030513 PlanningK 81 1 4
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, March 5, 2013
7:00 p.m.
1. CALL TO ORDER
1.1 OATH OF OFFICE
2. ROLL CALL
2.1 ELECTION OF OFFICERS
3. CONSENT BUSINESS
4. PUBLIC HEARING
• 4.1 PC13 -01, Discussion regarding a conditional use permit /planned unit development,
site and building plan review, and comprehensive sign plan, 2717 Winnetka Avenue
North, Daniel Engelsma, petitioner
4.2 PC13 -02, Ordinance #13 -03, an ordinance amending the New Hope Sign Code
regarding changeable copy sign requirements, city of New Hope, petitioner
5. COMMITTEE REPORTS
5.1 Design and Review Committee — next meeting March 14, 7:30 a.m. (if needed)
5.2 Codes and Standards Committee — next meeting March 20, 5:30 p.m. (if needed)
6. NEW BUSINESS
7. OLD BUSINESS
7.1 Approve November 7 and December 4, 2012, Planning Commission Minutes
8. ANNOUNCEMENTS
9. ADJOURNMENT
• Petitioner must be in attendance at the meeting
Planning Commission Guidelines for Public Input
The Planning Commission is an advisory body, created to advise the City Council on land use. The
Planning Commission will recommend Council approval or denial of a land use proposal based upon
the Planning Commission's determination of whether the proposed use is permitted under the Zoning
Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the
surrounding neighborhood.
The Planning Commission holds informal public hearings on land use proposals to enable you to learn,
first -hand, what such proposals are, and to permit you to ask questions and offer comments. Your
questions and comments become part of the record and will be used by the Council, along with the
Planning Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and questions, the Planning Commission
will utilize the following procedure:
1. The Planning Commission Chair will introduce the proposal.
2. City staff will outline the proposal and staffs recommendations and answer any questions from the
Pl annin g Commission.
3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer
questions from the Planning Commission.
4. The chair will open the public hearing, asking first for those who wish to speak to so indicate by
raising their hands. The chair may set a time limit for individual questions /comments if a large
number of persons have indicated a desire to speak. Spokespersons for groups will have a longer
period of time for questions /comments.
5. When recognized by the chair, the person wishing to speak is asked to come forward and to give
their full name and address clearly. Remember, your questions /comments are for the record.
6. Direct your questions /comments to the chair. The chair will determine who will answer your
questions.
7. No one will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new information, not rebuttal.
8. At the close of the public hearing, the Planning Commission will discuss the proposal and take
appropriate action.
A. If the Planning Commission recommends that the City Council approve or deny a request, the
planning case will be placed on the City Council agenda for the next regular meeting. Usually
this meeting is within one to two weeks of the Planning Commission meeting.
B. If the Planning Commission tables the request, the petitioner will be asked to return for the next
Commission meeting.
PLANNING CASE REPORT
City of New Hope
Meeting Date: March 5, 2013
Report Date: March 1, 2013
Planning Case: PC 13 -01
Petitioner: Daniel Engelsma
Address: 2717 Winnetka Avenue North
Project Name: Arc's Value Village / Midland Shopping Center addition and remodel
Project Description: Building expansion, reconstruction of fagade
Planning Request: Planned Unit Development, Conditional Use Permit, Site Plan Review
I. Type of Planning Request
A. Planned Unit Development (PUD)
B. Conditional Use Permit (CUP)
II. Zoning Code References
Section(s) 4 -33 Administration - Conditional use permit
4 -34 Administration - Planned unit development
4 -35 Administration - Site plan review
III. Property Specifications
Zoning: CB, community business
Location: Northeast corner of Medicine Lake Rd and Winnetka Ave N
Adjacent Land Uses: Commercial to the immediate east, residential to the abutting north and west
property lines, City of Golden Valley to the south.
Site Area: 6.44 acres or 280,696 square feet
Building Area: Existing: approximately 50,500 square feet
Proposed Expansion: 8,695 square feet
Planning District: Planning District 16. The appearance of the back of the Midland Shopping
Center is identified as a compatibility and aesthetic issue with adjoining
residential properties.
Planning Case Report 13 -01 Page 1 3/5/13
IV. Background
Arc's Value Village is requesting a Planned Unit Development (PUD) for an 8,695 square foot
expansion on the back of the building. Shopping Centers are interpreted in the Zoning Code as having
more than one principal building, and thus shall be handled as a planned unit development. The
proposed addition will accommodate a new production room and sales floor area.
Arc's Value Village currently has a Conditional Use Permit (CUP) for the outdoor storage of one (1)
semi trailer in conjunction with the operation of the business. At this time, they would like to increase
the number of semi trailers to four (4), requiring the need for a new CUP in order to do so.
In conjunction with the proposed addition to the Arc's Value Village, the entire Midland Shopping
Center is requesting a site plan review to approve a new fagade on the entire building.
V. Zoning Analysis
A. Plan DescriTtion
1. Setbacks (Building Placement)
The expansion will be on the northwestern portion of the building. The proposed addition
will be approximately 60 feet from the north (side) lot line and 85 feet from the west (.rear)
lot line, fully meeting the minimum requirements as set forth in the CB, community
business district.
2. Circulation, Access, Traffic and Emergency Vehicle Access
The building expansion and proposed service lane extends into the site's existing paved
driveway area, narrowing the driveway at the northwest corner of the site. The proposed
building will lie only 28 feet from the edge of the pavement. This will impact traffic
circulation and service vehicle movement within the site. Staff recommended a 24 -foot clear
two -way drive aisle to accommodate traffic circulation in the area. The applicant proposes a
20 -foot, one -way drive aisle by eliminating four parking stalls and moving the dumpster for
the A+ Coin Laundry to achieve this. A 20 -foot wide drive aisle would be the minimum
allowed for emergency vehicle access, as stated by the Deputy Fire Marshal, but would not
allow for proper access through the area if the drive through lane was being utilized. The
creation of a one -way traffic route would also affect the entire shopping mall's traffic
circulation.
3. Curbing, Sidewalk and Pavement
Public sidewalk exists along Medicine Lake Rd and Winnetka Ave N and the site is easily
accessed by pedestrians. As a part of the fagade remodel of the building, the applicant will
be looking into upgrading the sidewalk in front of the stores to better accommodate
handicap access. The parking lot will remain as is.
4. Parking
'The proposed addition will increase the shopping center floor area from 50,582 square feet
to 59,277 square feet. The applicant supplied the following parking analysis:
Planning Case Report 13 -01 Page 2 3/5/13
Retail: 39,095 SF X .9 = 35,186 SF _ 200 =
176 stalls
Theater: 390 seats _ 3 =
130 stalls
Restaurant Dining: 3,864 SF X.9 = 3,478 _ 40 =
87 stalls
Kitchen: 2,677 SF X .9 = 2,409 _ 80 =
30 stalls
CVS Pharmacy: =
69 stalls
TOTAL REQUIRED =
492 stalls
Shared Parking =
88 stalls
ADJUSTED REQUIRED TOTAL =
404 stalls
Parking Provided =
444 stalls
It should be noted that the Zoning Code allows for a reduction of up to 50 percent of the
parking facilities for theaters and restaurants where shared parking may be supplied by
primary daytime uses. The city's planning consultant has reviewed the proposal and found the
parking requirement and the proposed parking consistent with the intent of the code.
The applicant is also proposing to remove some existing parking spaces along the north and
west property lines at staff's recommendation in order to provide adequate drive aisle widths
and turning radii for semi traffic accessing the rear of the building.
5. Building
a. Floor Plan. The proposed addition will add 8,695 square feet onto the Arc's Value
Village, and will connect the western portion of the mall with the northern portion.
The addition will give the business more production space, as well as increase the
sales floor area.
b. Fire Suppression. The Building Official and Fire Marshall have reviewed the plans
and agree that the proposed addition will need to include a fire suppression
system. Currently, the northern portion of the mall does not have a sprinkler
system in the building. Because the proposed addition will connect with the
northern portion of the mall, an adequate fire -rated wall will need to separate the
spaces; however the northern portion will not have to be sprinkled. Given that,
any future changes to the northern portion of the mall that require a permit will
trigger the need for the entire north end of the building to install a fire suppression
system.
c. Elevation (Design, materials and color). The proposed face lift will incorporate a
variety of building materials and colors as required by the New Hope Design
Guidelines. The applicant proposes to remove the metal mansard roof and
incorporate =the existing brick on the building as a design element. The color of the
Planning Case Report 13 -01 Page 3 3/5/13
brick will be stained to create a darker look to the building. The applicant is also
proposing to use a corrugated metal panel system to give the building some
variety in building materials, textures, colors and interest. The use of the metal
siding in this instance is acceptable because of the severe reduction in the amount
of metal siding that will be accomplished due to the removal of the existing metal
canopy.
The applicant also stated that the rear of the building will be painted to match the
proposed color scheme, as a Bart of the overall face lift to the shopping mall.
d. Roof Top. The Zoning Code requires that the rooftop equipment shall be painted to
match the building or screened from view.
6. Landscaping and Screening
The proposed addition to the back of the building will trigger the need for additional
screening from the residential property owners to the north and west. The applicants have
complied with code requirements to bolster the plantings along the northern property lines
to better screen the shopping mall from those homeowners. City Code requires that
additional screening along the western property line be added in order to screen the nursing
home, but the applicant doesn't feel that it is their obligation to provide that screening (an
explanation is cited in the attached letter from the applicant).
7. Lighting Plan
As outlined in the submitted photometric plan, the applicant has met the city's minimum
and maximum lighting standards. Details will be needed on the lighting fixtures to ensure
compliance with the minimum requirements of the code.
8. Signage
The applicant is proposing a revised comprehensive sign plan for the shopping center.
Included in the sign plan is the requirement that the individual designated tenant sign areas
must be sized not to exceed 15 percent of the total fagade tenant bay.
9. Location of Services, Loading, Drive - through, Trash, Equipment and Outdoor Storage Areas
The inclusion of the drop -off bins for Arc's Value Village creates the need for an
Administrative Permit for a Drive Through Service Lane. Minimum Zoning Code standards
require six (6) stacking spaces per each drive through lane. Because of the vicinity of the
drop -off area in relation to the other businesses (namely Domino's to the east), staff has
recommended that the number of stacking spaces be reduced to three (3), as allowed
through the PUD process.
The Zoning Code requires that all dumpsters be enclosed, creating an effective screening
mechanism. Staff informed the applicants that all dumpsters should be enclosed in order to
meet the minimum code requirements. The applicant's final plan indicates no enclosures of
the trash receptacles.
Trucks will service the Arc's Value Village in order to store and ship all recyclable goods
that are donated. As part of the CUP process, the applicant is requesting three (3) additional
Plamiing Case Report 13 -01 Page 4 3/5/13
semi trailers to be stored outdoors, increasing the total number to four (4). The turning
radii presented to staff for these vehicles appears to work.
10. Grading, Drainage and Erosion Control
The City Engineer has indicated that the water main located to the west and north of the
building has had a history of water main breaks. It is recommended to consider
replacement of this water main as part of the site improvements. The applicant has
considered this and feels that the water main serves the site properly and does not need
replacement at this time.
The City Engineer has also recommended that the applicant should look into measures to
address storm water quantity and quality. The existing storm water directly enters the
storm sewer without any treatment or rate control. Due to known flooding issues
downstream of the expansion, measures need to be taken for rate control. Also, the CVS
Pharmacy, located just south of the shopping center, recently redeveloped and constructed
an underground storm water storage system beneath the new parking lot.
11. Design Guideline Compliance
The proposed face lift includes architectural elements that are consistent with good design.
The color scheme includes warm tones, the building design includes a mix of textures and
building materials, and the shopping center will incorporate a new comprehensive sign
plan. For these reasons, the proposed face lift is consistent with the New Hope Design
Guidelines.
B. Zoning Code Criteria
1. Conditional Use Permit (CUP)
In 1997, the site received a CUP approval for the outdoor storage of one semi - trailer to be
located within a specific location of the site. The current operation includes four semi - trailers
extending beyond the approved area. For this reason, the applicant is requesting additional
outdoor storage per Code Section 4- 16(e)(9) of the Zoning Code, by increasing the total
number of semi - trailers currently allowed on the property from one (1) to four (4).
Criteria. The Planning Commission and City Council shall consider the possible adverse.
effects of the proposed conditional use. In determining whether to approve or deny a
conditional use permit, the City Council and Planning Commission shall find that the
conditional use permit complies with the following criteria. The burden of proof
demonstrating compliance with the following criteria shall be the responsibility of the
applicant.
(1) Comprehensive Plan. The proposed action has been considered in relation to the
specific policies and provisions of and has been found to be consistent with the official
comprehensive municipal plan of the city.
Findings. The city's long -range plan is for continued redevelopment, expansion, and
renovation of the city's commercial areas. This proposal is consistent with the
Comprehensive Plan.
Planning Case Report 13 -01 Page 5 3/5/13
(2) Compatibility. The proposed use is compatible with adjacent present and future
anticipated land uses.
Findings. The proposed use of outdoor storage is compatible with adjacent present
and future anticipated land uses. The property is located in a commercial district that
allows for outdoor storage as a conditional use. The proposal to increase the intensity
of the land use does not change the character of the surrounding area.
(3) Performance standards. The proposed use conforms to all applicable performance
standards outlined in the Zoning Code.
Per Code Section 4- 16(e)(9), open and outdoor storage is an accessory use under a
conditional use permit provided that:
(a) Open Storage screened. Storage area is landscaped, fenced, and screened
from view of adjoining properties and public rights -of -way.
Finding& , The applicants have proposed to bolster landscaping along the
north property line to screen the outdoor storage area from the residential
properties to the north. City Code requires additional screening along the
western property line; however the applicant does not feel that they
should be responsible for the installation of a screening mechanism in that
location. An explanation is given in the attached applicant narrative.
(b) Surfacing. Storage areas shall be surfaced with concrete or bituminous.
Findings. The proposed storage area for the semi - trailers will be located
on approved surfacing materials.
(c) Parking. Does not take up parking space as required for conformity to the
Zoning Code.
Finder No parking will be sacrificed to suffice the needs of the outdoor
storage area.
(4) No depreciation in value. The proposed use will not tend to or actually depreciate the
area in which it is proposed.
Findings. Arc's Value Village has been utilizing up to four (4) semi - trailers for the
purpose of outdoor storage for the last several years. The proposed CUP is needed to
bring the store into compliance with the Zoning Code. While in operation, the use of
the outdoor storage has not depreciated the value of the area. .
(5) Zoning district criteria. In addition to the above general criteria, the proposed use
meets the criteria specified for the various zoning districts.
Findings. Staff has concluded that the proposed use complies with all other zoning
district criteria.
(6) In business districts (LB, CB)
a. Traffic. The proposed use will not cause traffic hazards or congestion.
Planning Case Report 13 -01 Page 6 3/5/13
Findings. The proposed outdoor storage is for semi - trailers that aid with the
recycling of items that are brought to the store. Semi traffic is limited throughout
the month and should pose no negative impact to the traffic in the area.
b. Nearby residences. Adjacent residentially -zoned land will not be adversely
affected because of traffic generation, noise, glare, or other nuisance
characteristics.
Findi� Screening of the outdoor storage area is a Zoning Code requirement and
should ensure that the neighboring residentially -zoned properties will not be
negatively affected by the proposed use. The applicants have screened the area
from the residential properties to the north in an adequate manner. However, the
applicants do not feel it is their responsibility to screen the residentially zoned
property to the west. An explanation for their reasoning is attached.
2. Planned Unit Development (PUD)
The purpose of a PUD is to provide for the grouping of lots or buildings for development as an
integrated, coordinated unit as opposed to traditional parcel by parcel, piecemeal, sporadic
and unplanned approach to development. The PUD is intended to introduce flexibility of site
design and architecture for the conservation of land and open space through clustering of lots,
buildings and activities, which promote the goals outlined in the comprehensive plan or serve
other public purposes.
Section 4- 3(c)(3)d states that, for the purpose of this Code, shopping centers shall be
interpreted as having more than one principal building and shall be handled as a planned unit
development.
3. Site plan review
Modification of or additions or enlargements to a building, or buildings, accessory site
improvements, and /or land features of a parcel of land that result in the need for additional
parking or increase the gross floor area of the building by 25 percent or more require site
plan review. The proposal will modify the outside of the building by adding a new facade.
Criteria. In making recommendations and decisions upon site and building plan review
applications, the staff, planning commission and city council shall consider the compliance
of such plans with the following standards:
(1) Consistency with the various elements and objectives of the city's long range plans,
including, but not limited to, the comprehensive plan.
Findings. The city's long -range plan is for continued redevelopment, expansion, and
renovation of the city's commercial areas. This proposal is consistent with the
Comprehensive Plan.
(2) Consistency with the purposes of this Code.
Findings. The proposal is generally consistent with the purposes of the Code.
Planning Case Report 13 -01 Page 7 3/5/13
(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 site is already nearly fully impervious and preservation is not a
concern.
(4) Creation of a harmonious relationship of buildings and open spaces with the terrain
and with existing and future buildings having a visual relationship to the proposed
development.
Findings. Staff believes the proposal for site and building is adequate and will be of
a harmonious nature.
(5) Creation of a functional and harmonious design for structures and site features
including:
a. Creation of an internal sense of order for the various functions and buildings
on the site and provision of a desirable environment for occupants, visitors,
and the general community.
Findings. The proposed face lift to the building will help create a more
desirable location for the occupants, visitors and the general community.
Better lighting and the removal of the metal canopy will help "open" up the
building and will create a friendlier atmosphere.
b. Appropriateness of the amount and arrangement of open space and
landscaping to the design and function of the development.
Findings. No useable open space exists.
c. Appropriateness of the materials, textures, colors, and details of construction
as an expression of the design concept of the project and the compatibility of
the same with the adjacent and neighboring structures and functions.
Findings. The proposed building materials and colors are consistent with the
intent of the New Hope Design Guidelines. The architects for the project
made it a point to include features that make the building more interesting
and architecturally appealing.
d. Adequacy of vehicular, cycling and pedestrian circulation, including
walkways, interior drives and parking, in terms of location and number of
access points to the public streets, width of interior drives and access points,
general interior circulation, separation of pedestrian, cycling and vehicular
traffic and arrangement and amount of parking so as to be safe, convenient
and, insofar as practicable, compatible with the design of proposed buildings,
structures and neighboring properties.
Findings. The proposed addition creates some concerns regarding the
amount of space between the building and the north edge of pavement. Staff
requires measures to be taken to ensure a two -way, 24 -foot drive aisle along
the north side of the building. The applicant wishes to take measures that
Planning Case Deport 13 -01 Page 8 3/5/13
would only create a one -way, 20 -foot drive aisle width. A 20 -foot wide drive
aisle would be the minimum allowed for emergency vehicle access, as stated
by the Deputy Fire Marshal, but would not allow for proper access through
the area if the drive through lane was being utilized. The creation of a one-
way traffic route would also affect the entire shopping mall, and would be
detrimental to the traffic flow throughout.
(6) Creation of an energy - conserving design through design, location, orientation and
elevation of structures, the use and location of glass in structures, and the use of
landscape materials and site grading.
Fins. Due to limitations of the existing site and building the inclusion of energy -
conserving design is difficult.
(7) Protection of adjacent and neighboring properties through reasonable provisions for
such matters as surface water drainage, sound and sight buffers, preservation of
views, light and air, and those aspects of design, not adequately covered by other
regulations, which may have substantial effects on neighboring land uses.
Findings. Adequate screening measures have been taken to screen the building and
the proposed outdoor storage space from the neighbors to the north. The dumpsters
along the north side of the building will be moved to a more desirable location, but
the applicant is not proposing to screen them individually.
C. Design and Review Committee
The Design and Review Committee met on February 14, 2013, to consider the proposal. The
committee was generally supportive.
D. Approval
1. Type of Approvals
a. Conditional Use Permit
b. Planned Use Development
c. Site plan review — quasi - judicial
2. Timeline
a. Date Application Deemed Complete: February 22, 2013
b. End of 60 -Day Decision Period: April 9, 2013
c. End of 120 -Day Decision Period: June 8, 2013
VI. Petitioner's Comments
Petitioner's comments are attached.
Planning Case Report 13 -01 Page 9 3/5/13
VII. Notification
Property owners within 350 feet of parcel were notified by mail and a legal notice was published in the
SunPost newspaper. Staff has received some questions regarding the development, but none in
opposition to it.
Vill. Summary
Arc's Value Village is requesting a PUD for an 8,695 square foot expansion on the back of the building.
The proposed addition will accommodate a new production room and sales floor area. The business is
also requesting a CUP to increase the number of semi trailers from one to four. Finally, in conjunction
with the proposed addition to the Arc's Value Village, the entire Midland Shopping Center is
requesting a site plan review to approve a new fagade on the entire building. Staff feels that the project
has merit and is consistent with the comprehensive plan. However, there are still some concerns
regarding the proposed screening of the outdoor storage from the properties to the west, the lack of
dumpster enclosures, and an inadequate drive aisle width along the north end of the property that
causes staff some hesitancy in recommending approval of this proposal.
IX. Recommendation
Staff recommends that the Planning Commission continue the proposal until the April 2, 2013 Planning
Commission to give the applicant ample time to correct all Zoning Code requirements that are
currently not met. Should the Planning Commission choose to recommend approval, the following
conditions of approval are recommended:
1. The donation drop off service lane must be redesigned to demonstrate that it can function without
encroaching on the drive lane, disrupting on -site loading, trash collection, access to other tenant
bays. The following options may be pursued.
a. Expand the paved area north of the new building addition with the installation of a
retaining wall. Within the expanded paved area provide a landing at the service door, a 12
foot service lane for unloading of vehicles and a 24 foot two way drive lane.
b. Investigate alternative locations for the drop off service area.
2. The applicant provide details for locating dumpsters with trash enclosures or provide an
alternative plan that designates the location, containment and screening of all shopping center
dumpsters location. Such details shall be subject to City approval.
3. Drop off activities (donations) shall occur only via the proposed drop -off lane with the assistance of
store personnel.
4. Plantings north of the drop -off lane and outdoor storage area shall be located (staggered) and sized
to provide a full and immediate screen from the adjacent property to the north.
Planning Case Report 13 -01 Page 10 3/5/13
5. Landscaping of appropriate sizes and number shall be extended along the west lot line in a
staggered row of plantings to screen the loading and outdoor storage areas from the residential use
to the west.
6. The landscape plan shall be modified to note how plant installation, irrigation, and maintenance
may occur to insure tree survival and growth.
7. Site drainage and utilities shall be subject to approval by the City Engineer.
8. The rear of the building (north and west facades) shall be painted to improve their appearance.
9. Lighting fixture details shall be submitted subject to City approval.
10. All rooftop equipment shall be screened from view of abutting properties and rights -of -way.
11. The following sign- related sign plan shall be satisfied:
A. The sources of all lights shall be shielded of direct visibility of the light source. This
standard shall also apply to any light banding or light architectural accents.
B. All individually designated tenant sign areas shall be sized not to exceed 15 percent of
the total fagade tenant bay.
C. All new signs shall be subject to permit.
D. The comprehensive sign plan shall address the shopping center's freestanding signs.
12. All submitted plans shall be subject to review and comment by the City Fire Marshal and all
applicable requirements of the Fire Code shall be satisfied.
13. Comments of other City Staff.
Attachments:
• Planning consultant memorandum (2/27/13)
• Application
• Applicant narrative
• Plans
• Location maps
• Building Official memorandum (2/11/13)
• West Metro Fire memorandum (2/13/13)
• City Engineer (Stantec) memorandum (2/15/13)
• Design and Review meeting notes (2/14/13)
• Application log
Planning Case Report 13 -01 Page 11 3/5/13
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2591 planners @naeplanning.com
PLANNING REPORT
TO: Curtis Jacobsen
FROM: Alan Brixius
DATE: February 27, 2013
RE: New Hope - Midland Shopping Center: Arc Thrift Store Expansion
FILE NO: 131.01 - 13.01
BACKGROUND
The City has received application from Daniel Engelsma to expand the building footprint
of the Midland Shopping Center by 8,695 square feet to accommodate the expansion of
the Arc Thrift Store. The proposed expansion will be located at the northwest corner of
the shopping center. The site is zoned CB, Community Business District.
Approval of the following development applications have been requested to
accommodate the shopping center expansion within the CB District:
1. Planned Unit Development (PUD). Section 4- 3(c)(3)d of the City Code states
that shopping centers shall be interpreted as having more than one principal
building and shall be handled as a planned unit development.
2. Conditional Use Permit (CUP). Within the CB District, outdoor storage accessory
to an allowed principal use may be allowed by conditional use permit. This site
received a CUP for outdoor storage associated with Arc Thrift Store in 1997. The
1997 CUP limited the outdoor storage to one trailer. The current outdoor storage
of four truck trailers exceeds past approvals.
3. Administrative Permit (for Drive Through Service Lane). Currently, the Arc Thrift
Store receives donation drop offs at its rear door, which is 109 feet from the north
lot line. The proposed building addition will extend the building north to within 61
feet of the north property line. The applicant would like to maintain their drop off
location on the north side of the building. Approval of an administrative permit for
a drive through service lane has been requested.
ISSUES ANALYSIS
Existing Conditions
Examination of the site reveals the following existing conditions:
1. The Midland Shopping Center abuts residential land uses on the north and west.
The north and west sides of the building are the rear of the building,
characterized by unattractive building facades, rear entrances, loading areas,
trash dumpsters, and outdoor storage. Over the years, conditions on this side of
the building have become less appealing and are not well screened from the
adjoining residential properties.
2. The residential properties on the north and west are located on elevations above
the shopping center. Sight lines into the shopping center are open, exposing the
residents to the back of the shopping center, utility area, dumpsters, loading
docks, and outdoor storage. The slope conditions between the residential area
and shopping center is steep. This will limit the screening effectiveness of
landscaping planted on the downslope.
3. There is an overhead utility along the north lot line that may affect the location of
plantings or screen structures along the north lot line.
4. The shopping center trash dumpsters are located near the tenants' rear
entrances and are not screened from the residential properties. One dumpster is
located within the driveway area north of the building.
5. Arc Thrift Store's outdoor storage is operating with four semi - trailers at the rear of
their store. This goes beyond the 1997 CUP approval. These trailers are not
screened from the adjoining residential properties.
6. Some landscaping exists along the north lot line; however, this is planted north of
the existing fence line and appears to belong to the residential properties. The
Site plans show these shrubs on the shopping center property.
Site Plan Review
Building Expansion. Currently, the Midland Shopping Center exists as two buildings,
a north building and a west building. The Arc Thrift Store is located in the northwest
corner of the west building and is setback 109 feet from the north property line and 174
feet from the west lot line. Its outdoor activities (storage, dumpster, drop off) are located
in these setback areas, screened from the street by the existing buildings.
2
The proposed building addition will link the north and west buildings. The building
addition will be set back 61 feet from the north lot line and 84 feet from the west lot line.
This moves the loading area and the drop of area closer to the residential uses to the
north and west. The following table illustrates the building setbacks compared to the
CB District standards:
* Side yard abutting CVS was approved as part of the PUD with the construction of CVS
Off - Street Parking
Supply. The proposed addition will increase the shopping center floor space from
50,582 square feet to 59,277 square feet. The applicant has prepared the following
parking analysis:
Retail: 39,095 SF X.9 = 35,186 SF 1 200 176 stalls
Theater: 390 seats 13 130 stalls
Restaurant Dining: 3,864 SF X.9 = 3,478140 87 stalls
Kitchen: 2,677 SF X .9 = 2,409180 30 stalls
CVS Pharmacy: 69 stalls
TOTAL REQUIRED: 492 stalls
Shared Parking *:
88 stalls
ADJUSTED TOTAL: 404 stalls
Parking Provided:
444 stalls
Section 4- 3(e)(11), Joint Parking Facilities of the New Hope City Code, allows for a
reduction of up to 50 percent of the parking facilities for theaters and restaurants where
shared parking may be supplied by primarily daytime uses. An examination of the
shopping center indicates that parking is adequate to accommodate the existing uses
and the proposed expansion.
Circulation. In review of the plan we raise concerns over the introduction of the service
lane on the north side of the building and its impact on overall site circulation. These
concerns included.
3
Required
Proposed
Compliance
Setback from Collector Street
20 feet
103 to 256 feet
Yes
Side Yard - South
10 feet
6 feet
Yes*
Side Yard - North
20 feet
39 to 60 feet
Yes
Rear Yard - West
30 feet
84 to 114 feet
Yes
* Side yard abutting CVS was approved as part of the PUD with the construction of CVS
Off - Street Parking
Supply. The proposed addition will increase the shopping center floor space from
50,582 square feet to 59,277 square feet. The applicant has prepared the following
parking analysis:
Retail: 39,095 SF X.9 = 35,186 SF 1 200 176 stalls
Theater: 390 seats 13 130 stalls
Restaurant Dining: 3,864 SF X.9 = 3,478140 87 stalls
Kitchen: 2,677 SF X .9 = 2,409180 30 stalls
CVS Pharmacy: 69 stalls
TOTAL REQUIRED: 492 stalls
Shared Parking *:
88 stalls
ADJUSTED TOTAL: 404 stalls
Parking Provided:
444 stalls
Section 4- 3(e)(11), Joint Parking Facilities of the New Hope City Code, allows for a
reduction of up to 50 percent of the parking facilities for theaters and restaurants where
shared parking may be supplied by primarily daytime uses. An examination of the
shopping center indicates that parking is adequate to accommodate the existing uses
and the proposed expansion.
Circulation. In review of the plan we raise concerns over the introduction of the service
lane on the north side of the building and its impact on overall site circulation. These
concerns included.
3
Presently, two -way vehicle circulation is provided north of the north building. To
accommodate donation drop -off activities, the applicant is proposing a one -way
route on the north side of the building. Specifically, a 20 foot wide drive lane and
an adjacent 8 foot wide donation drop -off lane are proposed. Four existing
parking stalls north of A -Plus Coin wash will be removed and a trash dumper will
be relocated to accommodate the one -way drive.
While the 20 foot drive lane is considered the minimum for fire vehicle access,
some concern exists regarding the drop off -lane width. As currently designed the
building addition will be setback 28 feet for the edge of pavement. Within this
dimension the applicant provides a 3 foot landing in front of the service door, the
8 foot service lane encroaches on this landing, parking only 2 feet from the
building (See plan A2.1). The setback from the building and the drive through
lane will extend 10 feet into the pavement area reducing the driveway area to 18
feet below a minimum fire lane. Of additional concern is that donation- related
activities (opening of car doors, vehicle unloading) will likely occur beyond the
provided 8 foot width and extend into the adjacent drive lane. Typically, a
minimum width of 12 feet is required for drive through lanes with service windows
that do not require the motorist to leave their vehicles. At 8 feet the applicant is
proposing a drop off lane narrower the city's standard parking stalls (New Hope's
minimum parking stall width is 8 feet 9 inches) Recognizing that unloading
activities will occur we believe that the proposed drop off area will further extend
into the drive lane.
2. The site plan illustrates snow storage areas along the north and West rear lot
parking and loading areas. Site inspection reveals that due to the steep slope
snow storage in these areas encroach into the paved areas of the site. This will
have the effect of further reducing the driveway width in this area of the site.
3. To accommodate the drive through drop off lane the applicant is proposing to
change the current two way traffic pattern behind the shopping center to a one
way route. This change affects the entire shopping center with regard to
deliveries, garbage hauling, parking and emergency access.. As a result of the
one -way route proposed on the north side of the building, the two -way parking
area on the west essentially will become a "dead -end parking lot. Staffs past
review comments have be aimed to preserve the two way traffic flow. If the
planning commission and city council find the one way drive way design to be
acceptable, to avoid traffic conflicts, the one -way route north of the building and
the two -way route west of the building must be clearly signed.
4. In review of the site plan, it appears that semi - trucks backing into the loading
area will encroach upon one and possibly two, parking spaces on the west side
4
of the building spaces. These parking spaces should be removed to
accommodate truck maneuvering.
Drive Through Lane. The Arc Thrift Store accepts on -site donations. The donations
are currently received at the business' rear door on the north side of the tenant bay. In
this regard, six parking stalls are reserved for customers who deliver goods to the store.
As part of the building expansion, the applicant wishes to maintain its drop off location
at the north side of the building, within the proposed one -way route.
The City allows drive though service lanes by administrative permit, provided the
following standards are met:
(3) Drive- through service lanes. A drive - through service lane accessory to any
permitted or conditionally permitted business or use shall be allowed only if the
following additional criteria are satisfied:
a. Stacking. Not less than 120 feet of segregated automobile stacking must
be provided for the single service lane. Where multiple service lanes are
provided, the minimum automobile stacking may be reduced to 60 feet per
lane.
Comment: The applicant has indicated that their service lane needs is
less than 6 cars (120 feet) the city may grant flexibility through the PUD.
The site plan illustrates an 80 foot long drop -off (service) lane along the
north side of the building. Plan A2.1 shows a service lane segregated
from the adjacent one -way driveway lane. This condition, along with
limited drop -off lane width (8 feet), is not sufficient to accommodate
exterior door swings and necessary unloading activities. In this regard, it
is recommended that the drop -off lane be expanded to 12 feet in width.
Also to be noted is that shortened drop -off (service) lane stacking area
extends beyond the tenant bay to the east (i.e., Domino's Pizza). This
stacking may interfere with business operation of other tenants with regard
to building access, deliveries, and trash collection.
b. Traffic Control. The stacking lane and its access must be designed to
control traffic in a manner to protect the buildings and will not interfere
with on -site traffic circulation or access to required parking spaces.
Comment: The applicant is proposing a one way traffic pattern around
the shopping center to accommodate the service lane. Building dimension
from the building to edge of pavement does not provide sufficient area to
allow for a 20 foot minimum fire lane, the service lane and other shopping
5
center operation all illustrated on this side of the building. The automobile
parking and unloading activities will interfere with on- traffic circulation.
Options for resolving this issue include relocating the service drop off area
to the west side of the building or expanding the pavement area on the
north side of the building to accommodate a properly dimensioned service
lane and a 24 two way driveway. This would require a retaining wall to
hold back the slope in this area of the site.
C. Use of Street. No part of the public street or boulevard may be used for
stacking of auto» �obi/es.
Comment: The location of the service lane does not impact public
streets.
d. Noise. The stacking lane, order board intercom and window placement
shall be designed and located in such a manner as to minimize glare as to
adjacent premises, particularly residential premises, and to maximize
maneuverability of vehicles on the site.
Comment: The applicant's service lane will not include an order board or
service window. Rather, drop off activities will occur through an exterior
door with the assistance of store personnel. Appropriately, the applicant
has provided a lighting plan for the exterior of the shopping center.
e. The drive through lanes shall be screened from view of adjoining
residential zoning districts and public street rights -of -way.
Comment: The applicant has provided a landscape plan that provides
landscaping along the north lot line to screen the service lane and outdoor
loading. While the proposed landscaping will help screen the drop -off
(service) lane, some concern exists regarding the immediate effectiveness
of such plantings.
Along the north boundary, six foot high arborvitaes and eight foot high
spruce trees are proposed. The applicant has submitted cross section
drawings which illustrate resident's view of the shopping center from the
main floor of their dwellings. While the upper reaches of the trees will
screen the drop -off lane from view, it is expected that voids will exist
between the plantings until such time as they reach maturity. To provide a
full and immediate screen of the drop -off lane (and outdoor storage area)
from neighboring residential uses to the north, consideration should be
given to staggering the proposed plantings.
2
f. Hours. Hours of operation shall be limited as necessary to minimize the
effect of nuisance factors such as traffic, noise, and glare.
Comment: The 1997 CUP request suggested that the store should
maintain the following hours of operation. Such hours of operation were
not however, required:
Monday -Friday
Saturday
Sunday
9AMto9PM
9AMto6PM
Noon to 6 PM
The applicant has indicated that the existing hours of operation for the ARC Thrift
store will not change as a result of the proposed building expansion. In this
regard, the following business hours are proposed to continue:
Monday- Friday
Saturday
Sunday
9 AM to 9 PM
9AMto7PM
9AMto7PM
The existing hours of operation are considered acceptable.
g. A lighting and photometric plan will be required that illustrates that drive -
through service lane lighting shall comply with subsection 4-3(d) (5) of this
Code.
Comment: According to the applicant, the drop -off lane will be
illuminated with down -light style wall packs along the building. A lighting
and photometric plan has been provided which demonstrates compliance
with the City's maximum lighting standards at the perimeter of the
property.
Trash Enclosures. Section 4 -3(d) (6) 1 of the City Code establishes standards for
commercial trash enclosures. Currently, the shopping center has dumpsters for each
tenant, generally located near the tenant's rear door. These dumpsters, in some cases,
are located within the drive aisles. The dumpsters are not within designated trash
enclosures and are visible to the adjoining neighborhoods.
With the expansion of the Arc Thrift Store, the site is anticipated to receive additional
drop -off traffic, truck traffic that complicates traffic movements along the north side of
the building, and a shifting of outdoor activities closer to adjacent residential properties.
While the submitted site plan identifies dumpster locations, no trash enclosures are
proposed. The applicant is proposing to screen the dumpsters along the north side of
the building with property line landscaping, however, no additional landscaping is
proposed along the west lot line. Without enclosures to contain the dumpsters, they
tend to migrate away from the building to locations that interfere with traffic patterns or
7
areas that are very visible from the public streets and neighboring properties. To date
the shopping center has not taken steps to stop this from happening. We would
recommend that with this application the shopping center address this issue. If trash
enclosures are not the practical solution, the applicant must demonstrate a workable
alternative solution that may be implemented through the PUD approval. The plans
especially on the west side of the shopping center do not address the current issues.
Such details should be provided subject to City approval.
Outdoor Storage / Off - Street Loading. In 1997, the City approved a conditional'use
permit to allow the outdoor storage of one semi - trailer to be located within a specific
location of the site. The current operation includes four semi - trailers extending beyond
the approved area.
With this application, the applicant is proposing to expand their building to include three
loading docks and a recycling bin. They have requested a CUP to allow the storage of
semi - trailers within the dock areas. Section 4 -3(g) outlines the design standards for off -
street loading and the CB District allows outdoor storage as a conditional use. In review
of the applicant's request, the following conditions are applicable:
1. Screening. Open outdoor storage and on -site loading areas are required to be
screened from adjoining residential districts. Currently, the approved 1997 CUP
has the trailer storage area 130 feet from the north lot line and 140 feet from the
west lot line. The proposed site plan brings the outdoor storage approximately
60 feet from the north lot line and 110 feet from the west lot line.
The current storage of four trailers on the site provides an image of what may be
expected with regard to views from the adjoining residential lots. The applicant
has provided some landscaping along the north lot line to screen the outdoor
storage area. In review of the effort, we offer the following:
a. As noted in the previous discussion related to drop -off lane landscaping,
concern exists in regard to the immediate effectiveness of the proposed
screening along the north property line. While the upper reaches of the
proposed trees will screen the outdoor storage area from view, it is
expected that voids will exist between the plantings until such time as they
reach maturity. To provide an immediate screen from adjacent
neighboring residential uses, consideration should be given to staggering
the proposed plantings.
b. No landscaping is proposed along the west lot line to screen the expanded
outdoor storage area. Applicant is requesting a larger outdoor storage
area located closer to the neighboring residential uses. Without proper
landscaping and screening on the west side of the site this application fails
to meet conditions for approval. The applicant must provide sufficient
0
landscaping along the west lot line to screen the loading areas / outdoor
from the residential uses to the west to satisfy the conditions for approval.
C. The landscape plan should be modified to note how plant installation,
irrigation, and maintenance may occur to insure tree survival and growth.
2. Surfacing. All loading berths and access ways shall be improved with not less
than six inches of class five base and two inches bituminous surfacing. Site
drainage shall be subject to approval of the City Engineer. The applicant has
provided pavement and concrete sections illustrating compliance with City
standards.
3. Parkins. The proposed outdoor storage area /loading dock location and design
do impact existing parking. The loss of parking will not diminish the supply below
City requirements. To improve truck maneuvering, the following site
modifications have been proposed:
a. The parking stalls north of the coin operated laundry have been eliminated
to provide an unencumbered 20 foot wide (one -way) drive lane.
b. The dumpster north of the laundry has been relocated (to provide an
unencumbered drive lane).
C. Four parking stalls along the west edge of the site have been eliminated.
All the preceding steps are considered positive. It is however, recommended that two
additional parking spaces located on the west edge of the site be removed to ensure
safe and efficient truck maneuvering.
Landscaping. No additional landscaping has been proposed along the site's western
lot line. According to Section 4- 3.d.3.d of the City Code, where any business or
industrial use (i.e., structure, parking or storage) abuts property zoned for residential
use, that business or industry shall provide screening along the boundary of the
residential property.
According to the applicant, trees (screen plantings) previously existed along the subject
site's west property line but were removed by the adjacent westerly property owners to
accommodate a building addition several years ago. With this in mind, the applicant
does not wish to provide any additional landscaping in this area of the site. Instead the
applicant feels that repainting of the rear building fagade will suffice in improving
aesthetics and that additional landscaping, if necessary should be provided on the
adjacent property.
While cooperation between property owners is appreciated the replacement of any
removed landscaping should have be negotiated between the property owners at the
time of the previous project. The existing remaining landscaping is ineffective in
screening the rear of the shopping center which has the loading area, trash dumpsters,
all construction staging and storage. The expansion of the shopping center now
requests to move an expanded loading area and outdoor storage closer to the
residential use to the west without required screening. This fails to meet code for the
approval of the conditional use permit or the planned unit development. It is
recommended that additional landscaping be provided along the subject site's west
property line in conformance with Ordinance requirements.
Building Face Lift. The applicant is proposing to undertake a face lift of the Midland
Shopping Center with the proposed building expansion. The face lift will remove the
metal roof canopy and open up the building facade. The proposed building renovation
will improve the overall appearance and appeal of the shopping center. In review of the
storefront improvements against the New Hope Design Guidelines, we offer the
following comments:
1. fagade Treatment. The building renovations will accomplish the City's objective
of well - defined base, middle and top building facades. The applicant provides a
distinct articulation between tenant bays using a variety of building materials and
colors.
2. Windows and Door Openings /Entries. The building preserves its predominance
of front windows. The door openings are defined with awnings or canopies.
3. Roof Design. The building fronts provide the appearance of variable building
heights through the use of parapet walls. The applicant must demonstrate the
location and screening of all rooftop equipment.
4. Building Materials and Colors. The proposed building front provides a variety of
building materials and colors as required by the New Hope Design Guidelines:
a. The color palette uses warm colors, deep brown, brown, tan and black
(meets Guidelines).
b. More than 60 percent of the building face is brick and glass (meets
Guidelines).
C. The applicant is proposing to use a profiled metal plan system to give the
building some variety in building materials, textures, and interest. The
Design Guidelines limit use of architectural metal work to no more than 10
percent of the building fagade. No calculations have been provided,
however, the use of metal appears to exceed 10 percent of the fagade. In
light of the new treatment replacing an all metal canopy, we believe that
10
this is an overall reduction in the use of exterior metal facades and may be
acceptable.
d. . The canopy with the coin laundry has been well- integrated with building
improvements.
5. Lighting: While the applicant has submitted a photometric lighting plan, fixture
details have not been provided. As a condition of project approval, lighting
details must be provided.
To be noted is that, as part of the face lift, the applicant is proposing to paint the rear
facades of the building. It is believed such effort will significantly improve the
appearance of the rear of the building.
Rooftop Equipment. According to the Ordinance, all rooftop equipment must be
screened from view from across adjacent streets 15 feet behind the curb or adjacent
properties at the property line. The applicant contends that rooftop equipment has and
will continue to be screen from the south (from Medicine Lake Road) and from the east
(from Winnetka Avenue). It is not however, his intention to screen equipment from view
of adjacent properties to the north and west. Consistent with Ordinance requirements,
all rooftop equipment should be screened from view of the abutting properties to the
north and west.
Signage. The applicant is proposing a revised comprehensive sign plan for the
shopping center. In review of the proposed comprehensive sign plan, we offer the
following comments:
1. The sources of all lights must be shielded of direct visibility of the light source.
This standard shall also apply to any light banding or light architectural accents.
2. All individually designated tenant sign areas must be sized not to exceed 15
percent of the total fagade tenant bay.
3. All new signs must be subject to permit.
4. The comprehensive sign plan should address the shopping center's freestanding
signs.
Fire Codes. As a condition of project approval, all applicable requirements of the Fire
Code must be satisfied. In this regard, all submitted plans should be subject to review
and comment by the Fire Marshal.
11
RECOMMENDATION
The proposed shopping center modifications are well designed and consistent with
applicable requirements of the Ordinance. While some concerns exist in regard to
screening and drive through lane width, it is believed such issues can be adequately
addressed to the satisfaction of the City.
Based upon the preceding review, our office recommends approval of the Planned Unit
Development (PUD), Conditional Use Permit (CUP) and Site Plan subject to the
following conditions:
1. The donation drop off service lane must be redesign to demonstrate that it can
function without encroaching on the drive lane, disrupting on -site loading, trash
collection, access to other tenant bays. The following options may be pursued.
a. Expand the paved area north the new building addition with the installation
of a retaining wall. Within the expanded paved area provide a landing at
the service door, a 12 foot service lane for unloading of vehicles and a 24
foot two way drive lane.
b. Investigate alternative locations for the drop off service area.
2. The applicant provide details for locating dumpsters with trash enclosures or
provide an alternative plan that designates the location, containment and
screening of all shopping center dumpsters location. Such details shall be subject
to City approval.
3. Drop off activities (donations) shall occur only via the proposed drop -off lane with
the assistance of store personnel.
4. Plantings north of the drop -off lane and outdoor storage area shall be located
(staggered) and sized to provide a full and immediate screen from the adjacent
property to the north.
5. Landscaping of appropriate sizes and number shall be extended along the west
lot line in a stagger row of plantings to screen the loading and outdoor storage
areas from the residential use to the west.
6. The landscape plan shall be modified to note how plant installation, irrigation,
and maintenance may occur to insure tree survival and growth.
7. Site drainage and utilities shall be subject to approval by the City Engineer.
8. The rear of the building (north and west facades) shall be painted to improve
their appearance.
12
9. Lighting fixture details be submitted subject to City approval.
10. All rooftop equipment shall be screened from view of abutting properties and
rights -of -way.
11. The following sign - related sign plan shall be satisfied:
A. The sources of all lights shall be shielded of direct visibility of the light
source. This standard shall also apply to any light banding or light
architectural accents.
B. All individually designated tenant sign areas shall be sized not to
exceed 15 percent of the total facade tenant bay.
C. All new signs shall be subject to permit.
D. The comprehensive sign plan shall address the shopping center's
freestanding signs.
12. All submitted plans shall be subject to review and comment by the City Fire
Marshal and all applicable requirements of the Fire Code shall be satisfied.
13. Comments of other City Staff.
cc: Jeff Sargent
Steve Sondrall
Pam Sylvester
Roger Axel
Daniel Engelsma
Chris Long
13
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RECEIVED FEB -0 1013
M_ 0 141
PLANNING
APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL
City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428
Basic Fee Deposit
Case No. l3•- I CPP 31T_ _WT
Planning Deadline e / M QLI13 y od — I oeo
Receipt No. / F K �5
Received by
Name of Applicant: Daniel W. E ngelsma
Phone: 95 2.881.8166
Applicant Address 4210 West Old Shakopee Road, Bloomington MN 55437
Street Location of Property 2717 Winnetka Avenue North, New Hope PID 1911821440086
Legal Description of Property.
Lot 2, Block 1, Twin Tema Linda 5th Addition
OWNER OF RECORD: Name: Engelsma Limited Partnership a Delaware limited liability company
Address: 4210 West Old Shakopee Road, Bloomington MN 55437
Home Phone:
Work Phone: 952.881.8166 Fax: 952.881.8114
Applicant's nature of Legal or Equitable Interest:
Type of Request (pertaining to what section of City Code) PUD, Modification to existing CUP, Site Plan Review
Please outline Description of Request: (use additional pages if necessary)
See attached narrative
Why Should Request be Granted: See attached narrative
(attach narrative to application form I necessary)
1 -13
Applicant acknowledges that before this request can be considered and/or approved, all fees, Including the
basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to
the city and that, if additional fees are required to cover costs incurred by the city, the city manager has the
right to require additional payment.
The city hereby notifies the applicant that state law requires that the development review be completed
within 60 days from the city's acceptance of this application. If the development review cannot be
completed within 60 days, regardless of the reason, the city shall extend the review completion deadline
an additional 60 days as also permitted by state law. Development review shall be completed within 170
days unless additional review extensions are approved by the applicant in writing. The Community
Developm QeparJmT n�Wll1--Votify you of all meetings.
Signed: - 13aniel V. EnVel$rtf`a xeWtive Vice President Eng Limited Partnersh
Fee Owner (pri or type name) — fie a� limited li abi l:% company
Applicant Other than Owner (print or type)
FOR CITY USE ONLY
Evidence of Ownership Submitted: Yes No Required
Certified Lot Survey: Yes No Required
Legal Description Adequate: Yes ✓ No Required
Legal Ad Required: - Yes Nc Required
Date of Design & Review Meeting:
Date of Planning Commisslon Meeting:
Approved: Denied:
By Planning Commission on:
Approved: Denied:
By City Council on:
Subject to the following conditions:
tz�iok
architecture specialty millwork virtual vision project management
118 E. 26th Street Suite 300 Mpls, MN 55404 P:612- 879 -8225 F:612- 879 -8152 www.tanek.com
February 8, 2013
Application for revised CUP /PUD
City of New Hope
Midland Shopping Center
This application is for a modification to the existing PUD of Midland Shopping Center at Winnetka Avenue
and Medicine Lake Road. A revised CUP for outdoor storage at the NW comer of the site is requested.
In addition, an administrative permit for a drive through service lane is requested.
The proposed improvements to the Midland Shopping Center will consist of two distinct projects. The
construction of these projects will occur concurrently.
Arc's Value Village expansion. An addition of 8,695 gross s.f. will be added to the NW corner of the
existing retail building. Approximately 700 s.f. of the addition will provide a corridor to maintain exiting
from the adjacent Cinema Grill and to provide access for the fire department to sprinkler equipment. The
remainder of the space will be used to expand Arc's Value Village. The current store occupies 5,400 s.f.
of sales floor and 3,040 s.f. of production space. The expansion will add 5,920 s.f. of sales floor and
2,080 s.f. of production space. This will give the store a new total of 11,320 s.f. of sales floor and 5,120
s.f. of production space. In addition to the expanded floor space, this addition will provide space for a
trash compactor and loading docks for up to 3 semi trailers. One trailer is used for the recycling of
textiles, clothing that is not suitable for sale is collected and the trailer is removed when full. A second
trailer is used for extra goods, as donations fluctuate based on store location and time of year, goods
need to be re- distributed between stores. The third trailer is for storage of seasonal items. Truck traffic at
the site will be minimal as the trailers are used primarily for temporary storage. The expansion will re-
locate the donation drop off further north on site. The operation of the drop off will change from parking
stalls along the north wall, to a drive through at the donation door. Consistent with current operations, a
staff member will be available during normal business hours to assist with unloading of donations.
Additionally, Arc's Value Village provides a donation drop box at the exterior of the building to receive
items when the store is closed. This box is designed to eliminate donations from being left on the ground
where they can become a nuisance. Lighting of the donation area will be with down -light style wall packs
along the building face.
Fagade remodel. The metal roofed canopy that covers the front facade of the center will be removed,
exposing the original brick facade. The building facade will then be broken up based on current and
future tenant configurations to give each space a more unique look within the overall building. This will be
accomplished by either staining the existing brick a deeper color, or by covering it with a profiled metal
panel system. The facade height will also vary based on a combination of existing heights, structural
limitations, and store identities. Signage will be mounted on either the stained brick locations, or where
the metal panel profile is horizontal. Vertical profiled metal panel of a dark color will be used to infill areas
where no signage will occur. Future tenant provided signage will be internally lit letters mounted on a
raceway. Architectural lighting will be provided with a vertical fixture of white light on a small colored
metal panel. Pedestrian lighting will be provided with new pole mounted indirect fixtures along the
sidewalk. Parking lot lighting will also be upgraded with fixtures to match those used as part of the CVS
project.
Outdoor Storage CUP. The existing CUP in place since 1997 allows for one trailer to be parked behind
the building for storage. The store enlargement, increased donations, and updated functioning of Arc's
Value Village necessitate three trailers. In the CB zoning district, open storage is permitted as an
accessory use, provided it meet certain conditions. Screening: since the surrounding residential property
varies between 10' and 20' above the elevation of this site, a typical screen wall would not be effective as
the neighboring properties could still view the trailers over the wall. As an alternative, we propose
screening the use by providing a landscape barrier at the top of the hill, at the north property line.
Evergreen plantings ranging in height from 5'— 15' would obstruct views throughout the year, while
remaining low enough to avoid the overhead power lines. Surfacing: the area of storage would be paved
to match the parking lot, with the areas where trailer tires and landing gear typically sit provided a
concrete slab to accommodate the extra weight. Parking: the site contains more than the minimum
amount of parking, therefore this use would not infringe upon any required parking stalls.
Drive through service lane. Drive through lanes are permitted in the CB zoning district by administrative
permit, provided it meet certain conditions. Stacking: the configuration at the north side of the center
allows for 120' of stacking, or approximately 6 vehicles. Traffic control: a bypass lane is maintained
around the stacking and drive through, and bollards will be placed to protect the building and access
doors. Use of street: the stacking does not reach the public street. Noise: no intercom system is used,
and the grade difference along with the increased landscaping will deflect noise away from xhe residential
properties to the north and west. Screening: because of the elevation difference, a typical screen wall
would not be effective. As an alternative, the same screening used for the storage will be continued to
the east to screen the drive through lane. Hours: business hours of the store will remain the same.
Lighting: the drive though lane and donation drop off area will be illuminated with down -light style wall
packs along the building.
EXHIBIT E RECEIVED FEB -8 2013
Midland Shopping Center
SIGN CRITERIA (2/6/13)
A. PURPOSE:
This Sign Criteria shall regulate the approval, installation, and placement of
tenant wall signs within the Midland Shopping Center to promote the health,
safety, aesthetics, and economic and general welfare of the community.
B. PROCEDURE FOR SIGN APPROVAL:
1. All proposed signs shall be reviewed and approved by the Kraus Anderson
Realty Company. The contact:
Kraus Anderson Realty Company
4210 West Old Shakopee Road
New Hope, MN 55437 -2951
952- 881 -8166
2. The tenant or sign consultant shall file with the City two (2) sets of plans
and specifications clearly showing the sign, or its colors and materials, and
its placement on the building elevation, along with a sign permit
application form and the required sign permit fee. Kraus Anderson Realty
Company shall sign the plans. The City shall return one (1) approved set
to Kraus Anderson Realty Company.
3. No tenant sign shall be erected, constructed, altered, rebuilt or relocated
until the City has issued a permit.
C. GENERAL SPECIFICATIONS
1. Each tenant is required to identify its premises by a sign on the exterior of
the building they are leasing.
2. Tenant signs shall be store identity signs only. Copy shall be restricted to
the Tenant's proper name and major product or service offered. A logo,
shield, coat of arms or other established corporate insignia, which has
been customarily displayed or associated with the store name, shall be
permitted if approved. Its area shall be included within the total allowable
sign area.
3. Tenants are allocated an area on the exterior fascia of the buildings, as
close to the store entrance as layout will allow, to which the tenant may
attach a sign. Any deviations from these criteria must be upon approval of
the Landlord and the City of New Hope.
4. It is intended that the signing of the stores at Midland Shopping Center
shall be developed in an imaginative and varied manner. This Criteria
provides the guidelines, which govern the exterior signage and graphics
for all tenant spaces. This includes letter fabrication, material, and size
equipments.
5. Although previous and current signing practices of the Tenant will be
considered, they will not govern signs to be installed at Midland Shopping
Center.
6. The furnishing and installation of a sign and the costs incurred shall be the
responsibility of the Tenant. Sign construction and installation is to be
completed in compliance with the instructions contained within this Sign
Criteria.
7. Approval of store design drawings or working drawings and specifications
for Tenant's leased premises does not constitute approval of any sign work
for either the Landlord or City. Landlord's written approval of Tenant's
sign drawings and specifications are required.
D. CRITERIA STANDARDS:
1. Allowed Tenant Signs
The tenant signs for the Midland Shopping Center shall consist solely of
the following:
A. Internally illuminated neon or L.E.D channel -type; individual letters
mounted on a raceway. Sign letters shall not have exposed neon or
wiring. All light sources shall be concealed by translucent materials.
Colored faces and internal colored neon shall be allowed. All electrical
feeds and conduit must be contained in the raceway.
B. Corporate Identity Logo Logos, coat of arms, shields, ect., will be
permitted if the Landlord approves such logos. In all cases logos, shall not
exceed the maximum letter height allowed for tenant. Logo may not
exceed 15% of signage area. Illuminated with neon or L.E.D.
C. Tenant sign must be installed on an externally exposed raceway. The
raceway must be the same color as the exterior of the building or the sign
band.
D. Main Door Signs- size not to exceed four (4) square feet, consisting
solely of name and hours.
E. Window signs- size not to exceed twenty -five percent (25 %) of
tenant's window area.
F. The letter style shall not be limited.
G. Tenant's sign will be restricted within the area designated so that the
sign shall not be placed closer than 4" from the top or bottom edge of the
designated area. Sign components can be stacked in the sign area.
2
1. If upper case letters or letters of the same height are
used, the maximum letter height is 36 ".
2. If lower case letters are used, the height from the bottom
of a descender to the top of an ascender may not exceed
36".
3. If 2 lines of copy are required, the maximum height of
both lines, including space between the lines, is 36 ".
4. The minimum letter height is 10 ".
2. Sign Placement
The sign shall be placed on the exterior wall in the area shown on the
attached sign area diagrams and not exceed 80 % of the lease tenant space
frontage. If tenant occupies two (2) or more bays, tenant may combine
signage area for those bays. The building fascia's architectural sign band
is the designated signage area. Tenant shall place sign, leaving 18" on
each side of the demising wall.
3. Sign Color
The sign face, returns, and trim color (s) shall be limited to Landlord
approval to assure that all signs are harmonious with the colors of the
exterior fascia and architectural building details.
4. Prohibited Signs
The following types of signs or sign components shall be prohibited:
1. Signs employing ballast boxes.
2. Moving or rotating signs.
3. Signs employing moving or flashing lights.
4. Signs, letters, symbols or identification of any nature painted directly
on surfaces exterior to the premises.
5. Signs employing unedged or uncapped plastic letters or letters with no
returns or exposed fastenings.
6. Free - standing signs.
7. Rooftop signs.
8. Signs employing noise making devices and components.
9. Signs exhibiting the names, stamps or decals of the sign manufacturer
or installer, unless required by law.
10. Cloth, wood, paper or cardboard signs, stickers, non - illuminated
signs, decals or painted signs around or on exterior surfaces (door and/or
windows) of the premises, unless previously approved by the Landlord.
11. Signs that are prohibited by applicable governmental rules and
regulations.
12. Non - illuminates signs.
13. Signs of box or cabinet type, except as allowed in D.I I.B.
14. Signs advertising "sales" or "clearances" on or around the interior
store -front or exterior glass mall windows.
15. Portable signs and inflatable advertising devices.
3
R €6filYED FE81128q
t*k
architecture specialty millwork virtual vision project managemuni
118 E. 26th Street Suite 300 Mpls, MN 55404 P:612- 879-8225 F:612- 879 -8152 www.tanek.com
Revised Plan Submittal
RE: MIDLAND FAQADE IMPROVEMENTS & ARC'S VALUE VILLAGE ADDITION
2717 Winnetka Avenue North
Plan Case: 13 -01
Date: February 22, 2013
This narrative addresses comments from the Design Review Committee meeting held on February 14, 2013.
Comments were received from the Design Review Committee, Northwest Associated Consultants, Inc. and the
West Metro Fire - Rescue District.
While the comments have been addressed in the revised drawings that are being resubmitted today, an
explanation of why some of the Applicant's responses may have deviated from suggested solutions are outline
below and are worthy of mention:
Site and Screening Issues (M North & West areas:
The City recommends a 24 clear two -way drive aisle, some parking stalls eliminated for better
clearance, dumpstem screened and moved for clearance, and mechanical units screened.
The Applicant proposes to provide a 20' -0 clear one -way drive aisle, eliminate parking stalls identified, move
dumpsters to achieve clearance; all screening will be addressed through greenery at the property line and not at
the individual dumpsters, receptacles or existing mechanical units. New rooftop mechanical units will be
screened. The topographical sections provided demonstrate that the neighbors to the north are adequately
screened from the Center with a combination of mature existing predominantly deciduous trees and plantings,
and proposed new coniferous plantings.
1. Eliminate 4 of 6 parking stalls to achieve 20'-0 clearance and move dumpster @ rear of A+ Laundry; provide
20'-0 clear one -way drive aisle.
2. Revised area of proposed drop -off @ ARC's Value Village expansion by recessing the corner and changing to
in- swinging double doors. This achieves a 20' -0 clear drive aisle; reduce stacking to 3 cars.
3. Eliminate 4 parking stalls to the west to allow for trailer maneuverability
4. Screening to the West: The mature trees and plantings that previously populated the west portion of the site
were removed by the adjacent Good Samaritan Society (GSS) Senior Living Facility when they constructed
their addition a few years ago. At the time the Applicant accommodated GSS's wishes and their project;
without the Applicant's cooperation their project would have been far more complex to achieve. Subsequently
the GSS removed the mature growth and altered the grades on the Applicant's property on the west side. In
the spirit in which this condition came about, and having coexisted as immediate neighbors on the west side it
is the Applicant's position that the current sightlines from the west should remain. By repainting the entire rear
portion of the building that faces the GSS property, which the Applicant proposes to do, the appearance and
sightlines at the rear of the Center will be greatly enhanced. If GSS wishes to screen their view of the Center
they should be encouraged to add plantings and greenery within their property, which due to the higher
elevation would be the best solution.
Furthermore the Applicant proposes to relocate 3 dumpsters in the vicinity of the Cinema Grill as shown on
the submitted site plan. The new location of the dumpsters rotated 90 degrees and stacked in the building
recess further enhances the view from the west.
5. Applicant to demonstrate the location and screening of all rooftop equipment.
Applicant will be addressing screening only from the primary fagades of the Center and with new rooftop units
at the new ARC's Value Village addition. The revised drawings show in the storefront elevations that the
existing parapet provides adequate screening from the east property line at Winnetka, and from the south
property line at Medicine Lake Road.
There is no historic as -built structural data available on the Center which makes it prohibitive to alter the
existing rooftop units. The Applicant has demonstrated that these units are effectively screened on the two
primary sides by the Center's parapets; in addition there has been explanation provided on screening to the
north through proposed plantings at the property line and to the west the explanation of the relationship of
GSS described in item #4. Therefore all existing rooftops are intended to be left as -is.
Site Drainace & Utilities:
1. Recommend replacing water lines along the north and west sides of the building.
Along the west the entire run of the water line (approximately 500 feet) was replaced two years ago with the
CVS addition. The existing run to the north will be left as -is.
2. Fire Hydrants —Fire Department will require the installation of an additional 2 private hydrants.
The proposed addition of ARC's Value Village will be fully sprinkled; the existing east portion of the Center
which is the predominant portion is fully sprinkled.
The Applicant will run a main sprinkler line through the north portion of the Center from the ARC's Value
Village addition all the way through the A+ Laundry space. Sprinkler distribution to individual tenant spaces on
the north portion will be done at a later date on a space -by -space basis as triggered by building permit
application for that particular space requiring improvements.
to io:bz k RECEIVED FEB 22 2013
architecture specialty millwork virtual vision project management
118 E. 26th Street Suite 300 Mpls, MN 55404 P:612- 879 -8225 F:612- 879 -8152 www.tanek.com
February 22, 2013
Application for revised CUP /PUD
City of New Hope
... -,Qnd Shopping Center
This application is for a modification to the existing PUD of Midland Shopping Center at Winnetka Avenue
and Medicine Lake Road. A revised CUP for outdoor storage at the NW corner of the site is requested.
In addition, an administrative permit for a drive through service lane is requested.
The proposed improvements to the Midland Shopping Center will consist of two distinct projects. The
construction of these projects will occur concurrently.
Arc's Value Village expansion. An addition of 8,695 gross s.f. will be added to the NW comer of the
existing retail building. Approximately 700 s.f. of the addition will provide a 1 -hour fire rated exit
passageway to maintain exiting from the adjacent Cinema Grill and to provide access for the fire
department to sprinkler equipment. The remainder of the space will be used to expand Arc's Value
Village. The current store occupies 5,400 s.f. of sales floor and 3,040 s.f. of production space. The
expansion will add 5,920 s:f. of sales floor and 2,080 s.f. of production space. This will give the store a
new total of 11,320 s.f. of sales floor and 5,120 s.f. of production space. The addition will be separated
from the existing building to the east by a 2 -hour rated fire wall. A fully compliant sprinkler system will be
installed in the addition, and a trunk line for future expansion will be added to the existing building to the
east. When future building permits are pursued in this portion of the building, sprinkler distribution will be
completed in the area for which the permit was granted. In addition to the expanded floor space, this
addition will provide space for a trash compactor and loading docks for up to 3 semi trailers. One trailer is
used for the recycling of textiles, clothing that is not suitable for sale is collected and the trailer is removed
when full. A second trailer is used for extra goods, as donations fluctuate based on store location and
time of year, goods need to be re- distributed between stores. The third trailer is for storage of seasonal
items. Truck traffic at the site will be minimal as the trailers are used primarily for temporary storage. The
expansion will re- locate the donation drop off further north on site. The operation of the drop off will
change from parking stalls along the north wall, to a drive through at the donation door. Consistent with
current operations, a staff member will be available during normal business hours to assist with unloading
of donations. Layout of this drive through lane permits a 20' wide one way drive lane and fire lane to pass
to the north. Additionally, Arc's Value Village provides a donation drop box at the exterior of the building
to receive items when the store is closed. This box is designed to eliminate donations from being left on
the ground where they can become a nuisance. Lighting of the donation area will be with down -light style
wall packs along the building face. New rooftop mechanical units installed as part of the expansion will
be screened in according with the zoning code.
Fagade remodel. The metal roofed canopy that covers the front fagade of the center will be removed,
exposing the original brick fagade. The building fagade will then be broken up based on current and
future tenant configurations to give each space a more unique look within the overall building. This will be
accomplished by either staining the existing brick a deeper color, or by covering it with a profiled metal
panel system. The fagade height will also vary based on a combination of existing heights; structural
limitations, and store identities. The parapet height will be lowered in most locations, but still provides
adequate height to screen rooftop mechanical units from the Winnetka Avenue and Medicine Lake Road
property lines. Signage will be mounted on either the stained brick locations, or where the metal panel
profile is horizontal. Vertical profiled metal panel of a dark color will be used to infill areas where no
signage will occur. Future tenant provided signage will be internally lit letters mounted on a raceway.
Architectural lighting will be provided with a vertical fixture of white light on a small colored metal panel.
Pedestrian lighting will be provided with new pole mounted indirect fixtures along the sidewalk. Parking
lot lighting will also be upgraded with fixtures to match those used as part of the CVS project.
Outdoor Storage CUP. The existing CUP in place since 1997 allows for one trailer to be parked behind
the building for storage. The store enlargement, increased donations, and updated functioning of Arc's
Value Village necessitate three trailers. In the CB zoning district, open storage is permitted as an
accessory use, provided it meet certain conditions. Screening: since the surrounding residential property
varies between 10' and 20' above the elevation of this site, a typical screen wall would not be effective as
the neighboring properties could still view the trailers over the wall. As an alternative, we propose
screening the use by providing a landscape barrier at the top of the hill, at the north property line.
Evergreen plantings ranging in height from 6'— 20' would obstruct views throughout the winter months,
while remaining low enough to avoid the overhead power lines. Combined with the existing deciduoud
plantings, this will provide a varied and year round screening solution. Surfacing: the area of storage
would be paved to match the parking lot, with the areas where trailer tires and landing gear typically sit
provided a concrete slab to accommodate the extra weight. Parking: the site contains more than the
minimum amount of parking, therefore this use would not infringe upon any required parking stalls.
Drive through service lane. Drive through lanes are permitted in the CB zoning district by administrative
permit, provided it meet certain conditions. Stacking: the configuration at the north side of the center
allows for 60' of stacking, or approximately 3 vehicles. The existing operations have shown that stacking
of 3 cars is sufficient to handle anticipated demand. Traffic control: a bypass lane of 20' is maintained
around the stacking and drive through, and bollards will be placed to protect the building and access
doors. Use of street: the stacking does not reach the public street. Noise: no intercom system is used,
and the grade difference along with the increased landscaping will deflect noise away from the residential
properties to the north and west. Screening: because of the elevation difference, a typical screen wall
would not be effective. As an alternative, the same screening used for the storage will be continued to
the east to screen the drive through lane. Hours: business hours of the store will remain the same.
Monday — Friday: gam — 9pm and Saturday — Sunday: 9am — 7pm. Lighting: the drive though lane and
donation drop off area will be illuminated with down -light style wall packs along the building.
RECEIVED FEB 22 2013
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Memorandum
To: Development Review Committee
From: Roger Axel, CBO
Building Official 9 0L
Date: V11113
Subject: ARC Midland Center addition
I will not be able to attend the Development Review meeting on Wednesday morning so I am providing
my comments that need to be addressed by the applicant for the proposed ARC addition. I will be
attending the Design & Review meeting Thursday morning.
1. The 2 -hr Fire Wall proposed as the west wall for Domino's Pizza will be acceptable for the
proposed ARC addition. This provision will trigger the requirement of the installation of a full
sprinkler system for any future alterations /remodeling of the existing north building tenant
spaces.
2. The Comprehensive Sign Plan for Midland Center will need to be amended.
3. Additional plantings will be required for the landscape screening along the west and north
property lines. Recommend to start planting line at NW corner and work east and south.
4. Truck maneuvering encroaches into existing parking spaces at west side of building.
5. Proposed drop -off stacking line blocks pizza delivery vehicle traffic.
6. Provide photometric plan for addition.
7. Construction documents submitted for building permit will require a full code analysis of the
north exits for Cinema Grill and ARC. Eliminate dead end.
February 13, 2013
Kraus Anderson
Realty Company
4210 W. Old Shakopee Rd.
Bloomington, MN. 55437
Re: Midland Shopping Center Expansion /Remodel
To Whom it May Concern:
WEST West Metro Fire- Rescue Prevention Staff have review the submitted plans for expansion
MLM - and remodel of the Midland Shopping Center located at 2717 Winnetka Ave N. in the
F REAUSC'UE City of New Hope. The following items shall be addressed prior to construction.
D1STR.(c.:T Comments are based on the 2007 Minnesota State Fire Code, NFPA Standards, and
District Policy:
Serving thr Cities of
•Crystal 1. As discussed at the pre - application meeting on February 1 2013 the addition
•New .Elope
to Arc Value Village shall be covered by an automatic sprinkler system. We
agreed that the north existing structure will not have to be sprinklered as part of
this project, but any interior alterations within the north structure will require It
to be sprinklered. The sprinkler contractor shall provide provisions to
accommodate sprinkler progression to this north building as part of the permit
process. Hydraulic calculations shall be provided showing adequate water
supply not only for the current expansion, but for future progression of system
to entire north building.
2. Access shall be provided in the northwest rear parking area to allow for a
minimum of 20 feet access for emergency vehicles.
3. The fire department connection shall be moved to the new exterior for fire
department access.
Neighbors 4. The fire department lock box shall be relocated to the rear exterior of the
building by the fire department connection.
Ser'v S. The rear egress corridor allowing egress out of Cinema Grill is a dead end
Neighbors corridor and shall be addressed to ensure It is no more than 50 feet in length.
Door swing from existing shall swing toward egress.
6. All doors leading to mechanical, fire protection equipment, electrical
equipment, etc. shall be marked as such on the exterior of the door.
7. After reviewing the additional square footage for this project, 2 private
hydrants will be required to be installed as part of this project. Hydrants shall
be spaced 450 feet apart. Please note that only the new square footage was
taken into account to come to this conclusion. If entire square footage of mall
is'used, it would require 6 hydrants total on the site.
If there are any questions or concerns about the above referenced items, please call
Deputy Fire Meoal, Aaroi j � at (763) 230 -7005.
4151 Xylon Ava N.
'slew Hole, MN 55428
Voice 763.230.7000
F'ax 763.230.7029
uty FirkMarshal
www.westnzetrofire -corn
V_�
Stan
February 15, 2013
Stantec Consulting Services Inc.
2335 Highway 36 West
St. Paul MN 55113
Tel: (651) 636 -4600
Fax: (651) 636 -1311
Mr. Curtis Jacobsen
City of New Hope
4401 Xylon Ave N
New Hope, MN 55428 -4843
Re: Midland Shopping Center — Initial Plan Review
Planning Case No.: 13 -01
Stantec Project No.: 193801823
Dear Mr. Jacobsen:
We have reviewed the initial expansion plans for the Midland Shopping Center project as submitted by Daniel
W. Engelsma on February 8, 2013. Following are our initial comments and /or recommendations.
Sheet C -1.0 — Grading. Drainage, Erosion Control and Utility Plan
1. The private water main located to the west and north of the building has had a history of water main
breaks. It is recommended to consider replacement of this water main as part of the site
improvements.
2. The existing water service is shown as being under the proposed additions.
3. The existing sanitary sewer services are not shown on the plans. It is understood no additional
services are needed with the additions, but the existing services need to be identified.
4. There-are currently no storm sewer improvements identified.
a. The plan does identify a storm sewer catch basin collecting drainage from the improvement
area which directs storm water through piping to the south. The plan needs to identify the
entire drainage area to this catch basin.
b. It is recommended to explore measures to address storm water quantity and quality. The
existing storm water directly enters the storm sewer without any treatment or rate control.
Due to known flooding issues downstream of this expansion, measures need to be taken for
rate control. Also, the CVS Pharmacy, located just south of the shopping center, recently
redeveloped and constructed an underground storm water storage system beneath the new
parking lot.
General Comments
1. This property is located in the Bassett Creek Watershed and does not require a Commission plan
review.
2. As -built or record plan information for the utilities, existing and new, shall be provided at the
completion of the project for the entire Midland Shopping Center property.
Page 2 of 2
Reference: Midland Shopping Center - Initial Plan Review
If you have any questions or require additional information, please feel free to contact me at (651) 604 -4808.
Sincerely,
�� lit e-
f
Christopher W. Long, P.E.
cc: Jeff Sargent, Roger Axel, Guy Johnson, Paul Coone, Pam Sylvester - City of New Hope
Alan Brixius - NAC Planning
Mark Hanson, Jason Petersen, Adam Martinson, Rohini Ray - Stantec
DESIGN & REVIEW COMMITTEE
February 14, 2013
Committee: Houle, Nirgude, Svendsen
The Development Review Team met on February 13 to consider a request for
Staff: Coone, Fournier, Jacobsen, Rader, Sargent, Surratt, Tatro
Consultants: Brixius, Long
PLANNING CASE: 13 -01
PROJECT: PUD, CUP, Site Plan Review, Comprehensive Sign Plan, Drive -Thru Lane
ADDRESS: 2717 Winnetka Avenue North (Midland Shopping Center -ARC Value Village)
ZONI114 CB, Community Business
PROPERTY OWNER: Engelsma Limited Partnership
APPLICANT: Daniel W Engelsma
DESCRIPTION: The applicant is requesting a PUD, CUP amendment to increase the outdoor storage,
site plan review for expansion of ARC Value Village, administrative permit for drive through service
lane, and comprehensive sign plan. The expansion would add approximately 8,000 square feet of sales
floor and production space for a total of 11,320 square feet. Outdoor storage was approved for one trailer
in 1997 and they are requesting this be increased to three loading bays and a recycle bin. A drive -
through service lane is being requested to the drop -off area on the north side of the building. A
comprehensive sign plan will also need to be approved. All building setbacks will be met with the
expansion. Required parking for the shopping center /CVS is 404 and parking provided is 444 stalls.
The Development Review Team was supportive of the request and had the following comments:
Existing Conditions
• North and west sides adjacent to residential properties - unattractive facades, rear entrances,
loading areas, trash dumpsters and outdoor storage.
• Sight lines from residential properties are open to rear of shopping center. Steep slope somewhat
hinders screening.
• Overhead utility along north lot line.
• Trash dumpsters near tenants' rear entrances are not screened. One dumpster is located within
the driveway north of the building.
• ARC is currently exceeding approved outdoor storage and is not screened.
• Brush trimmed from on -site trees left on site.
Comments
North of the A+ laundry facility, eliminate a number of parking stalls and relocate the dumpster
to provide a 24 -foot wide drive aisle, due to increased traffic with the expansion.
At the northwest corner of the addition, the 28 -foot pavement width is not adequate to provide a
segregated drive through lane and two -way traffic drive lane.
Eliminate 4 parking stalls on the west side that will be utilized by semi - trucks backing into the
loading area.
Page 2
• Existing trash enclosures are not screened and some are located in the drive aisle. As part of the
"facelift," staff recommends providing a plan that identifies dumpster locations and screening
consistent with city standards.
• Proposed expansion would put north wall of building 28 feet from edge of pavement. Traffic
flow may be limited to one -way when considering the service lane, door swing, etc. is located
within that 28 feet.
• Consider reducing length of stacking lane, which is extends beyond Domino's pick -up /delivery
door at rear of tenant space and Ace Cash Express through PUD approval.
• Drive aisle too narrow for emergency vehicles.
• Consider relocating drop -off area and provide directional signage to new location on west side of
building.
• Provide a lighting plan for the exterior of the shopping center with details on light fixtures and a
photometric plan.
• Recommendations regarding the proposed landscaping plan:
• Provide details on plantings (from day one), maintenance, and irrigation.
• Provide topography survey and cross sections illustrating adjacent residents' view of the
shopping center from the main floor of the dwellings along the north and west sides of
the shopping center.
• Continue landscaping east along the north property line and south along west property
line to screen the loading areas at the back of the shopping center.
• Consider curtain wall the length of the trailers as alternate screening option on the north
side of ARC's loading area.
• Provide hours of operation.
• Provide lighting and photometric plan for north side of shopping center.
Parking:
o Reduce the number of parking stalls north of the laundry to provide an unencumbered
24 -foot drive lane.
• Relocate dumpster north of the laundry to provide an unencumbered drive lane.
• Eliminate 4 parking stalls along the west edge of the site to accommodate truck
maneuvering.
• Building fagade uses a variety of building materials and colors and meets the Design Guidelines.
• Applicant to demonstrate the location and screening of all rooftop equipment.
• Design Guidelines limit architectural metal work to no more than 10% of building fagade - use of
metal appears to exceed 10% of fagade, but is considerably less than the current amount of metal
siding used, so will be considered acceptable
• Provide detailed lighting plan on all new lighting and locations, and cut sheets on all fixtures.
• Provide photometric plan for entire site.
• Comprehensive sign plan:
• Shield direct visibility of light source, including light banding or architectural accents.
• Individual ten ant sign area not to exceed 15% of total fagade of tenant bay.
• Sign plan to address shopping center's freestanding signs.
• Utility lines are located under proposed new addition - water main.
• Recommend replacing water lines along the north and west sides of building.
• Fire inspector to provide calculations on hydrants.
• Provide signage on back doors re: address, door blocked, etc.
Page 3
• Construction documents submitted for building permit will require a full code analysis of the
north exists for Cinema Grill and ARC.
• Eliminate dead end corridor (too long).
• Comply with West Metro Fire recommendations.
• Comply with city engineer recommendations.
ATTACHMENTS:
• Application
• Narrative
• Plans
• Maps
• Planning consultant memo dated 2/12/13
• West Metro Fire memo dated 2/13/13
NOTE: REVISED PLAN DEADLINE is Friday, February 22, by 3 p.m.
Planning Commission, Tuesday, March 5, 7 p.m.
City Council, Monday, March 25, 7 p.m.
CITY OF NEW HOPE
SPECIAL ZONING PROCEDURES APPLICATION LOG
A
B
C
D
E
F
G
H
I
J
Appli-
cation
number
Applicant
Name
Address
Phone
Date
application
received
by city
Deadline for
required
information
Date Applicant
sent notice of
Date 60-
day time
limit
expires
Date 60-
day
extension
expires
Date
Applicant
was noted
of
extension
Deadline
for city
action
under
extension
Date city
approved or
denied the
application
Date city
sent response
to Applicant
information
or waiver
was missing
13 -01
Daniel W Engelsma
2/8/13
Engelsma Ltd Partnership
4/9/13
6/8113
4210 W Old Shakopee Rd
Bloomington MN 55437
952 - 881 -8166
2717 Winnetka Ave N
19- 118 -21-44 -0086
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 thi
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 6b-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.
PLANNING CASE REPORT
City of New Hope
Meeting Date: March 5, 2013
Report Date: March 1, 2013
Planning Case:
Petitioner:
Request:
I. Request
13 -02
City of New Hope
Setbacks for Temporary Signs
On January 23, 2013, the Codes and Standards Committee reviewed a text amendment proposal related
to changeable message signs. Independent School District 281 is looking into the feasibility of replacing
the existing monument sign at the intersection of Winnetka Avenue and 47th Avenue, in Corner Park,
with an electronic copy sign. The underlying zoning classification of the park is R -1, Single - Family
Residential, as are all the properties in the area.
The City Code requires that in the R -1 District, the illuminated face of a changeable copy sign shall be
no closer than 100 feet from any residential use unless they are screened from the adjoining residential
property. The Code also requires that the sign be no brighter than 500 lumens and that the message
can change no more frequently than once every five (5) seconds.
Since residential properties surround Corner Park, there would be no place on the property to place an
electronic changeable copy sign and stay outside the 100 -foot setback requirement. Staff has also
looked into the possibility of screening the sign at this location, but screening the copy faces would
make the sign useless.
At the January Codes and Standards meeting, the planning consultant proposed some changes to the
Code that are consistent with other cities in relation to changeable message signs. The most recent
proposed changes include:
• Reducing the minimum setback distance of changeable message signs from residential uses from
100 feet to 30 feet. Again, this is consistent with the minimum setback distances for similar signs in
other cities. Staff feels that the reduction in the setback distance is justified because of the proposed
requirements for requiring an automatic dimming device and regulating the light intensities that
the sign will emit.
a Requiring an automatic dimming device that controls the sign's brightness. This device would
allow for the sign to be brighter during the daylight hours and dimmer during the nighttime hours.
9 Requiring the maximum illumination at a property line adjoining a residential use to be no greater
than 0.4 foot candles above the ambient light readings.
It is important to note that any changes made to changeable message signs would have to apply to all
districts in which such a sign is permitted. The attached draft ordinance indicates changes made to
each zoning district in which the signs are allowed.
Table 1 outlines electronic changeable copy sign requirements in other cities.
Table 1
New Hoe I YES 1 100 feet from res I once every 5 sec 1500 lumens
The Codes and Standards Committee was generally in favor of the proposed changes to the code
regarding changeable message signs. There is an understanding that these types of signs efficiently
distribute messages in a safe manner, and that this type of sign may also be utilized by the City in the
future to promote the Ice Arena and City Center.
City staff is requesting that the Planning Commission review and offer comment on the proposed
changes to the changeable message sign ordinance. The comments will then be forwarded to the City
Council for consideration.
II. Recommendation
Staff recommends approval
Attachments: Draft ordinance
LE
city
Setback
Frequency
Brightness
Allowed
Maple Grove
NO
Brooklyn Park
YES
15 ft
once every 2 min
Cry stal
YES
50 feet from res
once every 3 sec
Plymouth
YES
100 feet from res
600 nits
Robbinsdale
YES
5 ft
20 watts per bulb
S L ouis
S t. Louis Para 1
i r.�
L
25 €�
once every 3 sec
0 3 �l
I �.� foot can
100 ft from light
Golden Valley
YES
10 ft
once per da
New Hoe I YES 1 100 feet from res I once every 5 sec 1500 lumens
The Codes and Standards Committee was generally in favor of the proposed changes to the code
regarding changeable message signs. There is an understanding that these types of signs efficiently
distribute messages in a safe manner, and that this type of sign may also be utilized by the City in the
future to promote the Ice Arena and City Center.
City staff is requesting that the Planning Commission review and offer comment on the proposed
changes to the changeable message sign ordinance. The comments will then be forwarded to the City
Council for consideration.
II. Recommendation
Staff recommends approval
Attachments: Draft ordinance
ORDINANCE NO. 13 -03
AN ORDINANCE AMENDING THE
NEW HOPE SIGN CODE REGARDING
CHANGEABLE COPY SIGN REQUIREMENTS
The City Council of the City of New Hope ordains:
Section 1 . Section 3- 50(k)(1)d.3. "One changeable copy sign per property..." of the New
Hope City Code is hereby amended to read as follows:
3. One changeable copy sign per property, provided it meets the following:
i. Changeable copy signs may be a wall, freestanding or monument sign
provided it meets the sign area and height, req_uirements of the
respective zoning district.
ii. The images and messages displayed on changeable copy signs must be static
and the transition from one static display to another must be instantaneous
without any special effects with the exception of a scrolling monochromatic
message on a single color dark background.
iii. Changeable copy signs may change their message no more than once every
five seconds.
iv.
from any r es id en ti a l ° u nle ss they are sere fro the adj
residenti pr erty Xreestanding signs shall be subject to the same setback
requirements as other permitted freestanding signs in the zoning district except
that no electronic changeable copy sign shall be located within 30 feet of a
residential district.
V. illumination ef the sign faee dees net emeeed 500 lumeas per square feet ef
sa:' -
the °n °° °a one fee f t fi .All electronic changeable
'-- f °° .mvuuaii ----
c signs shall be equipped with an automatic dimming device that controls
the sign's brightness to meet the following standards:
a. The electronic changeable copy sign shall not exceed 500 lumens per
square meter measured one foot from the sign face for the time period
between one -half hour before sunset and one -half hour after sunrise.
b. The electronic changeable copy sign shall not cast glare that exceeds
0.4 of a foot candle above ambient light measured at the proper1y line
-1—
of an ad'oi ining residential property or one foot candle measured at the
curb line of a public street.
vi. Certification from the sign manufacturer shall be provided stating that "a
dimming device will reduce and maintain night time illumination of the sign
will not to exceed 500 lumens per square feet - meter at the sign face measured
one foot from the sign face.
vii.
p ublie s4eet or a4 the r r e ining residential
pFepert Changeable copy sign displays shall be designed to freeze the
display in the event of malfunction, and the owner shall discontinue the
display immediately upon malfunction, or upon notice from the City that the
display violates the Cit�gulations.
viii. Changeable copy signs shall not be permitted as window signs.
Section 2 . Section 3- 50(k)(2)b.4. "One changeable copy sign per property..." of the New
Hope City Code is hereby amended to read as follows:
4. One changeable copy sign per property provided it meets the following:
i. Changeable copy signs may be a wall, freestanding or monument sign
provided it meets the sign area and height of the
respective zoning district.
ii. The images and messages displayed on changeable copy signs must be static
and the transition from one static display to another must be instantaneous
without any special effects with the exception of a scrolling monochromatic
message on a single color dark background.
iii. Changeable copy signs may change their message no more than once every
five seconds.
iv.
fr-efn any r-esiden4W zoning distfiet unless they m ser-eened ..em the
and 1 Freestanding signs shall be subject to the same setback
requirements as other permitted freestanding signs in the zoning district except
that no electronic changeable copy sign shall be located within 30 feet of a
residential dwelling.
V. nl ti fth s We a„° n ° °d_snn l umens ° squa of
the sign We measufed one feet ftem the sign faee. All electronic changeable
5a
copy signs shall be equipped with an automatic dimming device that controls
the sign's brightness to meet the following standards:
a. The electronic changeable copy sign shall not exceed 500 lumens per
square meter measured one foot from the sign face for the time period
between one -half hour before sunset and one -half hour after sunrise.
b. The electronic changeable copy ign shall not cast Aare that exceeds
0.4 of a foot candle above ambient light measured at the prol2eM line
of an adjoining residential property or one foot candle measured at the
curb line of a public street.
vi. Certification from the sign manufacturer shall be provided stating that ft&a
dimming device will reduce and maintain ni t time illumination of the sign
wiR not to exceed 500 lumens per square feet- at the sign face measured
one foot from the sign face.
vii.
eente ef a publie street er at the pr line of an adj oining residential
p r-ope Changeable cop�si i displays shall be designed to freeze the
display in the event of malfunction, and the owner shall discontinue the
display immediately upon malfunction, or upon notice from the City that the
display violates the Ci , 's regulations.
viii. Changeable copy signs shall not be permitted as window signs.
Section 3 . Section 3- 50(k)(3)f.3. "One changeable copy sign per property..." of the New
Hope City Code is hereby amended to read as follows:
f. One changeable copy sign provided it meets the following:
1, A changeable copy sign may be a wall, freestanding or monument sign
provided it meets the sign area, and height of the
respective zoning district.
2. The images and messages displayed on changeable copy signs must be static
and the transition from one static display to another must be instantaneous
without any special effects with the exception of a scrolling monochromatic
message on a single color dark background.
3. Changeable copy signs may change their message no more than once every
five seconds.
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adjoining M si erAia pr-epe •. Freestanding signs shall be subject to the same
setback requirements as other permitted freestanding signs in the zoning_
district except that no electronic changeable copy sign shall be located within
30 feet of a residential dwelling.
5 711,,,minntien of the s i g n We deer net aurora 500 l o o squar fee ..-
. All electronic changeable
copy signs shall be equipped with an automatic dimming device that controls
the sign's brightness to meet the following standards:
i. The electronic changeable copy sign shall not exceed 500 lumens per
square meter measured one foot from the sign face for the time period
between one -half hour before sunset and one -half hour after sunrise.
ii. The electronic changeable copy sign shall not cast glare that exceeds
0.4 of a foot candle above ambient light measured at the propgrly properly line
of an adj oining residential property or one foot candle measured at the
curb line of a public street.
6. Certification from the sign manufacture shall be provided stating that A&a
dimming device will reduce and maintain night time illumination of the sign
wi44 not to exceed 500 lumens per a - meter foot at the sign face measured
at the sign face.
7.
prepeFty-. Changeable copy sign display shall be designed to freeze the
display in the event of malfunction, and the owner shall discontinue the
display immediately pon malfunction, or upon notice from the City that the
display violates the City's regulations.
8. Changeable copy signs shall not be permitted as window signs.
Section 4 . Effective Date. This Ordinance shall be effective upon its passage and
publication.
Dated the day of 5 2013.
Kathi Hemken, Mayor
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Attest:
Valerie Leone, City Clerk
(Published in the New Hope - Golden Valley Sun -Post the day of 5 2013.)
PAATTORNEY13AS1I CLIENTFIf V CITY OF NEW HOPE1 MI302 (CHANGEABLE COPY SIONS)IORD 13.03.1)OC
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