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050112 Planning
wo PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Tuesday, May 1, 2012 7:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS 4. PUBLIC HEARING 4.1 PC12 -04, Request for an amendment to the New Hope 2030 Comprehensive Plan, Land Use Plan and Zoning Map and rezoning the properties from R -3, medium density and CB, community business, to planned unit development district, southwest quadrant of 62nd Avenue and West Broadway, city of New Hope, petitioner • 4.2 PC12 -05, Request for site plan review, variance for second access, and conditional use permit for outdoor storage, 9151 International Parkway, Midwest Steel Supply, petitioner 4.3 PC12 -02, Discussion of amendment to Section 4 -32 administration - amendments, city of New Hope, petitioner 5. COMMITTEE REPORTS 5.1 Design and Review Committee - next meeting May 17,7:30 a.m. (if needed) 5.2 Codes and Standards Committee 6. NEW BUSINESS 6.1 Discussion of Shingle Creek 3rd Generation Watershed Plan 6.2 PC 12 -03, Continue Discussion of City Center Zoning 7. OLD BUSINESS 7.1 Approve April 3, 2012, Planning Commission Minutes S. ANNOUNCEMENTS 9. ADJOURNMENT • Petitioner must be in attendance at the meeting Planning Commission Guidelines for Public Input The Planning Commission is an advisory body, created to advise the City Council on land use. The Planning Commission will recommend Council approval or denial of a land use proposal based upon the Planning Commission's determination of whether the proposed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the surrounding neighborhood. The Planning Commission holds informal public hearings on land use proposals to enable you to learn, first -hand, what such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and will be used by the Council, along with the Planning Commission's recommendation, in reaching its decision. To aid in your understanding and to facilitate your comments and questions, the Planning Commission will utilize the following procedure: 1. The Planning Commission Chair will introduce the proposal. 2. City staff will outline the proposal and staff's recommendations and answer arty questions from the Planning Commission. 3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer questions from the Planning Commission. ^ A The chair will opei► the public Bearing, ask first for those who wish to speak to so indicate by raising their hands. The chair may set a time limit for individual questions /comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions /comments. S. When recognized by :hv chair, uhd person vshu:g to speak io asked to coupe forward and to give their full name and address clearly. Remember, your questions /comments are for the record. 6. Direct your questions /comments to the chair. The chair will determine who will answer your questions. 7. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially. Please limit your second presentation to new information, not rebuttal. 8. At the close of the public hearing, the Plam ing Commission will discuss the proposal and take appropriate action. A. If the Planning Commission recommends that the City Council approve or deny a request, the planning case will be placed on the City Council agenda for the next regular meeting. Usually this meeting is within one to two weeks of the Planning Commission meeting. B. If the Planning Commission tables the request, the petitioner will be asked to return for the next Commission meeting. Memorandum To: Planning Commission Curtis Jacobsen, Director of Community Development Cc: Pam Sylvester, Administrative Specialist Al Brixius, Planning Consultant Steve Sondrall, City Attorney Chris Long, City Engineer From: Eric Weiss, CD Assistant Date: April 27, 2012 Subject: PC 12 -04 6113 West Broadway Avenue As you recall, Ron Clark Construction and Design is proposing construction of a multi- family residential apartment building at the southwest corner of 62nd Avenue and West Broadway Avenue. The proposal is for a four story building with a total of 68 units, underground and surface parking, and a small play lot. The apartment is proposed for five lots, four of which are city - owned. The project will require a number of approvals and is proposed to move through city zoning approval process in two phases. Phase I Comprehensive Plan Amendment 2. Rezoning Phase II 1. Subdivision and Platting 2. Planned Unit Development and Site Plan Review (development stage and final stage) The Design and Review Committee reviewed the proposal at its March 14, 2012, meeting and was generally supportive. The City Council reviewed the proposal at its March 19, 2012, work session and was also generally supportive. The full Planning Commission reviewed and discussed the proposal at its April meeting and was generally supportive. A neighborhood meeting was held April 17 but no one from the neighborhood attended. A public hearing for the Comprehensive Plan amendment and Rezoning is scheduled for the May Planning Commission meeting. A memo from the planning consultant reviews the various zoning issues. That memo is attached. The process for a Comprehensive Plan amendment requires city approval, neighborhood review, and Met Council approval. The process for PC 12 -04 is as follows: a May 1, 2012 — Public hearing and Planning Commission review • May 29, 2012 - City Council approval • May 30, 2012 - Begin 60 -day review period by adjacent government jurisdictions and school districts • August 1, 2012 - Submit Comprehensive Plan amendment to Met Council • Late summer /early fall - Met Council approval • Fall - City Council adoption For more information please refer to the planning consultant's memo. Attachments: - April 25, 2012 planning consultant memo 2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: Curtis Jacobsen FROM: Alan Brixius DATE: April 25, 2012 RE: New Hope — 62 Avenue North / West Broadway Redevelopment FILE NO: 131.00 —12.01 BACKGROUND The City of New Hope with Ron Clark Construction and Design is pursuing the redevelopment of the site at the corner of West Broadway and 62 Avenue North. The redevelopment site consists of an abandoned gas station, three vacant properties, and a four -plex site: The total site area is approximately 1.67 acres. The concept plan proposes to construct a four story, 68 unit family apartment building. This redevelopment project is of a size and density that goes beyond the City's standard RA High Density coning District. A variety of concept plans have undergone review of the Design and Review Committee, the New Hope Planning Commission, the City Council, and on April 17, 2012, a neighborhood meeting. Through each review stage, issues were identified that led to changes to the concept plan that addressed City concerns. APPLI ^ vATiONS To facilitate this redevelopment project, the following development applications would need to be pursued at this time: Comprehensive Plan Amendment. The site is currently guided for medium density residential land uses. A change to high density residential land uses would be necessary. Rezoning. The sites will need to be rezoned to accommodate the new use and densities. Because of the need for flexibility in areas of density, setbacks, parking and green space, the change in zoning would be to a Planned Unit Development District. The City would approve the site plan which would establish the performance standards for this district. As the project progresses, the following applications will bring the project back to the Planning Commission and City Council for a more detailed site plan review: Subdivision. The site exists as multiple lots that will need to be combined through a platting process. Planned Unit Development (PUD) Development Stage Approval. This stage will require review and approval of a more detailed site plan, grading plans, utility plans, landscaping plans, and building plans. While the concept presents a general picture of the development proposal, the development stage defines the development standards in detail. Planned Unit Development (PUD) Final Stage Approval. This stage follows the development stage. The applicant's plans must address all recommendations of development stage review and finalize the subdivision, development plans, and development agreement. COMPREHENSIVE PLAN The proposed redevelopment site consists of an abandoned convenience store /gas station, three vacant lots, and a four -plex site. The current zoning is CB, Community Business District and R -3, Medium Density Residential District. The proposed 68 unit residential apartment building is not permitted within the zoning district, requiring a change in zoning. The New Hope 2030 Comprehensive Plan address this area of the City as follows: Planning Tactics, Page 161: DISTRICT 2 District 2 is located in the extreme northeast corner of the City and is characterized by older single family neighborhoods, multiple family land uses, and some commercial development along major thoroughfares. The district is impacted by the unusual municipal boundaries. District 2 Issues 1. The commercial sites located at Winnetka Avenue and 62 Avenue and at the southwest corner of 62 Avenue and West Broadway have been suggested for redevelopment due to the following conditions: • Small site, poor site design. • Land use compatibility issues. FA 2. The multiple family land use along 62 Avenue presents an opportunity for redevelopment due to the following conditions: • Poor building conditions and site maintenance. • No amenities, no garages. • Outdoor storage problems. Proposed Land Use, Page 195: The 2030 Comprehensive Plan Proposed Land Use Plan guides the site for medium density residential and commercial land uses. This guide is reflective of current land uses. Residential Redevelopment and Maintenance Target Area, Pages 201 and 205: Page 201 identifies the subject site as a target redevelopment area. This area is characterized by deteriorating housing and site conditions that require redevelopment to correct both poor physical conditions and related social issues. On page 205, the City anticipated the need for future land use changes to facilitate redevelopment, as shown below: "The Land Use Plan does not propose a change in land use in most of the medium to high density residential redevelopment target areas. Rather, redevelopment sites are anticipated to remain residential, with a focus on changing the conditions, type, or density of the existing residential land use." This statement recognized the need for a land use change to facilitate the assembly and redevelopment of blighted sites. The proposed project is a 68 unit rental apartment building on a 1.67 acre site. The project density is 40 units per acre, high density. The City will need to amend the 2030 Land Use Plan and rezone the property to accommodate this project. In considering the land use change and the change in zoning, Section 4 -31 of the New Hope Zoning Ordinance outlines the following review criteria: a. Compliance with and effect upon the comprehensive plan and public facilities plans. The proposed site is identified as a redevelopment target area and the 2030 Comprehensive Plan does anticipate the need for changing residential types and densities to facilitate redevelopment. The City's Policy Plan identifies the following goals and policy statements: City -Wide General Goals Goal 3: Aggressively improve substandard and/or blighted areas. Policies: • Aggressively continue housing redevelopment programs throughout the City. • Encourage the private redevelopment of substandard, obsolete or blighted properties. Public assistance may be applicable where the redevelopment is consistent with the goals of the New Hope Comprehensive Plan and within the financial capabilities of the City. • Investigate opportunities for redevelopment or renewal of deteriorating multiple family sites. • Redevelop select commercial /industrial properties which display deteriorated building conditions, obsolete site design, incompatible land use arrangements and high vacancy levels. Comment: The proposed project fulfills the City's redevelopment goals through a public /private partnership that will bring reinvestment to the City. Goal 4: Implement cohesive land use patterns that ensure compatibility between land uses and strong functional relationships among activities. Policies: • Maintain and strengthen the character of individual neighborhoods. Pr even t nLin I +on ifin nn of 17nr! IIQ deerelnn of that iQ, r�fev 1 nmcnf I e IQ, n o - 1 IL WVL - In LVI1s 111VGti VII VI 1411- -Ve V , , V�......... o• accompanied by a sufficient level of supportive services and facilities (utilities, parking, access, etc.). • Investigate remedies to correct or eliminate existing land use compatibility problems. Examine requested land use changes in relation to adjoining land uses, site accessibility, utility availability, and consistency with the City's Comprehensive Plan and policies. Acco transitions between distinctly differing types of laird 'uses iii an orderly fashio which minimize the potential of negative (economic, social or physical) impacts on adjoining developments. Comment: The proposed concept PUD is requesting flexibility from City standards with regard to density, setback, parking, and usable open space. The site design uses the setback flexibility to move the project away from the single family neighborhood to the south in an effort to provide separation and screening between these two different land uses. The site design prevents trespass via fences and directs site traffic to major streets. 4 Residential Goals: Goal 1: Provide a variety of housing types, styles and choices to meet the needs of New Hope's changing demographics. Policies: • Through intill development and redevelopment efforts, increase life cycle housing opportunities not currently available within the City (i.e., move -up housing, single level homes). • Consider alternative housing options to address the needs of an expanding empty nester or independently living elderly population. • Continue to provide a variety of housing options affordable to a broad range of household income levels. • Accompany all residential development with adequate accessory amenities such as garages, parking, open space, landscaping, and recreational facilities to insure a safe, functional, and desirable living environment. Goal 3: Maintain and enhance multiple family residential neighborhoods. Policies: Redevelop substandard multiple family properties that display deteriorated building conditions, no site amenities, poor site design, or incompatible land use patterns when it is judged not economically feasible to correct the deficiencies. • Adhere to the highest community design and construction standards for new construction and redevelopment projects. • Accompany medium and high density development with adequate accessory amenities such as garages, parking, open space, landscaping, and recreational facilities to insure a safe, functional, and desirable living environment. Comment. The proposed project provides new affordable housing opportunities. The apartment building is of a high quality architecture and provides on -site amenities. b. The establishment, maintenance or operation of the use, event or activity will not be detrimental to or endanger the public health, safety, or welfare. Comment: The proposed apartment building will meet the City's Building Codes and Architectural Design Guidelines for new construction. The entire building will be sprinkled for fire protection. The site and building will be served by municipal sewer and water. The proposed density and building height are not anticipated to overburden City utilities. The applicant's building management group will be required to conduct extensive background checks on prospective tenants and maintain a code of conduct within the building to prevent tenant problems. The applicant is required to maintain a capital improvement fund for 30 years for building maintenance, repair and upkeep. This PUD must also proceed through development stage and final stage review by the City prior to issuance of the building permit. These stages will include further detailed review by City staff, Design and Review Committee, Planning Commission, and City Council. C. The establishment of the use, event or activity will not conflict with existing uses and will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. Comment. The surrounding land uses include: North: Commercial i Multiple Family /School East: Commercial / Convenience Store / Gas Sales West: Multiple Family South: Low Density Single Family The land uses to the north in Brooklyn Park include a commercial site, a three story apartment building and a school building. The introduction of this high density residential development is complementary to these uses. The apartment building would also complement the commercial site east of West Broadway. The existing multiple family land uses west of the subject site area are of a condition that the City has identified these properties as a target residential redevelopment area in its 2030 Comprehensive Plan. The site abuts low density single family neighborhoods to the south. The proximity to these homes presents some compatibility concerns related to land use intensity and site design. To mitigate some of these concerns, the site plan includes the following features: 1. The building is located at the north end of the site with a reduced setback along 62 Avenue. This location is intended to move the taller building away from the single family homes. 2. The concept plan illustrates an intensive landscape screen along the south property line to screen and block views to the building and parking lot. This landscaping, along with fencing, is intended to physically separate the different land uses. 2 d. Adequate public facilities and services are available or can be reasonably provided to accommodate the use, event or activity which is proposed. Comment. The City_ had adequate utilities, streets, and services to accommodate the proposed apartment building. e. The use, event or activity shall, in all other aspects, conform to the applicable regulations of the district in which it is located and to the performance standards as outlined in Section 4-3 and all other applicable provisions of this code. Comment: The proposed concept plan will be seeking a PUD zoning designation. The PUD is necessary in that the proposed building and site plan are requesting flexibilities to the City's base district standards related to density, setbacks, parking and usable open space. The balance of this report will address the PUD design components. PUD CONCEPT PLAN The concept plan illustrates a 68 unit apartment building on a 1.67 acre site. The following table illustrates a project comparison with the City's current R -4, High Density Residential District standards: R4 DISTRICT COMPARISON Required Propos`d Lot Area 15,000 square feet 1.67 acres Lot Area Per Unit 2,200 square feet 1,069 square feet Density Allowed 20 units per acre 40 units per acre Density Allowed with Bonuses 24 units per acre Lot Width 100 feet 167 feet Setbacks: Front (East) Side, Corner (North) Side, Interior (South) Rear West 30 feet 25 feet 20 feet 30 feet 10 feet 5 -12 feet 50 -59 feet 95 feet Building Height 6 stories or 72 feet 4 stories Green Space 35% 24.5% Recreational Area 2,000 square feet plus 50 square feet per unit 42.6 square feet per unit Parking 2.25 stalls per unit 2.05 stalls per unit The concept plan and the previous comparison demonstrates the contrasts between the proposed development and New Hope's current high density standards. The greater density may be appropriate provided the City is comfortable that the following issues can be addressed. 7 Setbacks. The proposed street side setbacks are significantly different than the standard R-4 District setbacks. These reduced setbacks present the following issues: 1. The 62 Avenue setback will place the building and dwelling units in close proximity to on- street traffic and pedestrians using the sidewalk. The building design must address noise mitigation and building /unit security. 2. The five foot building setback along 62 Street provides little room for landscaping. As the project progresses, the City will want a detailed streetscape design for this edge of the property. 3. There exists an overhead utility located on the south side of the sidewalk along 62 " Avenue. The reduced five foot building setback will bring the four story building into close proximity to the utilities. If the reduced setback is acceptable, the overhead utilities will have to be buried. 4. nth reduced setbacks at both the street frontages, the site design must provide unencumbered sight lines where the driveways enter the streets. This latest rendition of the concept plan illustrates a setback from 62 Avenue that is five feet off the northwest corner of the building, expanding to 12 feet at the northeast corner of the building. This adjustment in building location opens sight lines at the 62 "d AvenueM/est Broadway intersection and the southern driveway. The applicant understands the City's concerns for 62 Avenue streetscape issues and will address them in greater detail if the project proceeds to development stage. Parking. The New Hope Zoning Ordinance requires at least one enclosed parking space and one and one - quarter stalls per unit. The concept plan illustrates 68 underground parking stalls and 72 surface parking stalls, for a total of 140 total parking spaces (2.05 stalls per unit). The applicant has increased the parking ratio by reducing the number of apartments on site from 74 to 68. The current on site parking provides two stalls per unit and four guest parking spaces. The reduced parking supply is supported by the availability of bus transit on West Broadway and the site's proximity to the Bottineau park and ride. Green Space. The concept plan falls below the City's requirement for green space and recreational space. The concept plan is a very urban design and the reduction in green space can be compensated for with a detailed landscape plan that addresses: 1. The streetscape treatment along 62 Avenue will need to address: a. Burying the overhead utilities. b. Sidewalk and pedestrian elements. C. Building elevations including entrances, windows, balconies, etc. d. Landscaping. 2. The south edge of the property will need to address: a. Fencing to segregate the project from the single family neighborhood. b. Landscaping to provide an aesthetically pleasing property edge, screening of headlights and outdoor activities, and to break up the building elevations. 3. Stormwater will be collected and managed through an underground system located under the parking lot. Recreational Areas. The site plan shows a 2,900 square foot outdoor play area. This is below the City's standards of 2,000 square feet plus 50 square feet per unit or 5,400 square feet. This play area has been expanded from an earlier concept plans to provide a half basketball court and a tot lot to provide play opportunities for different ages. The applicant has also provided a map identifying local parks in the area. Building Design. The applicant's building plans illustrate a four story, 68 unit apartment building. The building exterior meets New Hope Design Guidelines for exterior materials. The building provides a lobby and commons area, community social rooms, and underground parking. The building height of four stories is below the allowable building height within a base R- 4, High Density Residential District, which allows up to six stories or 72 feet, whichever is greater. The site design proposes to soften the building mass from the single family neighborhood to the south through increased setbacks, and landscaping along the south lot line. CONCLUSION Any amendment to the Comprehensive Plan or zoning map is a policy decision for the City. The West Broadway redevelopment project offers the opportunity to pursue redevelopment of an under - utilized and blighted area of the City. This is consistent with the Comprehensive Plan objectives for this area of the City. The Comprehensive Plan amendment would change guided land use from medium residential density and commercial to high density and the zoning that would be applied will be PUD District. The concept plan has undergone a number of modifications to address concerns with design and intensity raised by City staff, Design and Review Committee, Planning 9 Commission and City Council. Each revision was geared to improving on -site functions and land use compatibility with the neighboring single family homes. Based on our review of the Comprehensive Plan amendment and the zoning request, we recommend that the City approve the Comprehensive Plan amendment and zoning map amendment with the following findings: The proposed project offers opportunity to redevelop an under - utilized and blighted area of New Hope. These efforts are consistent with the goals, policies and recommendations of the 2030 Comprehensive Plan. 2. The proposed land use change through site design and buffering is compatible with the adjoining land uses. 3. The proposed project will not overburden the City streets, utilities or services. 4. The PUD site and building plans shall undergo more detailed review and analysis as the project proceeds through PUD development and final stages. The City reserves the opportunity to require additional site conditions as more detaiied plans are submitted with these stages. cc: Eric Weiss Steve Sondrall Pam Sylvester Roger Axel Mike Waldo, Ron Clark Construction 10 BROOKLYN PARK S. `S 1 I F • :i PROPOSED LAND USE Low Density Residential Low Density / Medium Density Residential l Medium Density Residential High Density Residential Commercial Commercial Mixed Use Industrial - Public & Semipublic Parks & Recreation Water C Outside City Limits N a % w B s, 0 0.25 0.5 0.75 1 Miles NOETHWIST ASSOCIATED tONSYt TANTS. INC- �.• a'�n pnw Maw�iW HI {�wrY. ' r pG.. CMIU[n v�r�y. I.�t� e�Ax) Base Map: Bonestroo Rosene Anderlink & Associates December 2008 195 GOLDEN VALLEY ILE 62nd Ave N & West Broadway - New Hope, MN Project Data (410312012) Lot Area (inside property lines): Lot Area per unit: I . . Density: Lot Width: 10 ft 5 ft @ West Corner, 12 ft @ East Corner 35 ft 90 ft 4 stories 17,867 sf =.41 acres (24.5 %) Tot Lot (2900 sf) Garage: ' 1st Fir 2nd Fir 3rd Fir 4th Fir, • Unit Counts (& SF gross) WR (A1) - 750 sf 2 2 2 L 8 12% (11311) 2611 (C1) - 996 sf 2BR(0)- 1014sf 3 BR (D3) -1289 sf 6 4 0 4 5 2 4 5 2 5 19 56% (2611) 5 19 2 6 31311 (D6) - 1326 sf 1 4 16 4 17 4 17 4 16 32% (3611) 18 Subtotals (by •• Garage: ' Site: 1st Floor: 15 15 21,822 36 15 4th Floor: 17 13 0 19 0 10 68 72 140 (2.05 stalls /unit) Garage: 21,822 1st Floor: 21,822 2nd Floor: 21,822 3rd Floor: 21,822 4th Floor: 21.822 109,110 Na Z w uj QQ < w Q� C O 2 w Z c Q o Ole A w. W 4TOAML I C , � 4 I *0 a ��. � Vii- zi 1 3: Q) z I 06 O (DI N V) 0 U 0 0 • C ; w -) 16 i hk,L A C 6 d d 0) a a C9 Z 5 0 m Z 6 n 0 co T y F4 r Z o N � Q _ C ui N o 'O C Z3 rn G] C 100 ►I 0 0 so a0 IT M U r U M 0 M V CY) V r V Q U 10 %0 0 M V M U r U r U oll¢ M U 0 0 - o M %0 140 M V M U r U r U oll<- I ® Q C) Q Q U U U M r r M u M C`) U U U MIN ME e 0 0 LL -0 c N 5 a3 O O Z O m Z O N1"' N II I U C] mmcA 5 — ! F1 ONE MOM PRO NINE ONE mom Wolfe mom EAST ELEVATION to m ff g moor 00� � LE OR IAA "ta 461P lid -vqm M, -,i"Rifm MOOR . L -S: OWN *No WEN WEN d o "WIN M u is Iowa bo* do Acme W - IMP ** look lux am , ago koos NORTH REVARON Wilson VW.,chiiects l k r L � L T, NEW HOPE APARTMENTS T m SITE SECTION PLANNING CASE REPORT City of New Hope Meeting Date: May 1, 2012 Report Date: April 27, 2012 Planning Case: PC 12 -05 Petitioner. Gerald Rako, Midwest Steel Address: 9151 International Parkway Project Name: Midwest Steel Expansion Project Description: Building expansion - warehouse and office space, outdoor storage in the rear yard, and second curb cut Planning Request: Site plan review, variance, and conditional use permit I. Type of Planning Request II. Zoning Code references Section(s) 4- 3(e)(4)h.10. - Driveway access minimum 4- 20(e)(1) - Conditional use, open outdoor storage, accessory 4 -33 Administration - Conditional Use Permit 4 -35 Administration - Site Plan Review 4-36 Administration - Variance III. Property Specifications Zoning: 1, .industrial Location: West of Boone Avenue, south of Bass Lake Road, and east of Highway 169 on south side of International Parkway. Adjacent Land Uses: Surrounded on all sides by industrial except for city -owned park to the north (Victory Park). Site Area: 2.25 acres or 98,129 square feet Building Area: Existing: 11,523 square feet (1,025 office, 10,498 warehouse) Proposed Expansion: 16,033 square feet (1,033 office, 15,000 warehouse) Lot Area Ratios: Building area: 27,556 square feet or 28.1% Paved area: 17,435 square feet or 17.7% Green area: 53,138 square feet or 54.2% Planning Case Report 12 -05 Page 1 5/1/12 Planning District: IV. Background Planning District 3. Expansions and investment encouraged in the fully developed industrial park. Concerns regarding appearance of outdoor storage. The applicant has outgrown its current office and warehouse space and will need to expand the facilities in order to stay in the same location. Midwest Steel is a metal service center and distributor specializing in aluminum, stainless steel, steel, and brass. Midwest Steel also specializes in precision cutting all metal products. V. Zoning Analysis A. Plan Description 1. Setbacks (Building Placement) The existing and proposed building meets all setback requirements. The building on the east sits on the side yard setback line and on the north a corner of the expansion sits on the front yard setback line. 2. Circulation, Access, Traffic and Emergency Vehicle Access The applicant's proposal includes spare for on -site maneuvering of sem - }r trucks and trailers. This is only accomplished though the inclusion of two access points along International Parkway. Code allows for one curb cut for every 125 feet of street frontage. The property has approximately 220 feet of street frontage, a variance of 30 feet from the requirement for a second curb cut. Per staff's recommendation, the applicant has filed for a variance to allow a second curb cut. Due to the irregular shape of the site and railroad easements along the east and west property lines, the property is limited and a practical difficulty exists. Additionally, without a second access point truck maneuvering will require arse of the public street tharleina Un of tnickc). The inclusion of the second access point reduces risk and improves safety. 3. Curbing, Sidewalk and Pavement The parking lot will be curbed with two storm water drainage areas cut into the curb. No sidewalk is provided connecting the building to the public right of way as no public sidewalk exists and pedestrian traffic is expected to be minimal at most. 4. Pedestrian Access and Common Space The industrial nature of the building means pedestrian access will be minimal, if at all. No additional pedestrian access or common space is required or suggested. 5. Parking Based on the amount of space dedicated towards office and warehouse a total of 24 parking stalls are required. The proposal includes 24 parking stalls, meeting the requirement. The applicant has suggested the level of employment and visitors to the building will not generate a parking issue or concern. Planning Case Report 12 -05 Page 2 5/1/12 b. Building a. Elevation (Design, materials and color). The expansion will consist of materials matching the existing building. The majority of the building is a corduroy concrete block painted grey. Two bands of smooth concrete block painted a dark red run the length of the middle of the building (height of the office portion) and top of the building (height of the warehouse). b. Floor Plan. Office space will occupy the front of the building and will include office space, bathrooms, break room, reception area, and furnace /sprinkler riser room. The rear portion of the building will include warehouse space for storage of metal materials, vehicle storage, waste container storage, and areas for metal cutting. c. Roof Top. No rooftop equipment is proposed for the new or existing portions of the building. 7. Landscaping and Screening A variety of flowers and shrubs are proposed along the office expansion on the north side of the building. This will improve the aesthetics of the building fagade as viewed from the public right of way. A total of six new trees (maple and oak) are proposed for the front and east side yards. A total of six trees are proposed for removal. 8. Lighting Plan As outlined in the submitted photometric plan, the applicant has met the city's minimum and maximum lighting standards. Details will be needed on the lighting fixtures which will need to be 90 degree cut -off and limited to a height of 25 feet. 9. Sound Plan As the site is in the interior of the industrial district with no adjacent residential properties, sound is not of a concern. 10. Signage No new signage is proposed. The existing freestanding sign will be relocated as a result of the parking lot expansion. The applicant will need to secure a sign permit in order to document the relocation with the city. 11. Utility Plan The engineer's report was not available at the time this report was completed. 12. Location of Services, Loading, Drive - through, Trash, Equipment and Outdoor Storage Areas Trash will be fully enclosed within the building expansion area. The applicant has submitted a request for a conditional use permit for outdoor storage for an area to the rear of the warehouse expansion area. The outdoor storage is requested for an area 1,325 square feet in size (25' by 53'). The outdoor storage area will be paved with asphalt. Planning Case Report 12 -05 Page 3 5/1/12 13. Grading, Drainage and Erosion Control A small storm water basin is proposed for the far south end of the property. The parking lot will be curbed with two openings to allow for drainage of storm water into the railroad swale along the east property line. Storm water calculations were not available at the time this report was completed. 14. Design Guideline Compliance Guidelines for the industrial district are minimal. The building expansion has been designed to match the existing building. The proposal generally meets compliance. B. Zoning Code Criteria 1. Site Plan Review. Modification of or additions or enlargements to a building, or buildings, accessory site improvements, and /or land features of a parcel of land that result in the need for additional parking or increase the gross floor area of the building by 25 percent or more require site plan review. The proposal will more than double the size of the building and will require additional parking. Criteria. In making recommendations and decisions upon site and building plan review applications, the staff, planning commission and city council shall consider the compliance of such plans with the following standards: (1) Consistency with the various elements and objectives of the city's long range plans, including, but not limited to, the comprehensive plan. Findings. The city's long -range plan is for continued redevelopment, expansion, and renovation of the city's industrial areas. This proposal is consistent with the Comprehensive Plan. (2) Consistency with the purposes of this Code. Findings. The proposal is generally consistent with the purposes of the Code. (3) Preservation of the site in its natural state, insofar as practicable, by minimizing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearance of neighboring developed or developing areas. Findings. The building expansion to the south will be placed on an area already covered with bituminous. The expansion of the warehouse, office, and parking will require the removal of a handful of trees, mostly ash. The city is currently encouraging the removal of ash trees due to the ash borer infestation. The site, as it exists, has a heavily wooded area to the south and much of that will remain. Some landscaping will be added to the front of the building. Staff considers all of the proposals to be practical. (4) Creation of a harmonious relationship of buildings and open spaces with the terrain and with existing and future buildings having a visual relationship to the proposed development. Planning Case Report 12 -05 Page 4 5/1/12 Findings. Staff believes the proposal for site and building is adequate and will be of a harmonious nature, especially when considering the small site. (5) Creation of a functional and harmonious design for structures and site features including: a. Creation of an internal sense of order for the various functions and buildings on the site and provision of a desirable environment for occupants, visitors, and the general community. Findings. With the approval of a second access point the site will be accessible by semi - trailers and trucks in a safer and more convenient way. The addition of new warehouse and office space will allow the business to expand and allow for more functional spaces for its employees and visitors. b. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. Findings. The applicant's proposal includes improvements to the open space and landscaping. c. Appropriateness of the materials, textures, colors, and details of construction as ail expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and functions. Findings. Building materials are to match existing. d. Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives and parking, in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian, cycling and vehicular trnffir and arrangement anti nrnmrnt of - nnnking so as to be safe, convenient and, insofar as practicable, compatible with the design of proposed buildings, structures and neighboring properties. Findings. With the approval of the second curb cut the site will have adequate maneuvering for vehicles and trucks. Bike and pedestrian traffic is expected to be minimal or non - existent. (6) Creation of an energy - conserving design through design, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. Findings. The applicant has included additional or replacement trees and landscaping. A small storm water basin has been included to handle storm water. (7) Protection of adjacent and neighboring properties through reasonable provisions for such matters as surface water drainage, sound and sight buffers, preservation of views, light and air, and those aspects of design, not adequately covered by other regulations, which may have substantial effects on neighboring land uses. Planning Case Report 12 -05 Page 5 5/1/12 Findings. Neighboring properties should not be affected by the proposal. The railroad easements provide a buffer between this properties and its neighbors. 2. Variance The variance request is in relation to the proposed second curb cut. Due to the site's narrow street frontage only one curb cut is allowed per code. A variance of 30 feet is requested to allow a second curb cut on the property. Criteria. Practical difficulties. As used in connection with granting an application for a variance, practical difficulties means as follows: (1) That the property owner proposes to use the property in a reasonable manner not permitted by the city's zoning code; Findings A second curb cut is a reasonable use and would be permitted if the street frontage were approximately 30 feet longer. (2) 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 extremely small, especially for an industrial use. In addition, the property is further constrained by railroad easements on the east and west side yards. (3) The variance will not alter the essential character of the locality or permit a use not allowed within the respective zoning district; Findings. The character of the neighborhood is industrial and multiple curb cuts at a property are not uncommon. (4) The variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire or endanger public safety; Findings The variance will not negatively affect access to light or air nor increase the danger of fire or endanger public safety. The second curb cut will allow for safer movements of vehicles and semi - trailer trucks to and from the site. (5) Practical difficulties may include but shall not be limited to the following: a. A physical condition unique to the property that results in practical difficulties when using the parcel or lot within the strict application of the terms of this Code. Physical conditions causing practical difficulties may include lot shape, narrowness, shallowness, slope, or topographic or similar conditions unique to the parcel or lot. b. Practical difficulties may also include inadequate access to direct sunlight for solar energy systems. c. Economic conditions alone shall not constitute a practical difficulty if a reasonable use of the property exists under the terms of this Code. Planning Case Report 12 -05 Page 6 5/1/12 d. A practical difficulty shall be unique to the parcel or lot for which the variance is being sought and is not generally applicable to other properties within the same zoning district. Findings. The unique shape of the lot constitutes a practical difficulty. The site in question is one of the narrowest industrial sites in the city. The limitations of the railroad easement further restrict the property. Without adequate space for truck turn- around on -site, a second curb cut is necessary to allow for safe maneuvering. 3. Conditional Use Permit The approval of the conditional use permit is in relation to the request for outdoor storage in the rear yard, behind the proposed expansion. The applicant does not expect to utilize much of the outdoor storage in the near future, but wanted to have it as an option. 4 -20(e) conditional uses, I — Criteria. Open outdoor storage as a principal or accessory use. Open outdoor storage as a conditional accessory use, where the open outdoor storage area exceeds 20 percent of the gross floor area of the principal structure provided that: a. Screening /landscaping. The open outdoor storage area is screened and landscaped from adjacent residential uses and public right -of -way in compliance with subsection 4 -3(d) of this Code. Findings. The storage area will be screened from the public right of way by the building expansion. No adjacent residential uses exist. b. Fencing. A wire weave /chain link security fence shall be required 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. Findings. The outdoor storage area will be fenced. c. Surfacing. The open outdoor storage area is surfaced with concrete or bituminous. Findings. The applicant has stated the area will be paved with asphalt. Because plans do not identify this area as asphalt, it will be included as a condition of approval. d. Setbacks. The open outdoor storage area shall not be located within any front yard or side yard abutting a public right -of -way. The open outdoor storage shall be set back five feet from all side and rear lot lines and shall not be located within a utility or drainage easement. Findings. The outdoor storage area meets all setback requirements. Planning Case Report 12 -05 Page 7 5/1/12 e. Required space. The open outdoor storage area shall not utilize any required off - street parking, loading areas, or access space, as required by subsection 4- 3(f) and 4-3(e) of this Code. Findings The outdoor storage will not utilize any required off - street parking, loading areas, or access space. f. Hazardous materials. The open outdoor storage area shall not be 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. Findings. The applicant has stated the area will not be used for storage of hazardous materials. g. Refuse and upkeep. The property owner shall keep open outdoor storage areas free of refuse, trash, debris, weeds, and waste fill. Findings. The applicant has been notified of the requirement for continued upkeep and maintenance. 4 -33 Administration — CUP. Criteria. 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. (1) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findings. Outdoor storage is common in the industrial area. The area specified for outdoor storage is in the rear yard and screened from the public right of way. (2) Performance standards. The proposed use conforms with all applicable performance standards contained in this Code. Findings The outdoor storage proposal meets the performance standards of the Code. Continued maintenance will be required. (3) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. No depreciation in value is anticipated. (4) Zoning district criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts. (5) In residential districts (R -1, R -2, R -3, R -4, R -5, R -B, R -O): Findings. Does not apply. (6) In business districts (LB, CB): Findings. Does not apply. Planning Case Report 12 -05 Page 8 5/1/12 (7) In industrial districts (I): a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. Findings. Nuisance issues are not anticipated but if they do occur car. be handled administratively though the citation process. It is expected that the outdoor storage will be maintained in an orderly fashion and will be limited to the approved areas. 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 feasiblely be used. In considering the economic return to the community, the pl annin g commission and city council may give weight to the sociological impact of a proposed use, both positive and negative. Findings. The outdoor storage will allow a greater and higher use of the property which is severally limited due to its shape and size. The outdoor storage could be used by any future tenants or property owners. C. Design and Review Committee The Design and Review Committee met April 12, 2012, to consider the proposal. 'fl re committee was generally supportive. D. Approval 1. Type of Approval a. Site plan review — quasi-judicial b. Variance — quasi-judicial C. Conditioltal use permit — quasi-judicial 2. Timeline a. Date Application Deemed Complete: April 6, 2012 b. End of 60 -Day Decision Period: June 5, 2012 c. End of 120 -Day Decision Period: August 4, 2012 VI. Petitioner's Comments No narrative submitted. VII. Notification Property owners within 350 feet of the property were notified and staff has received no comments. VIII. Summary Midwest Steel, located at 9151 International Parkway, is proposing a building expansion and site improvements to expand their growing operation. The proposal will more than double the building, adding office and warehouse space. The building expansion triggers the requirement for site plan review. In addition to the building expansion, the applicant has proposed a reconfiguration of its Planning Case Report 12 -05 Page 9 5/1/12 parking lot. For safer and more convenient truck maneuverability two access points are proposed along International Parkway. The street front footage is minimal and per code only one access point is permitted. The applicant is requesting a variance from the code to allow for the second access point. Staff believes a practical difficulty exists and the proposed use is reasonable. Finally, the applicant is requesting approval of a conditional use permit request to allow for outdoor storage to the rear of the proposed building expansion. IX. Recommendation Staff recommends approval of the site plan review, variance, and conditional use permit with the following conditions. Approval of site plan review: 1. Applicant to enter into site improvement agreement with city (to be prepared by the city attorney). 2. Applicant to provide financial guarantee /performance bond for site improvements (amount to be determined by city engineer and building official). 3. The city approve of the variance request to allow two access points along International Parkway. 4. Grading and drainage issues shall be subject to comment and recommendation by the City Engineer. 5. New light fixtures shall be hooded with a 90 degree cut off lighting. Approval of the variance: 1. The city approve of the site plan review request. Approval of conditional use permit: 1. Outdoor storage area shall be paved with bituminous or concrete surface. Attachments: • Application • Plans • Location maps • Planning consultant memorandum (April 25, 2012) • Design and Review meeting notes (April 12, 2012) • Application log Planning Case Report 12 -05 Page 10 5/1/12 PLANNING APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No. Basic Fee Deposit f � - � Date Filed Y J-Ts-r Receipt No. f b a-g Received by Name of Applicant: PID _ 06 3 3 060 Street Location of Properly: doAlsk Legal Desc ptiol i of Property: OWNER OF RECORD: Name: Address: t r (I�14"'hC {,I•J HZO Home Phone: oft Eft- STM Work Phone: ` 63 -F %;1- HAS Fax: 7G � • ?+ � ' It Applicant's nature of Legal or Equitable Interest: nwtaef-- Type of Request: (pertaining to what section of City Code) e}hiDl tYnE; — KOM kT Please outline Description of Request: (use additiona �a es if ne sary) C&M t SS I b N Iwo L% le- o 6�t13 I4P� P'�VA M .» N t�J Tb ciOD V d 16TIZI SLY 7 -0 RAW H&-M LS, 4 IWC jkpDITkv of I,aoO &Fl» i A DCITtdW . Why Should Request be Granted: 'M hU-&4 b&%t%4%"r - W Ag�pf t txN'1'E TE'skit 60 %AfM A'C'T hj ' C'I2ggV>j'T (attach narrative to application form if necessary) 1 -09 Applicant acknowledges that before this request can be considered and /or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city and that, if additional fees are required to cover costs incurred by the city, the city manager has the right to require additional payment The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Depart.rent wilynotify y; Ypl all meetings. Signed: Owner or type name) -0,4IA&WS Applicant Other than Owner (print or type) FOR CITY USE ONLY Evidence of Ownership Submitted- Yes No Required Certified Lot Survey: Yes No Required Legal Description Adequate: Yes No Required Legal Ad Required: Yes •No Required Date of Design & Review Meeting: ` - Date of Planning Commission Meeting: Approved: Denied: By Planning Commission on: Approved: Denied: By City Council on: Subject to-the following conditions: Ulm Ilium r89br.32 YEgNGD mmmc W. EIECTRIGL 90% NCTES: L BASE RAN USED 5 A TUPOGRAPt4C MR-EY PNEPARED BY H•Y 7 "NM LAND SURICYORS. Z ALL DBSHNS UXMES LOCAIONS AND ELEVATIONS MONN ARE APPROMATE ONLY CDRTRACTM. %All CMININ ALL LOCATM MD ElEvAms PRW 70 CONS7RU"M. CUNRCM LL MA CONTAC7 COM STATE ONE-CAL I ALL CONSTF!lClION MAIL CNORM TO TIE RUST RISUNCIVE OF THE STQUUNO SPEOTICATIONS OF THE CITY OF NEW HOPE AND THE LATEST ED71ON F IIIE LW. T STARK � SPECIFUMONS FON CM57RUCTM 4. PROW All. COSTING TREES TO BENAIN. 5. WTING IMPERIVUS SUFTACE AREA . 3 PR3POSED INPENVIOUS FIFACE AREA - 4M PA RKING r&LU 12 1, W 9 STA I H-d 4 road 23 51-dod 24 We 6- CURB A GUTTER GRAPHIC SCALE ya4 a' go ?170 N-4� 'rte RELOCATED SITE SIGN A/C PAD FOG 2 CONCRETE DRIVEWAY j- PROPOSED ADDITION (OFFICE) A . D412 CURB a CUTTER (TYP) CUT M ATCH EXISTING BITUMINOUS—,- CURB CUT WIN RODF DRAIN (TYP) PRG'OSED ADDITION 14,896 SF FFE=903.8 I II EX. FENCE TO REkAAIN—,, Ulm Ilium r89br.32 YEgNGD mmmc W. EIECTRIGL 90% NCTES: L BASE RAN USED 5 A TUPOGRAPt4C MR-EY PNEPARED BY H•Y 7 "NM LAND SURICYORS. Z ALL DBSHNS UXMES LOCAIONS AND ELEVATIONS MONN ARE APPROMATE ONLY CDRTRACTM. %All CMININ ALL LOCATM MD ElEvAms PRW 70 CONS7RU"M. CUNRCM LL MA CONTAC7 COM STATE ONE-CAL I ALL CONSTF!lClION MAIL CNORM TO TIE RUST RISUNCIVE OF THE STQUUNO SPEOTICATIONS OF THE CITY OF NEW HOPE AND THE LATEST ED71ON F IIIE LW. T STARK � SPECIFUMONS FON CM57RUCTM 4. PROW All. COSTING TREES TO BENAIN. 5. WTING IMPERIVUS SUFTACE AREA . 3 PR3POSED INPENVIOUS FIFACE AREA - 4M PA RKING r&LU 12 1, W 9 STA I H-d 4 road 23 51-dod 24 We 6- CURB A GUTTER GRAPHIC SCALE ya4 a' go \ . • 1' -I . `INLET Y �� w \ -\ • - PROTECTION Fd _ uBU•o AAIATY� •L. - ,``^— :�.�`.` '� ` /c WAS UMY GMMXAD EIE,:Tns CANE _ EL[CTNICgI WaR _ ; EYOf CoxTDYP NI[PVYL -' �+p� I I SILT FENCE `' ` - .. _• ram MKTCUIr N.— _.•-� AN"c urw ulx SLT ECMCE PROPOSED T ION (OFFICE) GEOTl! i TILE FABRIC OVER r /_;• is � mn GEOT TILE I % SCALE FABRIC 0 "DER CENTERLINE= RIFC P , SILT FENCE,/ _ I J I •� 1 PROPOSER ° w l I - \ {I \ I , • I I ADDI 4,E)6 FFE 903.8 I iiiti/ , • I ' c .. -.._\ ' \ �\ : �' SILT FE \ I ` SILT FEN( • -`+ I LJLET II; FFOTECTION STORM riATER BASIS! t BOTTOM =890.0 � \,1 HWL =895.0 - -. C , GRAPHIC SCALE ` A Me : m I Y. NOTES: 1. BAY PLAN USED 6 A TOPOGRAPHIC ENV.EY W. ARED BY MARRY S..TN:,AN LAM SIRIEYONT 2. ALL EXISTING USNE' LOCATIONS AND ELEvAnONs SHOWN ARE APPINNWATE ONLY. C:ITRACTON SMALL GORTON ALL LOCATION' At ELEVATIONS PROM TD CINLS7RUCTIGW CONTRACTOR SOME CONTACT GOPHER STATE NONE -CALL S. ALL CONSTRUCTION SIAL CDNFORN TO ME MOST RESIRICIM OF THE STANDARD SPECB rADONS OF THE ON OF NEW HOPE AND THE LATEST EDI::^N OF THE NNOOT STANDARD SPECIFICATIONS FFN CONSTRUCTION. H. ERUSICA CONTROL AND CONTAINMENT. THE FOLLOWING'?OUENQ SHALL BE FOLLOWED FOR THE ER09ON AND SEDIMENT CLAIROL TURING THE STF. DE10.040T PROCE A MjTALL SILT FENCE, RAET PROTECTION Alf NO ROLLS (EATABLE FOR CONSTRUCTION TRAFFIC) AS SHOWN ON THE PLAITS AND DUALS. B. PERFORM THE STE GRADING. IXCAVATILN AND EMBARKMENT. INSTAL ERNON CONVIN. WM(ET OR SRO AM MULCH ALL EXPOSED AREAS OWN 72 HOU S OF THIS WOLF:'. G SPREAD N' O TOPSOL IN'TALL AND STAKE EROSION CONTROL BLM. T ON NL DISTURBED SLOPES 1.1 ON GREATER. D ULAN COMPLETION OF THE SIDE GRADING, SOD (OR SEED AND MILON ALL RETAINING DISTURBED APEAS WTSIOE OF THE PRWD•7.0 PARSNG AND BOLDING AREAS _ INSTALL CONCRETE CNO AM ORTERS. F. BACALL ADJACENT TO CARDS THEN SOO REINING OISTURBED AREA G ONCE TURF 15 ESTABLISHED. SILT FENCE STATE BE REHOWD. S. CONTRACTOR mALL MAINTAIN ALL ADJACFNT SVJM AND PAT:MMr4 KEEPING THEM CLEAN AM SWEPT O ALL DIRT AND DEERS DRRIG (-INSTRUCTION. CFDF EYTNC AR 1- DID A - ' TRENCH ALf PD THE INTENDED — UNE. 2. ON H E ALL POSTS ARM THE CRCUM Fl— DIRECTION AT BACK _DE OF TRENCH ]. 1 CUT ALT FENCE a THE UPHRL SIDE ALO1: TIE FFNCE INOKSIURBED LINE. AND BACK FILL SpL BACK FLL TYPICAL SILT FENCE INSTALLATION ND SCALE R ic. !(�� —PV Y EMFR � 1 TYP. \� / EL. TURF Iandscace Notes• 7. fYwise��.�iw+�Wr�.w'�i _ ... +rr..p.rrrrrw r .w..rr. � w ..r........e..rrr....� RyyyREEEEMS5NN �TYP 1 . t'., r GRAPHIC SCALE T. ' r ;( r f 1 1 � r �I rl l 1 r 1 r 1 1 I I 1 r ...... .rw�.w..r..�..s.r..+rrw.r.,.... tiwawr..r.w •i ,r..w � ,we.isrrrnW rsrww.rr..w nswi rTiw»aM :.rww'...t •rrww....p.r. - ..+w..rrrw..w...u.r.wr a.rriwrr.�rr.�r w.rww,rrrr..r.r rrw.rrr�r wr••••r r..a...+w...r.r.r. a.rr.rrrrr. rr.rrr.r►.rr.r...,r,.rr. r.rrrr..........r. rNr.».4Ar.r.w r.w�..~�..�.� wi�i +rr�r�i•� rwr..e.. � .w..+wrr � r r irw � �r .��s.M+oMw�rrirr iw.riwt.r. a rrrs.... W.rrr.r....rr.rr. Diu u■ rt.r�ij�f��ip�a■� .,;�uu■r�inuu ` \' 1W DISTUiB(a ArEN \M REMA N K' 0>ri 1 �y RGPEOY � � ` t / rNo 57 4 l V I � p SEED TO 't' RUTES LIMNS. KIN .PER \ \'. 1 ' INLET PftoixnON— ! 1 - -� PE.R GVL PLANS 1 1 hl QMINERAL MULCH MAINTENANCE STRIP a• iw n B PLANTING- SECTION I J .. . , • , � 0 LLL 11 1 en ®se�z� oe �*- 1*��� no -gym ©�© eo�v�o ora— T.T- ���ra� =.ALE. NorEB AN08Gf®IY— NOTES CORRESPONDING TO SCHEDULE B.- O \ \ \ :"isa`"a, 14 R wN %,Pm d Melaww 0. Y«wll Iw14A A mN4 r awxnbl W I alw l IOL 4 �� ��° �" r \ \ \ w, ponaw m wnwulr slain STATEMENT OF POTENTIAL ENCROACHMENTS: Ulvuso °,r ssw� b i � i snlw « m «s.4 (b sww a ww' h w.. aempb� wm.m�nw«m ae mwnu Nn Ows bn o°s�W r w«+ ab aro S Im f1 wM� . anm # m�Te 4 L• M1 Y vow rw Mrvur 9! eonr ww Gil I,w „�w s by b "i qN % MyMFy LEGEND a AO 20 O AO 80 190 3C ALE IN FEET sc. : r rc°auc° tIT: NAPm 3 A>re3n: m. we SIw1RY0e! \ CWPILTIN4 Mel ,y.• �- !51_a aP i 1 /, X e3YPY « GT sl � �j€ \ G! � `� }Na�.•w unnvn, =q. Nn .. II ama _ SOUNDARYAND TOPOORAPHICAL SURVEY Pon THE SADMY GROUP, M WIw!WITm"?w"LPNW4 IILW NOPF- WdMiMA HENNEPIN COUNTY LAND SURVEYORSLJI NA LVlWI&AWlww 5mft BIwP11171Obn, Mum wwmwMwwessew I i I I I I S CZ p OWNER: WNT ;' =ERTES LLC I � I a I LLI Aw 13 I X o /I LU x i I O"Er. H C LYNAN FT AL SCIENCE IND I STRY� ° ;Fq*. _CENTER �i r' r r �3 r rr �r rr ,r r I E r t� PI I .6 �1 1 1 � D U S R Y OWNEr: SANOOZ CHEMICALS CORP. 1 R Z?ND LEGAL DESCRIPRON: tel s, oeepl 1N'«el IBB Nel IMwt 91«. 1, Sdk�v In81,'ry Celw 8M Aee0.1wL N.mapn Oaml% MMnota. T__ �tl « 11 1. Na 1101514 Nole: Thi b9d deaeHptM Pas lean NM rmm f %«m.add P «Nen lila, LLC l:amm0mnl NwWw 30150 dole0 NwN Y; 2003 GENERAL NOTES: ,. 1b wary mu ti P esA.t . wxilcl rmu� x uiiir fwq r ouw uwm �°'i'vwwsux+ to nsn � •..... w�w wl, «w.. P.. SCALM 1O W-40 FWr wfa� M u www nMw•w .4oR e,« «bavM .« Mai P w « u.. «� �.anr w°n w 1 dxwa M wb w eTb"s'�i.« lal w «bY w-s M Wfi a' ! x L MXeI ,o r.., !«....�I.+�N.«..wwwwe fwa., w1 g mM ==. a �o rbmw Fa,nb r 4E.'�N�m/••sw rw x... wM.R Yw ..worm A l. aaul.� « W tlee MY lbwwew llw .r �.� wm�lw.,w.Thm.wx w...m%'�'OP`witauww iw « ws flrs slow. a awWW I n . «LW lnal Ima nww p « Ng. of IM a S�N� ° o. n:n,naMU A D D/ T l C N EXISTING BUILDING z i" 150.0 oo s; i 9151 INTERNATIOITAL P;:.RKWAY a O 01 x 1 -STORY BUILDING 3 FOOTPRINT 0 %• j� J f AREA = 11,523 SQ. FT. 0 I HEIGHT APPROXIMAT::LY 30 FE;T IN HEI(ifq� 00 0 H x o � vo - W.rd ; x� '150 m / :. 4 - e ' d o... y . �. I p . J .+ � s `s e• d d d T ! u :. %• f1� /� /. Calculation Summary Label CalcType Units Avg Max Min Avg /Min Max /Min CalcPts Illum Fc 0.74 5.5 0.0 N.A. N.A. Luminaire Schedule Symbol Qty Label Arrangement Total Lamp Lumens LLF Description 2 WP SINGLE 44000 0.700 WP4H400PS i q e a : Dan a udk. � Midwest Steel Checked a a Viking El ec tric Supply Scale: P- 5999 5888 w " a`S 5836 5812 5825 5817 ' 5808 5809 9220.E 5801 5816 5819 5812 581 M p 5808 8517 m, 8; ad 5804 5788 578 5774 57 P 5802 5700 570 5716 5800 1 �S �� S 17441ci Rp PKWY 56TH AVE I 00 RESEARCH CTR RD WEST NORTH U25 5m RIDGE CARE C ENTER $417 UM 9440 SCIENCE CENTER DR 33 5832 5833 25 5824 5825 OR580 17 5816 5817 09 BOB $ 5809 01 o W I 5816 5819 5812 581 M p 5808 8517 m, 8; ad 5804 5788 578 5774 57 P 5802 5700 570 5716 5800 1 �S �� S 17441ci Rp PKWY 56TH AVE I 00 RESEARCH CTR RD WEST NORTH U25 5m RIDGE CARE C ENTER $417 UM 9440 SCIENCE CENTER DR LmTY PARK Uff r ol 1 tfCTC114Y PARK 1 ,I SCIENCE CENTER OR J fl T I sate No 1 CENTER FAST PImw ATURKS 64RAGE 1 1 I / OF cHRfsr l MEN C. P. RAILSYSTM g o VUAGI ax HQS7MAV At HIGH SMOOL 1 NTH AVE N 1 r�M/DIMEST • •STEEL AND ALUMINUM 9151 International Parkway New Hope, MN 55428 Ph # 763 -582 -1925 Fax- 763 - 746 -8917 Midwest Steel & Aluminum is a leading metal service center and distributor specializing in Aluminum, Stainless Steel, Steel and Brass. Midwest Steel also specializes in precision cutting all metal products, including aluminum plate up to 10" thick. Midwest Steel has been in business for over 50 years with the same ownership for 28 years. Prior to our current location that we have been at for just over three years we were located in Minneapolis where the founder started the company. With consistent growth over the last years we expanded operations to New Hope and we are quickly out growing our current space. We currently employee 12 employee and we are looking to add about 5 more employees in the near future. Thanks you for your consideration Brandon Walton Midwest Steel Supply. COMMENTS BY APPLICANT 4 -20 -2012 DEVELOPMENT REVIEW COMMITTEE COMMENTS PROJECT: Midwest Steel Supply Site and Building Plan Review SITE: 9151 International Parkway ZONING: 1, Industrial USE. Proposed warehouse addition to accommodate growing business trends. Warehouses are listed as a permitted use in the 1, Industrial Zoning District. DISTRICT REGULATIONS: The proposed addition is on the existing business' site within the 1, Industrial Zoning District. ISSUES- Parking. The site plan proposes 23 parking stalls with one handicapped parking stall. All stalls are proposed to be 90 degree stalls at a width of 9 feet and a depth of 19 feet which Is compliant with the Code. The drive aisle within the parking stall is,at the smallest porflon 24 feet which is compliant with Code. However; the proposed and existing building plans show a requirement of 42' spaces which has not been met. We ask that the applicant give detailed info - nation, on ho:.► the building will be used as it has a large impact on the requited amount of spaces. Striping has shown to be compliant. Office Space: 2,200 SF — 10% at 300 SF per space = 7 spaces Warehouse: 9,100 SF —10% at 1,500 SF per space = 5 spaces Manufacturing: 16,500 SF —10% at 500 SF per space = 30 spaces TOTAL: 42 spaces SITE PLAN Is CLARIFIED NO MANUFACTURING SPACE Required Proposed Compliant I ot.Area 1 ;O,rro 7 2 acres Yes Lot Width 100 Feet 215 Feet Yes ' Addition Front Yard 30 Feet 47 Feet Yes ! Addition Side Yard .East 10 Feet 22 Feet Yes Addition Side Yard est ► 10 Feet 18 Feet Yes Addition Rear Yard 30 Feet 205 Feet Yes Building Height No more than 6 stories or 72 feet 27.5 Feet Yes Green Space j No more than 80% Impervious Surface 57% Yes Parking 47 Spaces 23 No ISSUES- Parking. The site plan proposes 23 parking stalls with one handicapped parking stall. All stalls are proposed to be 90 degree stalls at a width of 9 feet and a depth of 19 feet which Is compliant with the Code. The drive aisle within the parking stall is,at the smallest porflon 24 feet which is compliant with Code. However; the proposed and existing building plans show a requirement of 42' spaces which has not been met. We ask that the applicant give detailed info - nation, on ho:.► the building will be used as it has a large impact on the requited amount of spaces. Striping has shown to be compliant. Office Space: 2,200 SF — 10% at 300 SF per space = 7 spaces Warehouse: 9,100 SF —10% at 1,500 SF per space = 5 spaces Manufacturing: 16,500 SF —10% at 500 SF per space = 30 spaces TOTAL: 42 spaces SITE PLAN Is CLARIFIED NO MANUFACTURING SPACE COMMENTS BY APPLICANT 4 -20 -2012 Curbing and Curb Cut. The parking lot has shown curbing around all sides and is set back five feet from the lot line, which is consistent with the Zoning Ordinance. The curb cut is 40 feet from opening to opening and therefore is compliant. Off Street Loadina/Truek Maneuverima. The proposed turn around gives a 45 foot radius for a semi truck turn around. A standard 55 foot truck and trailer has a minimum standard of a 50 foot radius turning radius. We ask that the applicant contact the railroad about encroachment on the railroad easement on the property to alleviate the turn around constraint and allow for more turn around room to the east rather than encroaching upon the sidewalk and parking stalls to the west. If this is not possible, then we would ask the applicant to give us more detailed graphics on how they can- safely and efficiently maneuver a semi truck within the turn . around area proposed. The applicant has proposed loading doors at the south and of the parking lot which is compliant with the Zoning Ordinance. SITE PLAN IS ADJUSTED TO SHOW A 50 RADIUS Trash Englojurq. The applicant has no proposed exterior trash containment. Therefore all garbage must be kept inside the building. TRASH CONTAINERS SHOWN ON FLOOR PLAN INSIDE BUILDING Gradlnq and Drainage. Grading and drainage plans are to be reviewed by the City Engineer. Landscaping and Sp=ning, The landscaping shows sufficient height and the maintenance plans are shown to be irrigated for future upkeep and are compliant with Section 4-4 of the General Standards of the Zoning Ordinance. We ask that the aw icant add some plantings to screen the north side of the parking lot directly west of the curb cut PLANTINGS ARE ADDED Fencing. The applicant is also removing a fence on the south side of the building to make room for the addition. t� i~ I ,i 4 �" FENCE TO REMAIN EXCEPT WHERE ADDIT�IAIlr S 741W114 '.. Lghting., No new exterior righting is shown to be proposed or detailed, We ask that the applicant show all exterior lighting details that meet the minimum 0ghting standards of the outdoor lighting standards in the pelt manse standards of the Zoning Ordinan= Maintained Foot candles for Parlrcfng Lot= 0.2 rain Maintained Foot candles for Building Entrances= 5.0 Avg PHOTOMETRIC PLAN ADDED - PLAN SHOWS LIGHTING FOR PARKING All lighting must be completely hooded and have a 90 degree cut off. Any freestanding lighting or wall mounted lights must have details of mounting fl3ctures. LIGHT FIXTURE TO BE ADDED AT MAIN ENTRANCE Signing. No new signing has been proposed. EXISTING SITE SIGN TO BE RELOCATED FOR NEW PARKING 2 COMMENTS BY APPLICANT 4 -20 -2012 Rooftop Equipment. No rooftop equipment has been shown. Any mechanical rooftop equipment must be detailed and submitted for review and meet the standards of mechanical rooftop equipment: NO ROOF TOP EQUIPMENT ON EXISTING OR NEW • Does not exceed building height standards by 15 feet. • Buffered so as to mitigates noise compliant with City Code. • Screened from adjacent streets 15 feet behind the curb or properties at the property line. • Screened by the building parapet, or equipment should be grouped behind enclosure and set back a distances of one and one -half its height from any primary facade fronting a public street. • Screening shall be constructed of durable and permanent materials that are compliant with the primary building materials. • Exterior mechanical equipment shall not be located on a primary building facade. Architectural Standards. The proposed architecture of the building is shown to match the existing building. The applicant has displayed that the building is to be a concrete block building with an accent ribbon around the top. This is compliant with the City's architectural standards and has shown to fit in well with the surrounding district. ALTERNATE FOR PRECAST CONCRETE WALL PANELS FOR THE WAREHOUSE ADDITION 3 COMMENTS BY APPLICANT 4 -20 -2012 • Turn - around is required at south end of parking lot unless second curb cut prcivided. 2ND CURB CUT • More exits may be required in warehouse if there is high -pile storage. REVIEW IN CODE REVIEW • Police department concerned with amount of parking. provided and possible on- street parking ovexflOW. MORE PAWJNQ PROVIDED THAN NUMBER OF EMPLOYEES • Provide detail on access to and use of green area south of building addition. • Provide details on construction type.. occupancy, Calculations on building regarding plumbing fixtures. REVIEW N CODE REVIEW OUTDOOR STORAGE • Provide detail on use of addition - warehouse and manufacturing - how much space tor F ch use - SHOWN ON FLOOR PLAN • Submit plans to Met Council for SAC determination. SUBMIT WHEN SUBMIT FOR BUILDING PERMIT • Consider obtaining; a variance for second access to property due to very tight turning radius. VARIANCE • A full code review of building; will be required prior to issuance of building permits. REQUESTED 0 .1 41 COMMENTS: V tl*t • Curb cut is compliant with city code too • Trash enclosure to be inside building PAIrClN • No new signage is proposed --° . Building architecture to match existing building . i . M x i, qt ATTACrinnEEi•JTS: 4 3 � 4tN�v �•� �'.�:"+tl` /� • Application ''�' Northwest Consultants (planning) notes • West Metro Fire notes • Stantec Consultants (engineer) notes • Maps - Zo 1 1taCl� NOTE REVISED PLAN DEADLINE is Friday, April 20, by 3 p.m. -^ Planning r^.n:." vss:'.i.^., T�rasday, May !, 7 - m, City Council, Tuesday, May 29, 7 p.m. r r:,f{�ti I G #sA'1E VA�%- r '�a1 0 y;', Poo t' - f?+V i ' _ �', • COMMENTS BY APPLICANT 4 -20 -2012 111w1 r 4:, t ~f f. T. t.t 1 April 11, 2012 This building is fully sprinklered. but duce to the hard of the land Oil Which the building is located w will ac'ce'pt the second curb c !Fine this parking lot as shown in sheri .4T d This hilt allow fire apparcttus to turn around The turning radrus rs acceptable per our trttt'k sperc f etaions. 2. Currently the (ire department connection (FDQ is located on the Alrigl=har north exterior side of the existing office. The FDC will have to be .SI' ,dire relocated to an approved location nn the building per the I)eputy Fire \'e in/.rhnr:r Marshal. Provide a sitehlidity plan showing where the new FDC' Hill he located. Depending on where the FDC is located can the htdlding a fire lane .signage may he required! FDC IS RELOCATED TO BE ON THE NORTH WALL OF THE OFFICE ADDITION 3. Fire hydrants are not indicated on the plans. Provide a ulilitunlan showing +'here hydrants art located tin site and in the street. Additional hydrant(k) may be required lacy 11'est Metro Tire - Rescuer Distriu Policy .4 fire hydrant shedl be located Withfn 1 OV feel of the fire department connection. FIRE HYDRANT IS LOCATED ON SITE PLAN - ACROSS STREET ON 42;I X A% N. NORTH SIDE OF INTERNATIONAL PARKWAY .'B't'u I folk, NIN 554?4 It,irc'ti3._�( }.711411 Fax 76M.11.711 14u•tY',il't tai11L trUl7l'L`.e',.t117 Re: Site plan review for new oflice.'umarchouse addition(s) to Midwest Steel 1�'R. I Supply in New' Hope. &471 It 0 I Ili U ' 'RI-INC Lll � }latest Mauro hire- Rescue District conducted a site plan review for a new I )ISTR IC 1 offiac/warehouse addition(s) located at 9151 International Parkway, in New Hope. The following items are either comments or requirements per West Hope-, 5�+:;t�w r�r ()nr� of Fire - Rescue Districts Policies, City Ordnances and the 2006 .Ve tints Minnesota Fire Code and NFPA Standards: 1. The parking Iot Iengtth is mare than 150 feet, and W a dead end. A turnaround is required. (2007 Minnesota State Fire Code, Appendix D, D) 03.3 and 1) 103.4. This building is fully sprinklered. but duce to the hard of the land Oil Which the building is located w will ac'ce'pt the second curb c !Fine this parking lot as shown in sheri .4T d This hilt allow fire apparcttus to turn around The turning radrus rs acceptable per our trttt'k sperc f etaions. 2. Currently the (ire department connection (FDQ is located on the Alrigl=har north exterior side of the existing office. The FDC will have to be .SI' ,dire relocated to an approved location nn the building per the I)eputy Fire \'e in/.rhnr:r Marshal. Provide a sitehlidity plan showing where the new FDC' Hill he located. Depending on where the FDC is located can the htdlding a fire lane .signage may he required! FDC IS RELOCATED TO BE ON THE NORTH WALL OF THE OFFICE ADDITION 3. Fire hydrants are not indicated on the plans. Provide a ulilitunlan showing +'here hydrants art located tin site and in the street. Additional hydrant(k) may be required lacy 11'est Metro Tire - Rescuer Distriu Policy .4 fire hydrant shedl be located Withfn 1 OV feel of the fire department connection. FIRE HYDRANT IS LOCATED ON SITE PLAN - ACROSS STREET ON 42;I X A% N. NORTH SIDE OF INTERNATIONAL PARKWAY .'B't'u I folk, NIN 554?4 It,irc'ti3._�( }.711411 Fax 76M.11.711 14u•tY',il't tai11L trUl7l'L`.e',.t117 COMMENTS BY APPLICANT 4 -20 -2012 Architectural Site Plan Review for new warehouseloflice additions at Midwest Steel Supply. April 11, 20112 Page Two 4. Sheet L1.0 shows that there will be many different types of vegetation. X'herever the FDC is located there shall. be of minimum a J,root clearance around the FDC.. No large bushes shall be allowed in front of the FDC 5. It would be the desire of the West Metro Tire:- Rescue District that the post indicator valve located on the east side of the existing building be relocated.inside the building. GENERAL CONTRACTOR WILL LOOK INTO THE FEASIBILITY OF THIS 6. Provide a detailed floor plan of the warehouse and manufacturing area. How will this spaoe be used? How high will the racking and storage be? What type of items will be stored in the warehouse? Itow urill the items be packaged? This information is crucial in determining further needs. FLOOR PLAN SHOWS USES - RACKING NO HIGHER THAN 12 7. This building shall be fully sprinklered. At minimum the sprinkler design criteria shall be Ordinary 11 Commodity, this means storage is only allowed to 12 in height, You may want to look into what you have in the building and it uses and how items are stored in order to determine your proper sprinkler design. K. A. full code review of the building wiil be required priar tt, approval. If you have any questions or aonecros feel free to contact Shelby Wolf, Deputy lire Marshal at (763) 210 -7006 Sincerely, Shelby Wolf Deputy Fire Marshal NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: Curtis Jacobsen FROM: Bob Kirmis /Alan Brixius DATE: April 25, 2012 RE: New Hope - Midwest Steel Supply - Site Plan Review and Variance FILE NO: 131.01 -12.02 BACKGROI IND Midwest Steel Supply has requested site and building plan approval to allow additions to their existing 11,523 square foot warehouse facility located at 9151 International Parkway. Specifically, the applicants wish to construct a 14,992 square foot warehouse addition on the south side of the building and a 1,038 square foot addition to the office area located on the north side of the building. The addition is intended to allow the company to expand its operations in its current location. The company currently employs 12 persons and wishes to add five additional employees in the rear future. The subject measures 2.2 acres in size and is zoned I, industrial. Within I Districts, warehousing activities are listed as a permitted use. In conjunction with the request for site plan approval, the applicants have also requested approval of a variance to allow the placement of two access points along International Parkway. ISSUES ANALYSIS Site Plan Review Setbacks. As shown below, the proposed building additions meet applicable setback requirements of the I, Industrial zoning district. Building Height. Within I, Industrial zoning districts, a maximum height requirement of 6 stories or 72 feet is imposed. At 27.5 feet in height, the building and its proposed additions comply with this requirement. Off- Street Parking. As shown on the submitted site plan, the site's existing parking lot is proposed to be expanded to the east, along the rail line easement. As calculated below, a total of 24 off - street parking stalls are required of the warehouse facility. use Required Setback Proposed Setback Front Yard 30 Feet 30 Feet East Side Yard 10 Feet 22 Feet West Side Yard 10 Feet 10 Feet Rear Yard 30 Feet 205 Feet Building Height. Within I, Industrial zoning districts, a maximum height requirement of 6 stories or 72 feet is imposed. At 27.5 feet in height, the building and its proposed additions comply with this requirement. Off- Street Parking. As shown on the submitted site plan, the site's existing parking lot is proposed to be expanded to the east, along the rail line easement. As calculated below, a total of 24 off - street parking stalls are required of the warehouse facility. use Ratio Required Spa Office 11 space per 300 s.f. I 7 Existing - 1,025 s.f. New - 1,033 s.f. Warehouse 1 space per 1,500 s.f 17 Existing - 10,498 s.f. New - 15,000 s.f. Total 24 With a proposed total of 24 stalls, the parking requirements of the Ordinance have been satisfied. To be noted is that the preceding calculation is based upon an understanding that warehousing, rather than manufacturing, activities are to take place within the building. As a condition of site plan approval, use of the building shall therefore be limited to warehousing and office activities as represented in the application. If manufacturing activities are proposed at some future point, the applicant will be required to demonstrate compliance with applicable parking supply requirements of the Ordinance. Appropriately, one parking space has been provided for use by the disabled. All parking stalls and drive aisles have been found to meet the minimum dimensional requirements of the Ordinance (8' — 9" x 19' and 24 feet respectively). As required, curbing is proposed around the perimeter of proposed off - street parking areas. Loading and Truck Maneuvering. To accommodate the maneuvering of 55 foot trucks and trailers, two access points along International Parkway have been proposed. 2 Such access points will provide ample area within which u -turn maneuvers by such vehicles may be accomplished (via a 50 foot turning radius). This subsequently eliminates the need for trucks to exit the property by backing out into International Parkway (a safety concern). To allow two access points along International Parkway, the processing of a variance is necessary. An evaluation of the variance request is provided in a latter section of this report. Building Materials. The proposed building additions will be finished in precast concrete panels which will match the materials of the existing structure. Painted horizontal (accent) bands are proposed at the top of the warehousing and office components. The proposed finish materials are considered acceptable. Green Space. According to the ordinance, at least 20 percent of the site area (or 19,626 square feet) must be devoted to green space. Following the construction of the building additions, 54 percent (or 53,138 square feet) of the site will be devoted to green space. Thus, the minimum green space requirement has been satisfied. Trash. The site plan does not illustrate any exterior trash containment areas. Thus, all refuse must be stored inside the building. Outdoor Storage. It has not been indicated if any outdoor storage upon the site is proposed. As a condition of site plan approval, outdoor storage shall not be allowed except via the processing of a conditional use permit. Lighting. As required, a photometric plan has been submitted for review. The plan demonstrates compliance with the City's maximum lighting standards at the perimeter of the property. Additionally, the City's minimum lighting standards within the parking lot have been satisfied. All new lighting must comply must meet the following standards: Light fixtures shall be hooded with a 90 degree cut off lighting. 2. The height of the light fixtures and poles shall not exceed 25 feet. Landscaping. The landscape plan calls for a variety of site plantings on the north and west sides of the site. Tree plantings include three Autumn Blaze Maples and three Northern Red Oaks. A variety of shrubs and perennials are proposed around the perimeter of the office addition. As recommended in previous staff review, plantings are proposed on the north side of the parking lot to screen parked vehicles. K The plant schedule identifies species, quantity and sizes. The selected plantings appear to be acceptable in type and size. Landscaped areas are to be irrigated in compliance with Section 4 -4 of the Ordinance. Fencing. The rear yard of the subject property is currently fenced. To accommodate the proposed warehouse addition, a portion of the fence is to be removed. Rooftop Equipment. As part of previous staff and Design and Review Committee review, question was raised whether or not any rooftop equipment is proposed. The submitted photometric lighting plan includes a notation that there will be no rooftop equipment on either the high (warehouse) or low (office) roofs. Signs. No new signs are proposed upon the site. The existing freestanding sign is however, to be relocated to accommodate the proposed parking lot expansion. The sign is proposed to be located near the northeast corner of the office expansion. While the proposed sign location is acceptable, a sign permit should. be processed to document the location change. Grading and Drainage. As required, a grading plan has been submitted for review. The plan will be subject to review and recommendation by the City Engineer. Variance Review According to the Ordinance, properties within the City are allowed one driveway access for each 125 feet of street frontage. The subject site has 220 feet of frontage along International Parkway and thus is entitled to one curb cut along the street. As previously noted, the applicants have requested approval of a variance to allow a second curb cut along International Parkway. Such second access is intended to better accommodate truck maneuvers upon the site and eliminate the need for the backing of trucks on to the adjacent street. 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 Ordinance. In consideration of variance requests, Section 4.36 of the Ordinance stipulates that the "practical difficulties" must result if the variance were to be denied. The Ordinance 4 specifically states that "practical difficulties" may include, but shall not be limited to, the following: a. A physical condition unique to the property that results in practical difficulties when using the parcel or lot within the strict application of the terms of this Code. Physical conditions causing practical difficulties may include lot shape, narrowness, shallowness, slope, or topographic or similar conditions unique to the parcel or lot. b. Practical difficulties may also include inadequate access to direct sunlight for solar energy systems. C. Economic conditions alone shall not constitute a practical difficulty if a reasonable use of the property exists under the terns of this Code. d. A practical difficulty shall be unique to the parcel or lot for which the variance is being sought and is not generally applicable to other properties within the same zoning district. In granting approval of a variance request, the Ordinance further states that the following findings should be made (9) That the property owner proposes to use the property in a reasonable manner not permitted by the city's zoning code; Staff Comment. Approval of the variance will eliminate the need for trucks to back into International Parkway. This is considered positive both for the property owner and the general public by eliminating a possible safety concern. (2) The plight of the property owner is due to circumstances unique to the property under consideration and not created by the property owner, Staff Comment. The truck maneuvering area upon the site is very narrow in width and cannot accommodate full turn - around maneuvers. This is due in part to the existence of an adjacent rail spur. This condition is unique to the subject property. (3) The variance will not alter the essential character of the locality or permit a use not allowed within the respective zoning district; 4� Staff Comment. Approval of the variance will not alter the industrial character of the area in which the subject site is located. (4) The variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire or endanger public safety, Staff Comment. Approval of the variance will not impact the supply of light and air to adjacent properties. By eliminating the need for truck backing maneuvers on to International Parkway, improved area safety is expected to result. RECOMMENDATION The proposed building additions are well designed and consistent with applicable requirements of the Ordinance. The site does not have 250 feet of road frontage necessary to accommodate two access points without need a variance. Considering that 220 feet of street frontage exists and that a second access will improve site circulation and adjacent roadway safety, approval of the variance is, in the opinion of Staff, justified. Based upon the preceding review, the following is therefore recommended: A. Approval of the site plan to allow the proposed building additions subject to the following conditions: Use of the building shall be limited to warehousing and office activities as represented in the application. If manufacturing activities are proposed at some future point, the applicant will be required to demonstrate with applicable parking supply requirements of the Ordinance. 2. All refuse shall be stored inside the building. 3. Outdoor storage shall not be allowed except via the processing of a conditional use permit. 4. New light fixtures shall be hooded with a 90 degree cut off lighting. 5. The height of light fixtures (and poles) shall not exceed 25 feet. 6. Landscaped areas shall be irrigated in compliance with Section 4 -4 of the Ordinance. u 7. A sign permit be processed to document the proposed freestanding sign location change. 8. Grading and drainage issues shall be subject to comment and recommendation by the City Engineer. 9. The City approve the variance request to allow two curb cuts along International Parkway. 10. Comments of other City Staff. B: Approval of a variance to allow the two curb along International Parkway subject property to the following conditions: 1. The City approve the submitted site plan review application and satisfy the listed conditions of approval. 2. Comments of other City Staff. cc: Eric Weiss Steve Sondrall Pam Sylvester Roger Axel Brandon Walton, Midwest Steel Supply 7 DESIGN & REVIEW COMMITTEE April 12, 2012 Committee: Anderson, Houle, Nirgude, Onadipe, Svendsen The Development Review Team met on April 11 to consider a request for a site plan review for Midwest Steel Supply at 9151 International Parkway. Staff: Axel, Korth, Weiss, Wolf Consultants: Brixius, Long PLANNING CASE: PROJECT: ADDRESS: ZONING: PROPERTY OWNER: APPLICANT: 12 -05 Site Plan Review 9151 International Parkway I, Industrial GIR, LLC Gerald Rako, Midwest Steel DESCRIPTION: The applicant desires to construct a building expansion that would more than double the existing building size. The Development Review Team was supportive of the request, however, had many concerns and requested additional information. All requested information must be submitted by April 20 for the application to be considered complete. REQUIRED INFORMATION: • Demonstrate parking demand or reassign floor space to meet parking provided. • Truck turning radius proposed is small. Contact railroad regarding encroaching on easement to allow more semi -truck turn around room on property or provide details on how that can be done safely. Proposed radius potentially compromises three parking stalls. • Add shrubs along north side of building, west of the curb cut. Not to interfere with fire department connection - 5 ft. clearance required. • Clarify whether or not the fence will be removed. (recommended to remain) • Provide detail on location and type of all exterior lights (building and parking lot). • Provide photometric plan. • Identify location of rooftop equipment. • Provide details on screening rooftop equipment. • Provide retaining wall at southeast end of property. • Provide details on storage capacity of pond. • Provide stormwater calculations • Provide detail on where water goes from catch basin • Fire department connection will need to be relocated to warehouse or separate room with outside access (away from parking area). Fire lane signage may be required. • Provide location of sprinkler riser room. • Indicate location of hydrant on plans - may require a second hydrant. Hydrant shall be located within 100 feet of fire department connection. • Indicate reason for large overhead door at rear of manufacturing area. • Provide details of warehouse use - type of storage, racking, height of racking, etc. • Turn- around is required at south end of parking lot unless second curb cut provided. • More exits may be required in warehouse if there is high -pile storage. • Police department concerned with amount of parking provided and possible on- street parking overflow. • Provide detail on access to and use of green area south of building addition. • Provide details on construction type, occupancy, calculations on building regarding plumbing fixtures. • Provide detail on use of addition - warehouse and manufacturing - how much space for each use. • Submit plans to Met Council for SAC determination. • Consider obtaining a variance for second access to property due to very tight turning radius. • A full code review of building will be required prior to issuance of building permits. COMMENTS: • Curb cut is compliant with city code • Trash enclosure to be inside building • No new signage is proposed • Building architecture to match existing building ATrIACHMEN'I'S: • Application • Northwest Consultants (planning) notes • West Metro Fire notes • Stantec Consultants (engineer) notes • Maps NOTE: REVISED PLAN DEADLINE is Friday, April 20, by 3 p.m. Planning Commission, Tuesday, May 1, 7 p.m. City Council, Tuesday, May 29, 7 p.m. CITY OF NEW HOPE SPECIAL ZONING PROCEDURES APPLICATION LOG A B C D E F G H I J Appli- Applicant Date Deadline for Date 60- Date 60- Date Deadline Date city Date city cation application required day time day Applicant for city approved or sent response number Name received info rmation limit extension was notified action denied the to Applicant Address by city Date Applicant expires expires of under application Phone sent notice of extension extension information or waiver was missing 12 -05 Midwest Steel Supply 4/6/12 4/27112 9151 International Parkway 6/5/12 8/4!12 New Hope 55428 Gerald Rako 06- 118 -21 -33 -0009 Boxes A -C and E -F will always be filled out. Whether the other boxes are filled out depends on the city's procedures and the date of a specific application. A. Assign each application a number. B. List the Applicant (name, address and phone). C. List the date the city received the application. D. List the date the city sent the Applicant notice that required information was missing. If the city gives such notice, it must do so within 15 business days after the date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. E. To calculate the 60 -day limit, include all calendar days. F. To calculate the 60-day extension, begin counting from the day following the first 60-day limit, include all calendar days. G. The city will notify the Applicant by mail that a 60-day extension period applies to the application. (The date in Box G must come before the date in Boxes E and F.) H. List the deadline under any extension or waiver. I. The city must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.) J. List the date that the city sent notice of its action to the Applicant. It is best if the city not only takes action within the time limit, but also notifies the Applicant before the time limit expires. >i WAREHOUSE ADDITION CAP "'a`YlQ �l�r ����,.•Y,'.TVL`.T ~M r... - +-.i� ��i.�s�.- .-..". � .. ,.. �^r�a..r.. wf y .�iM e "y OFFICE ADDITION PROPOSI_ PROJEGT EX 15T I NC PHOTO RELOCATE EXITING ` SITE SIGN PROPOSI_ PROJEGT EX 15T I NC PHOTO Memorandum To: Planning Commission Cc: Steve Sondrall, City Attorney Al Brixius, Planning Consultant From: Curtis Jacobsen, Director of CD Date: May 1, 2012 Subject: PC 12 -02 Amendment to Sec. 4-32 Administration - Amendments As discussed at the March Planning Commission meeting a minor change is being proposed to this section of the zoning code. The commission was supportive of this action when previously discussed. Tonight will be the official public hearing on this amendment. Staff recommends the Planning Commission recommend approval of this change to the City Council. The item will advance to the City Council on Tuesday, May 29. Attachments • March 1 Memo • Code showing change • Public Hearing Notice 1 E _ p { V t Memorandum To: Planning Commission Curtis Jacobsen, Director of Community Development Cc: Al Brixius, Planning Consultant Steve Sondrall, City Attorney From: Eric Weiss, CD Assistant Date: March 1, 2012 Subject: PC 12 -02 Amendment to Sec. 4 -32 Administration - Amendments Staff is proposing to amend the language in Section 4-32, which outlines the requirements for amendments to the zoning code text or zoning district boundaries. Currently, there are three criteria for an amendment. Staff is proposing to remove the first requirement that "the zoning amendment is necessary to correct a past zoning mistake." The definition of a "zoning mistake" is rather nebulous and subjective and a difficult criteria to make a determination on. As times change, so should the zoning to reflect those changes. To qualify past decisions as "mistakes" doesn't give due credit to past decisions and attitudes towards zoning or allow for change without determining there was some sort of error. Staff believes the other two requirements are more than enough to ensure zoning amendments are carefully considered. 'Those criteria include: • The character of the area has changed to warrant consideration of an amendment. • The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official city comprehensive plan. Zoning amendments are considered to be legislative actions. he state an U -1 courts have granted cities the most latitude in their decision - making for legislative actions. Therefore, removal of this criterion will not diminish the city's ability to make future decisions, rather it will likely make future zoning amendments more legally sound by removing the hard to judge term "mistake." Because the change is so minor, staff does not plan on bring the issue forward to the Codes and Standards Committee. If the Planning Commission is accepting of the change, the issue would move forward to public hearing on April 3, 2012. 1 Sec. 4 -32. - Administration — Amendments. (a) Amendments, initiation. The city council or planning commission may, upon its own motion, initiate a request to amend the text or the district boundaries of this Code. The procedural requirements of this section shall not apply to such proposed amendments except to the extent required by state statute. Any person owning real estate within the city may initiate a request to amend the district boundaries on their own property or text of this Code so as to affect the said real estate. (b) Procedure. An application for an amendment requires a public hearing and shall be processed pursuant to the provisions outlined in subsection 4 -30(c) of this Code. (c) Criteria. The planning commission and city council shall consider possible effects of the proposed amendment. Its judgement shall be based upon, but not limited to, the following factors: (2) The character of the area has changed to warrant consideration of an amendment. (3) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official city comprehensive plan. NOTICE OF PUBLIC HEARING TO CONSIDER ORDINANCE AMENDING NEW HOPE ZONING CODE BY AMENDING REQUIREMENTS TO ADMINISTRATION —AMENDMENTS PLANNING CASE 12 -02 CITY OF NEW HOPE, MINNESOTA Notice is hereby given that the New Hope Planning Commission will meet at City Hall, 4401 Xylon Avenue North, New Hope, Minnesota, on Tuesday, May 1, 2012, at 7 p.m. to hold a public hearing to consider amending the requirements to Section 4 -32 of the New Hope Zoning Code Administration - Amendments. Such persons as desire to be heard with reference to the proposal will be heard at this meeting. This notice is given pursuant to the Zoning Ordinance of the City of New Hope on the petition of City of New Hope. Exhibit and further information can be reviewed at the Information Counter in City Hall, Monday through Friday, 8 a.m. to 4:30 p.m. The New Hope City Council will consider the recommendation of the Planning Commission on this proposal for the purpose of taking action at its meeting on Tuesday, May 29, 2012, at 7 p.m. or as soon thereafter as may be heard in the Council Chambers, 4401 Xylon Avenue North, New Hope, Minnesota. Accommodations such as a sign language interpreter or large printed materials are available upon request at least five working days in advance. Please contact the city clerk to make arrangements (telephone 763- 531- 5117). Dated: April 12, 2012 Valerie Leone Cit-j Clerk (Published in the New Hope- Golden Valley Sun -Post on April 19, 2012) Memorandum To: Planning Commission Cc: Steve Sondrall, City Attorney Al Brixius, Planning Consultant From: Curtis Jacobsen, Director of CD Date: May 1, 2012 Subject: Shingle Creek 3rd Generation Watershed Plan S b� INI Council Member Stauner will be in attendance at the May 1 meeting to discuss Shingle Creek Watershed with the Planning Commission. He has stated that he will not be using the power point put together by the Watershed Commission. He feels it is good background information but that there are other issues of concern for the Planning Commission he will be discussing. The power point from Shingle Creek has been modified by the adding of additional slides and more notes in support of the slide. Please review and make note any questions you may have for Councilman Stauner. Attachments • E -mail from Councilman Stauner • 3rd Generation Watershed Management Plan (printout of PwrPt) Jacobsen Curtis From: Stauner Daniel Sent: Monday, April 23, 201212:33 PM To: Jacobsen Curtis Subject: May planning commission meeting Although I think the power point from the Shingle Creek Commission has useful background information in it, I do not plan on using it. There are some specific issues that I think will be of more direct concern to the planning commission that I want to address. However, I think it would be useful for throe to have a printed copy of the commission powerpoint in their packet so that they can read it for the basic background information. If I do my own power point, I will get the slides to you by next Monday. But I may not use a power point at all. Meeting Purpose Provide an overview of the Shingle Creek and West Mississippi Watershed Management Commissions and their work Get your input on water resources priorities for the coming io years The Shingle Creek and West Mississippi Watershed Management Commissions are boards of citizens from ten cities who are charged with managing the lakes, streams, and wetlands in this area. The Commissions are preparing their next ten year management plan. The purpose of this meeting is to let you know what the Commissions have been working on the past ten years and to get your input on what + 01 , 10y , should be foctA - sin n . o w In in th e next ten year plan. 2 Agenda • What is a watershed and what is a watershed management commission? • What is a watershed management plan and how does it relate to what cities do? • What have the Shingle Creek and West Mississippi Watershed Management Commissions accomplished in the past ten years? What are the issues identified for next ten years, and how do the Commissions plan to address them? We will start with some background on watersheds and management planning, then talk about what has been accomplished and some of the issues the Commissions see as being important in the coming years. Then we'll open up for discussion on what you see and what you think should be priorities. 3 What is a Watershed? MlxarA� ti. �� 1 r ' lerar Nicg'K ..mss Qlrtt Pf �Iri Some of this may be information you already know, but let's start with some basics. Watersheds are drainage areas and can be as large as the Mississippi River basin, for example, or as small as a few blocks in your neighborhood. The size doesn't matter, what matters is that anything that happens within that drainage area eventually has an impact on downstream water resources. Even though you may not live near a lake or Aream, the stormwater that r fins tiff your p r op e rty 0 d o.". n y our curb and oiittar eventually is carried to the nearest waterbody through a storm sewer, channel, or stream. That's why, when we think about managing our lakes, streams, rivers and wetlands, we have to think about managing the whole area or watershed that drains to them. 4 Wh at Is a Watershed? A watershed Is the area of land that drains to a particular point along a stream I , Why Manage. Water Resources? 1972 Federal Water Pollution Control Act (Clean Water Act) was intended: 66 000 to restore and maintain the chemical, physical, and biological integrity of the Nation's waters." First off, why do we manage water resources? Shouldn't that be the responsibility of the people that live on them? In the early 1970s, Congress passed sweeping new environmental laws, including the Clean Air Act, the Clean Water Act, and the Threatened and Endangered Species Act, and established the Environmental Protection Agency. Before the Clean Water Act was passed, the federal government had standards only for "navigable waters" such as big rivers, and this was mainly to protect their use for shipping and interstate commerce. The Clean Water Act established a national policy that all the Nation's waters should be "fishable and swimmable." In other words, lakes and streams ought to be clean enough to swim safely, and to support a fish community with healthy fish that can be safely eaten. 5 Surface Water Management Act 1982 (Metro Water Planning Law) During its first decade, the Clean Water Act focused on cleaning up point- source pollution such as industrial discharges from pipes. In the early 1980s, attention turned to nonpoint source pollution, or pollutants from diffuse sources such as fertilizer, erosion, trash, petroleum, bacteria, etc. The Minnesota State Legislature passed the Surface Water Management act in 1982, which mandated that the seven county Metro area "^ divided �nto watersheds Each ountershpd is re;i!ired to prepare a management uc uw; ���w watersheds. plan detailing how it will address nonpoint source pollution and clean up and manage lakes, streams, and wetlands. I: Watershed Districts and Management Organizations In the Twin Cities Metropolitan Area Metro Area Watersheds This is a map of watersheds in the Metro area. Those in red are Joint Powers organizations like Shingle Creek and West Mississippi. The ones in blue are Watershed Districts like Minnehaha Creek and Rice Creek. Watershed Districts are special units of government with their own taxing authority, while joint powers organizations get their funding from the member cities, who also appoint the commissioners. 7 �� aa an,mtien7gp� � � ��y West Shingle r i ` "° °°° Mississippi Creek and ®.� °. r n- West � - -•�-: �_.� 51 Mississippi Shingle Watersheds Creek r �` — w (L..t , ; 1 ( �` � �� �4wx„� ' �; ,• �� �, � rl Jx W LrL,� ; x° 56 w .Wun 1 05 0 1 f, This is a map of the Shingle Creek and West Mississippi watersheds. Shingle Creek encompasses parts of nine cities and is 43.5 square miles in size. West Mississippi includes parts of five cities, and is 23.5 acres in size. The Shingle Creek watershed extends west to just past Vicksburg Lane in Plymouth, and Shingle Creek discharges into the Mississippi River just north of the Camden Bridge in Minneapolis. There are sixteen ialtes iii the watersh alld a 25 �i�iic o f r itre am. :��e3t i:�ii extends from just west of TH 169 in Brooklyn Park and Champlin to the Mississippi River. There are no lakes in West Mississippi and about 15 miles of channel. While they are two separate entities, the two watersheds consider themselves "sisters;' and do much of their work jointly. E- Shingle Creek and West Mississippi Watershed Management Commissions An important note is that the ten cities in the two watersheds very deliberately chose to organize as joint powers WMOs rather than watershed districts. They felt it was important to have local control over the planning process. They also did not want to create a new layer of government with its own taxing authority. E] Watershed Roles and Responsibilities Planning studies Development standards Monitoring, modeling, education and outreach • Capital projects • Maintenance Jn�plementation • Enact ordinances, standard practices, etc. The watershed commissions generally take a coordinating and policy role, with the cities responsible for implementation, such as building projects, undertaking maintenance, etc. The Commissions also provide watershed -wide activities such as monitoring, education, and public outreach. Some cities do this as well to supplement what the Commissions do. The Commissions also coordinate with other watersheds nearby, such as .,____�� Creek, rl r`..,.,1. .J flAir, a f 1-1 . — eYamnla Bassett Creek, Lim Creek, and I„A„I nehahu .,,.....,. r ...., education and outreach is coordinated through the West Metro Water Alliance, or WMWA, which includes Shingle Creek, West Mississippi, Elm Creek, Bassett Creek, and Pioneer -Sarah Creek and partners Hennepin County, Three Rivers Park District, and the Freshwater Society. 10 Let's move on to the real purpose of this meeting, which is to talk about the upcoming new watershed management plan. This photo is of Minneapolis Patrick Henry High School students doing macroinvertebrate sampling as part of their summer 3 -week education program, which is cosponsored by the Shingle Creek Commission. 11 Watershed Management Plans A e ork guiding annual work plans an ocal Water Management Plans As ss ent of problems and issues and cor ` ;spo ding goals, policies and strategies Su cif steps to be undertaken over ten ling Od partnership strategies Watershed Management Plans are a framework for what the Commissions and the cities will try to accomplish in the coming ten years. They set policies and general goals and activities that are then refined in the annual work plans. 12 Relationship with City Planning After the watershed commissions complete their watershed management plan, each city is required to have a local water resources plan with details of what they will do to meet not only the city's goals but also the commissions' goals. So, for example, since a part of New Hope is in the watershed of Upper Twin Lake in Crystal, New Hope's plan must include some actions to help improve that lake even though it is not in New Hope. 13 Management Planning • First Generation Plan, 1990 -2002: focus on water quantity, preventing flooding Second Generation Plan, 2003 -2012: focus on water quality, education and outreach • Third Generation Plan, 2013 -2022: focus on implementation and achieving outcomes Our first management plan focused on controlling the amount of stormwater runoff to prevent flooding and erosion. This was important because at that time large areas of Plymouth, Maple Grove, northern Brooklyn Park, and Champlin hadn't been developed yet. The plan was to prevent development from causing any flooding issues downstream — and it worked. The second generation plan focused on water quality. For eve been d 2 tW Ann niir I -ALcc anrd ctranmc to the past ten years we uecii monitoring oli s o asu„y111g w"' understand their water quality and other issues. This next plan will focus on taking what we have learned about our water resources and implementing projects and other actions to improve water quality. 14 Overview of Past 10 Years: Successes i 13 lake nutrient TMDLs evaluating water • Shingle Creek chloride TMDL quality • Shingle and Bass Creeks Biotic and Dissolved Oxygen TMDL • Amount of pollutant load reduction necessary • List of potential. actions that cities can take Because many of our lakes and streams do not meet state water quality standards, much of the Shingle Creek Commission's time in the past ten years has been spent undertaking Total Maximum Daily Load studies, orTMDLs, which are detailed diagnostic studies to determine as best we can why a lake, for example, has severe algae blooms or why a stream like Shingle Creek doesn't support a good fish community. The chloride TMDL for Shingle Creek was the first in Minnesota and it helped the state better understand the impacts of road salt use on our lakes and streams. The Minnesota Pollution Control Agency is using our work in Shingle Creek to develop new programs and standards throughout the Metro area. We now have a set goal for each lake and a good idea about the amount of pollutant reduction that would have to happen for the lake to meet its goals. Each TMDL has an Implementation Plan that lists the various types of actions that cities and others can take to reduce pollutants. Some of these actions are specific projects, like new stormwater ponds, and some are general actions, such as encouraging rain gardens, sweeping streets more frequently, or taking advantage of street or highway projects to reduce and treat runoff. Every five years the Commission will review what actions have been taken, evaluate whether water quality has gotten better, and if necessary come up with additional actions to take over the next five year cycle. This "adaptive management" cycle will go on until the water body meets its goals or there isn't anything left to do. 15 Overview of Past 10 Years: Successes .Expansion of education and outreach program • Obtained $2.2 million in grants for projects and studies • Calibrated hydrologic, hydraulic, and water quality models The Commissions significantly increased the amount of education and outreach happening in the watersheds, working with schools, lake associations, and other property owners. The Commissions have been very successful in obtaining grant funds. Almost all of the work done to study the lakes and streams and determine how to improve them was paid for by grant funds. The models we have help us to understand where pollutants from, so we can spend funds in the most cost_efFectiya places. 16 These are problems and issues the Commission and city staff have identified. We are interested in your comments and whether there are other things to be concerned about. This photo is Shingle Creek in Brookdale Park in Brooklyn Park. 17 Maintaining Ft Improving Water Resources What we've found through our monitoring program and through completing TMDLs on the lakes and streams in the watersheds is that our water resources have been highly impacted by the built environment. As we developed, we have created more stormwater runoff, and our storm sewers and channels carry this runoff and pollutants directly to our lakes, streams, and wetlands. 13 of our 16 lakes contain too much L_ _..,. n.... 1,1. ThAr11.• I.. '.a .,., +' Fn......,tonti I b ig rPl�lrl nrniartc r. plllJJi.JIIo us. Vul 1a 1 IvIDLJ oiny iucn�ified a Ia V n Fote Baia big load nrniprtc so most of the future improvement is going to have to come from small projects and practices scattered around the entire watershed. The biotic integrity of Shingle and Bass Creeks is poor — in other words, they don't have many fish and can't sustain other aquatic life such as m acroinve rteb rates, or aquatic bugs. This is mainly because we have altered those streams over time so that they are very efficient at carrying large amounts of runoff from our storm sewers down to the Mississippi River. The TMDL showed we need to reconstruct these streams to improve habitat. 18 Funding is tight for everybody and managing water quality has to compete with basic city services such as public safety and public works. The Legacy Amendment Clean Water Fund raises about $68 million annually. That goes for lots of things statewide such as wastewater treatment plant upgrades, groundwater protection, and water testing and monitoring. The actual amount of grants for local projects by cities and watershed organizations is $7-8 million annually, for the entire state. 19 Financial Stability Unknowns such as the Lake Pepin TMDL (now the South Metro TurbidityTMDL) will require cities and watershed organizations to take on new actions, but we don't know what yet. Water quality standards are always changing or being added, so we have to keep up with those. Another big unknown is what impact climate change will have. We already know precipitation has changed, that we are getting more intense storms. We A _.. /a �.� a L..... +t +�.. +.. M n..n -�r, i m pact nn n..r IakeS and Stramme and ;�ihat UV11 l know yet how th s going o have ail 1 v�� vaa� we should plan on doing about it. 20 Regulations, Rules, and Standards Evaluation and Communication These are some other issues that are important to talk about. There is a requirement that we clean up our lakes and streams, but how fast? How do we show the public, the taxpayers, that we're having a positive impact? What motivates people to change how they maintain their properties, for example, to stop mowing their lawns down to the edge of the lake? What do you think? 21 This is a photo of Bass Lake in Plymouth. This next section reviews some of the preliminary goals for the next ten years that were developed by the Commissions and the cities. These goals will be used to come up with programs and projects throughout the two watersheds. As we go through these, please comment on what YOU think the goals and priorities ought to be. 22 Water Quantity Goals • Continue to prevent flooding • Increase summer flows „i, in Shingle and Bass Creeks Shinee Greek w iBmoMpi Paris When land is converted from a natural use such as a prairie or a forest, lots of that natural surface is covered up with hard surfaces such as roads, parking lots, and buildings. These impervious surfaces do two things. One, when rain falls on them, instead of soaking into the ground it runs off into storm sewers and channels which carries all this water into streams like Shingle Creek. When it rains, Shingle Creek can rise two or three feet very fast. If there is a lot of rain, it can overtop the streambank and cause flooding. So, the first goal is to control the amount of new runoff so there is no new flooding. Second, the rain that used to soak into the shallow ground water was an important source of the water in lakes, streams, and wetlands. Some of our wetlands dried up when the groundwater table fell. Other streams like Bass and Shingle Creek go dry in summer unless we get rain. We've got to figure out how to increase infiltration to replenish our groundwater so that our streams and wetlands don't dry up. 23 Some ways to increase infiltration and restore surficial groundwater include things like bioinfiltration swales adjacent to roads and highways; boulevard rain gardens that infiltrate runoff from neighborhood streets; and porous pavement. The porous pavement photo is from our research project in Robbinsdale which is investigating whether porous pavement at street corners will reduce ice buildup and thus reduce the need �.. sa lt . , .. +Nn ...,.. nn +hn traMli ±inna na VG m O nt ..— o a pply road Sail. IV'v�l he p0n water ^ o n . t.•. . nnua•••ant Fwan though the porous pavement had just been laid down (it is steaming in the rain as it is being rolled), the rain is soaking right through it. 24 Water Quality Goals Improve water quality to meet state standards in these lakes: • Schmidt • Bass • Eagle • Crystal • Middle Twin • Ryan These are some aggressive water quality goals. Many of the listed lakes are close to the state standard and need only some concentrated effort to get them to meet water quality standards. Others are more difficult and will take a lot of effort, but some improvement can be made. At a minimum, it is a goal of the Commissions that none of our lakes or streams get any worse than they are now. 25 Meadow Lake, New Hope Many of the same actions that will help reduce the amount of stormwater runoff also will help improve water quality. This is because pollutants are carried by stormwater to the downstream water bodies. Highway and street reconstruction projects are good times to add ponds, boulevard rain gardens, and other stormwater treatment devices. However, there are other actions that can help improve water quality, such as NJ bM11 .....,CIA - controlling certain types of aquatic, vegeta suc c u r l y -lea f p-Ve �� Y b r'lant �� native vegetation to stabilize shorelines; and controlling carp and other rough fish. This photo is an experiment on a lake in Madison, Wisconsin, where a barrier was installed to keep carp out of a portion of the lake. Rough fish forage along the bottom of lakes, and in shallow lakes this can stir up the nutrient -rich sediments and cause more algae to grow. 26 Water Quality Goals Improve water clarity in other lakes by io % Complete stream improvements on 30% of the length of Shingle Creek Shingle Creek, Brooklyn Park Shingle Creek has been modified from its natural channel. It has been ditched, straightened, and dredged so that it can more efficiently carry stormwater from the whole watershed to the Mississippi River. It has a number of water quality problems and doesn't support a very good fishery or other types of aquatic life. There are some things that can be done to improve it, such as projects that have already been undertaken in the cities of Brooklyn Park and Brooklyn Center. 27 There are ether, smaller streams in both Shingle Creek and West Mississippi watersheds that could benefit from improvement. This is a project on Pike Creek in Maple Grove and Plymouth near Pike and Eagle Lakes. Before the project was completed the stream was very eroded and people in the houses on either side were losing their back yards. The sediment lost from the banks was being discharged downstream into Pike Lake. T J aL. ., trees L.'I: -,...J +1... UONIM4 WY n +inn s and nthor IN he project t h inne d Li1C trees, stabilized k- k—I v pla,.�... w shrubs, and added rock riffles and vanes to slow the water down and keep it in the middle of the channel. The result is a very natural channel that is stable, pleasing to look at, and now supports aquatic life. 28 Groundwater and Wetlands Goals • Increase infiltration to restore groundwater • Protect existing wetlands • Improve functions and values of wetlands where possible Cherokee Drive wetland, Brooklyn Park In the past groundwater was not paid much attention, but we realize now that we have to know more about how it impacts our surface waters such as wetlands and streams. We also have to do more to protect and improve our wetlands. We have lost many of wetlands and those that haven't been filled or drained are in poor condition. We need to look for ways we can restore the native vegetation in wetlands that are now, for example, mostly cattails. We do have some remaining good quality wetlands and those need to be preserved as much as possible because they provide important habitat and other functions to the landscape. 29 Operations and Programming Goals Operate within sustainable funding level Continue to share in the cost of implementation projects Continue to seek out grants and other funding sources Funding is one of the most important issues facing cities and watershed organizations. Most of Shingle Creek and West Mississippi's operational funding comes from the ten cities in the watershed. Grants help fund special projects, but there is a lot of competition for that funding. Hennepin County also levies a special propertytax across all the properties in the watersheds to pay for certain types of projects. But there is so L MUM LII _..,,.,� to �......� II these sourc .mot r to nnv fnr e�rervthina dL IICCU� lV UC UVI�G, all u1C7c wu�ae$ ara. �w� ��� �.r v r—Y �......p, so we have to make choices and prioritize what we can do. That's where we need your help, in deciding what is most important. 30 The Commissions do a lot of lake and stream monitoring, both to keep track of conditions and to determine if the projects and other actions being taken have a measurable impact on improving the lakes and streams. Some of that monitoring is performed by volunteers. High school students collect m acroi nve rteb rates (bugs) from streams in several locations in the two watersheds. Adult volunteers measure lake water clarity and, in a new program called WHEP, also help monitor conditions in some wetlands. 31 Continue Education and Outreach Programming Sponsor volunteer events Participate in education fairs Provide classroom education Shingle Creek and West Mississippi Commissions provide a number of opportunities for education and participation. A small grant program helps volunteer groups pay for materials to restore native vegetation on shorelines or plant rain gardens on public property to treat runoff. We sponsor an annual Earth Day /Week event, the Great Watershed Cleanup. Commission members participate in education fairs and home and garden shows to get the word out. The Commissions sponsor rain garden workshops through Metro Blooms and education on water issues for city staff and city councils. We have a website www.shinglecreek.org, which includes information about the Commissions and our work, and about other water issues. We also partner up with several other watershed organizations in the West Metro Water Alliance, WMWA, and participate in other collaborations such as Blue Thumb and Watershed Partners. Can you think of other types of education and outreach you'd like to see the Commissions try? 32 Operations and Programming Goals • Maintain updated hydrologic, hydraulic, and water quality models • Maintain and update development rules and standards • Serve as a technical resource for cities • Continue research projects • Coordinate water management between cities And finally, one of our goals for the coming ten years is to keep on doing what we've been doing successfully for the past ten years. We require new development and redevelopment projects to manage their stormwater to reduce runoff, and to treat what does leave their site. We stay current on the latest research and do research ourselves through grant- funded projects. We are a resource for cities, and we are a means to collaboration. We meet monthly, so the cities have a regular opportunity to get together and share information and talk through problems and issues. 33 Implementation In summary, here are the general types of implementation actions the two Commissions are considering. Later in this process we will consider a list of specific projects and programs. Let's review this list and then talk about what you think are the most important actions that could be taken. 34 35 Implementation Some Questions • What do you think are the most important issues regarding our lakes and streams? • Are there some additional things we could consider doing to help our water resources? • What's the best way to get information about water resources issues to residents and to commercial properties? • How would you persuade someone to consider doing something new, such as a rain garden? We've covered a lot of material and you've asked some good questions and made several suggestions. What else do you think the Commissions should think about as they develop their next generation management plan? 36 37 4 Memorandum To: Planning Commission Curtis Jacobsen, Director of Community Development Cc: Pam Sylvester, Administrative Specialist Al Brixius, Planning Consultant Steve Sondrall, City Attorney Chris Long, City Engineer From: Eric Weiss, CD Assistant Date: April 27, 2012 Subject: City Center Zoning As you are well aware, the city has been conducting a transit oriented design (TOD) study of the City Center area for nearly two years. The intent of the study was to research and analyze ways to foster and encourage pedestrian- scaled and compact redevelopment of the city's downtown area. In June of 2011, the city adopted the New Hope City Center Vision, a sort of guidebook for redevelopment of the area. Moving forward, it became apparent the city needed to create a separate zoning district for this area due to its unique characteristics and its importance as the business, commercial, and cultural center of the city. The draft zoning code before you has been crafted by Sherri Buss, consultant with planning firm TKDA, and city staff, along with consultation by Al Brixius, the city's regular planning consultant. The draft code was prepared utilizing language from a variety of sources including the city's existing zoning code, the City Center Vision, the Design Guidelines, and TOD and pedestrian- oriented districts in other cities. The intent of the code is to provide both a level of flexibility in design and site standards as well as to create a more pedestrian- centric neighborhood. Two meetings of the Codes and Standards Committee have been held to review the proposed ordinance. The Planning Commission began review of the document in April and was able to review up to Section 4- 17(f). The Planning Commission will continue review of the draft ordinance, time permitting, at its May meeting. An open house is scheduled for the hour before the Planning Commission meeting. An open house was held on April 18 as part of the New Hope Business Networking Group. If the Planning Commission is able to complete review at the May meeting, a public hearing will be scheduled for the June meeting. 1 Staff will prepare a Power Point presentation to guide the Planning Commission through the document and to provide visuals. The major changes proposed in the first half of the document include: 1. Section 4- 17(c). Permitted Uses. The CC district will allow for a mix of residential, commercial, and civic uses. There will be a minim and maximum level of residential density permitted with the intent of creating a compact neighborhood with reasonable density levels. 2. Section 4 -17(d) Bulk Building Placement and Dimensional Standards. To create a pedestrian- friendly traditional downtown district, the setbacks have been reduced from the existing CB, commercial business, requirements. Additionally, to bring buildings closer to the sidewalk and street, a "street- side" yard "build -to line" has replaced the traditional setback. In order to create an attractive and orderly streetscape, buildings will be required to be oriented to the "street- side" yard, that being the yard that faces the primary street. Streets will be defined in a hierarchy of importance and function. This will help to negate some of the issues with odd orientation of corner lots. The build -to line will be a range in which buildings must be constructed (10 -25 feet behind the property line). Additionally, the concept of floor area ratio (FAR) has been introduced. A handout from the Met Council has been attached to help visually clarify these concepts. 3. Section 4- 17(e). Architectural Standards. Many of these standards have been transferred from the Design Guidelines into the zoning language to provide stronger enforcement and to reiterate the importance of pedestrian- friendly design in the City Center district. 4. Section 4 -17(f) Vehicle and Bicycle Parking Requirements. One goal of the City Center Vision is to decrease the amount of expansive parking lots. The proposed parking requirements intend to balance the needs of vehicles and bicycles and to create a more moderate level of surface parking. Parking requirements for the City Center district will be different from other areas of the city as this is intended to be a TOD area. Parking minim have been reduced and a cap on the number of parking stalls - a parking maximum - has been imposed. This will limit over - parking as well as under- parking. Provisions have been included to push parking lots towards the rear and side of buildings and to encourage structured parking. For the first time, a bicycle parking standard will be required. 5. Section 4- 17(2). Lighting. The intent of this section is to create a well -lit district with particular attention paid to a variety of pedestrian areas. b. Section 4- 17(h). Useable Open Space. One of the key components of the City Center Vision and TOD Study was the need for more green space in City Center. This section will require private land owners to provide space that is useable as open space (as opposed to just green space). 7. Section 447(i) through Section 4- 17(k). These sections reiterate the importance of pedestrian and bicycle connections from public to private areas, landscaping, and design guidelines. S. Section 4- 17(1). Signs. In order to reduce the visual clutter often associated with signage, this section further regulates signs in City Center and mandates they be integrated with the overall site and building. A limit of ten feet in height has been placed on ground and monument signs. Please feel free to contact staff with any questions or concerns before the meeting. Some of the language included may be new to a number of you. An internet search may be helpful if you are struggling to comprehend the new concepts, especially for some of the geometric and visual ideas. Please keep in mind that this is still in draft form, meaning amendments are likely and encouraged. All concepts proposed have been adopted successfully elsewhere. Finally, please refer back to the New Hope City 2 Center Vision for guidance, available on the city's website at http://www.ci.new - hope.mn.us/ departments /communitydevelopment / planning /city_center /index.shtml. It is staffs intention to limit discussion of this topic to a maximum of one hour at this meeting. The agenda for Tuesday's meeting is rather long and this item has been placed at the back of the agenda. If the meeting is running long, staff has no concerns with delaying discussion until the June meeting and pushing the public hearing forward to July. Attachments: - Draft CC, City Center Zoning District - City Center Zoning Map 3 CITY OF NEW HOPE — DRAFT ZONING ORDINANCE FOR CITY CENTER DISTRICT Sec. 4 -17. CC, city center district. (a) Purpose. The purpose of the CC, City Center district is to encourage a mixture of residential, commercial, office, and civic uses in the City Center area to enhance its function as the heart of the community. The district is designed to: (1) Provide a diversity of housing opportunities and land uses by encouraging a mix of medium- and high - density residential uses with commercial, entertainment, employment, and civic uses in vertical (uses loc #ted.in separate structures) and horizontal (uses located in the same structure) riiteii use areas; (2) Increase opportunities for residents to live;i. proximity to jobs, non - residential development and transit connections; (3) Provide for development that is conveniently and safely accessible by multiple travel modes including transit, walking`anel - bicycling, and far_people of all levels of mobility; (4) Require aesthetically pleasing building and site design througY #ie use of high - quality building materials, landscaping and arehitecturaLdesign; (5) Encourage a sense of activity and liveliness along front building facades, public open spaces and sidewalks (6) Provide parking in an eflicientri_ anner; (7) Provide public gathering' spaces and; green spaces; (8) Encourage: appropriate transitions between higher- intensity uses within commercial and'mixed use"areas and adjacent louver density residential districts; (9) Encourage le design practices; (10) Create a unified. district and implement the goals outlined in the New Hope City Center Vision, Comprehensive Plan and Design Guidelines. M I. Procedure ; All developments, except for improvements to existing buildings, must be completed through. the Site - PI an Review�process, as outlined in Section 4 -35 of the Zoning 'Ofdinance. The Planned Unit.Development (PUD) process can be applied, at the request of the property owner, to ptoyide flexibility in the planning process as outlined in Section 4 -34. (c) Uses, :CC, The following table indicates permitted, conditional, temporary, and administrative uses in the CC district: . TABLE 4 -1', °c° 1 kr USE Permitted Conditional Temporary Admin ..,..- .. _. .... _ ... Residential Uses Multi- family housing (10 -50 units per acre, net) C Live -work building C Mixed -use, residential and commercial P PUD, residential C Residential care facility (7 -16 persons) C Licensed day care facility C Senior /disabled housing C . Civic and PuhlikUses Community centers P Government buildings P Essential services P Farmers' markets, festivals T A Park and ride facility, structured P Public parks and playgrounds P Recreation facilities, public P Appliance and furniture Sales - <10,000 SF ft P Biotechnology and research Clinic P Conference center Daycare and adult daycare C Financial services Grocery, supermarkets Hospitality business Pa Hotel P Inte rnet publishing, broadcasting P Office business i ~'6 P Personal service businesses Printing, publishing, engraving, under 2,000 SF.. C PUD, Commercial C Recreational business, under 10,000 :SF . P Recreational business, over; .10,000 SF—".: C Research, medical, dental or, optical laboratories C Restaurant, bakery; coffee shop P Retail business: Service business P "< Struc facility P Studios — daioe, health, art P Theatre C Training and trade • school P Veterinary Clinic ''' C �iacessary Uses Auto parking P Drive -thru service lane A Entertainment, live, as accessory to restaurant C Home occupations, permitted and conditionally- permitted C A Newsstand P Off - street loading P Open/outdoor sales, seasonal products T A Outdoor dining, patio A Outdoor dining, rooftop A Radio and television receiving antennas I P (1) Administrative uses. Administrative uses listed in Table 4- 17(c) -1 are subject to the following administrative use provisions: a. Farmers markets', festivals 1. No such permit shall be approved between the months of November and April. 2. Hours of operation shall be limited to the hours between 6:00 a.m. and 9:00 P.M. 3. The site plan must clearly demorisirate that adequate parking for the proposed event can be provided frir the permit's duration without reducing the parking requiiehients of the principal use below minimum parking stand.W9 oftl is.Code. 4. Signage for the salei6peration may"bo .counted separate from the maximum allowed f& the principal use 6therwise occupying the site. However, this-* ver shall be limited to a' X%aximum of two signs per site not to exceed:a;total combined area of 64 square feet of signage. Any use of an outddc sound: system in any connection with farmers mark&shall not exceed fifty five decibels at the property line. b. Drive - through service, lanes. A drive=through service lane accessory to any permitted or conditionally. permitted business or use shall be allowed only if the following additional criteria. _are satisfied - , I, > Stacking Not less than I00 feet of segregated automobile stacking i 4st be provided far the single service lane. Where multiple service lanes are prov ded,-�the minimum automobile stacking may be reduced t6.60 feet per lane. No part of the public street or boulevard may be used for'stacking of automobiles. This amount may be adjusted, Higher or lower, if peak average monthly volume for the business (or sitnilar businesses) shows a need for a different amount of queuing spaoes 2: ,;.,Noise. I;oudspeakers shall not exceed fifty-five decibels at property :Tines. 3. " i Drive -up facilities shall be designed so that circulation and drive -up windows are not adjacent to sidewalks, outdoor dining spaces, parks, , 'and public open space or between buildings and the street, to the maximum extent practicable. In situations where drive - through lanes must be located between the building and the street, then additional screening and landscaping will be required. 4. No more than two drive - through stations are permitted. 5. Pedestrian crossings within parking lots and logical pedestrian routes through parking lots shall be clearly marked with crosswalk type designs. 6. Pedestrian crossings of drive- through lanes shall be clearly marked with crosswalk paint, signs, raised crosswalks, and other visual cues that alert drivers to the crossing. Likewise, signs and other visual cues shall be provided to alert pedestrians of the crossing. c. Home occupations, permitted and conditionally permitted, accessory per subsection 4- 3(g)(3) of this Code. d. Open /outdoor sales, seasonal products subject to the permit requirements of chapter 8 of this Code. e. Outdoor dining, patio 1. The applicant shall be required to submit a site plan and other pertinent information demonstrating the location and type of all tables, refuse receptacles, and wait stations. 2. The size of the dining area is rdgWi ted to 30 percent of the total customer floor area within.tle::i i'incinal structure. 3. The dining area is s in accordance with 4. The applicant den as a result of tl" ou a. It is encoitr+ through pedostr fencing, bollard lY" .`1VLinmum clear oflierestaurann i&; 6im "View from adjacent residential uses motion 4- 3(d)Q) of this Code. tes that pedesttap: circulation is no +.disrupted dining area by providi that outdoor dining - # an circulation by mean, the following: I e segregated from f, temporary plantings, or oth6f 4hethods. zone for pedestrians at the perimeter At least five feet without interference files., bollards, trees, tree gates, curbs, les,:street lights, parking meters, or f. Outdoor dining, rooftop 1. Provide permanent walls or fencing around the periphery of the dining area at a minimum height of 42 inches to ensure the safety of persons /property. 4 the like. c. Overstory canopy of trees; umbrellas or other structures extending ilito the pedestrian clear passage zone or pedestrian aisle shall-Jiave a minimum clearance of seven feet above Sidewalk 5 "The dining area is „surfaced with concrete, bituminous or decorative pavers,or may consist of a deck with wood or other flooring material s that profides a clean, attractive, and functional surface. 6 `- A minimum width of 36 inches shall be provided within aisles of the outdoor dining area. 7.. Outdoor furniture shall be stored inside or secured after normal 6verating hours. Any storage of %wrnit'are shall not be permitted on the patio between December 1 and February 28. Sidewalk furniture that is immovable or permanently fixed or attached to the sidewalk shall not be subject to the storage prohibition of this section. 8. Additional off - street parking shall be required pursuant to the requirements set forth in subsection 4 -17(f) of this Code based on the additional seating area provided by the outdoor dining area. f. Outdoor dining, rooftop 1. Provide permanent walls or fencing around the periphery of the dining area at a minimum height of 42 inches to ensure the safety of persons /property. 4 2. Any permanent structures, including divider walls, trellis work, etc. be included as part of the building upon which they are located and are subject to the building height limitations as specified in subsection 4 -17(d) of this Code. 3. The submitted plans for a rooftop dining facility as well as the building upon which the proposed outdoor dining is to occur is subject to review by the city building inspector. The inspector will determine whether the building is structurally capable of handling the additional weight of persons and equipment. (2) Conditional uses. Conditional uses listed in Table -1 are subject to the following conditional use permit provisions.. a. Multi - family housing b. Live -work building 1. Businesses servingAh"e' public shall generally be located on the first floor for accessAlity. Office or studio spaces or other low -traffic activities may U' located on upper floors or basements. 2. The dwelling uniti'component shall maintain a Separate entrance. 3. The business component of;tlie building may include.offices, small e:establishments, home crafts vAnich are t �picall; considered accessory to;a dwelling umt,.or limited retailing associated with fine arts, crafts, or personal services :It,.may not include a commercial food service requiring a license, a limousine business or auto service or ;repair for any .vehiclesother than those registered to residents of the property. . 4. The.:business of the live -work unit must be conducted by a person, 66'resides in the dwelling unit. The business shall not employ more than two (21.worker" on -site at any one time who live outside of the live -work unit,' .5. All buildings thaYpermit live -work units shall adopt rules to regulate their-operations in order to ensure that live -work units function harmoniously with other living units within the building. c. PUD,'residential. Residential planned unit developments and townhomes as regulated - 'by section 4 -34 of this Code. d Group . care facility. A state licensed facility serving seven or more persons. ..1 The facility is not located within 1,320 feet of any similar type use or care facility. 2. The entrance of the facility is located within 400 feet of a public transit route and stop, and pedestrian access is available, or the operators provide a transportation /access plan which is found acceptable by the city council. e. Day care facility, residential. A state licensed facility, serving 13 or more persons, provided that: 61 1. Street access. The site and related parking and service is served by an arterial or collector street of sufficient capacity to accommodate the traffic which will be generated. f. Senior /disabled housing. Senior housing provided that: 1. Age limit. Within a senior housing facility, 80 percent of the dwelling units must be occupied by at least one person of the age of 55 years or older. 2. Public transit. The site of the main entrance of the principal use is served or is located within 500 feet of regular transit service. 3. Elevators. Elevator service is provided to each floor level. 4. Open space. 20 percent of the:;gross lot area shall be maintained for passive or active recreatio'40 e. g. Biotechnology and research h. Conference center i. Daycare and adult daycdrex:commercial. A day cage facility (as defined in subsection 4 -2(b)) and -I r'an adult day care (as defi# in subsection 4 -2(b)) serving 13 or more peolile provided that- 1. The design and location.ofthe'.facility drop off airea;shall not interfere with internal site circulation:;: 2. Off- street .doading. The loanift area size may be reduced or the requirerrient the site 10 of physically accommodate a loading berth to the size : required.All deliveries must be received at times that will not corfhct with customer or employee building access or peak parknig demand. 3. Outdoor recreation area. Outdoor areas for active or passive recreation shall bidprovided in compliance with the following ...requirements: a. Each'facility shall provide a minimum of 1,500 square feet of outdoor recreation area and must have 75 square feet of outdoor recreation area per person within the outdoor recreation area at any given time. The outdoor recreation area may be reduced for adult day care if the applicant can demonstrate that limited client mobility warrants a reduction of the outdoor recreation area. b. The outdoor recreation area shall be located in a side or rear yard, shall be subject to accessory building setbacks, and shall be fully enclosed and delineated via fencing and landscaping in accordance with subsection 4 -3(d) of this Code. c. No more than 75 percent of the outdoor recreation area shall be covered with an impervious surface. The surfacing material shall be subject to the approval of the city engineer. The remaining 25 percent of the outdoor recreation area shall be green space and shall be planted with grass or sod and landscaped. j. Printing, publishing, engraving, under 2,000 square feet k. PUD, Commercial. Commercial planned unit development as regulated by section 4 -34 1. Recreational business. Recreational business facilities exceeding 10,000 square feet in area, provided that: 1. Access. The site of the proposed use has direct access to a minor arterial street as defined in section 13 -2 of this Code, without utilizing public streets of a lower traffic handling classification to reach the minor arterial street. 2. Compatibility. The primary that the architectural appear and site shall not be so diss to cause impairment t6:pr9l aonal facilities are enclosed such and functional plan of the building to the existing buildings or areas as dues or constitute a blighting influence.` 3. Access. Vehicu 4.ccess points shall iie;limited and designed and constructed to .create a minimum of confliet:with through traffic movement. m. Theatre n. Vet e:ina.*y , rovided the eiu;T boards without treatment ten or fewer animals in a 24- .ho4-:period. All activiiy shall be within a completely enclosed building witli 7soundproofing and odor control. Outdoor kennels shall be..prohibited. o. Entertainment, live, a accessory totestaurant: P. Home occupations, permitted and conditionally permitted, accessory q„ : Signs, ac*sory (3) Temporary;uses. Temporary uses' listed in Table 4- 17(c) -1 are subject to the following temporary'use provisions Farmers?. markets, festivals b." Open/outdoor sales, seasonal products (d) -Bulk, building placement and dimensional standards. The following requirements shall be observed in the CC 'z�o'n ng disttigt subject to additional requirements, exception and modification set forth 7 iq , this Code: TABLE 4-17(d)4, Lot Standards Minimum lot area '' All uses No minimum Minimum lot width All uses No minimum Structure Heights Maximum hei t Princi al building 72 feet Accessog building 20 feet Structure Setback Street side build -to range All uses 10 -25 feet Side yard setback Uses adjacent to non- residential or multi - family uses or districts 5 feet Uses adjacent to single-fmily single-family 20 feet (1) The street side shall be determined.td' primary street is defined as the street-.; City Center Main Street, Minot;Art :a center district are to be designated . plan. (2) Residential Density, _The maximum re Maximum densities may >be increased amenities are provided -a are provided: a. At least 80 pera above- ground st b,_. Housmg':is prov floor area'of the and /or civic;.use; c. 134ild are pt sdi residential uses or districts At Corner, local or arterial street 10 feet Rear yard setback Uses adjacent to non- residential or multi - family uses or districts 10 feet Uses adjacent to single - family residential uses or districts 20 feet :::. . . .:. 1~loor Area:Ratit AR Minimum Net FAR All uses, exce t civic 0.5 FAR Minimum Net FAR Civic uses None Green �S aoe Minimum green space Residential 10 percent Commercial, mixed. use- ';_._i ?e,.. 5 percent (1) The street side shall be determined.td' primary street is defined as the street-.; City Center Main Street, Minot;Art :a center district are to be designated . plan. (2) Residential Density, _The maximum re Maximum densities may >be increased amenities are provided -a are provided: a. At least 80 pera above- ground st b,_. Housmg':is prov floor area'of the and /or civic;.use; c. 134ild are pt sdi id;iin.to 50 Di percek'( f four or the the )e'the yard facing the primary street. The s outlined in tfie'fotlowing hierarchical order: il, City Center Collector. Streets in the city er this hierarchy as paid of the comprehensive degtia `density is 50 units per'net acre. )y upJo 25 percent if two of the foliowing rcenf;f four or more of the following amenities red parking.:s provided in under - ground or ding; all levefs'of.parking ramps. ond`floor commercial or civic uses and the total east twice the floor area of the commercial at or-near the street right -of -way and off-street parking is right- o£=wR.y by buildings. Elbe building ground coverage is concentrated in noiv in height, thereby conserving open space ;nt site. I finishes consisting of glass, brick, stone or stucco on 80 £ Indoor recreation and social rooms equal to a minimum of 25 square feet per unit or.- :750 square feet total, whichever is greater. g . Roo fftop`outdoor recreational facilities such as swimming pools, porches, .tennis courts, gardens or similar facilities equal to a minimum of 25 square feet'per unit or 750 square feet total, whichever is greater. h. Transit service available within 300 feet of entrance. (3) In cases of double frontage lots, buildings should be oriented to the primary street, but buildings are permitted to follow the street side yard build -to requirements on both fronts. (4) All above - ground utility structures associated with electric, natural gas, telecommunications, cable television distribution lines, pipes, conduits, or other public utilities shall be located behind the minimum setback unless otherwise approved as part of the site plan approval. This applies to air vents, utility boxes, and back -flow preventers. .. d; At :str wig e. Da id;iin.to 50 Di percek'( f four or the the )e'the yard facing the primary street. The s outlined in tfie'fotlowing hierarchical order: il, City Center Collector. Streets in the city er this hierarchy as paid of the comprehensive degtia `density is 50 units per'net acre. )y upJo 25 percent if two of the foliowing rcenf;f four or more of the following amenities red parking.:s provided in under - ground or ding; all levefs'of.parking ramps. ond`floor commercial or civic uses and the total east twice the floor area of the commercial at or-near the street right -of -way and off-street parking is right- o£=wR.y by buildings. Elbe building ground coverage is concentrated in noiv in height, thereby conserving open space ;nt site. I finishes consisting of glass, brick, stone or stucco on 80 £ Indoor recreation and social rooms equal to a minimum of 25 square feet per unit or.- :750 square feet total, whichever is greater. g . Roo fftop`outdoor recreational facilities such as swimming pools, porches, .tennis courts, gardens or similar facilities equal to a minimum of 25 square feet'per unit or 750 square feet total, whichever is greater. h. Transit service available within 300 feet of entrance. (3) In cases of double frontage lots, buildings should be oriented to the primary street, but buildings are permitted to follow the street side yard build -to requirements on both fronts. (4) All above - ground utility structures associated with electric, natural gas, telecommunications, cable television distribution lines, pipes, conduits, or other public utilities shall be located behind the minimum setback unless otherwise approved as part of the site plan approval. This applies to air vents, utility boxes, and back -flow preventers. (5) Driveways may cross the street side setback, but shall be perpendicular to the street for pedestrian safety and to minimize the intrusion into any landscaped area. (e) Architectural standards (1) Building entrances and orientation: a. When a lot abuts a public street right -of -way, open space system, multi -use trail, or greenway at least one entrance or sidewalk connection shall be provided to connect the building to the pedestrian zone. b. Entrances shall be clearly visible and identifiable from the street and delineated with elements such as roof overhangs, recessed entries, landscaping or similar design features. (2) Facades a. All non - residential buildings fronting,tle:primary street or public open space shall be designed so that the first fla :street facade of the building(s) along all streets include clear glass window;and'doars to create pedestrian interest. These openings shall be arranged •so that the uses are visible from and to the street on at least 30 percent'of-the length anifit:least 20 percent of the area of the first floor street level figade frontage. At least-:5.0 percent of the windows shall have the lower sill ' Within three feet of the grace b. For residential uses, buildings shall be designed so that`the first floor facade fronting the primary street 6f public. space includes - -the use of clear glass windows and doors arranged so ihot'the uses are visible frdih' and/or accessible to ie`street on at least` .'25' }percent of the length of the first floor street frontage:;;• " c. Width. A building more >than..45 feet in �* dth shall be divided into increments of no more than 20 feet through :articulatiori'pf the facade. This can be achieved, through combinations ofthe.following: 1 Facade modulation -4 stepping back or extending forward a portion of the: facade; >. 2. Vertical division - using different textures or materials, providing mate ials are drawn from a common palette; 3 `J� GrefYblli.�- -'divmll� i of •,;1 7.. ' ♦., r�; �4nrnfrnnfc the vuiiuiiis face riuv uaouaav� uwavaa vaaw with separate entrances and display windows; 4. Rood lines – varied roof lines with alternating dormers, stepped roofs, gables:,or other roof elements; 5. Articulation interval — placement of arcades, awnings, window bays, arched windows, or balconies at intervals equal to the articulation .interval. d; . Canopies, awnings, cornices, and similar architectural accents are permitted :on exterior building walls. Such features shall be constructed of rigid or flexible'material designed to complement the streetscape of the area. Any such feature may extend from the building no more than four feet. In no instance shall such feature extend over or interfere with the growth or maintenance of any required tree plantings. Minimum overhead clearance shall be eight feet. Ground supports for these features are not permitted in the sidewalk or public right -of -way. e. Balconies may project up to five feet over the street side or side corner yard setbacks. Balconies shall have a minimum clearance of ten feet from grade. (3) Exterior Materials and Detailing 9 a. The primary exterior opaque materials on each elevation of a building, except for the service side, must be brick, stone, decorative masonry, or similar materials or a combination thereof. b. The following materials are not allowed as exterior materials: painted or unpainted concrete block, aluminum, vinyl or fiberglass siding or roofing materials, precast concrete materials. (4) Alternative Designs or Materials. To encourage creativity, imagination, innovation, and variety in architectural design, the planning commission may recommend modifications of the requirements of this Section and the city council may approve such modifications upon determining that the proposed architectural design or exterior facades materials meet all of the following conditions: a. The proposed design or material is coaiot ht with the purposes of this section. b. The proposed design or material w'Wi td Mliance the architectural appearance of the building and would be superior to designs or materials permitted by this section. c. The proposed design or material would be in hatin4ony with the character of adjacent buildings and'th6 "surrounding district. d. Strict adherence to the requirements of this section would result in reduced functionality, operation, or'safety of the'site and/or buildg. 69 Vehicle and bicycle parking requirements. For p6rposes this section, new -uses within the CC district shall be required to tiibet the minimumld bximum parking spaces as shown in the following chart. All sauare footage simeasured as `� ss footage.' Table 4 -17 1 . - Off Street Parkin Ratios Land Use Unit Minimum Ratio Maximum Ratio Residential Per housing �a�i t ~' 1, pI "'10% for guest parking 2.5, plus 10% for guest parkin Commercial retail :S'` uaro feet 1 er 400 SF 1 per 200 SF Commerctai'seivice 5 ware feex .. 1 er 400 SF i per .200 SF Commercial office_ :,S uare feet " 1 per 400 SF 1 per 300 SF Restaurant Square feet 1 per 200 SF 1 per 75 SF Restaurant, on -sale liquor S uara,feet 1 per 100 SF 1 per 50 SF Hotel'oi' motel Per robm.. .75, plus 10% for gu ests and staff 1.5, plus 10% for gue sts and staff Clinic Square feet 1 per 300 SF 1 per 100 SF Community center, Conference cente'r, brary health club, museum .Square feet 1 per 400 SF 1 per 200 SF Theatre Per seat .167 (1 per 6 seats), p lus 5% for staff .333 (1 per 3 seats), plus 10% for staff (1) The required/permitted number of parking spaces of any building within the CC District, including mixed -use buildings, shall be the sum total of the requirements for each use in the building. (2) Parking minimums may be reduced under the following circumstances, if one or more of the following is provided: 10 Table 4-17(D-2 Purluri k .Minimums Provision Adjustment Principle use is located within 800 feet of a parking facility 25 percent reduction with public spaces available to the general public or within 20 percent increase 800 feet of a public transit park and ride facility with an 10 percent increase approved joint -use agreement 10 percent increase Shared parking areas between abutting uses 10 percent reduction Payment in lieu of parking provided for use of existing Per stall reduction municipal parking stall A reduction in the required number of parking sW- U may also Negotiated reduction be permitted if evidence is provided demonstrating that the parking requirements of the proposed use w tl�b less than the number of parking stalls required abovg.;,dring#tir demand period, based on factors such, number of:.., <.; employees, type of use, projected volume of customer etc. (3) Parking maximums may be exceeded under the .following circumstances, if one or more of the following is provided:.; Table 4- 17(f) -2 Parldug Maximums Provision Adjustment Structured above - ground' or under- ground parking is provided on site. -: 25 percent increase Shared arkiii "a ement is: executed : 20 percent increase All;parking spaoes.are locate&be,hind the building and are not visiWl ftom the pbblic fi ht - of-� 10 percent increase Driveways,and access points are shared by at least two :.adjacent ro erties 10 percent increase Combining or interconnecting adaacent:parking lots and pedestrian. accesspoints 10 percent increase (4) In no case shall the cuimlative increase or decrease in parking exceed 25 percent. (5) The off - street parking dimensional standards shall conform to the general requirements for -bff- street parking located in Section 4 -3(e) of this Code. (6) No'surface parking or maneuvering space shall be permitted within a required setback as outlined in' 4 -3(e) or between the primary structure and the abutting street side lot line, that driveways providing access to the parking area maybe installed across these areas. (7) No surface parking shall be located on corner lots at the point of street intersections. (8) Parking and loading facilities, and all other areas upon which motor vehicles may be located fronting along a public street, public sidewalk or public pathway may be provided if the following standards are met: a. A landscaped yard at least seven feet wide shall be provided along the public street, sidewalk or pathway, except where a greater yard is required. If a parking facility contains over 100 parking spaces, the minimum required landscaped yard shall be increased to ten feet in width. 11 b. Screening consisting of either a masonry wall, fence, or hedge, or combination thereof that forms a screen three feet in height and not less than 60 percent opaque shall be provided, except that where areas are devoted principally to the parking or loading of trucks or commercial vehicles of more than 15,000 pounds screening six feet in height and not less than 60 percent opaque shall be required. c. Not less than one tree shall be provided for each 20 linear feet or fraction thereof of parking or loading area lot frontage. d. Total parking or loading area lot frontage shall not exceed 100 linear feet along a public street, public sidewalk or public pathway. (1) On- street parking spaces located along the portion" of a public street(s) abutting the use where parking is currently permitted may..bq counted toward the minimum number of parking spaces as required by this section:; Th6se on- street parking spaces must be located on the same side of the street as tt a %use; -have a dimension of at least 20 feet in length, and be located in areas approyeddby the city'a Works Department. On- street parking directly across the street ,from the use mgy be counted if that parking abuts property that is undevelopable'lecause of physical:eonstraints. (2) On -street parking shall not be counted in calculating maximum parking spaces. (3) Parking requirements may be met'A n -site or off4ite at a distance.of up to 800 feet from the permitted use. Off -site pai�k ig to rrteet,the requiremeritiX this section may be provided through" a ;lease, subject to the review and approval of 66 city. (4) Parking that is located 46 the rear of the primary structure may extend the entire width of the lot, with the exception of:any required . screening or landscaped areas. Shared parking shall be permitted.and'&i6ouraged. (5) Bicycle,parking shall be provided as iiomponent of all parking facilities as a ratio of one bicycle spabe per 20 automobile spaced .or a minimum of two bicycle parking stalls,, whichever is g greater Bicycle: parking must,be provided within view of each business front entrance. Adiomirig:businesses may share common bicycle parking areas.` (6) All parking areas'for mote.than ten motorized vehicles, except for parking areas for townhouse dwellings on a single lot, .shall provide screening. If a wall is provided, then the area devoted to the wallshall be wide enough to allow for its maintenance. The screening may be eliminated if abutting parking lots are combined or interconnected- with'vehieular and pedestrian access. (7) Structured parking, with the exception of civic structured parking, shall meet the 'following additional requirements: e:.. At least.5b percent of the linear street level frontage of the facility shall be ::. devoted . to retail, office, civic, institutional or residential uses. If 75 percent or `;more of the linear street frontage is devoted to such uses, then the total square footage of these uses shall be credited 100 percent toward the required FAR minimums. f. If retail, office, civic, institutional or residential uses are constructed on the rear or side of the facility or above the ground floor on the street frontage of the facility, then the total square footage of these areas shall be credited 100 percent toward the required FAR minimums. g. Under -ground parking structures are permitted. Under -ground parking located in the minimum setback shall be permitted with an eight foot clearance from the top of the under -ground structure to the sidewalk, subject to an approved encroachment agreement. No ventilation shall be permitted in the setback. 12 h. A minimum nine foot clearance shall be maintained on the first level and any additional level that provides disabled parking spaces. A minimum seven -foot clearance shall be maintained throughout the remainder of the parking deck to ensure the safe movement of vans and emergency vehicles. (g) Lighting (77) Useable open space- (1) Useable gpen s pace for public congregation and recreational opportunities shall be required for all new commercial and mixed -use buildings with a gross floor area 20,000 square feet and greater. Such buildings must provide useable open space proportionate to the building square footage according to the following schedule: a. Exterior lighting shall meet the requirements of this Ordinance, Section 4- 3(5), and the following additional requirements: I . Poles within landscaped areas and plazas shall have a maximum height of 20 feet, measured from grade, and shall be coordinated with city standards. 2. Lighting fixtures mounted directly= structures shall be permitted when utilized to enhance speci ,,kchitectural elements or to help establish scale or provide .yiftkinterest. 3. Shielded illumination or be permitted to light building mounted signage, building"facaclo$ ''pX pedestrian arcades if they are integrated into a building's architectural. design. 4. Lighting shou d;lughlight entrances, art `Terraces, and special landscape features: 5. Separate pedes{riaii scale lighting or other low -level fixtures, such as bollards, shall be incorporated for: all pedestrian'uvays through parking lots and drop -off areas at entr to buildings 6. All primary walkways, steps; or ramps along pedestrian routes shall be illuminated.. b. Light Intensity - " 1. The following minimum levels df illumination must be maintained for each of the. specific locations.;. Table' 417(g) -1 .< Gross floor area GFA .Location .: Minimum Level of Illumination foot candles) R��iirimanF�+anr� 5.0 Sidewalks:, 2.0 a Bikew s - -:.: 1.0 Courts, plaid s,and terraces 1.5 Stairways, ramps and unde `'`asses 5.0 Parkin" -jots 1.0 Table 4 -17 -1 Gross floor area GFA Useable Open Space Minimum 20,000- 39,999 SF 1 SF per 150 SF GFA 40,000+ SF 1 SF per 100 SF GFA 13 a. Open space may be located on roofs of buildings or enclosed on the ground floor. A maximum of 30 percent of the required open space may be provided on an enclosed ground floor level. b. All required open space shall be accessible to the users of the building and shall be improved with seating, plantings, and amenities, and be visible from the street or pedestrian areas. c. FAR credits are allowed for all new developments when the pedestrian space is available for use by the public, including widened sidewalk areas. d. To encourage semi - public useable open space and a pedestrian- friendly atmosphere, useable open space may encroach into the setbacks under the following circumstances: 1. In the street side yard facing g:p ill c street, sidewalk or pathway; 2. In the side yard facing a pubic- 5ti eet, sidewalk or pathway; 3. In an interior side yard, A s b,dbk `three feet from the property line; 4. When adjacent to non -fegi lential zdning district. (i) Pedestrian and bicycle access (1) Connectivity and Circulation. Uses n the CC district shall ^be integrated with the surrounding area, easily accessible; and have a good interiial:circulation system for a variety of travel modes. a. The pedestrian sidewalk system shall• ne& the following standards: 1, Internal sidewalk connecpogs.are requjred between buildings and from'bu ldings to all on- 'sile.'facilities such as but not limited to =side teas,:bicycle facilities, and open space. 2. equired to provide direct connections from aif b,. Wldings o'fii to the existing and /or required sidewalk system and to adjacent trails; parks, and greenways. 3 A11 internal sidewalks: shah'lse:£uiished with a hard surface and maintain an open width of at least five feet. 4. Ali crosswalks across public or private drives shall be a minimum of five _feet wide an '. be constructed with a distinctive paving material; is proved by the city. (j) Landscape and buffer standards (1) Landscape:atandards , a The landscape `plan must be consistent with the city's design guidelines and any applicable `master plan for the City Center. b. The 01 :for landscaping must include ground cover, shrubs, trees, foundation plantings,. sculpture, fountains, decorative walks, or other similar site design features_or materials. Landscaping must conform to the requirements of the City tiode Section 4- 3 and the following: I A minimum of one deciduous or evergreen shrub per one linear foot of foundation. 2. The periphery of all parking lots shall be landscaped and screened in compliance with this ordinance. (2) Buffer Standards a. All uses shall provide landscaping along all property lines abutting residentially used property located adjacent to the CC district. This requirement also applies in situations where an alley with a right -of -way width of 25 feet or less separates uses in the CC district from a non -CC district residential property. Landscaping shall be provided along all property lines abutting the alley when adjacent to residential uses. Multi - family 14 9) developments in the CC district are exempt from this landscaping requirement when they abut other multi - family uses. b. In no instance shall a chain link, wood, vinyl, or barbed wire fence be permitted. Design standards (1) All design requirements, as outlined in the design guidelines, for the City Center district shall apply. The design guidelines have been adopted as part of the city's comprehensive plan. Signs, banners, flags and pennants (1) Signage shall be designed to be integral with the architectural character of the building to which it belongs. Specifically, the scale, proportion, and color shall be appropriate to the building in which the sign is attached. .Elements to be considered include architectural appearance, sign size, type of ilt ". ination, sign motion, sign setback, surface colors, and message. The archit""r" Y 'appearance of the sign shall not be so dissimilar to the existing signage on .9 ding build ngs as to cause impairment in property value or constitute a blighting influence. (2) Where signs, banners, flags and" pennants for identification r decoration are provided, they shall conform to the follow 0g: a. Wall signs shall have a maximum of 150. total square' &6t or five percent of the building wall area occupied by the user, whichever is less. Wall signs may be increased 1jy :20 square feet pex sigh ' In lieu of aground mounted or monument §'igr►;` ' ti b. Wall signs are:permitted to project upip -two feet into the minimum setback as measured from ths, buildifi minimum overhead clearance of eight feet from the sidewalk's 11 be maintained. c.: Marqu signs are permitted '< d. Ground mounted or monument signs are permitted as follows: I. gigs shall notei� ceed ten feet in' height and 40 square feet in area. 2. S.xgris. shall be located behind the right -of way and out of any sight •'ttstancd�triangle :Signs shall be ;setback';f ve feet from any property line. 4: No ; freestandin"g pole signs shall be permitted. 5. No .off..premise signs shall be permitted. is _J NA N -1 -_ __L A _L T T I R-4 aTHAWIR R-2 Xt F �I� R-4 City Center Zoning Mail Zoning Districts CC City Center I Industrial 13•1 Single Family Residential R-2 SinglerrvoD Family Residential F-3 Medium DensityResidartal L_ R-4 High Density Residential CRY limits 1 Inch ■ 600 fast 12$20W+ i I C � O i p — �Z R -1 c c ru 4_ 1 Z ur . .T- t - _ -j i�