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080713 Planning� M� Oki PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Wednesday, August 7, 2013 7:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS 4. PUBLIC HEARING • 4.1 PC13 -04, Request for preliminary and final plat review for property to be known as Bass Lake Road AutoZone and site plan review, 7117 Bass Lake Road, AutoZone, Inc., petitioner • 4.2 PC13 -05, Request for planned unit development (shopping center), conditional use permit for off -site /shared parking, and site plan review, 7554 -7562 42nd Avenue North, Robert Gossard, petitioner • 4.3 PC13 -06, Request for site plan review for remodel of existing restaurant, 7100 Bass Lake Road, Phoebe Doan, petitioner 4.4 PC13 -07, Request for conditional use permit to allow an adult day care center located in a CB, community business, district, planned unit development (shopping center), and site plan review, 7504 -751.2 42nd Avenue North, Hope Health Care, petitioner 5. COMMITTEE REPORTS 5.1 Design and Review Committee — next meeting August 15, 7:30 a.m. (if needed) 5.2 Codes and Standards Committee 6. NEW BUSINESS 7. OLD BUSINESS 7.1 Approve July 2, 2013, Planning Commission Minutes 3. ANNOUNCEMENTS 9. ADJOURNMENT • Petitioner must be in attendance at the meeting Planning Commission Guidelines for Public Input The Planning Commission is an advisory body, created to advise the City Council on land use. The Planning Commission will recommend Council approval or denial of a land use proposal based upon the Planning Commission's determination of whether the proposed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the surrounding neighborhood. The Planning Commission holds informal public hearings on land use proposals to enable you to learn, first -hand, what such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and will be used by the Council, along with the Planning Commission's recommendation, in reaching its decision. To aid in your understanding and to facilitate your comments and questions, the Planning Commission will utilize the following procedure: 1. The Planning Commission Chair will introduce the proposal. 2. City staff will outline the proposal and staff's recommendations and answer any questions from the Planning Commission. 3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer questions from the Planning Commission. 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 linn.it 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 avvrovriate 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: August 7, 2011 Report Date: July 23, 2011 Planning Case: 13 -04 Petitioner: AutoZone, Inc. Address: 7117 Bass Lake Road Project Name: Bass Lake Road Auto Zone - Plat Project Description: Combination of the properties located at 7117 Bass Lake Road and 5551 Louisiana Avenue to create a lot to be known as Lot 1, Block 1, Bass Lake Road Auto Zone. Planning Request: Preliminary and Final Plat and Site Plan Review for the construction of a new 7,360 square foot Auto Zone. I. Type of Planning Request A. Preliminary Plat approval B. Final Plat approval C. Site Plan Review II. Zoning Code References Section(s) 4 -35 Administration - Site Plan Review Chapter 13 - Subdivision and Platting III. Property Specifications Zoning: CB, Community Business District Location: Southwest corner of Bass Lake Road and Louisiana Avenue Adjacent Land Uses: CB, Community Business to the north, east and west. The City of Crystal lies to the south. Site Area: 1.14 acres Building Area: Proposed: 7,360 square feet Lot Area Ratios: Impervious area: 0.66 (57.9 %) Pervious area: 0.48 (42.1 %) Planning District: Planning District 6. The city's Comprehensive Plan does not address this area in particular. With that said, the redevelopment of an abandoned business is Planning Case Report 13 -04 Page 1 8/7/13 always favorable and is consistent with the guidance and intent of the city's Comprehensive Plan. IV. Background AutoZone, Inc. is proposing the construction of a new 7,360 square foot retail store at 7117 Bass Lake Road, which is the location of the former Jack's Gas Station. The proposal includes the combination of the property at 7117 Bass Lake Road with the property located just to the south at 5551 Louisiana Avenue. The combination of these two parcels triggers the need for the applicant to apply for a preliminary and final plat before any construction occurs. The redevelopment of the property will include the demolition of the existing vacant gas station building and the removal of the underground storage tanks (UST). Once the site is cleared, AutoZone will construct the building, utilities, landscaping and signage to meet the city's minimum requirements. The applicant is also applying for a site plan review to ensure that the construction of the building meets the city's standards. VII. Zoning Analysis A. Plan Description 1. Setbacks (Building Placement) There are no lot area or lot width minimums in the CB, Community Business District. The maximum building height in the district is limited to four stories or 48 feet in height, whichever is greater. The proposed building will be 23 feet in height. The following are the minimum and proposed setback requirements for the proposed AutoZone building: SETBACKS REQUIRED PROPOSED COMPLIANT Front (North — Bass Lake Road) 10 feet 72 feet Yes Rear (South — abutting R -3) 30 feet 115 feet Yes Side (West) 10 feet 10 feet Yes Side (East — Louisiana Ave) 20 feet 73 feet Yes Parking areas (from side and rear) 3 feet 3 feet Yes Lighting (from property line) 10 feet 10 feet Yes B. Site Plan Requirements 1. Proposed Preliminary/Final Plat There is an existing 27 -foot roadway easement along Louisiana Avenue. The western 10 feet was previously vacated, and the remaining 17 feet will be dedicated to the city as street Planning Case Report 13 -04 Page 2 8/7/13 right -of -way. When the applicants submitted the plans to Hennepin County, the County indicated that their future pedestrian/bike plan called for a bike path along the south side of Bass Lake Road. For this reason, a ten -foot easement will be dedicated as additional County right -of -way along the south side of Bass Lake Road. The applicant has been very accommodating with their acceptance of these dedications, and has readjusted their plans to meet setback requirements from the newly created property lines. 2. Circulation, Access, Traffic and Emergency Vehicle Access The two previous curb cut accesses into this site from Bass Lake Road will be removed as part of the site planning process. All vehicular access, therefore, will come from Louisiana Avenue. Both proposed driveway curb cuts are wider than typically allowed by code in order to accommodate semi truck movement for deliveries. The turning radii submitted by the applicant indicate that all semi trucks should be able to access the site from Louisiana Avenue without driving over designated parking stalls. The applicant stated that the store deliveries typically occur during off and non -peak hours. 3. Curbing, Sidewalk and Pavement The parking lot will be paved with curbs and striped accordingly. Along the south edge of the parking lot, the applicant has proposed curb cuts into the dry infiltration pond to help control rain water runoff. 4. Pedestrian Access Per the city's request, the applicant has provided pedestrian access from the sidewalk along Bass Lake Road into the development. This access will aide both pedestrians and bicyclists visiting the property. 5. Parkin Retail establishment are required to provide one parking stall for each 200 square feet of retail area. AutoZone will supply the following number of parking stalls: Proposed Building Area: 7,360 square feet Required Parking: 33 stalls Proposed Parking: 39 stalls Along with an excess of parking stalls provided on the site, the applicant has also proposed the installation of two bollard bicycle racks near the entrance of the building. The design of the bollards will accommodate four bicycles, meeting the city's minimum bike parking requirements. 6. Loading and Deliveries An overhead delivery door is located on the south side of the building and a maneuvering plan has been submitted indicating that the turning radii for truck deliveries are adequate to gain access to the loading dock without impeding other traffic within the site. Planning Case Report 13 -04 Page 3 8/7/13 7. Landscaping and Screening The landscape plan provides adequate screening of the parking areas with a mixture of shrubs and grasses, and specifies a green -belt planting strip of evergreen trees and shrubs to buffer the residential properties to the south. The applicants have proposed planting five new deciduous trees in the boulevard right -of -way along Louisiana Avenue. Although these trees are technically not on the AutoZone property, they meet the intent of the landscaping requirements and have been approved by the Public Works Department. 8. Lighting Plan The lighting and photometric plan indicates the placement of light standards that meet the minimum requirements of the code pertaining to setback and illumination intensity. 9. Sienage One freestanding sign is allowed per code and one pylon sign has been proposed. The area of the sign is approximately 88 square feet, which is less than the 100 square foot maximum allowed. The proposed pylon sign is 30 feet in height and is located 10 feet from the property lines, meeting the minimum city standards. Two wall signs are proposed for the building, one facing Louisiana Avenue at 49.5 square feet, and the other facing Bass Lake Road at 114 square feet. The proposed signage square footage is within the 250 square foot, or 15 percent of the building coverage maximums allowed. 10. Utility Plan The sanitary sewer and water will connect with the City of Crystal's facilities at the centerline of Louisiana Avenue. All sewer and water plans must be reviewed, meet all requirements, and be approved by the City of Crystal. A new fire hydrant has been proposed in the boulevard at the south driveway entrance. The utility plan shall be subject to approval by the City Engineer. 11. Grading Drainage and Erosion Control The total disturbed area is less than one acre, so a permit and SWPPP are not required. The applicant is proposing a subsurface detention facility and an open infiltration area in order to meet development standards established by the Shingle Creek Watershed Management Commission. These stormwater facilities will manage rate, volume, and water quality, resulting in a net decrease in peak flow discharges from the site and off - setting the increase in impervious surface coverage. The applicant has addressed staff concerns with potential erosion at the inlets to the infiltration area on the south end of the property by specifying erosion control measures. The stormwater Management plan is subject to approval by the city engineer and the Shingle Creek Watershed Management Commission. An erosion control plan has been submitted depicting locations for construction entrances, silt fences, silt dikes, and stormwater inlet protection. This plan is subject to review and approval by the city engineer. Planning Case Report 13 -04 Page 4 8/7/13 12. Design Guideline Compliance a. Building materials The building plan elevations are in general compliance with the architectural design guidelines pertaining to building materials. The applicant has exceeded the criteria for window and door openings, and has created visual differences on the building with a combination of materials such as black aluminum coping, decorative foam cornices, EFIS and split face CMU panels in four different colors, stone veneer, and faux windows with red accents and evergreen glass. b. Signage. The design guidelines encourage the use of a monument sign rather than a pylon sign, but do not mandate it. Staff reiterated this to the applicant and also encouraged the use of a monument sign. The applicant chose to install a pylon sign that meets all city requirements in regards to size, height and setbacks. 13. Snow Storage The proposed development will have 42% of the coverage as pervious, landscaped space. There is adequate space along the south side of the property and other locations for snow storage. C. Zoning Code Criteria 1. Subdivision and Platting. It is the purpose of this chapter to make certain regulations and requirements for the subdivision and platting of land within the city pursuant to the authority contained in Minn. Stat. 462.358, which regulations the city council deems necessary for the health, safety and general welfare of this community. It is also the purpose of this chapter to safeguard the best interests of the city and to assist the subdivider in harmonizing his interests with those of the city at large. Findings. The applicant has submitted all of the necessary paperwork and plans related to the existing conditions and the preliminary plat. The applicant is also requesting both a preliminary and final plat approval from the City Council. 2. 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. 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: (a) 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 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 -04 Page 5 8/7/13 (b) Consistency with the purposes of this Code. Findings. The proposal is generally consistent with the purposes of the Code, meeting all minimum setback requirements and other elements of the code. (c) 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 demolition plan indicates that the applicant will be preserving some of the mature trees on the site. The landscape plan introduces more trees along the south side of the property and along the right -of -way adjacent to Louisiana Avenue. In as much as practical, the applicants are leaving the south end of the property in its natural state in order to accommodate the infiltration of rain water runoff. (d) 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. (e) Creation of a functional and harmonious design for structures and site features including: 1. 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 AutoZone building is positioned on the site in a manner that best accommodates the occupants, visitors and the general community. The building meets all minimum setback requirements and allows for a free flow of traffic throughout the property. 2. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. Findings. Although the property is slightly over parked, the applicants were cautious to retain an ample amount of green space on the property, with just over 42% of the property being green space. The addition of trees along the south property line and along the Louisiana Avenue right -of -way show appropriateness in landscaping design. 3. 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 1"Jew Hope Jesi&,► Guidelines. '1'::c architects for the project made it a point to include features that make the building more interesting and architecturally appealing. Planning Case Report 13 -04 Page 6 8/7/13 4. 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 access points off of Bass Lake Road have been removed as part of the overall site design. This will substantially diminish the potential for vehicle conflicts, as Bass Lake Road is heavily traveled. On -site circulation is optimized with the proposed location of the parking stalls, front entrance to the building and the loading zone. The applicant also proposed a sidewalk leading into the development that connects with the sidewalk along Bass Lake Road. 5. Creation of an energy- conserving design through design, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. Findings. The proposed building will use modern building materials and technologies to maximize energy conservation. 6. 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 vehicle headlights and the proposed outdoor storage space from the abutting residential neighbors to the south. D. Design and Review Committee The Design and Review Committee met with the applicant on July 18. The committee was in favor of the proposed development and was excited to see an application for the redevelopment of the area. E. Approval 1. Type of Approval a. Subdivision and platting — quasi - judicial b. Site Plan Review — quasi-judicial 2. Timeline a. Date Application Deemed Complete: July 26, 2013 b. End of 60 -Day Decision Period: September 10, 2013 c. End of 120 -Day Decision Period: November 9, 2013 Planning Case Report 13 -04 Page 7 8/7/13 VI. Notification Property owners within 350 feet of parcel were notified by mail and a legal notice was published in the SunPost newspaper. Staff has not received any questions regarding the development. VIII. Summary The applicant is requesting a preliminary and final plat approval in order to combine the properties located at 7117 Bass Lake Road and 5551 Louisiana Avenue into one parcel so that they can construct a 7,360 square foot AutoZone on the property. In conjunction with the preliminary and final plats, the applicant has also requested a site plan review to ensure that the location of the building, landscaping, parking, etc. meets all minimum city code requirements. After reviewing the application, staff has determined that the proposal meets all minimum requirements and will be a good fit for the neighborhood. IX. Recommendation This proposal provides an opportunity for redevelopment of a marginal commercial site along Bass Lake Road. Proposed stormwater treatment will improve water quality and proposed landscaping will enhance aesthetics of the site. The proposed building and site design meet the objectives of the city's Design Guidelines. Preliminary and Final Plat Based on review of the submitted plat, staff believes the proposed Bass Lake Road AutoZone meets the requirements of the CB District and Chapter 13 of the New Hope city code. Therefore, staff recommends approval of the preliminary and final plats. Site and Building Plan Review In conjunction with the preliminary and final plat approval, staff recommends that the site and building plans dated July 23, 2013, be approved with the following changes and conditions: 1. The northern driveway access point shall be shifted ten (10) feet to the south to meet the 40 -foot setback off the intersection of Bass Lake Road and Louisiana Avenue. 2. Stormwater plans shall be approved by the city engineer and the Shingle Creek Watershed Management Commission. 3. Grading and utility plans shall be approved by the city engineer. 4. The erosion control plan shall be reviewed and approved by the city engineer. 5. All sewer and water plans must be reviewed and approved by the City of Crystal, as connections will be made within the Crystal -owned portion of the Louisiana Avenue right -of -way. 6. A sign permit must be obtained along with other required building permits. Planning Case Report 13 -04 Page 8 8/7/13 7. Applicant to enter into site improvement agreement with city to insure the installation of all required improvements (to be prepared by the city attorney). 8. Applicant to provide financial guarantee /performance bond for site improvements (amount to be determined by city engineer and building official). Attachments: • Application • Applicant narrative (July 25, 2013) • Hennepin County Public Works Letter (August 1, 2013) • Plans with Preliminary and Final Plat • Location maps • Planning consultant memorandum (July 30, 2013) • West Metro Fire and Rescue memorandum (July 16, 2013) • Design and Review Committee notes (July 18, 2013) • Application log Planning Case Report 13 -04 Page 9 8/7/13 Vr PLANNING APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No. 1„3 - O tf Basic Fee Deposit Planning Deadline '7�I ! 3 ALk o- Receipt No. SP4 Received by , J,!- l�� - Name of Applicant: u 70 ZD&4e- Phone: �D /'`f 95° 7 17T - Applicant Address 1 L 3 S. �ro� Sfi L 4 S 7' 3 S! D 3 Street Location of Property: Alss ' �1or'IZ 1 51C ✓ � PlD: Legal Description of Property: */V �/ & 4 wr OWNER OF RECORD: Name: e;c�"fl Address: 6 52 VWok) 1 te 4Tookfy� Ceti -�u' ,ez l/ 5 Home Phone: 152- 831 -2363 Worts Phone: Fax: Applicant's nature of Legal or Equitable Interest: �uI eP +4 4C9 leC �Y Type of Request: (pertaining to what section of City Code) An Please outline Description of Request: (use additional pages if necessary) n ,/ / nn /iw", d " D ' � 4 w /o i ;- 10 0Ak i W A ✓rA..e D , -t �v. &r 6 t q4 4 v40 46r4 rt 4;/ S ,� a rL - stQ of f� survey �L ,�/t Why Should Request be Granted: ' e bes 'n r <sr� o-' �Ar'l %eS �'► ��(�e6 " ` ;rc %l'•9 . �; �•� o ti�� 1� , wA %cti. IV;/ O ;•t loa I (attach narrative to application form if 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 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department will notify you of all meetings. Signed: - !- 6���-�� Fee Owner (print or type name) Applicant Other than Owner (print or type) FOR CITY USE ONLY Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Yes No Required Yes No Required Yes No Required Yes No Required Date of Design & Review Meeting: Date of Planning Commission Meeting: Approved: Denied: By Planning Commission on: Approved: Denied: By City Council on: Subject to the following conditions: tt� May-31, 2013 Rye: Autozone Store No. 3796 Bass Lake Rd New Hope, MN 55428 To whom it may concern: LETTER OF AUTHORIZATION The purpose of this letter is to authorize A Inc to apply for any planning and building permits associated vwiffi the proposed A,utoZone at Bass Lake Rd & Louisiana Ave. , including the signing of any applications. 1 1 6 1 MID hV �, (Owner pnzated) :: (Signature) 123 South Front Street, Memphis, TN 38103 Phone (901) 495 -6736 July 25, 2013 City of New Hope Community Development 4401 Xylon Ave. North (763) 531 -5110 RE: Store No. 3796 Bass Lake Rd & Louisiana Ave New Hope, MN 55428 To Whom It May Concern, RECEIVED JUL 26 2013 AutoZone, Inc. is international auto parts retailer serving 48 U.S. states, Mexico, and Brazil. Our focus is on the sale of auto parts and no repair service is performed at our stores. Most of our stores operate from 8:00 am to 9:00 pm Monday- Saturday; and 10:00 am to 7:00 pm on Sunday. Deliveries are made once a week during off -peak hours with a 67' tractor trailer. Exact delivery times will be determined once the store is approved and under construction. AutoZone employs 8 -12 people per store, with 3 -5 employees per shift. The proposed store in New Hope, MN is located at the southwest corner of Bass Lake Rd. and Louisiana Ave. This is in the commercial corridor along Bass Lake Rd, with residential areas to the south. In an effort to create a buffer between our store and the residential area, the store was placed as far north as possible. Appropriate landscaping is proposed for the southern portion of the property to screen the residential areas from headlights. Please find included with this letter a Phase I Environmental Assessment Report that was performed earlier this year. No Recognized Environmental Conditions (RECs) were discovered during this investigation. AutoZone requests to have a Bass Lake Road address. Respectfully, Ben Thoele Store Development �rc-i x Deli .r1n Hennepin County Public Works Transportation Department Public Works Facility 1600 Prairie Drive Medina, MN 55340 -5421 August 1, 2013 Mr. Curtis Jacobsen Director of Community Development City of New Hope 4401 Xylon Avenue N New Hope, MN 55428 Phone: 612 -596 -0300 Fax: 612 - 321 -3410 Web: www.co.hennepin.mmus Re: Preliminary and Final Plat — Bass Lake Road AutoZone Southwest Quadrant of CSAH 10 (Bass Lake Road) and Louisiana Avenue Hennepin County Plat Review No. 3303 Dear .Mr. Jacobsen: Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. A preliminary and final plat for the Bass Lake Road AutoZone was received by Hennepin County on July 12, 2013. Prior to receiving the plat, the county plat review committee discussed a redevelopment concept for this property on July 9; 2013. Based on our review, the following comments are provided: Access — As part of this redevelopment, the two existing access driveways on CSAH 10 for this property will be vacated. The county supports the proposed removal of direct roadway access to CSAH .10 and will provide permits for the driveway removals at no charge to the developer. Two full access driveways for the site will be provided on Louisiana Avenue. Right -of -Way — The current right -of -way for CSAII 10 along the property is 33 feet (centerline to property line) in addition to a seven -foot roadway easement. CSAH 10 is a four -lane undivided minor arterial roadway with a five -foot sidewalk along the property. The average daily traffic (ADT) on this section of roadway is 16,300 vehicles per day (2011. counts). This roadway will likely remain as a four -lane roadway in the future. However, based on forecast volumes, the county may consider a divided median roadway for CSAH 10 in the long -term to improve. overall traffic operations and safety along the corridor. The county's typical design section for a four -lane urban undivided. roadway ranges from 40 to 55 feet of right -of -way needed from the centerline to the property line, depending on future pedestrian and bicycle accommodations (i.e. sidewalk or multi -use path) and the width of the boulevard area. In the future, if this roadway is divided, the right -of -way needed would range from 55 to 65 feet. Based on a conversation with city staff, the city does not envision the need to upgrade CSAH 10 to a divided roadway in the foreseeable future. However, there was interest in widening the existing sidewalk on the south side of the roadway. A recent redevelopment project to the west of this property provided the opportunity to upgrade and widen the sidewalk from Winnetka Avenue to the Crystal City limits. Consistent with the sidewalk improvement project to the west and due to the fact that this roadway is identified in the Hennepin County Bicycle System Plan, the county recommends providing space for a 10 -foot sidewalk/trail along CSAH 10 with a boulevard separation from the curb and space outside of the sidewalk/trail for utilities and other fixed objects. Therefore, the county is requesting an additional 10 feet from the roadway centerline to provide SO feet (33 feet existing right -of -way + 7 feet existing roadway easement + 10 feet additional) of total right -of -way space for pedestrian and bicycle accommodations along the south side of the roadway. The additional 10 feet could be dedicated as either right -of -way or an easement (highway or trail /utility) to provide more flexibility with development setbacks. Permits — Please inform the developer that all proposed construction within county right -of -way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596- 0337 or stevagroenraaeo.hennepin.mn.us Please contact Bob Byers (612) 596 -0354 or robertbyersCa)o.hennepin.mn.us for any further discussion of these items. Sincerely, James N. Grube, P.E. Director of Transportation and County Engineer JNG /cjs cc: Plat Review Committee Mark Larson, Hennepin County Survey Office Jeff Sargent, Community Development Specialist Tim Larson, P.L.S., Professional Land Surveyor �LL �; v V'� ' el- 0 �p it Al GENERAL NOTES: M. c]wuoeeamtmavc.n FLOOD CERTIFICATION s Vicinity Map PLAN INDEX: ASSOCIATED PLANS: — 77 Engineering APPROVED DATE c" K NON Hm 0.1MNf COMW]IW W,xlIF GlR WArEN AIEO.WNT Ctlff'SM NENNEPM CRMf1 NNNri RESOURCE LIST: NOTICE TO BIDDERS: reaM,e »r secmu:r ar, a xlri riW more: rM]a - .r nxlt ]6]a]aroe a]aTwu! .er! sNxsExr MST eeo.NO Fl- PudS�ltl- i]tr]opf e� w.:wnn unpxs�lAn z� cRnm MIM mNr S u ILL -- M— TN! NENOAINM R THE OEIFANL CR191N01dY OE — eE .—. TO TM! OWMNY LVN9TMCTeN DElNOEENf AT T. ROD N9eaTe0. SNIO]NTT" Cb!]DLTIM: AM]O1KT� NOT E CWTACND MlR., M1NOOf WNOf1 W1NOMiNNO11FMM]rNE Oa,iMO!l601O.. =f j Associate Inc. ENGINEERS PLAI.5R5 • Y0.R5 LAN0.5CAPE 4RCHITEC 5 • ENVIR N/AL SCIENTISTS 1015 C(RTfE —1 .. 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C- CCA - ' '0 Ir'j 1 . 5_,C"15�MR F�- 5 : ' kil —7 C`. 51r. ;fL 1 fA: FL r.F. fL- mull 11 - z j6 .7 Color Elevation AutoZone Store #3796 New Hope, NIEN ,5) '%L- 1C+ 1, rp 1 11) 00 . T 1 PAIII. C- CCA - ' '0 Ir'j 1 . 5_,C"15�MR F�- 5 : ' kil —7 C`. 51r. ;fL 1 rRE-rINI5HFD COPING: BLACK ODLOR: 5WI6091 RELIABLE 'MITE COLOR, SY.'608a NUTHATCH COLOR'. 5WG091 RELIABLE WHITE �:-L-COLOR: 5WG08G SAND DUNE STONE VENEER 4 CAP - OLD COUNTRY LEDGE - COLOR, CARMEL MOUNTAIN FINISHED FLOOR May 28, 2013 fA: FL r.F. fL- rRE-rINI5HFD COPING: BLACK ODLOR: 5WI6091 RELIABLE 'MITE COLOR, SY.'608a NUTHATCH COLOR'. 5WG091 RELIABLE WHITE �:-L-COLOR: 5WG08G SAND DUNE STONE VENEER 4 CAP - OLD COUNTRY LEDGE - COLOR, CARMEL MOUNTAIN FINISHED FLOOR May 28, 2013 EIAS mRc sum N/ AEOFREIE BALK Rao �r 4 116' -e• SPRINKLER SYSTEM 5 i ) ( DRAI N +13 IF REQUIRED O EXPANSION JOINTS TYPICAL 5 6' CLR GTP.m Ox Jfi' -e' Al a'- ABOVE I/2• Ts' B' FINISHED FLOOR RUBBER CONTROL UOM Al u +132 MEAL EROS W/ w - MINIMUM.) Nsuu DN - - -- r F n\ A/.• _ ,• -o' N OTE-. SEE IEINFOS RRAL DIVAINGS Nm A,RO, 4 ASST .. I 2 {'_G ,A•_R• I Fm 5 1 EXPANSION JOINT DFTAII _ lEl ZI II I� O M OPERATED MUTED DOOR SURFNZ MOUNTED SEE NOTE 6 PA GA. GAIL I g n IA Ta HW META L PA L AL NE m LAT WALL / Al II r -- - - -' INSPECTOR'S A B �p TEST VALVE IF / REQUIRED � A 1 m 1 1 q e 1 1 3 a 1 1 SIDE BOLT IN Al E KING m sxs 7H5 SH E7 6 OVERHEAD DOOR ELEVATION FLOE GC. TO NETA X 6'-0 LL X I CHAIN CLARE ON WALL AT O SIDE A Al Al Al 10 --- --- I i �j 1, Al 1 I i I/2 DYPSIL AT eoAAO � WOO BLOCKING u E OOOR F Q I 1' -g 1/2 CANISTER w/ s/R' EXPANSION - - SEE NOTE 4 -- BOETS, NR PER SIDE, Sfi' -0• 2T-4' -= - •I EWWLLr SPACEo CUD UNm SEE FIRE -B' 14' -f0 I SIRIICNRAL ORANM SPRINKLER - �• R RISER WERE \ /` I `r E ' REQUIRED BY n INSTALL 1/6 BENT STEEL NEAR BS NOTE: ® CODE. = 2A IOBC FIRE EXTINGUISHER. GENERAL CONTRACTOR, INSTALL EITHER PL TxG ND T NG. AT H T O g BUILDING ON WALL SURFACE OR ALUMINUM MULLION. MOUNTING HEIGHT = 3' -6' ABOVE ARO COPE PLATE To FINISHED FLOOR TO TOP OF EXTINGUISHER. Al DOOR MJ' - 0' SD I L FUR EXTERIOR FACE m MALL HEADER IIC= r -IO• AF.F. aR S11 LINTEL SEAL F LOOR PLAN R/I, - I' om1 7 OVERHEAD DELIVERY DOOR pA 1. REFER TO ST`WWA OPIM FOR ALL ONAS AND REOUREWOS RECARONG FOMDONS, RAIL RENFORMA BONG OEM. LNTEIS, axW Rau mA\RNL SNEAK[ MK REFER TO CNL DRONS Z. FOR LOCATIONS AND DETAILS OF SIMPM POE SIZE TYPE FRAME DST. DST. ADA / EXIT HARDWARE °1°0', 210 • SENT s , Ea = - f71P. BD. MUNK ETC. AS WELL AS FINISH FLOOR DEYAnaN AND EXIEROR FINISHED GRADES AROUND THE BIAIONG. A S. R O G N4ALL OE IUGE "N"N" EO SHEET LIETAL STRIP N THE BAOI OF RE GYPSUM OARD AM THE (ACE OF T11E BETWEEN! 6' -0' . E -0' xTAO 6;788 /AI 6L7 /A7 V ' O PIRA D 16' ' ' O NA 51I A Ir METAL S AID AROUND 1XE FURS PERIMETER OF THE BMW AS WELL AS BOTH SIDES OF THE CUR WAIL LOP O SIRUP TD R 97' AFF, REFER 10 -0 . 7' -0" a tIOLLOW IIaLOW B /AI B/A1 PI15X BAA FWR oEwFE WILL HWE AN INTEGRAL O*-L GROU S ^' W/ R • L INSULATION SNEEf A -4 FO1 FREEZE OF CURTALN WALL {. SE SHEET W -2 FOR LOCATRN OF NON FREEZE TARO HYDRANT AND NSTALLATN REOUNU ME M C I -3 4' S -0' . 6 -B RETAIL META S .L.WaD HOLL B /AI 6 LEVER XAIAIE NOTE. DII AN OE TO BE 8'-0' MA NOTE COMPLETE GYP.ROARO S. WALL I/2' X 4 X R'-O' vt X TIE FLOOR AAA ENE ENO AOMf tENIEROIG ON W THE LOO EOE . 1 -D {• Y- • . 0 6' -B unDERCUr DOOR r METAL /A7 PRAACY SETS NEEDED 10 BENT AFTER DOOR NfiWUDIN PLATE ODOR A STUD HE E OF -Ull I RLLT APPLY PLYWOOD D THE FACE O GYPW BONRD WHIN SISRLYIS N fA7UOTE FUME IOq/DEMENT. SEE INTERIOR LD EL&Alldb x 1_ 4' SC.W000 HOLLOW UNDEACLD DONE T' META 6/m B/A1 LEM HANDLE PRNALY SETS SEE S/A{. L SEE SPEORrATIO S FOR NFORMwON ON REELS iOT CORPLEIEEY DDRREAED ON THE DRAWERS. E 2' -fi' . fi -B' a i -J Y S.GWOro 110110W PAIR RE YET* B /A1 $A] LINDOW DOOR I' (PAM REQUIRED) t6 GA HOLLOW META MINUS SEALANT /'N/ (.7) 'r MOOR PER A" 2 FLOOR PLAN NOTES G Td GL155 Q ALUOMN A41A1N01 SEE SEn A -S SEE MANUEALTUIER'S LOCATION F LOOR FLOOR BASE WALLS CLG. REM. X T' o' FAA55 L ILOMIIDM AL1NaW A _6 SHOP ORRNVGS SEE WAWUFACMERS SDP S' K 3' AWIX AA 1/ Y GYP90 ON CODRR aA0 N/ A N O S/ , -o' -O' . HOLLOW HOLLOW L61ERED �NEA. mUS W/ R -IS 1- 1• META LIEEAL I R/AI MAI PUSH BAR EXIT DEVICE AT ,AMR AND 100 NSkDTOR N S' -O . T-O' . 1-3/4' HOLLOW HOLION META NETAL IVA, 0 /AI PUSH BAR EXIT DENIES DOOR(j) (H S 1/2' mug DO" �6• SATES AAFA • • • • META SIDES; \ / WETAL A+DIIDLS 2' Y DODRQ0(HEAD SIMILAR) REST MONS • • • • A-1 4 DOOR SCHEDULE - HOLLOW METAL DOORS L'_ FRAMES 3 ROOM FINISH SCHEDULE J /�' _ , ' -C APgR 8 JAMB DETAILS B' CALM BIDCK I6' N Ifi' CUD PLASTER REFER TO STRUMRAL DET`US m AND BERING PLATE -METAL Y mm JOINT " �I/r COMPRE FILLER DNRIOR NSUIAON AND FTRSA SMW. ON 1/S PLTwOOO 1 DOER S' Ifi Gk METµ SURD REFER 10 smLCRIRAL PLANS NR BEA16 AW CONNECfpb CONCRETE ML MN (18' Out) W/ S TUBE STEEL -- 6 X 6 BIOCKNC ACXPINP SECTION AT CANOPY REFER M STRUCTURAL PLANS 6• " IU FOR BENAS NO CaNNECTONS D01070 NSULATION AND FINISH SYSTEM (ELF.s. ) M I/2' Ea. PLYWOOD 00 E6 _ , e ON LIER STUD FIWANG 32'-B 1 /4' PVCESSEMD M VATCH PVS PROCESSED M ku � RED COPY PIPS IBS DRUM LIARS � /D /J a a // �L� ✓L � 9M BLACK OUMINE INOTE CUTLINE PMM Bl" G"E rM OUTURE CCOSISIANT MM wm VATIES CMWTAW ROTH INDTH "ES 42'CLOUD SIGN STRIPES RIGHT — .1. �ITI 1 'Tll 411 BE . I 4 —IL —;� ;��- e.M�RLACN MJMW ffE GUM CONSBTAWT YOUTH VDTH VARES 36' CLOUD 3CN NO STRIP GL'ILM CLOUD BACKS ---- WHffE FAtE ONLINE ---- PANTED BLACK WWONE ------- PROCESSED M MATCH PMS 485 RED SrWES------PRDCVSE0 TO AATCN , 165 ORAMM MD COPY BACKGROUND-WHRE •R• ___ _ -__ ___ MATCH PAS MS FO Evffam U) 'm 0&30/13 7N2-R SN1 LSGN CAI MET SUPPLED AM INSTALLED IN AZ SIR VENDOR. SAME WOOED aVER SUPPOFF PPE. SIGNED AND SEALED MW AND FOUNDATON NUALLAIM DRWIMCS SHALL BE FURNMED ISNFFEL IIPPW SUPPLED ND HISTALWD By SEN VEIM. By SIGN YOM AND USED FOR FOMTON )VALLAY". -BOIL BY AZ WS OLECMICAN 0 187 ADM GRAW �J EIE FOMTO BY SIGN GRADE VENDOR. FRONT ELEVATION .1. . ANN - ALB.I. U) 'm 0&30/13 7N2-R SN1 fAwmw mmvapY BASS LAKE ROAD (CO. RD. NO. 10) LL A 9 -- or . b., 1 - %4 1 0.0 A 'h, -bA bt b.s b b� 'b4 'o.7 'i. 5A ' 'b h 'o fF %A I be '3 3 b.? A A Yt 1 23 Yz YA A a - ----- ----- 'o.3 2 Y S '3A Yl SA 2 'D�A 2 Lj > .1 'bA i <. 2-3 h2 %2 1 - % .1 "U < I uG7 Z uj Flood'a Soda RAM AMA 7 PAN w., 39 7900 T 'i. %A 'm 'L, rm rLooR ELEv. .9 .1 A S2 . 1 AA LL 2 .3 'a., 'bu zz 116 4 A Lv z 3: 'M2 a to 3 '17 NA ' '41 '43 5. I t UMIMRE — SCHEDU. SCAM r-w b.2 ha ht 'b N- b.e h bA 2 REVISIONS ' a 2 1 - ' "BA b.fi bs bA - bA %A - b.1 It.. b 'bA -b., -h -b.3 12 i4 2* %J %2 %2 '0,2 '& b9 bA bA 'b.' '04 - bA - bA 'b.3 'b,2 1,t 3. '0 1 ki 1 0.1 ' M ' at ILI 9 0.1 1 G.1 1 0.1 1 0.2 '02 '02 '112 '02 'b. * b2 Li 4. ht b.t It, 'bt 'it 'hi to 'o h, t STATISTICS 6. It, -b.� T. %. . b. _.. _ b.. b. %B bA bn 'b.. %x 'm 'o., DRAFTSMAN. BT 7M LP1.0 OREGON AVEN 'All �IT1T1_T!1 �P.F.NNWLVAN ........ NEVADAME NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: FROM: DATE: RE: FILE: BACKGROUND Curtis Jacobsen Emily Shively /Alan Brixius July 30, 2013 New Hope — Auto Zone Preliminary and Final Plat and Site & Building Plan Review; 7117 Bass Lake Road 131.01 —13.02 An AutoZone automobile parts retail store has submitted a preliminary site development plan for 7117 Bass Lake Rd. All existing buildings and pavement will be demolished and removed from the site to allow for construction of a new building and associated parking lot. The following is a list of code and design guideline provisions related to the preliminary and final plat and site and building plan. APPLICATIONS To facilitate this proposed development, the following applications were required: • Preliminary and Final Plat • Site and Building Plan Review The following exhibits are attached for reference: Exhibit A Preliminary and Final Plat (attached separately) Exhibit B Demolition Plan Exhibit C Site Plan Exhibit D Grading Plan Exhibit E Utility Plan Exhibit F Erosion Control Plan Exhibit G Landscape Plan Exhibit H Paving Plan Exhibit I Underground Detention System Details Exhibit J Proposed Elevations and Building Materials Exhibit K Building Floor Plan Exhibit L Signage Plan Exhibit M Lighting Photometric Plan PRELIMINARY AND FINAL PLAT The preliminary and final plats depict all information required by code. The proposed lot meets all CB, Community Business District lot area, width, and setback requirements. Easements There is an existing 27 foot roadway easement on Louisiana Avenue. The western 10 feet was vacated; the remaining 17 foot easement is to be dedicated as street right -of -way. A seven foot easement will be dedicated as county right -of -way along Bass Lake Road. A ten foot drainage and utility easement is located along the west and south property boundaries. ZONING The site is zoned CB, Community Business District; the proposed auto parts retail store is a permitted use within this district. The new retail store will replace an aging gas station and is consistent with the comprehensive plan goals for commercial redevelopment of sites along Bass Lake Road. LOT AREA/ SETBACKS There are no lot area or lot width minimums in CB. Building height is limited to four stories or 48 feet whichever is greater. Proposed building is 23 feet in height. Setbacks Front (North — Bass Lake Road) Rear (South — abutting R -3) Side (West) Side (East — Louisiana Avenue) Parking areas (from side and rear): Lighting (from property line) Required Proposed Compliant 10 feet 72 feet yes 30 feet 115 feet yes 10 feet 10 feet yes 20 feet 73 feet yes 3 feet 3 feet yes 10 feet 10 feet yes DEMOLITION PLAN Some existing trees will remain and will be protected during demolition and construction. All existing buildings. sionaae. pavement, landscaping and other site features will be removed. Existing access to the site from Bass Lake Road will be closed. A permit will be required for demolition of existing site features. All fuel tanks must be removed and soil testing conducted to determine if contamination rernediation will be needed. All required remediation must be completed before construction may commence. SITE PLAN Circulation Vehicular access to the site will be off of Louisiana Avenue via two driveways. The northern driveway has a proposed curb cut that is less than 40 feet from the intersection of Bass Lake Road and Louisiana Avenue when measured from the front property line (due to the dedication 2 of a seven foot right -of -way to the county). The site plan should be shifted approximately seven feet south to meet the required 40 foot setback. Both driveway curb cuts are wider than typically allowed in the code in order to accommodate truck movement for deliveries. This may be allowed conditioned upon approval by the city engineer. The parking lot boulevards have been designed to facilitate truck movement without impacting parking stalls on the site. Pedestrian access to the site is provided from the Bass Lake Road sidewalk across a portion of the parking lot to the building entrance. Parking One space per every 200 square feet is required for retail establishments. Proposed building area 7,360 square feet Required parking 33 spaces Proposed parking provided 39 spaces (including two accessible parking spaces) The excess parking spaces will allow for temporary snow storage within the parking lot while still accommodating the required number of spaces. Parking stall dimensions meet or exceed code requirements. Two pedestal bollard style bike racks have been provided near the entrance to the building. Loading /Deliveries The site plan complies with requirements for this section. The overhead delivery door is located on the south side of the building and a loading diagram has been provided to demonstrate the ability of trucks to maneuver without encumbering the roadway or impacting parking spaces. Paving The paving plan meets the requirements for surfacing as outlined in the code. The applicant is providing continuous concrete curbing around the entire perimeter of the parking lot. Trash Enclosure A six foot trash enclosure is located near the southwest corner of the building and will be faced with brick to match the principal structure. Additional screening has been provided by two evergreen trees. Grading and Stormwater The total disturbed area is less than one acre so a permit and SWPPP is not required. The applicant is proposing a subsurface detention facility and an open infiltration area in order to meet development standards established by the Shingle Creek Watershed Management Commission. These stormwater facilities will manage rate, volume, and water quality resulting in a net decrease in peak flow discharges from the site and off - setting the increase in impervious surface coverage. (Refer to sheets C3 and C10 and the submitted Drainage Report provided by the applicant for more information). The applicant has addressed staff 3 concerns with potential erosion at the inlets to the infiltration area on the south end of the property by specifying erosion control measures. The stormwater management plan is subject to approval by the city engineer and the Shingle Creek WMC. Utilities The sanitary sewer and water will connect with the city of Crystal's facilities at the centerline of Louisiana Avenue. All sewer and water plans must be reviewed, meet all requirements, and be approved by the city of Crystal. A new fire hydrant has been proposed in the boulevard at the south driveway entrance. The utility plan shall be subject to approval by the city engineer Erosion Control An erosion control plan has been submitted depicting locations for construction entrances, silt fences, silt dikes, and stormwater inlet protection. This plan is subject to review and approval by the city engineer. Landscaping The submitted landscape plan provides screening of the parking areas with a mixture of shrubs and grasses and specifies a green -belt planting strip of evergreen trees and shrubs to buffer the residential properties south of the site. A shrub planting is proposed around the base of the pylon sign in compliance with code and design standards. Five new deciduous trees will be located in the boulevard right -of -way along Louisiana to enhance the streetscape. Four ornamental trees and six evergreen trees are proposed surrounding the infiltration area in the southern portion of the site and will provide additional buffering and visual interest in this area (the four Prairie Fire Crabapple trees are specified at 1.5" caliper; city code requires shade trees of this type to be a minimum 1 3/4" diameter). All landscaped areas will be irrigated. Building Materials The building plan elevations submitted with the preliminary site plan are in general compliance with the architectural design guidelines. Criteria for Transparency: Window and Door Openings have been met or exceeded. Proposed building materials include black aluminum coping, decorative foam cornice, EFIS and split face CMU panels in four colors, stone veneer, and faux windows with red accents and evergreen glass. Signage There is one freestanding sign allowed; one has been proposed. The area of the sign is less than 100 square feet per side at approximately 88 square feet. The sign is 30 feet high, the maximum allowed. The pylon sign at the northeast corner of the site meets required 10 foot setback from the property line and is sited outside of the traffic triangle. Landscaping has been proposed around the base of the sign as required by code and outlined in the design guidelines. Two wall signs have been proposed, one facing Louisiana Avenue at 49.5 square feet; one facing Bass Lake Road at approximately 114 square feet. This is within the 250 square feet or 15 percent of building coverage maximums allowed. The applicant shall pursue a sign permit with other site and building permits. 4 Lighting Lighting standards meet the ten foot minimum setback requirements and comply with height limits. The provided photometric plan demonstrates compliance with footcandle measurements at the right -of -way and property lines with excess footcandle measurements on the north right -of -way line being allowed to provide additional lighting for the sidewalk along Bass Lake Road. RECOMMENDATION This proposal provides an opportunity for redevelopment of a marginal commercial site along Bass Lake Road. Proposed stormwater treatment will improve water quality and proposed landscaping will enhance aesthetics of the site. The proposed building and site design meet the objectives of the city's Design Guidelines. Preliminary and Final Plat Based on the review of the submitted plat, we believe the proposed Bass Lake Road AutoZone meets the requirements of the CB District and Chapter 13 of the New Hope city code; therefore, we recommend approval of the preliminary plat and final plat. Site and Building Plan Review In conjunction with the preliminary and final plat approval, it is our recommendation that the site and building plans dated July 23, 2013 be approved with the following changes or conditions: 1. Shift the northern driveway access point seven feet to the south to meet the 40 foot setback off the intersection of Bass Lake Road and Louisiana Avenue. 2. Stormwater plans be approved by the city engineer and the Shingle Creek Watershed Management Commission. 3. Grading and utility plans be approved by the city engineer. 4. A sign permit is pursued along with other required building permits. 5. Approval of a development agreement controlling the installation of all required improvements. 5 July 16, 2013 WB METRO F]1), L -F ESC IE DISTRICT Seming the Cities of • Ctystal •New !lope Neighbors Serving Neighbors 42.51 Xylon Ave N. New 1:1ope, AIN 55428 Voice 763.230.7000 FAx 763.230.7029 Re: Auto Zone Preliminary Plan Review dated 7/8/13. I have completed a preliminary plan review for the new AutoZone building at 7117 Bass Lake Road, New Hope, MN. The following requirements and comments are in accordance with the 2007 Minnesota State Fire Code adopted by the City of New Hope Ordinances, NFPA Standards and West Metro Fire - Rescue District Policy. 1. The building is a mercantile occupancy of 7,360 square feet and shall be protected by a sprinkler system per the Minnesota State Building Code, Chapter 1306. 2. The building's domestic water service shall be proven capable of running the sprinkler system by hydraulic calculations. If this cannot be proven a separate water service shall be provided for the fire sprinkler system. 3. The sprinkler valve shall be located in one of the following service manners: • If there is no direct access; a wall post indicator valve approved by the Deputy Fire Marshal shall be used. • Within a fire sprinkler room (of one -hour fire- resistive construction) with an exterior access, drain, emergency light pack and a sidewalk to the public way. 4. The sprinkler system shall be monitored by afire alarm company. 5. Address numbers shall be a minimum of 6 inches in height, of a contrasting color, and posted on the street side of the building. 6. All doors leading to mechanical, electrical, roof access and sprinkler riser rooms shall have signage on the door(s). 7. A fire department lock box shall be located on the building by the fire department sprinkler connection. West Metro Fire - Rescue District will provide you with the order form. 8. On the utility plan sheet C -4 shows a private wall hydrant. This private wall hydrant is not allowed. There shall be a hydrant within 100 feet of the fire department connection per West Metro Fire - Rescue District's Policy. 9. All underground tanks shall be removed on this site. A city permit is required prior to pulling any tanks. www.westzn etrofire.coln Auto Zone Preliminary Plan Review dated 7/8/13. July 16, 2013 Page Two 10 You shall provide shelving /racking storage heights and widths to the Deputy Fire Marshal within a days. 11. A full code review of the plans will be required prior to issuing any Permits. If there is any question you can contact me at (763) 230 -7006. Sincerely, Shelby Wolf Deputy Fire Marshal DESIGN & REVIEW COMMITTEE July 18, 2013 Committee: Houle, Nirgude, Svendsen The Development Review Team met on July 17 to consider a request for preliminary plat to combine two parcels into one and site plan review for construction of a new AutoZone store. Staff: Axel, Coone, Fournier, Rader, Sargent, Wolf Consultants: Brixius, Long PLANNING CASE: 13 -04 PROJECT: Plat, Site Plan Review ADDRESS: 7117 Bass Lake Road, 5551 Louisiana Avenue N ZONING: CB, Community Business PROPERTY OWNER: Richard Jewett Trustee & Terrance Veigel APPLICANT: AutoZone Inc. DESCRIPTION: The applicant is requesting a preliminary /final plat, to be known as Bass Lake Road AutoZone, to combine two parcels into one to construct a new 7,360 square foot AutoZone store. The Development Review Team was supportive of the request and had the following comments: Existing Conditions • An abandoned gas station sits on the northern lot, and a vacant lot lies to the south. • Applicant will be removing the gas station and underground storage tank. • Applicant has agreed to dedicate 17 feet of right -of -way along east property line to the city. • Hennepin County is currently reviewing the proposed Preliminary Plat. Comments • Question of whether the proposed AutoZone will use a Bass Lake Road address or a Louisiana Ave address. • As laid out on the site plan, the building and parking meet the minimum requirements for setbacks. • Parking is adequate and the proposed site plan indicates an excess of parking on the property. • Semi truck maneuvering through the property raised some concerns. o Site plan indicates that truck deliveries would only come from the east on Bass Lake Rd. Turning radii into the property wouldn't work for deliveries coming from the west. o Internal semi truck flow utilizes parking stalls in order to make turning radii work, causing some concern. o What will be the hours for deliveries? Storm drainage calculations are needed to determine whether the filtration /retention area along the south of the property is adequately sized. The 4" water service proposed for the development is shown as wet - tapped, a practice that New Hope does not promote. However, this connection will be made on Crystal property, so the application would have to confirm with Crystal whether this is acceptable. The sanitary sewer service is shown as installed as an inside drop in the manhole, which New Hope does not promote. Again, confirmation with Crystal as to whether this is acceptable with them is needed. • The sanitary sewer line also has many bends, but does indicate the use of clean -outs. A look into whether this design could be more efficient is suggested — possibly relocating the bathrooms to the southeast corner of the building? • The landscaping plan indicates the use of boulevard trees located in the city right -of -way along Louisiana Ave. This will be acceptable, but the southern -most Red Maples should also be placed in the ROW for conformity. • Who owns the existing fence along the southern property line? • The site plan should show a connection between the existing sidewalk along Bass Lake Rd and the proposed development. • The plans indicate the use of a pylon sign. The Design Guidelines urge the use of a monument sign instead. • The lighting poles along Louisiana Ave do not meet the minimum setback requirements of 10 feet. Might be able to relocate the posts in the parking peninsulas and get the same effect. The lights currently shed too much light on the adjacent ROW. • The building elevations are consistent with the code and the intent of the Design Guidelines. Staff would like to see pictures of the opaque glass application proposed for the windows. ATTACHMENTS: • Application • Narrative • Plans • Maps • Planning consultant memo dated 7/15/13 • West Metro Fire memo dated 7/16/13 NOTE: REVISED PLAN DEADLINE is Friday, July 26, by 3 p.m. Planning Commission, Wednesday, August 7, 7 p.m. City Council, Monday, August 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 60- day time limit expires Date 60- day extension expires Date Applicant was notified of extension Deadline for city action under extension Date city approved or denied the application Date city sent response to Applicant Date Applicant sent notice of information or waiver was missing 13 -04 AutoZone Inc 7/12/13 123 S Front St 9/10/13 11/9/13 Memphis TN 38103 901 -495 -7175 Bass Lake Road & Louisiana Ave 05- 118 -21 -34 -0004 (7117) 05- 118 -21 -34 -0005 (5551) Boxes A -C and E -F will always be filled out. Whether the other boxes are tilled out depends on the city's procedures and the date of a specific application. A. Assign each application a number. B. List the Applicant (name, address and phone). C. List the date the city received the application. D. List the date the city sent the Applicant notice that required information was missing. If the city gives such notice, it must do so within 15 business days after the date in Box C:. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. E. To calculate the 60-day limit, include all calendar days. F. To calculate the 60 -day extension, begin counting from the day following the first 60-day limit, include all calendar days. G. The city will notify the Applicant by mail that a 60-day extension period applies to the application. (The date in Box G must come before the date in Boxes E and F.) H. List the deadline under ainy 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: Report Date: August 7, 2013 July 24, 2013 Planning Case: PC 13 -05 Petitioner: Robert Gossard Address: 7562 - 42nd Avenue North Project Name: Goose Egg's Deli & Diner Project Description: Restaurant location at Village on Quebec, Shared parking, Outdoor dining 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) C. Site Plan Review II. Zoning Code References Section(s) 4 -16 (e)(1) - Planned Unit Development - Commercial 4 -3 (e)(11) - Conditional Use Permit, Off Site Joint Use of Parking 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 Quebec Avenue N and Winnetka Avenue N, commonly known as Village on Quebec Adjacent Land Uses: CB, Community Business to the east, west and south, I, Industrial to the north. Site Area: 1.33 acres or 58,020 square feet Building Area: The proposed restaurant would occupv three tenant bays, or approximately 3,687 square feet. Planning District: Planning District 11. The Comprehensive Plan does not specifically address this area, but calls on the importance of redevelopment along 42nd Avenue in Planning Case Report 13 -05 Page 1 8/7/13 conjunction with the City Center Redevelopment. The Village on Quebec was built approximately seven years ago and has never had full occupancy during that time. The use of this property as a restaurant would be consistent with the intended goals of District 11. IV. Background In 2006, a Planned Unit Development (PUD) was approved for the Village on Quebec shopping center and office building at 7500 - 7562 - 42nd Avenue North. At that time, a Conditional Use Permit (CUP) was also approved for shared parking across the site with one condition stating that no more than two tenant bays may be used for restaurants /cafes. At this time, the applicant is proposing to open the Goose Egg's Deli & Diner, which will occupy three retail bays in the shopping center. Because one bay is currently occupied by Mountain Mudd Espresso Cafe, the applicant is applying for a PUD amendment to allow up to four tenant bays in the shopping center to have a restaurant use in them. To ensure that there is adequate parking for the shopping center, the proposal will also require a site and building plan review. In order to accommodate extra parking, the applicant is also seeking a CUP for joint off -site parking. Goose Egg's Deli & Diner is also proposing a conversion of two current parking stalls in front of the restaurant for outdoor dining. V. Zoning Analysis A. Plan Description 1. Curbing, Sidewalk and Pavement Goose Egg's Deli & Diner would like to incorporate some outdoor seating as part of the site plan approval process. The plan would remove two (2) existing parking stalls and would replace them with a patio area with up to 16 seats. The remodeling would include the installation of curbing and pavement in order to keep the proposed outdoor eating area on the same level as the existing sidewalk in front of the building. 2. Parking The entire Village on Quebec development originally provided 42 parking stalls in excess of what was required of them, based on one (1) parking stall for each 200 square feet of retail use, for a total of 155 on -site parking stalls. Given this criteria, the three tenant bays that Goose Egg's Deli & Diner propose to occupy have 19 parking stalls provided to them. However, restaurant uses are more intensive than retail uses, and require more parking stalls based on kitchen size, dining area, etc. Parking concerns for the Village on Quebec shopping center were the basis for the original Planned Unit Development requiring that no more than two (2) tenant bays be used as restaurants. Based on the following parking calculations, Goose Egg's Deli & Diner requires 68 parking stalls, 49 more than what was originally provided to them: Planning Case Report 13 -05 Page 2 8M13 Proposed Restaurant Square Feet Parking Ratio Parking Stalls Kitchen 492 1:80 6 Storage 260 1:1500 1 Office 243 1:200 1 Dining 1,499 1:40 37 Sandwich Shop 931 1:40 23 TOTAL 3,668 68 The applicant is also proposing to utilize two (2) of the existing parking stalls adjacent to the entrance and convert them to space for an outdoor area. Given the loss of the two parking stalls, and the proposed outdoor dining area square footage, an additional nine (9) parking stalls would be needed to accommodate this proposal, for a total parking need of 77 stalls. The proposed Hope Health Care located within the Village on Quebec office building is not an intensive user of parking stalls, and would have an excess of 12 parking stalls more than what was originally allotted to them. Given this, and given the current and proposed uses on the overall site, the shopping center is still short 12 parking spaces. Because of this, the applicant is applying for a Conditional Use Permit to enter into a lease agreement with the property owner to the north of the shopping center for the use of 15 parking spaces, which would help the overall Village on Quebec development meet the minimum parking needs. 3. Building a. Floor Plan. The three tenant bays utilized by the restaurant will be approximately 3,687 square feet in area. There will be two entrances into the restaurant, one for the diner side and one for the deli side. The two components of the restaurant will have differing hours of operation, but will have free access between the two sides at all times. b. Fire Suppression/Rating. The building currently has a fire suppression system. However, due to the building use classification of the restaurant, the restaurant will have to provide a one -hour separation between its use and the vacant building use to the south. 4. Landscaping and Screening The applicant is not proposing any additional landscaping, as adequate landscaping is already in place. With that said, the applicant will be installing a fence around the proposed outdoor eating area to separate this space from other patrons or pedestrians in the area. 5. Lighting Plan The applicant is not proposing any additional lighting for the parking lot, as adequate lighting is already in place. Planning Case Report 13 -05 Page 3 8/7/13 6. Signage The applicant will provide signage for the restaurant and has been informed that there is a comprehensive sign plan for building currently in place. Any proposal for signage will be reviewed by city staff and is required to meet all minimum requirements. B. Zoning Code Criteria 1. 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. Goose Egg's Deli & Diner has submitted a proposal to occupy three vacant tenant bays in the Village on Quebec shopping center. One tenant bay is currently occupied by Mountain Mudd Espresso Cafe. The PUD approved in 2006 only allows for two tenant bays to be occupied by a restaurant use because of the intensive parking requirements that restaurants have. Given that the applicant is also applying for a Conditional Use Permit for shared off -site parking, staff feels that there will be adequate parking available for the shopping center once Goose Egg's Deli & Diner opens. 2. Conditional Use Permit (CUP) In conjunction with the proposed PUD amendment for increasing the number of bays used for restaurant use within the shopping mall from two to four, the applicant is aware that there could be some issues with parking availability if and when the shopping center is fully leased. Staff expressed concerns regarding the parking situation, so the applicant proposed a shared parking agreement with the property owner to the north in order to gain 15 extra parking stalls. The applicant is requesting a CUP for shared off -site parking per code section 4 -3 (e)(11). The companies to the north, located at 4300 Quebec Avenue, are Truax Company, a specialized seed business and Northwest Casket, a casket manufacturer. City Code requires these companies provide a minimum of 118 parking stalls based on the square footage of the various uses within the buildi Curr ,w pro n� QQ.:e Avenue provides ni� y, «�C property at 137 on -site parking stalls. The CUP proposed by Goose Egg's Deli & Diner would lease out 15 surplus parking stalls at 4300 Quebec Avenue in order to meet their minimum parking requirements. 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 Planning Case Report 13 -05 Page 4 8/7/13 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. (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Finding& , The proposed use of shared parking facilities is consistent with the adjacent present and future land uses in the area. Being that the property at 4300 Quebec Avenue has an excess of 15 parking stalls, and the overall parking at the Village on Quebec shopping center would be 12 parking stalls short of meeting minimum regulations, the proposed CUP is a good solution. (3) Performance standards. The proposed use conforms to all applicable performance standards outlined in the Zoning Code. Per Code Section 4-3 (e)(11), the following conditions are required for joint parking usage: a. Proximity. The building or use for which application is being made to utilize the off - street parking facilities provided by another building or use shall be located within 300 feet of such parking facilities. Findings The property that Goose Egg's Deli & Diner proposes to lease parking stalls from abuts the Village on Quebec property directly to the north. The employees using the leased parking spaces would not have to cross any street in order to gain access to the restaurant. b. Conflict of hours. The applicant shall show that there is no substantial conflict in the principal operating hours of the two buildings or uses for which joint use of off - street parking facilities is proposed. Findings The applicant stated that the Truax Company has an excess of 15 parking stalls on their property and that they have never had the need to use those parking stalls. The lease agreement between the two users will ensure that there is no conflict of hours. c. Written consent and agreement. A legally binding instrument, executed by the parties concerned, for joint use of off- street parsing facilities, duly approved as to title of grantors and lessors, and form and manner of execution by the city attorney, shall be filed with the city clerk and recorded with the Hennepin County recorder or registrar of titles, and a certified copy of the recorded Planning Case Report 13 -05 Page 5 8/7/13 document shall be filed with the city within 60 days after approval of the joint parking use by the city. Findings The applicant has obtained a signed lease by and between the Goose Egg's Deli & Diner and the owner of the property located at 4300 Quebec Avenue for a shared parking use. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. The parking stalls in question are currently constructed. There will be no physical alteration of either of the properties in question, and therefore, there will be no depreciation in value of either parcel or surrounding parcels in 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. The proposed CUP will help the applicant meet the minimum parking requirements for his business. (6) In business districts (LB, CB) a. Traffic. The proposed use will not cause traffic hazards or congestion. Findings. The proposed use will alleviate potential traffic hazards or congestion within the Village on Quebec parking lot because more parking spaces will be available off -site. b. Nearby residences. Adiacent residentially -zoned land will not be adversely affected because of traffic generation, noise, glare, or other nuisance characteristics. Findings. There are no nearby residents who would be negatively affected by the proposed CUP for shared parking facilities. 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 proposed use will require the need for additional parking stalls, and some outdoor seating space. 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. Planning Case Report 13 -05 Page 6 8/7/13 (2) Consistency with the purposes of this Code. Findings. The proposal is generally consistent with the purposes of the Code, however the need for additional parking stalls is apparent. The applicant is applying for a CUP for shared parking, which would alleviate any parking concerns. (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 fully developed. The proposed outdoor dining area would involve the removal of two parking stalls and replacing them with a seating area for up to 16 people. (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. The site is already fully developed. There are no plans for additions to the existing buildings. (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 site is already fully developed. 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. There are no plans for changing the building materials with the proposed site plan review. 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 CUP for shared parking requires that employees using the off -site parking would park on the adjacent property to the north. Because of the location of the proposed parking stalls used in the shared Planning Case Report 13 -05 Page 7 8/7/13 parking agreement, people using the parking stalls would not have to cross any streets to gain access to the proposed business. (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. Findinss. The site is already fully developed. (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. The site is already fully developed. C. Design and Review Committee The Design and Review Committee met on July 18, 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: July 26, 2013 b. End of 60 -Day Decision Period: September 10, 2013 c. End of 120 -Day Decision Period: November 9, 2013 VI. Petitioner's Comments Petitioner's comments are attached. 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 not received any questions regarding the development. VIII. Summary Goose Egg's Deli & Diner is proposing to move into the Village on Quebec shopping center and will occupy three tenant bays. The original 2006 PUD for the development required that no more than two tenant bays be occupied by restaurant uses because of the intensive need that restaurants have for parking. The submitted proposal includes amending the PUD to allow for four tenant bays to be occupied by restaurants uses. To accommodate the shortage of on -site parking, the applicant is also Planning Case Report 13 -05 Page 8 8/7/13 applying for a CUP for shared off -site parking with the property owner to the north. Staff feels that if the parking lease is approved, the proposed use of the tenant space for Goose Egg's Deli & Diner is a good one that will generate more interest in the shopping center. IX. Recommendations Staff recommends approval of the Planned Unit Development amendment to increase the number of allowable tenant bays used for restaurants from two to four, the Conditional Use Permit for shared off - site parking, and the Site Plan Review needed to ensure that the proposed outdoor dining area has sufficient space and to ensure that adequate parking was available for the shopping center. PUD Amendment. The following conditions are required in conjunction with the approval of the PUD amendment. 1. An off -site parking lease agreement must be established by and between the owner of the Goose Egg's Deli & Diner and the property owner to the north, and must be in place at such time when the Goose Egg's Deli & Diner opens for business. Conditional Use Permit for Off -Site Parking. Based upon the analysis of parking performance on the site, staff recommends approval of a CUP for off -site parking with the following conditions: The applicant must submit a site plan for the proposed off -site parking showing location (within 300 feet of the restaurant entrance) and configuration of 15 parking stalls. 2. The off -site parking shall be utilized for employee parking to allow for customer parking closer to the restaurant. 3. The lease agreement shall be approved by the City Council and run with the restaurant lease. Site Plan Review. The site and building plans do not alter the exterior of the existing structure with the exception of the proposed outdoor dining space. Staff recommends approval of the site and building plan with the following condition: 1. The applicant must obtain all required building permits and inspections prior to opening. Administrative Permit for Outdoor Dining If approvals are granted to address the parking performance on the site and it is determined that the additional impact of nine spaces generated by the proposed outdoor dining area is acceptable, staff recommends approval of an administrative permit for outdoor dining based on the following conditions: Planning Case Report 13 -05 Page 9 8/7/13 1. The applicant must clarify whether the outdoor dining area is for use by take -out patrons or associated with the full- service restaurant. A determination may be made by staff as to whether the proposed location for outdoor dining meets the standards required for the use. 2. The applicant shall provide a detail for the proposed fence to determine compliance with the code. 3. All movable furniture should be removed between November 1 and March 31 each year. Attachments: • Application • Applicant narrative • Location maps • Planning consultant memorandum (July 30, 2013) • Plans • West Metro Fire memorandum (July 17, 2013) • Design and Review meeting notes (July 18, 2013) • Application log Planning Case Report 13 -05 Page 10 8/7/13 9 N) a PLANNING APPUCATM TO PIAMMING COMMISWN AND CITY COUNCIL City of New Elope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No. df 1- U Planning deadline Receipt No. Received Basic Fee Deposit PUd .�� ... - � Cud Name of Applicant: `� D d P r 7 �J D 55 G / C Phone: Z - 7V/ - d Z 3 ] fi Applicant Address /� _ 1 Z Z c) ys ��L / • /Uew /&A AL LrZ A 44y A-lo Street Location of Property:. 7 7 5 �� ^a 756 'Z _ � Legal Description of Property. I-of 1. jql„ek1 A/aul OWNER OF RECORD: Name: s Home Phone, Worts Phone: - ,&-z --2- Fax: 5k -- -3 =- Applicant's nature of Legal or Equitable Interest: Type of Request: (pertaining to what section of City Code) O ��' � � ,GCve %or+��••. f 1 -e It vi e w, C ho,,c s Please outline Description of Request: (use additional pages if neoessary) -� ee- �f 14 z - e, 1 Why Should Request be Granted: (attach narrative to application farm if 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-pity mana has the rig ht to mui re additional p . The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional re " e ensions are approved by the applicant in writing. The Community Development D a e will y you of all meetings. 4 CA Signed: raV t '+1U yr /� 1 Aw r Jrc.al 1= r li ty nalFW) icant Other than Owner (prin or type) Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required Date of Design & Review Meeting: FOR CITY USE ONLY Yes ✓ No - -' Required Yes Na Required Yes,,_ Nq_ Required Yes No Required Date of Planning Commission Meeting; Approved: _ Denied: By Planning Commission on: Approved_ - Denied: By City Council on: --� Subject to the following conditions: Goose Egg's Deli & Diner Robert Gossard Village on Quebec 7554, 7558, 7562 42 Avenue North New Hope, Mn Application to Planning Commission and City Council Supplement Type of Request I am requesting a Planned Unit Development, a Conditional Use Permit and a Site Plan Review from the City of New Hope. Please outline the Description of Request I am opening up a new restaurant and sandwich shop at 7554, 7558, 7562 42 Avenue North. The total square footage for all 3 sites is 3687 sf. The current site plan of the Village on Quebec development allows 2 bays to be used for food. Mountain Mudd coffee shop, located at 7530 42 has one bay which leaves 1 more bay available. Because I need 3 bays for my food establishment I will need to amend the site plan to add 2 more bays for my use. Because I am requesting 2 more bays for food use, I will need an additional 15 parking spots. I am requesting a conditional use permit for off -site parking at Truax Company, 4300 Quebec Avenue North. I am requesting a site plan review to add outdoor seating in front of the restaurant. I plan to use 2 parking spots to seat 5 two top tables for a total of 10 seats. The outdoor seating will be similar to Mountain Mudd's coffee shop outdoor seating area. Why should the request be granted? Village on Quebec was built in 2006 and currently only 25% of the site is leased. Also, directly to the north of the property, the Sunshine Factory Restaurant and Bistro, 7600 42 Ave North is moving to Plymouth which will leave a huge gap in the area. Goose Egg's Diner & Deli will be the anchor this area needs and it will be a draw for new businesses in the development. ,fib -tvaa 4500 4509 4500 4541 -� I I � I �I �I � �I �� �� I �� ••:� � 4501 4425 Z W 9 n lVE N NORTHWEST ASSOCIATED CONSULTANTS, INC. E 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan ners @nacplanning.com MEMORANDUM TO: Curtis Jacobsen FROM: Emily Shively /Alan Brixius DATE: July 30, 2013 RE: New Hope — Goose Eggs Planned Unit Development Amendment and review for parking performance, Site & Building Plan Review, Conditional Use Permit, and Administrative Permit; 7554, 7558 and 7562 42 Ave. N. FILE: 131.01-13.03 BACKGROUND The applicant is proposing to open Goose Egg's Deli & Diner in the Village on Quebec shopping center. The restaurant will occupy three retail bays in the shopping center for a total of 3,687 square feet. The PUD conditions allow for two bays to be used for restaurant purposes (one bay is currently occupied by Mountain Mudd Espresso Caf6); additional restaurant use requires a PUD amendment and site and building plan review to evaluate parking performance on the site. The proposed use requires more parking than can be accommodated on site so the applicant has requested a conditional use permit for off -site parking. Goose Egg's Deli & Diner is also proposing converting two parking spaces in front of the restaurant for outdoor dining similar to the space utilized by Mountain Mudd Espresso Cafe. APPLICATIONS To facilitate this proposed development, the following applications were required: • Planned Unit Development Amendment • Site and Building Plan Review • Conditional Use Permit for Off -Site Parking • Administrative Permit for Outdoor Dining The following exhibits are attached for reference: Exhibit A Site Plan Exhibit B Outdoor Dining Plan Exhibit C Floor Plan PLANNED UNIT DEVELOPMENT AMENDMENT In 2006, a PUD was approved for the Quebec Village shopping center and office building at 7500 — 7528 42 " Avenue North. At this time, a conditional use permit was also approved for shared parking across the site with one condition stating that use of more than two tenant bays for restaurant/cafe uses requires site and building plan review to evaluate parking performance on the site. Goose Egg's Deli and Diner has submitted a proposal to locate in three vacant tenant bays in the Quebec Village shopping center. One tenant bay is currently occupied by Mountain Mudd Espresso Cafe. Parking calculations show a need for more parking than the site provides assuming existing and proposed uses and full tenant capacity in Quebec Village. The applicant is pursuing a lease agreement to provide additional parking. The commission may decide to require the signing of the lease agreement as a condition for approval. This issue is discussed further below. SITE AND BUILDING PLAN REVIEW The applicant is proposing to utilize three tenant bays at the northern end of the existing Quebec Village Shopping Center. Goose Egg's Deli and Diner will have a sandwich shop for quick -order service and a diner for extended service, including sales of beer and wine. The applicant will be required to obtain all necessary permits and inspections prior to opening. Outdoor Dining The applicant has also proposed converting two parking stalls in front of the restaurant for outdoor dining use. New concrete curbing and surfacing would raise the area to the level of the existing sidewalk (similar to the existing outdoor seating for Mountain Mudd Espresso Cafe at the south end of the shopping center). Fencing and planters would surround the dining area to provide separation from the sidewalk and parking lot. This issue is discussed further below in the section related to the required administrative permit. Parking The three tenant bays would have 19 parking stalls provided at the 1:200 retail ratio. The following table provides the parking calculations for the restaurant use: Proposed Restaurant Square Feet Parking Ratio Parking Stalls Kitchen 492 1:80 6 Storage 260 1:1500 1 Office /restroom 486 10% Exemption Dining 1,499 1:40 37 Sandwich shop 931 1:40 23 TOTAL 3,668 68 If the outdoor dining area is approved, the additional square footage for dining use and the loss of two parking stalls add another nine stalls to the total parking requirement for this use (77 total parking stalls). The Village on Quebec PUD originally provided 42 parking stalls in excess of what was required; of these, 17 may be associated with the existing coffee shop use. Another new 2 tenant in the office /retail building on the site, Hope Health Care, will not be using all of the parking available and has an excess of 12 spaces. With the current and proposed uses, the site is still short 12 parking spaces after the site -wide excess parking is factored in. While there is currently plenty of parking available at the Village on Quebec shopping center due to vacancies in the shopping center and retail /office building, provision may be needed for off -site parking should the Village reach tenant capacity. The applicant is pursuing a lease agreement with Truax Company at 4300 Quebec Ave. N. north of the shopping center. CONDITIONAL USE PERMIT FOR OFF -SITE PARKING A conditional use permit is required for the provision of off -site parking. Permit conditions require that the off -site parking be located not more than 300 feet from the main entrance, access from the off -site parking to the use being serviced be provided, and a lease agreement be approved by the city council. The applicant must submit a site plan for the proposed off -site parking showing location and configuration. It is recommended that the off -site parking be utilized for employee parking to allow for customer parking closer to the restaurant. ADMINISTRATIVE PERMIT FOR OUTDOOR DINING Outdoor dining as an accessory use to a restaurant may be granted by administrative permit. The applicant has submitted a site plan for 16 seats surrounded on three sides by a temporary decorative fence and planters separating the seating from the existing sidewalk. A fence detail should be provided indicating fence height and materials. It is unclear whether the outdoor dining will be used by the full service portion of the restaurant or provided for use by sandwich shop patrons. The applicant should provide clarification as this may be an issue if beer or wine will be consumed in the outdoor dining area (access to the outdoor dining area will be from the existing sidewalk without a direct connection from the principal building as required for full service in an outdoor dining area). The proposal meets all other conditions of this section. All movable furniture should be removed between November 1't and March 31 each year as required. RECOMMENDATION This proposal will bring an active use to fill existing vacant tenant bays in the Quebec Village Shopping Center and may help to invigorate this commercial node in the city. PUD Amendment Based upon the site and building plan review and parking performance assessment, we are recommending approval of the PUD amendment to allow for the use of more than two tenant bays for restaurant use. This approval may be conditioned upon the establishment of an off - site parking agreement to be put in use when the restaurant opens or at such time as site -wide tenant occupancy demonstrates demand for additional parking. Site and Building Plan Review The site and building plans do not alter the exterior of the existing structure with the exception of the proposed outdoor dining area. We are recommending approval of the site and building plan with the following condition: 1. The applicant must obtain all required building permits and inspections prior to opening. Conditional Use Permit for Off -Site Parking Based upon the analysis of parking performance on the site, we are recommending approval of a conditional use permit for off -site parking with the following conditions: 1. The applicant must submit a site plan for the proposed off -site parking showing location (within 300 feet of the restaurant entrance) and configuration of 15 parking stalls. 2. The off -site parking be utilized for employee parking to allow for customer parking closer to the restaurant. 3. The lease agreement be approved by the city council and run with the restaurant lease. Administrative Permit for Outdoor Dining If approvals are granted to address the parking performance on the site and it is determined that the additional impact of nine spaces generated by the proposed outdoor dining area is acceptable, we recommend approval of an administrative permit for outdoor dining based on the following conditions: 1. The applicant must clarify whether the outdoor dining area is for use by take -out patron or associated with the full - service restaurant. A determination may be made by staff as to whether the proposed location for outdoor dining meets the standards required for the use. 2. The applicant shall provide a detail of the proposed fence to determine compliance with the code. 3. All movable furniture should be removed between November 1 st and March 31 each year. 4 z w — 1 0 co m to —4 > m >9z i> z G) U) 0 m cn Iq Elul Z I I nf 03413338 rT14 co z ,Q 7A -n 11 ni lr A ILIF Ir klr%r 1 I in 00 co 0 ot tJ O TEMPORARY DECORATIVE FENCE GOOSE EGGS - PROPOSED PATIO LAYOUT 16 SEATS. VEW RAISED CONCRETE PATIO KITH CURB AND APRON TO MATCH XISTING SIDEWALK. 5 T y II t O www.studiamarchitects.net TEMPORARY DECORATIVE DI Ald"MDC FENCE f r f I 1� GOOSE EGGS - PROPOSED PATIO LAYOUT 16 SEATS, VEW RAISED CONCRETE PATIO NITH CURB AND APRON TO MATCH EXISTING 31DEWALK. • Decorative lattice panels can be assembled \ to define and design your patio space. W StabiC¢ed to resist fading. • Made of 100% plastic resin, a naturally weather resistant material. • The post and base can be filled with water t or sand for extra stabitlty_ I • The base can also be anchored to the 1 ground. I • Easily removable for storage at the and of the season. • Can be power washed for easy cleaning. Will not rust or splinter_ No painting, sanding / or refinishing necessary. 3'10 I 38fd- :: :�:� , � • iii :• 5'3W { I :'TPY'I I Y" is' � T � 5 r u a r O www.studiomarchitects.net 3' "ell r� ww AV � 16� .s" *r +P ,# iw dab '01MAL lots met i 4. Verification of the fire wall rating between your restaurant and the existing business shall be provided. If the rating is not sufficient; you shall upgrade the fire wall. Neighbors 5. A Certificate of Occupancy ensuring that all work or alterations within the building, zoning requirements, conditional use permits, environmental SE�r virrg health licenses, etc. have been approved by the City of New Hope shall be Neighbors obtained from the City of New Hope before occupying the tenant space. 6. A frill code review of the plans shall be required prior to issuing any permits. You can contact me at (763) 230 -7006 with any questions. Sincerely, y She y o Deputy Fire Marshal 4251 Xylon Ave N. Mew Hone, MN 55428 Voice 763.230.7000 Fax 763.230.7029 www.westtnetrofire. coin July 17, 2013 Re: Goose Eggs Restaurant Preliminary Plan Review. WFSI' MORO I have completed a preliminary plan review for Goose Eggs Restaurant to be located FIR EA_ E-SCILIF. 7554, 7558 and 7562 42 " Ave North, New Hope, MN The following requirements and DISTRICT comments are in accordance with 2007 Minnesota State Fire Codes adopted by City of New Hope Ordinance, NFPA Standards and West Metro Fire- Rescue District Serving the Cities pf Policy. H ope c t ezv h • Ne7v 1. Address numbers shall be at minimum 6 inches, of a contrasting color, and posted on both the street side and back door of the building. 2. Provide documentation for kitchen appliances, hoods and fire suppression systems; changes require city permits. The kitchen fire suppression system shall be tied to the main fire alarm panel in the building. 3. Updated keys shall be provided to West Metro Fire - Rescue District for the existing fire department lock box. 4. Verification of the fire wall rating between your restaurant and the existing business shall be provided. If the rating is not sufficient; you shall upgrade the fire wall. Neighbors 5. A Certificate of Occupancy ensuring that all work or alterations within the building, zoning requirements, conditional use permits, environmental SE�r virrg health licenses, etc. have been approved by the City of New Hope shall be Neighbors obtained from the City of New Hope before occupying the tenant space. 6. A frill code review of the plans shall be required prior to issuing any permits. You can contact me at (763) 230 -7006 with any questions. Sincerely, y She y o Deputy Fire Marshal 4251 Xylon Ave N. Mew Hone, MN 55428 Voice 763.230.7000 Fax 763.230.7029 www.westtnetrofire. coin DESIGN & REVIEW COMMITTEE July 18, 2013 Committee: Houle, Nirgude, Svendsen The Development Review Team met on July 17 to consider a request for PUD /CUP for off -site parking and site plan review. Staff: Axel, Coone, Fournier, Rader, Sargent, Wolf Consultants: Brixius PLANNING CASE: 13 -05 PROJECT: PUD /CUP, Site Plan Review ADDRESS: 7554 -7562 42nd Avenue North, Village on Quebec ZONING: CB, Community Business PROPERTY OWNER: University Auto Sales & Service LLC APPLICANT: Robert Gossard DESCRIPTION: The applicant is requesting a planned unit development (shopping center), conditional use permit for off -site parking and site plan review to complete a tenant remodel in an existing building. The space will contain a restaurant called Goose Egg's Deli & Diner. The total square footage will be 3,687 square feet. An amendment to the existing site plan is required to add more food bays to this building and also for outdoor seating. The Development Review Team was supportive of the request and had the following comments: Existing Conditions • Applicant is planning on locating into the vacant tenant space in the retail building at the Village on Quebec. • The current CUP allows for only 2 tenant bays to be occupied by a restaurant /eatery. The applicant needs to apply for a PUD /CUP amendment. • Currently, no outdoor areas are designated for outdoor dining. The applicant wishes to establish an outdoor dining area through the Site Plan Approval process. Comments • The availability of adequate parking was raised as a concern, but the applicant is requesting the joint use of adjacent: off -site parking to help with this. • The outdoor dining area will remove 2 existing parking spaces. • The site plan indicates the use of temporary fencing around the outdoor eating area. Permanent fencing will be required. • The tenant space must have proper fire rating protection from the remainder of the building. • The City only has a limited number of liquor licenses available for purchase. The applicant should determine whether one is available. ATTACHMENTS: • Application • Narrative • Plans • Maps • Planning consultant memo dated 7/15/13 • West Metro Fire memo dated 7/16/13 NOTE: REVISED PLAN DEADLINE is Friday, July 26, by 3 p.m. Planning Commission, Wednesday, August 7, 7 p.m. City Council, Monday, August 25, 7 p.m. CITY OF- NEW HOPE SPECIAL ZONING PROCEDURES APPLICATION LOG A B C D E F G H I J Appli- Applicant Date Deadline for Date 60- Date 60- Date Deadline Date city Date city cation application required day time day Applicant for city approved or sent response number Name received information limit extension was notified action denied the to Applicant Date Applicant Address by city expires expires of under application Phone sent notice of extension extension information or waiver was missing 13 -05 Robert Gossard 7/12/13 9220 45th Ave N 9/10/13 11/9/13 New Hope MN 55428 612 - 741 -6234 RE: 7554, 7558, 7562 42nd Ave 17- 118 -21 -22 -0038 Boxes A -C and E -F will always be filled out. Whether the other boxes are filled out depends on the city's procedures and the date of a specific application. A. Assign each application a number. B. List the Applicant (name, address and phone). C. List the date the city received the application. D. List the date the city sent the Applicant notice that required information was missing. If the city gives such notice, it must do so within 15 business days after 'the date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. E. To calculate the 60-day limit, include all calendar days. F. To calculate the 60-day extension, begin counting from the day following the first 60 -day limit, include all calendar days. G. The city will notify the Applicant by mail that a 60-day extension period applies to the application. (The date in Box G must come before the date in Boxes E and F.) H. List the deadline under any extension or waiver. I. The city must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.) J. List the date that the city sent notice of its action to the Applicant. It is best if the city not only takes action within the time limit, but also notifies the Applicant before the time limit expires. PLANNING CASE REPORT City of New Hope Meeting Date: Report Date: Planning Case: Petitioner: Address: Project Name: PC 13 -06 Phoebe Doan 7100 Bass Lake Road The Claws Restaurant August 7, 2013 August 2, 2013 Project Description: Remodel of existing restaurant space into new restaurant use Planning Request: Site Plan Review I. Type of Planning Request A. Site Plan Review II. Zoning Code References Section(s) 4 -35 Administration — Site plan review III. Property Specifications Zoning: CB, community business Location: Northeast corner of Maryland Ave and Bass Lake Road Adjacent Land Uses: CB, Community Business to the north, south and west, the City of Crystal lies to the east. Site Area: 0.56 acres, or 24,287 square feet Building Area: Existing: approximately 2,087 square feet Planning District: Planning District 6. The city's Comprehensive Plan does not address this area in particular. With that said, the redevelopment of an abandoned business is always favorable and is consistent with the guidance and intent of the city's Comprehensive Plan. IV. Background The Claws restaurant would like to remodel an existing building space previously occupied by Taco Bell, and is requesting a site plan review and approval from the city. The applicants are proposing changes to the exterior building finishes, relocating the entrance door, and changes to the landscaping, fencing and parking. The total square footage of the interior will remain unchanged and the outside patio space will be refurbished, but will also remain in place. Planning Case Report 13 -06 Page 1 8/7/13 V. Zoning Analysis A. Plan Description 1. Setbacks The proposed site plan review will not change the dimensions of the existing building; therefore all existing setbacks are acceptable. The applicants are proposing a black aluminum fence around the existing outdoor seating area. In order to maintain a site triangle for vehicles and pedestrians entering and exiting the property, the proposed fencing at the southeast corner of the outdoor seating area must be set back 10 feet from the property line and fencing on the south end of the patio must begin 10 feet west of the driveway entrance. 2. Circulation, Access, Traffic and Emergency Vehicle Access The remodeling of the building includes the reorientation of the front entry door from the south side of the building to the northeast corner of the building. The relocation of the front entry allows for easier patron access from the parking lot into the building. The remainder of the parking lot will remain unchanged, with free circulation and emergency vehicle access around the building. 3. Curbing, Sidewalk and Pavement The parking lot pavement is aging with signs of disrepair, but does not pose a hazard at this time. For this reason, there are no plans to update the parking lot area. The applicants are, however, proposing to reconstruct the front patio /dining area that would eliminate the current run -down and overgrown conditions. With the relocation of the entry to the restaurant to the northeast corner of the building, the applicants will also add appropriate ADA compliant curb cuts in this area for access purposes. 4. Parking The previous and proposed use of the property is for a restaurant. For this reason, the current amount of parking provided on the property would adequately service the building. The property current has 39 regular spaces and 2 handicapped accessible stalls. The only change that the applicant is proposing is to relocate the 2 handicapped accessible parking stalls closer to the relocated front entry of the building. 5. Building a. Elevation (Design, materials and color). The existing building is constructed of painted masonry units in different colors and at different heights along the building. The former Taco Bell building also utilized a chimney along the south side of the building. The applicant is proposing to remove the lower portion of the chimnev stack and repaint the masonry on the building to match the restaurant's color motif. + As an architectural design element, the applicant is proposing to construct a blue flex face over aluminum tubing to act as a pseudo - chimney on the roof and double Planning Case Report 13 -06 Page 2 8/7/13 as a wall face to attach the restaurant's signage. The blue flex face material will also be added along the top of the building to screen the currently unscreened rooftop heating and cooling units. Wall sconces will also be added along the building to add to the architectural detailing. b. Roof Top. The Zoning Code requires that the rooftop equipment shall be screened from adjacent views. Currently, the building's rooftop units (RTU) are not screened. The applicant is proposing to utilize the blue flex face building material to screen the RTUs and bring the building into compliance 6. Landscaping The proposed outdoor dining area will be fenced with an ornamental, black aluminum fence. The applicants have submitted plans that include landscaping around the perimeter of the fence to help soften the appearance of the outdoor patio space. Given that this is an existing building and development, there are no further landscaping requirements from the city. 7. Lighting Plan Existing light posts are on the property to illuminate the parking lot, etc. The applicants would also like to install strings of lights that would span across the outdoor dining space to create ambient lighting. The combination of low wattage light bulbs and a hooded arrangement should help manage glare to adjacent properties. 8. Signage The applicants are proposing to construct a chimney -like feature on the front of the building that will be internally illuminated, with the restaurant's logo affixed to the front of the structure. The applicants propose 74 square feet of wall signage, meeting the maximum allowed for the building. An existing pylon sign is located on the southwest corner of the property. The applicants will utilize this pylon sign to accommodate their freestanding signage. City code requires that all pylon signs be located no closer than ten feet from the property line. It appears as if the current sign lies closer than ten feet. Because the sign currently exists, it is considered legally non - conforming and will be allowed to be reused. Again, the proposed size of the sign appears to meet the city's requirements and will require a sign permit before installation. 9. Location of Services, Loading, Trash, Equipment and Outdoor Storage Areas The former Taco Bell restaurant utilized the north side of the building for loading, the dumpster location, etc. The proposed use will continue to use the north side of the building for these purposes. 10. Design Guideline Compliance The proposed repainting of the building and the introduction of the ilex face material as an accent material is consistent with the Design Guidelines. Planning Case Report 13 -06 Page 3 8/7/13 B. Zoning Code Criteria 1. Site plan review Modification of or additions or enlargements to a building, or buildings, accessory site improvements, and /or land features of a parcel of land that result in the need for additional parking or increase the gross floor area of the building by 25 percent or more require site plan review. The proposal will modify the outside of the building by changing the fagade, the patio area and the location of the front entryway. 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 consistent with the purposes of the Code. (3) Preservation of the site in its natural state, insofar as practicable, by minimizing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearance of neighboring developed or developing areas. Findings. The site is already developed, and preservation of its natural state 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 the building alterations 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 remodeling of the building will be more welcoming and safer for patrons and the general community. Reorienting the front door of the business to the northeast corner of the building would place the entrance in closer proximity to the parking lot area. b. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. Planning Case Report 13 -06 Page 4 8/7/13 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 use of different design elements and building materials is something that is encouraged by city staff. 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 relocation of the front door of the restaurant will accommodate patrons in a safer manner, as the entrance will be in closer proximity to the parking lot. The outdoor dining area is fenced in, with two egress access points so that patrons may leave the patio area in an emergency without having to reenter the restaurant. (6) Creation of an energy- conserving design through design, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. Findings. 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. The applicants have agreed to screen the previously unscreened rooftop HVAC units by constructing a parapet wall around the units. This will help buffer the sightlines of the rooftop units from adjacent uses. C. Design and Review Committee The Design and Review Committee met on July 18, 2013, to consider the proposal. The committee was generally supportive. D. Approval 1. Type of Approvals a. Site plan review — quasi - judicial 2. Timeline a. Date Application Deemed Complete: July 26, 2013 Planning Case Report 13 -06 Page 5 8/7/13 b. End of 60 -Day Decision Period: September 10, 2013 c. End of 120 -Day Decision Period: November 9, 2013 VI. Petitioner's Comments Petitioner's comments are attached. VII. Notification Site plan review does not require notification. VIII. Summary The Claws Restaurant is requesting a Site Plan Review in order to convert a former 'Paco Bell building into a new seafood restaurant. As part of the proposal, the applicant will be remodeling the outside of the building by repainting the building, removing the existing chimney stack and replacing it with a wall sign, relocating the front entry of the building to the northeast side, and updating the outdoor seating patio area. The proposal is consistent with the Comprehensive Plan and is also in line with the intent of the Design Guidelines. IX. Recommendation Staff recommends approval of the proposed site and building plans for The Claws Restaurant, located at 7100 Bass Lake Road. This recommendation is based on the findings that the restaurant and outdoor dining patio areas are allowed uses in the CB, Community Business, District and the proposed renovations to the building and site are in conformance with the City and Zoning Code requirements. This approval is contingent on the following conditions: 1. The applicant provide revised site plans demonstrating that fencing around the outdoor patio area has been adjusted to meet the minimum 10 -foot front yard building setback, and so as to maintain a sight visibility triangle from the front entryway and drive. 2. The proposed pylon sign may not exceed 30 feet in height when mounted on the existing pylon base. 3. The parking area must be restriped. 4. Upon installation, the illuminated signs shall adhere to illumination specific standards described in the New Hope Sign Code Sec. 3- 50(;), and all proposed signs are required to meet all general regulations as described in the same section of the code. 5. 'I ie applicants shall provide more information as to how the deteriorating condition of the surfacing on the outdoor dining patio will be improved. If they intend to resurface the patio, they shall provide a description of what surfacing material will be installed. Attachments: Planning Case Report 13 -06 Page 6 8/7/13 • Application • Planning consultant memorandum (July 31, 2013) • Location maps • Applicant narrative • Existing site plan • Plans • Current site pictures • Signage renderings • West Metro Fire memorandum (July 17, 2013) • Design and Review meeting notes (July 18, 2013) • Application log Planning Case Report 13 -06 Page 7 8/7/13 K PLANNING APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xyion Avenue North, New Hope, MN 55428 Basic Fee Deposit Case No. !'"C - j � -� Planning Deadline -7/// �- Receipt No. Received by Name of Applicant: Ph 0 C b C ,Do Phone: 12 5 E G 5 0 b Applicant br Street Location of Property: 1 4 Q G h CJ,5 5 LA, GI PID: N taw -- ope-) M Nl 65 Legal Description of Property: R e n$ ra utYan l -- - OWNER OF RECORD: Name: S" V1Mi Dom Address: 4111 fn aln Ate, K1 , t r o o V Wr, WIK, N L r ' t- Home Phone: �6 Fax: Applicant's nature of Legal or Equitable Interest: Type of Request: (pertaining to what section of City Code) � � cGtin a plan c v t Phone: ano o--J ) Please outline Description of Request: (use additional pages if necessary) A Why Should Request be Granted: Ode✓`� L DUI l ,nAri bull- Ao _ O cli , i }V n nrl ec orni base. (attach narrative to application form if 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 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department will notify you of all meetings. Signed: Fee Owner Other type name) Owner (print or type) FOR CITY USE ONLY Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Yes ,! No Required Yes No Required Yes No Required Yes No_k- Required_____ Date of Design & Review Meeting: Date of Planning Commission Meeting: Approved: Denied: By Planning Commission on: Approved: Denied: By City Council on: Subject to the following conditions: NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 7153.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: Curtis Jacobsen FROM: Alan Brixius DATE: July 31, 2013 RE: New Hope — Claws Restaurant Site Plan Review FILE NO: 131.01 — 13.05 BACKGROUND The Claw Restaurant would like to refurbish an existing restaurant site previously occupied by Taco Bell, and are requesting site and building plan review and approval from the City. The subject property is located at 7100 Bass Lake Road in the CB, Community Business District. The applicants are proposing changes to exterior building finishes, building entrances, landscaping, fencing, and parking. Total floor area in the interior of the building and an existing outdoor dining patio will remain unchanged. The following is a review of ordinance pertaining to the proposed project. ANALYSIS In the CB, Community Business District restaurants are a permitted use and outdoor dining patios accessory to a restaurant are allowed by administrative permit. Site and Building Plan Review. Trash enclosure: An existing trash enclosure will be maintained in its current location in the rear yard of the site. The trash enclosure needs to reflect the exterior appearance of the principal building post renovation. Fencing: The applicants are proposing black iron fencing around the existing outdoor patio area. Ordinance requires fencing in commercial districts to be at least 5% open and not more than 8 feet in height. The proposed fencing will provide a minimum of 5% open space and will not exceed four feet in height, meeting ordinance requirements. Zoning Ordinance Section 4- 3(d)(3)5 states "Commercial and industrial fencing may be located within the required side and rear yard setback of a lot which is behind the required front yard building setback as defined within the applicable zoning district." As such, fencing must meet the minimum front yard building setback of 10 feet. The applicants are proposing locating fencing approximately 5 feet from the front property line. As a condition of approval the applicants need to provide a revised site plan locating proposed fencing so as to maintain a minimum 10 foot setback from the front property line. The applicants are providing two 36" wide fence gates off of the patio, to be available for emergency egress purposes. The gates are located on the southeast and northwest comer of the patio. When opened the gate on the southeast comer of the patio will not extend past the four foot wide area of sidewalk adjacent to the patio, and as such will not interfere with vehicular movement along the driveway to the east. It is important that the proposed fencing does not interfere with vehicular movement in and out of the site. Zoning Ordinance requires sight triangles to be maintained from intersections on corner lots (See Sect.4- 3(c)(6)d). To maintain a site triangle at the entrance to the subject property proposed fencing at the southeast corner of the outdoor dining patio must be setback 10 feet from the front property line, and on the south end of the patio must be relocated 10 feet west of the driveway entrance. Landscaping in the form of perennials or small shrubs may be applied to the open area resulting from this adjustment in fence location. Landscaping: The applicants are proposing new perennial plantings exterior to fencing on the south end of the patio, and beneath roof overhangs on the north end of the patio. In addition, areas of existing trees and shrubs will be maintained on the site. Landscaping design is in accordance with Ordinance standards. Lighting: The site currently hosts two triple mounted and one double mounted lighting fixture, which provide light over the back parking lot and loading areas. In addition, the applicants wish to install new lighting along the building facades and within the patio area. They are proposing 12 wall -mount outdoor lanterns on either sides of windows along the east, north, and west building elevations. The aluminum wall lanterns are hooded with fogged glass, and are suitable for bulbs not exceeding 60 watts. These are cutoff lighting fixtures. The wall lantern fixtures are in compliance with Ordinance requirements for lighting height. Building mounted lights may not exceed 15 feet in height, and the proposed fixtures are approximately 6 feet above the ground. Decorative patio string lighting is to be strung between three - 3" x 3" - 10' tall posts at the south end of the patio, and the south building facade. The string lighting features are v^om posed of wrought iron shades strung along ; 16 foot brown cord, employing eight 7 -watt G40 bulbs. The combination of low wattage bulbs and a hooded arrangement should help manage glare to adjacent properties and the nearby public right of way. As proposed, the string lights will also meet the poll mounted height limitation of 25 feet or less. Signs: The applicants are proposing two signs on the subject property. They are proposing a 7'x 7' double faced illuminated pylon sign, with individual LED lit channel 2 letters on an aluminum background. The sign is to be installed on the existing pylon base. In addition, a 5'x 5' single faced illuminated wall sign with individual LED lit channel letters on an aluminum background is proposed. The wall sign is to be mounted on the south facing building wall, on what was previously the upper portion of an existing chimney. A combination of all signs on a property in the CB District may not exceed 15 percent of the total building facade fronting not more than two public streets. The south and east facades of the building on the subject property total approximately 600 square feet (excluding roof area), and the applicants are proposing 74 square feet of signage total. As such, proposed signage will not exceed 12% of the total building facades on two sides of the building, meeting ordinance area standards. The proposed wall and freestanding signs also conform to sign area standards specific to wall and free standing signs in the CB District. The Zoning Ordinance requires freestanding signs, such as the pylon sign, to be setback a minimum of 10 feet from all property lines. The proposed pylon sign will be mounted on an existing base which falls between 8 — 10 feet from adjacent property lines to the south and west. As an existing non - conforming condition, reuse of the existing pylon sign base can be allowed. The applicants have not provided the height at which the pylon sign will be mounted. The pylon sign may not exceed 30 feet in height when mounted on the existing pylon base. Upon installation illuminated signs shall adhere to illumination specific standards described in the New Hope sign code Sec. 3 -500), and both proposed signs are required to meet all general regulations in the same section of code. Utility Screening: The Zoning Ordinance requires that rooftop equipment be screened from view, and that screens shall be of durable, permanent materials compatible with the primary building materials. The applicants are proposing to construct a 48" tall flexface roof screen to hide existing maintenance and hardware equipment on the building's rooftop. The blue flexface screening will match that proposed for the wall sign mounted to the front facade of the building, and is meant to be permanent. Off Street Parking: The number of existing off - street parking spaces is not proposed to be changed. Currently the site contains 39 regular spaces and 2 handicap spaces. The applicants are proposing relocating the two handicap spaces from the front of the parking lot, at the driveway entrance, to the rear of building to be closer to the new restaurant entrance. With the relocation of parking stalls, the entire parking area should be restriped. Stall, aisle, and driveway design will remain in conformance with ordinance standards, including providing typical 8'6"x 18' stalls, and a minimum 24 ft two -way drive aisle. The parking lot is currently surfaced in bituminous, which meets ordinance requirements for surfacing. The surfacing is aging, but does not appear to have any significant pot holes or disintegration areas. Off Street Loading: The site currently designates an area for off - street loading located at the rear of building. This off - street loading area meets ordinance requirements in that it provides easy access to the public street right -of -way and has bituminous surfacing. The size of the loading area, which was previously approved by the City based on 3 building floor area, will not be impacted by proposed changes and should continue to conform to ordinance requirements. Grading & Stormwater: Grading and stormwater movement should not be impacted by proposed changes to the subject property. Building Materials: The existing building is constructed of masonry units painted in different colors at different heights along the building. The applicants are proposing repainting the existing brick exterior and wood trim in subtle colors of brown, red, and cream. The New Hope Design Guidelines suggest that brick on a facade may occupy at least 60% of the facade, which will be the case here. The applicants are also proposing wrapping the upper portion of an existing chimney on the front of the building in blue flexface, to serve as a base for the proposed wall sign. The same blue flexface material will be applied to the utility screening structure on the top of the roof. The design guidelines recommend that accent finishes such as this occupy no more than 10% of a facade, a condition which will be met given the size of the buildings facades and area of flexface application proposed. Architecture: Proposed site improvements appear to be in accordance with the New Hope Design Guidelines. The design of the building integrates diverse exterior building colors to create a defined base, middle, and top of building. In addition, the applicants will maintain existing window arrangements, including semi - circular window openings on the front of the building compromising at least 30% of the facade, and window and door openings on other sides of the building compromising approximately 20% of the facade, as recommended. Fewer window openings are provided on the north elevation of the building, however this elevation faces away from site access points and the public right away, in which case such architectural elements do not play as important a role. CB, Community Business District, Outdoor Dining Patio Use. The applicants are proposing to reuse an existing outdoor dining patio on the front (south) end of the restaurant building. The applicants were required to submit a site plan and other pertinent information demonstrating that the outdoor dining patio can continue to meet the following conditional use permit requirements for dining patios accessory to restaurants in the CB District: 1) Access to the dining area be provided only via the principal building if the dining area is a full service restaurant, including table waiting service. Comment: The patio area will be served by restaurant servers and dish- bussers. The only entrance to the patio will be via the restaurant on the front building wall. Two 36" gates are provided along proposed fencing for emergency egress purposes only. 2) The size of the dining area is restricted to 30 percent of the total customer floor 4 area within the principal structure. Comment: The patio on the subject property is approximately 60% of total customer floor area, however this is an existing condition which may be grandfathered in (according to Section 4- 3(a)(9) - Nonconforming bldg. /structures - Alterations). 3) The dining area is screened from view from adjacent residential uses in accordance with subsection 4- 3 (d)(3) of this Code. Comment. The patio area is not adjacent to residential uses. 4) All lighting be hooded and directed away from adjacent residential uses in accordance with subsection 4- 3 (d)(5) of this Code. Comment: Lighting is hooded and will not impact residential uses. 5) Pedestrian circulation is not disrupted as a result of the outdoor dining area. Comment: The outdoor patio is segregated from through pedestrian circulation by proposed fencing, and maintains a minimum 12 ft clear passage zone for pedestrians at the perimeter of restaurant. 6) The dining area is surfaced with concrete, bituminous or decorative pavers. Comment: The outdoor dining patio is currently surfaced in concrete. However, the condition of existing surfacing is poor, with several cracks and weeds coming up throughout the patio area. The applicant needs to provide more information as to how this deteriorating condition will be improved. If they intend to resurface the patio, they should provide a description of what surfacing material will be installed. 7) A minimum width of 36 inches shall be provided within aisles of the outdoor dining area. Comment: The patio design shall provide minimum 3 ft. aisles between patio elements. 8) Storage of furniture shall not be permitted on the sidewalk between November 1 and March 31. Sidewalk furniture that is immovable or permanently fixed or attached to the sidewalk shall not be subject to the storage prohibition of this section. Comment. The applicants are proposing to affix aluminum mesh tables to the patio, and as such are not required to remove the tables based on the dates described. 9) Additional off - street parking shall be required pursuant to the requirements set forth in subsection4 = 3(f) of this Code based on the additional seating area provided by the outdoor dining area. Comment: As an existing outdoor dining patio, off - street parking requirements for the patio use have already been met and should continue given the fact that neither the patio nor the interior building areas are proposed to increase in size. 10) Refuse containers are provided for self - service outdoor dining areas. Comment: The outdoor dining patio is full service. SUMMARY AND RECOMMENDATION Planning staff recommends approval of the proposed site and building plans for the Claws Restaurant, located at 7100 Bass Lake Road. This recommendation is based on the finding that the restaurant and outdoor dining patio are allowed uses in the CB, Community Business District, and proposed renovations to the building and site are in conformance with City Code and Zoning Ordinance requirements. This approval is contingent on the applicant meeting the following conditions: 1) The applicant provide revised site plans demonstrating that fencing around the outdoor patio has been adjusted to meet the minimum 10 foot front yard building setback, and so as to maintain a sight visibility triangle from the front entryway and drive. 2) The proposed pylon sign may not exceed 30 feet in height when mounted on the existing pylon base. 3) The parking area must be restriped. 4) Upon installation illuminated signs shall adhere to illumination specific standards described in the New Hope sign code Sec. 3 -500), and all proposed signs are required to meet all general regulations as described in the same section of code. 5) The applicants provide more In ormation as to how the deteriorating condition of surfacing on the outdoor dining patio will be improved. If they intend to resurface the patio, they should provide a description of what surfacing material will be installed. 2 59TH AVE N I Z 0 AVE N = I LU MOD R 4!j7 4-29 427 425 413 ;409 ;01 p m z L5 U3? of iJl M'M AVE N f I I - --- _ _ 1 ul lu Z 4 ;Q u z dc cr W uul IL '=i t a � t 1 ` Z . t •" a � -- 4- r _ _ 64TH AVE N �...�... lu f s s F t Operation hour Tue — Fri 3PM until 11PM Sat —Sun 11 AM until 11PM Monday Closed • Dining room will have 3 -4 servers on duties at all time. Patio will be served by server and dish - buster. Appetizer will be served on plastic tray with baking sheet. Main course will be served in plastic bag and paper tray with silver ware on the dinner table with table cloth and paper cover. sting Site Plan and Landscape Blue print by DovolisJohnson & Ruggieri Inc (200 9) p VT a _ £lN 17.4 �lIGMr �1L .. -e tJG hi ,,y Ave r I' I. 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Sign to have individual LED lit channel letters on an aluminum background. Copy: the CLAWS. Sign to be installed on existing pylon base. 1 - 5'x 5' single faced illuminated wall sign. Sign to have individual LED fit channel letters on an aluminum background. Copy: the CLAWS July 17, 2013 . WFS1 METRO RREAFSCUF DISTI I Serving the ritiev of •C9 ystal *Neu) Hope Re: The Claws Seafood Restaurant Louisiana Cuisine Preliminary Plan Review. I have completed a preliminary plan review for The Claws Seafood Restaurant — Louisiana Cuisine to be located at 7100 Bass Lake Road, New Hope, M.N. The following requirements and comments are in accordance with 2007 Minnesota State Fire Codes adopted by City of New Hope Ordinance, NFPA Standards and West Metro Fire - Rescue District Policy. 1. Address numbers shall be at minimum 6 inches, of a contrasting color, and posted on both the street side and back doors of the building. 2. Provide documentation for kitchen appliances, hoods, and fire suppression systems; changes require city permits. 3. All doors leading to mechanical, electrical, roof access and sprinkler riser rooms shall have signage on the door(s). 4. A fire department lock box shall be located on the building by the fre department sprinkler connection. 2007 Minnesota State Fire Code, Section 506. The order packet can be provided by the Deputy Fire Marshal. 5. There shall be a minimum two gates exiting out of the patio area; none are shown in the drawing. 6• A fire department lock box shall be located on the building by the fire Nei gbbors department sprinkler connection (The order packet is available from the Servh9 g Deputy Fire Marshal). Neigbbnss 7. There shall be no storage of any items up in the attic area of the store. 8. A full code review of the plans shall be required prior to issuing any permits. You can contact me at (763) 230 -7006 with any questions. 42 1 .51 Xylon Ave N. New fl.opc, MN 55428 Voice 763.230.7000 Fax 763.230.7029 Sincerely, I-f Shelby Wolf Deputy Fire Marshal www.wesmietrofire.coii DESIGN & REVIEW COMMITTEE July 18, 2013 Committee: Houle, Nirgude, Svendsen The Development Review Team met on July 17 to consider a request for site plan review for remodeling an existing building. Staff: Axel, Coone, Fournier, Rader, Sargent, Wolf Consultants: Brixius PLANNING CASE: PROJECT: ADDRESS: ZONING: PROPERTY OWNER: APPLICANT: 13 -06 Site Plan Review 7100 Bass Lake Road CB, Community Business MiMi Doan Phoebe Doan DESCRIPTION: The applicant is requesting site plan review for the remodel of an existing building (former Taco Bell). The building will be become The Claw's seafood restaurant. The Development Review Team was supportive of the request and had the following comments: Existing Conditions • The property is the location of the former (now vacant) Taco Bell restaurant. • The front patio is overgrown with weeds and I cracks in the concrete. • The parking lot is in tough shape and also in need of repair. Comments • The elevations indicate a remodel of the outside of the building. The use of stucco and vinyl for exterior building materials is only allowed as accents for commercially -zoned buildings. Masonry is the preferred option. • The proposed fence must meet the minimum setback requirements. • The fence must have 2 gates and must control egress only from the patio area if alcohol is intended to be served outside. • The use of the pylon sign is acceptable • The City only has a limited number of liquor licenses available for purchase. The applicant should determine whether one is available. ATTACHMENTS: • Application • Narrative • Plans • Maps • Planning consultant memo dated 7/15/13 • West Metro Fire memo dated 7/16/13 NOTE: REVISED PLAN DEADLINE is Friday, July 26, by 3 p.m. Planning Commission, Wednesday, August 7, 7 p.m. City Council, Monday, August 25, 7 p.m. CITY OF NEW HOPE SPECIAL ZONING PROCEDURES APPLICATION LOG A _ B C D E F G H I J Appli- Applicant Date Deadline for Date 60- Date 60- Date Deadline Date city Date city cation application required day time day Applicant for city approved or sent response number Name received information _ limit extension was notified action denied the to Applicant Address by city Date Applicant expires expires of under application Phone sent notice of extension extension information or waiver was missing 13 -06 Phoebe Doan 7/12/13 9/10/13 9716 Upton Ave N 11/9/13 Brooklyn Park MN 55444 651- 353 -9'173 RE: 7100 Bass Lake Road 05- 115- 21 -•53 -0011 Boxes A -C and E -F will always be filled out. Whether the other boxes are filled out depends on the city's procedures and the date of a specific application. A. Assign each application a number. B. List the Applicant (name, address and phone). C. List the date the city received the application. D. List the date the city sent the Applicant notice that required information was missing. If the city gives such notice, it must do so within 15 business days after the date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. E. To calculate the 60 -day limit, include all calendar days. F. To calculate the 60-day extension, begin counting from the day following the first 60 -day limit, include all calendar days. G. The city will notify the Applicant by mail that a 60 -day extension penoti applies tc 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: August 7, 2013 Report Date: August 2, 2013 Planning Case: PC 13 -07 Petitioner: Hope Health Care, Christiana Greene Address: 7504 - 7512 42nd Avenue North Project Name: Hope Health Care Project Description: Adult Daycare with outdoor recreation area at Village on Quebec Planning Request: Conditional Use Permit, Site Plan Review I. Type of Planning Request A. Conditional Use Permit (CUP) II. Zoning Code References Section(s) 4 -16 (e)(10) — Conditional Use Permit, Adult Daycare Facility 4 -33 Administration — Conditional use permit 4 -35 Administration — Site plan review III. Property Specifications Zoning: CB, community business Location: Northeast corner of Quebec Avenue N and 42nd Ave N, commonly known as Village on Quebec Adjacent Land Uses: CB, Community Business to the east, west and south, I, Industrial to the north. Site Area: 1.13 acres or 49,092 square feet Building Area: The proposed adult daycare will occupy five of the seven first -floor tenant bays within the 2 -story office building. The overall square footage is approximately 6,200 square feet. Planning District: Planning District 11. The Comprehensive Plan does not specifically address this area, but calls on the importance of redevelopment along 42nd Avenue in conjunction with the City Center Redevelopment. The Village on Quebec was built approximately seven years ago and has remained mostly vacant during that time. The use of this property as an adult day care would be consistent with the intended goals of District 11. Planning Case Report 13 -07 Page 1 8/7/13 IV. Background Hope Health Care has been in business since 1999, with an Adult Day Care Center in Minneapolis. The proposed center in New Hope would be the business's second location. At the New Hope Center, the clientele would range from ages 18 to 99, all with some kind of disability. 95% of the clientele, however, will be mobile. Clients are expected to stay in the center for up to 7 hours a day, and each client has a maximum of 3 days per week at the center. The City received a letter from the Minnesota Department of Human Services indicating that the facility is licensed to provide adult day care for 100 adults, however, the applicant stated that they will serve approximately 70 clients per day, each with varying arrival times and lengths of stay at the facility. Adult day care is considered a Conditional Use Permit (CUP) in the CB, Community Business District. The business will occupy five of the seven first -floor tenant bays within the 2 -story office building located at the Village on Quebec shopping center. Because the building is currently unoccupied, the applicant will need to receive a full Certificate of Occupancy for the entire building before the Hope Health Care business can open. The applicants are proposing to eliminate 5 parking stalls along the north side of the building and use that space for an outdoor recreational area for the clients. This amounts to just over 600 square feet of space. The applicants are proposing to install a decorative fence around this area and will include features such as a table with chairs and planters to soften up the space. V. Zoning Analysis A. Plan Description 1. Curbing, Sidewalk and Pavement The Village on Quebec was constructed seven years ago, with all current curbing and sidewalks built to code at that time. The applicant is proposing to convert the five parking stalls along the north side of the building into an outdoor activity area for their clients. In order to accommodate proper ingress and egress from this area, a curb cut with a slope will be cut into the existing curb along the north end of the building. 2. Parking The dope Health Care facility will be occupying five tenant bays in the office building, which is approximately 6,200 square feet in area. Given the city's minimum parking requirements of 1 stall for each 200 square feet of office and retail use, 31 parking stalls are available for the five tenant bays. Due to the nature of the business, all the clients accessing the day care center will be driven to the facility in company vans. The applicant stated that they would need a total of 14 parking stalls: 9 for staff, 3 for the company vans and 2 for visitors. Since the application also shows the removal of 5 parking stalls along the -north side of the building to accommodate an outdoor recreation area, the overall use would result in a parking impact of 19 stalls. Since 31 parking stalls are devoted for this space, the proposed use would have an excess of 12 parking stalls. Planning Case Report 13 -07 Page 2 8/7/13 3. Building a. Floor Plan. The five tenant bays used for the facility consist of 6,200 square feet. The center is broken down into various rooms for various activities for the clients, including a dining room, exercise room, game room, activity room, quiet rooms and office space for the staff. The center will have a kitchen to help prepare cold breakfasts, and to help serve catered lunches to the clients. As part of the requirement for the building to receive a complete Certificate of Occupancy (CO), the elevator will have to be in working order. However, the building owner will have to make arrangements that would limit the client and staff access of the Hope Health Care business to the second floor of the building. b. Fire Suppression/Rating. The building currently has a fire suppression system. During the process that the owner of the property will have to go through in order to obtain a full CO for the building, the city building official and the fire department will determine the type of fire rating that will be needed to separate the proposed use from the remainder of the building. 4. Landscaping and Screening The applicant is not proposing any additional landscaping, as adequate landscaping is already in place. With that said, the applicant will be installing a fence around the proposed outdoor recreational area and will include planters to help soften the appearance of this area. 5. Lighting Plan The applicant is not proposing any additional lighting for the parking lot, as adequate lighting is already in place. 6. Signage There is a comprehensive sign plan for the building currently in place. Any proposal for signage will be reviewed by city staff and is required to meet all minimum requirements. B. Zoning Code Criteria 1. Conditional Use Permit (CUP) The applicant is requesting a CUP for an adult day care per code section 4 -16 (e)(10). 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. Planning Case Report 13 -07 Page 3 8/7/13 (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. (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findings. The proposed use is very compatible with the adjacent present and future anticipated land uses. The proposed adult day care facility does not require as much on -site parking as a retail or office use would require for the same amount of space. Parking calculations versus parking needs for the business result in an excess of 12 parking stalls that can be used elsewhere within the Village on Quebec shopping center. Staff feels that this use is a great fit for the area and will help promote the shopping center as a viable space. (3) Performance standards. The proposed use conforms to all applicable performance standards outlined in the Zoning Code. Per Code Section 4 -3 (e)(10), the following conditions are required for adult day care facilities: a. Off - street parking. Adequate off - street parking and access are provided in compliance with subsection 4-3(e) of the City Code. The design and location of facility drop -off area shall not interfere with internal site circulation. FindinM As previously mentioned, 31 parking stalls have been devoted towards the proposed tenant space. Because the clients do not drive to the facility, parking is not a concern, and the center will only need 19 parking stalls. The drop -off area would not interfere with internal site circulation as a result. b. Off - Street loading. Adequate off - street loading and service entrances are provided in compliance with subsection 4 -3(f) of the City Code. All deliveries must be received at times that will not conflict with customer or employee building access or peak parking demand. Findin . The business will receive catered meals along the north side of the building, where no parking stalls are located. The building has a service sidewalk along the east side, where deliveries can be made through service doors along that side of the building. c. Outdoor recreation area. Outdoor areas for active or passive recreation shall be provided in compliance with the following requirements: (1) Each facility must provide a minim of 1,500 square feet of outdoor recreation area and must have 75 square feet of outdoor recreation area per person within the outdoor recreation area at any given time. The outdoor recreation area may be reduced for adult day care if the Planning Case Report 13 -07 Page 4 8/7/13 applicant can demonstrate that limited client mobility warrants a reduction of the outdoor recreation area. Findings As previously stated, the applicant is proposing to enclose five of the parking stalls along the north side of the building and convert the space into the outdoor recreation space. This equals approximately 624 square feet in area. Hope Health Care has proposed over 2,000 square feet of recreation, activity and exercise space inside the facility as well. Given this, staff feels that the combination of the proposed indoor and outdoor recreation spaces should be sufficient to meet the needs of the clients. (2) The outdoor recreation area shall be located in a side or rear yard, shall be subject to accessory building setbacks, and shall be fully enclosed and delineated via fencing and landscaping in accordance with subsection 4 -3(d) of the City Code. Findings The proposed outdoor recreation area will be located on the north side of the building, in the rear yard of the property. The outdoor space will be fully enclosed by a metal decorative fence on three sides and will include planters to help soften the appearance of the space. (3) No more than 75 percent of the outdoor recreation area shall be covered with an impervious surface. The surfacing material shall be subject to the approval of the city engineer. The remaining 25 percent of the outdoor recreation area shall be green space and shall be planted with grass or sod and landscape. Findings The City Code specifically allows for the reduction of the outdoor recreation area for an adult day care based on the mobility of the clients. The applicant requested that the outdoor area be of all hard surface material in order to aid in the mobility of those clients who require the aid of wheelchairs or walkers. Staff feels that this is a reasonable request, and given the size of the proposed outdoor recreation area, it makes sense to keep the area 100% hard surfaced. (4) The outdoor recreation area must be free of litter, rubbish and waste. Findings It will be up to the Hope Health Care staff to ensure that the area remains free of litter, rubbish and waste. d. Signs. All signage, information or visual communication devices shall comply with section 3 -50 of the City Code. Findings There is a comprehensive sign plan for the building currently in place. Any proposal for signage will be reviewed by city staff and is required to meet all minimum requirements. e. General conditional use requirements. The relevant provisions of section 4-33 of the City Code need to be met. Planning Case Report 13 -07 Page 5 8/7/13 f. Building and fire code. The site and facility must meet all applicable provisions of the Minnesota State Building Code and Fire Code. The city building official and fire department shall inspect the site prior to the issuance of the conditional use permit to determine compliance with this subsection of the City Code. Findings As stated previously, this building does not yet have a Certificate of Occupancy (CO). In order for Hope Health Care to begin operations, a full CO will need to be granted. The city building official and the fire department will determine what needs to be done to the building in order to issue the CO. g. State and license requirements. The structure and operation shall be in compliance with all state regulations and shall be licensed accordingly. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. Staff feels that the introduction of this use in this area will appreciate the value of the Village on Quebec shopping center and will help draw business to 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. The proposed CUP will meet all other criteria specified in the CB, Community Business district. (6) In business districts (LB, CB) a. Traffic. The proposed use will not cause traffic hazards or congestion. Findings. The proposed use is not a traffic- intensive use. The only traffic coming to the facility will be the 3 passenger vans that drop off the clients at various tunes during the day. The parking lot area and design will be able to accommodate any traffic that the proposed use generates. b. Nearby residences. Adjacent residentially -zoned land will not be adversely affected because of traffic generation, noise, glare, or other nuisance characteristics. Findings. There are no nearby residents who would be negatively affected by the proposed CUP for the adult day care business. 2. 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 proposed requests the removal of five parking spaces, which could potentially impact the remainder of the shopping center. Planning Case Report 13 -07 Page 6 8/7/13 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 in that the removal of the 5 parking stalls is in part due to a specific regulation of the Code requiring an outdoor recreation area for the adults. The outdoor recreation area will also meet the minimum requirements of the Code because it will be enclosed with the fence on three sides and landscaped. (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 fully developed. The removal of five parking stalls does not include the removal of any existing landscaping on the property. (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. The site is already fully developed. There are no plans for additions to the existing buildings. (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 site is already fully developed. 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. There are no plans for changing the building materials with the proposed site plan review. Planning Case Report 13 -07 Page 7 8/7/13 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. Although the applicant is requesting the removal of five parking stalls, it should be noted that the proposed use of the building does not create a parking - intensive environment. The property was designated 31 parking stalls and they will be using 19. Therefore, vehicular circulation will not be a problem. (6) Creation of an energy - conserving design through design, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. Findings. The site is already fully developed. (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. The site is already fully developed. C. Design and Review Committee The Design and Review Committee met on July 18, 2013, to consider the proposal. The committee was generally supportive. D. Approval 1. Type of Approvals a. Conditional Use Permit b. Site plan review — quasi - judicial 2. Timeline a. Date Application Deemed Complete: July 26, 2013 b. End of 60 -Day Decision Period: September 10, 2013 c. End of 120 -Day Decision Period: November 9, 2013 E. Petitioner's Comments Petitioner's comments are attached. Planning Case Report 13 -07 Page 8 8/7/13 F. Notification Property owners within 350 feet of parcel were notified by mail and a legal notice was published in the SunPost newspaper. Staff has not received any questions regarding the development. VIII. Summary The applicant is seeking a CUP for an adult day care located at 7504 - 7512 — 42nd Avenue. By the nature of their business, adult day cares are not intensive users of parking spaces. The five tenant bays that the proposed business will utilize was originally granted 31 parking stalls, but the applicant stated that only 19 parking stalls will be used. Staff feels that the proposed use of this space is a perfect fit for the shopping center, as there are other restaurant uses requiring a more intensive use of parking that want to occupy other tenant bays. Staff also feels that once a business occupies the vacant tenant space, more businesses will be attracted to the area. The applicant is also requesting a site plan review for the removal of five parking stalls in order to convert the area into an outdoor recreation area. Although more parking would be removed from the site, the outdoor recreation area is a requirement for adult day cares and there would be little to no impact on the parking requirements for the business. IX. Recommendation This proposal will bring an active and compatible use to the Village on Quebec commercial area where several tenant bays have been vacant since the construction of the building. Based on review of the application for a conditional use permit for an adult day care facility, staff recommends approval of the CUP with the following conditions: 1. As Hope Health Care will be the first tenant in this building, building permits will be required to gain a full certificate of occupancy for the entire building. 2. Firewall separation must be provided along the ceiling and vertical walls between Hope Health Care and the adjoining tenants. The entire facility should have a fire suppression system. 3. Access to the second floor must be secured during the time when there are no leased tenant spaces on the second floor. 4. The proposed kitchen must be approved by Hennepin County Environmental Health Services. 5. All other state and license requirements must be met. 6. Planters must be installed with the outdoor fence to provide some aesthetic relief within the outdoor recreation area. Planning Case Report 13 -07 Page 9 8/7/13 7. The business may accommodate no more than 70 clients at any one time, as specified in the petitioner's letter of request to the city. Attachments: • Application • Location maps • Planning consultant memorandum (July 30, 2013) • Applicant narrative (July 24, 2013) • Minnesota Department of Human Services Letter (July 26, 2013) • Plans • West Metro Fire memorandum (July 17, 2013) • Design and Review meeting notes (July 18, 2013) • Application log Planning Case Report 13 -07 Page 10 8/7/13 PLANNING APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No. f Planning Deadline 3 Receipt No. Basic Fee Deposit Received by Name of Applicant: H o PE HE ALTH CAP-6 Phone: Co12 - $ 22 - 1 7 2 O Applicant 7 E5LooM ioc,, - rco Ag6..So., M114MCWPOL15, MW Street Location of Property: 75oo +V' "NU6 �o. PID: 1 7 . 118' 21 22 - oo i Legal Description of Property: (FULL L rrAvjtL 0 T AVA I -AIM -) Naw HOPE Qumec k l ot-i , L iDT o02 , bLexK Do l OWNER OF RECORD: N me: r OH56 Uri 1 pru Pc Home Phone: Work Phone: W - 222 M Fax: (51. ?22 Applicant's nature of Legal or Equitable Interest: - fQ L15P66 Type of Request: (pertaining to what section of City Code) C04191TI NA L U56 f 6FM I _ 1 A VULl Voy 6 L pee- g) III Ac ' GIJ " Vi-si - F- r Please outline Description of Request: (use additional pages if necessary) L ®rwTl>l WI f-L 15F, ySEn Ad Ao 'DAY 66NI 1Z - r.9 7tA OAKS- OF VL11 4P9A13L6 AkVQL. OUP1061 IV& VA 596 kn"i5o Why Should Request be Granted: '51 L1yE W I LL 5FII4GI L I FF, - ro - MC- NI"i1� L✓G'1�G i�.i1 �K SAC 7 AN A ol.lL fi S W 1IV M PA N W W x-1 NIE0 HxK ANo Z aftg t AACAs. (attach narrative to application form if 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 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department will notify you of all meetings. Signed: Fee Owner (print or type name) ('_hr►c ar qae- Hem 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 + qequired Legal Ad Required: Date of Design & Review Meeting: Yes No Required Date of Planning Commission Meeting: Approved: Denied: By Planning Commission on: Approved: Denied: By City Council on: Subject to the following conditions: 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..mquire additional payment.. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional re ' F/ extensions are approved by the applicant in writing. The Community Development Dana will you of all meetings. 4- 71 Signed: FOR CITY USE ONLY Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required Yes No ._.._ Required Yes No_ Required Yes_ No Yes NQ Required Data of Design & Review Meeting: Date of Planning Commission Meeting: Approved: Denied: By Planning Commission on: Approved: Denied: By City Council on: Subject to the following conditions: Applicant Other than Owner (print or type) t-110 v AYE I k Um AVE N. 4480 6151 4425 7820 4301.4471 JDA78 00 4309 R N 4224 0 4220 4215 i 4210 4211 4203.4237 4200 7820 7700 4148 SCHOOL 7849 "Di DISTRICT "MIN. I OFFICES SCHOOL BUS 4124 4000 3943.3961 7524 7520 7516 7512 7508 7504 7500 4124 4116 4108 4100 Z 4300 4301 �i �i 7600 YMCA 7601 3940 3980 OUC djaija 4500 4501 4501 4425 4421 4419 4313 4305 4415 S 4315 4309 4225 4215 AUL n4216 7300 4119 4120 3996 z $ O o O `r A 4111 q r 7909 3957 4103 4061 39 4058 4059 4055 C� 3948 5949 4049 3949 3940 3941 OUER99 3940 3641 3932 3933 4039 3932 t 3924 5925 4039 HOLY 3925 3924 3925 3916 3917. 4024 NATMTY 3972 3917 3916 3917 3908 3909 z 3900 4025 = 4021 3909 3900 3901 4015 z 4018 VMS 4009 4008 . -- 7524 7520 7516 7512 7508 7504 7500 4124 4116 4108 4100 Z 4300 4301 �i �i 7600 YMCA 7601 3940 3980 OUC djaija 4500 4501 4501 4425 4421 4419 4313 4305 4415 S 4315 4309 4225 4215 AUL n4216 7300 4119 4120 4121 4109 4110 4111 4103 4104 4103 4061 4058 4059 4055 4052 4053 4049 4046 4047 4045 4042 4043 4039 4036 4039 C 4024 4031 4027 z 4022 4025 = 4021 4020 4021 3 4015 z 4018 4017 .� 4009 4008 4009 4003 3973 7351 7301 3963 3964 3925 3957 3956 3917 3951 3948 3909 3941 3940 3901 3933 9112 3927 3917 3909 3916 0 3903 731 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: FROM: DATE: RE: FILE: BACKGROUND Curtis Jacobsen Emily Shively /Alan Brixius July 30, 2013 New Hope — Hope Health Care, Conditional Use Permit for Adult Day Care; 7500 42 Ave. N. 131.01 —13.04 The applicant is proposing to utilize five tenant bays in the Quebec Village office /retail building to provide adult day care serving approximately 70 clients a day. Clients will be picked up and transported to the site by the day care provider. Breakfast and lunch will be served at the site and an outdoor area adjacent to the building has been proposed for use during warm weather. Adult day care is a conditional use in the CB, Community Business District. APPLICATIONS To facilitate this proposed development, the following application is required: • Conditional Use Permit for an Adult Day Care Facility The following exhibits are attached for reference: EXHIBIT A Site Plan EXHIBIT B Floor Plan EXHIBIT C Fence Layout and Detail CONDITIONAL USE PERMIT An adult day care facility is a conditional use in the CB, Community Business District provided that there is sufficient off - street parking and off - street loading areas, an outdoor recreation area for passive. recreation is provided and all other permitting, licensing, and building code requirements are met. Parking Hope Health Care will be occupying five office /retail tenant bays (6,200 sq. ft.) that provide 31 parking stalls (at 1:200). There are no required parking standards for adult day care; the tenant has stated that they will need a total of 14 spaces (9 for staff, 3 for company vans, 2 for visitors) and this appears to be sufficient. They have also proposed utilizing five adjacent parking spaces to provide an outdoor area for a resulting parking impact of 19 spaces for this use; 12 fewer spaces than would otherwise be utilized by retail /office tenants in this building. Loading Clients will be transported by van to the facility and will unload at the front entrance where disability parking has been provided. A noon meal will be catered and deliveries will be made at the main entrance. Hope Health Care does not anticipate any additional deliveries. Outdoor recreation area This condition requires a minimum of 1,500 square feet of outdoor recreation area with a minimum of 75 square feet per person within the outdoor area at any given time. This area may be reduced if the applicant can demonstrate that limited client mobility warrants a reduction. The applicant has submitted a site plan for a 16 foot by 39 foot area (624 sq. ft.) adjacent to the north side of the building located on five existing parking stalls for use during warm weather. The area will be fenced on three sides with a five foot tall permanent metal fence with footings. A fence detail has been provided indicating fence height, layout, and materials (meets criteria in the fencing section of the code). The space will be accessed from the west side of the building along the sidewalk to a gate via a new curb cut. An emergency exit is located at the northeast corner. The applicant will also be adding planters to enhance the outdoor area. Hope Health Care has proposed over 2,000 square feet of recreation, activity and exercise space inside the facility. The interior and exterior spaces should be sufficient for meeting the recreation needs of the clients. Licensing Hope Health Care will be a state licensed adult day care facility and will be required to comply with all state regulations. RECOMMENDATION This proposal will bring an active and compatible use to the Quebec Village commercial area where several tenant bays have been vacant. Based on review of the application for a conditional use permit for an adult day care facility, we recommend approval of the conditional use permit with the following conditions: 1. As Hope Health Care will be the first tenant in this building, building permits will be required to gain a certificate of occupancy for the entire building. 2. Firewall separation must be provided along the ceiling and vertical walls between Hope adult day care and adjoining tenants. The entire facility should have a fire sprinkler system. 3. Access to the second floor must be secured. K 4. The proposed kitchen must be approved by Hennepin County Environmental Health Services. 5. All other state and license requirements are met. 6. Planters must be installed with the outdoor fence to provide some aesthetic relief within this area. 3 HOPE HEALTH CARE 4016 BLOOMINGTON AVE MINNEAPOLIS, MN 55407 Wednesday, July 24, 2013 Hope Health Care has been in business since 1999, and we have an Adult Day Care Center in Minneapolis, at 4016 Bloomington Ave, Minneapolis, MN 55407. Our new center in New Hope will be our second location. At the New Hope Center, we will pick up the Clients each morning. Our clientele ranges from age 18 to 99 years, with some kind of disability. 95% of the clientele will be mobile. We have 3 vehicles for the pickup of Clients. A Ford E150 handicap Van, A 2006 Dodge Grand Caravan, and a 2007 Dodge Grand Caravan. All clients will dropped off at the handicap parking stalls in front of the Day Care Center. Clients are expected to stay in the center for 7 hours or under, and each client has a maximum of 3 days a week at the center, and their arrival vary. The maximum total parking needed will be 14 parking spaces, 9 for staff, 3 for company vehicles and 2 for visitors. While the clients are at the center, our staff will work with them on various activities. The 600 sq foot outdoor space will be sufficient for the Adult Day Center, since it is only needed for some outdoor seating, that will include some gardening area, so that clients can enjoy some relaxation, sun and fresh air in a safe environment. Staff will always be present in the outdoor area, when clients are there. There will be some planters with flowers in the outdoor area, with some landscaping grasses planted between the building and the patio on the north wall. The picnic area will be used in good weathers. DHS requires a staff in every area for up to 8 clients. Therefore a minimum of one staff will be at the picnic area at all times, when clients are present, and will assist clients to and from the patio area. Breakfast and Lunch will be served at the center. Meals will be served in rotation during the breakfast and lunch times. Breakfast is from 7:00a.m. to 10:00a.m., and lunch is from 12:00noon to 2:00p.m. The Center at New Hope will serve approximately 70 clients a day, based on maximum capacity These will be the schedule for the Center. 7:00a.m. - 8:00a.m. - 20 Clients 8:00a.m. - 9:00a.m. - 40 Clients 10:00a.m. - 1:00p.m. - 70 Clients 2:00p.m. - 4:00p.m. - 50 Clients Breakfast will be prepared on site, but lunch will be delivered by a catered restaurant in the area. We do not anticipate any other delivery but the food. The door access to the second floor will be closed, locked and secure at all times, to prevent access to the 2nd floor. Our staffing is 8 clients to one staff member. We expect about 2 visitors a day. Signed: Christiana Greene Program Director e 0 Minnesota Department of Human Services July 26, 2013 Zoning Administrator City of New Hope 4401 Xylon Ave N Minneapolis, MN 55428 Re: Zoning Notification of Application for Department of Human Services Program License License Number: 1065875 This is to inform you that the Department of Human Services Division of Licensing has an application for a program to be licensed under Minnesota Rules, parts 9555.9600 to 9555.9730 from Hope Health Care Adult Day Center, 7500 42nd Ave, New Hope, MN 55428 to provide adult day care for 100 adults. Issuance of this license is subject to compliance with the provisions of Minnesota Statutes, Chapter 245A. If you do not contact the Division of Licensing within 30 days of receipt of this letter, we will consider this facility to be in compliance with your local zoning code. If you have questions regarding the facility or its location, please contact Millicent Warrington or Christina Greene at 612 822 -1720. If you have any questions regarding this letter, contact Irene Gross at 651- 431 -6531 or fax information to (651) 431 -7673. Sincerely, Peggy Cunningham, Unit Manager Licensing Division Office of Inspector General sip PO Box 64242 * Saint Paul, Minnesota * 55164 -0242 * An Equal Opportunity Employer http: / /www. dhs.state. mn. us /licensing M L z t� m ul ::3 EXIST SITE I" . 40- 0- F� � o ■ o com �.■ ■ /,1/,,, i MOT FLOOR IMW SPADE .42ND AVENUE NORTH. NOM -• 1 ..`p in' 4 W ULT DAY CARE A EN EF HOPE,M#aWA I - i ®a..nw asp EXHIBIT A I! ■ " ■' i - _ ICI ■� . • !1 1� 11 i � I� t - • 1 IN �r,�, , ._ EMWAU CY DOT *^AM GTORAW s•� x �o•.s� I OPPICE SWXNW STAB ENW rM ACCM PROD OS�D L PL,4N a 3MVmb#,AgAM.WMc#,W �- 2 HOPE ADULT DAY CARE A ® Marrcy ti5.lfm' .ww 55!74 �w'e0 612.m.p 3 FwFm- 79.9263 EXHIBIT B , - | ■ I | �_ d §■ u I �| �9$ �� # ■ w � q § . \ � �. ■�g� § ��|k ; ■ _ t2 ■\ � / a _ � § } ■�| - ; m | ! .. | | HIM Mumm _ _ WN SC ; , . I | I \ j ; � / } ; | ! _ _ _ U § K w July 17, 2013 WEST 111ErR.O FIRE.- RFSC.UC L)1STR ICT Serving the Cities of • Crystal •Nc ru Hope Neighbors Serving Neighbor.- 4251 Xylon Ave N. New TTohe, MN 55428 Voice 763.230.7000 Fax 763.230.7029 Re: Hope Health Care Preliminary Plan Review. I have completed a preliminary plan review for new Hope Healdi Care Facility at the Village of Quebec Building at 42 " Ave North and Quebec Ave North, New Hope, MN. The following requirements and comments are in accordance with the 2007 Minnesota State Fire Code adopted by the City of New Hope Ordinances, NFPA Standards and West Metro Fire - Rescue Districts Policy. 1. To determine the correct occupancy rating; I will need to know the expected ambulatory and self - preservation capabilities of the adults cared for in this day care facility. This facility will either be an E or 1 -4 occupancy. 2. Full fire alarm system is required and a plan shall be submitted to the West Metro Fire- Rescue District for review and approval. 3. Address numbers shall be a minimum of 6 inches in height and of a contrasting color on the street side and all back doors of the building. 4. Updated keys shall be provided to West Metro Fire- Rescue District for the existing fire department lock box. 5. Verification shall be provided for the fire wall ratings between walls and ceilings in this building. Depending on the type of occupancy you may have upgrade the walls and ceilings. 6: Tile main lobby area and elevator shall be in a common area not a private tenant space. 7. We will have to verify that the fire sprinkler riser is not located within this tenant space. I believe the room the lire sprinkler riser is located in an exterior room. 8. There shall be no storage of any items in any vacant areas of the building. 9. A Certificate of Occupancy ensuring that all work or alterations within the building, zoning requirements, conditional use permits, envirpnmental health licenses, etc. have been approved by the City of New Hope shall be obtained from the City of New Hope before occupying the tenant space. 10. A full code review of the plans shall be required prior to issuing any pen 11. We will have to verify where the fire department connection is located. If it is located within the fenced seating area we will have to address this issue. You can contact me at (763) 230 -7006 with any questions. Sincerely, Shelby Wolf Deputy Fire Marshal www.wcstnietrofire.com DESIGN & REVIEW COMMITTEE July 18, 2013 Committee: Houle, Nirgude, Svendsen The Development Review Team met on July 17 to consider a request for a CUP for an adult day care and site plan review. Staff: Axel, Coone, Fournier, Rader, Sargent, Wolf Consultants: Brixius PLANNING CASE: 13 -07 PROJECT: CUP, Site Plan Review ADDRESS: 7504 -7512 42nd Avenue North, Village on Quebec ZONING: CB, Community Business PROPERTY OWNER: University Auto Sales & Service LLC APPLICANT: Hope Health Care, Christiana Greene DESCRIPTION: The applicant is requesting a site plan review and a conditional use permit to an adult day care to be located in a CB zoning district. The day care will utilize approximately 3/4s of the first floor of the two -story building on site. The Development Review Team was supportive of the request and had the following comments: Existing Conditions • Hope Health Care is proposing to move into a majority of the first level of the office building located at the Village on Quebec. • The building is currently just a shell and has not yet been issued a Certificate of Occupancy (CO). Comments • The Building Official indicated that the entire building will need to receive a CO prior to the applicant occupying the space. o Requires fully functioning elevators • Access to the second floor will not be allowed • The tenant space will be required to provide 1 -hour fire separation to the remaining tenant spaces in the building. The business will accommodate up to 75 patrons, who will be bused to the premises in vans. This reduces the impact of parking demands for the entire property. ATTACHMENTS: • Application • Narrative • Plans • Maps • Planning consultant memo dated • West Metro Fire memo dated NOTE: REVISED PLAN DEADLINE is Friday, July 26, by 3 p.m. Planning Commission, Wednesday, August 7, 7 p.m. City Council, Monday, August 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 notified 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 -07 Hope Health Care 7/12/13 4016 Bloomington Ave S 9/10/13 1119/13 Minneapolis 55407 Christiana Greene 17- 118 -21 -22 -0039 Boxes A -C and E -F will always be filled out. Whether the other boxes are filled out depends on the city's procedures and the date of a specific application A. Assign each application a number. B. List the Applicant (name, address and phone). C. List the date the city received the application. D. List the date the city sent the Applicant notice that required information was missing. If the city gives such notice, it must do so within 15 business days after the date in Box C.. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. E. To calculate the 60 -day limit, include all calendar days. F. To calculate the 60-day extension, begin counting from the day following the first 60 -day limit, include all calendar days. G. The city will notify the Applicant by mail that a 60-day extension period applies to the application. (The date in Box G must come before the date in Boxes E and F.) H. List the deadline under any extension or waiver. I. The city must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.) J. List the date that the city sent notice of its action to the Applicant. It is best if the city not only takes action within the time limit, but also notifies the Applicant before the time limit expires. CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING COMMISSION MINUTES July 2, 2013 City Hall, 7:00 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof; Vice Chair Schmidt called the meeting to order at 7:00 p.m. OATH OF OFFICE The oath of office was administered by Curtis Jacobsen, director of community development for newly appointed planning commissioners Wade English and Greg Gehring and they were welcomed to the Commission. ROLL CALL Present: Mikel Dumonceaux, Wade English, Greg Gehring, Jeff Houle, Sandra Hunten, Roger Landy, Christopher McKenzie, Ranjan Nirgude, Tom Schmidt Absent: Jim Brinkman, Steve Svendsen Also Present: Curtis Jacobsen, Director of Community Development, Steve Sondrall, City Attorney, Jeff Sargent, Community Development Specialist, Pamela Sylvester, Recording Secretary CONSENT BUSINESS There was no Consent Business on the agenda. PUBLIC HEARING Planning Case 13 -03 Vice Chair Schmidt introduced Item 4.1, an ordinance amending Section Item 4.1 4- 3(e)(14) of the New Hope city code establishing the requirements for bicycle parking in all commercial zoning districts, city of New Hope, petitioner. Mr. Jeff Sargent, community development specialist, explained that the Active Living Hennepin County (ALHC) initiative promotes active and healthy living, bicycling as an alternative transportation mode, safe bicycling within commercial site planning, and bicycling parking as a design standard to insure it is planned for in commercial sites. Bicycle parking requirements would only be applicable to commercial land uses at this time. The Codes and Standards Committee discussed the proposed ordinance amendment earlier this year. The committee was generally agreeable to the proposed changes, but was hesitant to require existing businesses to provide bicycle parking by a given date. The compromise was that bicycle parking would only be triggered by new site plan review applications. The proposed ordinance would require usage of bicycle racks. The placement of bicycle parking should not interfere with other on -site vehicles or pedestrian traffic. The new City Center District requires bicycle parking based on building size and the recommendation was to utilize the same standards city-wide. A building up to 40,000 square feet would require one bicycle space per 20 automobile parking spaces. A building 40,001 to 80,000 square feet would require one bicycle space per 30 automobile spaces, and a building over 80,000 square feet would require one space per 40 automobile spaces. Staff proposes that, due to the ALHC initiative, the city provide for bicycle parking throughout the entire CB, community business, district. Commissioner Houle questioned whether or not specific bicycle parking locations were part of the Design Guidelines. Mr. Sargent replied that a specific location was not written into the ordinance. Each business would be reviewed on a case -by -case basis through the site review process, with flexibility allowed for placement. Commissioner Houle stated he felt that bike racks near the front entrance of a business promoted bicycle usage. He was concerned that the city would suggest that the business provide bicycle parking in a specific location, but could not enforce it, such as the CVS at Midland Center. Mr. Sargent stressed that at the time there were no bicycle parking requirements and CVS did provide bicycle parking, although not in the location the city would have preferred. This ordinance would provide specifics that the applicant would need to follow for new construction projects. Commissioner Dumonceaux raised the question whether a business would have to provide two bicycle racks if its employees were required to park at the back of the building. Mr. Sargent replied that it may depend on the business and whether it wanted to provide two racks or have employees and customers utilize the same bicycle rack near the front entrance. Commissioner English pointed out that more space may be required for three - wheeled bicycles and whether or not there were ADA regulations regarding bicycle parking. Mr. Sargent responded that ADA parking regulations were for automobiles. The provision for bicycle parking would be above and beyond to give customers an alternate mode of transportation. It would be up to the businesses to determine whether they wanted to design bicycle parking for three- wheeled or tandem bicycles or those with a child carrier attached behind the bicycle. Commissioner Houle added that through the site plan review and building permit process there were mechanisms in place to insure accessibility would be met. Commissioner Nirgude inquired whether adjacent communities were requiring bicycle parking. Mr. Sargent stated that the requirements in the city's proposed ordinance were consistent with neighboring communities. Commissioner Nirgude suggested adding sample photos of bicycle racks and locations in the Design Guidelines for businesses to follow. He added that he was concerned for the safety of bicyclists in New Hope. Mr. Sargent stated that forums he had attended related to bicycle usage in the Twin Cities area indicated there are many trails that connect cities together If a user bikes to a place of business and there is no bicycle parking he won't bike there again. However, if the same customer drives to the same store and sees bicycle parking, he may be apt to ride his bike the next time he goes to the same destination. The purpose of ALHC is to promote alternative transportation. The city needs to be part of the solution in getting customers Planning Commission Meeting 2 July 2, 2013 to their destination. Mr. Sargent explained the bicycle to automobile parking ratio by stating a 10,000 square foot retail center would be required to provide 45 automobile parking spaces and two bicycle spaces. The ratio for a 40,000 square foot building would be 180:9; for an 80,000 square foot building the ratio would be 360:12; and a building over 120,000 square feet the ratio would be 540:14. Commissioner Houle interjected that bicycling ties in with complete streets and the work Hennepin County completed in changing Medicine Lake Road from four lanes to two and providing a wider shoulder for a bicycle lane. He suggested the city look at other means to encourage more bicycle ridership. Commissioner McKenzie initiated discussion on the minimum number of bicycle parking spaces. For example, a very small business may only need to provide one bicycle parking space, however, if a family came together, there would be nowhere for all of them to park. He stated he felt every business should provide at least two spaces or possibly four spaces. Several commissioners concurred with a minimum of two spaces. Commissioner Hunten suggested a central location for bicycle parking at a strip mall. Discussion ensued on the designs of bicycle racks and what type would be allowed. Mr. Sargent indicated this would be reviewed on a case -by -case basis. A question was raised whether other cities have minimum requirements. Mr. Sargent responded that the planning consultant had checked with various cities when he prepared the ordinance. A change could be made to have a minimum of four spaces for any building up to 40,000 square feet, with a sliding scale for larger buildings. Commissioner Nirgude stated he felt strongly that the ordinance should require bicycle parking at city facilities, such as the parks and swimming pool. Mr. Sargent stated that the Codes and Standards Committee had discussed including other areas of the city, however, decided that since the bicycle parking was initiated in the City Center District, to concentrate on all of the city's commercial areas first. In the future, the city could look at adding institutional facilities, city parks, churches, and industrial areas. Vice Chair Schmidt stated he did not feel that the city code should dictate how to run the parks. Mr. Jacobsen pointed out that most of the parks have very small buildings and the ordinance was based on building size, so only the minimum number of spaces would be required. Parks and the swimming pool would have to possibly be based on volume of users. Mr. Sargent added that bicycle parking at industrial buildings would have to be based on different standards than a commercial building. Commissioner Hunten questioned how many automobile parking spaces a bicycle rack would utilize. Mr. Sargent responded that a standard automobile stall could fit 15 bikes on a rack. If the sidewalk by the building is wide Planning Commission Meeting 3 July 2, 2013 enough, the bicycle rack could be located there. Mr. Steve Sondrall, city attorney, questioned whether the intent of the ordinance was to pertain to the square footage of the entire strip mall or if bicycle parking was to be required for each tenant in the mall. Mr. Jacobsen stated that the site plan review for a multi-tenant building would take into account the square footage of the entire building and require bicycle parking on that number and not require parking spaces in front of each tenant based on the square footage of each individual tenant bay. Vice Chair Schmidt wondered whether the ordinance would allow a business to put a bicycle rack out in spring and take it down in fall. Mr. Sargent replied that matter would have to be considered, however, there would then be enforcement issues for the city to be sure the business put the rack out every spring. He suggested that for new building construction, the site be designed to include bicycle parking, keeping in mind that it would be placed in an area that would not impede traffic or pedestrian use during the months in winter when it may not be utilized. Commissioner Houle stated he was not in favor of temporary bicycle parking stalls. The Design and Review Committee would be reviewing all new applications through the site plan review process and would look at each case. He stated he was in favor of the ordinance as written with changing to a minimum of four stalls. Mr. Sondrall clarified that every building in the R -O, R -B, LB and CB zoning districts would be required to have a minimum of four bicycle parking stalls and increase depending on building area and the number of automobile parking stalls required for that building. Mr. Sargent reiterated that the ordinance was based on total building area not individual tenant bays. There was no one in the audience that wished to speak at the public hearing. Motion by Commissioner Landy, seconded by Commissioner Houle to close the public hearing. All voted in favor. Motion carried. Motion Motion by Commissioner Landy, seconded by Commissioner Houle, to Item 4.1 approve Planning Case 13 -03, an ordinance amending Section 4- 3(e)(14) of the New Hope city code establishing the requirements for bicycle parking in all commercial zoning districts with a minimum requirement of four bicycle parking spaces, city of New Hope, petitioner. Voting in favor: Dumonceaux, English, Gehring, Houle, Hunten, Landy, McKenzie, Schmidt Voting against. Nirgude Absent: Brinkman, Svendsen Motion avvroved. Vice Chair Schmidt stated that the City Council would consider this ordinance amendment at its July 22 meeting. Planning Commission Meeting 4 July 2, 2013 COMMITTEE REPORTS Design and Review Mr. Jacobsen reported that two pre - application meetings were scheduled. Committee Committee members would be contacted if a meeting is necessary next week. Item 5.1 Codes and Standards Mr. Sargent stated the Codes and Standards memo included in the planning Committee packet was an update of what the city had done recently regarding code Item 5.2 issues and upcoming issues for the Commission to discuss. NEW BUSINESS Vice Chair Schmidt explained the subcommittees for the new commissioners and assigned Commissioner English to the Design and Review Committee and Commissioner Gehring to the Codes and Standards Committee. OLD BUSINESS Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner Houle, to Item 7.1 approve the Planning Commission minutes of March 5, 2013. All voted in favor. Motion carried. ANNOUNCEMENTS Mr. Sargent stated that the closure of the intersection at 42nd and Winnetka avenues would be delayed by two additional weeks to July 22 due to the recent storms and then one lane in each direction would be open for an additional five weeks. Mr. Jacobsen reported that the contractor was nearly complete with the demolition project at the Kmart site. City staff is waiting for developers to submit proposals for council review possibly by the end of July. The closing for the Winnetka Learning Center was delayed due to the submission of a grant application for demolition and cleanup. One stipulation of the grant was that the city could not already have purchased the property. The city received one grant in the amount of $200,000 for asbestos cleanup, and additional grant money was received from Hennepin County to complete a new Phase I and Phase II, which was required for another grant application. Two developers have submitted proposals for this site, however, a developer would not be selected until the city owns the property. Mr. Jacobsen reported that the city opened the southwest portion of the former Kmart lot for residents to take storm debris until July 15. Public works staff is in the process of picking up debris from boulevard trees. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:10 p.m. Respectfully submitted, Pamela Sylvester, Recording Secretary Planning Commission Meeting 5 July 2, 2013