040709 Planning
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, April 7, 2009
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. CONSENT BUSINESS
4. PUBLIC HEARING
4.1 PC09-03
4.2 PC09-04
Request for conditional use permit amendment to provide expanded
outdoor recreational opportunities related to their day care facility, 7601
42nd Avenue North, YMCA of Metropolitan Minneapolis, petitioner
Request for conditional use permit to operate an animal kennel facility,
9440 Science Center Drive, Hearing and Service Dogs of Minnesota,
petitioner
5. COMMITTEE REPORTS
5.1 Report of Design and Review Committee - next meeting April 16, 7:30 a.m.
5.2 Report of Codes and Standards Committee
6. OLD BUSINESS
6.1 Miscellaneous Issues
7. NEW BUSINESS
El Update previous planning cases
7.1 Review/Approval of Planning Commission Minutes of March 3,2009
8. ANNOUNCEMENTS
9. ADJOURNMENT
Planning Commission Guidelines for Public Input
The Planning Commission is an advisory body, created to advise the City Council on land use. The
Planning Commission will recommend Council approval or denial of a land use proposal based upon
the Planning Commission's determination of whether the proposed use is permitted under the Zoning
Code and the Comprehensive Plan, and whether the proposed use will, or will not adversely affect the
surrounding neighborhood.
The Planning Commission holds informal public hearings on land use proposals to enable you to learn,
first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your
questions and comments become part of the record and will be used by the Council, along with the
Planning Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and questions, the Planning Commission
will utilize the following procedure:
1. The Planning Commission Chair will introduce the proposal.
2. City staff will outline the proposal and staffs recommendations and answer any questions from the
Planning Commission.
3. The petitioner is invited to describe the proposat make comments on the staff report, and answer
questions from the Planning Commission.
4. The chair will open the public hearing, asking first for those who wish to speak to so indicate by
raising their hands. The chair may set a time limit for individual questions/comments if a large
number of persons have indicated a desire to speak. Spokespersons for groups will have a longer
period of time for questions/comments.
5. When recognized by the chair, the person wishing to speak is asked to come forward and to give
their full name and address clearly. Remember, your questions/comments are for the record.
6. Direct your questions/comments to the chair. The chair will determine who will answer your
questions.
7. Noone will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new information, not rebuttal.
8. At the close of the public hearing, the Planning Commission will discuss the proposal and take
appropriate action.
A. If the Planning Commission recommends that the City Council approve or deny a request the
planning case will be placed on the City Council agenda for the next regular meeting. Usually
this meeting is within one to two weeks of the Planning Commission meeting.
B. If the Planning Commission tables the request, the petitioner will be asked to return for the next
Commission meeting.
Planning Case:
Petitioner:
Address:
Request:
PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
April 7, 2009
April 3, 2009
09-03
YMCA of Metropolitan Minneapolis
760142nd Avenue North
Conditional Use Permit (CUP) amendment to provide expanded outdoor
recreational opportunities related to their day care facility
I. Request
The petitioner is requesting to amend the existing CUP for day care facilities in the CB district to allow
for a splash pad area on the north side of the property and an enclosed outdoor play area for the
existing on-site day care on the south side of the property.
II. Zoning Code References
Section
III. Property Specifications
Zoning:
Location:
Adjacent Land Uses:
Site Area:
Building Area:
Lot Area Ratios:
Planning District:
Specific Information:
Planning Case Report 09-03
4-16 (e)
4-33
Conditional Uses, CB
Administration Conditional Use Permit
CB, community business
Southwest comer of 42nd and Quebec avenues.
Community business to the north, east and west industrial to the south and
east, city-owned storm water pond to the southwest.
383,578 square feet
58,232 square feet
Building area: 15.2%
Paved area: 30.9%
Green area: 53.9%
District No. 11. The Comprehensive Plan does not specifically identify this
property, but does call for expansion and improvement of existing uses.
The existing YMCA facility includes an indoor pool, gymnasium, racquetball
courts, work out facilities, locker rooms, classrooms, office space and day care
facilities. The building is well maintained and well attended by members of
the community. In the summer months, the Northwest YMCA hosts youth
day camps in addition to the existing day care facilities. Currently, the
Page 1
4/7/09
outdoor facilities are limited to the south end of the building. There is some
outdoor play equipment and open space for use by the various youth groups.
A pond is situated to the south of the play area which is ovmed by the
YMCA, city of New Hope and Robbinsdale School District. A trail which is
maintained by the YMCA surrounds the pond. Further south of the pond is a
wooded area owned by the YMCA. The site has a large parking lot that
parallels the building along Quebec A venue.
The YMCA is proposing to expand the outdoor recreational opportunities at
the facility, including the construction of a splash pad on the north side of the
building and an enclosed outdoor play area for the existing on-site youth day
care on the south side of the building. The splash pad would be an at-grade
wet playground with play equipment slides, and fountains. The splash pad
area would be enclosed by a five foot fence. The play area on the south side
would include a phased project, beginning with playground equipment
upgrades for youth aged two to five. The second phase would upgrade and
enclose an open green area. The third and final phase would include
additional playground upgrades for older youth groups.
The expansion proposal is part ofa metro-wide capital campaign to expand,
redevelop and remodel existing YMCA facilities.
IV. Background
The Northwest YMCA is a 501(c)3 non-profit affiliated with the YMCA of Metropolitan Minneapolis
and Greater Saint Paul. The Northwest location has been located in New Hope since 1976. The YMCA
operates athletic and aquatic facilities as well as educational, youth and recreational programming and
child day care. The Northwest YMCA child daycare facility, which is the largest of the l\1inneapolis-
area day care facilities, is permitted as a conditional use permit which the YMCA intends to amend.
V. Petitioner's Comments
The YMCA of Metropolitan Minneapolis/Northwest YMCA is requesting the city of New Hope amend
its CUP for the Northwest YMCA facility to include landscape and outdoor recreational improvements
as illustrated on the attached "Master Plan" graphics.
The improvements requested will enable the Northwest YMCA to better meet the needs of its
members. In particular, the improvements will ensure compliance with state and local regulations for
licensed child care outdoor recreation and improve and expand summer youth program activities.
VI. Notification
Property ovvners within 350 feet of the property were notified and staff has received no comments.
VII. Development Analysis
A. Zoning Code Criteria
4-16 (e) Conditional uses, CB. The following are conditional uses in a CB district: (Requires a conditional
use permit based upon procedures set forth in and regulated by sections 4-30( c) and 4-33 and performance
standards outlined in section 4-3 of this Code).
Planning Case Report 09-03
Page 2
4/7/09
(10) Day care facility and/or adult day care. A day care facility (as defined in subsection 4-2(b))
and/or an adult day care (as defined in subsection 4-2(b)) serving 13 or more people provided that:
a. Off-street parking. Adequate off-street parking and access are provided in compliance
with subsection 4-3(e) of this Code. The design and location of the facility drop off area shall
not interfere with internal site circulation.
b. Off-street loading. Adequate off-street loading and service entrances are provided in
compliance with subsection 4-3(f) of this Code. The loading area size may be reduced or the
requirement waived if the site cannot physically accommodate a loading berth to the size
required. All deliveries must be received at times that will not conflict with customer or
employee building access or peak parking demand.
c. Outdoor recreation area. Outdoor areas for active or passive recreation shall be provided
in compliance with the following requirements:
1. Each facility shall provide a minimum of t500 square feet of outdoor recreation area
and must have 75 square feet of outdoor recreation area per person within the outdoor
recreation area at any given time. The outdoor recreation area may be reduced for adult
day care if the applicant can demonstrate that limited client mobility warrants a
reduction of the outdoor recreation area.
2. The outdoor recreation area shall be located in a side or rear yard, shall be subject to
accessory building setbacks, and shall be fully enclosed and delineated via fencing and
landscaping in accordance with subsection 4-3( d) of this Code.
3. No more than 75 percent of the outdoor recreation area shall be covered with an
impervious surface. The surfacing material shall be subject to the approval of the city
engineer. The remaining 25 percent of the outdoor recreation area shall be green space
and shall be planted with grass or sod and landscaped.
4. The outdoor recreation area must be free of litter, rubbish and waste.
d. Signs. All signing, information or visual communication devices shall comply with
section 3-50 of this Code.
e. General conditional use requirements. The relevant provisions of section 4-33 of this Code
are met.
f. Building and fire code. The site and facility must meet all applicable provisions of the
Minnesota State Building Code and Fire Code. The city building official and fire department
shall inspect the site prior to the issuance of the conditional use permit to determine
compliance with this subsection of the Code.
g. State and license regulations. The structure and operation shall be in compliance with all
state regulations and shall be licensed accordingly.
Sec. 4-33. Administration-Conditional use permit.
(a) Purpose. The purpose of a conditional use permit is to provide the city with a reasonable and legally
permissible degree of discretion in determining the suitability of certain designated uses upon the general
welfare, public health and safety. In making a determination to allow a conditional use permit application,
Planning Case Report 09-03
Page 3
4/7/09
the city may consider the nature of the adjoining land or buildings, similar uses already in existence and
located on the same premises or on other lands close by, the effect upon traffic into and from the premises,
or on any adjoining roads, and any other factors bearing on the general welfare, public health and safety
from the approval of the conditional use permit.
(b) Procedure. An application for a conditional use permit requires a public hearing and shall be
processed pursuant to the provisions outlined in subsection 4-30(c) of this Code.
(c) Criteria for decision. The planning commission and city council shall consider possible adverse effects
of the proposed conditional use. In determining whether to approve or deny a conditional use permit the
city council and planning commission shall find that the conditional use permit complies with the
following criteria. The burden of proof demonstrating compliance with the following criteria shall be the
responsibility of the applicant.
(1) Comprehensive plan. The proposed action has been considered in relation to the specific
policies and provisions of and has been found to be consistent with the official comprehensive
municipal plan of the city.
(2) Compatibility. The proposed use is compatible with adjacent present and future anticipated
land uses.
(3) Performance standards. The proposed use conforms with all applicable performance standards
contained in this Code.
(4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in
which it is proposed.
(5) Zoning district criteria. In addition to the above general criteria, the proposed use meets the
criteria specified for the various zoning districts.
(7) In business districts (LB, CB):
a. Traffic. The proposed use will not cause traffic hazards or congestion.
b. Nearby residences. Adjacent residentially-zoned land will not be adversely affected
because of traffic generation, noise, glare, or other nuisance characteristics.
c. Effect on other businesses. Existing businesses nearby will not be adversely affected
because of curtailment of customer trade brought about by intrusion of unduly heavy non-
shopping traffic or general unsightliness.
B. Development Review Team
The Development Review Team met on March 22, and was generally supportive of the
proposed plan. The Team had the following comments:
Front Splash Pad Area:
El Provide fence detail for front play area
El Provide landscaping plan, including location, number, size, and species
El Provide some open spaces in landscaping along north side along 42nd A venue for
viewing area by police officers
El Confirm gate is locked at northeast comer
Planning Case Report 09-03
Page 4
4/7/09
· Provide details for additional impervious surface/water treatment
· Identify location of drainage outlet for front low area
South Play Area:
· Recommend 6' or taller fence around play area on south side for safety reasons due to
secluded trail
· Encourage providing lights along trail
· Provide drainage calculations for runoff on south play area
· Provide further detail on type of play equipment to be installed
· If structures are constructed, a building permit is required
C. Design and Review Committee
The Design and Review Committee was supportive of the plan. The committee reviewed all of the
Development Review Team's comments with the YMCA's representatives.
D. Plan Description
1. Zoning Section
The existing day care facilities are permitted under the YMCA's current CUP agreement
but because those facilities are proposed for e)(pansion~ the applicant must enter into an
amended CUP agreement which includes the expanded facilities.
2. Setbacks
The proposed expansions meet the CB district setback requirements.
3. Circulation, Access, Traffic and Emergency Vehicle Access
The proposed improvements will not alter the vehicular circulation of the site.
4. Curbing, Sidewalk and Pavement
Pavement upgrades and areas of expansions are proposed for the south and north
improvement areas. The proposed splash pad will be an expansion of approximately 1,200
square feet of impervious area. Additional sidewalk improvements are included "vith the
soutll.-end expansion.
5. Pedestrian Access and Common Space
Both improvement areas will be secured and fenced. The splash pad area will be
surrounded by a five foot vinyl clad chain link perimeter fence. This area will include a
majority of the green space along 42nd Avenue. An interior tll.ree foot fence will further
enclose the splash pad area. All gates will be self-closing and self-latching. The splash pad
area is to be accessed from the interior of the building to ensure safety and security as well
as monitoring of splash pad users.
The southern play area will be surrow1ded by a five foot, vinyl clad, chain link perimeter
fence. Three foot interior fences will separate youth group areas. The area will be accessed
either through the building or from a gate accessed from the parking lot. The exterior gate
will be monitored by YMCA staff at all times.
Planning Case Report 09-03
Page 5
4/7/09
6. Parking
No additional parking is included or required as part of this proposal. The south outdoor
play area improvements will not create increased parking needs as the users of the area are
not of driving age. Parents will drop off and pick up their children in peak hours of the
morning and afternoon. The splash pad is not expected to create parking issues either. Peak
hours for the splash pad are expected during the day, opposite of peak hours for the rest of
the facility.
7. Building
No improvements to the building footprint will be made. The outdoor improvements will be
handled as landscaping improvements and will not require planning review. The front yard
splash pad will include a large playground and shade structures. The splash pad will be
integrated with the existing picnic shelter. The entire area will be brightly colored and
unique looking to attract users and provide a fun environment.
Some interior remodeling and renovation will be included as part of the capital campaign,
however these improvements do not require planning review. Building permits will be
required for new or moved shade/picnic structures.
8. Landscaping and Screening
As mentioned previously, both improvement areas will be secured with five foot chain link
fencing. The south improvement area is well screened by natural vegetation around the
pond. The north improvement area will include general landscape upgrading. Existing trees
on the west and north property lines will remain. Small shrubs and flowers will be added
along the north property line and east side of the fence, adjacent to the parking lot. These
improvements will screen the site while still allowing for adequate sightlines from adjacent
properties and the street.
9. Lighting
Due to the day-time use of the improvements, no major lighting improvements are
proposed. Wall packs for the north and south areas are included for security purposes.
Lighting was recommended by the city for the trail area around the pond, but due to
financial constraints, the YMCA is unable to provide lighting at this time.
10. Sound
Due to the surrounding uses and relative isolation of tll.e site, sound is not anticipated to be
an Issue.
11. Signage
No signage improvements are included in the proposal.
12. Utilitv Plan
Utility plans are subject to approval by the city engineer and building official.
13. Location of Services, Loading, Drive-through, Trash, Equipment and Outdoor Storage Areas
No services will be relocated as part of this proposal.
Planning Case Report 09-03
Page 6
4/7/09
14. Grading, Drainage and Erosion Control
Grading and drainage improvements are included as part of the project proposal. The north
splash pad area will see sizeable re-grading. A berm near the north property line facing the
street will be removed. The front lawn area will be graded as to direct drainage to a
proposed sewer catch basin on the west side of the front property. The catch basin connects
to a storm sewer line that runs under the YMCA building and connects with existing pipes.
The south improvement area will be graded and drain tile added to drain to a small
infiltration basin. These improvements should be adequate to handle the increased run-off.
E. Design Guideline Compliance
The proposal fits within the requirements of the Design Guidelines.
F. Staff and Consultant Considerations
. Comments from the city planner, building official, city attorney, city engineer, police
department and West Metro Fire have been considered and are incorporated into the report.
VIII. Summary
The Northwest YMCA is proposing to construct two outdoor recreational areas for use by their day
care programs and members. On the north end of the building the YMCA intends to construct a splash
pad area to be used by members during daylight hours. The aquatic playground will be properly
fenced, screened and drained and will be handled as a landscape improvement. The splash pad should
bring excitement to the property and 42nd A venue commercial district. On the south end of the
building the YMCA intends to renovate the existing playground equipment to provide updated
playground equipment and open green space for day care groups. The south lawn area will be
separated into three zones to be used by different age groups. The area will be properly fenced and
secured. The improvements are considered an expansion of YMCA's existing day care facilities, which
are allowed by conditional use permit. This application will amend tll.e existing CUP.
IX. Recommendation
The proposal meets the requirements of the CUP for day care facility in the community business
district. A CUP for the YMCA day care facility exists so this proposal is being treated as an amendment
to the existing CUP. The expansion is an improvement on the day care facility and an asset to the
community. Staff recommends approval of the CUP with no conditions.
Attachments:
El Application
El Applicant narrative
El Maps/aerial photographs
II Plans
El Planning Memorandum (March 31, 2009)
El Application log
Planning Case Report 09-03
Page 7
4/7/09
i
PLANNING
APPLlCA TION TO PLANNING COMNIISSION AND CITY COUNCIL
City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428
{)CJ-o 3 Basic Fee Deposit
Case No.
Date Filed 3//:J/o 9 (! i-( fJ J ;tj-- t?tlO -
Receipt No. JO;,),070
Received by f~
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Name of Applicant: Y JnC17 ,/ /JJ~Ir~ r'a~:/zu-, /1J/l?n-ll1.or;~
PID /7- //J - .2/- ,;)3- c:Jot17
Street Location of Property: .
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Legal Description of Property:
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OWNER OF RECORD: Name:
Address:
Home Phone:
Work Phone:
Fax:
Applicant's nature of Legal or Equitable interest:
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Type of Request: (pertaining to what section of City Code) ~~/~&t / 0t!: ~;n,r.1
Please outline Description of Request: (use additional pagesif necessary)
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(
Why Should Request be Granted: /:: :;I--h,,,;bJ)
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(attach narrative to application form if necessary)
1-09
.Applicant 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 manaqer has the
riqht to require 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 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:
~,~
Fee Owner (print or type name)
Applicant Other than Owner (print or type)
Evidence of Ownership Submitted:
FOR CITY USE ONLY
Yes V""/NO_ Required_
Yes-L- No_ Required_
Yes ~/ No_. Required_
YesL No_ Required_
Certified Lot Survey:
Legal Description Adequate:
Legal Ad Required:
Date of Design & Review Meeting:
Date of Planning Commission Meeting:
Approved: _ Denied:
By Planning Commission on:
Approved:
Denied:
By City Council on:
Subject to the following conditions:
Attachment to:
APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL
CITY OF NEW HOPE, MN
Applicant:
YMCA of Metropolitan Minneapolis / Northwest YMCA
Date:
March 13, 2009
Legal Description of Property
That part of Lot 9, AUDITOR'S SUBDIVISION NO. 324, Hennepin County, Minnesota, in
Section Seventeen (17), Township One Hundred Eighteen (118) North, Range Twenty-
one (21), West of the 5th Principal Meridian, described as follows, to-wit:
Beginning at a point on the South line of the Southwest Quarter of the
Northwest Quarter of said Section 17, distant 650.6 feet East of the Southwest
corner thereof; thence running East along said South line a distance of 320.65
feet; thence running North a distance of 1,330.5 feet more or less to a point in
the Southerly right-of-way line of County State Aid Highway 9 (formerly State
Highway 55) as now laid out and constructed, said point being 326.5 feet West
of the East line of West half of the Northwest Quarter of said Section 17;
thence running Westerly on said Southerly right-of-way line of CSAH 9 a
distance of 321.9 feet to a point which is distant 653.3 feet East of the West
line of said Section 17; thence South a distance of 1,325 feet to the point of
beginning.
Description of Request
The YMCA of Metropolitan Minneapolis / Northwest YMCA is requesting that the City of
New Hope amend its CUP for the Northwest YMCA facility to include landscape and
outdoor recreational improvements as illustrated on the attached "Master Planlf graphics.
Why Should request be Granted
The improvements requested will enable the Northwest YMCA to better meet the needs
of its members. In particular the improvements will insure compliance with state and
local regulations for licensed childcare outdoor recreation and improve and expand
summer youth program activities.
I,
~RAUER & AsSOCIATES, LTD.
I LAND USE PLANNING AND DESIGN
RECEIVED MAR 272009
10417 EXCELSIOR BOULEVARD
SUITE NUMBER ONE
HOPKINS, MN 55343
TEL: 952-238-0831
FAX: 952-238-0833
March 27th, 2009
New Hope Planning Commission and City Council
4401 Xylon Avenue North
New Hope, 1'v1N 55428
RE: NW YMCA Application for a Conditional Use Permit
To Whom It May Concern:
The following addresses the comments received from the New Hope Planning Commission after the initial CUP
submittal review on March 19th, 2009. Design development drawings are also provided with this submittal for further
clarification.
1. Provide a fence detail for the front and back play areas.
a Although the City is recommending a 6' high perimeter fence surrounding all children's play areas,
including the proposed lawn area, the YMCA feels 5' is adequate from a safety standpoint and is
visually less obtrusive than a 6' high fence. Therefore, the fencing located within the front and back
play areas is shown as 5' high black vinyl clad chainlink for the perimeter fencing and 3' high black
vinyl clad chainlink fencing for the interior areas. Initially, ornamental fencing was shown along the
parking lot and 42nd Avenue sides of the property, but due to budget constraints, this fencing style has
been eliminated. The pedestrian and vehicle gate heights will be the same height as the adjacent fence
height. All gates will have the ability to be self closing with latching that is lockable.
2. Provide a Landscaping Plan, including location,. number and size of proposed plants and include existing
plants to remain.
a. A conceptual planting plan is provided on an attached sheet labeled Splash Pad Area Landscape and
Restoration Plan. The plan indicates the location, number, and size of the proposed plants as well as
the viewing windows into the site. The only plants that are to remain include the overstory trees and
row of shrubs located within the boulevard of 42nd Avenue. Please note that all proposed plant
materials are shown at their mature size.
3. Provide details for additional impervious surface water treatment I
a. Site Grading: The preliminary site grading is shown on the attached sheet Proposed Layout Plan C2
and indicates proposed contours, flow direction, proposed manholes, and storm sewer piping. B:e
grades have been changed on the north side of the picnic shelter to eliminate the berm towards the
street. The west side grades have been changed to drain the site to the proposed sewer catch basin.
b. Storm Sewer: There is a proposed storm sewer catch basin to drain the water from the splash pad area.
The proposed storm sewer runs from the catch basin into the building and connects to the existing L2"
storm sewer line running into the basement of the building. There are also proposed storm sewer Pres
Page 1 of3 .1
under the existing building downspouts that will allow the roof water to connect directly to the storm
sewer in the building.
c. Deck Drainage: Some areas of the proposed deck will drain into the proposed landscape areas where
there will not be a negative effect caused by the water runoff. Other areas will be drained with area or
trench drains. There drains will be piped together and run back into the building. The pipe will
terminate with an air gap above the existing storm pipe funnel in the basement
4. Provide additional information on site lighting for the splash pad area.
a. The proposed site lighting for the splash pad area will provide security lighting only. This will be done
using wall pack lights on the building and existing picnic shelter. All lights will have light deflectors to
prevent light from going directly to the roadway. Deck light fixtures will be selected by the Owner and
photometries meeting ordinance criteria will be provided prior to submittal for building permits.
5. Provide a use schedule for the splash pad area.
a. The splash pad deck will be open between mid May and mid September, depending on the weather.
The hours of operation during this.time will be to open at 8:00 am and, depending on sunset, will close
at 8:00 pm or dusk, whichever comes first The lighting planned for this area is for security only, as
stated above.
6. Provide details on the proposed splash pad equipment.
a. Originally, the splash pad was to be comprised of a number of independent water play features, but
because of concerns from the YMCA staff that this new amenity would not be seen from 42nd Avenue,
a larger more prominent water play structure was chosen. The layout of this structure is indicated on
the splash pad layout and grading plan and on a separate drawing sheet a 3D rendering of the structure
is shown.
7. The city encouraged that lights be provided along the existing asphalt trail loop.
a. At this time the YMCA does not plan on providing any trail or security lights along the trail located
south of the YMCA where it crosses the property. Funding is not available for this improvement.
8. Provide drainage calculations for the play area south of the YMCA building.
a. Drainage from the improved area will be directed overland to a small infiltration basin. Draintile
located within the play containers will daylight into this basin. A small culvert section will need to be
placed in one location to help drain water away from the building. A preliminary grading plan for
phase one improvements is attached and labeled LCC Overall Grading Plan. The proposed additional
impervious surface of 135 s.f. will be directed to a small infiltration basin with 80 c,f. of storage.
9. Provide future detail on type of play equipment to be installed.
a. The final selection of play equipment is still being determined. However, the play equipment will be a
standard steel structure with play events geared toward the 2-5 age group. If money allows, shade
structures will be placed over some of these new features.
10. Provide a use schedule for the licensed childcare playground.
a. The hours of operation for the licensed childcare playground in the area south of the YMCA CL.'1d the
other activities for the same area will start as early as 6:00 am and will be open until 8:00 pm or dusk,
whichever comes first. The lighting planned for this area is for security only.
11. Provide a phasing plan for all proposed improvements.
Page 2 of3
a. A phasing plan is attached and graphically shows the improvements to be completed in the area south
of the YMCA. Although not shown on the plan, it is noted that improvements for the splash pad area
are to occur in the first phase of development.
This summary along with the attached drawings address all of the questions and comments received from the planning
review meeting held March 12th.
Please let me know if you have any questions.
. Watson, RLA
President, Brauer & Associates, LTD.
Page 30[3
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NORTHWEST ASSO.CIAT-ED CONSULTANTS INC.
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4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422
Telephone: 763.231,2555 Facsimile: 763.231.2561 planners@nacplanning,com
MEMORANDUM
TO:
Curt Jacobsen
FROM:
Alan Brixius / Laurie Smith
DATE:
March 31,2009
RE:
New Hope - Northwest YMCA; Conditional Use Permit Amendment
FILE:
131.01 -09.02
BACKGROUND
The Northwest YMCA is requesting an amendment to their existing conditional use
permit to allow for the addition of outdoor recreation and landscaping elements related
to their child care facility. The subject site is located on the southwest corner of 42nd
Avenue/Rockford Road and Queens Avenue and is zoned CB - Community Business.
This application was reviewed at the Development Review meeting on March 18, 2009
and the Design and Review Subcommittee on March 19,2009.
ANAL YSIS
CUP Amendment. The applicant is proposing to expand the existing outdoor
recreation facilities to include a splash deck on the north side of the building and
improvements to the outdoor play area utilized by the child care center and Kids Stuff
program. The improvements are proposed to occur in three phases. The proposed
splash pad and the addition of 2-5 year old play equipment in the outdoor recreation
area will constitute phase one. Day care centers are a conditional use within the CB
District and outdoor recreation opportunities are required to be provided for children
enrolled at the center. Expansion of a conditional use permit is processed similarly to a
new conditional use permit.
Splash Pad. The splash pad is proposed to be located within the front yard of the site
north of the YMCA building entrance. The proposed splash pad is an at grade wading
pool with one main play structure surrounded by assorted fountains other play
equipment. The splash pad is intended to be integrated with the existing building and
the existing indoor pool. The existing picnic shelter will provide a shaded rest area for
splash pad users. Since the splash pad is located at-grade and does not include
significant permanent structures, it can be considered more of a landscape feature and
in this regard, the proposed location in the front yard is acceptable.
The splash pad and a large portion of the front yard will be enclosed with a five foot tall
black vinyl clad chain link fence. A maintenance gate will be provided on the east side
adjacent to the parking area. The entrance gate will be located across from the main
entrance to the YMCA building. Both gates will be self-latching and lockable.
Outdoor Play Area. The outdoor play area will be expanded and improved in three
phases. Phase one includes the addition of play equipment geared toward 2 t05 year
olds and a shaded sandbox. Phase two includes creation of a lawn area for outdoor
games. Phase three consists of play equipment for older children, a shelter for four
picnic tables and a portable restroom enclosure. The outdoor area will be fully enclosed
by a five foot tall vinyl clad chain link fence. Three exterior entrance gates will be
provided. All gates will be self-latching and lockable. An information and direction kiosk
is planned near the main exterior entrance from the parking lot. The proposed outdoor
play area meets and exceeds the outdoor play space requirement for a day care center.
Lot Area and Setback Requirements. The proposed improvements are consistent
with lot area and setback requirements of the CB District.
Landscaping. The applicant has provided an extensive landscaping plan for the
proposed splash pad area. Low growing shrubs are proposed along the north side
adjacent to 42nd Avenue along with overstory trees. The Police Department expressed
concerns with visibility into the splash pad area from 42nd Avenue. The applicant has
adjusted plant selections in the front yard area to provide adequate sightlines to address
these safety concerns. Evergreen trees will be planted along the west and east
elevations to provide screening as well as various perennials for aesthetic value.
Lighting. Lighting near the splash pad and outdoor recreation areas is proposed only
for security purposes. The applicant is proposing wall pack lights with light deflectors to
prevent lighting from directing onto adjacent properties and the roadway.
Grading, Drainage and Erosion Control. The applicant has submitted grading and
drainage plans for the proposed site improvements. These plans are subject to the
review and approval of the City Engineer.
CONCLUSION I RECOMMENDATION
The proposed site improvements are consistent with Zoning Ordinance requirements.
City staff recommends approval of the CUP amendment, subject to the following
conditions:
1. A building permit must be secured for all structural elements.
2
2. Grading, drainage and erosion control matters are subject to the review and
approval of the City Engineer.
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Planning Case:
Petitioner:
Address:
Request:
PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
April 7, 2009
April 3, 2009
09-04
Hearing and Service Dogs of Minnesota
9440 Science Center Drive
Conditional Use Permit to operate an animal kennel facility
I. Request
The petitioner is requesting a Conditional Use Permit to operate a kennel facility in the industrial
zoning district.
II. Zoning Code References
Section(s)
III. Property Specifications
Zoning:
Location:
Adjacent Land Uses:
Site Area:
Building Area:
Lot Area Ratios:
Planning District:
Specific Information:
Planning Case Report
4-20 (e) (16) Conditional Uses, Industrial
4-33
Administration Conditional Use Permit
Industrial
9440 Science Center Drive
Industrial
4.3 acres
21,700 square feet
Building area: 12%
Paved area: 12%
Green area: 76%
Comprehensive Plan District 3. The primary goal in District 3 is the
preservation and enhancement of its industrial land uses. The plan identifies
9440 Science Center Drive as an industrial redevelopment target area.
Hearing and Service Dogs of Minnesota, is a non-profit entity which provides
training to dogs that assist persons with special needs such as hearing
problems, mobility challenges and autism. The applicant is requesting a CUP
to operate an animal care and training facility at 9440 Science Center Drive.
The current building would serve as the headquarters and include the
following uses; offices, meeting rooms, training rooms, kennels and outdoor
runs, veterinary care, indoor parking of two transport vans, warehousing and
Page 1
4/3/2009
a "mock up" of an apartment unit. Additionally, the proposal for the site
includes a second phase which would include a separate arrival/isolation
kennet a caretaker/guest residence and expanded parking.
Hearing and Service Dogs of Minnesota currently operates out of
Minneapolis under a lease agreement.
IV. Background
The site, 9440 Science Center Drive, is the former "Goodell Toolu building which has been vacant and
for sale for the last two years. The site is underutilized from a development standpoint and could
accommodate a much more intensive use.
V. Petitioner's Comments
Based upon review of the present Zoning Ordinance, the site is zoned I-Industrial per Chapter 4,
Section 4-20 of the New Hope Zoning Ordinance. Permitted uses include (4-20(b)(14)) Veterinary
Clinics boarding 10 or fewer animals without treatment in a 24 hour period. Permitted Accessory uses
include (4-20(c)(1)) and accessory building not exceeding 30% of the gross floor space of the principal
building (30% X 21,700 SF = 6,510 SF). Conditional uses include (4-20(e)(4)) the on-site caretaker and
guestroom under MotelslHotels as well as a caretaker apart:n:l.ent as part of mini-storage (4-20(e)(7)).
Further, (4-20( e)(16)) Animal Kennels and Animal Day Care are permitted conditional uses, which is
the primary reference for this facility.
Based upon our evaluation of the ordinance, the proposed uses, immediate and future, are fully
permissible and consistent with the Conditional Use concept. Reviewing the conditional use permit
requirements for Animal Kennels and Animal Day Care, we can summarize the ordinance bullet points
as follows:
(16)a. Kennel Size: Our proposal is substantially less restrictive than the ordinance, requiring 75 SF per
dog exclusive of office or storage area. In the current building we anticipate 21 - 6 X 6 interior runs,
each housing up to two dogs for a total expected maximum of 42 dogs. When taking into account all
kennet vet prep kitchen, and training functions, we are in excess of 246 SF per dog. We double up
dogs in a single kennel as part of their training and socialization and to reduce kennel stress on the
animals. This is at variance with the implied one-dog, one kennel provision in the ordinance. We do
not use" air kennelsu, presumed to mean stacked kennels.
(16)b. We provide ancillary training areas in compliance with this provision of the ordinance. We
expect limited retail sales of products.
(16)c. We plan to provide an exterior exercise/training area of approximately 21,725 SF, which when
divided by the number of dogs proposed, is about 517 SF per dog if all dogs were out at once,
substantially in excess of ordinance requirement of 100 SF per animal. We do not have all dogs out at
once.
(16)d. The facility is planned to have separate ventilation system and atmosphere for the indoor portion
of the kennels in compliance with the Ordinance and other applicable Codes (at least 75 cfm) and
would be maintained at 60-80 degrees Fahrenheit.
(16)e. We provide a separate room for veterinary services, and as mentioned before, do quarantine
dogs that are sick or injured. Our proper care of animals is of highest priority.
Planning Case Report
Page 2
4/3/2009
(16)f. Our kennels are proposed to be Mason FRP metal and polyethylene/fiberglass reinforced plastic
system that is fully washable (see brochure at http://www.masonco.com/FRPSaniKhtrnl). The floors of
the kennels will be free draining concrete. Kennels are cleaned daily with industrial disinfectant and
then hosed clean. They are pressure washed weekly. We do not plan to provide curb 6" high between
kennels as required by your ordinance since the proposed Mason system prevents drainage across to
adjacent kennels using a sani-slope alwninum floor mounting system to seal the floor area between
kennels. This accomplishes the same goal at lower cost.
(16)g. Animal wastes are picked up immediately and disposed of in the sewer system.
(16)h. The facility will be licensed per section 7-4 of the Code. We have no issues with these provisions.
(16)i. Hearing and Service Dogs plans to be in this facility as Owners for a very long time. This is not a
leasehold situation. But we will permit the City to inspect the premises at any time, not just upon the
unlikely vacation of the facility.
(16)j. Uniform lighting levels will be provided in the kennel areas, as well as training areas.
(16)k. Initially, we are planning on fewer than ten dogs which would exempt us from the conditional
use provisions; however, we wish to be permitted under the conditional use permit provisions so we
can add the additional blocks of kennels as funds become available to do so.
VI. Notification
Property owners within 350 feet of the property were notified and staff has not received any
comments.
VII. Development Analysis
A. Zoning Code Criteria
Sec. 4-20 Industrial
(e) Conditional uses, 1. The following are conditional uses in an I district: (Requires a conditional use
permit based upon procedures set forth in and regulated by sections 4-30(c) and 4-33 and performance
standards set forth in section 4-3 of this Code.
(16) Animal kennels and animal day care. Subject to the following conditions:
a. The facility's minimum size must provide for 75 square feet per dog and 20 square feet
per cat or any other animal boarded at anyone time, exclusive of office or storage area,
The facility must provide one cage or air kennel per animal.
The applicant is proposing to have 246 square feet of space per dog for kenneling, veterinary, training
and kitchen functions, Each kennel will have 108 square feet of area including the outdoor dog run
area.
b. Related ancillary services including training, grooming and food and accessory sales
may be conducted or provided at the facility.
No ancillary services are proposed to be offered.
c. An exercise area shall be provided to accommodate the periodic exercising of animals
boarded at the facility. The exercise area must be 100 square feet in size for each animal
that occupies that area at anyone time. Any outdoor exercise area must be fenced, must
Planning Case Report
Page 3
4/3/2009
have a three-foot vegetative buffer, must be cleaned regularly, and any animal waste
must be appropriately treated before it is allowed to enter any stormwater pond or
storm sewer.
The applicant is proposing to have an outdoor exercise area of 21J25 square feet which equates to 517
square feet per dog at maximum capacity. An eight foot chain link fence surrounding the outdoor
exercise area is proposed. The applicant is proposing to add two additional planting areas of three
evergreen trees each along the length of the fence to provide screening while reserving some open
spots for security visibility, The applicant states that animal wastes are picked up immediately and
disposed of using the sanitary sewer system.
d. The facility must have a ventilation system that prohibits the transmission of odors or
organisms between tenant bays. The ventilation system must be capable of completely
exchanging internal air at a rate of 1.00 cfm/square foot of floor space per area dedicated
for the keeping of animals exclusive of offices pursuant to Chapter 1346 of the Minnesota
State Building Code, as may be amended, these requirements can be met by the
submission of an air exchange analysis, acceptable to the city from a Minnesota licensed
contractor or engineer confirming compliance with said standards, otherwise, the facility
ventilation system must be completely separate and independent of other tenant space
within the building. Facility air temperature must be maintained between 60 degrees
and 80 degrees Fahrenheit.
The facilihJ is planned to have a separate ventilation system and atmosphere for the indoor potion of
the kennels in compliance with Ordinance requirements and other applicable Codes.
e. A sufficiently sized room/cage separate from the facility areas shall be provided to
adequately separate sick or injured animals from healthy animals.
The applicant is proposing to provide a separate room for veterinary services and states that sick or
injured dogs are properly quarantined.
f. Wall finish materials below 48 inches in height shall be impervious, washable materials
like sealed masonry, ceramic tile, glassboard, or marlite. Floor finish shall be sealed
concrete or other approved impervious surface. Liquid-tight curbing, at least six inches
high, shall be installed along shared walls for sanitary confinement and water wash-
down cleaning.
Kennels are to be constructed of Mason FRP metal and polyethylene/fiberglass reinforced plastic that
is fully washable, Kennels are to be cleaned daily with industrial disinfectant and are pressure
washed weekly. A six inch liquid-tight curb is not proposed as the kennel system that is being used
offers the same protections using a different design element,
g. Animal wastes shall be immediately cleaned up with solid wastes being enclosed in a
container of sufficient construction to eliminate odors and organisms. All animal waste
must be properly disposed of daily.
The applicant proposes that animal waste shall be removed daily.
h. The facility must be appropriately licensed per section 7-4 of this Code and all conditions
of said section must be satisfied.
Planning Case Report
Page 4
4/3/2009
The applicant will apply for appropriate licensure,
1. The property owner shall provide the city with at least 14 days' notice of the animal
kennel/day care intention to vacate the premises and allow a city inspection of the
premises.
The applicant will comply with this requirement should they relocate out of the city,
j. The facility must provide sufficient uniformly distributed lighting to the kennel area.
The applicant will provide adequate lighting throughout the facilitJ.j.
k. Exemption. Veterinary clinics that board ten or fewer animals and pet stores are exempt
from this conditional use permit requirement.
Sec. 4-33. Administration - Conditional use permit.
(a) Purpose. The purpose of a conditional use permit is to provide the city with a reasonable and legally
permissible degree of discretion in determining the suitability of certain designated uses upon the general
welfare, public health and safety. In making a determination, to allow a conditional use permit application,
the city may consider the nature of the adjoining land or buildings, similar uses already in existence and
located on the same premises or on other lands close by, the effect upon traffic into and from the premises,
or on any adjoining roads, and any other factors bearing on the general welfare, public health and safety
from the approval of the conditional use permit.
(b) Procedure. An application for a conditional use permit requires a public hearing and shall be
processed pursuant to the provisions outlined in subsection 4-30( c) of this Code.
(c) Criteria for decision. The planning commission and city council shall consider possible adverse effects
of the proposed conditional use. In determining whether to approve or deny a conditional use permit the
city council and planning commission shall find that the conditional use permit complies with the
following criteria. The burden of proof demonstrating compliance with the following criteria shall be the
responsibility of the applicant.
(1) Comprehensive plan. The proposed action has been considered in relation to the specific
policies and provisions of and has been found to be consistent with the official comprehensive
municipal plan of the city.
(2) Compatibility. The proposed use is compatible with adjacent present and future anticipated
land uses.
(3) Performance standards. The proposed use conforms with all applicable performance standards
contained in this Code.
(4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in
which it is proposed.
(5) Zoning district criteria. In addition to the above general criteria, the proposed use meets the
criteria specified for the various zoning districts.
(8) In industrial districts (I):
a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect
upon existing and future development in adjacent areas.
Planning Case Report
Page 5
4/3/2009
b. Economic return. The use will provide an economic return to the community and be
commensurate with other industrial uses for which the property could feasible be used. In
considering the economic return to the community, the planning commission and city
council may give weight to the sociological impact of a proposed use, both positive and
negative.
B. Development Review Team
. The Development Review Team met on March 22, and was generally supportive of the
proposed plan. The Team had the following comments:
. Existing large ditch/swale at northeast comer - may affect future expansion plans
. Wooded area on north side - provide tree removal plan/tree preservation plan for this area
when dog run constructed
. Provide building elevation (color rendering) showing proposed design and finish materials
. Future construction to follow Design Guidelines, i.e., fa<;ade treatment
. Provide details on handling outdoor waste removal
. Provide fence details - consider alternative fence design/screening along Highway 169
. Parking plan for large events
. Condition of existing paved surface
. Consider lighting at back of property
. Security alarm plan required
. Any issue with dogs if police officers or K-9 enters building
. Provide code analysis from architect for exiting building - especially during large event
. Ventilation concern if parking vehicles inside
. Metropolitan Council SAC charges will be due at time of building permit application
C. Design and Review Committee
The Design and Review Committee reviewed the proposal with the applicant and discussed all the
comments from the Development Review Team with the applicant.
D. Plan Description
1. Zoning Section
The applicant is requesting a CUP to allow for a kennel facility in the industrial zone. The
applicant has submitted a narrative (attached) outlining the project's compliance with the
zoning code requirements.
2, Setbacks
The applicant proposes to build a small 20 foot deep kennel annex on the north side of the
existing building. The proposal meets all setback requirements.
3, Circulation, Access, Traffic and Emergency Vehicle Access
The first phase will not include alterations to the vehicular circulation plans. The existing
circulation plan is sufficient.
Planning Case Report
Page 6
4/3/2009
4. Parking
The existing 34-stall parking lot will remain and meets parking requirements which call for
12 to 15 parking stalls. Excess green space on the east side of the property will be used as
over-flow parking during occasional large events.
5. Building
a. Elevation - The existing building is mostly painted block with areas of brick. The
annex is proposed to be made of painted decorative block, fiberglass doors, pre-
finished sheet metal cladding, standing seam steel roofing and overhead style
garage doors.
b. Floor Plan - The floor plans includes the following elements: offices, meeting rooms,
training rooms, kennels with outdoor runs, veterinary care, indoor storage of
transport vans, general warehousing and a "mock-up" apartment for training use.
c. Roof Top - The existing building roof top will not change. The kennel annex will
have only the standing seam steel roof visible.
6. Landscaping and Screening
The applicant has proposed to remove many nuisance type trees (cottonwood). They have
proposed adding two additional clumps of evergreens to the west of the rear yard fencing.
The clumps are useful in that they provide some screening while still allowing adequate
visibility for police to monitor the rear of the facility.
7. Lighting
No lighting plan or significant changes to existing site lighting is proposed at this time other
than the addition of a few wall packs on the north side of the proposed kennels.
8. Sound
No sound plan is proposed. These dogs are very well trained and generally have a
trainer/handler with them while outside of the kennels. The location is well isolated within
the Science Center industrial park so there will be no disturbances to residential properties.
9. Signage
The applicant is proposing to reface the sign in the southwest comer of the site and to add
signage at the ingress to the site.
10. Utility Plan
No changes necessitating a utility plan are proposed.
11. Location of Services, Loading, Drive-through, Trash, Equipment and Outdoor Storage Areas
The interior of the building will house a large warehouse space in which trash, vehicles and
other items will be stored. The existing loading bay will be filled and altered to be a vehicle
entrance. No outdoor storage is requested or proposed.
12. Grading, Drainage and Erosion Control
No changes necessitating grading or drainage changes are proposed.
Planning Case Report
Page 7
4/3/2009
E. Design Guideline Compliance
The proposal fits within the requirements of the Design Guidelines.
F. Staff and Consultant Considerations
Comments from the city planner, building official, city attorney, city engineer, police department
and West Metro Fire have been considered and are incorporated into the report.
VIII. Summary
Hearing and Service Dogs of Minnesota, a Minneapolis-based non-profit, is requesting a Conditional
Use Permit to allow a dog kennel at 9440 Science Center Drive in the industrial zone. A minor building
addition will be added to the north end of the building to accommodate 20 dog kennels and runs. An
adjacent open space for dogs will be enclosed by a fence and screened. The proposal meets the
requirements of the CUP. The applicant has suggested future expansions of the facility may include an
accessory building or addition that would house a caretaker unit with guestrooms and isolation kennel.
In addition, the property's parking lot would be expanded and improved. The Planning Commission is
only considering the first phase of the proposal at this time. Future phases would be considered by the
Planning Commission as a CUP amendment.
IX. Recommendation
Staff has reviewed the application and believes the proposal meets all of the requirements of the CUP.
Staff recommends approval.
Attachments:
II Application
II Applicant narrative
e Maps/aerial photographs
El Plans
El Planning Memorandwn (March 3t 2009)
El Application log
- Planning Case Report
Page 8
4/3/2009
.]
. .
,
J
PLANNING
APPUCA TION TO PLANNING COMMISSION AND CiTY COUNCIL
City of New Hope, 4401 Xyton Avenue North, New Hope, MN 55428
Case No.
Date Filed
()9-IJ l'
~//3/cJ9
!O().6?:L
Basic Fee
Deposit
ClIP ~y
~~-
Receipt No.
Received by .. .~.
Name of Applicant: Hearing and Service Dogs of Minnesota
PID 06-118-21-33-0001
Street Location of Property:
9440 Science Center Drive
Legal Description or Property:
Parcel 1 and 2, Lot 1, Science Industry Park (verify)
OWNER OF RECORD:
Name:
Richard L.Garon & Robbie N. Perl
Address:
3511 West 24th Street, Minneapolis, MN 55416
Home Phone:
612-926-9666
Work Phone:
763-531-0053
Fax;
866-613-6079
Applicant's nature of Legal or Equitable Interest:
Purchaser of Property
Type of Request: (pertaining to what section of City Code)
Application for Conditional Use Permit to Operate an Animal Kennel Facility, et. al.
Please outline Description of Request (use additional pages if necessary)
Petitioner seeks to acquire propertv and requires approval of Conditional Use Permit to
operate the Hearing and Service Dog training facility prior to completing purchase
Why Should Request be Granted:
Application and use is consistent with applicable City Zoning ordinances provisions
and the CUP IS required to operate thiS enterprise. .
(attach narrative to appiicationform if necessary)
1-09
..",..
Applicant acknowledges that before this request can be considered andJor 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 manaqer has the
riqht to require additional oavment.
The city hereby notifies the applicant that state law requires that the development review be completed
within 60 days from the city's acceptance af 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:
~~~
Richard L Garon
A. Peter Hilger, AlA on behalf of
Hearin and Service Do s of
Minnesota and AI Peters, its Exec
Director.
FOR CITY USE ONLY
Evidence of Ownership Submitted:
Certified Lot Survey:
Legal Description Adequate:
Legal Ad Required:
Date of Design & Review Meeting:
Yes_ No_ Required_
Yes_ No_ Required_
Yes_ No_ Required_
Yes_ No_ Required_
Date of Planning Commission Meeting:
Approved: _ Denied:_
By Planning Commission on:
Approved: _ Denied:_
By City Council on:
Subject to the following conditions:
RYL AUR
create + solve + advise
MEMORANDUM
Date:
To:
By:
Project:
Re:
Copy:
March 24, 2009
Mr. Curt Jacobsen, Director of Community Development
City of New Hope, MN
A. Peter Hilger, AlA
Hearing and Service Dogs of Minnesota
9440 Science Center Drive
SUPPLEMENTAL NARRATIVE: Conditional Use Permit Application
Mr, AI Peters, Hearing and Service Dogs of Minnesota
Following our meeting with the Design & Review Committee meeting last Thursday March 19th, we offer the
following supplemental information in support of our request for a Conditional Use Permit.
EXISTING DITCH/SWALE, NORTHEAST CORNER:
Once the purchase agreement is executed, a survey will be completed indicating the existing drainage
patterns, We are aware of the ditch, and would obtain a wetland delineation when weather permits to
ascertain whether this condition was man-made and can be filled, or whether it is a wetland that future
development must respect. If the latter is the case, then we recognize adjustments may be required to our
long range plans for the proposed accessory structure.
TREE REMOVAL I PRESERVATION PLAN
Again, with the survey, we will be able to identify existing trees and their species, most of which we believe
to be cottonwoods. With the final permit plans we will be able to address this issue and understand that we
must comply with the present ordinance and replace those species of trees governed by the ordinance.
BUILDING ELEVATION
Attached please find a sketch study that is representative of the proposed kennel annex structure, the final
design, color and configuration of which is subject to some modification as we are continuing to research
and explore various kennel options. We can affirm that the materials will consist of painted concrete
masonry walls to match the existing building, possibly decorative, with prefinished standing batten type
metal roofing, fascia, trim and gable ends. The existing building is all stacked bond painted concrete block
on the north side (see photo below), As discussed, this structure is primarily unheated and remains open
to the atmosphere by keeping the proposed overhead garage doors open at all times except when the
kennels are hosed down in the winter and a unit heater will facilitate drying. What you would see in effect is
a porch like structure appended to the rear of the building to provide shade in summer, and weather
protection during inclement weather - a "doggie" porch, mint juleps optional. The precise configuration of
doors is a function of the number of kennels provided, and remains under research and evaluation at this
time.
Rylaur Consulting, LLC
752 Stillwater Road, Mahtomedi, MN 55115
651.631.1300
www.rylaur.com
Existing rear building condition where first phase of the kennel structure would be added: painted block,
FUTURE CONSTRUCTION: DESIGN GUIDELINES
Future additions to the exiting building and the proposed accessory structures will be complimentary to the
existing structure, and is also subject to review by the City at the time the request to construct is made.
WASTE HANDLING
Solid waste developed on site will be contained in a roll-out type dumpster within the building structure,
along with any recycling requirements. At such time as the accessory structure is built, we expect to
construct a trash enclosure consistent in design and material with the existing building. This will be subject
to City review at the time application is made for these structures.
Regarding dog waste, the exercise area waste is removed as it happens by the attendant working the dogs,
and disposed in the solid waste stream, because it may contain foreign objects such as gravel, sticks, and
grasses that should not be flushed. The indoor kennels will have the solid waste removed and flushed into
the sanitary sewer system. Please note that our dogs are trained to use the outdoor runs for potty
activities, rather than the indoor runs, so as to housebreak them. Therefore, minimal inside waste will be
added to the sewer system.
FENCE DETAILS
As was discussed, we are proposing an 8' chain link fence so that visibility is maintained for security
reasons to the kennel and exercise yard. There is one large clump of existing evergreen vegetation on the
southwest corner of this yard that will remain. We are proposing two additional planting areas of three
evergreen trees each along the length of the fence to reserve some open spots for visibility. See photo
below.
Rylaur Consulting, LLC
752 Stillwater Road, Mahtomedi, MN 55115
651.631.1300
www.rylaur.com
North wall of building and location of 8' screen fence in line with existing building corners, Note visibility and large
shrub mass to remain, We propose two additional tree masses strategically placed to preserve view for security
reasons.
PARKING PLAN FOR LARGE EVENTS
Per our earlier narrative, we can presently contain an additional 40 cars, for a total of approximately 65 or
70 cars without modifying the existing lot. Further, we were advised that the street can have on-street
parking as it is currently wide enough, however it is currently posted for no parking. The City has agreed to
look into this discrepancy, We would welcome on-street parking (except at the bus stop) for the few
occasions that we hold events.
CONDITION OF PAVED SURFACES
In a nutshell, not great. As funds are presently very limited, we do not expect to upgrade the existing paved
and un-paved surfaces until we initiate to proposed future parking lot expansion. At that time, you have
advised that we will need to install curb and gutter at all new and existing parking areas, except where such
curb can be omitted to facilitate an approved drainage plan.
SITE LIGHTING
We are proposing to provide downcast wall packs above the rear service doors and along the east building
frontage abutting the first row of parking on photocell and time clock. We are not proposing any additional
lighting at this time, but would likely add some site lighting poles when the parking areas are improved,
The kennels will have lighting, visible especially when the overhead doors are in the open position, but
please note that the kennels are not generally used overnight since the dogs are "homebound" within the
inside kennels and do not have unrestricted access to the outside runs. Control of this lighting is still being
determined, but could include motion sensors.
SECURITY ALARM PLAN
This is also a requirement of Hearing and Service Dogs, but the plans are not yet confirmed.
POLICE DOGS
We understand the concern of the canine police units, and stressed at the meeting that the police dogs are
likely to be more stressed than our dogs. We do not recommend entry into our facility with dogs for a
number of reasons, not the least of which is health management concerns and those of safety for dogs and
Rylaur Consulting, LLC
752 Stillwater Road, Mahtomedi, MN 55115
651.631,1300
www.rylaur.com
humans alike. We would recommend that a policy be jointly drafted between Hearing and Service Dogs
and the New Hope Police that meets our mutual concerns.
CODE ANALYSIS
We will provide a complete Building Code analysis at the time application for the building permit is made,
We have no present concerns about exiting at large events as our occupant numbers are relatively small.
VENTILATION OF GARAGE
We acknowledge that this area may have ventilation requirements that will be explored and presented with
the Building Permit application.
SAC CHARGES
We acknowledge that SAC charges may be assessed at the time the Building Permit is issued, depending
on the number of underlying SAC credits the Met Council will provide.
SUMMARY
We trust the above appropriately reflects the discussions and requests made at the Design & Review
Committee meeting, and we again ask your support of our request for a Conditional Use Permit, to include
our present and proposed uses of the property. Thank you for your consideration, and we will be happy to
provide any additional information you may require.
Rylaur Consulting, LLC
752 Stillwater Road, Mahtomedi, MN 55115
651,631.1300
www.rylaur.com
RYL AUR
create + solve + advise
MEMORANDUM
Date:
To:
By:
Project:
Re:
Copy:
March 13, 2009
Mr. Curt Jacobsen, Director of Community Development
City of New Hope, MN
A. Peter Hilger, AlA
Hearing and Service Dogs of Minnesota
9440 Science Center Drive
Project Narrative: Conditional Use Permit Application
Mr. AI Peters, Hearing and Service Dogs of Minnesota
As required by the application process, following is a narrative description of our proposed development
request.
APPLICANT: Mr. AI Peters, Director, Hearing and Service Dogs of Minnesota
2537 25th Avenue South, Minneapolis, MN 55406
Represented by: A. Peter Hilger, AlA, Rylaur, LLC as Architect
PROPERTY:
Goodell Tool Building
9440 Science Center Drive, PID#06-118-21-33-0001, Hennepin County, including 4,13
acres
Parcel 1 and 2, Lot 1, Science and Industry Park
Current Owner: Mr. Richard Garon
EXISTING ZONING: I - Industrial
PROPOSED REZONING: None
REQUESTING: Conditional Use Permit to Operate an Animal Care and Training Facility
ABOUT THE APPLICANT: Hearing and Service Dogs of Minnesota
Hearing and Service Dogs of Minnesota is dedicated to enhancing the quality of life for people who are
deaf, hard of hearing or disabled by creating mutually beneficial relationships with specially trained dogs,
We envision a future in which every person who needs and wants an assistance dog can have one,
Hearing Dogs are often selected from local animal shelters. The dog alerts a person who is deaf or hard of
hearing to sounds by making physical contact with the person and then leading them to the source of the
sound. Some of the sounds a Hearing Dog is trained for include: a doorbell, alarm clock, smoke detector,
telephone, and an intruder.
Rylaur Consulting, LLC
752 Stillwater Road, Mahtomedi, MN 55115
651,631,1300
www.rylaur.com
Service Dogs work with people who have mobility challenges as well as people with other, special needs,
They pickup and carry objects, pull wheel chairs, open doors, help to pay at tall counters, alert to seizures
or low blood sugar and perform other daily tasks.
Autism Assist Dogs keep children with autism safe in public settings and help them experience the world
around them more fully by offering comfort and assurance. These special dogs also serve as a social bridge
between the family and the public.
Hearing and Service Dogs of Minnesota is a 501 (c)(3) charitable organization that incorporated in the State
of Minnesota in 1987. The organization currently has more than 270 graduates and produces up to 30
additional new teams annually, located in Minnesota and surrounding states. We are supported entirely by
charitable contributions from individuals, businesses and service groups like the Lions. Each fully trained
dog is provided to a waiting applicant, free of charge.
We have attached a copy of our annual report for your review, providing further information about our
values and mission.
EXISTING BUILDING CONDITION:
The existing building is largely empty, having formerly served as an industrial type facility for Goodell Tools,
the Seller. Consisting of an office wing with a lower roof, and a slightly higher warehouse cube, the 21,700
SF building is well sited on the property with the ability to significantly expand northward and eastward,
The building is a combination of brick and painted concrete block with slot type windows, and was originally
constructed in 1961 by Rauenhorst. The structure is in reasonably good condition with ample power, and is
fully sprinklered,
The site has a small paved parking area suitable for 34 cars, including up to 4 handicap stalls, There is a
larger gravel parking area just to the east of the existing lot than can be used for overflow parking as needs
arise. There are generous front yard areas facing Highway 169 and Science Center Drive, as well as a
large area of undeveloped space to the north and east of the building.
DEVELOPMENT SUMMARY -IMMEDIATE USE:
Hearing and Service Dogs of Minnesota intends to acquire the property and relocate their current
operations into the facility. As mentioned earlier, Hearing and Service Dogs of Minnesota will use the
facility for their headquarters, including offices and meeting facilities, large training rooms, segregated
kennel functions including veterinary care, inside parking for two transport vans, and warehouse. Some
minor remodeling on the interior will be required to bring portions of the building up to ADA compliance,
especially since many of Hearing and Service Dogs of Minnesota's clients are physically disabled. Future
plans include a full scale mock-up training apartment used for training simulations. One of the large
training rooms is expected to be used for graduations and other group events, seating for approximately
200-300 people on moveable seating.
As part of the kennel function, initially 6 to 10 kennels, each approximately 6' X 6' would be installed inside
with separate 6' X 12' outdoor runs. Exterior runs would be covered with a simple shed type roof structure,
and preferably a series of garage doors or removable panels to maintain outdoor air most of the time. The
only time the outdoor kennel is enclosed is in the winter for cleaning or to deflect falling snow. The only time
it is temporarily heated is during cleaning, and then it is re-opened to the air. The roof shelter will keep
snow and rain off the runs. The surface of the runs would be either pea gravel or concrete, as yet to be
determined and a function of cost. Ultimately, the kennels would be expanded to approximately 21 units to
house up to 42 dogs. Future expansion of the building contemplates additional runs. Each of these runs
opens out onto a large fenced area for supervised exercise and training. New 8' high chain link fencing is
planned to fully enclose the primary exercise area.
Finally, the building is served by an existing loading dock that is planned to be converted to a drive-in door
for the Hearing and Service Dogs of Minnesota vans, Dogs are regularly transported via vans for offsite
training in malls, etc., and are best handled when the vans can pull into the building adjacent the kennel
runs.
Rylaur Consulting, LLC
752 Stillwater Road, Mahtomedi, MN 55115
651.631.1300
www.rylaur.com
DEVELOPMENT SUMMARY - FUTURE USE
Since Hearing and Service Dogs of Minnesota is a non-profit operation and relies solely on donations,
expansion will take place over time as fundraising will permit. However, one of the attractions of this site is
the large areas that permit long term expansion, both of buildings, parking and exercise areas, Following is
a brief summary of potential changes, for which Hearing and Service Dogs of Minnesota seeks approval
prior to their purchase of the structure, subject to refinement of the planning details when the plans are
ultimately permitted:
Isolation Kennel: Provide a separate structure to contain 5 to 10 separate kennels,
support area, and garage parking for at least three vehicles. This facility would isolate
dogs obtained from local shelters to be separated from other dogs being trained to
minimize the transmittance of canine diseases, without which Hearing and Service Dogs
of Minnesota risks possible infection of the other dogs within the facility.
Caretaker + Guest Residence: Provide a small caretaker residence, separate and distinct
from the main structure, and possibly in connection with the isolation facility. Since the
dogs are on-site 24/7, their care is of constant concern for Hearing and Service Dogs of
Minnesota. The presence of an on-site caretaker would be similar to that of a mini-
storage, allowing off-hour monitoring and care of the dogs, as well as sorne site
caretaking functions. This facility would also have one or two guest rooms, similar to a
motel-type efficiency, so that an out of town client can remain in proximity to the center
for a few nights while going through on-site training and transfer of the dog.
Expanded Parkinq: Provide an expanded parking lot of approximately 75 cars to enable
more handicap and visitor stalls closer to the existing main entrance, and provide more
on-site options for the occasional event.
The fundamental purpose of this request, while not immediately contemplated, is to assure Hearing and
Service Dogs of Minnesota that the property can be put to the uses for which Hearing and Service Dogs of
Minnesota intends immediately and into the future. We therefore request conceptual approval of these
uses as part of the Conditional Use Permit, subject to formal amendment to review specific site plan
compliance issues
ANALYSIS OF ZONING AND CONDITIONAL USE PERMIT:
Based upon review of the present Zoning Ordinance, the site is zoned I-Industrial per Chapter 4, Section 4-
20 of the New Hope Zoning Ordinance. Permitted uses include (4-20 (b)(14)) Veterinary Clinics boarding 10
or fewer animals without treatment in a 24 hour period. Permitted Accessory uses include (4-20 (c) (1)) an
accessory building not exceeding 30 % of the gross floor space of the principal building (30% X 21,700 SF
= 6,510 SF). Conditional uses include ((4-20 (e) (4)) the on-site caretaker + guestroom under Motels/Hotels
as well as a caretaker apartment as part of a mini-storage (4-20 (e) (7h). Further, ((4-20 (e) (16)) Animal Kennels
and Animal Day Care are permitted conditional uses, which is the primary reference for this facility.
Based upon our evaluation of the ordinance, the proposed uses, immediate and future, are fully permissible
and consistent with the Conditional Use concept. Reviewing the conditional use permit requirements for
Animal Kennels and Animal Daycare, we can summarize the ordinance bullet points as follows:
(16) a, Kennel size: Our proposal is substantially less restrictive than the ordinance, requiring 75 SF per
dog exclusive of office or storage area. In the current building we anticipate 21- 6 x 6 interior runs, each
housing up to two dogs for a total expected maximum of 42 dogs. When taking into account all kennel, vet,
prep kitchen, and training functions, we are in excess of 246 SF per dog. We double up dogs in a single
kennel as part of their training and socialization and to reduce kennel stress on the animals, This is at
variance with the implied one-dog, one kennel provision in the ordinance, We do not use "air kennels",
presumed to mean stacked kennels.
(16) b. We provide ancillary training areas in compliance with this provision of the ordinance. We expect
limited retail sales of products.
Rylaur Consulting, LLC
752 Stillwater Road, Mahtomedi, MN 55115
651.631.1300
www.rylaur.com
(16) c. We plan to provide an exterior exercise/training area of approximately 21,725 SF, which when
divided by the number of dogs proposed, is about 517 SF per dog if all dogs were out at once, substantially
in excess of ordinance requirement of 100 SF per animal. We do not have all dogs out at once.
(16) d. The facility is planned to have a separate ventilation system and atmosphere for the indoor portion
of the kennels in compliance with the Ordinance and other applicable Codes (at least 75 cfm) and would be
maintained at 60-80 degrees Fahrenheit.
(16) e. We provide a separate room for veterinary services, and as mentioned before, do quarantine dogs
that are sick or injured. Our proper care of animals is of highest priority.
(16) f. Our kennels are proposed to be a Mason FRP metal and polyethylenelfiberglass reinforced plastic
system that is fully washable. (see brochure at http://www.masonco.com/FRPSaniK.html). The floors of the
kennels will be free draining concrete. Kennels are cleaned daily with industrial disinfectant and then
hosed clean. They are pressure washed weekly. We do not plan to provide a curb 6" high between kennels
as required by your ordinance since the proposed Mason system prevents drainage across to adjacent
kennels using a sani-slope aluminum floor mounting system to seal the floor area between kennels, This
accomplishes the same goal at lower cost.
(16) g. Animal wastes are picked up immediately and disposed of in the sewer system,
(16) h. The facility will be licensed per section 7-4 of the Code, We have no issues with these provisions,
(16) i. Hearing and Service Dogs plans to be in this facility as Owners for a very long time. This is not a
leasehold situation. But we will permit the City to inspect the premises at any time, not just upon the
unlikely vacation of the facility,
(16) j. Uniform lighting levels will be provided in the kennel areas, as well as training areas,
(16) k. Initially, we are planning on fewer than ten dogs which would exempt us from the conditional use
provisions, however, we wish to be permitted under the conditional use permit provisions so we can add
the additional blocks of kennels as funds become available to do so.
PARKING. TRANSPORTATION AND EVENTS
The site currently has 34 hard surface parking stalls, plus two garage stalls for Hearing and Service Dogs
of Minnesota vans. When expanded, we plan on up to 75 cars on-site, plus 5 garage parking in the future,
The adjacent existing gravel surface does provide potential overflow parking on site for an additional 40
cars. Further, Science Center Drive is wide enough to accommodate on street parking. We plan to hold
our Graduation Events twice per year wherein dogs and clients in training celebrate the completion of
training in front of family and friends of the organization. Also, volunteer training and recognition events
may also be held. We anticipate 200 - 300 participants at any given time, requiring per ordinance 66 to 100
cars. These events are always held on weekends when traffic in the Industrial Park is at its lowest. We will
also develop agreements with neighboring properties to accommodate overflow parking is large attendance
at an event is anticipated, if needed. During the typical week, no more than 12 to 15 stalls are required by
staff and visitors, resulting in very adequate existing parking.
OUR DOGS - OUR PRIDE
Hearing and Service Dogs of Minnesota has a rigorous training program, We rescue many dogs from local
animal shelters, purchase high-quality dogs from breeders around the country and have a limited breeding
program of our own, Social skills, agility and highly specialized training regimens are required to graduate
the program. Our dogs are very well behaved, generally very quiet, and socially adjusted. Our program is
fully accredited by our trade association, Assistance Dogs International (ADI) and all of our graduates are
certified by passing our own internal testing and by passing the ADI Public Access Test, used by similar
organizations around the world,
Rylaur Consulting, LLC
752 Stillwater Road, Mahtomedi, MN 55115
651.631.1300
www.rylaur.com
SUMMARY
Hearing and Service Dogs of Minnesota is excited for the opportunity to be a vibrant neighbor in New Hope.
Serving a vital need in the community, we are asking your support of our request for a conditional use
permit, to include our present and proposed uses of the property. Thank you for your consideration, and
we will be happy to provide any additional information you may require. We also welcome tours of our
existing, very cramped facility, should that be necessary.
FUTURE HEADQUARTERS - HEARING AND SERVICE DOGS OF MINNESOTA
Rylaur Consulting, LLC
- 5-
752 Stillwater Road, Mahtomedi, MN 55115
651.631,1300
www.rylaur.com
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NOR T H W EST A $ $ () C I A T- E, Q C, () ~,s. U l. T' ANT S. I I N C .
4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
MEMORANDUM
TO:
Curt Jacobsen
FROM:
Alan Brixius / Laurie Smith
DATE:
March 31 , 2009
RE:
New Hope - Hearing and Service Dogs of Minnesota; Conditional Use
Permit
FILE:
131.01 - 09.03
BACKGROUND
The Hearing and Service Dogs of Minnesota non-profit organization is requesting
approval of a conditional use permit (CUP) to operate a kennel facility located at 9440
Science Center Drive. The facility would be used for housing and training dogs involved
in the program. The applicant is proposing to move into the facility immediately upon
approval with future remodeling and expansion as funding allows. The site contains
approximately 4 acres and is zoned I - Industrial. Dog kennels are a permissible use
within the I District upon approval of a conditional use permit.
ANAL YSIS
Proposed Use. The proposed use is a dog kennel and training facility for hearing and
service dogs. The dogs are trained to assist people with special needs. The enrolled
dogs live and train at the facility until they are fully trained and placed with a waiting
applicant. The applicant is proposing to initially remodel the existing building on the site
to include the following elements:
Offices
Meeting rooms'
Training rooms
Kennels with outdoor runs (6 to 10)
Veterinary care
Indoor loading and unloading for transport vans
General warehousing
"Mock-up Apartment" for training use
The applicant is requesting conceptual approval of additional elements that will be
added as future phases, including the following:
Dog arrival/isolation building and garage
Caretaker/guest residence (attached as part of dog arrival/isolation building)
Dog arrival/isolation exercise area
Additional dog kennels/dog runs (up to 20 total)
Future building expansion
Parking lot expansion
Each dog kennel can hold up to two dogs. Initially the facility would house six dogs at a
minimum with room for up to 42 dogs upon future expansion. All proposed uses can be
accommodated via the existing Industrial zoning designation. Animal kennels are listed
as a permitted conditional use in the I District and Veterinary clinics are a permitted use
in the I District. Caretaker apartments are allowed in the I District with mini storage
facilities. As such, it seems reasonable to accommodate the applicant's request for a
caretaker residence. The Planning Commission and City Council should comment on
the acceptability of the proposed uses - both immediate and as part of future phases.
Animal Kennel Requirements. Section 4-20(e)(16) of the Zoning Ordinance outlines
the required conditions of approval for animal kennel facilities. The following compares
these pertinent zoning ordinance requirements and the applicant's proposal:
1. The facility's minimum size must provide for 75 square feet per dog exclusive of
office space or storage areas. The facility must provide one cage or air kennel
per animal.
The applicant is proposing to have 246 square feet of space per dog for
kenneling, veterinary, training and kitchen functions. Each kennel will have 108
square feet of area including the outdoor dog run area.
2. The zoning ordinance requires at least 100 square feet of outdoor exercise area
per dog. Outdoor exercise areas must be fenced with a three-foot vegetative
buffer and must be cleaned of animal waste regularly.
The applicant is proposing to have an outdoor exercise area of 21,725 square
feet which equates to 517 square feet per dog at maximum capacity. An eight
foot chain link fence surrounding the outdoor exercise area is proposed. The
applicant is proposing to add two additional planting areas of three evergreen
trees each along the length of the fence to provide screening while reserving
some open spots for security visibility. The applicant states that animal wastes
are picked up immediately and disposed of using the sanitary sewer system.
2
3. The facility must have a proper ventilation system.
The facility is planned to have a separate ventilation system and atmosphere for
the indoor potion of the kennels in compliance with Ordinance requirements and
other applicable Codes.
4. A sufficiently sized room/cage separate from the main facility shall be provided to
adequately separate sick or injured animals.
The applicant is proposing to provide a separate room for veterinary services and
states that sick or injured dogs are properly quarantined.
5. Wall finish materials below 48 inches in height shall be impervious, washable
materials. Floor finish shall be sealed concrete or other approved impervious
surface. Liquid-tight curbing, at least six inches high, shall be installed along
shared walls for sanitary confinement and cleaning.
Kennels are to be constructed of Mason FRP metal and polyethylene/fiberglass
reinforced plastic that is fully washable. Kennels are to be cleaned daily with
industrial disinfectant and are pressure washed weekly. A six inch liquid-tight
curb is not proposed as the kennel system that is being used offers the same
protections using a different design element.
Lot Area and Setbacks. The proposed use is consistent with the lot area and setback
requirements of the I District.
Building Design. The existing building is constructed of concrete block. The applicant
is proposing to construct the initial building expansion to be used for the dog runs using
decorative concrete block and a prefinished metal roof. Proposed building materials are
consistent with the Zoning Ordinance and the New Hope Design Guidelines for
industrial buildings. Future phases of the building expansion and proposed new
accessory building will be reviewed at that time.
Access/Parking. There is an existing 34-stall paved parking lot located to the east of
the existing building. According to the applicant, 12 to 15 parking stalls are needed to
accommodate staff and visitors on a daily basis. Future phases of the proposal include
an expanded parking area to accommodate 75 cars plus five additional garage spaces.
The applicant notes that the facility would host graduation ceremonies twice a year as
well as occasional volunteer training and recognition events. There is an existing gravel
"overflow" parking area which can accommodate an additional 40 cars. On street
parking is available along Science Center Drive. The applicant proposes that additional
off-street parking arrangements will be made ahead of time to accommodate increased
traffic during these large events.
3
Lighting. The applicant is proposing downcast wall pack lights above the rear service
doors and along the east building fa<;ade. Future plans may include additional parking
lot lighting when those areas are improved and/or expanded.
Signage. The applicant is proposing to install a new monument sign adjacent to the
driveway access off of Science Center Drive. The existing monument sign located in
the southwest corner of the site, visible from Highway 169 will remain and will
presumably be refaced. Prior to alteration of the existing sign or installation of a new
sigh, a sign permit shall be reviewed and approved by City staff.
Trash Encolsure. A trash enclosure was not indicated on the submitted plans. Trash
containers must be stored inside the building or contained and fully screened in a trash
enclosure which is constructed of materials to match the building.
Grading, Drainage and Erosion Control. No grade changes are anticipated with the
initial phase of the project. Grading, drainage and erosion control matters are subject to
review and approval of the City Engineer.
CONCLUSION/RECOMMENDA TION
The training facility proposed by Hearing and Service Dogs of Minnesota is consistent
with Zoning Ordinance requirements. The proposed kennel, animal daycare and
caretaker apartment uses are permitted conditional uses in the Industrial District. The
proposed veterinary use is a permitted use in that district. Future phases of the facility
are generally consistent with ordinance requirements and will be further reviewed prior
to construction. The Planning Commission and City Council should comment on the
suitability of the proposed phases of the proposal. If the Planning Commission and City
Council find the proposal to be acceptable, City staff recommends approval of the
proposed conditional use permit subject to the following conditions:
1. Grading, drainage and erosion control matters are subject to the review and
approval of the City Engineer.
2. The facility shall have a ventilation system which is complies with Section 4-
20.(e)(16)d of the Zoning Ordinance.
3. Animal wastes shall be removed and properly disposed of daily.
4. The facility shall be properly licensed per Section 7-4 of the City Code.
5. Prior to hosting of a large event, a parking plan shall be implemented, subject to
City approval.
4
6. Prior to the alteration of existing signs and/or the erection of new signs on the
site approval of a sign permit is required.
7. Future phase plans are conceptual. Any additional site alterations shall be
processed as a CUP amendment and must be reviewed and approved by the
New Hope Planning Commission and City Council.
5
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Memorandum
Date:
Planning Commission
Curtis Jacobsen, Director of Community Development
April 3, 2009
To:
From:
Subject:
Miscellaneous Issues
NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with additional
detail on Council/EDA actions on Community Development related issues or other city projects. It is
not required reading and is optional information provided for your review, at your discretion.
1. March 9 CouncillEDA meeting - The following planning/development/housing items were
discussed:
III PC03-18, resolution approving the release of the financial guarantee for Collins Electrical
Systems, Inc. dba Collisys, 4990 Highway 169: Approved, see attached Council request.
. Project #845, presentation and acceptance of the feasibility report and authorizing the
preparation of plans an specifications for the proposed Winnetka Avenue infrastructure
improvement project: Authorized staff to prepare plans and specs, see attached Council
request.
III PC09-01, resolution confirming and ratifying Planning Commission Resolution 09-01
regarding comments on city of Crystal Comprehensive Plan update: Approved.
2. March 23 Council/EDA meeting - The following planning/development/housing items were
discussed:
El Motion approving quote by Victory Corps for design and purchase of 48 street banners for
42nd Avenue: Approved, see attached Council request.
III Ordinance 09-03, an ordinance amending Chapter 2 of the New Hope City Code bv
establishing Administrative Fines Enforcement Program: the Council postponed this item
for discussion at the April 20 work session.
o Ordinance 09-02, an ordinance amending Chapter 3 of the New Hope City Code by
establishing regulations to secure vacant buildings: Adopted as recommended by the
Planning Commission.
3. Codes and Standards Committee - The Codes and Standards Committee did not meet in
March.
4. Design and Review Committee - The Design and Review Committee met in March with the
applicants for the YNICA and service dog CUP requests. Staff conducted pre-application
meetings with four potential applicants on April 3. Staff expects several applications to come
forward, therefore, the committee will be meeting on April 16.
Miscellaneous Issues
Page 1
2/27/09
5. Updated Commission List - Enclosed is an updated Planning Commission list.
6. Planning Commission Vacancy - The city will place the following advertisement in the Sun
Post and on the city's website: "The City Council encourages residents and business people to
apply to serve on a New Hope city commission. The city has an opening on the Planning
Commission. Meetings are usually held one evening per month. A complete commission
description and application is available by calling the city clerk at 763-531-5117, or on the city's web
site at www.ci.new-hope.mn.us. The application deadline is April 30. Appointments will be made
by the City Council following applicant interviews." While Mayor Hemken suggested reducing the
size of the commission, the rest of the Council indicated it felt the more community input, the
better.
7. Remodeling Fair - The annual Northwest Suburban Remodeling Fair will be held on Saturday,
April 4, at the Crystal Community Center.
8. Planning Commission Minutes - The March 3 Planning Commission minutes are included for
your review prior to the Planning Commission meeting. Please remember that all approved
minutes are on the city's web site.
9. If you have any questions on any of these items, please feel free to contact city staff.
Attachments: Collisys release of financial guarantee
Winnetka Avenue infrastructure project
42nd Avenue banners
Planning Commission list
Remodeling Fair flyer
12/2/08 Planning Commission Minutes
Miscellaneous Issues
Page 2
2/27/09