042004 Planning SPECIAL
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, April 20, 2004
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC HEARING
· 4.1 Case 04-06 Request for platting of property, rezoning, Comprehensive Plan
amendment, and concept/development stage planned unit
development approval, 5620 Winnetka Avenue North, Armory
Development/Master Development Group, Petitioners
4. ANNOUNCEMENTS
5. ADJOURNMENT
· Petitioners are required to be in attendance
Planning Commission Guidelines for Public Input
The Planning Commission is an advisory body, created to advise the City Council on land use. The
Planning Commission 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 in~vited 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.
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. 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 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 REPORT
~City of New Hope
Meeting Date: April 20, 2004
Report Date: April 16, 2004
Planning Case: 04-06
Petitioner: Armory Development/Master Development Group
Address: 5620 Winnetka Avenue North
Request: Platting of property, rezoning, Comprehensive Plan amendment, and concept/
development stage planned unit development approval
I. Request
The petitioner is requesting rezoning of property from CB, Community Business, to PUD, Planned Unit
Development, preliminary plat approval, Comprehensive Plan amendment, and concept/development
stage planned unit development, to allow construction of 44 rowhouses, two-story rowhouses, and two-
story townhome units in six buildings, pursuant to Sections 4-24, 4-30, 4-34 and Chapter 13 of the New
Hope Code of Ordinances.
To accommodate the proposal, the following approvals are necessary:
· Comprehensive Plan Amendment. A Comprehensive Plan amendment changing the land use of the
property from commercial to high density residential is necessary to make it consistent with New
Hope's Comprehensive Plan.
· Rezoning. A rezoning of the property from CB, Community Business, to PUD, Planned Unit
Development District. Planned unit development is necessary to accommodate the change of land
use and to allow for flexibilities above and beyond the standard zoning district to accommodate the
density and the setbacks that are being requested within the development. The city will have to
make a determination as to the range of flexibility that would be permitted in allowing for this
redevelopment to occur.
· Approval of a concept and development stage planned unit development. This part of the PUD
rezoning is necessary. Flexibilities are necessary within this redevelopment related to setbacks,
density traffic circulation, use of private streets, and several other items.
· Subdivision. To create individual townhome lots or condominium ownership of the townhomes, a
subdivision must be processed. A replat of the property or condominium plat is required.
II, Zoning Code References
Section 4-24 PUD, Planned Unit Development District
Section 4-30 Administration - General
Section 4-32 Rezoning
Section 4-34 Administration - PUD, Planned Unit Development
Chapter 13 Subdivision and Platting
III. Property Specifications
Zoning: CB, Community Business
Planning Case Report 04-06 Page 1 4/16/04
Location: East side of Winnetka Avenue approximately 400 feet noah of Bass Lake
Road
Adjacent Land Uses: CB, Community Business to the south, R-4, High Density Residential to the
north, CB and R-5, SeniodDisabled Residential .(St. Therese Home) across
Winnetka Avenue to the west, and city of Crystal single family homes to the
east
Site Area: 137,976 square feet = 3.17 acres
Building Area: Proposed building area: 48,726 square feet = 35% lot coverage
Lot Area Ratios: Proposed green space: 32,550 square feet - 24%
Proposed impervious surface: 105,426 square feet = 76%
Planning District: No. 6; The Comprehensive Plan does not specifically identify this site,
however, one of the priority goals outlined in the City Plan emphasizes the
maintenance and redevelopment of commercial and residential properties
throughout the city.
Specific Information: This site was included in the Livable Communities Task Force study area and
Armory Development was selected as the preferred developer of the site by
the City Council.
The city has been coordinating with the developer for over a year on this site
and the developer has a purchase agreement on the property. The City
Council has reviewed the concept plans and approved a preliminary financial
agreement with the creation of a new tax increment district. The original
financial agreement was based on 44 units, with no storm water pond on the
site, and the developer making a cash contribution for ponding. When the city
engineer completed a storm water analysis of the redevelopment areas, it
was determined that the best scenario would be for a pond to be located on
the site. The developer revised and submitted plans showing 40 units on the
site with a pond, but requested additional financial assistance for the loss of
four units. The city and developer were unable to reach an agreement on
additional assistance.
In an effort to keep this project moving forward, staff requested that the city
engineer revisit the storm water issue to determine if off-site ponding
improvements could be reconsidered so that the original agreement and
terms for 44 units with no pond could remain intact. The city engineer
prepared several options and staff is now suggesting that an alternative plan
would be to use the developer's ponding contribution, along with other
resources from the TIF District, to make improvements to the Wincrest
Apartments pond. The city contacted and met with the Wincrest property
owner to determine if they would be cooperative and they were agreeable.
Staff views this as an opportunity to make a needed infrastructure
improvement in the city to reduce flooding on both New Hope and Crystal
properties by increasing the ponding capacity. The developer was advised to
submit revised plans showing 44 units on the site without a pond.
The Planning Commission tabled the request at the April Planning
Commission meeting, per the recommendation of staff and the request of the
developer, and agreed to conduct a special meeting on April 20 to
accommodate the developer's schedule.
Planning Case Report 04-06 Page 2 4/16/04
IV. Background
Armory Development II LLC, in partnership with Master Development Group, is requesting a
redevelopment opportunity for the Franks Nursery site located at 5620 Winnetka Avenue North in New
Hope. The site consists of 3.167 acres and is currently occupied by a stand-alone commercial building.
The applicant is proposing to remove all existing buildings and parking areas to accommodate
redevelopment of the site with urban-style townhomes. The staff development team and the Design and
Review Committee have reviewed the proposed development. The applicant had revised the plans to
address issues identified during the review process.
V, Petitioner's Comments
April 12 correspondence from the petitioner stated "Armory Development II LLC, in partnership with
Master Development Group, is proposing to redevelop the former Franks Nursery & Craft site as 44
units of homeownership housing in an attractive combination of rowhouses, two story rowhouses, and
two story townhomes. This development is the result of a partnership with the city of New Hope, who
has named our development team the preferred developer for the site and is providing a TIF financing
package to make this development a reality.
"We are requesting approval of our development plan from the Planning Commission, including
rezoning and planned unit development (PUD) approvals. The development as envisioned meets city of
New Hope goals of creating life cycle housing and conforms to the master plan in effect for the
Winnetka Avenue and Bass Lake Road area.
"The development team and architect, Tushie Montgomery Architects, have been working closely with
city of New Hope staff to review the design, access, and green space in light of city goals and
guidelines. The resulting final design achieves the city's vision of creating a vibrant mix of housing
options in a layout that promotes safety and livability while contributing to the natural environment.
'"The housing units will be divided into six buildings, a design which allows for flexibility in the
construction process and creates green space around each unit. Overall, the plan creates higher
density housing in a layout that will maintain a sense of spaciousness and openness.
"Two of the buildings will front Winnetka Avenue and consist of 12 rowhomes approximately 1,500 -
1,800 square feet each, with main entries on Winnetka and parking at the rear of each unit. These units
are expected to be priced between $180,000 and $220,000. Four of the buildings will be set in the
.center of the site and will be phased in dudng the sales cycle. These homes will consist of two-story
units at approximately 1,700 - 1,900 square feet and will be priced ranging from $190,000 - $230,000.
"The exterior of the units will be a mixture of brick or stone material, cedar tdm, clad windows, hardi-
plank, vinyl or comparable material siding. There will be professionally designed, installed, and
maintained landscaping throughout the site. The intedor of the units will be professionally designed
interiors with upgraded standard finishes. Some of the finishes include: pre-engineered hardwood
flooring, designer selected lighting package, designer selected paint pallet, European custom designed
wood cabinets, energy efficient stainless steel appliances, and natural hardwood millwork.
"The development team is excited about bringing this high quality development to the city of New Hope.
We hope to break ground in summer 2004, with the first units ready for occupancy in spring 2005."
Condominium Association Information - "The development will be maintained over the long term by a
condominium association that will govern the entire parcel and the 44 townhomes. Because of the'
layout of the site and the many development features that are shared among all homeowners (e.g.,
pond, common streets, visitor parking stalls, landscaping), the development is best defined and
governed by one condominium association. Each townhome unit will be individually owned and
maintained, but condominium association rules and regulations will establish guidelines for
maintenance and upkeep of each building's exterior, of the landscaping, exterior parking stalls, and
private streets. The association will charge monthly dues to each homeowner to cover the costs of
Planning Case Report 04-06 Page 3 4/16/04
shared maintenance and improvement expenses. A few other issues unique to this development will be
addressed in the condominium association documents. The condominium association will also provide
that snow loading will be accommodated where reflected in the site plan submitted to the city of New
Hope, and will provide that if snow loading needs exceed that capacity, then the snow will be hauled off-
site. Establishing a Common Interest Community (CIC) condominium association is the most
appropriate legal definition of the proposed project, and will best achieve the goals of long-term care
and maintenance of the property."
VI. Notification
Property owners within 350 feet of the property, including the city of Crystal, were notified about the
original public hearing and about the continuation. Staff received some calls, including the owners of
Continental Apartments at 8100 Bass Lake Road, and some Crystal residents have come to city hall to
review the plans. A full set of large-scale plans was delivered to Crystal City Hall for its staff to review,
including the odginal and revised plan sets.
VII. Development Analysis
A. Zoninq Code Criteria
Comprehensive Plan Amendment
The development proposal will require a change of the city's land use plan. The 1998 New Hope
Comprehensive Plan land use plan suggests commercial uses at the corner of Bass Lake Road and
Winnetka Avenue. The Livable Communities Task Force has identified the Franks Nursery site as a
redevelopment target site.
Through the task force review, it was suggested that a redevelopment with a medium to high-
density residential land use was appropriate for this site. The concept that was presented by Master
Development Group was seen as preferred which included the redevelopment of the site for
townhomes. In this respect, the past review of the potential land uses for this site would suggest
that the proposed land use is appropriate and the land use change should be pursued.
III. Rezoninq
The applicant has requested a planned unit development zoning designation to provide design and
density flexibility. In evaluating the PUD, it will be compared to the city's 1:{-4, High Density
Residential District, to show where the fiexibilities are being requested and the differences between
the standard R-4 and the higher density PUD district that is being proposed. Section 4-32 of the
New Hope Zoning Ordinance outlines the criteria for considering a change in zoning as follows:
(1) The zoning amendment is necessary to correct a past zoning mistake.
(2) The character of the area has changed to warrant consideration of an amendment.
(3) 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 city Comprehensive Plan.
The purpose of a Planned Unit Development (PUD) is to provide for grouping of buildings in an
integrated and coordinated design. The PUD is intended to introduce flexibility from typical site
design requirements and architectural controls for the conservation of land and to encourage
creative environments that might not otherwise be accommodated through the strict application of
New Hope's Zoning and Subdivision Ordinances.
The proposed development is of an urban character that does not fit with New Hope's standard
high-density residential zoning district. The PUD zoning district allows the Planning Commission and
City Council to evaluate the requested zoning based on the merit of the proposed development.
It is apparent that through the Comprehensive Plan and the city's redevelopment efforts that the
character of the area has changed to warrant consideration of Comprehensive Plan amendment
Planning Case Report 04-06 Page 4 4/16/04
and change in zoning. The proposed redevelopment is consistent with the land use objectives of the
Comprehensive Plan related to the city's housing needs and redevelopment goals and policies. The
Planning Commission and City Council will, however, need to evaluate the details of the submitted
plan and determine whether the densities and the flexibilities being requested are consistent with
the city's objectives and the spirit of the New Hope Zoning Ordinance.
The past zoning was appropriate for the prior land uses, however, the character of the area has
changed and redevelopment has been recommended for this project site by the Comprehensive
Plan. As a mature fully developed community, New Hope has targeted a number of areas for
residential redevelopment as a means of promoting reinvestment into the community and offering
new housing options within the city. The 1997 Life Cycle Housing Study for year 2010 identified the
following housing needs for New Hope:
1. Higher Value, Move Up Housing. Due to the lack of vacant land supply in New Hope, this
housing need must be met through continued maintenance upgrading and modernization of
existing single family housing stock. The city may also look to satisfy the housing need through
redevelopment of blighted sites which may have amenities that would be attractive to higher
value medium or high density housing options.
2. Owner Occupied or Rental Attached Housinq. The Life Cycle Housing Study identified the need
for attached housing (townhomes, twinhomes, cooperative apartments) that offer Iow
maintenance, independent housing opportunities. These types of housing opportunities are
attractive to empty nesters or older residents wishing to live in New Hope.
3. Affordable Rental. The Life Cycle Housing Study identified a need for additional affordable rental
units before year 2010. Due to the city's extensive rental housing supply, these units can be
provided through rental assistance certificates for use within existing rental units.
4. Special Needs Housinq. New Hope has made special efforts to provide housing for people with
special needs, such as the elderly and disabled. New Hope will continue to expand its special
needs housing stock as opportunities present themselves. '
The proposed Winnetka Townhomes housing project will provide upscale urban-style townhomes
that fit the description of categories 1 and 2 above. The change in zoning is also consistent with the
New Hope residential goals and policies as follows:
IV. Residential Goals
Goal 1: Provide a vadety of housing types, styles and choices to meet the needs of New
Hope's changing demographics.
Policies:
A. Through infill development and redevelopment efforts, increase life cycle housing opportunities
not currently available within the city (i.e., high value housing, townhomes).
B. Promote medium density attached housing to address the needs of an expanding empty nester
or independently living elderly population.
Goal 3: Promote multiple family housing alternatives as an attractive life cycle housing option.
Policies:
B. Adhere to the highest community design and construction standards for new construction and
redevelopment projects.
C. Accompany medium and high-density development with adequate accessory amenities such as
garages, parking, open space, landscaping, and recreational facilities to insure a safe,
functional, and desirable living environment.
Planning Case Report 04-06 Page 5 4/16/04
B. Development Review Team
Revised plans were distributed to the Development Review Team.
C. Design and Review Committee
The Design and Review Committee reviewed the revised plans on April 15 and comments from the
Committee will be discussed at the meeting.
D. Plan Description
Revised plans and comments were submitted as a result of the Design and Review Committee
meeting and comments from the planning consultant and developer on the submitted plans are as
follows:
Deleted the old developer comments from D&R meeting
1. Site Data Summary
Current Zoning CB - Community Business
Proposed Zoning PUD -Planned Unit Development
Site Area 137,976 sq. ft.; 3.17 acres
Total Units 44 units (13.9 per acre; 3,136 sq. ft. per unit)
(Sq. Ft.) (%)
Building 48,726 35
Green Space 32,550 24
Impervious Surface* 105,426 76
*Impervious surface = Lot area - green space
2. Surrounding Land Use
The subject site is surrounded by the following land uses:
· To the north, high density residential (Wincrest Apartments);
· To the south, commercial uses including automotive repair and a funeral home;
· To the east, single family residential development east of Sumter Avenue. This area lies
within the city of Crystal; and
· To the west, St. Therese elderly housing complex west of Winnetka Avenue.
The proposed introduction of townhomes to this area is seen as being appropriate based on the
adjoining densities and the land use relationships.
3. General Site Layout
The proposed redevelopment project creates a high-density urban townhome neighborhood
bounded by Winnetka Avenue and Sumter Avenue. The development plan incorporates six
buildings that will house 44 townhome units.
Two row home-style townhome buildings front onto Winnetka Avenue. Each building houses six
residential units (12 units total) that range in size from 1,500 to 1,800 square feet. The buildings
have a reduced setback to the street to conserve land and create an attractive urban.
streetscape.
Four back-to-back style townhome buildings will be located in the center of the site. Each
townhome building accommodates eight total units, housing a total of 32 units. These residential
units range in size from 1,700 to 1,900 square feet. Landscaping is proposed to screen the
single-family neighborhood from the traffic and side yards of the townhomes.
Planning Case Report 04-06 Page 6 4/16/04
Access to the proposed development will be provided from Sumter Avenue and Winnetka
Avenue. The development will be served internally by private streets.
4. Density and Lot Area Per Unit
The plans indicate that the total site area is 137,976 square feet (3.167 acres). Locating the
proposed 44 townhome units on the site will result in a gross density of one unit per 3,136
square feet (13.9 units per acre). Within the R-4 District, a minimum lot size of 5,000 square feet
per townhome unit is required, which is equivalent to 8.5 units per acre. The applicant is
requesting density flexibility through the planned unit development. Allowance of the increased
density is dependent upon the city approving site design flexibilities.
5. Open Space
The New Hope Zoning Ordinance provides that within residential districts, buildings and
structures of any type, parking areas, or other features shall not occupy more than 65 percent of
the lot area resulting in less than 35 percent open space. The development data shown on the
site plan indicates that the proposed development includes 76 percent impervious surface
coverage with 24 percent open space. The proposed development does not meet the open
space requirements of the New Hope Zoning Ordinance. Flexibility to reduce the open space
requirement for this development is being requested through the planned unit development.
6. Setbacks - The standard setbacks in an R-4, High Density Residential District are as follows:
R-4 District Standards V. Required Proposed
front yard setback from local street 25 feet from' property line 16 feet from the property
(Sumter Avenue) line
front yard setback from arterial street 30 feet from the property line 15 feet from the property
(Winnetka Avenue) line
side yard setback for interior lot line 10 feet from the required lot line Note discussion below
Front Yard Comments. A reduced setback is acceptable if it provides an attractive urban
streetscape appeal. The architecture and appearance of the proposed townhome units abutting
Winnetka Avenue should complement the sidewalk areas and landscaping and provide an
attractive urban feel along the street.
The reduced setback along Sumter Avenue is appropriate as a means of conserving space
within the overall redevelopment site. In this area, only side elevations of the two buildings are
exposed, limiting the number of units directly fronting along Sumter Avenue to four units.
Side Yard Comments. The applicant illustrates setbacks from the adjoining properties greater
than 10 feet with the exception of the northwest corner where the setback is 10 feet from the
Wincrest Apartments property. There is a 10-foot separation between the two to, wnhome
buildings located along Winnetka Avenue. The planner states that application of the side yard
setbacks within the R-4 District would typically result in 20 feet of separation between buildings.
The 10-foot separation was discussed by the Design and Review Committee and the building
official does not see it as a building code problem.
7. Access and Circulation
The applicant has revised the site access and circulation plan. The plans now illustrate that the'
site will be served by a single access drive to Winnetka Avenue and three access drives to
Sumter Avenue. The site will be served internally by private drives.
Winnetka Avenue Access. The Winnetka Avenue access drive is a shared access with the
funeral home located southeast of the site. To address concerns regarding use of the funeral
home parking lot by through traffic, the applicant is proposing to install "No Thru Traffic" signs.
Planning Case Report 04-06 Page 7 4/16/04
The applicant has also enlarged the turning radius for the access drive from Winnetka Avenue
to 20 feet to address concerns regarding vehicular maneuverability.
Sumter Avenue Access. The plans indicate that the proposed private drives located on the north
and south side of the site have been extended through to Sumter Avenue, creating a loop that
permits traffic to circulate through the site. The plans also illustrates a third access to Sumter
Avenue that exclusively serves eight units. The radii of all curves within the site have been
increased to 20 feet to address concerns regarding maneuverability. Access to Sumter Avenue
should be approached with sensitivity to the existing single-family residential properties to the
east of the site. The applicant has provided a site section to demonstrate the impact of vehicle
headlights on adjacent property fronting Sumter Avenue to the east on the site. Screening of
headlights off of the development and into nearby residences may be required.
Internal Private Drives. The private drives within the development are 22 feet wide. The Design
and Review Committee raised concerns regarding circulation within the site and vehicular
maneuverability. To address these concerns, the applicant incorporated two additional entrances
to the site from Sumter Avenue. In addition, the applicant has increased the radii of all curves
within the site to 20 feet.
Snow Storaqe. The plans indicate that approximately 8,700 total square feet of snow storage
that is scattered throughout the site with very small snow storage areas located at the ends of
each driveway within the side yard setbacks. These areas are not sufficient to accommodate
snow storage on site. Snow storage could impede upon the private drives and parking area,
adding further concerns regarding traffic circulation and off-street parking. Proposed
landscaping along ddve aisles may inhibit snow storage.
8. Parking
The New Hope Zoning Ordinance requires one enclosed parking space and one and one-
quarter surface parking spaces for each townhome unit. Based upon such formula, 44
townhome units require 44 enclosed parking spaces and 55 surface parking spaces (99 total
parking spaces (44 X 2.25 = 90)). The site plan indicates the following parking accommodations:
Enclosed parking (2 car garage stalls per unit) 88
Tandem parking (driveway parking) 80
Surface parking 13
181 total parking provided
The site plan illustrates 101 total parking spaces, exclusive of driveway parking. As each
townhome is illustrated to have a two-car garage, 88 of the parking spaces provided are
enclosed parking spaces.
Garage Parking
· Each townhome is illustrated to have a two-car garage, per the request of City Council. The
plans indicate that tandem garage parking is proposed for eight interior units of Building style
B, which is located along Winnetka Avenue North. The dimensions of the proposed tandem
garages are indicated as 11.5 feet in width by 41.5 feet in length. The tandem parking
arrangement is unique to the subdivision. Design and Review determined that the proposed
garage dimensions were adequate, taking into consideration storage of vehicles and.
ancillary equipment such as trash and recycling bins.
The plans indicate that the proposed two-car garages in the end units of Buildings A and B
are dimensioned as 19 feet in width and 20 feet in length. The applicant has illustrated the
parking of two vehicles within the garage per request of city staff: the pick up truck
represents a vehicle similar to a Ford Ranger or Chevy S-10 pick up and the automobile
represents a size of car equivalent to a Chevy Cavalier. The distance between the vehicles
Planning Case Report 04-06 Page 8 4/16/04
and side wails ranges from one foot nine inches to two feet six inches with a separation
between cars of approximately three and one-half feet.
Driveway Parking
· The plans illustrate 80 "tandem" parking spaces, which refers to driveway parking spaces.
The driveways in front of all double garages are dimensioned with a minimum width of 18
feet and the length between garage and curb of 20 feet. This is compliant with city
requirements for parking stall spaces. Snow storage areas present some concern as far as
the backing movements in and out of the individual garages and driveway areas related to
traffic visibility.
2. The driveways in front of all "tandem" garages are dimensioned with a minimum width of
11.5 feet and the length between garage and curb of 20 feet.
Additional Surface Parking. Thirteen additional surface parking spaces are provided on site. No
parking will be allowed on private drives.
9. Sidewalks. Sidewalks have been provided from the entrance of the individual townhome units to
their individual driveway areas. Each townhome unit along Winnetka Avenue has a sidewalk that
extends to and connects with the existing Winnetka Avenue sidewalk. In addition, the plans
illustrate a sidewalk extending from the Winnetka Avenue sidewalk to the internal private drive in
the northwest area of the site and a sidewalk extending along the northern side of the access
drive to existing Winnetka Avenue sidewalk. Sidewalks extending along either side of the center
access driveway to Sumter Avenue are also illustrated. In review of the sidewalk configurations,
there does not appear to be any type of segregated internal pedestrian circulation pattern being
proposed. Pedestrians from Buildings ^ and B would be required to walk along the private drives
to access the sidewalk along Winnetka Avenue.
10. Landscape Plan. The landscape schedule is as follows:
Common Name I Species [Size [Noted [Shown
Trees
Colorado Spruce Picea .glauca 6' BB 2 2
Pagoda Dogwood Cornus alternifolia 2" BB 16 16
Wafer Ash Ptelea trifoliata 2" BB 21 17
Swamp White Oak Quercus bicolor 2.5" BB 22 21
Techny Arborvitae Thuia accidentalis 'Techny' 5' BB 53 53
Shrubs
Artic Blue Leaf Willow Salix purpurea 'Nana' 3 Gallon 70 70
Northern Burgundy Viburnum Viburnum dentatum 'Morton' 5 Gallon 33 33
Sea Green Juniper ~.. Juniperous chinensis 'Monlep' 5 Gallon 104 1!4
Summer Wine Ninebark Physocarpus opulifolius 'Duncan' 3 Gallon 67 72
Perennials
Ballerina Geranium Geranium cineraria 'Ballerina' 3 Gallon 104 1'04
Blue Star Amsonia Amsonia tabernaemontana 3 Gallon 156 156
Samobor Geranium Physostegia virginiana 'Miss Manners' 3 Gallon 112 112
Miss Manners Obedient Plant Geranium phaeum 'Samobar' 3 Gallon 40 40
Total Items 800 810
The following inconsistencies were noted on the landscape plan.
· Wafer ash - 21 noted in the schedule, 17 shown.
· Swamp white oak - 22 noted in the schedule, 17 shown.
· Sea green juniper- 104 noted in the schedule, 114 shown.
Planning Case Report 04-06 Page 9 4/16/04
· Summer wine ninebardk- 67 noted on schedule, 72 shown.
Per the Design and Review Committee, all landscaping will be irrigated.
Per Design and Review comments, an enlarged entry plan was submitted showing placement of
the gas meter and air conditioning unit in relation to the proposed landscaping.
Ten trees along the north property line will be retained.
The following new landscaping is proposed for the site:
Trees: Two Colorado spruce will be placed on the south visitor parking area. Twenty-one swamp
white oaks will be placed on the site, eight along Winnetka, six along Sumter (placed closer to
buildings per Design and Review comments) and seven lining the interior streets. Sixteen
pagoda dogwoods will be placed on the site, each in interior landscape areas. Seventeen wafer
ash trees will be placed on the site, each in interior landscape areas. Fifty-three techny
arborvitae will be placed on the site along both the south property line and throughout the
interior of the site. Caliper of the ornamental shade trees were increased per Design and Review
comments.
Shrubs: Seventy artic blue leaf willow will be placed throughout the site. Thirty-three northern
burgundy viburnum will be placed throughout the site. One hundred fourteen sea green junipers
and seventy-two summer wine ninebark will be placed throughout the site. Shrub sizes were
included in the schedule, per Design and Review comments.
Perennials (not counted by staff): One hundred four ballerina geraniums, 156 blue star amsonia,
112 samobor geranium and 40 Miss Manors obedient plants will be placed throughout the site.
Pond Retaining Wall: A retaining wall is proposed to line the majodty of the pond. The wall is
proposed to be built of limestone boulders. The note indicates that a variety of boulders will be
provided to create a natural looking wall. The wall will be a maximum of four feet in height.
Granular backfill will be placed behind the wall for drainage. The building official and city
engineer will review the proposed retaining wall during plan review.
Comments from the planner on the landscaping are as follows:
1. The landscape plan preserves a number of over story trees along the north property line,
which is a very positive element. Infill landscaping including techny arborvitae and northern
burgundy vibemum is proposed to provide a visual screening of the Wincrest Apartments.
2. The applicant is proposing a streetscape along Winnetka Avenue that incorporates eight
swamp white oak trees spaced along the front of the 12 townhome units. The plans should
be revised to consistently reflect the number of swamp white oak trees to be provided along
Winnetka Avenue. A similar streetscape including six swamp white oak trees is proposed
along Sumter Avenue. The plans have been revised to reflect placement of the swamp white
oak trees proposed along Sumter Avenue within the property boundaries rather than within
the street right-of-way.
3. The plant materials for shade trees meet city requirements. The applicant has revised the
landscaping plan to substitute 2.0 inch caliper pagoda dogwood and wafer ash for the
previously proposed 1.5 inch caliper Donald Wyman crabapple and red splendor crabapple.
4. Along the foundation, the applicant is using a series of shrubs including arctic blue leaf
willow, sea green junipers, and summer nine bark.
5. The landscaping plan indicates that all landscaping shall be irrigated unless otherwise noted.
Irrigation of green spaces' should be a requirement of the PUD to insure long term
maintenance of the landscaping.
Planning Case Report 04-06 Page 10 4/16/04
6. The landscape plan should also illustrate the location of heating and air conditioning
equipment to ensure proper screening of these devices. The applicant has provided an
enlarged entry plan illustrating proposed landscape screening for heating and air
conditioning equipment.
7. The plans indicate that a retaining wall and fence along the north property line will be
removed. The plans do not indicate that these elements will be replaced. Details must be
provided in the event that replacement for such elements are anticipated.
11. Signage
The applicant is proposing monument signage for the proposed development. One
monument sign is proposed on the north side of the Winnetka Avenue site access and one
monument sign is proposed on the north side of the center access to Sumter Avenue. The
details regarding the proposed monument sign are illustrated on the plan. The plan indicates
that the proposed monument sign will be six feet in height and eight feet in length. The sign
face is illustrated to be approximately 17.5 square feet in area (five feet by approximately
three and one-half feet). The sign face will be supported by two stone columns measuring
six feet in height and one and one-half feet in width. The applicant has redesigned the sign
to use more durable materials. The plan indicates that each monument sign will be
supported by two stone with stone caps. The sign face will consist of vertical siding to match
the building exteriors, painted wood trim, aluminum flashing and die cut aluminum letters.
Each proposed monument sign must also be located at least ten feet from the Winnetka and
Sumter Avenue property lines and must be located outside of the traffic visibility triangle that
extends 20 feet from the curb cut, north along the property lines, and along the common
drive to insure that views of traffic along Winnetka and Sumter Avenues is unobstructed.
The applicant is proposing signage to prohibit egress through the funeral home property.
Details pertaining to the "no thru traffic" signs and their proposed location are indicated on
the plans. The plans include details for proposed "no parking fire lane" signs and the
proposed location of such signs. Staff recommends the posting of additional "no parking fire
lane" signs along the center drive and midway along the side of each internal perimeter
drive. Details should be provided for all address signs. Unit addresses must be visible from
main drive aisles.
12. Architecture
The applicant is proposing two architectural styles within the proposed subdivision. Building A is
illustrated as a back-to-back townhome structure, while Building B is illustrated as a row style
townhome structure incorporating a combination of two story end units and three story interior
units. Following is a description of the proposed architecture and the concerns raised with the
development.
Building style A. Building style A is illustrated as back-to-back townhome structure including
eight units (four units back to back). The plans illustrate four style A buildings on the site. The
applicant indicates that individual units within Building style A range in floor area (exclusive of
garage space) from 1,700 square feet (interior units) to 1,900 square feet (end units). In review
of Building style A, the following issues are raised:
1. The garage size is 19 feet wide by 20 feet three inches in depth. Design and Review'
determined that the proposed garage dimensions were adequate, taking into consideration
storage of vehicles and ancillary equipment such as trash and recycling bins. The Planning
Commission must make a determination as to the adequate size of these garages to serve
the storage needs of the tenants.
Planning Case Report 04-06 Page 11 4/16/04
2. The site plan illustrates side doors for the end units. The site plan does not give a clear
depiction as to whether there will be a stoop or landing or patio located on these end units.
The site plan should reflect the developer's intention in these areas.
3. The exterior elevations of Building style A indicate the predominant building materials are
asphalt shingles and vinyl siding. The exterior elevations illustrate a stone treatment on the
end units.
The applicant has implemented changes in the siding from vertical to horizontal to provide
some architectural interest. Staff suggests that a variety of textured materials be provided for
the individual units to provide some diversity in appearance and building materials. Staff also
suggests that the end units include a stone or brick veneer which may then be extended as a
wainscot across the front of the units and around the garages to provide some break up of
the vinyl appearance.
Gas meters and air conditioning units are intended to be located on the sides of the end
units. These should be illustrated on the building elevations and addressed as part of the
overall landscape plan related to screening. Gas meters and air conditioning units for interior
units of Building style A are to be located near the entry door.
4. Based on city definition, the height of the proposed building, measured at the average of the
gable, is 28 feet, which is compliant with city standards.
Building style B. Building style B is illustrated as a row style townhome structure incorporating a
combination of two story end units and three story interior units. The plans illustrate two style B
buildings containing six units each. In review of Building style B, the following issues are raised:
1. End units within the style B buildings provide two floors of living area consisting of
approximately 1,700 total square feet, exclusive of the garage. The end units include a two-
car garage with dimensions of 19 feet in width by 20 feet in depth.
2. The interior units within the style B buildings provide three floors of living area consisting of
approximately 1,800 square feet of floor area, exclusive of the garage. The interior units
include a "tandem" garage arrangement with dimensions of 11.5 feet in width by 41.5 feet in
depth.
3. The city requires all townhome units to have a minimum width of 24 feet. The interior units
within the style B building are 21 feet in width. Flexibility from this standard is being
requested through the PUD if the Planning Commission determines that the units have
adequate living area.
4. The building elevations for Building style B are illustrated. The elevation illustrates some
vertical treatment through changes in facade, decks over the garages, and decks serving the
third story bedrooms. The primary building material will be four inch vinyl siding. Staff
suggests that a mixture of materials and textures be provided for the individual units to
provide some diversity in appearance and building materials. Brick/stone wainscot
introduced near the garages and entryways will certainly contribute to the character of the
building.
5. The west (rear) elevation of the style B building has a relatively flat face along Winnetka
Avenue. This elevation illustrates vinyl vertical and horizontal siding as the primary exterior'
building material. The end units incorporate a stone treatment. The buildings will appear
more predominant with the reduced setback along Winnetka Avenue. Staff recommends the
introduction of alternative building materials such as brick or stone to accent the entrances
and the first floor of the units. A variety of exterior building materials may mitigate the flat
exterior and add character to the Winnetka streetscape.
Planning Case Report 04-06 Page 12 4/16/04
6. Gas meters and air conditioning units are illustrated as located at the rear of the building,
which faces Winnetka Avenue. Per discussion with the applicant, the gas meter and air
conditioning units should be relocated to under the stoop on the east side of the building.
13. Grading and Drainage
The applicant has submitted a revised grading and erosion control plan to be reviewed in
conjunction with the overall site design and traffic circulation within the property. The adequacy
of all proposed grading, drainage and erosion control is subject to the review and approval of the
city engineer.
14. Utilities
The applicant has submitted a revised utility plan that illustrates the extension of utilities through
the proposed development. City ordinance requires that each townhome have separate utilities.
Utility connections will affect how the land is subdivided and must be addressed. The city
engineer has recommended that overhead utilities serving the site be buried.
15. Lighting
The applicant has submitted a site lighting plan. The plan specifies two different light fixtures
illustrated at 10 locations throughout the site. Staff recommends that lighting be provided for all
guest parking areas. In addition, staff recommends additional lighting of directory signage.
Details are provided for only one style of light fixture mounted on a 20-foot pole. The fixture
appears to be hooded with a ninety degree cut off. The New Hope Zoning Ordinance provides
that light sources shall be hooded or controlled in a manner so as not to light adjacent property.
Additionally, light cast on residential property shall not exceed one foot candle as measured at
or on the adjoining property.
The photometric plan indicates lighting of varying intensity measuring a maximum of 0.8 foot
candles on the northern property line, 0.3 foot candles on the east property line, 0.5 foot candles
over the south property line and 0.0 foot candles along the west property line.
16. Accessory Equipment
The applicant has submitted revised plans incorporating information regarding the location of
mailboxes. Details regarding street signs and address signs must be included as part of the
PUD review. These elements are necessary in light of traffic circulation and parking
arrangements.
17. Subdivision
While the applicant is requesting subdivision and platting approval, the city has not received a
preliminary plat indicating how the applicant will subdivide the property (i.e. whether it is intended
to be a unit lot configuration or a condominium subdivision). This element has to be sUbmitted
as part of the overall application.
18. Homeowners Association
The applicant has submitted homeowners association documents for city attorney review.
E. Planning Considerations
Excerpts from the planning consultant's report have been incorporated into this report.
F. Building Considerations
Comments from the building official have been incorporated into this report.
Planning Case Report 04-06 Page 13 4/16/04
G. Legal Considerations
The city attorney will review the condominium plat, homeowners association documents, and
prepare the PUD development agreement.
H. Engineering Considerations
Comments from the city engineer include:
1. The property will need to be platted. Existing easements should be vacated and rededicated on
the plat. Most notably, the road and utility easement shared with the funeral home will need to
be vacated and reconfigured. The width of the existing easement would encroach into the
proposed building area, which is not acceptable. The city did not receive a copy of the
preliminary plat with this submittal.
2. The city should discuss and coordinate the construction of new sidewalk along Winnetka, as well
as, the budal of overhead utilities. This process should be started if applicable.
3. The previously shown pond on the site has been eliminated. Storm sewer is shown on the site to
collect runoff and route the storm water to the existing storm sewer in the northwest corner of
the site.
a. Submit drainage calculations for the design storm sewer system. Include runoff calcs for a
10-year and 100-year event. Identify all subdrainage areas for each catch basin. The 100-
year overflow must be directed to Sumter Avenue.
4. This project does not need to be submitted to Shingle Creek Watershed for review, however, it
is referenced in the city's livable communities storm water study. The watershed will review this
study and likely raise questions concerning water quality treatment from this site. It is likely that
some storm treatment may be required. We have.previously discussed the addition of a storm
captor on the site to provide some benefit.
5. Some detail on the grading plan will require clarification:
a. The site emergency overflow (EOF) is to be directed toward Sumter Avenue.
b. A sidewalk to Winnetka Avenue has been added along the north property line. The walk will
rely on steps to accommodate the grade changes. Adequate cover (min. of 3 feet) must be
maintained over the storm sewer in this same area.
6. Fire hydrant locations are identified and must be approved by West Metro Fire.
7. The final civil plans must include details describing proposed manholes, pipe bedding, valves,
hydrants, water service stops, curb types, pavement sections and other infrastructure items.
While it is typical for the city to review and approve plans at this stage, the civil plans will be
considered incomplete and not suitable for construction until these items are discussed and
shown on the plans. The developer's engineer is encouraged to coordinate with the city
engineer and Public Works for standard details.
8. One sewer and water service line will be provided to each condominium and will be split in a
common utility room. Each dwelling unit will be required to have a separate water meter. Public
Works and emergency personnel must have access to these rooms for functions such as water
shut offs and meter reading.
I. Police Considerations
Comments from the Police Department have been incorporated into this report.
Planning Case Report 04-06 Page 14 4/16/04
J. Fire Considerations
West Metro Fire Rescue conducted a plan review on the this site on March 16 and the following will
be required:
1. Four fire hydrants shall be required throughout the project at intervals of no more than 350 feet
apart.
2. West Metro Fire Rescue shall determine all fire hydrant locations after the final site plan has
been approved.
3. All fire hydrants shall have marker flags and be posted with fire lane signs to prevent blocked
access.
4. Address posting shall be visible from main drive aisles to prevent emergency vehicles from
committing to long drive aisles going east.
5. A signage plan shall show all "no parking fire lane" signs to be posted.
VIII. Summary
Armory Development II LLC, in partnership with Master Development Group, has requested the
following development applications to facilitate the redevelopment of the Franks Nursery site located at
5620 Winnetka Avenue North in New Hope:
1. Comprehensive Plan amendment to change the designated land uses to high density residential.
2. Rezoning from CB, Community Business to PUD, Planned Unit Development.
3.~ Concept and development stage PUD and preliminary plat.
4. Preliminary and final plat review and approval.
'As the Franks Nursery and Craft site has been identified for redevelopment, changing the land use and
zoning would be appropriate. The applicant is requesting flexibility related to density, setbacks, traffic
circulation, etc. The acceptable range of flexibility is a policy decision that will rest with the Planning
Commission and City Council.
Comprehensive Plan Amendment/PUD Rezoning
These applications are interconnected and should be considered together. Any land use change is a
policy decision for the City Council. Generally, the city must find that the proposed change is consistent
with the following criteria:
1. The zoning amendment is necessary to correct a past mistake.
2. The character of the area has changed to warrant consideration of an amendment.
3. 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 city Comprehensive Plan.
The past zoning was correct for the past uses, however, the city in its Comprehensive Plan recognized
the changing character of the area by designating this site for redevelopment. The change in land use
and zoning provides the opportunity to implement the redevelopment objective. The PUD zoning is
directly tied to the proposed development plan. If the Planning Commission and City Council find that
the proposed density and design fulfill the city's redevelopment objective, approval of the'
Comprehensive Plan amendment is recommended contingent on the city approval of the PUD concept
and development stage plan.
IX. Recommendation
If the Comprehensive Plan and rezoning is deemed appropriate for the site, staff recommends approval
of the PUD concept and development stage plans with the following conditions:
Planning Case Report 04-06 Page 15 4/16/04
1. Execute PUD development agreement and provide the appropriate financial security for site work
(amount to be determined by building official and city engineer).
2. Comply with city engineer recommendations, per April 15, 2004, attached correspondence.
3. Approval of plans by building official.
4. Comply with West Metro Fire recommendations, as stated in report.
5. Comply with planner recommendations/conditions:
(1) Site Plan
a. Site density shall be 13.9 units per acre.
b. The site shall include a minimum of 24 percent open space.
c. Setbacks shall not vary from the setbacks illustrated on Sheet L1.0 as revised 3/26/04.
d. All proposed townhome units shall have a minimum width of 21 feet.
(2) Access and Circulation
a. The site will be served by a single access drive to Winnetka Avenue and three access drives
to Sumter Avenue. The site will be served internally by private drives. Private drives shall be
a minimum of 22 feet in width.
b. The applicant will install "No Thru Traffic" signs to address concerns regarding use of the
funeral home parking lot by through traffic.
c. The applicant will install "No Parking Fire Lane" signs along the internal private drives at
locations approved by the city engineer. The applicant will incorporate additional "no parking
fire lane" signs along the center internal drive and midway along the side of each internal
perimeter drive.
d. All snow storage for the site shall be accommodated on site. The homeowners association
shall keep the internal drives free of snow.
e. The applicant shall provide additional screening or take such other measures as may be
required to mitigate the impact of vehicle headlights on adjacent property fronting Sumter
Avenue to the east on the site.
(3) Parking
a. No parking will be allowed on private drives.
(4) Landscaping
a. Retaining walls are subject to review and comment of the city engineer and Public Works.
b, Fencing must meet the requirements of the New Hope Zoning Ordinance.
c. The applicant shall correct discrepancies between plan and schedule.
d. All green spaces shall be irrigated.
(5) Signage
a. Monument signage must meet required setback and avoid traffic visibility triangles.
b. The applicant shall provide details for all address signs. Unit addresses must be clearly
visible from main drive aisles.
c. The applicant shall submit revised plans illustrating a signage plan indicating the location of
all "no parking fire lane" signs to be posted.
Planning Case Report 04-06 Page 16 4/16/04
(6) Lighting
a. The applicant shall submit revised plans illustrating details for all proposed light fixtures.
b. All light fixtures shall be hooded and direct light downward.
c. The applicant shall provide lighting for all guest parking areas and directory signage.
(7) Buildings
a. The applicant shall submit revised plans clearly illustrating a stoop, landing or patio in
conjunction with the side doors for the end units.
b. Planning Commission to determine if the applicant should submit revised plans illustrating a
variety of exterior materials for the individual townhome units to provide some diversity in
appearance and building materials.
(8) Grading, Drainage and Erosion Control.
a. The adequacy of all proposed grading, drainage and erosion control is subject to the review
and approval of the city engineer.
b. The applicant shall provide storm water calculations.
(9) Utilities.
a. The applicant shall provide separate utility connections for each townhome unit.
Alternatively, the applicant shall adequately address condominium ownership of the
townhome units.
b. Overhead utilities on the site shall be buried.
(10) Homeowners Association
a. The homeowners association documents are subject to approval by the city attorney.
b. The homeowners association documents shall be filed with the final plat.
(11 ) Subdivision
a. The applicant shall submit a preliminary or condominium plat in accordance with the
requirements of the New Hope Subdivision Ordinance.
Attachments:
· Address/Zoning/Topo Maps
· 4/12/04 Petitioner Correspondence
· Plans: Site Plan
Lighting Plan
Enlarged Entry Plan
Monument Sign Plan
Planting Plan
Foundation Plans - Buildings A, B
Floor Plans - Buildings A, B
Elevations - Buildings A, B
Enlarged Floor Plans - Buildings A, B
Removal/Utility/Grading Plans
· 4/14/04 Planners Report
· 4/15/04 City Engineer Memorandum
· 4/13/04 West Metro Fire Comments
· Application Log
Planning Case Report 04-06 Page 17 4/16/04
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New Hope Town Home Redevelopment
5620 Winnetka Avenue North
4.12.04
Armory Development II LLC, in partnership with Master Development
Group, is proposing to redevelop the former Franks Nursery & Craft site as
forty four units of homeownership housing in an attractive combination of
rowhouses, two story rowhouses, and two story townhomes. This
development is the result of a partnership with the City of New Hope, who
has named our development team the preferred developer for the site and
is providing a TIF financing package to make this development a reality.
We are requesting approval of our development plan from the Planning
Commission, including rezoning and planned unit development (PUD)
approvals. The development as envisioned meets City of New Hope goals
of creating life cycle housing and conforms to the master plan in effect for
the Winnetka Avenue and Bass Lake Road area.
The development team and architect, Tushie Montgomery Architects, have
been working closely with City of New Hope staff to review the design,
access, and green space in light of City goals and guidelines. The
resulting final design achieves the City's vision of creating a vibrant mix of
housing options in a layout that promotes safety and livability while
contributing to the natural environment.
The housing units will be divided into six buildings, a design which allows
for flexibility in the construction process and creates green space around
each unit. Overall, the plan creates higher density housing in a layout that
Will maintain a sense of spaciousness and openness.
Two of the buildings will front Winnetka Avenue and be consist of twelve
rowhomes approximately 1,500 - 1,800 sf each, with main entries on
Winnetka and parking at the rear of each unit. These units are expected to
be priced between $180,000 and $220,000.
Four of the buildings will be set in the center of the site and will be phased
in during the sales cycle. These homes will consist of two-story units at
approximately 1,700 - 1,900 sf and will be priced ranging from $195,000 -
$230,000:
The exterior of the units will be a mixture of brick or stone material, cedar
trim, clad windows, hardi-plank, vinyl or comparable material siding. There
will be professionally designed, installed, and maintained landscaping
through out the site.
The interior of the units will be professionally designed interiors with
upgraded standard finishes. Some of the finishes include:
· Pre- engineered hardwood flooring
· Designer selected lighting package
· Designer selected paint palette
· European custom designed wood cabinets
· Energy efficient stainless steel appliances
· Natural hardwood millwork
The development team is excited about bringing this high quality
development to the City of New Hope. We hope to break ground in
summer 2004, with the first units ready for occupancy in spring 2005.
Condominium Association Information
The development will be maintained over the long term by a condominium
association that will govern the entire parcel and the forty four townhomes.
Because of the layout of the site and the many development features that
are shared among all homeowners (e.g., common streets, visitor parking
stalls, landscaping), the development is best defined and governed by one
condominium association. Each townhome unit will be individually owned
and maintained, but condominium association rules and regulations will
establish guidelines for maintenance and upkeep of each building's
exterior,-of the landscaping, exterior parking stalls, and private streets.
The association will charge monthly dues to each homeowner to cover the
costs of shared maintenance and improvement expenses. A few other
issues unique to this development will be addressed in the condominium
association documents. The condominium association will also provide
that snow loading will be accommodated where reflected in the site plan
submitted to the City of :New Hope, and will provide that if snow loading
needs exceed that capacity, then the snow will be hauled off-site.
Establishing a Common Interest Community (ClC) condominium
association is the most appropriate legal definition of the proposed project,
and will best achieve the goals of long-term care and maintenance of the
property.
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MEMORANDUM ~ ,,
TO: Kirk McDonald
FROM: Alan Brixius / Anne Marie Solberg
DATE: April 14 2004
RE: New Hope - Winnetka Townhomes (Franks Nursery Site)
NAC File No. 131.01 -04.06
BACKGROUND
Armory Development I! LLC in partnership with Master Development Group is
requesting a redevelopment opportunity for the Franks Nursery site located at 5620
Winnetka Avenue North in New Hope. The site consists of 3.167 acres and is currently
occupied by a stand alone commercial building. The applicant is proposing to remove
all existing buildings and parking areas to accommodate redevelopment of the site with
urban-style townhomes. The proposed development has been reviewed by the staff
development team and the Design and Review Committee. The applicant had revised
the plans to address issues identified during such review process. In review of revised
development plans, the following comments and recommendations are offered for
consideration of the Planning Commission and City Council.
PROCESSING
To accommodate the proposal, the following approvals are necessary:
1. Comprehensive Plan Amendment. ^ Comprehensive Plan amendment changing
the land use of the property from commercial to high density residential is
necessary to make it consistent with New Hope's Comprehensive Plan.
2. Rezoning. Currently, the site is zoned CB, Community Business. ^ rezoning of
the property from CB, Community Business to PUD, Planned Unit Development
District is necessary to accommodate the proposed use. ^ planned unit
development district is necessary to accommodate the change of land use and to
allow for flexibilities above and beyond the standard townhouse or medium
density zoning district to accommodate the density and the setbacks that are
being requested within the develop_ment. The City will have to make a
determination as to the range of flexibility that would be permitted in allowing for
this redevelopment to occur.
3. Approval of a concept and development stage planned unit development. This
part of the PUD rezoning is necessary to establish specific flexibilities allowed
within this redevelopment related to setbacks, density, traffic circulation, use of
private streets, and other items which will be identified later in this review.
4. Subdivision. The property must be replatted to create individual townhome lots
or condominium ownership of the townhomes. A preliminary plat and final plat
will have to be processed.
ISSUES AND ANALYSIS
Comprehensive Plan Amendment
As previously indicated, the development proposal will require a change of the City's
land use plan. The 1998 New Hope Comprehensive Plan land use plan suggests
commercial uses at the corner of Bass Lake Road and Winnetka Avenue. The Livable
Communities Task Force has identified the Franks Nursery site as a redevelopment
target site.
Through the Task Force review, it was suggested that a redevelopment with a medium
to high-density residential land use was appropriate for this site. The concept that was
presented by Master Development Group was seen as preferred which included the
redevelopment of the site for townhomes. In this respect, the past review of the
potential land uses for this site would suggest that the proposed land use is appropriate
and the land use change should be pursued.
Rezoning
The applicant has requested a planned unit development zoning designation to provide
design and density flexibility. In evaluating the PUD, it will be comPared to the City's
R-4, High Density Residential Distdct to show where the flexibilities are being requested
and the differences between the standard R-4 and the higher density PUD distdct that is
being proposed. Section 4-32 of the New Hope Zoning Ordinance outlines the criteda
for considering a change in zoning as follows:
(1) The zoning amendment is necessary to correct a past zoning mistake.
(2) The character of the area has changed to warrant consideration of an
amendment.
(3) 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 City Comprehensive Plan.
The purpose of a Planned Unit Development (PUD) is to provide for grouping of
buildings in an integrated and coordinated design. The PUD is intended to introduce
flexibility from typical site design requirements and architectural controls for the
conservation of land and to encourage creative environments that might not otherwise
be accommodated through the strict application of. New Hope's Zoning and Subdivision
Ordinances.
The proposed development is of an urban-character that does not fit with New Hope's
standard high-density residential zoning district. The PUD zoning district allows the
Planning Commission and City Council to evaluate the requested zoning based on the
merit of the proposed development.
It is apparent that through the Comprehensive Plan and the City's redevelopment efforts
that the character of the area has changed to warrant consideration of Comprehensive
Plan amendment and change in zoning. The proposed redevelopment is consistent
with the land use objectives of the Comprehensive Plan related to the City's housing
needs and redevelopment goais..and policies. The Planning Commission and City
Council will, however, need to evaluate the details of the submitted plan and determine
whether the densities and the flexibilities being requested are consistent with the City's
objectives and the spirit of the New Hope Zoning Ordinance.
The past zoning was appropriate for the pdor land uses, however, the character of the
area has changed and redevelopment has been recommended for this project site by
the Comprehensive Plan. As a mature fully developed community, New Hope has
targeted a number of areas for residential redevelopment as a means of promoting
reinvestment into the community and offering new housing options within the City. The
1997 Life Cycle Housing Study for year 2010 identified the following housing needs for
New Hope:
1. Hi,qher Value, Move Up Housin,q. Due to the lack of vacant land supply in
New Hope, this housing need must be met through continued
maintenance upgrading and modernization of existing single family
housing stock. The City may also look to satisfy the housing need through
redevelopment of blighted sites which may have amenities that would be
attractive to higher value medium or high density housing options.
2. Owner Occupied or Rental Attached Housin,q. The Life Cycle Housing
Study identified the need for attached housing (townhomes, twinhomes,
cooperative apartments) that offer Iow maintenance, independent housing
opportunities. These types of housing opportunities are attractive to
empty nesters or older residents wishing to live in New Hope.
3. Affordable Rental. The Life Cycle Housing Study identified a need for
additional affordable rental units before year 2010. Due to the City's
extensive rental housing supply, these units can be provided through
rental assistance certificates for use within existing rental units.
4. Special Needs Housin,q. New Hope has made special efforts to provide
housing for people with special needs, such as the eldedy and disabled.
New Hope will continue to expand its special needs housing stock as
opportunities present themselves.
The proposed Winnetka Townhomes housing project will provide upscale urban-style
townhomes that fit the description of categories 1 and 2 above. The change in zoning is
also consistent with the New Hope residential goals and policies as follows:
RESIDENTIAL GOALS
Goal 1: Provide a variety of housing types, styles and choices to meet the
needs of New Hope's changing demographics.
Policies:
A. Through infill development and redevelopment efforts, increase life cycle
housing opportunities not currently available within the City (i.e., high
value housing, townhomes).
B. Promote medium density attached housing to address the needs of an
expanding empty nester or independently living eldedy population.
Goal 3: Promote multiple family housing alternatives as an attractive life
cycle housing option.
Policies:
B. Adhere to the highest community design and construction standards for
new construction and redevelopment projects.
C. Accompany medium and high-density development with adequate
accessory amenities such as garages, parking, open space, landscaping,
and recreational facilities to insure a safe, functional, and desirable living
environment.
Surrounding Land Use
The subject site is surrounded by the following land uses:
· To the north, high density residential (Wincrest Apartments);
· To the south, commercial uses including automotive repair and a funeral home;
· To the east, single family residential development east of Sumter Avenue. This
area lies within the City of Crystal; and
· To the west, St. Therese elderly housing complex west of Winnetka Avenue.
The proposed introduction of townhomes to this area is seen as being appropriate
based on the adjoining densities and the land use relationships.
General Site Layout
The proposed redevelopment project creates a high-density urban townhome
neighborhood bounded by Winnetka Avenue North and Sumter Avenue North. The
development plan incorporates six buildings that will house 44 townhome units.
Two row home-style townhome buildings front onto Winnetka Avenue. Each building
houses six residential units (12 units total) that range in size from 1,500 square feet to
1,800 square feet. The buildings have a reduced setback to the street to conserve land
and create an attractive urban streetscape.
Four back-to-back style townhome buildings will be located in the center of the site.
Each townhome building accommodates eight total units, housing a total of 32 units.
These residential units range in size from 1,700 square feet to 1,900 square feet.
Landscaping is proposed to screen the single-family neighborhood from the traffic and
side yards of the townhomes.
Access to the proposed development will be provided from Sumter Avenue and
Winnetka Avenue. The development will be served internally by pdvate streets.
Density and Lot Area Per Unit
· The plans indicate that the total site area is 137,976 square feet (3.167 acres). Locating
the proposed 44 townhome units on the site will result in a gross density of one unit per
3,136 square feet (13.9 units per acre). Within the R-4 District, a minimum lot size of
5,000 square feet per townhome unit is required, which is equivalent to 8.5 units per
acre. The applicant is requesting density flexibility through the planned unit
development. Allowance of the increased density is dependent upon the City approving
site design flexibilities discussed in subsequent paragraphs.
Open Space
The New Hope Zoning Ordinance provides that within residential districts, buildings and
structures of any type, parking areas, or other features shall not occupy more than 65
percent of the lot area resulting in less than 35 percent open space. The development
data shown on the site plan indicates that the proposed development includes 76
percent impervious surface coverage with 24 percent open space. The proposed
development does not meet the open space requirements of the New Hope Zoning
Ordinance. Flexibility to reduce the open space requirement for this development is
being requested through the planned unit development.
Setbacks
The standard setbacks in an R-4, High Density Residential District are as follows:
R-4 District Standards Required Proposed
front yard setback from local street 25 feet from <15 feet from the
(Sumter Avenue) property line property line
front yard setback from artedal street 30 feet from the =15 feet from th~
(Winnetka Avenue) property line property line
side yard setback for interior lot line 10 feet from the Note discussion
required lot line below
Front Yard Comments. A reduced setback is acceptable if it provides an attractive
urban streetscape appeal. The architecture and appearance of the proposed townhome
units abutting Winnetka Avenue should complement the sidewalk areas and
landscaping and provide an attractive urban feel along the street.
The reduced setback along Sumter Avenue is appropriate as a means of conserving
space within the overall redevelopment site. In this area, only side elevations of the two
buildings are exposed, limiting the number of units directly fronting along Sumter
Avenue to four units.
Side Yard Comments. The applicant illustrates setbacks from the adjoining properties
greater than 10 feet with the exception of the northwest corner where the setback is 10
feet from the Wincrest Apartments property. Of concern is the 10 foot separation
between the two townhome buildings located along Winnetka Avenue. Application of
the side yard setbacks within the R-4 District would typically result in 20 feet of
separation between buildings. The 10 foot separation would have to be evaluated to
· determine whether it meets both Fire Code and meets the City's expectation as far as
design criteria under the PUD.
Access and Circulation
The applicant has revised the site access and circulation plan. The plans now illustrate
that the site will be served by a single access drive to Winnetka Avenue and three
access drives to Sumter Avenue. The site will be served internally by private drives.
Winnetka Avenue Access. The Winnetka Avenue access drive is a shared access with
the funeral home located southeast of the site. To address concerns regarding use of
the funeral home parking lot by through traffic, the applicant is proposing to install "No
Thru Traffic" signs. The applicant has also enlarged the turning radius for the access
drive from Winnetka Avenue to 20 feet to address concerns regarding vehicular
maneuverability.
Sumter Avenue Access. The plans indicate that the proposed private drives located on
the north and south side of the site have been extended through to Sumter Avenue,
creating a loop that permits traffic to circulate through the site. The plans also illustrate
a third access to Sumter Avenue that has been extended through the site to provide
traffic circulation. The radii of all curves within the site have been increased to 20 feet
to address concerns regarding maneuverability. Access to Sumter Avenue should be .-
approached with sensitivity to the existing single-family residential properties to the east
of the site. The applicant has provided a site section on Plan L1.1 to demonstrate the
impact of vehicle headlights on adjacent property fronting Sumter Avenue to the east on
the site. Screening of headlights off of the development and into nearby residences
may be required.
Internal Private Drives. The private ddves within the development are 22 feet wide.
The Design and Review Committee raised concerns regarding circulation within the site
and vehicular maneuverability. To address these concems, the applicant incorporated
two additional entrances to the site from Sumter Avenue. In addition, the applicant has
increased the radii of all curves within the site to 20 feet.
Snow Stora.qe. The plans indicate that approximately 8,700 total square feet of snow
storage is scattered throughout the site with very small snow storage areas located at
the ends of each driveway within the side yard setbacks. These areas are not sufficient
to accommodate snow storage on site. Snow storage could impede upon the private
drives and parking area, adding further concerns regarding traffic circulation and off-
street parking. Proposed landscaping along drive aisles may inhibit snow storage.
Parking
The New Hope Zoning Ordinance requires one enclosed parking space and one and
one-quarter surface parking spaces for each townhome unit. Based upon such formula,
40 townhome units require 40 enclosed parking spaces and 50 surface parking
spaces(90 total parking spaces (40 X 2.25 = 90)). The site plan indicates the following
parking accommodations:
Enclosed parking (2 car garage stalls per unit) 88
Tandem parking (driveway parking) 80
Surface parking 13
181 total parking provided
The site plan illustrates 101 total parking spaces, exclusive of driveway parking. As
each townhome is illustrated to have a two car garage, 88 of the parking spaces
provided are enclosed parking spaces.
Gara,cle Parkin,cl
1. Each townhome is illustrated to have a two-car garage. The plans indicate that
tandem garage parking is proposed for eight intedor units of Building style B,
which is located along Winnetka Avenue North. The dimensions of the proposed
tandem garages are indicated as 11.5 feet in width by 41.5 feet in length. The
tandem parking arrangement, illustrated on Sheet A-4.3, is unique to the
subdivision. Design and Review determined that the proposed garage
dimensions were adequate, taking into consideration storage of vehicles and
ancillary equipment such as trash and recycling bins. The Planning Commission
must 'make a determination as to the adequate size of these garages to serve the
storage needs of the tenants.
2. The plans indicate that the proposed two-car garages in the end units of
Buildings A and B are dimensioned as 19 feet in width and 20 feet in length. The
7
applicant has illustrated the parking of two vehicles within the garage per request
of City staff: the pick up truck represents a vehicle similar to a Ford Ranger or
Chevy S-10 pick up and the automobile represents a size of car equivalent to a
Chevy Cavalier. The distance between the vehicles and side walls ranges from
one foot nine inches to two foot six inches with a separation between cars of
approximately three and one-half feet.
Staff was concerned that the garages may not be adequate to accommodate a full size
pick up truck or larger passenger car and may lead to parking on the driveway leading
into the garage. Furthermore, concerns with the garage dimensions and configurations
are noted by staff on the basis that the flexibilities that are being requested as to
setbacks, garage depths, driveway depths, and pdvate streets are all inter-related and if
they do not function properly, they will have an effect on the other flexibilities that are
being requested. Design and Review determined that the proposed garage dimensions
ware adequate, taking into consideration storage of vehicles and ancillary equipment
such as trash and recycling bins. The Planning Commission must make a
determination as to the adequate size of these garages to serve the storage needs of
the tenants.
Driveway Parking
1. The plans illustrate 80 "tandem" parking spaces, which refers to driveway parking
spaces. The driveways in front of all double garages are dimensioned with a
minimum width of 18 feet and the length between garage and curb of 20 feet.
This is compliant with City requirements for parking stall spaces. Snow storage
areas present some concern as far as the backing movements in and out of the
individual garages and ddveway areas related to traffic visibility.
2. The driveways in front of all "tandem" garages are dimensioned with a minimum
width of 11.5 feet and the length between garage and curb of 20 feet.
Additional Surface Parking. Thirteen additional surface parking spaces are provided on
site. No parking will be allowed on pdvate ddves.
Sidewalks
Sidewalks have been provided from the entrance of the individual townhome units to
their individual ddveway areas. Each townhome unit along Winnetka Avenue has a
sidewalk that extends to and connects with the existing Winnetka Avenue sidewalk. In
addition, the plans illustrate a sidewalk extending from the Winnetka Avenue sidewalk to
the internal private ddve in the northwest area of the site and a sidewalk extending
along the northern side of the access ddve to existing Winnetka Avenue sidewalk. In
review of the sidewalk configurations, there does not appear to be any type of
segregated internal pedestrian circulation pattern being proposed. Pedestrians from .-
Building A would be required to walk along the pdvate drives to access the sidewalk
along Winnetka Avenue.
Landscape Plan
The landscape plan is illustrated on Sheet L3.0. In review of the landscape plan, we
offer the following comments:
1. The landscape plan preserves a number of over story trees along the north
property line, which is a very positive element. Infill landscaping including techny
arborvitae and northern burgundy vibernum is proposed to provide a visual
screening of the Wincrest Apartments.
2. The applicant is proposing a streetscape along Winnetka Avenue that
incorporates eight swamp white oak trees spaced-along the front of the '12
townhome units. The plans should be revised to consistently reflect the number
of swamp white oak trees to be provided along Winnetka Avenue. A similar
streetscape including six swamp white oak trees is proposed along Sumter
Avenue. The plans have been revised to reflect placement of the swamp white
oak trees proposed along Sumter Avenue within the property boundaries rather
than within the street right-of-way.
3. The plant materials for shade trees meet City requirements. The applicant has
revised the landscaping plan to substitute 2.0 inch caliper pagoda dogwood and
wafer ash for the previously proposed '1.5 inch caliper Donald Wyman crabapple
and red splendor crabapple.
4. Along the foundation, the applicant is using a series of shrubs including arctic
blue leaf willow, sea green junipers, and summer nine bark.
5. The landscaping plan (L3.0) indicates that all landscaping shall be irrigated
unless otherwise noted. Irrigation of green spaces should be a requirement of
the PUD to insure long term maintenance of the landscaping.
6. The landscape plan should also illustrate the location of heating and air
conditioning equipment to ensure proper screening of these devices. The
applicant has provided an enlarged entry plan (L1.1) illustrating proposed
landscape screening for heating and air conditioning equipment.
7. The plans indicate that a retaining wall and fence along the north property line
will be removed. The plans do not indicate that these elements will be replaced.
Details must be provided in the event that replacement for such elements are
anticipated.
Signage
The applicant is proposing monument signage for the proposed development. One ..
monument sign is proposed on the north side of the Winnetka Avenue site access and
one monument sign is proposed on the north side of the center access to Sumter
Avenue.
9
The details regarding the proposed monument sign are illustrated on Sheet L2.1. The
plan indicates that the proposed monument sign will be six feet in height and eight feet
in length. The sign face is illustrated to be approximately 17.5 square feet in area (five
feet by approximately three and one-half feet). The sign face will be supported by two
stone columns measuring six feet in height and one and one-half feet in width.
The applicant has redesigned the sign to use more durable materials. Plan L2.1
indicates that each monument sign will be supported by two stone columns with stone
caps. The sign face will consist of vertical siding to match the building exteriors, painted
wood trim, aluminum flashing and die cut aluminum letters.
Each Proposed monument sign must be located at least ten feet from the Winnetka and
Sumter Avenue property lines and must be located outside of the traffic visibility triangle
that extends 20 feet from the curb cut, north along the property lines, and along the
common drive to insure that views of traffic along Winnetka and Sumter Avenues is
unobstructed.
The applicant is proposing signage to prohibit egress through the funeral home
property. Details pertaining to the "no thru traffic" signs and their proposed location are
indicated on the plans.
'['he plans include details for proposed "no parking fire lane" signs and the proposed
location of such signs. Staff recommends the posting of additional "no parking fire lane"
signs along the center drive and midway along the side of each internal perimeter drive.
Details should be provided for all address signs. Unit addresses must be visible from
main drive aisles.
Architecture
The applicant is proposing two architectural styles within the proposed subdivision.
Building A is illustrated as a back-to-back townhome structure, while Building B is
illustrated as a row style townhome structure incorporating a combination of two story
end units and three story interior units. Following is a description of the proposed
architecture and the concerns raised with the development.
Buildin.q style A. Building style A is illustrated as a back-to-back townhome structure
including eight units (four units back to back). The plans illustrate four style A buildings
on the site. The applicant indicates that individual units within Building style A range in
floor area (exclusive of garage space) from 1,700 square feet (interior units) to 1,900
square feet (end units). In review of Building style A, the following issues are raised:
1. The garage size is 19 feet wide by 20 feet three inches in depth. Design and
Review determined that the proposed garage dimensions were adequate, taking
into consideration storage of vehicles and ancillary equipment such as trash and
recycling bins. The Planning Commission must make a determination as to the
adequate size of these garages to serve the storage needs of the tenants.
10 i
2. The site plan illustrates side doors for the end units. The site plan does not give
a clear depiction as to whether there will be a stoop or landing or patio located on
these end units. The site plan should reflect the developer's intention in these
areas.
3. Sheet A3.0 illustrates the exterior elevations of Building style A. The
predominant building materials are illustrated as asphalt shingles and vinyl
siding. The exterior elevations illustrate a stone treatment on the end units.
The applicant has implemented changes in the siding from vertical to horizontal
to provide some architectural interest. Staff suggests that a variety of textured
materials be provided for the individual units to provide some diversity in
appearance and building materials. Staff also suggests that the end units include
a stone or brick veneer which may then be extended as a wainscot across the
front of the units and around the garages to provide some break up of the vinyl
appearance.
Gas meters and air conditioning units are intended to be located on the sides of
the end units. These should be illustrated on the building elevations and
addressed as part of the overall landscape plan related to screening. Gas
meters and air conditioning units for Intedor units of Building style A are to be
located near the entry door.
4. The height of the proposed building, measured at the average of the gable in
accordance with City definition, is 28 feet, which is compliant with City standards.
Building style B. Building style B is illustrated as a row style townhome structure
incorporating a combination of two story end units and three-story interior units. The
plans illustrate two style B buildings containing six units each. In review of Building
style B, the following issues are raised:
1. End units within the style B buildings provide two floors of living area consisting
of approximately 1,700 total square feet, exclusive of the garage. The end units
include a two-car garage with dimensions of 19 feet in width by 20 feet in depth.
2. The interior units within the style B buildings provide three floors of living area
consisting of approximately 1,800 square feet of floor area, exclusive of the
garage. The interior units are include a Utandem" garage arrangement with
dimensions of 11.5 feet in width by 41.5 feet in depth.
3. The City requires all townhome units to have a minimum width of 24 feet. The
interior units within the style B building are 21 feet in width. Flexibility from this
standard is being requested through the PUD if the Planning Commission
determines that the units have adequate living area.
11
4. Th® building elevations for Building style B are illustrated on Sheet A3.1. The
elevation illustrates some vertical treatment through changes in facade, decks
over the garages, and decks serving the third story bedrooms. The primary
building material will be four inch vinyl siding. Staff suggests that a mixture of
materials and textures be provided for the individual units to provide some
diversity in appearance and building materials. Brick/stone wainscot introduced
near the garages and entryways will certainly contribute to the character of the
building.
5. The west (rear) elevation of the style B building has a relatively flat face along
Winnetka Avenue. This elevation illustrates vinyl vertical and horizontal siding as
the primary exterior building material. The end units incorporate a stone
treatment. The buildings will appear more predominant with the reduced setback
along Winnetka Avenue. Staff recommends the introduction of alternative
building materials such as brick or stone to accent the entrances and the first
floor of the units. A variety of exterior building materials may mitigate the fiat
exterior and add character to the Winnetka streetscape.
6. Gas meters and air conditioning units are illustrated as located at the rear of the
building, which faces Winnetka Avenue. Per discussion with the applicant, the
gas meter and air conditioning units should be relocated to under the stoop on
the east side of the building.
Grading and Drainage
The applicant has submitted a revised grading and erosion control plan (C2) to be
reviewed in conjunction with the overall site design and traffic circulation within the
property. The adequacy of all proposed grading, drainage and erosion control is subject
to the review and approval of the City Engineer.
Utilities
The applicant has submitted a revised utility plan (C3) that illustrates the extension of
utilities through the proposed development. City ordinance requires that each
townhome have separate utilities. Utility connections will affect how the land is
subdivided and must be addressed. The City Engineer has recommended that
overhead utilities serving the site be buried.
Lighting
The applicant has submitted a site lighting plan (1_2.0). The plan specifies two different
light fixtures illustrated at ten locations throughout the site. Staff recommends that
lighting be provided for all guest parking areas, In addition, staff recommends additional
lighting of directory signage.
Details are provided for only one style of light fixture mounted on a 20-foot pole. The
fixture appears to be hooded with a ninety degree cut off. The New Hope Zoning
Ordinance provides that light sources shall be hooded or controlled in a manner so as
not to light adjacent property. Additionally, light cast on residential property shall not
exceed one foot candle as measured at or on the adjoining property.
The photometric plan indicates lighting of varying intensity measuring a maximum of 0.8
foot candles on the northern property line, 0.3 foot candles on the east property line, 0.5
foot candles over the south property line and 0.0 foot candles along the west property
line.
Accessory Equipment
The applicant has submitted revised plans incorporating information regarding the
location of mailboxes. Details regarding street signs and address signs must be
included as part of the PUD review. These elements are necessary in light of traffic
circulation and parking arrangements.
Subdivision
While the applicant is requesting subdivision and platting approval, we have not
received a preliminary plat indicating how the applicant will subdivide the property (i.e.
whether it is intended to be a condominium subdivision). This element has to be
submitted as part of the overall application.
Homeowners Association
The applicant must provide homeowners association documents for City Attorney
review. These documents must be filed with the final plat.
Fire Code Comments
West Metro Fire Rescue conducted a plan review on the above-mentioned site on
March 16, 2004 and the following will be required:
1. Four fire hydrants shall be required throughout the project at intervals of no more
than 350 feet apart.
2. West Metro Fire Rescue shall determine all fire hydrant locations after the final
site plan has been approved.
3. All fire hydrants shall have marker flags and be posted with fire lane signs to
prevent blocked access.
4. Address posting shall be visible from main drive aisles to prevent emergency
vehicles from committing to long drive aisles going east.
5. ^ signage plan shall show all "no parking fire lane" signs to be posted.
CONCLUSION
Armory Development II LLC in partnership with Master Development Group has
requested the following development applications to facilitate the redevelopment of the
Franks Nursery site located at 5620 VVinnetka Avenue North in New Hope:
13
1. Comprehensive Plan amendment to change the designated land uses to high
density residential.
2. Rezoning from CB, Community Business to PUD, Planned Unit Development.
3. Concept and development stage PUD and preliminary plat.
4. Preliminary and Final Plat review and approval.
As the site has been identified for redevelopment, changing the land use and zoning
would be appropriate. The applicant is requesting flexibility related to density, setbacks,
traffic circulation, etc. The acceptable range of flexibility is a policy decision that will rest
with the Planning Commission and City Council. Based on the foregoing review, the
following recommendations are offered:
Comprehensive Plan Amendment/PUD Rezoning
These applications are interconnected and should be considered together. Any land
use change is a policy decision for the City Council. Generally, the City must find that
the proposed change is consistent with the following criteria:
1. The zoning amendment is necessary to correct a past mistake.
2. The character of the area has changed to warrant consideration of an
" amendment.
3. 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 City
Comprehensive Plan.
The past zoning was correct for the past uses, however, in its Comprehensive Plan the
City recognized the changing character of the area by designating this site for
redevelopment. The change in land use and zoning provides the opportunity to
implement the redevelopment objective. The PUD zoning is directly tied to the
proposed development plan. If the Planning Commission and City COuncil find that the
proposed density and design fulfill the City's redevelopment objective approval of the
Comprehensive Plan amendment is recommended contingent on the City approval of
the PUD concept and development stage plan.
PUD Concept and Development Stage
If the Comprehensive Plan and rezoning is deemed appropriate for the site, staff
recommends approval of the PUD concept and development stage plans with the ..
following conditions:
1. Site density shall be 13.9 units per acre.
14
2. The site shall include a minimum of 24 percent open space.
3. Setbacks shall not vary from the setbacks illustrated on Sheet LI.0 as revised
3/12/04.
4. All proposed townhome units shall have a minimum width of 21 feet,
5. Access and Circulation
a. The site will be served by a single access drive to Winnetka Avenue and
three access drives to Sumter Avenue. The site will be served internally
by private drives. Private drives shall be a minimum of 22 feet in width.
b. The applicant will install "No Thru Traffic" signs to address concerns
regarding use of the funeral home parking lot by through traffic.
c. The applicant will install "No Parking Fire Lane" signs along the intemal
private drives at locations indicated on the plans or as approved by the
City Engineer. The applicant will incorporate additional Uno parking fire
lane" signs along the center internal drive and midway along the side of
each internal perimeter drive.
d. All snow storage for the site shall be accommodated on site. The
Homeowners Association shall keep the internal ddves free of snow.
e. The applicant shall provide additional screening or take such other
measures as may be required to mitigate the impact of vehicle headlights
on adjacent property fronting Sumter Avenue to the east on the site.
6. Parking
a. The City Council shall determine the adequacy of all proposed garages.
b. No parking will be allowed on private drives.
7. Landscaping
a. Retaining walls are subject to review and comment of the City Engineer
and Public Works.
b. Fencing must meet the requirements of the New Hope Zoning Ordinance.
c. All green spaces shall be irrigated.
8, Signage
a. Monument signage must meet required setback and avoid traffic visibility
triangles.
b. The applicant shall provide details for all address signs. Unit addresses
must be clearly visible from main drive aisles.
c. The applicant shall submit revised plans illustrating additional "no parking
fire lane" signs to be posted along the center drive and midway along the
side of each internal perimeter drive..
9. Lighting
a. The applicant shall submit revised plans illustrating details for all proposed
light fixtures.
b. The applicant shall provide lighting for all guest parking areas and
directory signage.
c. All light fixtures shall be hooded and direct light downward.
10. Buildings
a. The applicant shall submit revised plans clearly illustrating a stoop,
landing or patio in conjunction with the side doors for the end units.
b. The applicant shall submit revised plans illustrating a variety of exterior
materials for the individual townhome units to provide some diversity in
appearance and building materials. Add more stone to Winnetka Avenue
side of Building B.
c. The applicant shall relocate the gas meter and air conditioning units for
Building B under the stoop on the east side of the building.
12. Grading, Drainage and Erosion Control.
a. The adequacy of all proposed grading, drainage and erosion control is
subject to the review and approval of the City Engineer.
b. The applicant shall provide storm water calculations.
16
13. Utilities.
a. The applicant shall provide separate utility connections for each
townhome unit. Alternatively, the applicant shall adequately address
condominium ownership of the townhome units.
b. Utilities serving the site shall be buried.
14. Homeowners Association
a. The applicant shall provide homeowners association documents for review
and approval by the City Attorney.
b. The homeowners association documents shall be filed with the final plat.
Subdivision
1. The applicant shall submit a preliminary plat in accordance with the requirements
of the New Hope Subdivision Ordinance.
2. Plat approval shall be subject to the City Engineer's comments regarding:
a. Site grading and erosion control
b. Stormwater management
c. Utility plans
" d. Easement size and location
Fire Code Comments
1. Four fire hydrants shall be required throughout the project no more than 350 feet
apart. West Metro Fire Rescue shall determine all fire hydrant locations after the
final site plan has been approved.
2. All fire hydrants shall have marker flags and be posted with fire lane signs to
prevent blocked access.
17
Bonestroo, Rosene, Anderlik and Associates, Inc. is an Affirmative Action/Equal
Opportunity Employer and Employee Owned
Principals: Otto G. Bonestroo, P.E, · Marvin L. Sorvala, P.E. · Glenn R. Cook, P.E. · Robert G.
Bor~e~st too Schunicht, P.E., Jerry A. Bourdon, P.E., Mark A. Hanson, P.E.
Eocene P.E.se"'°r, Susan Consultants=M. Eberlin,R°be"W'c.P.A. Rosene, P.E., Joseph C. Andedik, P.E., Richard E. Turner,
~Anderlik & A,soc,ate Principals: Keith A. Gordon, P.E. Robert R. Pfeffefl., P.E..Richard W. Foster,
Associates P.E.. David o. Loskota, P.E., Michael T. Rautmann, P.E., Ted K. Field, P.E,' Kenneth P.
Anderson, P.E. · Mark R. Roils, P.E. · David A. Bonestroo, M.B.A, · Sidney P. Wiliiamson, P.E..
L.S. · Agnes M. Ring, M.B.A. · Allan Rick Schmidt, P,E. · Thomas W. Peterson, P.E. · James R.
Malend, P.E. · Miles B. Jensen, P.E. · L. Phillip Gravel Ill, P.E. · Daniel J. Edgerton, P.E. ·
Ismael Martinez, P.E. · Thomas A. Syfko, P.E. · Sheldon J. Johnson · Dale A. Grove, P.E, ·
Engineers & Architects Thomas A. Roushar, P.E., Robert J. Devery, P.E.
Offices: St. Paul, St. Cloud, Rochester and Willmar, MN, Milwaukee, WI · Chicago, IL
Website: www.bonestroo.com
TO: Kirk McDonald
FROM: Vince Vander Top
CC: Mark Hanson, Guy Johnson
DATE: April 15, 2004
SUBJECT: Winnetka Townhome site review - 5620 Winnetka Avenue
Our File No. 34-Gen E02-19
We have reviewed the revised plans for the site improvements including 44 residential units.
The following comments relate to our review:
1. The property will need to be platted. Existing easements should be vacated and
rededicated on the plat. Most notably, the road and utility easement shared with the
funeral home will need to vacated and reconfigured. The width of the existing
easement would encroach into the proposed building area, which is not acceptable.
We did not receive a copy of the preliminary plat with this submittal.
2. The City should discuss and coordinate the construction of new sidewalk along
Winnetka, as well as, the burial of overhead utilities. This process should be started if
applicable.
3. The previously shown pond on the site has been eliminated. Storm sewer is shown on
the site to collect runoff and route the storm water to the existing storm sewer in the
NW comer of the site.
a. Submit drainage calculations for the design storm sewer system. Include runoff
calcs for a 1 O-year and 100-year event. Identify all subdrainage areas for each
catch basin. The 100-year overflow must be directed to Sumter Avenue.
4. This project does not need to be submitted to Shingle Creek Watershed for review,
however, it is referenced in the city's livable communities storm water study. The
watershed will review this study and likely raise questions concerning water quality
treatment from this site. It is likely that some storm treatment may be required. We
have previously discussed the addition of a storm captor on the site to provide some
benefit.
5. Some detail on the grading plan will require clarification:
2335 West Highway 36 · St. Paul, MN 55113 · 651-636-4600 · Fax: 651-636-131~
a. The site emergency overflow (EOF) is to be directed toward Sumter Avenue.
b. A sidewalk to Winnetka Avenue has been added along the north property line.
The walk will rely on steps to accommodate the grade changes. Adequate cover
(min of 3 feet) must be-maintained over the storm sewer in this same area.
6. Fire hydrant locations are identified and must be approved by West Metro Fire
Department.
7. The final civil plans must include details describing proposed manholes, pipe
bedding, valves, hydrants, water service stops, curb types, pavement sections and
other infrastructure items. While it is typical for the City to review and approve plans
at this stage, the Civil plans will be considered incomplete and not suitable for
construction until these items are discussed and shown on the plans. The developer's
engineer is encouraged to coordinate with the City Engineer and Public Works for
standard details.
8. One sewer and water service line will be provided to each condominium and will be
split in a common utility room. Each dwelling unit will be required to have a separate
water meter. Public Works and emergency personnel must have access to these
rooms for functions such as water shut offs and meter reading. -
End of memo
2335 West Highway 36 · St. Paul, MN 55113 · 651-636-4600 · Fax: 651-636-1311
April 13, 2004
Development Review Comments (Revised)
Winnetka Town Home Project
(Old Frank's Site)
New Hope, MN
Re: Fire Code Comments for revised plans for city comments dated 4/12/04.
West Metro Fire-Rescue conducted a plan review on the above-mention
project. The following items that are listed below are either comments or
requirements per West Metro Fire-Rescue Districts Policies, City
Ordinances, 2003 Minnesota Fire code and NFPA Standards:
1. Sheet L1.0 (Site Plan): shows the location of where the fire lane
signs will be located as requested. But the problem is there are not
enough signs. You will need to provide signage every seventy-five
feet per our West Metro Fire-Rescue Policy.
2. The Utility Plan only indicates that there are going to be two
hydrants in this development. The Fire Code requires that you will
have a total of 4 hydrants. The hydrants shall be located no more
than 350 ft apart. The fire hydrant located on the southern comer of
Sumter is in the right location. The fire hydrant located on the north
comer of Sumter needs to be relocated due to an existing hydrant
being right within that area. Two of the fire hydrants shall be located
on the west side of the development on the outside comers of the big
blocks. The last fire hydrant shall be located in the middle street
somewhere in the center. 2003 Minnesota Fire Code, Appendixes B
and C and City Ordinances.
3. Being that the buildings will be sprinklered. Where will the fire
department connections be located? Sheet L1.0 shows that there is a
siamese located on each building except for the two west buildings in
the middle (Building A). Please verify what the siamese will be used
for.
Development Review Comments
Winnetka Town Home Project
April 13, 2004
Page Two
Comments are based on plans reviewed. Any revisions may change stated
requirements. If you have any questions please feel free to contact me at
(763) 537 2323 extension 2004 or Aaron Surratt at extension 2003.
Sincerely,
Shelby Wolf
Fire Inspector
CITY OF NEW HOPE
SPECIAL ZONING PROCEDURES APPLICATION LOG
A B C D E F G H I J
Appli- Applicant Date Date Applicant Date 60- Date 120- Date Deadline Date City Date City
cation application was sent day time day time Applicant for City approved or sent response
number Name received notice limit limit was notified action denied the to Applicant
Address" by City that required expires expires of under application
Phone information extension extension
was missing or waiver
04-06 Armory Development / Master 3/12/04 5/11/04 7/10/04
Development Group
2104 Fourth Avenue S.
Minneapolis 55404
Charlie Nester
612-872-9200
Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application.
A. Assign each application a number.
B. List the Applicant (name, address and phone).
C. List the date the City received the application.
D. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the
date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line.
E. To calculate the 60-day limit, include all calendar days.
F. To calculate the 120-day limit, include all calendar days.
G. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G
must come before the date in Boxes E and F.)
H. List the deadline under any extension or waiver.
I. The City must act before the deadline..(The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.)
J. List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before
the time limit expires.