060606 Planning
1. CALL TO ORDER
2. ROLL CALL
3. CONSENT BUSINESS
4. PUBLIC HEARING
4.1 Case 06-08
4.2 Case 06-09
J&(
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, June 6, 2006
7:00 p.m.
Request for rezorung from CB, community business, to R2, single and
two-family residential, preliminary plat for property to be known as
Louisiana Terrace, and variance for lot area to allow construction of two
zero-lot line twinhomes, 5551 Louisiana Avenue North, Terry Veigel,
Petitioner - TO BE TABLED
Request for a variance to the previously approved rear yard setback
requirement to allow construction of a single family home, 8401 27th
Place North, Kingsman LLCjPeter Long, Petitioner
5. COMMITTEE REPORTS
5.1 Report of Design and Review Committee - next meeting June 15, 7:30 a.m.
5.2 Report of Codes and Standards Committee - next meeting June 9, 7 a.m.
6. OLD BUSINESS
6.1 Miscellaneous Issues
A. PC06-06, Manley Commercial Development, ~:2nd/Quebec avenues - approved
7. NEW BUSINESS
7.1 Review/Approval of Plannillg Commission Minutes of May 2, 2006
7.2 Plymouth Comprehensive Plan Amendment
7.3 Robbinsdale Comprehensive Plan Amendment
7.4 Crystal Comprehensive Plan Amendment
7.5 Discuss Design Guidelines
8. ANNOUNCEMENTS
9. ADJOURNMENT
Gl Petitioner must be in attendance
Planning Commission Guidelines for Public Input
The Plannillg Commission is an advisory body, created to advise the City Council on land use. The
Planning Commission will recommend Council approval or denial of a land use proposal based upon
the Plannillg Commission's determination of whether the proposed use is permitted under the Zorung
Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the
surrounding neighborhood.
The Planning Commission holds informal public hearings on land use proposals to enable you to learn,
first-hall.d, what such proposals are, and to permit you to ask questions and offer comments. Your
questions and comments become part of the record and will be used by the Council, along with the
Plannillg Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and questions, the Planning Commission
will utilize the following procedure:
1. The Plannillg Commission Chair will introduce the proposal.
2. City staff 'Yvill outline the proposal and staff's recommendations and answer any questions from the
Planning Commission.
3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer
questions from the Planning Commission.
4. The chair will open the public hearing, asking first for those who wish to speak to so indicate by
raising their hands. The chair may set a time limit for individual questions/comments if a large
number of persons have indicated a desire to speak. Spokespersons for groups will have a longer
period of time for questions/comments.
o. When recognized by the chair, the person wishing to speak is asked to come forward and to give
their full name and address clearly. Remember, your questions/comments are for the record.
6. Direct your questions/comments to the chair. The chair will determine who will answer your
questions.
7. No one will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new information, not rebuttal.
8. At the close of the public hearing, the Plannillg Commission will discuss the proposal and take
appropriate action.
A. If the Plannillg Commission recommends that the City Council approve or deny a request, the
plannillg case will be placed on the City Council agenda for the next regular meeting. Usually
this meeting is within one to two weeks of the Plannillg Commission meeting.
B. If the Plannillg Commission tables the request, the petitioner will be asked to return for the next
Commission meeting.
PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
June 6, 2006
June 2, 2006
Planning Case:
Petitioner:
06-08
Address:
Terry Veigel
5551 Louisiana Avenue North
Request:
Rezorung, preliminary plat, and variance
I. Request
The petitioner is requesting rezorung of property from CB, community business, to R2, single and two-
family residential, preliminary plat for property to be known as Louisiana Terrace, and a variance for
lot area to allow construction of two zero-lot line twinhomes, pursuant to Section 4-6, 4-6(f)(1), 4-7, 4-36,
and Chapter 13 of the New Hope Code of Ordinances. Staff recommends that this matter be tabled to
the July 11, 2006, Planning Commission meeting due to the fact that revised plans were not
submitted and the petitioner has requested a 60-day extension.
II. Zoning Code References
Section 4-6
Section 4-6(f)(1)
Section 4-7
Section 4-36
Chapter 13
III. Background
R2, Single and Two-Family Residential
R2, Lot requirements - base lot
R3, Medium Density Residential
Administration - Variances
Subdivision and Platting
The petitioner submitted an application on May 12, the application was reviewed on a staff level on
May 17, and the petitioner met with the Design and Review Committee on May 19. Please refer to
attached comments presented at Design and Review Committee meeting. Revisions to plans and
additional information was requested from the petitioner. The petitioner did not submit revised plans
for the June Plannillg Commission meeting, and requested that this item be postponed until the July 11
meeting. See attached request for 60-day extension which will be processed by City Council at the June
12 Council meeting.
IV. Notification
Property owners within 350 feet of the property were notified. Due to the postponement of this public
hearing, staff mailed letters to the surrounding property owners informing them of the meeting date
change. New public hearing notices will be mailed prior to the July 11 Plannillg Commission meeting.
Planning Case Report 06-08
Page 1
6/2/06
Attachments: Public Hearing Notice
Postponement notice to adjacent property owners
60-Day extension request
Design and Review information from applicant and staff
Application log
Planning Case Report 06-08
Page 2
6/2/06
REQUEST FOR REZONING FROM CB, COMMUNITY BUSINESS, TO R-2, SINGLE- OR
TWQ-FAlv\IL Y RESIDENTIAL OR R-3, MEDIUM DENSITY RESIDENTIAL, PRELIMINARY
PLAT, AND VARIANCE FOR LOT AREA
PLANNING CASE 06-08
CITY OF NEW HOPE, MINNESOTA
Notice is hereby given that the New Hope Planning Commission will meet at City Hall, 4401
Xylon Avenue NOlih, New Hope, J\1innesota on Tuesday, June 6, 2006, at 7 p.m. to hold a public
hearing on a request for rezoning of property from CB, community business, to R-2, single and
two family residential, or R-3, medium density residential, prelinrinary plat for property to be
lmov1l1 as Louisiana Terrace, and a variance for lot area to allow construction oftwo zero-lot line
twinhomes, pursuant to Sections 4-6, 4-6(f)(1), 4-7, 4-36, and Chapter 13 of the New Hope Zoning
Code. This property is located at 5551 Louisiana Avenue North and is legally described as follows:
Auditor's Subdivision No. 226, Hennepin County, Minnesota
I (pID #05-118-21-34-0005)
Such persons as desire to be heard with reference to the proposal will be heard at this meeting.
This notice is given pursuant to the Zoning Ordinance of the city of New Hope on the petition of
Terry Veigel. Exhibits and further infonnation ca..n be reviewed at the Information COlmter in City
Hall, Monday through Friday, 8 a.m. to 4:30 p.m.
The New Hope City Council will consider the recommendation of the Planning Commission on
this proposal for the purpose oftaking action at its meeting on Monday, June 26, 2006, at 7 p.m. or
as soon thereafter as may be heard in the Council Chambers, 4401 Xylon Avenue North, New
Hope, Minnesota.
!
I
I
Accommodations such as a sign language interpreter or large printed materials are available
upon request at least five working days in advance. Please contact the city clerk to make
arrangements (telephone 763-531-5117, TDD number 763-531-5109).
Valerie Leone, City Clerk
5/24/06
May 31, 2006
(Letter mailed to 8 adjacent properties)
Subject:
Public Hearing Notice Regarding 5551 Louisiana Avenue North
Dear New Hope Property Owner:
You recently received a public hearing notice for the potential redevelopment of property
at 5551 Louisiana Avenue North. The public hearing was to have been conducted on June
6.
This letter is to inform you that the developer has requested to delay the public hearing
until the July 11 New Hope Plannillg Commission meeting. Another notice will be mailed
to you prior to the July meeting.
If you have any questions, please contact the Community Development Department at
763-531-5110.
Sincerely,
Kirk McDonald
Community Development Director
Cc: Dan Donahue, City Manager
Steve Sondrall, City Attorney
Vince Vander Top, City Engineer
Planning Case File 06-08
C, 1~'1'""',( OF N- fl'V HOPE.
..t. ~ _ _,:;....J Y/\ .!........ -
4401 Xylon Avenue Nort.h ~ New Hope, Minnesota 55428-4898 ~ Wlly"V. ci.new-hope.mn.us
City Hall: 763-531-5100? Police (non-emergency): 763-531-5170 ~ Public \Vorks: 763-592-6777? TDD: 763-531-5109
City Hall Fax: 763-531-5136 ? Police Fax: 763-531-5174 {, Public Works Fax: 763-592-6776
Page 10f1
McDonald Kirk
From: Jacobsen Curtis
Sent: Wednesday, May 31, 20062:13 PM
To: McDonald Kirk; Steve Sondrall (sas@jensen-sondrall.com)
Subject: FW: 60 extension
FYI
Curtis Jacobsen
Community Development Specialist
City of New Hope
763-531-5137
763-531-5136 fax
cj acobsen@ci.new-hope.mn.us
From: TERRY VEIGEL [mailto:ma1380@yahoo.com]
Sent: Wednesday, May 31,2006 11:24 AM
To: Jacobsen Curtis
Subject: 60 extension
Hello Curtis
This is Terry Veigel i am requesting a 60 extension with the property at 5551 Louisiana in New Hope.
Thanks Terry Veigel
Feel free to call! Free PC-to-PC calls. Low rates on PC-to-Phone. Get Yahool Messenger with Voice
6/1/2006
DESIGN 8: REVIEW COMMITTEE
. May 18, 2006
Committee: Svendsen, Oelkers, Anderson, Houle, Nirgude
The Development-Review Team met on May 17 to consider a request for rezorung from CB to R2,
preliminary plat, and variance for lot area.
Staff: Axel, Coone, French, Green, Jacobsen, Korth, Link, McDonald, Sylvester
Consultants: Brixius, Vander Top
PROJECT: Rezorung from CB to R2 or R3, preliminary plat, lot area variance
comprehensive plan amendment
SITE: 5551 Louisiana Avenue North
ZONING: CB, Community Business
PROPERTY OWNER: Terry Veigel
APPLICANT: Terry Veigel
DESCRIPTION: The applicant is requesting rezoning of the property from CB to R2, single and two-
family, or R3, medium density residential, preliminary plat for property to be known as Louisiana
Terrace, and variance for reduced lot area (if R2 zorung), and comprehensive plan amendment. The
applicant is proposing to subdivide the existing parcel into four lots to construct two zero-lot line
twinhomes. A variance for lot area would be required for each lot for approximately 400 square feet.
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:
Gl Show building setbacks on plans
Cl Clarify basement floor elevation - top of foundation, basement floor
· Curb cut - maximum 28 feet at property line
Gl Provide storm water calculations - This property is low spot in area and runoff water ponds
on this property
· Discuss potential swale in rear yards and retaining wall along south lot line
· Provide five foot drainage/utility easement on north, south, and east lot lines, between Lots 2
and 3, and 10-foot easement on west lot line
· Relocate sewer/water connections for Lots 1 and 4 so don't cross property lines
e Water and sewer connections are located in street
· Sewer access charges (SAC) fees due on four units x $1,550 = $6,200
Gl Payment of storm water fee (to be determined by city engineer)
· Payment of park dedication fee ($1,500 per lot = $6,000) upon submittal of final plat for city
signatures
Gl Developer to provide narrative re: price, building materials, for sale units, market rate,
background, previous projects
· Provide landscaping plan and perimeter foundation plans
· Developer required to provide screerung between residential property and commercial
properties
· Police Department recommends placing a fence on west property line adjacent to parking lot
It Provide fence on north property line
e Discuss building fa<;ade materials - rear: change vinyl texture on gable ends; front: change
gables to shake or scallop
Attachments:
. Application
· Address/zoning maps
· Petitioner correspondence
· Plat
. Plans
NOTE: REVISED PLAN Deadline is Friday, May 26, by 3 p.m.
Planning Commission, Tuesday, June 6, 7 p.m.
City Council, Monday, June 26, 7 p.m.
02/12/1333 03:38
51271213015
TERR'y' LJ~IC3EL H
PAGE 211
Kirk McDonald
Hello our names are Terry andKris Veigel,
We are writing this letter in regards to the property located 5551 Louisiana avenue north in
New Hope.
r am requesting to get an approval to have the property rezoned and subdivided from
commercial to residential R-2. We are asking for a variance because the property is just a few
feet short of the 6000 square feet required per lot We are also asking for the planning
commission to wave the review of the final plat
My wife and I have been doing business in New Hope for the last 12 years under the
business name Cake Box.
The business is located at 6024 west Broadway. We are leased attendants with Broadway
Village which is managed by Lang and Nelson .The cake box has been doing a very good
business.
We thought this might be a good time to make a move to expand.. We have always known
about the property at 5551 Louisiana and decided to buy. The property has never been
developed. We made the purchase in November 2004.
Shortly after the fact of buying the property, we had met with Kirk McDonald and other city
officials and made a very hard but realistic decision that the cost would be too much for us. We
have since been tIying to resell the property for almost] Y:: years without any success. We were
starting to get a little concerned about the reselL About 4 months ago I had decided to have
another meeting with Kirk McDonald.
At the meeting. r asked if it would be possible to have 5551 Louisiana rezoned from
commercial to residential R-2. During the meeting, J learned that over the years this property
bas had a lot of interest but there has always been some issues and concerns. One of The
problems, there is not enough land to put up a building and still allow enough room for parking.
Another concern) the property is south of Bass Lake road and the visibility is not the greatest
The property would work very well as residential_ To the south of 55 51 Louisiana on both
sided of the street starts Golden Valley residential. After reviewing the property location we all
felt the idea was great for residential or R -2 rezoning.
I have found a buyer who would like to build on the property. His name is Peter Wegier.
Peter is proposing to build 2 twin homes.
Thank you for your time and I am looking forward to working with you..
Sincerely Terry and Kris Veigel
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
MEMORANDUM
TO: Kirk McDonald
FROM: Alan Brixius/Charles Carlson
DATE: May 15, 2006
RE: 5551 Louisiana Avenue N
NAC FILE: 131.01 - 06.07
Terry Veigel requests rezoning from CB to R-2, subdivision and platting, lot area
variance.
Comprehensive Plan Direction
The applicant requests rezoning from the current CB zoning to R-2, single- and two-
family residential. In terms of the New Hope Comprehensive Plan, the property is
located in Planning District Six, which states:
· An aggressive strategy for enhancing the commercial character along Bass Lake
Road is recommended (p.88, Planning District 6)
o Expand commercial land use patterns
o Assemble and redevelop smaller commercial sites to create larger
commercial lots for contemporary retail, service, and office uses.
The proposed rezoning does not match the strategy identified in the comprehensive
plan, and will require an amendment to the comprehensive plan to allow rezoning. Such
an amendment may be justified, as the commercially-zoned property adjacent to the
applicant includes viable businesses and are not likely to seek redevelopment soon. In
addition, the applicant has unsuccessfully sought commercial property development of
the site, but has been limited by the small site size and access constraints.
If the city feels the project is a high-quality addition to the city that enhances the
surrounding area, it may pursue a comprehensive plan amendment to re-guide the
property from commercial land use to medium-density residential land use. This process
will require the city to process an amendment to its comprehensive plan, which will
include review by the Metropolitan Council for consistency with regional plans. This
process will require a public hearing. A medium density (4-8 units/acre) reclassification
would allow the development of twin homes but would not allow multifamily housing.
Upon amending the comprehensive plan, the city could rezone the property if desired.
Rezoning/Lot Area Variance
The property is proposed for R-2, single and two-family residential. This configuration
requires a lot area of 6,000 square feet per unit. The applicant proposed approximately
5,600 square feet per unit, which does not comply with code requirements and therefore
requires a variance from the Zoning Ordinance. A variance of approximately 400 square
feet of area is required. To grant a variance, the applicant is required by Minnesota
Statute to demonstrate that a hardship exists on the property.
The Design/Review committee and Planning Commission may wish to redirect the
applicant to request R-3 zoning. This zoning district requires 5,000 square feet of lot
area per two-family residential unit. The project conforms to R-3 standards, which may
be a more appropriate zoning district for the proposed use.
The committee should discuss whether to discuss an R-2 zoning classification or an R-3
classification. The project can be implemented under either scenario, with adequate
provisions to ensure density does not increase.
Platting
The applicant submitted plans for re-platting the property. The plat does not conform to
existing (CB) or proposed (R-2) zoning requirements but complies with R-3 district
requirements for twin homes.
Gl Four lots are proposed
o 5,609-5,653 sJ. each (non-conforming with R-2)
o Average width 75 feet, not listed on plan (conforming)
& The total site is 22,533 sJ., or 0.517 acres
e Setbacks appear to comply with code requirements, but should be drawn and
noted on revised plans
e Drainage and utility easements must be shown on the plat. The rear yard
drainage easement must be large enough to include all drainage-related grading
and planting. Easements are subject to review by the city engineer.
@ The plat should show an easement extending to the centerline of the street,
showing dedicated right-of-way.
l!l Upon approval of the final plat, park dedication and stormwater management
fees must be paid. The stormwater management fee will be determined by the
city engineer; park dedication fees are $750 per unit for a total of $3,000.
· Hennepin County should be spelled correctly on revised plans
Screening/Fencing and Landscape Plan
Screening shall be constructed along the north side of the property to screen the
commercial use to the north. The burden of screening would typically fall to commercial
or industrial uses, but since this project constitutes a change of land use and zoning, the
applicant will be responsible for providing adequate screening from adjacent
commercial uses.
· The screening shall consist of landscaping and/or fencing materials and shall be
noted on revised site plans and landscape plan.
e The north and west property lines, behind the front of the homes, shall be
completely screened.
2
. If fencing is proposed, it must be of a high quality material and construction.
. The Design/Review committee should discuss acceptable fencing materials.
A Landscape Plan shall be submitted with revised plans, and shall include:
· Show all proposed landscaping on the site. The landscape plan should include
number, species, and size of all proposed plantings.
· The New Hope Subdivision ordinance requires at least one tree in the front yard
of each lot. These trees must be identified on the landscape plan, and should be
at least two inches in diameter.
· Foundation plantings should be installed on the perimeter of the homes to
improve the appearance of the homes.
. All plantings proposed in rear yard drainage/infiltration area
Driveways
Curb cuts and driveways are proposed for each unit. Driveways are located directly on
the property line, as allowed by code. The driveways are approximately 18-19 feet in
width, creating a paved area 37 feet wide at the right of way. The proposed curb cuts
exceed the New Hope maximum of 24 feet. The city will allow 28 foot curb cuts for the
homes, and beginning at the back of the right-of-way, the driveways may expand up to
37 feet in width. The driveways are 38 feet apart, which complies with code
requirements as twinhomes are exempt from spacing requirements.
Additional Narrative Description
The applicant should submit an additional narrative describing the proposed homes,
price ranges expected, and why amending the city's comprehensive plan to allow for
proposed rezoning is beneficial to the city and to adjacent property owners.
Architecture and Building Materials
Building materials proposed for the site include vinyl siding, stucco, stone, and
aluminum soffits. The applicant has worked additional stone into the home, but
additional details and improvements should be discussed, including:
· Additional stone on the side wall of the front patio area
· Stucco or other material above the eave lines on all sides of the building. Shakes
or other alternative siding approaches may be a possibility for this area.
· Window treatments on rear and side yard windows to break up monotony of
these facades. Stronger window trim would improve the homes' proportions.
· Foundation plantings around the perimeter of the site, as discussed in the
landscape plan. These should be drawn on landscape and building plans.
· No access is provided from the homes to the rear yard. To access the rear yard,
residents must exit the front door and move around the building. The Design &
Review Committee should discuss whether this arrangement is appropriate. The
floor plan shows the rear of the house is used only for bedrooms.
'"
.)
Recommendation
The city must determine whether to pursue a comprehensive plan amendment to allow
for re-designation of the land use of the applicant's property. The project does not
advance the objectives currently described in the plan, but can be granted flexibility
through an amendment to the city's comprehensive plan.
If the Design and Review Committee feel the use is appropriate for the site, the
committee should discuss whether to pursue an R-2 Zoning with a variance, or an R-3
zoning. Under R-3 zoning, the project needs no variances. A medium-density land use
designation in the comprehensive plan amendment will allow twinhomes but prohibit
more intense development in an R-3 district, if this course is chosen.
4
jf~ Bonestroo
~ Rosene
ll\lI Anderlik &
l~' Associates
Engineers & Architects
2335 West Highway 36 . st. Paul, MN 55113
Office: 651-636-4600' Fax: 651-636-1311
www.bonestroo.com
TO: Kirk McDonald
FROl\1: Vince Vander Top
DATE: May 18, 2006
SUBJECT: 5551 Louisiana - Twinhome Development
Our File No. 34-Gen 'NW17 .06.03
We have received the plans for proposed twinhomes at 5551 Louisiana Avenue. The following
comments should be considered in the review of the application.
I. A storm water fee consistent with the City's Surface Water Management Plan should be
considered as follows:
Site Area
22,542 SF
Total site area outside of RO\V
(148.4 x 151.9)
Typical pond construction cost
Pond Cost
Storm Water Fee
$0.20 $/SF
$4,508.40
The stonn water fee is toward the construction of regional storm water facilities. This is
in lieu of constructing storm water ponding on site. The $0.20/SF has been used on other
properties as a representative cost for the construction of a pond. This amount should be
included in the overall review of the property.
2. The grading plan as presented will create drainage.issue for adjacent properties. The
current site is depressed (lower) than all adjacent properties. Storm water runoff from the
properties to the north and south drains to this parcel and infiltrates. It appears that the
soils on this site are sandy allowing a high infiltration rate.
The development of this property will disrupt this drainage pattern. The development of
this property must include measures to accOlmnodate the existing drainage. The
following must be considered in the design:
a. The applicant must submit stonn water calculations documenting the storm
water runoff to this site for a 10-year and 100-year event.
.b. An EOF is shown at the SE comer of the property. It does not appear that
water ponding in the back yard can reach the EOF without impacting the
property to the south. The grading along the south property line will need to
be altered to accommodate this drainage route.
c. If infiltration is still relied upon as the method for controlling the runoff, the
applicant must:
i. Submit soils information including percolation rates documenting that the
. St. Paul, St. Cloud, Rochester, WilImar, MN . Milwaukee, WI . Chicago, IL
,A.ffirmativ2 Action/Equal Opportunity Employer and Employee Owned
~ ~':.~ ~ount of runoff to the site will infiltrate at an acceptable rate.
~)G(.r; "f\.~...::l ii. HWLs must be documented in infiltration areas for the 1 O-year and 100-
"",- d year event. The lowest building op~ must be a minimum. of 2 feet
higher than the 100-year HWL and OF ~~~~ ~~ i-f t,.~
111. No water ponding will be allowed on adjacent properties
IV. All infiltration and ponding areas must be protected by drainage easements
included on the plat
v. Infiltration areas should be designed as rain water gardens, meaning the
areas should be shaped and planted in ways to promote the infiltration.
VI. The infiltration areas must be disclosed to future buyers in terms of
intended function and the potential for standing water.
d. An alternative method could be considered in lieu of or in addition to storm
water infiltration. Storm sewer could be extended to the property from the
intersection of Bass Lake Road. This could limit the frequency of standing
water. The storm sewer could be constructed in lieu of the stonn water fee.
3. It does not appear that the proposed plat includes the entire property. The plat must
include the portions of the property that are currently covered by a street easement. This
portion of the property should be included in the plat and dedicated as RO\V.
4. Drainage and utility easements must be included on the plat around the perimeter of the
property and along the common lot line between Lots 2 and 3. Additional drainage
easements must be included in areas of infiltration or drainage as previously discussed.
5. The sewer and water service lines cannot cross property lines. The services for Lots 1
and 4 must be moved. The services should preferably enter the property in the green
space beside the driveways. The street will be patched match the existing street section
or as directed by the engineer/public works at the time of construction.
6. A landscaping plan should be submitted. The landscaping plan must not conflict with the
drainage requirements previously discussed.
End of Comments
If you have any questions or concerns please contact me at 651-604-4790.
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Planning Case:
Petitioner:
06-09
PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
June 6, 2006
June 2, 2006
Peter Long/Kingsman LLC
840127th Place North
Address:
Request:
Front and rear yard setback variance for single family home construction
I. Request
The petitioner is requesting a variance to the previously approved 16-foot rear yard setback
requirement to allow construction of a single family home 12.3 feet from the rear property line, and a
4.1 foot front yard variance to accommodate the open, covered, porch pursuant to Section 4-5(f)(4) and
4-36 of the New Hope Code of Ordinances.
II. Zoning Code References
Section 4-5(f)(4)
Section 4-36
III. Property Specifications
Zoning:
Location:
Adjacent Land Uses:
Site Area:
Building Area:
Lot Area Ratios:
Plannillg District:
Specific Information:
Planning Case Report 06-09
R-l, Single Family - Lot requirements - setbacks
Administrative - Variance
R-l, Single Family Residential
From Medicine Lake Road take Zealand Avenue North to 27th Place North
turn right and the lot is South of the intersection of 27th Place North and
Yukon Avenue North.
R-l, single family housing to the south, west and north with R-4, an
apartment building to the east
120.34' X 60.0' = 7,220.4 square feet
2194 square feet
61 % green space, 39% impervious surfaces
No. 18
The parcel was formerly a portion of the Sunset Apartments site, an
apartment building to the south and east of the site. The site was formerly a
swimming pool for the apartment building. In 2005, the apartment building
owner applied to subdivide the land and sell off the parcel as a single family
lot. Specific conditions and restrictive covenants were attached to the site
with the granting of the necessary variance, rezoning and preliminary and
final plat.
Page 1
6/2/06
IV. Background
The property owners of the Sunset Apartments have successfully petitioned the city to subdivide and
rezone from R-4 to R-l and grant the necessary variances to facilitate the development of a 7,200 square
foot parcel on the northwestern portion of the property located at 2701 Xylon Avenue North into a
single family residential unit. The proceeds from the sale will assist the property owners in making
additional improvements to the Sunset Apartments.
The New Hope City Council approved rezorung, subdivision, lot area variance and setback variance
requests in September 2005 for development of a single-family home on the parcel, subject to
conditions for setbacks, floor area, and building value. The conditions are as follows:
· Minimum value of $250,000
. House width including garage above 70 feet
· Minimum 480 square foot garage area
. Exterior materials of brick, stone, wood, stucco, or siding
· Minimum house size of 1,500 square feet above ground floor area
. Paved driveway
· 20 foot front setback and 16 foot rear setback
. 7,220 square foot lot area, R-l Zorung
V. Petitioner's Comments
Weare maximizing the building pad and asking for an additional variance. Thus we are also asking for
a variance on the minimum house size for a rambler. The house we are proposing has an area of
approximately 1340 square feet. This is the largest house we can fit on the building pad with a two-foot
vanance.
The proposed house shall have a three-car attached garage with a minimum of 710 square feet.
The market value of the proposed house will be somewhere in the $299,000 to $325,000 price range,
based on past sales of smaller older houses.
VI. Notification
Property owners within 350 feet of the property were notified and staff has received no comments.
VII. Development Analysis
A. Zoning Code Criteria
Variance
The purpose of a variance is to permit relief from the strict application of the terms of the Zoning Code to
prevent undue hardships or mitigate undue non-economic hardship in the reasonable use of a specific
parcel of property and where circumstances are unique to the individual property under consideration
and the granting of a variance is demonstrated to be in keeping with the spirit and intent of this Code.
An application for variance shall not be approved unless a finding is made that failure to grant the
variance will result in undue hardship on the applicant, and, as may be applicable, the following criteria
have been met:
Planning Case Report 06-09
Page 2
6/2/06
1. A hardship may exist by reason of a physical condition unique to the property and results in
exceptional difficulties when using the parcel or lot within the strict application of the terms of
this Code. Physical hardships may include lot shape, narrowness, shallowness, slope, or
topographic or similar conditions unique to the parcel or lot. Undue hardship also includes
inadequate access to direct sunlight for solar energy systems. Economic conditions alone shall
not constitute an undue hardship if reasonable use of the property exists under the terms of this
Code.
2. The undue hardship is unique to the parcel or lot for which the variance is being sought and is not
generally applicable to other properties within the same zorung district.
3. The hardship or circumstances unique to the parcel or lot has not been created by the landowner
or any previous owner.
4. Additional Criteria. The application for variance shall also meet the following criteria:
a. It will not alter the essential character of the locality.
b. It will not impair an adequate supply of light and air to adjacent property, or
substantially increase the congestion of the public streets, or increase the danger of
fire, or endanger the public safety.
c. It is the minimum action required to eliminate the hardship.
d. It does not involve a use which is not allowed within the respective zoning district.
B. Development Review Team
The Development Review Team was supportive of the request. The following comments were
made on the plans:
Gl Discuss fence on the south property line.
II Fence on east property line was removed from the original conditions.
CD Proposed additional aesthetics on building fa<;:ade.
Gl Porch - a permitted encroachment.
e Rear variance would be 3.7 feet.
Gl Plan consistency on all plans.
CD Park dedication fee and storm water fees have been paid.
Gl Drainage -low point of property is northeast corner.
Gl No sewer stub - developer responsibility to connect in street and obtain appropriate
permits.
CD There is water service to property - developer to replace stop box.
II Provide grading plan and first floor elevation.
CD Possibly provide shutters on all windows.
II Garage roof over garage not centered.
C. Design and Review Committee
The Design and Review Committee was generally supportive of the proposal and reviewed with
applicant the comments received from the Development Review Team.
Planning Case Report 06-09
Page 3
6/2/06
D. Plan Description
1. Current Request
To accommodate a home proposed for the site, the applicant has requested additional variances
from the initial approval. A 3.7 foot rear yard variance will allow the proposed house to fit the site,
and a 4.1 foot front yard variance will accommodate a proposed open, covered porch on the front of
the house. The finished size of the home is as large as can fit on the site; the 1,500 square foot above-
ground finished floor area condition need not apply to the 1,351 square foot home.
2. Revised Plans
The applicant submitted revised plans on May 30 that address several concerns raised by the
Design and Review Committee. The revised plans add architectural details and correct minor issues
from the original survey.
3. Site Plan/Survey Inconsistency
The property survey includes the proposed structure. Revised and original plans show
inconsistency between site plans and the proposed survey. The revised site survey inaccurately
shows the proposed porch/stoop. The survey lists the porch at 6 feet deep by 7 feet wide, whereas
the architectural plan shows 20 feet wide by 6 feet deep. The applicant should describe and correct
these discrepancies, and submit an accurate, consistent plan.
4. Setbacks
Setback R-l Required 2005 Variance Approved Current Request
Front yard 25 feet 20 feet/22 garage 14.9/20.9/22*
Side yard 10/5 10/5 33.3/5.0
Rear yard 25 16 12.3
*porch/house/ garage
As shown above, the proposed house requires an additional variance beyond the approved site.
Inconsistency between plans still requires clarification from the developer to ensure an accurate
and consistent site plan and site survey. The city granted the previous variance, and may allow the
amended variance to construct the house as proposed.
5. Variances
A total of two variances would be required on the site: an additional 4.1 foot variance for the front
yard porch and an additional 3.7 foot variance in the rear yard. The front variance is relatively
minor given the open-air nature of the proposed porch. The rear yard variance is acceptable as well,
given the lot arrangement and existing fence. The rear yard has a patio door with steps leading to
the yard. These uncovered steps are a permitted encroachment into the rear yard setback.
6. Design Issues
The Design and Review Committee met on May 18 to discuss the project and proposed design
suggestions to improve the proposed house. These are reflected in revised plans from the applicant,
and include:
. The proposed porch should be skirted with latticework on all sides.
. Additional brickwork on front of house.
Planning Case Report 06-09
Page 4
6/2/06
The Plannillg Commission or City Council may wish to request further changes to increase the
function and safety of the home, including:
. Building plans show a rear yard sidewalk and steps. The sidewalk terminates at the side of
the steps, but should be extended to the front of the steps or replaced by an appropriate
grade level patio with a landing installed per industry standards.
. A sidewalk should be added to connect the front steps with the driveway.
7. Utilities
Development of the house will require the applicant to obtain permits for street and utility work,
including cutting the street to access sewer connections. The applicant will also be responsible for
replacing a water stopbox in the street.
8. Landscaping
The property is also subject to landscape provisions of the New Hope Subdivision Ordinance,
Zorung Ordinance, and conditions of variance approval, including:
. At least one, two-inch diameter tree in the front yard of the property
. Top soil and sod on the entire property
II Landscaping in other areas, including foundation plantings if necessary.
Revised plans do not show landscaping, but the requirements will apply. The Plannillg
Commission may wish to direct a location for planting a front yard tree.
9. Building Materials
The front of the house will have brick, vinyl lap siding, vinyl shakes, lattice panels around the
porch, window shutters, raised panel doors and gutters with down spouts. The other three sides of
the house will be vinyl lap siding, with additional gutters and down spots on the rear of the house.
10. Drainage
Site drainage plan calls for the water to be directed east and west from a rear yard high point
around the house and eventually out to the street.
11. Fencing
Fencing on the east of the property was an issue that was resolved in late 2005 and is no longer an
issue. There was an issue of fencing on the south side of the property that upon further review has
been resolved by an existing fence on the property line. No further fencing of the site is felt to be
necessary.
E. Plannillg Considerations
Comments from the planner's review have been incorporated into this report.
F. Building Considerations
The building official was involved in the review of the plans and will coordinate on building permit
approval.
G. Legal Considerations
If this variance application is approved, the city attorney will need to determine if the original
Declaration of Covenants need to be amended.
Planning Case Report 06-09
Page 5
6/2/06
H. Engineering Considerations
City engineer reviewed request and provided the following comments:
1. The property will require new sewer and water services. These services will need to be
constructed by the applicant via permit from the city. The services will need to be constructed
according to Public Works standards. Public Works must view the installation of the services.
2. The installation of the services will disrupt the street service. The street section shall be patched
to the existing thickness or as directed by the city's representative during construction. The
street shall be patched to the full width of the street. The bituminous will be patched in two lifts.
The second lift should occur in 2007 unless approved to occur earlier by Public Works. Curb
and gutter will be replaced to match the existing.
3. A grading plan should be submitted for the lot. The plan must include the proposed first floor
and garage floor elevations. These elevations must be related to the curb elevation at the street.
Drainage patterns must also be identified on all sides of the house.
a. Drainage toward the Sunset Apartment's parking lot should be minimized.
b. The submittal indicates a drainage pattern from the rear of the house toward the west and
then to the street. The grading plan must show how this relates to the large spruce tree in
the southwest corner of the lot and the property to the west.
I. Police Considerations
Comments have been incorporated into the report.
J. Fire Considerations
Comments have been incorporated into the report.
VIII. Summary
Peter Long of Kingsman, LLC requests a variance to allow construction of a single-family house at 8401
27th Place in New Hope. In 2005, the owner of the apartment building applied to subdivide the land
and sell off the parcel as a single-family lot.
The New Hope City Council approved rezorung, subdivision, lot area variance and setback variance
requests in September 2005 for development of a single-family home on the parcel, subject to
conditions for setbacks, floor area, and building value. The conditions are as follows:
. Minimum value of $250,000
. House width including garage above 70 feet
Gl Minimum 480 square foot garage area
. Exterior materials of brick, stone, wood, stucco, or siding
· Minimum house size of 1,500 square feet above ground floor area
. Paved driveway
· 20 foot front setback and 16 foot rear setback
· 7,220 square foot lot area, R-l Zorung
To accommodate a home proposed for the site, the applicant has requested additional variances from
the initial approval. A 3.7 foot rear yard variance will allow the proposed house to fit the site, and a 4.1
foot front yard variance will accommodate a proposed open, covered porch on the front of the house.
Planning Case Report 06-09
Page 6
6/2/06
The finished size of the home is as large as can fit on the site; the 1,500 square foot above-ground
finished floor area condition need not apply to the 1,351 square foot home.
The changes from the original approval and new request are outlined in the following table:
Minimum House Value
Approved 2005
$250,000
2006 Request
$299,000 - 325,000
Minimum House width
Including garage
+70 feet
82 feet
Minimum Garage Size
480 square feet
710 square feet
Exterior Materials
Brick, stone, wood,
stucco, siding and/or
raised panel doors
1500 square feet
Brick, vinyl, shutters,
shakes, and raised panel
doors
Minimum House Size Rambler
1340 square feet
In summary, although the overall house size will be slightly below what was originally required the
value of the house will be higher than what was originally required.
IX. Recommendation
Staff recommends approval of the variances, as the request is a relatively minor modification of the
variances previously approved for the site. By incorporating additional features to enhance the appeal
and value of the home, the home will be consistent with Comprehensive Plan and the previously
approved single-family site, approved in September 2005. Staff recommends approval subject to the
following conditions:
1. Applicant to submit a corrected survey to accurately show proposed front porch.
2. Applicant to add front yard concrete walkway to connect stairs and driveway.
3. Applicant will add concrete landings at each rear door and appropriate grade level patio between
landings.
4. Applicant will be responsible for replacing water stopbox.
5. Landscaping requirements apply, including top soil and sod, front yard tree, and other landscaping
as necessary/appropriate
Attachments: Petitioner's correspondence
Address/zorung maps
City letter - November 15, 2005
Resolution No. 05-150
City letter - October 3,2005
Resolution No. 05-124
Declaration of Covenants -November 18, 2005
Plat and plans
Engineer's correspondence dated, May 18, 2006
Planner's correspondence dated, May 15, 2006 and May 31, 2006
Planning Case Report 06-09
Page 7
6/2/06
--......
KINGSIVI.A.N
6l2> --......
I<INGSIV1A.N
May 12, 2006
Kingsrnan LLC
5151 Edina Industrial Blvd. Suite 600
Mpls. Mn, 55439
Ph# 952-841-0229
Fax# 952-893-9254
Toll free fax 1-866-554-6110
Email- oeterlon!lWlcomcastnet
Lie # 20394754
RE: Lot 1 Block 2, Mona Addition
To Whom It May Concern:
The market value of the proposed house will be somewhere in the $299,000 to $325,000
price range, based on past sales of smaller older houses.
The proposed house shall be a rambler with 3 bedrooms, 2 baths and a laundry on the
main floor with a full unfinished basement.
The proposed house shall have a 3 car attached garage with a minimum of710 square
feet.
The Exterior of the house shall be a combination of stone an<<~~d the garage
will have raised panel doors. ~~
We expect the house to be completed within six months after the commencement of
construction.
Weare maximizing the building pad and asking for a 2 ft. variance. Thus we are also
asking for a variance on the minimum house size for a rambler. The house we are
proposing has an area of approximately 1340 square feet. This is the largest house we
can fit on the building pad with the 2ft. variance.
There is an existing fence along the east and south border of the property. Mr. Krohn
plans to landscape along the east border to further separate the newly constructed house
from the garages of his apartment buildings.
'J.
Peter Long
President
Kingsman LLC
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November 15, 2005
Aaron Crolm
A..MC Properties
10205 27t..'l Avenue North
Plymouth, Minnesota 55441
RE: Final Plat for Mona Addition; Planning Case No. 05-11
Dear Mr. Crolm:
At the November 14 New Hope Council meetin~ the Council approved the final plat for Mona
Addition, subject to the following conditions:
1. The rezoning to occur with the recording of the final plat at Hennepin County.
2. Comply with all planning consultant comments dated November 7, 2005; the front yard
setback for a house is a minimum of 20 feet and the minimum setback for the garage face tQ
the right-of-way line is 22 feet. ,
3. The applicant will be responsible for any costs associated with improvements within 27th
Place that are !lecessary to provide utilities; drainage or access to the site.
4. Comply with preliminary plat conditions or approval, including:
A. To mitigate the issue of the reduced rear yard setback, the ~pplicant must provide
fencing or screening to minimize the impact on the property to the south.
B. Comply with the declaration of restrictive covenants as prepared by the city attorney
and approved by the Citi Council.
5. Comply with all city engineer preli.mi:rl.ary plat comments dated August 18, 2005.
6. Comply with all city attorney cOD;l.li1.ents dated November 7, 2005. '
7. Pay all applicable building permit fees, including but not limited to SAC fees, prior to
building permit issuance.
8. Pay the required park dedication fee fu the amount of $1,500.
9. Pay $1,522 in lieu of providing on site ponding.
The city is in receipt of two copies of the revised final plat and 'Will distribute one to the city
attorney to be sure it complies "With all the conditions.
,CITY OF NEW HOPE
4401 Xylon Avenue Norill. New Hope; Minnesota 55428-4898 + WWYV. ci,new-hope.rrm.us
c,, TT 11 ~r", ~"'1 ~lon 'n,' r ) -r" ~~- ~l-l D' l' -.7 1
It}' rl2.....l.: /00-0.')_-0_ ):,J "'>-l,JO~lCe \I10Il-emerge.nGT : :;CJ-.:J.:)j_-.j"~/L. .f:. 1 110.:.1C VVOr.t3:
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~-'U.:.j,C>::: r:c:_-;'~: ?6~)-5?1}-.51 ..,.. })llblic \-'\/c,l.d<s
111'. Aaron Crohn
Page 2
November 15,2005
Per the enclosed instruction sheet regarding the filing of the final plat, once the plat is finalized you
should submit rwo (2) mylars and eight (8) photocopies to the city clerk with all the necessarj
signatures on the plat with the exception or the city and He..rmepin County. After the appropriate
drj officials sign the plat, you vvill need to take one mylaI to Hennepin County ror filing. The
resolution for final plat approval will expire one hundred (100) days !rom the date of adoption. If
the aforesaid subdivision is not recorded Vvith the appropriate offices or Hennepin County Vvit.."rU:n
on~ (1) year, a new application will be required for subdivi:,-ion by the city of New Hope.
If you have any questions, please contact me at 763-531-5119.
~1\'\\~
Kirk McDonald
Communirj Developm2J.i.t Director
Enclosure:
Plat Filing Instructions
Cc: Dan Donahue, City Manager
Steve Sonclrall, Cirj Attorney
V:jnce Vander Top, City Engineer
Roger Axel, Building Official
Valerie Leone, City Oerk
Tom HodorIf, Harrj J oMson Land Surveyors
Planning Case 05-11
City of New Hope
Resolution No. 05- 150
Resolution approv-mg Planning Case 05-11
Request for final plat approval for property to be known as Mona Addition,
2701 Xylon Avenue North, (pID #19-118-21-43-0090)
Submitted by A..MC Properties - Aaron and Mona Crohn
WHEREAS, the city of New Hope is a municipal corporation organized and existing under
the laws of the state of Minnesota; and
"WHEREAS, the City Council of the city of New Hope has adopted subdivision regulations for
the orderly, econo:r:rUc and safe development of land within the city; and
WHEREAS, the City Council has considered the application for a final plat for Mona Addition,
requested in Plannillg Case No. 05-11, as submitted by Aaron and Mona Croh.Tl -
A.MC Properties; and
WHEREAS, the property to be subdivided is currently described as
Lot 5 of block 1 of Tw-m Terra Linda 3rd Addition
WHEREAS, the newly subdivided property will be described as:
Lot 1, Block 1, Mona Addition and Lot 2, Block 1, Mona Addition
'WHEREAS, the City Council considered the final plat for property to be knovvn as Mona
Addition, Planning Case No. 05-11, on November 14, 2005, considered the report
of the city staff, and the comments of persons attending the City Council meeting;
and
'WHEREAS, the City Council hereby finds and, concludes that the applicant has satisfied all
conditions required by the New Hope Zoning Code for issuance of the requested
final plat for property to be known as Mona Addition.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the city of New Hope that the
request for final plat approval for property to be ,known as Mona Addition, as
submitted in Plannillg Case No. 05-11 is approved, subject to the following
conditions:
1. ' The rezoning to occur with the recording of the final plat at Hennepin
County.
2. Comply with all planning consultant comments dated November 7, 2005, the
front yard setback for a house is a minimum of 20 feet and the minimum
setback for the garage face to the right-of-way line is 22 feet.
T: \ r~T:/\ \,T"L/\ l~j',,:I!',.}G \,
hiT cc,?"Acld:.t~.Dn.o oc
3, The applicant will be responsible for any costs associated wit..h
improvements within 17th Place that are necessary to provide utilities,
drainage or access to the site,
4, Comply v'lith preliminary plat conditions of approval, including:
A. To mitigate the issue of the reduced rear yard setback, the applicant must
provide fencing or screening to minimize the impact on the property to
the south.
B. Comply with the declaration of restrictive covenants as prepared by the
city attorney and approved by the City Council,
5. Comply v'lith all city engineer preliminary plat comments dated August 18,
2005,
6, Comply with all city attorney comments dated November 7,2005..
7. Pay all applicable building permit fees, including but not limited to SAC
fees, prior to building permit issuance.
S, Pay the required park dedication fee in the amount of $1,500.
9, Pay $1,522 in lieu of providing on site ponding.
This resolution will expire one hundred (100) days from the date of adoption. If the aforesaid
subdivision is not recorded with the appropriate offices of Hennepin County within one (1) year,
a new application will be required for subdivision by the city of New Hope.
Adopted by the City Council of the city of New Hope, Hennepin County, Minnesota, this 14th
day of November, 2005.
1ft t^^~~ ~
iIar ~
v ()
Attest: ~e..eA.-'U ~1)L.L.
City Clerk
I: \.RFA \'PLANNING \PlaIUling \ Q&:R-pc05-11 finalplat MonaAddition,doc
October 3, 2005
Aaron Crom
At\1C Properties
10205 27th Avenue North
Plymouth} Minnesota 55~~1
RE: Planning Case No. 05-112701 Xylon Avenue North - Subdivision of Excess Land
r_
Dear Mr. Cram:
Please be advised that the City Council conditionally approved yo:m requests for rezoning from
R-4 high density residential to R-1 single family residential, preliminary plat approval for
property to be known as Mona Addition, and variances to the lot area} ~ont and rear yard
setback requirements at 2701 Xylon Avenue North. The conditions of the approval are as
follows:
1. The rezoning to occur 'With the recording or the final plat at Hennepin County.
2. The plat shall provide an drainage and utility easements necessary to comply 'With city code.
3. The applicant will be responsible ror any costs associated "With improvements 'Within 27th
Place that are necessary to provide utilities, drainage or access to the site.
4. As a condition or variance ,approval} the froI!-t yard setback for the house is a minimum or 20
reet and the minimum setback ror the garage face to the right-of-way line is ?? feet.
5. To mitigate the issue or the reduced rear yard setback, the applicant must provide renci.'1g or
screening to m.in:imize the impact on the properi:-j to the south.
6. A rence should be placed along the east property line or the newly created lot to prevent any
traffic movement from 27th Place directly into the Sunset Apa..riments parking lot.
7. Pay the required park dedication rees.
8. Pay $1,522 in lieu or providing on site ponding.
9. ' Comply "With all cit-j engineer comments dated August 18, 2005.
10. Comply with all city attorney comments dated August 31} 2005.
11. Comply with the declaration or restrictive covenants as prepared by the city attorney and
approved by the City Council.
12. Comply YVith all planning con.:,"'Ultant comments dated August 30, 2005.
13. Pay all applicable building permit rees, including but not limited to SAC rees, prior to
building permit issuance.
14. Planning Commission to waive review or the final plat.
Per t,1.e e.t.l.closed instruction sheet regarding the filing or the final plat, once the plat is finalized you
should submit two (2) mylars to the cit-j clerk 'With all the necessary signatures on the plat Vvith. the
exception or the city and Hennepin County. AJter the appropriate city officials sign the plat, you
will need to take the mylars to Hennepin Countj ror filing. At the time the city signs the plat you
VY'ill also receive a postcard, whim~,;,;:o.ul. d hp rmes.e:nte;drtm., ~1,,", "'ou..T'l'tv at the time the plat is filed.
. LILY OJPT~bW rt()15]t OJ ,
4401 Xylon Avenue NorJt ~ Nevy' Hope,lVlinnesota 55428-4898 ? v'rv-rw. ci.new-hope.Iri..t'1,US
Hall: -SJ7Q -$. Pul:jJi.c -5109
I:~-L}'blic
Aaron Crohn
PI2-rming Case No. 05-112701 Xylon Avenue North - Subdivision or Excess Lful.d
October 3, 2005
Page 2
The resolution ror final plat approval will expire one hundred (100) days from the date or
adoption. If t.1-te aforesaid subdivision is not recorded wit.'-l the appropriate offices or HeILT1epin
County within one (1) year, a new application will be required ror subdivision by the city or New
Hope.
At the time the mylar is presented to t'1e city ror sig:r1atu,res, t.1-te park dedication fee must also be
paid to the city. The payment ror residential'property is $1,500. You will also be required to pay
a fee in-lieu of providing on-site ponding. That ree is $1,522 and must be paid with t'-le mylar
submittal. Payment of those rees is included as a condition or approval or the final plat.
Please submit final construction plans to Roger Axel, buikUng official, ror review/approval ful.d
to obtain a buildiT1g permit prior the start or construction.
If you have any questions, please reel free to contact me at 763-531-5119.
Sincerely,
-~~ \\\~
., '
-~ ' ~.;
"\ & ~';" ,\~;'\, "
Kirk McDonald
Community Development Director,
cc: Da.rriel J. Donahue, City Manager
Steven A. Sondrall, City Attorney
Vince Vfu~der Top, City Engineer
Roger Axel, Building Official
Valerie Leone, City Oerk
Planning Case File 05-11
Property File (2701 Xylon A venue)
City of New Hope
Resolution No. 05-.124
Resolution approving Planning Case 05-11
Request for rezoning from R-4 high density residential to R-l single family residentiaL
preliminary plat approval for property to be known as Mona Addition,
and variances to the lot area, front and rear yard setback requirements,
2701 Xylon Avenue North, (pm #19-118-21-43-0090)
Submitted by A.1vIC Properties - Aaron and Mona Crobn
W1-fEREAS, the applicants, AMC Properties - Aaron and Mona Crohn, have submitted a
request identified as Planning Case No. 05-11 for rezoning from R-4 high density
residential to R-l single family residential, preliminary plat approval for
property to be known as Mona Addition, and variances to the lot area, front and
rear yard setback requirements, pursuant to Sections 4-5, 4-5(f)(1)a, 4-5 (f)( 4),
4-36, and Chapter 13 of the New Hope Code of Ordinances; and
YVHEREAS, the Planning Commission held a public hearing on Planning Case No. 05-11 on
September 6,2005, found that an conditions required by the New Hope Zoning
Code for rezoning, preliminary plat, and variances have been satisfied by the
applicant, and recommended approval of the planning case request subject to all
conditions as set forth in the city staff report dated September 6, 2005; fu,d
WHEREAS, the City Council on September 26, 2005, considered the report of the city staff,
findings and recommendations of the Planning Commission, and the comments of
persons attending the City Council meeting; and
"WHEREAS, the City Council hereby finds and concludes that the applicant has satisfied all
conditions required by the New Hope Zoning Code for issuance of the requested
rezoning, preliminary plat, and variances.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the city of New Hope that the
request for rezorung from R-4 high density residential to R-l single family
~esidential, preliminary plat approval for property to be known as Mona
Addition, and variances to the lot area, front and rear yard setback requirements
as submitted in Planning Case No. 05-11 is approved, subject to the following
conditions:
1. The rezoning to occur with the recording of the final plat at Hennepin County.
2. The plat shall provide all drainage and utility easements necessary to comply
with city code.
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Q&R-pc05-11 SUTlS'C't-Cronn,doc
3. The applicant will be responsible for any costs associated with improvements
within 27th Place that are necessary to provide utilities, drainage or access to
the site.
4. As a condition of variance approval, the front yard setback for the house is a
minimum of 20 feet and the minimum setback for the garage face to the right-
of-way line is 22 feet.
5. To mitigate the issue of the reduced rear yard setback, the applicant must
provide fencing or screening to minimize the impact on the property to the
south.
6, A fence should be placed along the east property line of the newly created lot
to prevent any traffic movement from 27th Place directly into the Sunset
Apartments parking lot.
7. ,Pay the required park dedication fees.
8. Pay $1,522 in lieu of providing on site ponding.
9. Comply with all city engineer comments dated August 18, 2005,
10, Comply with all city attorney comments dated August 31,2005.
11, Comply with the declaration of restrictive covenants as prepared by the city
attorney and approved by the City Council.
12. Comply with all planning consultant comments dated August 30, 2005.
13. Pay all applicable building permit fees, including but not limited to SAC fees,
prior to building permit issuance.
14. Planning Commission to waive review of the final plat.
Adopted by the City Council of the city of New Hope, Hennepin County, lvIinnesota, this 26th
day of September, 2005.
j11(1J;A~?~-~l'
11ator f
Attest ~. ~nlL
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City Oerk
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(?;,)V- - TAXPAYERSERVICES
V TRANSFER ENTERED
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Doc No 871291 S 12/15/2005 09:57 AM
DEe 1 4 2005 Certified filed and or recorded on above date:
Office or the County Recorder
Hennepin County, Minnesota
Michael H. Cunniff, County Recorder
EPUTY Deputy 9 TranslD 171726
VPECLARATION OF CO~~TS
$10,50 SUR
Lot 2, Block 1, Mona Additi.~~6,OO Total
TillS DECLA.R~TION is made and executed this / f day of Afo \,/. , 2005 by Aaron
Crohn, individually, (IlDeveloperll).
YVITl'-IESSETH:
WHEREAS, Developer is the owner of a single family building lot located in the City of
New Hope, County ,of Hennepin, State of Minnesota, legally describes as Lot 2, Block 1, Mona
Addition, Hennepin County, MInnesota, upon which Developer contemplates the future d~velopment
of a single.-family residence in accordance with the approval of a mi,.,imum lot size, front yard
setback and rear yard setback variance per Resolution No. 05-/Jll from the Ciry of New Hope,
Hennepin c.ounty= Minnesota ('I Cityt');and
WEE.REAS, Developer desires by this Declaratio~ to create and declare certain covenants
and conditions herein8.J.4:er set forth (lICovenantsll) applicabl~ to Lot 2, Block 1, Mona Addition for
the bene:p.t of the Citj of New Hope and the present and future owners of Lot 2, Block 1, Mona
Addition~ and '
NOW, THEREFORE, the Developer hereby declares, imposes upon and makes Lot 2,.
Block 1, Mona Addition subj ect to the following covenants and conditions :the burden and benefit cit "
which shall run with the property and bind all persons who now or hereafter have any right, title, or
interest in the properrj.
ARTICLE I
DE~lTIONS
Section 1. The folloYVing terms, in addition to those defined in the foregoing Recitals, when
used in this Declaration (unless the context shall prohibit), sha.11 have the following meanings:
a. City, City bfNew Hope, a mun.icipal corporation under the laws of the State of
lv.rinnesota..
b. ' Developer. Aaron Crohn.
1
c. L'ot. Lot 2, Block I, Mona Addition, intended for, or improved only with a single
fam ;1y residence.
d. Owner. The.record Owner or con'tract'vendee oftn.e fe~ simple title to the property
subjectto this Declaration, but excluding contract vendors, mortgagees, or an.yothers
, having such interest merely as security for the performance of-an obligation.
e. 1\1inimum Market Value. The sale price for'the property together 'With its
Residential Improvements.
ARTICLE II
PROPERTY SUBJECT TO TillS DECLA.RATION
The real estate subject to this Declaration is, located in the City of New Hope, HeIlllep';'T"1
County, Minnesota, and is described as
Lot 2, Block I, Mona Addition
ARTICLE ill
GE:N"ER..\L COVENA.J,,"TS AFFECTING THE PROPERTY
Section 1. Residential Purp ases. The property shall be used only for residential pu..rposes. A
residential purpose is limited to the construction ofa single-family residence and other Residential
Improvements.
Section 2. Minimum Market Value. The:Minimum Market Value for the single-family
residence developed on the Property at the time a Certificate of Occupancy is issued shall equal
$250,000.00. '
Section 3. Buildine: Specifications.
a. Heie:ht. No dwelling shall be erected, altered or placed on the property or permitted
to remain there other than one detached single family house not to exceed two stories
in height; as measured from grade. If the h011:se includes a walkout basement, the
basement shall not be counted as a story.
b. Garae:es. The residence shall have an. attached fully-enclosed garage so that the total
house width (inclu~g the garage) is at least 70 feet, but a carport or detached garage
shall notbepern:ritted. Therni'T"1;rnum garage square footage shall be 480 square feet.
, There may be garage space for any n11!!!.ber of cars, but from the street in front of me
house it must appear that there is garage space for no more than three cars.
2
'd. Exterior Ma.terials. Exterior materials may be a combination of brick, stone, wood,
stucco or siding, but masonite is not permitted.. G"arage doors shall have raised panels,
e. Completion. The house constructed or placed on the property shall be complE?tely
finished on the exterior thereof '\Vitbin nine (9) mO,nths after commencement of
construction.
h. Floor Areas, The following mi."i7'l1llm houSe sizes shall apply:
1.
Rambler:
1,500 square fe~t at or above the front entry
elevation.
~2.
Two Start:
'1;800 square feet at or above the front entry
elevation.
3.
Split Level:
1,500 square feet at or above the front entry
elevation.
The first floor areas described herein shall be exclusive of breezeways, openporches
and garages. '
HAt or Above the Front Entry Elevation" shall include all floor area at, or above a
floor level no more than two steps below the front door elevation.
Section 4. Setbacks, Building setbacks from all Lot lines shall complywitb. the New Hope
Zoning Code, as modified by New Hop e Resolution No. 05-/;;,1 granting the property variances for
minimum lot size, front yard setback and rear yard setback.
Section S. City Code. The prop erty shall also be subject to all otherrequirernents of the New
Hope City Code. Any inconsistencie$ between the covenants contained herein and the New Hope
Cit"j Code shall be goven:;led by the most restrictive provision.
Section 6. Nuisance. No noxious or offensive trade or activity shall be c8.l.-ned on or upon
the property. .
Section 7. Prohibited DwellinEs. No structure of a temporary character, trailer, shack,
garage, b8.l.'"Il, or other outbuilding shall be used on the property at any time (either temporilL-ily or
permanently) as a dwelling. Also, a "slab on grade" dwelling maynot be constructed on the property.
The dwelling constructed on the property must contain a basement constructed on footings in
compliance with the Minnesota State Building Code. '
3
Section 8. Driveways: Parkine-: Vehicles. The driveway and parking area constr!.lcted on
the properly shall be paved with an asphalt, brick, or concrete su..riace from the garage to the street
pavement (including any area Vilifhi1i the public right of way). Operable vehicles maybe kept, stored,
or parked only on the paved driveway, on paved parking areas" or in enclosed garage. ..AJl other
vehicles shall be kept, stored., or parked only in enclosed garages. "All other vehicles II means ill
motorized and all non-motorized vehicles except operable automobiles, including (without
l:imitation) the follow.Lllg: automobiles that are inoperable, recreational vehicles, all-terrain. vehicles,
motorcycles, bicycles, snoWID..obiles, watercr~ aircra..ft, tractors, house trailers, campmgtrailers, and
other trailers. Not-withstanding the foregoing prohibition, guests of the Owner of the property
visiting for less than 15 days in any 30 dayperiod may park their vehicles o~ unenclosed paved areas
of the Lot. ' ' " ,. '
Section 9. Landscaping. All front, side, and rear yard areas from the street pavement to
the rear lot line (including any area Yi'itb.i:n the public right of way) shall have top soil, sod and
landscaping as required by the New Hope City Code.
ARTICLE X
ADl\1Thl:STRATrVE PROvlSIONS
Section 1. Duration. This Declaration and the Covenants contained herein shall ni:n with
and bind the land and shall inure to the benefit of and be enforceable by the Cit-y of New Hope. The
covenants herein set for.b. shall have a, term of thirty (30) years from the date this Declaration is
recorded, after which time said covenants and restrictions shall be automatically renewed for
successive periods often (10) years. No am.endments may be made 'to these covenants 'Without the
written consent of the City.
Section 2. Capnons. The title oftbis lnstru:ment and the captions of the articles and sections
ofilis mstrument are for convenience of reference only.
IN WTtt-l"'ESS WHEREOF, the Developer has executed this Declaration as of the day and
year first above written.
DEVELOPER:~~~
By: Aaron Crobn '-" "-......
4
STATE OF 1v1JNNESOTA )
) ss.
COUNTY OF HENN"EPW )
The, foregoing instrument was acknowledged beror.e me this JL day Dr
IVn 1Jf../YLb-&r , 2005, by Aaron Cz:ohl; an individual.
VALERIE LEONE
NOTARY PUBLIC. MINNESOTA
My Commission Expires Jan, 31, 2010
,t~~~
Notary Public '
TTHIS INSTRUM:ENT DRJ....FTP....D BY:
JENSEN & Sondrall, P.A.
8525 Eclin.brook Crossing, Suite 201
Brooklyn Park, M:N 55443
(763) .424-8811
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Established in 1962
LOT SURVEYS COlviPANY, II\1C,
LAND SURVEYORS
REGISTERED UNDER THE LAWS OF STATE OF MINNESOTA
7601 73rc! Avenue No:th (703) 550..,.309;)
tJbMope;;~, l.1;M=ole 554'25 FOl No. (763)550-:3522
INVOICE NO,
F,B,NO,
SCALE: 1" =
74290
1025- 3\
20'
~llrl.!.ey DTZ
C!1.ertifi.c-ute
0, Denotes Found Iron U,onument
o Denotes iron Monument
o O'3!notes Wood Hub 5e: fo;
excavation cni:,'
xOOO.O Denotes Existing Elevation
@Denotes prop:::.sed 8evatiOl1
~ Den:::ltes Surface Qrair.age
NOTE:. Proposed gredesare subject to results of soli tests..
. n must be chec.!.<;e::l
ahd Gsvelopment Of
. n,
propo,sed grades shtn'm on tl;t!ssurvey are
Inlerpo:a116ns.Of"proposed co,nloursfrom the
drainage, graomQ ~ndIOrdSYe!bPment plans.
~~t}, 0 proposed Top of ~bcX
'14-1.'7 Pro~oseo Garage:Floor
4.,.&.0 Proposed Loweslflonr
Type of Building , I
tv 11 ba~e.Y,1 e<11"
f'CNh.1 l..oo kol1-:0
KII~GSIv\!<N BUILDERS
Prop.erty' located in SecUon
19, Township 118, Range 21,
Hennepin County, Minnesota
NarE: Garage drQPped 3 courses.
Te
936,10
27th PLACE IV
TCFC
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r~C;;W;;;7c~-4-
I !33r,;;
r
830.2
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: ;;:;;'-;;:" !33!3,8 ~ :;'-::;J.~e3't.5~ i ~ !33!3,75~!357,;;
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I 1,.0 .- "'= t"
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JO,L-vF-----"~~-;-r ~ _____~-0E2.-~-.::@-d;:J iL~I/;> / /.
~ ~ I END CHUIK m(;
. U) \ 941.7 f :V;/.6
'EIi~CHLNKFNC I~ CHLNKFN(; ..~.~ -~~ ,.,./
!33,' C 841,7 I 20.34 ~ rlGHLNKFlIC
Dram3'3" ~ --, S41.!3
Utlf1ty Easem~nt
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\jl
The only easements shown ere from paiS of record or lnlormation prov~jea by dien!..
Lot 2, Biock I, Ivl01~.", .",DDITIOI~
We hereny certify tryat this is a lrVa and correct representation ot a survey of toe
boundaries of the above descrli:led land and the btanon o~ all bundjngs and \rislDla
enc:uac.'1menIS, i! any, from or on said Ia,no.
Signed
~(2.M
Charles F. Anderson, Minn, Reg, No. 21753 or
Grego..,' R. Prasch, r-.\:nn. Reg. No. 24992
Surveyed by us this 24.th do)' oi May 2006.
Re'
Drawn B)'
5, .JLu,n.o..o-n-
File Name
ma-2-1 fbl02531 inv74290.dwg
JLl4 Bonestroo
~ Rosene
'1KlI Anderlil< &
11 \j" Associates
Engineers &. Architects
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: May 18,2006
SUBJECT: 8401 27th Place, Kingsman LLC, Mona Addition
Our File No. 34-Gen SEI9.05.02
We have received the materials describing the proposed single family house construction at 8401
27th Place. The following comments should be considered in the review of this application.
I. The property will require new sewer and water services, These services will need to
be constructed by the applicant via permit from the City. The services will need to be
constructed according to Public Works standards. Public Works must view the
installation of the services.
2. The installation of the services will disrupt the street service. The street section shall
be patched to the existing thickness or as directed by the City's representative during
construction. The street shall be patched to the full width of the street. The
bituminous will be patched in two lifts. The second lift should occur in 2007 unless
approved to occur earlier by Public Works. Curb and gutter will be replaced to match
the existing.
3. A grading plan should be submitted for the lot. The plan must include the proposed
first floor and garage floor elevations. These elevations must be related to the curb
elevation at the street. Drainage patterns must also be identified on all sides of the
house.
a. Drainage.toward the Sunset Apartment's parking lot should be minimized.
. b. The submittal indicates a drainage pattern from the rear of the house toward the
west and then to the street. The grading plan must show how this relates to the
large spruce tree in the SW comer of the lot and the property to the west.
End of Comments
If you have any questions or concerns please contact me at 651-604-4790.
c;riU
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
MEMORANDUM
TO: Kirk McDonald, Community Development Director
FROM: Alan Brixius/Charles Carlson
DATE: May 31,2006
RE: 8401 27th PI, Kingsman LLC, Mona Addition
NAC FILE: 131.01 - 06.06
Peter Long of Kingsman, LLC requests a variance to allow construction of a single-
family house at 8401 27th Place in New Hope. In 2005, the owner of the apartment
building applied to subdivide the land and sell off the parcel as a single-family lot.
The New Hope City Council approved rezoning, subdivision, lot area variance and
setback variance requests in September 2005 for development of a single-family home
on the parcel, subject to conditions for setbacks, floor area, and building value. The
conditions are as follows:
It Minimum value of $250,000
· House width including garage above 70 feet
" Minimum 480 sJ. garage area
e Exterior materials of brick, stone, wood, stucco, or siding
· Minimum house size of 1,500 square feet above ground floor area
. Paved driveway
· 20 foot front setback and 16 foot rear setback
e 7,220 square foot lot area, R-1 Zoning
Current Request
To accommodate a home proposed for the site, the applicant has requested additional
variances from the initial approval. A 3.7 foot rear yard variance will allow the proposed
house to fit the site, and a 4.1 foot front yard variance will accommodate a proposed
open, covered porch on the front of the house. The finished size of the home is as large
as can fit on the site; the 1,500 square foot above-ground finished floor area condition
need not apply to the 1,351 sJ. home.
Revised Plans
The applicant submitted revised plans on May 30,2006 that address several concerns
raised by the Design & Review Committee. The revised plans add architectural details
and correct minor issues from the original survey.
Site Plan/Survey Inconsistency
The property survey includes the proposed structure. Revised and original plans show
inconsistency between site plans and the proposed survey. The revised site survey
inaccurately shows the proposed porch/stoop. The survey lists the porch at 6' deep by
7' wide, whereas the architectural plan shows 20' wide by 6' deep. The applicant should
describe and correct these discrepancies, and submit an accurate, consistent plan.
Setbacks
Setback R-1 Required I 2005 Variance Approved I Current Request
Front yard 25 feet 20 feet/22 garaQe 14.9/20.9/22*
Side yard 10/5 10/5 33.3/5.0
Rear yard 25 16 12.3
*porch/house/garage
As shown above, the proposed house requires an additional variance beyond the
approved site. Inconsistency between plans still requires clarification from the developer
to ensure and accurate and consistent site plan and site survey. The city granted the
previous variance, and may allow the amended variance to construct the house as
proposed.
Variances
A total of two variances would be required on the site: an additional 4.1 foot variance for
the front-yard porch and an additional 3.7 foot variance in the rear yard. The front
variance is relatively minor given the open-air nature of the proposed porch. The rear
yard variance is acceptable as well, given the lot arrangement and existing fence. The
rear yard has a patio door with steps leading to the yard. These uncovered steps are a
permitted encroachment into the rear yard setback.
Design Issues
The Design and Review Committee met on May 18, 2006 to discuss the project and
propose design suggestions to improve the proposed house. These are reflected in
revised plans from the applicant, and include:
· The proposed porch should be skirted with latticework on all sides.
. Additional brickwork on front of house.
The Planning Commission or City Council may wish to request further changes to
increase the function and safety of the home, including:
.. Building plans show a rear yard sidewalk and steps. The sidewalk terminates at
the side of the steps, but should be extended in front of the steps with a landing
installed per industry standards.
. A sidewalk should be added to connect the front steps with the driveway.
Utilities
Development of the house will require the applicant to obtain permits for street and
utility work, including cutting the street to access sewer connections. The applicant will
also be responsible for replacing a water stop box in the street.
2
Landscaping
The property is also subject to landscape provisions of the New Hope Subdivision
Ordinance, Zoning Ordinance, and conditions of variance approval, including:
. At least one tree in the front yard of the property.
· Top soil and sod on the entire property
. Landscaping in other areas, including foundation plantings if necessary.
Revised plans do not show landscaping, but the requirements will apply. The planning
commission may wish to direct a location for planting a front yard tree.
Recommendation
Staff recommends approval of the variances, as the request is a relatively minor
modification of the variances previously approved for the site. Revised plans show
attempts to incorporate additional features to enhance the appeal and value of the
home; the home appears to be consistent with the Comprehensive Plan and the single-
family site originally approved in September 2005, Staff recommends approval subject
to the following conditions:
1. Applicant to submit a corrected survey to accurately show proposed front porch.
2. Applicant to add front yard concrete walkway to connect stairs and driveway.
3. Applicant will extend rear yard concrete walkway to concrete landing for steps.
4. Applicant will be responsible for replacing water stopbox.
5. Landscaping requirements apply, including top soil and sod, front yard tree, and
other landscaping as necessary/appropriate
3
PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
June 6, 2006
June 2, 2006
Planning Case:
Petitioner:
06-11
City of Plymouth
Northwest corner of Highway 55 and Northwest Boulevard
Plymouth Comprehensive Plan Amendment
Address:
Request:
I. Request
The city of Plymouth has forwarded a proposed comprehensive plan amendment to the city of New
Hope for review and comment. The proposal would amend the Plymouth Comprehensive Plan to re-
guide a 4.9 acre vacant parcel for commercial land use. The site is currently guided for industrial
development. The amendment location is on the northwest corner of Highway 55 and Northwest
Boulevard. The amendment would facilitate a planned unit development for a 39,000 square foot retail
commercial center on the site.
City staff is requesting that the Plannillg Commission review and offer comment on Plymouth's
comprehensive plan amendment. The comments will then be forwarded to the City Council for
consideration. Once the City Council considers the amendment, any comments will be forwarded on to
the Metropolitan Council and the city of Plymouth.
The planner has conducted a brief review of the proposed amendment and a short memo is attached.
In the planner's opinion, the proposed amendment will likely have no affect on New Hope, as the
project site is somewhat distant from New Hope and is small in size. A complete copy of the
amendment received from the city of Plymouth is attached.
II. Recommendation
As an adjacent city, New Hope received the proposed comprehensive plan amendment from the city of
Plymouth as a formality. Staff recommends that no comments, changes or actions are required on the
city's behalf with respect to the proposed plan amendment.
Attachments: 5/22/06 NAC report
Map of project site
Plymouth staff report
Planning Case Report 06-11
Page 1
6/2/06
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763,231.2561 planners@nacplanning.com
MEMORANDUM
TO: Kirk McDonald, Community Development Director
FROM: Charles Carlson/Alan Brixius
DATE: May 22, 2006
RE: Plymouth- Comprehensive Plan Amendment
NAC FILE: 131.0006.
Project Background
The city of Plymouth has forwarded a proposed comprehensive plan amendment to the
city of New Hope for review and comment. The proposal would amend the Plymouth
Comprehensive Plan to re-guide a 4.9 acre vacant parcel for commercial land use. The
site is currently guided for industrial development.
Project Location
The proposed re-guiding, rezoning, and development is a 4.9 acre vacant parcel at the
intersection of Northwest Boulevard (Co Rd. 61) and Highway 55 in Plymouth, MN. The
property is located east of Interstate 494. Surrounding land uses include WestHealth
Campus, retail/restaurant uses, and office/industrial parks.
The project site is located 2.5 miles from the city of New Hope, or 3.7 miles by the most
direct roads. Thus, the project is somewhat distant from New Hope, especially given its
small size. New Hope will experience neither an increase in traffic nor a decrease in
retail activity as a result of Plymouth's re-guiding of this property.
Proposed Development
The property was formerly intended for a planned industrial development, but the city of
Plymouth has received a request to change the land use to commercial. The uses
intended for the site include multi-tenant retail buildings, each with approximately
10,000-16,000 square feet. The total retail square footage will be 39,000 sJ. For
comparison purposes, the recently approved retail development in New Hope at 42nd
and Quebec Avenues contained approximately 20,000 square feet of similar retail uses,
Recommendation
The proposed amendment will likely have no effect on New Hope. The service area of
the proposed retail will not affect New Hope retailers, and the city received the
comprehensive plan as a formality. No comments, changes, or actions are required on
the city's behalf with respect to the proposed plan amendment.
Attachment: Map of project area
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Agenda Number
CITY OF PLYMOUTH
CITY COUNC~ AGENDA REPORT
TO:
Laurie Ahrens, City Manager
FROM:
Shawn Drill, Sr. Planner through Anne Hurlburt, Community Development
Director
SUBJECT:
CSM Corporation. Comprehensive Plan Amendment and POO Sketch
Review for property located at the northwest comer of State Highway 55 and
County Road 61 (alk/a Northwest Boulevard) (2006011)
DATE:
Apri114, 2006 for the City Council meeting of April 25, 2006
REVIEW DEADLINE: June 29,2006
1. PROPOSED MOTION:
Move to adopt the following two attached items for the vacant 4.9-acre development site located
at the northwest comer of Highway 55 and Northwest Boulevard, as recommended by the
Planning Commission:
I) a resolution approving a Comprehensive Plan amendment to reguide the subject
development site from IP (Planned Industrial) to C (Commercial) on the City's land use
guide plan map; and
2) a resolution providing informal comments on a POO (Planned Unit Development) sketch
for commercial development.
Approval of a Comprehensive Plan amendment requires a 5/7 vote of the City Council, and
approval of a resolution providing comments on a PUD sketch requires a 4/7 vote.
, 2. DESCRIPTION OF REQUEST:
CSM Corporation is requesting approval of a Comprehensive Plan amendment to reguide the site
from IP (Planned Industrial) to C (Commercial). The applicant is also requesting comments on a
PUD (planned Unit Development) sketch showing a 39,000 square foot retail commercial center
on the site.
File 20060 II
Page 2
3. PLANNING COMMISSION MEETING:
On April 5, 2006, the Planning Commission conducted the public hearing on the reguiding
request and subsequently voted unanimously to recommend its approval. The applicant was
present in support of the request. No one from the public wished to speak on the matter.
Regarding the PUD sketch, the Commission commented that the developer should provide a trail
along Northwest Boulevard, and sidewalks along Annapolis Circle and Campus Drive to
accommodate pedestrian access in the area. That comment has been incorporated into the
attached resolution for the POO sketch review, A copy of the Planning Commission minutes is
attached.
Notice of the Planning Commission's public hearing was published in the City's official
newspaper and mailed to all property owners within 750 feet. The notification area map is
attached. Development signage remains on the site.
4. CONTEXT:
A. Surrounding Land Uses
North (across
Carn us Dr.)
West (across
Annapolis Cir,)
East (across I
Northwest Blvd.)
South (across I
Highway 55)
OfficelW arehouse
McDonald's,
WestHealth Cam us
Holiday Gas,
Red Robin Restaurant
Zonin
Industrial
Commercial
Office
POD
POD
Commercial
PUD
Day Care
Commercial
C-3
B. Natural Characteristics of Site
This development site is located in the Bassett Creek Drainage District. It does not contain any
land within the Shoreland or Flood Plain Overlay District, nor does it contain any wetlands. 'The
majority of the site was graded in 1982, and a storm water pond was installed in the east portion
of the site at that time. Since then, several species of volunteer softwood trees (e.g., cottonwood,
box elder, elm, basswood) have grown on the site. More discussion of the trees is provided in
the PUD sketch review section of this report.
C. Previous Actions Affecting Site
This development site is located within the Northwest Business Campus PUD, which was
established in 1981. The PUD encompasses roughly 170 acres of land, and includes the
Radisson Hotel/Conference Center (with 243 rooms), a multi-story glass office tower with
File 2006011
Page 3
parking ramp, WestHealth medical complex, ten office/warehouse buildings, and seven
commercial buildings (Holiday gas/convenience store, Jiffy Lube, bank, real estate office, and
restaurants). The subject site is the last vacant parcel in the PUD. Although this parcel is
presently guided for industrial use, the PUD plans have never indicated an industrial use on the
site. The most recent PUD plan for the parcel indicates a 70,000 square foot multi-story medical
services/office development including a bank (see attached PUD plans from 1990 and 1993).
5. LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a high level of discretion in approving or denying amendments to the
Comprehensive Plan. The land use guide plan is a major element of the City's Comprehensive
Plan. The land use guide plan is the City's long-range planning tool that indicates what type of
development should occur on all land within the, City. In other words, it is the City's plan for
how it wants to direct future development. The City Council may guide property as it deems
necessary to protect and promote the health, safety and general welfare of the community.
The City has a high level of discretion in reviewing a PUD sketch. A PUD sketch is not
approved or denied, but rather review of a POO sketch allows an applicant to solicit informal
comments from the City regarding a development proposal-prior to developing detailed plans
and submitting a PUD general plan application. Any opinions or comments provided to the
applicant by the staff, Planning Commission, or City Council are considered advisory only and
do not constitute a binding decision.
6. ANALYSIS OF PROPOSAL:
A. Comprehensive Plan Amendment
The applicant is requesting a Comprehensive Plan amendment to reguide this 4.9-acre
development site from JP (Planned Industrial) to C (Commercial).
When reviewing requests to amend the land use guide plan, the City must analyze and consider
the follows items:
III
the extent to which the location criteria of the existing and proposed land use guide plan
classifications are satisfied;
information that supports re-examination of the Comprehensive Plan;
land supply and demand;
demonstration that the amendment has merit beyond the interests of the proponent;
impact of the amendment on other Comprehensive Plan elements (i.e., transportation,
sewers, water supply, water quality, housing, and parks); and
the amendment's fiscal impact on the City.
Ii
II
III
III
III
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Location Criteria
This section outlines the specific location criteria for the current industrial guiding and proposed
commercial guiding (refer to attached criteria), and then analyzes how the subject site fits those
criteria.
IP (Planned Industrial)
The IP (planned Industrial) guiding designation provides for industrial uses including
manufacturing, production, processing, servicing, warehousing, wholesaling, distribution, and
repair or testing of materials, goods, or products.
The location criteria for industrial guiding specify that industrial land should be located in areas
with access to principal or minor arterial roadways. The plan also states that industrially guided
sites should be near other intensive land uses (e.g., service business, high-density residential,
etc,).
C (Commercial)
The C (Commercial) guiding designation provides for a wide variety of commercial uses
including those for convenience, neighborhood and community shopping, service/auto-oriented,
and bulk retail. In order to address the wide variety of commercial uses, the Plan identifies four
sub-categories of commercial uses, as follows:
II limited scale commercial (provides for basic convenience-type goods and services offered
to the immediately surrounding areas where they are located);
III neighborhood/community commercial (neighborhood- and community-scale shopping
centers that provide for retail goods and services);
II highway commercial (provides for services and limited goods primarily oriented toward
the motorist); and
II commercial/industrial (provides for large volume or bulk wholesalelretail items such as
auto dealerships).
In this particular case, the applicable sub-category would be "neighborhood/community
commercial" because the proposed development would provide retail goods and services of a
scale to serve the neighboring areas and community as a whole.
The location criteria for neighborhood/community commercial guiding specify that this type of
commercial land should be at the intersections of arterial roadways or major collector roadways.
File 20060 II
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Analysis
The site is located at the intersection of State Highway 55 and County Road 61 (alk/a Northwest
Boulevard), both of which are classified as arterial roadways. Consequently, the site meets the
location criteria for either industrial or commercial use. It is not unusual for a site to meet the
location criteria of more than one guide plan designation.
The close proximity to other existing commercial development and employment centers indicates
that the site is well positioned for commercial development. This site's location at the
intersection of two major roadways makes it highly visible in the community. Furthermore, the
site is prominently located at a major entrance into the PUD, and therefore provides an
opportunity to establish a project that makes a high-quality impression for the overall PUD.
These factors suggest that the site may be better suited for a commercial development than for an
industrial development.
Re-examination of the Comprehensive Plan
During the most recent Comprehensive Plan update in August of 2000, the City did not
contemplate reguiding this vacant development site because there were no pending development
plans. The current landowner (W estHealth) recently determined that they no longer need the site
and has offered it for sale. The applicant (CSM Corporation) has the site is under a purchase
agreement. The applicant has provided a sketch showing that they propose to develop the site
with commercial uses. Furthermore, although the parcel is presently guided for industrial use,
the most recent PUD plans from the early 1990's suggest that industrial uses were not
contemplated for this site (they show a 70,000 square foot multi-story medical services/office
development including a bank). Therefore, construction of the development shown on the most
recent PUD plans would also require a reguiding of the site order to resolve the current
inconsistency between the industrial guiding and PUD. Consequently, now is an appropriate
time to consider reguiding of this site.
Land Supply and Demand
Plymouth has a limited supply of vacant land in all guiding designations. A review of the City's
Land Use Guide Plan Map indicates that there is a relatively small amount of land guided for
commercial uses, Roughly 2.3 percent of the land in the City (526 acres) is presently guided "C".
Almost all of that land supply is already developed, leaving little opportunity for additional
commercial development without reguiding. By comparison, roughly 7.7 percent of the land in
the City (1,762 acres) is presently guided for industrial uses. Most of the industrial land supply is
already developed as well. Typically, suburban cities of Plymouth's size and population have
more balance between the amount of land devoted to commercial versus industrial use.
The site's high visibility from major roadways is an attribute that is more closely associated with,
and generally required for commercial developments rather than industrial developments. Lastly,
reguiding of the site would not adversely affect the industrial land supply.
File 20060 II
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Merit of the Project
Economic vitality and a diversified economic base are important to the welfare of all
communities. A goal of the City's Comprehensive Plan is to provide a balance among land uses,
and to provide a broad range of consumer goods. A commercial development would
complement the existing commercial development and employment centers in the area, serving
those who work and live in the area.
Impact on other Comprehensive Plan Elements
1) Transportation:
As part of any reguiding application, the City requires a traffic study to determine potential
impacts on the adj acent roadway system. The City's transportation consultant, SRF Consulting
Group, Inc., conducted the study (copy attached).
The traffic study included a capacity analysis of peak-hour traffic on the key intersections to
determine the existing Level of Service (LOS) and the LOS under the proposed development
one year after construction. The traffic study also identified improvements needed for the
proj ect.
Capacity analysis results identify a Level of Service (LOS) that indicates the quality of traffic
flow through an intersection. Intersections are given a ranking from LOS A to LOS F, LOS A
indicates the best traffic operation, with vehicles experiencing minimal or no delays. Drivers
generally consider LOS A through LOS D to be acceptable. LOS E indicates that an intersection
is operating at, or very near its capacity and vehicles experience substantial delays during the
peak traffic hour. LOS F indicates an intersection where demand exceeds capacity, or a
breakdown of traffic flow.
The key intersections that were reviewed include 1) Highway 55/County Road 61 (alk/a
Northwest Boulevard)-a signalized intersection, 2) County Road 61/Campus Drive-a
signalized intersection, and 3) Campus Drive/Annapolis Circle___.a side-street stop controlled
intersection (northbound travelers on Annapolis Circle must stop at the "T" intersection with
Campus drive-which does not have any stop signs at this intersection).
The traffic study did not include traffic modeling for an industrial development, because although
the site is guided IP, the PUD plans for this development have never contemplated an industrial
use at this site. The traffic study included traffic modeling for the proposed 39,000 retail
development, and for a hotel use with restaurants on the site. The proposed 39,000 square foot
retail development was used for the capacity analysis, because modeling showed that use would
be the higher traffic generator.
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The traffic study found that the Highway 55/County Road 61 intersection currently operates at
LOS F during the peak traffic hour (pM peak) with the existing traffic controls and geometric
layout. The traffic study found that one year after completion/opening of the proposed
development, the level of service at this intersection could be improved to LOS E with
optimization of the signal timing, which would need to be approved by Mn/DOT. The study also
determined that no other minor geometric improvements are feasible to increase capacity at this
intersection. The study did note that, consistent with the Trunk Highway 55 Future Traffic
Demand Study, reconstruction of Highway 55 to a six-lane facility from east of the site to
Fernbrook Lane, or grade-separated intersections, would significantly improve operations along
this general segment of the Highway 55 corridor during peak travel periods. However, neither
the State, County, nor City presently has funding for such improvements.
The traffic study found that the County Road 61/Campus Drive intersection currently operates at
LOS D during the peak traffic hour (pM peak) with the existing traffic controls and geometric
layout. The traffic study found that one year after the completion/opening of the proposed
development, the level of service at this intersection could be improved to LOS C with
optimization of the signal timing (to accommodate the change in traffic patterns from the
proposed development), which would need to be approved by Hennepin County. However, this
intersection would operate at an acceptable level of service with or without optimization of the
signal timing.
The traffic study found that one year after completion/opening of the proposed development, the
level of service at the Campus Drive/Annapolis Circle intersection would continue to operate at
an acceptable level of service. Nevertheless, this intersection should be monitored to determine
the need for future traffic controls due to moderate side-street delays.
Lastly, the traffic study noted that no significant issues were identified on the sketch. However,
the study noted that the driveways serving the development and the drive aisles within the
development should be reviewed to ensure adequate turning radii. The attached resolution
providing comments on the sketch includes a comment addressing this matter.
One other traffic-related issue involves on-street vehicle stacking related to the adjacent
McDonald's restaurant. During the noon peak hour, the McDonald's drive-tbru lane often
overflows onto the public street (Annapolis Circle) which serves that site. Occasionally, the back
up is far enough onto the street that it affects the area near the southernmost curb cut shown on
the sketch for the subject development site. Staff has held meetings with representatives of
McDonald's regarding this issue. McDonald's is working toward a resolution of the issue. They
are working with WestHealth in the hopes of obtaining roughly 70 feet additional of land on the
west side of the McDonald's site. That acquisition would allow them to modify the site to install
a two-lane drive up, which would roughly double the amount of vehicle stacking they could
accommodate on the site. This issue remains separate from the reguiding application, because
CSM (the applicant for the subject development site) has no control over McDonald's and
because the stacking in the street would be an issue regardless of whether the site is developed
File 20060 II
Page 8
for industrial or commercial use. Staffwill continue to work with representatives of McDonald's
and WestHealth to try to resolve the vehicle stacking issue in the street. Staff notes that however
that issue is resolved, a city-approved turn-around would need to be maintained for Annapolis
Circle.
2) Sewers, Water Supply, and Water Quality:
The proposed reguiding would not have any negative impacts on the sanitary sewer system or
water supply. Regardless of the site's land use guiding, any development would be required to
comply with the City's water quality standards.
3) Housing:
The proposed reguiding would not have any negative impacts on the City's housing plan.
4) Parks/Trails:
Any development of this site, regardless of its guiding, would require payment of park dedication
fees in lieu of land dedication prior to issuance of building permits. Furthermore, any
development of this site, regardless of its guiding, would require that a trail and trail easement be
provided along Northwest Boulevard, as indicated on the City's trail plan. This trail is discussed
further in the PUD sketch review section of this report, The proposed reguiding would not have
any negative impacts on the City's park or trail plan.
Fiscal Impact on tlte City
Any required infrastructure improvements would be paid for by the development. The proposed
reguiding would not have any negative fiscal impacts on the City.
Conclusion on the Reguiding Request
The Planning Commission and staff support the requested land use guide plan amendment to
reguide the subject property from IF (planned Industrial) to C (Commercial), based upon the
following findings:
1. The site meets the location criteria for C guiding because it is located at the intersection of
two arterial roadways. The close proximity to other existing commercial development and
employment centers indicates that the site is well positioned for commercial development.
Furthermore, the site is prominently located at a major entrance into the PUD, and therefore
provides an opportunity to establish a project that makes a high-quality impression for the
overall PUD. These factors suggest that the site may be better suited for a commercial
development than for an industrial development.
File 20060 II
Page 9
2. The proposed development and vacant status of the parcel, together with the current
inconsistency between the industrial guiding and most recent PUD plans, support a re-
examination of the guiding of the site at this time,
3. Reguiding of this 4.9-acre site would not adversely affect the industrial land supply.
Furthermore, the site's prime location at the intersection of Highway 55 and Northwest
Boulevard makes it highly visible in the community. That attribute is not required for
industrial developments but is more closely associated with, and generally required for retail
commercial uses.
4. The proposed development would complement the existing commercial development and
employment centers in the area, serving those who work and live in the area,
5. The proposed reguiding would not have any negative impacts on the other comprehensive
plan elements.
6. The proposed reguiding would not have any negative fiscal impacts on the City.
B. Pun Sketch Review
The subject development site is zoned PUD (Planned Unit Development). A PUD is a
customized zoning district that provides the City with a high level of regulatory control. If the
reguiding is approved, the applicant would then need to apply for a PUD general plan
amendment to allow a development similar to the one shown in the attached PUD sketch. The
applicant would need to submit detailed plans in the future, and a separate public hearing would
be conducted by the Planning Commission on the PUD general plan amendment, prior to the
City Council's consideration,
The PUD sketch indicates a 39,000-square foot retail commercial development, as follows:
III Buildin!2: A - 13,000 sq. ft. retail building, one-story, multi-tenant
II Building B - 16,000 sq. ft. retail building, one-story, multi-tenant
II Buildin!2: C - 10,000 sq. ft. one-story building for bank: with drive-thru service and shared
office use
Site Layout
The PUD sketch shows that the buildings would be placed near the streets, with the majority of
the parking spaces placed away from major streets. The proposed site arrangement would help to
create a strong identity for tbis major entrance into the PUD. An outdoor plaza would be located
between Buildings A and B, near the intersection of Highway 55 and Northwest Boulevard. The
plaza would allow for outdoor dining and would create landscaping opportunities and visual
interest.
File 20060 II
P age 10
Building Materials/Design
The primary building materials would be brick and glass. Facade undulations and varying roof
heights with decorative cornices would provide a high quality appearance. The proposed
building materials and design would complement the architectural features of the WestHealth
campus to provide a cohesive development. The buildings would include tower elements at the
key comers. The one-story buildings would include pedestrian-scale elements such as canvas
awnings, ornamental light fixtures, and decorative planters.
Because tills development site is located at a key intersection, the design of the building facades
should also address the streets. The attached resolution providing comments on the sketch
includes a comment that the appearance of the building elevations that face the streets should be
designed to better address the street frontages, by providing a design that is more consistent with
the other elevations of the buildings.
Setbacks
The required setbacks in a PUD are flexible and would be established by the PUD general plan,
as may be amended. The sketch plan shows that Building A would be set back roughly 28 feet
from the south lot line abutting Highway 55, and that Building B would be setback roughly 38
feet from the east lot line along Northwest Boulevard at its closest point. Building C would be
setback roughly 100 feet from the east lot line along Northwest Boulevard, and roughly 57 feet
from the north lot line along Campus Drive at its closest point. The sketch shows that parking
would be set back roughly 25 feet from the west lot line, 20 feet from the east lot line, and as
close as 10 feet from the north lot line. The setbacks proposed for this smaller-scale commercial
development seem to be acceptable in this setting.
Mn/DOT has not yet analyzed whether they may need additional right-of-way along tills segment
of Highway 55, to accommodate long-term future growth of the region. If the reguiding is
approved, the applicant's next step would be to submit a formal application for site plan
approval. Upon receipt of such an application, the proposed site plan would be forwarded to
Mn/DOT in order to obtain their review comments prior to the City's granting of any
development approvals.
Site Access
The sketch shows two driveways (curb cuts) from Annapolis Circle to accommodate convenient
access to the buildings within the development. The proposed driveway locations are acceptable.
File 2006011
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Parking
The City would require 195 parking spaces for this development. The sketch indicates 207
parking spaces on the site. Therefore, parking shown on the sketch would exceed the City's
minimum parking requirement.
Landscaping/ Trees
The landscaping plan that was provided with the sketch indicates 32 overstory trees, with an
equivalency of over 44 trees when the ornamental trees and the numerous shrubs and perennials
are counted. The landscaping plan would exceed the City's requirement of 39 trees.
As previously noted, the majority of the site was graded in 1982 and a storm water pond was
installed in the east portion of the site at that time, Smce then, several species of volunteer
softwood trees have grown on the site.
The site is presently platted. The applicant has not yet determined whether they would leave the
site as one lot, or whether they would request to subdivide the site to create separate parcels. If
the site is subdivided, it would be subject to the City's tree preservation regulations-which
require preservation of at least 25 percent of the significant trees, or reforestation and/or
monetary restitution for any removal beyond that threshold. (A significant tree is defined as a
tree that is eight inches or larger in diameter for deciduous trees, or four inches or larger in
diameter for coniferous trees.) The applicant has provided a tree survey that indicates the
location, size, and species of all significant trees on the site. The site includes roughly 75
significant trees. Additionally, the site includes numerous trees that do not meet the definition of
a significant tree, and therefore, were not shown of the tree survey, Under the plan, all trees
would be removed from the site. If the applicant would request to subdivide the lot, they would
propose to replant trees on the site (per the landscaping plan that was provided) and would also
then be required to pay SIO,OOO in restitution. If the applicant does not request to subdivide the
lot, they would still be required to replant trees on the site in accordance with City's landscaping
regulations.
Internal Walkway System/City Trail
The sketch indicates that a decorative pedestrian walkway would be provided within the
development to connect the various buildings and the plaza. The attached resolution providing
comments on the sketch includes a comment that the internal walkway should be extended to a
City trail along Northwest Boulevard, as discussed below.
The Comprehensive Plan indicates a City trail along Northwest Boulevard adjacent to the site.
Development of this site requires that a trail be provided along the eastern boundary of the site,
abutting Northwest Boulevard. Additionally, if the applicant subdivides the site, sidewalks
would be required along both Annapolis Circle and Campus Drive. The attached resolution
addresses this issue.
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Ponding
The existing pond located in the east portion of the site provides some storage capacity, but no
treatment due to the proximity of the inlet and outlet pipes. The sketch shows that this pond
would be removed. One option for drainage includes installation of a water-quality pond in the
northwest comer of the site. Another option for drainage includes providing water quality
ponding for this site at a downstream location north of Campus Drive and east of Northwest
Boulevard. Under that scenario, the off-site downstream pond would be located next to an
existing City-owned pond near the system's discharge point into a large wetland basin. The
drainage from this site and the surrounding streets presently flows directly into that wetland
without treatment. Under the off-site ponding scenario, storm water runoff would be routed to a
water quality pond using a flow diverter, This would improve the drainage situation in the
general area (not limited to the development site) because area runoff would be treated before
entering the City's drainage system. If the off-site ponding scenario proceeds, the applicant
would contribute funds to the regional ponding system. Both the applicant and Water Resources
staff presently prefer the off-site ponding scenario, however, more information needs to be
compiled before any final decisions can be made. That matter would be decided prior to the
City's review of any PUD general plan amendment for this site. Regardless of whether ponding
for this site occurs on the site or off the site, the ponding system would need to comply with City
and watershed regulations.
Conclusion on the PUD Sketch
The Planning Commission and staff did not identify any issues regarding the PUD sketch that
could not be addressed during the formal PUD site plan review.
8. RECOMMENDATION:
Community Development Department staff recommends approval of the following items, subj ect
to the conditions and findings listed, as recommended by the Planning Commission:
a) a resolution approving a Comprehensive Plan amendment to reguide the 4.9-acre site located
at the northwest comer of Highway 55 and Northwest Boulevard :from IP (planned Industrial)
to C (Commercial) on the City's land use guide plan map;
b) a resolution providing informal comments on the PUD sketch. The City Council may add,
delete, or change comments as it deems appropriate.
File 20060 II
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ATTACHMENTS:
I. Planning Commission Minutes
2. Applicant's Narratives (2)
3. PUD Plans from 1990 and 1993
4. IP and C Excerpts from the Comprehensive Plan
5. Traffic Study
6. Location Map
7. Notification Area Map
8. Site Graphics
9. Resolution Approving Amendment
10. Resolution Providing Comments on the PUD Sketch
Agenda Number
CITY OF PLYMOUTH
CITY COUNCIL AGENDA REPORT
TO:
Laurie Ahrens, City Manager
FROIVI:
Shawn Drill, Sr. Planner through Anne Hurlburt, Community Development
Director
SUBJECT:
CSM Corporation. Comprehensive Plan Amendment and PUD Sketch
Review for property located at the northwest comer of State Highway 55 and
County Road 61 (aJk/a Northwest Boulevard) (2006011)
DATE:
Aprill4, 2006 for the City Council meeting of April 25, 2006
REVIEW DEADLINE: June 29,2006
1. PROPOSED MOTION:
Move to adopt the following two attached items for the vacant 4.9-acre development site located
at the northwest comer of Highway 55 and Northwest Boulevard, as recommended by the
Planning Commission:
1) a resolution approving a Comprehensive Plan amendment to reguide the subject
development site from IP (planned Industrial) to C (Commercial) on the City's land use
guide plan map; and
2) a resolution providing informal comments on a PUD (planned Unit Development) sketch
for commercial development.
Approval of a Comprehensive Plan amendment requires a 5/7 vote of the City Council, and
approval of a resolution providing comments on a PUD sketch requires a 4/7 vote.
2. DESCRIPTION OF REQUEST:
CSM Corporation is requesting approval of a Comprehensive Plan amendment to reguide the site
from IP (planned Industrial) to C (Commercial). The applicant is also requesting comments on a
PUD (planned Unit Development) sketch showing a 39,000 square foot retail commercial center
on the site.
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Page 2
3. PLANNING COMMISSION MEETING:
On April 5, 2006, the Planning Commission conducted the public hearing on the reguiding
request and subsequently voted unanimously to recommend its approval. The applicant was
present in support of the request. No one from the public wished to speak on the matter.
Regarding the PUD sketch, the Commission commented that the developer should provide a trail
along Northwest Boulevard, and sidewalks along Annapolis Circle and Campus Drive to
accommodate pedestrian access in the area. That comment has been incorporated into the
attached resolution for the PUD sketch review. A copy of the Planning Commission minutes is
attached.
Notice of the Planning Commission's public hearing was published in the City's official
newspaper and mailed to all property owners within 750 feet. The notification area map is
attached. Development signage remains on the site.
4. CONTEXT:
A. Surrounding Land Uses
Guidin
Zonin
North (across
Carn us Dr.)
West (across
Annapolis Cir,)
East (across
Northwest Blvd.)
South (across I
Highway 55)
Office/Warehouse
McDonald's,
WestHealth Cam us
Holiday Gas,
Red Robin Restaurant
Industrial
Commercial
Office
PUD
PUD
Commercial
PUD
Day Care
Commercial
C-3
B. Natural Characteristics of Site
This development site is located in the Bassett Creek Drainage District. It does not contain any
land within the Shoreland or Flood Plain Overlay District, nor does it contain any wetlands. The
majority of the site was graded in 1982, and a storm water pond was installed in the east portion
of the site at that time. Since then, several species of volunteer softwood trees (e.g., cottonwood,
box elder, elm, basswood) have grown on the site. More discussion of the trees is provided in
the PUD sketch review section of this report.
C. Previous Actions Affecting Site
This development site is located within the Northwest Business Campus PUD, which was
established in 1981. The PUD encompasses roughly 170 acres of land, and includes the
Radisson Hotel/Conference Center (with 243 rooms), a multi-story glass office tower with
File 20060 II
Page 3
parking ramp, WestHealth medical complex, ten office/warehouse buildings, and seven
commercial buildings (Holiday gas/convenience store, Jiffy Lube, bank:, real estate office, and
restaurants). The subject site is the last vacant parcel in the PUD. Although this parcel is
presently guided for industrial use, the PUD plans have never indicated an industrial use on the
site. The most recent PUD plan for the parcel indicates a 70,000 square foot multi-story medical
services/office development including a bank (see attached PUD plans from 1990 and 1993).
5. LEVEL OF CITY DISCRETION IN DECISION-MAKLN"G:
The City has a high level of discretion in approving or denying amendments to the
Comprehensive Plan. The land use guide plan is a major element of the City's Comprehensive
Plan. The land use guide plan is the City's long-'range planning tool that indicates what type of
development should occur on all land within the City, In other words, it is the City's plan for
how it wants to direct future development. The City Council may guide property as it deems
necessary to protect and promote the health, safety and general welfare of the community.
The City has a high. level of discretion in reviewing a PUD sketch. A PUD sketch is not
approved or denied, but rather review of a PUD sketch allows an applicant to solicit informal
comments from the City regarding a development proposal-prior to developing detailed plans
,and submitting a PUD general plan application. Any opinions or comments provided to the
applicant by the staff, Planning Commission, or City Council are considered advisory only and
do not constitute a binding decision.
6. ANALYSIS OF PROPOSAL:
A. Comprehensive Plan Amendment
The applicant is requesting a Comprehensive Plan amendment to reguide this 4.9-acre
development site from IP (planned Industrial) to C (Commercial).
When reviewing requests to amend the land use guide plan, the City must analyze and consider
the follows items:
iii
the extent to which the location criteria of the existing and proposed land use guide plan
classifications are satisfied;
information that supports re-examination of the Comprehensive Plan;
land supply and demand;
demonstration that the amendment has merit beyond the interests of the proponent;
impact of the amendment on other. Comprehensive Plan elements (i.e" transportation,
sewers, water supply, water quality, housing, and parks); and
the amendment's fiscal impact on the City.
.
.
II
iii
III
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Location Criteria
This section outlines the specific location criteria for the current industrial guiding and proposed
commercial guiding (refer to attached criteria), and then analyzes how the subject site fits those
criteria.
IF (Planned Industrial)
The IF (planned Industrial) guiding designation provides for industrial uses including
manufacturing, production, processing, servicing, warehousing, wholesaling, distribution, and
repair or testing of materials, goods, or products.
The location criteria for industrial guiding specify that industrial land should be located in areas
with access to principal or minor arterial roadways. The plan also states that industrially guided
sites should be near other intensive land uses (e.g., service business, high-density residential,
etc.).
C (Commercial)
The C (Commercial) guiding designation provides for a wide variety of commercial uses
including those for convenience, neighborhood and community shopping, service/auto-oriented,
and bulk retail. In order to address the wide variety of commercial uses, the Plan identifies four
sub-categories of commercial uses, as follows:
B limited scale commercial (provides for basic convenience-type goods and services offered
to the immediately surrounding areas where they are located);
B neimborhood/community commercial (neighborhood- and community-scale shopping
centers that provide for retail goods and services);
II highway commercial (provides for services and limited goods primarily oriented toward
the motorist); and
m commerciaVindustrial (provides for large volume or bulk wholesale/retail items such as
auto dealerships).
In this particular case, the applicable sub-category would be "neighborhood/community
commercial" because the proposed development would provide retail goods and services of a
scale to serve the neighboring areas and community as a whole.
The location criteria for neighborhood/community commercial guiding specify that this type of
commercial land should be at the intersections of arterial roadways or major collector roadways.
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Analvsis
The site is located at the intersection of State Highway 55 and County Road 61 (aJk/a Northwest
Boulevard), both of which are classified as arterial roadways. Consequently, the site meets the
location criteria for either industrial or commercial use. It is not unusual for a site to meet the
location criteria of more than one guide plan designation.
The close proximity to other existing commercial development and employment centers indicates
that the site is well positioned for commercial development. This site's location at the
intersection of two major roadways makes it highly visible in the community. Furthermore, the
site is prominently located at a major entrance into the PUD, and therefore provides an
opportunity to establish a project that makes a high-quality impression for the overall PUD.
These factors suggest that the site may be better suited for a commercial development than for an
industrial development.
Re-examination of the Comprehensive Plan
During the most recent Comprehensive Plan update in August of 2000, the City did not
contemplate reguiding this vacant development site because there were no pending development
plans, The current landowner (W estHealth) recently determined that they no longer need the site
and has offered it for sale. The applicant (CSM Corporation) has the site is under a purchase
agreement. The applicant has provided a sketch showing that they propose to develop the site
with commercial uses. Furthermore, although the parcel is presently guided for industrial use,
the most recent PUD plans from the early 1990's suggest that industrial uses were not
contemplated for this site (they show a 70,000 square foot multi-story medical services/office
development including a bank), Therefore, construction of the development shown on the most
recent PUD plans would also require a reguiding of the site order to resolve the current
inconsistency between the industrial guiding and PUD. Consequently, now is an appropriate
time to consider reguiding of this site.
Land Supply and Demand
Plymouth has a limited supply of vacant land in all guiding designations. A review of the City's
Land Use Guide Plan Map indicates that there is a relatively small amount of land guided for
commercial uses. Roughly 2.3 percent of the land in the City (526 acres) is presently guided "C".
Almost all of that land supply is already developed, leaving little opportunity for additional
commercial development without reguiding. By comparison, roughly 7.7 percent of the land in
the City (1,762 acres) is presently guided for industrial uses. Most of the industrial land supply is
already developed as well. Typically, suburban cities of Plymouth's size and population have
more balance between the amount of land devoted to commercial versus industrial use.
The site's high visibility from major roadways is an attribute that is more closely associated with,
and generally required for commercial developments rather than industrial developments. Lastly,
reguiding of the site would not adversely affect the industrial land supply.
File 20060 II
Page 6
Merit of the Project
Economic vitality and a diversified economic base are important to the welfare of all
communities. A goal of the City's Comprehensive Plan is to provide a balance among land uses,
and to provide a broad range of consumer goods. A commercial development would
complement the existing commercial development and employment centers in the area, serving
those who work and live in the area.
Impact on other Comprehensive Plan Elements
1) Transportation:
As part of any reguiding application, the City requires a traffic study to determine potential
impacts on the adj acent roadway system. The City's transportation consultant, SRF Consulting
Group, Inc., conducted the study (copy attached),
The traffic study included a capacity analysis of peak-hour traffic on the key intersections to
determine the existing Level of Service (LOS) - and the LOS under the proposed development
one year after construction. The traffic study also identified improvements needed for the
project.
Capacity analysis results identify a Level of Service (LOS) that indicates the quality of traffic
flow through an intersection. Intersections are given a ranking from LOS A to LOS F. LOS A
indicates the best traffic operation, with vehicles experiencing minimal or no delays. Drivers
generally consider LOS A through LOS D to be acceptable. LOS E indicates that an intersection
is operating at, or very near its capacity and vehicles experience substantial delays during the
peak traffic hour. LOS F indicates an intersection where demand exceeds capacity, or a
breakdown of traffic flow.
The key intersections that were reviewed include I) Highway 55/County Road 61 (alk/a
Northwest Boulevard)--a signalized intersection, 2) County Road 611Campus Drive-a
signalized intersection, and 3) Campus Drive/Annapolis Circle-a side-street stop controlled
intersection (northbound travelers on Annapolis Circle must stop at the "T" intersection with
Campus drive-which does not have any stop signs at this intersection).
The traffic study did not include traffic modeling for an industrial development, because although
the site is guided IP, the PUD plans for this development have never contemplated an industrial
use at this site. The traffic study included traffic modeling for the proposed 39,000 retail
development, and for a hotel use with restaurants on the site. The proposed 39,000 square foot
retail development was used for the capacity analysis, because modeling showed that use would
be the higher traffic generator.
File 2006011
Page 7
The traffic study found that the Highway 55/County Road 61 intersection currently operates at
LOS F during the peak traffic hour (pM peak) with the existing traffic controls and geometric
layout. The traffic study found that one year after completion/opening of the proposed
development, the level of service at this intersection could be improved to LOS E with
optimization ofthe signal timing, which would need to be approved by MnlDOT. The study also
determined that no other minor geometric improvements are feasible to increase capacity at this
intersection. The study did note that, consistent with the Trunk Highway 55 Future Traffic
Demand Study, reconstruction of Highway 55 to a six-lane facility from east of the site to
Fernbrook Lane, or grade-separated intersections, would significantly improve operations along
this general segment of the Highway 55 corridor during peak travel periods. However, neither
the State, County, nor City presently has funding for such improvements.
The traffic study found that the County Road 61/Campus Drive intersection currently operates at
LOS D during the peak traffic hour (PM peak) with the existing traffic controls and geometric
layout. The traffic study found that one year after the completion/opening of the proposed
development, the level of service at this intersection could be improved to LOS C with
optimization of the signal timing (to accommodate the change in traffic patterns from the
proposed development), which would need to be approved by Hennepin County. However, this
intersection would operate at an acceptable level of service with or without optimization of the
signal timing.
The traffic study found that one year after completion/opening of the proposed development, the
level of service at the Campus Drive/Annapolis Circle intersection would continue to operate at
an acceptable level of service. Nevertheless, this intersection should be monitored to determine
the need for future traffic controls due to moderate side-street delays.
Lastly, the traffic study noted that no significant issues were identified on the sketch. However,
the study noted that the driveways serving, the development and the drive aisles within the
development should be reviewed to ensure adequate turning radii. The attached resolution
providing comments on the sketch includes a comment addressing this matter.
One other traffic-related issue involves on-street vehicle stacking related to the adj acent
McDonald's restaurant. During the noon peak hour, the McDonald's drive-thru lane often
overflows onto the public street (Annapolis Circle) which serves that site. Occasionally, the back
up is far enough onto the street that it affects the area near the southernmost curb cut shown on
the sketch for the subject development site, Staff has held meetings with representatives of
McDonald's regarding this issue. McDonald's is working toward a resolution of the issue. They
are working with WestHealth in the hopes of obtaining roughly 70 feet additional of land on the
west side of the McDonald's site. That acquisition would allow them to modify the site to install
a two-lane drive up, which would roughly double the amount of vehicle stacking they could
accommodate on the site. This issue remains separate from the reguiding application, because
CSM (the applicant for the subject development site) has no control over McDonald's and
because the stacking in the street would be an issue regardless of whether the site is developed
File 20060 II
Page 8
for industrial or commercial lise. Staffwill continue to work with representatives of McDonald's
and WestHealth to try to resolve the vehicle stacking issue in the street. Staff notes that however
that issue is resolved, a city-approved turn-around would need to be maintained for Annapolis
Circle.
2) Sewers, Water Supply, and Water Quality:
The proposed reguiding would not have any negative impacts on the sanitary sewer system or
water supply. Regardless of the site's land use guiding, any development would be required to
comply with the City's water quality standards.
3) Housing:
The proposed reguiding would not have any negative impacts on the City's housing plan.
4) Parks/Trails:
Any development of this site, regardless of its guiding, would require payment of park dedication
fees in lieu of land dedication prior to issuance of building permits. Furthermore, any
development of this site, regardless of its guiding, would require that a trail and trail easement be
provided along Northwest Boulevard, as indicated on the City's trail plan. This trail is discussed
further in the PUD sketch review section of this report. The proposed reguiding would not have
any negative impacts on the City's park or trail plan.
Fiscal Impact on the City
Any required infrastructure improvements would be paid for by the development. The proposed
reguiding would not have any negative fiscal impacts on the City.
Conclusion on the Reguiding Request
The Planning Commission and staff support the requested land use guide plan amendment to
reguide the subject property from IP (planned Industrial) to C (Commercial), based upon the
following findings:
I. The site meets the location criteria for C guiding because it is located at the intersection of
two arterial roadways, The close proximity to other existing commercial development and
employment centers indicates that the site is well positioned for commercial development.
Furthermore, the site is prominently located at a major entrance into the PUD, and therefore
provides an opportunity to establish a project that makes a high-quality impression for the
overall PUD. These factors suggest that the site may be better suited for a commercial
development than for an industrial development.
File 2006011
Page 9
2. The proposed development and vacant status of the parcel, together with the current
inconsistency between the industrial guiding and most recent PUD plans, support a re-
examination of the guiding of the site at this time.
3. Reguiding of this 4.9-acre site would not adversely affect the industrial land supply.
Furthermore, the site's prime location at the intersection of Highway 55 and Northwest
Boulevard makes it highly visible in the community. That attribute is not required for
industrial developments but is more closely associated with, and generally required for retail
commercial uses. .
4. The proposed development would complement the existing commercial development and
employment centers in the area, serving those who work and live in the area.
5. The proposed reguiding would not have any negative impacts on the other comprehensive
plan elements.
6. The proposed reguiding would not have any negative fiscal impacts on the City.
B. PUD Sketch Review
The subject development site is zoned PUD (Planned Unit Development). A PUD is a
customized zoning district that provides the City with a high level of regulatory control. If the
reguiding is approved, the applicant would then need to apply for a PUD general plan
amendment to allow a development similar to the one shown in the attached PUD sketch. The
applicant would need to submit detailed plans in the future, and a separate public hearing would
be conducted by the Planning Commission on the PUD general plan amendment, prior to the
City Council's consideration.
The PUD sketch indicates a 39,000-square foot retail commercial development, as follows:
B Building A - 13,000 sq. ft. retail building, one-story, multi-tenant
Ii Building B - 16,000 sq. ft. retail building, one-story, multi-tenant
II Building C - 10,000 sq. ft. one-story building for bank with drive-thru service and shared
office use
Site Layout
The PUD sketch shows that the buildings would be placed near the streets, with the majority of
the parking spaces placed away from major streets. The proposed site arrangement would help to
create a strong identity for this major entrance into the PUD. An outdoor plaza would be located
between Buildings A and B, near the intersection of Highway 55 and Northwest Boulevard. The
plaza would allow for outdoor dining and would create landscaping opportunities and visual
interest.
File 20060 II
Page 10
Building Materials/Design
The primary building materials would be brick and glass. Facade undulations and varying roof
heights with decorative cornices would provide a high quality appearance. The proposed
building materials and design would complement the architectural features of the WestHealth
campus to provide a cohesive development. The buildings would include tower elements at the
key comers. The one-story buildings would include pedestrian-scale elements such as canvas
awnings, ornamental light fixtures, and decorative planters,
Because this development site is located at a key intersection, the design of the building facades
should also address the streets. The attached resolution providing comments on the sketch
includes a comment that the appearance of the building 'elevations that face the streets should be _
designed to better address the street frontages, by providing a design that is more consistent with
the other elevations of the buildings.
Setbacks
The required setbacks in a PUD are flexible and would be established by the PUD general plan,
as may be amended. The sketch plan shows that Building A would be set back roughly 28 feet
from the south lot line abutting Highway 55, and that Building B would be setback roughly 38
feet from the east lot line along Northwest Boulevard at its closest point. Building C would be
setback roughly 100 feet from the east lot line along Northwest Boulevard, and roughly 57 feet
from the north lot line along Campus Drive at its closest point. The sketch shows that parking
would be set back roughly 25 feet from the west lot line, 20 feet from the east lot line, and as
. close as 10 feet from the north lot line. The setbacks proposed for this smaller-scale commercial
development seem to be acceptable in this setting.
MnJDOT has not yet analyzed whether they may need additional right-of-way along this segment
of Highway 55, to accommodate long-term future growth of the region. If the reguiding is
approved, the applicant's next step would be to submit a formal application for site plan
approval. Upon receipt of such an application, the proposed site plan would be forwarded to
MnJDOT in order to obtain their review comments prior to the City's granting of any
development approvals.
Site Access
The sketch shows two driveways (curb cuts) from Annapolis Circle to accommodate convenient
access to the buildings within the development. The proposed driveway locations are acceptable.
File 20060 II
Page II
Parking
The City would require 195 parking spaces for this development. The sketch indicates 207
parking spaces on the site. Therefore, parking shown on the sketch would exceed the City's
minimum parking requirement.
Landscaping/ Trees
The landscaping plan that was provided with the sketch indicates 32 overstory trees, with an
equivalency of over 44 trees when the ornamental trees and the numerous shrubs and perennials
are counted. The landscaping plan would exceed the City's requirement of 39 trees.
As previously noted, the majority of the site was graded in 1982 and a storm water pond was
installed in the east portion of the site at that time. Since then, several species of volunteer
softwood trees have grown on the site.
The site is presently platted. The applicant has not yet determined whether they would leave the
site as one lot, or whether they would request to subdivide the site to create separate parcels, If
the site is subdivided, it would be subj ect to the City's tree preservation regulations-wmch
require preservation of at least 25 percent of the significant trees, or reforestation and/or
monetary restitution for any removal beyond that threshold. (A significant tree is defined as a
tree that is eight inches or larger in diameter for deciduous trees, or four inches or larger in
diameter for coniferous trees.) The applicant has provided a tree survey that indicates the
location, size, and species of all significant trees on the site. The site includes roughly 75
significant trees. Additionally, the site includes numerous trees that do not meet the definition of
a significant tree, and therefore, were not shown of the tree survey. Under the plan, all trees
would be removed from the site. If the applicant would request to subdivide the lot, they would
propose to replant trees on the site (per the landscaping plan that was provided) and would also
then be required to pay $l 0,000 in restitution. If the applicant does not request to subdivide the
lot, they would still be required to replant trees on the site in accordance with City's landscaping
regulations.
Internal Walkway System/City Trail
The sketch indicates that a decorative pedestrian walkway would be provided within the
development to connect the various buildings and the plaza. The attached resolution providing
comments on the sketch includes a comment that the internal walkway should be extended to a
City trail along Northwest Boulevard, as discussed below.
The Comprehensive Plan indicates a City trail along Northwest Boulevard adjacent to the site.
Development of this site requires that a trail be provided along the eastern boundary of the site,
abutting Northwest Boulevard. Additionally, if the applicant subdivides the site, sidewalks
would be required along both Annapolis Circle and Campus Drive. The attached resolution
addresses this issue.
File 2006011
Page 12
Ponding
The existing pond located in the east portion of the site provides some storage capacity, but no
treatment due to the proximity of the inlet and outlet pipes. The sketch shows that tbis pond
would be removed. One option for drainage includes installation of a water-quality pond in the
northwest comer of the site. Another option for, drainage includes providing water quality
ponding for tbis site at a downstream location north of Campus Drive and east of Northwest
Boulevard. Under that scenario, the off-site downstream pond would be located next to an
existing City-owned pond near the system's discharge point into a large wetland basin. The
drainage from this site and the surrounding streets presently flows directly into that wetland
without treatment. Under the off-site ponding scenario, storm water runoff would be routed to a
water quality pond using a flow diverter. This would improve the drainage situation in the
general area (not limited to the development site) because area runoff would be treated before
entering the City's drainage system. If the off-site ponding scenario proceeds, the applicant
would contribute funds to the regional ponding system. Both the applicant and Water Resources
staff presently prefer the off-site ponding scenario, however, more information needs to be
compiled before any final decisions can be made. That matter would be decided prior to the
City's review of any PUD general plan amendment for tbis site. Regardless of whether ponding
for tbis site occurs on the site or off the site, the ponding system would need to comply with City
and watershed regulations.
Conclusion on the PUD Sketch
The Planning Commission and staff did not identif:y any issues regarding the PUD sketch that
could not be addressed during the formal PUD site plan review.
8. RECOMMENDATION:
Community Development Department staff recommends approval of the following items, subject
to the conditions and findings listed, as recommended by the Planning Commission:
a) a'resolution approving a Comprehensive Plan amendment to reguide the 4.9-acre site located
at the northwest corner of Highway 55 and Northwest Boulevard from IF (planned Industrial)
to C (Commercial) on the City's land use guide plan map;
b) a resolution providing informal comments on the PUD sketch. The City Council may add,
delete, or change comments as it deems appropriate.
File 20060 II
Page 13
ATTACHMENTS:
I. Planning Commission Minutes
2. Applicant's Narratives (2)
3. PUD Plans from 1990 and 1993
4. IP and C Excerpts from the Comprehensive Plan
5. Traffic Study
6. Location Map
7. Notification Area Map
8. Site Graphics
9. Resolution Approving Amendment
10. Resolution Providing Comments on the PUD Sketch
PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
June 6, 2006
June 2, 2006
Planning Case:
Petitioner:
06-12
City of Robbinsdale
Northwest corner of 42nd Avenue and Vera Cruz Avenue North
Address:
Request:
Robbinsdale Comprehensive Plan Amendment
I. Request
The city of Robbinsdale has submitted a comprehensive plan amendment to the city of New Hope for
comment and review. The proposed amendment would re-guide 0.902 acres of land from low density
residential to high density residential. The amendment location is on the northwest corner of 42nd
A venue and Vera Cruz Avenue. The amendment would facilitate the development of a 36-unit
apartment building for seniors proposed by CommonBond Communities. The site proposed for the
apartments consists of four parcels, which include vacant lots and a single-family home.
City staff is requesting that the Planning Commission review and offer comment on Robbinsdale's
comprehensive plan amendment. The comments will then be forwarded to the City Council for
consideration. Once the City Council considers the amendment, any comments will be forwarded on to
the Metropolitan Council and the city of Robbinsdale.
The planner has conducted a brief review of the proposed amendment and a short memo is attached.
In the planner's opinion, the proposed amendment and development will have a minor impact on New
Hope. The proposed change in land use will intensify land uses on 42nd Avenue and provide senior
housing opportunities for adjacent communities. Traffic impacts should be minor and the development
could have a benefit on New Hope retail establishments. A complete copy of the amendment received
from the city of Robbinsdale is attached.
II. Recommendation
As an adjacent city, New Hope received the proposed comprehensive plan amendment from the city of
Robbinsdale as a formality. Staff recommends that no comments, changes or actions are required on the
city's behalf with respect to the proposed plan amendment.
Attachments: 5/22/06 NAC report
Map of project site
Robbinsdale staff report
Planning Case Report 06-12
Page 1
6/2/06
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231,2555 Facsimile: 763.231.2561 planners@nacplanning,com
MEMORANDUM
TO: Kirk McDonald, Community Development Director
FROM: Charles Carlson/Alan Brixius
DATE: May 22, 2006
RE: Robbinsdale Comprehensive Plan Amendment
NAC FILE: 131.0006.08
Background
The city of Robbinsdale has submitted a comprehensive plan amendment to the city of
New Hope for comment and review. The proposed amendment will re-guide several
parcels in Robbinsdale from low-density to high-density residential land use. The
amendment will allow for the construction of a 35-unit senior apartment building,
proposed by CommonBond Communities. The site proposed for the apartments
consists of four parcels, which include vacant lots and a single-family home.
Project Location
The proposed apartment building is located on 42nd Avenue in Robbinsdale. The
project is proposed for a site adjacent to Faith Lilac Way English Lutheran Church. The
site is between Welcome Avenue and Vera Cruz Avenue, on 42nd Avenue.
The site is one mile east of New Hope's boundary, on 42nd Avenue.
Potential Impacts
The proposed change in land use will intensify land uses on 42nd Avenue. Additionally,
it will provide senior housing opportunities to residents of Robbinsdale and Crystal.
Because the project is a senior housing project, it will have lower resident-related traffic
compared to a non-senior building but will generate traffic from staff, visitors, etc. The
traffic impacts should be minor, and will not likely create substantial impacts on 42nd
Avenue aside from potential, temporary, construction-related impacts.
The project may benefit New Hope in several ways. First, the senior housing is on
transit corridors that connect to New Hope. This suburban circulator transit service
could see increased ridership from the seniors who occupy the new apartment building,
Increased ridership helps to protect bus service from potential service cuts in the event
of future funding reductions. The bus routes will link the apartment building to New
Hope retail opportunities as well, and may increase business in the city center area.
Recommendation
Impacts on New Hope from the proposed comprehensive plan amendment and
development will be minor. Traffic impacts will be minimal and New Hope retailers could
benefit from the project. The city of New Hope need not take any action on the proposal.
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City of Robbinsdale
4100 Lakeview Avenue North
Robbinsdale, Minnesota 55422-2280
Phone: (763) 537-4534
Fax: (763) 537-7344
www.robbinsdalemn.com
May 16, 2006
Kirk McDonald
Community Development Director
City of New Hope
440 I Xylon Ave N
New Hope, MN 55428
RE: Comprehensive Plan Amendment
Dear Mr. McDonald:
The City of Robbins dale is initiating an amendment to its Comprehensive Plan to re-
guide 0.902 acres ofland from Low Density Residential to High Density Residential.
The amendment location is on the northwest corner of County Road 9 (42nd Ave. N.) and
Vera Cruz Ave. N. The amendment will facilitate the development of a 36-unit
apartment building for seniors proposed by CommonBond Communities.
The review schedule anticipates a May 18, 2006 public hearing with the Planning
Commission and action by the City Council on June 6, 2006. Please forward any
comments to me as soon as possible, or indicate if no comment will be made. My e-mail
is: rpearson0J,ci.ro b binsdale,mn. us
Thank you for your response.
Sincerely,
CITY OF ROBBINSDALE
~~
Rick Pearson, AICP
City Planner
Agenda Item #5C
May 18, 2006
ADMINISTRATIVE STAFF REPORT
APPLICANT:
CASE NO:
CommonBond Communities
Comp Plan Amendment CP A06-1; Rezoning Request Z06-2;
Subdivision (plat) Subd06-4; Variance RequestV06-8;
Conditional Use Permit C06-4;
5500 42nd Ave. N. and 4207 Vera Cruz Ave. N.
May 18, 2006
April 20, 2006
June 20,2006
ADDRESS:
PC DATE:
APPLICATION DATE:
PROCESSING DEADLINE:
ACTION/REQUEST:
CommonBond Communities are requesting approvals of a series of applications for the purpose
of constructing a 36-unit senior apartment development called Robbins Way Senior Community
on the northwest comer of 42nd Ave. North and Vera Cruz Ave. N. (See Attachments A & B
for location). The applications include:
1. An amendment to the Comprehensive Plan to re-guide the Robbins "Vay property from
low density to high density residential;
2. A rezoning to change the zoning of the Robbins Way property from R-I, single family
residential to R-B, Residential Business.
3, A preliminary plat to consolidate several parcels into one lot for the church at 5530 42nd
Ave. N. and a lot for the Robbins Way Senior community project;
4. A conditional use permit for the development of the senior housing use and site plan
issues of the Robbins Way proj ect;
5. And a variance to front yard setbacks along Vera Cruz Ave. N., reducing the setback
from 30 feet to 17 feet. In addition, the review process identified a need for a rear-yard
vanance.
BACKGROUND/ANALYSIS:
Preliminary plat
The plat will consist of two lots, one for the church and one for the proposed senior apartment
building. (See Attachment C for preliminary plat and narrative).
The applicant is purchasing several parcels of land or lots and assembling them for the Robbins
Way senior apartment site. They include: 72 feet ofland from Faith Lilac Way English Lutheran
Church (5500 42nd Ave. N.); a residential lot at 5500 42nd Ave. N., owned by the Robbinsdale
Economic Development Authority (REDA); and 4207 Vera Cruz Ave. N., a privately owned
single-family residence. Those three assembled parcels will become Lot 2, Block I "Robbins
Way Addition." The remaining property for the church will be combined with two lots for the
parking lot and vacated alley in-between will become Lot 1, Block 1 "Robbins Way Addition,"
The preliminary plat will show new lot lines and the new simple legal description. If approved, a
5-18-06 ComrnonBond Communities Robbin:; Way
30
final plat will be prepared for City Council approval. The preliminary plat is subject to comment
by Hennepin County and MnDOT.
Staff has two recommendations regarding the plat: Additional right-of-way should be dedicated
for Vera Cruz Ave. N. for inclusion of the sidewalk. The corner has a radius of at least 20 feet.
The southeast comer of the property encroaches up to 6 feet into the sidewalk. All of the
sidewalk should be in the Vera Cruz Ave. N. right-of-way. Secondly, the right-of-way width
varies along 42nd Ave. N. This right-of-way edge should be uniform along the southern edge of
the site. Staffhas contacted Hennepin County and MnDOT to discuss the right-of-way issues.
Comprehensive Plan Amendment
The Comprehensive Plan amendment is requested for Lot 2, the proposed site for the 36 unit
senior apartment building. There are a number of reasons in support of considering the
Comprehensive Plan amendment:
I. The site appears to be a good candidate for high-density housing. It is located on County
Road 9, a minor arterial roadway that carries higher volumes of traffic.
2. County Road 9 is a transit corridor with bus stops including one at the comer of Vera
Cruz Ave. N.
3. The site is on the edge of a neighborhood. County Road 9 creates an edge or barrier with
its higher volumes of traffic and the larger corridor.
4. The massing of the building and its associated landscaping will also absorb and filter
highway 100 traffic noise.
SUrrounding land uses are single family residential except for the church. All of the surrounding
property is zoned R-I, single family residential. Churches are a conditional uses in the R-I
district. '
Rezoning and Conditional Use Permit
The rezoning of Lot 2 to R-B, residential business is requested that allows high density senior
housing with a conditional use permit subject to the following (paraphrased):
1. Parking areas are screened and landscaped from view of surrounding and abutting
residential land uses in compliance with Section 510.25 Sub 2;
2. The site ofthe principal use (36 unit senior apartments) and its related parking is served
be an arterial or collector street;
3. Useable open space as defined in Section 505.09 Sub 110 (error- should be 112) available
at a minimum of 20% of the site;
4. The site of the principal use is served or is located within 400 feet of regular transit
servIce;
5. The site ofthe principal use is within 400 feet of commercial shopping development or
adequate provision for access to such facilities is provided.
For comparison, other sites with R-B residential business zoning include:
· 4300 Robbins Landing - senior apartments
· Copperfield Hill 4200 40th Ave. N. and 4020 Lakeland Ave. N. - senior
apartments
lit 4223 County Road 81, Robbinsdale Senior Housing.
5.18~05 ComrnonBond COIT1JTlUnilies Robbins \'lay
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. 5800 42nd Ave. N. - apartments
. North Memorial Medical Center, 3300 Oakdale Ave. N. - hospital
. Crystal Lake Healthcare, West Broadway Ave. N. - nursing home
Site Plan (See Attachment D).
Access to the site occurs at Vera Cruz Ave, N. and the alley adj acent to the church. The parking
lot contains 37 parking spaces, more than enough to satisfy the ordinance requirement (1/2 space
per unit). One comment about the parking lot, it should be four feet wider to allow the required
enough space for circulation and maneuvering between the 90 degree spaces.
The building is three stories in height with a gable running the entire length. The 36 dwelling
units are all one-bedroom units. The materials consist of red rock-faced concrete block for the
first floor and stucco for the second and third floors. Vertical panels connect the three-pane
windows associated with the living rooms of the units. (See Attachments E - for building
elevations, floor plans and perspectives-ten total).
The primary building entrance is on the north side of the building facing the parking lot,
facilitating handicapped access. The main floor includes a 680 sq. ft. community room with a
kitchen, computer room, mail room, storage and office space. A covered patio opens up to open
space between the apartment building and the church. The new common property line will align
with a row of existing mature pine and spruce trees.
The building height is expected to be between 36 and 40 feet overall (max. bldg. hgt. in R-B
district is 40 feet), The site slopes towards 42nd Ave. N. and Vera Cruz Ave. N., accentuating the
perception of height from Vera Cruz Ave. N. Staff recommends that the roofbe "hipped" at
least on the east end in an attempt to visually mitigate the height of the building.
The biggest concern regarding the building design is a dumpster access driveway connection to
Vera Cruz Ave. N. The building is close to Vera Cruz Ave. N. and trucks servicing the
dumpsters are expected to block traffic in the process. Therefore, staffwill recommend that the
dumpster access be redesigned to internalize access in the parking lot.
Screening, preferably by landscaping is expected along County Road 9 and the edge of the
parking lot next to the alley. The site plan with landscaping sheet conceptually shows
landscaping along these edges. This conceptual drawing should be translated into a planting plan
with species selection, sizes and potentially, augmentation for screening. (See Attachment F for
landscaping).
Variance(s}
The proposed building is 17 feet from the Vera Cruz Ave. N. right-of-way, An eight foot front-
yard variance is requested for this location. The required setback is 25 feet. In reviewing the site
plan, staff realized that a rear-yard setback variance is also required. The required rear-yard
setback is 50 feet (20% oflot depth). The building is 30 feet from the rear yard lot line and the
covered porch is 18 feet. The public hearing notice did not reference the rear-yard variance.
Therefore, action regarding the variance should be continued until the notice requirements can be
fulfilled (presumably June 15).
5-18-06 Commor.Bond Communities Robbins Way
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RECOMMENDATION:
1. Hold the public hearing
2. Close the public hearing for the comp plan amendment, rezoning and preliminary
plat, but continue the public hearing for the conditional use permit and variances to
June 15, 2006 to fulfill the public hearing notice requirement for the rear-yard setback
vanance.
3. Recommend that the City Council approve amendment to the Comprehensive Plan to
high density housing, rezoning from R-I, single family residential to R-B, residential
business and the preliminary plat based upon the following findings of fact:
a. The amendment for high density housing is consistent with the housing policy in
the Comprehensive Plan which states: "The City should facilitate the construction
of apartments, townhouses and single-family units for a range of incomes."
(Housing section page 5-10).
b. The proposed Robins Way development provides for low-income senior housing
consistent with a Comprehensive Plan objective to promote adequate housing for
all Robbinsdale Residents regardless of household income, age or race. To that
end, the policy states that: "The City should continue to provide for publicly
assisted housing and location choices for families, the physically and mentally
challenged and senior." (Housing section page 5-11).
c. The Comprehensive Plan amendment responds to language in the residential land
use section that states: "Since Robbinsdale has a predominantly single-family
residential land use, select areas should be identified for higher-density housing
while retaining a single-family character." (Land use section page 3-9).
d. The amendment area is in a logical location on the edge of a minor arterial
roadway and also forms a neighborhood edge.
And with the following conditions:
1. The plat shall be revised to extend the Vera Cruz Ave. N. and 42nd Ave. N. right-of-
way to include all ofthe sidewalks and provide consistent boulevard width, or an
easement for the sidewalks shall be recorded with Hennepin County in a form
acceptable to the City Attorney.
2. The catch basin on the north side ofthe Vera Cruz Ave. N. drivewayshall be
relocated or an appropriate casting installed at the Developer's cost.
3. Elirriinating existing utility services at the main or trunk in Vera Cruz Ave, N, and
installing new utility service connections will be paid for by the Developer.
4, Existing driveways and aprons shall be removed and curb & gutter, boulevard and
sidewalks shall be restored by the Developer.
5, Approval of the plat by Hennepin County and the Minnesota Depatment of
Transportation as needed.
6. Dedication of easements for drainage & utilities as may be required by the City
Engineer.
7, Review of a final plat for consistency with the preliminary plat will be required. In
addition, the City Engineer may require a subdivision development agreement to
secure infrastructure improvements.
5.18.06 CommonBond Communities Robbins Way
33
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ROBBINSDALE Attachment A
LOCATI.ON:
SCALE'
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CommonBond Communi ies
5500 42nd Ave N an 4207 Vera Cruz
Robbins Way Senior ~partments
Camp Plan Amendment CPA06-1,
Rezoning Request za -2
Subdivision (Plat) ubd06-4.
Variance Request va -8,
Conditional Use Pe 't C06-4.
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COMMONBoND COMMUNITIES
ROBBINS WAY SENIOR COMMUNITY
ROBBINSDALE, MINNESOTA
REQUEST TO CITY OF ROBBINSDALE FOR ZONING VARIANCE, REZONING, CONDITIONAL USE
PERMIT, COMPREHENSIVE PLAN AMENDMENT, SUBDIVISION
CommonBond Communities is proposing Robbins Way Senior Community, a 36-unit apartment
development near the intersection of County Road 9 and Vera Cruz Avenue in western
Robbinsdale, very near its border with Crystal. As with all CommonBond housing communities,
an Advantage Center will be built at Robbins Way through which services will be provided and
coordinated for seniors living there.
As Minnesota's largest non-profit provider of affordable housing with services, CommonBond
Communities' (CBC) mission is "to build community by creating affordable housing as
steppingstones to success." eBC primarily develops and operates affordable housing
communities for two distinct groups: seniors and families. CommonBond Communities is
highly skilled at providing affordable housing and support services to thousands of lower income
seniors, families, and persons with special needs. Today, over 6,000 people live in over 3,900
CommonBond managed housing units. These affordable rental units are located in fifty housing
communities in thirty municipalities in and around the Minneapolis-St. Paul metropolitan area.
Thus, the elderly residents of Robbins Way will benefit from CommonBond's long-standing
experience in developing and managing affordable housing and providing support services.
The first steps in this development process are the following:
1. Acquisition of three land parcels in order to aggregate the site large enough to
accommodate a 36-unit building.
Parcell consists of a vacant parcel of land adjoining the Faith-Lilac Lutheran Church
site, which vacant land is currently owned by the Church. CBC (through its acquisition
subsidiary, CommonBond Acquisition, LLC) has entered into a purchase agreement with
the church for the land. Closing of the purchase will occur not later than December 31,
2006, once HUD has notified CBC of its Section 202 funding approval.
Parcel 2 consists of a single-family home at 4207 Vera Cruz Avenue North, Robbinsdale.
CBC (through its acquisition subsidiary, CommonBond Acquisition, LLC) has entered
into a purchase agreement with the current owners of the home, Stanley and Lynn Liszka,
and closing of the purchase has been scheduled for May 19,2006, CBC will allow the
sellers to enter into a lease on the home, so that one or both may live in the home until
December 31, 2006 (at the latest),
37
affordable housing, which will allow Robbinsdale's residents "age in place" and not be forced to
leave their hometovvn to find affordable housing. The project's location is in a desirable part of
town with extremely convenient linkages to retail and health care frequently used by seniors.
The coordination of resident services is the heart of CommonBond Communities comprehensive
approach to linking residents to support services. Over the last thirty-five years, CommonBond
Communities has developed the capacity to identify and meet the needs of a wide range of
people, Resident services are available to most residents of housing managed by CommonBond
Communities, which currently manages nearly 3,900 dwelling units in the Twin Cities
Metropolitan Area and nearby communities, Of those 3,900 units, 325 serve older adults.
Virtually all of the units serve persons or families with low or very-low incomes.
Advantage Centers are technology-based resource centers intended to support older adults in
their efforts to live independently. The Advantage Center is not limited to a building or a space.
It is a source of information, technology, personal assistance and access to services from other
providers.
Advantage Center programs and services are coordinated through a number of methods including
coordination and management by Resident Services Staff, formal partnerships with service
providers from the community that bring professionals from other agencies to the Advantage
Center and, tQ.provide services on-site on a regular basis, and informal relationships with service
providers from the community that ensure effective referrals to residents and encourage service
providers to provide services on-site.
Advantage Centers in Senior Communities are places to find information to help seniors enjoy a
high quality of life while living independently. Advantage Centers promote lifelong learning by
providing books, brochures and information sheets in large print and computer access. There are
several comfortable chairs, a desk and a reading lamp to make the Center more inviting,
A computer provides access to on-line First Call For Help, Senior Link Line and the Public
Library System. All of the information is available during the day and evening. Residents can
use E-mail to connect to friends and relatives on a daily basis at no additional long distance
charge. Residents can be found using software programs that help with taxes, Medicare
eligibility, and wills. Some residents practice mouse skills by playing a round of solitaire or
bingo. Others use genealogy software to create their family tree. Large print scrolls across the
computer screen as residents type in information.
Local grocery and drug stores offer order and delivery service through the Internet. Residents
put in their orders every Tuesday morning and the goods are delivered later that afternoon.
CommonBond Communities has worked with local stores to eliminate delivery charges by
organizing consolidated ordering.
CommonBond CoI111Ii.unities is collaborating with Faith-Lilac Way Lutheran Church (Faith
Lilac), 5530 42nd Avenue North in Robbinsdale to develop Robbins Way. Faith-Lilac is the
seller of Parcel I, described above. Faith Lilac is very excited at the prospect of providing the
land for this development. Its parish council approved the sale of the land to CBC at a purchase
price of$54,000 in December 2005.
3e
In2001 The City of Robbins dale adopted its Comprehensive Plan, which discusses and
addresses housing needs in the City. In May 2001, the Metropolitan Council issued its Regional
Analysis of Impediments to Fair Housing, in the preparation of which the City of Plymouth
played a major role-along with the Cities of Minneapolis, St Paul, and Bloomington; MHF A;
and several Counties.
CommonBond's proposed 36-unit apartment development in Robbinsdale meets several goals
and aims of one or more of these plans, all of which encompassed-among other things-
housing with senior services and economic related incentives.
One of the many goals of the City of Robbinsdale's comprehensive plan is to provide an
adequate supply of housing for people with low to moderate incomes in an inclusive way.
Another goal of the comprehensive plan is to provide housing for people in all stages of the life
cycle. Robbins Way will help meet this goal and others, as detailed below in the excerpts from
the comprehensive plan policies:
e The City should facilitate the construction of apartments, townhouses, and single-family
units for a range of incomes;
iii The City should continue to provide for publicly assisted housing and location choices
for families, the physically and mentally challenged, and seniors.
In addition, the City of Robbinsdale has elected to participate in the Metropolitan Livable
Communities Program. The Livable Communities principles advocate:
A balanced housing supply, with housing available for people at all income levels;
The accommodation of all racial and ethnic groups in the purchase, sale, rental, and
location of housing vvithin the community;
A variety of housing types for people in all stages of the life cycle.
A community of well maintained housing and neighborhoods, including rental and
ownership housing;
Housing development that respects the natural environment of the community while
striving to accommodate the need for a variety of housing types and costs;
The availability of a full range of services and facilities for its residents, and the
improvement of access to linkage between housing and employment.
CBC believes that Robbins Way Senior Housing meets the goals of the Metropolitan Livable
Cities Program.
3q
Parcel 3 consists of a single-family home at 5500 42nd A venue North, Robbinsdale. The
City of Robbins dale Economic Development Authority owns this parcel., CBC (through
its acquisition subsidiary, CommonBond Acquisition, LLC) has entered into a
Redevelopment Agreement with REDA and will purchase this building not later than
December 31, 2006, after notification by HUD of its Section 202 funding approval.
The City of Robbinsdale is selling a vacant single family home, contiguous With the
Church land, as part of the site for Robbins Way. The City of Robbinsdale has agreed to
sell CBC the lot, cleared of the building, for a purchas'e price of $100,000, which is
substantially less than the $187,000 price paid by the City to purchase the home. The
City of Robbinsdale Economic Development Authority'has approved the Redevelopment
Plan with CBC, which contemplates the $100,000 purchase price for the lot.
2. Survey, Plat, Preliminary Plans. All these items have been prepared in preparation for
our application to the City of Robbins dale.
3. Application to the City of Robbinsdale for the following:
Zoning Variance,
Rezoning,
Conditional Use Permit,
Comprehensive Plan Amendment,
Subdivision
CBC, the largest developer of affordable housing in the upper Midwest, has a proven thirty-five
year track record of providing high quality housing to seniors. CBC develops and also manages
the p"roperties for the long term. The following is a list of senior properties developed and
currently managed by CBC in the west/northwest metropolitan area:
COMMUNITY NAME LOCATION NUMBER OF UNITS PROGRAM TYPE
Arbor Lakes Commons Maple Grove 50 BUD Section 202
Bassett Creek Commons Plymouth 45 BUD Section 202
Boulevard Gardens Minnetonka 45 HUD Section 202
Maple Terrace Maple Plain 38 HUD Section 202
Pleasant Place Rogers 24 BUD Section 202
Shingle Creek Commons North Minneapolis 75 Various Programs,
Market Rate
CURRENTLY PROPOSED:
Robbins Way Robbinsdale 36 HUD Section 202
The City of Robbinsdale and its residents will also benefit since this housing will respond to a
significant need for affordable senior housing. The 2000 US Census reports that over 17% of
Robbinsdale's residents are elderly. Robbins Way will become a community resource that will
be highly valued for the residential and slipport services it will provide. It will provide
to
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PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
June 6, 2006
June 2, 2006
Planning Case:
Petitioner:
06-13
City of Crystal
3420 Nevada Avenue North, Crystal
Crystal Comprehensive Plan Amendment, Special Land use Application
Address:
Request:
I. Request
City staff is requesting that the Planning Commission review and offer comment on Crystal's
comprehensive plan amendment which requests a change to the Future Land Use Map to allow a high
density residential development on approximately four acres on the north and west sides of the 8.21
acre Olivet Baptist Church parcel. The proposed development, a planned unit development for a senior
cooperative housing project, would be considered at a future public hearing.
City staff is requesting that the Planning Commission review and offer comment on Crystal's
comprehensive plan amendment. The comments will then be forwarded to the City Council for
consideration. Once the City Council considers the amendment, any comments will be forwarded on to
the city of Crystal. The city of New Hope has industrial zoned businesses on the west side of Nevada
A venue and property owners within 350 feet of the site have been notified about the proposed change.
A complete copy of the amendment received from the city of Crystal is attached.
II. Recommendation
As an adjacent city, New Hope received the proposed comprehensive plan amendment from the city of
Crystal as a formality. Staff recommends that no comments, changes or actions are required on the
city's behalf with respect to the proposed plan amendment.
Attachments: Map of project site
Crystal staff report
Public hearing notice to adjacent New Hope properties
New Hope Zoning Map
Planning Case Report 06-11
Page 1
6/2/06
W1NPARK DR 3501 35TH AVE N
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May 25, 2006
City of Crystal
4141 Douglas Dr N
Crystal MN 55422
voice: 763-531-1000 facsimile: 763-531-1188
internet: www.ci.crvsta1.mn.us
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Attn: Kirk McDonald
Community Development Department
City of New Hope
4401 Xylon Ave N
New Hope MN 55428
Special Land Use Application 2006-12
3420 Nevada Ave N (20-118-21-21-0008)
Request to change Future Land Use designation of part of site from Low Density
Residential to High Density Residential .
Subject:
Dear Kirk:
Enclosed please find the Notice of Public Hearing; Future Land Use Map showing the location
of the subject property; and applicant's narrative and generalized site information.
Please provide the Notice of Public Hearing to New Hope property owners within 350 feet of
the subject property per standard procedure.
Also, please note that the purpose of this hearing is mainly to discuss only the requested
change to the Future Land Use Map that would allow high density residential development on
the generally northwest 4 acres of the 8.21 acre parcel. The proposed development will be
reviewed later, after submittal of a Planned Development rezoning application including
detailed site and building plans.
Please let me know if you have questions. Thanks!
Regards, _-----.----.
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Assistant Community Development Director
enclosures
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Land Use Classes:
lOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
HIGH DENSITY RESI DENTlAl
NEIGH BffiHOOD COM MERC IAl
COMMU NITY COMMERCII'L
MIXED USE TOWN CENTER
MIXED USE W. BROADWAYfrlWY 81
INDUSTRIAL +
CRYSTAL AIRPORT
PARK & CONSERVATION ., ~ '
HIGHWAY 100 PROJECT
RAil RIGHT OF WAY
Future Land Use
City of Crystal Comprehensive Plan
Figure 7
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CITY OF CRYSTAL
NOTICE OF PUBLIC HEARING REGARDING
SPECIAL LAND USE APPLICATION 2006-12
COMPREHENSIVE PLAN AMENDMENT
3420 NEVADA AVENUE NORTH
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Crystal will meet on
Monday, June 12,2006, at 7:00 p.m. or as soon thereafter as the matter may be heard, at Crystal City
Hall, 4141 Douglas Drive North, in said City, to consider the following application initiated by United
Properties Residential LLC (applicant) and Olivet Baptist Church of Minneapolis (property owner):
Special Land Use Application 2006-12
. Property Location: 3420 Nevada Avenue North (P.I.D. 20-118-21-21-0008).
. Type of Application: Comprehensive Plan Amendment to change the Future Land Use
designation for approximately 4 acres on the north and west sides of the 8.21 acre subject
property. The change would be from Low Density Residential (max. 5 dwelling units per
acre) to High Density Residential (max. 22 units per acre).
. Description ofProiect: If the requested Comprehensive Plan Amendment is approved, the
applicant intends to 5iubmit a detailed proposal for a senior cooperative housing project.
The detailed proposal would require an additional public hearing by the Planning
Commission. Separate notice of that public hearing would be published and mailed in a
manner similar to this notice.
If you have questions or would like additional information about this application, you may visit Crystal
City Hall at 4141 Douglas Drive North. You may also contact John Sutter at 763.531.1142 or
i ohn. sutter@ci.crvstal.mn.us.
Persons desiring to be heard on this matter are invited and encouraged to attend the public hearing.
Persons unable to attend may submit written comments prior to the date of the hearing to: Community
Development Depmiment, City of Crystal, 4141 Douglas Dr N, Crystal MN 55422.
Auxiliary aids for handicap persons are available upon request at least 96 hours in advance. Please call
the City Clerk at 763-531-1000 to make arrangements. Deaf and Hard of Hearing callers should contact
the Minnesota Relay Service at 800-627-3529 V/TTY or call 711 to be connected to a TTY.
MICHELLE STRAND, SECRETARY, PLANNING COMMISSION
Published in the Sun Post on June 1, 2006
#6 Narrative
United Properties is requesting a comprehensive plan change from R-1 to R3 for a
portion of the site located at 3420 Nevada Avenue North in Crystal, Minnesota. The 12-
1/2 acre site is currently home to the Olivet Baptist Church and other uses. There is a
parsonage for the Church on the northem and eastern portion of the site, open space with
two recreational ball fields on the southem portion of the site, and an open space on the
westem and northem portion of the site. We are requesting the Comprehensive Plan
Change to include only the approximately 4 acres on the northem and western portion of
the site.
The adjacent land uses would be as follows:
1. The Church would be to the immediate east.
2. Open space to the south.
3. Medium density residential to the south and west.
4. Industrial buildings to the west and northwest.
5. High density residential to the north.
We are proposing this Request to accommodate the construction of a proposed senior
cooperative housing project. This will be an owner-occupied age restricted housing
project for seniors 55 and older.
We believe a use such as this will fit well into this transitional neighborhood between a
mixture of surrounding uses. The size, scale and use of the proposed development will
be consistent with the adjacent uses.
The area to be guided will eliminate a portion of the parking just to the north and to the
east being replaced with green space. Replacement parking will be moved to the west
side of the Church.
This proposed area would also be changed from a tax exempt parcel of land to a taxable
parcel. United Properties is not requesting City assistance for this proposed project.
Enclosed you will find an aerial highlighting the surrounding land uses, a conceptual site
plan showing where the proposed use would be located on the property, and renderings of
similar projects completed by United Properties.
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May 30, 2006
Null and Void Inc.
3401 Nevada Avenue North
New Hope, MN 55427
Also sent to:
3501 Nevada
3531 Nevada
7301 36th
Subject:
Proposed Comprehensive Plan Amendment, Special Land Use Application,
3420 Nevada Avenue North, City of Crystal
Dear New Hope Property Owner:
Enclosed please find a public hearing notice that the city of New Hope received from the city of
Crystal regarding a Comprehensive Plan Amendment to change the future land use designation
for approximately four acres of land from low density residential to high density residential. If
the Comprehensive Plan Amendment is approved, the applicant intends to construct a senior
cooperative housing project on the site.
You are being notified because you own property within 350 feet of the site, per the New Hope
city ordinance. This information is being sent to you to make you aware of the development
proposal and the city of New Hope would encourage you to contact the Crystal Community
Development Department at 763-531-1142 if you have any questions, comments or concerns.
Sincerely,
Kirk McDonald
Director of Community Development
Enclosure:
Notice and Map
Cc: Daniel J. Donahue, City Manager
Roger Axel, Building Official
CITY OF NEW lIoPE
4401 Xylon Avenue North ~ New Hope, MilU1esota 55428-4898 ~ ,,,'Ww. ci.new-hope.mn.us
City Hall: 763-531-5100 ~ Police (non-emergency): 763-531-5170 ~ Public Works: 763-592-6777 ~ TOO: 763-531-5109
City Hall Fax: 763-531-5136 ~ Police Fax: 763-531-5174 ~ Public Works Fax: 763-592-6776
R-O
HOLY
NATIVITY
BETH EL
CEMETERY
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Memorandum
To: Planning Commission
From: Kirk McDonald, Community Development Director
Kim Green, Community Development Assistant
Date: June I, 2006
Subject: Design guidelines for commercial areas
At the May 15, 2006, City Council meeting, the City Council requested that staff work
with the Planning Commission to review and revise the draft design guidelines
prepared by the City Center Task Force in 2004 and provide a recommendation to the
City Council. The purpose of this memo with attachments is to provide the Planning
Commission with background information, possible options for proceeding, and items
for discussion.
Background
For the past several years the city has been reviewing and evaluating options for improving
the City Center and other commercial areas in New Hope. On February 21, 2006, the City
Council discussed its desire to examine design guidelines and the incorporation of additional
transit facilities into the city. At the May 15, 2006, Council work session, staff presented
several options for proceeding with design guidelines, as outlined in the attached May 15,
2006, City Council RF A. Council members indicated that they felt the city should utilize the
e~e:rtise on the Planning Commission and directed staff to work with the Planning
Commission to review and revise the existing City Center draft design guidelines, which
were drafted by the City Center Task Force in 2003/2004 with the assistance of a planning
consultant from DSU. In summary, council members provided the following comments:
" The commercial areas in New Hope lack a cohesive appearance.
" Design guidelines would provide design standards for new construction and
improvements to existing properties.
" The City Center Task Force put significant effort into the draft City Center design
guidelines, which were never adopted by the city. The Council seeks a
recommendation from the Planning Commission on how to revise and adopt the
draft design guidelines for City Center (and possibly other commercial areas).
II 'The design guidelines should focus on the area around 42nd and Winnetka avenues,
but the Planning Commission could make a recommendation about any other
commercial areas in the city that would benefit from design guidelines (i.e. Medicine
Lake Road and Winnetka Avenue).
Next Steps
Please review the attached information, including the May 15, 2006, City Council RF A; the
draft City Center design guidelines; and the City Council work session minutes. Staff
suggests that the Planning Commission consider and discuss the following items:
.. Who should review and revise the design guidelines?
Possible Options:
1. After Planning Commission meetings, the full commission could meet to
review and revise the design guidelines
2. Form a sub-committee of Planning Commission to review and revise
guidelines and bring back to the full Planning Commission for approval
.. Meeting dates/times
Attachments
.. Summary: Design Guidelines process
II Copy of May 15, 2006, City Council RF A
o Copy of Chapter 5: Design Guidelines, City Center Framework Manual
" City Council work session minutes February 21, 2006
II City Council work session minutes: May 15, 2006
II Sun Post article about May 15 work session discussion
<<I Page 2
Summary:
Design Guidelines
May 30, 2006
Council direction (May 15, 2006)
· Revise Design Guidelines (Chpt. 5) of City Center Framework Manual
B Work with Planning Commission. Planning Commission to provide
recommendations to City Council.
B Focus on 42nd and Winnetka, but don't exclude other commercial areas
(Midland, etc.)
Possible work plan
· Planning Commission June 6 meeting:
o Communicate Council direction
o Determine who will be on the design committee (full commission or sub-
committee)
o Set up series of meetings with design committee
B Possible design committee meeting agendas:
1. Meeting 1: Background
III Review city center design guidelines (provide copies of other cities'
design guidelines)
11I View photos of buildings in cities with design guidelines (St.
Anthony Village, Columbia Heights, Burnsville, St. Louis Park)
11I Determine which commercial areas to apply design guidelines
II Identify areas of design guidelines that need to be changed
. Review transit facilities information
2. Meeting 2, 3, and more if needed: Review and modify each section of draft
design guidelines
III Hierarchy of street treatments; Site Planning; Commercial Building
Types; Residential Building Types; Franchise Architecture; Fac;ade
Treatments; Building Materials; Ground level Expression; Roof
Design; Parking Structures; Signs; Parking Lot Edge Treatments,
Location and Screening of Services, Loading, and Storage Areas;
Lighting, Landscape and Site Improvements; Stormwater
Treatments.
3. Final meeting: Wrap-up
WORK SESSION
REQUEST FOR ACTION Q'"
lD~
Originating Department
Approved for Agenda
Agenda Section
Community Development
May IS, 2006
Work Session
Item No.
By: Kirk McDonald, CD Director
Kim Green, CD Assistant By:
Discussion regarding the process for implementing design guidelines for commercial areas
Requested Action
Staff requests that the Council discuss the process for the potential implementation of design guidelines for
City Center and/or for all commercial areas in New Hope.
Policy/Past Practice
Priority goal #2 is to emphasize maintenance and redevelopment of commercial and residential properties.
The city's ordinances provide minimal standards for commercial properties, and the city has' considered
adopting design guidelines to provide additional standards for commercial improvements and development.
Background
Strategic planning for the potential redevelopment of the City Center area began in early 2002. A IS-member
City Center Task Force was appointed to research the redevelopment potential for the City Center and to
develop a concept plan. Following a work program developed and coordinated by Dahlgren, Shardlow and
Uban (DSU), the task force met nine times over a ten month period. The task force toured other
redevelopment projects, reviewed numerous studies, participated in a visual preference survey, and reviewed
financial information. The product of the task force's work was the City Center Framework Manual. Although
never adopted by the city, the framework manual describes the goals of redevelopment and outlines a plan
for achieving a desirable City Center area through master planning and design guidelines.
During 2005, the City Council reviewed and evaluated the city's options for improving City Center.
Information was collected from stakeholders and possible strategies for approaching redevelopment and/or
improvements were discussed. On February 21, 2006, the Council discussed its desire to proceed with
examining design guidelines and how to incorporate additional transit facilities into the city. It was
suo-gested that it ma be ossible for the city to work with current Ci Center ro er owners to im rove
MOTION
BY
SECOND
BY
TO:
I: \RFA \ PLANNING \ Ordinances \ WS - discussion of design guidelines for commercial areas. doc
Request for Action, Page 2 of 4
May 15, 2006
the existing buildings and properties. On April 10, 2006, Dave Kloeber, owner of Unique Thrift and W:innetka
Center, met with the Council to discuss his planned fa~ade improvements for the W:innetka Center. The
Council supported the improvements and requested that Mr. Kloeber begin the planning process for the
proposed outlot buildings.
Both the City Council and the Planning Commission have expressed interest in examining the possibility of
incorporating design guidelines into the city's planning process to address land uses and aesthetics in the City
Center, perhaps expanding the design guidelines to include other commercial areas. At this time there is very
little language in the New Hope code to address design issues for commercial buildings or mixed use buildings.
Without the appropriate regulations in place, the city has minimal input regarding aesthetics. At a recent
Planning Commission meeting, Commissioner Houle stated that in working with cities around the country on
developments, many cities have much stronger design and review language than New Hope. Some cities have
ordinances that influence the' general design elements and address detailed items such as colors and materials.
In researching design guidelines, staff has found that several cities have adopted design guidelines for various
commercial districts. For example, the city of Columbia Heights adopted commercial design guidelines in 2003
for two commercial corridors: (1) Central Avenue and (2) 40th Avenue. Since the guidelines were implemented, a
few properties have been redeveloped along Central Avenue that have unifying elements such as orientation
toward the street, visual interest and variety, variation in rooflines, and high-quality building materials. The city
of Hopkins adopted a downtown overlay district, which provides recommendations for design standards.
Brooklyn Center and Burnsville recently adopted design guidelines to guide development in their central
commercial and mixed-use districts. The city's of New Brighton, St. Anthony, Minneapolis, St. Paul, Mankato,
West St. Paul, South St. Paul, and St. Cloud have also adopted various forms of design guidelines to direct
development.
According to a recent presentation by DSU attended by city staff, cities take various approaches to implementing
design guidelines. The following list represents a hierarchy of approaches to implementing design guidelines,
with #1 providing minimal design requirements (least prescriptive) and #4 providing mandatory and detailed
requirements (most prescriptive).
1. Incorporate basic standards in zoning ordinance
o Example: The city of Burnsville adopted a basic level of standards into their zoning ordinance
called "Minimum requirements in all business districts." The standards are very general and
address items such as the following:
II Building design and materials
II Trash handling/storage
" Design and maintenance of parking
" Screening/lighting
" Outdoor sales
" BuIlding size and mass
2. Identify desired outcomes and require developers to meet expectations
o Example: The city of St. Anthony developed design guidelines for their focal redevelopment site,
called the Village of St. Anthony. The guidelines set the vision for the overall design and
character of the redevelopment and established a level of quality for the development. The
manual was used by the city as a tool to evaluate design elements.
Request for Action, Page 3 of 4
May 15, 2006
3. Incorporate design framework manual by reference into ordinance
o Example: The city of New Brighton incorporated by reference the Northwest Quadrant Design
Guidelines into its zoning ordinance. The guidelines set forth the desired character for street
treatments, open spaces, and buildings and qualitatively suggest an overall character without
dictating specific design requirements. By providing design standards, all future development in
the Northwest Quadrant will be consistent with the community's vision for the area.
4. Prepare and adopt detailed standards into ordinance
o Example: The city of Bumsville adopted by ordinance design standards for the Bumsville Heart
of the City (HOC) District. In addition to the standard zoning requirements such as permitted
uses, the standards include design elements such as requiring buildings to be constructed close to
the street, prohibiting parking in the front yard, and requiring building design elements such as
accent materials, 40 percent window coverage, and significant variation in building materials.
In 2002, the former City Center Task Force followed approach three listed above, similar to the approaches taken
by the city of New Brighton and the city of Columbia Heights. As part of the preparation of the City Center
Framework Manual, the task force prepared draft design guidelines for City Center. To complete the
implementation of the design guidelines, the Council would have had to adopt the design guidelines by
reference into the New Hope Zoning Ordinance.
While the city has not adopted the draft City Center design guidelines, the Council has indicated interest in
examining the options for adopting some form of design guidelines. As described above, there are several
options for pursuing design guidelines. Because the city has draft design guidelines for the City Center area,
the Council may want to consider the following three approaches to implementing design guidelines in New
Hope:
a. Use what we have as it is. Adopt chapter 5 of the City Center Framework Manual design, which
addresses guidelines for the City Center area;
b. Create something all new. Initiate a new commercial design guideline development process. This
approach would allow the Council to consider New Hope's approach among the hierarchy of
approaches outlined above; or
c. Modify what we have. Develop design guidelines for all commercial properties based on the design
guidelines drafted for City Center in 2002. Adopt the guidelines by reference into the New Hope
Zoning Ordinance.
Staff recommends that the city use approach U c," which would use the drafted design guidelines for City
Center as the starting point for the development of design guidelines. If desired, the design guildines could be
applied to all commercial zoning districts, perhaps providing for some variation among different commercial
areas in the city.
In general, the purpose of implementing design guidelines in New Hope would be to:
· Reinforce the community's vision for development
· Foster high-quality architecture and site planning
· Maintain the desired development pattern
· Protect public and private investment in the community
Request for Action, Page 4 of 4
May IS, 2006
As a reminder, last fall the city accepted applications for a City Center Advisory Committee (see attached list
of applicants). The new City Center Advisory Committee could be formed to work with DSU and city staff to
modify the design guidelines. In a brief conversation with Geoff Martin from DSU, Mr. Martin explained that
it would likely take three to five meetings with a new advisory committee to review and refine the current
draft design guidelines. The design guidelines would focus on items such as:
· Building placement
. Ground level expression
· Parking lot edge treatments/Shared parking
· Fa~ade treatments
· Building materials
· Signs
· Landscaping and site improvements
. Storm water
. Screening
Next steps/Recommendations
Staff suggests that the city obtain a proposal from the planning consultant at DSU, which would outline a
process for working with the advisory committee to review and refine design guidelines for the City Center
or for all commercial areas in the city. DSU worked with the former City Center Task Force to develop the
draft city center design guidelines, and the firm has considerable knowledge about New Hope.
One of the items to be addressed during the discussion of design guidelines is the incorporation of transit
facilities. The Council has recently discussed the city's process for permitting companies to construct and
operate bus benches and shelters for the purpose of displaying advertisements. While providing transit
facilities is important, staff is concerned about allowing commercial companies to install benches and shelters
without providing design guidelines and/or standards that describe the community's expectation for
appearance of transit facilities in the public right-of-way. Staff suggests that the Council direct the advisory
committee to examine the issue of transit facilities as part of the review of the design guidelines, and provide
recommendations to the Council on this topic before the city moves forward with modifications to the city's
bus bench or shelter ordinances or policies.
Funding
If the city were to seek the services of DSU or another planning firm for assistance with design guidelines,
consultant fees would be paid from the EDA fund.
Attachments:
" City Center Framework Manual: Section 5: Design Guidelines
" List of City Center Advisory Committee applicants
A notebook with sample design guidelines from other cities is available for review in the Community
Development Department
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TRANSIT SHELTERS
Item 11.6
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Mayor Opem introduced for discussion Item 11.6, Discussion regarding transit
related issues including transit shelters, bus benches, and proposed transit
service changes.
Director McDonald asked council for direction on transit shelters, bus benches,
and proposed transit service changes. He stated currently US Bench Corporation
pays a fee to the city in exchange for advertising on the benches. Mr. McDonald
questioned whether council is desirous of having staff working on a transit
shelter program.
Council Member Nolte commented regarding the benefit the shelters provide to
bus ridership. She suggested postponing a decision until the bus route changes
are known.
Mr. McDonald concurred with Council Member Nolte's recommendation and
noted staff will postpone the matter six months or so. It was noted that Council
Member Nolte is serving on a task force relating to bus service.
Mayor Opem suggested that bus shelters be ,uniform relative to city code. He
emphasized the need to have the shelters complimentary to the city's overall
appearance. He spoke of the importance of maintaining bus routes in New
'Hope for many residents who rely on bus transportation to get to and from
places of employment. Mayor Opem credited Metropolitan Council
Commissioner Peggy Leppick for her efforts in helping New Hope retain the
current bus routes that were slated for elimination.
Council Member Gwin-Lenth concurred with the comments made and asked for
additional information. She noted that several local businesses use the benches
for advertising, and she requested a comparison of advertising costs, not only
for the revenue to the city, but also the cost of advertising on benches and in bus
shelters because she wants to make a business-friendly decision if the council
looks at various choices.
Mayor Opem stated that shelters might encourage additional ridership which
could lead to greater business for local businesses. The shelters should be
friendly to the residents, businesses, and i~prove the look of the community.
Council Member Nolte referred to information she provided to the city manager
and city council regarding a group that lobbied the city of Minneapolis to open
bids on the city's bus benches. She asked if New Hope would have shelters with
no benches or both. Mr. McDonald answered both shelters and benches would
be provided. He reported that in 1998 the city adopted a bus bench ordinance
and solicited bids. Presently, there are 41 permits issued to U.S. Bench each year
for $25 each.
Council Member Nolte relayed that she has requested information from a
company that would provide all new benches and waste receptacles in a
contemporary design while increasing bus bench permit revenue as well as the
IMP. PROJECT 792
Item 11.7
percentage the city derives from advertising sales.
Mayor Opem introduced for discussion Item 11.7, Update and discussion of the
city center area planning process (improvement project no. 792).
Mr. McDonald announced that the appraisal is not complete. He presented
preliminary information obtained thus far and stated staff expects a completed
appraisal by the end of the week. He indicated staff has met with Dave Kloeber,
the new owner of the center to learn of his intentions for the property. He noted
staff's desire to discuss the planning process, subdivision of the property,
exterior amenities of the center, and zoning requirements for a drive through
bank. Mr. McDonald pointed out that the center's owner could make significant
upgrades to the center without the planning commission's or city council's
approval, similar to what Bahram Akradi did to the city center when he
upgraded the exterior features of that center. He noted the zoning ordinance
allows splitting a parcel administratively, and staff could complete the lot split if
all the lot sizes met the zoning code requirements. Mr. McDonald explained
that a site plan for a restaurant, however, would need to go through the
planning commission and city council.
Mayor Opem agreed with staff's intentions to meet with Mr. Kloeber. In
addition to determining the center's value, he suggested learning of Mr.
Kloeber's timeline to make improvements. He noted the bottom line is
improving the Winnetka Shopping Center and increasing the shopping venue
for the residents.
Council Member Nolte expressed support for obtaining a Letter of Intent from
Mr. Kloeber.
Mr. Sondrall, city attorney, pointed out the differences of evaluating a property
based on an income approach to value compared to a market value of rents. He
stated an appraiser will take into consideration the current leases and the
market study relative to what this property could rent for based on similar
rental properties in the geographic area. He noted Letters of Intent from
potential tenants may not even be market rate rents. He also will look at the
rents based on what he believes the market is and make a determination if the
center is renting based on market rates.
Mayor Opem pointed out difficulty in determining property value. He
recommended encouraging the owner to make improvements to the property
and to try to work together for the betterment of New Hope.
Council Member Gwin-Lenth asked the city attorney to comment on the
meaning behind the statement, "the transaction was not at arms length." Mr.
Sondrall stated the property was not listed and was not on the market so it was
not at arms length. He stated the city needs to determine what the highest and
best use of the property is and then determine the market value. Mr. Sondrall
pointed out that just because government wants to redevelop property does not
necessarily make it the highest and best use. The highest and best use is what
will provide the highest dollar value between a willing buyer and a willing
seller, both parties having equal knowledge about the property. He also
explained that to say that the center should not be a center any more would
mean that the buildings do not have any value and that you could tear down the
buildings, ready the property, and sell the land as vacant for development. Mr.
Sondrall stated the land would be worth more if it were vacant than by selling it
as a center.
The Mayor reiterated the city's need to listen to the new owner's intentions for
the property.
Council Member Gwin-Lenth raised the issue of the need for council direction
relative to the type of redevelopment.
The Mayor commented that council favored a mixed use for the site, but there
are too many unknowns at this time to proceed. He stated council must
determine the property's value and consider whether or not the owner is willing
to sell. Mayor Opem reported that the city may need to take smaller steps to
ultimately achieve its goals.
Council Member Nolte asked if council intends to hold discussions with the
other property owners. Mr. McDonald suggested holding a work session to
thoroughly discuss options.
Mayor Opem suggested council examine the designs at the Crvstal Shopping
::.enter and the Maple Grove shopping area.
Mr. Sondrall spoke favorably on the mayor's comments regarding the need to
work with the center owners to assist them to develop their own properties. He
noted such action would remove the city from the unfair accusation that the
city, through its plans and development ideas, has placed some sort of stigma
on the property that is preventing property owners from obtaining tenants,
fixing up their properties, a.Tld renting their properties. He noted the importance
of working the center and surrounding property owners to achieve an overall
plan.
-
DESIGN GUIDELINES
Item 11.3
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Mayor Opem introduced for discussion, Item 11.3, Discussion regarding
the process for implementing design guidelines for commercial areas.
Ms. Kim Green, community development assistant, reviewed the product
"City Center Framework Manual" that was a result of the work conducted
in 2002 by the City Center Task Force and Dahlgren, Shardlow and Uban
(DSU). She stated although the manual was never adopted by the city,
chapter 5 of the framework manual could be used as a tool for developing
design guidelines for commercial areas. She presented three approaches to
implement design guidelines: 1) use chapter five of the City Center
Framework Manual; 2) modify the contents of the City Center design
guidelines or 3) create totally new guidelines.
Mayor Opem described the lack of cohesiveness of the New Hope
. businesses along 42nd A venue and Winnetka Avenue. He suggested
obtaining a recommendation from the Planning Commission before
proceeding with design guidelines. He noted the city could benefit from
the expertise of the Planning Commission and other volunteers.
Council Member Gwin-Lenth pointed out that the city has a group of
volunteers willing to build a platform but professional services are needed
to finalize the guidelines.
Council Member Nolte referred to the former mixed use concept proposed
for the City Center and relayed that perhaps New Hope was fortunate that
the plan never materialized as it has since been proven that
commercial/housing mixed uses have disadvantages.
Council Member Sommer questioned the utilization of design guidelines
by developers. He noted it appears developers usually approach the city
with preliminary designs and seek input. The City Attorney noted that the
Council has the opportunity to review plans as part of the plarmed unit
development projects, but the design guidelines will allow the city more
influence over other projects.
The Council directed staff to utilize the Planning Commission rather
than reconvening the task force. Staff was directed to postpone dissolving
the task force until after receipt of the Plarming Commission
recommendation. The Council agreed to focus on 42nd and Winnetka but
cautioned against excluding other shopping center areas. Mayor Opem
pointed out that an ordinance could be adopted so that the guidelines
cover a specific geographic area and would apply to remodeling or new
construction.
Ms. Green and Mr. Sondrall were excused from the meeting at 8:20 p.m.
Sun Ne\vspapers - MNSl!N.com - Redevelopment plans stall in New Hope
Page 1 of2
N SUN
44 community iH!w!:pap'i?n;
Redevelopment plans stall in New Hope
BY SUE WEBBER - SUN NEWSPAPERS
(Created: vVednesday, May 24, 20068:55 PM CDT)
A plan for redevelopment at 42nd and Winnetka avenues in New Hope may have to wait a little while
longer. .
In a work session May 15, the New Hope City Council decided to refer the issue of design gUidelines
for City Center and other commercial areas to the Planning Commission.
"With the current status of the City Center, I don't see a guideline package coming to fruition in the
near future/, said Mayor Martin Opem. "We don't need to shelve it; I'm not saying that. I see
businesses on 42nd and none of them match, all the way to Highway 169. There's no continuity of
the area, and that's harmful in marketing our city.
"The whole drive behind this is if we're giving some feel of city there should be some similarities
between what's done in one spot to another, and some variation so it's interesting. We want an end
result that looks something other than piecemeal.
"Between the city Planning Commission and developers we're working with, can we come up with
some ideas that fly and not cost us an arm and a leg to get there?"
Opem questioned whether the Winnetka Center proposal recently presented by Dave Kloeber, owner
of the Unique Thrift store, meets the standard everyone wants.
Kloeber, who recently purchased Winnetka Center at 43rd and Winnetka avenues, last month outlined
planned facade improvements for the shopping center.
"What the new owner of the center presented is similar to what Walgreen's looks like, and similar to
Crystal's shopping center/, Opem said. "Is that what we want?"
Early in 2005, the New Hope City Council changed direction in its redevelopment effort at 42nd and
Winnetka avenues and decided to work with current City Center property owners to improve the site.
A task force that had worked on City Center redevelopment for 18 months was dismissed. -Nineteen
people who applied last year to serve on a new City Center Advisory Committee have yet to be
convened.
Council member Mary Gwin-Lenth questioned how the city will achieve what it wants by referring the
matter to the Planning Commission.
"We have a group of people who have volunteered to sit down and work on a platform from which to
build, or from which to reflect on," Gwin-Lenth said. "We need someone to work with that group."
But Opem persisted. "I would like the Planning Commission to look at this and come back with their
recommendation/, Opem said. "I'm not saying right off the bat I want to go out and hire a consultant.
We've got a group that looks at this stuff on a routine basis. Let's take it back to them."
An overview by the Planning Commission, Opem said,
"will figure out what we want to keep and get us all on the same page."
Planning for redevelopment of the City Center area at 42nd and Winnetka avenues began in 2002,
with the appointment of a 15-member City Center Task Force. The group's City Center Framework
Manual never was adopted by the city.
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Sun Newspapers - Ml',SUN.com - Redevelopment plans stall in New Hope
Page 20[2
Councilmember Steve Sommer said he believes the framework formulated by the original task force
could be used in its entirety.
"I don't see us having to reinvent the wheel/, Sommer said. "The task force put a lot of time into it.
We've already paid a consulting firm. It still makes perfectly good sense to me. A lot of people spent
a ton of hours of donated time to be part of the task force. Why pay a consultant more to redo it?"
Opem said the major focus "now in the crosshairs" is 42nd and Winnetka.
"That's not to ignore Midland [Shopping Center] or [the strip mall at] 62nd and Winnetka," Opem
said. "That's not to say we need exactly the same plan for every area in the city. We need to be
consistent in our corridors, and we haven't been to this date."
New Hope city staff had suggested that the council consider three approaches to implementing design
gUidelines: use what exists as is; create something all new; or modify what exists.
Staff recommended modifying what currently exists, using drafted design gUidelines for City Center
as a starting point for the development of general design guidelines.
This site and its contents Copyright @ 2005. Sun Newspapers
- Main Office: 952-392-6800 webinfo@mnsun.com -
h ttD ://\\n;v,/-/. rnn Sl111. C()D~!/ arti cles,/2006/0 5/3 O/n f;.1.:\lS/ 2v25 d csi Q:T1 Q:uid elj n es. Dll
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Memorandum
Date:
Planning Commission
Kirk McDonald, Director of Community Development
June 2, 2006
To:
From:
Subject:
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. May 8 Council Meeting - At the May 8 Council meeting, the Council discussed the following
planning/development/housing items:
iii Resolution proclaiming the week of May 7-13 as Building Safety Week in the city of New
Hope: Approved, see attached Council request.
19 Resolution in support of the modification of the Transit Oriented Development (TO D)
water main grant application to include a transit shelter: Approved, see attached Council
request.
iii Discussion regarding the recipient for the spring 2006 New Hope Outstanding Business
Award: Selected Liberty Diversified Industries as the recipient of the first award, see
attached Council request.
19 PC06-04, Resolution approving a reduced park dedication fee for a condominium
industrial re-platting of the existing building at 4301 Quebec Avenue: Approved, see
attached Council request.
19 Project #795, Resolution authorizing a third amendment to the interim agreement between
the EDA in and for the city of New Hope and PariPassu Development for the
redevelopment of the Bass Lake Road Apartments site, which increases the budget for
fees for Krass Monroe, P.A.: Approved, see attached EDA request.
2. May 15 Council Work Session - At the May 15 Council work session, the Council discussed the
following planning/development/housing items:
19 Discussion regarding Northwest Associated Consultants to prepare 2008 comprehensive
plan update: The City Council tabled this matter and representatives from the Metropolitan
Council will attend a City Council work session later this summer to discuss the purpose of
the comprehensive plan update. Staff will also be surveying other cities to determine what
resources they are utilizing to update their plans and will be preparing some options to
update the plan in a more cost-effective manner.
Miscellaneous Issues
Page 1
6/2/06
iii Discussion of proposed rental registration permit program: The City Council agreed with
the ordinance and program and directed that it be placed on the May 22 Council agenda.
., Discussions regarding the process for implementing design guidelines for commercial
areas: The Council directed staff to work with the Planning Commission on revising/
updating City Center design guidelines and there is a memo in the packet outlining options
to proceed; either reviewing as a full commission or forming a sub-committee.
3. May 22 Council Meeting - At the May 22 Council meeting, the Council discussed the following
planning/development/housing items:
iii Discussion regarding the recipient for the spring 2006 New Hope Outstanding Business
Award: Presentation of award to Liberty Diversified Industries.
III Project #789, Resolution approving joint powers agreement between the city of New Hope
and the city of Crystal for the resurfacing of Nevada Avenue, 45th Avenue, and Louisiana
Avenue: Approved, see attached Council request.
iii Resolution awarding contract to Allied Blacktop Company for the 2006 crack repair and
seal coat project for $104,005: Approved, see attached Council request.
lil PC06-06, Request for a PUD, CUP for shared parking and site access, preliminary plat for
property to be known as New Hope Ouebec Addition, sitelbuilding plan review,
comprehensive sign plan, and an administrative permit for outdoor dining, 7500-7528
42nd Avenue: Approved as recommended by the Planning Commission.
lil Resolution authorizing appraisal of city-owned property located near 52nd between
Pennsylvania and Louisiana Avenues: Approved, see attached Council request.
lil Ordinance 06-04, An ordinance amendment Chapter 3 of the New Hope City Code by
amending the rental registration requirements: Adopted, see attached Council request.
Registrations and fees for one and two-family dwellings due by July 1 and inspections of first
properties scheduled to begin in July.
4. Codes and Standards Committee - Did not meet in May; meeting scheduled for June 9 to
discuss the Sign Code as it relates to business signage.
5. Design and Review Committee - The Design and Review Committee met in May with two
applicants, however, one applicant will be submitting revised plans for the July Planning
Commission meeting. The deadline for the July meeting is June 9. Staff will be conducting pre-
application meetings on June 2 and anticipates that one or two applications will be submitted:
1. Holy Trinity Church, 4240 Gettysburg Avenue - expansion.
The applicant for property located at 5551 Louisiana Avenue North met with the Design and
Review Committee in May, however, did not submit revised plans on May 26. Staff was
informed that the applicant would be submitting revised plans in June for the July 11 Planning
Commission meeting. Attached is a copy of the letter mailed to adjacent properties informing
them of the delay of the public hearing.
Miscellaneous Issues
Page 2
6/2/06
6. Future Applications - Future potential applications or businesses/developers that staff is
currently working with, or has recently met with, include:
1. 36th and Hillsboro office expansion
2. Ambassador Nursing Home expansion
3. Medicine Lake Road and Hillsbor - chiropractic clinic
4. 4415 N evada Avenue subdivision
5. Tvv1n City Hardware expansion, 5650 International Parkway
6. Crystal Free Church CUP amendment for minor expansion
7. St. Therese Nursing Home/duplex
8. Winnetka Center outlot improvements
9. New Hope Apartments improvements
7. Bass Lake Road Apartments - The Council selected PariPassufTrio Development as the
preferred developer for the project. The Council approved an interim agreement that described
how responsibilities and costs would be shared betvveen the redeveloper and the city during the
exclusive negotiation period. Staff continues to work with the developer. A two-month extension
to the interim agreement to June 30 was approved by the Council on May 8. If the project moves
forward, preliminary concept plans will be presented to the Commission for input and feedback.
9. City-Owned Property Near Railroad - A developers' roundtable was conducted on May 17
regarding the potential development of this site and approximately 10 development teams
attended the meeting. Proposals are due to the city on June 16 and will be shared with the
Planning Commission in July.
9. Parks and Rec/Community Development Tour - The tour is scheduled for Monday, June 19,
leaving city hall at 5:30 p.m. Your invitation is included in this packet, please RSVP to Penny
Spitzer in the Parks and RecDepartment at 763-531-5151.
10. Training - Information is attached for a Growing Green Workshop on Tuesday, June 27, at the
Minnesota Landscape Arboretum. Cost is FREE with breakfast and lunch included!
11. Development Update - Enclosed is the MayjJune Development Update for your review.
12. Project Bulletin - Enclosed is a project bulletin regarding the potential development of the
vacant property located near 52nd and Pennsylvania avenues.
13. AP A Zoning Practice - Enclosed is the April issue of Zoning Practice which discusses universal
design.
14. Minutes - The May Planning Commission minutes are included for your review prior to the
Planning Commission meeting. Please remember that all approved Council minutes are on the
city's web site.
15. If you have any questions on any of these items, please feel free to contact city staff.
Attachments: Building Safety Week
TOD grant
Outstanding Business Award
4301 Quebec park dedication fee
PariPassu Development 3rd amendment to interim agreement
Miscellaneous Issues
Page 3
6/2/06
NAC proposal
Rental registration permit program
Design guidelines for commercial areas
New Hope/Crystal street project
2006 crack repair and seal coat project
Appraisal vacant 52ndlPennsylvania property
Rental Registration Permit Program
City of Crystal proposed development
Grovving Green Workshop information
Bus tour invitation
Development Update
Project Bulletin
Zoning Practice
5/2/06 Planning Commission Minutes
Miscellaneous Issues
Page 4
6/2/06
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COM1v1ISSION MINUTES
CALL TO ORDER
ROLL CALL
CONSENT BUSINESS
PUBLIC HEARING
PC06-06
Item 4.1
May 2 2006
City Hall, 7 p.m.
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.
Present: Paul Anderson, Jim Brinkman, Tim Buggy, Pat Crough, Kathi
Hernken, Jeff Houle, Roger Landy, Ranjan Nirgude, Torn
Schmidt, Steve Svendsen
Absent: Bill Oelkers
Also Present: Kirk McDonald, Director of Community Development, Steve
Sondrall, City Attorney, Vince Vander Top, City Engineer,
Curtis Jacobsen, Community Development Specialist, Pamela
Sylvester, Recording Secretary
There was no Consent Business on the agenda.
Chairman Svendsen introduced for discussion Item 4.1, request for 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 review, comprehensive sign plan, and an administrative
permit for outdoor dining, 7500 - 7528 42nd Avenue North, Manley
Commercial Development and city of New Hope, Petitioners.
Commissioner Anderson disclosed that, as a property owner along 42nd
Avenue, Starbuck's had approached him regarding leasing a portion of his
building.
Mr. Curtis Jacobsen, community development specialist, stated that the
applicant was requesting a planned unit development to allow construction
of two condominium buildings, 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 review, comprehensive sign plan, and an
administrative permit for outdoor dining. The west building on the site
would be anchored by a Starbuck's along with other retail and restaurant uses
and the east building would be two-stories and anchored by a medical clinic
on the second floor with other retail/office uses on the first floor. The site is
zoned CB, Community Business, and is located in the northeast quadrant of
42nd and Quebec avenues. The site area contains 109,899 square feet or 2.53
acres. Adjacent land uses are industrial to the north, community business to
the west (Sunshine Factory) and south, the CP Rail line is located to the east
adjacent to the rear property line. The two-story east building would contain
8,680 square feet per floor, or 17,360 square feet total. The west building
would contain 11,472 square feet on one floor. Lot area ratios would be: green
area at 12 percent, building area at 18 percent, and hard surface area at 70
percent. This site was rezoned from industrial to community business in 1998.
Mr. Jacobsen explained that over the past 11 years the city acquired and
demolished buildings on three industrial sites at 7500, 7516, and 7528 42nd
Avenue. Electronic Industries which was located at 7516 42nd Avenue was
responsible for the contamination of the groundwater and was cooperating
with the city in the cleanup of the site. The environmental remediation efforts
on the site are now complete. In order to receive a "close out" letter from the
Minnesota Pollution Control Agency, the city must submit the proposed
redevelopment plan to ensure compliance with the Declaration of
Environmental Restrictive Covenants agreement that was approved by the
city and the 'MPCA. Those efforts are underway in conjunction with the
redevelopment of the site. State and county grants assisted with the site
cleanup.
Previously, the city was unsuccessful in the pursuit of development on this
site. The 2003 proposal included a Culver's restaurant and eight office
condominiums. The January 2005 proposal replaced the Culver's restaurant
with a Viva Italia restaUrant. In June 2005, the city entered into a purchase
agreement with Frey Development and Manley Commercial Development for
four buildings on the site including a restaurant/retail building and three
office/retail buildings. The final plat was approved in October, and in
December 2005, the applicant requested a delay to refine operations. In
January 2006, the city was notified that the Viva Halia concept was no longer
viable. Since that time, the developers redesigned the site and have attracted
other viable tenants.
Manley Commercial Development submitted the current plans in April
which represents a change from plans previously approved, including a
drive-through lane, additional retail uses in the east building, and a reduction
of office uses. Mr. Jacobsen indicated the petitioner was proposing a mixed
use development with a one-story building on the comer of 42nd and Quebec
avenues and a two-story building on the eastern half of the site. Both
buildings would be slab on grade foundations with cast stone, brick veneer
and accents of stucco. There would also be awnings for accent color and
lighting around the building's exterior. Unit sizes would vary, and each unit
would have a separate entrance.
Property owners within 350 feet were notified and notice was published in
the official newspaper of the city. No comments were received by staff.
Mr. Jacobsen explained that the applicant proposed converting the three
existing lots into two lots for commercial subdivision. Lot 1 would contain
58,623 square feet and Lot 2 would contain 49,702 square feet, and conform to
city requirements. 111e preliminary plat indicated additional easements
including a 10-foot sidewalk easement on the south lot line, and a 12-foot
right-of-way easement for a future right turn lane.
Revised plans were submitted and included recommendations from the
Design and Review Committee. Monitoring wells would be removed/moved
subject to 'MPCA requirements. The existing bus bench and planters would be
Planning Commission Meeting
2
April 4, 2006
relocated on site. The mixed uses proposed for the site are compliant with the
CB zoning district. A drive through was proposed for the south retail use on
Lot 1 and is permitted by administrative permit. All setbacks for both
buildings are compliant with city requirements. The plans show expanded
sidewalks, ADA accessible sidewalk access, striped crosswalk connections to
building sidewalks and retained street amenities. The sidewalk along Quebec
Avenue extends northward to the property entrance. City code requires 150
parking spaces for the site, and 155 spaces are provided after subtracting 25
spaces for winter snow storage. Current parking design would accommodate
two restaurants on the site. Snow storage was proposed for the northeast
comer of the site, utilizing up to 25 parking spaces. Staff recommends the
applicant provide a snow removal plan.
Mr. Jacobsen explained that the drive through lane was a permitted use by
administrative permit in the CB district. It exceeded stacking requirements
with over 300 feet of stacking space, assisted with on site traffic control,
separated drive through traffic noise from remainder of site, and would be
screened from adjacent street traffic. The trash enclosure at the north side of
the western building would be oriented to face north for better access by the
hauler, and building materials would match the other proposed buildings,
including gates. The traffic circulation plan provided for a right in only from
42nd Avenue and a 36-foot curb cut on Quebec to accommodate delivery
trucks entering the site. An easement was provided for a future right turn
lane from 42nd A venue onto Quebec Avenue. Quebec Avenue would be
widened on the east side by moving a portion of the curb four feet to the east.
Truck circulation within the site was improved by narrowing parking lot
islands and adding surmountable curbs. Access to the loading area for the
west building was shown on the plans. Mr. Jacobsen stated the city engineer
was recommending that the city construct right/left/through lanes on Quebec
Avenue to access 42nd Avenue. The applicant would be required to share
some of the costs to modify this intersection. The basis for determining the
cost sharing was dependent upon the number of vehicles generated from the
redevelopment of the site. The applicant had agreed to contribute a cash
payment toward the construction of the turn lane in the amount of $11,000.
The developer proposed to add 17 deciduous and evergreen trees to the site
as well as maintain the existing trees along Quebec. Two hundred three
shrubs would provide screening by the drive through and trash enclosure,
and 224 perennials would be planted on the site as decorative accents. The
lighting plan indicated 18, 22-foot poles for the parking lot area, pedestrian
scale lighting provided on eight poles with double fixtures along the sidewalk
and in front of the buildings, and motion sensitive lighting behind building
two for security. The two monument signs would be 20 feet high by 10 feet
wide made of cast stone base and uprights, have backlit lettering, and be
located at each entrance point. Building one tenants would be allowed wall
signage on both front and back of the building. Building hvo tenants would
have wall signage on the front (west) side of the building. The tenants in the
end units could have two wall signs each, both on the front of the building
and one for each business on the north and south sides.
Mr. Jacobsen stated that staff recommended approval of the request, subject
Planning Commission Meeting
3
April 4, 2006
to the conditions listed in the planning report.
Commissioner Landy initiated discussion on the status of the MPCA final
letter. Mr. Steve Sondralt city attorney, confirmed that the MPCA had
approved a commercial use of this property with various restrictions. Mr.
Jacobsen added that the MPCA required the final building plans so it could
see the exact design of the vapor extraction system and see that it was not a
passive system. Those portions of the plan are in the process of being
reviewed. Commissioner Crough questioned who would maintain the fans
after the developer took over the property. The city attorney confirmed that
the developer would be responsible for maintenance, which would be
addressed in the purchase agreement and development agreement.
Commissioner Brinkman stated he was concerned with the road construction
and lane allocation at the 42nd and Quebec intersection. He wondered
whether or not there would be problems for vehicles northbound on Quebec
to cross over three lanes of traffic into the Sunshine Factory parking lot.
Mr. Vince Vander Top, city engineer, explained future proposed road
construction for Quebec Avenue. He stated that the existing lane
configuration included one northbound lane and southbound lanes included
a dedicated left turn lane and a through/right turn lane at the intersection,
which was the predominant lane. With the first proposal for this site in 2003,
Bonestroo's transportation engineer studied the configuration of the
intersection based on anticipated movements. The proposed change would
include one northbound lane and southbound lanes to include a dedicated
left turn, right turn lane and a through lane. This configuration would limit
stacking that could occur for southbound traffic with free right turns at the
signal. Mr. Vander Top stated that the northbound lane would be 16 feet wide
to better accommodate truck traffic, and the southbound lanes are proposed
at 11 to 12 feet wide. The curbs would be moved out on both sides of the
street, but not far enough that traffic signals or masts would need to be
moved, which would be a significant cost. The signals belong to Hennepin
County; however, the city would be responsible for any costs associated with
moving the signals.
The revised plan included a sidewalk along the curb on the east side of
Quebec. The city would move the curb line four feet to the east approximately
two-thirds of the way from the intersection to the driveway into the property.
Mr. Vander Top explained that at the same time the curbs would be moved,
the city would be constructing storm sewer under the curb line to eventually
connect to the storm sewer at the north property line to 42nd Avenue, which
would reroute some of the drainage from the underpass that currently floods
during a large rain event. He explained that the existing storm sewer along
the north property line, then turns south along the east property line for a
distance and then turns east to Fred Sims Park. This storm sewer was
independent of the storm sewer that goes through the railroad underpass. Mr.
Vander Top clarified that this development project would include storm
sewer extension from the north property line south toward 42nd Avenue,
reconstruction of the curb line on the east side, moving the east curb line four
feet to the east, and construction of sidewalk along the curb line.
Planning Commission Meeting
4
April 4, 2006
Improvements on the west side of Quebec were not part of this development
and would need to be coordinated as part of the city's future infrastructure
improvements. Mr. Vander Top explained that the revised plans indicated a
full right turn lane from 42nd Avenue to Quebec. The construction of the full
right turn lane would require the relocation of the signal arm. Based on the
proposed improvements, the developer would be contributing $11,000
toward the improvements. The total cost of improvements, including the
signal mast, would by significantly higher and the city would have to
participate with dollars in the project. Staff would recommend that the
developer be responsible for constructing the right in portion of the lane from
42nd Avenue accessing their site at this time. The balance of the right turn
lane would not be constructed now nor would the improvements on the west
side of Quebec Avenue. In the future, whether driven by the city or county,
the right turn lane could be completed and the improvements on the west
side of Quebec Avenue could be completed. Commissioner Schmidt
reiterated that only a portion of the right in only lane would be constructed
now and the balance of the project at some point in the future. Mr. Vander
Top confirmed that the only reason half of the project would be constructed
now was that it was adjacent to the development of this site. The second half
of the improvements would be driven by when it could be included in the
capital improvement plan and scheduled as part of a budget item for an
infrastructure project.
Chairman Svendsen confirmed there is a storm sewer located along the north
property line. Mr. Vander Top responded that the majority of the property
drains to the northeast corner of the site. The catch basin at the northeast
corner is the low point on the site. Previously, the storm sewer was adequate
for the runoff. With the future rerouting of the storm sewer and the
construction of the east building, during a 100-year rain event, there may still
be flooding issues at that corner of the parking lot. An alternative would be to
provide an overland route for the runoff toward 42nd Avenue. The line in
Quebec and along the north property line would be city storm sewers and the
storm sewer located within the site is private. The issue was raised whether or
not the 10-foot easement would be adequate for the storm sewer along the
north property line and Mr. Vander Top stated he felt 10 feet would be
adequate, but he would review the matter again.
Commissioner Anderson wondered whether the right in lane on 42nd
Avenue had been approved by the county. Mr. Vander Top stated it had been
approved verbally. Plans would need to be submitted to Hennepin County
prior to obtaining the permit.
Commissioner Houle questioned where the seven parking stalls at the
southeast corner of the property drained and the response was that they
drained to the boulevard at 42nd Avenue. In preliminary review of the site,
that catch basis would drain to the storm sewer in center of property, which is
a condition of approval.
Commissioner Brinkman requested clarification on the right turn lane. Mr.
Vander Top stated that the right turn lane would not be constructed in full,
Planning Commission Meeting
5
April 4, 2006
only the right in portion to the entrance to the property. Quebec Avenue
would remain at three lanes, but would be widened by four feet on the east
side for a certain distance.
Commissioner Anderson stated he did not understand why the entire right
turn lane would not be constructed at this time, and the answer was a money
issue. He stated with the project built out and businesses doing well he felt
traffic congestion in that area would be difficult. Mr. Vander Top indicated
that at the Design and Review Committee meeting the project's development
team indicated it would prefer to see the entire turn lane constructed now,
rather than having a construction disturbance again in a couple years. A
suggestion was made to see if the county could help with funding for the
construction of the turn lane. Vander Top stated that generally the countys
feeling was that construction should be supported by the adjacent
development. The county indicated it appreciated the fact that right of way
had been dedicated on the plat for the future right turn lane.
Mr. Terry Matula, of Manley Commercial Development, came forward to
address the Commission. He stated that the curb cut would be moved slightly
and there would be a right turn lane into the driveway apron into the site, but
no lane work along the frontage of 42nd Avenue to Quebec. Mr. Matula
strongly recommended that the Planning Commission recommend to the City
Council that they find a way to construct the right turn lane with this
development, rather than tear up the roadway again in a few years. He stated
he felt if the development was commercially successful there may be some
slowdown of traffic as cars queue up at the driveway apron in the right-hand
lane. Truck traffic would enter the site from Quebec Avenue. Chairman
Svendsen reiterated that the preliminary plat indicated a dedicated right turn
lane for future construction with the movement of traffic signals, etc.
Commissioner Schmidt acknowledged that the developer would prefer to see
the right turn lane constructed at this time. He wondered whether or not the
developer would consider contributing more money to get the lane
constructed at this time. Mr. Matula answered in the affirmative depending
on the cost. Commissioner Schmidt provided an example of a building near
the University of Minnesota that was to have been a multi-story building. The
project was started with one or two stories and never went any further. He
stated he did not want this project to mimic that example. Commissioner
Brinkman expressed concern that there may be traffic accidents along 42nd
Avenue if there was no right turn lane constructed along with the
development. Mr. McDonald interjected that he remembered the right turn
lane had been discussed with the Viva Italia proposal and that the Planning
Commission had recommended to the City Council to look at a full right turn
lane.
Mr. Matula commended city staff on the thorough report. He clarified that
the landscape species had been confirmed with experts and the types of trees
and plantings that would be tolerant to TCE in the soils; therefore, there may
be some changes in species of plantings. If there were substantial changes, he
understood those changes may need to be reviewed by the Commission and
Council.
Planning Commission Meeting
6
April 4, 2006
Mr. Matula called attention to the maintenance of the exhaust fan system. He
explained the system had less air volume than a typical bathroom exhaust fan.
The developer proposed that the system be maintained by the city. The alarm
system should be similar to underground parking garages with carbon
monoxide sensors that turn on an exhaust fan and send an alarm to the fire
department. The system could be checked once or twice a year to be sure it
was working properly. His position was that this system should be treated
the same as a ponding basin or wetland that the city would check and
maintain. The fan would be located in the two-story building. A system of
perforated pipes would be installed under the slab to move air volume gently
through it. If any of the TCE vapors penetrate the air, they would be drawn
up through the vent system on the roof and exhausted outdoors. This was
standard practice with the :MFCA, state and federal regulations. The fan unit
typically would be located in the fire department room next to the sprinkler
trees and the fireman's key. Commissioner Buggy stated it was his opinion
that this system should be part of the routine maintenance of the property.
Property management personnel would be on site more often than the fire
department and would notice immediately if there was a problem with the
system. Mr. Matula maintained that he would prefer a monitoring system
with an alarm that was linked to the fire department. Mr. Sondrall explained
the city's alarm ordinance and the fact that if the city responded to an alarm
the cost would be charged back to the property ovvner. His recommendation
would be that once the property was turned over to the developer, it would
be the responsibility of the developer for maintenance of the system.
Commissioner Nirgude stated that in his opinion this was a fire department
issue and they should be involved with the decision. He agreed it should not
be the city's responsibility to maintain the system. Mr. Matula indicated this is
a low key operation and a passive system would be preferred by the
environmental consultant, who was in communication with the :MFCA on
this issue. Mr. Matula pointed out the city would not ovvn the system; he was
only requesting that the city monitor the system.
Chairman Svendsen requested that the applicant provide a snow removal
plan. He pointed out that the photometric plan indicated light levels
exceeded city requirements at the west, north and south property lines and
asked that the petitioner correct the levels and submit a revised plan.
Svendsen commended the applicant on all the changes incorporated into the
revised plans.
Commissioner Houle expressed concern with the traffic entering the site from
42nd Avenue. He pointed out stop signs were shovvn on the plan for vehicles
entering the site, which would slow dovvn traffic. Mr. Matula responded that
the signs were misplaced as the stop signs were for vehicles exiting the drive
through lane and the plans would be corrected. There would be "Do Not
Enter" signs placed in the vicinity of the drive through lane for cars entering
the site.
Commissioner Houle asked for clarification on whether or not the curb line
on 42nd Avenue would be moved to accommodate the right in lane. He
expressed concern that if the City Council did not authorize construction of
the full right turn lane to Quebec that there would a significant safety issue
Planning Commission Meeting
7
April 4, 2006
with westbound traffic on 42nd Avenue. Houle stressed if this issue was not
resolved, he would have to vote against the project. Mr. Vander Top pointed
out the existing south curb line on the plan and indicated that the curb would
be moved north to accommodate the right turn into the property to allow for
the stacking of three to four vehicles. Mr. Matula stressed that they would
prefer that the entire right turn lane be constructed now rather than having to
tear up the street again in a few years to construct the full turn lane.
Commissioner Landy inquired as to the mix of tenants on the site. Mr. Matula
replied that he could not reveal that information. They were in active
negotiations with Starbucks and were working with three or four additional
restaurant uses that generally locate near Starbucks; one of the restaurants is
known for soup/salad/bread selections. Discussion ensued regarding
Starbucks talking to several other property owners in New Hope. Mr. Matula
stated he was confident that if Starbucks did not purchase the space that they
would not have difficulty in locating another restaurant use.
Commissioner Anderson stated his property on the west of this site had a
curb cut on 42nd Avenue and he had not witnessed any traffic problem with
vehicles entering his site. He pointed out that the topography in front of his
business was flat and the sight lines were good, and there was a traffic signal
located within one-half block. .
Chairman Svendsen clarified that the area to the west side of building one
was specified for delivery vehicles and the fact that through traffic would also
move along the west side of the building to the drive up window. An area
would be specified for no parking near the fire department connection.
Commissioner Houle questioned the species of trees to be planted along the
north property line and whether or not the five foot area would be adequate.
Mr. Matula answered that the trees would be 2 1/2-inch fall gold ash. At
maturity the trees would be from 40 to 70 feet and the five-foot planting area
would be adequate.
There was no one in the audience to address the Commission; the public
hearing was closed.
Motion by Commissioner Landy, seconded by Commissioner Buggy, to close
the public hearing on Planning Case 06-06. All voted in favor. Motion
carried.
Chairman Svendsen recapped the discussion and suggested adding several
additional conditions of approval including 1) landscape plantings to be
tolerant of the soils, 2) completion of western half of right turn lane on 42nd
Avenue, 3) maintaining MPCA monitoring system by owner, 4) providing a
snow removal plan, and 5) photometric plan to conform to city ordinances. It
was noted that the general concept of the plan had been presented to the City
Council in April; however, the turn lane had not been discussed.
Commissioner Hernken questioned whether the Commission could impose
the construction of the entire right turn lane on the applicant by adding it to
Planning Commission Meeting
8
April 4, 2006
the conditions of approval. Chairman Svendsen responded that the condition
could specify whether the eastern half of the turn lane would be constructed
or the entire turn lane, which would involve considerable expense by the city
to move traffic signals, fire hydrants, etc. Mr. Sondrall interjected that the full
turn lane was not part of the development and the approval of the project
should not be structured based on the turn lane. It was his understanding that
the eastern portion of the turn lane would be constructed at this time. The
Commission could recommend to the Council that the full right turn lane be
constructed with the project.
MOTION
Item 4.1
Motion by Commissioner Landy, seconded by Commissioner Schmidt, to
approve Planning Case 06-06, request for planned unit development,
conditional use permit for shared parking and site access, preliminary plat
for property to be known as New Hope Quebec Addition, sitelbuilding
plan review, comprehensive sign plan, and an administrative permit for
outdoor dining, 7500-7528 42nd Avenue North, subject to the following
conditions:
1. Enter into a development agreement with the city and provide
performance bond (amount to be determined by city engineer and
building official).
2. Comply with city engineer recommendations dated April 13 and 25,
2006, 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 Avenue.
3. Comply with city attorney recommendations on plat dated April 24,
2006 (full report and summary).
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.
8. Provide snow removal plan.
9. Revise photometric plan to comply with city requirements.
10. Landscape plantings to be tolerant of soil on site.
Planning Commission Meeting
9
April 4, 2006
Design and Review
Committee
Item 5.1
Codes and Standards
Committee
Item 5.2
OLD BUSINESS
Miscellaneous Issues
NEW BUSINESS
Motion to Approve
Minutes
ANNOUNCEMENTS
Planning Commission Meeting
11. Maintenance of MPCA monitoring system by owner.
12. Correct stop sign locations on signage plan.
The Planning Commission also recommends that, if possible, the city work
with the county and the property owner to complete the western half of the
right turn lane on 42nd Avenue, the entire distance toward Quebec Avenue,
in conjunction with this project.
Voting in favor:
Anderson, Brinkman, Buggy, Crough, Hemken, Houle,
Landy, Nirgude, Schmidt, Svendsen
None
Oelkers
Voting against:
Absent:
Motion carried.
Svendsen stated that this planning case would be considered by the City
Council on May 22 and asked the petitioner to attend.
Commissioner Brinkman commended the petitioner on the plans. The
Commissioners concurred on a recommendation for a sit-down restaurant for
the site.
Chairman Svendsen reported that the Design and Review Committee met
with the petitioners in April. The next meeting would be held on May 18 at
7:30 a.m., and staff was expecting two residential applications.
Commissioner Hernken stated that the Codes and Standards Committee had
not met in April. Mr. McDonald added that staff would be coordinating a
meeting in early June to discuss Sign Code revisions.
There was no old business.
There was no new business.
Motion was made by Commissioner Schmidt, seconded by Commissioner
Brinkman, to approve the Planning Commission minutes of April 4, 2006.
All voted in favor. Motion carried.
Chairman Svendsen stated he had addressed the City Council on behalf the
Planning Commission, introduced the commissioners, explained what the
Commission does, and described past and current projects that had been
recommended for approval. He added that residents have since told him they
appreciated the information, as they were not aware of the role of the
Planning Commission.
Mr. McDonald reminded the commissioners of the Citizen Advisory
Commission/Parks and Recreation and Community Development bus tour of
the city scheduled for June 19, which identified projects recently completed or
under construction.
Commissioner Houle explained that he had contacted city staff regarding the
10
April 4, 2006
use of planned unit developments and the requirements to preserve open
space and other site features and how that applied to the 42nd and Quebec
project. He stated Alan Brixius, the city's planning consultant at Northwest
Associated Consultants (NAC), responded in writing with an explanation of
PUDs and their intended use, which had been distributed to the
commissioners. He indicated that he would like to discuss this matter further
at a future meeting when the planning consultant was present.
Mr. McDonald explained that the City Council had tabled the NAC proposal
for the Comprehensive Plan update at the April 24 Council meeting and
would be discussing the matter at the May 15 work session. Commissioner
Landy had volunteered to sit on the new comprehensive plan update
committee that may convene later this year. Another one or two volunteers
may be needed, as well.
Commissioner Houle initiated discussion with regard to the proposal from
Northwest Associated Consultants to guide city staff through the
Comprehensive Plan update. He questioned the reason the Council
discussion of the proposal had been postponed. Commissioner Landy added
that NAC and Alan Brixius provided good leadership throughout the 1998
update. Houle felt it was important for the Council members to know that
NAC's knowledge and background with the city was invaluable.
ADJOURNMENT
The Planning Commission meeting was unanimously adjourned at 8:35 p.m.
Respectfully submitted,
Q~.s;~
Pamela Sylvester, Recording Secretary
Planning Commission Meeting
11
April 4, 2006