020723 PC Packetma
1. CALL TO ORDER
2. ROLL CALL
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, February 7, 2023
7:00 p.m.
3. NEW BUSINESS
3.1 Swear in new Planning Commission member Don Collier
3.2 Elect chair, vice chair, and third officer positions
4. PUBLIC HEARING
4.1 PC 22-04, Conditional Use Permit for temporary outdoor storage, 7716 Winpark
Drive; Winsupply Minneapolis
4.2 PC 23-01, Variances for outdoor storage in the side yard and for a fence to be
installed within 20-feet of the property line, 5701 International Parkway; Paul
Bunyan Plumbing, petitioner
5. COMMITTEE REPORTS
5.1 Design and Review Committee - next meeting scheduled for Thursday, February
16, 2023, at 7:30 a.m.
5.2 Codes and Standards Committee
6. CONSENT BUSINESS
7. OLD BUSINESS
7.1 Approve July 5, 2022, Planning Commission minutes
8. ANNOUNCEMENTS
9. ADJOURNMENT
Petitioner must be in attendance at the meeting
PLANNING CASE REPORT
City of New Hope
Meeting Date: February 7, 2023
Report Date: February 1, 2023
Planning Case: 22-04
Petitioner: Trygve Henriksen — Winsupply Minneapolis
Address: 7716 Winpark Drive
Project Name: Winsupply Outdoor Storage
Project Description: Conditional use permit for temporary outdoor storage at 7716 Winpark Drive
I. Type of Planning Request
1. Conditional Use Permit
II. Zoning Code References
Sections:
III. Property Specifications
Zoning:
Location:
Adjacent Land Uses:
Site Area:
Planning District:
IV. Background
4-33 Administration — Conditional Use Permit
4-3(e) I, Industrial District — Conditional uses, I
I, Industrial
7716 Winpark Drive
North: I, Industrial
West: CB, Commercial Business
South: I, Industrial
East: R-4, Residential
2.96 acres
Planning District 15N. The Comprehensive Plan supports the requested
conditional use within the district.
Winsupply, located at 7716 Winpark Drive, submitted an application for a Conditional Use Permit (CUP)
for open outdoor storage as a principal or accessory use in the industrial district. The applicant is proposing
to utilize a portion of the site's current parking lot for the parking and storage of sewer, water and
mechanical materials. The proposed storage area would exceed 20 percent of the building's approximately
30,000 square foot area, which would trigger the need for a Conditional Use Permit.
Planning Case Report 22-04 Page 1 2/7/23
The site, which is zoned I, Industrial, is bordered on the north by CB, Commercial Business, south and west
by industrial uses and on the east by the R-4, High Density Residential district.
V. Zoning Analysis
A. Plan Description
1. Screening and Landscaping
Open outdoor storage areas are required to be screened and landscaped from adjacent public
rights -of -way. The site plan calls for a 7-foot with slat screening to meet the 80% opaque
requirement.
2. Fencing
The City Code states that open outdoor storage must be secured during non -business hours.
The applicant plans to have two manually operated 24-foot-wide gates on the east and west
sides of the building. These will be secured with locks that will be accessible for emergency
crews via lock boxes. There will also be two locked gates in the rear of the building, one on
the northwest side of the fence perimeter and one on .the northeast side. These gates will
remain locked when not in use and will be utilized for snow storage in the winter months
and mowing during the warmer months.
3. Surfacing
City Code requires outdoor storage to be surfaced with concrete or bituminous material. The
CUP approval requires that the outdoor storage area be paved. The applicant plans to
replace some areas in the rear of the building with new asphalt in order to store materials in
those sections, and some small areas in the front of the building to lengthen parking stalls to
the required 19-foot length.
4. Setbacks
The City Code requires that outdoor storage areas maintain a five-foot setback from property
lines. The site plan demonstrates compliance with this requirement.
5. Required Parking
Outdoor storage areas are not allowed to occupy required off-street parking, loading areas or
access drives.
The applicant has indicated that the 55,133 square foot building is comprised of 3,520 square
feet of office space and 27,144 square feet of warehouse/storage area. The minimum
requirement for the number of parking stalls on the property is 27, and the site plan indicates
there will be 27 on -site parking stalls. The applicant has indicated that they typically us less
than 20 stalls.
6. Hazardous Materials
Outdoor storage areas must not be used for storage of hazardous liquids, solids, gases or
wastes.
Planning Case Report 22-04 Page 2 2/7/23
7. Semi -Trailer Maneuvering and Loading
The site plan indicates a 24-foot drive aisle around the sides and rear of the property. This
will allow for adequate movement for on -site traffic as well as emergency services if needed.
8. Lighting
The applicant has indicated minor lighting will be added to the back of the building. The
submitted photometric plan shows that the proposed lighting is compliant with City Code. If
any new exterior freestanding lighting or wall mounted fixtures are proposed in the future, a
photometric lighting plan shall be submitted which demonstrates compliance with the
following city requirements:
1. Light fixtures shall be hooded with 90-degree cut off lighting.
2. The height of the light fixtures and poles shall not exceed 25 feet.
3. The source of the wall -mounted lights shall be hooded or controlled in some
manner so as not to light adjacent properties.
4. Bare incandescent bulbs are not permitted in view of adjacent property or public
right-of-way
5. Any light or combination of lights which is cast light on a public street shall not
exceed one -foot candle as measured from the right-of-way light of said street.
9. Snow Storage
The applicant has provided a snow storage plan that indicates snow will be moved and
stored to the northwest and northeast sides of the rear lot through gates that will be installed
with the newly installed fence.
B. Toning Code Criteria
I. Conditional Use Permit (CUP)
i. Criteria for decision. The Planning Commission and City Council shall consider the possible
adverse effects of the proposed conditional use. In determining whether to approve or deny
a Conditional Use Permit, the City Council and Planning Commission shall find that the
Conditional Use Permit complies with the following criteria. The burden of proof
demonstrating compliance with the following criteria shall be the responsibility of the
applicant.
ii. Comprehensive Plan. The proposed action has been considered in relation to the
specific policies and provisions of and has been found to be consistent with the
official comprehensive municipal plan of the city.
Findings. The proposal is consistent with the goals of the Comprehensive Plan,
which supports in -place expansion and private reinvestment into industrial sites
within the district.
Planning Case Report 22-04 Page 3 2/7/23
iii. Compatibility. The proposed use is compatible with adjacent present and future
anticipated land uses.
Findings. The proposed use of the building and site are consistent with allowable
uses in the Industrial zoning district. The parcel abuts industrial uses on all sides.
iv. Performance standards. The proposed use conforms to all applicable performance
standards outlined in the Zoning Code.
Findings. A CUP is required for outdoor storage that exceeds 20 percent of the total
building square footage. All open outdoor storage is required to be screened from the
right-of-way. The applicant will screen the open outdoor storage with a new 7-foot-
tall chain link fence with slat screening. The applicant will also install locked gates to
secure outdoor storage during non -business hours.
v. No depreciation in value. The proposed use will not tend to or actually depreciate the
area in which it is proposed.
Findings., The proposed expansion will not depreciate the area's value. The proposed
expansion is unobtrusive to the area and fits well in the industrial setting.
vi. Zoning district criteria. In addition to the above general criteria, the proposed use
meets the criteria specified for the various zoning districts.
Findings. The proposed use complies with all other zoning district criteria.
vii. In industrial districts (BW, I):
A. Nuisance. Nuisance characteristics generated by the use will not have an
adverse effect upon existing and future development in adjacent areas.
Findings. Staff concludes that the proposed use will not generate nuisance
characteristics because of the low impact that the use will have on the
surrounding area.
B. Economic return. The use will provide an economic return to the community
and be commensurate with other industrial uses for which the property could
feasible be used. In considering the economic return to the community, the
planning commission and city council may give weight to the sociological
impact of a proposed use, both positive and negative.
Findings. Staff anticipates a positive economic return to the community with
the proposed use of the site and building. The applicant's proposal will allow
the city to retain an industrial business through in -place expansion and
redevelopment.
1. Type of Approval
i. Conditional Use Permit — quasi judicial
2. Timeline
i. Date Application Received: January 13, 2023
ii. End of 60-Day Decision Period: March 14, 2023
Planning Case Report 22-04 Page 4 2/7/23
iii. End of 120-Day Decision Period: May 13, 2023
VI. Notification
Property owners within 500 feet of the parcel were notified by mail, land use petition signs were placed
on the property, and a legal notice was published in the Sun Post newspaper and on the city's website.
Staff received no questions about the request.
VII. Summary
Winsupply is requesting approval of a CUP for open outdoor storage located at 7716 Winpark Drive.
The applicant is proposing to store equipment that is essential for the operations of their business. The
Conditional Use Permit would allow for this storage as long as the storage materials are screened and
secured beyond the front face of the building.
VIII. Recommendation
Staff recommends that the Planning Commission conduct a public hearing and approve a CUP allowing
for open outdoor storage at 7716 Winpark Drive, subject to the following conditions of approval:
1. All outdoor storage areas be screened and landscaped from the adjacent right-of-way and adjacent
residential property to the East.
2. Outdoor storage shall not be stacked above the height of the screen fence.
3. Outdoor storage areas shall not occupy required off-street parking, loading areas or access drives.
4. The arrangement of outdoor storage areas on the site shall preserve a minimum 24-foot wide drive aisle
around the building with turn radii sufficient to allow for passage of large trucks and emergency
vehicles.
5. Outdoor storage must be secured via locked gates during non -business hours.
6. The outdoor storage will be surfaced with concrete or bituminous material, a perimeter curbing
provided in the areas directed by the City Engineer.
7. Applicant must submit screening details for fence to be approved by city staff prior to the installation of
the material.
8. If the applicant plans to add outdoor lighting they shall submit a photometric plan shall meet
minimum lighting standards for buildings, parking lots, and pedestrian areas.
9. Property owners are required to address refuse and upkeep of properties used for outdoor storage
activities.
Attachments
• Application (January 13, 2023)
• Aerial map
■ Site plan
• Photometric Plan
• Northwest Associated Consultants memorandum from Alan Brixius (January 16, 2023)
Planning Case Report 22-04 Page 5 2/7/23
SEND PLANNING REPORT TO INDIVIDUALS WHO REQUESTED
Planning Case Report 22-04 Page 6 2/7/23
City of New Hope Community Development
f 4401 Xylon Ave N • New Hope MN 55428 - Phone: 763-531-5110 • Fax: 763-531-5136 • newhopemn.gov
Application to Planning Commission and City Council
Basic Fee Deposit Land Use Petition
Case # ~ o --i Signs(s)
Planning Deadline - I 3/z
Receipt # -7� d
Received by
Name of Applicant Winsupply of Minneapolis Phone: 952-767-0204
Applicant Address: 7716 Winpark Drive New Hope, MN 55427
Street Location of Property: 7716 Winpark Drive New Hope, MN 55427 PiD:
That part of Lot 1, Block 2, Wlnnetka Industrial Park, lying West of Southernly extension of the West line of the most Northernly
Legal Description of Property Portion of said Lot, except the Westernly 30s feet thereof.
OWNER OF RECORD: Name: Wholesalers Property Co. LLC
Address: 3110 Kettering Blvd. Dayton, OH 45439
Home Phone: Work Phoe: 937-531-5258
nFax-
Applicant! s nature of Legal or Equitable Interest: Leaseholder
Type of Request: (pertaining to what section of City Code)
Conditional Use Permit
Please outline Description of Request: (use additional pages if necessary)
Request is to re-evaluate 7716/7724 outdoor storage area.
Why Should Request be Granted: Request should be granted because the pipe we need to store outside is critical to
local plumbers and contractors, enabling them to supply drinking water, remove waste, and supply gas to houses.
(Attach narrative to application form if necessary)
City of New Hope Community Development
I 4401 Xylon Ave N - New I4ope MN 55428 • Phone: 763-531-5110 • Fax: 763-531-5136 - newhopemn.gov
2 Application to Planning Commission and City Council
Applicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee
and any zoning deposits (as outlined in the attached application materials) must be paid to the city. There are three city
consultants — legal, planning, and engineering - that generate additional expenses. Expenses incurred that exceed the
amount of the zoning deposit will be billed and are the responsibility of the applicant,
The city hereby notifies the applicant that state law requires that the development review be completed within 60 days
from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless
of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law.
Development review shall be completed within 120 days unless additional review extensions are approved by the
M
The Community Development Department will notify you of all meetings.
G., of v r' O L L,me (required) Pee Owner Printed Name (required)
zil; Ve �
�Je-
Applicant O than Owner Signed Namen'���`� Applicant Other Owner Printed Na i� e
Evidence of Ownership Submitted:
Certified Lot Survey:
Legal Description Adequate:
Legal Ad Required:
Date of Design & Review Meeting: _
FOR CITY USE ONLY
Yes No.
Yes No
Required
Required
Yes No Required
Yes No Required
Date of Planning Corrunission Meeting: Approved: Denied:
By Planning Commission on: Approved: Denied:
By City Council on; _
Subject to the following
City of New Hope Community Development
4401 Xylon Ave N - New Hope MN 55428, Phone: 763-531-5110 - Fax: 763-531-5136 newhopcmn.gov
Application to Planning Commission and City Council
ACKNOWLEDGEMENT OF RESPONSIBILITY
This is to certify that I am making application for the described action, and that I am responsible for complying
with all city requirements with regard to this request. This application should be processed in my name and I am
the party whom the city should contact regarding any matter pertaining to this application,
I have read and understand the instructions supplied for processing this application. The documents and/or
information I have submitted are true and correct to the best of my knowledge. I will keep myself informed of the
deadlines for submission of material and of the progress of this application.
I understand that this application may be reviewed by city staff and consultants. I further understand that
additional information may be required for review of this application. I agree to pay to the city upon demand,
expenses, determined by the city, that the city incurs in reviewing this application and shall provide an escrow
deposit to the city in an amount to be determined by the city's established fee schedule. Said expenses shall
include, but are not limited to, staff time, .engineering, legal expenses, other consultant expenses, and finance
charges which may include late payments and collection fees. I understand that if expenses for these services
exceed the amount of the escrow deposit, they will be billed to me by the city and I agree to pay them.
I agree to allow access by city personnel to the property for purpose of review of my application and to place a
temporary sign indicating the application proposed (if required).
Signature Date
Name of applicantDate Z%_kj / 3 _ (please print)
Fee owner contact information (if other than applicant)
Name
Phone
Address
7716 Win ark Drive Aerial Ma
044
rv:7
-fir ���..� � ���-r......�..� ..�...�� .�... ...�. ��.`�...� .........
Lt.
%:jp --da
LTA• .•rriiS
60° STORM MANHOLE
NEW 7FENCE
12° PVC CATCH BASIN IS'RCP
• B" PERF. PVC D.T. '
o
------- NEW STORAGE — �+I
---___—---.___----_----_--_____
NEW GATE
I \ 1
I_——__—____— L
/ �.1 II.
r 7
J NEW
1 I
J >�w;ASIn.IAiiI 1
y NEW ASPHALT - c
I I hlW: WALL ilGliF -NE'A --A LIGHT EW WALL LIGHT
� 1I I
I .. ! — YEW 7' FENCE i
W/ 80% OPAQUE SCREENING
FA
I N0. ALLLIdHF.
I /� NEW WALL LEGHTI'
EXIS
-
'� BUILDING _ I Y ` EXISTING GATE B FENCE
I WAREHOUSE
E 27, L44 SF
I I -� OFFICE 3,520 SF
kE 7' FENCE I TOTAL - 30,661 SF f I
W/ i% OPAQUE SCREENING] ." I I -NEW 7'FENCE
I lr.•: I i / W/BO% OPAQUE SCREENING
N.N STORAGE I J f I
V I I + V-G
1 I I I
I {
Am 180%pP FN1NG fI -NEW 7'FEN a24'LU
L yy fry r pr.' NEW IA�PHAyT ` � w�_.�__________ f � I m
�+ ; ffI �I ss'a•
NEW ASPHALT
- 9.,D. J yly5 UP UP NEW ADA PARKING SIGN
/
L S-0. NEW ADA PARKING SIGN
Y RE -STRIPE PARKING STALLS - 27 TOTAL
A M, SITE PLAN
AI.OI, SCALE: I"=20'-O"
Statistics MUS1
Description SVmbol Avg Max Min Max/Min Avg/ Eled
l8acklot + .,f, I ..h, I W.
Liu;
ccw
- — - — - — - — ---
d
w
+W
k
T
iq
IV
. . . . . .. . . . . - - - - - - - -- - - - - - - -
u
.. .. .. ..
-u
X/
Y
w U-- W X-
z
�S-
Nj
c,,----------
I —NEW
Iy
V76;WGATE&F-
-N BUIWING
30,— Sr
CO r
z 1
ail ,i
1ec Ixr 13,2022
Os
itw
w
NMADA"1Mtk%1W
b 11
CF`
NJW� PA-ING SIGN Preliminary
not for
Prelim inary
not for _onstrurt,.,
@)
—7=7—
SITE PLAN
DKWL AE,9I SCALE: 1"=20'-O"
ore
ElaoYler
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
Telephone: 763.957.1100 Website: www.nacplanning.com
PLANNING REPORT
TO: Jeff Sargent
FROM: Alan Brixius
DATE: January 16, 2023
RE: New Hope — 7716 Winpark Drive - Winsupply Outdoor Storage CUP
FILE NO: 131.01 — 22.05
BACKGROUND
Winsupply of Minneapolis is requesting a Conditional Use Permit for outdoor storage for
their business at 7716 Winpark Drive. In review of the plans submitted we offer the
following comments.
ISSUES AND ANALYSIS.
Zoning. The site is zoned "I" Industrial Zoning District. Within the "I" District, outdoor
storage is allowed by administrative permit if the Storage area is 20% or less in area
than the gross floor area of the principal structure on the site. A conditional use permit is
required if the outdoor storage exceeds 20% of the gross floor area of the principal
structure.
Performance standards: The following standards apply to outdoor storage:
Accessory use. Open outdoor storage areas must be an accessory use, as defined by
subsection 4-2(b) of this Code, to a permitted or conditional principal use on the site.
Comment: The proposed outdoor storage will be an accessory use Winsupply of
Minneapolis a tenant in the building at 7716 Winpark Drive.
Maximum space. Open outdoor storage areas connected with the principal use are
limited to 20 percent of the gross floor area of principal structure.
Comment: The footprint of the principal building is approximately 30,500 sq. ft. as
measured from the applicants site plan. This would allow up to 6100 sq. ft. of storage
as an administrative permit. A larger storage area will require a conditional use permit.
Site inspection reveals current storage patterns at locations and dimensions different
than the proposed site plan. A conditional use permit will be required to address
current conditions and to provide the property flexibility in quantity and location future
outdoor storage. To address this issue, we recommend the following:
1. The outdoor storage cannot interfere with the travel pattern of large trucks
moving around the building to accommodate emergency vehicles and site
deliveries. The site plan must locate outdoor storage areas in a manner that
preserves a minimum 24-foot-wide drive aisle around the building and preserve
maneuvering area for truck accessing the rear overhead doors. The January
loth plan revision illustrates the semi -truck and trailer movements around
the building. This raises the following issues
a. The semi -truck movements needed to circulate around the building
and access and egress the loading docks take up the areas currently
occupied by outdoor storage. If semi -truck traffic is inherent in the
site operations, how will this work with the outdoor storage needs?
b. The truck movement do not illustrate access to the loading dock on
the east tenant bay.
2. The site plan must delineate the storage areas with proper dimensions. The City
may require the location and boundaries of the approved outdoor storage areas
to be physical delineate at the site by painting their boundaries on the pavement.
The storage. This was discussed at the pre -application meeting to be sure
that storage areas would not interfere with other site operations. The
January 10 revision does not illustrate the proposed storage areas. It is
important to note that the outdoor storage cannot not occupy required
parking stalls. The illustrated semi -truck movements reduces the area
available for outdoor storage.
Setbacks. The open outdoor storage areas are not located within any front yard or side
yard abutting a public right-of-way. Open outdoor storage areas are set back five feet
from all side and rear lot lines and not located within a utility or drainage easement.
Comment: The site plan shows setback compliance on all lot lines. The west lot line
presents the following concerns.
1. The aerial photos show storage occurring up to the west property line. The
driveway curbing shows a 12- foot setback with grass between the curb and the
west lot line. Site inspect revealed some storage in this area on grass or dirt.
The introduction of the storage area along the west lot line will require the
replacement of the landscaped setback area and the relocation curb to define
the required minimum 5-foot setback. Design details for the site improvements
will be required.
2. The revised site plan 01110123, proposes to pave current green spaces
internal to the lot and extend the pavement to approximately 9 feet from
the west lot line. In expanding the pavement toward the west lot line, the
applicant must demonstrate how they will prevent storage from
2
encroaching into the green space setback area between the pavement and
the property line fence. Currently, there is a perimeter curb along paved
driveway in this portion of the lot. Reestablishing the curb along the west
edge of the pavement will establish a physical barrier that will define the
required setback.
Surfacing. Open outdoor storage areas are surfaced with concrete or bituminous.
Comment: The storage is currently occurring along the west lot line, west side of the
building and at the back of the building in unpaved portions of the lot. The site plan or
project narrative will need to demonstrate that all proposed storage areas will be
surfaced with concrete or bituminous.
Storage on grass, dirt or landscaped area is prohibited. The plans must demonstrate
how storage areas will be segregated from the grass and landscaped areas. See our
comments related to the west lot line setback above.
Fencing. A wire weave/chain link security fence is erected around the open outdoor
storage area in conformance with subsection 4-3(d)(3)c of this Code. Open outdoor
storage areas intended for the exclusive storage of semitrailers may be exempt from
the required security fencing provided the storage area is delineated and the individual
trailers are secured.
Comments:
1. Currently, fence is only provided at the gate entrance points to the existing
storage area. The gate and fence located on the east side of the building is
being relocated with required parking enclosed within the fenced area. Per
code required park cannot be used for outdoor storage.
2. The revised site plan 01110123 shows the location of proposed 7-foot-tall
fencing around the entire outdoor storage area.
3. It should be noted that the fences are located inside the lot lines rather than on
the property lines. The property owner is responsible for the maintenance and
upkeep (mowing and weed control) of their property at the outer periphery of the
fence.
4. Applicant shall provide details on the fences and gates. Details must include
fence design, gate design, lock boxes, and proposed screen materials.
5. The fence gate on the north fence, is intended to allow for snow storage
beyond the fence and access to the rear yard for site maintenance. This
fence gate scales out at 12 feet wide. It is recommended that the site plan
demonstrate how this gate will be accessed. Additionally, if the gate is for
snow storage, a wider gate may be appropriate for ease of movement and
to avoid damaging the fence.
Screening/landscaping. Open outdoor storage areas are landscaped, fenced, and
screened from view of adjacent residential properties and public rights -of -way in
accordance with the provisions of subsection 4-30)(3) of this Code.
3
Comments: The Outdoor storage area must be screened from view from the Winpark
Drive and the apartment complex to the northeast. Site inspection reveals an extensive
tree line between the subject site and the Emerald Point Apartments. The revised site
plan indicates the fence will include screen offer 80% opacity. Applicant must
provide details on proposed screening showing materials, location, and height.
As a condition of approval, the City will prohibit the stacking of materials within the
outdoor storage area to a height that exceeds the fence height or landscape screen.
Required parking. Open outdoor storage areas do not utilize any required off-street
parking, loading areas, or access space, as required by subsections 4-3(e) and 4-3(f)
of this Code.
Comment: The building has a footprint of 30,644 sq. ft. and the applicant has
indicated the office floor space within the building is 5,000 sq. ft. Based on the uses
and floor areas we offer the following parking assumptions.
Office:
Warehousing:
Total.
3520 sq. ft. x 90% = 31681300 = 11 parking stalls
27,144 sq. ft. x 90% = 22,430 / 1500 = 16 parking stalls
27 parking stalls
Based on the breakdown of uses within the building 27 parking stalls are
required plus on stall for company owned vehicles parked on -site. The site plan
shows 31 parking stalls.
The site plan must demonstrate that the provision of 27 parking stalls plus additional
stalls for company owned vehicles parked on site. Stalls must be properly
dimensioned, 90-degree parking stall shall be 8'9" in width and 19' in length. Parallel
parking stalls shall be 8' in width and 22' in length. Some of the parking stalls are
shown with lengths of 17.5 feet. These stalls must be striped to the full 19-foot
length dimension.
Site inspection reveals 15 striped parking stalls at front of the building. Parking is also
available on both the east and west side of the building. These areas appear to have
sufficient area for parking stalls; however, they must be striped to demonstrate
compliance with parking standards.
The site plan illustrates two disability park stalls are required to meet City
standards.
Hazardous materials. The open outdoor storage areas are not used for storage of
hazardous liquids, solids, gases or wastes. This provision does not prohibit the
property owner from obtaining an administrative permit for the outdoor storage of
propane or LP gas per subsection 4-20(d)(5) of this Code.
E,I
Comment: The application identifies that the outdoor storage area is to be used for
pipe storage. The applicant shall provide an anticipated list of storage materials for
both tenant at the site.
A condition of approval will require the outdoor storage items must be related to the
business on -site. The City shall prohibit the outdoor storage of hazardous materials, or
the storage of personal vehicle and equipment not related directly to business.
Refuse and upkeep. Open outdoor storage areas are kept free of refuse, trash, debris,
weeds, and waste fill.
Comment: This shall be a condition of any outdoor storage area approval.
Lighting. All lighting is hooded and so directed that the light source is not visible from
the public right-of-way or from neighboring residences.
Comment: Details for exterior light fixture have been submitted with this application.
The new freestanding exterior light fixtures meet the City's 90-degree cutoff lighting
with a shielded light source standard. The proposed height of the freestanding lights is
22 feet which is compliant with code. The site plan illustrates the locations of all
new freestanding lights at the edge of the paved area. It is recommended that
either the freestanding light fixtures be setback from the paved area, or the base
of the light fixture be designed to prevent damage from vehicles, outdoor storage
or snow moving equipment.
The photometric plan must be revised to illustrate that light levels at the east
property line does not exceed .4 light candles.
CONCLUSION
The following items must be addressed with this permit.
1. The plan must delineate the outdoor storage areas on the site. The physical
delineation on the site is needed to ensure that the storage is managed and
does not grow within the site. The arrangement of outdoor storage on the site
shall preserve a minimum 24-foot-wide truck drive aisle around the building with
turn radii sufficient to allow for the passage of large trucks and emergency
vehicles.
2. If semi -trucks and trailers are part of site operations, access to the east
tenant bay must also be illustrated.
3. Applicant shall provide details for needed improvements along the west lot line
for outdoor storage in this area. (Fence location, curb location, paving limits,
screening, etc.). Applicant shall demonstrate how outdoor storage
encroaching into the green area setback between the pavement and fence
will prevented.
4. All the storage areas must be paved with bituminous or concrete. Storage on the
grass, dirt or landscaped areas is prohibited.
5
5. Applicant must provide details on fence and gate design (height, materials, gate
security, lock boxes, etc.)
6. A description or plan for screening the outdoor storage area must address the
views from Winpark Drive. Fence Screening materials shall be submitted as
part of the conditional use permit.
7. Outdoor storage item shall not be stacked above the height of the screen fence
or landscape screen.
8. The site plan must demonstrate required on -site parking, properly scaled to
meet City dimensional standards. The parking lot shall be striped to delineate
the parking stalls.
9. Applicant must provide a list of outdoor storage materials.
10.It is recommended that either the freestanding light fixtures be setback
from the paved area, or the base of the light fixture be designed to prevent
damage from vehicles, outdoor storage or snow moving equipment.
11. The photometric plan must be revised to illustrate that light levels at the
east property line does not exceed .4 light candles.
[1
PLANNING CASE REPORT
City of New Hope
Meeting Date: February 7, 2023
Report Date: February 1, 2023
Planning Case: PC 23-01
Petitioner: Paul Bunyan Plumbing
Address: 5701 International Parkway
Project Name: Paul Bunyan Plumbing Outdoor Storage
Project Description: The applicant desires to utilize their side yard, which abuts a street, for outdoor
storage. They will also need a fence to screen the outdoor storage, and that fence will
need to be closer than the standard setback of 30 feet.
Planning Request: The applicant requests two variances. To secure the requested variances, the
applicant will require a variance, as the proposed location for the primary storage
area is located within the side yard of the property that abuts International Parkway.
I. Type of Planning Request
A. Variances
II. Zoning Code References
Section(s) 4-36 Administration - Variances
4-20 (d) (6) — Open Outdoor Storage in a Side Yard
4-20 (f) (5) — Industrial Side Yard Setback Abutting a Street
III. Property Specifications
Zoning: I, Industrial.
Location: 5701 International Pkwy
Adjacent Land Uses: Industrial to the south, east, and west. Residential Office to the north.
Site Area: 3.95 acres, or 172,041 square feet
Building Area: Approximately 47,000 square feet
Planning District: Planning District 3. The Comprehensive Plan supports the requested
conditional use permit and encourages appropriate screening of outdoor
storage areas. This industrial park is nearly fully developed. Future industrial
growth depends on creative in -place expansions and re -use of existing space.
IV. Background
Planning Case Report 23-01 Page 1 02/01/23
The applicant has experienced growth in their operations at 5701 International Parkway. Due to these
expanded operations, the business owner needs to have the ability to store material outside. This would
include fill materials, propane, fuel and a small amount of miscellaneous sewer and water equipment,
like trench boxes. Due to unusual layout of the property, the building is surrounded on three sides by
streets, making the rear yard of the property extremely small and still visible from the south street. In
order to accommodate the outdoor storage for the site, a variance for side yard outdoor storage is
required. Additionally, the layout of this site and the proximity of the parking lot to the south lot lines,
make it difficult to install a fence within the 30-foot setback that would be required for screening the
outdoor storage. Thus, the applicant is applying for a variance to allow storage in the side yard of their
property, and to also allow for a fence to be installed within 20-feet of the property line.
The applicant has also submitted an administrative permit application for outdoor storage under 20% of
the total gross floor area of the building, and for propane tank storage. The variances will be needed to
approve both of these permits administratively-
V. Zoning Analysis
A. Plan Description
1. Setbacks
The table below illustrates setback requirements for the outdoor storage area. The south side
yard setback is non -compliant because the proposed storage area is located in a side yard that
abuts a public street, and a fence will be required to screen the outdoor storage. Therefore, a
variance is required to locate the fence on this side of the property, as well as to store materials
in the side yard of the property. The property is unique, as the lot has approximately 400 feet of
side yard street frontage on International Parkway. As a result, the property contains very little
space for typical rear yard outdoor storage.
Required
Proposed
Compliant
Side Yard - West
At lot line
25 feet
Yes
Rear Yard - South
30 feet
20 feet
No
2. Parking
The current building is a mixed -use building with an area of approximately 48,500 square
feet. The applicant has stated that office space utilizes 17,425 square feet of the building,
warehousing utilizes 29,575 square feet of the building and a karate studio utilizes 1,500
square feet of the building. Based on these numbers, the site would require 78 parking stall
and the current site has 95 parking stalls. The applicant is not proposing to remove any
current parking stalls for outdoor storage areas. The proposed fence will also allow for
appropriate open parking on the east side of the building, so businesses on that side will not
be hindered by the gated portion of the parking lot.
Planning Case Report 23-01 Page 2 02/01/23
3. Loading
There are loading areas on the south and west sides of the building. The applicant has
demonstrated that none of the storage areas will interfere with loading.
4. Landscaping and Screening
Hardcover surfaces represent approximately 65 percent of the total lot area, meeting the city
code requirement of 80 percent maximum impervious surface within the industrial district.
There is no new pavement planned as part of this project.
Outdoor storage areas must be fully screened from public rights -of -way. For screening, the
applicant is proposing to install a seven to eight -foot -tall chain -link fence with bottom
locking double -wall slats around the perimeter of the outdoor storage area abutting
International Parkway. The applicant has also agreed to a request from staff to plant
vegetation every 40-50 feet to break up the appearance of the new fence. This was requested
because of the length of the fence and the unusual proximity of the fence to the street. The
applicant has agreed to submit a landscaping plan that will require city approval prior to
installation of their plantings.
5. Lighting
The applicant has not submitted a photometric plan for the site. If new lights are added to
serve the outdoor storage area, the applicant must demonstrate code compliant light levels.
6. Surfacing and Paving
Open outdoor storage areas need to be surfaced with concrete or bituminous. The proposed
outdoor storage area will be placed on existing bituminous pavement. The applicant is
proposing to add a minor amount of paving where the powered gate will be installed. The
purpose of this is to help with the ease of access to the area for maintenance of the powered
gate.
7. Fire Code
The Fire Marshal has requested that access for the proposed west and east gate entrances be
given in the form of lock boxes or code access to the proposed electric gate on the east side of
the building.
B. Zoning Code Criteria
1. Variance
The purpose of a variance is to permit relief from the strict application of the terms of the
zoning code. Variances may be granted when they are in harmony with the general purpose
and intent of the zoning code, they are consistent with the comprehensive plan, and the
applicant for the variance establishes that there are practical difficulties in complying with
the city's zoning code. An application for a variance requires a public hearing.
Planning Case Report 23-01 Page 3 02/01/23
Practical difficulties. As used in connection with granting an application for a variance,
practical difficulties means as follows:
(a) The property owner proposes to use the property in a reasonable manner not
permitted by the city's zoning code.
Findings. Outdoor storage is allowed within the Industrial District as an
administrative or conditional use. The requested variance will permit outdoor storage
in a location on the property that is otherwise not allowed. The placement of the
outdoor storage area, as requested by the applicant, is reasonable, as there are no
alternative compliant areas on the site to locate the storage area. The requested
variance for the fence setback is reasonable as the property is in a unique position of
being surrounded on by city streets on three sides. The south side yard setback of 30
feet would be difficult to meet without making changes to the existing parking lot.
(b) The plight of the property owner is due to circumstances unique to the property
under consideration and not created by the property owner.
Findings. The property is surrounded on three sides by city streets. As a result, the
property is very limited by what would qualify for outdoor storage. This
circumstance has not been created by the property owner.
(c) The variance will not alter the essential character of the locality or permit a use not
allowed within the respective zoning district.
Finings. The site is surrounded by other industrial uses, and the northern part of the
property that borders Residential Office zoning will remain untouched. The character
of the neighborhood is not expected to change by granting the variances.
(d) The variance will not impair an adequate supply of light and air to adjacent
properties, or substantially increase the congestion of the public streets, or increase
the danger of fire or endanger public safety.
Findings. The requested variance will not present issues associated with increased
traffic congestion, increased fire danger, or endanger public safety.
C. Design and Review Committee
The Design and Review Committee met on January 19, 2023, to consider the proposal. The
committee was generally supportive of the request.
D. Avnrovai
1. Type of Approvals
a. Variance — quasi judicial
Planning Case Report 23-01 Page 4 02/01/23
2. Timeline
a. Date Application Received: January 13, 2023
b. End of 60-Day Decision Period: March 14, 2023
c. End of 120-Day Decision Period: May 13, 2023
VI. Petitioner's Comments
Petitioner's comments are attached.
VII. Notification
Property owners within 500 feet of parcel were notified by mail, a land use application sign was placed
on the property, and a legal notice was published in the SunPost newspaper. Staff has received no
questions or concerns regarding the proposal.
IX. Recommendation
Based on review of the application for variances for side yard open outdoor storage and a setback of 20
feet for the side yard fence abutting a street, staff recommends approval with the following conditions:
1. The applicant shall provide a detailed plan of the outdoor storage areas showing how it will be
delineated on the site. The delineation is needed to ensure that storage is managed and does not
grow within the site. The site plan must show that the outdoor storage area is sized and configured
to accommodate the proposed storage items. Outdoor storage beyond the approved area shall be
prohibited.
2. All the storage areas must be paved with bituminous or concrete. Storage on the grass, dirt or
landscaped areas is prohibited.
3. Applicant must provide details on fence and gate design (location, height, materials, screening
materials, gate security, lock boxes etc.). Before the fence is erected, the applicant must provide exact
details on the screening material and color that will be used for screening on the chain link fence.
4. A landscape plan shall be provided illustrating proposed plant species, location and size planting
spaced along the proposed fence line prior to any plantings. This plan must be approved by city
staff.
5. Outdoor storage items shall not be stacked above the height of the screen fence or landscape screen.
Attachments:
• Application, narrative, and site plan
■ Aerial Map of 5701 International Pkwy
• Planning consultant (NAC) memorandum—1/16/23
Planning Case Report 23-01 Page 5 02/01/23
Case #� 0 I
Planning Deadline
Receipt # L 7 9 �2--2)
Received by J 4
City of New Hope Community Development
4401 Xylon Ave N • New Hope MN 55428 • Phone: 763-531-5110 • Fax: 763-531-5136 • newhopemn.gov
Application to Planning Commission and City Council
Basic Fee Deposit Land Use Petition
Signs(s)
Name of Applicant:
JZL$ {; h I-W 0.wkPhone: 612 - I 0 � -I?"?^
p
Applicant Address: 5 zn �"T N WY l t AA) S547,9
Applicant Email Address: ►+�S h . l k �d tb�1 ��' ' 60
Street Location of Pro �ttY:5 Zn 1-�N'w-"'k P�"W N prod �� 13 2 00 006
Legal Description of Property:
OWNER OF RECORD: Name: V [ a+A; n��'mt" Pri � k � c-VI
Address: 27A l,i'�� ��e. . Av�9. Coon ► /�� 55yy
Home Phone:
612 - VP ?'- 99S � Work Phone:
Applicant's nature of Legal or Equitable Interest:
Fax:
Type of Request: (pertaining to what section of City Code) y, 7, D (&5 ) D! d .+ LP
y-ZaCd 6 o u► ��� s�
Please outline Description of Request: (use additional pages if necessary)
Why Should Request be Granted:
(Attach narrative to application form if necessary)
Chief Building Official
City of New Hope
4401 Xylon Ave N,
New Hope, MN 55428
Justin Halpaus
Paul Bunyan Plumbing
5701 International Pkwy
New Hope, MN 55428
I am seeking approval for a variance at the building known as 5701 International
Parkway, New Hope MN 55428 (PID 06118213200006). The outdoor storage
requirements called out in the city code shown below by Jeff Alger do not allow for
outdoor storage on the side yard of a building. However, there is not enough space on
the backyard of the building for the tenants that need outdoor storage in the building to
have outdoor storage because of the orientation of the building and the way the road
curves around the building. We have also been notified that the outdoor requirements
for LP and outdoor fuel storage are not up to city code as shown below. We have
included additional changes to bring these up to code provided usage of the side yard is
permitted. Currently outdoor storage as shown in Diag ram 1.1 show that roughly 10%
of building total square footage is currently being used or proposed to be used. We have
also included in dia ram 1.2 another property within the city limits just down the road
from this property that appears to have over 200% outdoor storage space in comparison
to the building square footage. It also appears to have outdoor storage space on the
side yard. We are requesting approval of outdoor storage space on the side yard to be
used for LP, Fuel, and aggregate with privacy fence installed to shield from the roadway
emergency shutoff and keyed pump shut off for the fuel storage. The Fuel storage was
already inspected by the fire marshal Shelby Woff on 06/05/2019 and approved. The
area above the fuel storage has CCTV closed circuit cameras watching the area 24/7 to
deter theft and unauthorized use of said fuel tanks. When it comes to LP tank storage,
we propose to store it on the opposite end of the Diesel Tank on the outside of the
cement wall in which will meet the feet from and fuel dispensing station or tanks that
Shelby wolf has provided the information. I will have attached email with information.
Outdoor storage would consist of:
1. two trailers for transporting heavy machinery
2. three-four trench boxes
3. diesel tank station (double walled enclosed)
4. three % enclosed stations/ pile of:
a. Bituminous cold patch
b. crushed recycle concrete
c. concrete/ asphalt/ dirt temp storage
5. Cat (skid loader)
6. 4 E350 vans (only overnight as techs pick up in the morning)
7. LP tank storage; currently holds 6 40LB tanks. Up to 8 tanks.
8. Plywood and plywood racking
I am also seeking approval for the install of a privacy fence. The proposed fence would
wrap around the side yard against Bass Lake Road, the back yard, and the side yard
facing International PKWY. There would be two gates: one manual on the entrance off
south side leading into International PKWY and a motorized gate on the east opening of
the parking lot. Please refer to the picture included at the end. Fence would be installed
35-40 feet from street curb (multiple measurements from different website and they all
land in between. With snow build up currently can't get an exact measurement. We will
be hiring a contracting company to do the install of the fence and gates. With install will
coordinate bypass if power does go out for the electrical gate.
Parking requirements
When it comes to parking requirements warehouse storage is 1 space per 1,500 square
feet of floor space and office space is 1 space per 300 square feet of office area. Karate
studio falls under private health clubs which is 1 space per 300 square feet. Please keep
mind the Karate Studio is only open at night at 5:30 PM, which is after business hours
for the rest of the building. This is the following breakdown:
• Warehouse square feet:29,575
• Warehouse parking space:20
■ Office square feet:17,425
• Office Parking space:58
• Karate Studio Square Feet:1,500
• Karate Studio Spaces: 5
• Total Needed: 83
• Total we have: 95
Code requirements cited below
Section 4-20(d)(5) of the City Code specifies the following:
Outdoor storage of propane or LP gas, accessory. Outdoor storage of propane or LP gas shall be allowed as a
conditional accessory use provided it is used exclusively by the occupant of site where it is stored for a use
incidental to said occupant's business, it is not stored for wholesale or retail sale unless specifically permitted by
another section of this Code, and the following requirements are satisfied.
a. Location. All propane or LP gas outdoor storage tanks shall be located in the rear yard not less than 25
feet from any property boundary lines. No tanks shall be permitted in the front yard and side yard
abutting public streets.
b. Open area. Storage tanks shall be surrounded by 25 feet of open area. Storage of any kind is prohibited
in said open area, except equipment incidental to the storage tank. Approved parking areas must be set
back ten feet from any storage tank.
c. Setbacks from building. Storage tanks shall be set back from existing structures, as outlined in the
International Fire Code, based on tank size.
d. Circulation. Storage tanks shall not interfere with site circulation including, but not limited to, parking,
driveway, curb cuts and loading areas.
e. Fencing. A wire weave/chain link security fence shall be required around all storage tanks. The location
of the fence shall be as per the international fire code.
f. Access. Storage sites shall be accessible by service and emergency vehicles.
g. Valves. All filling valves of the storage tanks shall be enclosed and have locking devices.
h. Warning signage. A warning sign shall be required for every tank and shall be placed in a conspicuous
location directly on the tank indicating a supplier's name, address, phone number, that highly
dangerous and flammable material is stored therein and that no smoking requirements must be
observed or a sufficient warning to that affect. Said signage may not exceed four square feet nor may it
be used for advertising purposes.
Section 4-20(d)(6) of the City Code specifies the following:
Open outdoor storage provided that:
a. Accessory use. Open outdoor storage areas must be an accessory use, as defined by subsection 4-2(b)
of this Code, to a permitted or conditional principal use on the site.
b. Maximum space. Open outdoor storage areas connected with the principal use are limited to 20
percent of the gross floor area of principal structure.
c. Setbacks. The open outdoor storage area are not located within any front yard or side yard abutting a
public right-of-way. Open outdoor storage areas are set back five feet from all side and rear lot lines
and not located within a utility or drainage easement.
d. Surfacing. Open outdoor storage areas are surfaced with concrete or bituminous.
e. Fencing. A wire weave/chain link security fence is erected around the open outdoor storage area in
conformance with subsection 4-3(d)(3)c of this Code. Open outdoor storage areas intended for the
exclusive storage of semitrailers may be exempt from the required security fencing provided the
storage area is delineated and the individual trailers are secured.
f. Screening/landscaping. Open outdoor storage areas are landscaped, fenced, and screened from view of
adjacent residential properties and public rights -of -way in accordance with the provisions of subsection
4-3(d)(3) of this Code.
g. Required parking. Open outdoor storage areas do not utilize any required off-street parking, loading
areas, or access space, as required by subsections 4-3(e) and 4-3(f) of this Code.
h. Hazardous materials. The open outdoor storage areas are not used for storage of hazardous liquids,
solids, gases or wastes. This provision does not prohibit the property owner from obtaining an
administrative permit for the outdoor storage of propane or LP gas per subsection 4-20(d)(5) of this
Code.
i. Refuse and upkeep. Open outdoor storage areas are kept free of refuse, trash, debris, weeds, and
waste fill.
j. Lighting. All lighting is hooded and so directed that the light source is not visible from the public right-
of-way or from neighboring residences.
With the information provided, at this time we don't see a way or plan on using more
than 20% outdoor storage amount due to it already being at 10%-12% being used and
having enough space for the allotted parking spaces. It is my hope that the information I
have provided has justified our request for a variance and answered the questions
necessary for your approval. However, if you have any other questions or concerns,
please feel free to contact the office.
I am asking that you grant approval as soon as possible so I may proceed with the
work when weather permits.
Respectfully Submitted,
Justin Halpaus
City of New Hope Community Development
4401 Xylon Ave N - New Hope MN 55428 -Phone: 763-531-5110 - Fax: 763-531-5136 - newhopemn.gov
Application to Planning Commission and City Council
Applicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee
and any zoning deposits (as outlined in the attached application materials) must be paid to the city. There are three city
consultants — legal, planning, and engineering - that generate additional expenses. Expenses incurred that exceed the
amount of the zoning deposit will be billed and are the responsibility of the applicant.
The city hereby notifies the applicant that state law requires that the development review be completed within 60 days
from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless
of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law.
Development review shall be completed within 120 days unless additional review extensions are approved by the
applicant in writing. The Community Development Department will notify you of all meetings.
1_�Z� Peo / 6rPL,.�'4
Fee Owner Signed Name (required) Fee Owner Printed Name (required)
'0�,
Ap cant Other th wner Signed Name
Evidence of Ownership Submitted:
Certified Lot Survey:
Legal Description Adequate:
Legal Ad Required:
Date of Design & Review Meeting:
FOR CITY USE ONLY
-J sVvx arc S
Applicant Other Than Owner Printed Name
Yes No Required
Yes No Required
Yes No Required
Yes No Required
Date of Planning Commission Meeting: Approved:
By Planning Commission on: Approved:
By City Council on:
Subject to the following conditions:
Denied:
Denied:
City of New Hope Community Development
4401 Xylon Ave N • New Hope MN 55428 • Phone: 763-531-5110 - Fax: 763-531-5136 • newhopemn.gov
Application to Planning Commission and City Council
ACKNOWLEDGEMENT OF RESPONSIBILITY
This is to certify that I am making application for the described action, and that I am responsible for complying
with all city requirements with regard to this request. This application should be processed in my name and I am
the party whom the city should contact regarding any matter pertaining to this application.
I have read and understand the instructions supplied for processing this application. The documents and/or
information I have submitted are true and correct to the best of my knowledge. I will keep myself informed of the
deadlines for submission of material and of the progress of this application.
I understand that this application may be reviewed by city staff and consultants. I further understand that
additional information may be required for review of this application. I agree to pay to the city upon demand,
expenses, determined by the city, that the city incurs in reviewing this application and shall provide an escrow
deposit to the city in an amount to be determined by the city's established fee schedule. Said expenses shall
include, but are not limited to, staff time, engineering, legal expenses, other consultant expenses, and finance
charges which may include late payments and collection fees. I understand that if expenses for these services
exceed the amount of the escrow deposit, they will be billed to me by the city and I agree to pay them.
I agree to allow access by city personnel to the property for purpose of review of my application and to place a
temporary sign indicating the application proposed (if required).
Signature Date ( / Z 23
Name of pplicant _�,5Date ( 2 20 Z 3 (please print)
Fee owner contact information (if other than applicant)
Name
Phone
Address
Justin Hal aus
From: Shelby Wolf <swolf@westmetrofire.com>
Sent: Friday, January 6, 2023 11:32 AM
To: Justin Halpaus
Subvert: LP distances per the Fire Code
Importance: High
Justin,
Here is the distance requirements for LP for outdoors:
1. 5 feet from an exit door with a building with two means of egress.
2. 10 feet from an exit door with a building with only one means of egress.
2r7 feet from any fuel dispensing station or tanks.
LP tanks shall be stored at minimum 20 feet from where the fuel tanks are located.
Shelby Wolf
~ Deputy Fire Marshal, West Metro Fire -Rescue District
$�* 763-230-7006 1 M: 763-592-9551 1 www.wmfrd.ora
4251 Xylon Ave. N. I New Hope, MN 55426
n In®
Report Name: City Of New Hope Printed: 1 v Mb?U
Inspection Results Page: I
Inspection Results
NHO57073 - 5718 International Pkwy
Permit Type: Fire
Sub Type: Special Hazard
Work Type: Undefined
Description: Special hmrd tank installation
Date l nstieyiall Tine I nspected BY Ream
06/05/2019 Final Shelby Wolf Pass
A-Z Underground Author: Noah Gavlc
Contact: Noah Gavic Map Page: Google ED
P
Phone: 763-245-9960 City:New Hope
Project: Outdoor storage/LPStorage ate:11722122
StartDateTBD Duration TDB PageStyle:: NmHope. MN55429
rd:263-2a5-9%0
Work Type Outdoor storage Gov Agency: r„e
Hours of Opperation: sere@ - derg—d ,
ss Lale d
Mass lake �d
Td'
n;ernat9ona,U!
x vui000r scoragerl-r- O4ut ega
Date TBD Duration TDB
Type Outdoor storage
; ofOpperatian:
Intarnai#oral Pkw.
5718 Wemetlonal PKWY
New Hopp MN 55428
Td:763-245-9960
F—.
S—i. w- clugm.d—
exus Eleetrteal 5erviees
In ema11-1 P — .
Diagram 1.1
PERMIT
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
763-531-5127
www.newhopemn.gov
Site Address: 5701 International Pkwy
Lot: 001 Block: 001 Addition: Science Industry Park
PID: 06-118-21-32-0006
Use:
Description:
Sub Type: Admininstrative Permit
Work Type: Install
Description: LP Storage tanks and outdoor storage
City Land Use: -
Comments:
Fee Summary:
Contractor:
Description
Miscellaneous Fee
Total:
Permit Type:
Permit Number:
Date Issued:
Comments:
Justin Halpaus
612-987-8842
Justin.halpaus@goblueox. com
Remarks:
Amount
$100.00
$100.00
Owner:
Mcgaviotti Investment Prpty
C/O Noah Acquisitions LLC
5701 Intemational Pkwy
New Hope MN 55428
(612)867-9959
User Defined
NR068486
01/13/2023
Revenue Code
9001.4585
- Applicant -
THIS PERMIT IS GRANTED UPON THE EXPRESS CONDITIONS THAT SAID OWNER OR AGENT TO WHOM IT IS GRANTED,
AND CONTRACTORS, AGENTS, WORKERS AND EMPLOYEES SHALL COMPLY IN ALL RESPECTS WITH THE
ORDINANCES OF THE CITY OF NEW HOPE.
BY CHECK PAYMENT, YOU AUTHORIZE THE CITY TO USE INFORMATION FROM YOUR CHECK TO MAKE AONE-TIME
ELECTRONIC FUND TRANSFER FROM YOUR ACCOUNT.
Applicant/Permitee: Signature
Issued By: Signature
LH
CITY OF NEW HOPE COMMUNITY DEVELOPMENT
4401 Xylon Ave N • New Hope MN 55428 • Phone: 763-531-5127 • Fax: 763-531-5136
• newhopemn.gov • newhopeinspections@newhopemn.gov
ADMIN APPLICATION - COMMERCIAL
PROCESS
INCLUDE THE FOLLOWING ITEMS:
✓ Admin Application (this sheet) filled out completely.
✓ Lot survey (any scale) or accurate site plan (scale 1" = 20' or 1" = 30')
✓ Floor plan and section view of existing and proposed building (scale
%"=l')
✓ Narrative description of proposed work, signed by tenant
✓ Shipping, trucking, lot -striping proposal with specific information on
entrances, parking, traffic, equipment, signs, lighting, etc.
✓ Payment (see below)
PROPERTY INFORMATION
Permit# W W
Received Application JAN 1 2023
Received Payment JAN 13 2023
For Office Use Only
Property Address: S%O1 ►� n��ionk ?k- WY " MA I 559?'e
Type of Structure:❑ Bank []GasStation []Restaurant []Retail
❑1 am the Property Owner E; em the Tenant
PROPERTY OWNER INFORMATION
Property Owner: I■ idI &Vf 64" 11 inycs � •�
Contact Name: C.
Address: l2 725 'W'gA4-j^la S+- Zvi
City: _toew%'4S
State: MA) Zip Code: 554'iif
Phone: 02 - 1151
Email:
TENANT INFORMATION
Name: N µam f
Address: Za '"►r4*sra ■w..l Pr r Ns"�
City: /%A4'j 40pi:
State: MN Zip Code: S5
Phone:
Email: ? 'r% . 2 +ems . Car•-�
Property Owner Signature: Date of Application: 1 /Q/ W.)
Tenant Signature: Date of Application: I h ul
BUILDER INFOR ATION
Business Name:
Contact Name:
Address:
City:
WORK INFORMATION
❑Drive-Thru Lane EILP Storage/Sales
❑Landscape/Accessory Bldg []Outdoor Dining
Description of Work:
Value of Work Including Labor: $
State:
Phone:
Email:
License Number:
D'Outdoor Storage/Sales
[]Retail Sales
Zoning District:
Page 1 of 2
Zip Code:
Exp. Date:
[]Small Add/Fagade
❑ Other
(Continue on next page)
CITY OF NEW HOPE COMMUNITY DEVELOPMENT
_er j 4401 Xylon Ave N • New Hope MN 55428 ■ Phone: 763-531-5127 ■ Fax: 763-531-5136
�. rl ■ newhopemn.gov ■ newhopeinspections@newhopemn.gov
l ADMIN APPLICATION - COMMERCIAL
REQUIRED INSPECTIONS COMPLETED BY CITY STAFF
Building Permit Required: Yes D No
Conditions of Approval:
Approved By Zoning Administrator:
1) Exterior storage is not allowed on the NW corner of the site.
2) Winnetka Avenue North cannot be utilized for backing into the site.
Approved by Director of Community Development:
FEE SCHEDULE
Administrative Permit $100.00
PAYMENT
Date:
Date:
Permit Fee
$100.00
Fees Due Upon
$300.00
Application
❑ Check (Make payable to City of New Hope. Mail Attn: Inspections Department to 4401 Xylon Ave N, New Hope, MN 55428)
❑ Credit Card (Fill in inform
■ Credit Card Numbe Expiration Date: N 2
• Billing Address: 57 �a,� pi�'W� Nam-+ MA3 42-sp
■ Signature: Name (Print): 5—t-risn 5
Page 2 of 2
Outdoor Storage:
a. We will be adding yellow paint stripes down on the pavement to show outdoor storage
space. This will help contain the amount of outdoor storage space from being
mismanaged. We will remove grass and pave under the sliding gate to make it easier for
maintenance. Please see White square on print out.
b. We do have 4 containment bins; all four bins are 14'x10'. Oversouns will have 3
containment bins, all three bins are 16'x16'.
c. Trucks will be parked to the east of the containment bins on pavement.
d. LP storage for 20-gallon tanks will be on the west of the containment bins, on a cement
pad.
e.
2. Fence:
a. We are asking to install a 7-8 FT privacy fence 25 Feet from the property line. With the
electrical sliding gate, we ask for the install of the fence to be allowed 20 Feet from the
property line for the gate to be open on the inside of the fence. The fence will have
bottom locking double wall slats.
b. The sliding gate will be open daily from approximately 5am-5pm M-F. When and if
employees need to get in after hours, the will have a code and/ or key fob. Fire
department will have access code and key fob in lockbox located where they would like
it to be located. When gate closes at 5 PM, anyone leaving after hours can drive up to
the gate and it will automatically open with weight sensor strip installed in pavement.
c. If the sliding gate malfunctions or loses power, there is battery backup on site. If the
battery backup does not work, you can enter through other gate and get to the back of
the sliding gate box, there you can change it to manual with the release lever.
d. The second gate will be a swing gate manual open with pad lock.
3. Vegetation:
a. Per Brandon Bell I was given approval to submit a vegetation site plan closer to the
install date of the fence. I have included the spacing for the vegetation between 45-50
ft apart.
I have included paperwork from fencing company that gives details and materials listed for each aspect.
.e r
f
t
9' C Dc
I 4-
y ~
y� Propose LP storage
for 20LB Tanks
trac With concrete pad
rlr,r�aK�irtfie��iil
1
�
Author: Noah Gavic
A-Z Underground
Contact: Noah Gavic
Map Page: Google
Phone: 763-245-9960
City:New Hope
Project: Outdoor storage/LP Storage
Date:1/27/23
Start Date TBD Duration TDB
Page 1
Scale:
Work Type Outdoor storage
Gov Agency:
Hours of Opperation: 7-5pm
krrnyternational Pkwy Inlemati
CAInternational PKWY
New Hope, MN 55428
Tel: 763-245-9960
Fax:
service@a-zunderground.com
1
I
r
McQowall. Co
Pvlan . ger meu
Ir
+ '7 � Proposed E ei:t c
l Slide gate W/Battery
1 i3acku ldherride 3Sf
-Striped outdoor storage
-Fence
-V i n
-Asphalt
�nncretn hincir h*nshinclr hirers
Scale
50ft
A-Z Underground
Contact: Noah Gavic
Phone: 763-245-9960
Project: East Entrance Slide Layout
Start Date TBD Duration TDB
Work Type Outdoor storage
Hours of Opperation: 7-5pm
� y y
■ y
i loft counter + t
`did + ■
balance + y
1.2 t Buffer zanc— i
?Uri from Property Lsne
Author: Noah Gavic
Map Page: Google
City:New Hope
Date:1 /27/23
Page 1
Scale:
Gov Agency:
0'Z
a�
5718 International PKWY
New Hope, MN 55428
Tel:763-245-9960
Fax:
Service@a-zunderground.com J
A-Z Underground
Contact: Noah Gavic
Phone: 763-245-9960
Project: Outdoor storage/LP Storage
Start Date TBD Duration TDB
Work Type Outdoor storage
Hours of Opperation:
Author: Noah Gavic
Map Page: Google
City:New Hope
Date:11/22/22
Page 2
Scale:
Gov Agency:
ADZ
5718 International PKWY
New Hope, MN 55428
Tel: 763-245-9960
Fax:
Service@a-zunderground.com
Scale
20ft
A Z Underground
Contact: Noah Gavic
Phone: 763-245-9960
Project: Outdoor storage/LP Storage
Start Date TBD Duration TDB
Work Type Outdoor storage
Hours of Opperation:
Author: Noah Gavic
Map Page: Google
City:New Hope
Date:11122122
Page 3
Scale:
Gov Agency:
Q-�
5718 International PKWY
New Hope, MN 55428
Tel: 763-245-9960
Fax:
Service@a-zunderground.com
A-Z Underground
Contact: Noah Gavic
Phone: 763-245-9960
Project: Outdoor storage Oversons
Start Date TBD Duration TDB
Work Type Outdoor storage
Hours of Opperation:
'At.
Author: Noah Gavic
Map Page: Google
City:New Hope
Date:11/27/22
Page 3
Scale:
Gov Agency:
0
5718 International PKWY
New Hope, MN 55428
Tel:763-245-9960
Fax:
Service@a-zunderground.com
A-Z Underground
Author: Noah Gavic
Contact: Noah Gavic
Map Page: Google
A_I
Phone: 763-245-9960
City:New Hope
Project: Outdoor storage/LP Storage
Date:11/22/22
Start Date TBD Duration TDB
Page 4
Scale:
5715 International PKWY
New Hope, MN55428
Work Type Outdoor storage
Gov A 9 Y �
ax. 3-245-9960
Fax.
Hours of Opperation:
Service@a-zunderground.com
` OEM, - -
000
Vol
uui ding 4 .403K Sig ft S '�
1Hr R:a:)°e, oa St,rag 314 q� FtV.
='J:CI^r _a:=ae i5t,;, S��Ft+
- f }
Old garbags?oral,e 107 st7 i
110
-- Paul Bunyan
�an�1 py�wy International Pkw,y International Pkwy International Pkwy� - PI Jrnbing $Drains
t►a� � ry
. •
•
7
e
5701 International Parkwav Aerial Ma
A
NORTHWEST ASSOCIATED CONSULTANTS., INC,
4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422
Telephone: 763.957.1100 Website: www.nacplanning.com
PLANNING REPORT
TO: Jeff Sargent
FROM: Alan Brixius
DATE: January 16, 2023
RE: New Hope — 5701 International Parkway Outdoor Storage CUP /
Variance
FILE NO: 131.01 — 23.01
BACKGROUND
Paul Bunyan Plumbing and McGaviotti Investment Property has submitted an application
for the outdoor storage, outdoor storage of a fuel tank, variance to allow outdoor storage
in a side yard abutting a street and a variance to allow for an industrial fence to be
located within a side yard setback abutting a public street at their property at 5717
International Parkway. The site is zoned "I" industrial district. Outdoor storage may be
allowed in the I district by either administrative permit or conditional use permit. The
variance is being requested to overcome practical difficulties unique to the property.
The following applications have been submitted
Administrative Permit / Site Plan Review is required if the total area of the fuel tanks and
the other outdoor storage have a total area less than 20% of the gross floor area of the
principal (building) use of the site.
Administrative permit / Site Plan Review for the outdoor storage of propane or LP gas.
Variance to allow outdoor storage within the side yard abutting a street.
Variance to allow an industrial fence within the side yard setback abutting a street.
ISSUES AND ANALYSIS.
Zoning. The site is zoned "I" Industrial Zoning District. Within the "I" District, outdoor
storage is allowed by administrative permit if the Storage area is 20% or less in area
than the gross floor area of the principal structure on the site. The principal building on
the site is approximately 47,500 sq. ft. in floor area, which will allow up to 9,500 sq. ft. of
outdoor storage by administrative permit. The applicant's narrative has indicated that the
total accumulative lot area requested for use as outdoor storage is less than 20%.
Performance standards: The following standards apply to outdoor storage:
Accessory use. Open outdoor storage areas must be an accessory use, as defined by
subsection 4-2(b) of this Code, to a permitted or conditional principal use on the site.
Comment: The proposed outdoor storage will be an accessory use of Paul Bunyan
Plumbing and related businesses in the building at 5701 International Parkway.
Maximum space. Open outdoor storage areas connected with the principal use are
limited to 20 percent of the gross floor area of principal structure.
Comment: The footprint of the principal building is approximately 47,500 sq. ft. as
measured from the applicants site plan. This would allow up to 9500 sq. ft. of storage
as an administrative permit. Applicant's have submitted aerial photos showing the
location of the storage area being requested and have stated in their narrative that the
total accumulative storage area for the entire site is less than 20% of the principal
building floor area. In review of the submitted plans we offer the following comments.
The site plan must be revised showing the location and configuration of all
outdoor storage areas on the site. The outdoor storage must be delineated on
the site to define the limits of the storage area. The outdoor storage area shall
be physically delineated on the site to avoid encroachment into parking areas
and driveways. Outdoor storage beyond the approved storage areas shall be a
code violation.
2. Outdoor storage shall not encroach into the required parking stalls. or obstruct
driveways.
3. The site plan submission shall include the design details for the outdoor storage
area, including the storage bins, fencing, paving, containment walls, landscape
screening, and site
Setbacks. The open outdoor storage areas shall not be located within any front yard or
side yard abutting a public right-of-way. Open outdoor storage areas shall be set back
five feet from all side and rear lot lines and not located within a utility or drainage
easement.
Comment: The proposed outdoor on the south side of the building requires a variance
at this location. In review of the proposed outdoor storage request against the City's
variance criteria standards we offer the following comments.
1. Reasonable use: The property owner proposes to use the property in a
reasonable manner not permitted by the City's zoning code.
2
Comment: The site is zoned "I" industrial district which allows outdoor storage
as an allowed use. Outdoor storage is a needed accessory use to the industrial
operations on the property. The proposed location of the outdoor storage area
on the site is contrary to the requirement that prohibits outdoor storage in a side
yard abutting a street. In examining the site, limited alternative locations are
available due to the configuration of the site and the proximity of adjoining
streets on three sides of the lot. Depending on the size and design of the
outdoor storage area the variance may be considered a reasonable use of the
property.
2. Practical Difficulty: The plight of the property owner is due to the
circumstances unique to the property under consideration and not created by the
property owner.
Comment. The property in question has several features that are unique, that
prevent compliance with the required outdoor storage setback. The property has
street frontage on three sides of the lot. Which limits the locational opportunities
for outdoor storage on this industrial lot. The rear yard of the lot (west side) in
encumbered by City utility easement that limits the potential of providing
additional outdoor storage area in this area of the property. These physical
features distinguish this property from other lots and present a practical difficulty
in the use of the property.
3. Essential Character: The variance shall not change the essential character of
the locality or permit a use not allowed within the respective zoning district.
Comment. The introduction of the outdoor storage area and a privacy fence
along a public street presents concerns with the lot appearance from the street.
In processing the variance and the permit for outdoor storage the City will
impose performance standards and conditions on approval with regard to
fencing, screening and landscaping to ensure that the outdoor storage area is
designed and operated in a manner that will not detract from an attractive
streetscape along International Parkway.
Surfacing. Open outdoor storage areas are surfaced with concrete or bituminous.
Comment: The proposed storage area occupies an area previously developed as
parking lot for the site. In approving the outdoor storage are the applicant must
demonstrate that the site meets the City requirement for parking for the entire building
to allow for this area of parking to be used for outdoor storage. The site plan needs to
provide more detail on the outdoor storage area pertaining to size, configuration,
surfacing and design of storage bins. The aerial photos are not clear as to whether the
outdoor storage will extend into the grassed area of the site. All proposed storage
areas shall be surfaced with concrete or bituminous.
Storage on grass, dirt or landscaped area is prohibited. The plans must demonstrate
how storage areas will be segregated from the grass and landscaped areas.
3
Fencing. A wire weave/chain link security fence is erected around the open outdoor
storage area in conformance with subsection 4-3(d)(3)c of this Code. Open outdoor
storage areas intended for the exclusive storage of semitrailers may be exempt from
the required security fencing provided the storage area is delineated and the individual
trailers are secured.
Comments:
1. The applicant's narrative proposes a privacy fence around the north, west and
south sides of the parking and storage areas on the site. The applicant must
provide additional information on fence and gate design including the fence
height, location, fence materials and screening.
2. Industrial fences may be constructed in the front and side yards abutting the
street provided they meet the principal building setbacks. The proposed fence
locations along the south side of the building will require a variance. The City
may use the same findings used for the outdoor storage variance, provided the
fence location design and landscaping along south side of the fence will not
change the essential character of the locality, (detract from the streetscape).
3. Gates are proposed at that both ends of the parking lots storage areas Applicant
shall provide details on gates. Details must include, gate design, lock boxes, and
proposed screen materials.
Screening/landscaping. Open outdoor storage areas are landscaped, fenced, and
screened from view of adjacent residential properties and public rights -of -way in
accordance with the provisions of subsection 4-3(d)(3) of this Code.
Comments: The introduction of outdoor storage and a privacy fence across the side
yard abutting the street will change the character and streetscape appearance of the
property. The applicant is proposing a privacy fence around the parking and storage
areas on the north, west and south sides of the lot to secure and screen the outdoor
storage. In review of the screening and landscaping needs of the property we offer the
following recommendations.
The applicant shall delineate the location and configuration of all outdoor
storage areas on the property. Outdoor storage shall not encroach beyond
approved outdoor storage areas.
2. The applicant shall provide details on fence location and design to be approved
by the City as part of the outdoor storage approval.
3. The Applicant shall provide a landscape plan to supplement the fence screening
providing tree or shrub clusters spaced along the fence line. (40-50-foot
spacings) The landscape plan shall identify the proposed plant species, sizes,
number and location of the plantings.
As a condition of approval, the City will prohibit the stacking of materials within the
outdoor storage area that exceeds the fence height or landscape screen.
51
Required parking. Open outdoor storage areas do not utilize any required off-street
parking, loading areas, or access space, as required by subsections 4-3(e) and 4-3(f)
of this Code.
Comment: The building has a footprint of 48,500 sq. ft. and the applicant has
indicated the office floor space within the building is 5,000 sq. ft. Based on the uses
and floor areas we offer the following parking assumptions.,
Office: 17,4250 sq. ft. x 90% = 15,6831300 = 56 parking stalls
Warehousing: 29,575 sq. ft. x 90% = 26,617 / 1500 = 17 parking stalls
Karate Studio: 1,500 sq. ft. x 90% = 1,350 / 300 = 5 parking stalls
Total. 78 parking stalls
Based on the breakdown of uses within the building, 78 parking stalls are required plus
on stall for very company owned vehicle parked on -site. The site plan and the
applicant's narrative indicate 95 parking stalls exist on the site exclusive of the area
proposed for outdoor storage.
Hazardous materials. The open outdoor storage areas are not used for storage of
hazardous liquids, solids, gases or wastes. This provision does not prohibit the
property owner from obtaining an administrative permit for the outdoor storage of
propane or LP gas per subsection 4-20(d)(5) of this Code.
Comment: The applicant's narrative has identified the items to be stored in the
outdoor storage area. The applicant shall provide detail of the storage area showing its
size and configuration demonstrating the storage area is large enough to
accommodate the intended items.
A condition of approval will require the outdoor storage items must be related to the
business on -site. The City shall prohibit the outdoor storage of hazardous materials, or
the storage of personal vehicle and equipment not related directly to business. Fuel
tank storage shall meet fire code requirements.
Refuse and upkeep. Open outdoor storage areas are kept free of refuse, trash, debris,
weeds, and waste fill.
Comment: This shall be a condition of any outdoor storage area approval.
Lighting. All lighting is hooded and so directed that the light source is not visible from
the public right-of-way or from neighboring residences.
Comment: No new exterior lighting is proposed for the site.
CONCLUSION
The following items must be addressed approve the outdoor storage permit and related
variances-
1 . The applicant shall provide a detail plan of the outdoor storage areas showing
how it will be delineated and segregated from the green space, parking, and
driveways on the site. The physical delineation on the site is needed to ensure
that the storage is managed and does not grow within the site. The site plan
must show that the outdoor storage area is sized and configured to
accommodate the proposed storage items. Outdoor storage beyond the
approved area shall be prohibited.
2. All the storage areas must be paved with bituminous or concrete. Storage on the
grass, dirt or landscaped areas is prohibited.
3. Applicant must provide details on fence and gate design (location, height,
materials, screening materials, gate security, lock boxes, etc.)
4. A landscape plan shall be provided illustrating proposed plant species, location
and size plantings spaced along the proposed fence line.
5. Outdoor storage item shall not be stacked above the height of the screen fence
or landscape screen.
Variance: Approval of the requested variance will depend on demonstrating the
introduction of outdoor storage and privacy fence along the street will not change the
essential character of the locality / Streetscape.
[.1
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES July 5, 2022
City Hall, 7:00 p.m.
CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to
due call and notice thereof; Chair Landy called the meeting to order at
7:00 p.m.
ROLL CALL Present: Ray Alkalai, Jim Brinkman, Howard Kaplan, Heather
Koshiol, Roger Landy, Matt Mannix, Mike Terres
Absent: Michael Redden
Also Present: Jeff Sargent, Director of Community Development; Jeff
Alger, Community Development Specialist; Al Brixius, City
Planner; Dan Boyum, City Engineer; Stacy Woods,
Assistant City Attorney; Jessi Weber, Recording Secretary
NEW BUSINESS Swearing in of new Commissioner Mike Terres.
PUBLIC HEARING Chair Landy introduced the planning case. Item 4.1, Planning Case 22-03,
Planning Case 22-03 Rezoning to Planned Unit Development with development stage review
Items 4.1 for master concept plan, final stage review for phases I, IIA, and I113 of
master concept plan, and vacation of easement for the renovation,
improvement, and redevelopment of the senior living campus at 8000
Bass Lake Road; Saint Therese of New Hope, petitioner.
Mr. Jeff Alger, Community Development Coordinator, gave
background information on the planning case. Saint Therese plans to
redevelop their site and is requesting the property be rezoned to PUD,
Planned Unit Development. This will allow for grouping of buildings
for development as an integrated, coordinated unit. Saint Therese is
requesting approval of the maser concept plan and final stage review for
phases I, IIA, IIB of the master concept plan at this time. Other phases
would be presented to and reviewed by the Planning Commission at
future meetings. The overall redevelopment project is expected to take
between six and eight years.
Alger then reviewed the phases of the project; Saint Therese plans to
redevelop their site in five phases. Phase I would involve remodeling
the existing seven story assisted living apartment building on the
northwest comer of the parcel. The number of units in the building
would be reduced from 224 to 195. The remodeling includes replacing
the mechanical system and remodeling apartments; the main level east
wing would be remodeled to include office space, dining rooms, a bistro,
restrooms, and a barberibeauty shop. A locked household with 15
memory care units would be provided, outdoor terrace would be
repaired along with the seventh level balconies being repaired.
Phase IIA involves replacing the existing nursing home building. The
southeast wing would be demolished prior to construction of the
easterly portion of the new skilled nursing building. The new three-
story building would have 80 skilled nursing beds. The main floor
elevation would be four feet higher than the existing seven story assisted
living apartment building. The nursing home would remain in
operation while construction takes place, as residents would be moved
to the southwest wing. A temporary connection to the existing town
center on the main level would be provided during construction.
Phase IIB, the second phase of the nursing home building replacement,
would involve moving residents into the newly constructed Phase IIA
building wing. The two existing westerly wings would then be
demolished prior to construction of the new west wing. The new three-
story building would have 80 skilled nursing beds.
Phase III, upon completion of both wings of the skilled nursing center,
the town center would be reconstructed. The northeast wing of the old
nursing home building and the existing town center would be
demolished prior to construction. It would be four feet lower than the
main floor level of the new nursing home building. The new town center
building would house the main lobby, administrative offices, a chapel,
pool & fitness center, a multipurpose room, and a bistro.
Phase IV would consist of a new five -story, 50-unit independent living
building with underground parking for 27 vehicles. It would be located
to the east of the existing assisted living building and would match the
ground floor elevation, connecting on the main level. Timing of the
construction would depend on marketing.
Next, Mr. Alger reviewed the setbacks for the property. All proposed
new construction meets setback requirements for the R-5 zoning district.
The existing seven story assisted living apartment building does not
meet setback requirements to the rear (north); 30 feet is required and 28
feet is proposed, or side interior (north central); 15J20 feet is required
and 1.0 feet is proposed. The footprint of the building is not changing,
and these existing conditions are treated as legal non -conforming.
Parking and site access were reviewed next. During phases IA, I1A, IIB,
and IV fire truck access would remain on the east side of the campus.
During phase III, fire truck access on the east and west sides of campus
would be maintained by the contractor during construction. Fire lane
signage must be installed; temporary hydrants, fire department
connections, and permanent hydrants must be accessible at all times.
During all phases of the construction process,128 off -site parking stalls
would be available to contractors. There would be 28 stalls at the
adjacent retail site to the south, 50 stalls across Bass Lake Rd, and 60
stalls at Saint Raphael's Church. Shuttles would transport contractors
from Saint Raphael's Church to the construction site. Construction
staging areas are indicated to the area east of the existing Bass Lake Road
2
Planning Commission Meeting July 5, 2022
site entry. It is recommended that the applicant provide information
relate do the expectant timing of the completion of each construction
phase.
Upon completion of the project, the main entrance for residents and
visitors would be from Winnetka Avenue North. The southern entrance
on Winnetka Avenue North would be adjusted to align with the existing
driveway on the east side of the street. Underground parking garages
would be accessible from the northernmost driveway on Winnetka
Avenue North. Staff parking would be located on the west side of the
campus and accessed from Bass Lake Road. Trash and recycling
equipment would be stored within the easterly nursing home building.
Deliveries would also be accepted at this location accessible by a garage
door.
A parking, configuration and pavement layout were submitted. It is
recommended that the site plan be adjusted to provide additional space
for fire truck turning movements in these areas. The turning movement
diagram must be revised to illustrate fire truck turning movements in
the drop-off loop located in the southwest corner of the site. Final fire
truck turning movement and paving plans are subject to approval by the
deputy fire marshal and city engineer.
Alger next discussed proposed site parking. The site currently has 314
total parking stalls. Upon completion of the project, there would be a
total of 283 total parking stalls. A net reduction of 31 parking stalls is
proposed. Saint Therese has a rental agreement for an additional 28
parking stalls immediately adjacent to the south property line. The retail
mall south of Bass Lake Road has an additional 50 parking stalls
available for short term rental or peak holiday parking needs, bringing
the total number of stalls potentially available to 361. The total number
of stalls required by the city is 354, so their proposed parking plan meets
requirements. The city has had issues with on -street parking associated
with Saint Therese in the past. As a condition of approval, the city shall
reserve the right to reexamine the parking for Saint Therese if parking
becomes an issue or if the site becomes reliant on street parking to meet
their needs.
The building elevations and building materials meet city code. An
exterior lighting and photometric plan has been submitted that indicate
28-foot-tall light fixtures are planned. City code limits the height of
fixtures to no more than 25 feet. The external fire protection loop shall
be subject to review by the city engineer and deputy fire marshal. The
fire hydrant separation plans are subject to review and approval by the
deputy fire marshal. All fire hydrants and FDCs. require fire lane.
markings and signage and must be accessible year-round. Underground
filtration tanks require ongoing maintenance. As such, the applicant
would be required to enter into a maintenance agreement with the city.
Fire department lock boxes must be installed at each main exit door on
every building.
3
Planning Commission Meeting July 5, 2022
The easterly portion of the new skilled nursing building would encroach
into the existing wetland easement. A portion of the easement must be
vacated, and flexibility provided through the PUD rezoning allows this.
A final agreement related to this vacation of easement must be prepared
by the city attorney and recorded at the proper time. The wetland buffer
is a minimum of 15 feet; plans indicate the minimum proposed buffer is
9.5 feet. The city engineer is comfortable with this proposed buffer,
which is necessary to accommodate the placement of the new building.
Further discussions between the watershed, city, and applicant should
occur related to acceptance of the upland buffer in liu of a vegetated
native seed for a wetland buffer. The applicant has submitted plans to
the Shingle Creek Watershed District for review.
Staff recommends a sidewalk be added from Bass Lake Road to the west
side of the campus along with a connection from Winnetka Ave North
to the easterly town center building entrance. The tree removal and
replacement plan meet city code. The landscaping plan indicates traffic
visibility triangles. The traffic visibility triangles must be measured
along property lines and reconfigured accordingly. The snow storage
areas appear to provide sufficient area for snow removal.
Mr. Alger concluded that property owners within 500 feet of the parcel
were notified of the public hearing by mail, a legal notice was published
in the Sun Post newspaper, and a "Notice of Land Use Petition" sign
was installed at the property. The city did not receive any inquiries
regarding the case. The public hearing for vacating of easements will
take place at the July 25, 2022 City Council meeting.
Chair Landy invited the applicant to the podium. Dina Martin. Kmetz,
project management and nursing home administrator with Saint
Therese introduced herself. Chair Landy asked if Saint Therese staff is
comfortable with the list of conditions that would accommodate the
PUD. Ms. Martin Kmetz confirmed she was comfortable with the
conditions.
Motion by Commissioner Brinkman, seconded by Commissioner
Mannix, to open the Public Hearing. All present voted in favor. Motion
carried.
No one addressed the commission.
Motion by Commissioner Brinkman, seconded by Commissioner
Mannix, to close the Public Hearing. All present voted in favor, Motion
carried.
Chair Landy asked if any of the commissioners had any questions. No
commissioners had questions.
4
Planning Commission Meeting July 5, 2022
Motion Motion by Commissioner Mannix, seconded by Commissioner Koshiol,
Item 4.1 to approve Planning Case 22-03, Rezoning to Planned Unit
Development with development stage review for master concept plan,
final stage review for phases I,11A, and I113 of master concept plan, and
vacation of easement for the renovation, improvement, and
redevelopment of the senior living campus at 8000 Bass Lake Road;
Saint Therese of New Hope, petitioner, with the following conditions:
1. Applicant shall enter into a PUD agreement with the city.
2. Applicant shall provide timeline for each construction phase
and description of clean-up measures during construction
activities.
3. Landscaping plan shall illustrate entrance to indoor parking
area for new five story independent living building.
4. Sidewalk connections shall be provided from Winnetka
Avenue North to the easterly town center building entrance
and from Bass Lake Road to the west side of the campus.
5. Freestanding light fixtures shall be limited to 25 feet in height.
6. PUD flexibility shall allow for an onsite parking count of 283
stalls. The city reserves the right to reexamine parking
requirements if parking occurs on the property outside of
designated parking stalls or if the site becomes reliant on
street parking to meet parking needs. Additional on -site or
off -site parking may be required by the city if the proposed
on -site parking supply proves to be insufficient.
7. All parking areas shall meet the city standards for curbing and
surfacing.
8. Traffic visibility triangles shown on plans shall be
reconfigured to measure along property lines, not street curb
lines. Sight lines within these areas shall be protected.
9. Parking areas shall be adjusted to provide additional space for
fire truck turning movements in a manner that does not
encroach upon off-street parking stalls and drive aisle curbing
and plans are subject to approval by the deputy fire marshal
and city engineer.
10. The southwest drop-off area shall be adjusted to provide an
additional area for ambulance turning movements.
11. All fire hydrants and fire department connections shall be
accessible at all times.
12. External fire protection loop and fire hydrant separation plans
shall be subject to review and approval by the city engineer
and deputy fire marshal.
13. Grading, utility, drainage, stormwater management, and
wetland protection and buffer plans shall be subject to review
and final approval by the city engineer and watershed district.
5
Planning Commission Meeting July 5, 2022
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
Codes and Standards
Committee
Item 5.2
NEW BUSINESS
14. Applicant shall enter into a stormwater maintenance
agreement with the city for the underground filtration tanks
and wetland (to be prepared by the city attorney).
15. A final agreement related to the vacation of easement shall be
prepared by the city attorney and recorded to accommodate
construction of the easterly nursing home building.
16. As -built plans shall be provided to the city once the project is
completed.
Voting in favor: Alkalai, Brinkman, Kaplan, Koshiol, Landy, Mannix,
Terres
Voting against: None
Absent: Redden
Motion approved: 7-0
Chair Landy stated the case will be brought to the July 25, 2022, City
Council meeting.
The next meeting is scheduled for July 14, 2022. If an application is
submitted, staff will notify commissioners of the meetings.
There currently is no meeting scheduled.
OLD BUSINESS Motion by Commissioner Mannix, seconded by Commissioner
Approval of Minutes Brinkman, to approve the Planning Commission minutes of June 7,
Item 7.1 2022. Motion carried.
ANNOUNCEMENTS
ADJOURNMENT The Planning Commission meeting was tulanimously adjourned at 7:36
p.m.
Respectfully submitted,
J"`k V JJLJ `4
Jessi Weber, Community Development
Administrative Specialist
6
Planning Commission Meeting July 5, 2022