060209 Planning
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PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, June 2, 2009
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. CONSENT BUSINESS
4. PUBLIC HEARING
. 4.2 PC09-08
Request for side yard setback variance, 2701 Quebec Avenue North,
Jennifer Baldwin and Tim Horejsi, petitioners
Request for site and building plan review for liquor store in existing
building, 9400 36th Avenue North, Brooklyn Center Service, Inc./Randy
Rau, petitioner
. 4.1 PC09-07
5. COMMITTEE REPORTS
5.1 Report of Design and Review Committee - next meeting June 18, 7:30 a.m.
5.2 Report of Codes and Standards Committee
6. OLD BUSINESS
6.1 Miscellaneous Issues
€I Dialogue with the City Council
6.2 €I Planning Commission review of past planning cases
o PC08-04, Conductive Containers, 4500 Quebec Avenue
o PC07-03, Bill Karges, 3317 Ensign Avenue
7. NEW BUSINESS
7.1 Review/Approval of Planning Commission Minutes of May 5,2009
8. ANNOUNCEMENTS
9. ADJOURNMENT
II Petitioner must be in attendance at the meeting
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 staff's recommendations and answer any questions from the
Planning Commission.
3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer
questions from the Planning Commission.
4. The chair will open the public hearing, asking first for those who wish to speak to so indicate by
raising their hands. The chair may set a time limit for individual questions/comments if a large
number of persons have indicated a desire to speak. Spokespersons for groups will have a longer
period of time for questions/comments.
6. When recognized by the chair, the person wishing to speak is asked to come forward and to give
their full name and address clearly. Remember, your questions/comments are for the record.
6. Direct your questions/comments to the chair. The chair will determine who will answer your
questions.
7. No one will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new information, not rebuttal.
8. At the close of the public hearing, the Planning Commission will discuss the proposal and tal<.e
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:
June 2, 2009
May 29,2009
09-07
Jennifer Baldwin and Tim Horejsi
2701 Quebec Avenue North
Side yard setback variance.
I. Request
The petitioner is requesting a side yard setback variance to allow for the construction of 264 square feet
of living space over the garage. The property previously had a side yard setback variance granted to
expand their attached garage 3 1;2 feet from the property line. City code allows an attached garage five
feet from the property line and living space constructed over the garage.
II. Zoning Code References
Section( s)
4-5(f)(4). R-l, Single family residential district- setbacks.
4-36. Administration, Variances
III. Property Specifications
Zoning:
Location:
Adjacent Land Uses:
Site Area:
Building Area:
Planning District:
Specific Information:
Planning Case Report 09-07
R-l, single family residential
Between the intersections of Quebec A venue and Valle Vista and Quebec
A venue and Lamphere Drive on the "\vest side of the block.
Single family residential
10,625 square feet or .25 acres
264 square foot addition
This property is located in Planning District 16. The Comprehensive Plan
does not specifically address this property, but it does support
redevelopment and expansion of existing housing stock. This proposal is in
compliance with the Comprehensive Plan.
The existing garage is allowed per side yard setback variance. This expansion
will not encroach on the neighbor's property anymore than the garage
already does. The effected neighbor has stated they are supportive of this
proposal as outlined in the attached letter.
Page 1
6/2/09
IV. Background
In 1983, the city approved a side yard setback of 3 1/2 feet from the property line (a variance of 1 1/2
feet for side yard garages) to allow for the addition of a second garage stall. There is currently a flat
roof above the garage. The bedroom addition will be above the second car garage.
V. Petitioner's Comments
"Timothy and myself are wanting to add an addition above an already existing second stall garage. We
would like to add this addition to add an additional bedroom for our second child that we are
expecting. We really like the neighborhood and believe that it is a good neighborhood in which to raise
our family. We have family and friends nearby who attend Robbinsdale schools and we would like our
children to attend there as well. We will put a gutter on the south side that will drain towards the front.
The same siding and color of the outside will be used, as well as matching of the roof line." - Jennifer
Baldwin
VI. Notification
Property owners within 350 feet of the property were notified and staff has received no comments to
date. The neighbor to the south submitted a letter in support of the proposal.
VII. Development Analysis
A. Zoning Code Criteria
4-5(f)(4) Setbacks.
TABLE INSET:
Front: Front: Arterial Side: Side: Side: Arterial or
Local or Community Rear Interior Corner Community Collector
Collector Street Side Yard Local
Street (a) Street Street (a)
25 feet 30 feet 25 10/5 (b) 20 feet 25 feet
feet
(a) See subsection 4-3(c)(6)b of this Code.
(b) Ten-foot side yard setbacks are required except a five-foot side yard setback is permitted for an
attached garage and any living space constr'ucted above the attached garage footprint.
Sec. 4-36. Administration-- Variances.
(a) Purpose of variance. The purpose of a variance is to permit relief from the strict application of the terms
of the zoning code to prevent undue hardships or mitigate undue noneconomic hardship in the reasonable
use of a specific parcel of property and "\vhere circumstances are unique to the individual property under
consideration, and the granting of a variance is demonstrated to be in keeping with the spirit and intent of
this Code.
(b) Procedure. An application for a variance requires a public hearing and shall be processed pursuant to
the provisions outlined in subsection 4-30( c) of this Code.
Planning Case Report 09-07
Page 2
6/2/09
(c) Hardship. An application for variance shall not be approved unless a finding is made that failure to
grant the variance will result in undue hardship on the applicant, and, as may be applicable, the following
criteria have been met:
(1) A hardship may exist by reason of a physical condition unique to the property that results in
exceptional difficulties when using the parcel or lot within the strict application of the terms of this
Code. Physical hardships may include lot shape, narrowness, shallovvness, slope, or topographic or
similar conditions unique to the parcel or lot. Undue hardship also includes inadequate access to
direct sunlight for solar energy systems. Economic conditions alone shall not constitute an undue
hardship if reasonable use of the property exists under the terms of this Code.
(2) The undue hardship is unique to the parcel or lot for which the variance is being sought and is
not generally applicable to other properties within the same zoning district.
(3) The hardship or circumstances unique to the parcel or lot has not been created by the
landowner or any previous owner.
(4) Additional criteria. The application for variance shall also meet the following criteria:
a. It will not alter the essential character of the locality.
b. It will not impair an adequate supply of light and air to adjacent property, or
substantially increase the congestion of the public streets, or increase the danger of fire, or
endanger the public safety.
c. It is the minimum action required to eliminate the hardship.
d. It does not involve a use which is not allowed within the respective zoning district.
B. Development Review Team
The Development Review Team met on May 13 to discuss the proposal. The Development
Review Team reviewed the application and plans, was agreeable to the request, and
recommended the following:
1. Elevation plan and floor plan to match (windows)
2. Drainage of downspout to front yard
C. Design and Review Committee
The Design and Review Committee met on May 14 to consider the application. The Committee
was generally supportive of the proposal.
D. Plan Description
1. Zoning Section
The City Code requires variance applicants must show that failure to grant the variance will
result in undue hardship. The applicant has stated in writing that the addition is intended to
allow for more room for their expanding family. The applicant has also stated that if the
variance is not granted, the family may be forced to move because the house as it exists will
not be able to meet the expectations and requirements of this family. While this is not a
typical variance hardship, staff feels that due to the placement of the existing garage, the
expansion of the house above it will not place any additional hardship on the applicant's
Planning Case Report 09-07
Page 3
6/2/09
neighbors. The application is a reasonable request. The expansion of the home should also
increase the property values of the neighborhood.
2. Setbacks (Building Placement)
The R-l single family residential zoning district has the following setback requirements:
Front: Arterial Side: Side:
Front: or Interior Comer Side: Arterial or
Local Community Rear Side Yard Local Community Collector
Street Collector Street Street Street (a)
(a)
25 feet 30 feet 25 feet 10/5 (b) 20 feet 25 feet
The zoning code requires a 10-foot side yard setback for living space. The applicant is
proposing to construct the proposed addition 3 1/2 feet from the side property line, which
requires a variance of 6 112 feet. The addition will be above an existing garage which is 3 1/2
feet from the property and allowed by a variance.
3. Building
a. Elevation (design, materials and color)
The applicant has stated the same materials and color will be used on the addition
as exists on the building. The elevation and floor plans generally match as requested
by the Development Review Team.
b. Floor Plan
The addition will add a master suite to the home's south end. A 24-foot by ll-foot
bedroom with 6-foot by ll-foot walk-in closet will be constructed above the garage.
Existing bedrooms will be altered to remove windows and construct new closets.
Three new windows will be constructed as part of the addition. These will be placed
in such a manner that they do not interfere with the privacy of either the applicant
or the neighbor.
c. Roof Top
The addition roofline will match the existing roofli.ne.
E. Design Guideline Compliance
The New Hope Design Guidelines do not apply to this project.
F. Staff Considerations
Comments from the city planner, building official, city attorney, city engineer, police department
and fire department are incorporated into the report.
VIII. Summary
The owners of 2701 Quebec Avenue North are requesting a side yard setback variance to allow for the
construction of 264 square feet of living space over the garage. This home addition is intended to
accommodate their growing family. The proposal is in compliance witl1 the Comprehensive Plan and
Planning Case Report 09-07
Page 4
6/2/09
supports the goal of reinvestment in the city's housing stock. The applicant previously obtained a side
yard setback variance granted to expand their attached garage 3 1/2 feet from the property line. City
code allows an attached garage five feet from the property line and living space constructed over the
garage. This addition will not affect the neighbors any more than the existing garage. The neighbors are
supportive of this project.
IX. Recommendation
Staff feels this is a reasonable request due to the fact that this addition will not encroach anymore on
the neighbor's property than the existing garage. This is the type of investment and expansion the city
should encourage. Staff recommends approval.
Attachments:
e Application
· Applicant narrative
€I Letter from neighbor
CII Maps/aerial photographs
. Plans
CII Planning Memorandum (May 11, 2009)
CII Application log
Planning Case Report 09-07
Page 5
6/2/09
PLANNll~G
APPLlCA nON TO PLANNiNG CONJr1JSSiON AND CITY COUNCiL
City or New Hope, 4401 Xylon Avenue North, t{ew Hope, NJ{ 55428
Case No.
() 9- 0 1
~&/1)9
Basic Fee
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LegaJ Crescription of Property:
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ReGuest: (pertaining to \vhat section of City Code)
Please
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rl.pp JcanracKnOv,,'r6Loges 1nal DeTore tnJS requesL can De conSloere aOwforapprovso, all ieeSf !nCuolng ..ne
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 manacer has t~e
richt to reouire additional OBvment.
The err)' hereby notifies the appHc,ant that state Iavv requires that the development re\fiev{ be completed
within 60 days from the city's acceptance or this application. If the development revie\f/ cannot be
completed vt'ithin 60 days! regardless of the reason! the city shaH extend the reviev'i compietion deadline
an additional 60 days as also permitted by state la'N. Development revie'w shall be completed within 120
days unless additionai review extensions are approved by the applicant in writing. The Community
DeveIoprrisnt Department viiH notIfy youef aU meetings.
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_;~DDHc.ant Other thanOv~!ner (print or type)
FOR CITY USE ONLY
E\/idenceof C;v/nership SubmITted:
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Certified Lot Survey:
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4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
MEMORANDUM
TO:
Alan Brixius
FROM:
Laurie Smith
DATE:
May 11, 2009
RE:
New Hope - 2701 Quebec Avenue North: Setback Variance
FILE:
131.01 - 09.05
Jennifer Baldwin and Tim Horejsi are requesting a side yard setback variance to allow
for an addition to their single family home located at 2701 Quebec Avenue North. A
variance has been previously granted which allowed an attached garage to be located
approximately 3 % feet from the property line. A deck was constructed above this
garage addition. The applicants are now requesting to enclose the deck area in order to
create additional living space.' A variance is required in order to accommodate this
request as the applicants would be increasing the existing non-conformity by adding
additional floor space above the garage.
Project Description. The applicants are proposing to enclose a 264 square foot area
(24' x 11') located above an attached garage to create additional living space. The
attached garage is currently located about 3 % feet from the property line. The
applicant has submitted building elevations and floor plans indicating that the proposed
addition will be constructed to match the existing roofline and building materials.
Zoning and Setbacks. The subject site is zoned R-1, Single Family Residential. The
required side yard setback for an attached garage or living space above the garage is
five feet. The applicant is requesting that the living space above the garage be
constructed 3 % feet from the property line, thus seeking a variance of 1 % feet.
Variance Criteria. Section 4-36(c) of the Zoning Ordinance lists the criteria for
evaluation of a variance request, as follows:
(c) Hardship. An application for variance shall not be approved unless a finding is
made that failure to grant the variance will result in undue hardship on the
applicant, and, as may be applicable, the following criteria have been met:
(1) A hardship may exist by reason of ~ physical condition unique to the property
that results in exceptional difficulties when using the parcel or lot within the strict
application of the terms of this Code. Physical hardships may include lot shape,
narrowness, shallowness, slope, or topographic or similar conditions unique to
the parcel or lot. Undue hardship also includes inadequate access to direct
sunlight for solar energy systems. Economic conditions alone shall not constitute
an undue hardship if reasonable use of the property exists under the terms of this
Code."
(2) The undue hardship is unique to the parcel or lot for which the variance is being
sought and is not generally applicable to other properties within the same zoning
district.
(3) The hardship or circumstances unique to the parcel or lot has not been created
by the landowner or any previous owner.
(4) Additional criteria. The application for variance shall also meet the following
criteria:
a. It will not alter the essential character of the locality.
b. It will not impair an adequate supply of light and air to adjacent property,
or substantially increase the congestion of the public streefs, or increase
the danger of fire, or endanger the public safety.
c. It is the minimum action required to eliminate the hardship.
d. It does not involve a use which is not allowed within the respective zoning
district
A unique hardship has not been demonstrated. However, the need for the variance is
due to the previous variance granted for the attached garage. The Comprehensive Plan
has several policies which encourage flexibility in standards for the redevelopment and
expansion of the City's existing housing stock. Specifically, the Comprehensive Plan
encourages private reinvestment in the existing single family housing stock to provide
for a greater variety of housing choices. The City's policies also seek to provide greater
flexibility in required development regulations for single family homeowners so that
improvements can be made which ensure quality living environments and raise home
values. Granting the requested variance would allow the applicants flexibility to
upgrade their single family home.
Neighboring Property. The neighboring property to the south will be most affected by
the proposed variance. It is not anticipated that the property to the south will be
deprived of adequate light and air as a result of the variance. The applicant has stated
that a gutter will be constructed along the south side of the proposed addition with a
downspout directed towards the applicant's driveway and away from the adjacent
property. As a part of their application, the applicants submitted a statement from the
neighboring property owner in support of the proposed variance.
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PLANNING CASE REPORT
City of New Hope
Meeting Date:
Report Date:
June 2, 2009
May 29, 2009
Planning Case:
Petitioner:
09-08
Address:
Brooklyn Center Service Inc./Randy Rau
9400 36th Avenue North
Request:
Site and building plan review for liquor store in existing building
I. Request
The petitioner is requesting a site and building plan review to remodel the interior of the existing
convenience store by eliminating 1,740 square feet and replacing that square footage with a liquor
store.
II. Zoning Code References
Section(s)
4-35. Administration - Site plan review
Ill. Property Specifications
Zoning:
CB, Community business
Northwest corner of 36th and JordanlHillsboro avenues near Highway 169.
Low density residential to the east and south, office and retail to the north
and south.
Location:
Adjacent Land Uses:
Site Area:
36,000 square feet or approximately 0.8 acres - 150 feet by 240 feet lot.
Building Area:
Lot Area Ratios:
Existing:
Convenience store: 2,964 square feet
Proposed:
Convenience store: 1,224 square feet
Liquor store: 1,740 square feet
Building area: approximately 6,300 square feet = 17.5%
Paved area: approximately 22,000 square feet = 61 %
Green area: approximately 7,700 square feet = 21.5%
This property is located in Planning District 12. The Comprehensive Plan
does not specifically address this property. The Comprehensive Plan
supports reinvestment in commercial properties.
Planning District:
Planning Case Report 09-08
Page 1
6/2/09
Specific Information:
The gas station with convenience store and car wash was approved as a
conditional use in 1990 and 1996.
IV. Background
On March 9,2009, the City Council increased the number of available off-sale liquor licenses in the city
due to a request from the owner's of Midland Center. Once the number of licenses was increased the
license became available on a first application basis. Mr. Randy Rau is in the process of applying for the
available off-sale liquor license and has completed the required background check by the New Hope
Police Department. Due to safety concerns at a proposed off-sale liquor facility, a pre-application
meeting was scheduled on May 1 that included representatives from the police department, state liquor
control, building inspections, planning consultant, property owner and community development. A
number of suggestions were made to improve security and to provide for separate business spaces as
required by law. The applicant discussed his on site security system which includes video cameras and
the ability for the applicant to monitor the store from his house 24 hours a day. After meeting with the
Design and Review Committee, the applicant submitted minor building modifications including a
separation of the cash registers for the separate business uses to satisfy staff's security concerns.
V. Petitioner's Comments
"Because of the economic times and the pay at pumps, a 3,000 square foot convenience store is not
necessary. I can accomplish the same in 1,200 square feet." - Randy Rau
VI. Notification
City code does not require published notice for site and building plan review applications.
VII. Development Analysis
A. Zoning Code Criteria
See City Code Section 4-35 Site Plan Review attachment.
B. Development Review Team
The Development Review Team met on May 13 to discuss the proposal and had the following
comments:
1. Submit new signage plan if any changes planned
2. Recommend separate tenant bay for the liquor store with full height walls
3. Separate register areas
C. Design and Review Committee
The Design and Review Committee met on May 14 to discuss the proposal and was generally
supportive of the plan.
D. Plan Description
1. Zoning Section
The existing gasoline station with car wash and convenience store are permitted under an
existing conditional use permit. The proposed liquor store is a permitted retail use.
Planning Case Report 09-08
Page 2
6/2/09
2. Pedestrian Access and Common Space
The convenience store and liquor store tenant bays will have separate entrance/exit doors
and will be separated by a floor to ceiling glass and aluminum wall. An emergency door
between the two stores will be included per building code requirements. Bathroom facilities
will not be accessible to liquor store patrons. Bathrooms must be accessed through the
convenience store.
3. Parking
Parking requirements are based on a general retail use, not the on specific retail type,
therefore no additional parking space is required as the amount of retail space will not
change.
4. Building
a. Elevation (Design, materials and color)
No changes to the exterior of the building are proposed.
b. Floor Plan
The existing convenience store will be separated into separate tenant bays with
separated cash registers and entrances. The convenience store will be reduced to
1,224 square feet and will be in the north end of the building. The liquor store will
be 1,740 square feet. The two uses will be separated by a floor to ceiling glass and
aluminum wall. The tenants will share bathroom facilities which will be accessible
through the convenience store.
The convenience store layout, with the cash register located along the north wall, is
not recommended, but allowable. It is recommended that the cash register be
moved to the west wall closer to the door.
5. Signage
No details on additional signage have been provided. The applicant "\vill be required to
secure a sign permit for any additional signage.
6. Project Specific Issues
The applicant will need to apply for an off-sale liquor license separately from this
application request.
E. Design Guideline Compliance
The New Hope Design Guidelines do not apply to this application.
F. Staff Considerations
Comments from the city planner, building official, city attorney, city engineer, police and fire
departments are incorporated into this report.
VIII. Summary
The applicant requests site and building plan reVIew for a proposal to separate the existing
convenience store into tvw tenant bays at 9400 36th Avenue N. A liquor store will be created by using
Planning Case Report 09-08
Page 3
6/2/09
more than half of the existing convenience store space. The convenience store will have a reduced
footprint. The two stores will be separated by a floor to ceiling glass and aluminum wall. Each tenant
will have separate cash registers. The units will share bathroom facilities. The applicant will need to
apply for an off-sale liquor license separately from the site and building plan review.
IX. Recommendation
Staff feels the applicant has adequately made alterations to the proposal to make a recommendation for
approval with the following condition:
1. The door betvveen the two tenant bays be designated and signed for employee use only.
Customer traffic between the two tenant bays shall be via exterior doors only.
Attachments:
. Application
CII Applicant narrative
CII Maps/aerial photographs
. Site Plan Review code section
CII Plans
CII Planning Memorandum (May 28, 2009)
CII Application log
Planning Case Report 09-08
Page 4
6/2/09
Case No.
Date Filed
Receipt No.
Received by
Name of Applicant:
PID / K'-
PLANNING
APPLlCA TION TO PLANNING COMMISSION AND CITY COUNCIL
City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428
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Legal Description of Property: S J S 0 b+ 1; l~ ;;. '-10 b f-
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OWNER OF RECORD: Name: 7?IWOJt/,vtJ &'-1Ji7U'i- Sbf'2_L/YC.K. ~
Address: 0YLfc7 nr2ou/(/vI!J ~I J[)
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Home Phone:1~3-~,1-7!:J-( WorkPhone~!) -~-{)c(1~ Fax: 1f.t;3-C;~/-{)ol,- \
Applicant's nature of Legal or Equitable Interest:
o ~u;J i::: I~
Type of Request: (pertaining to what section of City Code) L { t:r U_ 01'2- L l c G:.-IJ; ~
Please outline Description of Request: (use additional pages if necessary)
alfMl(i(C.~ /?c;O <:)fClri7e--e ,h(7f' C( C!(}I'1UehlenC~ S~
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(attach narrative to application-T6rm if necessary)
1-09
Applicant acknowledges that before this request can be considered and/or approved, all fees, including;
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:
J( AN D'j 'P _ \~ A--u,-
Fee Owner (print or type name)
x~~_RCUA.-
o
Applicant Other than Owner (print or type)
FOR CITY USE ONLY
Evidence of Ownership Submitted:
Yes No
Required
Certified Lot Survey:
Yes No
Required
Legal Description Adequate:
Yes No
Required
Legal Ad Required:
Yes No
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:
PLANNING COMMISION:
PER YOUR REQUEST I WILL EXPLAIN MY SECURITY SYSTEM AT
MY NEW HOPE LOCATION. WE HAVE TWELVE VIDEO WEB
CAMERAS LOCATED THROUGH-OUT THE INSIDE AND OUTSIDE
OF mE STORE. EACH CAMERA IS MOTION ACTIVATED AND
RECORDED ON A HARD DRIVE. THE LIVE STREAMING VIDEO
CAN BE VIEWED FROM ANYWHERE WITH INTERNET ACCESS.
WE STORE THE CAMERA VIDEOS FOR TWO WEEKS. WE CAN
ALSO CONTROL THE CAMERAS FROM ANY COMPUTER WITH
INTERNET ACCESS.
THANK YOU
RANDYRAU
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Chapter 4 ZONING
Page I of 5
Sec. 4-35. Administration--Site plan review.
(a) Purpose. To insure that the purposes of this Code are adhered to, it is hereby determined
that a comprehensive review of site, building and development plans shall be made by the
planning commission and approved by the city council prior to the issuance of any building
permits by the building official pursuant to the procedure established by this section.
(b) Approval required. None of the following actions shall occur and no building permit or
certificate of occupancy shall be issued unless such action shall be in complete accord with site
and building plans that have been approved as provided in this section. Actions which shall
require approval of building and site plans shall be:
(1) Erection of a building or buildings.
(2) Moving of a building or buildings to a location or locations within the city.
(3) Changing the use of a building or parcel from one type of land use to another.
Changes in occupancy envisioned by this section shall include office to retail, warehouse
to assembly, retail to restaurant single occupancy to multi-tenant use and/or similar
actions that result in a different intensity of use.
(4) Modification of or additions or enlargements to a building, or buildings, accessory
site improvements, and/or land features of a parcel of land that result in the need for
additional parking or increase the gross floor area of the building by 25 percent or more.
(5) Grading, site preparation, and removal or placement of soils, rock and concrete
material.
(6) Modifications to the facade of a building that change the building's appearance from
a public right-of-way.
(7) Any variation from the design guidelines adopted as part of the city's
comprehensive plan.
(c) Exceptions to review. The following shall be excepted from the foregoing requirements:
(1) New on-site construction of detached single- or two-family residential structures, or
uses or structures accessory thereto.
(2) The following actions require an administrative permit and approval per section 4-31
of this Code. The city may require such improvements as deemed necessary to meet the
intent and standards of this Code and to maintain the quality of the existing site or
building plan:
i. Modifications, additions, or enlargements which do not increase the gross
floor area of the building by more than 25 percent and which do not involve a
variance from the provisions of this zoning code may, at the discretion of the city
manager be exempted from some, or all, of the procedures for building and site
plan approval.
ii. Modifications or alteration to a building facade that does not change more
than 25% of the building facade facing a public right-of-way.
iii. Changes in the use of leasable space in single or multi-tenant buildings
where the change of tenant does not intensify the use of such space nor require
additional parking or result in an inability to maintain the required performance
standards.
iv. Expansion or modification of parking not related to modification, addition or
enlargements to the gross floor area of an existing building.
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OS/28/2009
Chapter 4 ZONING
Page 2 of5
v. Construction of structures or buildings accessory to a permitted or
conditionally permitted use within the respective zoning district when such
accessory use is also permitted in said district.
vi. Modification to an approved landscaping plan.
vii. Modifications that alter the outdoor use of the site.
(d) Criteria. In making recommendations and decisions upon site and building plan review
applications, the staff, planning commission and city council shall consider the compliance of
such plans with the following standards:
(1) Consistency with the various elements and objectives of the city's long range plans,
including, but not limited to, the comprehensive plan.
(2) Consistency with the purposes of this Code.
(3) Preservation of the site in its natural state, insofar as practicable, by minimizing tree
and soil removal, and designing any grade changes so as to be in keeping with the
general appearance of neighboring developed or developing areas.
(4) Creation of a harmonious relationship of buildings and open spaces with the terrain
and with existing and future buildings having a visual relationship to the proposed
development.
(5) Creation of a functional and harmonious design for structures and site features
including:
a. Creation of an internal sense of order for the various functions and buildings
on the site and provision of a desirable environment for occupants, visitors, and
the general community.
b. Appropriateness of the amount and arrangement of open space and
landscaping to the design and function of the development.
c. Appropriateness of the materials, textures, colors, and details of construction
as an expression of the design concept of the project and the compatibility of the
same with the adjacent and neighboring structures and functions.
d. Adequacy of vehicular, cycling and pedestrian circulation, including
walkways, interior drives and parking, in terms of location and number of access
points to the public streets, width of interior drives and access points, general
interior circulation, separation of pedestrian, cycling and vehicular traffic and
arrangement and amount of parking so as to be safe, convenient and, insofar as
practicable, compatible with the design of proposed buildings, structures and
neighboring properties.
(5) Creation of an energy-conserving design through design, location, orientation and
elevation of structures, the use and location of glass in structures, and the use of
landscape materials and site grading.
(6) Protection of adjacent and neighboring properties through reasonable provisions for
such matters as surface water drainage, sound and sight buffers, preservation of views,
light and air, and those aspects of design, not adequately covered by other regulations,
which may have substantial effects on neighboring land uses.
(e) Procedure. An application for site plan review shall be processed pursuant to the
provisions outlined in subsection 4-30(c) of this Code, except that no public hearing or notice to
adjacent property owners is required.
(f) Information requirement. The information required for all site plan applications generally
consists of the following items, and shall be submitted unless waived by the zoning
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OS/28/2009
Chapter 4 ZONING
Page 3 of5
administrator.
(1) Site plan.
a. Name and address of developer/owner.
b. Name and address of architect/designer.
c. Date of plan preparation.
d. Dates and description of all revisions.
e. Name of project or development.
f. A scaled plan or, for commercial or industrial properties, a certificate of
survey, depicting the following:
1. Scale of plan (engineering scale only, at one inch equals 50 feet or
less).
2. North point indication.
3. Lot dimension and area.
4. Required and proposed setbacks.
5. Location, setback and dimension of all buildings on the lot including
both existing and proposed structures.
6. Location of all adjacent buildings located within 100 feet of the
exterior boundaries of the property in question.
7. Location, number, dimensions, and setbacks of existing and proposed
parking spaces, including drive aisle width.
8. Location, number, and dimensions of existing and proposed loading
spaces.
9. Location, width, and setbacks of all curb cuts and driveways.
10. Vehicular circulation.
11. Sidewalks, walkways, trails.
12. Location and type of all proposed lighting, including details of all
proposed fixtures.
13. Location of recreational and service areas.
14. Location of rooftop equipment and proposed screening.
15. Provisions for storage and disposal of waste, garbage, and
recyclables, including details for screening exterior trash/recycling
enclosures.
16. Location, sizing, and type of water and sewer system mains and
proposed service connections.
(2) Grading/stormwater drainage plan.
a. Existing contours at two-foot intervals.
b. Proposed grade elevations, two-foot maximum intervals.
c. Drainage plan including configuration of drainage areas and calculations.
d. Storm sewer, catch basins, invert elevations, type of castings, and type of
materials.
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OS/2812009
Chapter 4 ZONING
Page 4 of5
e. Spot elevations.
f. Proposed driveway grades.
g. Surface water ponding and treatment areas.
h. Erosion control measures.
(3) Landscape plan.
a. Planting schedule (table) containing:
1. Symbols.
2. Quantities.
3. Common names.
4. Botanical names.
5. Sizes of plant material.
6. Root specification (bare root, balled and burlapped, potted, etc.).
7. Special planting instructions.
b. Location, type and size of all existing significant trees to be removed or
preserved.
c. Planting detail (show all species to scale at normal mature crown diameter or
spread for local hardiness zone).
d. Typical sections with details of fences, tie walls, planter boxes, tot lots, picnic
areas, berms and the like.
e. Typical sections with details of landscape islands, planter beds, and
foundation plantings with identification of materials used.
f. Note indicating how disturbed soil areas will be restored through the use of
sodding, seeding, or other techniques.
g. Delineation of both sodded and seeded areas with respective areas in square
feet.
h. Coverage plan for underground irrigation system, if any.
i. Where landscape or man made materials are used to provide screening from
adjacent and neighboring properties, a cross-through section shall be provided
showing the perspective of the site from the neighboring property at the property
line elevation.
j. Other existing or proposed conditions which could be expected to affect
landscaping.
k. Snow storage areas.
(4) Other plans and information. (May be submitted in combination pursuant to
approval by the zoning administrator):
a. Legal description of property under consideration.
b. Architectural elevations of all principal and accessory buildings (type, color,
and materials used in all external surfaces).
c. "Typical" floor plan and "typical" room plan drawn to scale with a summary of
square footage for each use or activity.
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OS/28/2009
Chapter 4 ZONING
Page 5 of5
d. Fire protection plan.
e. Extent of and any proposed modifications to land within the shoreland or
floodplain district, as described and regulated in sections 4-25 or 4-26 of this
Code.
f. Type, location and size (area and height) of all signs to be erected upon the
property in question.
g. Sound source control plan.
h. Snow storage or snow removal plans.
(g) Plan modifications. An amended site plan involving major changes, as defined by the
zoning administrator, shall be applied for and administered in a manner similar to that required
for a new site plan, pursuant to subsection 4-35(e) of this Code.
(h) Minnesota State Building Code. The review and approval of site improvements pursuant to
the requirements of city adopted building and fire codes shall be in addition to the site plan
review process established under this section. The site plan approval process does not imply
compliance with the requirements of these building and fire codes.
(i) Plan agreements. All site and construction plans officially submitted to the city shall be
treated as a formal agreement between the applicant and the city. Once approved, no changes,
modifications or alterations shall be made to any plan detail, standard, or specifications without
prior submission of a plan modification request to the zoning administrator for review and
approval.
(Ord. No. 07-10, S 8, 9-24-2007)
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OS/28/2009
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NORTHWEST ASSOCIATED CONSULTANTSrINC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
MEMORANDUM
TO:
Curtis Jacobsen
FROM:
Laurie Smith / Alan Brixius
DATE:
May 28, 2009
RE:
New Hope - Brooklyn Center Service Inc. - 9400 36th Avenue North,
Site and Building Plan Review
FILE NO:
131.01 - 09.06
BACKGROUND
Brooklyn Center Service Inc. is requesting approval of site and building plan review to
allow for renovation of an existing convenience store to include an off-sale liquor store
at their existing gas station and convenience store located at 9400 36th Avenue North.
The applicant is proposing to divide the existing convenience store into a smaller
convenience store and a liquor store. The gas station is part of the Post Haste
Shopping Center planned unit development (PUD). The subject site is zoned CB,
Community Business and convenience stores with gasoline sales are allowed by
conditional use permit and a retail business, such as a liquor store, is a permitted use.
This application was reviewed by the Development Review Team on May 13, 2009 and
the Design and Review Committee on May 14, 2009. Revised plans were received on
May 22, 2009.
PROJECT DESCRIPTION
The applicant is proposing to renovate the existing 2,964 square foot convenience store
building to create a 1,225 square foot convenience store and a 1,740 square foot liquor
store within the existing building footprint. The convenience store and liquor store will
have separate entrances from the outside. The convenience store will be separated
from the liquor store by an internal floor to ceiling wall that creates two separate tenant
bays.
Both the convenience store and the liquor store will have individual cashier stations. In
review of the floor plan, we question the location of the cashier station for the
convenience store related to the supervision of the sales area near the entrance and
gas pumps.
ANAL YSIS
Zoning/Lot Requirements. The subject site is zoned CB, Community Business. The
existing gas station was previously approved as part of a PUD. Off-sale liquor sales
falls within the definition of retail sales and retail sales is a permitted use within the CB
District. The applicant is not proposing any changes to the building footprint, gas pump
canopy, or parking/driveway areas. While off-sale liquor sales falls within the zoning
definition of retail sales, the property owner must also secure a New Hope liquor license
separate from zoning approvals.
Building Access. Section 10-50 of the City Code prohibits the issuance of an off-sale
liquor license to any place which has a common entrance or exit between any two
establishments. The applicant is proposing to have a separate entrance/exit for the
convenience store and the liquor store. A new internal doorway is proposed between
the convenience store and the liquor store. This door must be designed and signed for
employees only to prevent customer use.
Location Relative to School or Church. Section 10-50 of the City Code states that
no "on-sale" liquor license shall be granted to a business located within 500 feet of any
school or church. The applicant is requesting an "off-sale" license only and therefore
this provision does not apply.
Parking Requirements. The gas station has a shared parking arrangement with the
other tenants located within the Post Haste Shopping Center. No changes to this
parking arrangement are proposed as a liquor store and a convenience store are both
retail uses and would have similar parking requirements. The site has adequate parking
through the PUD shared parking to accommodate the change in building occupancy.
Building Security. The Design and Review Committee questioned the property owner
on the store security. The property owner indicated that the existing building has 24
hour camera surveillance both for the gas pumps and within the store. This building
security will continue with the building renovation.
The new building design will require separate employees for both the convenience store
and liquor store. This insures at least two employees on-site during liquor store hours.
The applicant is providing floor to ceiling glass walls to separate the two retail uses.
Depending the merchandise display, the glass walls may provide employee surveillance
between the two tenant bays.
The store is designed to only permit customer access via exterior entrances per City
Code.
2
We do question the location of the convenience store cashier station. The proposed
location has limited visibility to the merchandise displays near the door and the gas
pumps. A location on the west wall, near the entrance, is recommended.
CONCLUSION
The applicant's request will create two retail tenant bays within a current single tenant
building. This physical change is mandated by the City and State liquor licensing
requirements. From a zoning standpoint, the amount of retail floor space is unchanged.
The physical changes within the building do not affect the overall site plan related to
setbacks, traffic maneuvering, or parking. The use is permitted within the CB Zoning
District.
In this respect, we recommend approval of the site and building plan subject to the
following conditions:
1. The property owner secures an off-sale liquor license from the City.
2. The door between the twO tenant bays be designed and signed for employee use
only. Customer traffic between the two tenant bays shall be via exterior doors
only.
3. We recommend a relocation of the convenience store cashier station to be along
the west building wall nearer the store entrance.
4. All building signage must meet New Hope Sign Code standards.
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Memorandum
Date:
Planning Commission
Curtis Jacobsen, Director of Community Development
May 29, 2009
To:
From:
Subj ect:
Miscellaneous Issues
NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with additional
detail on Council/EDA actions on Community Development related issues or other city projects.
1. Mav 11 Council/EDA meeting - The following planning/development/housing items were
discussed:
CII Project #806, Motion authorizing preparation of plans and specifications for the proposed
Northwood Lake west inlet cleaning project: Approved, see attached Council request.
€I Discussion regarding Subrecipient Agreement Hennepin County Neighborhood
Stabilization Program: Approved agreement, see attached Council request.
€I Discussion regarding the recipient for the Spring 2009 New Hope Outstanding Business
Award: Selected Bass Lake Road Pet Hospital, see attached Council request. Award to be
presented at the next Council meeting.
2. May 26 Council/EDA meeting - Meeting canceled due to lack of quorum.
3. Codes and Standards Committee - The Codes and Standards Committee did not meet in May.
4. Design and Review Committee - The Design and Review Committee met in May with the
applicants for the Perfect Car Wash, 2701 Quebec variance, and T-Mobile (moving forward in
July). There is one pre-application meeting scheduled on June 5; staff will contact the committee
if a meeting is necessary on June 18.
6. Planning Commission Vacancy - The city extended the application deadline to May 29. Tvvo
applications have been received and one more is expected. Appointments will be made by the City
Council following applicant interviews."
6. Planning Commission Minutes - The May 5 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.
7. If you have any questions on any of these items, please feel free to contact city staff.
Attachments: Plans and specs for Northwood Lake west inlet cleaning
Subreceipient Agreement
Outstanding Business Award
5/5/09 Planning Commission Minutes
Miscellaneous Issues
Page 1
5/1/09