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090506 Planning f j ji j/ /j' /} L/ GLJ- PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Wednesday, September 5, 2006 7:00 p. m. 1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS 4. PUBLIC HEARING . 4.1 Case 06-17 Request for variance to the three-foot side yard setback requirement for a driveway, 3325 Ensign Avenue North, Paul S'Yvenson, Petitioner \9 4.2 Case 06-18 Request for side yard setback variance for house addition, 3532 Decatur Court, Brian and Shelly Gilbert, Petitioners 5. COMMITTEE REPORTS 5.1 Report of Design and Review Committee - next meeting September 14, 7:30 a.m. 5.2 Report of Codes and Standards Committee 5.3 Design Guidelines Subcommittee 6. OLD BUSINESS 6.1 Miscellaneous Issues A. PC06-08, 5551 Louisiana A venue, prepare findmgs of fact for denial (8/14) B. PC06-08, 5551 Louisiana A venue, approve findings of fact for denial and deny comp plan change (8/28) C. PC06-10, Sign Code amendments, adopt with minor changes 7. NEW BUSINESS 7.1 Review/Approval of Planning Commission Minutes of August 2, 2006 7.2 Discuss Comprehensive Plan subcommittee 7.3 Discuss Residential Recognition Program panel 8. ANNOUNCEMENTS 9. ADJOURNMENT . Petitioner must be in attendance - Planning Commission Guidelines for Public Input The Planning Commission is an advisory body, created to advise the City Council on land use. The Planning Commission vvill reconunend Council approval or denial of a land llse proposal based llpon the Planning Commission's determination of whether the proposed use is permitted under tIle Zoning Code and the Comprehensive Plan, and vvhether the proposed use vviII, or vvill not, adversely affect the surrolmding neighborhood. The Planning Conunission holds informal public hearings on land llse proposals to enable you to learn, firs t-ll an d, what such proposals are, and to permit you to ask questions and offer comments. YOl1r qllestio11s and comments become part of the record and will be used by the Council, along vvith the Planning Commission's recommendation} in reaching its decision. To aid in your understanding and to facilitate your comments and qllestions, the Plannmg Commission vvilllltilize the follow:ing procedure: 1. TIle Planning Commission Chair will introdllce the proposal. 2. City staff vvill outline the proposal and staff's recommendations and ansvver any qllestions from the Planning Commission. 3. The petitioner is in"vited to describe the proposal, make conunents on the staff report, and aI1S\rver questions from the Planning Commission. 4. The chair \ivill open the public hearing, asking first for those who vvish to speak to so indicate by raising their hands. The chair may set a time limit for individual qllestioIls/comments if a large number of persons have indicated a desire to speak. Spokespersons for groups vvilll1ave a longer 'period of time for questions/comments. 6. When recognized by the ell air, the person vvishing to speak is asked to come forvvard and to give tlleir full name and address clearly. Remember, your questions/colnme11ts are for the record. 6. Direct your qllestions/comments to tl1e chair. The chair will determine vvho vvill ansvver YOlIY questions. 7. No one will be given the opportLmity to speak a second time until everyone has had the opportLmity to speak initially. Please limit your second presentation to new information, not rebuttal. 8. At the close of the public hearing, the Plan.n.illg Commission vvill disctlSS the proposal and take appropriate action. A. If the Planning Commission reconunends that the City Council approve or de11Y a reqllest, the planning case will be placed on the City Council agenda for the next regular meeting. Usually this meeting is "Yvithin one to tvvo vveeks of the Planning Commission meeting. B. If the Planning Commission tables the reqLlest, the petitioner vvill be asked to return for the next Commission meeting. - PLANNING CASE REPORT City of New Hope Meeting Date: September 5, 2006 Report Date: September 1, 2006 Planning Case: 06-17 Petitioner: Paul Swenson Address: 3325 Ensign A venue North Request: Variance to the three foot side yard setback requirement for a driveway I. Request The petitioner is requesting approximately a two foot variance to the three foot side yard setback requirement to allow a driveway that was installed this past spring to remall1 in place approximately one foot from the side property line, pursuant to Section 4-3 (e) 4. h. 7 of the Nevv Hope Code of Ordinances. II. Zoning Code References Section( s): 4-3 (e) 4. 11. 7 Off-Street Parking Requirements 4-36 Administratioll - Variance III. Property Specifications Zoning: R-1, Single Family Residential Location: South of 34th Avenue Nortll on Ensign Avenue North, tile second house on the rig11t as you enter the cul-de-sac. Adjacent La1~d Uses: TIle property is surrounded by other single family residential properties in all directions. Site Area: 12,524 square feet (0.29 Acres) Building Area: N/A Lot Area Ratios: N/A Planning District: No. 16; The Compre11ensive Plan indicates the low density residential areas in this district are in good to excellent condition. The city continues to promote housmg maintenance through private reinvestment. Specific Information: Tile Community Development Department staff became aware of this driveway due to a call from the Public Warks Department, as they questioned wlletl1er a drivevvay permit had been issued. Staff drove up to investigate aJ.ld discovered the C011tractor and home owner at the site with a freshly pOUTed concrete driveway. No driveway perlnit had been applied for. Staff informed the property owner and the contractor that a permit "vas necessary Planning Case Report 06-17 Page 1 9/1/06 + and that there was a three foot setback requirement for a driveway from the property line, as extended all the way to the curb. The property owner told the contractor to leave the driveway as it was and he would apply for a variance. IV. Background The Swenson's purchased this property in 1984, after previously living next door at 3333 Ensign Avenue North. They determined to replace their driveway this year with a new concrete driveway. The driveway was poured in late May, at which time the ovvner and the contractor were informed by the building official that a driveway permit "vas necessary and that there was a three foot side yard setback requirement for a driveway. The contractor applied for a driveway permit on July 6. The property owner made application for a variance on July 6. The property ovvner "vas unavailable for meetings for the month of July and so the property owner requested a 60 day extension to the 60 day rule which the City Council granted on July 24. The property owner/petitioner met with the Design and Review Committee on August 17. V. Petitioner's Comments In a letter to the city the petitioner stated: The need for a variance arose on May 31, 2006, when I replaced the concrete driveway on this property exactly where it was originally placed when the home was constructed in 1973. I learned that the city recently passed a new ordinance that required a three foot side yard setback for driveways and that the ordulance did not provide for "grandfathering" the replacement of the existing driveway. The foot of my driveway flares out at the curb to match the curb cut provided by the City \^Then they replaced the curbing in our area SOIne years ago. Careful measurement determined that at the curb my driveway was fourteen inches too close to the property line. My position is: a) Due to the cU1g1e at Wllich the house and garage are located relative to tl1e street I need the full width of the driveway to the south, especially as it nears tlLe street, to turn my vehicles to exit Tl1is is especially important in the winter when the driveway may be icy and the city snowplow clears tlLe cul-de-sac and deposits large amounts of snow on, and adjacent to, my driveway. Since the plows must enter from the north, the snow is alvvays deposited on the south edge. These snow piles often reach a height of three feet or more of hard packed SllOW and create a real risk of getting stuck if there is not sufficient maneuvering room. This is especially important to me when my wife is home alone and may lleed to exit t1le garage. This is also an issue w11en we have guests and delivery drivers who are not familiar with tl1e the angle required for safe exit from the driveway. b) The new driveway is exactly where the old driveway was located. Tl1ere is no cl1ange to the topography of the lot or any structures on the lot, especially the driveway. c) None of the property ovvners in the cul-de-sac object to my new driveway replacing myoId driveway as it existed for the past 33 years. d) I would incur significant expense to hire a contractor to cut my driveway off at the three foot line. Planning Case Report 06-17 Page 2 9/1/06 - e) There is no healtl1, safety, or city welfare issues I am aware of, or can conceive of, that would justify this expense. VI. Notification Property owners witl1.in 350 feet of the property were notified and staff has received only one comment, stating that with the added flairs on the Swenson driveway it will make parking in the cul-de-sac more difficult and possibly less safe. A petition was submitted and signed by all adjacent property ovvners stating they did not object to the variance. VII. Development Analysis The following four sections of Zoning Code Criteria apply to this application. 1. Driveway Requirements: The purpose of the driveway requirements are to control the amount of curb line used up by driveways thereby preventing on street parking, provision of public safety and drainage/impervious control. Curb cut maximum. No curb cut access shall exceed the following width dimensions measured at a point set back 20 feet from the property line: Residential 24 feet Residential single-family with a three car garage 28 feet Commercial/industrial 26 feet All curb cuts shall be installed to comply with the city's curb cut design standards. The curb radius for any curb cut shall not exceed 35 feet. Curb cut widths up to 32 feet may be permitted subject to review and recommendation of the city engineer and approval of the city manager. Before the city engineer recommends a curb cut exceeding the maximum widths set out herein, they shall consider the type of land use the curb cut will serve, the extent and nature of the vehicular traffic anticipated the type, the width of the street servll1g tlle property where the curb cut will be located, and any regulations promulgated by the Minnesota Commissioner of Transportation relative to driveway and curb cut dimensions. Curb cut minimum. Curb cut openings shall be located at minimum five feet from the side yard lot line in all districts except the R-l and R-2 districts. In the R-l and R-2 districts, curb cuts may be three feet from the side yard lot line. 2. Setbacks TI1e purpose of the setback requireme11ts are to provide for landscaping and drainage opportunities between lots: Parking distance from property line. There shall be no off-street parking withll1 three feet of any property line. This prohibition shall not apply to zero lot line parcels in any residential zoning district containing adjacent garages t11at share a cornmon wall on the zero lot line when the dri\Teway is shared by the dwelling units and the driveway curb cut also abuts the shared or zero lot line. 3. Variance The purpose of a variance is to permit relief from the strict application of t11e terms of the Zoning Code to prevent undue hardships or mitigate undue non-economic hardship ll1 the reasonable use of a specific parcel of property and where circumstances are unique to the individual property under COllsideration and the granting of a variance is demonstrated to be in keeping with the spirit and intent of tins Code. Planning Case Report 06-17 Page 3 9/1/06 - An application for variance Sllall not be approved unless a finding is made that failure to grant the variance vvill result in undue hardship on the applicant, and, as may be applicable, the following criteria have been met: 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, shallovvness, 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 zoning district. 3. The hardship or circumstances unique to the parcel or lot has not been created by the landovvner or any previous owner. 4. Additional Criteria. The application for variance shall also meet the following criteria: a. It vvill 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 t11e hardship. d. It does not involve a use which is not allowed within the respective zoning district. 4. Nonconforming buildings, structures and uses. The purpose of this section to provide for the regulation of nonconforming buildings, structures and uses and to specify those requirements, circumstances and conditions under ,,yhich nonconforming buildings, structures and uses will be operated and maintained. TIle zoning code establishes separate districts, each of wl1ich is aI1 appropriate area far the location of uses which are permitted in that district. It is necessary and C011sistellt ,~ith the establishment of these districts that nonconforming buildings, structures and uses not be permitted to continue without restriction. Furthermore, it is the intent of this section that all 11onconfarming uses shall be eventually brought into conformity. (See number 6 below.) (1) Grandfather clause. Any structure or use lawfully existing on July 5, 1979, shall not be enlarged, but may be c011tinued at the size and in the manner of operation existiI1g upon SUcl1 date except as hereinafter specified or, subsequently amended. (2) Remedial work. Nothing in this Code shall prevent the placing of a structure in safe condition w11en said structure is declared unsafe by the building official providing the 11ecessary repairs shall not constitute mOTe than 50 percent of fair market value of such structure. Said value shall be determined by tlle city assessor. (3) Moving of nOllconforming structures. No nonconforming building, structure or use shall be moved to another lot or to al1Y other part of the parcel of land upon which the same was Planning Case Report 06-17 Page 4 9/1/06 - constructed or was conducted at the time of this Code adoption unless such movement shall brmg the nonconformance into compliance with the requirements of this Code. (4) Reversal of nonconformity. When any lawful nonconforming use of any structure or land in any district has been Chal1ged to a conforming use, it shall not thereafter be changed to any nonconforming use. (5) Reduction of nonconformity. A lawful nonconforming use of a shucture or parcel of land may be changed to lessen the nonconformity of use. Once a nonconforming structure or parcel of land has been changed, it shall not thereafter be so altered as to increase the nonconformity. (6) Partial destruction. If at any time a nonconforming building, structure or use shall be destroyed to the extent of more than 50 percent of its fair market value, said value to be determined by the city assessor, then without further action by the cOlU1cil, the building and the land on which such building was located or maintained shall, from and after the date of said destruction, be subject to all the regulations specified by these zoning regulations for the district in which such land and buildings are located. Any building which is damaged to an extent of less than 50 percent of its value may be restored to its former extent provided reconstruction is completed within 12 months of said damage. Estimate of the extent of damage or destruction shall be made by the building official. (7) Discontinuance. Whene\Ter a lawful nonconforming use of a structure or land is discontinued for a period of six mOl1ths, any future use of said structure or land shall be made to conform with the provisions of this Code. (8) Alterations. Alteration and normal maintenance to a lawful nonconforming builcling or structure may be made provided: a. The alterations do ll0t expand the building size. b. The alteratiolls do not change the building occupancy capacity or parking demculd. c. The alteration does not increase the nonconformity of the buildi11g or the use. (9) Expansion of noncoluorming buildings or structures. a. Adn1inistrative approvals. The expansions of la\vful nonconforming single-family or two- family residential buildings and structures may be approved through the administrative permit process by tlle zoning administrator subject to provisions of section 4-31 of this Code. The zoning administrator shall make a determination that the building expal1sion \villllave no external negative impacts upon adjacent properties or public rights-of-way. 1. Expansio11 of buildings found to be nonconforming only by reason of height, yard setback, lot area or off-street parking may be permitted provided the structural nonconformit)r is not increased and the expansion complies with the performance standards of this Code. 2. Lawfulllo11conforming single-family and two-family units may be expanded to improve tlle livability provided the nonconformity of the structure is not increased. B. Development Review Team Planning Case Report 06-17 Page 5 9/1/06 - The Development Review Team was not supportive of the request. Please refer to the following comments: . New driveway appears wider than the original. . The three-foot driveway setback requirement from the property line is not new and has been in the city code for years. . The three-foot setback requirement provides a drainage area between properties. . Applicant indicated it would be expensive to remove a portion of the driveway. . Applicant withheld $500 from contractor's payment until this is resolved. C. Design and Review Committee The Design and Revie,,,, Committee was generally non-committal regarding supporting the applicant's request for a variance related to the driveway positioning. They advised the applicant on how he could better represent his case to the full Planning Commission, including the use of photos of the before and after condition of the driveway. Applicant informed Design the Review Committee that he could attend the September Planning Commission meeting, but could not attend a City Council meeting until October 9. D. Plan Description No additional plans or surveys were provided. Applicant provided additional pictures of the property . F. Building Considerations Comments are incorporated elsewhere in the report. G. Legal Considerations Comments are incorporated elsewhere in the report. H. Police Considerations Comments are incorporated elsewhere in the report. VIII. Summary In late May, the applicant had his property's driveway replaced. Neither the applicant nor his contractor acquired a permit for this construction. In missing this important stepl staff was unable to inform the responsible parties of related City Code requirements affecting the drive\vay replacement. First, staff would have reminded the party that there is a three foot setback requiremellt between tlle edge of the driveway and the property line (recently having been reduced from five feet to three feet in the boulevard area). Second, that even if their intent was to just replace the driveway in the same location, it may not comply \,yith city code (the old driveway at three feet from the property line violated the setback provisions of the code as recently as six months ago and currently the driveway at three feet from the property line violates current City Code). ThirdlYJ City Code regarding n011- conforming buildings, structures and uses, requires that all non-conforming uses not be expanded, but brought into compliance with code upon destruction or replacement. The contractor has indicated a willingness to savv cut the driveway to britlg it into compliance Witl1 the City Code. Planning Case Report 06-17 Page 6 9/1/06 - IX. Recommendation Staff recommends that the variance application be denied due to the precedence it would set, regarding procedure, enforcement and violations of City Code. City staff has been actively enforcing this provision throughout the city. Attachments: . Zoningffopography/ Address/Aerial Maps . Application/Driveway permit . Petitioner Correspondence . Site map/Survey . Petition (neighbors) . 16 Applicant photos . City correspondence/60-day extension . Application Log Planning Case Report 06-17 Page 7 9/1/00 - ~ f ~I :;.:::.::-~ ..."''''.... I -, -! " l~" \...."" 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EB.~..Ef W. >. >' <I <, ~ ~i .gl -J'O: ~ < EHm z z UJ ~ ~ ~+2ND PLli,-< l ~: )~ <, . lz ~Clt31 !~ z_ < 0 --L1-J:z 32ND~~~I~I~ ~ ~ ~ 3325 Ensign Avenue North HCProperty Map Page 1 of2 H Hennepin County Property Map Give us your feedback or suggestion~ Hennepin County Surveyor map prod (;{ out ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ h""l CC ~l ~ tj . - ?i'Mt Recenter on click '~.'lYes /.-.... '_ t No Last update: 2/24/2006 at 3:30 PM - READ IMPORTANT DISCLAIMER INFORMATION BELOW Click for detailed information on this parcel Property 10 Approximate Property Approximate Property Perimeter ,.;rea 19-118-21-24-0003 497 ft. 12,524 sq.ft. = 0.29 acres Property Address Market Value Tota! Tax (2006) 3325 ENSIGN AVE N NEW HOPE, MN $329,000.00 $4,570.50 55427 The data contained on this page are derived from a compilation of records and maps and may contain discrepancies that can only be disclosed by a licensed land surveyor. The perimeter and area (square footage and acres) are approximates and may contain discrepancies. The information on th purposes only. Hennepin County does not guarantee the accuracy of material herein contained and is not responsible for any misuse or misreprese derivatives. http://www 13. co. hennepin.mn. us/publi cparcelimage/hcpropertymap. aspx 7/11/2006 .,.... -1 ! .. f I - . "" ~ ~1\Rb PLANNING y=~ 1-; ~ .. ~ APPLlCA TiON TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 LJ0--("1 Basic Fee Deposit Case No. 7/6! 0 (0 ( ~ -J ~~.tP Date Filed U tJ;-v I ~30~ Receipt No. Q'?t1/r Received by ~ fj Name of Applicant: (au( G, SlJ./-€d15on PID . Street Location of Property: 3 3J-S ~ · - ~ iJ- j-€(j ~ till rff . '"' I)S(~lI / It . jt; D ( \ j L~gal Description of Property: . - - . /-0 f / ~ I~ c/I fi ~ ~ elf -(fi 1 !;(!f:;olJd A J d J; : (J ) ~ ' OWNER OF RECORD:. Narpe: al~/( G<:; Silt/f;nS-o(\ Address: ) -sa) f () -3 Iq11 Al/.e.11 U'f ~}b,}Jh I Home Phone:? &3 -sy,(... 36s-.2work Phone: 6!;J~3B'J-q65q Fax: Applicant's nature of Legal or Equitable interest: I . ~ f 0 \)-0\rfv 0 vJnff , / .j - f -- . Type of ReqUe:tiPertaining to what section of City Code) [/6f If'l a 11t-R. -0 d V'l v-e l//fli\/ · :3 d fori en I n Please outline Description of Request: (use additional pages if necessary) i(}( a l/+! Y ~ a vl1-6 PUSj 0;, o / d (JVfJt--r~f.i!.: dnV-6 {Ivbiy ul.1''3 rep /(1je-ed I /1 as 6-?{;;v'e I Foo+ or JV'{\f~(ljeY IS, 1// 0 II -Fr-tDVIl' frpP-ftfy (111-& ~ /;jc~(( ) t I1K + \) j..eu:v-e.,. rr a.> \ i7J - . ( f A Why Should Request be Granted: D v' 11/'f l/Jf1tY 1/f) a fc/1 {" 5 -u I d. ecJ. yd'J C C,{ C1r-;,! ! Ie I..../' -7 · I Irt. . -ii II frls -I IA/OFt/ I / 0-0 ~ odd T';) b-e C/C4 10 CD/.1 f (y lvr1?] i1 e (IJ _Ct1df Y/a.Vl v....z,; . fff f+' L' , . ) . .} , 1/11I0!I/d !/J<<k-t (t {/'()oV't ~ . i e"fJ !. to IoQq.,,, ou1f .01 9a(dq--1L (attach narrative to application form if necessary) << G o1tov./( J J ;/ &1 tI..f iI/Oj (A./{JfS Guf l1a ll'1V'O [/J-{, If ~ ,i ' 12 -05 .. _.~ . . . ~ - - ~ ...~ .l\pplicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city and that, if additional fees are required to cover costs incurred by the city~ the city manaaer has the riaht to reauire additional payment. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 daysl regardless of the reason, the city shall extend the revievv completion deadline an additional 60 days as also permitted by state lavv. Development review shall be completed v\/ithin 120 days unless additio~eView 8*tensions are approved by the applicant in writing. The Community Development Depa!'::rn;^!i~:~1 you of a!! meetings. Signed: ;;;&; tJ/IIIJ;jfJJ/11, ~~ Fee OVvner (print or type name) Applicant Other than O\~lner (print or type) FOR CITY USE Or~L y Evidence of OVvnership Submitted: Yes_ No_ Required_ Certified Lot Survey: Yes r\Jo Reauired ~ ~ I ----------.. Legal Description Adequate: Yes_ No_ Required_ Legal Ad Required: Yes_ j\jo_ Required_ Date of Design & Revievl/ fVieeting: Date of Planning Commission fvleeting: Approved: _ Denied: - By Planning Commission on: Approved: _ Denied: - By City Council on: Subject to the follovv'ing conditions: .,... - C'- ~ rr! b I I --:1 N C'.) :"Q -< ~C'-.i _ I I ,c") '-0 j ;-_.~- - ~ U I -I I' .. .-~.. ,---- ... '-.ol ' ~ ~ f j ....... ...-". -~-----:::-.... ~ ~ r;:; I . ;...., , ,> ." l .... ~;, ~ . · ~ '-11 I i! "'---.... ~~~. I ~ .>ool ~ J L.';l L?! i~_,.,": .~=-----' ~ .2 [j ('rj ("':j I .j .:Ii.: I f - - j \.0 '...Q i ! L::.:J j i,..Q .-l ~ I C'--~! ,j.::..o I ~ ~ .~ I I ~ ! ~ i .. . ;::. ......-- ~.. :....;;:: I CO CO i ..-""";.. : 1 ~ ~ ". _ l.' ~ ~ c: ) ~ ;;;I i ~ r:-j oN I I c .0 i i1;:J ~ ! ..... ,...../ ,... r--,I t I ,,... ",. 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'::..l..... .."" _ )oi' F"l I t:: . tJ <;: t ,S ~ S -E ~ \~ ; $:: 'l::!'j ,;l.,a ~ 011 o:t: - - Q: ,. '-W _ ')001 " ,.,..,.01 ~ Jool "":7 c""',:O ~ 0 e.J I~:: .~ 0 Q n I;,,"J 0:> :: ~ .;:: .i-.11, ~ - C >r< ~ ~ ''i .::;;.. r 1 r" \1 ! :: r I ~':: f=1\ ..:. I ~~a a:; -'''''';...l - - ,;;.. y "'"\ '-......7' ,.... ~ '-' ~ ;..l * "~ - . . . - - :.. - '. - - -- - ,- - - - -. - -. ,... -:.:.~ - T r: 7' ~_r · \ n...rr;1 '--7.. f'\,,' ...\ ~ . N01J... V:J11dd'Y NOl.L y A Y'JXd .Tdd~:j / ^ v .!.vts:r luau. ~ p _ ~. ~ ~ y~~ r"~"'''''''(: ! ~ ~ ~~... ,.,.,:;."".. - '"=: =- .-- . It ~ \; ~~ '-t~ r6:;" p \~. .t]" ~ t==\. ~ h IJ r<=:;;;: ~.~ .f <V.- f= f.F\\' f''t =" ~.~...[ \....... 'l ~ lvIr. Curtis Jacobson II~r~=' '= ~ ~ ~llf ill bft} · t:rli: :;" -1< '" Hi i ~ Community De\Telopment Specialist I if II ~ "'v ' i '" ?i\ l"> < f l f $ City of New Hope U fl" - - "''''''' fllbJ I ( ~ r" ..J J 4401 Xylon A\Tenue North f ... f New Hope, MN 55428 r. ~~'t. - P'~_ I '~~~ '. 'd.' ~ RE: Request for a 'variance to driveway side )iard setbaclc requirement at 3325 Ensign A'venue North Dear Mr. Jacobso11: I am wTitina ill response to ",roUT L:~t+,::.r r\f' TnlU)M ')on6 "\/r'\l1 S1,oaeQfpr1 ~ubnijttina a ... b ) J.Vl,..1.v.... V.J.. oJ W .l -'-',...... \..... . .I,.. -..... I,..i.eo ...............-. oJ ........ J.-o current survey and \vritten correspondence regarding my position on tllis matter would be helpful to the COITL.'11ittee in understanding this situation. The need for a \Tariance arose on Iv1ay 31, 2006 wIlen I replaced tile concrete dri\Teway 011 tIns property exactly where it Vlas originally placed wIlen the home Vias constructed in 1973. I learned tIlat tIle City recently passed a neV\' ordillance that required a tl1Tee foot side )rard setbaclc for dri'veways and tllat the ordinance did not provide for "grandfathering~~ the replacement of existing drivewa;Ts. TIle foot of Iny drivewa}' flares out at tile curb to nlatch tIle curb cut provided by tIle Cit)r V\rhell they replaced the curbing in our area some )'ears ago. Careful llleasurell1ellt determined that at the curb Iny drivev./aJT \~as 14~~ too close to tIle property line. In my first meetlllg \vith you, I submitted pl1otos showing the la;Tout of tIle drive\vaJT on the lot and it's proximit)i to the survey stal(e marking the property line. I ha've since talce11 additional photos \J\rllich s110vl the locatioI1 of tIle drivevJ'a)' relati've to the propert)T line vihicll I VlilI bring \\Tith TIle 811d submit for tl1e file at our meeting on August 17th. 1\1)T position is: a) Due to the angle at \vhich tIle 110use and garage are located relative to the street I need the full \vidtll of the drivevvay to tIle soutll, especially as it nears the street~ to turn my 'vehicles to exit. Tllis is especially importaJ.lt ill the \~Tinter \:v11en the dri\levvay may be icy and tIle City snowplovl clears the cul-de-sac and deposits large amounts of sno\v on, and adjacent to, my drivev\Tay. Since the plows must enter frOITI the 110rth, the S110\V is al\va)Ts deposited on tile south edge. These sno\v piles often reacll a height of 3' or more of hard paclced 5110\:\,i a.nd create a real risk ,-..+ ,-..0.++;......,..... ~h",...lJ'" ~++~o-o ~.... -,....+ .....,,,++:.....~O"""'+ ---............o",.qO-~-,..,. -.................... Il....~'"' ~("I .o.("\"""o.,....~.....11~1 V.l. 5 \.,..> L.l..LJ...! 5 .). l. U v l\.. .il. Lll \.d. \.,..> .L ,:) 1..L V L .::> U.1.l..L \.d. \,..< loll... l.1.J. CL.il '-' U Y \.,..>.L 1.1..1..5 1. V V 1..1.l.o .!. .1.1.1.';:' 1..:l '"".::> l-' v\.,..> 1. Ul.l. )' important to me wIlen In)' wife is hOll1e alone and Inay l1eed to exit tIle garage. TIllS also is an issues \~Then \ve have guests alld deIi\iery dri'vers V\Tho are not farniliar \vith tIle angle required for safe exit from the dri'veway. b) The ne\"l dri\Te\\Ta~y is exactly \Vllere the old drive ,:vas located. There is no cllange to tIle topograp11)1 of the lot or an)' structures on the lot, specifically tile dri've\vay. c) None oft11e property o\:vners ill the cul-de-sac object to my~ l1ew driveV\!ay replacillg myoId dri'vevvay as it existed for the past 33 years. - d) I vlould incur significant expense to hire a contractor to cut m)' driveway of at the 3' line. e) There are no healtll, safety, or City vvelfare issues I mTI av./are of, or can concei"ve of, that would justify this expense. I am 110t subnlittillg a curre11t survey in so il1ucll as tllere llas beell no cllanges to tIle location or dimensions of 811)' structure on the propert)i since the original lot sD_rve)T \vas submitted to tile City on April 20, 1973 811d is on file \vith the City. Thank )TOU for )'our consideration of tllis request. I loolc for\vard to discussing my request witll tIle COlmnittee on August 17th. If you l1a"Ve any questions about ill)' request or my position, please use tile informatioll below to COl1tact Ine. ~lY, I II .I / j lC!lr4AJltAIJ~l Paul Swenson 3325 Ensign A vellue North Ne~J Hope, :rvrN 55427 763-544-3052 e\Tening 612-382-9659 dayiinle .,.. i t i I ' I GERALD T. COy~ f n-.;;p. Sff~.i 'tf'CW$.. C~ O. ". ~.~ ~~ 4 & ry. . RA Y~~ND /'" PP.ASCH 1 r 305. .B_-R.-...1J.~; N.:S-.~~Ci<; AVE., s.. ~;~t. . ...\if.':K.'"Y g t-,' .'- .' . ~~r f:\N. ~~~~t,.~ le.~~~ _~~l~'1 :~:., I GOLDEN V~.LLEYt MlNN.. r J:. ~tDt ~urR~p"'''''\':OR;;: =H,vO",L. I, ~,",l'"it..., ~h""N.. Mlll,lN. REG, NO. 474i ......'U't ~., ., r.., - -'-' M!NK REG. ND. 6743 AEW~' tn!D~Et ~'W& OF &-,:,-rE 0'1" ~~~,!j... l I.ICB..~ $Y OJtl}na,-~c:i Oi' ern OF :::nF.l'EL1'OL!.S -::<. ~ ~ c:: \ I 5747 W. Broa..""way 533-9922 I N VOl CE NO. ..-....e- I iiDUST R j A!., _ JlJmCl AL M i n nes::wlis, Vii n nesota 5542:8 F S [\.>(} : i ~ - I. ~ COMMERCIAL _ !O?OSRAPH1CAL' .,. /, r i C{TY LOTS _ PLATTlhhG ___ -... -' ~fl-~F;Tlft~~ ~~ttr.ff('t ~t SCALE ~,== - I~~ ; r~ ,.... It ~ "- L-l.,.~ e- fcJ f,. ~ ~~~ L- -w,. a.l,.. It .... e: ,.., ... 'f' ~ ;:; : , ..., , , f ::;-, , ~_ _...;... ::" 0 r ' 1\ ~~~~cr ~ .. U 'l') i\ "'rr""t_ r: r. ~ i Dr':" 1-"'" ~ .'"" . j' ti.r.. 1. ft"t-V. "\ ~ n Db::; N...,- 1 _ _ -I -1-1 . 5iiJr t' ' . ! ~. ~ Y!. '-" ('" 1"7 e. ("' ~. or- f !:3:. I c:c. 1.::.. 7 !. ~,... })A. a. ~ t'"'P-=;::' < "l ~ ~c ~ Io.._~""" ">.;....... l~ / ""':"'" : .... L i ! r - - ~ "'- ~ "" - ,'" "' ,-' , '''' ".. F ,I ___ I _, I! _ J31~ I; I '~i/~ I f:,j 1,~ I _ ,_." ,'I . II ,.._ . I ~ · -1!': N - I ,.".,.. ,. t .' ~. fi't'.,i' I. . e; " ,,' \\- - ",' ":~;fi-.;\.':.:' ~L- ~ \ ~ . LV t::"" l. Pj \ t~ \ . ,,:,. ~~. ~. t \ _ Q;- '. ' \i'-----'" I,;- ~..,.; ~- 1 ':~;}:/';' ! \\~ \i ,~\ \ .. \~ \ ~ _' . I l;;l N \ I., v '( ~~'i' t \\~ ,-,~ .1f'-o . '~..~.\ \, \ ,I I \ " ~ ...;---- ~ \ ~ f...::,..... . \':', ....17-~~ .,./:J.".o .....1 \to '" k:-2-. . ..~ JI .' ~~ \ "-. I {' I 7 ,..jr ~ ~ ...' \ h\'I e;.~" '- .... ~ ... \ ro ., \...c}-..... ~ \ " ...... \ \~~. ~\~ ./ I I :: i '" ~.^ " \~ ---- I...!.. 0 S f- \-.1..( y' ~ e :-tHo'- l Q 1- .4 1; \ eel I ""' ' ~ ;: __ '. ~ 0' \ .' t" ,,' ,- <: -' ,- - A . _'.i J, ce ! s----~~v..'!:/, A Q.--.. '- "'- t::. .. I c' e:. ....."" r-;:.i A Q D~. "'7" I ~ ;~. _ t ~ ~~f ' 1 7~~ ' · f / .!/~ , ,9-- I ~ . i / · '1'" ~. .,.., ~.. ,.,... '- ~ ~ .... , I~ . . ./ {p " .i. n=-. T, r'o.r \..0 01 ",it e .b<:i S" L/::' ] / '- ..... . - 'l:- . h of-'" /' .... - " \ ,or t;ne i~OT'1i .wes" 1./ 4- 01 .jeCT,20n [/ 19+ Tavm.ship 118, Range 21 f Herwepin J C f' r: . ~ ~ ~ ~ ..." "" 1 j ount.y f )I:LIlUesota f o.escrloea as 1 Ol......Oi!<[S i f I I C ~ . t~ ""'I"''h' n '"' 1 r. i - ommenc~ng; a'C. ne :;cnh.....rw.est. corne..r 01 i~Qt ,1 i 11. 1 r-. C lr? 'D 1\ py," C P "G'c:mt' Q i?J' 0"'-1\,11'1 "D' n -17T01-:r . ",.. , ~ '"' _ '"' "'" _ t :: "....", \. J. ~ !.::<...I .. ~ ~v . \ jJ r. . '-' .. - 'l'i, ; " I accorci'ir,g to the recorr~';'::pLat:,thereof; thence.' ,'. ( ~1 / sout.heaste. rl}T al:ong the. souttler.l)T lin.e. of said ~~"l...... \t.-~,F" ... . ....-,. A .....;. r-:r.<!::l' . h cd-'. f"l'.. ~ ~ .L. : ~_ L.o'G .LvV~bJ Iee'C to t.L.e ,-,ou",nea5t. corr>:er 01 sa:L'" l' , I. . . - - , . .. . ... ",.,. ' .' i Lot; thence. Southerl v alG'Ig t.newesl:,er:LY. 12ne 61 'I..:.: , '" .. _ : En..si2:n RVerE:l6 as dedicated in said plat 59.12feet . If T-: ?i +- ~h~ m,n::::; -r-. :tJ/"\ .,-;- 1-1 ~ ~] -,,;- c" 0 T'!11 .(.:1:r- ; l"""~ f- T~.--} t. - L ? 1 t..., ""' 1; 1 t : _ .::.. '" '" - -.;;; -'-'''' ~ ., '" - ~ <,;,.. - -.J - ~. ~ .. . ~ - .... '" ~ ,f '-' '" '--.. ....., t: ! S ~ 4 ~.. P'!L :R,K. C ~ 1t c::~ ~ ~0 rnIP h fi n -J..I rpi rJ-~ ~..": ... T' h .c. n C -(:::. c:. f"':\.."\, t h "- .: , ~ ..... u. . .._.~... J.. ~..... "" u ;,;,.V v .~ !..) n. "-' "" - - u, v -. ~.. ~. ..... '-,...... ... · . -west.erly along the Northwesterly line of said Lot 4. ., 1 61 _ .0 __.. . ...... -. . " ~'" T I I L -e)0 1 ee'C. i:-O LLhe N-or:,nwes't corner 01 sa~u LOt 4- i I . therrce-Nortn lE-B ~ 4$ feet to t.he point of beginning... I . i We tw'>...by t:~i~ v15t 'lhis.ls 13 tr'.l; l>ndco~~resen$tio.:.~ \ t . oh l>..:tr~V or 'ttre ~Ma!:Jes of th~ abGlte .ael;Cr'~land,cnd .I. /:! ~" i 1~:;:~!~~~1-1~=:~.~Qd~~:~.eD::~cn~n~ ~f:~' Signe~ /LJ~tk~~_ ~. <. ~~r0j' I i Sup.'C.,,~ bY' us,t..-11S::; v 1d" 0"'7 ci' .;,.; :,0.'), , ~:g~ ,L,OT S' '!'\. V y.. ,. s CO,J,P t.. hi" I . · -c. .:.'" _..: .' .. _'. - . . ~ - ~ - - ..- -- - - I Petition in support of the request for a variance to the 3' side yard setback requirement for drivevv'ays for 3325 Ensign Avenue North \\ie, the undersigned, are neighbors of Paul and Barbara SVlenson who 0\\'11 and live in the residence at 3325 Ensign A venue North. We understand that their new driveway does not meet the City of New Hope~s 3' side yard setbaclc requirelnellt. Vie furt11er understand tl1at tl1e SWe]lS0n~S did not knowll1g1y violate the 3' setback requirement and nov\' are faced ~rith tile choice of removing a portion of the drivevvay or obtaining a variance to the setbaclc requirement so the dri\!e\\Tay can remain in place. "\\' e agree that tIle new driveway is an improvelnent to the property and it presents no problelns that '~lould justify the additional expense of ren10ving tIle portion that exte11ds lllto tIle 3' sideyard setback. We, the undersigned homeowners support the request for a variance and encourage the New Hope Planning Commission and the New Hope City Council to approve this request for 'variance. ~ J'" ?;: /1. , '.:" ! \ ;! " I .. / I ' 11 ! / ! I / r. " I.. j . A'-4'~.,r J11i7/f 1 /~r~.-J. f( IlL:!} \ ! 1/ .. l v .~ " ,/ 1 /' / · '--"""'" ;,..- ~;ttw tY eX, ~ I ~ (/ ()1~D'n !teis I 3-~r41 Ensign 3340 Ensign ~- ~\~ /-. /~ ij..1 (~' ., " // .---r- I :-, ,\(t. f"", J i G; ~ / h-,/\..a J t v~____ (.,,'/1, i /ct/ ~~ ~ il ~ I ____!' ! ~;/' r_ /i- ~=--.. FroeWe Tl1eise11 3333 Ensign 3332 Ensigl1 / (r;-. "",/"'0 n.. I <(' ,-. '< J'\ "'@ r'v~v1"{j , .p, f I ..J(. t. ..t. :,"0 i/,i11 - ~~ -,-<'-r ~. ~.: ~, ~ v~. I 'r->'. ':4. i ~ . /! I 0 ~"..o ~ f /1 ,f/ {. f2 V? (& v r --r 0 ;:;. D Vi,- { { \' \ //..~. l,' .~; '. . ~/ -- \.., ..... .. I \.... ; " / i' G / / I 1'. Vd"l ,I; .......... ____ .../ . - ." 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JIIlIIIlllli=l rc .... 1f!l!!J!l' " I f'o, '\; '"...' :J t) pao' ~ rt 1:tJ a. ~\ ,.~~ ,1( ,Ij, :~ lP .' ~~ i').. .. ~ :f'.o. ^ / ! / July 11, 2006 Mr. Paul G. Swenson 3325 Ensign A venue North New Hope, MN 55427 RE: Request for Variance/60 Day Rule Dear Mr. Swenson: It has come to my attention that due to the filing date of your application for a variance and the fact that you will be out of town for some of the scheduled meetings in July, that there will be a problem with the Minnesota State Statute, commonly referre.d to as the "60 day rule". Therefore to assure that we do not violate that particular rule, I am requesting that you send me a short letter or e-mail requesting an extension of the 60 day rule. Without this vvritten request the city will be forced to reject your application at one of the two City Council meetings in August. This extension will not affect your scheduled meeting with the New Hope Planning Commission or the City Council. I apologize for the inconvenience this may cause and thank you in advance for your cooperation with this particular detail. Thank you. Sincerely, ~,b~~ Curtis Jacobsen Community Development Specialist Kirk McDonald Director of Community Development Cc: Steve Sondrall, City Attorney Roger Axel, Building ~cial N I J ITY OF .. EW -_OPE 4401 Xylon Avenue North. New Hope, lvlinnesota 55428-4898 <> '\vv\rvv. cLnew-hope.mn.lls City Hall: 763-531-5100 + Police (non-emergency): 763-531-5170 ~ Public Works: 763-592-6777 ~ TDD: 763-531-5109 - City Hall Fax: 763-531-5136 ~ Police Fax: 763-531-5174 $ Public Works Fax: 763-592-6776 July 26, 2006 Mr. Paul Swenson 3325 Ensign A venue North New Hope, MN 55427 RE: July 24, 2006, City Council Action Dear Mr. Swenson: At the July 24, 2006, City Council meeting, the City Council approved Resolution No. 06- 108, granting a 60 day extension to the time limit set by Minnesota Statute 915.99 Subd. 2 regarding Planning Case 06-17, requesting a variance to driveway side yard setback requirement at 3325 Ensign Avenue North. See attached resolution. As we have previously discussed your next appointment regarding this issue \vill be on August 17, 2006, with the Design Review Committee at 8:00 a.m. The submittal of a current survey and vvritten correspondence regarding your position on tlus matter would be helpful to the Design Review Committee in nnderstanding this situation. If you intend to submit either please have them to city hall by August 15. If you have any questions please give me a call at 763-531-5137. Sincerely, Curtis Jacobsen Community Development Specialist Kirk McDonald Director of Community Development Attachment CC: City Clerk Page 1 of 1 ~}~~CiW~Ff Sent: Friday, July 14, 2006 1 :57 PM -'~-"""""';"""- =,.J ,!.J f To: Jacobsen Curtis [ 1 \: ..~~:'S'''':4r3: ,Lr' .'r" .': ~':.~ Subject: Request for Varience/60 Day Rule Dear Curtis, I am in receipt of your letter dated July 11, informing me of the "60 day rule", I would like to request an extension of the 60 day rule for my variance request. Paul G. Swenson 612-382-9659 -...- .. --~--..._-~._.._---.._-~.__..._,---_...........~...._............",._.........-. --~............,....._-_..__........~....-.--...__....._--,_..y --------...-------........ Be one of the first to try Windows Live Mail beta ~ 7/14/2006 COUNCIL Request for Action Originating Department Approved for Agenda Agenda Section Consent Community Development July 24, 2006 Item No. By: Kirk McDonald, Director CD Curtis Jacobsen, CD Specialist By: Planning Case 06-17, Resolution extending 60 day time limit required by Minnesota Statutes 915.99 Subd.2 in response to zoning application requesting a variance to driveway side yard setback requirement at 3325 Ensign Avenue North (Paul Swenson, Petitioners) Requested Action Per the petitioner's request, staff requests that the City Council approve the attached resolution extending the 60-day time limit required by Minnesota Statutes 815.99 Subd. 2 for response to zoning application requesting a variance to the driveway side yard setback requirement at 3325 Ensign Avenue North (Planning Case 06- 017, Paul Swenson, Petitioners) Policy/Past Practice In the past, the City Council has extended the deadline for acting on a planning application from 60 days to 120 days if the application cannot be processed in 60 days. Background Per state statutes" planning applications must be acted upon by the city within 60 days from the submittal of the application. If the city concludes that an application cannot be processed in 60 days, the City Council can approve a resolution authorizing a 60-day extension and send a letter to the applicant notifying them of the 60-day extension. Both of these actions must be taken prior to the expiration of the initial GO-day period. (TIle petitioner requested this extension and a letter and a copy of the resolution will be sent to the petitioner after approval by the City Council.) The Paul Swenson application was submitted on July 7" 2006, and during the meeting staff '^las informed that the petitioner would be out of town during both the Development Review Team and Design & RevieV\7 committee meetings scheduled for July, but would be available to attend the meetings scheduled for August. The Petitioner will be meetino- vvith the Desi & Review Committee all Au st 17 and the PlanniI10* Motion by Second by To: I:\RFA \ PLANNING \ PLANNING \ Q&R-3325 Ensign Avenue.doc .,- Planning Commission on September 5, 2006, with final review by the City Council at the September 25, 2006 meeting. Therefore, the city is extending the deadline for final consideration from 60 to 120 days. Attachment(s) . Resolution . Request from Petitioner (e-mail) . Location map ".. RESOLUTION NO. 06--1.0.8 (N ew Hope Planning Case 06-17) RESOLUTION EXTENDING 60 DAY TIME LIMIT REQUIRED BY MINN. STAT. 915.99 SUBD. 2 IN RESPONSE TO ZONING APPLICATION REQUhSTING A VARIANCE TO DRIVEWAY SIDE YARD SETBACK REQUIREMENT AT 3325 ENSIGN A VENUE NORTH (Paul Swenson, Petitioners) BE IT RESOL VED by the City Council of the City of New Hope as follows: \^!.HEREAS, Paul Swenson (hereafter Petitioner) has submitted to the City an application requesting a variance from drive'ivay side yard setback requirements of New Hope Code 94-3(e)(4)(h)(6 and 7) approval for Petitioner's property at 3325 Ensign Avenue North identified as New Hope Planning Case 06-17 (hereafter Application), and vV}{EREAS, said Application was received by the City on July 7, 2006, and vVHEREAS, Minn. Stat. 915.99 subd. 2 requires the City to either approve or deny the Application 'i,vithin 60 days of the City's receipt of the Application otherwise the Application will be deemed approved by operation of law. In this case the Application must be acted upon by September 4, 2006, and . \^!.HEREAS J Milm. Stat. 915.99 subd. 3(f) permits the City to extend the 60 day time deadline an additional 60 days if "written notice is provided to the Petitioner prior to the expiration of the initial time deadline informing Petitioner of the deadline extension and stating the reasons for the extension, and WHEREAS, the City Council hereby determines it is necessary to extend the response deadline to Petitioners' application requesting a variance from driveway side lot setback requirements of New Hope Code 94-3(e) (4) (h) (6 and 7) for Petitioner's property at 3325 Ensign A venue North as more fully described in Nevv Hope Planning Case 06-17 for the folloV\iing reasons: 1. The time extension is precipitated by the Petitioner's delay in providing the City with necessary information concerning their application to permit the Planning Commission and City Council to act on their application within the 60 day time period; c- 2. Specifically, Petitioner was scheduled to be unavailable for the scheduled city meetings to explain the terms of his hardship for a variance on his property to permit the Planning Commission and City Council to act on their application; 3. Petitioner has expressly requested the City Council to extend the 60 day action deadline of :Minn. Stat. 915.99 subd. 2 in his July 14, 2006 e-mail communication to the City's Communit)T Development Specialist Curtis Jacobsen; 4. Due to Petitioner's delay in providing necessary information as referenced above, the City Council can not consider this application until after the 60 day time deadline imposed by :Minn. Stat. 915.99 subd. 2, for preparation of written findings of fact for approval or denial of the Petitioners' application. Therefore, it is necessary that the City Council exercise its right to extend the time limit to act on the Petitioners' applicatio11 for a variance from the Driveway side lot setback requirements of New Hope Code S4-3(e)(4)(h)(6 and 7) for Petitioner's property at 3325 Ensign A venue North until November 3, 2006. NOW, THEREFORE, BE IT RESOL VED by the City Council of the City of New Hope as follows: 1. Based on the reasons stated above, The Cit)T Council hereby extends the time deadline to respond to Petitioners' application, identified as New Hope Planning Case 06-08, requesting a rezoning text amendment, a variance from the lot area requirements of New Hope Code s4-3(e)(4)(h)(6 and 7) and platting and subdivision approval for Petitioner's property at 3325 Ensign A venue North until November 3, 2006. 2. Pursuant to :Minn. 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('l'j Z l"- ~ >< C)..c ..c::: ..c: · - CO ro u ..c u .c :.:: o "-::::::.s u u Q.) :::: Q.) ::: <D CO ~ _~ .~ .~ CO 0 0 ..c: _~ ..c ,~ E <(--1--1-1"'01-1-1--11--1:;::; t- O) <( :=!: 6 ..c !;:: a..; E I ~~E ~ ~m0o W~0I~~ PLANNING CASE REPORT City of New Hope Meeting Date: September 5, 2006 Report Date: September 1, 2006 Planning Case: 06-18 Petitioner: Brian and Shelly Gilbert Address: 3532 Decatur Court Request: Side Yard Setback Variance for House Addition I. Request The petitioner is requesting a 2.4 foot variance from the lO-foot side yard setback requirement to allow COl1.struction of a house addition 7.6 feet from the property line at the closest point, pursuant to Sections 4-5(f)(4) and 4-36 of the New Hope Code of Ordinances. II. Zoning Code References Section 4-5(f)(4) Lot requirements - setbacks Section 4-36 Administration - Variances Ill. Property Specifications Zoning: R-l, Single Family Reside11tial Location: On the southeast quadrant of 36th A venue aJ.ld Decatur Court Adjacent Land Uses: R-l, single family residential to the north, SOUtl1, and west, St. Joseph's Church to the east Site Area: Lot area 11,493 square feet Building Area: 182 square foot/four season porch and 48 square foot deck are proposed to be added to existing house and garage. Lot Area Ratios: 75% green space and 25% impervious surface. Planning District: No. 16; The Comprehensive Plan indicates the low density residential areas in this district are in .good to excellent condition. The city continues to promote housing maintenance through private reinvestment. Specific Information: Property slopes fairly dramatically from the front to tl1e back. Adjacent property has numerous retaining walls in side and rear yard to create usable property. It is not practical to use side yard or the rear yard for recreational or storage purposes. Planning Case Report 06-18 Page 1 9/1/2006 - Background The original 3.1 acre site housed a single family home, which was moved off the site in 1994. The parcel of land was platted as Kimball Addition and subdivided into nine single family parcels. Construction of the nine new homes began in 1994 and continued over approximately the next three years. V. Petitioner's Comments The petitioners stated, in correspondence, that they purchased the new home, which was a model. in 1995. They are now ready to add a 14' by 13' room addition onto the rear of the existing house with a 6' by 8' deck attached to the north of the addition. The addition would be constructed at the southeast corner of the house. The addition cannot be moved further north due to a bay window protrusion near the middle of the house. Therefore, they are requesting a minor variance to allow a portion of the addition to extend into the side yard setback. Building materials would match the existing house. VI. Notification Property ovvners within 350 feet of the property were notified and staff has received no comments. The petitioner has submitted a petition stating that neighboring property owners do not have an issue with the variance request. 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: 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 mcludes inadequate access to direct sunlight for solar energy systems. Economic conditions alone shall not constitute an rmdue hardship if reasonable use of the property exists rmder the terms of this Code. 2. The undue hardship is unique to the parcel or lot for which the variance is bemg ~<?ught and is not generally applicable to other properties within the same zoning district. 3. The hardship or circumstances unique to the parcel or lot has not been created by the landovvner or any previous ovvner. 4. Additional Criteria. The application far variance s11all also meet the fallovvll1g criteria: Planning Case Report 06-18 Page 2 9/1/2006. 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 reviewed the plans and was supportive of the request. Comments included providing an as-built survey and obtaining the balance of signatures on the petition. C. Design and Review Committee The Design and Review Committee met with the petitioner and indicated support for the home addition. They requested that the property oVYner provide a survey of the south lot line between properties and exact dimension from the lot line to the comer of the proposed three-season porch. D. Plan Description 1. Applicant is proposing to add a 13' by 14' three-season porch of 182 square feet and a small deck of 48 square feet to the existing house. 2. The house had originally been a model built in that subdivision and the original plans for the house had called for the same three-season porch to be constructed. That option was dropped prior to the house plans being approved. 3. The proposed addition would match up siding/trim and roof lines with the existing house. The addition would have a 4/12 roof pitch. The left and rear elevations would have double windows and the right elevation would have a sliding patio door and single window, along with a small deck. 4. The unique shape of this lot made it difficult to site a house on the lot based on the setbacks that were in place at that time (the north setback from 36th A venue was 35 feet at that time), and these conditions "vere not created by the current property o\vner/applicant. This particular hardship is nnique to this lot and not necessarily applicable to other lots in the subdivision. The topography of the property could also be cited as a hardship. 5. The proposed addition will not vary the essential character of the neighborhood, impair the access to light or air for the adjacent home, and it will not allow for a use otherwise not allowed in tlle zoning district. 6. The Comprehensive Plan encourages investment and expansion of single family homes. 7. This is a minor variance and the neighbors in the subdivision support tIle request. F. Building Considerations Comments from the building official have been incorporated into this report, and he is supportive of tile request; a building permit will be required for the addition. Plannll1g Case Report 06-18 Page 3 9/1/2006- VIII. Summary Staff is of the opinion that this is a reasonable request and supports the improvement to the property. IX. Recommendation Pending the outcome of the public hearing and input received at the public hearing, staff recommends approval of this 2.4 foot variance request, subject to the following conditions: 1. Building materials of addition to match existing house. 2. Building permit be obtained prior to start of construction. Attachments: Address/zoning/topo/aerial maps Petitioner Correspondence and Application Survey and Photos Building Addition Plans Neighborhood Petition Zoning Code Information Application Log Planning Case Report 06-18 Page 4 9/1/2006. co o p.. ~ 1."'1 Ml eg, q;;l {'C') r f"-l a; ~ G f"-. a:;I >r- ow::t. C:1! 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" '~ '\ I~~" \ \ \ ("~ )' \'.l' ,1 ~ url \ ._,,- / /..... --\.X ~ '\, / i ',\' - iU IS / ! I ' " --- / ,~/......" '- ..... " ." . '-- I I ~ Ii] , ___ \ q ,/ ___ .... -- ~ I... / ".---~ ".! c'; Ii 10 1 r-~ \ \ "1"""---"" ~ ......... ~ "c <x.~ ~ c"- i" · I I k ,\ \ .~ :',' //...... ' '- --- --- --- ~~ //.,/J?A.~"V-.~7;::~~ f r-,n/ U\ \,- \ ~\ ~\ I'~ / \ .....~----==--~ ~ _~ /..._ ". '\.:,/ '\ \c~ t f \ >,-!-------j ) 'I> ~ L/ -~ - ,.'~'/ ~'. ,,:,\ _' r-r--. .r\ ""', j'l \ ~I J 1~1 i 1 - - , FA... '., , ~,_/1 \ '......., \),;. :..cJ , / ! J \. ,: \........:j \ ,( I \ I \ ...;} _ Ii <"'~...; (-... ! I I I \ 1 I/J' \ <' ,.J i : \ II ..:::. i I -- -.. \ ! (I \' ~'\: I . , I .) I ~~ .L 'I.' I f/"i ". ~ , I ~ ' ~ ). \; i ' r ." 'j"-" I Di \...) j' \~ ) ~:'}.~~.:J_~;<_;/tr ~ ~:!. r~ \ \\ \: //-- . ,---- _, :J b ' " :-';. . ~ i \, \ \ \ 1/ ,i l:;.c G,'; \ j I \ \ / - ,...\...~, // ~ / ./ /. / August 8, 2006 To VVhom It May Concern: We, Brian and Shelly Gilbert, are the original O\VIlers of the existing model home at 3532 Decatur Court since 1995. We have never had a deck on the back and would now like to have a room addition with a small deck. We would like to put a 14' wide by 13' deep addition with a 6' x S' deck to the north of the addition (directly in the back center oillie house). The addition would continue the same structure line of the house. It would go from the edge of the house to the bay protrusion near the middle of the house. Unfortunately, we can't move this addition farther north, due to this bay protrusion. The addition would have the same color vinyl siding and same color shingles as the existing house. The deck would be made of a maintenance free product. Therefore, we would request your approval of a 3-foot variance due to the angled property line. Sincerely, 'II- " 6NQh ~. .sNJ1 ~ ~ Brian and Shelly Gilbert . - ':'"" . . - PLANNING APPLICA TJON TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 ~-!I Basic Fee Deposit Case No. Date Filed f/,q/oto dt:l-</. /!52J r- 6u~ Receipt No. rtp?t.3 t Received by 0,,-;:> 'I (J \ - t U \ l~ 1 Name of Applicant: Dt 4:\;'\ '* S ''\ e . 't c,\ (\P (1 PIO rCl- U'6-~' -ozl-OOLf6 - \ Street Location of Property: 3'-'"'"7 J De ~ Ct- N _ ':)~ (1!~ U,r Legal Description of Property: let L fSlf{Jc 11 ti\V\ ~i (I 1\00 L+l\O~-~ J I OWNER OF RECORD:. Name: p(lh\l\. +-~J'l_\Qll\J Gt[1err Address: 3S3d.- ut?at 1-(j\ Ct N N~..~ e If\;~1 55'1 d-- 7 Home Phone: lb3 --54).- ~d-Cf/Work Phone:Gtd--359-J550Fax: Applicantls nature of Legal or Equitable Interest: prODdtu tWheJS , I $'p-~ if - "3 b Type of Request: (pertaining to what section of City Code) 10 Ob~~" Ot.~M Vet r (~ \;\ ( e 'wi ... Please outline Description of Request: (use additional pages if necessary) :; ~"bot \)CiXJ'dt\te.. fu( ha USe. adcl,t1 on Why Should Request be Granted: i:~ \ .~ of- n c.) ( r \c9 f<ptht E:\it? '.~ 1'~ tJV\I~LJe 'S f5,.p (attach narrative to application form if necessary) ..,.. 12-05 ..... ." ~ ..+. 4 ~..~~ -- .. ~ ".- ;.J-._~ ~ Yo: -.... ~ "'4"""':"'..."_ ....- - . . Applicant acknowledges that before this request can be considered and/o.r approved1 all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application m~terials) must be paid to the city and that, rf additional fees are required to cover costs incurred by the city, the city manaaer has the riaht to reauire additional D8vment. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the cityts acceptance of this application. If the development. review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant in writing. .The Community Development Department will notify you of all meetings. Signed: &-lb t^- Gc~[b{Jrt 6htl1 u (-y~ I W +- Fee Owner (print or type nam'e) . U Applicant Other than Owner (print or type) FOR CITY USE ONLY Evidence of Ownership Submitted: Yes - No Required_ Certified Lot Survey: Yes - No Required_ . Legal Description Adequate: Y~s_ No Required_ Legal Ad Required: Yes - No Requireq_ Date of Design & Review fVleeting: Date or Planning Commission Meeting: Approved: Denied: - By Planning Commission on: Approved: Denied: By City Council on: Subject to the follo'vving conditions: .,... . ~ - I ___ - t,A- -' 80 I /': "'10 OO.g\.t~'d I / ~O~ '<J'J;) I' OO~l-<;'~"\ g \ 1 ), U (\J, ~ tv / I' 0 //'( N0036'OOnE / ..J (\oqO'\~) t~ ,/ \ ,,-- 47,93 --', t..t I ~O l>{\&t\1~ ,/ ',0) / tt-.,O .SO~ \,\1 --- \::;:j I 1..)'"' 9 '"'-J.... V> b.. I (()~ ~ ~~ <:: tJ'Ia.. ~ I ' ,/ tTt t::) r,..; ~ rrf "I ~ I ,/ :t I .\L / t:: .. '. ~.r.\ zt tS 80 ~ " '. 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()~ - . ~.. ~ 0" "' / ~....... . .. I, "" l'h', Q) ~ ~ J 9Q .0 lJ r C r4 . .? Iv. ?~~ J:r:~ () 0- ~t: '\. / .... J ~ A - . . \ . - f ~ 0" \ " V .._ ' '\Y 9 _<I, 1/. ~ -" ~. ~. '" b ~ r;t.A' " . '{<, _v'l tJ /' \ ~ -~ l~~ \ i'lI n " .;>' /I~ ~_._ ~ .i! ~, .~ p --- ~ar;~7 . iJ _. .::z.~-~ --...oo:~ ~ Ii \ .,. (:) - I - JI - - Q i 0 Z tL.l -(f) r-::J ~O r6:c :z 0 ~ > lLI --1 lL1 \- :r:: 0 ~ c:...!) 0 ~~ a tnoz ll..J - t- o::::: irS~ (j) 1::<...!) < Uz ~ ~Q 0 z LW ~\f) ll..JO - I >0 - u-u -'I o~ Q Ou...J ~o.... Z 0 c.!) ~ z u...J -en tr;=:J > -0 u.J GJ:c --1 u.J tL u..J ---l -_. - EXI5TING HOUSE 12 12 41 ~ 14 ~ ~ ~ ~ ~ ~ ~::::...-- . ~ l2'-OIl , D D 21-0' l ..., /l :ISTING .1M ::.. : <...:) I I 0 :z I I .....J I {'() ~ . . ~EAR ELEVATION 1/4"= II_all ---....~ ,------- ~ .....-.... ..... . . - ..:. , nO-IS I 0 ~ ~ - i UO-t~ nO-IQ - II ~ n:?-IZ 11:>-,2 110-1 V 110-1 i7 - , "- 002 0 0 I '-.D zD to <....D \-0 (Y') tr)- -~ I: (tSCL 0 'I.c '-- <..!) " '-- z . l-l1l^J 11(,/ l G-f: r- OJ (tS · 1.LJ~ - 0 >0 N 0 00 I i " f'. 1 :2- 0 0 tLJ~ t.....O C\J ~!L I (j). en ~ _ _ ~n ;J9a~ _ _ _ :c 0 0 0 t :z tL1 ~ -en - r-=:> <J) tf)O u...J U G:S:c - .Z c.n O:r: tr) 0 tf)~ ::J DL': 0 0 t50 r- I I ~ tr)0-. 1.1- N --.... 1 0 Z ~ @ 0 ~ ~ ~1l^J U(,/ I 6-t: ,r . D :z D <C <C ~ --1 S 2-0~:>~ .~a CL llJ Z ~ -.....- 0 t: 0 (j) C\J ---1 cO ~ LL - n5-1Sl . 05-1:1 ~ nO-, t: l "- P"'"""i ... -. \1 0 C Z 0 ~ 0 z u ~ r- ):> Z Q )>z (j) CP(j) ::j Oc z <r- ei) rn-" ::r: r- 0 (U c (j) rn T I I -/0 I o~ " L- I n(j) "--i ~...2-2XIO_BM. '.... ~ \!:! - ENGINEERED ROOF TRUSSE5 W/ ENERGY HEEL @ 21_0" a.c. 1/21l WAFER BD. 5HTG. 15# FELT ICE $ \'v'ATER 5HIELD ASPHALT 5HINGLES 2xG 5UBFASCIA 2'-Oc 14'-on 2'-on ALUM. SOfFIT.$ FASCIA CONT. 50FFIT VENT RIGID \NlND WA5H BARRIER 12 AIR CHUTE 41 3-9 1/211 MLH 5/811 GYF 5D. CLG. VAPOR. BARRIER R-44 IN5UL. 2xG @ I G" D.C. R-19 FIBERGL. IN5UL. ~ V AFOR BARRIER 1/2" WAFER 5HTG. - I 1/2" GYF. 5D WALLS 2x I 0 FLR. JSTS. to tv1AINT. FREE SIDING @ I Gll D.C. 3/411 T$G WAFER TYPICAL RIM JOIST t~OTE GLUED $ 5CRE\^IED HOLD THE RIM JOIST IN THE Vv'IDTH OF THE RIGID INSULATION. (INSTALL RIGID fN5ULATION PER BUILDERS 5PEC5.) GxG Vv'OOD POST ON 12" 0 x 481: DEEP >- CONe. FiG. ~ Cf (f) I 1 I I I 1 I I U U BUILDING SECTION 3/811= 1'_011 . - I ~ nf Brian and Shelly Gilbert \vould like to put an addition on to the back of their house. W QuId you be opposed or not opposed to their addition? Not Opposed Opposed I I I \~/ I Dewane & Sue Pagel 3525 Decatur Ct /', /. IZd ,/ i-~t1i J(J-tV: c!' ~ . I I I XI Steve & Lisa Gacek 3517 Decatur Ct . i---\ ) ! i 11' .1' . ij .:1 'fr! 1 n .;;!{Z~ /1 LA/ Lt1 (...;~: ; fC--- v- I I 1.><:1 Dave & Connie Kill1ball 3509 Decatur Ct ~ L ~~ X~CLLfl I I I XI Don & Mary RO'~Tedder 501 Decatur Ct ;'" y~~~ "- I I [)< I Patty Scheeler 3500 Decatur Ct ~ J \. -' ~()"\.. ~\j\(LC\ S'~~~ I I I \./ /'" I Don-a~ & l\tfa~l\rn T ~hiA'rl 3508 Decatur Ct I /'. I J. ~ 5 \,,11. .l. Y .l.. L .1.)" J.L..L ...L-I """ i.'.... T ...................;. \/; ~ JI! '-/~-,",.1~ r:J.-J>~~J( ~ ~ - I I I X I 1iJen nan10n . 3516 Decatur Ct V (A I J {~ l4 0 ev; v,-- t {P\lV~ o..r~ _.- I I I VI Tom & Rita Bennett 3524 Decatur Ct I~ ~&- . . ":" . . - "'" ~ /---- ~<3 · 1./ I r----.. ... - ~ .. f / . /-........... 36.019 ...,/' '\ 3';::;::0 l 1 ill ::H348 w.., --{ /......--.36~? / JO.,. !...../ r--- 3640 /' ....'.3641...... ,,/ "\., ;..... t 36~9 ! 3-3.57 i I. I t 3633 .1 ( -~: ""...... ( / --~1f "" ......./ /,.., "'.. "'. .3648 / )". '.- ' ! j 8609 ' .l i.J "'~.~2 l ~*:)..::l3 I ;' - - -.., ,... 3ti33 /' // \... 3640 '1 /" .f ,,/," I .1 t) .,;)'U..;.l! r I ...:I"J..j_ 1 "- ./. , ... /: .....00)1.,... Cl- "-, i--_ j! r---- I f-- 1.......... ,'':' '.. \,.. {' i ~.t";::" ,t j I Ij --I ---~ ------1 l ----~-__/ '..............J ,J/ .............. 35-32 "'''''''', /1 ,..,/ 1 Ir---: I ~.., .. ( /.. f I.. - _" ) .... \ I " \. ' 1 30_0 r Ji 3624 / 3625 ( f ~a?4 (J ..;3";:120 /,/ '........ 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'\ -~ G lot 01 e rIll'S I: (;) I -----J 1--- ~.-z. I 350~ '!I - > I .1).. { ( \" .)l.............~ I _ <.. 35.....5 J 1 'l!':::? .f J--~ -....--. I 3540 ~ .;540 .---__ .. i f ........_"1 _ / )\ , ~ ...,. 1--__ ' J-009 /. . ! ,. I 3517 I ;:;.' ;/ 3501 \ 3<5Gr:J Jf r-\ ffPO p.e rt' I, 35.....1 J 3516 _ . i ~;,L .351lQ /1.. \ I. ~ ; y I I I ~509 1 9~' - I l .1 ' _ ...........,. '--':l8 I en:; 30u8 l' I .)_~J - ...,;,:,) ,- fn; , 8808 / \, I ! I[ / =1 I . 8816 I I 8800 \' ~ I 3504 Ii) 3501 3500 1,/ I - - 3'501! 90.08 I:.... ,V-....,.\___---~-......\ I _~ 1 .3801 \ I 3500 351':"1 AVE N l \ L.. 1"'8- ____ ...... , j..J"t-.... * All of the property owners within the highlighted area have signed a petition to allow the Gilbert's addition. ZONING S 4-5 (3) PTJD, residential. Residential planned unit development as regulated by section 4-34 of this Code. (4) Cemeteries. Cemeteries platted 8..L-tter July 5, 1979, provided that: a. Platting required. The cemetery must be platted under the platting code of the city. b. Area. The overall site does not contain more than 25 acres. c. Access. The site accesses on a minor or principal arterial only. d. Comprehensive plan. The applicant has applied for a comprehensive plan amendment and said amendment has been processed and approved in accordance with applicable state statutes. (5) Day care facility. A state licensed facility, serving 13 or more people, provided that: a. Accessory use. The day care facility is an accessory use of a building used for educational or religious purposes as permitted by and in compliance with subsection 4-5(e)(1) of this Code. b. Front yard set-back. The front yard set-back is a minimum of 30 feet. c. Outdoor play area. Outdoor play areas are landscaped and screened from abutrillg residential properties in compliance with subsection 4-3(d)(3) of this Code. d. Street access. The site and related parking and service is served b:y" an arterial or collector street of sufficient capacity to accommodate the traffic V\Tbich will be generated. 8. State regulations. The regulations and conditions of1\1inn. Rules Parts 9545.0510 through 9545.0678 as adopted and amended are satisfactorily met. No facility shall begin operation without a state license. f. Building and fire codes. That all applicable pro"\tisions of the I'/.Iinnesota State Building Code and Fire Code ha"\78 been met. That the city' building official and fire depar L.i..i.lent shall L.j.spect the property prior to the issu~ce of the CO!lr1-ition~ 1 use permit to determine if this subsection of this Code has been complied with. (f) Lot requirements) building heights} and setbacks. The following minimum requirements shall be observed in the R-l zoning district subject to additional requirements, exception, and modification set forth in tbis Code. (1) Lot area. a. Base lot. 1. Single-family dwellings: 9,500 square feet. 2. Other uses: 15,000 square feet. b. Unit lot. 9,500 square feet. Supp. :t"~o. 10 CD4:75 . + S 4-5 1\TEW HOPE CODE (2) Lot width. a. Single-family. 75 feet. b. Single-family-Corner lot. 90 feet. c. Other uses. 90 feet. d. Other uses-Corner lot. 100 feet. (3) Builcling height. 21/2 stories or 32 feet, whichever is greater. (4) Setbacks. Front: ii.rte- rial Side: .Alterial or or Community .- Community Front: Local Collector Side: Interior Side: Corner Collector Street Street (a) Rear Side Yard Local Street Street (a) 25 feet 30 feet 25 feet 10/5 (b) 20 feet 25 reet (a) See subsection 4-3(c)(6)b of this Code. (b) Ten-foot side yard setbacks are required ex.cept a five-foot side yard. setback is permitted ror an attached garage and any living space constructed above the attached garage footprint. (Ord. No. 05-04, ~ 1, 3-14..2005) Sec. 4-6. R-2, single- and two-family residential district. (a) Purpose. The purpose of the R-2 single- and two-famil:y residential district is to provide for low density single-family detached residential dwelling units and directly related, accessory and complementary uses. (b) Permitted uses) R-2. The following are permitted uses in an R-2 district: (1) Single-family detached dwellings. (2) Two-family dwellings. (r)\ Boarding (house) home-Foster children. Subject to applicable county and state \0) licensing requirements. (4) Day- care in home. Subject to applicable county and state licensing requirements. (5) Public parks and playgrounds. (6) Essential services. (7) Group home, single-family. Supp. No. 10 CD4:76 . . ZONL~G ~ 4-36 Sec. 4-36. Administration-Variances. (a) Purpose of variance. The purpose of a variance is to permit relief from the strict application of the terms of the zoning code to prevent undue hardsh;ps or mitigate undue noneconomic 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 spLrit and intent of this Code. (b) Procedure. An application for a variance requires a public hearing and shall be processed pursuant to the provisions outlined in subsection 4-30(c) of this Code. (c) Hardship. />.n 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: (1) A hardship may exist by reason of a physical condition unique to the property tbat 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 tbis Code. (2) The undue hardship is unique to the parcel or lot for which the v8..L-iance is being sought and is not generally applicable to other properties witllli'"1 the same zoning 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. (d) Informational requi,ements. (1) A certificate or survey depicting the following: a. Lot dimensions 8-Tld area. b. 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Memorandum To: Planning Commission From: Kirk McDonald, Director of Community Development Date: September I, 2006 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. August 14 Council Meeting - At the August 14 Council meeting, the Council discussed tile follovving planning/development/housing items: . PC06-08, Request for rezoning 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 A venue: Referred to city attorney to prepare findings of fact for denial. Council cited lack of a hardship, potential water problems with a garden view building design, close proximity to existing gas station and potential complaints, small amount of vacant commercial property in the city, and lack of green space for residential structures with families as grormds for denial. e Project #807, Resolution accepting the feasibility report for the proposed construction of a water quality pond located north of the Northwood Park wetland: Approved, see attached Council request. e Discussion regarding the recipient for the summer 2006 New Hope Outstanding Business Award: Council selected A.C. Carlson Appliances - award will be prese11ted at tl1e August 28 Council meeting, see attached Council request. e Resolution accepting the 2006 City Plan: Approved, see attached Council request and city plan. 2. August 21 Council Work Session - At the August 21 Council work session, the COUllCil discussed the follovving planning/development/housing items: e Discussion regarding the city's 2008 comprehensive plan update, NAC's modified proposal to prepare the update, and Bonestroo's estimated costs for updating engineering! public works information: Agreed to utilize limited consultant help in preparing updated comprehensive plan, see attached Cormcil request and work session minutes. Directed staff to place tl1is item on August 28 Council agenda for official action. Miscellaneous Issues Page 1 9/1/06- - _. . fa Project #767, Update on the potential development of the city-owned property near 52nd Avenue between Pennsylvania and Louisiana avenues: Directed staff to meet with developers to further discuss proposals: number of lots, price of land, maintaining buffer zone, etc., see attached Connell request. Staff will be meeting with the developers in September and presenting additional information at the September 25 Council meeting. 8 Discussion regarding the potential road improvements at Bass Lake Road and Yukon/Xylon avenues and the associated purchase of two buildings (8400 and 8420 Bass Lake Road) at the Bass Lake Road Apartments site: Directed staff to obtain quotes for updated appraisal, see attached Council request. 3. August 28 Council Meeting - At the August 28 Council meeting, the Council discussed the following planning/developmentl11ousing items: . Presentation of the Summer 2006 New Hope Outstanding Business Award to A.C. Carlson Appliances: Presented avvard to AC Carlson, see attached Council request. e PC06-04, resolution accepting easement for the construction and maintenance of public improvements at 4301 Ouebec Avenue: Approved, see attached Council request. " Public Hearing, Resolution consenting to the issuance of revenue bonds by the Colorado Health Facilities Authority on behalf of the Evangelical Lutheran Good Samaritan Society: Approved, see attached Council request. G PC06-08, Resolution establishing findings of fact and conclusions of law relating to the rezoning request, lot area variance and preliminary plat approval for property at 5551 Louisiana Avenue and denying all requests: Approved, see attached Council request and resolution prepared by city attorney. e Public Hearing, PC06-08, 5552 Louisiana Avenue, to consider an amendment to the city's comprehensive land use plan to change the land use classification of the property from CB, community business, to R-2, single and two-family residential: Canceled public hearing due to the fact that the planning case had been denied. <\) Project #790, Resolution establishing findings of fact relating to legal non-conforming use of property - driveway/curb cut location (2006 street and infrastructure improvement project): Approved, see attac11ed COllilCil request and resolution prepared by city attorney. . Resolution approving proposals from NAC and Bonestroo for the 2008 comprehensive plan update: Approved, see attached Council request and proposals from NAC and Bonestroo. 0 Resolution authorizing application to the Metropolitan Council for a local planning assistance loan to assist with the 2008 comprehensive plan update: Approved, see attached Council request. e PC06-10, Ordinance, 06-05, an ordinance amending New Hope Code Section 3-40 regulating sign code: Adopted with several miI10r changes, see attached Council request and minutes. e Resolution approving interim agreement with Delkar, LLC for the city-owned parcels at 7601, 7621, and 764162nd Avenue: Approved, see attached EDA request. Miscellaneous Issues Page 2 9/1/06- + - . 4. Design and Review Committee - The Design and Revie\v Committee met "vith the petitioners m August. The planning deadline for the October meeting is September 8. Staff \iv-ill be conducting several pre-application meetings on September 1 and anticipates tl1at one or tvvo applications will be submitted. 5. Design Guidelines Subcommittee - Staff met with the chair of tl1e subcommittee on August 10 to develop the basic plan on how to proceed and the subcommittee ,vill be meeting on August 31 and will provide a short update at the September 5 Planning Commission meeting - see attached subcommittee memo. Notebooks were compiled and distributed to subcommittee members prior to the first meeting. The notebooks contained examples from other cities, previous planning documents, etc., for reference purposes. 6. Comprehensive Plan Subcommittee - With the Council approval of the 2008 Comprehensive Plan update proposals, the first step will be to make recommendations to the City Council on the formation of a broad-based subcommittee to assist with this process over the next 8 to 12 months. Staff will be discussing this matter with the Cormeil at the September 11 Council meeting and has placed this item on tile Planning Commission agenda for discussion. Staff is requesting that interested commissioners that want to serve on the committee identify themselves so the names can be forwarded to the Council. Staff will be recommending a committee composition that includes the follovving: 0 Planning Commission members 0 Representatives from Citizen Advisory Commission and/or other city commissions 0 Several applicants that made application for the City Center Advisory Committee 0 Other volunteer residential or commercial property ovvners 0 Council person to serve as liaison (if Council agrees) (Appropriate city staff will also be assisting with staffing tlle corrunittee.) It is anticipated that once the Conncil appoints a committee that work vvill get nnderway in September/October. 7. Residential Property Recognition Award - A small parlel is also needed to revie"\v the nominations for this program and staff wants to lllquire if a Planning Commission member is interested in serving 011 this panel - see attached program information. To date, tlle city has received four nominations. 8. Council Update - The quarterly update from the Planning Commission to the City Council "\tvill be at the beginni1lg of the September 11 Council meeting and vice-chair Hemke1l11as agreed to provide the update; see attached memo with highlights of activities. 9. City-Owned Property Near Railroad - T\i\TO developers submitted proposals for this eight-acre city-owned site. A community open house ,vas conducted on August 9 for interested residents to vie'''T the proposals. Persons attending tl1e open house '\Tere e11couraged to fill out a survey and those results were presented at the August 21 Council ,vork sessio11. Tile Council will discuss the proposals in September. 10. City Center - Attached is an update 011 the status of the properties at Wimletka Center and the Kmart site. 11. Development Update - Attaclled is the August/September developmellt update for your information. Miscella11eous Issues Page 3 9/1/06 - - . 12. 3404 Ensign A venue - An administrative lot split has been approved for t1us property, as allowed by the Zoning Code, as all lot requirements are met. The subdivision is for tvvo single family lots. A house plan has been received for the north lot with a valuation of $300,000. 13. Dakota Growers Pasta - The city received the attached correspondence aJ.1.d plans for rebuilding a portion of the existing building and a small addition on the 110rth end of the production building. The planning consultant and building official have revievved tl1e plan in previous meetings with the company and do not feel that additional planning appro"vals are required from the city, as the demolition and expansion will take place within the existing footprint of the building. It is still undetermined from the company vvhether the project will proceed or not. If the project does proceed, a letter vvill be sent to all of the neighboring properties i11forming them of the project and inviting them to an informational meeting at the company. 14. Crystal Senior PUD Development on Nevada Avenue - Please see attached information received from city of Crystal. 15. Proj ect Status: 0 42nd and Quebec commercial- under construction 0 Holy Trinity Church - plans submitted for conshuctionjbuilding perlmt - under review 0 Linden Park Condominiums (PPL) - plans submitted for constructio11/building permit- under review 16. Minutes - The August Planning Commission m:i11utes are included for your revieV\T prior to the Planning Commission meeting. Please remember that all approved COUl1cillniI1utes are 011 the city's web site. 17. If you have any questions on any of these items, please feel free to contact city staff. Attaclunents: Feasibility report for water quality pond at Northwood Park wetland Summer Outstanding Business A\vard 2006 City Plan 2008 Comprehensive Plan Potential development near 52nd A venue betvveen Pennsylvania al1d Louisiana Potential road improvements at Bass Lake Road .and Yukon/Xylo11 Presentation of Summer Outstanding Business A ,,,rard 4301 Quebec easement Evangelical Lutheran Good Samaritan Society bonds 5551 Louisiana A venue public hearing and findings of fact Driveway/curb cut locations -legal non-conform:i11g uses Consultant Proposals for 2008 comp plan Met Council local plam1ing assistance loan Sign Code amendment 62nd AvenuefWest Broadway interim agreement Design Guidelines memo Residential Property Recognition Progrron Update on Planning Commission activities City Center update Miscellaneous Issues Page 4 9/1/06 - - - Development Update Dakota Growers Pasta expansion plans City of Crystal information on senior development at 34th and Nevada avenues 8/2/06 Planning Commission 1vIinutes MiscellaJ.1eous Issues Page 5 9/1/06" ^ CITY OF NEW HOPE 4401 XYLON A VENUE NORTH NEW HOPE, HENNEPIN COUNTY, 1vIINNESOTA 55428 PLANI\lJNG COlvllvIISSION 11INUTES August 2, 2006 City Hall, 7 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof; Chairman Svendsen called the meeting to order at 7 p.m. ROLL CALL Present: Paul Anderson, Pat Crough, Kathi Hemken, Jeff Houle (arrived 8:23 p.m.), Roger Landy, Ranjan Nirgude, Bill Oelkers, Tom Schmidt, Steve Svendsen Absent: Jim Brinkman, Tim Buggy Also Present: Kirk 11cDonald, Director of Community Development, Alan Brixius, Planning Consultant, Steve Sondrall, City Attorney, Vince Vander Top, City Engineer, Curtis Jacobsen, Community Development Specialist, Kim Berggren, Community Development Assistant, Carlos Espinosa, Community Development Intern, Pamela Sylvester, Recording Secretary CONSENT BUSINESS There was no Consent Business on the agenda. PUBLIC HEARING PC06-08 Chairman Svendsen introduced for discussion Item 4.1, request for rezoning Item 4.1 from eB, community business, to R2, single and wo-family residential, preliminary plat for property to be known as Louisiana Terrace, and variance for lot area to allow construction of MO zero-lot line tvvinhomes, 5551 Louisiana Avenue North, Terry Veigel, Petitioner. Mr. Curtis Jacobsen, community development specialist, stated the Design and Review Committee met with the petitioner at a special meeting to discuss drainage concerns raised by the commissioners at the July Planning Commission meeting. The ponding area was modified in the rear yards of the properties by increasing the size and reducing the depth to 1.2 feet. The emergency overflow, located along the southernmost lot lone, would direct y\Tater from the pond east tovvard Louisiana A venue. The rear yard drainage easement vvas changed to accommodate the entire ponding area, separating the pond from the balance of the lot, and showing a uniform drainage easement in the rear yard. Jacobsen reported that the city received a letter from Robert Thompso11, Bass Lake Dental Group, the dental office to the west of the site, vvho indicated he had been located at that location since the early 1970s had never seen standing water on that property in summer or winter. Mr. Vince Vander Top, city engineer, stated that since the July Planning Commission meeting, the applicant completed percolation tests on the site. Vander Top explained tl1at the original plan showed a deeper pond in the rear yards. The revised plan still showed the back yards vvould be lower than . . the structures, but graded flatter. Vander Top explained the original percolation rate calculations indicated a big discrepancy betvveen what the applicant and city engineer's office proposed. The city engineer's office had assumed less than an inch per hour percolation rate and the applicant had assumed four inches per hour. The field tests identified the infiltration rate at tvvo inches per hour. The numbers presented in July were based on a IOO-year rain event. Vander Top explained that proposed calculations for a typical tvvo-year event, and given future soil conditions, a n1aximum pooling depth of 0.2 feet ( 2-3 inches) would remain for about a half day. During a IOO-year event, six inches of rain in a 24-hour period, a maximum pooling depth of 1.2 feet would remain for about one day. In an even larger rain event, water would runoff to Louisiana A "enue. Vander Top continued by saying that the applicant had also submitted a drawing showing a storm sewer option. If a storm sewer would be installed, the applicant proposed connecting to the catch basin at Bass Lake Road and Louisiana Avenue, going south under the driveway at the gas station, to the property corner, and extending to the rear of the lot with a flared end in the rear yards. The cost of this system and restoration would be approximately $21,000. Both options were reviewed with the Design and Review Committee, and the consensus was, based on the revised numbers, the infiltration system would be acceptable. The impacts of the cost of the storm sewer were discussed with the applicant. Vander Top stated that staff suggested if the storm sey\7er option vvas pursued, the cost would be the applicant's responsibility and the city would not require any additional storm sewer fee, which vvas proposed to be $4,508.40. Mr. Vander Top stated that if the infiltration system was pursued, staff would impose conditions to assure a backyard drainage issue vvas not created. No clay could be used in the ponding area. The revised grading plan had been submitted. Submit a revised plat showing a revised drainage easement. After the project is completed, the percolation test must be repeated to prove that construction did not jeopardize the infiltration rates. Vander Top stated that he had talked 1vith the ovmer of the gas station, vvho had indicated that this lot "\-vas I01ver than the adjacent lots due to the fact that soil from this site had been utilized on some of the those lots during construction. The area was not a past wetland. The elevation may be lower due to the chronology of construction around it. Commissioner Nirgude wondered what the city could do if after construction the percolation rate was not what "\-vas proposed. Vander Top stated that a condition should be added that the applicant must amend the soils to regain tl1e proposed infiltration rate. If that was not feasible, the storm seV\7er must be installed. Mr. Peter Wegier, ovvner of Cressland Homes, came forward. There were no other questions or comments for the builder. Planning Commission Meeting 2 August 2, 2006 . - There was no one in the audience to address the Commission. Motion by Commissioner Landy, seconded by Commissioner Hemken, to close the public hearing on Planning Case 06-08. All voted in favor. Motion carried. Chairman Svendsen explained that the commission would vote on the rezoning, variance and plat at this meeting, which ,,yould be considered by the City Council on August 14. The comprehensive plan amendment, which was outlined in the report and supported by the Commission, would be officially considered by the City Council on August 28, as a separate public hearing was required for that action due to the fact that it was not specified in the original legal notice. MOTION Motion by Commissioner Oelkers, seconded by Commissioner Hemken, to Item 4.1 approve Planning Case 06-08, request for rezoning from eE, 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, subject to the following conditions: Rezoning: 1. Applicant to pay all consultant costs and related fees for comprehensive plan amendment submission and approval by the Metropolitan Council. 2. Rezoning and re-guiding subject to review and approval by Metropolitan Council. 3. Developer must wait for city adoption of comprehensive plan amendment prior to obtaining building permits for the site. Preliminary Plat and Lot Area Variance 1. Developer to execute development agreement and perfornlance bond (amount to be determined by city engineer and building official). 2. Comply with all city engineer recommendations - memos dated May 18, June 29, July 5, and July 19, 2006, including payment of storm water fee in the amount of $4,508.40. 3. Review and approval of plans by building official and West Metro Fire. 4. Drainage and utility easements shown should be labeled. The rear drainage and utility easement should be expanded to include the entire infiltration area. 5. Final plat submission is required. Park dedication fee ($3,000) will be required at the time of final plat approval. 6. Planning Commission to waive review of final plat. 7. Water stop boxes shall be provided by the developer, including all necessary permits for street work. 8. No clay soils to be used in ponding area. 9. Percolation test to be completed after construction activities to assure that the infiltration rate has not been affected by the construction process. If percolation test shows infiltration rate has been compromised, developer must make appropriate corrections or install Plcuming Commission Meeting 3 August 2, 2006 . . storm sewer system as presented in planning review process. Commissioner Crough questioned whether a flared end or catch basin would be more appropriate for the rear yard of these residential units. Mr. Vander Top indicated that there was not much cover for a catch basin. The flared end would need a grate over the end to prevent any objects from entering it. V oting in favor: Anderson, Crough, Hemken, Landy, Nirgude, Oelkers, Schmidt, Svendsen V oting against: None Absent: Brinkman, Buggy, Houle Motion carried. Svendsen stated that the rezoning, variance and plat vvould be considered by the City Council on August 14, and the comprehensive plan amendment would be considered at the August 28 Council meeting. He asked that the petitioner be in attendance. PC06-10 Chairman Svendsen introduced for discussion Item 4.2, consideration of Item 4.2 Ordinance 06-05, an ordinance amending New Hope Code Section 3-40 regulating Sign Code, city of New Hope, Petitioner. Mr. Steve Sondrall, city attorney, explained the sections of the code that had been revised after the July Planning Commission meeting. Section 3- 40(i)(2)(a) Wall signs in the commercial/industrial districts would be allovved two wall signs per building, which would allow corner lots to have one ,vall sign for each right-of-way. Section 3-40(i)(2)(f) The reference to vehicle- mounted signs was eliminated. Section 3-40(i)(2)(f)(1) Clarifies that seasonal produce and Christmas tree sales are regulated under Section 8-31, vvhich permits signage for the duration of the sale. Discussion ensued on vvhat constituted sales of seasonal produce, which was determined to be vegetables, plants, etc. Seasonal sales and Christmas tree sales are approved through an administrative permit. Signage for these sales would be separate from the sign code. Section 3-40(i)(2)(f)(3) At the July meeting, the commission recommended a change from 14 to seven days duration for a temporary sign permit and discussed increasing the number of permits allowed from the current three to either five or six. Staff discussed this issue and recommended 10 days permit duration to allow the event to occur over two weekends. This change would allow a business up to 60 days throughout the year. Staff recommended that Section 3-40(i)(3)(d)(1) and (3) dealing with multiple occupancy wall signs be left in its original language, except that an interior comer tenant in a shopping center fronting two streets may have a tenant identification sign on both streets. Section 3-40(1)(1) adds the \t\1ord minor as it relates to staff approval of an amendment to a previously approved comprehensive sign plan and adds a definition as any change not requiring site/building plan review. Chairman Svendsen stated that as a retailer he would like to see 10 days, however, a specialty item sale would usually be for one weekend. Nirgude stated he supported 10 days. He questioned how illuminated signs were regulated and the response was those signs ,-vould be regulated by the state Planning Commission Meeting 4 August 2, 2006 . ~ electrical and state building codes. Nirgude initiated discussion on reader board signs and whether or not it would be appropriate for these signs to have a running message. Mr. Brixius, planning consultant, interjected the current sign code prohibits continuous scrolling messages on reader board signs; a three-second delay is required. Mr. Sondrall stated that no change was proposed at this time. Commissioner Anderson maintained a small amonnt of movement may be alright. Svendsen clarified that the Commission understood the three-second static of the message, but was questioning the way in which the message got there due to the fact that computer software has changed the delivery of messages. A question was raised whether or not a logo or other graphic could scroll on the reader board. Nirgude recommended that staff and consultants review the scrolling messages. Sondrall added that many cities allow scrolling messages; some traffic engineers feel scrolling messages are appropriate and some do not approve due to the potential for traffic problems. Chairman Svendsen summarized the sign code changes as recommended by the Planning Commission, except the temporary permit duration would be changed from seven to 10 days. Discussion ensued on whether or not to change the number of permits from six to five, and the consensus was to leave the number of permits at six. McDonald added that several City Council members indicated that they supported six events. MOTION Motion by Chairman Svendsen, seconded by Commissioner Landy, to Item 4.3 approve Planning Case 06...10, consideration of an ordinance amending the New Hope Sign Code Section 3...40. V oting in favor: Anderson, Crough, Hemken, Landy, Nirgude, Oelkers, Schmidt, Svendsen V oting against: None Absent: Brinkman, Buggy, Houle Motion carried. Chairman Svendsen stated this ordinance amendment would be considered by the City Council on August 28. The recommendation from the commission was that staff vvould only look into scrolling messages if there were requests from businesses. Design and Review Chairman Svendsen reported that the Design and Review Committee met Committee with the petitioners in July on the drainage issues. The next meeting was Item 5.1 scheduled for August 17. Mr. McDonald stated several pre-application meetings were scheduled at the end of the week. Codes and Standards Commissioner Hemken stated that the Codes and Standards Committee had Committee not met. McDonald added that a meeting may be scheduled in the fall. Item 5.2 OLD BUSINESS There was no old business. Miscellaneous Issues Planning Commission Meeting 5 August 2, 2006 7" Chairman Svendsen stated that the Holy Trinity Church CUP amendment was approved, and the Council added a condition that signage be installed restricting right turns for non-residents and a condition regarding future street imporvements. NEW BUSINESS Motion to Approve Motion was made by Commissioner Landy, seconded by Commissioner Minutes Hemken, to approve the Planning Commission minutes of July 11, 2006. All voted in favor. Motion carried. Item 7.2 Chairman Svendsen stated that the City Council directed the Planning Design Guidelines Commission to review the design guidelines that were compiled in 2004 along with the 1998 City Center Streetscape Master Plan and bring recommendations back to the City Council. Mr. McDonald suggested that the full Commission review the basic plan and appoint a subcommittee to review the guidelines in depth and bring any recommended changes to the full Commission for review and that the recommendations then be forvvarded to the City Council. Ms. Kim Berggren, community development assistant, stated that the goal for the Commission was to set direction as to how to address preparing the guidelines for City Center and select a subcommittee to review the existing document over the next fevv months and make recommendations. Ms. Berggren explained there were two major planning processes previously completed for the City Center area. The first was the 1998 Streetscape Master Plan which focused on streets and buildings and how that aspect related to pedestrians and automobiles. The second planning process was the 2004 frarne,vork manual, including design guidelines, which was the City Center Task Force's vision for the City Center area redevelopment. The Streetscape Master Plan process began with a community workshop where strengths and weaknesses relating to City Center area were identified. The area offers a small town atmosphere, and there would be opportunities to better utilize infrastructure and manage traffic. Many of the parcels are under-utilized and, therefore, offer opportunities for redevelopment. Weaknesses included unattractive features, the need for an identity, and a lack of amenities. The Plan examined four separate corridors: 42nd Avenue from Gettysburg to Louisiana, Winnetka A venue from Quebec north to 45th, along 45th Avenue from Winnetka to Xylon, and along Xylon Avenue from 45th to 42nd avenues. Recommendations for 45th A venue ll1cluded reducing the width of the traffic lane, landscaping medians, better walkways, enhancing the pocket park, adding a crosswalk to Winnetka Center, and screening the parking lot. The recommendations for Winnetka A venue introduced a grand entrance into the area between the hvo existing shopping centers. The streetscape plan also provided suggestions for monument signs and bus shelters. The City Center Framework Manual was developed '''lith by the City Center Task Force in 2003/04, but vvas never formally adopted by the City Council. Chapter 5 of the manual contains general design guidelines. The process Planning Commission Meeting 6 August 2, 2006 . . began vvith a visual preference survey by addressing preferred images and the general character of the City Center area. The guidelines are intended to help facilitate the redevelopment with regard to hierarchy of street treahnents, site planning, commercial and residential building types, franchise architecture, fa~ade treatments, building materials, ground level expression, roof design, parking structures, signage, parking lot edge treahnents, location and screening of service-loading-storage areas, lighting, landscape and site improvements, and stormwater treatments. Ms. Berggren stated that the framework manual suggested that, in order to implement these guidelines, the city should adopt the entire manual as an addendum to the New Hope Comprehensive Plan and amend the zoning ordinance by creating a new City Center zoning district. Mr. McDonald added that the Commission should determine "\vhether the guidelines would apply only to City Center or all the commercial zoning districts in the city. Berggren reported that other cities have compiled design guidelines and implementation standards into their zoning ordinances. The city could identify desired outcomes and require developers to meet specific expectations through the PUD process, which is how New Hope currently encourages specific design elements. Columbia Heights and Bumsville have developed a design guideline handbook and adopted it by reference into the zoning ordinance. The handbook can be given to a developer ,vhen making inquiries for a project in that city. The city of Bumsville created very detailed requirements and a separate zoning district for the Heart of the City project. Transit shelters and courtesy benches were discussed in 2002/03 V\Then Outdoor Promotions approached the city and requested to install transit shelters. A revieV\T process vvas started and the zoning code vvas explored, but nothing was finalized. In 2005/06, the transit shelter issue arose again and the City Council suggested that staff explore the possibility of a competitive bidding process for benches in the city. Currently, U.S. Bench licenses approximately 50 benches in the city. Metro Transit operates one transit shelter on 42nd and Winnetka avenues. McDonald interjected that the Council vvould like to see the shelters tied in with the desi811 guidelines. Chairman Svendsen maintained that the original streetscape document included bus shelters, signage, design of streetlights, etc. He recommended that the guidelines be city-wide rather than just the City Center area. Ms. Berggren stated that the three main issues to discuss are 1) setting goals for design guidelines by adding or removing topic areas, identifying specific requirements, include all commercial areas or not, address transit shelters, 2) implementing guidelines, and 3) selecting a subcommittee. Chairman Svendsen recommended a subcommittee look at the Frame1,V"ork Manual and put together nevv ideas in a recommendation to the full Planning Commission. 1\1cDonald added that over tl1e last six to seven years, the city had done a great deal of work on this matter. The current document should be reviewed, refined, and tl1en decide 110w to put it in place so it could be used. Planning Commission Meeting 7 August 2, 2006 "7 Svendsen nominated commissioners who had indicated an interest in this topic to serve on the subcommittee, including Jeff Houle (architectural background) as chair, Jim Brinkman (past task force member and city businessman), Roger Landy, Bill Oelkers, and Ranjan Nirgude. The subcommittee meetings would be open to the public, however, the public could not provide comments, the same as Council work sessions. The first meeting was scheduled for August 31. A packet would be prepared for subcommittee members prior to the meeting. Mr. Sondrall stated the Framework Manual was prepared by consultants and the Council indicated the document was a good starting point. The subcommittee should study the document to determine if any changes should be made and provide recommendations for implementation. Mr. Brixius offered the following suggestions when reviewing the document. 1) When making recommendations, the subcommittee should keep in mind the guidelines would apply to new construction, redevelopment, and remodeling and hOV\T the design guidelines would apply to each application. 2) Look closely at whether the city or county controlled the streets and how much area is available in the right-af-way. 3) Determine how the businesses operate, not just the front fa<;ade, but also trash enclosures, loading areas, heating and air conditioning units, etc., and be sure the project doesn't just look nice, but that a truck can get in to service the business. He stressed there may be more remodeling opportunities in the city than redevelopment and to be sure the guidelines would be appropriate for that aspect. Mr. Sondrall added that transit and bus shelters should be addressed. One issue that halted the last review of shelters was the need for setbacks, sidewalk clearance, and construction issues. The city, in most cases, does not have sufficient space in the existing rights-of-vvay and the shelters may need to have private easements to construct them on private property behind the sidewalk. Chairman Svendsen suggested that a rough draft be brought forward to the October meetll1g for revievV" with a final report completed by the end of the year. ANNOUNCEMENTS Chairman Svendsen reported tl1at there would be an open house at Ne'\v Hope City Hall on August 9, from 5 to 7 p.m. for residents, the City Council and Planning Commission to look at the proposals received for the property north of the railroad tracks between Louisiana and Pennsylvania avenues. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:35 p.m. Respectfully submitted, Q~0)~ Pamela Sylvester, Recording Secretary PlanniI1g Commission Meeting 8 August 2, 2006 . ~