050206 Planning
L~J}
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, May 2, 2006
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. CONSENT BUSINESS
4. PUBLIC HEARING
4.1 Case 06-06 Request for a planned unit development, conditional use permit for
shared parking and site access, preliminary plat for property to be
known as New Hope Quebec Addition, site/building plan revie-vv,
comprehensive sign plan, and an administrative permit for outdoor
dining, 7500-7528 42nd Avenue North, Manley Commercial
Development and city of New Hope, Petitioners
5. COMMITTEE REPORTS
5.1 Report of Design and Revie-vv Committee - next meeting IvIay18, 7:30 a.m.
5.2 Report of Codes and Standards Committee
6. OLD BUSINESS
6.1 Miscellaneous Issues
A. PC06-03, Rome Co./ 7100 27th A venlle - approved
B. PC06-04, Nevv Hope One, 4301 Quebec Avenue - approved
7. NEW BUSINESS
7.1 Review/Approval of Planning Commission Minutes of April 4, 2006
8. ANNOUNCEMENTS
9. ADJOURNMENT
. Petitioner must be in attendance
Planning Commission Guidelines for Public Input
The Planning Commission is an advisory bodYI created to advise the City COllncil on lcu1d llse. The
Plaru1ing Commission vvill recommend Council approval or denial of a land llse proposal based upon
the Planning Commission's determination of vvhether the proposed Llse is permitted lUlder the Zoning
Code aJ.ld the Comprehensive Plan, and whether the proposed use 'Vvill, or vVillll0t, adversely affect tIle
surrormd:ing neighborhood.
The Planning Commission holds informal pllblic hearings on land llse proposals to enable YOll to learn,
first-llal1d, vvhat such proposals are, and to permit you to ask qllestions and offer comments. YOllr
questions and comments become part of the record and will be used by the COlillCil, along vvith the
Planning Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and questions, the Plalming Conunission
vvilllltilize tIle following procedure:
1. The Planning Commission Chair vvill introduce the proposal.
2. City staff vvill olltline the proposal and staff's recommendatiolls and ans\^ler any qllestions from tIle
Planning Commission.
3. The petitioner is invited to describe the proposal, make comments on the staff report, alld ansvver
questions from the Planning Commission.
4. The cllair will open the pllblic hearing, asking fust for those who vvish to speak to so indicate by
raislllg their hands. The chair may set a time limit for individual questio11s/comments if a large
number of persorls have indicated a desire to speak. Spokespersons for grollps vvillllave a longer
period of time for questions/comments.
-J. vVhe11 recognized by the chair, the person vvishing to speak is asked to CaIne fOTvvard and to give
tlleir full name and address clearly. Remember, YOllY qllestions/comments are for the record.
6. Direct YOllr questions/comments to the chair. The chair will determine vVll0 "viII a11Svver YOllY
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 nevv 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 COlU1cil approve or deny a reqlIest, the
planning case vvill be placed on the City Council agenda for the next regular meeting. Usually
this meeting is within one to tvvo weeks of the Planning COmmiSSiOll meeting.
B. If the Plannll1g Commission tables the request, the petitioner vvilI be asked to rehlrn for the next
Commission meeting.
PLANNING CASE REPORT
City of New Hope
Meeting Date: May 2, 2006
Report Date: April 28, 2006
Planning Case: 06-06
Petitioner: Manley Com1nercial Development and city of New Hope
Address: 7500, 7516, 7528 42nd AvenLle North
Request: Planned unit development, c011.ditional use permit, prelin1inary plat, site/building plan
review, comprehensive sign plan, and administrative permit for outdoor dining
I. Request
The petitioner is requesting a planned unit development to allow construction of two condominium
buildings, the west building would be anchored by a Starbuck's and having other retail and restaurant
users and the east building would be a two story building anchored by a medical clinic on the second
floor with other retail/office uses on the first floor, a conditional use permit for shared parking and site
access, preliminary plat for property to be known as New Hope Quebec Addition, site/building plan
revievv, comprehensive sign plan, and an administrative permit for outdoor dining, pursuant to
Sections 4-33, 4-34, 4-35, 3-40 and Chapter 13 of the New Hope Code of Ordinances.
II. Zoning Code References
Section 4-33 Administration - Conditional Use Permit
Section 4-34 Administration - POO, Planned Unit Development
Section 4-35 Site/Building Plan Review
Section 3-40 Sign Code
Chapter 13 Subdivision and Platting
III. Property Specifications
Zoning: eB, Community Business
Location: Northeast quadrant of 42nd and Quebec avenues
Adjacent Land Uses: Industrial to the north, community business (Sunshine Factory) to the west
across Quebec A venue and south across 42nd A venue, the C.P. Rail line is
located along the east property line and community business (Gill Brothers
Funeral Chapel) and R-4 high density housing properties are east of the
railroad tracks
Site Area: 109,899 square feet - 2.523 acres
Planning Case Report 06-05 Page 1 4/28/06
Building Area: East Buildmg -17,360 square feet - two story
West Building - 11,472 square feet
Lot Area Ratios: Green Area: 13,188 square feet = 12%
Building Area: 20,152 square feet = 18.250/0
Hard Surfaces:
Outdoor dining: 256 square feet
Par king/ drives/ sidewalk: 76,929 square feet = 700/0
Planning District: No. 11; The Comprehensive Plan indicates that a goal of the city is to enhance
and revitalize the city's commercial areas along 42nd A venue and in the City
Center area. The site at the northeast corner of 42nd and Quebec avenues
consisted of three industrial properties, with the property in the middle
rmdergoing a significant environmental cleanup. Redevelopment efforts
should change the properties to a commercial land use that would be
complementary to the entire City Center area. The properties were rezoned
from industrial to commercial when the zoning code was updated in 1998.
Specific Information: The property proposed for development is a three-parcel brovvnfield
redevelopment site owned by the New Hope EDA. The city previously
cleared the site of trichloroethylene contamination, left by a former
electronics manufacturing firm. Over the past 11 years, the city has acquired
and demolished all three industrial properties located at 7500, 7516 and 7528
42nd Avenue North to promote community development and clean up the
contaminated formeT Electronic Industries site. In order to expedite the
cleanup of the contaminated groundwater on the site, the city made
successful application to the State of IvIinnesota and Hennepin County to
fund the cleanup of the groundwater. Electronic Industries covered the cost
sharing portion of that grant and, to date, the environmental remediation
efforts are complete and development can commence. In order to receive a
1/ close out" letter from the Minnesota Pollution Control Agency (MPCA), the
city must submit the proposed redevelopment plans to the MPCA to ensure
compliance with the "Declaration of Environmental Restrictive Covenants"
agreement that was approved by the city and MPCA. Those efforts are
underway in conjnnction with the redevelopment team and the city through
its environmental consultant.
On November 23, 2003, the City Council approved a Purchase Agreement
with JCS Development and Frey Development, Inc. for the redevelopment of
this property. JCS had proposed to construct a Culver's restaurant on the
western portion of the pr9perty and Frey Development proposed the
construction of eight (8) office condominiums on the eastern half of the
property. On April 21, 2004, JCS notified the city that it was canceling the
approved purchase agreement for the western half of the property. JCS
Planning Case Report 06-05 Page 2 4/28/06
identified the close proximity of this site to other Culver's Restaurants as the
principal reason for canceling the purchase agreement.
On January 3, 2005, Frey Development and Manley Land Development
submitted a redevelopment proposal that proposed the redevelopment of the
site into eight office condominiums on the eastern half of the property and a
9,616 square foot restaurant/retail use on the western half of the site. Viva
I tali a, a full service Italian restaurant, was proposed to anchor the retail
building. The New Hope Economic Development Authority (EDA) reviewed
the redevelopment proposal and was generally supportive of the concept. On
June 27, 2005, the EDA approved a purchase agreement with Frey
Development and Manley Land Development. The site was approved for a
four-building office/retail development in July 2005. The developer submitted
a final plat for review and approval in October 2005. This plat was approved,
but construction did not begin on the project, as a delay with a potential
tenant forced a late start. In September 2005, the applicant requested a delay
to the development agreement to refine operations. The city agreed to the
request, subject to three conditions: a non-refundable $5,000 deposit on the
site, project work to proceed by June 12, 2006, and city review of any
significant changes proposed for the site. In January of 2006, the city was
informed that the Viva Italia concept for the site was no longer viable and the
developer would be working on other potential avenues and dining
opportunities.
In early April 2006, the developer informed the city that they had redesigned
the site and were pursuing a Starbucks and other dining options for the site' 5
western building. A medical use is proposed for a portion of the eastern
building and the developer would proceed with the planning process based
on this design. Because of the remnants of contaminated soils that are on the
site, all of the buildings will be constructed slab on grade with no basement.
The utilities for this site have been designed in a manner to avoid the more
highly concentrated contaminated area located in the southern and eastern
sections of the site.
If the development proposal is acceptable to the Planning Commission and
City Connell and is approved, the property will be transferred once all of the
necessary planning approvals have been received by the city, Hennepin
County and the MPCA.
Backgrormd: Manley Commercial Development has submitted plans to develop the vacant
city-owned property at 42nd and Quebec avenues. The plans represent a
change from previously approved plans. The primary changes to the
development plan include:
. Introduction of a drive-through lane to serve retail use.
e Additional retail uses in east building.
. Substantial reduction of office uses.
Planning Case Report 06-05 Page 3 4/28/06
The City Council reviewed the revised plans at the April 10, 2006, Council
meeting and was supportive of the plans, with the understanding that a
quality casual dining restaurant would be located in the west retail building.
Due to these changes, upon staff's recommendation the developer re-applied
for project review and approvat including platting, site and building plan
review, CUP, PUD} plan submission to the Minnesota Pollution Control
Agency} and other requirements as necessary. The developer is also
responsible for stormwater management fees.
The property is located at 7500-7528 42nd Avenue North. The properties are
currently divided into three parcels, the preliminary plat proposes the
consolidation of three parcels into two parcels. Lot No.1, a 58,623 square foot
parcet will be redeveloped into 11,472 square foot commercial property
anchored by a Starbucks. The applicant proposes a 256 square foot outdoor
dining area in addition to the Starbucks. Lot No.2, a 49,702 square foot
parceL will be redeveloped into 17,360 square foot two-story office/retail
facility anchored by a medical clinic on the second floor. Parking on the site
will be shared for both parcels. A shared access and joint parking agreement
will be required with the redevelopment of this site.
V. Petitioner's Comments
Correspondence submitted by the petitioner on April 10 stated that they were proposing to construct a
mixed use development with two buildings, a one story 11,472 square foot retail building on the "vest
side of the site and a two-story 17,360 square foot office retail building on the east side of the site. The
buildings would be slab on grade foundations with cast stone, brick veneer and accents of cormnercial
stucco systems. Exterior lighting will highlight the materials and project an attractive evening imagery.
Canvas awnings will be used to provide accent color and materials. There vvould be a range in unit
sizes with a total of 28,832 square feet available. Each unit would have a separate entrance.
VI. Notification
Property ovvners within 350 feet of the property were notified and staff has received no comments.
VII. Development Analysis
A. Zoning Code Criteria
Administration - PUD, Planned Unit Development
Purpose and Intent.
The purpose of this section of the .Zoning Code is to provide for the grouping of lots or buildings
for development as an integrated, coordinated unit as opposed to traditional parcel by parcel,
piecemeal, sporadic and unplanned approach to development.
This section is intended to introduce flexibility of site design and architecture for the conservation
of land and open space through clustering of lots, buildings and activities, which promote the goals
outlined in the Comprehensive Plan or serve another public purpose. It is further intended that
Planned Unit Developments are to be characterized by central management, integrated planning
Planning Case Report 06-05 Page 4 4/28/06
and architecture, joint and common use and maintenance of park:ing, open space and other similar
facilities, and harmonious selection and efficient distribution of uses. The PUD process, by allowing
deviation from the strict provisions of this Code related to setbacks, heights, lot area, width and
depth, yards, etc., by either conditional use permit or rezoning to a PUD District, is intended to
encourage:
1. A development pattern in harmony with the objectives of the Comprehensive Plan. (PUD is not
intended as a means to vary applicable planning and zoning principles.)
2. Innovations in development to the end that the growing demands for all styles of economic
expansion may be met by greater variety in type, design, and siting of structures and by the
conservation and more efficient use of land in such developments.
3. The preservation and enhancement of desirable site characteristics such as existing vegetation,
natural topography and geologic features and the prevention of soil erosion.
4. A creative use of land and related physical development which allows a phased and orderly
transition of varying land uses in close proximity to each other.
5. An efficient use of land resulting in smaller networks of utilities and streets thereby lowering
development costs and public investments.
6. Promotion of a desirable and creative environment that might be prevented through the strict
application on zoning and subdivision regulations of the city.
Conditional Use Permit
The purpose of a conditional use permit is to provide the city with a reasonable and legally
permissible degree of discretion in determining suitability of certain designated uses upon the general
vvelfare, public health, and safety. In making this determination, to allow a conditional use permit
application, the city may consider the nature of adjoining land or buildings, similar uses 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 any other factors bearing on the general vvelfare,
public health, and safety from the approval of the conditional use permit.
Criteria for Decision. The Planning Commission and City Council shall consider possible adverse
effects of the proposed conditional use. In determining whether to approve or deny a conditional use
permit the City Council and Planning Commission shall find that the conditional use permit complies
with the follovving criteria. The burden of proof demonstrating compliance with the following criteria
shall be the responsibility of the applicant.
A. Comprehensive Plan. The proposed action nas 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. Compatibility. The proposed use is compatible with adjacent present and future anticipated land
uses.
C. Performance Standards. The proposed use conforms to 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
Planning Case Report 06-05 Page 5 4/28/06
which it is proposed.
E. Zoning District Criteria. In addition to the above general criteria, the proposed use meets the
criteria specmed for the various zoning districts:
1. In Business Districts (LB, eE):
a. Traffic. The proposed use will not cause traffic hazards or congestion.
b. Nearby Residences. Adjacent residentially zoned land will not be adversely affected
because of traffic generation, noise, glare, or other nuisance characte~istics.
c. Effect on Other Businesses. Existing businesses nearby will not be adversely affected
because of curtailment of customer trade brought about by intrusion of unduly heavy non-
shopping traffic or general unsightliness.
Subdivision and Platting
The purpose of this chapter is to make certain regulations and requirements for the subdivision and
platting of land within the city of New Hope pursuant to the authority . contained in Minnesota
Statutes 462.358, which regulations the City Council deems necessary for the health, safety and
general welfare of this community. It is also the purpose of this chapter to safeguard the best
interests of the city of New Hope and to assist the subdivider in harmonizing his interests vvith
those of the city at large.
Per routine policy, the preliminary plat was submitted to city deparbnent heads, city attorney, city
engineer, planning consultant, utility companies and Hennepin County for review and comment.
Please refer to consultant's comments attached for full report. Abbreviated comments received
include:
Planning Consultant - The applicant proposes the re-subdivision of three existing parcels into two
commercial parcels. In review of the preliminary plat, the following comments are offered:
The two proposed lots meet the city's CB Zoning District standards for lot area and width. The lots
are configured and sized to conform to the city subdivision standards.
Lot Area Lot Width
Lot No.1 58,62~ square feet 163.97 feet
Lot No.2 49,702 square feet 146.45 feet
City Engineer - The city has not received written comments from Hennepin County regarding
additional right-ai-way that may be required. How~ver, the city engineer has had preliminary
discussions with Hennepin County who indicated that they would limit the access to 42nd A venue
to a right in only. Therefore, the city engineer recommends that the access from 42nd Avenue be
limited to a right in only.
1. The preliminary plat has been revised per previous comments. Any required easement not able
to be included in the final recorded plat will need to be recorded by separate document. These
documents will need to be submitted for review by.the city attorney.
2. Label the triangle shaped easement over the southwest comer. This must accommodate the
relocation of the traffic signal.
Planning Case Report 06-05 Page 6 4/28/06
3. Quebec Avenue is platted with a 60-foot right-of-way. The city engineer has indicated that the
city will not require additional right-af-way along Quebec A venue from this development.
4. The developer will be required to provide a IO-foot drainage and utility easement around the
entire perimeter of Lot Nos. 1 and 2. That easement will be required to be shown on the plat.
5. The city engineer has indicated that access to the trunk sanitary manholes along the eastern
edge of the property will be necessary. Therefore, an access path must be identified and a
permanent easement dedicated to the city.'
City Attorney - reviewed the preliminary plat and submitted correspondence dated April 24. Please
refer to those comments, which are included in the packet.
Utility Companies - No comments received.
Hennepin County - No comments submitted to date.
The City Code states that copies of the final plat shall be submitted to the Planning Commission for its
review and recommendation, unless this requirement is waived by the Planning Commission
during its review of the preliminary plat. Per the attached correspondence, the petitioner has
requested waiver of the review of the final plat by the Planning Commission. The Planning
Commission will need to make a determination as to whether it wants to review the final plat or not.
Due to the simple nature of the plat, staff is recommending that the Planning Commission vvaive the
review of this final plat.
Site and Building Plan Review 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.
In making recommendations and decisions upon site and building plan revievv applications, the staff,
Planning Commission and City Council shall consider the compliance of such plans with the
following standards:
1. Consistency with the various elements and objectives of the city's long range plans, including
but not limited to the Comprehensive Plan.
2. Consistency with the purposes of this Code.
3. Preservation .of the site in its natural state, insofar as practicable, by minimizing tree and soil
removal, and designing any grade changes so as to be in keeping with the general appearance of
neighboring developed or developing areas.
4. Creation of a harmonious relationship of buildings and open spaces "vith the terrain and with
existing and future b01dings having a visual relationship to the proposed development.
5. Creation of a functional and harmonious design for structures and site features including:
a. Creation of an internal sense of order for the various functions and building on the site and
provision of a desirable environment for occupants, visitors, and the general community.
Planning Case Rep.ort 06-05 Page 7 4/28/06
b. Appropriateness of the amonnt and arrangement of open space and landscaping to the design
and function of the development.
c. Appropriateness of the materials, textures, colors, and details of construction as an expression
of the design concept of the project and the compatibility of the same with the adjacent and
neighboring structures and functions.
d. Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives
and parking, in terms of location and number of access points, general interior circulation,
separation of pedestrian, cycling and vehicular traffic and arrangement and amount of
parking so as to be safe, convenient and, insofar as practicable, compatible with the design of
proposed buildings, structures and neighboring properties.
6. Creation of an energy-conserving design through design, location, orientation and elevation of
shuctures, the use and location of glass in structures, and the use of landscape materials and
site grading.
7. Protection of adjacent and neighboring properties through reasonable provisions for such matters
as surface water drainage, sound and sight buffers, preservation of views, light and air, and those
aspects of design, not adequately covered by other regulations, which may have substantial effects
on neighboring land uses.
B. Development Review Team
The development review team met on April 12 to consider this request. The development review
team was supportive of the redevelopment subject to conditional approval by the Planning
Commission and the City Council. Items that were discussed included:
Plat
. Change city contact name
. Show sidewalk easement on southwest corner at 12 feet to accommodate benches/planters
and 10 feet for the balance of sidewalk on west and south
. Extend sidewalk on west side north to curb cut
. Retaining wall on east is located in the right-af-way
. Clarify right-af-way on all sides
Plans
. Remove planters and bench from area shovvn on plan - potential relocate to comer
. Right turn lane shovvn on plans - is developer constructing now or dedicate for fuhrre
. Clarify parking calculations for office/retail/restaurant uses and number of spaces
needed/provided
. Code requires parking lot to be five feet from property line - move east parking lot curb to
west to comply. North setback must be increased as well.
. May need to eliminate parking spaces at southeast comer of property
. Address traffic congestion at site entrances
. Intermingling of retail/restaurant/office patrons during day may pose parking problem
. Provide landscaping/screening along north property line
Planning Case Report 06-05 Page 8 4/28/06
. Landscape/screening of trash enclosures
. Rotate west trash enclosure so opening faces north rather than toward Quebec
. Widen Quebec access to 32 or 36 feet for better turning radius
. Indicate truck circulation radii on site plan
. Indicate ways to minimize vehicle circulation conflicts at entry points
. At northwest comer, possibly install median to separate two-way traffic
. Install surmountable curb on ends of center islands
. Potential to install concrete (one to two feet) on both ends with landscaping in middle of
islands
. Identify fire department connections on both buildings and location of sprinkler systems
. West drive lane should be striped for loading area only (no parking) closest to building
. Lower light poles to 20 feet, reduce wattage to comply with light levels at periphery
. Indicate light levels on photometric plan for utility lights on back of building 2
. Potential for vandalism on back of building 2 - provide lighting on back of building or clear
sight line from 42nd A venue for police
. Provide sound and site details for menu board/speaker
. Identify on plans tables and trash area for outdoor dining/patio
. Add bollards around patio area and along sidewalk to north for 2nd restaurant potential
outdoor dining
. Building 2 elevation -less EFIS material on south side of building facing 42nd A venue
. Increase use of glass, etc. on west wide of building 1 facing Quebec, especially southwest
corner
. Potential building color to deter graffiti or coat with graffiti resistant material
. Add language regarding graffiti cleanup to condominium documents
., Possibly add canopies over drive thru windows
. Building bump outs shown on site plan but not shown on elevations
. Excess wall signage - eliminate some
. Show address on monument sign
. Clarify sight lines for sign location and drive thru lane traffic
. Provide trash enclosure details
. Indicate drainage on southeast comer of property
. Provide ADA access to site via sidewalk along 42nd A venue
. Provide storm water calculations
. Pond fee required (to be calculated by city engineer)
. Relocate sanitary sewer manhole from parking space to drive lane
. Indicate where mechanical room is in east building
. Light poles must be rated for wind gusts of 90 rnph
. Environmental consultant to provide details on monitoring wells
. Eliminate street name on plans A-201 and A-203 (Buchanan) for rear (east) elevation
C. Design and Review Committee .
The Design and Review Committee met with the petitioner on April 13 and discussed the same
issues listed above. Further, the applicants were encouraged to provide additional site
enhancements.
Planning Case Report 06-05 Page 9 4/28/06
D. Plan Description
The applicant prepared revised plans that addressed the comments and issues raised by staff,
consultants, and committee members. Revised plans were received by the city on April 21, 2006.
1. Preliminary Plat. The preliminary plat for the site is identical to the previously approved plat.
The developer's revised plans indicate a 10-foot sidewalk easement, as requested by the city,
along the south end of the site. This easement expands to 12 feet near Quebec A venue. A twelve
foot right-af-way dedication is shown on the plat as well. This dedication is required to build a
right turn lane.
2. Final Plat. The final plat shows 10-foot drainage and utility easements, and right-af-way
dedication, but does not show sidewalk easements. These easements should be added to the
plat prior to final plat approval.
3. Existing Site and Removals. The existing conditions and removals are identical to previously
approved plans. Monitoring wells are to be removed/moved subject to conditions of MPCA. An
existing bus bench and planters were originally to be removed, but will now be relocated,
according to revised plans. The SWPPP as submitted is deficient from a regulatory standpoint
and in detail. Additional detail will be required forMPCA approval.
4. Site Plan. Square Footages and percentages indicated on revised plans
Use Lot one (west) Lot two (east) Combined Total
Lot Area 58,623 49,702 109,899
Building footprint 11,472 (19.5%) 8,680 (170/0) 20,152 (18.30/0)
Green area 12% 120/0 12%
Paved/sidewalk 71.50/0 71 0/0 -71.30/0
Floor area- Retail 11,472 8,680 20,152
Floor area- Office 0 8,680 I 8,680
It should be noted that discrepancies exist in the calculations provided in revised plans. In
particular, the west lot percentages total over 100 percent of the lot area. The proposed lot
coverage is acceptable as shown on revised plans, but correct calculations should be provided.
5. Performance Standards. A mix of office, retail, and restaurant/cafe uses are proposed for the
site, which has a CB base zoning. These uses are permitted in the CB zone. A drive through is
proposed for the south retail use, and is permitted by administrative permit in CB zoning
districts.
6. Setbacks.
Setback Building 1, Lot 1 I Building 2, Lot 2
Requirements Required Proposed Required Proposed
Front - South 20 feet 46 feet 20 feet 63 feet
Side Yard - Interior 10 feet 74 feet 10 feet 10.67 feet
Side Yard - Comer 20 feet 37 feet NjA N/A
Lot
Rear 30 feet 114 feet 30 feet 133 feet
Planning Case Report 06-05 Page 10 4/28/06
I Parking/Curb Setback I 5 feet I 5-15 feet I 5 feet I 5-17 feet I
Parking setbacks vvere increased to compliance with curb setback requirements. Front parking
setbacks were an initial concern, but revised plans remedied this issue.
7. Sidewalks and Accessibility. Revised plans show expanded sidewalks, ADA accessible
sidewalk access, striped crosswalk connections to building sidewalks, and retained streetscape
amenities such as planters and a bus bench on 42nd A venue. A sidewalk extends north on
Quebec A venue as well. Combined with improvements to the west building elevation, the
pedestrian environment is vastly improved in this area over original plans.
8. Parking. Revised plans show parking as detailed in the table below. The north bays of building
one are no longer assumed to be restaurant uses, and are shifted to retail/shopping center for
the calculation below:
Use Code Requirement Required (900/0 eff.) Proposed
LotI 1 space per 200 square feet 41 spaces 73 total
Retail/Convenience (9000 square feet)
food (take
out/delivery)
Lot 1 Restaurant/Cafe 1/40 dining, 1/80 kitchen 27 dining, 14 kitchen
(south 2 Bays) 64*38/2= 1,216 each (41 total)
Lot 2 Office I 3 space + 1/300 square feet 29 spaces 57+
Lot 2 Retail 1 space per 200 square feet 39 spaces 25 snow
storage
Total 150 spaces 155
The Zonillg Code requires that parking spaces used for snow storage not be included in parking
calculations. The site plan shows up to 25 stalls used for snow storage. The developer's revised
plans indicate an understanding that periodic snow removal may be required to ensure
adequate parking.
The site plan is providing seven parking spaces that meet ADA standards. Three of the spaces
are centrally located in front of the western building. Four of the spaces are located near the
north end of the eastern building.
The previous development proposal on the site, approved in 2005, qualified for a reduction in
required parking spaces. This reduction was based on the assumption that evenillg retail traffic
would complement daytime office traffic. Under the new development proposal, retail uses
increase significantly as a percentage of the development. Still, the development should be
adequately served by the proposed parking arrangement.
The site plan shall assume a total of two tenant bays with restaurant/cafe uses. If future
conversions from retail to restaurant/cafe uses are requested, the applicant shall apply for site
review to evaluate parking performance by the city prior to issuance of a certificate of
occupancy for an additional restaurant/cafe use. Convenience food (takeout and delivery) uses
Planning Case Report 06-05 Page 11 4/28/06
are included in standard shopping center retail uses, and can operate independent of
restaurant/cafe designation.
9. Drive Through Service Lanes. A drive through lane is permitted by administrative permit in
CB zoning districts, subject to the following criteria:
One hrmdred twenty feet of queuing space is required on the property. The proposed lane
meets this requirement, with over 300 feet of stacking space.
a. Traffic Control. The proposed lane protects the building and does not interfere with on-site
traffic flow. The lane is tucked behind building one, limiting interference on site.
b. Glare. The stacking lane, order board, and window placement shall be designed and located
in such a manner as to minimize glare to adjacent premises. While specific designs have not
been addressed for the drive through lane, the tenant will be required to submit plans
detailing board design prior to completing
c. Screening. The lane shall be screened from residential districts and street rights-of-way. The
proposed drive through has a juniper hedge row and trees to provide screening.
d. Hours of Operation. Hours are not specified at this time, but will be limited to minimize
nuisance factors such as traffic, lights, and glare. These effects are expected to be minirnat
given the commercial and industrial nature of the area.
The proposed drive through lane meets the requirements of the administrative permit. Specific
details related to the drive-through ordering board and communications will be required prior
to installation. These shall be subject to the revievv of the building official.
10. Trash Enclosures. The applicant revised the proposed trash enclosures on the site plan. The
dumpster enclosure near Quebec A venue was reoriented to face north. Revised plans also shovv
enclosure design. The enclosures match the proposed building materials and design. Refuse
hauling vehicles should be able to access each dumpster enclosure without significant difficulty.
The applicant has identified a fully enclosed dumpster location on the eastern edge of Lot No.2
to accommodate the two story building. The dumpster enclosure on Lot No.1 for the retail use
will be located on the north end of the building. The dumpster enclosures will be approximately
192 square feet and will be constructed out of concrete block and other treatments that will
match the building. The gates will be constructed out of vinyl coated fencing and will swing out
to allow access to the enclosure.
11. Traffic Circulation. Circulation patterns are improved in revised site plans. Initially, tvvo
potential problem locations were identified. These were at each entrance point, from 42nd
Avenue and at Quebec Avenue in the site's northwest comer.
In applicant meetings with the city, the city engineer suggested a wider curb cut to remedy
traffic circulation problems on the north end of the site. In revised plans, the applicant proposed
a 36 foot .curb cut. New Hope City Code allows for curb cuts in commercial/industrial districts
up to 26 feet in width. Wider curb cuts are subject to review by the city engineer and approval
by the city manager. The city engineer suggested the 36 foot curb cut, and staff and the Design
and Review Committee members supported the vvider driveway as well. The wider drive
Planning Case Report 06-05 Page 12 4/28/06
minimizes traffic concerns effectively. Other improvements to this inters~ction area include the
elimination of a second drive-through lane. Eliminating this lane alleviated most traffic
circulation concerns for this location.
A second area of concern is at the south end of the site, where the drive-through lane exits to
general traffic circulation, including the entrance to the development from 42nd A venue. A
realignment of the parkmg driveway in revised plans provides improved circulation, and traffic
circulation is expected to function adequately in this area. Slight revision may be necessary in
this area to the curb line to accommodate a monument sign outside of the sidewalk easement.
Truck circulation is noted on revised plans. The developer narrowed parking lot islands and
added surmountable curbing in many areas. Trucks can freely circulate through the main drive
areas, but access to the loading area on the west side of building one appears too tight for truck
traffic. The curb radii and drive aisle width must be increased if trucks are intended to
load/unload on the west side of building one as shown on plans.
The city engineer is recommending that the city construct a right/left turn only lanes on Qllebec
A venue to access 42nd A venue. Additional right-of-way is necessary to accommodate this right
turn lane from the applicant, the applicant will be required to share some of the costs to modify
the 42nd and Quebec avenues intersection. The basis for determining the cost sharing is
dependant upon the number of vehicles that will be generated from the redevelopment of this
site. The applicant has agreed to contribute a cash payment towards the construction of this
turn lane, in the amount of $11,000.
All drivevvay aprons will be installed in accordance with the city and county specifications. The
applicant will be required to coordinate the installation of the driveway aprons with Hennepin
County and the city's Public Warks Department to ensure the driveway apron is installed
properly.
12. Landscaping. A revised landscaping plan addresses several suggestions from city staff and
consultants. As with original plans, plantings are concentrated on the south and west sides of
the site. 9ne of the site's original two drive-through lanes was eliminated, along with a
landscaped island near the proposed drive through. Per the city's request, the developer
increased overall landscaping and proposed landscaping to screen industrial uses north of the
site. The landscaping on the north end of the site is adequate, but the small planting strip may
not provide enough space for trees to survive. The landscape plan proposes a variety of
deciduous and evergreen species. Maple, spruce, and honeylocust are the primary tree species.
A variety of shrubs are proposed around the monument signs and building perimeters, as well
as a hedge of juniper along the west property edge. The juniper hedge is planted four feet on
center, which is appropriate for the planting size and mature diameter. The proposed landscape
plan preserves existing maple and crabapple trees on the west property line.
The applicant proposes the following landscaping schedule:
Species Size Root Noted Shown
TREES
Autumn Blaze Maple 2.5" B&B 3 3
Planning Case Report 06-05 Page 13 4/28/06
Black Hills Spruce 6' B&B 1 1
F all Gold Ash 2.5" B&B 8 8
Skyline Honeylocust 2.5" B&B 3 3
Red Spleder Crabapple 2" B&B" 2 2
SHRUBS
Alpine Current 18" Cant. 18 18
Black Chokeberry 24" cant. 10 15
Gold Flame Spirea 18" cant. 37 31
Mint Julep Juniper 24" cont. 59 59
Miss Kim Lilac 2411 cont. 22 12
N eon Flash Spirea 18" cant. 22 22
Red Twig Dogwood 24" cant. 46 46
PERENNIALS
Blackeyed susan 1 gal. cant 32 27
Happy Returns Daylily 1 gal. cant. 78 78
Feather Reed Grass 1 gal. Cant. S 8
Pardon Me Daylily 1 gal. Cant. 114 111
Total 463 439
The proposed landscape schedule contains four discrepancies, it appears that 10 Miss Kim Lilac
were mislabeled as Mint Julep Juniper on the landscape plan, six Gold Flame Spirea could not
be located on the landscape plan, only 27 of 32 Blackeyed Susan were shown on the landscape
plan, and only 111 of 114 Pardon Me Daylilly were shown on landscape plan. After rectifying
the discrepancies, staff recommends that the Planning Commission and City Council approve
the landscape plan.
13. Grading, Erosion Control, and Utilities. As requested, the developer added a sidewalk
extending along Quebec A venue in revised plans. The sidewalk along 42nd A venue was
modified to comply with ADA accessibility requirements. The parking stalls near 42nd Avenue
were eliminated, reducing potential concerns regarding parking infringement into the right-of-
way.
14. Lighting Plan. A revised and vastly improved lighting plan was submitted for the site. The site
will retain metal halide lights, with reductions in wattage and mounting height creating a more
uniform, lower-level lighting plan. The proposed light sources include 400 watt lamps on 20
foot poles, and 100 watt fixtures elsewhere.
The average foot candle reading is 5.8 foot-candles for paved areas on the site, down from 7.9
on original plans. More importantly, the revised plan shows more even light distribution and
shorter poles. This will create more uniform lighting and will reduce glare in the parking lot.
The developer also indicated that some lighting areas will be motion sensitive. These areas will
only be illuminated based on motion. The east side of building two is one of these areas.
Planning Cas~ Report 06-05 Page 14 4/28/06
Light trespass should be reduced to less than one foot candle on the site perimeter, but this may
be accomplished by the proposed side shielding, which is indicated on plans but currently
cannot be modeled :in the plan calculations.
The applicant's lighting and photometric plan illustrate the entire site lighting. The applicant
proposes the installation of 14 light poles to illuminate the parking area. The pole heights are 22
feet in height. Drive through lighting is provided by four lights on 22 foot poles. Pedestrian
scale lighting is provided along the sidewalk on the west edge of the site, in front of the western
building and in front of the eastern building by double lights on ten foot poles. Twenty eight
additional building lights have been proposed to illuminate the entrances to the buildings. The
applicant has installed additional lighting to the rear of the office condominiums to provide
limited security lighting to the east side of the property. The applicant will be required to
provide additional lighting for the outdoor dining area, and assure that lighting provides for 90
degree cutoff of light beam.
15. Architecture and Elevations. The developer submitted revised building elevations. The
buildings are typical retail buildings with EIFS, concrete block, brick, and prefinished metal
exterior materials. The lower sides of each elevation are smooth and split face cast stone, with
EIFS and brick on upper walls. Tenant bays are predominantly glass fronted, with anodized
alum:inum frames. Canopies are proposed above each tenant space as well. The roofline is a
parapet roof with alternating height, with a metal cap along the roofline. Decorative lighting is
mounted on the build:ing, as well as projecting light fixtures. Color renderings of the proposed
buildings were submitted to the city. In revised plan submissions, the applicant revised the rear
of building one to provide a varied and more attractive appearance. This was accomplished
through variations of EIFS and additional window area on the north and south end of the retail
building.
Building two is a two-story building that follows a similar design, with additional brickwork on
the upper floor. The south side elevation was revised with improved building materials in
revised plan submissions. Additional brick was used on the wall facing 42nd A venue, as well as
additional windows.
The building floor plans are ordinary tenant bays, and site plans show tenant layouts and
mechanical and restroom locations. In the building permit phase, detailed floor plans must be
submitted for approval, including exit doors, sprinkler rooms, and other details. The floor plans
and building plans are subject to the review of the building official and West Metro Fire.
16. Signage. With respect to signage, the buildings qualify as a multiple occupancy shopping
center. The New Hope Sign Ordinance allows signs on this property as follows:
. One monument sign for each street frontage, up to 200 square feet each.
. Fifteen percent of building wall area fronting public streets is maximum allowable wall area
used for signage.
. One wall sign per tenant, except COIDer ocrupancies fronting two streets may have two wall
signs.
The property has 5,994 squ~e feet of fac;ade facing public streets, allowing 899 square feet of
wall signage. Two ground signs may be constructed.
Planning Case Report 06-05 Page 15 4/28/06
The applicant's proposal is largely in conformance with the sign code, but a few signs are non-
conforming. Based on discussion with the applicant and the city, these signs may be allowed
under the PUD flexibility process. These signs include wall signs on building one. Two signs
will be allowed for each tenant. As previously stated, in the event that one tenant occupies
multiple bays)' the tenant is only allowed two signs total. The staff recommendation to allow a
second sign on Quebec A venue for building one tenants is part of several improvements to the
west side of building one to give the appearance of a building front to the public street.
Building two tenants shall be allowed one sign each, except for the north and south comer
tenants which shall be allowed two signs. These extra signs shall be placed on the north and
south facades of the building, one sign per fa~ade, as noted on the comprehensive sign plan.
Specific signage design shall be proposed by individual tenants and subject to review by staff.
The property conforms to area requirements for wall signage. Of the allowed 899 square feet,
the applicant proposes 818 square feet of signage.
The monument signs are 200 square feet each, and meet size requirements. The monument
signs are proposed to be constructed out of cast stone with backlit signage between outer case
uprights. The applicant requests an exception to the Sign Code requirement that prohibits
signage within ten feet of the property line. Upon review of this request, the proposed
monument sign locations are within the IO-foot sidewalk easement. In addition, the signs
shovvn on the site plan do not conform to the design in the sign plan. By moving the signs out of
the easement, the signs will become compliant. Therefore, we recommend holding to ordinance
requirements. The eastern monument sign will fit in space provided, and the western sign will
come very close, with potential minor revision to the sign, drive aisle, and curbing.
17. Snow Storage. Snow storage is proposed to be located on the pavement area in the northeast
comer of the site, thereby potentially reducing the number of winter month parking spaces by
25. It appears that adequate snow storage has not been identified on the site. Staff recommends
that the applicant provide a snow removal plan to ensure the surface parking area is not
encumbered wi,th snow during heavy snow events.
18. Floor Plans. The western building on Lot No. 1 is a 11,472 square foot coffee shop/retail
building. The coffee shop also proposes an outdoor dining area of 256 square feet. The
remaining tenant bays will be rented by retail uses that are in compliance with the permitted
uses in the CB district.
Lot No. 2 has one, two story build:ing. The second floor is proposed to be occupied by one
medical clinic. The first floor is proposed to be other office/retail uses.
19. Utilities and Drainage Plan. See city engineers comments attached.
E. Planning Considerations
Comments from the city's planning consultant hav~ been incorporated into this report.
F. Building Considerations
Comments from the building official have been incorporated into this report.
Planning Case Report 06-05 Page 16 4/28/06
G. Legal Considerations
Comments from the city attorney have been incorporated into this report, and the city attorney will
prepare a development agreement for the project.
H. Engineering Considerations
Comply with all city engineer's comments dated April 25 and 26, 2006 (attached).
I. Police Considerations
Comments from the Police Department have been incorporated into this report.
J. Fire Considerations
Comments from West Metro Fire have been incorporated into this report.
K. Environmental Considerations
Comply with all of the city's environmental consultant comments dated April 28, 2006 (attached).
VIII. Summary
Manley Land Development is seeking approval of a preliminary plat, Planned Unit
Development/Conditional Use Permit comprehensive sign package and site and building plans to
accommodate the redevelopment of the city owned property at 7500-7528 42nd Avenue North. The
project proposes the construction of a 11,472 square foot single story structure and a 17,360 square foot
two story structure. The city has been working for many years to partner with a developer to redevelop
this property. Due to the contamination and difficulty in developing plans, city staff appreciates the
effort given by the proposed developer of the site in addressing many of the concerns that were
discussed by the Design and Revievv Committee.
The applicant's proposal offers new retail and office uses on a property in New Hope that is currently
vacant. Various developments have been approved over the past several years, and the developer is
confident that the latest proposal vvill be built. The proposal vvill provide new uses and investment in
the vacant property.
The developer was responsive to the recommendations of city staff and consultants in formulating
revised plans. Almost every issue raised by staff was adequately addressed in revised plans. Overall,
the proposed development is an excellent addition to the city.:
IX. Recommendation
Staff recommends approval of the PUD, platting and other applications, subject to the follovving
conditions:
1. Enter into a development agreement with the city and provide performance bond (amount to be
determined by city eng:ineer and building official).
2. Comply with city engineer recommendations dat~d April 13 and 25, 2006J including payment of
storm water fee in the amount of $47,100, and payment of $11,000 to share the cost of adding a right
turn lane on Quebec A venue.
3. Comply with city attorney recommendations on plat dated April 24 (full report and summary).
Planning Case Report 06-05 Page 17 4/28/06
4. Approval of plans by building official.
5. Approval of plans by West Metro Fire-Rescue District and comply with recommendations dated
April 12, 2006.
6. Planning Commission to waive review of the final plat.
7. Comply with planner recommendations:
A. Final plat revised to show 10 and 12-foot sidewalk easements on south edge of property.
B. Submit revised, accurate information on lot coverage for lot areas, building, green space, and
paved areas.
C. A total of two tenant bays shall be used for restaurant/cafe uses. Future conversion of retail to
restaurant uses shall require site and building plan review to evaluate parking performance on
the site.
D. Applicant shall show truck circulation to loading area behind building one, if applicable.
E. Drive through order board placement and related equipment shall be subject to review of the
building official.
F. Monument signage shall not be located in 10-foot sidewalk easement on south end of site, and
'shall conform to 10- foot setback requirement in Sign Code.
When the city adopted the park dedication fee ordinance in 2003, this project, along with several others,
was exempted from the ordinance because the development proposal had been submitted prior to the
adoption of the ordinance. Therefore, it has previously been determined that no park dedication fee will be
required for this project.
Attachments: Address/Zoning/Topographical/ Aerial Maps
April 10, 2006 Petitioner Correspondence
April 21, 2006 Petitioner CorrespondencelResponse to Design & Revie-vv and city engineer
April 13 memo
Revised Plans (large scale attached separately for commissioners):
Preliminary Plat Site Plan/Data
Grading Plan & Erosion Control Utility Plan
Landscaping Plant Schedule Details
Photometric Plan and Fixture Details Monument Signs
Parking Data Elevations
Site Section Floor Plans
Sign Plans
April 25, 2006 Planner's Report
April 25, 2006 and April 28, 2003 City Engineer Memos
April 24, 2006 City Attorney Comments
April 12, 2006 West Metro Fire Comments
April 28, 2006 Braun Intertec Comments
Application Log
Planning Case Report 06-05 Page 18 4/28/06
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Village on Quebec
Development Narrative
April 1 0, 2006 - Page 1 of 2
The following is a summary of the proposed development of the Village on Quebec, located at the north-
east quadrant of 42nd Avenue North and Quebec Avenue North. Manley Commercial, Inc. is proposing a
mixed-use development to include an 11,472 gross square foot one level retail building, and a 17,360
gross square foot two level office-service retail building.
The Site
)> The property to be developed is 2.523 gross acres.
? The property is currently owned by the City of New Hope.
)> The property will be developed into two lots. One lot containing a one-level building and the other
lot containing a two level building.
)> The site is flat in terms of grading and site preparation, and typical commercial site preparation and
building excavation techniques will be used for the project.
)> The design currently indicates 162 parking stalls, including seven handicap stalls. This exceeds
the parking requirements for the total building area and intended uses, by 30 to 40 stalls. This was
done to ensure adequate parking capacity for the combined uses, since it is unknown how much of
the space on the lower level of the two-story building would become merchandize retail or service
retail oriented.
)> The site will be landscaped and bermed, and decorative lighting will be utilized to highlight these
features, as well as general illumination.
>- The south end of the one level retail building features a "drive-by" window for a likely restaurant
user that requires this feature.
>- The north end of the retail building indicates an additional "drive-by" window configuration. This
was done to attract a potential user who might want this feature. During marketing of the space, if
we do not have a need for this drive-by, we can remove that feature and provide for additional open
space, patio space, or parking, as that use is defined by a user.
The BuildinQs
? The single level retail building is designed around typical retail merchandize or restaurant bay
spacing, or in other words to accommodate the widest range of potential tenants. The building is
11,472 gross square feet in size.
> The two-story building is designed to be used as a multi-tenant building, with the ability to adapt in-
terior spaces to accommodate a range of office and service retail users, and to provide for common
hallways, service access, and the required life-safety access and existing. There will be an eleva-
tor. The building is 17,360 gross square feet in size.
>- The exterior materials were selected to ensure an upscale exterior look and feel, with materials
such as cast stone veneer, brick veneer, and accents of commercial stucco systems.
>- Exterior lighting will highlight the materials and project an attractive evening imagery.
>- Window and door systems will be aluminum commercial grade storefront systems for the type of
user and activity.
? Canvass awnings will be used to provide accent colors and materials, as well as a backdrop to
tenant signage.
~ Prefinished metal trim and prefabricated cornice segments will be used to the roof-wall tops to
complement the architecture and color palette.
)> to ensure this important elevation does not read as the "back side" of the building. We are aware
of the concerns raised by the council and staff as it pertains to this elevation. We will be sensitive
to maintaining four-sided building architecture, while ensuring the project is consistent with eco-
nomic constraints.
? Mechanical, electrical, and plumbing systems will be sized to meet the full range of tenant uses al-
lowable.
Village on Quebec
Development Narrative
April 10, 2006 - Page 2 of 2
The Users
);> At this time, we are under negotiations with Starbuck's Coffee to occupy the south end of the retail
building. They are considering a space of 1,800 SF, with an outdoor patio.
>- At this time, we are actively pursuing three casual dining establishments that would occupy be-
tween 3,000 and 5,000 SF of the retail building.
>- It is typical that other restaurant and merchandisers hesitate to move forward beyond interest until
the plan has been fully approved with local officials. We expect much more responsive actions
from users after we have finalized the plan and obtain city approvals of that plan. The change in
site organization did slow down our market response, but the net effect has been a better plan and
improved functionality of the site and parking.
Special Environmental Concerns
>- Across the nation, and in every large metropolitan area, many close in first tier suburbs have had
decades old industrial users in by-gone days. In response to these concerns, various levels of gov-
ernment and industry have developed a wide range of mitigation procedures to deal with environ-
mental problems. This is the case with the Quebec Village property.
>- It has been know for some time that groundwater contamination has been an on-going concern
with redevelopment of the property. To overcome these obstacles, both the city and the developer
have engaged environmental specialists to provide guidance to build systems to control, monitor,
limit, or otherwise "mitigate" the known soil contamination issues.
>- The approaches will include the design of an active vapor collection and removal system in the
buildings. These are essentially tiny fans connected to an underground ductwork system that will
collect vapors and vent them vent through the roof. This keeps potentially hazardous vapors from
accumulating inside buildings, and exposing occupants.
>- Snow capture locations are included in the parking lot layout to reduce snowmelt run-off into local
groundwater.
>- The existing on-site monitoring wells will be left in place or relocated as needed. During and after
construction, appropriate steps will be taken to protect the integrity of the monitoring well, and to
ensure full and long-term compliance with regulations.
? Construction operations will be observed by experts to ensure that if any contaminated soils are
excavated, the soils are properly replaced or removed and disposed of in a licensed environmental
faci! ity.
)> We will ensure that construction operations are timed to minimize open grading cuts, and to ensure
cuts are filled before heavy rains might create contaminated surface waters that require mitigation.
);> In every case of environmental concern or over-sight need, our experience has been that these
types of issues are now commonplace to deal with, and we do not anticipate any difficulties in se-
curing any necessary permits, approvals, or complying with local, county, state, or federal regula-
tions pertaining to the soil contamination.
fJd d \Or\V( 4 J ~J I Dt.o
Preliminary Plat Sheet 1 of 1
1 . The plat must include right-af-way dedication for a County Road 9 right turn lane.
So noted, see preliminary plat
2. Either on the plat or by separate easement, a sidewalk easement must be
conveyed to the City. Said easement should be 10 feet wide, except it should be
expanded to a 12 foot width in an area near the intersection to allow for the
replacement of the streetscapeplanter and benches behind the driveway.
So noted, see preliminary plat
3. The City contact name should be changed from Ken Doresky.
So noted, see preliminary plat
4. Lots are compliant with minimum lot size requirements of the CB District.
So noted, see preliminary plat
Grading and Drainage Plan C-2
1 . The City Engineer comments shall pertain.
So noted
2. The sidewalk should be extended north along Quebec Avenue to the north
driveway entrance. Said sidewalk shall lie within the Quebec Avenue right-of-
way.
So noted, see SP-1
3. Pedestrian access between the west building and the County Road 9 sidewalk
should be redesigned to accommodate ADA accessibility.
So noted, see SP-1, C-2
4. Grading beyond the site to the east will require railroad approval.
So noted
5. Parking lot and retainer wall locations south of the eastern building raise
concerns for structures within the County Road 9 right-of-way. We suggest
eliminating the seven southern stalls and shifting the retaining wall north onto
private property.
So noted, see SP-1, C-2, etc
Utility Plan C-3
1 . The City Engineer's comments shall pertain.
So noted
1
2. Fire Department locations for each building should be shown. Parking or
obstructions near the Fire Department connection should be restricted.
So noted, to be addressed in CD phase
Site Plan SP-1
1 . Lot Size. Both lots meet minimum CB District lot size standards.
So noted
Use
Lot Area
Suildin foot rint
Green area
Paved/sidewalk
Floor area- Retail
Floor area- Office
Note: Square Footages and percentages indicated on plans
2. Setbacks. As shown below, the parking curb setbacks do not meet minimum
Code requirements:
Setback Requirements Suildinl;] 1, Lot 1 Buildin~ 2, Lot 2
Required Proposed Required Proposed
Front - South 20 feet 49 feet 20 feet 70 feet
Side Yard - Interior 1 0 feet 72 feet 1 0 feet 10.67 feet
Side Yard - Corner Lot 20 feet 32 feet N/A N/A
Rear 30 feet 1 04 feet 30 feet 133 feet
Parking/Curb Setback 5 fe~t 3 feet 5 feet 3-5 feet
8. Staff recommends an expanded setback along the north property line to
provide a row of conifer trees to screen the industrial park to the north.
So noted, see L-1
b. The seven parking stalls at the south property line should be eliminated to
allow the retaining walls to be moved onto private property and to avoid
headlight glare for County Road 9 motorists.
So noted, SP-1, L-1, ete
3. Parking. The New Hope Zoning Code requires three spaces plus one space per
300 square feet of office space. The 8,680 square foot office use will require 29
parking spaces. In addition, one space per 200 square feet of retail is required.
This creates a parking requirement of 144 spaces. The site plan shows 162 total
2
parking stalls, creating an excess of 18 stalls. Parking raises the following
issues:
a. The Zoning Code requires that parking spaces used for snow storage not
be included in parking calculations. The site plan shows 31 spaces used
for snow storage, but a maximum of 18 (excess) stalls can be used for this
function. In previous plans, this storage-related shortfall was addressed by
requiring periodic removal of excess snow, if necessary. A similar
approach should be adopted for the new development plan. A snow
removal plan should be included with the application submission.
b. The west building proposes two drive through stations suggesting two
potential restaurants in the building. With adjusted calculations to account
for cafe and restaurant uses, the required parking will likely increase and
likely exceed parking provided. Assuming the north two and south two
tenant bays are restaurant uses with 50/50 customer/employee area splits
(60 x 20 x 4 = 4,800 square feet, 2,400 dining/2,400 kitchen/storage), an
incremental gain of 66 parking spaces would result from incorporating
restaurant uses (90 restaurant - 24 retail). This pushes total parking
demand to 210 with 162 provided, a shortfall of 48 required spaces, or 23
percent. If snow storage spaces are removed as well, the parking shortfall
is 79 spaces, or 38 percent.
The previous development qualified for a reduction in required parking
spaces, based on the assumption that evening retail traffic would
complement daytime office traffic. Under the new development) retail uses
increase significantly as a percentage of the development. Even though
the site has one building removed, the plan remains tight and .parking may
be inadequate given the additional retail load, minimal snow storage
provision, and reduction in proposed office to balance peak traffic periods.
The site plan is tight for parking. Staff is willing to apply the shopping
center parking standard of one space per 200 square feet retail including a
restaurant. However, we are concerned with introduction of a second food
service/restaurant use considering the size of the site and aggressive site
design.
The above parking calculation does not follow the parking requirements as according to
New Hope requirements per the code posted on-line to the best of our
knowledge. Further discussion on this issue is required. We generally concur
with the restaurant parking requirement calculation above and the idea that snow
storage will reduce the parking available. Snow removal shall be required upon
such time as the parking count requires.
c. Provide a five foot parking setback from the north property line and a
landscape screen.
So noted, see L-1
3
d. Eliminate seven parking stalls along the south line, south of the east
building.
So noted, see SP-1
4. Traffic Circulation.
8. Shift the right-in only from County Road 9 westward to align with north-
south parking lot aisle.
So noted, see SP-1
b. Add traffic signage to southern access to protect free flow traffic into the
site (stop signs, etc.).
So noted, see SP-1
c. Increase the curb cut width for the Quebec Avenue access to 32 to 36 feet
and show truck turning radius.
So noted, see SP-1
d. Provide surmountable concrete curbing at each end of the parking lot
islands in the center parking lot to accommodate truck turning radii
throughout the parking lot.
So noted, see SP-1
e. Add traffic direction signage at Quebec Avenue curb cut and drive through
lanes to reduce confusion.
So noted, see SP-1
f. Extend median separation to southbound and northbound drive through
lanes to avoid conflict.
Not applicable as a result of plan revisions
g. Sign drive-through lanes west of building. Drive-through and load area
only no parking.
Load area signs to be located on building
5. Drive Through Lanes.
8. The north drive-through lane has an irregular design, tight turning radius,
outlets traffic at the entrance to southern drive-through and conflicts with
trash enclosure access. Staff recommends the elimination of the southern
drive-through facility. This would allow the following:
II Additional parking
. Greater parking setback along north lot line
. Additional green space
. Improved traffic circulation for trucks and the south drive-through
II Potential for an outdoor dining area
III Reorientation of the trash enclosure
4
b. Drive-through lanes should illustrate the locations of the menu and order
boards.
So noted, see SP-1, drive thru menu board location to be reviewed by City staff upon
location to meet requirements of future tenant.
6. Outdoor Dining.
8. All outdoor dining areas should illustrate table arrangements, trash
receptacles and pedestrian aisles compliant with City ordinances.
So Noted, final seating & trash location to be reviewed by City staff upon location to
meet requirements of future tenant
b. The off-street parking supply calculation should include the outdoor dining
area.
So Noted
7. T rash Enclosu res.
a. Detailed trash enclosure elevations must be provided.
So Noted, See A-400
b. Trash enclosure openings face Quebec Avenue without proper screening.
Reorientation and/or additional landscaping are recommended.
Not applicable as a result of plan revisions
Landsc'ape Plans L-1
1. Provide increased setback along north parking lot providing coniferous plantings
to screen industrial land uses to the north.
So Noted, see L-1
2. Screen trash enclosure openings.
So Noted
3. Eliminate seven parking stalls along south property line and expand landscaped
area.
So Noted, see SP-1
4. Preserve sight lines down the back of the east building for police observation.
So Noted, see L-1
5
Lighting Plan
1 . Change lighting plans for more uniform lighting across the parking lot, lower light
levels, reduce pole heights (20 foot high light standards are suggested).
See photometric plan
2. The photometric plan should reflect building lighting at the back of the east
building.
See photometric plan
Architectural A200 - A201
1. Increase use of glass (including faux windows) on the west edge of the building,
facing Quebec Avenue. This is especially needed on the southwest corner. This
is to give a building front appearance to Quebec Avenue.
See A200 - A201
2. Increase use of non-EIFS material on south of building 2, facing 42nd Avenue.
Cast stone, brick, glass, and other materials would create a better street
appearance.
See A200 - A201
3. Back of east building will be a target for graffiti. Graffiti protection measures in
building design, future site maintenance, and association documents must be
provided.
So noted, See improved lighting on photocell, enhanced surveillance, face material
allowing resurfacing.
4. Provide coloriul canopies over drive-through service windows.
See A200 - A201
5. Provide color elevations.
Provided
6. Eliminate reference to Buchanan Street
So noted
Signage Plan A202 A203
1. Signage is requested for back and front of the west building's end tenants. Also
have signage on the ends of the building. We recommend restricting wall
signage to two signs per tenant on the west building and tenants must choose
signage at either use or side of building, but not. both.
So noted, see A202
6
2. Address signage should be included in the sign plan.
So noted, requesting staff approval following revie\ltl & approval by postal officials
3. The east building wall sign appears to be acceptable.
So noted
4. The ground sign must maintain a 1 0 foot setback from the property line.
Site conditions do not afford a ten foot setback. Requesting an exception.
7
DESIGN & REVIEW COMMITTEE
April 13, 2006
Committee: Svendsen, Oelkers, Houle, Nirgude
The Development-Review Team met on April 12 to consider a request for PUD, CUP for shared
parking, preliminary plat, site/building plan review, and comprehensive sign plan.
Staff: AxeC Coone, French, Green, Jacobsen, Johnson, McDonald, Slawson, Sylvester, Wolf
Consultants: Brixius, Vander Top
PROJECT: PUD, CUP, plat, site/building plan review, comprehensive sign plan
SITE: 7500, 7516, 7528 Winnetka Avenue North
ZONING: eB, Community Business
PROPERTY OWNER: City of New Hope
APPLICANT: Manley Commercial Development
DESCRIPTION: The applicant is requesting PUD approval to allow construction of one, two-story
office condominium/retail building on the eastern portion of the site, and one, one-story retail
building on the western portion of the site with shared parking and site access. A preliminary plat
was submitted for property to be known as New Hope Quebec Addition. A comprehensive sign plan
needs to be approved for the project
The Development Review Team was supportive of the request. Please refer to attached planner's
report for summary. The following comments were made on the plans:
Plat
. Change city contact name from Ken Doresky to Curtis Jacobsen
So noted, see Preliminanj Plat
. Show sidewalk easement on southwest comer at 12 feet to accommodate benches/planters and 10
feet for the balance of sidewalk on west and south
So noted, see Preliminary plat
. Extend sidewalk on "vest side north to curb cut
So noted, see SP-l
. Retaining wall on east is located in the right-af-way
So noted.! see Civil Plans/revisions
. Clarify right-of-way on all sides
So noted, see Preliminary Plat
Plans
. Remove planters and bench from area shown on plan - potential relocate to corner
So noted.! see SP-l
. Right turn lane shown on plans - is developer constructing now or dedicate for future
Turn lane to be constructed concurrently 'lvith project generally
. Clarify parking calculations for office/retail/restaurant uses and number of spaces
needed/provided
Addressed otherwise
. Code requires parking lot to be 5 feet from property line - move east parking lot curb to west to
comply. North setback must be increased as well.
So noted, see SP-l
. May need to eliminate parking spaces at southeast comer of property
So noted, see SP-l
. Address traffic congestion at site entrances
So noted, see SP-l
8 Intermingling of retail/restaurant/office patrons during day may pose parking problem
So noted
. Provide landscaping/screening along north property line
So noted, see L-1
. Landscape/screening of trash enclosures
So noted, see L-1
. Rotate west trash enclosure so opening faces north rather than toward Quebec
Not applicable do to plan revisions
. Widen Quebec access to 32 or 36 feet for better turning radius
See SP-l
. Indicate truck circulation radii on site plan
See SP-l
. Indicate ways to minimize vehicle circulation conflicts at entry points
So noted, see SP-l
. At northwest corner, possibly install median to separate two-way traffic
See SP-l
. Install surmountable curb on ends of center islands
See SP-l
. Potential to install concrete (one to two feet) on both ends with landscaping in middle of islands
See SP-l
. Identify fire department connections on both buildings and location of sprinkler systems
So noted, to be addressed i-n CD phase
e West drive lane should be striped for loading area only (no parking) closest to building
So noted, see SP-l
. Lower light poles to 20 feet, reduce wattage to comply with light levels at periphery
So noted, see photometric plan
. Indicate light levels on photometric plan for utility lights on back of building 2
So noted, see photometric plan
. Potential for vandalism on back of building 2 - provide lighting on back of building or clear sight
line from 42nd A venue for police
So noted, see SP-l& photometric plan
. Provide sound and site details for menu board/speaker
So noted, seeking staff approval at appropriate time
. Identify on plans tables and trash area for outdoor dining/patio
So noted, seeking staff approval at appropriate time
. Add bollards around patio area and along sidewalk to north for 2nd restaurant potential outdoor
dining
So noted, see SP-l
. Building 2 elevation -less EFIS material on south side of building facing 42nd A venue
So noted, see A200 A-201
. Increase use of glass, etc. on west wide of building 1 facing Quebec, especially southwest comer
So noted, see A200 A-201
. Potential building color to deter graffiti or coat with graffiti resistant material
So noted, see A2GO A-20I
. Add language regarding graffiti cleanup to condominium documents
So noted
. Possibly add canopies over drive thru windows
So noted, see A20a A-20I
0 Building bump outs shown on site plan but not shown on elevations
So noted
. Excess wall sign age - eliminate some
So noted, addressed otherwise
. Show address on monument sign
So noted, seeking staff approval
. Clarify sight lines for sign location and drive thru lane traffic
So noted, see SP-I, L-l
e Provide trash enclosure details
See A2Ga A-400
. Indicate drainage on southeast corner of property
So noted, see C-2
. Provide ADA access to site via sidewalk along 42nd A venue
So noted, see SP-I, C-2
CD Provide storm water calculations
Civil to provide
. Pond fee required (to be calculated by city engineer)
Civil to provide
" Relocate sanitary sewer manhole from parking space to drive lane
So noted, see C-3
(I) Indicate where mechanical room is in east building
So noted, see SP-l
. Light poles must be rated for wind gusts of 90 mph
So noted
. Environmental consultant to provide details on monitoring wells
So noted
. Eliminate street name on plans A-201 and A-203 (Buchanan) for rear (east) elevation
So noted
Attachments:
. Application
. Address/zoning maps
. Petitioner correspondence
. Plat
. Plans
. Braun Intertec memo
. Code excerpts - administrative permit - drive thru and outdoor dining
NOTE: REVISED PLAN Deadline is Friday, April 21, by 3 p.m.
Planning Commission, Tuesday, May 2, 7 p.m.
City Council, Monday, May 22, 7 p.m.
2335 West Highway 36 - St. Paul, MN 55113
Office: 651-636-4600 - Fax: 651-636-1311
www.bonestroo.com
TO: Kirk McDonald
FROM: Vince Vander Top
DATE: April 13,2006
We have plans for the redevelopment of the property at 42dAvenue and Quebec
Avenue. The following comments should be considered in the further review of the
application:
Preliminary Plat Requirements
1 . Access to the trunk sanitary sewer manholes along the eastern edge or the
property will be important. Public Works will need access to these manholes for
maintenance purposes. The access path should be identified and a permanent
easement dedicated. This must be coordinated with the applicant.
So noted, see preliminary plat
2 . Additional ROW is required along 42nd Avenue. This is depicted on the
civil drawings but not on the preliminary plat. The attached Figure 1 shows ROW
and easement requirements. A proposed 5f-wide additional ROW is shown. This
appears to be consistent with the civil drawings. This must be shown on the
plat. We will also require an additional 9'-wide drainage and utility and
sidewalk easement which must also be on the plat. A triangle easement is also
required on the SW comer of the property to accommodate the future signal mast
relocation.
So noted, see preliminary plat
3 . The two lots will share accesses. Provide and document required access and
cross easements for the benefit of both lots.
So noted
4 . Provide easements over sewer, waterr and storm sewer utilities for -the
benefit or both properties. Utilities within the property will be private, but
easements are required for the shared benefit of both lots.
So noted
5 . Provide drainage and utility easements along the perimeters of the lots as
is typically required.
So noted
Existing Site and Removals
6 . The removal plan indicates the relocation of the traffic signal mast as
the intersection
of Quebec. Verify that the turn lane construction will occur as part of this
project.
It is intended that turn lane construction yvill be conc~irrent with general project construction.
7 . Bench and planters along 42 d Avenue will be removed according to the
plan.
Discuss need to replace or relocate.
Relocated, see} SP-l
8 . Any existing curb cuts along 42d Avenue will need to be removed and
replaced.
Sidewalk will also need to be removed and replaced.
So noted
9 . The curb on the west side of Quebec Avenue should not be removed.
So noted
10. Trees to remain on site should be identified as protected. Construction
fencing should
be placed around the drip line or the trees to be protected.
So noted, see C-l
11. The monitoring wells are identified to be removed. Remove, adjust, or
relocate per recommendations of City environmental consultant Doug Bergstrom.
So noted
12. Electric transformers are identified to be removed from the site. Identify
where they will be relocated.
So noted, see Civil Plans
Gradine, and Erosion Control
13. Coordinate Driveway apron construction with Public Works. Concrete apron
to be constructed per City detail in that a joint is constructed between the
gutter and apron. This detail must be included in the plans.
So noted, see Civil Plans
14. The site will be graded such that the majority of storm water runoff will
be directed to the north. A minor amount will be directed to 42nd Avenue. The
amount directed to 42nd Avenue should be minimized.
So notecl, see C-2
15. We have verified the EOF for the property and it is not to the north. The
low point in the area is in the NE comer of this property at the catch basin. It
appears that the EOF elevation will need to be set based on the elevation of the
building on the
property to the north.
So noted
The last Quebec Addition submittal had more distance between the east building
and the RR property. The previous grading plan allowed for an EOF out to 42nd
Avenue. This plan does not appear to allow for an BOF to be oraded. It would be
preferred to limit the EOF elevation between the condos and the ~~ tracks
according to an elevation of 900.0. It is currently shown at 902.5. tile will need
to review this issue more closely with the applicant's engineer.
So noted, see Civil Plans
16. A new 2 1 -inch storm sewer will be constructed under the east curb line
of Quebec Avenue as part of this project. Field verify the invert elevation of
Ex. Storm MH 136 to assure the invert of CBMH 8 is low enough to accommodate a
future connection.
So noted
17. With the construction of this storm sewer, the east curb line of Quebec
Avenue should be shifted 4 feet to the east. Refer to the attached Figure 2
describing the revised geometries or Quebec Avenue. The west curb line will be
reconstructed as part or a future project.
So noted
18. We would recommend that this development have a responsibility toward the
cost of the future modification of the Quebec and 42nd Avenue intersection. This
obligation was previously discussed on the order of $11,000.00. This amount must
be verified.
So noted
19. It is proposed that a 6-foot-wide sidewalk be constructed directly behind
the east curb
of Quebec Avenue. This sidewalk should extend to the north property line.
See SP-l
20. The right-in only access from 42nd Avenue should be shifted west to better
align with
the drive aisle. It conflicts with the island as drawn.
See SP-l
21. Add a concrete apron and valley gutter to the driveway access off or
42dAvenue.
22. Widen the driveway access orf of Quebec Avenue to 361 providing right and
left turn lanes exiting the property and one entrance lane. Widening this
driveway will conflict with the north drive through. It appears that north drive
through would need to be eliminated to accommodate this driveway width.
Construct a concrete apron for this driveway.
See SP-l,Civil Plans
23. Improve access to 'trash enclosure by turning it north. Access near the
north driveway
is not recommended as this area will be congested.
Not applicable do to plan revisions
24. Two stairway sidewalk connections are provided along the south property
line. Remove the single stair located on the west access and replace it with an
ADA compliant ramp.
See SP-i, C-2
25. Grading activity extends onto the ~R property. Any activity on the ~~
property will need to be coordinated with the RR. A permit requirement is
likely.
So noted
26. Additional curb spot elevations and curb slopes should be provided to
ensure proper drainage. Drainage in the area of the north turn around is not
\~ell defined. It is not clear how drainage from the SE parking, lot will be
accomplished. 6-inch PVC drain to 42nd Avenue curb is not an acceptable method.
So noted, see Civil Plans
27. SE parking lot does not meet set back from new ROW. Adjustment is
required.
So noted, See SP-I
28. A new retaining wall is shown in the new ROW. The County will require the
development association or City to maintain ownership of this wall. The wall
should be moved outside of the ROW. The wall should be a poured-in-place wall in
lieu or segmental retaining wall block. The wall should be configured similar to
the wall on the south side of 42nd Avenue.
See Civil Plans
29. Submit storm sewer calculations demonstrating runoff amounts for a 10 year
and 100 year event. Demonstrate inlet capacity for a 10 year event (minimum) .
Coordinate these calculations with the 100 year BOF requirements mentioned
previously.
So noted, to be provided
30. As discussed previously, discuss the timing of the construction or the
right-turn lane. If it will be constructed at a later time, remove it from this
plan. Submit a "ghost-plan" demonstrating that the right-turn lane could be
constructed in the future. Label the proposed ROWand sidewalk easement
dimensions on the drawings. This information must be consistent on all drawings.
It is intended that turn lane construction 1-vill be concurrent rvith general project construction.
31. Signs should not be located in the drainage and utility and sidewalk
easement along 42nd Avenue.
Req'uesting an exception
Utility Plan
32. It has been previously identified that this development will contribute
$47,100 as a storm water fee to off site storm water improvements. This \1il1 be
in lieu of constructing a storm water quality/quantity pond on site.
So noted
33. Reconstruct storm structure on the north edge of the property and replace
casting, with a solid casting. The existing structure cannot remain in place as
shown.
So noted, see Civil Plans
34. Verify elevation of existing sanitary sewer manhole in the NF, comer of
the property.
Coordinate rim elevation with final grade. Make adjustments as necessary.
So noted, see Civil Plans
35. Move SSMH 2 to center or drive lane in parking lot.
So noted, see Civil Plans
36. Hydrant relocation is only necessary if turn lane is constructed.
So noted, see Civil Plans
37. Assure easement over storm sewer and sanitary sewer on railroad property.
Coordinate with the City. Assure access onto RR property.
So noted, see Preliminary Plat
Detail Sheet
38. Identify heavy duty areas in the typical pavement section.
So noted, see Civil Plans
39. Coordinate curb type around parking lot medians with planner and fire
department co~ments. It may be desirable to utilize surmountable curb. This
would allow emergency vehicles to drive over islands essentially improving
taming radii for emergency vehicles.
So note~ see SP-1, and Civil Plans
40. Replace outside drop manhole details with inside drop manhole details.
So noted, see Civil Plans
Landscape Plan
41. Identify existing trees size.
So noted, see L-1
Other site comments
42. Acquire driveway pennit from Hennepin County for access to 42dAvenue.
So noted
43. Obtain NPDES pennit for erosion control.
So note
End of Comments
If you have any questions or concerns please contact me at 651-604-4790.
TO: Ken Doresky
FROM: Vince Vander Top
cc: Kirk McDonald, Mark Hanson, Guy Johnson
DATE: April 28,2003
SUBJECT: 7500-28 42nd Avenue Water Quality Requirements
This memo outlines a recommended fee for regional water quality improvements for
this site. This property will contribute a cash fee toward regional improvements
because a water quality pond cannot be constructed on site for envirorunental
reasons. This recommendation is consistent with the Surface Water Management
Plan and with past conversations with prospective property developers. The total
fee will represent the cost that would have been realized to construct a pond
and the value of the land occupied by the pond.
Site considerations/Pond Characteristics
. The site area is slightly less than 110,000 SF.
. A water quality pond for this site would include 16,000 cubic feet of wet
volume.
0 If the pond were 5 feet deep on average and proper sideslopes and benches
were included around the pond, 4,900 SF (70' X 70') would be required for
the pond.
Pond Construction Costs
Common Excavation 1,500 CYs @ $10/CY $15,000
Outlet Structure, Lump Sum $5,000
Rip Rap. & Pipe
Restoration, Landscaping Lump Sum $2,000
Construction Cost Total $22,000
Indirect Costs (25%) $5,500
Land Value 4,900 SF @ $4.00/SF $19,600
Total Contribution $47,100
Revised to
$47,257
The value or this contribution can be adjusted based on the agreed value of the
land. $4.00/SF was used based on past discussions.
A typical rate of 25% was used for indirect costs. These costs include legal,
engineering, and administrative costs for easements, design, and other project
management activities.
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42ND AND QUEBEC Eag;n~r:.-n &: AtC'.'7it€('
3405000F02.D\tll'{; a.'T~: JI)L,( ::HJ05 COMM: 0':30Q34-':)5':100
April 12, 2006
Re: Revised Plan for the Frey Development Quebec Addition, New Hope.
West Metro Fire-Rescue District conducted a plan review on plans received and
revised date of April 7, 2006, for the above referenced property. The following
items that are listed below are comments or requirements per West Metro Fire-
Rescue District Policies, the 2003 Minnesota State Fire Code, and NFPA
Standards.
1 . The retail and office/retail buildings would be considered a B and an M and
possibly an A occupancy. Per New Hope City Ordinance and the Building Code
Section 1306 both buildings would be required to be sprinklered. Any B or M
occupancy with 2,000 or more gross square feet is required to be sprinklered.
So noted
2 . Between the two buildings square footage this development would require a
total of 5 hydrants. Due to the building being sprinklered we will accept the
plan a shown with the 3 hydrants, although fire hydrant locations may be
required to be moved depending on fire department connection locations. A flo"J
rate of 2,250 gpm would be required for building I or lot 1. Building 2 and lot
2 would require a flow rate of 2,500 gpm. A reduction in required fire flow or
up to 75 percent, as approved, is allowed when the building is provided with an
approved automatic sprinkler system. The resulting fire flow shall not be less
than 1,500 gallons per minute. 2003 Minnesota State Fire Code Appendix 13 and C,
Section B 1 05 and C I 05.
So noted}' see C-3
3. Lock boxes will be required to be mounted on both the buildings in this
development. The lock boxes shall be located above the fire department
connection roughly 5 feet. The fire inspector can provide the order forms for
the fire department lock boxes. 2003 MSFC Section 505
So noted
4 . The west drive way area behind retail building one shall have a fire lane
located on both side of the curbing from the north side of the building all the
way to the end (east) side of the building. Question there are some hash marks
on the plan. Do this hash marks count for painting on the street or curbing? We
shall have a minimum of a 20 ft access to the back of this building. Fire Lane
signage shall be located every 75 feet. 2003 MSFC Section 503.3.
. In the meeting it was discussed to have this he a loading zone only and the area would be
stripped outfor loading zone only. Still inquiring on where the fire department lock box will he
located on building 1.
So noted, we interpret that a fire lane is not required in this location
5 . Provide information on where the fire department connection will be located
on each building. Depending on where the fire department connection is located
will determine if a fire lane is required and where a fire lane would be
required. 2003 MSFC, Section 503.3.
So noted}' compliance intended & connections per requirement
6 . Address shall be located on the front dOQrs and also the back doors.
Main address shall be located on the address side of the building(s) .
2003 MSFC Section, 505.
So noted}' compliance intended upon postal service review and approval
7 . Provide signage on exterior or the door that has the most direct route to the
fire sprinkler riser to read: "Fire Sprinkler Riser Access" and provide signage
inside to direct firefighters to "Fire Sprinkler Riser Room "as appropriate.
2003 MSFC, Section 510.1
So noted, details provided in CD phase
8 . Provide signage on exterior or door that has the most direct route to the
roof access to read: "Roof Access". 2003 MSFC, Section 510.1
So noted, details provided in CD phase
9 . AU buildings required to have a sprinkler system shall have horns and strobes
shall be located throughout the inside of the building and/or tenant spaces. The
horn(s) and strobe(s) shall activate upon water flow alarm of the sprinkler
system. The horn(s) and strobe(s) shall be located in an area continuously
occupied during working hours to ensure that audible public mode signals are
clearly heard, they shall have a sound level at least 15 dBA above the average
ambient sound level or 5 dBA above the maximum sound level. West Metro Fire
Rescue District Sprinkler Policy.
So noted, details provided in CD phase
10. There are only a couple of options that may be used for sprinkler valve
locations, 1) A wall post indicator valve may be used when there is no direct
access (which location shall be approved by the Fire Inspector). A one-hour fire
resistive construction protecting the fire sprinkler room with exterior access,
drain, emergency light pack, and a sidewalk to public way. It appears that
building I will have a mechanical room with a door from the outside. What about
building 2?
So noted, details provided in CD phase
11. Turning Radius by building I (the one-way and drive thru) appears to be
tight for the turning radius of a fire truck. This should be looked at and re-
evaluated. Also turning radius in the middle or parking lot with the center
islands need to be adjusted so that the turning radius isadequate. It is a
little tight for the fire trucks.
So noted, see SP-l
If you have any questions or concerns plea$e feel free to contact me at
(763) 537-2323 extension 2004.
Sincerely
Shelby Wolf
Fire Inspector
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PARCEL AREAS:
Parcel A Area = 40,484.4 square feet = 0.929 acres
ParcelS Area == 30,694.6 square feet = 0.705 acres
. Parcel C Area == 32,310.0 square feet = 0.742 acres
Vacated alley area = 6,410 square feet = 0.147
Overall Area = 109,899.0 square feet == 2.523 acres
I PROPOSED LOT AREAS:
Lot 1 J Block 1 area = 58,65803 square feet
Lot 2, Block 1 area = 49,585~3 square feet
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l AUDITORJS SUBDIVISION NO. 324
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f 4 2 N 0 N:.W ARIGHTViURNEl.A'iEN U E NOR":'-I H' . t8~g~-iN :Ei~.,1NG \ \ - .......... 0.59
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EXISTI NG
LOT AREA :t109,899 S.F. 2.523 ACRES
PROPOSED
LOT 1 DATA:
LOT AREA :t58,623 S.F. 1.35 ACRES
BUILDING AREA: 11,472 S.F.
TOTAL NUMBER OF PARKiNG
ST ALLS PROVI DED: 77
TOTAL NUMBER OF PARKING
STALLS REQUIRED: 52
1 PER 200 S.F.. @ 90% EFF.
NUMBER OF HANDICAP
STALLS PROVIDED: 3
NUMBER OF HANDICAP
STALLS REQUIRED: 3
BUILDING AREA: 19.5%
GREEN AREA: 12%
PAVEMENT AREA: 70%
RIGHT TURN LANE/PUBLIC WALK: 1 .5%
LOT 2 DATA:
LOT AREA ::t49,702 S.F. 1.14 ACRES
BUILDING AREA: 17,360 S.F.
RETAIL - 8,680 S.F"
OFFICE - 8,680 S.F"
TOTAL NUMBER OF PARKING
ST A-LLS PROVIDED: 82
TOTAL NUMBER OF PARKING
STALLS REQUIRED: 65
RETAIL - 1 PER 200 S.F. @ 90% EFF.
OFFICE - 1 PER 300 S.F. @ 90% EFF.
NUMBER OF HANDICAP
STALLS PROVIDED: 4
NUMBER OF HANDICAP
STALLS REQUIRED: 4
BUI.LDING AREA: 17%
GREEN AREA: 12% ..... _............ ~.. ,. -- ~~-_......_...... &. .. --. ~.^.. . ~.. .~ _.~
PA VEMENT AREA: 70%
RIGHT TURN LANE/PUBLIC WALK: 1%
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LANDSCAPE PLAN 8.~o'<\"~O~ :~N.S IN ~ 40' ea
--
LANDSCAPE SCHEDULE I
Q11'. KEY COMMON / BOTANICAL NAME SIZE R~h,;ARKS
TREES I STRAIGHT TRUNK,
3 ,~B AUTUtvtN BLAZE MAPLE 2.5" 8&8
Acer x freemanii J Jeffersred' NO V-CROTCH I
1 BS BLACK HILLS SPRUCE 6' B&B FULL FORM
Picea glauco densata
8 FA FALL GOLD ASH 2.51) 8&8 STRAIGHT TRUNK,
Fraxinus nrgra 'F allgold' NO V-CROTCH
3 HL SKYLINE HONEYLOCUST 2.5" B&B STRAIGHT TRUNK.
Gleditstc triacantho~ inermis 'Suncole' NO V-CROTCH
2 RC RED SPLEDER CRABAPPLE 2" B&8 STRAIGHT TRUNK)
Malus 'Red Splender NO V-CROTCH
I
SHRUBS
18 AC ALPINE CURRENT 18" HT.J CONT. MIN. 5 CANES
AT HT. SPEC.
Ribes alpinum
10 Be BLACK CHOKEBERRY 24tJ HT., CONT. MIN. 5 CANES
Aronia melanocarpa 'Autumn Magic' AT HT. SPEC.
37 GF GOLD FLAME SPIREA 18>> HT., CONT. MIN. 5 CANES
Spirea x bumalda JGoldfiame' AT HT. SPEC.
59 MJ MINT JULEP JUNIPER 24 n DIA., CONT. MIN. 5 CANES
Jun iperus chinensis 'lvlonlep t AT DlA. SPEC.
22 ML MISS KIM LILAC 24" HTot CONT. MIN. 5 CANES
Syringa patula 'Miss Kim ) AT Hi. SPEC.
22 - NS NEOf'4 FLASH SPIREA 18" Hr., CONT. MIN. 5 CANES
Spirea japonica 'Neon Flash AT HT. SPEC.
46 RD RED TWIGGED DOGWOOD 24" HT., CONT. MIN. 5 CANES
Cornus sericea 'Baileyi' AT HI. SPEC.
PERENNIALS
32 BE BlACKEYED SUSAN 1 GAL. CONT.
Rudbeckia 'Goldstrum ,
78 HR HAPPY RETURNS DAYLILY 1 GAL. CONT.
Hemerocallis 'Happy ReturnsJ
8 KF Feather Reed Grass 1 GAL. CONT.
C. X acutiflora 'Karl Foerster ,
114 PM PARDON ME DAYLILY 1 GAL. CONT.
Hemerocallis 'Pardon Me'
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NOTES:
1, THE FODTCANDLE LEVELS AS SHOWN ARE BASED ON THE FDLLD~ING
CR I TER I A, ANY SUBSTITUTIONS IN SPECIFIED FIXTURES OR CHANGES
TO LAYOUT WILL AFFECT LIGHTING LEVELS SHOWN AND WILL NOT
BE THE RESPONSIBILITY OF SECURITY LIGHTING,
SECURITY LIGHTING SYSTEMS MODEL # SEE FIXTURE SCHEDULE
LAMP TYPE) 'vI A TT AGE MET AL HALIDE; 400 & 100 viA TT
LUMEN OUTPUT 36;000 &: 9 ;000 LUMENS
MOUNTING HEIGHT 22' & la'
2, THE CONTRIBUTION OF THE METAL HALIDE SOFFIT / BUILDING
LIGHTING IS NOT REFLECTED ON THIS DRAWING.
3, DISTANCE BETWEEN READINGS 10'
4. FINAL ADJUSTMENTS TO AIMING ANGLE/DIRECTION OF FIXTURES MAY
BE REQUIRED TO ELIMINATE LIGHT TRESPASS DR GLARE ONTO
ADJOINING PROPERTIES OR ROADWAYS,
5, FODTCANDLE LEVELS SHOWN ARE MAINTAINED,
MAINTENANCE FACTOR USED ON THIS DRAWING IS l75
**SPECIFY COLOR NOTE: ALL POLES DRILLED
FIXTURE TYPE: I SYMBOL QUANTITY CDNFIG QUANTITY POLE TYPE: * QUANTITY
RSB/RCL40Q- iIl -MH-**-MT ~ I 14 SGL I 13 SSP-20-** C5V) 18
RSB/RCL400-rV-MH-~*-MT ~ 9 DBL. 180<> 5
(2) D7 33 -PC - T5-100MH-120 V -*~ OeD 10
2BR08U-~* / D1303-10
$'w'P-IOOMH-**-MT 0 5 I I
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* TRASH ENCLOSURE PLAN &: DETAILS ~..... a;v..'l It. :o~ ~! ~
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NOTF: I
FROVIDE ALTERNATE FOR MONOLITl-lIC
I SLAB-QN-GRADE CONSTRUCTION I
16 I _ g II
-- 6 II PIPE WI CONe. rill
PAINT WHITE -SEE 1/A-4e>0
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NORTHWEST ASSOCIATED CONSULTANTSr IN C.
4800 Oisen M em oriai HighwaYI Suite 202, Golden Val I eYt MN 55422
Telephone: 763.231 .2555 Facsimile: 763.231.2561 plan ners@nacpla nn ing. com
MEMORANDUM
TO: Kirk McDonald
FROM: Charles Carlson / Alan Brixius
DATE: April 25, 2006
RE: New Hope - 42nd and Quebec Retail Proposal
NAC FILE: 131.01 - 06.05
BACKGROUND
Manley Commercial Development has submitted plans to develop the vacant City-ovvned
property at 42nd Avenue and Quebec Avenue North in New Hope. The plans represent a
substantial revision from previously approved plans. The primary changes to the development
plan include:
. Introduction of a drive-through lane to serve retail use.
e Additional retail uses in east building.
0; Substantial reduction of office uses.
The changes proposed are substantial, fundamental changes that represent a significant
departure from previously app~oved development plans. Due to this change, the developer
applied for project review and approvat including platting, site and building plan review,
CUP/PUD, plan submission to the Minnesota Pollution Control Agency, and other requirements
as necessary. The developer shall be responsible for park dedication and stormwater
management fees, unless previously paid with the original approved plan.
REVISED PLANS
The applicant met with staff and consultants in a Development Review meeting on April 12,
2006 and the Design and Review Committee April 13, 2006. Based on input from these
meetings, the applicant prepared revised plans that addressed the comments and issues raised
by staff, consultants, and committee members. Revised plans were received by the city on April
21, 2006.
SITE HISTORY
The property proposed for development is a three-parcel brownfield redevelopment site owned
by the New Hope EDA. The city previously cleared the site of trichloroethylene contamination,
left by a former electronics manufacturing firm. The site was approved for a four-building
office/retail development in July 2005. The developer submitted a final plat for review and
approval in October 2005. This plat was approved, but construction did not begin on the project,
as a delay with a potential tenant forced a late start. In September 2005, the applicant requested
a delay to the development agreement to refine operations. The City agreed to the request
subject to three conditions: a non-refundable $5,000 deposit on the site, project work to proceed
by June 12, 2006, and City review of any significant. changes proposed for the site.
REQUIRED APPROV ALS
The new development proposal will require re-approval of several zoning and planrring
permits. Additional approvals will be required for the new site, for the proposed drive through
lane accessory to the retail building.
Approvals Required:
Preliminary and Fillal Plat
Site and Building Plan Review
CUP for Commercial Planned Unit Development
Comprehensive Sign Plan
Administrative permit for drive-through service lanes accessory to retail uses
Administrative permit for outdoor dining area, if requested
PLAN REVIEW
Preliminary Plat. The preliminary plat for the site is identical to the previously approved plat.
The developer's revised plans indicate a ten foot sidewalk easement, as requested by the city,
along the south end of the site. This easement expands to twelve feet near Quebec A venue. A
twelve foot right-of-way dedication is shown on the plat as well. This dedication is required to
build a right turn lane.
Final Plat. The final plat shows ten foot drainage and utility easements, and right-af-way
dedication, but does not show sidewalk easements. These easements should be added to the
plat by the time of final plat approval.
Existing Site and Removals. The existing conditio~s and removals are identical to previously
approved plans. Monitoring wells are to be removed/moved subject to conditions of lvIPCA. An
existing bus bench and planters were originally to be removed, but will now be relocated,.
according to revised plans.
2
Site Plan. Square Footages and percentages indicated on revised plans
Use Lot one (west) I Lot two (east) Combined Total
Lot Area 58,623 49,702 109,899
Building footprint 11,472 (19.50/0) 8,680 (17O~) 20,152 (18.3Ok)
Green area 120/0 I 120/0 120/0
Paved/sidewalk I 71.5Ok 71 0/0 I -71.3%
Floor area- Retail 11,472 8,680 I 20,152
Floor area- Office 0 8,680 8,680
It should be noted that discrepancies exist in the calculations provided in revised plans. In
particular, the west lot percentages total over 100 percent of the lot area. The proposed lot
coverage is acceptable as shown on revised plans, but correct calculations should be provided.
Performance Standards. A mix of office, retail, and restaurant/cafe uses are proposed for the
site, which has a CB base zoning. These uses are permitted in the CB zone. A drive through is
proposed for the south retail use, and is permitted by administrative permit in CB zoning
districts.
Setbacks.
Setback Requirements Building I, Lot 1 Building 2, Lot 2
Required Proposed Required I Proposed
Front - South I 20 feet 46 feet 20 feet 63 feet
Side Yard - Interior 10 feet I 74 feet 10 feet 'I 10.67 feet
Side Yard - Comer Lot 20 feet I 37 feet N/A N/A
Rear 30 feet I 114 feet 30 feet 133 feet
Parking/Curb Setback I 5 feet 5-15 feet 5 feet 5-17 feet
Parking setbacks vvere increased to compliance with curb setback requirements. Front parking
setbacks were an initial concern, but revised plans remedied this issue.
Sidewalks and Accessibility. Revised plans show expanded sidewalks, ADA accessible
sidewalk access, striped crosswalk connections to building sidewalks, and retained streetscape
amenities such as planters and a bus bench on 42nd A venue. A sidewalk extends north on
Quebec Avenue as well. Combined with improvements to the west building elevation, the
pedestrian environment is vastly improved in this area over original plans.
Parking.
Revised plans show parking as detailed in the table below. The north bays of building one are
no longer assumed to be restaurant uses, and are shifted to retail/shopping center for the
calculation below:
...,
,,)
Use Code Requirement I Required (900/0 eff.) Proposed
Lot 1 Retail/Convenience 1 sp. per 200 s.f. 41 spaces 73 total
food (take out/delivery) (9000 s.f.)
Lot 1 Restaurant/Cafe 1/40 dining, 1/80 kitchen 27 dining, 14 kitchen
(south 2 Bays) 64*38/2= 1,216 each (41 total)
Lot 2 Office 3 sp. + 1/300 s.f. 29 spaces 57+
Lot 2 Retail 1 sp. per 200 s.f. 39 spaces 25 snow
storage
Total 150 spaces 155
The Zoning Code requires that parking spaces used for snow storage not be included in parking
calculations. The site plan shows up to 25 stalls used for snow storage. The developer's revised
plans indicate an understanding that periodic snow removal may be required to ensure
adequate parking.
The previous development proposal on the site, approved in 2005, qualified for a reduction in
requITed parking spaces. This reduction was based on the assumption that evening retail traffic
would complement daytime office traffic. Under the new development proposal, retail uses
increase significantly as a percentage of the development. Still, the development should be
adequately served by the proposed parking arrangement.
The site plan shall assume a total of tvvo tenant bays with restaurant/cafe uses. If future
conversions from retail to restaurant/cafe uses are requested, the applicant shall apply for site
review to evaluate parking performance by the city prior to issuance of a certificate of
occupancy for an additional restaurant/cafe use. Convenience food (takeout and delivery) uses
are included in standard shopping center retail uses, and can operate independent of
restaurant/cafe designation.
Drive Through Service Lanes. A Drive through lane is permitted by administrative permit in
CB zoning districts,. subject to the following criteria:
One hundred twenty feet of queuing space is required on the property. The proposed lane
meets this requirement, with over 300 feet of stacking space.
Traffic Control. The proposed lane protects the building and does not interfere with on-site
traffic flow. The lane is tucked behind building one, limiting interference on site.
Noise. The stacking lane, order board, and window placement shall be designed and located in
such a manner as to minimize glare to adjacent premises. While specific designs have not been
addressed for the drive through lane, the tenant Y'lill be required to submit plans detailing
board design prior to completing
Screening. The lane shall be screened from residential districts and street rights-of-way. The
proposed drive through has a juniper hedge row and trees to provide screening.
Hours of operation. Hours are not specrned at this time, but will be limited to minimize nuisance
factors such as traffic, lights, and glare. These effects are expected to be minimal, given the
commercial and industrial nature of the area.
4
The proposed drive through lane meets the requirements of the administrative permit. Specific
details related to the drive-through ordering board and communications will be required prior
to ins~allation. These shall be subject to the review of the Building Official~
Trash Enclosures. The applicant revised the proposed trash enclosures on the site plan. The
dumpster enclosure near Quebec A venue was reoriented to face north~ Revised plans also shovv
enclosure design. The enclosures match the proposed building materials and design. Refuse
hauling vehicles should be able to access each dumpster enclosure without significant difficulty~
Traffic Circulation. Circulation patterns are improved in revised site plans. Initially, two
potential problem locations were identified. These were at each entrance point, from 42nd
Avenue and at Quebec Avenue m the site's northwest comer.
In applicant meetings with the city, the city engIDeer suggested a wider curb cut to remedy
traffic circulation problems on the north end of the site~.In revised plans, the applicant proposed
a 36 foot curb cut. New Hope City Code allows for curb cuts in commercial/industrial clistricts
up to 26 feet in width~ Wider curb cuts are subject to review by the city engineer and approval
by the city manager~ The city engmeer suggested the 36 foot curb cut, and staff and design and
review committee members supported the wider driveway as well. The wider drive minimizes
traffic concerns effectively~ Other improvements to this intersection area include the elimination
of a second drive-through lane. Eliminating this lane alleviated most traffic circulation concerns
for this location.
A second area of concern is at the south end of the site, where the drive-through lane exits to
general traffic circulation, including the entrance to the development from 42nd A venue. A
realignment of the parking driveway in revised plans provides improved circulation, and traffic
circulation is expected to function adequately in this area. Slight revision may be necessary in
this area to the curb line to accommodate a monument sign outside of the sidewalk easement.
Truck circulation is noted on revised plans~ The developer narrowed parking lot islands and
added surmountable curbing in many areas. Trucks can freely circulate through the main drive
areas, but access to the loading area on the west side of building one appears too tight for truck
traffic. The curb radii and drive aisle width must be increased if trucks are intended to
load/unload on the west side of building one as shown on plans.
Landscaping. A revised landscaping plan addresses several suggestions from city staff and
consultants. As with original plans, plantings are concentrated on the south and west sides of
the site. One of the site's original two drive-through lanes was eliminated, along with a
landscaped island near the proposed drive through. Per the city's request, the developer
increased overall landscaping and proposed landsc~ping to screen industrial uses north of the
site. The landscaping on the north end of the site is adequate, but the small planting strip may
not provide enough space for trees to survive. The landscape plan proposes a variety of
deciduous and evergreen species. Maple, spruce, and honeylocust are the primary tree species.
A variety of shrubs are proposed for monument signs and building perimeters, as well as a
5
hedge of juniper along the west property edge. The juniper hedge is planted four feet on center,
which is appropriate for the planting size and mature diameter. The proposed landscape plan
preserves existing maple and crabapple trees on the west property line.
Grading, Erosion Control, and Utilities. As requested, the developer added a sidewalk
extending along Quebec A venue in revised plans. The sidewalk along 42nd A venue was
modified to comply with ADA accessibility requirements. The parking stalls near 42nd A venue
were eliminated, reducing potential concerns regarding parking infringement into the right-of-
way.
Lighting Plan. A revised and vastly improved lighting plan was submitted with revised plans
for the site. The site will retain metal halide lights, but reductions in wattage and mormting
height create a more uniform, lower-level lighting plana are proposed for pole-mounted and.
building-mounted light fixtures. The proposed light sources include 400 watt lamps on 20 foot
poles, and 100 watt fixtures elsewhere.
The average foot candle reading is 5.8 foot-candles for paved areas on the site, doYVn from 7.9
on original plans. More importantly, the revised plan shows more even light distribution and
shorter poles. This will create more uniform lighting and will reduce glare in the parking lot.
The developer also indicated that some lighting areas will be motion sensitive. These areas will
only be illuminated based on motion. The east side of building tvvo is one of these areas.
Light trespass should be reduced to less than one foot candle on the site perimeter, but this may
be accomplished by the proposed side shield:ing, which is indicated on plans but currently
cannot be modeled in the plan calculation~.
Architecture and Elevations. The developer submitted revised building elevations. The
buildings are typical retail buildings with EIFS, concrete block, brick, and prefinished metal
exterior materialsa The lower sides of each elevation are smooth and split face cast stone, with
EIFS and brick on upper walls. Tenant bays are predominantly glass fronted, with anodized
aluminum frames. Canopies are proposed above each tenant space as well. The roofline is a
parapet roof with alternating height, with a metal cap along the roofline. Decorative lighting is
mounted on the building, as well as projecting light fixtures. Color renderings of the proposed
buildings were submitted to the city, but were not received by NAC. In revised plan
submissions, the applicant revised the rear of building one to provide a varied and more
attractive appearance. This was accomplished through variations of EIFS and additional
window area on the north and south end of the retail building.
Building two is a two-story building that follows a similar design, with additional brickwork on
the upper floora The south side elevation was re~ised with improved building materials in
revised plan submissions. Additional brick was used on the wall facing 42nd A venue, as well as
additional windows.
6
The building floor plans are ordinary tenant bays, and site plans show tenant layouts and
mechanical and restroom locations. In the building permit phase, detailed floor plans must be
submitted for approval, including exit doors, sprinkler rooms, and other details. The floor plans
and building plans are subject to the review of the Building Official and Fire Department.
Signage. With respect to sign age, the buildings qualify as a multiple occupancy shopping
center. The New Hope Sign Ordinance allows signs on this property as follows:
. One monument sign for each street of frontage, up to 200 square feet each.
. Fifteen percent of building wall area fronting public streets is maximum allowable V\Tall
area used for signage.
. One wall sign per tenant, except comer occupancies fronting tvvo streets may have tvvo
wall signs.
The property has 5,994 square feet of fa~ade facing public streets, allowing 899 square feet of
wall signage. Two ground signs may be constructed.
The applicant's proposal is largely in conformance with the sign code, but a few signs are non-
conforming. Based on discussion with the applicant and the city, these signs may be allowed
under the PUD flexibility process. These signs include wall signs on build:ing one. Two signs
will be allowed for each tenant. As previously stated, in the event that one tenant occupies
multiple bays, the tenant is only allowed two signs total. The staff recommendation to allow a
second sign on Quebec A venue for building one tenants is part of several improvements to the
west side of building one to give the appearance of a building front to the public street.
Building Two tenants shall be allowed one sign each, except for the north and south comer
tenants which shall be allowed two signs. These extra signs shall be placed on the north and
south facades of the building, one sign per fa~ade, as noted on the comprehensive sign plan.
Specific signage design shall be proposed by individual tenants and subject to review by staff.
The property conforms to area requirements for wall signage. Of the allowed 899 square feet,
the applicant proposes 818 square feet of signage.
The monument signs are 200 square feet each, and meet size requirements. The applicant
requests an exception to the Sign Code requirement that prohibits signage within ten feet of the
property line. Upon review of this request, the proposed monument sign locations are within
the ten foot sidewalk easement. In addition, the signs shown on the site plan do not conform
with the design in the sign plan. By moving the signs out of the easement, the signs will become
compliant. Therefore, we recommend holding to ordinance requirements. The eastern
monument sign will fit in space provided, and th~ western sign will come very close, with
potential minor revision to the sign, drive aisle, and curbing.
7
Recommendation
The applicant's proposal offers new retail and office uses on a property in New Hope that is
currently vacant. Various developments have been approved over the past several years, and
the developer is confident that the latest proposal will be built. The proposal will provide new
uses and investment in the vacant property.
The developer was responsive to the recommendations of city staff and consultants in
formulating revised plans. Almost every issue raised by staff was adequately addressed :in
revised plans. Overall, the proposed development is an excellent addition to the city, and we
recommend approval of the project subject to the conditions outlined below.
Conditions of Approval:
1. Subject to comments of City Attorney, City Engineer, Fire Department, Building Official.
These include floor plans, fire department connections, and other essential provisions.
2. Final plat revised to show ten and tvvelve foot sidewalk easements on south edge of
property .
3. Submit revised, accmate information on lot coverage for lot areas, building, green space,
and paved areas.
4. A total of two tenant bays shall be used for restaurant/cafe uses. Future conversion of
retail to restaurant uses shall require site and building plan review to evaluate parking
performance on the site.
5. Applicant shall show truck circulation to loading area behind building one, if applicable.
6. Drive through order board placement and related equipment shall be subject to review
of the Building Official.
7. Monument signage shall not occupy ten foot sidewalk easement on south end of site,
shall conform to 10 foot setback requirement in Sign Code.
8
Bonestroo, Rosene, Anderlik and Associates, Inc. is an Affirmative Action/Equal
Opportunity Employer and Employee Owned
Jf~ . Bonestroo Principals: Otto G. 80nestroo, P.E. · Marvin L. Sorvala, P.c. · Glenn R. Cook, P.E. · Robert G.
Schunicht, P .E. · Jeny A. Bourdon, P .E. · Mark A. Hanson, P .E.
Senior Consultants: Robert VV. Rosene, P.E.. Joseph C. Anderlik, P.E.. Richard E. Turner,
~ e Rosene. P.E. · Susan M. Eberlin, C.P.A.
1\11 Anderhl< & Associate Principals: Keith A. Gordon, P.E. · Robert R. Pfefferle, P.E. · Richard W. Foster,
P.E. · David O. Loskota, P.E. · Michael T. Rautmann, P.E. · Ted K. Field, P.E.. Kenneth P.
Anderson, P.E. · Mark R. Rolfs, P.E. · David A. 80nestroo, M.B.A. · Sidney P. Williamson. P.E.,
. .. ;-Associates L.S. · AgnesM. Ring, M.B.A. · Allan Rick Schmidt, P.E. · Thomas W. Peterson, P.E. · James R.
- . . Maland, P.E. · Miles B. Jensen, P.E. · L. Phillip Gravellll, P.E.. Daniel J. Edgerton, P.E. .
Engineers &~rchitects Ismael Martinez, P.E. · Thomas A. Syfko, P.E. · Sheldon J. Johnson. Dale A. Grove, P.t. .
Thomas A. Roushar, P.E. · Robert J. Devery, P.E.
Offices: St. Paul, St. Cloud, Rochester and Willmar, MN · Milwaukee, WI . Chicago, IL
Webs i te; Y/WN .bonestroo.com
TO: Ken Doresky
FROM: Vince Vander Top
CC: Kirk McDonald, Mark Hanson, Guy Johnson
DA TE: i\pril 28, 2003
SUBJECT: 7500-28 42nd Avenue Water Quality Requirements
Our File No. 34-Gen E03-04
This memo outlines a recommended fee for regional water quality ilnprovements for this site.
This property will contribute a cash fee toward regional improvements because a water qualit:y
pond cannot be constructed on site for enviromnental reasons. This recolnmendation is
consistent with the Surface Water Management Plan and \-vith past conversations with
prospective property developers. The total fee \vill represent the cost that \-vQuld have been
realized to construct a pond and the value of the land occupied by the pond.
Site considerationslPond Characteristics
. The site area is slightly less than 110,000 SF.
. A water quality pond for this site \vould include 16,000 cubic feet of wet volume.
. If the pond were 5 feet deep on a\ierage and proper sideslopes and benches were
included around the pond, 4,900 SF (70' x 70') \vould be required for the pond.
Pond Construction Costs
Common Excavation 1,500 CYs @ SIGley $15,000
Outlet Structure, Lump Sum $5,000
Rip Rap, & Pipe
Restoration, Landscaping Lump Sum $2~OOO
Construction Cost Total $22,000
Indirect Costs (25%) $5,500
Land Value 4,900 SF @ S4.00/SF $19_600
Total Contribution $47,100
2335 West Highway 36 0 St. Paul, MN 55113 c 651-636-4600 e Fax: 651-636-1311
The value of this contribution can be adjusted based on the agreed value of the land. $4.00/SF
was used based on past discussions.
A typical rate of 25% was used for indirect costs. These costs include legal, engineering, and
administrative costs for easements, design, and other project Inanagement activities.
2335 West Highway 36 · St. Paul, MN 55113. 651-636-4600 . Fax: 651-636-1311
n Bonestroo 2335 West Highway 36 · St. Paul, MN 55113
~ ff~ Rosene..
1\11 Ande~hl< & Office: 651-636-4600 · Fax: 651-636-1311
;. til ASSOCiates www.bonestroo.com
Engineers & Architects
TO: Kirk McDonald
FROM: Vince Vander Top
DATE: April 25, 2006
SUBJECT: Quebec Addition comments II
Our File No. 34-Gen SvV17.05.02
We have received revised plans for the redevelopment of the property at 42nd Avenue and
Quebec A venue. Many of the revisions based on comments from the April 13, 2006 memo have
been incorporated into the plans. The following comments are based on the revised plans
submitted April 21, 2006 and should be considered, in addition to previous comments, in the
further revie,v of the application:
Preliminary Plat Requirements
1. The preliminary plat has been revised per previous comments. Any required
easements not able to be included in the final recorded plat \vill need to be recorded
by separate document. These documents ,viII need to be submitted for review by the
City Attorney.
2. Label the triangle shaped easement over the south\vest comer. This must
accommodate the relocation of the traffic signal.
Existing Site and Removals
'"'l Water and storm sewer stubs into the property will conflict with some of the existing
-'.
trees. Label trees in the east boulevard of Quebec Ave that will be removed for
installation of these utilities. The water and/or storm stubs COllld be realigned to save
existing trees. This should be considered.
4. The City must determine if 42nd A venue turn lane and Quebec A venue widening will
be constructed as part of this project or as part of an additional project. The
developer has committed to constructing the right-in off of 42nd Avenue and
contributing $11,000 toward the Quebec Avenue improvements. The construction of
a full right turn lane will require additional funding. The funding source must be
identified if the full right turn lane will be constructed at this time.
.
Grading and Erosion Control
5. Move storm sewer structures (CBMH's) in Quebec Avenue to new curb line. Two
CBMH currently do not match the proposed curb line.
· St. Paul, St. Cloud, Rochester, Willmar, MN · Milwaukee, WI · Chicago, IL
Affirmative Action/Equal Opportunity Employer and Employee Owned
6. Locate and label the emergency overflow on the drawings. Our office is currently
reviewing the capacity of the existing trunk storm sewer. The available capacity will
impact the need for an EOF. Fllrther plan modifications may be required.
7. Storm se\ver pipe should be Rep or PVC (SDR 26), HDPE is not allowed.
8. Storm water collected at the catch basin located in near the southeast comer can not
be discharged to the 42nd Avenue boulevard. The v"'later ShOllld be directed to the
proposed site storm sewer in the main parking area.
Utility Plan
9. The vvater main connection on Quebec Ave could be shifted to save an existing tree.
(See Comment #3).
10. The north-south portion of the "vater main nearest Quebec Avenue could be moved
east to avoid trees and shrubs being planted above the pipe, potentially causing
conflict for future maintenance.
Detail Sheet
11. IntraFlow, by Royal Environmental Systems, Inc., or approved equal to be used for
inside drop connection. Insert inside drop manhole detail. Detail to be forvvarded.
12. Drive\vay apron detail is attached.
Other site comments
13. Acquire all permits required for construction including Hennepin County ROWand
drivevvay permits and MPCA NPDES permit.
End of Comments
If you have any questions or concerns please contact me at 651-604-4790.
JENSEN & SONDRALL, P.A.
Attorneys At Law
8525 EDTh"BROOK CROSSING, STE. 201
BROOKLYN P~~RK, MIl'fl'ESOTA 55443-1968
TELEPHONE. (763) 424-8811 $ TELEFA_X (763) 493-5193
GORDON L. JENSEN! e-mail law@jensen-sondrall.com
CLARISSA 1\'1. KLUG Writer's Direct Dial No.: (763) 201-0222
Al\tIY E. PAPENHAUSEN e-mail cmk@jensen-sondrall.conz
GLEN ...\. NORTON April 24, 2006
STEVEN A. SO~l)R.\LL
A.RIe T. STIENESSEN Kirk McDonald, Community Development Director VIA E-MAIL & US MAIL
STACY A.. \VOODS City of New Hope
4401 Xylon Avenue North
OF COIJNSEL New Hope, 1v1N 55428
LORENS Q. BRYNESTAD Re: Revised Preliminary Plat, New Hope Quebec Addition
Our File No.: 99.15068 (42nd & Quebec)
Dear Director McDonald:
We have revie\ved the revised .New Hope Quebec Addition preliminary plat (the --Plat'') for
compliance with the City Code (the "Code"), specifically Section 13-4(a) and following. A brief
summary of each Code requirement appears below along with our comments regarding compliance.
A. GEl\TERAL PROVISIONS - City Code Section 13-4(a)(1)
1. Subsection (a ): Nalne. Not to duplicate/closely resemble existing County subdivisions.
Status: Compliance. We have again checked the Hennepin County property records database
and it shows no troublingly similar names.
2. Subsection (b ): Boundary lines. In relation to section, quarter or quarter-quarter lines.
Status: Compliance. The Auditor's Subdivision data given provides sufficient information.
3. Subsection ( c ): Nal12es, addresses. Required for the owner, developer & surveyor.
Status: Minor non-compliance. Developer data is still missing, but the City presumably has
this data as part of the overall development file and accordingly waiver of this requirement
would not impair the City's work on this matter.
4. Subsection (d): Scale. To include a bar scale, not less than one inch to 100 feet.
Status: Minor non-compliance. A bar scale is missing, however a scale is listed so the non-
compliance has little ,practical impact on the readability of the Plat.
5. Subsection ( e ): Date & northpoint. Date is to indicate the Plat preparation date.
Status: Compliance.
lReal Property Law B. EXISTING CO~j)ITIONS - Citv Code Section 13-4(a)(2)
Specialist Certified By
The Minnesota State
Bar Association 1. Subsection (a): Boundary lines. All to be clearly sho\vn.
Status: Compliance.
April 26, 2006
Page 2
2. Subsection (b ): Zoning classifications. To include existing data for abutting areas1 and the subdivision2.
Status: Minor Non-compliance. Zoning classification data is either missing or not clearly marked, but as this data
is othenvise available to City staff this non-compliance as a practical matter has little impact on the City's "'lark on
this matter.
3. Subsection ( c ): Acreage and dilnensions. General statement, with approximate total and lot acreage.
Status: Compliance.
4. Subsection (d): Previously platted details. To 350 feet beyond the tract, including all right-of-way areas (existing or
previously platted) with types, names, widths and conditions. Also to include railroad and utility areas, parks, open
spaces, permanent structures, easements and section and corporate lines.
Status: Compliance. A notation as to the width of 42nd Ave. has been added, along with a depiction of the railroad
right-of-way area which lies east of the Plat. The surrounding 350 feet is not depicted, but see "Additional
Comments" below.
5. Subsection (e): Sewer, lvater nlain and other details. To include culverts or similar underground facilities (within
the subdivision and to 350 feet beyond), with data on location, size, grade, invert elevation. Catch basins, manholes
and hydrants are to be included.
Status: Minor non-compliance. Utility size information appears to be missing, but if the data is otherwise available
to City staff then this non-compliance has little practical impact on the City's work on this matter. The surrounding
350 feet is not depicted, but see ~'Additional Comments" below.
6. Subsection (f): Adjoining land. To be shown within 350 feet of subdivision, with area name and ownership.
Status: Minor non-colnpliance. Some adjoining o-vvner data missing, but this information is othenvise available to
City staff so this non-compliance has little practical impact on the City's work on this matter. The surrounding 350
feet is not depicted, but see "Additional Comments" below.
7. Subsection (g): Topography. To include water drain/courses, marshes, '\voods, rock outcrops, power transmission
poles/lines, and other significant features (to 350 feet and consistent with City's topographic map).
Status: Unknown. Our office defers to the review of City staff and/or other City consultants on this Inatter. The
surrounding 350 feet is not depicted, but see "Additional Comments" below.
c. PROPOSED DESIGN FEATlJRES - Citv Code Section 13-4(a)(3)
1. Subsection (a): Street design. To show proposed street layout, with widths, centerline gradients, typical cross
sections, and proposed names.3
Status: Compliance. It is our understanding that the Plat includes no new dedicated streets.
1 The Code does not defme "abut,'~ ~'adjoin," "adjacent" or similar terms. It is our office's opinion that the meaning of such terms can
vary depending on context but that they generally describe areas (i) that share a boundary line (including a right-of-way), (ii) that only
touch the property in question, or (iii) that are near but slightly separated (such as by a street or alley).
2 A "subdivision" is either (i) land to be divided or that or has been divided (into two or more areas) for transfer of ownership or
building development, or (ii) land divided in any way to create a new street. The term includes resubdivision and can also be used to
describe the process of subdividing. See Section 13-2(b) of Code.
3 Any street name already used in the City or its environs can only be used if relating to a proposed logical extension of the already-
named street, in which event the same street name must be used.
April 26, 2006
Page 3
2. Subsection (b): Alleys, pedestrian ways, ease7nents. Layout to show proposed alleys, etc., including \vidths.
Status: Compliance. The drainage and utility easement areas have now been labeled.
3. Subsection ( c ): Storn1water runoff. To include typical cross-sections of proposed improvements, with an indication
of proposed storm water runoff. Contributing drainage from other areas is also to be shown.
Status: Unknown. Our office defers to in-house City staff and/or other City consultants on this matter.
4. Subsection (d): Street and alley centerline gradients. To include approximate center line gradients of proposed
streets and alleys, and of adjoining streets (if any).
Status: Compliance. A median appears to be included in the 42nd A venue North portion of the Plat, and it is the
understanding of our office that the Plat does not include any proposed alleys.
5. Subsection ( e ): Sewer lines and lvater nlains. Locations and size of proposed sewer lines and water mains.
Status: Unknown. Our office defers to in-house City staff and/or other City consultants on this matter.
6. Subsection (f): Lots and blocks. To include numbers and preliminary dimensions of lots and blocks.
Status: Compliance
7. Subsection (g): Building setback lines. Minimum front and side street building setback lines.
Status: Minor non-compliance. This information is missing from the Plat, but the information appears on the Site
Plan that is attached to the Plat.
8. Subsection (h): Setback on curved lot. To include width of the lot at the building setback line.
Status: Not applicable
9. Subsection (i): Other dedicated areas. Areas, other than streets, alleys, pedestrian ways and utility easements,
intended to be dedicated or reserved for public use, including the size of such area or areas in acres.
Status: Compliance. It is the understanding of our office that the Plat does not include any dedicated areas that fall
outside the scope of streets, alleys, pedestrian ways or utility easements.
10. Subsection (1): Water supply. Water mains shall be provided to serve the subdivision by extension of an existing
community system, \-vith connections stubbed into the property line when feasible. All necessary fire hydrants shall
also be provided. Any extensions of the public water supply system must be designed to provide public water in
accordance with the standards of the City.
Status: Unknown. Our office defers to in-house City staff and/or other City consultants on this matter.
11. Subsection (k): Selvage disposal. Mains and service connections to be installed for all lots, connected to the public
system.
Status: Unknown. Our office defers to in-house City staff and/or other City consultants on this matter.
12. Subsection (1): SZ17face lvater. To include provisions for surface water disposal, drainage, and flood control.
Status: Unknown. Our office defers to in-house City staff and/or other City consultants on this matter.
D. ADDITIONAL COMMENTS
April 26, 2006
Page 4
1. Supplementary information required of applicant. Code Section 13-4(a)(4) allows the City Manager to require
applicants to supply additional data on use, soil surveys, potential adjacent subdivisions, potential re-subdivision, or similar
matters. At this time our office is not aware of any such requests from the City Manager.
2. Re-zoning. It is our understanding that no re-zoning is anticipated. As noted in our comments to the original
preliminary plat, however, we suggest that the applicant be reminded that Code Section 13-4(a)(4)(c) provides that any re-
zoning data on City-approved preliminary plat records appears for informational purposes only and does not provide a basis
for claiming vested rights.
3. Scope of area drawn. A number of Code sections require details of the surrounding area to be shown to a minimum
of 350 feet. It is the opinion of our office, however, that the Planning Commission and the City Council can waive this
requirement if other documents on file with the City show data sufficient to assist with planning.
4. Site plan. The Plat borders a county road, so Section 13-4(a)(5) of the Code requires that the applicant supply a
preliminary site plan. As noted above, a site plan has been provided.
5. Dedication. We have requested proposed dedication language from the surveyor.
6. Evidence of ownership. Our office still has not received a title insurance commitment or other appropriate title
history evidence to allow us to verify on behalf of the City that the proper individuals have been identified with respect to
signing the Plat.
7. Title insurance. We recommend that the applicant be reminded, if applicable and if the applicant has not been
reminded already, that the City customarily requires a title insurance policy in connection with any easement or right-of-
\vay areas to be dedicated on a plat.
8. Leg:al description. We have requested additional information from the surveyor regarding the vacation of the
alleyway area included on the north end of the Plat.
9. Date. The Plat no\v includes an updated date notation.
We would be happy to address any questions you may have regarding our comments or to speak with a representative of the
applicant regarding potential revisions to the Plat in its preliminary or final form.
Sincerely,
Clarissa M. Klug, Assistant City Attorney
cc: Curtis Jacobson, Community Development Specialist (via e-mail only)
Pam Sylvester, New Hope Administrative Support Specialist (via email only)
Vincent T. Vander Top, New Hope Engineer (via e-mail only)
Alan Brixius, New Hope Planning Consultant (via e-mail only)
Steven A. Sondrall, Ne\v Hope City Attorney (via e-mail only)
P:\Anorney\CmJ.::\Clients\CN11\99-15068\003-42nd & Quebec - New Hope Quebec Addition - Report on Review of Revlsed Preliminary Plat (full text).doc
JENSEN & SONDRALL, P.A.
Attorl'leys At Law
8525 EDl1'lBROOK CROSSING, STE. 201
BROOKL YN P ARK, lVIL~NESOTA 55443-1968
TELEPHONE (763) 424-8811 $ TELEFAX (763) 493-5193
GORDON L. JENSEN! e-mail la,v@j ensen-sondrall.com
CLARISSA IVI. KLUG Writer's Direct Dial No.: (763) 201-0222
AlVIY E. PAPENHAUSEN e-1l2ail cllzlc@jensen-sondrall.conz
GLEN A. NORTON April 24, 2006
STEVEN A. SONDRo.\LL
ARIC T. STIENESSEN Kirk McDonald, Community Development Director VIA E-lVlAIL & US lVIAIL
STACY A. \VOODS City of New Hope
4401 Xylon Avenue North
OF COUNSEL Ne\v Hope, MN 55428
LORENS Q. BRYNESTAD Re: Revised Preliminary Plat, Ne,v Hope Quebec Addition
Our File No.: 99.15068 (42Dd & Quebec)
Dear Director McDonald:
Belo\v is a brief sununary of our connnents on the revised New Hope Quebec Addition preliminary
plat (the "Plat"). Please feel free to call \vith any questions or concerns. A full copy of our revievv
comments is also included vvith this letter.
1. Plat Name -City Code Section 13-4(a)(1)(1). vVe have again checked the Hennepin
County property records database and it shows no troublingly similar names.
2. Previously-platted Details - City Code Section 13-4(a)(2)(d). A notation as to the \vidth of
42nd A ve. has been added, along with a depiction of the railroad right-of-way area which lies
east of the Plat. The surrounding 350 feet is not depicted, but see comment number 7 belo\v.
3. Se,ver, 'Vater lVlain and Other Details - City Code Section 13-4(a)(2)(e). Utility size
information still appears missing in some cases, but if the data is othenvise available to City
staff then this non-compliance has little practical impact on the City's "vork on this matter.
The surrounding 350 feet is not depicted, but see comment number 7 below.
4. Alleys, Pedestrian Ways, Easements - City Code Section 13-4(a)(3)(b). Drainage and
utility easement areas have been added.
5. Building setbacks - City Code Section 13-4(a)(3)(g). This information is missing from the
Plat, but the non-compliance issue created is minor as the data appears on the site plan.
6. Rezoning - City Code Section 13-4(a)(4)(c). It is our understanding that no re-zoning is
anticipated. As noted in our comments to the original preliminary plat, ho\vever, \ve suggest
that the applicant be reminded that Code Section 13-4(a)(4)(c) provides that any re-zoning
data on City-approved preliminary plat records appears for informational purposes only and
does not provide a basis for claiming y-ested rights.
7. Scope of Area Dra,vn - V ariousCity Code Sections. A number of Code sections require
lReal Property Law details of the area surrounding a plat to be shown to a minimum of 350 feet. As noted in our
Specialist Certified By prior comments to the Plat, however, this is a requirement that the City can waive if other
The Minnesota State documents are on file \vhich are sufficient to assist with planning.
Bar .A3sociation
8. Site Plan - City Code Section 13-4(a)(5). The site plan required (given the Plat's location
next to a County road) has been provided by the applicant.
April 26, 2006
Page 2
9. Dedication. vVe have requested proposed dedication language from the surveyor.
10. Eviden~e of O\vnership. We ,viII \vork with City staff on getting updated title \vork.
11. Title Insurance. vVe recommend that the applicant be reminded, if applicable and if the applicant has not been
reminded already, that the Ciiy customarily requires a title insurance policy in connection with any easement or
right-of-\vay areas to be dedicated on a plat.
12. Legal Description. vVe have requested additional information from the surveyor regarding the vacation of the
alleyvvay area included on the north end of the Plat.
13. Plat Date. The Plat no\v includes an updated date notation.
Sincerely,
Clarissa M. Klug, Assistant City Attorney
cc: Curtis Jacobson, Community Development Specialist (via e-mail only)
Pam Sylvester, New Hope Administrative Support Specialist (via email only)
Vincent T. Vander Top, Ne\v Hope Engineer (via e-mail only)
Alan Brixius, New Hope Planning Consultant (via e-mail only)
Steven A. Sondrall, Ne\v Hope City Attorney (via e-mail only)
P: \Aaorney\Cm!(\Clients\CNH\99-15068\003 .42nd & Quebec - New Hope Quebec Addition - Report on Review of Revised Preliminary Plat (short form). doc
[JJd rr;~ :pj \
.~
April 12, 2006
Re: Revised Plan for the Frey Development Quebec Addition, New Hope.
vVest Metro Fire-Rescue District conducted a plan review on plans
received and revised date of April 7, 2006, for the above referenced
property. The following items that are listed below are comments or
requirements per West Metro Fire-Rescue District Policies, the 2003
Minnesota State Fire Code, and NFP A Standards.
1. The retail and office/retail buildings would be considered a B and an
M and possibly an A occupancy. Per New Hope City Ordinance and
the Building Code Section 1306 both buildings would be required to
be sprinklered. Any B or M occupancy with 2,000 or more gross
square feet is required to be sprinklered.
2. Between the tvvo buildings square footage this development \vould
require a total of 5 hydrants. Due to the building being sprinklered we
will accept the plan a shown with the 3 hydrants, although fire hydrant
locations may be required to be moved depending on fire department
connection locations. A flow rate of2,250 gpm would be required for
building 1 or lot 1. Building 2 and lot 2 would require a flow rate of
2,500 gpm. A reduction in required fire flow of up to 75 percent, as
approved, is allowed when the building is provided with an approved
automatic sprinkler system. The resulting fire flovv shall not be less
than 1,500 gallons per minute. 2003 Minnesota State Fire Code
Appendix B and C, Section BIOS and CI05.
...., Lock boxes will be required to be mounted on both the buildings in
::>.
this development. The lock boxes shall be located above the fire
department connection roughly 5 feet. The fire inspector can.provide
the order forms for the fire department lock boxes. 2003 MSFC
Section 505.
Frey Development-Quebec Redevelopment
April 12,2006
Page Three
4. The west drive way area behind retail building one shall have a fire
lane located on both side of the curbing from the north side of the
building all the way to the end (east) side of the building. Question
there are some hash marks on the plan. Do this hash marks count for
painting on the street or curbing? We shall have a minimum of a 20 ft
access to the back of this building. Fire Lane signage shall be located
every 75 feet. 2003 MSFC Section 503.3.
I,Z tlte l1teetilzg it was discIlssed to lzave tltis be a loadilzg ZOJ'le ollly
alld ti,e area WOllld be stripped out for loading zone Ollly. Still
illqllirillg Oil Jvlzere tile fire departl1zellt lock box Jvill be located 011
bllildilZg 1.
5. Provide information on where the fire department connection will be
located on each building. Depending on where the fire department
connection is located will determine if a fire lane is required and vvhere
a fire lane would be required. 2003 MSFC, Section 503.3.
6. Address shall be located on the front doors and also the back doors.
Main address shall be located on the address side of the building(s).
2003 MSFC Section, 505.
7. Provide signage on exterior of the door that has the most direct route
to the fire sprinkler riser to read: "Fire Sprinkler Riser Access" and
provide signage inside to direct firefighters to "Fire Sprinkler Riser
Room "as appropriate. 2003 MSFC, Section 510.1
8. Provide signage on exterior of door that has the most direct route to
the roof access to read: "Roof Access". 2003 MSFC, Section 510.1
9. All buildings required to have a sprinkler system shall have horns and
strobes shall be located throughout the inside of the building and/or
tenant spaces. The homes) and strobe(s) shall activate upon water flow
alarm of the sprinkler system. The homes) and strobe(s) shall be
located in an area continuously occupied during working hours to
ensure that audible public mode signals are clearly heard, they shall
have a sound level at least 15 dBA above the average ambient sound
level or 5 dBA above the maximum sound level. West Metro Fire
Rescue District Sprinkler Policy.
Frey Development-Quebec Redevelopment
April 12,2006
Page Three
10. There are only a couple of options that may be used for sprinkler valve
locations. 1) A "vall post indicator valve may be used when there is no
direct access (which location shall be approved by the Fire Inspector).
A one-hour fITe resistive construction protecting the fire sprinkler
room with exterior access, drain, emergency light pack, and a sidewalk
to public way. It appears that building 1 will have a mechanical room
with a door from the outside. What about building 2?
11. Turning Radius by building 1 (the one-way and drive thru) appears to
be tight for the turning radius of a fire truck. This should be looked at
and re-evaluated. Also turning radius in the middle of parking lot with
the center islands need to be adjusted so that the turning radius is
adequate. It isa little tight for the fire trucks.
If you have any questions or concerns please feel free to contact me at
(763) 537-2323 extension 2004.
Sincerely
Shelby Wolf
Fire Inspector
Jacobsen Curtis
From: Bergstrom, Douglas [DBergstrom@braunintertec.com]
Sent: Friday, April 28, 2006 8:51 AM
To: Jacobsen Curtis
Subject: Frey Development plans
~""~~J''''" .,""
....<~...........t....,....:J...:......:.....,.,.:.....'...'....'.....".
l~--~
SWPPPneeds. do
c (171 KB)
Curtis,
I have revievved the plans and have the following conunents:
1. The two monitoring wells shown in the middle of the site are no longer present. Whoever made this map
must have not been to the site or been paying attention when they were there.
2. The SWPPP is deficient from a regulatory standpoint and in detail. Since this is a contaminated site, I
believe the normal generic boilerplate Swppp that -vvas submitted needs additional detail to ensure that
contaminants will not leave the site during construction. I have attached the MPCA generic SWPPP and
highlighted in red the sections and/or items that are incomplete and need to be added to the plans.
If you have any questions, please let me know at your convenience. Thanks.
Doug Bergstrom
Senior Scientist
Braun Intertec Corporation
11001 Hampshire Avenue South
lvlinneapolis, J\lIN 55438
(952) 995-2498 (direct)
(612) 360-0716 (cell)
I <<SWPPPneeds.doc>>
1
Stormwater Pollution Prevention Plan (SWPPP)
to comply with the
General Stormwater Permit for Construction Activity (lVIN RIOOOOl)
Construction Activity Information
Project Name
City or TO\VTIship State, Zip Code
County Parcel ill # Attach list if necessary
All cities \vhere construction \vill occur
All counties \vhere construction \vill occur All to\vnships \vhere construction will occur
(number of acres to be disturbed)
D CommerciallIndustrial D Road Construction
(to the nearest quarter acre)
(to the nearest quarter acre)
I Type (ditch, pond, wetland, lake, stream, river)
Estimated Completion Date
Rev. 2, 3/30/05
Contact Information
Owner of the Site
Business afFirm Name Federal Tax ill State Tax ill
Last Name First Name Title E- mail Telephone (include
area code)
Mailing Address I City State Zip Code
Alternate Contact Last Name First E-mail Telephone (include
Name area code)
Contractor (Person who will oversee implementation of theSWPPP)
Business of Firm Name Federal Tax ill State Tax ill
Last Name First Name Title E-mail Telephone (include
area code)
Mailing Address City I State Zip Code
Alternate Contact Last Name First E-mail Telephone (include
Name area code)
Party Responsible for Long Term Operation and Maintenance of the
Permanent Stormwater Management System
Business of Firm Name Federal Tax ill State Tax ill
Last Name First Name Title E-mail Telephone (include
area code)
l\.tIailing Address I City State Zip Code
Alternate Contact Last Name Firs t E-mail Telephone (include
Name area code)
General Con.struction Project Information
Describe the construction activity (\vhat \vill be built, general timeline, etc.)
Rev. 2, 3/30/05
General site information (IItA)
Describe the location and type of all temporary and permanent erosion prevention and sediment control
BMPs. Include the timing for installation and procedures used to establish additional temporary BNIPs as
necessary. (ill.A.3.a)
.
G
· Locations of pre- and post-construction impervious surfaces
.
if . ~ . '"" _.' _ . '. '.'
it :". ~ ~.': .' .~'.. ;';~''; I~ ":. .: ~, . '."" 'yo ~~ ':.' ::" ,~.". .~" :~ .' ': ,:.., ;,.- ~ .~. .... '~"""'.: ..~ . ;: ~ ..~~ ".:" .... '" :.~.:""~~~? :~ .~~
.M__. . ".'. .' '. _ _._..... . ,. _ .__ . .. __ ..__ ._",,__ -:~_.-:-. .._ '.' . ,_ ^.' ,_ ,_, ..
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. Location of areas of phased construction
.
Where surface \vaters receiving runoff associated with
construction activity will not fit on the plan sheet, they must be identified with an arrow,
indicating both direction and ~stance to th~ surface water. ".
. . .
If yes, describe the
additional measures to be used. (III.A.6.)
-
. Identify the receiving \vater and the areas of the site discharging to it
. Describe the type and locations ofBMPs that are appropriate for the site and sufficient to comply
with all applicable requirements of the T1vIDL implementation plan
~~~i~''i':' III. C
Will the project create a new cumulative impervious surface greater than ar equal ta one acre? DYes D
No
If yes, a water quality volume of ~ inch of runoff from this area must be treated before leaving the site or
entering surface waters (1 inch if discharging to s ecial waters).
Describe which method will be used to treat runoff from the ne\v impervious surfaces created by the project
(lILe):
. Wet sedimentation basin
. InfiltrationIFiltration
Rev. 2, 3/30/05
. Regional ponds
. Combination of practices
Include all calculations and design information for the method selected. See Part m.c of the permit for
specific requirements associated \vith each method.
Describe \vhy it is not feasible to meet the treatment requirement for the \vater quality volume. This can
include proximity to bedrock or road projects \vhere the lack of right of\vay precludes the installation of
any permanent storm\vater management practices. Describe \vhat other treatment, such as grasses swales,
smaller ponds, or grit chambers, \\till be implemented to treat runoff prior to discharge to surface \vaters.
(ILL e)
If proposing an alternative method to treat runoff from the ne\v impervious surfaces, describe ho\v this
alternative \vill achieve approximately 80% removal of total suspended solids on an annual average basis
(IILe.5). NOTE: Ifproposing an alternative method, you must submit your SWPPP to NIPCA at least 90
days prior to the starting date of the construction activity.
1(<<.....rr...,.lff5'~:
Describe construction phasing, vegetative buffer strips, horizontal slope grading, and other construction
practices to minimize erosion. Delineate areas not to be disturbed (e.g., \vith flags, stakes, signs, silt fence,
etc.) before work begins.
Describe temporary erosion protection or permanent cover used for exposed positive slopes \vithin 200
lineal feet of a surface \vater (see section IV.B.2 for maximum time an area can remain exposed based on
slope steepness).
For drainage or diversion ditches, describe practices to stabilize the normal \vetted perimeter within 200
lineal feet of the property edge or point of discharge to a surface water.
Describe other erosion prevention practices (list and describe).
Sediment Control PracticeslV.C
Describe sediment control practices used to minimize sediments from entering surface \vaters, including
curb and gutter systems and storm drain inlets. At a minimum, these sediment control practices must
include:
. Sediment controls for temporary or permanent dramage ditches and sediment basins that are
designed as part of a treatment system
. Installation of check dams or other grade control practice to ensure sheet flow and prevent rills
(for slo e lengths greater than 75 feet with a grade of 3: 1 or steeper).
Rev. 2, 3/30/05
. Sediment control practices on all down gradient perimeters prior to land disturbing activities.
. Storm drain inlet protection for all inlets.
. Silt fencing or other sediment control surrounding temporary soil stockpiles.
. Minimize vehicle tracking of sediments (e.g., stone pads, concrete or steel \vash racks, or
equivalent systems).
. Street s\veeping of tracked sediment.
. Temporary sedimentation basins (see Part IILB).
Additional BMPs for Special Waters and Discharges to Wetlands (Appendix
A, Parts C and D)
Special Waters. Does your project discharge to special waters? DYes D No lfno, skip to Wetlands
section below.
If proximity to bedrock or road projects \vhere the lack of right of \vay precludes the installation of any of
the permanent storm\vater management practices, then other treatment such as grassed s\vales, smaller
ponds, or grit chambers is required prior to discharge to surface \vaters. Describe \vhat other treatment \vill
be provided.
Describe erosion and sediment controls for exposed soil areas with a continuous positive slope to a special
waters, and temporary sediment basins for areas that drain 5 or more acres disturbed at one time.
Describe the undisturbed buffer zone to be used (not less than 100 linear feet from the special water).
Describe ho\v the permanent stormwater management system \vill ensure that the pre and post project
runoffrate and volume from the 1, and 2-year 24-hour precipitation events remains the same.
Describe how the permanent stOIm\vater management system will minimize any increase in the temperature
of trout stream receiving \vaters resulting in the 1, and 2-year 24-hour precipitation events.
"Vetlands. Does your project discharge stormwater with the potential for significant adverse impacts to a
\vetland (e.g., conversion of a natural wetland to a storm\vater pond)? DYes D No
If Yes, describe the wetland mitigation sequence that will be follo\ved in accordance with Part D of
Appendix A.
Rev. 2, 3/30/05
Inspections and Maintenance (IV.E)
Describe procedures to routinely inspect the construction site:
. Once every seven (7) days during active construction and,
. \Vithin 24 hours after a rainfall event greater than 0.5 inches in 24 hours.
Inspections must include stabilized areas, erosion prevention and sediment control BMPs, and infiltration
areas.
Described practices to properly manage hazardous materials (N.F .2).
Describe practices for external \vasmng of trucks and other construction vehicles (IV.F.3)
Describe your spill prevention and response plan.
Describe measures to address sanitary and septic \vaste.
""~r4~"..lirA111~. ; IV.G
Describe how you will achieve [mal stabilization of the site (IV.G). Submit a NOT within 30 days after
final stabilization.
Records Retention (111.0)
Describe your record retention procedures (must be kept at the site) (III.D). Records must include:
. Copy of SWPPP and any changes
. Inspection and maintenance records
. Permanent operation and maintenance agreements
. Calculations for the design of temporary and permanent storm\vater management systems.
Rev. 2, 3/30/05
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Memorandum
To: Planning Commission
From: Kirk McDonald, Director of Commrmity Development
Date: April 28, 2006
Subj eet: 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. April 10 Council Meeting - At the April 10 Council meeting, the Conncll discussed tl1e
following plcuming/development/housing items:
. Project #740,' Update on the 42nd andOuebec development: Council supportive of
proposed plans, see attached C.ouncil request. Please refer to Cormcll minutes.
. Project #792, Discussion regarding the Winnetka Center, 4301 Winnetka Avenue: COUl1Cil
supportive of proposed improvements, see attached Council request. Please refer to Council
minutes.
2. April 17 Council Work Session - At the April 17 Council work sessio11, the Council discussed
tl1e follo\ving plaru1illg/developme11t/hous:ing items:
. Review of city performance / 2005 Activity Reports - Please find ellclosed tl1e 2005 activity'
reports for tIle Commrmit)r Development Department ll1cluding planning/development,
housing, and inspections activities. Overall, tlle COUl1Cil indicated it \vas pleased with tl1e
city performance in 2005.
. Quarter Updates by Commissions - The Council indicated that it would like to have
quarterly updates presented by representatives of each of the commissions 011 a regular
basis; and the chair of the Plmmlllg commission \vas sclleduled to attend the April 24
Council meeting.
3. April 24 Council Meeting - At the April 24 Council meeting, the Council discussed the
followlllg planning/ developmentjhousing items:
. Update regarding Planning Commission activities: Chairmall Svendsen identified members
of the Commission, discussed responsibilities of the Commission, described past al1d currel1t
projects and applications under review ~see attaclled PovverPoint presentation). He
indicated, upon approval of the Council, t1le Commission vvould initiate an update of tlle
Comprehensive Plan. Also enclosed for your information is all orgaruzation chart of tl1e city
dellotll1g the commissions and a copy of the Ad"visary Commissions and Committees
GuideHlles.
IvIiscellaneous Issues Page 1 4/28/06
. PC 06-03, Request for PUD CUP and sitelbuilding plan review to allow the re-plat and
redevelopment of the site in phases with demolition of two buildings and construction of
four buildings containing up to 16 units or office/warehouse condominiums, 7100 27th
Avenue: Approved as recommended by the Planning Commission.
CD PC06-04, Request for PUD CUP to accommodate a condominium industrial re-platting of
the existing building, 4301 Quebec Avenue: Approved as recommended by the Pla.nnillg
Commission, vvith exception of rear fire lane requirement, as West Metro indicated
subsequent to Planning Commission meeting that the drive area in rear of building was
adequate (see attached correspondence). Park dedication fee to be reviewed further. See
" attached Council request.
.. Resolution approving NAC to prepare 2008 comprehensive plan update: Council
determined to discuss proposal at a future vvork session. See attached Council request and
proposal from Northvvest Consultants.
CD Discussion regarding potential update of New Hope Sign Code: Council directed staff to
initiate Sign Code amendment recommendations. See attached Council request. This matter
will be reviewed by the Codes and Standards Committee after staff meets and formulates
some recommendations for consideration.
0 Project #793, Approval of final RFPIRFO for city-owned property near railroad behveen
52nd and Pennsylvania avenues: Approved RFP/Q, see attached Conncll request. Council
directed staff to pursue single family 11omes. Tl1e developers' round table will be held on
Wednesday, May 17, at 2 p.m. in the Cormcll Chambers.
0 Project #793, Motion authorizing staff to obtain quotes for appraisals of the city-owned
property near 52nd and Pennsylvania avenues: Council authorized staff to obta:i11 quote for
appraisal of city-o\vned parcel and tax forfeited parcel. See attached Council request.
s Project #793, Motion authorizing staff to obtain a preliminary survey of the citv-owned
property near 52nd and Pennsylvania avenues: Connell autl10rized boundary survey
expenditure up to $3,500. See attac11ed Council request.
0 Project #795, Resolution authorizing second extension of the interim agreement with
PariPassu/Trio Development for the redevelopment of the Bass Lake Road Apartments
site: Approved extension to June 30, see attached EDA request.
5. Codes and Standards Committee - Did not meet in April; no meeting scl1eduled for Ivla)T. Staff
would like to schedule a committee meeting the first part of June to discuss the Sign Code and
vvill be inquiring about t11e committee members' availability at the Plmmi11g Commission
meeting.
6. Design and Review Committee - TIle Design and Reviey\T Committee met in April with the
applicant. The deadline for the June Planning Commission rneetll1g is May 12. Staff 'Vvill be
conducting several pre-application meetings on May 5, and staff anticipates that two
applications will be submitted:
1. 5551 Louisiana - reZ011e from commercial to residential and lot subdivision to alIavv for
COl1StrUCti011 of t\,\TO hvinhomes.
Miscellaneous Issues Page 2 4/28/06
2. Srmset Apartments outlot - minor adjustments to previous setback variances for
construction of single family home.
3. Staff is also coordinating with a developer on the 3404 Ensign A venue property and a survey
is in process. The plan would be to demolish the existing home and subdivide the large
parcel into two single family lots. If the survey shows that the lots meet all the zoning
requirementsl the subdivision could be processed administratively.
7. Future Applications - Future potential applications or businesses/developers that staff is
currently working withl or has recently met with, include:
1. 36th and Hillsboro office expansion
2. Ambassador Nursing Home expansion
f"') Holy Trinity Lutheran Church expansion, 4240 Gettysburg A venue
o.
4. 4415 Nevada A venue subdivision
5. Tvvin City Hardware expansionl 5650 International Parkvvay
6. Crystal Free Church CUP amendment for minor expansion
7. St. Therese Nursing Home/duplex
8. Bass Lake Road Apartments - The Connell selected PariPassufTrio Development as the
preferred developer for the project. The Council approved aIL interim agreement that described
ho\1V responsibilities and costs would be shared betv\7een the redeveloper and the city during the
exclusive negotiation period. Preliminary work was completed including soil boringsl site
survey, environmental anal}Tsisl and TIP analysis. The Council discussed next steps for the
project with the developer at a v'lork session on March 30. Staff continues to work vvitl1 tlle
developer and is requesting a two-month extension to the interim agreement to June 30. If the
project moves forward, preliminary concept plans vvill be presented to the Commission for input
alld feedback.
9. City Center Advisory Committee Update - Advisory committee applicants to be intervie"Jved
after goals established by Cit~y Council. At the January 17 Council ,,\Tork sessiol1, the COUllCil
directed staff to have Meek's Appraisals proceed wit11 a limited appraisal. Staff met with Dave
Kloeber, the l1ew 0W11er of tile Sl10pping cel1ter, 011 February 22. :Mr. Kloeber attended tile April
10 Council meeting to explanl proposed upgrades to Winnetka Shopping Center.
10. Parks and Rec/Community Development Tour - Tl1e tour is scheduled for Monday, June 19,
leavlllg city hall at 5:30 p.m. Please mark your calelldars nO"\T. An invitation and more details
vv-ill follow ll1 May from the Parks and Rec Department.
10. Miscellaneous Articles - Enclosed is tile March issues of Zoning Practice and tlle sprll1g issue of
TIPS (tlle Police Deparhnellt 11evvsletter).
11. Minutes - The April Planning COmmiSSi011 mll1utes are included for your reviey\T prior to the
PImming COmmiSSi011 meeting. Please remember that all approved Council rnil1utes are on tl1e
city' 5 vveb site.
12. If you have allY questions 0;11 any of these items, please feel free to C011tact city staff.
Miscellaneous Issues Page 3 4/28/06
Attachments: 42nd/Quebec development
Winnetka Center
2005 Activity Reports
NAC Comprehensive Plan proposal
Sign Code
Final RFP/RFQ for city-owned property near 52ndlPennsylvania
Quotes for appraisal of city-ovvned property near 52nd/Pennsylvania
Preliminary survey for city-owned property near 52nd/Pennsylvania
PariPassu/Trio extension of interim agreement
Zoning Practice
TIPS
4/4/06 Planning Commission Minutes
:l\1iscellaneous Issues Page 4 4/28/06
CITY OF NEW HOPE
4401 XYLON A VENUE NORTH
NEW HOPE, HENNEPIN COUNTY, :MINNESOTA 55428
PLANNING COl\1MISSION :MINUTES April 4, 2006
City Hall, 7 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: Jim Brinkman, Pat Crough, Kathi I-iemken, Roger Landy,
Ranjan Nirgude, Bill Oelkers, Tom Schmidt, Steve Svendsen
Absent: Paul Anderson, Tim Buggy, Jeff Houle
Also Present: Kirk McDonald, Director of Community Development, Steve
Sondrall, City Attorney, Jason Quisberg, Assistant City
Engineer, Curtis Jacobsen, Community Development Specialist,
Kim Green, Community Development Assistant, Carlos
Espinosa, Community Development Intern, Pamela Sylvester,
Recording Secretary
CONSENT BUSINESS There 'Vvas no Consent Business on the agenda.
PUBLIC HEARING
PC06-04 Chairman Svendsen introduced for discussion Item 4.1, request for planned
Item 4.1 unit development (PUD) conditional use permit (CUP) to accommodate a
condominium industrial re-platting of the existing building, 4301 Quebec
Avenue North, Tom ImmenjNe\,v Hope One, LLC, Petitioner.
Mr. Kim Green, community development assistant, stated that the applicant
was requesting a planned unit development/conditional use permit to
accommodate an industrial condominium re-platting of the existing building
on the site. The site is zoned industrial, ,vith industrial land uses to the north
and east, high density residential (Kings Manor Apartments) to the west, and
community business (Sunshine Factory) to the south. The lot is 3.13 acres in
size and the one-story building contains 50,194 square feet or approximately
37 percent of the site. The green space on the site is 13 percent of the total area
with 50 percent of the site paved. There are currently six tenant bays in the
building.
City staff has had some concerns over the last several years regarding the
aesthetics of the building. Ne\v Hope One, the applicant, purchased the site
and proposed making several site improvements to the property, including
improving the parking lot, dock doors, landscaping, lighting, and replacing
the fence on the western property line. The tenant spaces vvould be sold as
industrial condominiums. The applicant indicated in correspondence that the
condominiums vvould attract smaller industrial users desiring to ovm their
o\-vn space, thus adding more stability to tl1€ property.
Property ovvners within 350 feet were notified and notice was published in
the official newspaper of the city. No comments "\vere received by staff.
Ms. Green explained the purpose of a planned unit development was to
provide for the grouping of lots or buildings for an integrated approach to
development. The PUD was intended to introduce flexibility of site design
and architecture for the conservation of land and open space through
clustering of lots and buildings, which promoted the goals in the
Comprehensive Plan. The PUD process allov\Ts deviation from the strict
provisions of the code related to setbacks, heights, lot area, width and depths,
etc. through a conditional use permit.
The applicant submitted a preliminary plat v"hich was reviewed by the city
attorney and city engineer. The engineer commented that the lO-foot drainage
and utility easements should be provided along all property lines; the right-
of-V\Tay along Quebec A venue should be platted to complete the 30-foot width
and an additional drainage and utility easement should be provided along
the 30-foot-wide half right-af-way; and shared access across property lines
were not acceptable unless appropriate easements are in place. The city
attorney indicated the city has limited ability to comment on a common
interest community (ele) plat. The petitioner requested that the Planning
Commission waive review of the final plat.
The development review team ,'Vas supportive of the request and offered
comments including traffi c circulation, parking, sno,-v storage, fence,
landscaping, lighting, dumpster enclosures, restrooms, signage, utilities,
construction materials, sprinkler system, alarm system, and park dedication
fees. The Design and Review Committee met with the applicant regarding the
above issues and also requested screening of rooftop units.
Ms. Green stated that revised plans were submitted. There are MO existing
access points on the site from Quebec A venue. The plans indicate one-vvay
traffic flow on the east side of the building and two-vvay on the west.
Directional signage \'Vould be installed. The fire department requested that a
20-foot fire lane be pro\rided around the building. No parking signs should be
added to the bump-outs on the northbound east drivevvay. A do not enter
sign ,-vould be located on the northern side of the eastern drive. There is no
curbing on the site. Curbing vvould be added on the eastern edge of the
parking lot and at the northwest and south,-vest comers of the property. The
parking lot abuts the property to the north vvith shared access. City code
requires 88 parking stalls for the proposed tenant mix in the building,
including four accessible stalls near the building entrance. There are 96
parking spaces provided.
115. Green explained the applicant proposed increasing a small amount of
green space and adding plantings along tl1e eastern property line, as v'lell as a
retaining wall and shrub hedge. The five existing trees on the east side would
remain. The petitioner \,vas not planning to add landscaping on the vvestem
side of the property. Ms. Green stated that staff recommended adding over-
story trees on the V\Test side of t11e building. Snow storage and screening of
rooftop units should be addressed by tl1e Planning Commission. The revised
plans indicate the fence located on the vvestern edge of the property would be
removed and replaced with a nevI six-foot d1ain-link fence \,vith vvhite slats at
Planning Conunission Meeting 2 April 4, 2006
the property line. "While this type of fence may be appropriate, staff originally
recommended an eight-foot fence. If the applicant installs a six-foot fence,
. staff recommends the Planning Commission consider requiring additional
landscaping near the property line for adequate screening.
The revised plans indicated 15 light fixtures to be mounted on the building.
City code allo':'Vs 0.4 or less foot candles at the property line. The photometric
plan indicated some locations exceeding light limitations. The applicant did
respond to a request by .the police department to provide pole-mounted
lighting at the northeast and southeast comers of the parking lot. The
photometric plans indicated that light levels at the west property line were at
0.9. Code requires that parking areas be at 1.0 and some areas of the parking
lot are as low as 0.1. The light from the Xcellights were not indicated on the
photometric plan, therefore, a revised photometric plan should be submitted.
Light levels for the Xcel Energy lights on the west side of the property should
be reviewed by the building official.
Ms. Green reported that the applicant requested two freestanding monument
signs of 56 square feet each. The applicant would utilize the existing brick
bases for these signs. Wall signs of up to 75 square feet per tenant were
proposed as part of the comprehensive sign plan. Exterior and interior doors
would be signed with the suite number.
Snow storage would be accommodated along the west property line. Revised
plans indicated that any snow in excess of available space \vould be hauled
away by a third-party vendor with costs paid by the association. Association
documents should be updated to include this provision. Revised plans
indicated trash storage areas, \vith materials matching the existing building.
The applicant proposes that individual owners handle trash within the
building or provide enclosures at their ovm expense follo\'ving the proposed
design plans.
No major changes were proposed for the floor plan, with the exception of a
common corridor running east/v\iest along the full V\ridth of the building to
provide a second ingress/egress to all units. Each suite vvould be numbered,
both inside and outside the building. Alarms must be registered with the
police department by individual ovvners. Separate water meters would be
installed in each tenant space. Overhead utilities extend along the western
property line, but there are no overhead utilities servicing the building.
Ms. Green added that the city attorney indicated that park dedication fees
apply vvhen there is replatting and an intensification of the use; however, the
petitioner disagrees that there would be an intensification of use.
The fire department requires a 20-foot fire lane around the building. There is
a transformer located on the west side of the building mid-way from north to
south "\vhich reduces the fire lane to 15 feet.
Ms. Green stated that staff supported the POO/CUP due to the fact that it
accommodated existing conditions on the site, it allovV"s for small business
ownership, and includes upgrades to the site. Staff recommends approval
Planning Commission Meeting 3 April 4, 2006
subject to the conditions in the planning report.
Mr. Jason Quisberg, assistant city engineer, stated that the plat indicated a 20-
foot half right-of-way with a IO-foot easement. A 3D-foot half right-of-way
should be incorporated into the plat to b~ consistent vvith other areas of the
city, along with a lO-foot drainage and utility easement that would extend
beyond the right-of-way. The IO-foot easement should be extende~ around
the entire perimeter of the plat. Mr. Quisherg noted that there was no cross
easement shoV\7l1 on the plat along the north property line. The north entrance
on this site could be utilized for access to the property to the north, which
normally requires a joint access easement. Therefore, it would be appropriate
to have an easement in place. The storm water fee would be $16,162.20 and
must be paid by the applicant due to the fact that there is no storm water
pond on the site. The fee is calculated by using the total property area less the
building footprint and right-of-way times $0.20 per square foot, which is the
typical cost of pond construction.
Commissioner Oelkers initiated discussion on the width of the fire lane along
the west side of the building. Ms. . Green confirmed that the fire department
requested a 20-foot width for the fire lane. MI. Tom Immen, on behalf of New
Hope One LLC, pointed out the distance from the building to the property
line is 35 feet. He stated that there is a pOV\Ter pole in the green space across
from. the existing transformer vvhich would limit the width of the fire lane.
Commissioner Hemken questioned the plans for the fence along the ,,,,est
property line. Mr. Immen stated the current vvood fence was approximately 4-
1/2 feet high and placed inside the property line several feet. It was his intent
to replace the existing fence ,vith a six-foot high fence. He reiterated that staff
had suggested eight feet in height, but he V\Tould rather keep it at six feet.
Chairman Svendsen wondered vvhether or not curbing could be installed so
the vvidth of the fire lane vvould be 20 feet as requested. It was suggested that
Xcel move t11e power pole so the 20-foot vvidth could be accomplished. Ms.
Green interjected that there vvas currently no curbing along the drive lane on
that portion of the property and none V\Tas proposed. The commissioners
concurred that the fire lane should be provided to comply vvith the fire
department's requirements.
Commissioner Crough questioned whether the petitioner should be required
to install a catch basin near the pond on the Sunshine Factory property. He
stated he would support additional trees on the ,'vest side of the property as a
buffer. 1v1r. Immen responded by saying that there are many trees that
currently buffer the apartment building on that property. If they added more
trees to the "vest side of the building, the trees \vould only buffer a driveway
to an apartment building. It was noted that pov{er lines vvould be directly
over the area of the suggested trees.
The reasons for not constructing an eight-foot fence include 1) the adjacent
parking lot is at a lower elevation, therefore a six-foot fence vvould be
sufficient; and 2) an eig11t-foot fence \,vould be harder to maintain. It was
confirmed that the fence would be d1ain-link \-vith vinyl slats. The fence
Planning Commission J"feeting 4 April 4, 2006
company indicated that this product would be durable even in winter '''lith
snow piled against.it.
Mr. Immen confirmed that if there was not an adequate amount of space for
snow storage that the snow would be hauled away.
Chairman Svendsen pointed out building design features as noted by the
building official with regard to corridor two-hour fire rating, and each tenant
remodel would be required to obtain a permit. The trash enclosure would be
addressed at the time of tenant remodel. He stated that the Design and
Review Committee was in agreement that each tenant be responsible for their
ovvn trash enclosure, either inside or outside, utilizing pre-approved plans.
Commissioner Nirgude questioned the fire alarm system and it was noted an
interlinked system should be installed that yvould notify all tenants if there
vvas a problem in another area of the building.
Chairman Svendsen clarified that all rooftop units should be screened by
enclosing the units. Mr. Immen added that the nearest apartment building
was approximately 120 feet away with a dense row of trees between the
buildings. The existing building had make-up air units which would
probably be removed during re-roofing; therefore, the number of units on the
roof would decline. For one potential buyer, a typical gas-fired hanging unit
may be installed. Mr. Immen stated that typical new HV AC units were not
too loud. He proposed that all non-HV AC units would be screened and
sound insulated. Chairman Svendsen reiterated that standard HV AC rooftop
units located on the roof could be painted of a similar color as the building.
Any other mechanical units not associated with heating, ventilating and air
conditioning would have to be screened for sight and noise reduction.
Discussion ensued on curbing around the entire site as required for all other
projects. Mr. Immen reiterated that the parking lot abuts the parking lot to the
north, which would be difficult. They did not intend to curb the south or west
sides of the property other that at the comers near the nevv green space areas.
Curbing would be installed on the east side. Commissioner Oelkers stated he
felt there should be curbing along the entire west property line, per code. He
noted a six-foot fence would be reasonable. He also felt the power pole
should be relocated to provide a 20-foot fire lane.
Chairman Svendsen initiated discussion on park dedication fees. :tvfr. Immen
responded that he felt the fee does not apply. There is no intensification of use
of the property, due to the fact that this is an existing structure designed for
six occupants. Therefore, he felt there was no applicability to park dedication.
Mr. rv1cDonald interjected that the park dedication fee ordinance "vas adopted
approximately two years ago. Commissioner Oelkers stated he felt the fee
\/vas appropriate. Mr. Steve Sondrall, city attorney, added that his
correspondence laid out general requirements for charging the park
dedication fee. 111e property could potentially bring in tenants that vv-ould
utilize the park systems in a way that had not occurred by t11is property in the
past, through increased use of softball fields for park leagues, and general
increased employees at the facilities and parks. The ordinance takes into
Planning Commission 1\1eeting 5 April 4, 2006
account the fact that commercial/industrial users may not utilize park
facilities as often as residential properties and are charged accordingly. In the
event the applicant and city cannot come to an agreement, there are
procedures to follow in the Minnesota Statutes.
Commissioner Brinkman asked for clarification on the definition of industrial
condominium. MI. Immen replied that the condominium would be a separate
ownership, similar to residential condos. The purchaser would ovm that
portion of the building and anything inside that space would be theirs. They
would also ovm a common interest ,vith other parties for the corridor,
parking lot, etc. and share the expenses. It ",ras noted that the space could be
leased to another party. Mr. Sondrall confirmed that any property ovvner
could lease their property. He felt it vvould be unreasonable that the ovvner
vvould not be allowed to lease the space to a tenant :Mr. Immen interjected
that some potential buyers are looking at purchasing tvvo units to
accommodate future groV\rth with the intent of subleasing on a short term
basis. The unit prices range from $60 to $70 per square foot. The Zoning Code
regulates the type of industry allowed in the industrial area. 1v1r. Irnmen
added that there currently are two interested prospects.
Commissioner Nirgude questioned whether or not the lessees would be part
of the association. :Mr. Sondrall stated that typically only the ovmer vvould be
a part of the association and have a vote. The O'^lner would have to deal with
any problem with a tenant. The city could not micromanage the ovvnership of
these industrial uses.
Commissioner Nirgude 'J\Tondered when work would begin on the building
and ,vhen closings on the property might take place. Mr. Irnmen stated that
site vvork would begin after Council approval and closings on one or tvvo of
the units could take place by the end of July or early August.
Chairman Svendsen asked vvhether the petitioner was requesting that the
Planning Commission vvaive review of the final plat, and the petitioner
ansvvered in the affirmative.
There was 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 06-04. All voted in favor. Motion
carried.
Commissioner Brinkmcu1 asked for clarification on the conditions of approval
regarding curbing, 20-foot fire lane and park dedication fee. All
commissioners concurred that these items be included in the conditions for
approvaL
MOTION Motion by Commissioner Oelkers, seconded by Commissioner Landy, to
Item 4.1 approve Planning Case 06-04, request for planned unit development (PUD)
conditional use permit (CUP) to accommodate a condominium industrial
re-platting of the existing building, 4301 Quebec Avenue North, Tom
Planning Commission l\1eeting 6 April 4, 2006
Immen/New Hope One, LLC1 subject to the following conditions:
1. Applicant to enter into a PUD development agreement with the city,
to be prepared by the city attorney.
2. Applicant to provide financial guarantee/performance bond for site
improvements (amount to be determined by city engineer and
building official).
3. Approval of plans by building official.
4. Comply with city engineer recommendations (March 29 and 30, 2006
memos)1 including payment of a storm water .fee in the amount of
$16,162.20, in-lieu of on-site storm water ponding, curbing required
on west side of property. For the record, no cross easement on the
north property line was noted and none was required.
5. Comply with city attorney recommendations related to the plat
(March 3D, 2006 correspondence).
6. Approval of plans by West Metro Fire-Rescue District and comply
with recommendations, including those provided in the March 14,
20061 letter from West Metro Fire.
7. Planning Commission to waive review of final plat.
8. Comply with planning consultant and staff recommendations
including:
a. Site circulation signage improvements shall be installed,
including UNo Parking," uDo Not Enter/1 and other signage as
required by the building official.
b. Snow storage shall not occupy required parking stalls, and will
be limited to the west property line of the site.
c. Condominium Association documents shall describe a need to
hire snow removal firms as needed when indicated snow storage
is overwhelmed.
d. Lighting design on the west property line shall be revised to
provide compliance with light trespass regulations (0.4 foot-
candles at the property line).
e. Location and photometric readings shall be provided for Xcel
lights on western side of property. Applicant shall verify
lighting levels on the northwest and southwest portions of the
parking lot.
f. Applicant shall complete all building improvements as
described in application materials.
g. Condominium Association documents shall be revised to
explicitly state that any emergency/police alarm charges will be
the responsibility of individual owners and must be registered
with the city.
h. Condominium Association documents shall require new
standard HV AC rooftop units located on the roof to be painted a
similar color as the building and other new mechanical units not
associated with heating, ventilating and air conditioning be
screened for sight and noise reduction in accordance with the
standards provided by city ordinance.
i. Trash handling plans must be submitted to and approved by the
building official for each unit, prior to issuance of a Certificate
Planning Commission Meeting 7 April 4, 2006
of Occupancy.
j. Fence detail stall be reviewed and approved by city staff.
k. Species of trees on west property line shall be identified.
1. Applicant shall demonstrate that landscaping islands are not
interfering "With vehicle sightlines.
m. Applicant shall increase the driving lane on west side of
building to provide a minimum of 20-foot fire lane around the
entire building.
9. The applicant shall pay a park dedication fee in the amount of $7,825
at the time of building permit application.
Ms. Green stated that the city engineer was suggesting but not requiring a
cross-easement with the property to the north at this time.
V oting in favor: Brinkman, Crough, Hemken, Landy, Nirgude, Oelkers,
Schmidt, Svendsen
V oting against: None
Absent: Anderson, Buggy, Houle
Motion carried.
Svendsen stated that this planning case would be considered by the City.
Council on April 24 and asked the petitioner to attend.
PC06-03 Chairman Svendsen introduced for discussion Item 4.2, request for planned
Item 4.2 unit development (PUD) conditional use permit (CUP) and site/building plan
review to allow the re-plat and redevelopment of the site ,vith the
construction of four buildings containing 16 office/vvarehouse condominiums,
7100 27th Avenue North, Christopher A. Rohr/Rome Companies, Inc.,
Petitioner.
Mr. Curtis Jacobsen, community development specialist, stated that the
petitioner vvas requesting a planned unit development conditional use permit
and site/building plan revievv to allow the replatting and redevelopment of
the site in phases vvith the demolition of the hvo existing buildings and the
construction of four buildings containing 16 units of office/warehouse
condominiums on one lot. The proposed buildings on the site would total
63,800 square feet including the mezzanines. Grading on the site would
remove 24,000 yards of dirt and relocate an additiona116,OOO yards of dirt. A
new storm water pond would be constructed in the southwest comer of the
site. The property is located in an industrial district with industrial uses to the
north and V\rest and the cities of Crystal (residential uses) to the east and
Golden Valley (industrial uses) to the south. The site is 5.18 acres in size.
Approximately 2.4 acres on the western portion of the site is currently
unused. The proposed green space vvould be 34 percent of the site, buildings
26 percent, and paved area 40 percent.
In correspondence, the petitioner indicated the existing buildings were
approac11iI1g the end of tl1eir economic life. The proposed units vvould range
from 3,200 to 5,000 square feet They indicated, if approved, construction
would begin in spring 2006 ,vith occupancy by the end of the year.
Planning Commission Meeting 8 April 4, 2006
Property ovvners within 350 feet of the site were notified and notice was
published in the city's official newspaper.
1\1r. Jacobsen explained that the purpose of a planned unit development was
to provide for the grouping of lots or buildings for an integrated approach to
development. The PUD is intended to introduce flexibility of site design and
architecture for the conservation of land and open space through clustering of
lots and buildings, which promotes the goals in the Comprehensive Plan. The
PUD process allows deviation from the strict provisions of the code related to
setbacks, heights, lot area, width and depth, etc. through a conditional use
permit. Special requirements can be established for the granting of a
conditional use permit to allow commercial or industrial PUD projects which
are compliant with the permitted and conditional uses allowed in a specific
district in one or more buildings in relation to an overall design.
Per routine policy, the preliminary plat was submitted to city staff and
consultants, utility companies and Hennepin County for review and
comments. The petitioner requested that the Planning Commission vvaive
review of the final plat.
The development re\riew team and the Design and Review Committee
reviewed the plans, offered recommendations, and revised plans were
submitted as a result.
:Mr. Jacobsen reported that the developer preferred to relocate current tenants,
demolish the existing buildings, and construct the entire project in one phase.
If temporary space could not be located for existing tenants hovvever, the
project would be constructed in phases: first the demolition of the north
building, preparing the west half of the site, constructing building 1 on the
west, relocating tenants to that building, demolishing the second building;
and constructing three additional buildings. Per city code, the project is
required to provide 71 parking spaces and 115 are ShO\.VIl on the plans. Seven
ADA parking spaces were identified on the plans. Access through the site
vvould be from and ingress/egress on Nevada Avenue to an egress, right turn
only onto Louisiana A venue. The drive lane \.'Vould be designated as a fire
lane. The existing curb cut on l\1edicine Lake Road vvould be removed.
Directional signage would be provided on site. Truck circulation patterns on
the site are tight and the applicant should comment on the use of semi trucks
on the site. Single-unit vehicles would be appropriate with the proposed site
layout. Side\'valks five feet in 'Vvidth are provided on site; ho\vever there is no
connection to the sidewalk on Medicine Lake Road. Revised plans indicate
the center lane through the property V\Tould be signed as a fire lane-no
parking. A 20-foot wide/20-foot deep hammerhead turnaround would be
provided north .of building 2.
Storm \-vater management would require approval by Bassett Creek
Watershed and the city engineer. Revised plans included relocation of fire
department connections, with the exception of building 3, \vhich should be
relocated per the request of the fire departmente Fire hydrants were relocated
on the site per the request of the fire department. All buildings \vould be fully
sprinkled with all fire connections located on the main drive aisle. Each
Planning Commission Meeting 9 April 4, 2006
tenant space would utilize a separate V\rater meter.
Proposed landscaping vvould comply "With city code and includes evergreen,
birch, and maple trees, shrubs, flowers and grasses. Landscaping on the east
property line was improved to provide better screening from. the adjacent
residential properties in Crystal. A total of 334 trees and bushes were
proposed, along with 166 flowers incorporated into the landscaping design.
Snow storage areas are shovm on the plan between buildings 1 and 2, in the
ponding area, and the parking area near building 3, and appear to be
adequate.
T\'\Tenty lighting fixtures are proposed for the parking areas, as "vell as 23
building mounted light fixtures. Additional full cutoff fixtures would be
provided above each rear man door. A monument sign, lit from below,
would be located at the corner of Louisiana and 27th avenues. A secondary
sign would be at the property entrance off Nevada Avenue. Both signs would
be similar in design. Freestanding signs must be located 10 feet from the
property lines. Individual wall signage ,,,,auld be provided for tenant
identification. Building identification signage would show the address.
Trash handling on site had not been addressed with the revised plans and
should be discussed by the Planning Commission. Staff recommended the
installation of dumpster enclosures, possibly near the hammerhead or by the
snow storage area between buildings 1 and 2. Due to an abundance of
parking on site, several appropriate spaces could be converted for trash
enclosures. Trash handling could occur inside each unit
Mr. Jacobsen reported that rooftop units should be screened from view or
painted to match the buildings. Revised floor plans include landings outside
the doors and sprinkler room locations. Sides of the buildings would be made
of precast concrete panels vvith various exposed aggregate or a ribbed texture.
The fronts of all buildings would consist of exterior finish insulation system
panels, glass doors and windows, corrugated metal panels and metal I-beam
canopies. Tenant signage would be located on the I-beam canopies. The
applicant should clarify color, metal type, finish, and \'\Tear characteristics, as
well as maintenance and snovv load/melt characteristics. Overhead doors
would consist of glass and aluminum construction. The police department
recommended the building exterior be of a graffiti resistant finish or coated
with a graffiti-proof coating.
1v1r. Jason Quisberg, assistant city engineer, stated that due to significant
grading this property would be at a lo\-ver elevation than the adjacent
properties to the north and Louisiana A venue. The existing retaining wall
along :tvfedicine Lake Road is located in the right-of-\".ray and ovvned by the
county. The county suggested this vvall be remo\red through grading the site,
if possible, and coordinated with the county. The proposed retaining wall to
the vvest of tl1e existing wall is shoV\7J1 to be located in the right-of-way. The
installation of a ,-vall in that location \vould make it property of the county,
,vho would prefer that the \vall be moved out of the right-o f-vv ay. If not, the
property owner should enter into a maintenance agreement with t11e COU11ty.
Grading would direct storm V\rater to the pond at tl1e southwest corner of the
Planning Commission Meeting 10 April 4, 2006
property. The pond meets city requirements for vvater quantity and quality.
The storm sewer calculations and design would need to be submitted to
Bassett Creek 1./\Tatershed for approval. Service for sewer and water
connections would be provided from Nevada A venue and extended east
through the property with each building served off the main line. All utilities
in the project are private '^lith maintenance the responsibility of the property
ovvner. Water service would be located outside each building V\Tith all units
having a separate meter. All fire connections and hydrant locations were
reviev,red by West Metro Fire and are sho,,,rn on the plan. The main
ingress/egress to the site vvould be from Nevada Avenue, vvith an egress right
turn only onto Louisiana Avenue, due to the fact that the exit is close to
Medicine Lake Road. Grading of the site did not allow that driveway to be
located farther to the north. An emergency turnaround was pro\rided in the
north parking area per the request of West Metro. Mr. Quisberg
recommended that the turnaround be located 20-25 feet south to better align
with the dock entrance, however, grading may prohibit moving the
turnaround. This may need to be reviewed "vith West Metro again to be sure
it meets their needs. Hennepin County had suggested a right turn lane for
\.vestbound. traffic from Medicine Lake Road onto Nevada Avenue. The
revised plans incorporated a future right turn lane layout within the plan and
sufficient right-of -way has been dedicated to make construction feasible.
Mr. Jacobsen stated that the city attorney had indicated in correspondence
that the park dedication fee would apply to this project due to an
intensification of use. He stated staff recommended approval subject to the
conditions listed in the planning report.
Commissioner Nirgude stated he was concerned with traffic flow at the east
access. Mr. Jacobsen mentioned that the east exit was designed for vehicles
leaving the site by a right turn and merging onto southbound Louisiana
A venue. The interior island betvveen buildings 3 and 4 had been rounded per
the request of West Metro.
1v1r . Christopher Rom, president of ROME Companies LLC, (Rohr,
McKoskey, O'Shaughnessy and Egan) stated the company consisted of four
individuals, including Tom Egan, one of the principals of the firm, who vvas
part of the family that ovmed the site for many years. ROME would be the
developer of the site.
Mr. Rom clarified that 24,000 yards of dirt would be"moved. However, only
8,000 would be moved off site, with the other 16,000 relocated on site. He
stressed that this project vvould not be intensifying the use of the site, but
would be de-intensifying the use. Currently there is 24,000 square feet of
office space on the site and the proposed project \,vould only have 13,000
square feet of office. There would be fewer employees on the site after it is
fully built out. :Mr. Rohr felt that he vias providing a park-like atmosphere
due to the intense landscaping proposed for the site and the pond. He stated
he felt he was going above and beyond with the enhancement of the site at the
gatevvay to tl1e city. With regard to the turn lane and retaining V\Tall, those
items were still being discussed ,'Vith the county and engineer. The engineers
were working 011 retaining ,,,rall details and grading of the property.lv1r. Rohr
Planning Commission 11eeting 11 April 4, 2006
stated they "gave up" 10 feet of property to expand the right-af-v'lay along the
south property line to 50 feet. A revised photometric plan would be provided.
:Mr. Rohr stated that the planning team had worked hard on the project and
he hoped the Planning Commission would recommend approval. He
thanked city staff and consultants for all their help. A question was raised
whether or not this project was affiliated with the Egan property to the south
of Medicine Lake Road in Golden Valley.1vIr. Rohr stated that Tom Egan was
not affiliated, business wise, with Egan McKay. This property is currently
oV\rned by MOE Properties LLC, McKoskey, O'Shaughnessy and Egan.
Commissioner Landy disclosed that tvvo of the property ovvners were clients;
hovv-ever, he V\Tas not retained as their accountant.
Chairman Svendsen stated that one of the fire deparhnent connections was in
front of an ADA parking stall, therefore a no parking sign should be installed
at that location. Revised plans would be submitted with the building plans.
Mr. Rohr stated he met with the property owner to the north to coordinate
site design and landscaping along the north property line.
Svendsen stated he appreciated all the changes the petitioner made following
the Design and Review Committee meeting. Svendsen confirmed that the
HV AC units vvould be covered on building 3 due to residential properties
across the street in Crystal. Mr. Rohr clarified that the site would be of a
uniform design and all buildings would be treated the same.
Discussion ensued on construction phases and the number of units.1\1r. Rohr
stated that the market \vould determine the final number of units to be
constructed, as one purchaser may require all the units in one building. A
large office use \vould require more parking, therefore, a building footprint
may need to be modified. There may be internal loading docks, or a user may
be required to build a trash enclosure to meet city requirements. Pricing may
be from $120 to $140 per square foot. It was noted ceilings V\Tould have 24-foot
clearance v'lith 30 feet total building height.
Commissioner Nirgude questioned how loading and u11loading ,vould be
11andled. 11r. Rom stated that each unit V\Tould have a roll-up door where a
trailer could back up to the space. In the case of a heavier user, the roll-up
door vyould become an internal dock V\There the truck 1vould back into the
building to load/unload. For the most part, the users of these buildings ''\Tould
be light industrial. Trucks would probably be limited to one time per \veek
V\rith daily UPS and/or Fed Ex deliveries.
Commissioner Crough questioned 'Vvhat ,,,auld happen to the radio
transmission tower on top of one of the buildings and Mr. :rvfcDonald stated
that city code required any unused antenna tovvers to be removed within 12
months of cessation of use.
There ,,,as no one in the audience to address the Commission; the public
hearing "vas closed.
Motion by Conunissioner Landy, seconded by Commissioner Schmidt, to
Plarining Commission Meeting 12 April 4, 2006
close the public hearing on Planning Case 06-03. All voted in favor. Motion
carried.
Chairman Svendsen commented that he felt this "vas a great project and
thanked the petitioner for all the ''\lark incorporating recommendations from
the Design and Review Committee. He stated he felt the park dedication fee
should be paid by the developer.
MOTION Motion by Commissioner Oelkers, seconded by Commissioner Landy, to
Item 4.2 approve Planning Case 06-03, request planned unit development (POO)
conditional use permit (CUP) and site/building plan review to allow the re-
plat and redevelopment of the site with the construction of four buildings
containing up to 16 office/warehouse condominiums, 7100 27th Avenue
North, Christopher A. Rohr/Rome Companies, LiC, subject to the
following conditions:
1. Developer to execute pun development agreement with city, to be
prepared by the city attorney.
2. Developer provide financial guarantee/performance bond for site
improvements (amount to be determined by. city engineer and
building official).
3. Approval of all plans by the building official.
4. Comply with West Metro Fire District recommendations (March 14,
2006) .
5. Comply with city engineer recommendations (March 16, 28, and 29,
2006) and submit pond maintenance agreement.
6. Comply 'With city attorney comments on plat (March 14, 2006).
7. Planning Commission agrees to waive review of final plat.
8. Payment of park dedication fee of $12,950 at the time the building
permit is issued.
9. Comply with planning consultant recommendations:
A. If a phased development approach is necessary, submit
additional plans for construction staging and phasing to
minimize impacts to relocated tenants, suhj eet to review and
approval of the building official and Fire Department.
B. Relocate western monument sign to comply with Sign
Ordinance requirement of monument signs located ten (10) feet
from the property line.
c. Install dumpster enclosures for trash handling. Any enclosure
must match the color and materials of the building. If trash is to
be handled internally, a plan must be established for this
practice.
D. Applicant must provide additional information on accent metal
used in building design. Specific information regarding type,
color, and wear characteristics will be required.
E. Resubmit photometric plan to incorporate additional building
mounted lighting at the rear of each building.
F. Work with New Hope Police Department to identify anti-graffiti
strategies including graffiti-resistant building finish, colors, and
graffiti removal plans.
Planning Commission Ivfeeting 13 April 4, 2006
G. Relocate Building 3 Fire Department connection to south end of
building.
H. Provide sidewalk connections from development to city
sidewalk.
10. Screen rooftop units on all buildings..
V oting in favor: Brinkman, Crough, Hemken, Landy, Nirgude, Oelkers,
Schmidt, Svendsen
V oting against: None
Absent: Anderson, Buggy, Houle
Motion carried..
Svendsen stated that this planning case would be considered by the City
Council on April 24, and asked the petitioner to attend.
Design and Review Chairman Svendsen reported that the Design and Review Committee met
Committee yvith the petitioners in March. The next meeting would b"eheld on April 13 at
Item 5.1 7:30 a.m., and staff expected revised plans to be submitted for the 42nd and
Quebec redevelopment project.
Codes and Standards Commissioner Hemken stated that the Codes and Standards Committee had
Committee not met in March. Mr. 11cDonald added that there were no ne\v items to
Item 5.2 discuss at this time.
OLD BUSINESS There was no old business4
Miscellaneous Issues
NEW BUSINESS There was no new business.
Motion to Approve Motion vvas made by Commissioner Landy, seconded by Commissioner
Minutes Brinkman, to approve the Planning Commission minutes of March 8, 2006.
All voted in favor. Motion carried.
ANNOUNCEMENTS Chairman Svendsen stated he felt the joint meeting witl1 the Council was V\Tell
received with good information shared. The consensus of the commission
was to continue meeting together at least one time per year. Svendsen added
that the chair of each commission were to present quarterly updates to the
Council. Commissioners indicated they ,vere encouraged by their discussions
vvith the Council.
Commissioner Oelkers thanked staff for the good PovverPoint presentations
on the planning cases.
ADJOURNMENT The Planning Commission meeti11g was unanimously adjourned at 8:48 p.m.
Respectfully submitted,
Q~0}~
Pamela Sylvester, Recording Secretary
Planning Commission Meeting 14 April 4, 2006