Review Committee met in November to
review the revised sign age proposed for Wireless Toyz at 5555 Winnetka Avenue. The deadline
for the January Planning Commission meeting is December 10. Staff is not yet avvare if
applications will be submitted for the January meeting and will contact the committee regarding
a meeting following the application deadline.
6. Future Applications - Future potential applications or businesses/developers that staff is
currently working with, or has recently met with, include:
1. 7100 Medicine Lake Road (former Egan McKay property) potential redevelopment
2. 4415 Nevada Avenue subdivision
3. Wings Soccer Club (Hosterman soccer field complex)
4. Twin City Hardvvare expansion, 56S0 International Parkway
5. District 281 CUP amendment for Cooper Field use (see attached notice)
6. Aldi grocery store, 7180 42nd A venue
7. Holy Trinity Lutheran Church expansion, 4240 Gettysburg A venue
8. Crystal Free Church CUP amendment for minor expansion
9. Intermet expansion, 5100 Boone Avenue
10. Waymouth Farms parking 'variance/CUP
11. 4301 Quebec industrial condo conversion
12. St. Therese Nurs:ing Home/duplex
7. Bass Lake Road Apartments - Proposals were discussed at the November 21 work session. Staff
will be developing a timeline and workplan for this project, which will include review and ll1put
by the Planning Commission as the plans are developed.
8. City Center Advisorv Group Update .-:.- Advisory group applicants to be ll1terviewed after goals
established by City Council.
9. Project Bulletin - Enclosed are two project bulletins regardu1g Bass Lake Road Apartments
redevelopment.
10. Development Update - E11closed is the November development projects update for your
information.
11. Miscellaneous Articles - Enclosed are the September and October issues of Zoning Practice and
the NovemberlDecember issue of Directions from th"e Metropolitan Council for your information.
12. Minutes - Enclosed are November 1 Planning Commission minutes for your review.
13. If you have any questions on any of these items, please feel free to contact city staff.
Attachments: St. Joseph Church reduction of financial guarantee
Mona Addition final plat
Winnetka Green leasing restrictions
Bass Lake Road Apartments redevelopment project proposals
Summary of key stakeholders' meetings
5550 Winnetka A venue contamination cleanup
Miscellaneous Issues Page 3 10/28/05
Ryland Homes letter re: leasing restrictions
Ordinance amendment re: sprinklers in residential buildings
Business recognition program
Quiet zone design proposals
Adoption of IPMC ordinance
Comprehensive Plan ordinance amendment
Council review/action on planning applications ordinance amendment
Curb cut and parking setback requirements ordinance amendment
Parking and driveway surfaces ordinance amendment
Fencing around swimming pools ordinance amendment
Sprinkler systems ill. residential buildings ordinance amendment
Bass Lake Road Apartments redevelopment site developer selection
Apptaisal of Winnetka Center and selection of appraisal firm
Project bulletins
Development Update
Zoning Practice
Directions
Planning Commiss.ion 11/1/05 Minutes
Miscellaneous Issues Page 4 10/28/05
CITY OF NEW HOPE
4401 XYLON A VENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES November 1, 2005
Ci ty Hall, 7:00 p.m.
CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due
call and notice thereof; Chairman Svendsen called the meeting to order at 7
p.m.
ROLL CALL Present: Paul Anderson, Jim Brinkman, Tim Buggy, Pat Crough, Kathi
Hemken, Jeff Houle, Roger Landy, Ranjan Nirgude, Bill
Oelkers, Tom Schmidt, Steve Svendsen
Absent: None
Also Present: Kirk McDonald, Director of Community Development, Steve
Sondrall, City Attorney, Alan Brixius, Planning Consultant,
Roger Axel, Building Official (at meeting for Item 5.2 only),
Kim Green, Community Development Assistant, Pamela
Sylvester, Recording Secretary
CONSENT BUSINESS There was no Consent Business on the agenda.
PUBLIC HEARING
PC05-13 Chairman Svendsen introduced for discussion Item 4.1, consideration of an
Item 4.1 ordinance amending the New Hope Zoning Code 4-3(4)(h)(11) regulating
acceptable parking and driveway surfaces in all zoning districts, city of New
Hope, Petitioner.
Mr. Kirk McDonald, director of community development, explained that staff
had worked with the Codes and Standards Committee over the last several
months on several minor code amendments recommended by inspections
staff.
Mr. McDonald stated that this ordinance amendment would clarify
acceptable materials for parking surfaces and require hard surface driveways
for newly constructed homes in the R-1 and R-2 zoning districts. At this time,
front yard storage for boat trailers, etc. requires areas to be surfaced with
materials suitable to control dust and drainage. Many situations have arisen
\vhere years ago the property owner may have laid down plastic \vith rock
over the top and through the years the plastic deteriorated and grass is now
growing though the gravel. The recommended code change is to include a list
of acceptable paving materials, such as bituminous, concrete, or pavers, and
stating that a covering permitting the growth of grass is not acceptable.
The current code does not require paved driveways in the R-1 and R-2 zoning
districts. Some older homes have dirt or gravel driveways. Staff was not
recommending that the code change be retro active and force those property
owners to pave tl1eir driveways. McDonald pointed out that there is no place
in tl1e current code that requires any new construction to install a paved
driveway. There are several scattered site sh1gle and two-family dwelling unit
redevelopment projects underway, therefore, staff recommended the code be
amended to require all new construction to have a hard surface for driveway
purposes.
The Codes and Standards Committee met in September to discuss the
changes and recommends approval.
Clarification was offered as to the surfacing material for a parking stall next to
the driveway, and upon ordinance adoption, a hard surface would be
required.
Commissioner Oelkers questioned the portion of the ordinance relating to
driveways for five or more vehicles requiring approval from the city
engineer. McDonald noted that verbiage was in the current code.
It vvas noted that this ordinance would apply to all expanded driveways and
new construction. Any homeowner with an existing dirt or gravel driveway
who wanted to redo the driveway would be required to install a hard surface
rather than redo it with graveL Commissioner Oelkers wondered whether a
driveway replacement would be required with a point of sale inspection and
was told no. McDonald added that the intent was for new construction and
parking areas.
Commissioner Crough suggested replacing the word l'bituminousJl with
uasphalt." He questioned whether or not uhard surface" material should be
replaced vvith uimpervious" materiaL Mr. Steve Sondrall, city attorney, stated
that bituminous vvas the language currently in the code, but asphalt could be
inserted. Discussion ensued on different surfacing materials and it was
determined that the verbiage hard surface vvould be appropriate.
Construction specifications vvould be dealt with through the building permit
process.
There was no one in the audience to address the Commission; the public
hearing was closed.
Motion by Commissioner Landy, seconded by Commissioner Buggy, to close
the public hearing on Planning Case 05-13. All voted in favor. Motion
carried.
MOTION Motion by Commissioner Hemken, seconded by Commissioner Landy, to
Item 4.1 approve Planning Case 05-13, an ordinance amending the New Hope
Zoning Code 4-3(4) (h) (11) regulating acceptable parking and driveway
surfaces in all zoning districts, subject to replacing the word bituminous to
asphalt, city of New Hope, Petitioner,.
V oting in favor: Anderson, Brinkman, Buggy, Crough, Hemken, Houle,
Landy, Nirgude, Oelkers, Schmidt, Svendsen
V oting against: None
Absent: None
Motion carried.
Planning Commission Meeting 2 November 1, 2005
Svendsen stated that this planning case would be considered by the City
Council on November 28.
PC05-14 Chairman Svendsen introduced for discussion Item 4.2, consideration of an
Item 4..2 ordinance amending the New Hope Zoning Code 4-3(e)(4)(h)(7) and
4-3(e)(6)(c) regulating curb cut and parking setback requirements in R-l and
R-2 districts, city of New Hope, Petitioner.
Ms. Kim Green, community development assistant, explained the two
proposed changes included side yard setback requirements and zero lot line
requirements. The amendments also clarify inconsistencies within the code.
Current code allows parking within three feet of the side yard property line
and five feet from the property line in the boulevard area. The proposed
amendment would allow a three-foot setback the entire length of the
driveway, including the boulevard area, in the R-l and R-2 zoning districts,
eliminating the jagged edge of the driveway. Current code requires a three
foot setback from the zero lot line for twinhome and townhouse driveways,
leaving a six-foot area between the driveways. This results in several non-
conforming properties in the city and awkward landscaping. The proposed
amendment would exempt tvvinhomes and townhomes with zero lot lines
from the three-foot setback requirements.
The Codes and Standards Committee met in September to discuss the
changes and recommends approval.
Commissioner Crough questioned whether or not row townhouses would be
included in this amendment Chairman Svendsen explained that rovv houses
are generally more than two units and would not be classified as an R-2
zoning district Mr. Alan Brixius, planning consultant, added that townhomes
would be constructed under a planned unit development and setbacks are
addressed through that process. For the Winnetka Green project, staff
requested that garages and driveways be placed side-by-side and the green
space betvveen the driveways be removed.
There "vas no one in the audience to address the Commission; the public
hearing was closed.
Motion by Commissioner Landy, seconded by Commissioner Hemken, to
close the public hearing on Planning Case 05-14. All voted in favor. Motion
carried.
MOTION Motion by Commissioner Schmidt, seconded by Commissioner Brinkman, to
Item 4.2 approve Planning Case 05-14, an ordinance amending the New Hope
Zoning Code 4-3(e)(4)(h)(7) and 4-3(e)(6)(c) regulating curb cut and parking
setback requirements in R-1 and R-2 districts, city of New Hope, Petitioner.
V oting in favor: Anderson, Brinkman, Buggy, Crough, Hemken, Houle,
Landy, Nirgude, Oelkers, Schmidt, Svendsen
V oting against: None
Absent: None
Motion carried.
Planning Commission Meeting 3 November 1,2005
Svendsen stated that this planning case would be considered by the City
Council on November 28.
peOS-lS Chairman Svendsen introduced for discussion Item 4.3, consideration of an
Item 4.3 ordinance amending the New Hope City Code 3-25(b)(1) requiring fencing
around swimming pools, city of New Hope, Petitioner.
Mr. Kirk McDonald explained that the current city ordinance was established
prior to the existence of above-ground pools. Staff wais requesting that the
Planning Commission and City Council approve an ordinance that addresses
fencing for these pools. Many above-ground pools have railing systems that
meet safety requirements. Currently a four-foot fence with a four-inch gap is
required around all outdoor swimming pools. Fencing is required at a four-
foot minimum from the edge of the pool, which is difficult to enforce with
above ground pools. The proposed amendment eliminates the four-foot
distance requirement. It does require that the fence fully enclose a pool in the
back yard. It continues to require gates with self-closing latching mechanisms
and eliminates redundancy in the city code. The intent of the amendment is to
address the above-ground pools that are being installed in the city.
The Codes and Standards Committee met in September to discuss the
changes and recommends approval.
Chairman Svendsen questioned fencing for a spa. Mr. Brixius explained that
through the building permit process there are specifications for capacity and
depth requirements that designate what would need to be fenced. Any spa or
pool with a depth of 24 inches or more triggers the fencing requirements.
Discussion ensued on the new temporary, inflatable pools. Mr. Brixius
replied that the ordinance specifically deals with pools requiring a building
permit.
There was no one in the audience to address the Commission, the public
hearing was closed.
Motion by Commissioner Hemken, seconded by Commissioner Buggy, to
close the public hearing on Planning Case 05-15. All voted in favor. Motion
carried.
MOTION Motion by Commissioner Brinkman, seconded by Commissioner Hemken, to
Item 4.3 approve Planning Case 05-15, an ordinance amending the New Hope City
Code 3-25(b)(I) requiring fencing around swimming pools, city of New
Hope, Petitioner.
V oting in favor: Anderson, Brinkman, Buggy, Crough, Hemken, Houle,
Landy, Nirgude, Oelkers, Schmidt, Svendsen
V oting against: None
Absent: None
Motion carried.
Planning Commission Meeting 4 November 1,2005
Svendsen stated that this planning case would be considered by the City
Council on November 28.
PC05-16 Chairman Svendsen introduced for discussion Item 4.4, consideration of an
Item 4.4 ordinance amending the New Hope Code 4-30(c)(11) Council review and
4-30(c)(12) Council action on planning applications, city of New Hope,
Petitioner.
Ms. Kim Green stated that this ordinance amendment deals with council
action on planning applications and the extension of the 60-day rule. In 1996,
the city adopted an ordinance requiring the council to make decisions on
planning applications within 60 days of receiving an application, per state
law. The city can extend the period for an additional 60 days to adequately
review and make decisions on applications. The current ordinance allows the
city to automatically extend this time period to 120 days for all applications.
Recently the Minnesota Supreme Court ruled that the 60-day extension is not
automatically allowed. The proposed amendment eliminates the automatic
extension. Extensions can be handled on a case-by-case basis and applicants
notified as needed. The applicant can waive the time deadline, if desired.
The Codes and Standards Committee met in September to discuss the
changes and recommends approvaL
There was no one in the audience to address the Commission, the public
hearing was closed.
Motion by Commissioner Oelkers, seconded by Commissioner Schmidt, to
close the public hearing on Planning Case 05-16. All voted in favor. Motion
carried.
MOTION Motion by Commissioner Buggy, seconded by Commissioner Landy, to
Item 4.4 approve Planning Case 05-16, an ordinance amending the New Hope Code
4-30 (c) (11) Council review and 4-30(c)(12) Council action on planning
applications, city of New Hope, Petitioner.
V oting in favor: Andersol1, Brinkman, Buggy, Crough, Hemken, Houle,
Landy, Nirgude, Oelkers, Schmidt, Svendsen
V oting against: None
Absent: None
Motion carried.
Svendsen stated that this planning case would be considered by the City
Council on November 28.
PC04-28 Chairman Svendsen introduced for discussion Item 4.5, approval of
Item 4.5 Comprehensive Plan updates, city of New Hope, Petitioner.
Chairman Svendsen stated that the Planning Commission could review the
Comprehensive Plan updates in two separate parts - the properties/projects
tl1at are completed or under construction that are to be deleted from the text
and maps, and the potential City Center redevelopment.
Planning Commission Meeting 5 November 1, 2005
Mr. Al Brixius, planning consultant, explained that the Planning Commission
initially reviewed this update in November 2004. The Council considered the
proposed amendments in December 2004 and expressed concerns with the
density definitions and land use classifications on the Redevelopment and
Maintenance Target Area map. Since that time, city staff met and disrussed
densities with the Metropolitan CounciL In May 2005, staff presented the
density information to the Council and was directed to revise the existing
density definitions. The Council also directed staff to reclassify the northwest
quadrant of the City Center area to mixed use on the Commercial
Redevelopment and Maintenance Target Area map.
Mr. Brixius stated that the land use amendments were for projects that were
under construction or have been approved. Land use changes are as follows:
Winnetka Green from commercial and low-medium density to high density
residential; Winnetka Townhomes from commercial to high density
residential; Hillside Terrace from public/semipublic to low density
residential; PPL condos and apartments from public/semipublic to high
density residential; and City Center area from comrnercial/industrial/high
density/public/semipublic to commercial mixed use. The CVS Pharmacy site
was not previously identified in the Comprehensive Plan, however, boundary
changes took place with the sale of the site to CVS and a portion of the school
district property and a single family home incorporated into the commercial
site and is reflected as a commercial use on the Land Use map.
The Residential Redevelopment and Maintenance Target Area map was
updated by deleting project sites for Winnetka Green, Winnetka Townhomes,
Hillside Terrace, PPL Condos and Apartments, and 4301-4415 Nevada
A venue from the redevelopment category and adding the City Center area as
commercial mixed use. The Commercial Redevelopment Target Area map
has been updated by changing the configuration of the CVS Pharmacy site,
adding Midland Shopping Center and City Center. These changes reflect
approvals the city has already granted for plats and planned unit
developments. No major modifications are being requested beyond these
project sites.
Mr. Brixius stated that the City Center area was identified for redevelopment.
The commercial mixed use land description recommends the pursuit of
redevelopment of select City Center commercial sites. The promotion of
commercial land uses is the city's first priority, however, the city will also
consider the introduction of complementary, alternative land uses that will
enhance the area and provide support for the commercial use. The properties
bordered by Xylon, 42nd, Winnetka and 45th avenues have been designated
commercial mixed use. This area is intended to provide for community
commercial opportunities but would also allow for medium to high density
housing options. Any change in land use would require city approval of a
redevelopment master plan. Through the redevelopment review, the city
would define the balance between commercial and residential land uses and
the range of residential densities that may be allowed. Brixius pointed out
that mixed use definition would amend the Con1prehensive Plan to allow for
tl1at redevelopment to occur and if no redevelopment would take place, the
Planning Commission Meeting 6 November 1, 2005
current land uses would be consistent. If the city wants to pursue
redevelopment, the master plan would have to go through a formal review
process by the Planning Commission and City CounciL The commercial
mixed use designation would provide a range of land uses that would make a
project financially practical and allow redevelopment to occur if the city
chooses to proceed.
The existing Comprehensive Plan identifies the following densities: zero to
four units per acre for low density, five to 10 units per acre for medium
density, and 11 plus units for high density. Gaps fall between low and
medium and again between medium and high density. The recommended
revised verbiage for densities is as follows: low density one up to four units
per acre, medium density four up to 10 units per acre, and hig11 density of 10
plus units per acre.
Chairman Svendsen questioned whether the Bass Lake Road Apartments site
and the redevelopment project at 42nd and Quebec avenues had been
identified on the maps and this was confirmed.
Commissioner Oelkers initiated discussion on the city-owned, vacant land
north of the railroad tracks near 52nd and Pennsylvania avenues. That area is
identified as single family and is not identified on the Residential
Redevelopment Maintenance and Target Area map due to the fact that it is
vacant land and not a redevelopment opportunity. Mr. McDonald added that
staff had recommended the Council consider the potential development of
the vacant city-ovvned property to possibly assist with financing the quiet
zone improvements on Winnetka A venue and the Council agreed that staff
and the Planning Commission should further research this issue. Oelkers
questioned \vhether low density land use was practical for that property due
to the fact that it is adjacent to the railroad tracks. Brixius stated that as part of
the overall amendments, the Planning Commission could make a
recommendation for an alternative land use.
There was no one in the audience to address the Commission, the public
hearing was closed.
Motion by Commissioner Buggy, seconded by Commissioner Hemken, to
close the public hearing on Planning Case 04-28. All voted in favor. Motion
carried.
Mr. McDonald commented that the Planning Commission should vote on the
Comprehensive Plan amendme11ts so it could move forvvard to the City
Council and the Comprehensive Plan would be in agreement with the
developments that have been approved. McDonald explained t11at in 2006 he
hoped to get the Planning Commission more involved in redevelopment
projects at the beginning stages. For the Bass Lake Road Apartments
redevelopment or any new development, he would recommend that the
developer provide plans for Planning Commission review early in the
process for input before formal planning approval.
MOTION Motion by Commissioner Hemken, seconded by Con1ffiissioner Buggy, to
Planning Commission Meeting 7 November 1, 2005
Item 4.5 approve Planning Case 04-28, approval of Comprehensive Plan update, city
of New Hope, Petitioner.
V oting in favor: Anderson, Brinkman, Buggy, Crough, Hemken, Houle,
Landy, Nirgude, Oelkers, Schmidt, Svendsen
V oting against: None
Absent: None
Motion carried.
Svendsen stated that this planning case would be considered by the City
Council on November 28.
Design and Review Svendsen reported that the Design and Review Committee did not meet in
Committee October. McDonald added that staff was not aware of any applications for the
Item 5.1 December Planning Commission meeting. He stated he was expecting an
application for redevelopment of the Egan McKay property in December to
be considered in January.
Codes and Standards Commissioner Hemken stated that the Codes and Standards Committee had
Committee reviewed the code issues on this agenda.
Item 5.2
Mr. McDonald initiated discussion on whether or not staff should require a
certificate of survey for residential variances. He added that it was a
requirement of the city code, however, the city council had previously
recommended that homeo\vners be spared the extra expense of providing a
survey. This issue was last discussed in 1998 and the commission \vas split on
whether or not to require homeowners to obtain a certified survey of their
property. Staff felt at that time that the Council would not support the
additional expense and delay to residents if a survey was required. The
current cost for a residential survey varies betvveen $500 and $1,000. The
Codes and Standards Committee discussed this in September and felt there
were sufficient safeguards in place to ensure proper as-built compliance
\vithout requiring a certified survey. The committee agreed with the current
policy to give discretion to the building official to waive the survey
requirement for variance requests on R-l properties.
Mr. Roger Axel, building official, indicated that a certificate of survey was not
always necessary if the homeowner could verify the location of the property
lines. The requirement should be decided on a case-by-case basis. A
suggestion was offered that staff let the commission know if the requirement
was waived. Commissioner Oelkers stated he felt strongly that a survey
should be required for all variance requests. McDonald indicated that he and
the building official felt that a request for an addition in a rear yard may not
need a survey, whereas a survey should be required for a request for an
addition in a side yard where the measurements are close. Chairman
Svendsen stated he felt a survey should be required and the expense was
justified. A question was raised whetl1er there had been a problem not
requiring the surveys. If no certified survey was submitted, the property
owner would be required to locate the property irons and verify the property
lines and placement of the structures on the site. Commissioner Anderson
was concerned with the expense to the homeowners. Commissioner Crough
Planning Commission Meeting 8 November I, 2005
pointed out that mortgage lenders nearly always require a current survey so
the homeovvner would need to provide and pay for a survey anyvvay.
Commissioner Hemken stated that in the Berg variance request, she didn't
think he would have proceeded with the project if the expense of a survey
had been required. She stated she would leave the decision up to the building
officiaL Mr. Axel stated that there are safeguards in place that would warrant
a survey on a case-by-case basis. If there was any question where the property
line was located, he would require a survey.
OLD BUSINESS Commissioner Oelkers initiated discussion on the fence and pond at
Miscellaneous Issues Winnetka Green. After the city had approved the project, he wondered how
the city could legally make changes to the project Mr. Sondrall replied that
changes could be renegotiated in the contract Oelkers maintained that the
change to the contract affected 175 parties. Sondrall stated that the contract
was with Ryland. Discussion ensued on the homeowners association and
whether leadership had been turned over to the residents. Oelkers stated he
felt the city was exposing itself to potential issues and that concerned him as a
commissioner. Specific plans were approved and 175 families were
purchasing homes in the development with that understanding. Now it
seemed that a few people were asking for changes and the changes were
being done without listening to the families that live in the development.
NEW BUSINESS Motion was made by Commissioner Landy, seconded by Commissioner
Anderson, to approve the Planning Commission minutes of September 6,
2005. All voted in favor. Motion carried.
The consensus was to approve the 2006 Planning Commission schedule.
Mr. McDonald informed the commission that the Metropolitan Council
required that cities update their comprehensive plans every 10 years. New
Hope had been notified that its plan needed to be updated by 2008. In 2006,
the city will begin the process for updating its comprehensive plan. Staff and
the Council vvill need to determine how a committee would be formed for the
review of the plan. A new subcommittee of the Planning Commission may
need to be formed for the review of the Comprehensive Plan, and
Commissioner Landy indicated he would be willing to serve on that
subcommi ttee.
ANNOUNCEMENTS Mr. McDonald reported that Shawn Siders had resigned and tl1e city was
interviewing for the community development specialist position.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:03 p.m.
Respectfully submitted,
Q~S}~
Pamela Sylvester
Recording Secretary
Planning Commission Meeting 9 November 1, 2005