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080812 PlanningI . . Meeting Date: Wednesday, August 8, 2012 Report Date: August 2, 2012 Planning Case: 12.07 Petitioner: Todd C. Jones, Premier Storage, LLC Address: 5040 Winnetka Avenue North Project Name: Premier Storage Project Description: Conversion of a warehouse to a self - storage facility and outdoor storage Planning Request: Text Amendment to Section 4 -20(e) "Conversion of warehousing to self - storage conditional use permit" Conditional Use Permits for conversion of warehousing to self - storage facility and outdoor storage Site Plan Review I. Type of Planning Request II. Zoning Code References Section(s) Section 4 -3, Section 4 -4, Section 4 -20 III. Property Specifications Zoning: I, Industrial Location: East side of Winnetka Ave. N at the 51 Ave. N intersection Adjacent Land Uses: Industrial land uses to the north, east, and south. Residential land uses to the west across Winnetka Avenue North Site Area: 137,275 square feet or 3.15 acres Building Area: 38,180 square feet gross floor area for Premier Storage Lot Area Ratios: Building Area: 113,925 square feet (82.9 %) Paved Area: 95,216 square feet (70 %) Green Space: 42,059 square feet (30 %) Planning District: Planning District 5: Comprehensive plan guides this site for Industrial Land Uses IV. Background The industrial building at 5040 Winnetka Ave. N currently sits vacant, but is now proposed to be converted into a self - storage facility. Premier Storage has proposed the facility to be converted into an indoor self - storage facility with outdoor storage in the rear of the building. The applicant has submitted proposed text amendments to the Industrial District Zoning Code, specifically the section which designates the conditional use permit requirements for conversion of warehousing to self - storage (Sec 4 -20 (e.)(15)). The applicant has noted that New Hope standards do not reflect current self - storage industry trends and technology related to security and operations. The applicant has provided wording for a text amendment (See Exhibit B). Two conditional use permits are required for the application. The first is for a conversion of a warehouse into a self - storage facility and the second for outdoor storage. The application also requires a site and building review. V. Text Amendment The applicant has submitted proposed text amendments to the Industrial District Zoning Code, specifically the section which designates the conditional use permit requirements for conversion of warehousing to self - storage (Sec 4 -20 (e)(15)). The applicant has noted that New Hope standards do not reflect current self - storage industry trends and technology related to security and operations. The applicant has provided wording for a text amendment (See Exhibit B). In review of the proposed text amendment, staff was concurrent with some of the wording but has provided some recommended changes in the provided proposed text amendment attachment. The amendment provides the following changes: • A comprehensive security system as an alternative to a full -time on -site manager. Comment. The current on -site manager requirement relates to maintain a safe and secure self - storage facility. Staff recognizes that with modern security systems that control access and electronically monitors the site, the needs for a full -time manager is obsolete. • Upholding the prohibited storage condition by requiring a rental agreement between the owner and the lessee that prohibits storage of hazardous material. Comment: This provision provides a more adequate way to prohibit storage of hazardous material by placing the lessee liable. • Removes the requirement for routine inspection access Comment: Based on research done on this provision, stafffound that the city may not have the right to enforce this current condition. 2 • Provide an option for storage bays with exterior access. Comment: Based on staff discussion with the Design and Review Committee, we found that this alternative may be an acceptable addition with appropriate screening from public right-of-ways and adjoining residential uses. Based on staff review of the proposed text amendment we recommend the approval of the text amendment outline in exhibit D V. Zoning Analysis A. Plan Description 1. Setbacks Building Placement) Required Proposed Compliant Lot Area 1 Acre Minimum 3.1 Acres Yes Lot Width 100 feet 265 feet Yes Front Yard (West) 30 feet 130 feet Yes Side Yard (South) 10 feet 45 feet Yes Side Yard (North) 10 feet 34 feet Yes Rear Yard (East) 30 feet 182 feet Yes Building Height 6 stories or 72 feet, whichever is greater 24 feet Yes Green Space 20% 30% Yes The existing building meets all setback requirements. 2. Circulation, Access, Traffic, and Emergency Vehicle Access The site access point will remain the same on the southern most point of the west side of the lot accessed from Winnetka Ave. N. The curb cut width complies with City Code. The proposed plans have a truck access through the building with a turning radius that would allow a 45' truck to be able to safely make the turn to exit down the drive aisle on the south side of the building. The building also has exterior access doors on the north portion of the west building face. The applicant has dedicated a sufficient amount of lot width for these doors to be easily accessed and exited from. The drive aisle, on the south side of the building, which acts as the access point for the outdoor storage area in the rear of the building is secured by a keypad control gate. 3. Curbing, Sidewalk, and Pavement The existing sidewalk along Winnetka Ave. N is compliant with city requirements. 3 The applicant has proposed curbing along the entire west, south, and east portion of the proposed paved lot in compliance with city regulations and recommended by the Design and Review Committee. The existing parking and loading areas are all paved in compliance with City Code. The proposed drive aisle and outdoor storage areas are also proposed to be paved in compliance with City Code. 4. Pedestrian Access and Common Space The site has existing sidewalk along the front yard abutting Winnetka Ave. N. However, the site does not have direct pedestrian access as it is not intended to be a pedestrian traffic oriented operation. 5. Parkin The parking on site was not shown to be sufficient for a warehousing and storage use. However, the applicant has submitted evidence that suggests self - storage facilities may fall under an "other" category for parking requirements. This evidence was cross checked by City staff and found to be acceptable. Therefore, the seven parking stalls existing in the site may be adequate for the use. However, as condition of approval, the city may require additional parking stalls to be installed in the future, at the owners expense, if the seven parking stalls are deficient in meeting the actual site needs. 6. Building a. Elevation (Design and Materials) The existing building elevation is 24 feet. The proposed plans show that the exterior building architecture is to be renovated on its west fagade using Exterior Insulation and Finishing System (EIFS). The new fagade meets the New Hope design standards. The balance of the building will repainted to match the front fagade. Doors to the north of the building will be closed up using materials that match the north wall. b. Floor Plan The applicant has submitted a floor plan which shows both the 1 St and 2nd floors of the building to be dedicated entirely for self - storage units. c. Rooftop Equipment The applicant has detailed rooftop equipment to be placed on the southwest corner of the rooftop and will be properly screened in accordance with city regulations. The applicant must provide details for screening of rooftop equipment. 0 7. Landscaping and Screening The applicant has proposed eight foot chain link fence with outriggers and slots for screening around the perimeter of the property to screen from the adjacent properties. The proposed fencing shows to be sufficient for screening the outdoor storage area and is compliant. We are recommending that stacking materials within the outdoor storage in excess of the fence height is prohibited. The applicant has also proposed three spruce trees to be placed along the northwest corner of the lot to screen the exterior access doors from the right -of -way. The plantings will be at a height of eight feet. Staff has found this to be an insufficient screening for the exterior overhead doors. We recommend that the applicant plant two staggered rows of six spruce trees, for a total of 12, along the northwest corner for screening of the exterior access doors from the right -of -way. 8. Lighting Plan The applicant has submitted a photometric plan. Exterior lighting in the outdoor storage area appears to cover only the west half of the lot. The plan shows sufficient lighting in the parking and entrances of the building. The Planning Commission may require an additional need for more lighting within the outdoor storage area. Detail cut sheets for all exterior lighting must be provided illustrating all lighting to be completely hooded and have a 90 degree cut off. 9.Sinae The submitted plans show existing signage in the front yard of the property. The applicant has noted that they will be submitting separate signing materials for review and approval through a separate permit. 10. Utility The building is currently connected to city utilities. The conversion to self - storage will not increase the need for utilities. Therefore, the current utility connection is sufficient. 11. Snow Storage The applicant has denoted the snow storage area to be within the storm water pond area on the east side of the property. This area is outside of the truck maneuvering area so it will not have any effect on truck circulation. 12. Location of Services, Loading, Trash, and Outdoor Storage The building has a 16 foot overhead door for truck access in the front and rear of the building. This door will be keypad operated. It also has exterior loading and unloading access doors on the north portion of the west building face. The outdoor storage is proposed on the east or rear yard of the building consisting of 62 storage spaces of various dimensions. The outdoor storage will be completely fenced in and gated at the most west point of the drive aisle located on the south of the building. The proposed gate will also be keypad operated. Trash handling equipment shall be stored within the building. 13. Grading, Drainage, and Erosion Control The applicant has submitted a grading and drainage plan for review by the city engineer. 14. Design Guideline Compliance The existing site generally meets the design guidelines requirements. The building architecture will be renovated along the west face of the building using EIFS. The balance of the building will be repainted to match the front fagade. Screening and landscaping will be done in response to the added outdoor storage and exterior loading areas. 15. Neighborhood Character This site is guided and zoned for industrial use. The self - storage and outdoor storage is shown to be a similar use to warehousing which is a permitted industrial use. The site is proposed to be screened and landscaped well which will ensure that the use will fit into the surrounding neighborhood. Residential sites exist to the north and east while not directly adjoining the lot, the applicant will screen the outdoor storage area and hood all lighting to reduce compatibility issues. 16. Environment The applicant has a proposed storm water retention and infiltration basin along the entire east portion of the property. The proposed increase in impervious surface from 77,454 square feet to 95,216 square feet still allows for 30% green space on the property which is compliant per city regulations. The applicant has proposed an outdoor storage area in the east or rear yard which will result in a clear cut of all trees and shrubbery within that area. This vegetative buffer acted as a natural screen from lots to the north and east. The applicant has provided fencing with outriggers and slots for screening around the outdoor storage area. B. Zoning Code Criteria 1. Site Plan Review Criteria In making recommendations and decisions upon site and building plan review applications, the city staff, Planning Commission, and City Council shall consider the compliance of such plans with the following standards: 3 (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 Comprehensive Plan guides this site for industrial use and redevelopment. This project should achieve the guided goals of this site while also improving the building and site itself. (2) Consistency with the purpose of the City Code Findings: Generally the plans meet the purpose of the code by demonstrating compliance in all areas and in areas where compliance has not been met, conditions have been placed upon the applicant. (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 existing site has already been developed and will receive minor changes in the building layout. The applicant has additional plantings proposed in the northwest portion of the property. As mentioned earlier, the applicant has proposed an outdoor storage area in the east or rear yard which will result in a clear cut of all trees and vegetation within that area. This vegetative buffer acted as a natural screen for lots to the north and east. The applicant has provided fencing with outriggers and slots for screening around the outdoor storage area. (4) Creation of a harmonious relationship of building and open spaces with the terrain and with existing and future building having a visual relationship to the proposed development. Findings: The existing building, as mentioned earlier, is of an acceptable architectural design. Some landscaping improvements will be made to the site and fencing will be installed around the entire outdoor storage area. (5) Creation of a functional and harmonious design for structures and site features including: a. Creation of an internal sense of order for various functions and buildings on the site and provision of a desirable environment for occupants, visitors, and general community. Findings: The proposed site has efficient circulation and functionality as it applies to the primary use of the site. The proposed security and gating will provide a safe business environment. b. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. 7 Findings: The proposed plans provide ample open space and sufficient landscaping and screening for the site to fit homogenously into the surrounding neighborhood. c. Appropriateness of the materials, textures, colors, and details of the construction as an expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and uses. Findings: The existing building architecture is an acceptable design which is common to industrial use buildings. This should fit in well with the surrounding structures and uses. d. Adequacy of vehicular, cycling, and pedestrian circulation, including walkways, interior drives, and parking, in terms of overall access, site circulation, and parking location. Findings: The proposed plans have demonstrated a functional truck and vehicle circulation throughout the site. The parking may be acceptable and non - conflicting with drive aisles and circulation through the site. The site does not promote or provide for pedestrian and bicycle traffic, because the primary use on the site will not be intended nor safe for pedestrian and bicycle traffic. (6) Protection of adjacent and neighboring properties through reasonable provisions for such matters as surface water drainage, sound and sight buffering, preservation of views, light and air, which may have a substantial effect on neighboring land uses. Findings: The proposed storm water retention and infiltration basin will provide protection to neighboring properties in response to the addition of impervious surface in the rear yard for outdoor storage. The applicant has provided screening around the outdoor storage and screening for the exterior loading areas on the northwest portion of the property. We would also ask that the applicant provide an additional nine spruce plantings to make a total of 12 on the northwest corner of the lot to screen the exterior loading area. C. Design and Review Committee The Design and Review Committee met to review the plans on July 19, 2012. The Committee expressed their concerns with the proposed plans and the applicant has resubmitted plans to remedy all concerns from the Design and Review Committee. D. Approval Type of Approval Conditional Use Permits: Conversion of warehousing to self- storage Outdoor Storage Site and Building Plan Review 2. Timeline. a. Date Application Received: July 13, 2012 b. Date Revised Application Resubmitted: July 27, 2012 c. End of 60 -Day Decision Period: September 11, 2012 d. End of 120 -Day Decision Period: November 10, 2012 VI. Petitioner's Comments Petitioner's comments are included in the attachments. VII. Notification Property owners within 350 feet of the subject property were notified. VIII. Summary The applicant has proposed converting an existing warehousing building to a self- storage facility which requires a conditional use permit. The applicant also has proposed paving additional bituminous surface in the rear yard for an outdoor storage lot, which requires a conditional use permit. The applicant has met the conditions for the two conditional use permits and most of the site regulations for the site and building plans provided the requested zoning text amendment is approved. The regulations and conditions that have not been met have been addressed with conditions of approval within the city's staff planning report. IX. Recommendation Text Amendment: The applicant has submitted proposed text amendments to the Industrial District Zoning Code, specifically the section which designates the conditional use permit requirements for conversion of warehousing to self - storage (Sec 4 -20 (e)(15)). Staff has changed some wording for the proposed text amendment and provided the amendment as an attachment. Based on our review of the submitted text amendment, staff recommends approval of the text amendment, prepared by staff (See Exhibit D). 0 Conditional Use Permits & Site and Building Review: Warehousing conversion to self - storage Based on the preceding review staff recommends approval of the conditional use permit for conversion from warehousing to self - storage subject to the following conditions. 1. City approval of the attached proposed zoning text amendment. 2. The self - storage facility shall be limited to self - storage, all other uses shall be prohibited. 3. Applicant to provide an additional nine spruce plantings to make a total of 12 on the northwest corner of the lot to screen the exterior loading area. 4. The applicant provide for screening the rooftop equipment for city approval. 5. The city may require additional parking stalls to be installed in the future, at the owners expense, if the seven parking stalls are deficient in meeting the actual site needs. 6. All approved paving and landscaping improvements shall be completed prior to building occupancy. 7. Other Planning Commission or city staff comments. Outdoor Storage Based on the preceding review, staff recommends approval of the conditional use permit for outdoor storage subject to the following conditions. 1. Planning Commission comments concerning the outdoor storage lighting. 2. The applicant shall not stack items within the outdoor storage area higher than eight feet. Boats and recreational equipment on trailers shall be considered a single item. 3. Other Planning Commission or city staff comments. Attachments: • Application (Dated 07/13/12) • Maps • Aerial Photo • Application Narrative (Dated 07/27/12) • Original Application Narrative • Proposed Railroad Easement Release • Stormwater Calculations — Jacobson Eng. • Revised Plans (Dated 06/27/12) • Proposed Text Amendment • Planning Report (Dated 08/01/12) • Application Log 1[i7 PLANNING APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4 401 Xy[on Avenue North, New Hope, MN 55428 Case No. Date Filed J// Receipt No. Basic Fee tjp Deposit Received by Name of Applicant 0 . � _/ty, Lr WIN Street Location of Property: Legal Descript' n of P rty: - Zj,w w -1 � -A I - -- j ( I V , IV I Wr I-V Zvi OWNER OF RECORD: Name: Ad :_ 4 I Home Phone: � 6�( 2 -7`7 'V^Vcn­, -S ax: iaV -, 2 ?'Z Applicant's nature of Legal or Equitable Interest: - A . I - I - I < U Type of Request. (pertaining to what section of City Code) IM Al I A.1 A71Ir Please outline Description of Request: (use additional pages if necessary) A Why Should Request be Granted: (attach narrative to application form if necessary) 1 -09 Applicant acknowledges that before this request can be considered and /or approved, all fees, including th;', basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid the city and that, if additional fees are required to cover costs incurred by the city, the city manager has th :: nLght to require additional payment The city hereby notifies the applicant that state law requires that the development review be completer! within 60 days from the city's acceptance of this application. If the development review cannot b( 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 12U days unless additional review extensions are approved by the applicant in writing. The Communifi, Development Department will notify you of all meetings. Signed: r Fee wner (print r type name) Q Applicant Other tbbn Owr{er (print or type) FOR CITY USE ONLY Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Date of Design & Review Meeting: Date of Planning Commission Meeting By Planning Commission on: Yes No Required Yes No Required Yes No Required Yes No Required Approved: Denied: Approved: Denied: By City Council on: Subject to the following conditions: 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 Date Filed Receipt No. Received by Name of Applicant M C_ Street Location of Prope Legal Descri t" n o Property: k(JA F� 4 �aLiv OWNER OF RECORD: Name: Address: !4'zt W10f 0 9722_ " Home Phone: QO ZZ_2- 72� V%/crk -Phone, tz) 4 Fax: Applicant's nature of Legal or Equitable Interest: I -/I I A I Type of Request: (pertaining to what section of City Code) A_Q 11 4 1-: G-lUD24- A J Please outline Description of Request. (use a ddiiiuf iai pages il` necessary) r u 6 k I Why Should Request be Granted: (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 l(: the city and that, if additional fees are required to cover costs incurred by the city, the city manager has th ;: ri_qht to require additional payment The city hereby notifies the applicant that state law requires that the development review be complete:! within 60 days from the city's acceptance of this application. If the development review cannot bi: 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 12() days unless additional review extensions are approved by the applicant in writing. The Community Development Department will notify you of all meetings. Signed: a 4 lr % Fee Owner (pant or type name) Applicant Other than Owner (print or type) FOR CITY USE ONLY evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Date of Design & Review Meeting: Yes No Required Yes No Required Yes No Required Yes No Required Date of Planning Commission Meeting: By Planning Commission on: Approved: __ Denied: Approved: Denied: By City Council on: Subject to the following conditions: NN I N G "" CIOMMISSION'kAjo CITY COU,14C,'L Oy of New 1 4pe : ^1 Xy!ct� No.rth., New :-'.ope., 55428 Case Basic Fee Ceccsi- Dc PRIcOved bv me o c c 1 i c-:: L Ism.1 kk s 1 1 S Lccaic - 2fPrc;e7., , : sCr pr of nth n A,_ 11.40 qLawn IV j th, F lo OTIS L a M. e: J , ­`=e Wori� P�ore: '2 ';7 ax o F - Yoe A Recjes - cEC Ci Cod lo p hase OVA AscNOW DT Req, 4 I L I ) Req,_iesT te '322CM rWaOe Q) apjj COW A M 1 lacessarv �09 + 'a �' C C;-r�'L a.--,�,�jr_ "!- befc'e rnOues n e onsidered, and approvec', all fees. inc,'jd' -' � L L, �j oas.c- zo fee and a" zon;;,'1 g deposit (as �;-,ec iin t� Is attached app;;Oaii- M.2teria:s% mLis� iz L ce ar 9al � es are required to ccver C S7 e c; .e 0 LS incurred by t city, the C' `y manager I DchE -0 reg)uire additicrai -avrnenz -t� �11`1z' [L tv "-- n tne appl:cant tt.��ai State aof requi:Irss ' the deveopme,nt � be CO Y Je s '-cm thr- -;t`s O Of this anoplication. 1 ; the eve -cce cpme.m evievv* cannot ,s, regarciess coi-o l !etec ,vith:n 60 2�' o te reasor. the - ity shall extent * 6 :eview completion d--aCfI:m:-: a, a c: ' c � a . 6 0 days as also permit:eo vv State aw. Development review 1 be compieted vJL shal th i r 12!' -e : days ui�flfess addd:ticna: reviev, ex'ensiors are aporoved by the appljc--�,— -, , L� e 7�-e r, Dep- a " .7 i u f 1 nc Vo 0 a mee ti rigs. ' o m r a� 6F type;: e, .R Of CITY USE ONLY -,e of Desgr' & ReVevf �v'tee':nq. ace o� P!a r r;--- —;ss — m 6 C' j c f'� I ReC N -j:d 'e, i. re "es Nc Requ!:red No pequire' AP--J-C:/ed� Den e-- Si'b i0 te fclic'rv:no Hennepin County GIS - Printable Map Parcel 5040 Winnetka Ave N Address: New Hope, MN 55428 Property Industrial- Preferred Type: Home- Non-Homestead stead: Parcel 3.15 acres Area: 137,275 sq ft Page 1 of 1 Interab ie Ill, +. A Map 1k gg � } Z i I 51ST AVE N Uj 50TH AVE N Q q:�: 11 'Q Parcel 08- 118 -21 -23 -0002 ID: Owner Sbd &D Llc Name: Parcel 5040 Winnetka Ave N Address: New Hope, MN 55428 Property Industrial- Preferred Type: Home- Non-Homestead stead: Parcel 3.15 acres Area: 137,275 sq ft Page 1 of 1 Tax $60,699.56 Total: (Payable: 2012) Sale $875,000 Price: Sale 10/1996 Date: Sale Warranty Deed Code: This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2012 Thinl Green! http: / /gis.co.hennepin.mn.us /Property /print ?C= 470135.04075,4988239.... 8/2/2012 Z Q Q q:�: 11 'Q Tax $60,699.56 Total: (Payable: 2012) Sale $875,000 Price: Sale 10/1996 Date: Sale Warranty Deed Code: This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2012 Thinl Green! http: / /gis.co.hennepin.mn.us /Property /print ?C= 470135.04075,4988239.... 8/2/2012 Hennepin County GIS - Printable Map Parcel 08- 118 -21 -23 -0002 ID: Owner Sbd &D Llc Name: $1,486,000 Parcel 5040 Winnetka Ave N Address: New Hope, MN 55428 Property Industrial- Preferred Type: Total: Home- Non - Homestead stead: $875,000 Parcel 3.15 acres Area: 137,275 sq ft Page 1 of 1 A -T -B: Torrens Print Date: 8/2/2012 Market $1,486,000 Total: Tax $60,699.56 Total: (Payable: 2012) j Sale $875,000 Price: i This map is a compilation of data from various sources and is furnished "AS IS" with no sale representation or warranty expressed or Date: 1011996 implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. Sale Warrant Deed y 'COPYRIGHT ©HENNEPIN COUNTY 2012 Code: 7hinE Green! http: / /gis.co.hennepin.mn.us /Property/ printldefault.aspx ?C = 470135.04075,4988239.... 8/2/2012 Hennepin County GIS - Printable Map Page 1 of 1 - Property .• Parcel 08 -118 -21 -23 -0002 ID: $1486,000 Owner Sbd &D Llc Name: $60,699.56 Parcel 5040 Winnetka Ave N Address: New Hope, MN 55428 Property industrial- Preferred Type: Home- Non- Homestead stead: 1011996 Parcel 3.15 acres Area: 137,275 sq ft A -T -B: Torrens Market $1486,000 Total: Tax $60,699.56 Total: (Payable: 2012) Sale $875,000 Price: Sale 1011996 Date: Sale Warranty Deed Code: Map Scale: V - 100 ft. N Print Date: 8/2/2012 This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2012 Erir t: Green! http : / /gis.co.hennepin.mn.us /Property /print/ default.aspx ?C = 470135.04075,498823 8/2/2012 7 -27 -12 To: City of New Hope Planning Department From: Todd C. Jones Premier Storage, LLC 150 West 81 Street Bloomington, MN 55420 (952) 345 -3450 off (612) 309 -8703 Cell Toddra> nierstora,e.biz Date: July 27", Re: Additional information requested from 7 -19 -12 Design Review Committee Meeting Notes. As requested, I am providing you with the following additional information: 1. Suggested text amendment language has been provided to Staff. 2. Fire Sprinkler System: The entire building will be covered with an automatic fire sprinkler system meeting all applicable requirements and codes. Detailed plans and specifications of the system will be submitted with our general building permit application. We are fully aware that the requirements for the fire sprinkler system must be met to obtain a building permit. Olsen Fire Protection, out of Minneapolis, is in the early stages of design work for the system. The fire department connection has been located on the updated site plan dated 7- 26 -12. 3. A copy of our standard lease form is attached. 4. Access to storage spaces for inspections: In our industry there is rarely a need to enter a storage customer's space. However, in the event a need arises for any reason, we have a provision in our lease document that states "OWNER RIGHT TO ENTER: Occupant grants Owner, Owner's agents or representatives of any governmental authority, including police and fire officials, access to the storage space upon two (2) days advance written notice to Occupant. In the event of Emergency, Owner shall have the right to enter the premises without notice to Occupant, and take such action as may be necessary or appropriate to preserve the premises, to comply with applicable law or to enforce Owner's rights." 5. The three existing easement on the site: a. Rail easement along the North property line: We are in process of getting this easement terminated by the Soo line railroad. The spur tracks within the railroad easement have not been used for decades. We are in pursuit of getting the easement terminated. A copy of the document we are requesting the Soo Line Railroad to sign, terminating the easement, is attached. Our current site plan removes all parking within the current 150 West 81st Street c Bloomington, MN 55420 - Phone /Fax: 952 - 345 -3450 railroad easement area. It is our desire to get the railroad easement terminated prior to opening our operation. Although we believe we have the right to park over this easement area, we will agree to a condition that no parking occur in the Railroad Easement Area until a fully executed easement termination agreement is executed by the Railroad. The railroad by reputation, does not move very quickly with these matters. b. Cell Tower Easement: The cell tower lease will be assigned to Premier Storage at closing. The Cell tower company will be granted a security code to gain access to their cell tower equipment. c. Utility easement on South Property Line: These utility easements in no way are effected by our operation. 6. Parking Requirements: Self Storage is known as the lowest trip generating use of all commercial or industrial uses. Generally customers visit the facility when they initially enter into agreement with us and put their things in storage (which is usually done on the same trip) and do not visit the facility again until they move their things out. When loading or unloading the customers park within the interior of the building. There is no specific parking count requirement in the New Hope ordnance for Self Storage but there is a provision for an "other" category that we should fall under. Self Storage just does not create a need for a lot of parking spaces. We have room on site for additional parking spaces, it simply is not needed. Lack of parking is never a problem at any of our other Twin Cities area locations. The following is a list of some of our current parking counts: 7. Floor plans of the facility dated 7 -26 -12 are attached. 8. There is no parking or access proposed on the North side of the building. All existing openings on the North side of the building will be closed up. 9. There is sufficient turning radius provided to move a 45' semi truck throughout the facility as demonstrated on the site and vehicle movement plan. However, we do not permit semi trucks into the building. Plan was provided for demonstration purposes only. We have provided for excellent vehicle circulation throughout the site. 10. A chain link fence not to exceed 8' in height and in full conformance with city standards will be installed around the parameter of the outdoor storage area on the east side of the site. PVC slats will be installed to screen view through the fence. Number of Number of Number of Parking Spaces Location Self Storage _Units Parking Spaces Per 100 Storage Units Bloomington 676 9 1.33 Edina 734 10 1.36 Lakeville 481 5 1.04 Minneapolis 460 7 1.52 New Hope 500 7 1.40 Average 570 7.6 1.33 7. Floor plans of the facility dated 7 -26 -12 are attached. 8. There is no parking or access proposed on the North side of the building. All existing openings on the North side of the building will be closed up. 9. There is sufficient turning radius provided to move a 45' semi truck throughout the facility as demonstrated on the site and vehicle movement plan. However, we do not permit semi trucks into the building. Plan was provided for demonstration purposes only. We have provided for excellent vehicle circulation throughout the site. 10. A chain link fence not to exceed 8' in height and in full conformance with city standards will be installed around the parameter of the outdoor storage area on the east side of the site. PVC slats will be installed to screen view through the fence. 11. A security gate will be located near the SE corner of the building. This keypad controlled access gate will be used by our interior storage customers for exiting the facility and our outdoor storage customers who will use it for both entering and exiting the outdoor storage area. The fire department will be provided full access to the gate from both sides. The fire department will be provided full access into the building as well. 12. Our Security System: a. We will install an 8 camera video system with camera locations in key locations around the facility. The images can be viewed in the office area by the manager and will also be recorded 24/7. b. A keypad controlled access control system will be installed allowing only customers into the building at certain times. Each customer is provided a unique code. When they enter there code, and they are in good status, access will be granted. Also, when they enter their unique code, an alarm on their individual space will be deactivated. The history of who enter and exists and when (time) is documented in the system and is available if needed. To exit the facility all storage customers and outdoor storage customers must key their code in again to activate the exit gate. 13. Snow removal areas have been located on the updated site plan dated 7- 27 -12. 14. Additional curb has been added on the 7 -27 -12 site plan in all areas discussed at design review. 15. Trash is stored in containers located inside of the building. 16. Drainage calculations dated 6 -28 -12 are attached. 17. Additional landscaping has been provided along Winnetka Ave to screen the overhead doors on the NW side of the building as located on the site plan dated 7- 26-12. 18. An exterior site lighting photometric plan is enclosed. 19. Our standard hours of operation are as follows: Access hours: 6:00 AM to 9:00 PM 365 days. Office Hours: M -F 8:30 -5:30, Sat and Sunday 9 -3 (or noon to 3:00 seasonally) 20. A sign permit application will be submitted under separate cover. 21. Screening of the existing rooftop Mechanical has been located on the 7 -27 -12 site plan. Rooftop Screening will be done per City standard. 22. The distance from the curb line to the building on the NW corner of the building has been increased to match the other curb. I believe I have addressed all of the design review questions, comments and requests for additional information. Yours truly, Todd C. Jones President *Takes an 50 year old industrial building, looking tired at its age (bad asphalt, roof needs replacement, needs paint, original windows etc), deemed obsolete by the market place (been on the market for over 2 years), vacant (Victory Packaging has moved out) and transform it into a very updated appealing structure with a total new fresh front and a new use that can productively carry it for decades to come. * Good deal for the city: No subsidies are being requested while the Cities tax base will be increased. Our use demands a very little use of city services including a very low user of sewer and water, very low traffic generator. We require little or no services from the police and fire departments. We are a very low intensity use and generate very low traffic. Light fixtures and mechanical equipment will mostly be updated with much more energy efficient fixtures and equipment. Drainage and water discharged from the site will be improved with the addition of a pond on the east end of the site, meeting or exceeding Shingle Creek Watershed requirements. * The Community needs a quality, secure, well managed and appropriately located outdoor Boat, vehicle and RV storage area. New Hope residents will have a new option, other than their back or side yards to park their boats, RV's and their other extra vehicles. City staff will appreciate this service being available. * Premier Storage has a decade's long track record in the self storage industry, with vast experience in exactly this sort of conversion model including very similar local projects in Edina, Bloomington and Minneapolis. Premier Storage and related companies have owned or developed over 40 self storage facilities dating back to 1989 in markets including Minneapolis, Scottsdale Arizona, Nashville Tennessee, Charlotte South Carolina, and Sonoma County CA. Premier Storage is a locally owned company based in the Twin Cities. * Premier Storage currently has the property under contract to purchase subject to obtaining and approving all necessary governmental approvals and their conditions, all at Premier Storage's sole discretion. The Improvements would commence in September and be substantially complete sometime in 2013. Text Amendment Comments Underline = proposed delete and Italics =new proposed language (15) Warehouse Conversion to mini self - storage a. On -site manager required. A full -time on -site manager must be employed to manage the facility, control access and supervise operations during all open hours in full compliance with the conditional use permit. Access to the storage areas shall be controlled by a keypad controlled security system. The security system shall be approved by the issuing authority. b. Fire Sprinkler system. The building shall be equipped with an auto -fire sprinkler system approved by the fire department adequate to protect all storage within the building. The adequacy of any existing system must be certified in writing by a qualified fire consultant acceptable to the city. Any existing system or proposed changes, certified by the fire consultant, must also be reviewed and approved by the fire department. c. Prohibited storage. Storage of any hazardous materials, chemicals, gasoline or flammable liquids is prohibited in any storage space, except for normal household quantities. Any storage of propane tanks or flammable gases is prohibited. No more than four vehicle tires may be stored in any rental space. d. Routine inspection access Inspection visibility must be provided to each spa through an open ceiling or master lock system Inspection of storages spaces by the fire or building inspector shall be permitted by acceptable means such as use of an on -site wheeled ladder, elevated catwalks or master key. Restrictive lease document. A rental agreement between the operator and each lessee shall be required. The rental agreement shall strictly prohibit the lessee from storing or using materials in the storage space or on the facility classified as hazardous or toxic under any local, state or federal law or regulation, and from engaging in any activity which produces such materials in the storage space e. Prohibited uses. Any and all commercial, industrial or residential uses other than storage are prohibited within the self storage facility, unless approved otherwise by the i'ssui'ng authority. f. Interior access only. Storage spaces must be accessible only from the interior of the building. Accessibility from the exterior of the building to any storage space is prohibited, unless approved by the issuing authority. Other possible items to include: 1. Exterior surfaces facing public right -of -way or abutting property zoned for residential uses shall be faced with brick, stone, Stucco, architectural concrete masonry units, or an equivalent or better. The color of exterior surfaces shall be harmonious with surrounding development. 2. No walls facing a public street shall exceed 100 feet in length without visual relief by means of a vertical reveal, a perceptible change in wall angle or a corner and as approved by the issuing authority. 3. A security fence or wall shall be provided around the facility as approved by the issuing authority. 4. The lot coverage of all structures shall be limited to 30% and the total floor area shall be limited to 50 %. 5. The building height shall be limited to 28'. 6 A minimum of 25% of the site shall be green area. On site manager required. 1. No community in the country that I am aware of has this sort of provision. New Hopes' own self storage requirements do not require it. Sounds like an early 1970's requirement when so much was unknown about the industry. Technology has really taken hold. Our development will have keypad access, each customer will key in their unique code to get in the building. When they enter their code it also deactivates the individual alarm on their specific space. We would have security cameras located throughout the building. The images from these cameras is recorded 24/7. If someone opens a door other than their space an alarm will go off. If it happens after our normal staff hours Hannan security is called by the central station monitoring company and an officer is immediately dispatched. I can honestly say that I cannot recall any sort of problem with any of our self - storage conversion projects going back 10 years, it just does not happen. 2. Routine inspection access: I am sure no community in the county has this provision and again New Hopes' own self storage ordinance does not require it. This again seems to be an early 1970's type provision when self - storage was just in its infancy stage and no one understood the true nature of the business. It is impossible for a self storage operator to operate under such a provision because the whole nature of self storage is that the self - storage operator does not take care, custody nor control of the occupants' stored property. If we did, we would be a bonded warehousemen and fall under a whole new set of laws. We are prohibited from having keys to the individual spaces and we certainly don't allow anyone to peak into the spaces through an open ceiling. 3. Interior access only: Sometimes having an access door here and there is perfectly fine with little or no negative impact. The addition of the qualifier "unless approved otherwise by the issuing authority" continues to give the city full control over this matter. 4. Other possible items to include: I have listed 6 additional restrictions for consideration that I see used around the country that places reasonable conditions to ensure quality development of self - storage conversion product that Planning and Council may want to consider. (RESERVED FOR RECORDING INFORMATION) RELEASE The undersigned, Soo Line Railroad Company, a Minnesota corporation, hereby (i) releases and discharges all real property ( "Real Property ") legally described as: The North 265 feet of the West 558 feet of the Southwest Quarter of the Northwest Quarter of Section 8, Township 118, Range 21, Hennepin County, Minnesota, except the East 7 feet of the West 40 feet thereof from all easements and rights granted to the undersigned pursuant to that certain instrument executed by Ryan Construction Company of Minnesota, Inc., as party of the first part, and Soo Line Railroad Company, as party of the second part, dated February 15, 1966 and recorded March 10, 1966 as Document No. 840228 as partially released by the Quit Claim Deed dated July 28, 1966 and recorded August 4, 1966 as Document No. 854159, and the Quit Claim Deed dated June 10, 1984 and recorded July 2, 1984 as Document No. 1586439, all filed with the Hennepin County, Minnesota Recorder's office; and (ii) abandons any trackage on the Real Property in favor of the owner thereof. Dated: , 2012 Soo Line Railroad Company STATE OF MINNESOTA ) ) ss. COUNTY OF 1 By: Its: The foregoing instrument was acknowledged before me this _ day of 2012, by the of Soo Line Railroad Company, a Minnesota corporation, on behalf of the corporation. T141S INSTRUMENT WAS DRAFTED BY: Notary Public Maslon Edelman Borman & Brand, LLP (CB) 3300 Wells Fargo Center 90 South Seventh Street Minneapolis, Minnesota 55402 (612) 672 -8200 #9o4214vi JACOBSON Engineers • Surveyors 21029 Heron Way Lakeville, MN 55044 Phone (952) 469 -4328 Fax (952) 469-4624 E -Mail: jacobson@engrmrv.com To: Shingle Creek Watershed District Attn: Dianne Spector From: Grant D. Jacobson, P.E., P.L.S. Date: June 28, 2012 Re: Drainage Narrative for Proposed New Hope Storage Center The existing site consists of 137,280 sq. ft. or 3.15 acres. The existing site has 77,454 sq ft. or 1.78 acres of impervious area. The proposed site with the outside storage addition and parking /drive expansion will have 95,216 sq. ft. or 2.18 acres of impervious area. Refer to the Hydrocad calculations included with this narrative. The existing site contains one watershed area. This area directs all runoff to the east side of the site where it discharges to the adjoining property. The existing runoff rates for the following storm events are: 2 -year 4.91 cfs 10 -year 13.79 cfs 100 -year 19.30 cfs The proposed site will have the same drainage area, but the impervious area will be increased by 17,762 sq. ft. or 0.40 acres. This watershed will have an infiltration/detention basin constructed to control runoff and promote infiltration. The outlet structure for the basin is a 21" diameter culvert. The proposed basin will have a bio- infiltration design which includes a drain tile below the amended soil treatment. The proposed runoff rates for the following storm events are: 2 -year 0.24 cfs 10 -year 7.30 cfs 100 -year 11.0 cfs The basin bottom at elevation 899.5 is sized to infiltrate the new impervious in 48 hours. And it is also sized to hold the required dead volume of 2.5 inches over the new impervious area. 212053EXIST Type// 24 -hr Rainfall= 2.50" Prepared by tenter your company name here} Page 1 HydroCADO 8.00 s/n 002261 Q 2006 HydroCAD Software Solutions LLC 6/25/2012 Subcatchment 1S: EXISTING SITE Runoff — 4.91 cfs @ 12.01 hrs, Volume= 0.238 af, Depth> 0.91" Runoff by SCS TR -20 method, UH =SCS, Time Span= 5.00 -20.00 hrs, dt= 0.05 hrs Type II 24 -hr Rainfall= 2.50" Area (sf) . CN Description 137,280 82 137,280 Pervious Area Tc (min) Length (feet) Slope (ft/ft) Velocity (ft(sec) Capacity * Description (cfs) 1.2 157 0.0650 2.13 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 3.2 143 0.0050 0.75 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 4.7 340 0.0057 1.22 Shallow Concentrated Flow, DITCH Unpaved Kv= 16.1 fps 9.1 640 Total 212053EXIST Type// 24-hr Ralnfall=4.70" Prepared by {enter your company name here} Page 1 HydroCAD@ 8.00 s/n 002261 0 2006 HydroGAD Software Solutions LLC 6/25/2012 Subcatchment IS: EXISTING SITE Runoff 13.79 cfs @ 12.00 hrs, Volume= 0.685 af, Depth> 2.61" Runoff by SCS TR-20 method, UH=SCS, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type 11 24-hr Rainfall=4.70" Area (sf) C 137,280 Pervious Area Tc Length Slope Velocity Capacity Description in) (feet) (ft/ft) (ft/sec) (cfs) 1.2 157 0.0650 2.13 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 3.2 143 0.0050 0.75 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 4.7 340 0.6057 1.22 Shallow Concentrated Flow, DITCH Unr)aved Kv= 16.1 fDs 9.1 640 Total 212053EXIST Type// 24-hr Rainfall=6 00 Prepared by {enter your company name here} Page 1 HydroCAM 8.00 s/n 002261 @ 2006 HydroCAD Software Solutions LLC 6/25/2012 Subcatchment IS: EXISTING SITE Runoff = 19.30 cfs @ 12.00 hrs, Volume= 0.976 af, Depth> 3.71" Runoff by SCS TR-20 method, UH=SCS, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type 11 24-hr Rainfall=6.00" Area (sf) CN L-*Yj 137,280 Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (Cfs) 1.2 157 0.0650 2.13 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 3.2 143 0.0050 0.75 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 4.7 340 0.0057 1.22 Shallow Concentrated Flow, DITCH Unpaved Kv= 16.1 fps 9,1 640 Total 212053PROPOSED-CULVERT Type 1124 -hr Ralnfall=6. 00 1 1 Prepared by {enter your company name here} Page 1 HydroCADO 8.00 s/n 002261 @ 2006 HydroCAD Software Solutions LLC 6/25/2012 Pond 2P: RETENTION BASIN Inflow Area = 3.152 ac, Inflow Depth > 4.13" Inflow = 22.48 cfs @ 11.98 hrs, Volume= 1.085 of Outflow = 11.03 cfs @ 12.08 hrs, Volume= 0.870 af, Aften= 51 Lag= 6.2 min Primary 11.03 cfs @ 12.08 hrs, Volume= 0.870 of Routing by"Stor-Ind method, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Peak Elev= 904.78'@ 12.08 hrs Surf.Area= 9,470 sf Storage= 20,269 cf Plug-Flow detention time = 101.8 min calculated for 0.867 of (80% of inflow) Center-of-Mass det. time= 48.5 min ( 808.3 - 759.8 ) Volume Invert Avail.Storage Storage Description #1 900.50 . . 22,407 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 900.50 1,767 0 0 901.00 2,269 1,009 1,009 902.00 3,581 2,925 3,934 903.00 5,017 4,299 8,233 904.00 6,523 5,770 14,003 905.00 10,284 8;404 22,407 1 Invert Outlet B )3. 21.0 x CMP, end-sectiori to fill, Ke= 0.500 Outlet Invert= 901.00' S=0.1250'/' Cc= 0.900 n=0.012 Primary Outflow Max=1 0.97 cfs @ 12.08 hrs HW=904.77' (Free Discharge) t--1=21" CULVERT (inlet Controls 10.97 cfs @ 4.66 fps) 212053PROPOSED-CULVERT Type// 24-hr Rainfall=2.50" Prepared by {enter your company name here) Page 1 HydroCAD@ 8.00 s/n 002261 @ 2006 HydroCAD Software Solutions LLC 7/4/2012 Runoff 6.68 cfs @ 11.98 hrs, Volume= 0.300 af, Depth> 1.14" Runoff by SCS TR-20 method, UH=SCS, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type 11 24-hr Rainfall=2.50" Area (sf) CN Description 137,280 86 137,280 Pervious Area Te Length S min) (feet) I Capacity Description (cfS) 1.2 157 0.0650 2.13 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 3.2 143 0.0050 0.75 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 2.3 195 0.0050 1.44 Shallow Concentrated Flow, CURB Paved Kv= 20.3 fps 6.7 495 Total 212053PROPOSED-CULVERT Type 24-hr Rainfalf=4.70" Prepared by {enter your company name here} Page 1 HydroCAD@ 8.00 s/n 002261 @ 2006 HydroCAD Software Solutions LLC 7/4/2012 6M 07nve il �Ijf1j11jjj11j 1 1111111 IiiiIII III!! I • Runoff 16.56 cfs @ 11.98 hrs, Volume= 0.781 af, Depth> 2.98" Runoff by SCS TR-20 method, UH=SCS, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type 11 24 -hr Rainfall=4.70" Area (sf) CN 137,280 86 137,280 Pervious Area Tc Length min) (feet) Ve cfs Description 1.2 157 0.0650 2.13 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 3.2 143 0.0050 0.75 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 2.3 195. 0.0050 1.44 Shallow Concentrated Flow, CURB Paved Kv= 20.3 fps 6.7 495 Total 212053PROPOSED-CULVERT Prepared by {enter your company name here HvdroCAD@ 8.00 s/n 002261 @ 2006 HydmCAD Sc Type // 24-hr Rainfall=6. 00" Page 1 ware Solutions LI 1 • 1 1 Runoff = 22.48 cfs @ 11.98 hrs, Volume= 1.085 af, Depth> 4.13" Runoff by SCS TR-20 method, UH=SCS, Time Span= 5.00-20.00 hrs, dt= 0.05 hrs Type 1124 -hr Rainfall=6.00" Area (sf) CN Description 137,280 86 137,280 Pervious Area Tc Length Slope Velocity Capacity Description 6 - . 7 — 495 Total (feet) Oft) (ft/sec) (cfs) 1.2 157 - 0.0650 2.13 Sheet Flow, PAVEMENT Smooth surfaces n= 0.011 P2= 2.50" 3.2 143 0.0050 0.75 Sheet Flow, PAVEMENT. Smooth surfaces n= 0.011 P2= 2.50" 2.3 195 0.0050 1.44 Shallow Concentrated Flow, CURB Paved Kv= 20.3 fps 6 - . 7 — 495 Total S89 55 09 E 33.00 BI T MI NOUS � n OWNER Ibc Sates Corporation 0 1 ASS EDGE OF TREES k BRUSH . . . . . . . . . . . 5893509 518.02 B k W END SPUR r� T Wweo3:6 TRACK y1 rums . . . . . f . . 208.5 Teo or s -� sr s 6 9.5XIB INSTALL SILT FENCE EAST OF THIS POINT ALONG PROPERTY LINES CNMN LINK FENCE NOT TO EXCEED / 8' HIGH WITH OUTRIGGER AND SLOTS FOR / SCREENING ON PROPERTY UNE. 3 -12x30 BITUMINOUS PAVEMENT i ir _ L_24•,1 v �anl4 5 -17x24 — F 1022 SNOW STORA AREA BOND AREA 1 - 9,200 SO. FT, CURB 6 -71279 POND EDG 6rT cH LINK FE I 9- 72x2.0 � isar.m I -- )X18 I GRAVEL I li TOBER 0 CHAIN UA&UNCE NOT TO EXCEED V HIGH WITH OUTRIGGER AND SLOTS FOR / I SCREENING DN.P.ROPERTY LINE. 3 -72x30 7 a" 0x25 ! 34IOX22 1/y,• m O 5 P / �BIi5MINOUS PAVEMENT 3-12x40 / BEGIN RIBBON CURB I a 1 45 WWw4] MN � y 5 to INwep1 M.m 0 .oe. aouea amn v c --- -- SILT FENCE aWp a - -----= CON C Aav o a E 1 D TOP NUT HYDRANT MH ` vox WALL —Ta' or coNC T itSlE9fi AT EIi1PANCE B1 C W ^ o G R A S S ` 8935'09" a 518.02 ; z Q) `o 1`� -- ------------- ----------- - - - -- — ` 9 QN LIGHT POLE o s N N PROPOSED SPOT ELEVATION a PROPOSED CONTOUR f� DRAINAGE FLOW ' DRAINAGE SLOPE EOF EMERGENCY OVERFLOW 10 PARKING STALL COUNT + 9623 EXISTING SPOT ELEVATION SURMOUNTABLE CURB --------- '- "------ "`- " - "`-` Z CMaOP - 1' / 16 F00T WIDE 16 FOOT WADE —� OVERHEAD w GONG DOOR OVERHEAD DOOR FIRE DEPARTMENT HOSE CONNECTION LL _ nTMNN 908 EXIS77NG BRICK AND CONC, coNC H.C. ° WN i Na 0 BLOCK BUILDING ° eT.e rry -sea¢ �Q u O W a 0 5040 INNNENA AWE N. NEW FOUNDATION a A o 18'- PLANTINGS HU /GOING 0 = 34780 0 SO. fT. FT. Nm R uo ff �\ . NEW CURB k w a >= m p EQUIPMENT / /—SCREE N CITY EREQ i ir _ L_24•,1 v �anl4 5 -17x24 — F 1022 SNOW STORA AREA BOND AREA 1 - 9,200 SO. FT, CURB 6 -71279 POND EDG 6rT cH LINK FE I 9- 72x2.0 � isar.m I -- )X18 I GRAVEL I li TOBER 0 CHAIN UA&UNCE NOT TO EXCEED V HIGH WITH OUTRIGGER AND SLOTS FOR / I SCREENING DN.P.ROPERTY LINE. 3 -72x30 7 a" 0x25 ! 34IOX22 1/y,• m O 5 P / �BIi5MINOUS PAVEMENT 3-12x40 / BEGIN RIBBON CURB I a 1 45 WWw4] MN � y 5 to INwep1 M.m 0 .oe. aouea amn v c 1 nn E mea INV-EB S rP CI N89 5509 "W G' 11, 00 O / / CHAIN LINK FENCE NOT TO EXCEED S' HIGH T OUTRIGGER ( WITH RIR o SLOTS FOR f ` BL ^ C r / \ ' SCREEE7ING ON PROPERTY UNE, z \� 10 LEGEND --- -- SILT FENCE aWp P - -----= HYDRANT m -- ----- ---- -- -- —._— BITUMINOUS PAVEMENT -- -- ----- `—'-- -- -- s / J TOP NUT HYDRANT MH MANHOLE URMOU CURB WATER VALVE C,O. C C. G R A S S ` 8935'09" a 518.02 ; z TRANSFORMER F.P. — G,L, GROUND LIGHT 1 nn E mea INV-EB S rP CI N89 5509 "W G' 11, 00 O / / CHAIN LINK FENCE NOT TO EXCEED S' HIGH T OUTRIGGER ( WITH RIR o SLOTS FOR f ` BL ^ C r / \ ' SCREEE7ING ON PROPERTY UNE, z \� 10 LEGEND --- -- SILT FENCE C.B. CATCH BASIN HYD, HYDRANT A.C.B. AREA CATCH BASIN T,N,H, TOP NUT HYDRANT MH MANHOLE W.V. WATER VALVE C,O. CLEAN OUT P,B. PIPE BOLLARD XFMR TRANSFORMER F.P. FLAG POLE G,L, GROUND LIGHT L.P. LIGHT POLE EXISTING CONTOUR 9 p'i ` PROPOSED SPOT ELEVATION PROPOSED CONTOUR f� DRAINAGE FLOW DRAINAGE SLOPE EOF EMERGENCY OVERFLOW 10 PARKING STALL COUNT + 9623 EXISTING SPOT ELEVATION SCALE IN FEET 0 30 60 g0 15 45 0 - DEN07ES IRON MONUMENT BEARINGS ARE ASSUMED DATUM ELEVATIONS ARE COUNTY DATUM NOTES 1) UTILITIES SHOWN ARE APPROXIMATE LOCATION, CALL GOPHER STATE ONE CALL AT 811 FOR ALL UTIUTY, GAS LINE, AND ELECTRICAL LINE LOCATIONS PRIOR TO EXCAVATION, 2) BENCHMARK - TOP OF FINISHED FLOOR - 910.6 3) PAVEMENT AREA = 54,513 SO. FT. TOTAL MIN. SNOW STORAGE IS 10% OF THIS AREA or 5,451 S0, FT. SEE PLAN FOR LOCATION. 4) ALL HANDICAP STALLS TO BE SLOPED AT 27 OR LESS. 5) EXISTING IMPERVIOUS = 77,454 SO. FT. PROPOSED IMPERVIOUS - 95, SO, FT. PROD, NO: 212053.21 1 1 hereby certify that tMe plan, specification, or report woe prepored by.. or under my direct superNSim and that am a duly liceneed ProMSSlonal J J ACOBSON P PREPARED FOR: S 4350 Baker Road, Suite 400 Minnetonka, MN55343 952.897.7874 Fax: 952.897.7740 PROJECT: PREMIER MINI-STORAGE NEW HOPE, MN SHEET- 2nd FLOOR PLAN ISSUE / REVISION I DATE ISSUE FOR FOR CLIENT REVIEW I . 01-2642 Joel 20232to DRAIN BY; DUG CHECKED BY, LOS LM C2 I i b CD CID (D C' 2) iokw C2 cl IT D 'w. I. C, 3' :2:) o'.. C, E) I.. C2 C2) WlW '.w. C, 24 C2 2) 35 bkw C2 Wkw C2 Z2) ­w T - - - - -- -- - - - - - - - - - - -- — - — - 1.,6' C 2) C2 bkv C 2) ..4d tokw 1 2).— o' 5'W' Cl cl 02.— c': to'. M15. cl 2) w'. C': 41 10 1­& I..w C, 14 22) w'.' C, D - — - — - — D2 - - -- - lftw C2 -- - - - - - - - - - - - - - - cl :1) 2 w..6. C, D - - - - — W­ cl cl D k"w. I-w C, T 1- ow C' 1) _w D' c' T) mw wlz6' D' C, C, D C C, 2) M ) C D C, 2 D C, i545• - ------------------ C (D C2 1.15' I wVw. b'10 Iow C' .'w 'D c. D 5kb 5Yb G bk6 :D' wlw C2 2 I .115' .'w C, 5X10' 5410' I 9415 cl 2) — Cl 1­ q 1 C — cl T — ��w Cl EEID iD 5415 1 5'xb' 5410' (9 41 G ZD C, cl :D cl I .m. cl :1) ".w cl 11 cl — cl 11w �1 2nd FLOOR PLAN JF� NORTH 4350 Baker Road, Suite 400 Minnetonka, MN55343 952.897.7874 Fax: 952.897.7740 PROJECT: PREMIER MINI-STORAGE NEW HOPE, MN SHEET- 2nd FLOOR PLAN ISSUE / REVISION I DATE ISSUE FOR FOR CLIENT REVIEW I . 01-2642 Joel 20232to DRAIN BY; DUG CHECKED BY, LOS CITY OF NEW HOPE HENNEPIN COUNTY, MINNESOTA ORDINANCE NO. 2012 — AN ORDINANCE AMENDING SECTION 4-20 (ZONING DISTRICTS), SUBSECTION (e) (INDUSTRIAL DISTRICT CONDITIONAL USES) THE CITY COUNCIL OF THE CITY OF NEW HOPE, MINNESOTA ORDAINS AS FOLLOWS: Section 1. Subsection 15. Warehouse conversion to n*4 self-storage. a. On-site manager required. A full-time on-site manager must be employed to manage the facility, control access and supervise operations during all open hours in full compliance with the conditional use permit. An exception to the full-time on-site manager may be granted for a self- storage facility that have a keypad controlled access and a comprehensive security system. The comprehensive security system shall address building access, lighting, cameras, alarm systems, and fire suppression. The security system plan shall be reviewed and approved by the City. b. Fire sprinkler system. The building shall be equipped with an auto-fire sprinkler system approved by the fire department adequate to protect all storage within the building. The adequacy of any existing system must be certified in writing by a qualified fire consultant acceptable to the city. Any existing system or proposed changes, certified by the fire consultant, must also be reviewed and approved by the fire department. C. Prohibited storage. Storage of any hazardous materials, chemicals, gasoline or flammable liquids is prohibited in any storage space, except for normal household quantities. Any storage of propane tanks or flammable gases is prohibited. No more than four vehicle tires may be stored in any rental space. A rental agreement between the operator and each lessee shall be required. The rental agreement shall strictly prohibit the lessee from storing or using materials in the storage space or on the facility that are flammable or classified as hazardous or toxic under an local, state, or federal law or regulation, and from engaging in any activity which produces such materials in the storage space. C-197 � a 17=33, I ft-R0 1 - 7 = 1 M. ft! Or r w - 19 t v . WrAMMO WHO= e-7-d. Prohibited uses. Any and all commercial, industrial or residential use other than storage is prohibited within the self storage facility. Vie. inter4or- access-G*. Storage spaces must be accessible only from the interior of the building. Accessibility from the exterior of the building to any storage space is prohibited may be approved for self - storage facilities if the exterior access units are fully screened from all residential use and public rights-of-way per Section 4-3(d)(3) of the CitV Code. Section 2. Effective Date. This ordinance, amending and restating Section 4- 20(e) of the New Hope Zoning Ordinance, shall be in full force and effective immediately upon its passage and publication. ADOPTED by the City Council of New Hope this _ day of 2012. CITY OF NEW HOPE M ATTEST: By: Valerie Leone, City Clerk Kathi Hemken, Mayor K 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com TO: Curtis Jacobsen FROM: Alan Brixius / Richard Hoffman DATE: August 2, 2012 RE: New Hope — Premier Storage/ Site and Building Plan Review/ Conversion of Warehousing to Mini Storage and Outdoor Storage Conditional Use Permits FILE NO: 131.01 —12.04 Premier Storage has submitted revised plans for a proposed warehousing conversion to self- storage and outdoor storage on their property located at 5040 Winnetka Ave N. The site is within the I, Industrial Zoning District, which designates conversion of warehousing to mini storage and outdoor storage as conditional uses. Attachments: Exhibit A: Application (Dated 07/13/12) Exhibit B: Application Narrative (Dated 07/27/12) Exhibit C: Revised Plans (Dated 06/27/12) Exhibit D: Proposed Text Amendment The applicant has requested consideration of zoning text amendments to the Industrial Zoning District, specifically the section which designates the conditional use permit requirements for conversion of warehousing to self- storage (Section 4- 20(e)(15)). The applicant has noted that New Hope standards do not reflect current self - storage industry trends and technology related to security and operations. The applicant has provided wording for a text amendment (See Exhibit B). In review of the proposed text amendment, staff concurs with some of the wording but has provided some recommended changes in the proposed text amendment attachment. The amendment provides the following changes: • A comprehensive security system as an alternative to a full -time on -site manager. Comment: The current on -site manager requirement relates to maintaining a safe and secure self - storage facility. Staff recognizes that modern security systems that control access and electronically monitors the site eliminate the need for a full -time manager. • Upholding the prohibited storage condition by requiring a rental agreement between the owner and the lessee that prohibits storage of hazardous material. Comment: This provision provides a more adequate way to prohibit storage of hazardous material by placing the lessee liable. • Removes the requirement for routine inspection access. Comment: Based on research done on this provision, staff found that the City may not have the right to enforce this current condition without a search warrant. • Provide an option for storage bays with exterior access. Comment: Based on staff discussion with the Design and Review Committee, we found that this alternative may be an acceptable addition with appropriate screening from public rights -of -way and adjoining residential uses. Based on staff review of the proposed text amendment, we recommend the approval of the text amendment outlined in Exhibit D. Conversion of Warehousing to Self Storage. The applicant must thoroughly demonstrate that they have met all of the following conditions before approval of this CUP. The following are the conditions set forth for the conversion of warehousing to self- storage units within the I, Industrial District: a. On -site manager required. A full -time on -site manager must be employed to manage the facility, control access and supervise operations during all open hours in full compliance with the conditional use permit. Comment: The applicant has submitted a proposed text amendment to this provision. This proposed text amendment would allow for a comprehensive security system to be an alternative for a full -time on -site manager. The applicant attached narrative which outlines that the security system consists of a key touch pad security system that controls access to the building, outdoor storage, and the individual storage units. Additionally, security cameras will be placed in a manner that will provide 24 hour surveillance of the site. The proposed amendments can be found in the attached Exhibit D. 2 b. Fire sprinkler system. The building shall be equipped with an auto -fire sprinkler system approved by the Fire Department adequate to protect all storage within the building. The adequacy of any existing system must be certified in writing by a qualified fire consultant acceptable to the City. Any existing system or proposed changes, certified by the fire consultant, must also be reviewed and approved by the Fire Department. Comment: The applicant has submitted details for a sprinkler system that shall be reviewed by the Building and Fire Inspector before a permit is issued. c. Prohibited storage. Storage of any hazardous materials, chemicals, gasoline or flammable liquids is prohibited in any storage space, except for normal household quantities. Any storage of propane tanks or flammable gases is prohibited. No more than four vehicle tires may be stored in any rental space. Comment: The applicant has addressed this issue within the storage occupant lease agreement, which contains a prohibited storage section. d. Routine inspection access. Inspection visibility must be provided to each space through an open ceiling or master lock system. Inspection of storage spaces by the Fire or Building Inspector shall be permitted by acceptable means such as use of an on -site wheeled ladder, elevated catwalks or master key. Comment: The applicant has submitted a proposed text amendment that would alleviate the need for routine inspection access within the facility. The proposed amendments can be found in the attached exhibits. The site monitoring will be conducted through the security system. e. Prohibited uses. Any and all commercial, industrial or residential use other than storage is prohibited within the self storage facility. Comment: This shall be a condition of approval. Interior access only. Storage spaces must be accessible only from the interior of the building. Accessibility from the exterior of the building to any storage space is prohibited. Comment: The applicant has submitted a proposed text amendment that would allow the exterior access doors on the north portion of the west building face to be allowed by approval of the City. The Development Review Committee found this acceptable, however if this is approved we recommend that the applicant plant two staggered rows of six spruce trees, for a total of 12, along the north west corner for screening of these exterior overhead access doors from the right -of -way. Outdoor Storage. The applicant must thoroughly demonstrate that they have met or intend to meet all of the following conditions before approval of this CUP. The following are the conditions set forth for the outdoor storage within the I, Industrial District: a. Screening /landscaping. The open outdoor storage area is screened and landscaped from adjacent residential uses and public right -of -way in compliance with Section 4 -3(d) of this Code. Comment: The applicant has proposed an eight foot high chain link fence with outrigger and slots for screening around the proposed outdoor storage area. This is found to be acceptable screening for this site, as it is adjacent to other industrially zoned lots. We recommend that items shall not be stacked within the outdoor storage area higher than the eight foot fence. Boats and recreational equipment on trailers shall be considered a single item. b. Fencing. A wire weave%hain 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. Comment: An eight foot chain link fencing with outriggers and slots for screening has been provided around the entire outdoor storage area. The applicant must set back the fencing to allow the entire structure including the outriggers to be placed completely within the property. c. Surfacing. The open outdoor storage area is surfaced with concrete or bituminous. Comment: The plans have noted that all outdoor storage areas are to be paved with bituminous surface. Curbing has been extended around all paved areas per direction of the Design and Review Committee. The applicant is compliant. 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. Comment: The applicant has noted that they are in the process of terminating the spur tracks easement with the Soo Line railroad on the north side of the property to allow storage along the north lot line. The site plan shows a five foot setback for the outdoor storage area from all lot lines. 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(0 and 4 -3(e) of this Code. 11 Comment: Proposed parking does not meet the required number of parking stalls for a warehousing use, however the applicant has submitted evidence that self - storage may fall under (Chapter 4 Section 3 (e)(1 0)(w)) that allows separate parking requirements for "other" uses. This is further analyzed within the issues section of the site and building plan review. 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. Comment: The applicant has addressed this provision within their storage occupant lease agreement, which contains a prohibited storage section. g. Refuse and upkeep. The property owner shall keep open outdoor storage areas free of refuse, trash, debris, weeds, and waste fill. Comment: The applicant has denoted that all trash and debris will be enclosed within the building. Lot Requirements and Setbacks. The following are minimum requirements and setbacks for the I District: Renuired Proposed Compliant Lot Area 1 Acre Minimum 3.1 Acres Yes Lot Width 100 feet 265 feet Yes Front Yard West 30 feet 130 feet Yes Side Yard South 10 feet 45 feet Yes Side Yard (North) 10 feet 34 feet Yes Rear Yard East 30 feet 182 feet Yes Building Height 6 stories or 72 feet, whichever is greater 24 feet Yes Green Space 20% 30% Yes The proposed application meets all lot requirements and setbacks within the I District. Parking and Circulation. The site plan shows the existing seven parking stalls on the west side of the building will remain and no new stalls are proposed. Gross Floor Space Net Floor Space 38,180 square feet — 10% = 34,362 square feet _ 1,500 square feet = 23 spaces 5 The parking, as currently proposed, is deficient per City standards for the warehousing and storage parking requirements. However, the City Code provides a provision (Chapter 4 Section 3 (e)(1 0)(w)) that allows for parking requirements for "other" uses. The applicant has submitted evidence that may deem self- storage as an acceptable "other" use for parking requirements. The applicant has supplied average parking stall counts from other cities around the Metro Area which provide a similar stall count to the proposed seven stalls for this application. This has been cross referenced along with City staff research performed on this topic. The seven parking stalls may be an acceptable number of stalls based on this evidence and research. However, as condition of approval, we are recommending that the City may require additional parking stalls to be installed in the future, at the owners expense, if the seven parking stalls are deficient in meeting the actual site needs. Space for additional parking exists on the west side of the building. The applicant has resubmitted plans that show acceptable vehicle maneuvering and a wider turn around for the exterior access stalls on the north portion of the west side of the building. This is shown to be compliant. Curbing and Curb Cut. The existing curb cut into the site is shown to be 28.5 feet in width and therefore is compliant. The applicant, within the revised plans, has extended the curbing around the west, south, and east sides of the lot. The applicant is compliant. Off Street Loading /Truck Maneuvering. The applicant has resubmitted plans that show acceptable vehicle maneuvering for the exterior access stalls on the north portion of the west side of the building. This is shown to be compliant. The site plan also shows adequate truck turning radius for vehicles entering and leaving the building. Trash Enclosure. The applicant has noted that all trash is to be contained within the building. The applicant is compliant. Grading and Drainage. Grading and drainage plans are to be reviewed by the City Engineer. Landscaping and Screening. The applicant is proposing an increase in impervious surface from 77,454 to 95,216 square feet. Even with the paved area, the site maintains 30% green space and therefore the applicant is compliant. If the exterior access storage units are allowed, we recommend that the applicant plant two staggered rows of six spruce trees, for a total of 12, along the north west corner for screening, of these exterior access doors and the main overhead access door, from the right -of -way. The proposed amendments can be found in the attached exhibits. Fencing. The site is within the 1, Industrial District and therefore is subject to the following fencing regulations: N 1. Fences shall be at least five percent open for passage of air and light. Fences not meeting this design standard will be treated as walls and will be required to meet building setbacks. 2. Commercial and industrial fences may be erected up to eight feet in height. Fences in excess of eight feet shall require a conditional use permit. 3. Fences which are primarily erected as a security measure may have projecting arms on which barbed wire can be fastened commencing at a point at least seven feet above the ground on condition that the arms and barbed wire do not encroach onto or over public right -of -way or property lines of adjacent property. 4. Commercial and industrial fencing may be located within the required side and rear yard setback of a lot which is behind the required front yard building setback as defined within the applicable zoning district. The applicant has proposed an eight foot chain link fence around the perimeter of the property to screen from the adjacent properties. The proposed fencing shows to be compliant, however the applicant must install the fence so that the entire structure, including the outriggers, are located within the property. The applicant has also proposed a gate to be placed on the south drive aisle which accesses the rear of the building. This is proposed to secure the outdoor storage in the rear of the lot. Lighting. A photometric plan indicates details that provide sufficient footcandles over parking and building entrances. The applicant must provide details of any proposed freestanding or wall mounted light fixtures. The submitted photometric plan shows wall mounted lights on the east side of the building. The fixtures provide light for approximately half of the outdoor storage area. No light is provided to the east half of the storage area. The Planning Commission should comment on the need for additional light. In discussion at the Design and Review meeting, staff expressed concern for the location and height of lighting in the storage due to the residential neighborhood located across the railroad tracks to the northeast. Lighting in the outdoor storage area must be hooded and directed downward with no exposed light source or lens. Signing. The applicant has not denoted any signage in the submitted plans but has noted that they will be applying for signage with a separate application. Rooftop Equipment. All rooftop equipment must meet the standards of mechanical rooftop equipment: • Does not exceed building height standards by 15 feet. • Buffered so as to mitigate noise compliant with City Code. 7 • 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 distance of one and one -half its height from any primary fagade 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 fagade. The applicant has indicated proposed rooftop equipment to be placed on the south west corner of the building roof and noted that it shall be screened per City requirements. The applicant must provide details for screening of rooftop equipment. Architectural Standards. The proposed plans show that the exterior building architecture is to be renovated on the west fagade using Exterior Insulation and Finishing System (EIFS). The new face meets the New Hope design standards. Security. The applicant has provided details regarding security. A security gate is proposed to be installed at the south east corner of the building which will gate the entrance to the outdoor storage. This gate is to be keypad controlled. The applicant has also noted that all building access are to be keypad controlled and eight security camera systems are to be positioned around the facility for 24/7 video recording of the entire facility and outdoor storage area. Snow Storage. The applicant, within the revised plans, has denoted areas for snow removal storage which will not conflict with truck or vehicle maneuvering. Therefore, the applicant is compliant. Text Amendment: The applicant has submitted proposed text amendments to the Industrial District Zoning Code, specifically the section which designates the conditional use permit requirements for conversion of warehousing to self- storage (Section 4- 20(e)(15)). Staff has changed some wording for the proposed text amendment and provided the amendment as an attachment. Based on our review of the submitted text amendment, we recommend approval of the text amendment, prepared by staff (See Exhibit D). .: . . '. 0 Warehousing conversion to self - storage 4. The applicant provide plan details for screening the rooftop equipment for City approval. 5. The City may require additional parking stalls to be installed in the future, at the owners expense, if the seven parking stalls are deficient in meeting the actual site needs. 6. All approved paving and landscaping improvements shall be completed prior to building occupancy. 7. Other Planning Commission or City Staff comments. Outdoor Storage Based on the preceding review, we recommend approval of the conditional use permit for outdoor storage subject to the following conditions. 1. The Planning Commission comments concerning the outdoor storage lighting. 2. The applicant shall not stack items within the outdoor storage area higher than eight feet. Boats and recreational equipment on trailers shall be considered a single item. 3. Details on all exterior light fixtures must be provided. All exterior lighting must be hooded, 90 degree cut off fixtures with no exposed light source or illuminated lens. 4. Fence and attached outrigger must be located within the property. Outrigger shall not extend beyond the property lines. 5. The applicant must provide the City with evidence of the vacation of the railroad easement. 6. Other Planning Commission or City Staff comments. cc: Roger Axel Steve Sondrall Chris Long Pam Sylvester Todd C. Jones E 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 information limit extension was notified action denied the to Applicant Date Applicant Address by city expires expires of under application Phone sent notice of extension extension information or waiver was missing 12 -07 Premier Storage LLC 7/13/12 (5040 Winnetka) 9/11/12 11/10/12 150 West 81 st Street Bloomington 55420 Todd C Jones 952 - 345 -3450 08- 118 -21 -23 -0002 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. To: Planning Commission Cc: Steve Sondrall, City Attorney Al Brixius, Planning Consultant From: Curtis Jacobsen, Director of CD Date: August 8, 2012 Subject: City Center District The attached memo from Al Brixius summarizes the final changes and adjustments we are proposing in the draft city center district ordinance. Please review closely and contact me with any concerns you may have. Al and I will try to be prepared to respond to your concerns at the meeting. After any changes /modifications to this draft, this will be the materials taken forward to a public hearing on September 4 1 h. Please check your schedules and let me know if you will be unable to attend that meeting /public hearing. r c a i • 12WRIA109, 4800 Olson Memorial Highway, Suite 242, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 pfanners @nacplanning.com TO: Curtis Jacobsen / Eric Weiss / Steve Sondrall FROM: Alan Brixius DATE: July 30, 2012 RE: New Hope — CC, City Center District FILE NO: 131.00 — 11.04 BACKGROUND The Vision Study anticipates a vibrant mixture of commercial, office, entertainment, recreation, and residential land uses in a dense urban design with the New Hope City Center. However, the Vision Study does not provide a generalized land use plan or concept plan that describes the design intentions or land use options for the City Center properties. The Vision Study provides little analysis of the physical conditions of the study area or the design parameters that may influence future redevelopment efforts. Without this analysis, it is difficult to draft hard and fast zoning regulations based on the broad Vision Study recommendations. In implementing the City Center vision, we are proposing the following methods: 1. Comprehensive Plan amendments that adopt the Vision Study as an appendix to the Comprehensive Plan. We are also suggesting changes to the City's Proposed Land Use Map general land use descriptions and Planning District 11, which encompasses the City Center and 42 Avenue corridor. Within the Twin Cities Metropolitan Area, the Comprehensive Plan is the superior document to zoning, allowing the City to impose the City Center design intentions as policies, recommendations, and guidelines, rather than hard and fast zoning standards. This allows the City to allow some design flexibility without need for variance. 2. New Hope Design Guidelines were established to: 1) reinforce the community's vision for development; 2) foster high quality architecture and site design; 3) encourage creativity in accomplishing design goals; and 4) protect public and private investment in buildings and infrastructure. The New Hope Design Guidelines were adopted as Appendix F of the New Hope Comprehensive Plan. The guidelines are mandatory, however, it is understood that there will be often many ways of achieving the intent of these guidelines without the formal process of a variance. 3. The City will be creating a new zoning district that is unique to the City Center. This district is intended to define range of land uses, densities, setbacks, and performance standards for the proposed district. In amending the CC, City Center District, the following design elements were considered: Study Area Size The total area of the Vision Study area west of the railroad tracks is 93 acres (see Exhibit A). However, this acreage exists in 34 different parcels and different ownership. The largest parcel, K -Mart, is 12.52 acres. The smallest commercial parcel is .27 acres in area. The two City Center super blocks are 35.5 acres and 24 acres, respectively. We raise the size of these areas to emphasize the need for design standards that will allow redevelopment to fit within these areas and /or on individual lots. The Codes and Standards Committee has already recommended that the properties east of the railroad remain zoned CB, Community Business, reflective of the small lots, the automotive uses in the area, and the recent redevelopment of the Holiday Station site. Site Access The primary streets providing access to the City Center are Winnetka Avenue and 42 Avenue, both County roads. Hennepin County will dictate street design and access management for these streets. This will influence redevelopment with regard to right -of- way use, setback, access, and public sidewalks. Transit Oriented Design The planning and vision anticipates reliance on mass transit for residents living in the City Center or those who wish to visit the City Center area. While this goal is commendable, the Vision Study gives little information on current bus ridership or anticipated trends in ridership if the project proceeds. The study does not provide information on what design elements may improve transit ridership. Comprehensive Plan Amendments The first step in the Vision Plan implementation is a series of Comprehensive Plan amendments as follows: 1. Amend the Proposed Land Use Plan (page 195) to show the CC District super block as mixed land use to facilitate the land use recommendations of the Vision Study (see Exhibit B). 2. The general land use descriptions of the New Hope Comprehensive Plan include a mixed use description that is applied to the City Center commercial site (pages 217 -220). The second Comprehensive Plan amendment is to the mixed use 2 land use description. This amendment formally adopts the Vision Study as an appendix to the Comprehensive Plan and outlines the Vision Study goals within the Comprehensive Plan. This amendment also expands the commercial redevelopment target areas to include the CC District super blocks (see Exhibit C). 3. Planning District 11 of the New Hope Comprehensive Plan provides detailed planning recommendations for the City Center /42 Avenue corridor. This section has been amended to include recommendations that are consistent with the Vision Study goals. Included in the planning district is a Generalized Land Use Plan for Planning Commission review. The Generalized Land Use Plan is intended to identify the locations within the City Center where freestanding multiple family residential land uses may be acceptable (see Exhibit D). In review of the new Comprehensive Plan language, we ask the Planning Commission to edit the language to insure that it is comprehensive and reflects the City's ambitions for the City Center area. CC ZONING DISTRICT REVISED Exhibit E is the proposed CC, City Center District language intended to be adopted as Section 4 -17 of the New Hope Zoning Ordinance. This draft shows the proposed changes through strikes and underlines. Purpose and Intent No changes are proposed. This section of the district outlines the goals and objectives of the Vision Study. Provision 10 references the design elements of the Vision Study, Comprehensive Plan, and New Hope Design Guidelines, Procedure No changes are proposed. Projects may pursue redevelopment through a standard site and building plan review or through a planned unit development. In either scenario, the City will require the site plan to consider how it may be integrated with adjoining properties and streets. Design Standards This section was added to specifically call out the need for future projects to be consistent with the Comprehensive Plan recommendations and the New Hope Design Guidelines. Uses Page 16 of the City Center Vision Plan identifies 42 Avenue and Winnetka commercial core as intended to include a diverse mix of commercial use, office, restaurants to serve City residents and neighboring surrounding communities. Mix of housing types, both within the City Center and surrounding neighborhoods, is encouraged. The intent is to create a vibrant destination in New Hope for dining, shopping, entertainment, regular exercise, or leisurely strolls. With this intent, the range of uses should be limited to those that promote, implement and complement this vision. The matrix of uses has been scaled down through City review, however in examining the current matrix, we are proposing to remove the biotechnology and research, medical, dental, optical laboratories, and conditional use permit home occupations. We question whether the range of research that may fall into this broad land use categories will be compatible with a dense residential environment. Additionally, we do not believe the two uses would contribute to the commercial accumulative attraction wanted within the City Center. The research facilities are allowed in other New Hope zoning districts. We are also suggesting that the following uses be listed as permitted uses rather than conditional uses: Conference Center Printing, Publishing, and Engraving under 2,000 square feet Theater Administrative Uses We have combined farmers markets and outdoor seasonal sales under the same permit. 2. We have eliminated conditional use home occupations from the CC District. Within this district, the City allows mixed commercial residential buildings and live /work units. With this accommodation, the conditional use home occupation is not necessary. 3. Outdoor dining has combined both patio and rooftop dining. Conditional Uses Freestanding Multiple Family. Per the directive of the Planning Commission, we have included a location limitation for freestanding multiple family as a condition of the conditional use permit. This was done to preserve the Winnetka /42n Avenue corridors for first floor commercial. Please review the Planning District 11 land use map in Exhibit D to insure it meets the City's expectations with regard to location for freestanding multiple family. 2. Live/Work Building This section was revised to address the following: a. Provide an introduction to define the live /work unit. b. We have attempted to define first floor walk -in customer businesses and upper floor appointment -only customer businesses. 4 C. We provided an exception for number of employees for first floor live /work units. d. We addressed parking for the live /work unit. 3. Senior Housing. Senior housing was amended to include a location standard. 4. Day Care Provisions were amended to remove the reference to outdoor recreation area. Within the CC District, outdoor space will be scarce. As such, indoor recreation options will be considered. 5. Veterinary Clinic. The veterinary clinic conditional use permit standards are intended to insure compatibility within a multi tenant building. Bulk, Building Placement Dimensional Standards We haven't changed the standards in Table 4- 17(e)(1) related to lot size, building height or setbacks. However, we did establish some new rules for applying build to range. Section 4- 17(e)(1) requires the placement of buildings to follow the build to range on the corners lots of public streets. This will place the buildings are predominant intersection within the City Center and establish the streetscape for the various blocks. On interior lots, the build to line will be the side of the lot abutting a street. Architectural Standards We are proposing to relocate the architectural standards of the CC District into the New Hope Design Guidelines. As guidelines, the City may be flexible in their implementation. As a zoning regulation, a variance would have to be processed if the project does not meet the standards. Parking The minimum parking ratio is dependent on the use of alternative transportation (i.e., trails, mass transit) or the availability of alternative parking. With no master plan or information on transit ridership, the minimum parking ratio for residential properties is a concern. The Broadway Apartments has a similar transit availability and is closer to the Bottineau line and we pushed this project to 2+ stalls per unit. The parking demand for dining and entertainment creates a higher parking demand than retail, as is evidenced when comparing the City Center Shopping Center to Winnetka Shopping Center or Midland Center. In this respect, if the CC District is intended to be a destination for dining and entertainment, the City must provide adequate parking. The City may consider a multi- tenant building where the tenant composition is uncertain, having a higher parking standard to allow for tenant turnover and to compensate for dining establishments. 2. The criteria in Table 4- 17(f)(2) to allow parking below the minimum ratio should instead be applied to allow reduction to the minimum parking ratio. Currently, the minimum ratio is less than half the maximum ratio without any standards to qualify for this reduction. Pedestrian and Bicycle Access The Planning Commission felt that the ratio of one bicycle parking spot per 20 cars was excessive for larger buildings. Table 4- 17(g)(3) was added with a graduated standard based on building size. The following shows bike parking for various building sizes: The Planning Commission should discuss the bike parking to determine if we should require a higher standard for bike parking. Section 4- 17(h), pedestrian and bicycle access, was moved forward in the ordinance. Loading The loading requirements reference current standards. Usable Open Space We propose no changes to Section 4- 17(k), usable open space. Landscaping Section 4 -17(I) was amended to reduce the amount of foundation plantings. Signs, Banners and Pennants We propose no changes to Section 4- 17(m). Trash Enclosures We reference the City's current enclosure language. NEW HOPE DESIGN GUIDELINES Exhibit F shows the changes to the New Hope Design Guidelines. These changes took the previous language from the CC District draft ordinance and blended them with the existing guidelines. R Parking Building Size Ratio Parking Bike Parking 40,000 X.9 = 36,000 T 200 = 180 stalls _ 20 = 9 spaces 60,000 X.9 = 54,000 _ 200 = 270 stalls _ 30 = 9 spaces 80,000 X.9 = 72,000 _ 200 = 360 stalls _ 30 = 12 spaces 100,000 X .9 = 90,000 = 200 = 450 stalls _ 40 = 12 spaces The Planning Commission should discuss the bike parking to determine if we should require a higher standard for bike parking. Section 4- 17(h), pedestrian and bicycle access, was moved forward in the ordinance. Loading The loading requirements reference current standards. Usable Open Space We propose no changes to Section 4- 17(k), usable open space. Landscaping Section 4 -17(I) was amended to reduce the amount of foundation plantings. Signs, Banners and Pennants We propose no changes to Section 4- 17(m). Trash Enclosures We reference the City's current enclosure language. NEW HOPE DESIGN GUIDELINES Exhibit F shows the changes to the New Hope Design Guidelines. These changes took the previous language from the CC District draft ordinance and blended them with the existing guidelines. R CONCLUSION The preparation of the CC District is a challenge in defining the City's design goals, while still providing flexibility for developers to be creative. The draft CC, City Center District has been revised to define uses, density, setbacks, and parking regulations that the City wants as hard and fast regulations. The Comprehensive Plan amendments and Design Guidelines outline the City Center vision and ambitions but offer flexibility in the implementation. j J 24 MR21 Parcel 9 Acre--; 1 4.55 2 0.48 19 0.80 3 0.16 20 0.99 4 016 21 1.39 5 0.49 22 0.51 6 13-85 23 0.67 7 0.67 24 0,23 8 0.76 25 2.12 9 0.73 26 1.33 m 10 1.28 27 1,13 11 2.4S 28 1.33 12 1.11 29 8.73 13 10.48 30 3.13 14 12.52 31 1.08 15 0.62 32 1.83 16 0.27 33 8.00 17 7.31 34 1.15 18 0.66 Subtotal (29-34) 23.92 Subtotal 01 -18) 35.46 Total 94.15 24 MR21 BROOKLYN PARK Bonestroo Rosene Anderlink & Associates June 2012 GOLDEN VALLEY 195 [a as] a*] 9 a 91 Low Density Residential Low Density / Medium Density Residential M, medium Density Residential 0 0.25 0.5 0.75 1 Miles AUNNIM Land Use In addition to the general commercial land use recommendations, the Land Use Plan calls for the following changes in commercial land use patterns: 1. The commercial area at the southwest corner of West Broadway and 62 Avenue is proposed to be redeveloped as mixed use. 2. Commercial land uses have been expanded along the east side of Winnetka Avenue just north of Medicine Lake Road to include a non - conforming multiple family site. This land use change is proposed to establish a contiguous land use pattern along Winnetka Avenue between Medicine Lake Road and Terra Linda Drive. 3. Commercial land uses have been expanded to two sites located at the corner of Hillsboro Avenue and Medicine Lake Road. The commercial land use description on pages 215 -216 recommends the pursuit of redevelopment of select City Center commercial sites. Within the City Center area, the promotion of commercial land uses is the City's first priority. However, the City may also consider the introduction of complementary, alternative land uses that will enhance the areas and provide support for the commercial use. Commercial mixed use land use category maintains the commercial land use as a priority but may also allow for residential land uses in an integrated site design. Residential densities that may be considered within a mixed use redevelopment would be medium density housing at 10 units per acre or high density housing options at 23+ units per acre. The Gity has not immediate plans fbF a mixed land use Fedevelopment within City limits. This land use GategeFy gives the City the flexibility tO GeRsider altemative land Uses when ARy fUtWe Comprehensive PlaR amendments to allow a mixed land use fbF the Gity GeRter , the City will define the balanGe betweeR GOmmeFGial and Fesidential land uses and the mange ef Fe6idential densities that may be allowed. In 2011, the City completed the New Hope City Center Vision Study to define its land use and design ambitions for the City Center area. This study is adopted as Appendix G to the New Hope Comprehensive Plan. The Vision Study outlined the following general City Center goals. The principle and supporting themes for each of the goal statements can be found in Appendix G, Vision Study of the New Hope Comprehensive Plan. City of New Hope Comprehensive Plan Update " Development Framework 217 ■ Land Use 1. General Intent. The redevelopment of City Center will strengthen its role as a vibrant vear-round destination that includes retail, commercial, and residential uses. The government center and parks and recreation areas will reflect the active, prosperous and friendly character of New Hope. 2. Public and Community Gathering Spaces. City Center will be the cultural and community center of New Hope. It should be engaging, active, lively and fun. Residents and visitors will meet at City Center for celebrations, activities, theater, events, and concerts. The public spaces at City Center will support a wide variety of gatherings, from impromptu meetings for coffee, taking a stroll, and people watching, to farmer's markets and community-wide celebrations. 3. Businesses. City Center will be the hub of commercial activity in New Hope. It will serve the community by offering a unique mix of retail, commercial, service, food, office and recreational needs. The business community will continue to be a strong component of the City and will play an active role in the community. 4. Housing. New Hope's healthy residential neighborhoods will continue to be one of the City's greatest assets. The redevelopment of City Center will add diversity and new neighborhoods to the community and provide an exciting destination for residents of existing neighborhoods. 5. Transportation. The City will work to increase transportation choices, and create a multi-modal transportation network that is efficient, safe, sustainable and comfortable for all. City Center will be the hub of the City's transportation network, with roadway, transit and trail connections to local neighborhoods, the Bottineau transit line and other regional facilities. The local transportation system will help residents, employees and business users get to their destinations quickly, while also allowing those same users to take a relaxed stroll with friends and family. 6. Environment. The health of the local and regional environment will continue to be important to the City of New Hope. City Center will provide an opportunity to implement the City's goals to enhance sustainability and the natural environment. The design of City Centerwill encourage walking, biking, and the use of transit. The buildings in City Center will be designed or retrofitted to reduce the use of energy V and utilize sustainable materials. The Center's landscape will be a signature element that is attractive and enhances the natural environment. 7. Finances. The City will take a lead role in the redevelopment of City Center, and will seek partnerships with others in the public and private sectors to identify and focus the resources needed to redevelopment, The City is committed to using all available tools to secure funds, pursuing partnerships and implementing cost- effective financing programs to implement the vision and goals for redevelopment. , City of New Hope Comprehensive Plan Update e -- Ra Development Framework 218 Land Use 8. Government. The City will take the lead role in the redevelopment of City Center to rejuvenate the area and realize its vision fo the future. The Citv will use a variety of financial, communication and regulatory tools to guide and support redevelopment and develop public /private partnerships that will maximize involvement and resources. Elected and appointed City officials will champion the vision and work closely with citizens and property owners to move forward through consensus and positive action. Redevelopment will be a major component to implementing the Vision Study goals The following tools will guide City redevelopment efforts: 1. The principle and supporting themes for the City Center vision (see Appendix G). 2. City Center falls into Planning District 11 of the New Hope Comprehensive Plan This district outlines City recommendations that will guide land use access and redevelopment efforts. 3. The New Hope Design Guidelines outline building and site design components that will be applied to any new development within the City Center area 4. The City will amend its Zoning Ordinance to create a City Center District that defines land use, establishes densities and design standards that will achieve the Citv Center vision goals. COMMERCIAL REDEVELOPMENT TARGET AREA ACREAGE Maintenance 3.74 acres Redevelopment 45 63 63.76 acres Maintenance / Redevelopment 15.10 acres Maintenance includes upkeep, improvements, renovation, or rehabilitation of existing commercial buildings. No expansion of the existing buildings is anticipated. Redevelopment of commercial areas is anticipated to achieve between 25 percent to 30 percent building coverage in the City's standard zoning districts. Within the City Center, the City anticipates a building coverage of 50 percent or greater FesultiRg between 496,000 . The identified redevelopment sites are currently active retailing locations. The City has no definite timeframe for redevelopment. The City has also identified 15.10 acres of commercial property as Maintenance / Redevelopment. These sites are a lower priority for the City. The City will emphasize maintenance until an opportunity arises to promote a larger redevelopment project. e@�a City of New Hope Comprehensive Plan Update Development Framework 219 I:r Planning Districts DISTRICT 11 District 11 has been configured to include the City Center and the commercial corridor along 42 Avenue. The district extends from Zealand Avenue on the west to Louisiana Avenue on the east. In addition to the commercial land uses, District 11 includes high density residential, and public /semi - public land uses. The following recommendations are offered for District 11. 1. A stated goal of the City is to eRhaAGe and revitalize the City GenteF as a : The 2011 New Hope City Center Vision Study calls for the City Center to be a year -round destination that includes retail, commercial and residential uses in an urban compact design that provides attractive living shopping dining and entertainment opportunities to City residents and vi sitors. In recognition of this, the following strategies have been identified for District 11: a. Aggressively pursue the reeevatien and redevelopment of the Winnetka Center and the Kmart Shopping Center. Undertake efforts to enhance the physical appearance and tenant composition of the centers to improve the customer base of this area. A mixed land use that allows for a combination of commercial office entertainment recreational and medium to high density residential land uses twill be sened promoted in the redevelopment of the aforementioned sites and the balance of the City Center area b. Redevelopment efforts for any of the attempt to integFate the 6ite design with adjoining shopping Genter64G parcels within the City Center area will require the development of a site master plan that accomplishes the following design goals: 1) Work with Hennepin County Highway Department to outline options to improve pedestrian, bicycle and transit opportunities along Winnetka Avenue and 42" Avenue. 2) Work with Metro Transit to identify opportunities to integrate mass transit into the design of the City Center's super blocks including but not limited to, bus stops with shelters, segregated bus lanes and park and ride options. 3) _ For all City Center redevelopment /development, the Citv will reauire a master concept plan for the parcel that shows how the site e(�Pt City of New Hoye Comprehensive Plan Update Development Framework 301 Planning Districts development will be integrated with adjoining lots, streets, internal parking, circulation systems, pedestrian circulation, and landscape. The master concept plan shall emphasize transportation connections between lots and shared parking as a means of promoting a unified design and business interchange within the City Center area. 4) The master plan must examine street patterns, site access, lot configuration, land use, building location, building orientation, and parking to insure that redeveloped parcels contribute to unified and cohesive block design. C. The 2011 Vision Study calls for a mixture of retail, office, entertainment, recreational, and residential land uses to be introduced within the City Center ­-.1- -. ----- -___-]-...1 -_. - -` - --' - - - -1 \A I:.-- --LI._ -. - -1 Annd A.-- ..... -- - r I_ -, mixture of land use, the City will develop a new CC, City Center Zoning District that outlines the range uses and establishes densities and performance standards unique to this area of New Hope. d. The Citv Center area is intended to have a downtown character with buildin forward design to de- emphasize parking areas and promote a pedestrian - friendly environment for both residents and visitors to the area. The building placement and orientation shall be defined in the CC Zoning District and illustrated in future master concept plans. de. The City will prom e#e apply the seIt- it,, Hope Design Guidelines and a uniform streetscape design around the City Center and along 42" Avenue to establish an attractive commercial identity. The New Hope Design Guidelines shall be amended to include guidelines for site and building design unique to the City Center. All future redevelopment and /or renovations shall implement the New Hope Design Guidelines to improve building and site aesthetics. f. The School District bus garage is an unsightly industrial use in close proximity to the City Center commercial area. The appearance and future use of the site presents compatibility issues with the balance of District 11. Both the site and buildiRg need renevation te impreve the site's appearaRGe rr �R City of New Hope Comprehensive Plan Update a Development Framework 302 Planning Districts This block has been included in the 2011 New Hope City Center Vision Study for potential redevelopment. eq. The City will pursue redevelopment of marginal commercial sites along 42 Avenue. Two target sites have been initially identified. The first site consists of two small commercial lots at the southwest corner of 42 Avenue and Oregon Avenue. The lots are over - utilized, creating operation and aesthetic problems for the businesses. Redevelopment efforts should attempt to combine the properties to create a large commercial site. The second site is located at the northeast corner of 42 Avenue and Nevada. This site is generally under - utilized and offers opportunity for commercial expansion. h. The City will pursue the painting and maintenance of the railroad bridge passing over 42 Avenue and pedestrian railings along 42 Avenue. 2. The Tradewinds Apartments, located north of 45 Avenue, face flooding and settling problems due to their proximity to the adjoining wetland /ponding area. Redevelopment efforts for the City Center shall give attention to the Tradewinds Apartments, including renovating existing buildings, improving stormwater conditions, and enhancing the site consistent with the New Hope Design Guidelines. 3. The Civic Center Park, outdoor pool, outdoor theater, and governmental buildings are included in District 11. This area serves as an important element to the City Center image and as an attraction to the planning district. The City will continue to monitor and upgrade facilities in Civic Center Park as needs are presented. Suggestions for this land use area include: a. Implementation of the Civic Center Park Master Plan. b. Build a skate park in Civic Center Park. V-�� City of New Hope Comprehensive Plan Update Development Framework 303 �' t PLANNING DISTRICTS Planning District 11 Generalized Land Use 0 0.03 0.06 0.09 0.12 Miles ATMW EST 0. .e., Base Map: Bonestroo Rosene Ander&nk & Associates July2012 283 EXHIBIT D 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 located in separate structures) and horizontal (uses located in the same structure) mixed use areas; (2) Increase opportunities f residential development to live in close proximity to jobs, non - connections; (3) Provide for development that is multiple travel modes including people of all levels of mobility; (4) Req etically (5) Encou public (6) Provide pa (7) Provide''pu (8) Encourage (9) En a sense of an ently and safely accessible by walking and bicycling, and for esign through the use of architectural design; liveliness along front building facades, spaces and green spaces; )priate transitions between higher - intensity uses within mixed use areas and adjacent lower - density residential able design practices; (10) Create a unified district and implement the goals outlined in the New Hope City Center Vision, Comprehensive Plan and New Hope Design Guidelines. (b) Procedure. All developments, except for improvements to existing buildings, must be completed through the Site Plan Review process, as outlined in Section 4- 35 of the Zoning Ordinance. The Planned Unit Development (PUD) process can 1 be applied, at the request of the property owner, to provide flexibility in the planning process as outlined in Section 4 -34. (c) Design standards (1) In addition to the design and performance standards of the New Hope Zoning Code all development and redevelopment shall be consistent with the New Hope Comprehensive Plan and the New Hope Design Guidelines. (d) Uses, CC. The following table indicates permitted, conditional, temporary, and administrative uses in the CC district: TABLE 4 -17 etl -1 USE �� ��� t 'Y,�„t"ttd. ."�i+'�.��v�t\ i?.nat k � ��Sl?��?,,.. �tu��9t.1 \��m \., "a 'x.?. Multi- family housing (10 -50 units per acre, Permitted ii�ve�l,��ll h' "` k�x... "�.yr�.�",oYtX, Conditional 3�,1Stu�it 5y..:.,. C *n ,.n C Tem ora „��� r�� � (��y■ p Admin .�( t(� t;`!. 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 „ti `i?�A „�.vl0 vt v vb �. r y v bb v tiAv. t Y ;tW Community centers Y v p �a an P C Civic ancl,P,ullacsUe 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 lwn sit\ b 0.:. A k,'S\y �tl �. lJ au 1~.,ti '� l �, h� i M k l�l Y \,y,,;itt 'bl 10 n ' Y Appliance and furniture Sales - <10,000 SF P 1'C�,WI l�; � 1ti'" l�' tni P \ i � \l "f ' 1 11 `' S1 i. � C \:;�, ..v .1F•.:. s k \a?.'s >; ;' .. Clinic P Conference center P E Daycare and adult daycare C Financial services P Grocery, supermarkets P Hospitality business P Hotel P Internet publishing, broadcasting P Office business P Personal service businesses P WCUMM Printin publishing, engraving, *ndef 2- -,W P G PUD, Commercial C Recreational business, under 10,000 SF P Recreational business, over 10,000 SF C Reseafeh, E Restaurant, bakery, coffee shop P Retail business P Service business P Structured parking facility P Studios - dance, health, art P Theatre P 4C- Training and trade school P Veterina Clinic "�+m: \ "1 l Auto parking P C J al U s"?'.i �e�s�o n1,'�$iubN"" Use Drive -thru service lane A Entertainment, live, as accessory to restaurant C Home occupations, permitted and effin.d.M. permitted P 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 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 & open outdoor sales - seasonal 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 demonstrate that adequate parking for the proposed event can be provided for the permit's duration without reducing the parking requirements of the principal use below minimum parking standards of this Code. 4. Signage for the sales operation may be counted separate from the maximum allowed for the principal use otherwise occupying the site. However, this waiver shall be limited to a maximum of two signs per site not to exceed a total combined area of 64 square feet of signage and one sign per individual vendor at a site, not to exceed a total area of 10 square feet of signage. 5. Any use of an outdoor so, farmers market shall not property line. 6. em in any connection with fifty -five decibels at the it b. Drive - through service lanes. A drive - through service lane accessory to any permitted or conditionally permitted business or use shall be allowed onlv if the following additional criteria are satisfied: 1. Stacking. Not less than 100 feet of segregated automobile stacking must be provided for the I single service lane. Where multiple service lanes are provided, the minimum automobile stacking may be reduced to 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 Iower, if peak average monthly volume for the business (or similar businesses) shows a need for a different amount of queuing spaces. 2. Noise. Loudspeakers shall not exceed fifty -five decibels at property lines. 3. 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 ma3dmum extent praeflefible. 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. 4 5. PedestiFian er-essings within par-king lots and logieal pedestrian routes thr-ough parking lots shall be elearly marked with er-osswalk type design& (MoN�ed to "Vehicle and bicycle parking requirements ") 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 , accessory per subsection 4-3(g)(3)-6f this Code. d. , (Combined with "Adn e. Outdoor dining, —pie; 1. The applicant s 2. The size of the total customer 3. The dining are residential use Live uses — farmers markets ") required to submit a'site plan and aton demonstrating the location and refuse receptacles. and wait stations. ted to 30 percent of the principal structure. screened from view from adjacent accordance with subsection 4- 3(d)(3) of that pedestrian circulation is pted as a result of the outdoor dining area by the following: a. It is encouraged that outdoor dining areas be segregated from through pedestrian circulation by means of temporary fencing, bollards, ropes, plantings, or other methods. b. Minimum clear passage zone for pedestrians at the perimeter of the restaurant shall be at least five feet without interference from parked motor vehicles, bollards, trees, tree gates, curbs, stairways, trash receptacles, street lights, parking meters, or the like. 5 c. Overstory canopy of trees, umbrellas or other structures extending into the pedestrian clear passage zone or pedestrian aisle shall have a minimum clearance of seven feet above sidewalk. S. The dining area is surfaced with concrete, bituminous or decorative pavers or may consist of a deck with wood or other flooring material that provides a clean, attractive, and functional surface. 6. A minimum width of 36 inches shall be provided within aisles of the outdoor diniinE area. 7. Outdoor furs normal open be permitted February 28. permanently supmect to the hall be stored inside or secured after rurs. Any storage. of furniture shall not patio between December 1 and ilk furniture that is immovable or r attached to the sidewalk shall not be e prohibition of this section. the requi based on outdoors 9. Rooftop parking shall be required pursuant to forth in subsection 4 -17(f) of this Code tal seating area provided by the requirements: a Provide permanent walls or fencing around the periphery of the dining area at a minimum height of 42 inches to ensure the safety persons /property b. 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. c. 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. R (2) Conditional uses. ( the followine cond use ble 4- 17(c) -1 are subject to b. as IFI rdina to the Planning District 11 Land Use building A building which contains a live -work unit, Businesses that serve high walk -in customer volumes (including retail, recreation, restaurant, onsite service businesses, entertainment) serwhtg- the- p*blie -shall ge"eralty be located on the first floor for accessibility. Offiee or stn spaees or other low traffie aetivities may be loested on uppeF floors or- basements-. VA 2. Businesses consisting of offices. small service establishments, borne crafts which are typically considered accessory to a dwelling unit, or limited retailing associated with fine arts, crafts or personal services where customer service is on an appointment only basis, shall be located on upper floors or basements. 3. The dwelling unit component shall maintain a separate areas will be allowed 4. The bush person w not empll time who the aforen 110or . . . 5. All b regul units a �e -work unit must be conducted by a the dwelling unit. The business shall i two (2) workers on -site at any one of the live -work unit. An exception to ulovee number will be <.ranted for first ildings that permit live -work units shall adopt rules to to their operations in order to ensure that live -work 'unction harmoniously with other living units within h:c. PUD, residential. Residential planned unit developments and townhomes as regulated by section 4 -34 of this Code. e:d. Group care facility. A state licensed facility serving seven or more persons. 0 IIIUL;PUIIUUf16Iy UIIU GLl;4V1 UIIt' w LJI%, Ut I usi — ( g) 1. 1. The fheility is not joeated within 1,320 feet of any simila.r- 2-.1. 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. Senior /disabled housing. 1. Age limit. Within dwelling units mu age of 55 years or 2. Public transit. Th( use is served or is service. 3. Elevators. Elevato 4 4.: Senior housing prodded that: ausing facility, 80 percent of the pied by at least one person of the of the main entrance of the principal ed within 500 feet of regular transit service is provided to each floor level. Recreuti space. 20 percent of the gross lot area shall aintained for passive or active recreational use, and this he comnrised of either indoor or outdoor recreational idential use. it shall meet locational criteria Outlined in Planni nmehensive Plan. ]L.f . Daycare and adult daycare, commercial. A day care facility (as defined in subsection 4 -2(b)) and /or an adult day care (as defined in subsection 4 -2(b)) serving 13 or more people provided that: E9 LOCI - -]i 1. The design and location of the facility drop off area shall not interfere with internal site circulation. 2. Off - street loading. The loading area size may be reduced or the requirement waived if the site cannot physically accommodate a loading berth to the size required. All deliveries must be received at times that will not conflict with customer or employee building access or peak parking demand. 3. Outdoor Recreation passive recreation s. following requirem( a. Each facility shall provide square feet of ou 75 square feet of within the outdo The outdoor rec adult day care if Areas for active or I in compliance with the .um of 1,500 rea and must have cation area per person area at any given time. area may be reduced for )Iicant can demonstrate that , arrants 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. AA 'tS. PUD, Commercial. Commercial planned unit development as regulated by section 4 -34 10 �h. Recreational business. Recreational business facilities exceeding 10,000 square feet in area, provided that: 1. Aeeaw. Location. The site of the proposed use has direet aeeess to abuts a minor arterial street as defined in the New Hope Comprehensive Plan seetion 13 2 of this Co w itho u t utilizing publie streets of a lower traffie handling elassifleation to r-eaeh the minor- arterial stFeet. 2. Compatibility. The prij enclosed such that the functional plan of the ,dirssimilar- - similar; to t of the N 3. Access. Vehicular, and constructed to care. reational facilities are tural appearance and and site shall Abe se g buildings or areas as to ints shall be limited and designed minimum of conflict with ideeF kennels shFill be prohibited. L No boarding or kennelinc of animals for lonzer than a per twenty four (24) hours. 7 All activity shall be within a completely enclosed building tenant bay with sound proofing and odor control. 3. Applicant shall provide a plan for waste disposal, for both animals and medical waste. 4. Outdoor activities shall be prohibited in the City Center District. rra:. Entertainment, live, as accessory to restaurant 1. buildings shall be designed and constructed in a manner that 11 sound proofs the building or tenant bay so that adjoining properties are not subject to nuisance, noise or vibrations. Temporary Tempor-an listed in Table 4 17(e) I to (3) uses. uses are subjeet Minimum lot area All uses (e) Bulk, building placement and dimensional standards. The following requirements shall be observed in the CC zoning district, subject to additional requirements, exception and modification set forth in this Code: TABLE 4- 17(de) -1 1 } Liu s £ t„t it 1 tr k� b `., 4 t Y� ryP"� h 31 1 �t..�w'�2 1 `, \ ff .' s ) l t•Jt ` t stag v1 t � tut3 ..'tu 1 1 ` 3 l\ vi it# R t l{ ,s Y 3 "No ' ;, tl1J „1 31 Ni`1 ii Y t \; ' i '?� w r ti, �1t ; t ,llb "?,4 Minimum lot area All uses No minimum Minimum lot width All uses No minimum x3t x {tW taYal1;t ' , i i Cwiti t ' Structure Heights 1 3., L 1 Maximum height Principal building 72 feet Accessory building 20 feet l�� Street side build -to range All uses 10 -25 feet Side yard setback Uses adjacent to non- 5 feet residential or multi- family uses or districts Uses adjacent to single- 20 feet family residential uses or districts Corner, local or arterial 10 feet street Rear yard setback Uses adjacent to non- 10 feet residential or multi - family uses or districts 12 (1) buildings iii the CC District are exempt fi the build-to "Ullulliv,3 kill lial luta VVIII lln_�'t' L11% which they have direct frontage. d. Patios,'outdoor scating'areas, or usable building design may exempt a portion ( range „ provided that a connection betw, internal buildings. sidewalks, parking (2) Residential Density. The maximum residential density is 50 units per net acre. Maximum densities may be increased by up to 25 percent if two of the following amenities are provided and up to 50 percent if four or more of the following amenities are provided: a. At least 80 percent of the required parking is provided in under- ground or above-ground structures, including all levels of parking ramps. b. Housing is provided above ground floor commercial or civic uses and the total floor area of the housing is at least twice the floor area of the commercial and/or civic uses. 13 WA am I Uses adjacent to single- 20 feet family residential uses or districts X A tS tt. ' QIrolffi a Minimum Net FAR All uses, except civic 0.5 FAR Minimum Net FAR Civic uses None � ��� :l' � � �j'u't,� '�`{�{.k- Y� �� v� �?�� "° ''� S ���ti "} {� �� i " "� t u i ±W, "MIN Minimum green space Residential 10 percent Commercial, mixeduse 5 percent (1) buildings iii the CC District are exempt fi the build-to "Ullulliv,3 kill lial luta VVIII lln_�'t' L11% which they have direct frontage. d. Patios,'outdoor scating'areas, or usable building design may exempt a portion ( range „ provided that a connection betw, internal buildings. sidewalks, parking (2) Residential Density. The maximum residential density is 50 units per net acre. Maximum densities may be increased by up to 25 percent if two of the following amenities are provided and up to 50 percent if four or more of the following amenities are provided: a. At least 80 percent of the required parking is provided in under- ground or above-ground structures, including all levels of parking ramps. b. Housing is provided above ground floor commercial or civic uses and the total floor area of the housing is at least twice the floor area of the commercial and/or civic uses. 13 WA am I c. Buildings are placed at or near the street right -of -way and off - street parking is screened from public right -of -way by buildings. d. At least 50 percent of the building ground coverage is concentrated in structures of four or more stories in height, thereby conserving open space within the development site. e. Durable exterior wall finishes consisting of glass, brick, stone or stucco on 80 percent of the wall face. f. Indoor recreation and social rooms equal to a minimum of 25 square feet per unit or 750 square °feet total, whichever is greater. g. Rooftop outdoor recre porches, tennis courts, minimum of 25 square whichever is treater. al facilities such as swimming pools, lens or similar facilities equal to a per unit or 750 square feet total, h. Transit service i. The site can vrovide feet of (3) In cases of double frontage lots, buildings may choose to the primafy street, but buildings are permitted yar-d- they applti' the build -to . ran ge. (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. (6) Plazas patios outdoor dining or usable open space may encroach into required 69 a. multi use trail, or- greenway at least one entranee or sidewalk- eonneetion shall be provided to eonneet the building to t pedestrian -zeHe: (Moved to ".Pedestrian and bicycle access ") b. Entr-anees shall be elear-ty visible and identifiable ffom the street. and delineated with elements sueh as roof over-hangs, reeessed entries, landseaping or- similar design features. (Moved to New I-lope Design Guidelines la. g "flIntries ") 14 1m11 =3kl i-:a. All non residential buildings &onfing the pFifnfir-y street or publie open spuee shall be designed so that the fint floor- street faVade-of the building(s) along all streets inelude elear- glass window find door-s to ereate pedestrian inter-est. These openings shall be arranged so th th , vis F d t +L t t a t least 30 peFeent of the length and at least 20 pereent of Ape arepan -q.f ..� : r + +bvv vv ,.aia,a aiav {aJVJ are ♦ AJA UAV f rom R the first floor- street eiel faqade frontage At l cn pereen Fth m4ndows shall have the lower siII within three feet of the . (Moved to New Hope Design Guidelines p. 7 "T ransparency-: Window & Door Openings ") (Moved to New Ho' Window & Door 0 c. M A 1 rfaVade This cfln b foliowing: Moved to New Hop 4 --gtde -neck it Guidelines p. 7q'ransparexicy: 'm 49 f.-At width shall be divide � nF, „-e through ,,, +:.,.iatc,. o f - d J through eombinations of the- guidelines p. 5 "Facades”) building no mom than four- feet. in no instanee shall sueb feature extend ever- or- interfere with the growth or- maintenanee of any y '.'a:: - � 1 t : ee pla nti n gs . AiTynim over s h a ll 1. 1 AIllAAY eight feet. Ground suppeFts for these features are not permitted in the sidewalk or- publie right of . (Moved to New Hope Design Guidelines p.5 "Facades ") 15 i7e. Baleonies may projeet up to five feet over- the street side oF si eor-ner yar-d setbaeks. Baleonies shall haive a minimum elearanee o ten feet &em grade.- - Move(] to New Hope Design Guidelines 1 5 'I"acades") (3) Exterior Mater-ials and Detailing (Moved to New Hope Design Guidelines 1),A0 "Building klaterials & Colors") a. The primar-y exterior- opaque materials on eaeh elevation of a building, exeept for- the serviee side, must be briek, stene-, Unit District. ��2 Alternative Designs or Materials. To encourage creativity, imagination, innovation, and variety in architectural design, the planning commission may recommend modifications of the requirements of Ws Seetion he New Hope Design Guidelines 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 consistent with the purposes of this section. b. The proposed design or material would enhance the architectural appearance of the building and would be equal or superior to designs or materials permitted by c. i ne pi adjace d, Strict functi4 (g) Vehicle and bicy within the CC d spaces as shown footage.' Table 4-17(fg)-1 Land Use Residential Commercial retail ign guidel sign or material would be in harmony with the character of n and the surrounding district. to the requirements of this section would result in reduced eration, or safety of the site and/or building. ig requirements. For purposes of this section, new uses all be required to meet the minimum/maximum parking Ilowing chart. All square footage is measured as 'gross Per housing unit Square feet Minimum Ratio I Maximum Ratio 1, plus 10% for guest parking 2.5, plus 10% for guest parking I per 400 SF I per 200 SF 16 Commercial service Square feet 1 per 400 SF 1 per 200 SF Commercial office Square feet 1 per 400 SF 1 per 300 SF Restaurant Square feet 1 per 200 SF 1 per 75 SF Restaurant, on -sale Square feet 1 per 100 SF 1 per 50 SF liquor Hotel or motel Per room .75, plus 10% for 1. 5, plus 10% for guests and staff '" guests and staff Clinic Square feet 1 per 300 SF 1 per 100 SF Community center, Square feet 1 per 400 SF 1 per 200 SF Conference center, library, health club, museum Theatre Per seat .167 (1 per 6 .333 (1 per 3 seats), plus 5% for seats), plus 10% staff for staff Multi- tenant commercial Square feet 4 per 1000 SF 5 per 1000 SF building (shopping center (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 redueed.The Parking Maximums shall be applied to all projects, except a reduction down to the minimum parking ratio may be applied under the following circumstances, if one or more of the Table 4- 17( €g) -2 17 Provision Adjustment Principle use is located within 800 feet of a parking 25 percent facility with public spaces available to the general public reduction or within 800 feet of a public transit park and ride facility 25 percent increase with an approved joint -use agreement Shared parking areas between abutting uses 10 percent All parking spaces are located behind the building and reduction Payment in lieu of parking provided for use of existing Per stall reduction municipal parking stall 10 percent increase A reduction in the required number of parking stalls may Negotiated also be permitted if evidence is provided demonstrating reduction that the parking requirements of the proposed use will be less than the number of parking stalls required above during the peak demand period, based on factors such as number of employees, type of use, projected volume of customer traffic, etc. (3) Parking maximums may be exceeded under the following circumstances, if one or more of the following is provided: Table 4- 17(fg) -2 l.4 �arkmg, �.1�Iaxnmuha; Provision Adjustment Structured above- ground or under- ground parking is 25 percent increase provided on site Shared parking agreement is executed 20 percent increase All parking spaces are located behind the building and 10 percent increase are not visible from the public right -of -way Driveways and access points are shared by at least two 10 percent increase adjacent properties Combining or interconnecting adjacent parking lots and 10 percent increase pedestrian access points 18 iv-.(12) Parking that is located to 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 encouraged. x(13) The following bicycle parking requirements will be applied: parking shall be pFoAded as a eomponent of all parking f4eilities as a ratio of one vaa.J a.av u`:suvv per 20 automobile spftees of a minimum of two bieyele par-king stalls, whiehever- is greater-. Bieyele par-king must be pr-ovided within view of eaeh business fr-ont entranee. Adjoining businesses may share eommon bieyele parking areas-. Table 4 -17 (g)- 3 Building area (square feet) Bike parking /auto parking ratio Minimum bike stalls (if # is greater than bike park ratio) Up to 40,000 1 bike 20 car 14)All parking parking areas' 1 screening. If a 1 wide enough to stalls 1-80,000 30 car or more 1 bike stall/ 40 car stalls areas for more than ten motorized vehicles, except for )r townhouse dwellings on a single lot, shall provide vall is provided, then the area devoted to the wall shall be allow for its maintenance. The screening may be utting' parking lots are combined or interconnected with , ehicular and pedestrian access. 15)Structured parking, with the exception of civic structured parking, hall meet the following additional requirements: e. At least 50 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. 20 (4) In no case shall the cumulative increase or decrease in parking exceed 25 percent. (5) The off - street parking dimensional standards shall conform to the general requirements for off - 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 Section 4 -3(e) or between the primary structure and the abutting street side lot line, except that driveways providing access to the parking area may be 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 parkin the minimum required over 1uu parking spaces, shall be increased to ten feet in width. 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. Lffi On- street parking spaces located along the portions of a public street(s) abutting the use where parking is currently permitted may be counted toward the minimum number of parking spaces as required by this section. Those on- street parking spaces must be located on the same side of the street as the use, have a dimension of at least 20 feet in length, and be located in areas approved by the city's Public Works Department. On- street parking directly across the street from the use may be counted if that parking abuts property that is undevelopable because of physical constraints. ii -410) On- street parking shall not be counted in calculating maximum parking spaces. x(11) Parking requirements may be met on -site or off -site at a distance of up to 800 feet from the permitted use. Off -site parking to meet the requirements of this section may be provided through a lease, subject to the review and approval of the city. 19 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. 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. design. ked with (h) Pedestrian and bicvcle access (1) Pedestrian access. a. Connectivity and Circulation. Uses in the CC district shy with the surrounding area, easily accessible. and hav circulation .system for a variety of+travel modes. 1. The mdestrian sidewalk -system shall meet th a. u. C d. followin« red between ;ite facilities A 'cle facilities, a ired to provide All inter-nal sidewalks shall be finished with a hard surface and maintain an open width of at least rive shall be a minimum of five feet wide and shall be constructed with a distinctive paving material, as approved by the city. e. All sidewalks shall be desiRncd for pedestrian movement and should be unencumbered by objects that would inhibit pedestrian circulation. (2) Building entrances and orientation: a. When a lot abuts a public street right- of -way. open space system. multi- use trail, or greenway a sidewalk connection shall be provided to connect the building to the pedestrian zone. ('i) Loading. Will meet the requirements of Zoniiigy Ordinance Sec 4- 3(f)General Provisions: Off - Street Loading. 21 - 6) Lighting a. Exterior lighting shall meet the requirements of this Ordinance, Section 4- dJ(5), the requirements of the New Hope Design Guidelines pertaining to lighting and the following additional requirements: 1. 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 on structures shall be permitted when utilized to enhance specific architectural elements or to help establish scale or provide visual interest. 3. Shielded illumination or fixtures shall be permitted to light building mounted signage, building facades, or pedestrian arcades if they are integrated into a building's architectural design. 4. Lighting should highlight c special landscape features. 5. Separate pedestrian scale I fixtures, such as bollards, b. Light Intensity 6. The followi maintained Distri terraces, and ng or other low -level also be incorporated for all tQ and rt ' - drop -off areas at i um levels of illumination must be of the specific locations within the CC Table 4 -17(g ) -1 Location Minimum Level of Illumination (foot candles) Building entrance 50 Sidewalks 2.0 Bikeways 1.0 Courts, plazas and terraces 1.5 Stairways, ramps and underpasses 5.0 Parking lots 1.0 22 4 - Useable open space (1) Useable open space 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: Table 4- 17(h) -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 a. Open space ma; ground floor. `A may be provide( b. All required opc building and sh,- amenities, and b c. FAR credits are d. To encou friendly be located on roofs of buildings or enclosed on the taximum of 30 ;,percent of the required open space 3n an enclosed ground floor level. space shall be accessible to the users of the 11 be improved with seating, plantings, and visible front the street or pedestrian areas. allowed for all new developments when the is available for use by the public, including ;mi- public useable open space and a pedestrian - here, useable open space may encroach into the the following circumstances: setbacks _1. In pa 2. In 3. In pr A II7 0* side yard facing a public street, sidewalk or the side yard facing a public street, sidewalk or pathway; an interior side yard, setback three feet from the 3perty line; hen adjacent to non - residential zoning district. 23 FAX 6114 (Vloved after parking requirements section) 4)-aLandscape and buffer standards (1) Landscape standards a. The landscape plan must be consistent with the city's design guidelines and any applicable master plan for the City Center. b. The plan 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 Code'Section 4-3(d)(4), and the following: 1. A minimum of one deciduous or evergreen shrub per ene ten 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 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 (1) (Moved tn beginning nJC[Dist0rdionoce) Gentlef distriet shall apply. The design guidelines have been adapted as paft ef g4�> Signs banners flags and pennants ignugc shall be desi tobo integral with the architectural character of the buildi to which it belongs. Sneudfiou\|v"the scale, proportion, and color shall be appropriate tothe building io which the sign is attached. Elements to be considered include architectural appearance, sign size, type ofillumination, 24 . ...... . . ..... I MLVAM-A (Vloved after parking requirements section) 4)-aLandscape and buffer standards (1) Landscape standards a. The landscape plan must be consistent with the city's design guidelines and any applicable master plan for the City Center. b. The plan 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 Code'Section 4-3(d)(4), and the following: 1. A minimum of one deciduous or evergreen shrub per ene ten 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 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 (1) (Moved tn beginning nJC[Dist0rdionoce) Gentlef distriet shall apply. The design guidelines have been adapted as paft ef g4�> Signs banners flags and pennants ignugc shall be desi tobo integral with the architectural character of the buildi to which it belongs. Sneudfiou\|v"the scale, proportion, and color shall be appropriate tothe building io which the sign is attached. Elements to be considered include architectural appearance, sign size, type ofillumination, 24 sign motion, sign setback, surface colors, and message. The architectural appearance of the sign shall not be so dissimilar to the existing signage on surrounding buildings as to cause impairment in property value or constitute a blighting influence. �34,(2') Where signs, banners, flags and pennants for identification or decoration are provided, they shall conform to the following: a. Wall signs shall have a maximum of 150 total square feet or five percent of the building wall area occupied by the user, whichever is less. Wall signs may be increased by 20 square feet per sign in lieu of a ground mounted or monument sign. b. Wall signs are permitted to project up to two feet into the minimum setback as measured from the building. A minimum overhead clearance of eight feet from the sidewalk shall be maintained. c. Marquee signs are permitted. d. Ground mounted or monument signs are permitted as follows: 1. Signs shall not exceed ten feet in height and 40 square feet in area. 2. Signs shall be located behind the right -of way and out of any 3. Signs shall be setback five 'feet from any property line. 4. No freestanding pole signs, shall be permitted. 5. No off- aremise signs shall `be permitted. ec.4 -3(6 25 Facade Treatments ALL DISTRICTS Objective: To add visual interest and variety, emphasize the pedestrian scale, and avoid long, monotonous facades. Defined Base, Middle, and Top Buildings should have a well - defined base, middle, and top. The base or ground floor should appear visually distinct from the upper stories through the use of a change in building materials, window shape or size, an intermediate cornice line, an awning, arcade or portico, or similar techniques. The base or ground floor of the building should include elements that relate to the human scale, including texture, projections, doors, windows, awnings, canopies, or ornamentation. Distinct Modules The primary fagade(s) of buildings of 40 feet or more in width should be articulated into smaller increments through the en combination of the following: 1. Facade Modulation: Stepping_ back or extending forward a portion of the facade. 2 Storefront Division: Dividing the building facade into storefronts with separate entrances and display windows. 3 Building Materials: Using different materials textures and /or colors drawn from a common palette to break the building mass. 4 Roof Lines: Varied roof lines with alternating dormers, stepped roofs, gables, parapets, or other roof elements. 5 Articulation Intervals: Placement of arcades awnings, window bays, arched windows, or balconies at intervals of equal articulation. Canopies / Awnings I Balconies . Awnings should closely complement the building's architectural character and aesthetics. City Center District 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 five 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. Balconies may proiect up to five feet over a required setback. Balconies shall have a minimum clearance of ten feet from grade. Transparency: Window and Door Openings ALL DISTRICTS Objective: To enliven the streetscape and enhance security by providing views into and out of buildings with windows and door openings. Window and Door Design • Windows should be designed with punched and recessed openings to create a strong rhythm of light and shadow. • Mirrored glass or glass block should not be used on street - facing facades. Glazing in windows and doors should be clear or slightly tinted, allowing views into and out of the interior. • Window shape, size, and patterns should emphasize the intended organization of the facade and the definition of the building. • Display windows at least three feet deep may be used to meet these requirements, but not windows located above eye level. CITY CENTER AND GENERAL COMMERCIAL DISTRICTS For commercial or mixed -use buildings, window and door openings shall comprise at least 30 percent of the area of the ground floor building facade fronting a public street A minimum of 20 percent of any two- sides or rear facades at ground level shall consist of window and door openings designed as specified above when fronting a patio, private street, sidewalk, or usable open space A minimum of 15 percent of all upper story facades shall consist of window or balcony door openings designed as specified above. HIGHWAY DISTRICT Where commercial or office uses are found on the ground floor, at least 20 percent of the ground floor primary (street - facing) facade and 15 percent of each side or rear facade shall consist of window and door openings designed as specified above. Note that spandrel glass may be used on up to half the window and door surfaces on any building facade. MULTIFAMILY RESIDENTIAL DISTRICT For multifamily residential buildings, a minimum of 20 percent of primary (street- facing) facades and 15 percent of each side or rear facade shall consist of window and door openings designed as specified above. CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING COMMISSION MINUTES July 10, 2012 City Hall, 7 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof; Chair Houle called the meeting to order at 7 p.m. ROLL CALL Present: Paul Anderson (arrived 7:04 p.m.), Jim Brinkman, Jeff Houle, Sandra Hunten, Roger Landy, Christopher McKenzie, Sunday Onadipe Absent: Ranjan Nirgude, Tom Schmidt, Steve Svendsen Also Present: Curtis Jacobsen, Director of Community Development, Eric Weiss, Community Development Assistant, Steve Sondrall, City Attorney, Pamela Sylvester, Recording Secretary CONSENT BUSINESS There was no Consent Business on the agenda. PUBLIC HEARING Planning Case 12 -06 Chair Houle introduced Item 4.1, request for site plan review to allow Item 4.1 expansion of existing convenience store, 7900 Bass Lake Road, Jade Inc., petitioner. Mr. Eric Weiss reported that Winnetka Marathon had requested a site plan review to expand its existing convenience store. The site is zoned CB, community business, and is located at the northwest quadrant of Bass Lake Road and Winnetka Avenue. It is surrounded by commercial and high density residential properties. The site area totals .62 acres in size. The existing building contains 1,870 square feet and the proposed addition would add 812 square feet. The applicant desires the expansion of the convenience store to increase sales and product lines. The proposal meets all required setbacks. The four existing curb cuts provide vehicle access from Bass Lake Road and Winnetka Avenue. The southern access on Winnetka raises some concerns for staff due to the proximity to the intersection, however, this is an existing condition that will remain. There is adequate space on site for maneuvering of gasoline and product delivery trucks. A private sidewalk is proposed along the southern and eastern sides of the building. Ice and propane storage would be located on the sidewalk along the southeastern portion of the building which would conflict with pedestrian movement. The recommendation is to extend the sidewalk around the outdoor sales area in a teardrop design for better pedestrian movement. Disability access is required. Based on occupancy, a total of 15 parking stalls are required, and 25 stalls are provided including the stalls within the fuel station area. In previous applications, fueling area stalls have been included in total parking. The seven parking spaces on the east side of the property are partially located in the public right -of -way. These spaces will be permitted to remain as legal non - conforming with the understanding that if public improvements are proposed at any time in the future, those spaces could be lost or disrupted, at the owner's expense. The site would comply with city parking standards if those stalls were ever lost. It may be possible for the applicant to restripe the area along the east property line for parallel parking. Mr. Weiss stated that all building materials for the expansion would match the existing building and would consist of glass, brick and a metal shake mansard roof. Rooftop equipment must be painted to match the building. The new addition would provide a larger floor area for the convenience store and cooler space. No landscaping has been proposed as part of the project. The owners have attempted to make improvements to the right -of -way green space at the corner, but it has been disrupted many times due to road construction projects. The photometric plan indicated that all of the city's lighting standards have been met. Details should be provided for the light fixtures. New and existing signage would comply with the limit of 15 percent of the front face of the building or 250 square feet. New signs would be added on the east side of the building and above the entrance to the convenience store. Trash would be stored within an enclosure on the north side of the building. No additional impervious surface would be added with this project, therefore, watershed review is not required. The proposal generally meets the intent of the design guidelines. Mr. Weiss explained that a site plan review was necessary due to the large increase in floor area, approximately 43 percent, and the alteration of the face of the building as seen at the public right -of -way. The Design and Review Committee met with the applicant and was generally supportive of the proposal. A site plan review does not require notification of neighboring properties or publication of a legal notice. Mr. Weiss stated that staff recommended approval of the site plan review subject to the conditions listed in the planning report. Chair Houle wondered how the parking stalls located in the right -of -way were approved. Mr. Weiss responded that the stalls may have been there at the time Winnetka Avenue was widened, but the stalls would be considered legal non - conforming. Ms. Pam Showalter, 8635 Quarles Road, Maple Grove, came forward to answer questions of the Commission. She stated that she was agreeable to complying with all conditions of approval. Chair Houle questioned whether there would be a ramp added to access to the sidewalk around the convenience store and was answered in the affirmative. Ms. Showalter commented that handicap stalls would be located on the east side of the property. If those parking stalls would be lost, the handicap stalls would be moved to the west side of the parking lot. Mr. Russ Rosa, Rosa Architectural Group, 1084 Sterling Street North, St. Paul, Planning Commission Meeting 2 July 10, 2012 stated that the existing floor of the building matches the pavement elevation, so the curbs are higher. He indicated the ramp would be located on the teardrop portion of the sidewalk. Commissioner Brinkman inquired which of the four existing curb cuts was used most by customers and Ms. Showalter replied that all of the access points are used equally. Commissioner Brinkman questioned the hours of operation. Ms. Showalter stated that the establishment is open from 6 a.m. to 10 p.m. Chair Houle confirmed that the 15 parking stalls included parking for the four employees. Mr. Weiss interjected that one parking stall on the west somewhat hinders traffic circulation around the building. Motion Motion by Commissioner Landy, seconded by Commissioner Brinkman, to Item 4.1 approve Planning Case 12 -06, request for site plan review to allow expansion of existing convenience store, 7900 Bass Lake Road, Jade Inc., petitioner, subject to the following conditions: 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. Through approval of this plan, the property owner is hereby put on notice that at any time in the future, the section of right -of -way that is encroached upon by the parking spaces is needed for any public improvement, the parking stalls may be lost or disrupted, at the owner's expense. 4. The applicant to provide a revised plan that shows a proposed sidewalk teardrop expansion on the east side of the proposed addition and disability access ramp locations. 5. The applicant to paint the rooftop equipment to match the building. 6. Lighting fixtures to be 90 degree cut -off and limited to a height of 25 feet. Voting in favor: Anderson, Brinkman, Houle, Hunten, Landy, McKenzie, Onadipe Voting against: None Absent: Nirgude, Schmidt, Svendsen Motion approved. Chair Houle stated the City Council would consider this request at its meeting on July 23, 2012, and asked that the petitioner be in attendance. COMMITTEE REPORTS Design and Review Chair Houle asked whether there would be an August committee meeting. Committee Mr. Jacobsen indicated staff was not aware of any new applications to be Item 5.1 submitted on Friday, but would let the committee members know whether or Planning Commission Meeting 3 July 10, 2012 not there would be a meeting on August 16. Codes and Standards Mr. Jacobsen stated that staff would like to schedule a meeting to review the Committee ordinance regarding storage of recreational vehicles and possibly modify the Item 5.2 number of recreational vehicles allowed on a property. A committee meeting was scheduled for July 25 at 7:30 a.m. Commissioner Hunten inquired whether the committee would be reviewing any additional items from the list that was distributed several months ago. NEW BUSINESS Item 6.1 Chair Houle introduced Item 6.1, TIF Modification. TIF Modification Mr. Jacobsen stated that these three TIF districts were set up in 1985 and 1986 and an estimate was established with regard to the revenue that would be generated. TIF law has changed over the years and the city must be certain the revenue projections in the TIF documents match the potential expenditure projections, otherwise, the additional revenue has to be returned to Hennepin County. There is an estimated $300,000 additional revenue from plans 85 -1, 85 -1 and 86 -1 that the city is planning to use for the purchase of Kmart. The TIF districts must be modified so the city has authorization to spend the additional $300,000. At the end of this year, those three TIF districts will dissolve and all of the tax revenue that is currently being generated, instead of being captured in a tax increment district, will go to the general fund of the city. The tax increment from these districts was utilized for redevelopment purposes. At the current time, the city captures all of the dollars in the TIF district, including the county's and school district's portion. As of January 1, 2013, all three entities will get their portion. The city's new TIF consultant indicated that the modifications should be in place prior to the purchase of the Kmart property later in July to be able to utilize the additional funds for that purpose. Mr. Jacobsen explained that the Modification to the Redevelopment Area Plan for Redevelopment Project No. 1 gives a breakdown of all the past actions the city has taken since 1980. It gives a breakdown of what has happened and what is planned for the future. TIF Districts 85 -1, 85 -2 and 86 -1 each relate to a specific district where the city is generating money. The terms of each of these three districts will expire at the end of 2012. The modification of these three districts ensures the city is able to use the money for redevelopment purposes. Over the last several years, the money generated in these districts has been spent on other redevelopment projects in the city. Mr. Weiss stated that there are different types of TIF districts and they all have a specific timeline. These three districts are at the end of their terms and the city must decide how to spend the dollars. The city has many additional districts which are all at different points in their terms. The city is changing the TIF map which shows the project areas where the money can be spent. At this time, there are specific parcels throughout the city listed in the plan which limits where the TIF surplus can be spent. The map is being modified to include the entire city so the city council is not limited moving forward in where the money can be spent. The reasoning for this is that as a fully Planning Commission Meeting 4 July 10, 2012 developed city, every project is for redevelopment and everything in the city may need redevelopment in the future. Mr. Steve Sondrall added the city was not creating any new TIF districts. The proposed redevelopment area on the map would change to be the entire city. There is a deadline as to when the city can spend TIF money being generated by these districts that are going to sunset. The city is establishing the new city -wide redevelopment area so there is no issue about where the TIF money may be spent. The new consultant was concerned that the Kmart property was not in the redevelopment area and the city could not use the $300,000 for the acquisition. The Planning Commission must adopt a resolution stating the city is in conformance with the redevelopment plans. In answer to a question, Mr. Jacobsen stated that the Winnetka Learning Center was included in the TIF district with the Ryland ( Winnetka Green) development and Winnetka Townhomes development - 03 -1 and 04 -1. Mr. Sondrall added that if the city does not spend the tax increment that is generated, the money goes back to the county to be divided among the other taxing jurisdictions. Commissioner Hunten was concerned that all of the properties listed on the plan for redevelopment may not need redevelopment. Mr. Jacobsen stated that the redevelopment plan would continue on into the future and at some point the properties may be redeveloped. If the properties are not listed, the city cannot acquire them without another modification, therefore, it is best to include every potential property for redevelopment at the beginning and work toward those goals. Motion Motion by Commissioner Landy, seconded by Commissioner Brinkman, to Item 6.1 approve a resolution of the city of New Hope Planning Commission finding that a Modification to the Redevelopment Plan for Redevelopment Project No. 1 and a Modification to the Tax Increment Financing Plans for Tax Increment Financing District No. 85 -1, No. 85 -2 and No. 86 -1 conform to the general plans for the development and redevelopment of the city. Voting in favor: Anderson, Brinkman, Houle, Hunten, Landy, McKenzie, Onadipe Voting against: None Absent: Nirgude, Schmidt, Svendsen Motion approved. Chair Houle asked that staff or the consultant provide more information regarding the source of funds and the use of funds at a future meeting. Item 6.2 Chair Houle introduced Item 6.2, Discussion of City Center Zoning. PC12 -03 There was no further discussion on this item. OLD BUSINESS Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner Brinkman, to Planning Commission Meeting 5 July 10, 2012 Item 7.1 ANNOUNCEMENTS ADJOURNMENT approve the Planning Commission minutes of June 5, 2012, as amended. All voted in favor. Motion carried. Commissioner Anderson stated that most the Abra building at 7709 42nd Avenue has been vacated, except for one or two small businesses. Commissioner Anderson inquired how public works staff notifies residents when water lines are flushed and the potential for rust in the water lines. Staff responded that he should contact the public works department. The Planning Commission meeting was unanimously adjourned at 7:58 p.m. Respectfully submitted, Pamela Sylvester, Recording Secretary Planning Commission Meeting 6 July 10, 2012