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060314 Planning
1® CALL TO ORDER 2. ROLL CALL City Hall, 4401 Xylon Avenue North Tuesday, June 3,20 14 7:00 p.m. 4. PUBLIC HEARING 4.1 PC 14-06, Request for a conditional use permit to convert a warehouse into a self -storage facility, known as Park Place Storage, 4630 Quebec Avenue North, Paul Jorgensen, petitioner ® COMMITTEE REPORTS 5.1 Design and Review Committee — next meeting June 12, 2014, 7:30 a.m. (if needed) 5.2 Codes and Standards Committee — next meeting June 11, 2014, 5:30 p.m. 6. NEWBUSINESS 7® OLD BUSINESS 7.1 Approve April 1, 2014, Planning Conunission Minutes ® ANNOUNCEMENTS Nanning Commission Guidelfnes 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 V, rw vaffect-the surrounding neighborhood. The Planning Commission holds informal public hearings on Yanct use pro.,posa 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 win be used by the Council, along with the Planning Commission's recommendation, in reaching its decision. To aid in your understanding and to facilitate your comments and questions, the Planning Commission will utilize the following procedure: 1. The Planning Commission Chair will introduce the proposal. 2. City staff will outline the proposal and staffs recommendations and answer any questions from the 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 is to speak to so indicate by raising their hands. The chair may seta time limit for individual questions/comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions/comments. 5® When recognized by the chair, the person wishing to speak is as 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 ®. 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 hearin& the Planning Commission will discuss the proposal and take appropriate action. A. If the Planruing Conurdssion 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 nex',. Meeting Date: June 3, 2014 Report Date: May 29,2014 Planning Case: PC 14-06 Petitioner: Paul Jorgensen Address: 4630 Quebec Avenue N. Project Name: Park Place Storage Project Description: Warehouse conversion to self storage Planning Request: Conditional Use Permit 1. Type of Planning Request A. Conditional Use Perrnit (CUP) IN. Zoning Code References Section(s) 4-33 Administration — Conditional use permit 4-20 (e)(15) — Warehouse conversion to self storage III Property Specifications Zoning: Location: Adjacent Land Uses: Building Area: L Industrial East side of Quebec Ave, south of 49th venue Industrial to the north and south, single-family residential to the east, Sunnyside Park to the west 3.1 acres, or 135,039 square feet Approximately 61,943 square feet Planning District 9N. The Comprehensive Plan supports business condominium conversion in this area® Planning Case Report 14-06 Page 1 6/3/14 fi I=M The applicant is requesting a Conditional Use Permit (CUP) to convert an existing 61,000 square foot warehouse building into a self storage facility. The building, located at 4630 Quebec Avenue, was the location of the former Twin Cities Poultry plant that has recently shut down. The applicant owns Park Place Storage, which in creating storage condominiums. Unlike other self storage facilitie specializess, the proposed use would allow customers to purchase the storage space rather than rent the space. The 61,000 square foot building will be divided into approximately 35 units. Each unit will range in size from 600 to 4,000 square feet in area, and will sell from $100 to $125 per square foot. The site will have a full-time manager/caretaker on site and will also have a security system, including indoor and outdoor cameras, service door key fobs, garage door remotes, as well as individual security systems for Because the units will be individually owned, an association of owners will be formed and By -Laws will be adopted to ensure the upkeep of the building and surrounding grounds. The By -Laws will also restrict the types of materials that can be stored in the units, prohibiting such items as hazardous or toxic materials, The outside grounds areas will be updated and cleaned up, with new landscaping installed, and the existing landscaping trimmed and tidied, The association will be responsible for the on-going maintenance of the grounds, including R4. needed on the property. As part of the development proposal, the existing building will have some slight modifications. This includes a new front entryway, the repainting of the building, the reconfiguration of the access points onto Quebec Avenue, and the installation of a new rain garden along the south side of the property. The use of the building is changing, but there are no proposals to expand the building at this time. For this reason, all existing setbacks will remain the same. Currently, there are two driveway access points to Quebec Avenue along the south side of the property, and one along the north side. The proposed plans indicate the removal of the northern access point and one of the southern access points in order to better accommodate the building as a storage facility. 'MoMalwA m of vehicles through be ntrolled -way traffic flow lk -je z9t,"r1j, will coby a one system. Owners will enter the property from the southern driveway and drive around to the east side of the building. Along the east side, there will be two garage doors entering the building that lead to internal alleys that access the units. Owners will then exit the building and enter Quebec Avenue from newly constructed driveways. Planning Case Report 14-06 Page 2 6/3/14 The property currently does not have curbing around the perimeter of the lot, and the repurposing of the building would not require the applicant to install new curbing. However, the .iiicant is juQ3DsiAg a new rain will incorporate curbing around the area to help protect it. All other sidewalks and pavement will remain the same. am= The applicanf s site plan indicates that there will be adequate on-site parking, meeting the mum City Code requirements. It should be noted that this type of use generally does not generate intensive on-site parking needs, as it is not anticipated that all owners would be on-site at the same time. This should be taken into consideration, as the proposed parking calculations do not take into account that there will be a permanent on-site manager's residence on the property. The site plan also shows that there is currently a zero -foot setback for the parking along fli& south property line. This is an existing condition and is considered legally non-confornung. 909M 2. Floor Plan. The 61,943 square foot building will be reconfigured to accon-unodate approximately 35 for -sale storage units. As stated previously, there will be two drive aisles running through the building so that owners can gain access to their units. The second level will be used for the caretaker's residence. b. Fire Suppression. The Building Official and Fire Marshall have reviewed the plans and will work with the applicant to ensure that adequate fire suppression will be incorporated into the interior building design. c. Elevation (Design, materials and color). The building's current exterior is in need of some upkeep. As part of the proposal, the applicant will repaint the entire building and add a new entryway into the office area. The entryway will be a blue ribbedmetal siding, and a blue accent band will be also added around the top perimeter of the building. d. Roof Top. The Zoning Code requires that the rooftop equipment shall be painted tit. match the building or screened from view. Planning Case Report 14-06 Page 3 6/3/14 S_ uare Feet• gem ilium The applicanf s site plan indicates that there will be adequate on-site parking, meeting the mum City Code requirements. It should be noted that this type of use generally does not generate intensive on-site parking needs, as it is not anticipated that all owners would be on-site at the same time. This should be taken into consideration, as the proposed parking calculations do not take into account that there will be a permanent on-site manager's residence on the property. The site plan also shows that there is currently a zero -foot setback for the parking along fli& south property line. This is an existing condition and is considered legally non-confornung. 909M 2. Floor Plan. The 61,943 square foot building will be reconfigured to accon-unodate approximately 35 for -sale storage units. As stated previously, there will be two drive aisles running through the building so that owners can gain access to their units. The second level will be used for the caretaker's residence. b. Fire Suppression. The Building Official and Fire Marshall have reviewed the plans and will work with the applicant to ensure that adequate fire suppression will be incorporated into the interior building design. c. Elevation (Design, materials and color). The building's current exterior is in need of some upkeep. As part of the proposal, the applicant will repaint the entire building and add a new entryway into the office area. The entryway will be a blue ribbedmetal siding, and a blue accent band will be also added around the top perimeter of the building. d. Roof Top. The Zoning Code requires that the rooftop equipment shall be painted tit. match the building or screened from view. Planning Case Report 14-06 Page 3 6/3/14 6. Landscaping and Screening The applicant will be retaining the existing trees on the site® and will trirn them where needed® The landscape plan indicates eleven new evergreen trees in groupings along the west side of the building, which will enhance the appearance of the site from Quebec Avenue. 7. Lighting Plan The submitted lighting plan indicates that the property will be in compliance with the City Code in relation to the allowable and required foot candle readings. The applicant will be installing some lighting in the parking lot area, as wen as repositioning the wall -mounted lights to that they are directly above the overhead doors leading into the facility. 8. Signage A signage plan was not submitted with the application. All new signage will require a sign permit after staff review. 9, Location of Services, Loading, Drive-through, Trash, Equipment and Outdoor Storage Areas The existing loading docks on the south side of the building will remain with one additional overhead door installed adjacent to the office in order to provide access to a storage unit. The site does not share property lines with any residential property and an but one of the loading docks exist. 10. Grading, Drainage and Erosion Control Minimal grading will occur at the northeast comer of the lot with the removal of existing graveL concrete and bituminous paving and resurfacing with asphalt. A rain garden will be added along the south property line to aide in the filtration of rain water on the site. 11® Design Guideline Compliance The proposed redesign of the entryway is less than 25% of the total fags of the building, and is considered an accent to the overall design. For this reason, the proposed entryway and repainting of the building is compliant with the Design Guidelines. B. Zoning Code Criteria MIMW Criteria. The Planning Comrnission 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 Comn-dssion 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. Planning Case Report 14-06 Page 4 6/3/14 FindftE. Planning District 9N includes two recommendations that pertain to this application. They are: a. The City will actively promote occupancy of vacant industrial buildings in District 9. b. Business condominium conversion is a popular trend for select industrial sites in New Hope. The condominium conversion has produced some private reinvestment in the City's industrial sites and brought some new industries to the City. The City shall continue to facilitate the condominium process through planned unit developments. The City shall require specific conditions to insure code compliance, maintenance of common areas, and property owner associations that are equipped to properly manage ongoing site maintenance and future capital improvements. The proposed development accomplishes these recommendations. The use of th(-. (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findins. The proposed use of the building is consistent with allowable uses in industrial district. The common function of a storage facility is unobtrusive surrounding land uses because of the lack of continual traffic to the site. I (3) Performance standards. The proposed use conforms to all applicable performance standardod s outlined in the Zoning Ce. Per Code Section 4-20(e)(15), the conversion of a warehouse to self -storage is a conditional use with the following criteria: (a) On-site manager required. A full-time onsite manager must be employed to manage the facility, control access and supervise operations during all open hours in full compliance with the conditional use pen -nit. An exception to the full-time onsite manager may be granted for self -storage facilities that have a key pad controlled access and a comprehensive security system. The comprehensive security system shall address building access, lighting, cameras, alarm systems, and fire suppression. The security system plan shall be reviewed and approved by the city, Find!1W,s. The applicant has indicated that he will live on the premises in the second floor apartment. (b) Fire sprinkler system. The building shall be equipped with an auto -fire sprinkler system approved by the fire department adequate to protect all storage within the building. The adequacy of any existing system must be certified in writing by a qualified fire consultant acceptable to the city. Any existing system or proposed changes, certified by the fire consultant, must also be reviewed and approved by the fire department. Planning Case Report 14-06 Page 5 6/3/14 uses. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. The use of the building as a storage facility will n®t depreciate the area®s value. The applicant is proposing to upgrade the building and building grounds by adding landscaping, adding parking lot lighting, painting the building and updating the entryway. The proposed use is also an unobtrusive use and will be an excellent fit into the area. (5) Zoning district criteria. In addition to teabove general criteria® the proposed use meets the criteria specified for the various zoning districts. Findings, Staff has concluded that the proposed use complies with all other zoning district criteria. Planning Case Report 14-06 Page 6 613/14 M a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. findinY s. Staff does not think that the proposed use will generate nuisance b. Economic return. The use will provide an economic return to the commmity and be commensurate with other industrial uses for which the property could feasibly be used. In considering the economic return to the community, the planning comn-tission. and city council may give weight to the sociological impact of a proposed use, both positive and negative. 9,2 -&jxv84-2� X. j. a place to store items not easily stored at their residence. The proposed use of the building will give its owners the opportunity to more easily manage their belongings in a safe environment Being that the proposed use is also being located in a vacant building, staff is confident that there will be a positive economic return with this project. The Design and Review Committee met on May 15, 2014, to consider the proposal. The committee was generally supportive. MIEMZMN�� a. Date Application Deemed Complete: May 23,2014 b. End of 60 -Day Decision Period: July 22, 2014 zw�ffl Property owners within 350 feet of parcel were notified by mail and a legal notice was published in the SunPost newspaper. Staff has received no questions or concerns regarding the proposal. Planning. Case Report 14-06 Page 7 6/3/14 Vill. Summary Park Place Storage is requesting a Conditional Use Permit to occupy the building located at 4630 Quebec Avenue in order to convert the building into owner -controlled storage condominiums. The building will be divided into approximately 35 units and will range in price from $100-$135 per square foot. There will be a full-time manage on the property, as well as a security system. The condominium owners will enter into an association controlled by a board and governed by adopted By -Laws. The By -Laws will mandate the types of materials able to be stored in the units and will also require association fees needed forthe ongoing maintenance of the property. Based on review of the application for a conditional use permit for the conversion of a warehouse to a self -storage facility, staff recommends approval of the CUP with the following conditions: 1. Fire suppression plans are subject to review and approval by the Fire Marshal. 2. Storage of any hazardous materials, chemicals, gasoline or flammable liquids is prohibited in any storage space, except for normal household quantities. Any storage of propane tanks or flammable gases is prohibited, No more than our vehicle tires may be stored in any rental space. A rental agreement between the operator and each lessee shall be required, The rental agreement shall strictly prohibit the lessee from storing or using materials in the storage space or on the facility that are flammable or classified as hazardous or toxic under any local® state, or federal law or regulation, and from engaging in any activity which produces such materials in the storage space. 3. Any and all commercial, industrial or residential use other than storage is prohibited within the self storage facility. 4® The project landscape architect must confirm that tree protection measures will be sufficient to preserve existing trees near the proposed access drives or recommend removal and replacement of the trees if the construction impact is likely to cause tree mortality. 5. The applicant must confirm whether a new cross -access agreement will be arranged with the property tothe north. 6. The parking lot must be patched or repave d and striped according to the submitted site plans. ® The raingar den maintenance plan its be approved by the city engineer. An approved maintenance plan must be filed with the county recorder. 8® Rooftop equipment must be a complementary color to the building or painted to match the building exterior. I 9. A sign permit for the site must be submitted and approved prior to installation of any new signag" �111111 1111111�1 Planning Case Report 14-06 Page 8 6/3/14 11. Concrete landings must be installed outside each man door and kept free of snow and obstructions at all times. 13. All storage units must have fire exits to the drive aisles or the building exterior. 14. The conditional use permit shall be recorded with Hennepin County, Ma ® Planning consultant memorandum (5/28/14) * Application Applicant narrative Plans Location maps West Metro Fire memorandum (5/13/14) City Engineer (Stantec) memorandum (5/15/14) 0 Design and Review meeting notes (5/15/14) 0 Application to Planning Case Report 14-06 Page 9 6/3/14 NORT14WEST ASSOCIATED Nr r'4 11" , SII :00 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.26031 planners@nacplanning.com TO: Jeff Sargent DATE- May 28, 201-4 RE: New Hope Conditional use permit and site and building plan review for warehouse conversion to self -storage Park PlacetoleCondominiums is seeking to converta,existing warehouse at +.30 Quebec.Avenue North to :+ self -storage facility. The property is zoned I -Industrial District; warehouse conversion to self -storage is permitted via conditional use permit (Sec. 4-20(e)(15)). Change of building use requires site and building plan review (Sec. f. The applicant plans to renovate the fagade of the building, particularly corner where the building entrance, on-site manager suite, and offices will be located. Some existing overhead doors will eo vN and two new access drives through building will be "1` applicantstatedthat the60, building will contain up to approximately 35 units rangingin size from0squareo evergreen4,000 square feet. Additional site improvements include new landscaping at the office entrance, new .- M Quebec Avenue self-storagefacility in the parking lot, and new parking lot fighting. Conditional Use Permit: Performance standards for warehouse conversion to The ordinance allows for existing warehouse facilities to be converted to self -storage v conditional use permit provided the following performance standards are met (Sec. 4_ 2 0 (e) A full-time onsite manager must be employed to a. On-site manager required. manage a hours in full compliance with the conditional use petmit. An exceptiono the full- time onsite manager may be granted for self -storage facilities that have a key pad controlled access and a comprehensive tin camera 1 "' is • #, y: �, # 'y 1 �" r 2 Comment: The proposed by-laws include a prohibition on any and all commercial, industrial or residential use other than storage in the facility (Section 8.0 of the by-laws). This standard is met. e. Storage « " ge spaces must be accessible only frominterior the building. Accessibility from the exterior of the building to any storage space may be approved for self -storage facilities if the exterior access units are fully screened from all residential use and public rights-of-way per subsection 4 - Comment: The applicant has stated that all storage units will be accessed from the interior of the building. However,N loading d cks on the south siw^; of the building are proposed to remain with one storage unit apparently only accessible from the exterior of the building. As there are no residential properti adjacent to the facility, the building currently has reas visible fromQuebec ANorth,(�; off-streetexists and will be enhance Wy new evergreen tree plantings, this standard is met. " "I Sec. 4-35(d) states that the staff, planning commission and city council shall review site and building plans to ensure compliance with the following standards: (1) Consistency with the vatious elements and objectives of the city's long ran plans, including, but not limited to ' the comprehensive plan. Comment: The proposed use is permitted via conditional use permit in the District. The site and building plans have been reviewed against Vii. ConsistencyDesign Guidelines and have been found to be compliant with the applicable standards contained therein. purposes o - this II Comment: The applicant has not requested any variances from ordinance requirements and review of site and building plans (dated May 23, 2014) a compliant with performance standards in the city code. This standard is (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 b in keeping with the general appearance of neighboring developed or developin areas. Comment: The existing site will be improved with the planting of new trees alo Quebec Avenue North, new landscaping around the building entrance, and the +r 0 * O; 100" ♦110000 W WO.-Offlaropp-OTT 0 I'm 3 Floor E. The applicant's states that the 63,601square building will be d into approximately 35 o«;y,' units ranging submittedsize from 600 -la square(date14) shows the warehouse�icreate M ., appear to be 15 storage units. It may be assumed that the floor plan will may change to offer different Rhowever, all ,, it access units must have fire doorsdrives through clearbuilding or the building exterior. The floor plan as submitted is not a o how units will separated other or how permitted or excluded between units. '' The second floor contains the on-site manager's residence situated abovd the first floor office space at the southwest corner of the property. This standard is met. Comment:b. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development, applicantsy trees on the site; tree protection measures will be installed around existing trees adjacent to the new access drives on Quebec Ave.w minimize root disturbance duringconstruction; above,project lands cape architect must provide impact will be minimal or drives.recommend removal and replacement of trees near the new access evergreenEleven new proposed in groupings go:,4 the west side of the building. This should enhance the e site frorr, Quebec Ave.Closed drives " be sodded. appearanceplantings are proposed near the renovated office entrance. planters will remain near the entrance to the parking lot. This standard is c. Appropriateness of the matetials, textures, colors, and details of construction as an expression of the design concept compatibility of the same with the adjacent and neighboring structures and Comment: The applicants have submitted exterior elevations that show renovated building entrance at the southwest corner of the building (consistent with the New Hope Design Guidelineregarding visible The majority , , dg will be painted blue trim/accents. The building b. fwith acedblue ribbed metal panels with steel accent bands design 1 ,v " A do not apply percentage standards for exterior materials on industrial buildings; it may be noted that the proposed metal panels at the southwestor o, the building constitute only percent of the building "d is met. N' Adequacy vehicular, cycling and f;.. . s ul t o,;di:� walkways, interior drives and parking, in terms of location and number access points to the public streets, width of interior dtives and access points, general interior circulation, separation of pedestrian, cycling and nd convenient and, insofar as practicable,compatible tibl design of proposed buildings, structures and neighboring properties. Comment: Cross Access. The applicant agreement with the parcel to the north exists and if this will be maintain with the new use of the property, m degraded condition and striped according to the site plan (dated May 23, 2014). Ratio Square Feet Required Spaces StorageNVarehouse 1:1,500 60,323 41 Office 00 _1600 6 #; " KEW.01AED TOTAL PROVIDED 47 Spaces The applicant has not included the second floor on-site manager's residence in the parking calculations. The city may choose to require additional parking for this use; however, it is unlikely that the overall use of the property generate more parking „' y than what is currently provided 'ide :4r.. The site plan shows parking a:: dimensions1' 9'x1 ` :i4,, drive aisles in conformance with ordinance standards. There is no curbing around the existing parking lot and proposed new access drives do not r, curbing. This existing condition acceptable. Curb and gube installed around the raingarden with 3 foot curb cuts for stormwater inflotter will Two handicap accessible parking spaces have been provided near the building entrance, but it is unclear how the entrance may be accessed b an individual in a wheelchair as signage and parking appear to obstruct access to the entrance. It is recommended that the applicant shift the stripingparking near the entrance one stall width to the east and place diagonal across the parkingp' directly southof the building -kreserve open access to the office entrance. (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. Comment: The existing site will be minimally altered for the warehouse conversion to self -storage. The site will be improved with the addition of new tree plantings and a raingarden to treat stormwater runoff. This standard is itet. (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. U The proposed conversion of an existing warehouse to self -storage at 4630 Avenue North meets ordinance standards for site and building plan review and conditional use permit approval for plans and narrative dated 2014 subject to the following conditions: 11 1. Fire suppression plans are subject to review and approval by the Fire Marshal. 2. Storage of any hazardous materials, chemicals, gasoline or flammable liquids' prohibited in any storage space, except for normal household quantities. Any storage of propane tanks or flammable gases is prohibited. No more than four vehicle tires may be stored in any rental space. A rental agreement between M Cc: Chris Long Steve dral , W, APPUCA TAW 710 PLAWMGcaVAW0M MV Cffr COMUL Cfty of New Hope, 4401 Xylon, Avenue North, New Hope, MN 55428 cise a Beeic Pee Deposit Planning Devdllne--iLlq-��-. Receipt No. Rewiwdbv MR OWNER OF RECORD: Name. Aftft 6,1133 . .............. T�pa of Request: (pertalning to whrt section of City 000) �. W - �: a sv� —air- ---------- Plemee cuffine Description of Request (use additional pages if neoemry) Why Should Requast ba Granted: ME Stned: 0 iFM-4 JECC-IRM TLY MI-OMY I MEMNON note of Planning COMMICOOP By ady councal m: ..... Subject to fie follovAn g condiftm ------------ w This is a request for a Conditional er'st for 4630 Quebec ,+vNorth, New Hope, MN. This pertainingrequest is 420 e of the Industrialw e also is set forth in and regulated -sections{ performanceThe request is for this property to be converted from a warehouse to self storage units under section 4- 20 (15). The site will have a full time .. d will also have a security system including security cameras interior and exterior, service door key fobs, door individual security systems for each unit. We have contracted with Viking sprinkler to provide services in regard to fire protection ti : changes will be approved No hazardous or toxic materialstorage s storage units. No other use than interiorstorage will be allowed within the self storage facility. The storage access is accessible only from the y and will exit using a one-way system onto Quebec Avenue North. The plan is to renovate the existing facility at 4630 Quebec Av. North. The building 63,601 foot building and will be converted into approximately 35 units. Each unit will range in size from 600 square feet to 4,000 square feet. These spaces square will be two doors installed at both the East and West ends allowin�y_ The units will have garage doors and service doors off of these inside alleys. Some of the larger units on the north end of the may have restrooms if the client requests them. The interior walls will fi extend full to the deck or the ceiling and sprinklers heads will be located on the deck or at e ceiling. This conditional use request should be granted because of the overall improvement to the facility that will occur. The outside grounds will be brought back into shape with improvement to the landscaping and driveway appearance and removing all debris from the grounds. The building will be painted and the office areas will have ;A to date 41' building will be 1rI ,;'' i on the interiorand will complywith ADA and other code issues. The use of this facility will be of greater economic value and will also be very quiet and low odor which has been a + r i riffiii ILIJUL,11,11111 The following are the Bylaws (the "Bylaws") of Park Place Storage ShakopIr- Condominium Association, Inc., a Minnesota non-profit corporation (the "Association"). Association is organized pursuant to Section 515B.3-101 of the Minnesota Common ter Ownership Act (the "Act") for the purpose of operating and managing the Park Place Stora Condominiums of Shakopee. The terms used in these Bylaws shall have the same meaning they have in the Declaration of the Park Place Storage Condominiums of Shakopee "Declaration") and the Act. 2.1 Owners Defined. All Persons described as Owners in Section 1. 11 of th� Declaration shall be members of the Association. No Person shall be a member solely by virtu* of holding a security interest in a Unit. A Person shall cease to be a member at such time as thali Person is no longer an Owner. 2.2 "r, l'. Owners and Occunants. Each Owner shall register with the Secretary of the Association in writing within thirty (30) days after taking title to a Unit (i) the name and address of the Owner(s) and any Occupant(s) of the Unit; (ii) the nature of such Owner's interest or estate in each Unit owned; (iii) the address at which the Owner desires to receive notice of any meeting of the Owners, if other than the Unit address; (iv) the name and address of the secured party holding the first mortgage on the Unit, if any; and (v) the name of the Ownx, if there are multi(# I - .7le Owners of the Unit, who shalW44,tiAn-i�Foed to cast the vote with respect to the Unit. The Owner shall have a continuing obligation to advise the Association in writing of any changes in the foregoing information. 2.3 Transfers. The interests, rights and obligations of an owner of the Association may be assigned, pledged, encumbered or transferred, but only along with and as a part of the QrAi 6'r, tg ,Av 3.1 _Entitlement. Equal Votes shall be allocated to each Unit as shown on Exhibit A to the Declaration. No vote shall be exercised as to a Unit while the Unit is owned by the Association. 3.2 A.U�thori �toCgstvotg. At any meeting of the Owners, an owner included o n the such Owner's proxy, shall be entitled to cast the vote which is allocated to the Unit owned by the Owner. If there is more than one Owner of a Unit, only one of the owners may cast the vote. If the Owners of a Unit fail to agree as to who shall cast the vote, or fail to register pursuant to Section 2.2 hereof, the vote shall not be cast. 3.3 owner may cast the vote which is allocated to the Owner's Unii and be counted as present at any meeting of the Owners by executing a written proxy narniny.� another Person entitled to act on that Owner's behalf, and delivering the same to the Secretary before the commencement of any such meeting. All proxies granted by an Owner shall remain a b A written _ap antinip notice or by personally attending and voting at the meeting for which the proxy is effective; (ii) eleven (11) months after the date of the proxy, unless otherwise provided in the proxy; and (iii) the time at which the granting owner is no longer an Owner. 3.4 allot. Notices of regular or special meetings and the entire vote on any issue, except the removal of directors, may be detennined by mailed or emailed ballots and proxies, subject to the following requirements: a. The notice of the vote shall (i) clearly state the proposed action; (ii) indicate the number of responses needed to meet the quorum requirements; (iii) state the percentage of approvals necessary to approve each matter other than election of directors; and (iv) specify the time by which the ballot must be received by the Association.in order to be counted. b. The ballot shall (i) set forth each proposed action; and (ii) provide an opportunity to vote for or against each proposed action. C. The Board of Directors shall set the time for the return of ballots, which shall not be less than fifteen (15) nor more than thirty (3 0) days after the date of mailing of the ballots to the Owners. The Board of Directors shall provide notice of the results of the vote to the Owners within ten (10) days after the expiration of the voting period. d. Approval by written ballot under this Section is valid only if the number of votes cast by ballot equals or exceeds the quorum required to be present at a meeting authorizing the action, and the number of approvals equals or exceeds the number 101VIE I Moll CA! wal, k*IMAN" IWE 3.5 Vote Required. A majority of the votes cast at any properly constituted meeting of the Owners, or cast by mail or email in accordance with Section 3.4, shall decide all matters properly brought before the Owners, except where a different vote is specifically required by the Governing Documents or the Act. The term "majority" as used herein shall mean in excess of fifty percent (50%) of the votes cast at a meeting, in person or by proxy, or voting by mail, in accordance with the allocation of voting power set forth in the Declaration. Cumulative voting shall not be permitted. N"NINI'My, M111)"I" 4.1 Place. All meetings of the Owners shall be held at the office of the Association or at such other place in the State of Minnesota reasonably accessible to the Owners as may be iesignated by the Board of Directors in any notice of a meeting of the Owners. 4.2 Annual Meetings. An annual meeting of the Owners shall be held in each fiscal year on a date, and at a reasonable time and place, designated by the Board of Directors. At each annual meeting of the Owners (i) the Persons who are to constitute the Board of Directors shall be elected by the Owners pursuant to Section 6 hereof; (ii) a report shall be made to the Owners on the activities and financial condition of the Association; and (iii) any other matter which is included in the notice of the annual meetin" �y the Owners, shall be considered and acted upon at the meeting. 4.3 Special Meetings. Special meetings of the Owners may be called by the President as a matter of discretion. Special meetings of the Owners shall be called by the President or Secretary within thirty (30) days following receipt of the written request of a majority of the members of the Board of Directors or of Owners entitled to cast at least twenty-five percent (25%) of all the votes in the Association. 'Me meeting shall be held within ninety (90) days following receipt of the request. The request shall state the purpose of the meeting, and the business transacted at the special meeting shall be confined to the purposes stated in the notice. 'Me purpose for which the meeting is requested and held must be lawful and consistent with the Association's purposes and authority under the Governing ,ocuments. 4.4 Notice of Meetin s. At least twenty-one (21), but no more than thirty (30), days in advance of any annual meeting of the Owners and at least seven (7), but no more than thirty days in advance of any special meeting of the Owners, except as noted in Section 6.3 of the Declaration, the Secretary shall send to all persons who are Owners as of the date of sending the notice, notice of the time, place andagenda of the meeting, by United States mail, or by hand delivery or email as may be determined appropriate by the Board, at the Owner's Unit address or to such other address as the Owner may have designated in writing to the Secretary. The notice shall also be sent to the Eligible Mortgagee, upon request, at the address provided by the Eligible,: Mortgagee. 1ny Eligible Mortgagee shall, upon request, be entitled to designate a representative deliveredANNUAL REPORT The Board of Directors shall prepare an annual report on behalf of the Association to be mailed or ,; !; the . meeting. The report shall contain at . a. A. statement of any capital expenditures in excess of two percent (2%) of the current budget or $5,000.00, whicheveris greater, approved by the Association for t current year orsucceeding two fiscal years. b. A statement of the balance in any reserve or replacement y portion of e fund designatedfor any specified project by the Board of Directors. C. A copy of the statement of revenues and expenses for the Association's last fiscal year, and a balance sheet as of the end of said year. statement of the status of any pending litigation or judgments o which the Associationis a party. A detailed description of the insurance coverage provided by the Association, including a statement as to which, if any, of the items referred to in Section 515B.3-113, subsection (b) of the Act, are insured by the Association. f. A statement of the total past due assessments on all Units, current as of not more than sixty (60) days prior to the date of the meeting. 6.1 Number and Ouacation. The Board of Directors of this Association shall consist of three (3) to five (5) persons, who shall be Owners; provided that the number of Directors shall always be an odd number. No Member may be elected to the Board or vote as a Board Member if such Member is more than thirty (30) days past due with respect to assessments on the Member's Unit at the time the election is held. 6.2 Term of Office. The terms of office of the members of the Board of Directors shall be one, two or three years beginning on the first election held after expiration of Declarant control. Followin this first vote and the first term of each Board memb of office of 3041 MVIII gro "1t onkitnolia ffORM JIWTWQWe[q# AIRIM 6.3 Nomination. Nomination for election to the Board of Directors shall be made by a Nominating Committee if appointed by the Board of Directors, from the Board of Directors or from the floor at the annual meeting or by "write-in" if authorized by the Board. 6.4 Powers. The Board of Directors shall have all powers necessary for the administration of the affairs of the Association, and may exercise for the Association all powers and authority vested in or delegated to the Association (and not expressly prohibited or reserved to the owners) by law or by the Governing Documents. The powers of the Board of Directors shall include, without limitation, the power to: a. adopt, amend and revoke Rules and Regulations not inconsistent with the Governing Documents, as follows (i) regulating the use of Common Elements; (ii) regulating the use of the Units and the conduct of the Owners and Occupants that may jeopardize the health, safety, or welfare of other Owners and Occupants, which involves noise or other disturbing activity or which may damage the Common Elements or other Units; (iii) regulating or prohibiting animals; (iv) regulating changes in appearance of the Common Elernents., and conduct which.,: may damage the Property; (v) regulating the exterior appearance of the Property, including for example, window treatments, and signs and other displays, regardless of whether inside a Unit; (vi) implementing the Governing Documents, and exercising the powers granted by this Section; and (vii) otherwise facilitating the operation of the Property; ba adopt and amend budgets for revenues, expenditures and reserves, and levy and collect assessments for Common Expenses from Owners; C. hire and discharge managing agents and other employees, agents and independent contractors; d. institute, defend, or intervene in litigation or administrative proceedings (i) in its own name on behalf of itself or two or more Owners on matters affecting the Common Elements oro matters affecting the Property or the Association; or (ii) with the consent of the Owners of the affected Units on matters affecting only those Units; make contracts and incur liabilities on behalf of the Association; regulate the use, maintenance, repair, replacement and modification of the Common Elements and the Units; 9. cause improvements to be made as a part of the Common Elements7' h. acquire, hold, encumber, and convey in the name oft e Association any right, title, or interest to real estate or personal property, subject to the requirements of the Act for the conveyance or encumbrance of the Common Elements; i, grant public utility easements through, over or under the Common Elements, and subject to approval by resolution of the Owners at a meeting duly called, grant other public or private easements, leases and licenses through, over or under the Common Elements; impose and review any payments, fees, or charges for the use, rental or operation of Common Elements, other than Limited Common Elements;. k. impose charges for late payment of assessments and, after notice and an opportunity to be heard, levy reasonable fines for violations of the Governing Documents and the Rules and Regulations; 1. impose reasonable charges for the review, preparati M. provide for the indemnification of its officers and directors, ::f.' directors' and officers' liability insurance; n. provide for reasonable procedures governing the conduct of meetings and the election of directors; P. exercise any other powers conferred by law or the Governing Documents, or which are necessary and proper for the governance of the Association. 6.5 Meetine and Notices. An annual meeting of the Board of Directors shall be held promptly following each annual meeting of the Owners. At each annual meeting the officers of the Association (President, Vice -President, Secretary and Treasurer) shall be elected. The Board of Directors shall also meet at the following times: a. Regular meetings of the Board of Directors shall be held at least on a quarterly basis, at such times as may be fixed from time to time by a majority of the members of the Board of Directors. A schedule, or any amended schedule, of the regular meetings shall be provided to the directors. b. Special meetings of the Board of Directors shall be held when called (i) by the President of the Association; or (ii) by the Secretary within ten (10) days following the written request of any two (2) directors. Notice of any special meeting shall be given to each director not less than three (3) days in advance thereof. Notice to each director shall be deemed to be given when deposited in the United States mail postage prepaid to the Unit address of such director, or when personally delivered, orally or in writing, by a representative of the Board of Directors. C. Any director may at any time waive notice of any meeting of the Board of Directors orally, in writing or by attendance at the meeting, and such waiver shall be deemed equivalent to the giving of such notice. If all the directors are present at any meeting of the Board, no notice shall be required and any business may be transacted at such meeting. 6.6 Quorum and Voting. A majority of the members of the Board of Directors shall constitute a quorum for the transaction of business at any meeting thereof. This means if the Board consists of five persons, three must be present to constitute a quorum. A quorum, once established, shall continue to exist, regardless of the subsequent departure of any directors. Each director shall have one vote. The vote of a majority of the directors present at any meeting at which a quorum is present shall be sufficient to adopt any action. Proxies shall not be permitted. 6.7 Action Taken Without a Meeting. The Board of Directors shall have the right to take any action in the absence of a meeting which they could take at a rneeting when authorized - in a writing by all the directors. 6.8 _Vacaricies. Except for vacancies created pursuant to Sections 6.2 and 6.9 of this S I ection, a . vacancy in the Board of Directors shall be filled by a person elected within thirty (30) days following the occurrence of the vacancy by a majority vote of remaining directors regardless of the number. Each person so elected shall serve out the term vacated. 6.10 ComAensation. The directors of the Association shall receive no compensation for their services in such capacity. Directors may be reimbursed for out-of-pocket expenses incurred in the performance of their duties. A director, Owner or Occupant may upon approval by the Board of Directors be retained by the Association and reasonably compensated for goods and services famished to the Association in an individual capacity. 6.11 Fidelity Bond. Fidelity bonds or insurance coverage for unlawful taking of Association funds shall be obtained and maintained M`' in the Declaration on all directors and officers authorized to handle the Association's funds and other monetary assets. 7.1 princiRal Officers. The principal officers of the Association shall be President, a Vice President, a Secretary and a Treasurer, all of.whorn shall be elected by Board of Directors. The Board of Directors may from time to time elect such officers designate their duties as in their judgment may be necessary to manage the affairs of Association. A person may hold more than one office simultaneously, except those of Preside and Vice President. Only the President and Vice President must be members of the Board 7.2 Election. The officers of the Association shall be elected annually by the Board of Directors at its first annual meeting and shall hold office at the pleasure of the Board. 7.3 _Removal. Upon an affirmative vote of a majority of the members of the Board, any officer may be removed, with or without cause, and a successor elected, at c:_ meeting of the Board of Directors, or at any special meeting of the Board of Directors called for that purpose. 7.4 President. The President shall be the chief executive officer of the Association and shall preside at all meetings of the Board of Directors and the Association. Ile President shall have all of the powers and duties which are customarily vested in the office of president of a corporation, including without limitation the duty to supervise all other officers and to execute all contracts and similar obligations on behalf of the Association. The President shall have such other duties as may from time to time be prescribed by the Board of Directors. 7.5 Vice President. The Vice President shall take the place of the President and perform the duties of the office whenever the President is absent or unable to act. The Vice Directors. 7.6 Secretary. The Secretary shall be responsible for recording the minutes of all meetings of th� �Bod of Directors and the Association. The Secretary shall be responsible for keeping books and records of the Association, and shall give all notices required by the Governing Documents or the Act unless directed otherwise by the Board of Directors. The Board of Directors may delegate the Secretarys administrative functions to a managing agent; provided that such delegation shall not relieve the Secretary of the ultimate responsibility for the Secretary's duties. 7.7 Treasurer. The Treasurer shall have the responsibility for all financial assets of the Association and shall be covered by a bond or insurance in such sum and with such companies as the Board of Directors may require. The Treasurer shall be responsible for keeping the Association's financial books, assessment rolls and accounts. The Treasurer shall cause the books of the Association to be kept in accordance with customary and accepted accounting practices and shall submit them to the Board of Directors for its examination upon request. 'Me Tremyzei- sh?,-Jl c7mse-Al zmnies ?a,& other m*,actr.-:f zssets .#,,f tho A3&?,ci.?6*h t",e tep,tsitca hl the name of or to the credit of the Association in depositories designated by the Board of Directors, shall cause the funds of the Association to be disbursed as ordered by the Board of Directors and shall perform'all other duties incident to the office of the Treasurer. The Board of Directors may delegate the Treasurer's administrative functions to a managing agent; provided that such delegation shall not relieve the Treasurer of the ultimate responsibility for the Treasurer's duties. 7.8 Compensation. Officers of the Association shall receive no compensation for their services in such capacity. Officers may be reimbursed for out-of-pocket expenses incurred in the performance of their duties. An officer may upon approval by the Board of Directors be r,-easonably compensated for goods and services finmished to the Association in an individual capacity. OPERATION OF THE PROPERTY 8.0 Prohibited Uses. Any and all commercial, industrial or residential us other than storage is prohibited within the self storage facility. Storage of any hazardous materials,, chemicals, gasoline or flammable liquids is prohibited in any storage space, except normal househould quantities. Any storage of propane tanks or flammable gases is prohibited. No more than four vehicle tires may be stored in any rental space. Any and all commercial, industrial 01 r,res facility. — 8.1 Assessment Procedures. The Board of Directors shall annually Prepare a budget 3f Common Expenses for the Association and assess such Common Expenses against the Units zecording to their respective Common Expense liability as set forth in the Declaration. The Board oFDirectors shalf-fix We amo-THY Unit, levy the assessment and advise the Owners in writing of the assessment at least thirty (30) days prior to the beginning of the Association's fiscal year when the first assessment installment shall be due. The limits on the Board's power to fix the annual assessment shall be as set forth in the Declaration. The failure of the Board of Directors to timely levy an annual assessment shall not relieve the Owners of their obligation to continue paying assessment installments in the amount currently levied, as well as any increases subsequently levied. b. Subject to the terms of the Declaration, if an annual assessment proves to be insufficient, the Board of Directors may amend the budget and levy an additional assessment, at any time. The levy shall occur upon the date specified in the resolution which fixes the assessment. The annual budget shall include a general operating reserve, and an adequate =s 1, or and rS :�flacement of those Common Element and parts of the Units that must be maintained, repaired or replaced by tfFe Association on a periodic basis. d. The Association shall famish copies of each budget on which the assessment is based to an Owner or to any Eligible Mortgagee, upon request of such persons. 8.2a,,Annual assessments shall be due and payable in monthly installments in advance on the first day of each month of the Year Or Other period for which the assessments aremade, and special assessments shall be due when designated by the Board of Directors. All Owners shall be absolutely and unconditionally obligated to pay the assessments. No Owner or occupant shall have any right of withholding, offset or deduction against the Association with respect to any assessments, or related late charges or costs of collection, regardless of any claims alleged against the Association or its officers or directors. Any rights or claims alleged by an Owner may be pursued only by separate action. does not make payment on 'I 8.3 ub`ect to such grac- as may be est ttowner shall be obligated , pay, a late ch nstalme 7tttt& aid gdIassessment or i e I Board the Board thereof, together with all expenses, including reasonable attorneys' fees, incurred by the Board collecting any such unpaid assessment. a. If there is a default of more than thirty (30) days in payment of any assessment, the Board of Directors may accelerate any remaining installments of the assessment upon prior written notice thereof to the Owner, and the entire unpaid balance of the assessment and late charges shall become due and payable upon the date stated in the notice unless all past due amounts, including late charges, costs of collection and fines, are paid prior to said date. b. The Board of Directors shall have the right and duty to attempt to recover all assessments for Common Expenses, together with any charges, attorneys' fees ot expenses relating to the collection thereof C. Upon written request of an Owner or an Eligible Mortgagee of such Unit, notic'; of a default of more than thirty (30) days in payment of any assessment or installment of any assessment for Common Expenses or any other default in the performance of obligations by the Owner shall be given in writing to such Eligible Mortgagee. d The rights and remedies referred to herein shall in no way limit the remedies available to the Association under the Declaration or by law. 8.4 Foreclosure of Liens for Unpaid Assessments. The Association has the right to foreclose its assessment lien against a Unit for assessments imposed by the Association, as more Uly described in the Declaration and the Act. 8.5 Records. The Board of Directors shall cause to be kept at the registered office of the Association, and at such other place as the Board of Directors may determine, records of the actions of the Board of Directors, minutes of the meetings of the Board of Directors, minutes of the meetings of the Owners of the Association, names of the Owners and Eligible Mortgagees, and detailed and accurate records of the receipts and expenditures of the Association. All nAmeiytts and exyendibms ar4—yeijkw�mk shall be available for examination by the Owners and the Eligible Mortgagees upon reasonable notice and during normal business hours. Separate accounts shall be maintained for each Unit setting forth the amount of the assessments against the Unit; the date when due, the amount paid thereon and the balance remaining unpaid. 8.6 Enforcement of Obligations. All Owners and Occupants and their guests are obligated and bound to observe the provisions of the Governing Documents, the ' Rules and Regulations and the Act. The Association may impose any or all of the charges, sanctions and remedies authorized by the Governing Documents, the Rules and Regulations or by law to enforce and implement its rights and to otherwise enable it to rnanage and operate the Association. AMEtM—MENTS These Bylaws may be amended, and the amendment shall be effective, upon the satisfaction of the following conditions; 9.1 A Tproval. The amendment must be approved by owners who have authority to cast a majority [in excess of fifty percent (50%)] of the total votes in the Association, in writing rt s of the Owners, subject to any approval rights of Eligible Mo gagees a provided in the Declaration; and 9.2 Notice. A copy of the proposed amendment, and if a meeting is to be held, notice -i,— d wriers of such meetin shall be mailed by United States mail, or hand delivere , to all 0 authorized to cast votes; and 9.3 Effecthv—eDate of Amendment. The amendment shall be effective on the date of approval by the required vote of the Owners. If recorded, the amendment shall be recorded in the office of the recording officer for the county in which the Property is located. The Association shall, to the extent the alleged liability is not covered by insurance, indemnify each individual acting in any official capacity on behalf of the Association, pursuant to the provisions of Minnesota Statutes 317A.521. 11.1 Notices. unless specifically provided otherwise in the Act, the Declaration or these Bylaws, all notices required to be given by or to the Association, the Board of Directors, the Association officers or the Owners or Occupants shall be in writing and shall be effective upon hand delivery, or mailing if properly addressed with postage prepaid and deposited in the United States mail; except that registrations pursuant to Section 2.2 shall be effective upon receipt by the Association. 11.2 S (erabiht. The invalidity or imenforceability of Byl any part of these aws shall D� not impair or affect in any manner the validity, enforceability or effect of the balance of these Bylaws. 11.3 Ca tions. The captions herein are inserted only as a matter of convenience and p_ for reference and in no way limit or define the scope of these Bylaws or the intent of any provision hereof 1 Conflicts in Documents. In the event of any conflict among the provisions of Act, the Declaration, these Bylaws or the Rules and Regulations, the Act shall control m§6©« permits the documents to control. As among the Declaration, these Bylaws and Rules Regulations, ©e Declaration shall control, and as between these Bylaws and the Rules Regulations, these Bylaws shall control. 11.5 Waiver. No restriction, condition, obligation or provision contained in these BVI",4 jj"""nforce the 11.7 Fiscal Year. The fiscal year of the Corporation 2:/}}f¥« erm %« by the Board of Directors. Park Place Storage Shakopee Condominium Association, Inc. 0 General, Maintenance: • Clean out rip -rap on a 5 year cycle depending on visual inspectio • Cut grasses and perennialsSpringgrowing season sta Season:01 Replace mulch as needed on a typical 2 year cycle. I First «i andwater plantings as necessary 7establishplant ReplaceRemove dead grasses and perennials in Spring before growing season sta dead or dying Second Season: Continue ee in rain garden as necessary Replace entire rain are Ic area Remove dead grasses and perennials in Spring eere growing season starts It Replace any dead or dying plantings Third Season: * Weed and water plantings as necessary to establish plant material Remove dead grasses and perennials in Spring -"growing season starts * Replace any dead or dying Fourth• * Continue weeding rain garden as necessary Replace garden Aeplace any dead or dying plantings Fifth Season: Weed ater plantings as necessary to establish a t material Remove dead grasses and perennials in Spring ere growing seasonstarts Replace any deadr a tin s Clean out rip -rap Condit isonal Use Perm it Submittal for Existing Conditions, Site Plan, Grading & Erosion Control, Landscaping, and Details for PARK PLACE STORAGE New Hope, Minnesota Prepared for: Park Place Storage Condondnium 6415 County Road 19 Corcoran, Minnesota MW Contact: Paul Jorgensen Phone 612-670-3= Fax 8"2-4992 Prepared by P,.i-t rarriaer: 0003680.00 Ci G3 O41L SITE PLAX Gy EavoscRPE PLAN C> DETNLS CGI IE MAY 2 3 2014 I M. sm... " .Site PI - d. C-aftell L-dedepi-& PAM PLACE STORAGE --ter`' .. \ [� `�t��`��tr'� y �.ii � ctry �—,—������' cI r ��xff •� 3,.`'� d&� Ytw Ii�ll! hstlC��e til „� .., �g LU _ : , u gy p f I 9 8 t�; N3ff� Ck Now W! ( G� It{ 3 { xrssr) �xn ar y. es d r_ . »,An• --- —___-'-r<--------- I .w xecex a�wrr um��. :..,.rho. s. v,m »«•... ��. ?mp _ . 90tl dR�'NAS.HORI3 CA� — m flirk Place Stoxa! ndomlnium i.e�exrct G rwan wum�xnrn +*KK m'>tn o ar~b � ax 'vrrta� © wxe ry mfi mmsx ent m »mv mro, —«a— �»uw»acmmo ¢g} unrurvwwcu wrow G5 umx ar r rxa {$ mem xm unmv .wUwr z rnr dP ................ NOT FOR CONS'TRUMON U PA LA czaeST Gt.— TRrc COMMONS F I Iall -r WM I -mm General Site Notes site ugem =V 261, —T 1. =71. II— y ..I— �s MAII.IIII. MII, 1. 1.11 .1. TIT -- -------- J enaM —M. 0- ".'MAN'T . ..... EYJ s— -T t. -0 -T. 1-1 -T ",I. Is M.. M, =_Z, @ ITI T. -1 a, ann .1141,41— P1.1.11 ®R, —IM, T111 "a = -xv IT, — MA&I�T1.1 -1 We Key Notes 0 W % IMMMMIMT".. arwa A Tu I. IT, UZI I M.T EXISTING BUILDING SiteDeveWpivent S—D, IT 7 1 00 Site Details IT [j ITT, 1- -1 ctv> Stp Legend 77� ..jIT —1 ® t -Sm A-1 I I I i) r Y. A 0) -T T N(Yr FOR CONSTRULMON 'A ARK PLACE STORAGE avit, srrE Park Place Stborage Cas �orndominiums PLAN ............ EXISTING BUILDING FFE=.*903 __ck, w w.t—w rT A I Gmding N-tm =Mr . 111m"T '-Mw "I wr aly V1 11.11MV--.11 —IT -- lo '052 MV I Park Place Siorag 'L� ondomirdums Pzosion Cmtrol NOW I "I Y 7TWIMLM, M 1rTT1w%W1."wm1$W 41 1.41M.ITIVC =`ZTT, 015.tVL OV ILMZLMI� =j MW wn mv, --mma-m: &vmw Graffing LWd mw� rErd D R- I K111111 wur ry 0 0 NOT FOR CONSTRUCTION PARK PLACE C' STO&AGE G 0 L O tC0N=T L %PL:AN:� z ..... ..... A ! EXISTING BUILDING a — ---------- - plam sadw. --------------- - — — ------- - ----- ------- ----------- IF IPI RIM s YF 7 UJ r =111 =V-11 Tlr= 1:%ll 41=1% —IT A1.1 1s1 N. I— 111 11— IAI I Mmr= M =MV—. 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[nmt rmm[, au micro. rw ass r xs ev�n�AM ------------ �orss� a sm zr rxo,ce ow¢ twar t. mwt wm s otrw vmmwn nrnowsw xmw m+a�m .a xxn ew amxo r»sme sn,— _ a.„r� +� ouxnm em °V'ar rm rtim vwn e[a eomuo zuxme azo sm mx n ce wx �w arm eavw ettw in cm w.w� awaP1E uwaton 'y 'c ,wume {rc m w mwsxwq mx ao am vven' ww ... am nui uulm n. a's ro w oar w+n, +e xax aacn vnm � � A ��' �~ r� p n cd i x i�.� L ., �E- awtiw " ktWE. MN Q4YCFNEW ISE, MN t]TY OE NEW HOPE, MN 4fYY6t¢1N IbPE, MN NOT QfY6F BF.W FbPE, MX FOR CONSTRUMON „ o- 11°� 6NEW PETS PT Ary — a WBA am 8a STORAGE i ' Placea .1 1 io1 M r i♦ s GF f t: Calculation Summary Avg Label CalcTypa ..it Packing Illuminance Doorway 1 Illuminance Doorway 2 111uminance Doorway 3 Illuminance Doorway 4 Illuminance Dcorway 5 illuminance Doorway 6 Illuminance Doorway 7 111umcnance Deozvay B illuminances DI -ay 9 Illuminance .. .._ Doorway 10 .. Illuminance Doorway 11 Illuminance Doorway 12 Illuminance Luminaire Schedule Symbol Qty Label 15 M 10 D 2 T-1 Units Avg Max Min Fc 1.14 7.9 0,2 Fc 5.00 7.4 3.3 Fc 5.03 7.1 3.0 Fc 7.60 10.0 5.4 F. 5,25 6.5 4.0 Fc 5.33 7.5 3.1 Fc 6.00 T.7 d.1 Fc 7.38 14.0 3.3 .. .. Fc ........ 5.30 6.6 4.4 Fc ... 8.30 ._.. 144,0 4.1 Fc 5.10 _. 7.9 3.1 Fc .....__. 2.10 3.2 1.5. _. Fc . 4.25 6.7 2.6 Ait-q went Total Lamp Lumens LLF Deacziption SINGLE H.A. '1.300 M -Lite Walipack 181 Mountinq Height SINGLE N.A. 0.900 Techlight iCST3B 10' Mounting Height SINGLE N.A. 0.900 Techlight 4C8T5WB 281 Mounting Height 03, JAZ 00R.2 OVOUTM 7 oos rr '1 107 40 W7 3 �-,-Oq —Q, - - - - - - - - -- to Po Z 10. 7g ci 6-1 E 0 tj 4�2 o3 I '1 107 -1 hl 0 i ho 77 Q: Hamam-34 V 09G9W k G70ff7/W3N/7 OOG0 f N0078 '1 107 30 2NI7 '-7 °3 Ci 18* O1 08. 4 g 0 u ME Lu, +I Z Lm� UTZ 0 , ") �� � z wommommomw nt P, C) 10 CS Z' R) 10 -I r LJCa R -0 ................ '1 107 dO 3MI7 M 1. 2 1-UHON 7nN34 V amgno uY Xz .4" c, 'o WON= 1011WAVA19, mll ..................... - ------ jj PARK PLACESTORA GE �CITY SUBMITTAL 4 0 QUEBE AVEM . (Bak PROACI aNIM bags NOTES CMM .............................................................. AMKARE CODES m MAY 237.014 9vb 5L9 W+gases 5359E Yd YSY.ik93i99 Fess 85P.429iN9 x EASTroWEST SITE SECTION %a�NORTH SOUTH SITE SECTION ALIO +->o-o SECOND LEVEL FLOOR PLAN STORAGE W, BUILD�OULT PARK PLACE STORAGE 46,30 QUEBEC AVE.M. NEW HOPE, MN -- ----------------------- 1 FIRST AND SECOND "FLOOR PLAN - ------------------------ Egg 1 u� om uW um a uuu iii mwuwwu uwm uwuuw uwuuw wmuuN�oi uumuuuum w� wumw wwmmNwmmomuu i mww w mmu uuiN � m� wNUUMMUM a 3D U1AGE AT ENTRY PARK PLACE ST - NEW HOPE BURG -OUT PARK PLAC STORAGE 4630 QUEBEC AVER NEW HOPE, MN — H WE EXTERIOR ELEVATIONS CITY SUBM[TTAL aticzN tbragns swEatl-- a 3D U1AGE AT ENTRY PARK PLACE ST - NEW HOPE BURG -OUT PARK PLAC STORAGE 4630 QUEBEC AVER NEW HOPE, MN — H WE EXTERIOR ELEVATIONS CITY SUBM[TTAL oc%,--�3,11*on Map 4630 Quelcl,I)EI.:ic Averii m . dug On al N ws 40 6" a {V34On 4E2 J02 44J 4E t6 cr, V 4Lidoril' eu' "a, V- a 417 6&,e 4M YO R '4-T t amd#sRam ASTM Avg% Axid 04 4m 0A N ed CUR L jy li, wi- 11 6c qF , dut E . . ....... ....... . . LI;` . ...... . ... LB FA i51 B�o'q -Rk Vr 4" A VEk 411A 4756 d lul 4= egs P RI? VI 1 4117 {Y:6-;1. 0 . mu M2 40,4WD 46S_;8 , 402 WA m LI;` LB Vr WEST METR_O F.M.CMAIN"a M111 16011.64 10 M Serving the Cities Of -Crystal -New Hope 23211M Park Place Storage Attention: Mr. Jorgensen, General Manager 4630 Quebec Ave North New Hope, MN. 55428 Dear Mr. Jorgensen, In reviewing the IVA 1. The address shall be posted visible from 42 d Ave with 6 inch numbers. 2. Verify that all exit signage is in working order and in the correct locations. 3. Verify the emergency lighting is working properly. 4. Verify all exit doors have proper working hardware and operate correctly out the use of a special key or knowledge and no more than 15 lbs. pressure toopen. 5. Provide a 10 lb ABC fire extinguisher in the building every 30 foot travel distance. The extinguisher shall be mounted on a wall between 4 and 5 Neigbbors feet. All extinguishers shall have current inspection tags on them by a Serving licensed contractor and be appropriate to the hazard covered. Neigbbors 6. No extension cords may be used in place of permanent wiring. Please ensure that you have power -outlets where you need them. All electrical work shall be done by. a licensed electrician. 7. Existing fire protections systems shall be inspected according to listing4 and tagged as such. Verify that the building has a monitoring system for the fire sprinkler system. If not a monitoring system will be required. Horn/strobes shall be located throughout the facility for notification of a fire alarm or water flow alarm. ' 42 51 Xylon Ave N. 9The sprinkler system shall be reviewed by sprinkler contractor to verify rNew Hope, MN 55428 that system is designed properly for commodity being stored in the Voice 763.230.7000 building. If it is not, designed properly that system shall be upgraded. Fax 763.230 .7029 0. Updated keys shall be provided for the fire department lock box. mcmm` rl I Plan Review Comments for Park Place Storage May 14, 2014 Page Two 12. Provide signage for all electrical, mechanical, roof access, sprinkler riser, and fire alarm. 13. We need verification that there is no dead end at the back east drive area. Will the pavement go all the way through to neighbor's parking lot? XWRM alterations requirin� nkler or fire alarm shall be done with a permit from the City of New Hope and approved by West Metro 'Fire -Rescue, District. All sprinkler and fire alarm work shall be done by a licensed contractor. 15, Any interior alterations/additions shall be reviewed by the City of New Hope Community Development Department, before work is started. Please note that the above mentioned comments are based on initial code revie related to the Business Use Certificate of Occupancy form provided. Any and comments are subject to final inspection before final occupancy will be grante If you.have any questions or concerns please contact me at (763) 230-7006. 1 Sincerely, A Shelby Wolf k�, I=RIA IL ca I -'k te, c. 0 1 1 1EMEMOVIIS) Affention: Cuiffs Jacobs City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 1 2335 Highway 36 West St. Paul AAN 55113 Tel: (651) 636-4600 Fax: (651) 636-1311 We have reviewed the initial redevelopment plans for Park Place Storage as submitted by Westwood Professional Service,-w�.%mna4-k-4aA4 recommendations. Sheet C2 - Existing Conditions Clearly identify the water and sanitary sewer services, with valves drawn in the correct locations. The City can provide record plan information. Sheet C3 - Civil Site Plan I - The curb at the existing driveway entrances that are planned to be removed shall be reinstalled With 136-18 concrete curb per City detail. 2. All curb and gutter installed on Quebec Ave. N. shall be 136-18 concrete curb, and curb cuts at new driveway locations shall be per City standard detail. 3. Clearly indicate the new exit driveway material. We recommend installing commercial concrete driveway aprons. 4. As there is only a slight increase in impervious surface, a Shingle Creek Watershed review is not required. 5. Consider adding curb along the east side of the parking lot. 6. Provide additional detail on the rain garden at the south property line. Provide contour data, elevations on the proposed storm sewer rim and existing invert, and details on the outlet structure. A maintenance agreement is required and a sample agreement can be provided by the City. 7. Since the adjoining property to the south is contributing to the storm water drainage into the proposed rain garden, communications should be made to the adjacent property ,owner to discuss future maintenance. 8. Cleody indicate all driveway entrance widths. May 15, 2014 Mr, Curtis Jacobsen Page 2 of 2 General Comments 1, Provide record plans oras -built drawings following project completion. 2. Provide maintenance agreement on storm water infiltration/filtration basin features and outlet control structure. 3. City standard details Will be provided by Stantec. I f you have any questions or require further information please call me at (651)604-4808. c. Bob Paschke, Jeff Sargent, Bemie Weber - New Hope; Alan BMW - NAC Planning; Adam Martinson, Rohini Ray, Jeremy Houser - Stantec. May 15, 2014 Committee: Houle, Nirgud6, Svendsen, McKenzie, English The Development Review Team met on May 14 to consider a request for site plan approval for conversion of a warehouse to self -storage. Staff: Jacobsen, Axel, Coone, Fournier, Rader, Sargent, of Consultants: Brixius, Long PROJECT: Site Plan Review (New Hope — Park Place Stara e) ADDRESS: 4630 Quebec Avenue No. ZONING: 1, Industrial PROPERTY OWNER: Zions First National Bank APPLICANT: Paul Jorgenson DESCRIPTION: The applicant is requesting a Site Plan Review in order to convert the warehouse on tht property to self -storage facility. Existing Conditions S Single to with 63,601 square foot warehouse located on it. The following issues must be addressed by the applicant and shown on revised plans as appropriate: Clarify cross -access agreement with parcel to the north Confirm width of building drive aisle entrances sufficient for delivery vehicle maneuvering Staff should determine if proposed parking is sufficient for the intended use of the site or if additional parking must be added for the on-site manager's residence Staff should determine if parking lot curbing installation will be required by the change of use Address how pedestrians and disabled visitors will access the main building entrance (appears to be blocked by parking stalls) Staff should determine if loading docks require additional screening from the right-of-way A maintenance plan for the raingarden must be approved by the city and filed with the county recorder The fire department must approve building fire suppression systems Existing trees must be protected during construction of the new access drives A site signage plan must be submitted with an application for a sign permit Staff should determine if additional lighting is required in the parking lot and/or at building entrances The floor plan must provide more detail describing use areas (particularly on the second floor), access to storage areas, and existing/new window openings A cross -access agreement with the property to the north must be submitted for review and must be filed with the county recorder �, * � i � +� � ,i' ,, � . �" 4 , ,► ,. ..� +r� �� �'* t, + � *� ` ,r '" ,ail '✓ � ri � � � • t , t 1f . M � � # .:.. M' , � f. �; � . ,. � , �. � � . w� �. .. � ' �� � � # " r � �, • � � w � �fJ�, !., .• Ih .�� p � •��; i � # i •!. ♦ r ' • ' � �' r � , .. ! ! �- . '; # ` It � �! ` ��. � ' ` ' ^` ! 7 + ��� � ►• fit, ♦ . ,'• 4 *, ;.NII +% � � ; � .'� � ! '; • ♦ �' � r � 1i. �, � � � � !� • �` �'� r �r *• ♦i' •'+ 'N / • • � X � � + � �. Warehouse conversion to self -storage. a. On-site manager required. A full-time onsite manager must be employed to manage the facility, control access and supervise operations during all open hours in full compliance with I conditional use permit. An exception to the full-time onsite manager may be granted for self - storage facilities that have a key pad controlled access and a comprehensive security system. Th comprehensive security system shall address building access, lighting, cameras, alarm systems, and fire suppression. The security system plan shall be reviewed and approved by the city. b. Fire sprinkler system. The building shall be equipped with an auto -fire sprinkler system approved by the fire department adequate to protect all storage within the building. The adequacy of any existing system must be certified in writing by a qualified fire consultant acceitable to the .7. An exi bT' rUWAI -el c, Prohibited storage. Storage of any hazardous materials, chemicals, gasoline or flammable liquids is prohibited in any stora;e space, excegt for normal household uanfities.Anv umaid, 1"llay -Ole torea �al any rental space. A rental agreement between the operator and each lessee shall be required. .e rental agreement shall strictly prohibit the lessee from storing or using materials in the storage space or on the facility that are flammable or classified as hazardous or toxic under any local, state, or federal law or regulation, and from engaging in any activity which produces such materials in the storage space. M d. Prohibited uses. Any and all commercial, industrial or residential use other than storage is prohibited within the self storage facility. e. Storage access. Storage spaces must be accessible only from the interior of the building. Accessibility from the exterior of the building to any storage space may be approved for self - storage faces if the exterior access units are full sc _Y scr ened from all residwti 71 use -7-i 10 V M - Criteria. In_jm2xZ_xec*vxkax J zt�*,7,g-v-4 72-4 staff, planning commission and city council shall consider the compliance of it with the following standards: (1) Consistency with the various elements and objectives of the city's long range plans, includeng, but not limited to, the comprehensive plan. (3) Preservation of the site in its natural state, insofar as practicable, by minimizing tree and soill removal, 'and desiomixV. - neighboring developed or developing areas. (4) Creation of a harmonious relationship of buildings and open spaces with the terrain and will existing and future buildings having a visual relationship to the proposed development. (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. b. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. 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. d. Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives and parking, in to 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. (5) Creation of an energy -conserving design through design, location, orientation and elevation ,#;f structures, the use and location of glass in structures, and the use of landscape materials and MMOM (6) Protection of adjacent and neighboring properties through reasonable provisions for such and si_, t buffers, [geservation 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. F,NODONKAU"T MONO= * Application * Narrative * Plans Letter from West Metro Fire Planning consultant memo dated 5/13/2014 NOTE: REVISED PLAN DEADLINE is Friday, May 23, by 3 p.m. Planning Commission, Tuesday, June 3,7 p.m. City Council, Monday, June 23, 7 p.m. Report Name: City of NewHope Printed: 5/14/2014 Inspection Remarks Page: I .Inspection Remarks Permit: NH044246 Permit Type: NH044246 Site Address: 3025 Independence Ave N 1) Have furnace evaluated by bonded contractor and provide copy of evaluation. - P -r I rIMMM'T%I.MI�IIkI' 01 ANNING Narne of Applicant. Phone:,. AprAkant Address—�LqaI OWNER OF RECORD, Name: ur ii3 Address' Applicarift ftium or Legal or Equbble Intewt Type of J7Zeclueat: (pertaining to what sedlon of City Code) ON 1105MUMMI MyShould Request be Gr*nW--'2x-e--A4ia4�L —Itrl (attach narmfive to ii int form N newseary) 1-13 M than Owner( ° t or F-O&O-YUMOMNLY 00c of ManninS Commkvior By PBannhg CoffmhWon on: By Ctly Cowdl on: Subjea tD thefollowfng cond!Wm..--. Yes No RequkW— Y09L._— No_ ROOM— Yes Pk_ Required— Yes— No— ReQukecL- Appm"d. _ Deded: — ui11� cu'SH'w,AN& NORTHMAR.Q R ELIIY 4630 uebe avenue North New Hope, MN May -th, 2014 3500 American Blvd. w.® Suite 200 Minneapolis® MN 55431 952.831.1000 cushwakenm.corn This is a request for a Conditional Use request for 4630 Quebec Avenue North, New Mope, MN. This request is pertaining to Section 4-2.0 e of the Industrial district. The code also is set forth in and regulated by sections 4-30@ and 4-33 and performance standards set forth in section 4-3 of the code. The request is for this property to be converted from a warehouse to self storage units under section 4- 20 (15). The site will have a 'full time manager/caretaker and will also have a security system including security cameras interior and exterior, service door key fobs, garage door remote units as well as individual security systems for each unit. We have contracted with Viking sprinkler to provide services in regard to fire protection and alarms. Any proposed changes will be approved by the Eire Department. No hazardous or toxic material storage will be allowed. No other use than storage will be allowed within the self storage facility. The storage access is accessible only from the interior of the building The plan is to renovate the existing facility at 4630 Quebec Av. Perth. The building is a 63,601. square foot building and will be converted into 46 wits. Each unit will range in size from 600 square feet to 4,000 square feet. These spaces will be priced from $1.00 to $1.25 per square foot, There will be two doors installed at both the East and West ends allowing for two drive alleys thru the building. The units will have garage doors and service doors off of these inside alleys. This conditional use request should be granted because of the overall improvement to the facility that will occur. The outside grounds will be brought back into shape by a improvement -to the landscaping and driveway appearance. The building will be painted and the office areas will have a new up to date appearance that is shown on the architectural drawings. This building will be updated on the interior and will comply with ADA and Other code issues. The use of this facility will be of greater economic value and will also be very quiet and low odor which has been a concern in the pasta parr place New Hope will be an asset to the community. Thank You for your consideration CITY OF NEW HOPE SPECIAL ZO . NjA I A B C D E F G H Appli- Applicant Date Deadline for Date 60- Date 60- Date tion caDeadline Date City Date city application required day time day Applicant for city approved or sent response number Name received information limit extension was notified action Address by city denied the to Applicant Phone Date Applicant expires expires of under application sent notice of extension extension information or waiver - was issing Park Place New Hope m (4630 Quebec Ave N) 14-06 6415 County Road 19 5/9/14 7/22/14 9120/14 PO Box 326 Corcoran MN 55357 Paul Jorgensen 612-670-3077 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. X 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 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. afterthe 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. nope (btorage)\Applicationla- a * 4401 XYLON AVENUE NORTH NEW HOPE, HEN]VEMI C*UIJ-*(, 1AIJILMOLTI, 55429 PLANNING COMMISSION MINUTES April 1, 2014 City Hall, 7:00 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof; Chair Svendsen called the meeting to order at 7:00 p.m. ROLL CALL Present: Jim Brinkman, Mikel Durnonceaux, Wade English, Greg Gehring, Roger Landy, Christopher McKenzie, Ran Nirgud6 To Schn-ddt, Steve Svendsen Absent: Jeff Houle Also Present: Curtis Jacobsen, Director of Community Development, Jeff Sargent, Community Development Specialist, Stacy Woods, Assistant City Attorney, Alan Brixius, Planning Consultant, Chris Long, City Engineer, Debra Somers, Recording Secretary CONSENT BUSINESS There was no Consent Business on the agenda. PUBLIC HEARING Chair Svendsen introduced Item 4.1, Planning Case 14-05, request for Planning Case 14-05 preliminary and final plat, site plan review, 10 -foot rear yard setback i I 4.1 and 3 -foot side yard setback variance for the construction of 32 -unit apartmevA building known as the Gates of New Hope, 9390-9398 27th Avenue No Baruch Associates, petitioner. I Mr. Jeff Sargent, community development specialist, explained that the )Eetitioner's case, the Gates of plat approval to combine the properties at 9390 and 9398 27th Avenue North. He stated a site plan review is required when modifications of or additions or enlargements to a building occur. He reported a variance is needed when practical difficulties of the land result in the applicant not being able to meet drict adherence to the zoning code, AN -Ar r7r1-217 rezomn of the 1 7, 771arKet rate apartment complex. He explained amenities offered included building security cameras, acceptable and adaptable unit designs, laundry hook-up in each unit, two bedroom units with two baths, residential secure storage loc anR closets on each floor, indoor parking and outdoor recxeational area. 1 ,j"d final ilat irocess ensurM Me applicant ordinance, The applicant proposed a 10 -foot utility easement around boundary of the property. I Mr. Sargent stated a site plan review was needed to ensure the propos d". . . . f- iivp, c*Ie. In relation to plai - I "-I- I I ADYWOrWO I " analysis tor circulaucirt, access, ud access off of Hillsboro Avenue North into the parking lot and parking g F -Ie stated that the applicant installed a hammerhead turnaround a accommodate emergency vehicles, delivery trucks, moving vans, etc, as well ?ni Jr 'd J ths. Mr. Sargent stated that !#,7�-�c--vr-wtgide—of—the—b—uil-d-inq -7,nd the tenants enter, park and exit again from that same spot. Trash pickup *n the north side of the building. Mr. Sargent stated the pedestrian access included a sidewalk connected to tAT side of the building--uith the sidewalk alono, Hil 11 Avenue North; there is a bus stop in that area. He reported the other si1ewl connected pedestrian exits along the south side of the building with sidewalk system along 27th Avenue North. Mr, Sargent reviewed on-site parking. He reported that the Zoning Code required 2.25 parking stall per unit, one enclosed and 11/4 open stalls. He noted tr -97ice 91 nP., the north side of the Mr. Sargent stated the applicant will use existing landscaping along the no ertv line to break u R. Mr. Sargent informed the commissioners and audience of the lighting plan M allowed for a light intensity of no more. than 1.0 foot candle at the right -of -W. line, in which the applicant's photometric plan did comply. He said the code allowed for a light intensity of no more than 0.4 candles along shalo d fRroperty lines. Mr. Sargent stated applicant's photometric plan appeared exceed these limits and staff has asked for an updated photometric plan t1im does not exceed the 0.4 candle reading, and if adjustments are needed f1i downcasts on to the light, staff would require that as well. Regarding signage, Mr. Sargent reported the applicant incorporated one Planning Commission Meeting 2 April 1, 2014 monument sign near the intersection of lEllsboro Avenue North and 21 Avenue North, which met the minimum code requirements pertaining to tj size and height. the property would utilize three basin filtration areas to control rain water runoff. The water shed off the east side of the garage will be collected in downspouts and transferred to the southern basin filtration area via an underground 12" PVC pipe. A concern staff had was the long roof line and water shedding, off onto the add next to the gara that alreadVAhvs-7 steep use five downspouts along that wall to be collected into a 12 piping system that would pipe that water around toits southern holding area in front of the building. Staff feels the pipe should be increased in size to help with runoff, Mr. Sargent indicated the building materials met the intent of the Desiull Guidelines with use of modular brick veneer, glass, vinyl siding, steel sidI i and cement board siding. He added the overall design of the building us residential architecture to help blend into the neighborhood. Soft brown colo are used for the building materials. ) Mr. Sargent informed the commissioners and audience that the site plan review met the intent of the Comprehensive Plan, was consistent with the intent of the City it with the exception of needed setback variances, preserved the 1I3rsT*T=- sUMMU is oc om e no pro erty e, and zoning code requires a 20 -foot setback. Mr. Sargent and staff felt the property was being used in a reasonable 7AX�L and air to adjacent properties, wouldnot increase congestion of the public streets, would not increase the danger of fire or endanger public safety once these variances are approved. W 4 160 WfT -W &WAMI�f ;Wiillll:llliii�l�iiii,�llllillliilililI INV calls or objections regarding this proposal, but did speak with the adjacent property owners regarding rain water runoff, I TTI L I" proposed Preliminary and Final Plat approvals with the following conditions: 1. The applicant shall pay a park dedication in the amount of $8,100.00 prior to recording the final plat. 2. The plat and title is subject to the review and approval of the City Attorney, Mr. Sargent reported staff also recommended the Planning Commissim Planning Commission Meeting 3 April 1, 2014 Ifflim-lorovai ot Me Planning Commission Meeting 4 April 1, 2014 Again, Mr. Sargent stated staff recommended the Planning Commiss approve of the proposed Preliminary and Final Plat approvals with t following conditions: 1. Approval of the 10 -foot rear year setback variance and the 3 -foot side yard setback variance for the construction of the attached 32 -car parking garage. — I none. -VWTAT0*Tr7TfiT=T na 711,qRstionsr Chair Svendsen asked Aaron Baruch to come forward to answer questions make comments. I Chris Lon& city engineer, and Mr. Baruch had looked at the east side and iWM-4, iplui.lyfr, wwtr Mr. Long stated that the applicant took care of most of the drainage with the parking garage and filtration system to storm sewer. Mr. Long suggested staff and Mr. Baruch consider changing the size of drainage pipe to 15". He also suggested the possibility of doing some grading to alleviate drainage and possibly a 6" back yarddrainage system to relieve ponding. Mr. Long would take another look at this issue, if needed. four parking stalls near the north park area and noted there was a 24 -foot drive aisle because of the depth of these parking stalls was not deep enough. Mr. Sargent indicated that when staff met with the applicant at the Design & Review meeting, applicant's plans did not show the four parking stalls at the north t.'e'a alleviate some of the parking concerns. Mr. Sargent reported the fire lane needed to be 20 -feet wide and 120 -feet long to accommodate the emergency vehicles that would access and exit the site. He stated the applicant's revised plans showed a 20 -foot width between the edge of pavement and the start of those parking stalls, City code requires 24 -feet for a drive aisle. Applicant was asked to re-amend their 31an to show a 24 -foot drive island to accommodamwi-te: four parking stalls. The applicant amended the site plan to reflect the increase from 20 to 24 -fee - where appropriate. Mr. Sargent indicated that everything was shifted to the 71 "1 0 a 6 M-WIFFIEWN - TWW�I and the area west of the four parking stalls, Mr. Sargent replied the recreational Planning Commission Meeting 5 April 1, 2014 ?jo?Pq�4?--SarVent: stated as one of tlT conditions of approval, the appropriate sidewalks must connect there and ha &-PPY*yi-iZ I'll I , �kin are -- access to the recreational space and the space would be fenced. 1211110 !IF lip lip 1� 11111111�11111qiii IIIIIII III Chair Svendsen, referred to the laundry hookup in each apartment, asked what exactly that meant. Uip 'In iW Kc actual washers and dryers in each unit, or provided the hookup so reside could bring their own washers and dryers. Applicant will still have the laundl in the common area. UOMMISSIO - t staff made, which he did, Commissioner M cKenzie stated the list of recommendations was long and he &*?1,J Mr. Baruch thinks an�=Qiect of this size would have a long list of items. He is prepared to handle the list. Chair Svendsen inquired whether Mr. Baruch had issues meetingAennepin County's date of late summer to repair all sidewalks and curb repairs, Mr. Baruch responded he was prepared to meet the deadline. if t1te v7x1gi�LqgLLage was aiainst the side of the building and if it was a tent root. 71776-a—ru-FF statect-mi-Ta with a hip roof. Commissioner McKenzie asked the applicant to speak to the snow removal and snow storage plans. The applicant replied that he has decided to use on-site snow blowing and bobcat equipment to prevent compaction issues. Mr. Baruch planned to store snow on the four parking stalls near the recreational area. He continued, stating that if snow becomes an issue they will hire an established company to haul away the snow. Commissioner McKenzie asked where the access to the recreational area would be located, Don Baker, DBA Architects, contracted by applicant, came forward and explained the access to the recreation area. Residents would use the sidewalk from the street to the building, out to the parking lot and straight across the parking lot and along the last parking stall to the east. He also mentioned there Planning Commission Meeting 6 April 1, 2014 E IRV -FN M Ti rite easi an oas,c7l�y the southeast comer of the recreational area, Commissioner McKenzie questioned whether the first parking stall off the southeast comer would not be its bumper over the curb. Mr. Baker replied he allowed five feet between the curbs but he would look at the space again. Commissioner !F�- gk�; asked if the city had any indoor lighting requirements and did the applicant meet those requirements. City Planner, a #. # dards were for exterior lighting. Mr. Brixius suspects there is a build' code that addresses the be emergency lighting requirements for this building. Commissioner English understands the parking garage will be an unheated envelope and asked if the applicant had explored how they will handle the removal of snow that would drop off cars, and were there drains with catch basins to ensure the salt does not get into the environment. Mr. Baker replied the garage did have drains and there would be a flappable wind strap to keep salt, etc. out of the sewer. Chair Svendsen invited the public to come forward and address the commission. Dan Goldman, 9214 27th Avenue North, owns the Presi«- # ! eownhouses located immediateliri to the east of the Ukk this is a great place for the project. Mr. Goldman's concern has to do with the proper drainage on the east side of the property. Over building of the townhomes due to the drainage from adjacent condominium buildings. The drainage all ends up in the corner near the west end building. When it rains the driveway becomes a virtual river, Over the years Mr. Goldman has tried to alleviate the issue plastic and rock to the yard to reduce the drainage. His efforts could not keep the water from running along the driveway. There is a swale/ditch along the drivew and ah *1 . 11' *', 1 '1,'' i,, i r ji 1 9. 4 4 #1 4 1 !11 - 0, In addition, Mr. Goldman stated, the area at the west end building of his townhomes became a slue filled with cattails. Mr. Goldman got estimates to 4whi a-4 work done. Two years later the cattails were back, the ground sunk and it is again a marshy area again, Planning Commission Meeting 7 April 1, 2014 Mr, Goldman would like the owners of this property to take ownership of the ooded eViv owne rs are not fl III piIIIIII City Engineer, Chris Long, explained when different properties come together that were not properly developed, graded or maintained over time pockets r7*r would like to assess this area to see4f a 6 -inch drainage pipe could keep the area dry. Mr. Long commented that this 'dea would not resolve a big storm event coming down the driveway. Commissioner Schmidt asked if the area in the back one-fifth of the garage, if near the swale, could sink. Mr. Long and staff asked the applicant to look into soil borings for filtrati reasons and look at the swale area as well. I Chair Svendsen asked Mr. Long if he felt good about the recommendatici i-_ stormwater treatment plants would be subjeW stormwater aisfe), _#11-7 Yie 17111713- pe apic A,ese. Al Brixius stated the staff and the city planner had a few concerns with the new grading and landscape plans which included the swale area. He further stated the applicant is on notice, and added to staff recommendation number 6, the Planning Commission requests the city engineer to review the offsite drainage patterns in the area and provide suggested improvements to ensure that this area is actually addressed as far as the landscape and grading plans. If the city goes with an underground pipe, the city planner would like to be sure it gets placed and sized properly. In looking at the aerial photo he had concerns about the proximity of the northeast corner of the complex garage as far as the soils and softness of the soils. Mr. Brixius also added to be given direction so the applicant is on notice that he may have to install storm pipe improvements and possibly soil improvements on that as part of the project, Chair Svendsen asked if there was anyone else from the audience that wanted to come forward. Russell Severson, 2801 Flag Avenue North, which is the first condominium unit to the west. Mr. Severson agreed there is a water problem at the comer east wov-per I r jT *?c the ertv li Planning Commission Meeting 8 April 1, 2014 Mr. Sargent advised a survey was done for this project that showed no des i tion of an kind of easement along the east �i,�i er line. He s '111 W I I Mr. Severson requested that whatever is done in this area, there is a lot of drainage there just because of the natural slope of the property lines and existin * -#,0 Chair Svendsen replied that the ditch would remain fairly intact, but again and look at the proposed easement to make sure the flow works as the construction progresses. W-t-S-ey-ersfox ?%kei said it was roject was a four-stli I` 11111, kh4 some soil borin • around the buildings, driveways and parking lots would withstand a rain event. As the city planner mentioned earlier, the applicant and city engineer will be reviewing this issue. W; - . M M#71207&n — - _70TWOOM-TVITIT The water is from Hillsboro like a river and runs into slue area. She asked if there were balconies on this building. She is not excited about where the playground is as she doesn't want to listen tothat noise, kids screaming and yelling. She would like to see the playground moved further out towards Hillsboro Avenue North. qgi MOMEM _1k-m1W 1 -0 development. He lives doiAa-3II�t the drain water would be handled on-site. Mr. Keefe asked why the water does not go onto Hillsboro Avenue North around Medicine Lake Road. Chair Svendsen replied that the water goes into the storm retention ponds and from there it is funneled into the storm se Mr. Goldman asked if the trees being planted on the east side of the compl uld be away froii Chair Svendsen replied that the trees would probably be on the high side away from the property line. Mr. Brixius added this item to the other conditions that the ci eneineer and li ant re to look at and clete LANIVIK141111W Planning Commission Meeting 9 April 1, 2014 Mr. Baruch confirmed he is here to do what is right by the city and build something for the city that will enhance what is existing in that current '*(J*?!M"Vj.Th kAfli cant is not 02�-- to take shortcuts as far as the water -h concerned and is working with the civil engineer. Motion Motion by Commissioner Landy, seconded by Commissioner Brinkman, to close the public hearing, All voted in favor. Motion carried. Motion Motion by Commissioner McKenzie, seconded by Commissioner Landy, that to 4.1 consideration of Planning Case 14® be continued to a subsequent Planning Commission meeting. T oting in ra=-. McKenzie, Nirgud6, Schmidt fi Absent:Houle Motion approved. -4- to a future Planning Commission meeting to address the additional concerns. Chair Svendsen asked Commissioner McKenzie to expound a little to the applicant knows what he has to do. the list staff recommendations is long there are also some big rocks that need to be addressed. The civil frcm Mr. ChrisLmg was one of those. There are some big items in there; drainage has been discussed. He believes the fire marshal alss ft,. -.s some items to be addressed, and that iterns published in the packets I Chair Svendsen advised ITIr. Tvarucn to spea^ � - I - � -1- -- - what they are looking for to bring to the next meeting. Mr. Tarucn voicec"usmairrUTTIC-7 ='-i La L ';4� 1 L�. was given criteria to meet and he went back and satisfied all of this issues w:4 he wondered where the disconnect was. 9 1 ' Q4 vI has a low list in their letter x WOW fiave some specific questions they want acictressea. I ne LT77-3-W-11-1 I R questions he is looking at and it is by the opinion of this Commission that more information is required from the applicant than what is in the requests from those two departments, being the fire rnarshal and city engineer. ffir. .1--rimus stated tnat mosr*-i - I - -EM29 reviewed in detail once staff received the actual building construction Planning Commission Meeting 10 April 1, 2014 d r awi n w4i"'ae —t -L Z =I- MY Z I Q t i Le 111 L, 9i irl t & 11 s D7fT&—&=R Z te ant vuliciii plan approval. concerning the fire marshaL MET a comme mission is uncomfortable with these recommendations. Council to keep the project on track. COMMITTEE REPORTS Chair Svendsen asked Director Jacobsen if there were any applicants coming Design and Review up on April 17. Director Jacobsen replied there were no applications as of yet Item 5.1 but the deadline is April 4. Chair Svendsen reiterated that if three members from the Planning sl,-Lial Me--eVrr&# hzyc Planning Case No. PC 14-05. Codes and Standards Chair Svendsen asked if there were any meeting coming up or were they Item 5.2 directed to work on anything. Director Jacobsen stated they may have been directed to work on somethi but we are not because staff has been so busy that there is not time until get re -staffed to a normal level. The department is going through considerable shake up in staff and that will continue for a number of monthsl OLD BUSINESS Motion by Commissioner Landy, seconded by Commissioner Brinkman, to Approval of Minutes approve the March 4, 2014 Planning Commission its. to 7.1 All voted in favor. Motion approved, Zb-ai-F-5'venctsen Fact one note in the tirst Planning Case 14-04, Item 1, ITA76mo7m, it was missed that Nirgud6 was absent, ANNOUNCEMENTS Mr. Sargent advised there will be an open house for the proposed developer and development for the City Center, which is Hy -Vee Grocery Store. The City Council just approved a preliminary development agreement with them. This means the city will not negotiate with any other developer for the next six months until it can get through enough negotiations with HY-Vee to make a decision as to whether it wants to continue forward with the project or not. Planning Commission Meeting 11 April 1, 2014 Hy -Vee will M` presenting an open house at the city hall on April 17 from -4:30 until 8:00 p.m. No formal presentations will be made. It will be a true A-n'?.t rug and P -o as they - thal please during time. There will be representatives from Hy -Vee and the developer to help -7m-:Rr.-;r ill be a cou%ole of stations set uuf ars lecific areas of that development that they want people to comment on. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:05 p.m. Planning Commission Meeting 12 April 1, 2014