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020717 PlanningPLANNING COMMISSION MEETING City Hall, 4401 Xylan Avenue North Tuesday, February 7, 2017 7:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. NEW BUSINESS 3.1 Swear in new Planning Commission member, Matt Mannix. 4. PUBLIC HEARING 4.1 PC 17-04, request for Site Plan Review to allow an expansion of their building for a larger assembly area and classrooms at 8624 - 50th Ave N, Northwest Church of Christ, petitioner. 4.2 PC 17-05, request for a Conditional Use Permit (CUP) to allow conversion of the single level warehouse building into a two-story self -storage facility at 2711 - Nevada Ave N, Premier Storage LLC, petitioner. 4.3 PC 17-06, request for Final Plat Approval and vacation of easements at 8400 - Bass Lake Rd, Alatus LLC, petitioner. 4.4 PC 17-01, text amendment to Section 3-31 of the New Hope City Code in relation to rental licensing requirements for duplexes sharing the same Property Identification number and the required registration of group homes, convalescent care facilities, and nursing homes. 4.5 PC 17-02, text amendment to Section 4-3 of the New Hope City Code in relation to the exterior storage of residential dumpster bags. 4.6 PC 17-03, text amendment to Section 8-6 of the New Hope City Code in relation to the required licensing of mobile food units. 5. COMMITTEE REPORTS 5.1 Design and Review Committee - next meeting? 5.2 Codes and Standards Committee - next meeting? 6. NEW BUSINESS 6.1 Comprehensive Plan Committee. 7. OLD BUSINESS 7.1 Approve October 4, 2016, Planning Commission Minutes. 8. ANNOUNCEMENTS 9. ADJOURNMENT Petitioner must be in attendance at the meeting PLANNING CASE REPORT City of New Hope Meeting Date: February 7, 2017 Report Date: February 3, 2017 Planning Case: PC 17-04 Petitioner: Northwest Church of Christ Address: 8624 50th Avenue North Project Name: Northwest Church of Christ Expansion Project Description: Expansion of an existing church in order to accommodate the space needed for a growing congregation. I. Type of Planning Request A. Site Plan Review II. Zoning Code References Section(s) 4-35 Administration — Site Plan Review III. Property Specifications Zoning: R-1, Single Family Residential. Location: 8624 50th Avenue North. Adjacent Land Uses: Industrial to the north and west, R-1, Single Family Residential to the south and east. Site Area: 1.7 acres, or 73,754 square feet Building Area: Existing footprint: 3,945 square feet Proposed addition footprint: 5,436 square feet Total footprint: 9,381 square feet Planning District: Planning District 8. The Comprehensive Plan supports the requested conditional use within the district and promotes reinvestment in New Hope's residential neighborhoods. IV. Background In May of 2016, the Northwest Church of Christ received approval for a conditional use permit, easement vacation and lot combination, in order to facilitate an expansion of their existing building. Following these initial approvals, the church completed a more thorough analysis of the costs associated with their proposed project. Upon review, the church determined that the scope of the Planning Case Report 17-04 Page 1 2/03/17 original proposal was not economically feasible. Ultimately, expenses related to storm water improvements proved too costly. In response to the higher than anticipated costs, the church has decided to change their site layout and storm water design in an effort to meet their budget. For the most part, the project remains largely intact when compared to the original concept. However, the proposed changes are significant enough to warrant a review of the revised Site Plan by the Planning Commission and City Council. The original plan included the installation of underground storm -water retention/filtration tanks. On the revised site plan, storm water is managed through above ground bio -filtration basins. This change has allowed the applicant to reduce the amount of disturbed area on the site. V. Zoning Analysis A. Plan Description 1. Setbacks One of the standards for approval of a CUP for religious buildings is the doubling of the required base district setbacks, not to exceed 30 feet. The site plan shows that all building setbacks are compliant with this standard. Setback Requirement Proposed Front Yard (south) 30 feet 49 feet Side Yard (west) 30 feet 35 feet Side Yard (east) 20 feet 120 feet Rear Yard (north) 30 feet 125 feet 2. Parking Religious institutions are required to have one parking stall per three seats in the main assembly hall. The main level floor plan shows a pew arrangement for the assembly hall with a capacity of 300, based upon the city standard of one seat per 22 inches of pew space. Based upon the pew arrangement, 100 parking spaces are required for this project. The site plan provides 100 parking stalls, including four disability stalls, which are appropriate for a project of this size. The parking stalls and drive aisles are dimensioned appropriately to meet code. During the development review, staff raised the issue of a large open area (22' X 28') located behind the pews, and whether this area will accommodate additional seating for large events. If this area was used for seating, there would be a need for more parking. The applicant was asked to provide additional information regarding the use of this space. The applicant has responded by stating "The area in the rear of the assembly hall will be used for the sound system area and general circulation and greeting before services." Staff is comfortable with Planning Case Report 17-04 Page 2 2/03/17 this response, and does not anticipate any parking demand associated with the use of this space. The existing building is being converted into classroom and office space. The applicant has been asked to provide a more detailed description of the use for the reconfigured space to ensure that additional parking demand will not be generated. The applicant has responded by stating, "The maximum occupant load for the church will be 300 people. Services and classes are conducted independently, so there will not be more than 300 people in the building at one time. The whole congregation attends service and then moves to the study areas. There are no plans for future school space. No formal childcare is provided on the property." Staff is comfortable with this response. In addition to the on-site parking that is being provided, the applicant has submitted a copy of a shared parking agreement that the church has with the industrial property located across the street on the west side of Boone Avenue. This additional parking provides overflow parking during peak demand. This parking area has not been used to calculate the required parking by code. During the initial review in 2016, staff received two inquires about the project from nearby residents that had concerns about the on -street parking on Boone Avenue. Both residents expressed concerns about cars parking on Boone Avenue near the intersection with 50th Avenue. They have indicated that it is difficult to see oncoming traffic when the cars are parked so close to the intersection. In order to alleviate this problem, staff from Public Works installed one "no parking from here to curb" sign on the south side of Boone Avenue, approximately 60 feet north of 50th Avenue. During the first review, a second sign was recommended for installation on the north side of 50th Avenue. The sign was to be placed 55 feet east of Boone Avenue. This sign has yet to be installed. Staff will work with Public Works to ensure its installation. 3. Access and Circulation The site plan shows three curb cut access points. Two existing curb cuts on the south side of the site provide access from 50th Avenue. These curb cuts are proposed to remain in their current location. On the northeast end of the site, the applicant has proposed to remove the exiting curb cut that used to serve the single-family home that has been removed. A new curb cut is proposed in this area that will be located just north of the access point that is being removed. The newly proposed curb cut meets the city's requirement for maximum width. A one-way drive aisle runs along the east side of the building. This drive aisle is used to drop off congregation members at the east entrance. Staff finds that site access and circulation has been well conceived and provides for efficient traffic flow throughout the site. 4. Curbing and Pavement A portion of the existing bituminous parking area will be removed as part of the expansion. The remainder of the parking lot that is not removed will be resurfaced with an overlay. The Planning Case Report 17-04 Page 3 2/03/17 new parking lot area will be paved and have concrete curbing along the perimeter. The proposed new curbing meets the required setback. 5. Landscaping and Screening The applicant has submitted a full landscaping plan for the project. Staff finds the plan generally well conceived and offers the following comments: • The applicant is proposing to remove 78 caliper inches of trees. As a result, the applicant is required to replace these trees at a rate of 0.5 to 1, or replant 39.5 caliper inches of trees. The landscaping plan illustrates compliance with this standard. + Currently, there is no screening of the parking lot along the east property line that abuts a single-family residential neighborhood. The landscaping plan proposes a six- foot privacy fence along this property line. This proposed fence will meet the screening requirements for the parking lot. A portion of the fence (approx., 30 feet) in the southeast corner of the site will have to drop to 42 inches in height, as city code dictates that fences located in the front yard cannot exceed 42 inches in height. + The applicant has indicated that irrigation will be provided by exterior spigots. There is one existing spigot on the current building, and one new spigot proposed for the addition. No underground irrigation is being proposed. 6. Mechanical Equipment Screening No new roof top mechanical units will be installed as part of this project. New mechanical units will be located at grade and screened by board and batten siding to match the exterior of the new building. 7 Building Design and Exterior Materials The maximum building height in the R-1 District is 32 feet, or two -and -a -half stories (whichever is more restrictive). The proposed building has a maximum height of approximately 29 feet. The building height requirements are being met. The applicant has provided elevations and a color rendering of the building. The primary exterior building material being proposed is a board and batten style siding. This product is a residential and commercial -grade engineered wood siding. The primary color used will be Iight grey. Dark grey panels of the same material will be used to accent the "bump out" located on the north side of the building, and will be applied to the connection point adjoining the two structures. The roof assembly for the new addition is being proposed as a standing seam metal roof in a medium grey color to complement the main wall color of the addition. An asphalt shingle may be used as an alternate roofing material. Either option is acceptable to staff. New Hope Design Guidelines do not provide specific recommendations for institutional and religious buildings. Staff finds the proposed building design and materials to be in alignment with the general intent of the city's guidelines. The materials are modern, high quality, attractive and durable. Planning Case Report 17-04 Page 4 2/03/17 8. Trash Enclosure The applicant does not have the need for an exterior trash enclosure. Trash is currently stored and disposed of in a residential -sized trash bin. 9. Lighting The applicant has submitted a photometric lighting plan for outdoor lighting. In review of the plan, the following comments are offered: • The plan includes 10 new parking lot light fixtures affixed to 9 poles. The pole heights are code compliant at 20 feet. • The plan shows non-compliant light levels on the east property line that abuts single- family residential homes. Light levels at the east property line must not exceed 0.4 foot candles. The light levels at this property line must be reduced to meet code. • Light levels across the parking lots meet city code. • Light levels at the primary building entrances in the middle of the building meet the required 5,0 -foot candle standard. • The applicant has provided cut sheets for all proposed new lighting. The light fixtures are code compliant. However, if light fixtures needed to be changed or added to meet the required light levels, cut sheets for any new fixtures must be provided. 10. Signage A signage plan was not submitted with the application. Any new signage will require a sign permit after staff review. 11. Storm Water and Grading The applicant has proposed an above -ground storm water treatment system. There are two bio -filtration basins proposed, one on the west side of the new addition, and one located in the northeast corner of the site. A storm water maintenance agreement will be required to ensure proper maintenance and up -keep of the system. The City Engineer has reviewed the plans and offered comments in the attached "Engineers Memo". Final approval of the system design and drainage plan is subject to the approval of the City Engineer. 12. Snow Storage The applicant's site plan shows two code compliant snow storage areas to the north and south of the proposed parking area. 13. Utilities The existing sanitary service location needs to be identified and televised. The sanitary service for the home that was removed needs to be disconnected from the city's sanitary sewer system to prevent potential infiltration into the system. Planning Case Report 17-04 Page 5 2/03/17 Boone Avenue and 50th Avenue have recently been re -constructed. As such, any necessary excavation into either street should be coordinated closely with Engineering and Public Works staff. At this point, staff recommends that water connections be made on 50th Avenue in order to avoid disrupting Boone Avenue. Wet taps are not allowed. 14. Fire Code The Fire Marshal has reviewed the submitted plans and offers the following comments related to the site plan: • Verify that the fire department connection (FDC) is not obstructed by landscaping. The applicant has updated the architectural plans to show the location of the FDC. The FDC is located on the existing building, and is not obstructed. The Deputy Fire Marshall offers additional comments in the attached "West Metro Fire Memo" B. Zoning Code Criteria 1. Site Plan Review Modification of or additions or enlargements to a building, or buildings, accessory site improvements, and/or land features of a parcel of land that result in the need for additional parking or increase the gross floor area of the building by 25 percent or more require site plan review. Criteria. In making recommendations and decisions upon site and building plan review applications, the staff, Planning Commission, and City Council shall consider the compliance of such plans with the following standards: (a) Consistency with the various elements and objectives of the city's long-range plans, including, but not limited to, the Comprehensive Plan. Findings. The Comprehensive Plan supports the requested conditional use within the district and promotes reinvestment in New Hope's residential neighborhoods. (b) Consistency with the purposes of this Code. Finder The proposal is generally consistent with the purposes of the City Code, meeting all minimum requirements. (c) Preservation of the site in its natural state, insofar as practicable, by minimizing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearance of neighboring developed or developing areas. Findings. The proposed expansion limits the amount of disturbed area to the extent possible. Many of the trees being removed are non -preferred species. The landscaping plan is well conceived, and proposes new plantings that blend nicely with the surrounding area. Planning Case Repoxt 17-04 Page 6 2/03/17 (d) Creation of a harmonious relationship of buildings and open spaces with the terrain and with existing and future buildings having a visual relationship to the proposed development. Finding&,Staff believes the proposal for site and building expansion is adequate and will be of a harmonious nature. The building materials selected for the addition will be complimentary to the surrounding area and improve the overall aesthetic of the site. (e) Creation of a functional and harmonious design for structures and site features. 1. Creation of an internal sense of order for the various functions and buildings on the site and provision of a desirable environment for occupants, visitors, and the general community. Findings. Staff finds that the applicant has created a good internal sense of order with the layout of the site. The proposed site plan delivers a desirable environment for occupants, visitors and the general community. 2. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. Findings. The arrangement of landscaping elements compliments the function of the site. The requirements of the city's tree replacement ordinance are being met. 3. Appropriateness of the materials, textures, colors, and details of construction as an expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and functions. Findings. Staff finds that the proposed exterior finishes meet the standards of the New Hope Design Guidelines. Staff also finds that the proposed building materials, textures, and construction details are appropriate and compatible with neighboring structures. 4. Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives and parking, in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian, cycling and vehicular traffic and arrangement and amount of parking so as to be safe, convenient and, insofar as practicable, compatible with the design of proposed buildings, structures and neighboring properties. Findings. The proposed site plan provides for adequate vehicular, pedestrian, and cycling circulation. The proposed access points to public streets are adequate in both number and size. The amount of - parking provided meets code. (f) 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. Planning Case Report 17-04 Page 7 2/03/17 Findings. The proposed building expansion will use modern building materials and technologies to maximize energy conservation. The new building will meet all current building code standards that relate to energy efficiency. (g) Protection of adjacent and neighboring properties through reasonable provisions for such matters as surface water drainage, sound and sight buffers, preservation of views, light and air, and those aspects of design, not adequately covered by other regulations, which may have substantial effects on neighboring land uses. Findings. The proposed grading and drainage plan has been reviewed by the City Engineer and will meet all requirements for surface water management. The proposed project will not interfere with the views or limit access to light and air of adjacent properties. C. Design and Review Committee The Design and Review Committee met on January 19, 2017, to consider the proposal. The committee was in favor of the project. D. Approval 1. Timeline a. Date Application Received: January 13, 2017 b. End of 60 -Day Decision Period: March 13, 2017 C. End of 120 -Day Decision Period: May 12, 2017 VI. Petitioner's Comments Petitioner's comments are attached. VII. Notification Property owners within 500 feet of parcel were notified by mail and a legal notice was published in the SunPost newspaper, Staff has not received any questions or comments regarding the proposal. VIII. Summary The Northwest Church of Christ is an existing church in the community that desires to expand their current facility in order to meet the needs of their congregation. The proposed improvements will enhance the site and contribute positively to the character of the neighborhood. Staff is excited for the opportunity to help the church meet their expansion goals. IX. Recommendation Based on review of the application, staff recommends approval of the revised site plan with the following conditions: 1. The applicant shall enter into a site improvement agreement with the city to ensure the completion of all required improvements. (To be prepared by the City Attorney). Planning Case Report 17-04 Page 8 2/03/17 2. The applicant shall provide financial guarantee in the form of an irrevocable letter of credit for landscaping and site improvements (amount to be determined by city engineer and building official) 3. The applicant shall enter into a storm water maintenance agreement with the City (to be prepared by the City Attorney). 4. The site utility plan shall be subject to review and final approval by the City Engineer, Fire Marshal, and Public Works. 5. The storm water management, grading and drainage plans shall be reviewed and be subject to final approval by the City Engineer and Public Works. 6. The applicant will provide record plans or as -built drawings to the City following project completion. 7. The applicant shall make changes to the lighting plan in order to bring the plan into compliance with city code. 8. The private sanitary sewer service for the home that was removed needs to be fully disconnected from the city's sewer system. 9. The proposed fence along the east property line shall be re -designed and constructed to meet all applicable City Codes. Attachments: • Planning consultant memorandum (2/1/17) • City Engineer (Stantec) memorandum (1/19/17) • West Metro Fire memorandum (1/18/17) • Application and narrative • Plans Planning Case Report 17-04 Page 9 2/03/17 NORTHWEST ASSOCIATED CONSULTANTS* INC, 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com PLANNING REPORT TO: New Hope Planning Commission FROM: Alan Brixius / Ryan Grittman DATE: February 1, 2017 RE: Northwest Church of Christ CUP Amendment FILE NO: 131.01 —16.04 BACKGROUND In 2016, Northwest Church of Christ applied and received a conditional use permit, an easement vacation, and a lot combination, to expand their building at 8624 50th Ave N. The Church is currently seeking the conditional use permit, with a few alterations from the original submittal. The proposed site plan is for an addition to an existing church. The proposal includes a larger assembly area, and classrooms. The site is zoned R-1 Single Family Residential District. Under the R-1 zoning district, a religious institution is an allowed conditional use. The site is currently occupied by an existing church with approximately 73,754 of usable square feet. The site is adjacent to industrial zoning to the west; industrial zoning to the north; and R-1 zoning to the east and south. The applicant seeks to build an addition that will include a parcel to the north that was purchased in anticipation of this project. The purchased parcel is currently a vacant lot. By code, a project of this scale requires a building and site plan review. Attached for reference: Exhibit A: Site Location Exhibit B: Site Plan Exhibit C: Grading Plan Exhibit D: Floor Plan Exhibit E: Building Elevations ISSUES ANALYSIS Comprehensive Plan. The City of New Hope Comprehensive Plan notes that 226 acres, or about 8.7% of the City is public, semipublic, or recreational land use. The Comprehensive Plan's general goals state that the City should encourage reinvestment in properties; and maintain the character of neighborhoods. The proposed addition meets the goals and intentions of the Comprehensive Plan Zoning. The subject site is zoned R-1, Single Family District. Within the R-1 district, a religious institution is an allowed conditional use. The proposed church expansion requires a conditional use permit approval. Setbacks. The following table illustrates that the proposed building will meet the required setbacks: Lot Area. The applicant has requested a lot combination of the two adjoining lot. The combined lot area of the site is 73,754 square feet and a lot width of 210 feet. Both the lot area and width exceed the R-1 standard of 15,000 square for area and 100 feet of lot width for comer lots. Easements. With regard to easement on the property we offer the following comments: 1. The city must vacate the drainage and utility easement along the shared lot line with the approval of the lot combination. 2. The site surrey shows an overhead utility along the east lot line. The applicant must identify the width of this easement and demonstrate that this easement will not restrict the improvement proposes along this property line. 3. The grading plan and survey show catch basins on the property to the east draining into the church lot. Easements must be established over these shared storm sewers to preserve this system in the future. 2 Required Proposed Compliant Front Yard south 25130 49 feet Yes Side Yard Boone Ave 25/30 35 feet Yes Side Yard (Interior) 10120 120 feet (approx.) Yes Rear Yard (North) 25130 125 feet a prox.parcel) Yes (includes additional Lot Area. The applicant has requested a lot combination of the two adjoining lot. The combined lot area of the site is 73,754 square feet and a lot width of 210 feet. Both the lot area and width exceed the R-1 standard of 15,000 square for area and 100 feet of lot width for comer lots. Easements. With regard to easement on the property we offer the following comments: 1. The city must vacate the drainage and utility easement along the shared lot line with the approval of the lot combination. 2. The site surrey shows an overhead utility along the east lot line. The applicant must identify the width of this easement and demonstrate that this easement will not restrict the improvement proposes along this property line. 3. The grading plan and survey show catch basins on the property to the east draining into the church lot. Easements must be established over these shared storm sewers to preserve this system in the future. 2 Maximum Building Height. The maximum building height in the R-1 District is 32 feet or two and half stories (whichever is more restrictive). The proposed building addition has a maximum height of 16.2 feet. Building Type and Design. The site plan shows the exterior of the building to be finished with engineered wood and a metal roof. The City of New Hope Architectural Design Committee shall comment further in this regard. The building elevations and roof plan must illustrate rooftop equipment if any and its screening. If roof top equipment is not used the site plan must show the location of any ground mounted equipment. Follow up: The site plan has been updated to note that no rooftop equipment will be installed. 2. Building elevation must show the location of the FDC on the building and its unencumbered access. The site plan shows the FDC on the south side of the building, but not on the building elevation plan. Site Lighting. The applicant has provided a photometric plan for outdoor lighting. The plan includes 9 new freestanding parking lot lights. The parking lot lights are located on both sides of the parking lot. Based on the scale of the photometric plan the light levels five feet east of the parking lot exceed the A -foot candle allowance where a property abuts a residential use. These light levels at the property line must be reduced to meet code. The light levels across the parking lots meet the city code standards. All freestanding light poles are proposed to be 20 feet in height. This meets the requirements of the City Code. Follow up: The applicants have noted in their narrative that the lighting requirements will be addressed by the electrical contractor. Trash Enclosure. The applicant must identify how trash handling equipment will be addressed on the site. The city requires all trash handling equipment for institutional uses to be stored inside the building or stored in a trash enclosure that is designed to match the exterior of the building. If a trash enclosure is proposed, then it must be identified on the site plan and a trash enclosure elevation must be provided. Follow up: The applicant has provided a narrative that states a residential sized trash container is used for the site. The container is stored out of view from neighboring property and the public right-of-way. However, the container will stili need to be stored inside a trash enclosure or inside the principal structure. Parking. By code, a church is required to have one parking stall per three seats in the main assembly hall. The building floor plan shows a capacity of 357 seats. Therefore, 119 parking spaces are required for this project. The site plan shows 100 parking stalls which includes four disability parking stalls. A parking variance will be required for this project. 3 The parking lot design is properly dimensioned with 8 foot 9 inch by 19 -foot parking stalls and drive aisles 24 feet wide. The proposal meets the requirements of the City's code. The parking lot will be paved and have concrete perimeter curbing. By code, the curb setback for the side yard is three feet. The curb appears to be five feet from the east property line; and five feet from the north property line. By code, this setback is subject to review by the City Engineer. Followup The original parking calculation for this site suggested that a parking variance was needed. However, after further calculation, it has been determined that the site is required to have 97 parking spaces. The site shows 100 parking stalls which is compliant with the City's requirements. Curb Cut Access. The site currently has three curb cut accesses. The curb cuts meet the requirements for maximum width. The two curb cuts on the south side of the subject site are in close proximity. This is an existing condition and is allowed to stay as such. Landscaping 1 Screening. In review of the landscape plan we offer the following comments: Tree replacement: The applicant is removing 78 caliper inches of trees. If the trees being removed are classified as significant healthy trees the applicant is required to replace 39.5 caliper inches of trees. The landscape plan illustrates compliance with this standard. 2. Tree preservation plan: The landscape plan includes a tree preservation detail that proposes that safety fence will be placed at the dripline of the tree canopy to prevent damage to the saved trees. However, review of the site and landscape plan shows parking lot improvements and building construction in close proximity to the saved trees. The application of the tree preservation plan may prevent the site plan design. The City Forester should comment on the effectiveness of the proposed tree preservation measures. Of specific concern is the two spruce trees on the southeast corner of the property that are shown to be preserved, however, the privacy fence is to be constructed in close proximity to the trees. 3. Currently there is no landscaping of the parking lot along the east property lines. The applicants are proposing a 6 -foot tall privacy fence instead. The applicants shall provide a fence detail for review. Folli The City is requesting that the southern part of the fence contain a four - foot tall fence instead of a six-foot tall fence. The shorter fence will only be along the area where the spruce trees are currently located. The shorter fence is necessary for code compliance. 4. All landscaping and turf restoration must be installed with 6 months of building occupancy. 4 Follow up: The applicants have been made aware of this provision of the City Code. 5. The Landscape plan indicated that no irrigation system will be installed. The plan also indicates that water spigots will be attached to the building. The building plans shall be updated to show this. Follow up: The applicants have noted the location of the water spigots in their submitted narrative. Grading Plan. The applicant has submitted a grading and drainage plan that directs hard surface stormwater to the eastern part of the property. The City Engineer will comment further on the stormwater and grading plan. Follow up: The City Engineer has reviewed the plans and offered recommendations. The applicants have responded to the recommendations and made the necessary changes. This is subject to further review by the City Engineer. Fire Connection. The building plan shows a fire connection along the south side of the property. This is subject to further review by the City Fire Chief. Follow uoo The FDE and fire sprinkler connections have been reviewed and recommendations have been made. Snow Storage. The applicant's site plan shows a snow storage area to the north and south of the proposed parking. The snow storage plan does not appear to interfere with the landscaping plan. The snow storage plan appears to meet the City's requirements for snow storage and does not reduce the number of parking stalls. Conditional Use Permit. The City of New Hope allows religious institutions in the R-1 District by conditional use with the following conditions: a. Side yards. Side yards shall be double that required for the district, but no greater than 30 feet. Staff Comment. The side yard setbacks are 35 feet and 120 feet. This provision is met. b. Principal building height Principal buildings may exceed the R-1 height requirement set out in subsection 4-5(f)(3) of this Code provided: 1. The site shall be capable of accommodating the increased structure without a variance. 2. The increased intensity and size of the use shall not cause an increase in traffic volumes beyond the capacity of the surrounding streets. 3. Public utilities and services must be adequate to serve the building. 5 4. Any building that exceeds the R-1 height restriction shall be setback from all lot lines a distance equal to the height of the tallest portion of the building. 5. The building shall not limit solar access to abutting and/or neighboring properties. The city, in its sole discretion, may require the property owner to provide a shadow study acceptable to the city to determine the existence of any shadow encroachment. 6. In no event may a public, educational or religious building permitted under this section exceed three stories or 48 feet in height, whichever is greater. Staff Comment: The proposed building addition is 16.2 feet in height. This provision of the code is satisfied. RECOMMENDATION On behalf of the revised submitted plans dated January 12, 2017 and project narratives dated January 26, 2017 and January 27, 2017, staff recommends approval of the plans with the following condition: 1. The fence plans be redesigned so that the southeast section along the spruce trees is four feet in height to comply with City requirements for fences. 2. The site plan be updated to show a trash enclosure or the applicant provide a narrative that states the trash container will be stored inside the principal building. C. �, 5iantec January 19, 2017 File: 193800102 Stantec Consulting Services Inc. 2335 Highway 36 West St. Paul MN 55113 Tel: (651) 636-4600 Fax: (651) 636-1311 Attention: Jeff Sargent Community Development Director City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Reference: Northwest Church of Christ -Plan Review Dear Jeff, We have reviewed the redevelopment plans for Northwest Church of Christ as submitted on January 13, 2017. Following are our comments and/or recommendations. Sheet C002 - Site Plan 1. The new driveway area shall have the sidewalk removed and replaced with a thicker sidewalk section, matching detail STR-8. Sheet C003- Grading. Drainage and Erosion Control Plan 2. The west biofiltration basin does not appear to collect storm water from the new parking lot. Please provide additional detail on this basin and drainage area. a. The EOF identified at the sidewalk should be relocated to an overflow into the new parking lot or driveway. 3. The north biofiltration basin collects a minimal amount of drainage area at the northeast corner of the new parking lot. Please consider revising parking lot elevations or providing additional pipe collection to send storm water into the biofiltration basins, 4. The storm water model report is currently under further review. As identified in the report, it appears the existing to proposed discharge rates have decreased as required. 5. A storm water maintenance agreement is required for the biofiltraffon basins. The City will provide a sample agreement. January 14, 2017 Mr. Jeff Sargent Page 2 of 2 Sheet C004 - Utility Plan 6. The existing sanitary service location shall be identified, and shall be televised. a. The existing service to the demolished house shall be removed and/or disconnected from the City sanitary sewer system to prevent potential infiltration into the system as per the removal notes. 7 Water service connection: a. Please review if a 6" size water service is required. As both Boone Avenue and 50th Avenue North have recently been reconstructed, it is recommended to avoid excavating the new streets. b. An existing 4" DIP water service is currently located on the north side of 50th Avenue North. c. If a 6" water service is required, the City does not allow wet taps and the new service will need to be cut into the existing water main. The proposed water service connection requires further review by staff and the applicant. General Comments 1. Provide No Parking signs at the northeast corner of 50th Avenue North and Boone Avenue. Due to existing concerns with site lines and on -street parking that occurs during peak demand times, on -street parking needs to be restricted to the following: • 501h Avenue N.: from intersection to 30' east of stop sign • Boone Avenue: from intersection to 10' north of end radius 2. Provide record plans or as -built drawings following project completion. If you have any questions or require further information, please call me at (651)604-4808. Regards, STANTEC CONSULTING SERVICES INC. r Christopher W. Long, P.E, c. Aaron Chirpich, Susan Rader, Bernie Weber, Megan Albert, Dave Lemke, Shawn Markham, John Blasiak, Jeff Alger, Roger Axel - New Hope; Alan Brixius - NAC Planning; Shelby Wolf - West Metro Fire; Kellie Schlegel, Tyler Johnson, Adam Martinson, Ann Dienhart- Stantec. i January 18, 2017 I Re: Preliminary Review of Northwest Church of Christ New Addition and Remodel. West Metro Fire -Rescue conducted a plan review on the preliminary site plan for a new addition and remodel to be located at the above mentioned address. The WAST METROfollowing items that are listed below are either comments or requirements per West Metro Fire -Rescue Districts Policies, City Ordinances and the 2015 Minnesota FIRE -RESCUE Fire Code and NFPA Standards: DISTRICT 1. Verify that the fire department connection (FDC) is not obstructed by Serving the Cities of landsca In C -c"01 p g. New Hope 2. There is only a 4 inch water main going into the building. Verify that the 4 inch main will adequately supply the fire sprinkler system with adding the new addition. If not a larger main may be required. 3. All occupant loads shall all be reviewed and approved. The occupancy load in the large assembly is not correct. Three hundred is not the approved occupant load as indicated on the plan and letter. The occupant load shall be re-evaluated as per the code requirements. 4. Provide more details on how the upper level will be used.. S. Notification devices shall be tied to the fire alarm panel to alert Neighbors residents and guests of a potential fire, Serving 6. A full code review will be conducted once we receive a full -set of Neighbors architectural plans and building permit application. If you have any questions or concerns feel free to contact Shelby Wolf Deputy Fire Marshal at (763) 230-7006, Sincerely, ZA7 Shelby Wolf Deputy Fire Marshal 4251 Nylon Ave N. New Hope, MN 55428 Voice 763.230.7000 Fax 763.230.7029 www.westmetrofire.com Parking Requirements 4.3.e.4.g.2. Places ofpublic assembly. In stadiums, sports arenas, churches and other places of public assembly in which patrons or spectators occupy benches, pews or other similar seating facilities, each 22 inches of such seating facilities shall be counted as one seat for the purpose of determining requirements 4.3.e. IO.i. Church, theatre, auditorium. At least one parking space for each three seats based on the design capacity of the main assembly hall. Facilities as may be provided in conjunction with such buildings or uses shall be subject to additional requirements which are imposed by this Code. PLANNING APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No. PC 17-04 Basic Pee Deposit Planning Deadline 1-13-2017 Receipt No. ck# 7096 325.00 325.00 Received by kc Name of Applicant: Northwest Church of Christ Phone: 763.533.3336 Applicant Address 8624 50th Avenue North, New Hope, MN 55428 Lot 1: 8624 50th Avenue North Lot 1: 07-118-21-13-0104 Street Location of Property: Lot 2: 5016 Boone Avenue North PID:Lot 2: 07-118-21-13-0105 Legal Description of Property: Proposed Property Description: Lots 1 and 2, Block 1, Northwest Church Addition, Henne in County, Minnesota OWNER OF RECORD: Name: Northwest Church of Christ Address: 8624 50th Avenue North, New Hope, MN 55428 Home Phone: 763.533.3336 Work Phone: --- Applicant's nature of Legal or Equitable Interest: Property owner. (Building Committee Owner's Representatives listed on next page.) Type of Request: (pertaining to what section of City Code) 'H'- Site Plan Review Please outline Description of Request: (use additional pages if necessary) Please see attached page. Why Should Request be Granted: Please see attached page. (attach narrative to application form if necessary) GACommDe%APLANNING%MISC ITEMSIPIanning application.doc (01.13) Applicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city. There are three city consultants — legal, planning, and engineering - that generate additional expenses. Expenses incurred that exceed the amount of the zoning deposit will be billed and are the responsibility of the applicant. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department will notify you of all meetings. Owner's Representative: Owner's Representative: Northwest Church of Christ LaVerne Hanson Peter Hirshman 612.859.3559 612.834.9523 Signed: lavernehansonagmay.corn hirshmanKDrrisn.corn Fee Owner (print or type name) JLG Architects Project Manager - Ross McIntyre, 612.436.4009, rmcintyre@jlgarchitets.com Applicant Other than Owner (print or type) Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Date of Design & Review Meeting: Date of Planning Commission Meeting: By Planning Commission on: By City Council on: Subject to the following conditions: FOR CITY USE ONLY Yes No Required Yes No Yes No Required Required Yes No Required Approved: Denied: Approved: Denied. PLANNING INSTRUCTIONS AND NOTES TO APPLICANTS 1. FILING INSTRUCTIONS Before application to the Planning Commission can be accepted it must: a. Be filled out in its entirety and signed by both applicant and property owner if not one and the same. b. Be accompanied by all required fees. c. Be accompanied by evidence of property title - explained in instructions and notes. d. Include a certified lot survey if the request is for a: rezoning, replatting, setback variance, construction approval, or if requested by the Planning Commission or City Council. e. Be accompanied by all necessary background materials in written and plan form, which is required for a complete and thorough review of the request. 2. Applicants are asked to contact the building official, 763-531-5122, or community development director at 763-531-5196 if they have questions. Also for the more difficult requests, a meeting can be set up between the applicant and the planning consultant in order to assist in explaining procedures, reviewing requests, and providing advice. 3. FEES: (as set by City Ordinance) All applicants must pay a non-refundable basic zoning fee at the time of application. In addition, a zoning deposit is required at the time of application. This zoning deposit is intended to pay for outside planning/legal/engineering consulting expenses that may be incurred because of your application. Exl2enses incurred that exceed the amount of del2osit will be billed to and are the res.12onsibili1y of the aRplicant. If ex enses do not exceed the dej2osit, the deposit mqay be refunded upon the written request of the applicant Usually the largest direct costs are incurred when the application is reviewed by the city's planning consultant. Although not all cases are referred to the consultant, the city reserves the right to refer any application it believes warrants such scrutiny to the planner. Normally, all but minor residential requests are referred to this consultant. 1-09 -2- 4. CERTIFIED LOT SURVEYS Applications for rezoning, conditional use permits and some variances must be accompanied by Certified Lot Surveys. The survey must show these items: A. Location of all existing structures on lot B. Location of proposed structure C. Dimensions of front, side and rear setbacks D. Dimensions of proposed structure E. Location of adjacent existing buildings 3. CONSTRUCTION APPROVAL If the applicant is seeking construction approval, plans must be submitted which meet the standards of the Design and Review Committee of the Planning Commission. Contact the building official for this review checklist. EVIDENCE OF TITLE State law now requires that zoning, conditional uses and variances must be filed with the county. Since each filing has an effect on the question of real estate title marketability, each application must be appropriately screened. Consequently, you must submit evidence of ownership of the property for which you are requesting a change. It is also necessary that the legal description of the property be absolutely accurate. Acceptable evidence of title is as follows: A. If property is Registered/Torrens - applicant must present the Owner's Duplicate Certificate of Title or a photocopy of same showing both sides of the certificate. If the Owner's Duplicate is presented, the city office shall photocopy the certificate at once and return it to the owner, If you do not have your Owner's Duplicate Certificate of Title, it may be on file at the Torrens Office (612-348-3070). B. If the property is Abstract, an Abstract certified to a current date must be presented showing ownership in the name of the applicant, or a photocopy. 1) Generally, an Abstract will not show the name of the applicant because after a purchase, the Abstract is frequently not brought to a current status. Certification to date by an abstract company would be necessary to establish ownership of record. a) If the title evidence presented does not show the applicant as a fee owner, a recorded or recordable document showing a chain of title to the applicant from the last owner shown in the Certificate of Title or Abstract must be presented to supplement title information. b) These documents may include warranty deed, contract for deed or quit claim deed, or a series of such documents eventually showing title in the applicant. c) If the title evidence shows that the applicant is buying under a contract for deed, or purchase agreement, the fee owners and any other contract for deed owners in the chain of title down to the applicant must also sign the application. -3- d) If the property is Abstract, and an Abstract of Title is unavailable, a copy of an Owner's Policy of Title Insurance and endorsements showing applicant as fee owner of the property certified to a current date must be presented. e) In the alternative, an Owners and Encumbrance Report, certified to date by a company that provides Abstracts of Title, can be presented. C. Refusal of the fee owner(s) to join in the application should not invalidate the application, providing the fee owner(s) is served with notice of the application. Proof of service of such notice is a part of the record before the Planning Commission and Council. D. Prior to final processing of a variance, conditional use permit, or rezoning, one of the following items must be presented: 1) Updated title, or 2) Certification from city attorney that the chain of title is sufficient for the purpose. E. If you are the applicant and do not own the property, you will have to have the fee owner(s) and any prior contract for deed owner who still has an interest in the property join in the application. F. INFORMATION RELATIVE TO OBTAINING TITLE INFORMATION How do you know whether your property is Torrens or Abstract and how do you get the Title or Abstract? 1) If you do not know, you could call your mortgage company. They should be able to tell you whether the property is Torrens or Abstract, or 2) To make inquiry at the county, you will need your legal description. If you do not have this information available, you may obtain this information from City Hall. 3) If you think the property is Torrens, you may call Hennepin County Registrar of Titles. The number is 612-348-3070. From your legal description, they will tell you whether or not the property is Torrens and whether the Certificate is on file or not. If it is not on file, they will tell you who signed for it. If it is on file, they can tell you how to go about picking up the Owners' Duplicate Copy. 4) If you think the property is Abstract, you should call the mortgage company and ask to check out the Abstract. If you do not have a mortgage, you should have the Abstract in your possession. If you do not have the Abstract, you should contact an attorney to assist you in obtaining the Abstract. (An Abstract is usually a several page document showing all filed entries pertaining to the property.) 4• Traffic circulation and parking plan including: Access points Sidewalk plans, public and private Parking areas with all dimensions Internal truck loading and maneuvering areas with dimensions (50' r for semis) Type and locations of curbing Snow storage (Area= 10% of asphalt) 5. Detailed landscape plan and schedule illustrating the following: -4 Location of existing plantings Location of proposed plantings Size of plants Type of plants (species) Number of plants Lawn irrigation plan nota part of project scope I Specify "boulevard trees" close to property lines (minimum 2Y2" diameter) 6. Exterior elevations and floor plans designed by a MN registered architect Building materials Special details and features (security, amenities, etc.) Fire protection sprinkler system, if included to be by desion-build fire protection contractor Layout and dimensions in plan review Rooftop and ground -mounted equipment no roof top equipment, exterior pad yet to be determined; design -build mechanical contractor PLANNING DESIGN & REVIEW MEETING CHECKLIST All construction projects that require Planning Commission and City Council approval must be introduced to city staff at a scheduled "pre -application meeting." These are held at 8 a.m. one week before the Friday filing deadline listed on the attached schedule. Please call 763-531-5196 or 763-531-5110 to reserve a time at a "pre -application meeting." In addition to a Planning Commission application, fees and evidence of title, each proposal MUST include all of the starred (*) data: Northwest Church of Christ Northwest Church of Christ *Project Name: Addition and Remodel *Applicant: and JLG Architects 8624 5t1i Avenue orth *Address: New Hoe MN 55428 *Value of Construction: $ 1,800,000.00 (proposed *Land Owner: Northwest Church of Christ Planning Case No, u ge 1 * 1 3 full-size sets of plans and 15 sets of 11" x 17" copies (industrial, residential) Electronic copy of plans (CD or e-mail) formatted to print maximum size 11" x 17" * 1 2 sets color renderings One set of 8'/s" x 11" reductions 2. * 120 current lot surveys with legal description 3. Detailed site plans designed and signed by a registered architect * All setbacks to property lines * I All building locations and dimensions Adjacent building locations Adjacent building and land use * Adjacent streets * Existing and finished grading and drainage plans, with erosion control * Exterior lighting plans (building, parking lots) * Refuse storage and required screening I * Utility connections: water, sanitary and storm sewer * Lot coverages: Building % 12.66% Green Area % 35.640/o Asphalt % _51;70% 100% * Sign plan and details existin site monument sian 01.13.2017 Application to Planning Commission and City Council City of New Hope, 4401 Xyion Avenue North, New Hope, MN 55428 Northwest Church of Christ, Addition and Remodel Description of Request: Per Sec 4-5.e.1 of the City Zoning Code, religious buildings such as a church within an R-1 district are considered a Conditional Use, and are regulated by Sec 4-33 (Administration — Conditional Use Permit). As part of the proposed Addition and Remodel of the existing Northwest Church of Christ, a combining of their property with an adjoining property they have purchased is proposed, and was approved in May 2016. This combining of their properties will facilitate the space needed for this congregation to expand their facilities and enable the church to remain at their current location within the City of New Hope, MN. Per Sec 4-35 of the City Zoning Code, this will require a Site Plan Review as well. This project was originally reviewed and approved last spring in May 2016. Site costs have contributed greatly to project budget issues, therefore this project is being resubmitted with revisions to the site plan and building design in order to align with the available budget of Northwest Church of Christ. It was determined that proposed scope changes are significant enough that the project should undergo the City Planning Commission Review process again. We are requesting a Site Plan Review as part of this Planning Commission application and submittal, A Conditional Use Permit and Vacation of Easement were both previously approved in May 2016. Why Should Request be Granted: Northwest Church of Christ is an existing church in the community, which wishes to expand their facility in order to meet the needs of the congregation. Located within an R-1 district, a church use is a permitted use via conditional use permit. This project meets Sec 4-33.c Criteria for Decision parts 1-6, and as such should be approved by the City of New Hope. Revisions of previously approved Site Plan have been proposed because of budgetary concerns, the Northwest Church of Christ requests that the site plan be reviewed and approved. Previous Submittal Comments: Exterior Building Materials: Exterior building materials include Board and Batten siding. This product is a residential/commercial engineered wood siding. We will be using this product on the addition, indicated by a light grey for the main field area and a darker grey for accent "bump out" and the linking space between the new addition and existing building. At the roof of the new assembly addition a standing seam metal roof in a medium grey to compliment the main wall color on the addition is proposed. (An asphalt shingle alternate in lieu of standing seam may also be explored.) At the link space that joins the existing building with the new addition a membrane roof will be selected. No new roof top mechanical units will be installed. 01.13.2017 Please see the rendering, elevations and roof plan for locations of building materials described above. Mechanical Units Mechanical pad will be located at grade at approximate location noted on the floor plan and will be screened by engineered wood panels to match exterior building material. Trash Enclosure: The applicant will maintain their current trash usage as noted in site plan general notes. They currently use 1 residential size trash bin. They do not foresee additional trash disposal being required in the future. Lighting Plan: The lighting plan is not revised at the time of this resubmittal. Northwest Church of Christ will provide updated information as requested during the review process. The previously approved fighting plan is included with this submittal, and continues to represent the design intent of the project. Assembly Occupancy: The new assembly space is designed for 300 occupants in fixed pews and is designed for the future growth of the church. The operations of the church are as follows: The maximum occupant load for the church will be.300 people. Services and classes are conducted independently so there will not be more than 300 people in the building at one time. The whole congregation attends service and then moves to the study areas. There are no plans for future school space so additional study spaces will not be occupied in an educational setting. No formal childcare is provided on the property. The area in the rear of the assembly space will be used for the sound system area and general circulation and greeting before services, A formal fife safety plan will be completed for permit documents and will determine code occupancy and exiting. Parking/Site Circulation: Parking for 300 occupants is compliant with the proposed occupancy. A parking contract for additional parking spaces adjacent to the church was previously submitted and reviewed in May 2016. This provides additional parking options. Landscaping Plan: An irrigation system will not be provided. A spigot for plant watering already exists INTHE Ii RT 7C�Y GROU1? INC. Land Surveyors and CW Engineers January 27, 2017 City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Attn: Mr. Jeff Sargent Community Development Director Re: Northwest Church of Christ — Plan Review Dear Jeff: We have received the Stantec Plan Review comments dated January 19, 2017. Reviewing the letter, we have implemented the following revisions described in our responses below in bold italics. Sheet C002 — Site Plan 1. The new driveway area shall have the sidewalk removed and replaced with a thicker sidewalk section, matching detail STR-8. The sidewalk has been labeled for removal on Sheet C001 and "sidewalk" has been added to reference note 1 on Sheet C002. Sheet C003 — Grading Drainage and Erosion „Control Plan 2. The west biofiltration basin does not appear to collect storm water from the new parking lot. Please provide additional detail on this basin and drainage area. The west biofiltration basin is designed to collect Just under half of the runoff from the existing church building and the runoff from the addition. No runoff from the parking lot is directed to the basin due to rate and volume control for 50'h Avenue North. Therefore, a large portion of the new parking lot will be conveyed via surface runoff onto Boone Avenue. a. The EOF identified at the sidewalk should be relocated to an overflow into the new parking lot or driveway. The EOF has been moved to overflow into the new driveway which will then runoff onto Boone Avenue. The EOF has been kept one (1) foot below the planned finished floor elevation. 3. The north biofiltration basin collects a minimal amount of drainage area at the northeast corner of the new parking lot. Please consider revising parking lot elevations or providing additional pipe collection to send storm water into the biofiltration basins. The drainage area that provides water to the basin is primarily determined by flood and rate control on Se Avenue North. Therefore, most of the parking lot discharges via surface runoff to Boone Avenue. 4. The storm water model report is currently under further review. As identified in the report, it appears the existing to proposed discharge rates have decreased as required, When the review is complete, responses and revisions, if necessary, will be made. 5. A storm water maintenance agreement is required for the biofiltration basins. The City will provide a sample agreement. Noted. Land Surveyors and Civil Engineers 76017314 Avenue N Brooklyn Park, MN 55428 Northwest Church of Christ City Review No. 1 - New Hope, MN 1711L Gi{L(jmy January 27, 2017 Aw. GROUP, INC. Land SurMw and 4 . CM ErOmors Sheet C004 — Utility Plan 6. The existing service location shall be identified, and shall be televised. The requirement tc televise the service has been added to the note on Sheet C009. a. The existing service to the demolished house shall be removed and/or disconnected from the City sanitary sewer system to prevent potential infiltration into the system per the removal notes. See note on Sheet C007. 7. Water service connection: a. Please review if a 6" size water service is required. As both Boone Avenue and 50th Avenue North have recently been reconstructed, it is recommended to avoid excavating the new streets. After further analysis, a 6" water service is required. b. An existing 4" DIP water service is currently located on the north side of 50th Avenue North. The 4" DIP water service does not provide enough water for the building fire sprinkler system. C. If a 6" water service is required, the City does not allow wet taps and the new service will need to be cut into the existing water main. The proposed water service connection requires futher review by staff and the applicant. The wet tap has been eliminated and replaced with a connection label and reducing "fee'. A reference note has been included requiring a temporary water supply that does not affect the water service or water quality. General Comments 1. Provide No Parking signs at the northeast corner of 50th Avenue North and Boone Avenue. Due to existing concerns with site lines and on -street parking that occurs during peak demand times, on -street parking needs to be restricted to the following: • 50th Avenue N.: from intersection to 30' east of stop sign • Boone Avenue: from intersection to 10' north of end radius No Parking signs were installed by the City last fall to provide better site lines. 2. Provide record plans or as -built drawings following project completion. Record plans will be completed following project completion. Land Surveyors and Civil Engineers 760173,1 Avenue N Brooklyn Park, MN 55428 Northwest Church of Christ City Review No. 1 New Hope, MN January 27, 2017 THE GREGORY GRk.)I1[? INC. Land Surveyors and civu Engrneers If you have any questions regarding the revised plans or responses herein, please feel free to call at (763)560-3093. Sincerely, The Gregory Group Jeffrey A. Prasch, P.E. Project Engineer cc. Christopher Long cc. Peter Hirshrnan cc. Ross McIntyre Land surveyors and Civil Engineere 760173rd Avenue N Brooklyn Park, MN 55428 AG 15143 Northwest Church of Christ RE: New Hope City Submittal Review Comments January 26, 2017 JLG Architects 322 First Ave North Suite 600 Minneapolis, MN 55401 January 26, 2017 Mr. Aaron Chirpich City of New Hope 4401 Xylon Ave North New Hope, MN 55428 Dear Mr. Chirpich, To: CCt ® ❑ Aaron Chirpich ❑ ® C`t,: o` Jew ;;opo Peter Hirshman No-thwes' Church of Christ ❑ ® Vern Hanson Northwest Church of Christ Please see below for responses to comments to the Northwest Church of Christ Plannning Review for your use. Please let us know if any additional information is needed. Thank you. West Metro Fire Review I. FDC is not obstructed by landscape. Please see landscape plan below. This is an existing FDC located adjacent to an existing accessibility ramp. 1111 0--� s 3j o� �FOC �cavNECTION SnAMY 2. Water Mains: The existing 4' water main will remain. This main will continue to serve the existing fire sprinkler system in the existing church basement space. A new 6" water main will be installed for the fire sprinkler system to serve the addition and renovation areas of the building Assembly Occupancy: Occupancy and egress requirements will be confirmed with code requirements. The new assembly space °. designed for 300 occupants in fixed pews and is designed for the future growth of the church. The operations of the church are as follows: The maximum occupant load for the church will be 300 people. Services and classes are conducted independently so there will not be more than 300 people in the building at one time. The whole congregation attends service and then moves to the study areas. There are no plans for future school space so additional study spaces will not be occupied in an educational setting. No formal childcare is provided on the property. AG Architects I Ashley Vlasok 322 First Ave North Suite 600 1 Minneapolis, MN 55401 1 p,612.314.4742 f.612.746.4754 I avlasak@jigarchitects.com 300 occupants the capacity as figured per city code for parking requirements (22" of pew space per occupant). It is understood that the occupant load per building code is figured differently, and could be higher for agress purposes. 4. Upper Level. The upper level platform will remain as is (meeting study space) and is posted to not exceed 49 Occupants. S. Electrical and Fire Sprinkler Systems are design build by the contractor. Submitted plans for permit will show notification devices tied to the fire alarm panel. Planning Report Building Type $ Design 2. Please see FDC location noted on south building elevation below I F � Iccuxnor y II 86 q{}A l I{II O R 1044` 1 lmo .P Recommendations, 1. Per previously approved application, the applicant will maintain their current trash usage as noted in site plan general notes. They currently use 1 residential size trash bin. They do not foresee additional trash disposal being required in the future. The bin is stored alongside the building, in an inconspicuous location, out of view from the public right of way, or neighboring residential properties. 2. City code requires 22" of pew space be used in counting occuancy for parking requirements. In the case of Northwest Chuirch of Christ, this equates to 300 occupants = 100 required parking stalls (as shown oh sibmitted plans). However, the church has attained additional off street parking agreements with neighboring facilities, See previously submitted parking agreement, sent to Aaron Chirpich, City of New Hope. 3. The Northwest Church of Christ will install a fence along the eastern property line to screen the parking lot from residential neighbors. This was requested by both neighbors instead of plant screenings (i.e. arbor vitae). The fence will be either wood or vinyl fencing, 6 feet high, running the length of the eastern property line, The fence will be designed and constructed in accordance with the City of New Hope's code requirements. A submittal will be provided by the selected subcontractor, prior to construction for review and approval. 4. Please see A204. No rooftop equipment will be installed. See A202 Main Level Floor Plan for mechanical pad location and screening fence. Note screening fence also is shown on the west building elevation, and will be of the same board and batten siding material as the church building. 10 7i 77 l6 r 1 � d Ra' r _� wmiorr�annvtauaau.iswss:ra�wn � ..,.._ �... + +rwar�xu«i 1 1F r i ` I rj I� r i + A204 Roof Plan 9 !4 .Imp• III � I i' -P 6Ii' M1CCN NIO � :J W➢�� R W6 �I I 1. A202 Main Level Floor Plan S. Final lighting will be adjusted to meet city footcandle requirements and will be reduced to 0.4 fc at property line. This will be submitted for review during the permitting process as part of the electrcial contractors design build package. b. Existing water spigot is located on the north elevation of the building, and will need to be relocated. Please see landscaping plan below indicating relocated water spigot locations. EXTERIOR ELEVATION GENERAL NOTES n. [sroRMmxrmpwRrmmxu HEYA9,Nf6 w NORTH ELEVATIO 4 MW.— - SOUTH ELEVATION � j B.2 ` 9 J f0 11 12 I I I I I VII I I I I I I r_—_—_s-t----- ----- aME-- - --- -----I-----i-- i --- - --- — i-----T----------� I I I I I I voi ouM�NgRn ��--- iur rr rral■e iu heir rr rr iiir Inr .,� �■-! �� W11 _..4.. © O I © V® O I I I I I I 1 I — -- --- --- — — — �� .RMM[�v��amrtx wNnhnYim6R WRNlNFL NJ60NRYM µ� —------- -- -�----=`sm NORTH ELEVATIO 4 MW.— - SOUTH ELEVATION � j B.2 ` 9 J f0 11 12 I I I I I VII I I I I I I r_—_—_s-t----- ----- aME-- - --- -----I-----i-- i --- - --- — i-----T----------� I I I I I I voi ouM�NgRn ��--- iur rr rral■e iu heir rr rr iiir Inr .,� �■-! �� W11 _..4.. M�in�nppolls Nnpanb�m'N hlm mupeM Mx 4slnils RR z�ncw�sa mpY.IRw •[mR N r N Lrl iln z � Z 2W CL. 2 L 3 x 0 z v G = o u z � W ZD U T� W N 2 q Lu 3 V x N zCa 01.13.17 CONSTRUCTION DOCUMENTS JLG 15143 A301 M�m 9 AMN8 © O © V® O �� ' ru rri r ■■ i IIB ■■ �1rr air am - �� : � � � . III fill l ill II�III�I'�I� I!II�m 1111 II lill I IIl ! i �l hI ; IIT. = -��_ -� �= � = -___-- ESIFFATION LI s2 M�in�nppolls Nnpanb�m'N hlm mupeM Mx 4slnils RR z�ncw�sa mpY.IRw •[mR N r N Lrl iln z � Z 2W CL. 2 L 3 x 0 z v G = o u z � W ZD U T� W N 2 q Lu 3 V x N zCa 01.13.17 CONSTRUCTION DOCUMENTS JLG 15143 A301 M�m 9 AMN8 M LEGEND. --Bok----- EXISTING MINOR CONTOUR I EXISTING MAJOR CONTOUR "-� SAWCUT REMOVE CONCRETE SERVICE No. 5016 >m. u EXISTING BUILDING l300r1C BrWANOUS Avenue North PAVEMENT CURB N CAPPED AT GUTTER CURB IM ` I I �� 1yf jII I uJlj/ EXISTING CURB REMOVE CURB i i n • 5 F II I rl I 1 I 1 I 1 II I EGRESS WELL —X— REMOVE FENCE 1 {I EXISTING OVERHEAD WIRES ` SAWCUT —VDT— EXISTING UNDERGROUND TELEPHONE —cns— EX STING UNDERGROUND GAS —>— EXISTING SANITARY SEWER N00•19NEW246M -ei >— EXISTING STORM SEWER -Nc0 YY.•,99, _ �- � '"•, _ 1�,rlk ' - -7r l7 r REMOVECONCRETE It REMOVE szlz y Y lli I arse _ ,__------------ l __ �3 = I'•,, REMOVE CONCRETE I I �✓ REMOVE C EDi I S BUILDINGY I� �I +p rr9. 15 si g•} ,' ��G'.� il� T —�� SIDEWALK .eem I \I � i I I i•� •�' i I I I u ----------------- `'1'11> �'�sAwc -_.®� - .f ,`•`, i `II \ ur I sk_----�},A REMOVE ,.r SA SANDBOX (D ®_ _ I C 91TUMur PAVEHENT/+ rf• I REMOVE FENCE(D I �. I ® s RELOCATE �y I 1" ••• Sas ""` s.G REMOVE I/ I BUILDINGS v ��' A11 ' 1 _I >r' 6 w 1 `. E \ i.� � p -\ s N.. 19624 UTILITIES® % at 1 RElIIOVE ,1 �1 '� REMOVE E DECK(T III w.e a,p LEGEND. --Bok----- EXISTING MINOR CONTOUR I EXISTING MAJOR CONTOUR "-� EXISTING BTRIMINOUS PLAN ERG) I� No. 5016 >m. u EXISTING BUILDING REMOVE BUILDING PROPERTY LINE IM ` I I �� 1yf jII I uJlj/ EXISTING CURB REMOVE CURB i i n • 5 F II I rl I 1 I 1 I 1 II I EGRESS WELL —X— REMOVE FENCE 1 {I EXISTING OVERHEAD WIRES ` SAWCUT —VDT— EXISTING UNDERGROUND TELEPHONE —cns— EX STING UNDERGROUND GAS —>— EXISTING SANITARY SEWER oT— EXISTING DRAiNTILE >— EXISTING STORM SEWER —I— SAWCUT - I` s�'' IFm REMOVE BITUMINOUS ' EXISTING CONCRETE REMOVECONCRETE CONCRETEIVA I w _ ,__------------ LK I - �3 = I'•,, REMOVE _ REMOVE C EDi I S BUILDINGY I� �I I ��G'.� il� T —�� .eem I \I � i I I i•� I I i I I I u �'�sAwc ur I sk_----�},A REMOVE ,.r SA SANDBOX (D .. • �-n 91TUMur PAVEHENT/+ F I ' r '°1 •"" r I' _ I TIMBER�Q +� f� I i I I + Lr- D•1B'S 218 BBB 245.73 p1.1 - �°. rtwr REMOVE REMOVE I� q `s:-e.sss 9rxr SHED sREop a i I LEGEND. --Bok----- EXISTING MINOR CONTOUR -eon EXISTING MAJOR CONTOUR "-� EXISTING BTRIMINOUS --------- REMOVE BITUMINOUS EXISTING BUILDING REMOVE BUILDING PROPERTY LINE EXISTING CONCRETE I REMOVE CONCRETE r II 1 EXISTING CURB REMOVE CURB i i EASEMENT rl I 1 I 1 I 1 II I EGRESS WELL —X— REMOVE FENCE 1 {I EXISTING OVERHEAD WIRES ----- SAWCUT —VDT— EXISTING UNDERGROUND TELEPHONE —cns— EX STING UNDERGROUND GAS —>— EXISTING SANITARY SEWER oT— EXISTING DRAiNTILE >— EXISTING STORM SEWER —I— EXISTINGWATERMAIN EAR= REMOVE BITUMINOUS ' EXISTING CONCRETE REMOVECONCRETE CLEAR ANO GRUB TREE SI EXISTING CATCH BASIN m �° I�'mealr.xnm �nswy MxBlm - cw.ry Nl N.m11 ffAA N ITi 41 i d V0 S z u 0 C O = O u U z C A/ W _ = z V LY t;Z a W V/ 1 3 F � C J [V z L 01.12.17 DESIGN DEWLOPMENT JLG 15143 C001 EAEIIN640NI1ITNIN8 ANO REMavu PIAN REMOVAL NOTES: 1. THE EXISTING SANITARY SERVICE TO THE. HOUSE SHALL BE TELEVISED, REMOVED OR "-� DISCONNECTED FROM THE CITY SANITARY SEWER SYSTEM. THE SERVICE HAS BEEN --------- CAPPED AT THE HOUSE AND APPEARS TO CONTINUE TOWARD THE CHURCH. 2. CONTRACTOR SHALL DISPOSE OF EXCESS MATERIAL OFF SITE 3. BITUMINOUS AND CONCRETE ITEMS DISTURBED BY CONSTRUCTION SHALL BECOME THE PROPERTY CF THE COMRACTOR AND SHALL BE DISPOSED OF IN ACCORDANCE WITH MNOOT SPEC, 21G4.3. I REFERENCE NOTES: r II 1 Q REMOVAL HAS BEEN GONE BY OTHERS. ® VERIFY EXISTING UTILITY LOCATIONS PRIOR TO RELOCATING, CONTRACTOR SHALL COORDINATE WITH THE LITILTY COMPANIES PRIOR TO THE RELOCATION OF THE i i UTIUTES. rl I 1 I 1 I 1 II I Ih-el-Wtld Pt ,-P-dk-ft-, ewRrlae I --d by or uBdNln1'dhd /I 1 } 'I � wpniNm.nl mm I...mp LN.r..7Pr.%.W.1 ElVYxxlnbrtlla W..lth. ernesd wrvl.mq. 1 {I r; II o.I.ams,znd.vd.l.el.y.3m7. R� Jo A FlBBch. MFm. R.y No. W 706 m �° I�'mealr.xnm �nswy MxBlm - cw.ry Nl N.m11 ffAA N ITi 41 i d V0 S z u 0 C O = O u U z C A/ W _ = z V LY t;Z a W V/ 1 3 F � C J [V z L 01.12.17 DESIGN DEWLOPMENT JLG 15143 C001 EAEIIN640NI1ITNIN8 ANO REMavu PIAN NO BOONE AVENUE NORTH Tr Tr .e, 1.9' TYPE SP 9.5 WEARING COURSE MIXTURE ISPWEA240B) 2'TYPE SP 12.9 NON WEARING COURSE MIXTURE (SPKW82308) I" 5 AGGREGATE BASE PLACED ON APPROVED SUBGRADE 1 PARKING LOT SECTION C002 umTascu. NOTE: USE TACKCOAT BETWEEN ALL BITUMINOUS MIXTURES. THE RITUMINODSTACK CDAT MATERIAL SHALL BE APPLIED RTA UMFORM RATE of 0.05 OALISY- 0.07 OAUSY BETWEEN BITUMINOUSOCURSES. THEAPPLICATIONRATESAREPOR UNDILUTED EMULSIONB (AS SUPPLIED FROM THE REFINERY)OR MC AND RC LIQUID ASPHALTS. �4" CONCRETE PAVEMENT 4"GRANULAR BASE f 2 1CONCRETESID15 4XIAPRON NOTE SIOEWALKCROSSSLOPESSHALLNOT EXCEE02%. ANY SIDEMLK EXCEEDING 2% SHALL BE REMOVED AND REPLACED ATTHE CONTRACTOR'S EXPENSE. YiMw,poM. NX'.SIaL Yom. 00 N r N REFERENCE NOTES: 1 CONSTRUCT DRIVEWAY ENTRANCE AND SIDEWALK PER C17Y c C STANDARD PLATES STR-1, ST", AND STR-30 ON SHEET C005. ® SEE ARCHITECTURAL PLANS FOR MECHANICAL AREA 41 T CL SCREENING LOCATION AND TYPE. + O PROVIDE PAVEMENT ARRROW MARKING. PAVEMENT MARKING f 1 SHALL MEET THE REQUIREMENTS OF THE LATEST E01710N OF THE MN MUTCO. = V x N GENERALNOTES: W Z 1 VERIFY BUILDING DIMENSIONS WITH ARCHITECTURAL PLANS. V Z 2. MAINTAIN EXISTING GARBAGE OPERATION WITH A SINGLE 6L RESIDENTIAL CONTAINER. 3. ALL BITUMINOUS PAVEMENT SHALL BE CONSTRUCTED PER _ ( � Z �I 4, ALL CONCRETE SIDEMLKS SWILL BE CONSTRUCTED PER ®. U LLI Z) 5. PROVIDE NEWSTRIPING ON EXISTING PARKING AREA .j Z V MJ = a W l 1 � a LOTCOVERAGE Z BUILDING 12.80% ASPHALT = 51.70% GREEN AREA = 351 01.12.17 PERCENTAGE= 100.0% DESLGN SNOW STORAGE - 10% OF ASPHALT AREA DEVELOPMENT 1LG ISM I hmbymr*y d 64. Pbn.P�..IY., reaw Mae mod — eupa .M YN I.m. M'L —d P„A,,.krwl 10—.*, ft W EYBYiver tle�N. Yw.GhSYb o1 S.W 6i n.wb 0002 0MMga 12Ih 4.Y .l Jhiury, 201 T. epiMa 91F PLAN y F Lo BOONE AVENUE NORTH wpoxx WaIA�Nna,exq�e hh�x� f I2]•u ee�i,f so N 6f iTlba )5� mpp(d•o°°Te GENERAL CON8RUCTI 7ON AND SOILS NOTES: 1. SITE GRADI NOANO UTILITYCANSTRUCTIONSHALLCONFORM70THE20m EDITIONOFTHE NE MINNESOTA DEPARTMENT OF TRSPORTATION STANDARD SPECIFICATIONS FOR CONSTRUCTION' THE CITY of NEW HOPE STANDARD SPECIFICATIONS AND DETAJ SAND CRY ENGINEERS ASSOCIATION OF MINNESOTA 2019 EDMON STANDARD SPECIFICATIONS. 2 SALVAGEALL INPLACE TOPSOILINAREASTOBEDISTURBEORYCONSTRUCTIDN. INAREASOF PARKING LOT, SIDEWALK AND BUILDNG ODNSTRUCTION, THE UPPER THREE (3) FEET SHALL BE COMPACTED TO AT LEAST 10096 OF THE STANDARD PROCTOR MAXIMUM DRY DENSITY (ASTM OSBS), ALL OTHER AR EAS SHALL BE COMPACTED TO 05% OF THE STANDARD PROCTOR MAXIMUM DRY DENSITY. THE MOISTURE CONTENT IN ALL AREAS SHALL BE VARIAN 1,f516 OF THE OPTIMUM MOISTURE CONTENT. S. THE agpplNG SUBORADE SHALL BE CONSTRUCTED OF SUITABLE GRADING MATERIAL, THE RLL SHALL BE PLACED IN T TO 17 LOOSE LIFTS. 4. SUITABLE GRADING MATERIAL FOR THIS PROJECT SHALL CONSIST OF ALL SOILS ENCOUNTTA VMTFITHE EXCEPTION OF TOPSOIL, SILT, DEBRIS, ORGANIC MATERIAL AND OTHER UNSTABLE MATERIAL. 5, ALL EXCAVATED ORGANIC MATERIAL SHALL BE REMOVED AND DISPOSED OF OFFSITE. EROSION CONTROL NOTE& 1. EROSION CONTROL SHALL CONFORM TO THE MNDOT EROSION CONTROL HANDSOCK 2. ALL EROSION AND SEDIMENT CONTROL SNIPS SHALL BE INSTALLED PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION ACTIVITY. BMPS SHALL BE MAINTAINED FIXE THE DURATION OF CONSTRUCTION ACTIVITIES AND UNTIL ALL DISTURBED AREAS HAVE BEEN PERMANENTLY STABILIZED. 3. INLET PROTECTION SHALL BE INSTALLED AT ANY INLET THATMAY RECEIVE RUNOFF FROM THE DISTURBED AREAS OF THE PR0.IECT. 4. ALLEXPOSED SOILS, INCLUDING STOCKPILES, SHALL BE TEMPORARILY STABILIZED PER MNDDT SPECIFICATION 25M WITHIN 7 DAYS AFTER CONSTRUCTION ACTIVITY HAS TEMPORARILY CEASED. ALL STOCKPILES SHALL HAVE SEDIMENT CONTROL DEVICES ALONG THE PERIMETER OF THE STOCKPILES, TEMPORARY STOCKPILES LDCATEDON FAVEDSURFACES MUSTSENO LESSTHAN TWD FEET FROM THE ORA NACFJGUTTER UNEAND SHALL BE COVERED IF LEFT OVERNIGHT, ' �+��'•' °1f" B, REMOVE ALL SOILS AND SEDIMENTS TRACKED OR ORHERWIBE DEPOSITED ONTO PUBLIC PAVEMENT AREAS ON DAILY BASIS OR AS NEEDED. 7. ALL EROSION AND SEDT MENT CONTROL SNIP'S SHALL BE INSPECTED EVERY SEVEN DAYS, OR WTHIN 24 HOURS OF ALL RAIN EVENTS GREATER THAN 0.4 IN 24 HOURS, INSPECTIONS SHALL BE DOCUMENTED AND LOGS SHALL BE KEPT ON SITE ATALL TIMES, CORRECTIVE ACTION SHALL RE INITIATED IMMEDIATELY. PHOTOGRAPHS SHALL BE INCLUDED IN THE INSPECTION REPORTS, L SILT FENCE, 010 -ROLLS NO INLETPROTECTION DEVICES MUST BE REPAIRED, REPLACED OR SUPPLEMENTED AMEN THEY BECOME NONFUNCTIONAL OR THE SEDIMENT REAcma i THE HEIGHT OF THE DEVICE. THESE REPAIRS SHALL BE MADE WTHIN 24 HOURS OF DISCOVERY. S. AFTER FINAL GRACING HAS BEEN COMPETED, ALL EXPOSED SOILS SHALL BE PERMANENTLY STABILIZED WITHIN I4 DAYS. PERMANENT STABILIZATION SHALL CONSIST OF 4 INCHES TOPSOIL AS WELL AS SEE., FERTILIZER AND MULCH. METHODS AND RATES SHALL BE IN ACCORDANCE VATH MNDOTSPECIFICATTON 2575 AND THEMNDOT SEEDING MANUAL. THE SEFD MIX SHALL BE MNDOT SEED MDL 25-131 'LONMAINTENANCE TURF-. 10. PROVIDEADDITIONAL EROSION CONTROL WHICH MAY NOT BE SHOP.N ON THE PLANS, CONSISTENT VATH THE MEANS, METHODS AND SEQUENCE OF CONSTRUCTION IN ACCORDANCE W TH PERMIT REQUIREMENTS AND AUTHORITIES HAVING JURISDICTION. 11. INLET PROTECTION MAY BE REMOVED FOR A PARTICULAR INLET IF A SPECI FC SAFETY CONCERN (FLOODINTVFREEZING) HAS BEEN IDENTIFIED. THE PERMITTED SHALL RECEIVE WRITTEN CORRESPONDENCE FROM THE CITY ENGINEER VERIFYING THE NEED FOR REMOVAL. 12. ALL EROSION AND SEDIMENT CONTROL DEVICES SHALL BE REMOVED FROM THE SITE VATHIN THIRTY (301 DAYS AFTER PERMANENT STABILIZATION. 19, IF NECESSARY, A DEM06TERING PLAN SHALL BE APPROVED PRIOR TO DENATERING ACTIVTRES. 14, THE SITEIS WITHIN THE SHINGLE CREEKYWrERSHED MANAGEMENT COMMISSION AND CITY OF NEW HOPE JURISOICTION. 03 N Ln I --a V1 Z LEGEND W a — EXISTINGDRAINTILE V = EXISTING UNDERGROUND GAS —�— EXISTING UNDERGROUND TELEPHONE N • EXISTING OVERHEAD WIRES YA z -- EXISTING STORM SEWER U —I— EXISTING WATERMAIN — 9w — — EXISTING CONTOUR LL 0 —SaO— PROPOSED CONTOUR PROPOSED CURB O Z A� PROPOSED TIP -OUT CURB ------ PROPOSED EGRESS WELL U K /L/ Lu �f ---41-- SILT FENCE ' —PROPOSED STORM SEWER V W PROPOSEDVAALL T a L� EXISTING CONCRETE O PROPOSED CONCRETE W V X C ROCK CONSTRUCTION ENTRANCE C _ LA 4 INLET PROTECTION N EXISTING CATCH BASIN O ® PROPOSED CATCH SAY IN ` EXISTING YARD INLET i H EXISTING GATE VALVE 01.12.17 ♦ SISAO PROPOSED SPOT ELEVATION DESIGN DEVELOPMENT IlrrtlyaR4YY D4L lnl•vlm..p.xRaxn.mnvanxv vww•411y &W m JJ4155 143 erm w nu I.m a LJy Llwm.a Fmrwoml EnRlnrxntl•�fio Nw°a R. srl. a Mxx.>or,. .,... C003 Da6W gb,2N Ory NLnury. ]0,7. Y SRADDJB,1MAWAS AND J&WA.Nx .Mlm. li•S. W. SM ERMIMCDNTROLPM BOONE AVENUE NORTH -I-I-I-I-1-I-I-I-I�YMP.61T�1-I-I-I-I� �I-I-I-I-I-1-1-I- S' GATE VALVE b I CONNECT TO EXISTING WATERMAINT 14- x C TEE o- ! 4 -DRAWLS GUMS C rQ IJ L - � — — V DIP CL 52 a, `NA PEO WA -ER -I I SEe�ViCE I_I 7-7 -:7.- F CE 107 § I �iT� � INVfE,BV/p I5 J .7,1111r' 1 DIIMH d _ ® __ q § ; � 19 M7. 6629 19 �-- 4 -WATER SERV9CE o 1 ' § I CAPDRAINTLLEAT CATCH BASIN FOR FUTURE USE (21 I �y � II S�r 84�1lT��0 Io RX✓! 161 12' HD?E U.1"�" - tisN BTIUIH 105 I*ry iz1=911„T5 4S- DIA (it -7733) 01 �)-R15.5 FUM-92DM __� ” _-INVINW,SE,W�91B1 ry . t = EX 4M4100 X Cil 133 NV(E.i;s0 INV t�E=913,58 ! ; dlV: a 5.48 INV (E.VW,S: X918, l5 --- cX76 1)2+ I Pad?-Nr'I'�5h I � VI i1A!-9"1,25 I CONNECT TO i Z"',•yr)=915::7 I I EXISTING STORM I SEWER(FIELD I ly VERIFY INVERT I ry I ; 1F(IE( ELEVATION) I ` t I Ii 4•DRAINTIE@na5% I LEGEND I I I 6� 1. UTILITY INFORMATION PROVIDED BY THE CTY OF NEW PROPERTY LINE ------- CB IDS �- EXISTING STORM SEWER 27.13M (R4342) PROPOSED STORM SEWER —�— RIM -916.90 1Q A TEMPORARY WATER SUPPLY SHALL BE PROVIDED AND I� m INV(SE,N(=B1B21 EXISTING UNDERGROUND TELEPHONE — 4" DRAJNTILE Q U W% A to 4" PVC CLEANOUT (TYPJ o RAIN GUARDIAN• TURRET i RBE=919.30 tl LEGEND _ M'1 1. UTILITY INFORMATION PROVIDED BY THE CTY OF NEW PROPERTY LINE ------- EASEMENT �- EXISTING STORM SEWER INTERIOR. PROPOSED STORM SEWER —�— EXISTING DRAINTIE 1Q A TEMPORARY WATER SUPPLY SHALL BE PROVIDED AND EXISTING OVERREAD WIRES —`ar— EXISTING UNDERGROUND TELEPHONE — EXESTINIGUNDEAGROUND GAS A OUSTING CATCH BASIN O PROPOSED CATCH BASIN Q EXISTNGYARDINLET MmwM�lkee nrp �i4anyy.eL gwne 6rirau rao f�bie�edlr"r�nse mry,bla arms dNxwir�n pr�,.rr a M] .. y' Z Lu Lu V C 1~/I LL 7 W u x O X G = V z w. Z ' V UTILITY NOTES: _ M'1 1. UTILITY INFORMATION PROVIDED BY THE CTY OF NEW r 3 R7 HOPE. FIELD VERIFY LOCATIONS AND SIZES PRIOR TO N CONSTRUCTION. Z. ALL HOPE STORM SEWER SHALL BE DUAL WALL SMOOTH Z Z IO INTERIOR. REFERSNCENOTES: 01.12.17 1Q A TEMPORARY WATER SUPPLY SHALL BE PROVIDED AND DESIGN SHALL NOT AFFECT WATER SERVICE OR WATER DEVELOPMENT QUALITY. _ JLG 15143 IMnty ealNY9aHtllb pYn,apecButlaynr-pgLVrw popery bi maauMar mydbrtl o =p IO erWMelonaMtlellamedW LYaImEProioe*Wllul infli�wwuyv Ne hxs ortlw 6bbN C004 Uetid tllk 131h day of January, ml7. 9Wretl A Rash. M Rag. �. S7N4 UDLR7 pWN If1Y ;.a, - Daaaabi adab _ { -tier to- e1aP" �� TCJ16>a 1 ebD0Ta616 TN y�,i I STAkDAA�SFLiNN `r• JI _ THNoucH DRMWAY "1 L� 1ff wHn J, f NOTE: .p pbnatreerrusb0en,a .flb—m IrexhowM 11J2'araenr. IIAND GUTTER kit,2We stall C CITY OF NEIN HOPE, MN sTR-1 �i fetor! eIIEDIIetfL1E)AIRM D05�DA' ei1MPMAY CONREE1tDii (IaYINI1N ON! AwBa L'eadFl! dllvfWAr sum L i CTRs ] �. ' e alw` roH6aArrnTxlmrrtrwa �1' ae[M11EL = BEYegrE E1t6TRa 9Ymrm[d5 EIIJI410 OM�NEAR ematRDaSwIiPAaE - \ 4 E%FTalc lr)ADYIYN--, _ — _ _ _ -- _ D"mNOET! Pax�jcw CAH►lalriei 9AWpR _r�'_�_ � '•Eia5T51G 0RNEYMY ` �miDvlalB rAl01 4 . YmaoeelEmuvEYam a-& SECTION CONCRETE QJRB REPU CFh1ENT eruerYe®wx: DRIVE LOCATION �au. 7mS �Stai laC (00NCRETEO/WAMN) JI CITY OF NEW HOPE, MN sTR 3a emno.eamraraadlvirdmla reneaeivab ` alereelte erx iwdlwIDrsl � 181 grnCIN_-V '' L -Y CrioaEe hvanent E t- e'Ouas i _ Nr6crewnll>W:�nmL_ _,__ - A Erparulaslibl [n �� A 6 DeegMt9tt BrpMfm leyil AW W allATelpa HE E la A9EClY YAIl{ 141T31 THE ®iTD1O �Varhbk IT : >r E59FA�TYPL.IFLepH 119E BE a' aTr. PAverteee WI v a 5OR S ! e• tent. PAYtTlexrme• n s ir.;.... { "t•.�;,.I SECTION hp T7'Plaf `�..-4':'''s ..i Tl lCW SECTION I anABebe --^'+ THRU CONCRETE GUTTER C...... _ _.- P Algielere Ise CONCRETE DRIVEWAY APRON stantsic COMMERMAL ar. m1s HAttw. CITY OF NEW HOPE, MN sTtt� Size tc ProleM Requirements - 3-1scpe, uinrol sm 18" Max. Ponding De Tap S.. ar76o ce or<rxax IYm. anal - ela.eo Min. IS' Siofilfmtion Soil 0 2• rmae. r�rae. fie. #1 or }aa sone D-iri Layer sa6a »ipe Transition ten is w 4" PM— Pipe /57 Slane. Rps rciaN 1 2'-- o.1 Balor pipe '_WY ona Do 1101 C.—I Subaroae Biofiltration Basin Not To Secle REFERENCE NOTE: 10 B* -FILTRATION SOIL TO CONSIST OF THE rOLLONING: A) &SebpementbYYolume sand B) 8 to 12 percent Rnc%bVwlume C) 5 to 5 percent organic metterby drywelgM D) Raw mendei corrUmbetesen 12end90 mi per LIe�IM III (or egdval ,"'Ast 1 BIO -FILTRATION BASIN 1 CADS NOT TO SCALE Size to Project Requirements Hoe ]x:tL slope, pill l Sob 18" Ma, Ponding De Top sea = 919.so GB OwTow (n. Lina) - SWAD Min, 24" Bio(iltratian Soil (D , 2" disbar wvraa. le, Nle. nr !al swab clpe Droina (Ayer iL .-- 1 17 Trone1r0n rote IE 10 4' Pa LO pipe VVVVV l Mcna. Pip, ninth + 2' Move oM Ul pipe Stormy Dna D0 rwt Gmp.d Subarada en AwmelnitmAwnxam a�,a�e,6«aala, ra-- bi p,]aaq 260 Ae� le aairaaim 5l wsrajalipNYrwm a gewrn auYn BicfAration Basin Not To Scale I, REFERENCE NOTE; © BIO-RLTRATION SOIL TO CONSIST OF THE FOLLOIMNG: E W 65-85 percent by vmuma and B) 6to 72 percem fines by ralunN � CI 3 to 5 p—rd arparilc matter by dryvreii f Vi W R—mended P..t nt beaveen 12 end 90 mgAW per yl it ��w�a N r1/ ■ Z 2 BIO -FILTRATION BASIN 2 4 E%FTalc lr)ADYIYN--, _ — _ _ _ -- _ D"mNOET! Pax�jcw CAH►lalriei 9AWpR _r�'_�_ � '•Eia5T51G 0RNEYMY ` �miDvlalB rAl01 4 . YmaoeelEmuvEYam a-& SECTION CONCRETE QJRB REPU CFh1ENT eruerYe®wx: DRIVE LOCATION �au. 7mS �Stai laC (00NCRETEO/WAMN) JI CITY OF NEW HOPE, MN sTR 3a emno.eamraraadlvirdmla reneaeivab ` alereelte erx iwdlwIDrsl � 181 grnCIN_-V '' L -Y CrioaEe hvanent E t- e'Ouas i _ Nr6crewnll>W:�nmL_ _,__ - A Erparulaslibl [n �� A 6 DeegMt9tt BrpMfm leyil AW W allATelpa HE E la A9EClY YAIl{ 141T31 THE ®iTD1O �Varhbk IT : >r E59FA�TYPL.IFLepH 119E BE a' aTr. PAverteee WI v a 5OR S ! e• tent. PAYtTlexrme• n s ir.;.... { "t•.�;,.I SECTION hp T7'Plaf `�..-4':'''s ..i Tl lCW SECTION I anABebe --^'+ THRU CONCRETE GUTTER C...... _ _.- P Algielere Ise CONCRETE DRIVEWAY APRON stantsic COMMERMAL ar. m1s HAttw. CITY OF NEW HOPE, MN sTtt� Size tc ProleM Requirements - 3-1scpe, uinrol sm 18" Max. Ponding De Tap S.. ar76o ce or<rxax IYm. anal - ela.eo Min. IS' Siofilfmtion Soil 0 2• rmae. r�rae. fie. #1 or }aa sone D-iri Layer sa6a »ipe Transition ten is w 4" PM— Pipe /57 Slane. Rps rciaN 1 2'-- o.1 Balor pipe '_WY ona Do 1101 C.—I Subaroae Biofiltration Basin Not To Secle REFERENCE NOTE: 10 B* -FILTRATION SOIL TO CONSIST OF THE rOLLONING: A) &SebpementbYYolume sand B) 8 to 12 percent Rnc%bVwlume C) 5 to 5 percent organic metterby drywelgM D) Raw mendei corrUmbetesen 12end90 mi per LIe�IM III (or egdval ,"'Ast 1 BIO -FILTRATION BASIN 1 CADS NOT TO SCALE Size to Project Requirements Hoe ]x:tL slope, pill l Sob 18" Ma, Ponding De Top sea = 919.so GB OwTow (n. Lina) - SWAD Min, 24" Bio(iltratian Soil (D , 2" disbar wvraa. le, Nle. nr !al swab clpe Droina (Ayer iL .-- 1 17 Trone1r0n rote IE 10 4' Pa LO pipe VVVVV l Mcna. Pip, ninth + 2' Move oM Ul pipe Stormy Dna D0 rwt Gmp.d Subarada en AwmelnitmAwnxam a�,a�e,6«aala, ra-- bi p,]aaq 260 Ae� le aairaaim 5l wsrajalipNYrwm a gewrn auYn BicfAration Basin Not To Scale REFERENCE NOTE; © BIO-RLTRATION SOIL TO CONSIST OF THE FOLLOIMNG: W 65-85 percent by vmuma and B) 6to 72 percem fines by ralunN � CI 3 to 5 p—rd arparilc matter by dryvreii f Vi W R—mended P..t nt beaveen 12 end 90 mgAW per yl Mai irh 11 (or equi Leat ��w�a N r1/ ■ Z 2 BIO -FILTRATION BASIN 2 NOT TO SCALE T a V = � 3 � W z = F 0 x z Ie� z z W Ly 3 WATERMAIN THRUST BLOCKING u�l V = COa5 NOT TO SCALE NOIEs: p 1. � THRI/aT �1465R1Lt BE pdUREDAOUFtlT UNDI2TUIi91DSDIL 2. KEEPwwBETEAWAYFRDmjc NTANDACCEBOCPoE9. N � 9. ALL ti NllerFI0.Y Z Z a. ALL aciim. T-EclNuTs INSTALLED BEW aRADESL BE ICOqe atAPPleCiwEDEltu — _ 01.12.17 DESIGN DEVELOPMENT JLG15143 l hrubr csirry giatal6 pini..p alwaei.ar.poieweprarp•rte s; n»or i.imr myar,� auouMslmsrtlaw lemeauy Lbreea RMassarelEryinae untlrea Was Oreo $law Or I,Wnea04 i /�e coos S Dubtl Ihk 720a deYOr Jerxnry.2a1], a� A. Pard. M. Nab w. azlre coo all � Hl" 3nN.9AV 3 VOG Q y 1n i n p CQ '4imre� U Z olZS C:7] CM - cc q 72 _a> C/] U o c) A J CD Z kd CV 1� d o O�C PLANNING CASE REPORT City of New Hope Meeting Date: February 7, 2017 Report Date: February 3, 2017 Planning Case: PC 17-05 Petitioner: Todd Jones Address: 9300 -52nd Avenue North Project Name: Premier Storage Project Description: Warehouse conversion to self -storage Planning Request: Conditional Use Permit 1. Type of Planning Request A. Conditional Use Permit (CUP) 11. Zoning Code References Section(s) 4-33 Administration - Conditional use permit 4-20 (c) (8) - Permitted accessory use - open outdoor storage 4-20 (e) (15) - CUP - warehouse conversion to self -storage III. Property Specifications Zoning: I, Industrial. Location: 2711 Nevada Avenue North Adjacent Land Uses: Railroad to the west, Industrial to the north and east, and City of Golden Valley to the south. Site Area: 4.81 acres, or 209,353 square feet Building Area: Approximately 83,600 square feet Planning District: Planning District 155. The Comprehensive Plan supports the requested conditional use within the district and promotes private reinvestment and renovation of industrial sites located in the district. The Comprehensive Plan specifically directs the City to actively pursue proper screening of outdoor storage whenever possible. IV. Background The applicant is requesting a Conditional Use Permit (CUP) to convert an existing 83,600 square foot warehouse building into a self -storage facility. The property has recently gone through foreclosure and is currently bank owned. The applicant is under contract to purchase the facility, and the purchase is Planning Case Report 17-05 Page 1 2/3/17 contingent upon approval of the requested CUP. The building, located at 2711 Nevada Avenue, currently houses an adhesive labels company that has operated at the location for the past eight years. This company will remain at the building following the warehouse conversion to self -storage, occupying the western 1/3 of the building. The remaining 2/3 of the building will be divided into 630 climate controlled storage units. The units will come in a variety of sizes, and will occupy two floors within the building. Customers will enter the facility in their vehicles through a one-way drive aisle that goes through the building. As part of the development proposal, there will be several exterior modifications and improvements, including fresh paint, new roof, added windows, parking area improvements, and the construction of an outdoor storage area. V. Zoning Analysis A. Plan Description 1. Setbacks The use of the building is changing, but there are no proposals to expand the building at this time. For this reason, all existing building setbacks will remain the same. The site plan reveals that the proposed outdoor storage fence meets the required setbacks. 2. Circulation and Access There are two driveway access points onto the property off Nevada Avenue. The southern entrance provides access to the front of the building and will serve as the primary access point for the site. Customers of the storage facility will enter via the south entrance and enter the building with their vehicle. Once customers finish unloading their storage items, they will exit the building on the north side and exit onto Nevada Avenue using the northern access driveway that is controlled by an electronic gate with keypad. The northern access will also be used to bring vehicles into the outdoor storage area and will serve as the entrance for delivery trucks that are related to the business operations of the label company. 3. Curbing and Pavement The property currently has concrete curbing around the perimeter of the existing parking areas. The applicant is proposing to resurface both parking areas in the future. 4. Parking The New Hope zoning code does not specify a specific parking standard for self -storage facilities. Due to the nature of their business, the parking demand is significantly less than standard warehousing uses. The City Code provides an "other use parking" category that allows the City to make a parking amount determination based on national standards or use characteristics of the specific business. In this regard, the applicant has provided a parking comparison with other self -storage facilities in the Twin Cities. There are 64 off-street parking spaces provided. Self -storage is widely known to be a very low trip generator, perhaps the lowest generator of any commercial or industrial use. Generally customer's visit the facility initially to move their belongings into storage and generally return 8.5 months later to move out. The Planning Case Report 17-05 Page 2 2/3/17 adhesive label space is 32,682 square feet, and by Code has a parking demand of 28 spaces. The remaining 36 spaces that are left for the storage facility will be adequate. To ensure parking in the event of a changing tenant or additional parking demand, the site plan illustrates 12 proof of parking stalls along the south driveway. The proof of parking will only be required if the building uses demonstrate a demand for parking that exceeds what is currently available. The applicant has indicated that in the event that the label company leaves the building, their space will be converted into self -storage. Thereby, reducing the need for on-site parking. The south parking lot is properly dimensioned with regard to stall size and driveway width. Three disability stalls are provided to meet City Code. 5. Building a. Floor Plan. The portion of the building used for storage units is approximately 97,000 square feet and is comprised of two floors. There is currently no second floor in the building. The second floor will be freestanding and built in place. 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 is in place. c. Elevation (Design, materials and color). The applicant is proposing several upgrades to the exterior of the building, including, new paint, and several new windows. The proposed exterior changes are consistent with New Hope Design Guidelines. 6. Landscaping and Screening The applicant will be retaining the existing trees on the site. Outdoor storage areas must be fully screened from residential uses and public rights-of-way. For screening, the applicant will install an eight -foot chain-link fence with privacy slats along the perimeter of the storage area. The site plan also shows six pine trees that will be planted near the northern entrance gate. These trees will provide additional screening of the outdoor storage area. 7. Signage A signage plan was not submitted with the application. All new signage will require a sign permit after staff review. 8. Loading The building will be served by two loading docks on the northern side of the building. These docks will be used by the label company. Access to these docks will be through the north entrance via keypad -controlled gate. 9. Surfacing and Paving Open outdoor storage areas need to be surfaced with concrete or bituminous. The proposed outdoor storage will be constructed on an existing paved area. However, the site in general Planning Case Report 17-05 Page 3 213/17 contains areas of pavement in poor condition. The applicant has a plan to resurface all existing pavement on the site. 10. Grading, Drainage and Erosion Control The applicant is not proposing any new expansion of pavement or changes to the site grading. The applicant is proposing the installation of sedimentation basin in the northwest corner of the site in conjunction with the repaving of the north parking/storage area. The applicant has indicated the fence in this area will be held off the ground to ensure proper drainage. 11. On -Site Manager The New Hope city code requires that an on-site manager be on the premises during all open hours. An exception may be granted for self -storage facilities that have a keypad controlled access and a comprehensive security system. The comprehensive security system shall address building access, lighting, cameras, alarm systems, and fire suppression. The applicant has provided the following details to address this requirement. • Building Access There will be an on-site manager at the facility during business hours. There will be a key pad at the main entrance of the building and each tenant will be given a personalized access code. • Lighting The applicant has submitted a photometric plan for the site, indicating that there will be ample code compliant lighting on site. • Cameras There will be 16 security cameras that monitor the secured indoor storage area as well as the outdoor parking and storage areas. Alarm System The building will be protected by a comprehensive alarm system that includes; smoke alarms, fire alarms, and a water flow detection system. These systems will connected to a central monitoring station. • Fire Suppression The existing fire suppression system will serve the needs of the second floor storage units. The first floor units will be served by a newly installed system. All fire suppression systems will be inspected for compliance by the fire department and building official. Outdoor Storage Area Access This area will be secured by an electronic gate with keypad. 12. Snow Storage The applicant has indicated in their narrative that snow from the outdoor storage area will be pushed to the west end of the storage area. The site plan shows a 12 -foot gate at this end that will allow snow to be pushed outside of the fenced area. In front of the building on the west end of the site, there is an area designated for snow storage that serves the front parking area. In addition to this area, the front parking area is surrounded by ample green Planning Case Report 17-05 Page 4 2/3/17 space that will provide snow storage. Staff is comfortable that adequate snow storage has been provided. 13. Trash Enclosure The applicant has indicated in their narrative that all trash containers will be stored indoors. Trash receptacles will be brought outside on pick up day and no trash containers will be left out overnight. 14. Fire Code The Fire Marshal has reviewed the submitted plans and offers the following comments related to the site plan: • In the open outdoor storage area on the north side of the building, the fire truck turn -around shall be stripped and labeled as afire lane to ensure that this area is left open. Afire lane sign shall be posted in this turn -around. Keypad access will have to be provided to the fire department for the front entrance and the electric gate. • Provide address numbers on building at minimum of 6 inches in height on both front and back man doors. B. Zoning Code Criteria 1. Conditional Use Permit (CUP) Criteria. The Planning Commission and City Council shall consider the possible adverse effects of the proposed conditional use. In determining whether to approve or deny a conditional use permit, the City Council and Planning Commission shall find that the conditional use permit complies with the following criteria. The burden of proof demonstrating compliance with the following criteria shall be the responsibility of the applicant. (1) Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive municipal plan of the city. Findings. The comprehensive plan supports the requested conditional use permits in the following ways: a. The proposal will provide building and site upgrades that improve the overall aesthetic of the property. b. The proposal will provide a new use for the building that is consistent with current market trends. The use of the building as a self -storage facility is consistent with the intent of the Comprehensive Plan. Planning Case Report 17-05 Page 5 2/3/17 (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findines. The proposed use of the building is consistent with allowable uses in the industrial district. The common function of a storage facility is unobtrusive to surrounding land uses because of the lack of continual traffic to the site. (3) Performance standards. The proposed use conforms to all applicable performance standards outlined in the Zoning Code. Per Code Section 4-20(c) (8), open outdoor storage areas that are less than 20 percent of the gross floor area of the principal structure are a permitted accessory use with the following criteria: (a) Accessory use. The open outdoor storage must be an accessory use, as defined by subsection 4-2 (b) of this code, to a permitted or conditional use on the site. Comment. This requirement has been satisfied. (b) Maximum space. The open outdoor storage area may not exceed 20 percent of the gross floor area of the principle structure. Comment. The proposed storage area represents approximately 17 percent of the gross floor area of the principle building. This requirement has been satisfied. (c) Setbacks. The open outdoor storage area shall not be located within any front yard or side yard abutting a public right-of-way. The open outdoor storage shall be set back five fee from all side and rear lot lines and shall not be located within a utility or drainage easement. Comment. This requirement has been satisfied. (d) Surfacing. The open outdoor storage area shall be surfaced with concrete or bituminous. Comment. This requirement has been satisfied. (e) Fencing. A wire weave/chain link security fence shall be required around the open outdoor storage area in conformance with subsection 4-3 (d) (3) c of this code. Open outdoor storage areas intended for the exclusive storage of semitrailers may be exempt from the required security fencing provided the storage area is delineated and the individual trailers are secured. Comment. This requirement has been satisfied. (f) Screening and landscaping. The open outdoor storage area shall be screened and landscaped from adjacent residential uses and public rights-of-way in accordance with the provisions of subsection 4-3(d)(3) of this Code. Comment. This requirement has been satisfied. Planning Case Report 17-05 Page 6 2/3/17 (g) Required space. The open outdoor storage area shall not utilize any required off-street parking, loading areas, or access space, as required by subsections 4-3 (e) and 4-3 (f) of this Code. Comment. This requirement has been satisfied. (h) Hazardous materials. The open outdoor storage area shall not be used for s storage of hazardous liquids, solids, gases, or wastes. This provision does not prohibit the property owner from obtaining an administrative permit for the outdoor storage of propane or LP gas per subsection 4-20 (d) (5) of this Code. Comment. This requirement will be imposed as a condition of approval. (1) Refuse and upkeep. The property owner shall keep the open outdoor storage areas free of refuse, trash, debris, weeds, and waste fill. Comment. This requirement will be imposed as a condition of approval. Per Code Section 4-20(e) (15), the conversion of a warehouse to self -storage is a conditional use with the following criteria: (h) 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 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. 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. Findinp. The applicant has indicated that this standard will be met with a combination of on-site management and a comprehensive security system with keypad entry. During regular hours, the facility will have supervised access and operations with an on-site manager. During non -business hours the facility will be accessed by keypad and served by a comprehensive security system. (i) 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. Finding—s. The applicant has indicated that the existing fire suppression equipment will be used to cover the second floor storage area. New fire suppression equipment will be installed to cover the first floor. All fire Planning Case Report 17-05 Page 7 2/3/17 suppression equipment will be inspected by the Fire Marshal and building official to ensure compliance with all applicable standards. (j) Prohibited storage. Storage of any hazardous materials, chemicals, gasoline or flammable liquids is prohibited in any storage space, except for normal household quantities. Any storage of propane tanks or flammable gases is prohibited. No more than four vehicles 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. Findings. The applicant's lease agreement for each individual storage unit, states that the storage of hazardous or toxic materials is prohibited. (k) Prohibited uses. Any and all commercial, industrial or residential use other than storage is prohibited within the self storage facility. Findings. This standard will be imposed as a condition of approval. (1) 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 facilities if the exterior access units are fully screened from all residential use and public rights-of-way. Fines. The building will not offer direct exterior access to individual storage spaces. All storage space will be accessible from interior hallways. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the a,rea in which it is proposed. Findings. The use of the building as a storage facility will not depreciate the area's value. The applicant is proposing to upgrade the site with screening, building improvements, and pavement resurfacing. The proposed use is also unobtrusive to the area and fits well in the industrial setting. (5) Zoning district criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts. Find�in s. Staff has concluded that the proposed use complies with all other zoning district criteria. (6) In industrial districts (I): a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. Findings. Staff does not think that the proposed use will generate nuisance characteristics because of the low impact that the use will have on the surrounding area. Planning Case Report 17.05 Page 8 2/3/17 b. Economic return. The use will provide an economic return to the community and be commensurate with other industrial uses for which the property could feasibly be used. In considering the economic return to the community, the planning commission and city council may give weight to the sociological impact of a proposed use, both positive and negative. Findings. Self -storage is something that people need when downsizing or needing a place to store items not easily stored at their residence. The proposed use of the building will give its users the opportunity to more easily manage their belongings in a safe environment. The building is nearly vacant, and it has suffered from deferred maintenance leading up to the foreclosure. The improvements proposed by the applicant will bring the building back into full productive use. C. Design and Review Committee The Design and Review Committee met on January 19, 2017, to consider the project. The committee was supportive of the proposal. D. Approval 1. Type of Approvals 2. Timeline a. Conditional Use Permit a. Date Application Deemed Complete: January 13, 2017 b. End of 60 -Day Decision Period: March 13, 2017 c. End of 120 -Day Decision Period: May 12, 2017 VI. Petitioner's Comments Petitioner's comments are attached. VII. Notification Property owners within 500 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. VIII. Summary The applicant is requesting a Conditional Use Permit (CUP) to convert an existing industrial warehouse building into a self -storage facility. The building has recently gone through foreclosure and is currently underutilized. Several years of deferred maintenance have contributed to an overall poor appearance. The proposed conversion of this building into a storage facility represents an opportunity to make substantial improvements to the building and site. IX. Recommendation 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: Planning Case Report 17-05 Page 9 2/3/17 I. The fire suppression system is subject to review and approval by the Fire Marshal. 2. The facility shall prohibit all commercial or residential uses other than storage. 3. Hazardous or toxic materials, as identified by local, State or Federal government, shall be prohibited within the outdoor storage area. 4. The applicant shall construct additional parking in the designated proof of parking area if it is determined that the on-site parking supply is not sufficient to meet the parking demands of the site. 5. Address numbers 6 inches or greater in height and of contrasting color shall be installed on the building. 6. The property owner shall keep the open outdoor storage areas free of refuse, trash, debris, weeds, and waste fill. 7. The applicant shall enter into a storm water maintenance agreement with the City (to be prepared by the City Attorney). 8. The storm water management and drainage plans shall be reviewed and be subject to final approval by the City Engineer and Public Works. 9. The conditional use permit shall be recorded with Hennepin County. Attachments: • Application Planning consultant memorandum (2/1/17) City Engineer (Stantec) memorandum (1/19/17) * West Metro Fire memorandum (1/30/17) • Plans Planning Case Report 17-05 Page 10 2/3/17 IM APPLICATION To PLA4Nflv1lvG. COMMfSWM.AND t rry, COUWIL. City of New Hope, 4401 Xyion Avenue North, New Hope, MN 55428 Case No. ' a B"iG Fee Deposit. Planning Deadline ,'' J F 6 ; •.1 'J V V' Receipt No. ----- Received by— r Name, of Applfcord: Premier Stcr*0 LLC Phone:,? 445-3450 Applicant Address 206 North Chestnut St, Chask2t, MN $03t$ §Ueet L.pcation of Property: 2711 Nevada Ave North PID: 20-9 ` &2j.34 003@ Legal Dewriptiop of property: � ... r i Lots 1 Od 2 8bcic 7 ndaatri Park OWNER OF RE00RD: Wna . [3elan(x Co roi IM Tz s ro 'h C t r# 2001 3 Address- C/o Ocwen Loan 5�rvfcln Mai 'Home Phone Work.Photre: S%1-6f2,-?�3 Fax: 9& -b a -Appli anfs nature -of LegaC®r EquitaMe Interest APPIkent is tinder contrzat'tn ta1imhoem nm.;e.&. We Of Request' (pertaining to what set+Mn of Oty Cada) 166 cb i rVhouse cpitiyerslon to.$elf-ftra e ,;Please outline Description: of Request: (ase additional . I :�nsoessary� '�.Pleat+w•e sesattach� riarraflve. Why Should Request be Granted-.. Please aee Stte ad ne (attach narrative to application form if necessary) GiaW"DOMPLANNINGWOOITEMMManNrl WoncdcmdW(01.13) Applicant acknowledges that before this request can be oonsideted and(orapprovo, milt fees, induding the 'bMIO zoning Tft and any zoning deposits9 .tasoutfnsd.l the afthod'aWbaudrj njgdOr.I*, Me- " pia�hho and;,' ki F I "-cky. Them .me *89-Chy'CoMub AWWPaldb ex serma �Jh9t'gi6ftfate : " ' '' ji ..eVenws.. Exponse;Ihmmedihat c"dt(mli; sodnm t raWnsb1ityof the applk:�rjt. ti d#*0 WUI be. bOIW -and -we thq T110 -city t*tObY,rMWies'the-toplicant.to Um ir*quirss, that, 'pj�&jjt.r8vj".te co ftd -within the 4, .tree Ah S%d._.VAthjh .60 _dao�; .:Ohn.ot be Cofnpi , ' ' "df,®r on adOffi" 661-d �OOMPIeMpn ftadlipt r t 'to th W., evejoph%h _W _�jftc=l ' ' L 20 010(m ' This 'm days &1180i.mi6ifi6nal.' .:;§Ie.:jOp by j[je.� Bmn't n ,iDevek)pment..Depaftertt." jjo� app, Sinned: t If P"" 4" AaO,Thmtlh CRroup-% l U.67� 0i - BY Owren Lftn SOMICIM LLC Attorney k, Fact EAdence of Ow*rship 8uftftd: Certs led Surveyt Legal M:.ReWIrecP ' of DOW911 A R"W :Wefing: C"O bf PIaRn.lIV:COrhTsWon:m -Ysk- No�_ Aequir Yds No Yes,,_ NQ:Retied u A.Wrbyed� PREMIER 1-13-17 City of New Hope Planning Department RE: Application for CUP. Convert Warehouse conversion to Self -Storage City of New Hope, Please accept our application for CUP as follows, 1. Complete CUP Application Form. 2. Check#1600 from Premier Storage, LLC payable to the City of New Hope in the amount of $1,225.00 dated 1-13- 17, representing a $325 application fee and a $900 deposit. 3.. Property Report from West Title and related document confirming property ownership. 4. Written Narrative by Premier Storage dated 1-13-17. 5 1" and 2nd level floor plans by Welsh Architecture dated 1-13-17: 6. Site Layout flan by Jacobson Engineers and Surveyors dated 1-11-17 7. Exterior site lighting photometric plan. 8. Colored Building South Side Building Elevation Plan dated 1-13-17. 9. Photo of Existing Building (as is) dated 1-13-17 10. Color Perspective of the building dated 1-13-17. 11. Property Survey by Egan Field & Nowak. I believe the application is complete, Please let me know if there are question or a need for additional information. Youl truly fir Todd C. Jones 7 President 206 North Chestnut • Chaska, MN 55318 - Phone/Fax: 952-345-3450 MA Premier Storage, LLC Proposed Self -Storage Facility 27.11 Nevada Ave North Narrative 1-13-2017 Premier Storage, LLC Proposes to convert an existing 1980 built industrial building into a fully climate controlled self. storage use. The property is Zoned 1-1 Industrial which zoning allows for the conversion of a warehouse building to a self -storage as a permitted conditional use. The development plan is to convert the existing building to a fully climate controlled Self -storage facility with drive through access, allowing our customers to conduct their loading and unloading activities internal to the building in a climate controlled environment. A second floor will be added to a portion of the building, within the existing building envelope. The storage facility rental office will be located in the SE area of the building. The sole remaining tenant in the building will be leasing the westerly portion of the building, and will have separate entrances and parking, A full height interior wall will be constructed to completely separate the two uses. The Tenant is in the business of manufacturing and supplying labels to a variety of companies in the 5 state area. They will utilize approximately 20% of their space for manufacturing activities and 80% for warehousing and storage. The company has leased a portion of the building for 8 years and wishes to remain at the location. It is our intent to close on the purchase of the property on March 1st and immediately commence the construction of our intended improvements. We are projecting an overall construction duration of 5-6 months. Boat and RV storage is planned for the area north of the property. The area will be fully fenced and screened from public right of way. Outdoor storage of this type is a permitted accessory use within this Industrial zoning district. An additional (6) 6' spruce trees are to be planted on the east side of this storage area. These 6 new trees, along with the existing trees, will provide screening of this area from public right of way, as required by ordinance. Our plans include replacing the pavement in this entire area. On a voluntary basis, we have proposed to add a sedimentation basin on the west side of the lot to provide for an improvement in sediment and volume control. The building was formerly occupied by Checker Machine, a heavy fabricator of metal parts and components. Currently the property owner is US Bank, and Premier Storage has entered into a formal Purchase Agreement to acquire the property. I understand the building, except for the label company, has been vacant for quite some time and has not been properly maintained for many years, therefore requires significant improvements and updates. Our plans include installing a new roof, new mechanical systems, asphalt repair and in some cases replacement, complete exterior repair and painting and more. These improvements will require a significant capital investment by our firm to bring the building back to full service. The self -storage use is of very low intensity and is an extremely low traffic trip generator, widely known as the lowest trip generator among any commercial and industrial use. While being a low intensity use, we also place a very low demand on city services including sewer and water, police and fire while creating a strong and stable tax base for the City. Premier Storage has a decade's long track record in the self -storage industry, with vast experience in exactly this sort of development program (converting warehouse to self -storage). Premier Storage has completed similar successful developments in local markets including Edina, Bloomington, St. Louis Park, Cottage Grove, Minneapolis and back in 2012, the development of a similar facility on Winnetka Ave in New Hope. The principals of Premier Storage have owned or developed approximately 48 self -storage facilities in markets including Minneapolis, Scottsdale, Nashville, Charlotte and Sonoma County CA. Premier Storage is a locally owned company based in the twin Cities. Todd Jones is the President and a principal of the firm. NORTHWEST ASSOCIATED CONSULTANTS" INC, 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone; 763.957.1100 Website: www.nacplanning.com PLANNING REPORT TO: Jeff Sargent FROM: Alan Brixius DATE: February 1, 2017 RE: New Hope - Premier Storage Center - CUP FILE NO: 131.01 - 17.01 BACKGROUND Premier Storage LLC has submitted an application for a conditional use permit to allow for the conversion of a portion of the industrial building at 2701 Nevada Avenue North in New Hope for a self -storage facility. The subject site is zoned 1, Industrial within which warehouse conversions to self -storage are listed as a conditional use. Thus, approval of a conditional use permit (CUP) is necessary to accommodate the proposed activity. The applicant is also requesting administrative approval for outdoor storage associated with the self -storage facility. The applicant wishes to occupy a portion of an 83,600 square foot multi -tenant industrial building located north of Medicine Lake Road and west of Nevada Avenue (2701 Nevada Avenue North). Specifically, the applicant wishes to convert the eastern two-thirds of the single level warehouse building (51,100 square feet) into a two-level self -storage facility. In total, the two-story self -storage facility would comprise 102,200 square feet of floor area. The western one-third of the building (32,682 square feet) is to be occupied by Adhesive Label Company, a separate tenant. ISSUES AND ANALYSIS Self -Storage CUP Warehouse conversion to a self -storage facility is allowed in the I, Industrial District provided the following conditions are met: 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 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. 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. Comment., The applicant is not proposing a full-time manager, rather they are proposing an extensive security system including security fencing around the outdoor storage, keypad controlled access to both the outdoor storage area and the building, and a 16 camera surveillance system with camera locations for both interior and exterior locations. This system provides 24 hour records of all clients entering the site. Additionally, the facility will have burglar alarms and a fire detection system that is directed to their central station for monitoring. This system provides 2417 protection. Staff believes this satisfies this CUP condition. b. Fire sprinkler system. The building shall be equipped with an auto -fire sprinkler system approved by the fire department adequate to protect all storage within the building. The adequacy of any existing system must be certified in writing by a qualified fire consultant acceptable to the city. Any existing system or proposed changes, certified by the fire consultant, must also be reviewed and approved by the fire department. Comment: The proposed self -storage area will have fire suppression systems for both floors of the storage area. The other tenant bay is also served by this system. Additionally, the building will have a smoke, fire, and water flow detection system that will be tied to their central station for monitoring. This is acceptable provided it is certified by a qualified fire consultant and approved by the New Hope Fire Inspector and Building Official. C. Prohibited storage. Storage of any hazardous materials, chemicals, gasoline or flammable liquids is prohibited in any storage space, except for normal household quantities. Any storage of propane tanks or flammable gases is prohibited. No more than four vehicle tires may be stored in any rental space. A rental agreement between the operator and each lessee shall be required. The rental agreement shall strictly prohibit the lessee from storing or using materials in the storage space or on the facility that are flammable or classified as hazardous or toxic under any local, state, or federal law or regulation, and from engaging in any activity which produces such materials in the storage space. . Comment. The applicant has provided a lease agreement that includes the prohibition of storing or using any materials classified as hazardous or toxic under any local, State, or Federal law regulation. This lease provision satisfies this condition for hazardous and toxic materials. The lease does not address conditions for quantities of flammable fuel storage. We would anticipate that some fuel storage may be ancillary to stored items (i.e., lawnmowers, 2 motorcycles, grills, etc.). The applicant shall describe how flammable fuels may be regulated. d. Prohibited uses. Any and all commercial, industrial or residential use other than storage is prohibited within the self -storage facility. Comment. The lease provided by the applicant includes a provision "use of storage space." This provision includes language that reads "occupant agrees to use the storage space only for the storage of property wholly owned by the occupant." While this implies that the facilities are to be exclusively for storage, it does not specifically prohibit the use of the storage units from use in all commercial, industrial, or residential occupancy. In this regard, City staff recommends that approval of the CUP include the provision "any and all commercial, industrial, or residential use other than storage is prohibited within the 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 facilities if the exterior access units are fully screened from all residential use and public rights-of-way per subsection 4-3(d)(3) of this Code. Comment. The proposed layout of the interior provides a drive-through lane access from the north and egress to the south. All interior units are accessed from inside the building. The site does not adjoin any residential neighborhoods. The south side of the building fronts on Medicine Lake Road. Some of the loading docks are visible from the street, however, three of the overhead doors will be replaced with windows and staff is not recommending any changes to the existing landscaping on the south side of the building. Accessory Outdoor Storage. As shown on the submitted site plan, a 14,076 square foot outdoor storage area for recreational vehicles (RV's) is proposed on the north side of the building. The outdoor storage area does not exceed 20 percent of the floor area of the building and is therefore not subject to CUP processing. Section 4-20(c)(8) of the Ordinance does however, impose conditions for accessory outdoor storage areas which comprise less than 20 percent of the floor area of the building. These conditions, as listed below, will be imposed as conditions of CUP approval. a. Accessory use. The open outdoor storage must be an accessory use, as defined by subsection 4-2(b) of this Code, to a permitted or conditional principal use on the site. Comment. This requirement has been satisfied. 3 b. Maximum space. The open outdoor storage area may not exceed 20 percent of the gross floor area of principal structure. Comment. This requirement has been satisfied. C. Setbacks. The open outdoor storage area shall not be located within any front yard or side yard abutting a public right-of-way. Open outdoor storage shall be set back rive feet from all side and rear lot lines and shall not be located within a utility or drainage easement. Comment. • This requirement has been satisfied. d. Surfacing. The open outdoor storage area shall be surfaced with concrete or bituminous. Comment: This requirement has been satisfied. e. Fencing. A wire weavelchain link security fence shall be required around the open outdoor storage area in conformance with subsection 4-3(d)(3)c of this Code. Open outdoor storage areas intended for the exclusive storage of semitrailers may be exempt from the required security fencing provided the storage area is delineated and the individual trailers are secured. Comment. The site plan shows an eight foot chain link fence with slats around the entire outdoor storage area with gates at both the east and west ends. This design feature satisfies this requirement. f. Screening/landscaping. The open outdoor storage area shall be screened and landscaped from adjacent residential uses and public rights-of-way in accordance with the provisions of subsection 4-3(d)(3) of this Code. Comment. The site plan indicates that a total of six new pine trees are to be installed near the site's northerly access point in a staggered pattern. This landscaping, along with the slatted fence, satisfies this requirement. g. Required space. The open outdoor storage area shall not utilize any required off-street parking, loading areas, or access space, as required by subsections 4-3(e) and 4-3(t) of this Code. Comment., An outdoor RV storage area is proposed on the north side of the building. It appears that the proposed site modifications may impact loading activities of the westerly building tenant. The applicant has adjusted their layout of the outdoor storage area to accommodate turning movements for both a semi - truck and a fire engine. This satisfies this requirement. 4 Also to be noted is that the RV storage area illustrates a "dead-end" circulation system. In this regard, some concern exists related to turnaround maneuvers (primarily for towed vehicles). At the Design and Review Committee meeting, it was recommended that the west 20 feet of the outdoor storage area be striped "no parking" to allow for vehicles maneuvering and/or turning around. Staff recommends that this be a condition of approval. h. Hazardous materials. The open outdoor storage area shall not be used for storage of hazardous liquids, solids, gases or wastes. This provision does not prohibit the property owner from obtaining an administrative permit for the outdoor storage of propane or LP gas per subsection 4-20(d)(5) of this Code. Comment. This requirement will be imposed as a condition of CUP approval. i. Refuse and upkeep. The property owner shall keep the open outdoor storage areas free of refuse, trash, debris, weeds, and waste fill. Comment. This requirement will be imposed as a condition of CUP approval. Site Plan Review Parking. The New Hope Zoning Code does not have a specific parking standard for self -storage facilities. Due to the nature of their business, the parking demand is significant different than standard warehousing or other industrial land uses. The City Code provides an "other use parking" category that allows the City to make a parking amount determination based on national standards or use characteristics of the specific business. In this regard, the applicant has provided a parking comparison with other self -storage facilities in the Twin Cities Metropolitan Area. There are 64 off-street parking spaces being provided, an amount far exceeding the actual projected parking demand requirements. Self -Storage Parking Spaces. Self -storage is widely known to be a very low trip generator, perhaps the lowest generator of any commercial or industrial use. Generally, customers will visit the facility initially to move their things into storage and generally return 8.5 months later (average length of stay) to move their things out. The New Hope parking ordinance does not specifically provide parking requirements for self -storage use. Based on the applicant's experience with very similar developments in this market, the following parking space counts were approved, provided and found to be very sufficient: Adhesive Label Parking. The Adhesive Label space is 32,682 square feet. The remaining 52 spaces being provided is well more than is needed or required. Comment: Based on the City's parking standards, the parking for both tenants is adequate. To ensure adequate parking in the event of a changing tenant or additional parking demand, the site plan illustrates 12 proof of parking stalls along the south driveway. The proof of parking will only be required if the building uses demonstrate a demand for parking that exceeds the parking stall count of the south parking lot. The south parking lot is properly dimensioned with regard to stall size and driveway width. Three disability stalls are provided to meet City Code. Building Elevations. The existing building meets all of the exterior building materials of the New Hope Design Guidelines. The applicant is proposing the following changes: 1. Repaint the upper two-thirds of the building white with green accents. 2. Removing three overhead doors on the building's south side and installing windows. 3. Replace overhead door on the building's drive-through lane with a glass panel door with aluminum frame. 4. Install five new windows on the upper portions of the building — four on the south side and one on the east side. 5. Create a more pronounced building entrance with a canopy, color accents, and sign placement. 6. The new building treatments will be extended over both the south and east walls of the building. Each of the building treatments is consistent with the recommended standards of the New Hope Design Guidelines. D Lighting. The applicant is proposing to use the existing exterior light fixtures to provide parking lot lighting and storage area lighting. The applicant will be replacing the existing lights with new LED fixtures. All fixtures will have cut off lenses. Trash Handling Equipment. All trash handling equipment shall be stored within the building for both tenants. Said equipment shall be rolled outside for service pick up. This is acceptable, however, the location for pick up should be described. If the pick-up is at the north side of the building, access for garbage contractors must be provided through the secured gate. Snow Storage. The site plan shows snow storage areas on the west side of the south parking lot and north storage area. The south parking lot offers unencumbered space for snow storage. The storage area, however, is fenced. A gate has been proposed at the west end of the storage area through which the applicant shall push snow. The design raises the following issues: 1. The west fence line is only 16 feet from the west property line. This leaves a limited area to push snow. 2. The gate is proposed to be 12 feet wide, providing a limited lane to push snow through the fence. In light of these circumstances, the design may remain unaltered, however, a snow removal plan for the north storage area must include alternative measures for removing snow if the west area becomes saturated. CONCLUSION 1 RECOMMENDATION Based on our review of the Premier Storage LLC application with plan sets and narrative provided, we recommend approval of the conditional use permit for the conversion of warehousing to self -storage facility and administrative approval of accessory outdoor storage for property located at 2701 Nevada Avenue North in New Hope with the following conditions: The fire suppression system is approved by the City Fire Inspector. 2. The applicant provide a description of quantities of flammable liquor or gas that may be stored in the facility. Quantities must be approved by the Fire Inspector. 3. The facility shall prohibit any and all commercial, industrial, or residential uses other than storage. 4. The site plan provides a 20 foot clear area between the west fence and the nearest vehicle storage stall to allow for vehicle maneuvering and turnaround. 7 5. Hazardous or toxic materials, as identified by local, State or Federal government, shall be prohibited within the outdoor storage area. 6. The applicant shall construct additional parking in the designated proof of parking area if it is determined that the on-site parking supply is not sufficient to meet the parking demands of the site. No parking shall be on -street, within designated fire lanes, driveways, or areas not specifically designed for parking. 7. The applicant provide a description of how garbage trucks or service vehicles may access the rear of the building to serve both tenants. 8. A snow removal plan be provided by the applicant that includes alternative action for clearing the storage area if the west gate area becomes saturated. 9. Subject to the review comments of the City Engineer and other City staff. 0 �+ Stantec January 19, 2017 File: 193800102 Stantec Consulting Services Inc. 2335 Highway 36 West St. Paul MN 55113 Tei: (651 ) 636-4600 Fax: (651) 636-1311 Attention: Jeff Sargent Community Development Director City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Reference: 2711 Nevada Avenue N - Initial Plan Review Dear Jeff, We have reviewed the redevelopment plans for 2711 Nevada Avenue North as submitted on January 13, 2017. Following are our initial comments and/or recommendations. Sheet Cl -Site Layout Plan 1. Sedimentation Basin: a. Provide augmented soils and drain file under the basin to allow the filtering and drain down of the basin in less than 48 hours. b. Provide a concrete ribbon curb or flume at the outlet into the basin to prevent erosion. c. The fence with privacy slats is shown between the basin and the parking lot. Provide additional detail on the maintenance of this area as the fence will impede storm water discharge, and will also restrict snow storage. 2. A storm water maintenance agreement is required for the filtration basin. The City will provide a sample agreement. General Comments 1. Provide record plans oras -built drawings following project completion. If you have any questions or require further information, please call me at {651)604^4808. January 19, 2017 Mr. Jeff Sargent Page 2 of 2 Regards, STANTEC CONSULTING SERVICES INC. Christopher W. Long, P.E. c. Aaron Chirpich, Susan Rader, Bernie Weber, Megan Albert, Dave Lemke, Shawn Markham, John Blasiak, Jeff Alger, Roger Axel - New Hope; Alan Brixius - NAC Planning; Shelby Wolf - West Metro Fire; Kellie Schlegel, Tyler Johnson, Adam Martinson, Ann Dienhart- Stantec. WEST METRO FIRE-RFSCUE DISTRICT Serving the Cities of -Ct ystal Wrw Hope Neighbors Serving Neighbors 42 51 Xyl on Ave N. New hope, AW 55428 Voice 763.230.7000 Fax 763.230.7024 January30, 2017 Re: Second Preliminary Review Premier Storage Center at 2711 Nevada Ave North, New Hope. West Metro Fire -Rescue conducted a plan review on the preliminary site plan for a new addition and remodel to be located at the above mentioned address. The following items that are listed below are either comments or requirements per West Metro Fire -Rescue Districts Policies, City Ordinances and the 2015 Minnesota Fire Code and NFPA Standards: 1. If Adhesive Label Company is going to be moving a review of their new location and BUC0 will be required. 2. The north outdoor storage area shall have permanent aisles space at minimum of 24 feet to allow for big trucks to get to the back and maneuver easily. Sheet C-1 dated January 24, 2017 shows the aisle widths. How are you going to ensure the aisle does not get obstructed? 3. The north outdoor storage area is over 150 feet in length, so it has a dead end. An approved turn around is required. No snow storage will be allowed in this turn around. It shall become a fire lane. Sheet C-1 dated January 24, 2017 the fire truck turn -around shall be stripped and label as afire lane so one will ever park in that area, A fire lane sign shall also be posted in this turn -around. 4. Verify that fire department connection (FDC) will not be obstructed by landscaping and/or parking spots. If parking spots obstruct the FDC a fire lane will be required. Sheet C-1 dated January 24, 2017 show an area stripped on south side of the building for the fire department connection (FDC). A fire lane sign is also required to be pasted. 5. Afire department lock box and key/key card will be required at the gate. We can provide you with the order sheet. Updated keys will be required for the FD lock box. The plans or do the letter state anything about providing afire department lock box on the gate for key card access. We can provide you with the order farm. 6. Notification devices for the fire alarm/monitoring system shall be located throughout the building. www.westmetrofire.com Second Preliminary Review for Premier Storage Center at 2711 Nevada Ave North. January 30, 2017 Page Two 7. A full code review will be conducted once we receive a full -set of architectural plans and building permit application. 8. Verify that the exit will not be blocked by outdoor storage. How will you prevent this from happening? 9. Provide address numbers on building at minimum 6 inches and on both front and back man doors. 10. We will have to talk about fire extinguisher location. Fire extinguishers are required about every 75 feet per travel distance. A 10 lbs. ABC type of extinguisher is required. If you have any questions or concerns feel free to contact Shelby Wolf Deputy Fire Marshal at (753) 230-7006. Sincerely, �i r Shelby Wolf Deputy Fire Marshal PREMIER �"" STORAGE, LLC Planning Commission 01/25/17 City of New Hope 4401 Xylon Ave North New Hope, MN 55428 Re: CUP Application 2711 Nevada Ave North Planning Commission, Thank you for hearing our request for a CUP to convert the existing Industrial building located at 2711 Nevada Ave North to a quality, fully climate controlled, drive in Self -Storage facility. I did attend a pre application meeting with City Staff on January 6t", submitted a complete application on January 13t", and did attend the Design & Review meeting with two Planning Commission members and City staff on January 19t" At the Design & review meeting, I was requested to provide some additional information. Generally, this narrative follows the Design & Review Committee written comments dated 1-19-17 that I was provided at the Design and Review meeting. Below please find the additional information requested: EXISTING CONDITIONS Additional Narrative of the project: A. Use: Our application is to convert the existing 1980 built industrial building to a fully climate controlled self -storage facility where our customers, via an internal drive through lane, conduct their loading and unloading activities internal to the building in a climate controlled environment. While this use would occupy the approximately easterly two thirds of the building, Adhesive Labels Company would occupy the westerly approximately one third of the building, and would utilize approximately 20% of their space for manufacturing (printing of labels) and approximately 80% of their space for storage and warehousing of their finished products and materials. Adhesive Labels has occupied a portion of the building for the last 8 years and desires to expand their occupancy and remain in the building, resulting in the addition of 16 well paid jobs at this location. B. Site and Building alterations: From a site plan prospective, there will be no expansions to the building. The building footprint and existing site hardcover will remain unchanged. A portion of the interior of the building will receive the addition a second level, within the existing building envelope, creating a second level floor area to be used as self -storage. In the middle area of the self -storage use portion of the building, a 22' wide drive through lane will be added. As noted above, this drive through lane will be used for our customers loading and unloading activities. C. Security Measures: We have had very few security issues over the years at our other locations. We provide keypad controlled access to our customers at points of entry into the building. Each customer has a unique code that they must enter to gain access into the building. Our systems allow us to maintain records of when individual customers enter and exit the building. We are installing a 16 camera digital video surveillance system on the property, with camera locations both interior and exterior. This system records all. movement, both interior and exterior to the facility, on a 24/7 basis. We will have an office burglar alarm which will be tied into central station monitoring. We will 206 Norfin• GltieyFwwi, Ona ., MN 55318 www: ag ece*vterk, uww PREMIER - STORAGE, LLC also have all the required smoke, fire, and water flow detection systems tied in to our central station monitoring. D. Parking: There are 64 off street parking spaces being provide, an amount far exceeding our actual projected parking demand requirements. Self -Storage parking spaces: Self -Storage is widely known to be a very low trip generator, perhaps the lowest generator of any commercial or industrial use. Generally, our customer will visit the facility initially to move their things into storage, and generally return 8.5 months later (average length of stay) to move their things out. The City of New Hope parking ordinance does not specifically provide parking requirements for the self -storage use. Based on our experience with our very similar developments in this market, the following parking space counts were approved, provided and found to be very sufficient: # of Self- # of parking # of parking Spaces Location Storage spaces Spaces Per 100 storage spaces Bloomington 676 9 1.33 Edina 734 10 1.36 Lakeville 481 5 1.04 Minneapolis 460 7 1.52 New Hope (Winnetka) 500 7 1.40 Average 570 7.6 1.33 Nevada Ave Subject 630 12 1.90 (44% more than Average). Adhesive Label Parking: The Adhesive Label space is 32,682 sq. ft. The remaining 52 spaces being provided is well more than is needed or required. Additional Proof of parking: At the request of staff, we have located additional proof of parking area on the site plan where parking could quite easily be expanded. Caretaker facilities: There are no caretaker facilities being proposed. On site caretakers, with an apartment on site, was fairly common with the early generation 1970's self -storage product, but has been basically nonexistent for the last few decades. 2. Complete first and second level floor plans have been submitted. 3. East building facade: One new window will be added to the SE corner of the east building elevation, as located on the submitted colored building perspective. The materials and color palate of the east elevation are also illustrated on this plan, and represent a continuation of the colors and detailing that is occurring on the south or front elevation. 4. Proof on additional parking space potential has been located on the site plan. 5. "Exit Plans" for the building will be provided with plans for permit, which is customary. 6. Fire Protection plans: The entire facility will be covered by an automatic fire sprinkler system, as required by code. Generally speaking, the existing sprinkler heads, which are located up high in the ceiling bar joists, will provide coverage to the second level storage spaces, which have a security wire mesh on top that allows coverage from the existing fire sprinkler system. Generally speaking, all of the 1st level storage units will be 206 Nom. Gam, Cka�pk a•, M N ss31 s WWW-- a9ece*vterkU vw _�9PREMIER STORAGE, LLC covered by an expansion to the system. Detailed plans and specifications of the sprinkler plan will be submitted as part of the building permit process, which is customary. A copy of our standard rental agreement has been provided. COMMENTS -SITE AND BUILDING PLAN REVIEW I. Off Street Parking: Please see 1.13 above for parking count information and proof of parking. A. Three handicap accessible parking spaces are located on the site plan. B. The fire department water connection has been located on the site plan, and no parking spaces have been located in front of the water connection. 2. Accessory Outdoor Storage: A. The outdoor storage area is located on the site plan. B. At staffs request, we have increased the height of the security fence around this area from 6' to 8', and added a 12'wide gate on the west side of the lot to provide for snow stacking, and to provide access to the new sedimentation basin for maintenance purposes. C. Access to the outdoor storage area will be through a keypad controlled automatic security gate, located on the east side of the odtdoor storage area. D. 6 pine trees have been located on the site plan, at staff's direction, on the east side of the outdoor storage area, to provide screening from public right of way. E. The outdoor storage area has been revised, as to not be in front of two loading dock doors. F. Turning radius templates have been added to the site plan to demonstrate truck maneuvering. G. The center drive isle has been established at 24' to comply with the West Metro Fire -District request. 3. Building Elevations: A. Building materials and colors have been noted on the colored building elevations, and can also be viewed on the colored elevation perspective. B. The buildings east elevation will include similar finishes and colors, as illustrated on the colored elevation perspective. C. Our proposed improvements to the exterior of the building will greatly enhance the curb appeal from Medicine Lake Road. We believe the improvements will make the building's appearance more of a commercial look and less of an industrial look. Our investment to improve the exterior of the building is significant. 4. Building Code: A. All building code requirements will be addressed with the building permit application process, which is customary. 5. Caretaker Unit: A. A caretaker unit will not be provided. Please see section 1C., for a review of our comprehensive security plan, 6. Signage: A. A sign permit will be applied for under a separate sign permit application. 7. Lighting: A. It is intended that the existing exterior lighting will be replaced with new efficient LED lighting technology. All new exterior fixtures will have cut off lenses. Photometric plans have been submitted. 8. Trash Handling: Trash containers will be stored within the building, and rolled out weekly for service pick up. Trash containers will not be stored outside overnight. zo6 Novtk, at,es .cam , C.ItiaAv,, MN 5-5318 www: w.i,u�.ea�m-a�g ece-+tiF�rs . coww . . PREMIER STORAGE, LLC 9. Snow storage areas have been identified on the site pian. 10. Sedimentation Basin: A sedimentation basin has been provided, on a voluntary basis, on the NW Corner of the site. The site plan has been updated to provide additional detailing as suggested by Stantec, the City's consultant, including that the gate, located near the new sedimentation basin, shall be held up a minimum 4" above grade, I believe that we have addressed all of the items contained in the reports provided to me by staff. If there are any questions, please feel free to contact me. Yours truly Todd C, Jones President Premier Storage, LLC 2.06 Nor -k, C �F; Gw.a�, M N 55318 www' ugexS�co-�w NO. NEW HOPE SELF STORAGE RENTAL AGREEMENT 5040 WlnnetkaAvenue New Hope, MN 55427 (763) 740-4000 www.uWragenewhope.com Occupant Information: _ Name Address City State Zip { ) ( ) ( ) Phone: (Home) (Buainess/work) (Cell Phone) E -Mail: Driver's License # State Space #; Rent Due Date: _ day of each month Cade: Fees & Charges: Monthly Rant: $ New Account Fee: $ Late Fee: $ Bad Check Charge: $ __ Please provide the name and address of another person to send notices: Alternate Address: Name:- Address:- City, ame: Address:City, State and Other persons authorized to access LIEN NOTICE: (1) Occupants property is subject to Owner's lien upon default in payment of rent and other charges. (2) Occupant's stored property may be sold in a public sale pursuant to Minnesota Statute 514.970et.a'.,complying with all statutory requirements as well as Mlnneasota Statute 330.7-210, to satisfy the lien If Occupant is 'n default; (3) Occupant will be denied access to his goods if rent and other charges are more than 15 days past due. Disclosure of Ownership and Service of Process: New Hope Self Storage LLC DBA New Hope Ss'f Storage is the owner and manager of this facility and is authorized to accept service of process at the above address. Owner rents to Occupant the above indicated storage space pursuant to the fol- lowing terms and conditions: TERM: This tenancy shall commence an the date the agreement is executed and shall continue on a month-to-month basis thereafter. The minimum rental term is one month RENT: The monthly rent shall be the amount stated above. Rent is due on the Rent Due Date stated above of each calendar month. In advance and without demand. Owner reserves the right to require that rent and other charges be paid In cash, certified check or money order. Owner may change the monthly rent or other charges by giving Occupant thirty (30) days advanced written notice at the address stated in this agreement. The new rent shall become effective on the next month rent is dug. If Occupant has made advanced rental paymentsthe new rent will be charged against such payments, effective upon giving notice of the new rate. NEW ACCOUNT FEE: Occupant shall pay the non-refundable New Account Fee Indicated above upon executing this agreement. LATE CHARGES AND OTHER FEES: Occupant agrees to pay Owner the indi- cated Late Fee if rent is received ten (10) days or more after the paid thru date. Occupant agrees to pay Owner the indicated Returned Check Fee plus all bank charges for any dishonored check. These fees are liquidated damages to com- pensate Owrer for labor and other costs of collection and are addi!ionet rent. Occupant agrees to pay all lien charges now in effect or put into effect by Owner. TERMINATION: Thirty (30) days written notice given by Owner or Occupant to the other pa'.y will terminate this tenancy. Prepaid full month's rent shall be returned to Occupant within thirty (30) days of vacating the unit. Owner does not prorate partial month's rent. Occupant must leave the space in good condition and broom clean. Occupant is responsible for all damages. REVOCATION OF GATE CODE: when rent or other charges are not paid when due Owner may revoke Occupant's gate code and require that Occupant to con- tact site personnel before entering. If default continues Occupant Wil be denied access In accordance with Minnesota Jaw. USE OF STORAGE SPACE: Owner Is not engaged in the business of storing goods for hire and no bailment is created under this agreement. Owner exercis- es neither care, custody nor control over Occupant's stored property. Occupant agrees to use the storage space only for the storage of property wholly owned by Occupant. Occupant agrees not to store collectibles, heirlooms, jewelry, works of art or any property having special or sentimental value to Occupant. Occupant waives any claim for emotional or sentimental attachment to the stared grope Occupant agrees not to store property with a total value in excess of $5,000 with- out the written permission of the Owner. If such written permission Is not obtained, the value of Occupant's property shall be deemed not to exceed $5,000. Nothing herein shall constitute any agreement or admission by Owner that Occupant's stored property has any value, nor shall anything alter the release of Owner's liability set forth below. HAZARDOUS OR TOXIC MATERIALS PROHIBITED: Occupant Is strictly pro- hibited from storing or using materials in the storage space or on the facility clas- sified as hazardous or toxic under any local, slate or federal law or regulation, and from engaging in any activity which produces such materials. Owner may enter the storage space at any time to remove and dispose of prohibited Items. NEW HOPE Self -Storage INSURANCE: Occupant, at Occupant's expense, shall maintain a policy of fire, extended coverage endorsement, burglary, vandalism and malicious mischief insurance for the actual cash value of stored property. Insurance on Occupant's property is a material condition of this agreement and is for the benerrt of both Occupant and Owner. Failure to carry the required Insurance Is a breach of this agreement and Occupant assumes all risk of loss to stored property that would be covered by such Insurance. Occupant expressly agrees that the Insurance company providing such insurance shall not be subrogated to any claim of Occupant against Owner, Owner's agents or employees for loss of or damage to stored property. RELEASE OF OWNER'S LIABILITY FOR PROPERTY DAMAGE: All personal property stored within or upon the storage space by Occupant shall be at Occupant's sole risk. Owner and Owner's agents and employees shall not be liable for any loss of or damage to any personal property at the self storage facil Ity arising from any cause whatsoever Including, but not limited to, burglary, mys- terious disappearance, fire, water damage, rodents, Acts of God. RELEASE OF OWNER'S LIABILITY FOR BODILY INJURY: Owner, Owner's agents and employees shall not be liable 1e Occupant for Injury or death as a result of Occupant's use of the storage space or the soil storage `acility. INDEMNITY: Occupant agrees to indemnity, hold harmless and defend Owner from all claims, demands, actions or causes of action (including attorneys' fees and all costs) that are hereinafter brought by others arising out of Occupant's use of the storage space and common areas, including claims for Owner's active negligence. LOCKS: Occupant shaii lock the space upon execution of this rental agreement. Occupant shall provide, at Occupant's own expense, a lock for the space which Occupant deems sufficient to secure the space. If the space is found unlocked Owner may, but is not obligated to, take whatever measures Owner deems rea- sonable to re -secure the space, with or without notice to Occupant. RULES AND REGULATIONS: Owner shall have the right to establish and to promulgate rules and regulations for the safety, care and cleanliness of the stor- age space or the preservation of good order on the facility. Occupant agrees to lollow all rules and regulations now in effect, or that may be put into effect by Owner from time to lime. OCCUPANT ACCESS: Occupant's access to the premises may be conditioned In any manner deemed reasonably necessary by Owner to maintain order on the premises. Such measures may include but are not limited to, limh'ng hours of operation, requiring verification of Occupant's Identity and inspecting vehicles that enter the premises. OWNER'S RIGHT TO ENTER: bccupant grants Owner, Owner's agents or rep- resentatives of any governmental authority, including police and fire officials, access to the storage space upon two (2) days advanced written notice to Occupant. In the event of an emergency. Owner shall have the right to enter the promiseswrthout notice to Occupant, and take such action as may be necessary or approorlate to preserve the premises, to comply with applicable law or to enforce Owner's rights. PROPERTY LEFT ON THE PREMISES: Owner may dispose of any property left on the premises by Occupant after Occupant has terminated his or her lenan- oy, Occupant shall be responsible tot paying ail costs incurred by Owner in dis- posing of such property. WAIVER OF JURY TRIAL: Owner and Occupant waive their respective rights to trial by Jury of any cause of action, claim, counterclaim or cross complaint in any action brought by either Owner against Occupant or Occupant against Owner on any matter arising out of or in any way connected with this rental agreement, Occupant's use or occupancy of the storage space or any claim of bodily injury or property damage or the enforcement of any remedy under any law, statute or regulation. NOTICES: All notices required by this Rental Agreement shall be sent by first class mall postage pre -paid to Occupant's address. Notices shall be deemed given when deposited in the United States mail. Occupant agrees that any such notice is conclusively presumed to have been received by Occupant five (5) days after malling, unless returned to Owner by the U.S. Postal Service, All statutory notices shall be sent as required by law. NO WARRANTIES: No expressed or implied warranties are given by Owner, Owner's agents or employees as to the suitability of the storage space for Occupants intended use. Owner disclaims and Occupant waives any implied warranties of suitability or fitness for a particular use. NO ORAL AGREEMENTS: This rental agreement contains the entire agreement between Owner and Occupant, and no oral agreements shall be of any effect whatsoever. Occupant agrees that he is not relying, and will not rely, upon any oral representation made by Owner or by Owner's agents or employees purport - Ing to modify or add to this rental agreement. CHANGE OF TERMS: Owner may change any of the terms of this rerrtal agree- ment by giving Occupant thirty (30) days advanced written notice to Occupant as provided for In the NOTICE paragraph above. Do not sign this agreement until you have read It and fully understand It. This agreement limits the Owner's liability for loss of or damage to your stored property. If you have any questions concerning Its legal effect, consult your legal advi- sor. Occupant's Signature Data On Behalf of Owner New Hope Self Storage LLC DBA New Hope 9eff Storage Ixunxc TENANT $ AOHES[VE LABEL COMPANY 32,682 SF w I � T[MI a AIT a 51"1OU SF NORTH IBL FLOOR MAN Jt -id euTa ■r" . ra" STORAGE UNIT POOR SCHEDULE %O t ,— 6'_m" x T-®" T-0' K T' -O° 6 w ------------- CI j i9 3 V'� e ------------ V 2 R HST • , d � I r,' 2 F 7 I i � In -",-----------------•------ I ---------;------- , T[MI a AIT a 51"1OU SF NORTH IBL FLOOR MAN Jt -id euTa ■r" . ra" STORAGE UNIT POOR SCHEDULE � 3� a'•O' x T'•O" ,— 6'_m" x T-®" T-0' K T' -O° 1350 Baker Road, Suite 00, Minnetonka, MN 55393 TEL 552.897.7879 FAX: 967.697.7790 mE mAwWGS AND / OR SPECrICATk718 COKTAI ED FERN ARE THE E>=A*NE PROPERTY OF WELSH ARCHITECTUM AND `JlALL NOT BE BnLITED OR COPED BY OTHER PARTIES a9THLVT rmoR uarrEN CONSENT. PROJECT: SELF -MINI STORAGE MEDICINE LAKE ROAD NEW HOPE, MN SHEET. Ist FLOOR PLAN Ime f FEVISIGN DATE ISSUE FOR CITY BlpM1TAL !BALE roR CLIENT Leat V-11•IT JCB: X18811® DRAM B7, PUS CHBOOD BY, Dlff A-1.0 TENANT B ADHESIVE LABEL COMPANY 32,580 SF + f NDRTN (2)2W RMR M -M ■fJL6 LW . P-0' STORAGE UNIT DOOR SCHEDULE r1� 6'-w x I,& '0 m..p'x T_®. U 3'•®' x T' -O' QDU BaKaf HBUL Sart94U% Mlnn*nka, MN,%M TEL 952 OUG4 FAX, SIB97.7740 THE DRAM56 AND ! OR SPECIFICATk;NS COWMM NERN AAE TIS MorlMIVE PRDPFILTY OF &ELM AAM41TEEAM *0 SHALL ND? BE WrIUMD OR COMrP BY aTwER PARTS ORTIIOUT PRIOR IIWTTEN COIUEM. FRInklm SELF -MIM STORAGE MEDICINE LAKE ROAD NEW HOPE, MN SAMT, 2nd FLOOR PLAN 15WA / REvwAom DATE M" •OR CITY ommrrAL 11 -I3 -T1 1691E FOR CHEM m 01-5-11 .JOB= M*I&W MON or, Dw CFECKP BY. W A-2.0 I -------------- -_-- �h+ • t - m ku - a, i ....w+'�-�•._si�4i.—r-4'—r-JL�._j.eycj`__r_r i ' I r �-_-__._ _._..,.__- �- i n; .... _. 18,494 SF n` irr p • i I IP q ________ r .__ ' 1 _ i a+i is ai ,a ra i ------ ----- - a ' Of L• � GY W • t . O I -1 S ----------------- N� --------- NDRTN (2)2W RMR M -M ■fJL6 LW . P-0' STORAGE UNIT DOOR SCHEDULE r1� 6'-w x I,& '0 m..p'x T_®. U 3'•®' x T' -O' QDU BaKaf HBUL Sart94U% Mlnn*nka, MN,%M TEL 952 OUG4 FAX, SIB97.7740 THE DRAM56 AND ! OR SPECIFICATk;NS COWMM NERN AAE TIS MorlMIVE PRDPFILTY OF &ELM AAM41TEEAM *0 SHALL ND? BE WrIUMD OR COMrP BY aTwER PARTS ORTIIOUT PRIOR IIWTTEN COIUEM. FRInklm SELF -MIM STORAGE MEDICINE LAKE ROAD NEW HOPE, MN SAMT, 2nd FLOOR PLAN 15WA / REvwAom DATE M" •OR CITY ommrrAL 11 -I3 -T1 1691E FOR CHEM m 01-5-11 .JOB= M*I&W MON or, Dw CFECKP BY. W A-2.0 i • t - ' I r �-_-__._ _._..,.__- �- c: y* ________ r .__ ' _ a ' I S ----------------- --------- I ------------ ---- ---- -------- 21,217 SF SF f -- -- ' r � I i ai c r •n 1 I , I ' z j � W L J � q � ' y 1 — 'b�uuyy i i NDRTN (2)2W RMR M -M ■fJL6 LW . P-0' STORAGE UNIT DOOR SCHEDULE r1� 6'-w x I,& '0 m..p'x T_®. U 3'•®' x T' -O' QDU BaKaf HBUL Sart94U% Mlnn*nka, MN,%M TEL 952 OUG4 FAX, SIB97.7740 THE DRAM56 AND ! OR SPECIFICATk;NS COWMM NERN AAE TIS MorlMIVE PRDPFILTY OF &ELM AAM41TEEAM *0 SHALL ND? BE WrIUMD OR COMrP BY aTwER PARTS ORTIIOUT PRIOR IIWTTEN COIUEM. FRInklm SELF -MIM STORAGE MEDICINE LAKE ROAD NEW HOPE, MN SAMT, 2nd FLOOR PLAN 15WA / REvwAom DATE M" •OR CITY ommrrAL 11 -I3 -T1 1691E FOR CHEM m 01-5-11 .JOB= M*I&W MON or, Dw CFECKP BY. W A-2.0 f . _ JF IF. } Vol4 - 1 y M51r I.MWXr IN 17 dim's IQ! PREMIER STORAGE STORAGE CENTER 2711 NEVADA AVE NORTH NEW HOPE, MN COLOR PERSPECTIVE 01 /26/2017 NEW COLOR BAND / COLOR: EXR WASABI ` MATCH NEW PAINT ON EXISTING LINE A CONCRETE BLOCK may; COLOR: NEBULOUS WHITE 8" PAINTED BAND COLOR: EXR WASABI J 1 f frl J—_ [LEFT] SOUTH SIDE BUILDING ELEVATION NEW COLOR BAND COLOR: EXR WASABI NEW PAINT ON EXISTING .-- CONCRETE BLOCK LATCH COLOR: NEBULOUS WHITE LINE A V NEW ALUMINUM FRAME O.H. DOOR REMOVE EXISTING O.H. DOORS & REPLACE WITH NEW ALUMINUM FRAME WINDOWS AT 4 LOCATIONS STAIN EXISTING CEDAR TO MATCH BASE BLOCK COLOR NEW CANOPY AT ENTRY, CANVAS OR SEAMED METAL COLOR: EXR WASABI 1. NEW WINDOWS AT 5 LOCATIONS W - WITH ALUMINUM FRAMES I y d+ r IF S" PAINTED BAND NEW PAINT ON EXISTING RIBBED//;' COLOR: EXR WASABI CONCRETE BLOCK COLOR: SW 7538 TAMARIND [RIGHT] SOUTH SIDE BUILDING ELEVATION DATE: 01126/2017 NEW PAINT ON EXISTING CONCRETE BLOCK COLOR: SW 7538 TAMARIND +- COLOR: NEBULOUS WHITE 771. PREMIER STORAGE STORAGE CENTER 2711 NEVADA AVE NORTH NEIN HOPE MN RAIL INSTALL 4" D IN TILE AND - DAYLI 31 iTTO DITCH 7 IE 1 CONSTRUCT 2A' DEPTH RIP -RAP OWNER: J. 6ERNIC AMC A. 13ERNIE I SEDIMENTATION BASIN. MINIMUM OF 1S' GRANULAR BELOW RIP -RAP. INSTALL I ADDITIONAL RIP -RAP ON DOWNSTREAM SWALE. I VOLUME CONTROLS 0.25' RAIN EVENT OVER RV PARKING AREA. ° r NEW 8' HIGH CHAIN LINK FENCE W/ PRIVACY SLATS INSTALL (3) 6' SNOWSTORAG9AREA N 89'59'04" E 401.27 PINETREES zs sPRuc � laxc 1kx151Nat nA'x �;,V= _-11 FIRET K ^ Y ' 60" COTTON`YOODISI .. II NEWAUTO.- SECURITYGATE ti _ I 15' . 150 ----- ---------~------ $II I I � BEARINGS ARE ASSUMED DATUM I I II G.M. GAS METER II LOTLINE A.C. � v tSII � I RIGHT-OF-WAY LINE 'J HYDRANT I EASEMENTLINE REMOVE BITUMINOUS CURB AND INSTALL CONCRETE d.' NI WATER MAIN 20' As1 ' g jII SANITARYSEWER Z m � W $I I h �I STORM SEWER TO HAVE 4' CLEAR FROM M a �I PINE TREES 0 STORM MANHOLE BOTTOM OF FENCE TO TOP SANITARYSERVICE _ z � Ilti CHAIN LINK FENCE _-11 FIRET K ^ Y --918-w F7V h1G( ED) BIT 9A,N0US NEWAUTO.- SECURITYGATE ti 15 45 15' . RV PARKING + MTA BEARINGS ARE ASSUMED DATUM EXISTING LEGEND G.M. GAS METER LOTLINE A.C. AIR CONDITIONER RIGHT-OF-WAY LINE 'J HYDRANT .. - EASEMENTLINE REMOVE BITUMINOUS CURB AND INSTALL CONCRETE VALVE a� •' RV PARKING WATER MAIN 20' As1 ' POST INDICATOR VALVE RIBBON CURB. NEW FENCE SANITARYSEWER ® a INSTALL (3) 6' —» STORM SEWER TO HAVE 4' CLEAR FROM CLEANOUT -e—•—w—+;- PINE TREES 0 STORM MANHOLE BOTTOM OF FENCE TO TOP SANITARYSERVICE _ AREA CATCH BASIN — CHAIN LINK FENCE OF CURB. CATCH BASIN -caxaarz En+gWU 0 VINYLAWOOD FENCE 4 I CONIFEROUS TREE LIGHT POLE (D 1 III 4� - POWER POLE ---- s99 ------ CONTOUR LINE 4 1 E" ASH TRANSFORMER SPOT ELEVATION CBLX. CABLE BOX ORAINAGEARROW TEL. TELEPHONE BOX p 1 4w�ia� DETAIL E.M. ELECTRIC METER C�Nl31_ CONCRETE BUILDING 4 el::,a,-nle 1 1 •`- _ t N 2s- ASH i \ \\ 2D• asc �1 SITE CALCULATIONS: TOTAL AREA OF SITE = BUILDING FOOTPRINT= OTHER HARDCOVER = GREENSPACE= RV PARKING AREA 1 1 H 1 209.592 SQ. FT. 83,600 SQ. FT. (39.9%) 60,060 SO. PT. (28.6%) 65,932 SO. PT. (31.5%) 100.0% 14,076 SQ. FT. II NO PARKING AREA \ 20" ASH\\ \ I I I la m°. wxxernw 70" ASH \\ \ \SNOW STORAGE AREA� � �� xN.a J O �1ry EiYPICW � ., /.,.. ,�- .. '2�:1s \MRV e• � wx. aeca ,,,,, xc � 1 \ e eIe I A' I r 91 I..-' o 92 �' O A \\ 0 1 916 31 T U,,W5l N o u s j /i ,� �' PROOF OF PARKING `l ' 9(TYPI _ N1B/L% 11ME 11 IE -7 d .. a• ITe �f �%A T 1y !Ir --- _m~ EASCMENT FOR STREET AND UTPURPOSES AS PURPOSAS .�1 1O _ PFR DOd1MENT MUMMERS 2176776 AND 2218636 L `` -- I --------------- i ~ DRPINACE AND UTILITY EASEMENT AS w s a a°a a _... x � � . As "�-.— PfR PLAT OF KING INDUSTRIAL PARK - _ N 85'52'51" x qNc ame _ WEST 416.85 COUNTY ROAD NO. 70 VARIABLE WIDTH RIGHT-OF-WAY (PUBLICLY CEOICA7ED) 1 SCALE IN FEET +xy3J, w_ I I hereby c Ufy MW Uhl, plan, 2p 011COI er repaH xa9 prepared by me SHEET NO. -- or ender my direct apmrie'en and Thal I am a duly IIFYafeeNmdl JACOBSON PREPARED FOR: En9lnadr myend I SI -d, Na Inns et the Stole ei Mb,naeoto. Premier storage NEW HOPE STORAGE C- (7 /J� ENGINEERS & SURVEYORS Attn: Todd Jones SITE LAYOUT PLAN CENTER --- =19E 3MD11N 99noUre: �/ Lloenee Na Zj! 206 North Chestnut ----- --� ;f,n sx. A lacobean0engr9err.eem 21029 NOM WAY Chaska, MN, 55318 NEW HOPE. MN . —. 191E lIel l'17 Print Nom.. r-44Nry_ .ilcpdf w! Dole 1/24/17 f952) 469,-432B LAKEVII.LE. NN 55044 FAX (B52) 469-4524 0 30 80 90 15 45 o - DENOTES IRON MONUNWT BEARINGS ARE ASSUMED DATUM EXISTING LEGEND G.M. GAS METER LOTLINE A.C. AIR CONDITIONER RIGHT-OF-WAY LINE 'J HYDRANT EASEMENTLINE -WATER VALVE 1 WATER MAIN P.I.V. POST INDICATOR VALVE >— SANITARYSEWER ® SANITARY MANHOLE —» STORM SEWER C.O. CLEANOUT -e—•—w—+;- WATER SERVICE 0 STORM MANHOLE -a—:—e—a- SANITARYSERVICE 0 AREA CATCH BASIN — CHAIN LINK FENCE CATCH BASIN --,� —�--� VINYLAWOOD FENCE CONIFEROUS TREE LIGHT POLE (D DECIDUOUS TREE POWER POLE ---- s99 ------ CONTOUR LINE XFMR. TRANSFORMER SPOT ELEVATION CBLX. CABLE BOX ORAINAGEARROW TEL. TELEPHONE BOX DETAIL E.M. ELECTRIC METER NOTE +xy3J, w_ I I hereby c Ufy MW Uhl, plan, 2p 011COI er repaH xa9 prepared by me SHEET NO. -- or ender my direct apmrie'en and Thal I am a duly IIFYafeeNmdl JACOBSON PREPARED FOR: En9lnadr myend I SI -d, Na Inns et the Stole ei Mb,naeoto. Premier storage NEW HOPE STORAGE C- (7 /J� ENGINEERS & SURVEYORS Attn: Todd Jones SITE LAYOUT PLAN CENTER --- =19E 3MD11N 99noUre: �/ Lloenee Na Zj! 206 North Chestnut ----- --� ;f,n sx. A lacobean0engr9err.eem 21029 NOM WAY Chaska, MN, 55318 NEW HOPE. MN . —. 191E lIel l'17 Print Nom.. r-44Nry_ .ilcpdf w! Dole 1/24/17 f952) 469,-432B LAKEVII.LE. NN 55044 FAX (B52) 469-4524 Planning Case: Petitioner: PLANNING CASE REPORT 17-06 Alatus, LLC. City of New Hope Meeting Date: February 7, 2017 Report Date: February 3, 2017 Address/Location: 8400 Bass Lake Road Project Name: Alatus New Hope Project Description: Final plat approval and vacation of easements for the Alatus luxury apartment project. I. Type of Planning Request A. Final Plat Approval B. Vacation of Easements II. Zoning Code References Section(s) Chapter 13 — Subdivision and Platting 6-9 — Vacating streets and publicly owned utility easements III. Property Specifications Zoning: R-4 — High Density Residential Location: 8400 Bass Lake Road, directly west of the city's municipal golf course. Adjacent Land Uses: R-1 Single Family Residential to the North and West, Park and Open Space to the East and R-4 High Density Residential to the South. Site Area: 3.53 acres Planning District: Planning District 1. The Comprehensive Plan specifically calls out this site, as it states, "The high density site located at the corner of Yukon Avenue and Bass Lake Road is strongly recommended for redevelopment. A high value, high density residential land use alternative is recommended for the site to take advantage of the site's proximity to the city's golf course." IV. Background The applicant, Alatus LLC is under contract to purchase the vacant city owned site at 8400 Bass Lake Road. In March of 2016, the city approved the development of a 183 -unit, four-story luxury apartment community with several high-end amenities for the site. As part of the approved project, Alatus proposed to re -plat the property. At the time of the initial approval, the final plat design was not Planning Case Report 16-02 Page 1 2/26/16 available. Additionally, it was unclear if any of the existing easements would remain intact with the re - platting of the property. This information is now available. Therefore, the applicant has requested the formal approval of the final plat and vacation of all existing easements. VII. Zoning Analysis A. Zoning Code Criteria 1. Subdivision and Platting. It is the purpose of this chapter to make certain regulations and requirements for the subdivision and platting of land within the city pursuant to the authority contained in Minn. Stat. 462.358, which regulations the city council deems necessary for the health, safety and general welfare of this community. It is also the purpose of this chapter to safeguard the best interests of the city and to assist the subdivider in harmonizing his interests with those of the city at large. Findings. The applicant has submitted the final plat for review and approval. The proposed plat combines five existing R-4 zoned parcels into one lot that will support the development of the proposed project. All existing easements will be vacated and replaced with the newly proposed easement that are included on the final plat. B. Design and Review Committee The Design and Review Committee reviewed the case on January 19, 2017. C. Approval 1. Type of Approval a. Subdivision and platting - quasi-judicial b. Vacation of easements - quasi-judicial 2. Timeline a. Date Application Received: January 13th, 2017 b. End of 60 -Day Decision Period: March 13th, 2017 c. End of 120 -Day Decision Period: May 12th, 2017 VI. Notification Property owners within 500 feet of parcel were notified by mail and a legal notice was published in the SunPost newspaper. Staff has received some questions regarding the development. VIII. Summary Following the initial approval of the Alatus apartment project, staff worked with the applicant to ensure that the final plat design and proposed easements are acceptable. The final plat is now ready for approval. Vacating all existing easements and replacing them with the newly proposed easements, is the preferred approach by staff. Planning Case Report 16-02 Page 2 2126116 IX. Recommendation Final Plat and Vacation of Easements Staff finds that the proposed subdivision meets the city's zoning and subdivision standards and recommends approval subject to the following conditions: 1. The applicant shall pay a park dedication in the amount of $17,650 prior to recording the final plat. 2. The plat and title is subject to the review and final approval of the City Attorney. I All existing easements on the property are to be vacated. 4. The final plat must establish all necessary new easements. Easement locations and sizes must be approved by the City Engineer. Attachments: • Application • Final Plat Existing Plat Planning Case Report 16-02 Page 3 2126/16 PLANNING E APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No, r r 't." i Basic Fee Deposit Planning Deadlines Reosipt No. � - Received by ilk Name of Applicant: Alatus LLC Phone: 612,455.0700 Applicant Address 800 Nicollet Mall, Suite 2850, Minneapolis, MN 55402 8400, 8420, 8421, 8411, 8401 Bass Lake Rd 0611821420012, 061 1 82142001 1, Street Location of Property: PID:_os11821420010.061 182142006,_ 061182142008 Legal Description of Property: Vacant Land - Residential - Non -Homestead OWNER OF RECORD: Name: Economic Dev Authority City of New Hope Address: 4401 Xylon Ave N, New Hope, MN 55428 Home Phone: Work Phone: 763.531.5100 Fax_ 763.531.5136 Applicant's nature of Legal or Equitable Interest: Land Buyer + Developer Type of Request: (pertaining to what section of City Code) G. Sub Platting, J. Vacation of Easement(s) Please outline Description of Request: (use additional pages if necessary) Combine the above parcels into one lot for the development of a market -rate apartment building containing approximately 183 units as well as below- and surface -grade parking. Existing easements will be vacated. Why Should Request be Granted: The proposed development is in line with the intended and desired use of this land per City of New Hope. Buyer/developer has demonstrated experience in executing and delivering comparable projects successfully. (attach narrative to application form if necessary) G:%Ca rn0e-APLANNINGWiSC ITEMS1Planning appllmHon.doe (01.13) PLANNING K APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 z Basic Fee Deposit Case No.� r ": Planning Deadline r` fi t 'err 4 Receipt No. Received by 6,4 ., - - Name of Applicant: Alatus LLC Phone: 612.455.0700 Applicant Address $00 Nicollet Mall, Suite 2850, Minneapolis, MN 55402 j 8400, 8420, 8421, 8411, 8401 Bass Lake Rd 0611821420012, 0611821420011, Street Location of Property: PID: p611a2142ao1o. 081182142009. 061162142008 Legal Description of Property: Vacant Land - Residential - Non -Homestead OWNER OF RECORD: Name: Economic Dev Authority City of New Hope Address: 4401 Xylon Ave N, New Hope, MN 55428 Home Phone: Work Phone: 763.531.5100 Fax: 763.531.5136 Applicants nature of Legal or Equitable Interest: Land Buyer + Developer 1 I Type of Request: (pertaining to what section of City Code) G. Sub Platting, J. Vacation of Easement(s) Please outline Description of Request: (use additional pages if necessary) Combine the above parcels into one lot for the development of a market -rate apartment building containing approximately 183 units as well as below- and surface -grade parking. Existing easements will be vacated. Why Should Request be Granted: The proposed development is in line with the intended and desired use of this land per City of New Hope. Buyer/developer has demonstrated experience in executing and delivering comparable projects successfully. (attach narrative to application form if necessary) G: 1CommDa,APLANNINGWISC ITEMSIPIanning appiication.doc (01.13) Applicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city. There are three city consultants — legal, planning, and engineering - that generate additional expenses. Expenses incurred that exceed the amount of the zoning deposit will be billed and are the responsibility of the applicant. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department will notify you of all meetings. Signed: Alatus LLC Fee Owner (print or type name) Alatus LLC Applicant Other than Owner (print or type) Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Date of Design & Review Meeting: FOR CITY USE ONLY Yes . No Required___. _ Yes No Required Yes No Required Yes No Required Date of Planning Commission Meeting: Approved: Denied: By Planning Commission on: Approved: Denied: By City Council on: Subject to the following conditions: PLANNING DES G C, a: REVIEW! KMETING CHECKLIST All construction projects that require Planning Commission and City Council approval must be introduced to city staff at a scheduled "pre -application meeting." These are held at 8 a.m. one week before the Friday filing deadline listed on the attached schedule. Please call 763-531-5196 or 763-531-5110 to reserve a time at a "pre -application meeting." In addition to a Planning Commission application, fees and evidence of title, each proposal MUST include all of the starred (*) data: *Project Name: Bess Lake Road Apartments "`Address: 500 Nicollet Mall, Suite 2850, Minneapolis, MN 55402 ' *Land Owner: Economic Dev Authority City of New Hope "Applicant: Alatus LLC *Value of Construction; $ 32,2.00,000 (est) Planning Case No. 1. * 3 full-size sets of plans and 15 sets of 11" x 17" copies (industrial, residential) Electronic copy of plans (CD or e-mail) formatted to print maximum size 11" x 17" 2 sets color renderings * One set of 8 Y2" x 11" reductions 2, 20 current lot surveys with legal description 3. Detailed site plans designed and signed by a registered architect * All setbacks to property lines * All building locations and dimensions Adjacent building locations Adjacent building and land use * Adjacent streets * Existing and finished grading and drainage plans, with erosion control * Exterior lighting plans (building, parking lots) Refuse storage and required screening * Utility connections: water, sanitary and storm sewer * Lot coverages: Building % Green Area % Asphalt % 100% " Sign plan and details 4. Traffic circulation and parking plan including: t " Access points Sidewalk plans, public and private * Parking areas with all dimensions Internal truck loading and maneuvering areas with dimensions (50' r for semis) Type and locations of curbing Snow storage (Area = 10% of asphalt) 5. Detailed landscape plan and schedule illustrating the following: Location of existing plantings ` Location of proposed plantings Size of plants * Type of plants (species) Number of plants " Lawn irrigation plan Specify "boulevard trees" close to property lines (minimum 2W diameter) 6. Exterior elevations and floor plans designed by a MN registered architect * Building materials Special details and features (security, amenities, etc.) * Fire protection sprinkler system, if included * Layout and dimensions in plan review * Rooftop and ground -mounted equipment :0 / 4k(Yrf / np+ !v / Cwd�jv ' , / rr-Y`�'•t FlLy t / N7B385.5 (mJ 3B6 h r ��• Ali 1 HEMKEN ADDITION KNOW ALL PERSONS BY THESE PRESENTS: That Alatus, LLC, a Minnesota limited liability corporation, owner of the following described property: Lots 1, 2, 3, 4, and 5, Block 1, GERVAIS AND HUNTER REPLAT, according t0 the recorded plat thereof, Hennepin County, Minnesota. Has caused the same to be surveyed and platted as HEMKEN ADDITION and does hereby dedicate to the public for public use the public way and the drainage and utility easements as created by this plat In witness whereof said Alabus, LLC, a Minnesota limited iiabi)tty corporation, has mused these presents to be signed by Its proper officer this day of , 20_ ALATUS,LLC Robert C. Lux, Principal STATE OF MINNESOTA COUNTY OF This instrument was acknowledged before me on by Robert C. Lux, Principal OF Alatus, LLC, a Minnesota limited liability corparatlon, on behalf of the corporation. (Notary Signabnre) (Notary Printed Name) NOTARY PUBLIC, MY COMMISSION EXPIRES I, Daniel 3. Roeber, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor In the State of Minnesota; that this plat Is a correct representation of theboundary survey; that all mathematical data and labels are correctly designated On this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined In Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 20`. Daniel I. Roeber, Licensed Land Surveyor E Minnesota License Number 43133 ENYa 8 m STATE OF MINNESOTA N $ COUNTY OF 8' This Instrument was acknowledged before me on Daniel J. Rasher. LJ by (Notary Signature) (Notary Printed Name) NOTARY PUBLIC, MY COMMISSION E3(PIRES NEW HOPE CITY COUNCIL This plat of HEMKEN ADDITION was approved and accepted by the City Council of New Hope, Minnesota, at a regular meeting thereof held this _ day of— 20— and said prat Is In compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. City Council, City of New Hope, Minnesota Mayor Clerk SURVEY DIVISION, Hennepin County, Minnesota Pursuant to MN. STAT. Sec. 3838.565 (1969), this plat has been approved this day of 20_ CHRIS F. MAVIS, HENNEPIN COUNTY SURVEYOR By: N o 40 so Hodmflltal Scale In Feat ® Stantec RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota I hereby certify that taxes payable In 20 _ and prior years have been paid for land described on the plat, dated this day of 20" MARK V. CHAPIN, COUNTY AUDITOR By: , Deputy COUNTY RECORDER, COUNTY OF HENNEPIN, STATE OF MINNESOTA I hereby certify that within plat of HEMKEN ADDITION was recorded In this office this day of , 20, at _ o'clock .M. MARTIN M[CORMICK, COUNTY RECORDER By: N DENOTES 1f2 INCH BY 14 O IRON MONUMENT SET WITHITH PLASTIC ASTIC I PLUG INSCRIBED WITH 43133 • IRON MONUMENT FOUND Deputy SEC. 6, TWP. 118, RNG. 21 (NOT TO SCMZ) I :C nl eav p yY N' �5 ,V SITE n� o NORTH SCALE 4R- so' S V ray bbYas #.1L ORIl11NA6 66737s URd ' ."Oy �rA� 33yAy� GERVAIS AND HUNTER REPLAT VILLAGE OF NEW HOPE 901 I. O Derrofes Iron Monument �� a WI Bearings Are Abaumod 14A ! i. �� ! X K DECCMISE a 1960 I J,Aig Ile I y�� o 1111111 J.. N Survoyed and Drawn byPow F/ , MINDER ENGINEERING CO. INC. £nyineere and Surveyors ti " �- — COUNTY OF' H EN N E P I N 46 PAGE 4 YARee rMPaN TMe M�Tr�, ■naN ALL = Ir Z= AhBsWSI That Gervais wsl �Hyust.��l a pettxrs6ip �neie all ��,",��i„�ia'Yaia/ ONN4.4 %Ad of Ula f�-++..� drpiJLiH i'i�IL OI Qhw'ZaA E. Hallrm' �}IaYa oeepmaea rrOR,RTY gee 1e"-' county 6f i.Fa1Nl� tOe�t� %�a.�y 3t .�l �. bs � �IMi Ia. =46 1, Andow �31L! '7aS'IKCaBtj owned Mo cern t4 ha eeraegrod Qkd Platted q GRtlW1T8 A® fi0N171R ROLA'. �to deaAsr;aer .uWi4, aaea�e �' d�lrew,7 eAseranls ae eMra► oa thn anaxed.ptet. rn liildi•,. ,aeswar cwt E, !lmuteii N. amain rare haresnto-set their hard. and aeals on behalf of Bald porumuhip thie��day off_A.D• 1961. ry In 8reaenas aft WYA19 AND AUMU, Parinvm%P: M N® ii116lE1 ' AUG 29 191"1 fll]glMµpNs, Asaltd At to Charles 8. Nanta{'. E. l�ater�flFRTp/'R pD T F. +mow antl L kq H. oft"ia j` r'�cy ! H ' H. 00rimis-w..rrre titate of r8ustieentr. } Ceeaty ed' Npslapin Cn thio / a 4,y of nc"Ajr .4, 1y81 r beton aye r tioisrT puhT #ee within agd for acid Coanky 6tat6r pa�yr a ■ . antl JAW M. avr+ aise to pee'aaaafty kewlm to ba tt H4ta�[a of Derv4ls mtl lbot�rr the P�+t"�P duadbod ift end age exeagtad tl+e iME losttwm a%, akld they emrlaaDpda d the! Uw threw the ea” as the tree eat and dead or Ow Pwtnsovd+ip. L1JIT ' .ieptn ceart�, � Caraieslen t$�8rp : Y ,�y.�. I hereby eepklfy that I have eurvVod end platted the W pergr desariiai r this plat anAaiRV= AND ltaMft the That this pint is a aarreat repreeanCatien of said sarven that All diefansee ere sarrmtly Amm on the plat in Peat and an shmm 41' a foots , that khe eitee t i ft for gnidl— of AUture ewrvWs have boon aorrwt>,y plated in the thamd an shown en the or that the suteide boundary line are aet�+eotly dreigneted erl said plea and Lhat theta are m vetla�da ar public hldhhwgys to be d'uiRaa on said plat et sa ehnam thereon, &wvgor - Himrarota Regiatntimi No. 2W �,.. State os Hlnneeota � y Cemty of McMptn Abovecstrtiilaate amK 'aM sworn to hetero m a Ma •- . .~•.'~j rid Cea�tdr asd gtate this Lely' paW 4 �d/lfiat aft for ' zl�ir �.+Z�' 4t A.D. 1964. � G moury pub,146 gennapin a1fy�tys-NSk�dr# v.r" . %b Canirloa Pgrivea %I+IFI.. ��I��., yn_�lrz" Thin IA&% wan appv"d cad aacaptad IW the Ydllt�o ComIoil of thsV112apor Nope. a t 48rtTar koet hdd fMa �L4.wWnr 1.17. 1-9Cr1. VTLLi4E CODMCIL 0 ON "wo MENU ii;ead_ _,�. M' The boundaries of this plat and the bomdarles of the binka thertln have been mtheeetice2ir ehadked and appravad. Ns deterdmtiao het been ft" to "Gap"In that the legal ...Up74t. Dated thiLa�of A.D. 1961• Fr4wnri vp Pik &W Hemispin county 8urvgar 66'7'371 OFF1L'>q t �4R OF TF=G { HiNtIXP7fF G!ODIFt7 R KRIMA 1 I Nrnbe Owft. That the whhln Flet al G e e A ,M_ R,w --- * 00ptr7 yes Flhtl In this ollice ni.a -�dvYn�_d_v_§.Y.3�ADlrsiet �.7 aolsdc...6i. and wr duty filed in Pi ft pep__ OONAtG.G HENMYhOFF ~; Vie Planning Case: Petitioner: PLANNING CASE REPORT City of New Hope Meeting Date: February 7, 2017 Report Date: February 3, 2017 17-01 City of New Hope Planning Request: Rental Licensing Requirements I. Request Many duplexes located in New Hope are only assigned one Property Identification (PID) number. In such cases, only one rental registration permit is required by ordinance. According to Section 3-31(e)(1) of the City Code, "a registration permit must be obtained for each residential dwelling unit, except two or more residential dwelling units located within a single building and having a common owner and a common property identification number shall require only a single permit upon receipt of the property executed initial application for a rental registration permit." A Rental Dwelling Unit is defined as "a dwelling unit or sleeping room occupied and leased by a tenant." Owners are only required to pay one renewal fee each year. Because a duplex is two separate units, generally occupied by different individuals, separate rental inspections are required. A duplex requires two hours of inspection time as opposed to one hour required for a single-family property. Comparatively, Point of Sale inspections require a fee for each individual dwelling unit. In order to cover the city's costs and to be consistent in permit/licensing requirements, the ordinance could be amended to require two separate rental licenses for duplexes sharing the same PID. Section 3-31(c) of the City Code states that the rental registration requirements do "not apply to Minnesota Department of Health licensed rest homes, convalescent care facilities, nursing homes, hotels or motels licensed by the city." Ordinance 07-07 was passed at the April 9, 2007, City Council meeting, which included a motion requiring the registration of group homes under the city's rental program. The city began requiring group homes to register with the 2007-2008 rental registration cycle, which began on July 1, 2007. It is a practice of the city to require rental registration permits for convalescent care facilities and nursing homes; however, Section 3-31(c) of the City Code was not updated to reflect this amendment. II. Recommendation The Codes and Standards Committee was in favor of amending the City Code to require two separate rental registration permits for duplexes sharing the same PID. Section 3-31(c) should be amended to reflect the city's practice of requiring rental registration permits (and inspections) for group homes, convalescent care facilities, and nursing homes. Staff recommends approval of the proposed text amendment. Planning Case Report 17-01 Page 1 2/7/17 Attachments i Ordinance 17-03 • City Council minutes (April 9, 2007) • Excerpt from City Code on Rental Property Registration Permit (Section 3-31) Planning Case Report 17-01 Page 2 2/7/17 ORDINANCE NO. 17-03 AN ORDINANCE AMENDING SECTION 3-31 (RENTAL PROPERTY REGISTRATION PERMIT) OF THE NEW HOPE CITY CODE RELATED TO RENTAL PROPERTY LICENSING REQUIREMENTS THE CITY COUNCIL OF THE CITY OF NEW HOPE ORDAINS: Section 1. Section 3-31(c), Scope, is hereby amended to repeal the strikeouts and add the following underlined text: (c) This section applies to all dwelling units that are leased in whole or in part as a rental dwelling unit including single-family and two-family housing. It also includes accessory structures such as garages and storage buildings and appurtenances such as sidewalks and retaining walls, which are on the property. This section does not apply to MiEmese , hotels or motels heensedd b-y-withm the city. Section 2. Section 3-31(e)(1), Registration permit, is hereby amended to repeal the strikeouts and add the following underlined text: (1) Required. No person shall operate, let or cause to be let a rental dwelling unit which has not been properly registered by the city in the manner required by this Code. A registration permit must be obtained for each se crate dwelling unit that is not owner-occu ied. This includes all dwellineuunits which are occupied b, a relative of the owner. Properties renting individual rooms/levels within the same dwelling unit , exeept twe ef more rvsiderAial dwelling units leeated within a singlebuilding and heN4ng a Gewme shall require only a single permit upon receipt of the properly executed initial application for a rental registration permit. The building official may cause an inspection to be made of the rental dwelling unit(s) to determine whether it is in compliance with this section, other sections of this Code or the laws of the State of Minnesota. Every rental dwelling unit may be reinspected on a regular basis as determined by the city after a renewal application is filed to determine if it still conforms to all applicable codes and laws. Section 3. Effective Date. This ordinance shall be effective upon passage and publication. APPROVED by the New Hope City Council this day of 2017. ATTEST: Kathi Hemken, Mayor Valerie Leone, City Clerk Page 1 resolution was declared duly passed and aftted. signed by the mayor which was attested to by the city clerk. RENTAL PROPERTY Mayor Opem introduced for discussion Item 10.1, Ordinance no. 07-07, an REGISTRATION ordinance amending rental property registration fee and motion to require the Item 10.1 registration of group homes under the rental registration pennit program. Mr. Kirk McDonald, community development director, explained that the ordinance would increase the registration fee for single-family rentals from $62.50 to $65 and the fee for two-family rentals from $125 to $130. He explained that the program was adopted in May of 2006, and the city currently has 289 registered one and two-family rental properties. Mr. McDonald also reported that to date, 97 units have passed inspections; there were work orders issued on 20 additional units; and staff's goal is to complete the inspection cycle by June of 2008. Mr. McDonald reported that there are 32 group homes within New Hope. He stated the city attorney was consulted and group home residents qualify as tenants under the ordinance definition. He stated staff will register group homes under the current one and two-family rental registration permit program commencing with the 2007/2008 registration cycle; if so desired by the Council. Council Member Hoffe questioned the county's approval process for group homes. Mr. McDonald stated the city's rental registration would require an inspection to handle maintenance -type issues. Mr. Sondrall, city attorney, commented that the county s licensure process likely deals with administration of the group home. Mr. McDonald agreed to obtain information from the county to present to the Council at a later date. ORDINANCE 07-07 Council Member Nolte introduced the following ordinance and moved its Item 10.1 adoption: "ORDINANCE NO. 07-07, AN ORDINANCE AMENDING RENTAL PROPERTY REGISTRATION FEE AND MOTION TO REQUIRE THE REGISTRATION OF GROUP HOMES UNDER THE RENTAL REGISTRATION PERMIT PROGRAM." The motion for the adoption of the foregoing ordinance was seconded by Council Member Sommer, and upon vote being taken thereon, the following voted in favor thereof: Opem, Hoffe, Nolte, Sommer, Stauner; and the following voted against the same: None; Abstained: None; Absent None; whereupon the ordinance was declared duly passed and adot signed by the mayor which was attested to by the city clerk. VOLUNTEER Mayor Open introduced for discussion Item 10.2, Resolution proclaiming that RECOGNITION April 15-21, 2007, be observed as Volunteer Recognition Week in the city of WEEK New Hope. Item 10.2 Mayor Opem acknowledged the extensive number of volunteers within. the city including the Planning Commission, Citizen Advisory Commission, Human Rights Commission, Golf Course Business Plan Committee, Comprehensive Plan Committee, Neighborhood Watch block captains, National Night Out New Hope City Council April 9, 2007 Page 5 Sec. 3-31. - Rental property registration permit (a) Preamble. The city believes that providing for public health, safety and welfare to its citizens mandates the existence of a rental dwelling unit registration permit and maintenance program that corrects substandard conditions and maintains a standard for rental dwelling units. (b) Purpose. It is the purpose of this section to assure that rental housing in the city is decent, safe and sanitary and is so operated and maintained as not to become a nuisance to the neighborhood or to become an influence that fosters blight and deterioration or creates a disincentive to reinvestment in the community. The operation of rental dwelling units is a business enterprise that entails certain responsibilities. Operators are responsible to take such reasonable steps as are necessary to assure that the citizens of the city who occupy such units may pursue the quiet enjoyment of the normal activities of life in surroundings that are: safe, secure and sanitary; free from crimes and criminal activity, nuisances or annoyances. (c) Scope. This section applies to all dwelling units that are leased in whole or in part as a rental dwelling unit including single-family and two-family housing. It also includes accessory structures such as garages and storage buildings and appurtenances such as sidewalks and retaining walls, which are on the property. This section does not apply to Minnesota Department of Health licensed rest homes, convalescent care facilities, nursing homes, hotels or motels licensed by the city. (d) Definitions. Apartment building means any building or portion thereof that contains three or more dwelling units, sleeping rooms, or a combination thereof but not including condominiums or town homes. Building official means the building official for the City of New Hope or his/her duly authorized representative(s). City means the City of New Hope. City council means the City Council of the City of New Hope. Condominium means a single -dwelling unit in a multi -dwelling unit building that is separately owned and may be combined with an undivided interest in the common areas and facilities of the property. Each individual owner may sell or encumber his/her own unit. Denial means, as used in this Code, the refusal to grant a license to a new or renewing applicant by the city. Dwelling unit means any building or portion thereof that contains living facilities, including provisions for sleeping, eating, cooking and sanitation, for not more than one family. Dwelling, single-family, means a building or portion thereof containing one dwelling unit. For purposes of this section, a single-family dwelling unit includes a free standing single-family residence, a single dwelling in a cooperative, an individual condominium or townhouse, a single dwelling unit in a nonresidential structure or a dwelling unit offered for rent in a duplex in which the owner occupies the other dwelling unit. Dwelling, two-family, means a building or portion thereof containing two dwelling units. Efficiency dwelling unit means a dwelling unit containing only one habitable room plus private bathroom facilities within the unit. Lease means an oral or written agreement between a dwelling unit owner and a tenant for temporary use of a rental dwelling unit, usually in exchange for payment of rent. Rent means the consideration paid by a tenant to the owner of a rental dwelling unit for temporary and exclusive use of the rental dwelling unit by the tenant. The consideration is not limited to cash. Rental dwelling unit means a dwelling unit or sleeping room occupied and leased by a tenant. Rental registration permit means the formal approval of an activity specified on the rental registration certificate issued by the city. Revoke means to take back a license issued by the city. Sleeping room means any room or rooms used or intended to be used by a tenant for sleeping purposes with or without meals and not licensed by the Minnesota Department of Health. Suspend means to make a license temporarily inoperative. Tenant means any adult person granted temporary use of a rental dwelling unit or sleeping room pursuant to a lease with the owner of the rental dwelling unit. Townhouse means a single-family dwelling constructed in a group of dwellings attached to each other and where each dwelling unit extends from the foundation to the roof and is separated from other dwelling units by property lines. (e) Registration permit. (1) Required. No person shall operate, let or cause to be let a rental dwelling unit which has not been properly registered by the city in the manner required by this Code. A registration permit must be obtained for each residential dwelling unit, except two or more residential dwelling units located within a single building and having a common owner and a common property identification number shall require only a single permit upon receipt of the properly executed initial application for a rental registration permit. The building official may cause an inspection to be made of the rental dwelling unit(s) to determine whether it is in compliance with this section, other sections of this Code or the laws of the State of Minnesota. Every rental dwelling unit may be reinspected on a regular basis as determined by the city after a renewal application is filed to determine if it still conforms to all applicable codes and laws. (2) Application filed. A registration application shall be submitted to the building official on forms furnished by the city and must contain the following information: a. Name, address, and telephone number of the owner of the rental dwelling unit(s). This is the address to which the city will send all future correspondence. Owner shall indicate if the owner is a corporation, partnership or sole proprietorship. b. Name, and address, and telephone number of any owner's agent responsible for the management of the premises rental dwelling unit(s). c. Legal address of the premises of the rental dwelling unit(s). d. Number and type of dwelling units (one bedroom, two bedrooms, etc.). (3) Changes in ownership and amended permits. A registration permit is not assignable. Any changes occurring in the ownership of a rental dwelling unit(s) require a new registration permit. The new owner must obtain a new registration permit within 30 days of acquiring the property. The fee paid for the new registration permit shall be 25 percent of the fee required for an initial registration permit. If any changes occur in any information required on the registration application, the owner must submit an amended registration application to the city within 30 days of the change. If any rental dwelling units are added to a current registration permit, the additional rental dwelling units must be registered by amendment of the current registration permit and must be accompanied by the fee required for the additional units. (4) Annual registration. All rental dwelling units shall be registered before being let, in whole or in part. Registrations will expire annually at midnight on June 30 for single- and two-family rental dwellings and on December 31 for apartment buildings with three or more dwelling units. The registration permit for each building containing one- or two-family rental dwelling units must be renewed annually on or before June 1 and apartment buildings containing three or more rental dwelling units must be renewed on or before December 1. Rental dwelling units must be registered as a sleeping room, a single-family dwelling, a two-family dwelling, or an apartment building. Any unregistered rental dwelling units are subject to penalties. (5) Registration fee. The registration fees required by this section are set forth in subsection 14-2(10) of this Code. The fee must accompany the registration application. The registration fee is doubled when an application is received more than 30 days after it was due. Exception: Rental dwelling units owned or under the control of the city must be registered but are exempt from paying registration fees. (6) Record retention. The registration application and all other documents pertinent to a rental dwelling unit shall be kept on file in the office of the building official. A copy shall be furnished to the owner or other authorized person upon request. (7) Point -of -conversion inspection. Whenever a dwelling unit is converted to rental usage, the dwelling unit shall be promptly inspected for compliance with the minimum standards set forth in section 3-30 of this Code. The fee for the "point -of -conversion" inspection required by the conversion of a dwelling unit to rental usage is set out in section 14-2(10) of this Code. Two hundred fifty dollars of the conversion fee shall be waived or reimbursed to the property owner if the owner or the owner's property manager completes the Minnesota Multi -Housing Association's rental housing orientation program called "The Fundamentals of Rental Property Management in Minnesota" or an equivalent city approved program. To obtain the $250.00 fee waiver or reimbursement, the property owner or owner's agent must provide proof of attendance to a housing orientation program within the previous six months or subsequent six months of the property's conversion to rental and there have been no reports of disorderly behavior per subsection (1) of this section against any properties owned by the same property owner in the city within the previous 12 months of the waiver or reimbursement. An additional $250.00 of the conversion fee will be reimbursed to the property owner if no reports of disorderly behavior per subsection (i) of this section are made against any properties owned by the property owner in the city within 18 months after the conversion to rental for the property against which the rental conversion fee was paid. (f) Issuance of permit. The city shall issue a registration permit if the rental dwelling unit(s) and the application are found to be in compliance with the provisions of this section subject to subsection (i) of this section and any required registration fees are paid. A registration permit will be issued for each residential dwelling unit except, two or more residential dwelling units located within a single building and having a common owner and a common property identification number shall be issued a single registration permit. Rental registrations shall be conspicuously posted in all rental properties sharing a common entrance used by two or more rental dwelling units and the property owner or agent for the owner must be able to present the registration permit if asked to do so. (g) Authority. The city manager or the manager's authorized designees shall be responsible for enforcement and administration of this Code. Authority to take any action authorized under this section may be delegated to the city manager's authorized designee. (h) Inspection. The building official may set up a schedule of periodic inspections to insure compliance with this section. The building official shall provide reasonable notice to the owner or the owner's agent as to the date and time of the inspection. Each occupant of a rental dwelling unit shall give the owner or the owner's agent access to any part of such rental dwelling unit at reasonable times for the purpose of effecting inspection, maintenance, repairs or alterations as are necessary to comply with the provisions of this Code. If any owner, owner's agent or tenant of a rental dwelling unit fails or refuses to permit entry to the rental dwelling unit under their control for an inspection pursuant to this section, the building official may seek a court order authorizing such inspection. (i) Disorderly behavior at registered rental dwelling units. (1) Responsibility. It shall be the owner's responsibility to assure that the tenants, the tenants' family members and the guests of any tenant or tenant's family member not engage in disorderly behavior in the rental dwelling unit. For the purposes of this section, rental dwelling unit shall include common areas in the building where the rental dwelling unit is located. (2) Disorderly behavior. For the purposes of this section, disorderly behavior may include but is not limited to the following: a. Drug-related illegal activity in the rental dwelling unit. "Drug-related illegal activity" means the illegal possession, manufacture, sale, distribution, purchase, use, or possession with intent to manufacture, sell, or distribute a controlled substance (as defined in the Controlled Substance Act [U.S.C. 802]) or possession of drug paraphernalia (as defined in Minn. Stat. § 152.092). A tenant shall be deemed to be in possession of a controlled substance if any amount is located in the tenant's rental dwelling unit even if the tenant claims not to know the controlled substance was present unless the tenant provides a sworn statement by a person, other than another tenant or tenant's family member, that the controlled substance was theirs and the tenant had no knowledge of the controlled substance. b. Acts of violence or threats of violence including but not limited to discharge of firearms, prostitution, intimidation, or any other act that otherwise jeopardizes the health, safety or welfare of the owner, his agents or tenants. c. Violation of Minn. Stat. § 609.72 (Disorderly Conduct). d. Violation of Minn. Stat. §§ 609.74 and 609.745 (Public Nuisance). e. Violation of Minn. Stat. § 609.66, subd. 1(a), 609.67 or 624.713 (Unlawful use or possession of a firearm or weapon). f. Violation of Minn. Stat. § 609.50 (Obstructing Legal Process). g. Violation of Minn. Stat. §§ 340A.503, subd. 2(1) and subd. 3; 340A.201, subd. 1(4); 340A.702(1) and (2); New Hope Code section 10-10 or 10-40 (Unlawful sale of intoxicating liquor or 3.2 malt liquor). h. Violation of New Hope Code section 9-42 (Regulation and abatement of prohibited noise) relating to the rental unit. i. Exceptions: 1. Calls will not be counted for purposes of determining whether a registration permit will be denied, suspended, nonrenewed or revoked where the victim and suspect are "family or household members" as defined in the Domestic Abuse Act, Minn. Stat. § 51813.01, subd. 2(b) and where there is a report of "domestic abuse" as defined in the Domestic Abuse Act, Minn. Stat. § 518B.01, subd. 2(a). 2. Calls will not be counted for purposes of determining whether a registration permit will be denied, suspended, nonrenewed or revoked where the call is a result of a tenant, a member of a tenant's household, or guest taking action to seek emergency assistance that is protected by Minn. Stat. § 50413.205, residential tenant's right to seek police and emergency assistance. (3) First instance. Upon determination by the city manager or the manager's designees that a rental dwelling unit was the location of disorderly behavior, the building official shall notify by first class mail the owner and tenant of the violation and direct the owner to take steps to prevent further violations. (4) Second instance. If a second instance of disorderly behavior occurs at a rental dwelling unit within 12 months of the time a notice was sent for previous disorderly behavior at the same unit, the building official shall notify by first class mail the owner and the tenant of the violation and direct the owner to submit, within ten days of the date of the notice, a written report of all actions taken by the owner since the first violation notice and actions the owner intends to take to prevent further disorderly behavior. (5) Third instance. If a third instance of disorderly behavior occurs at a rental dwelling unit within 12 months after the first of two previous notices of disorderly behavior at the same unit, the rental dwelling unit registration permit may be revoked, suspended or not renewed by the city council upon the recommendation of the building official. The city manager or the manager's designees shall make their decision to recommend revocation, suspension or nonrenewal of the registration permit and submit their recommendation to the city council within ten days of the third instance of disorderly behavior. (6) For purposes of this section, second and third instances of disorderly behavior shall be those which: a. Occur at the same rental dwelling unit; or b. Involve tenants at the same rental dwelling unit; or c. Involve guests or invitees at the same rental dwelling unit; or d. Involve guests or invitees of the same tenant; or e. Involve the same tenant. (7) Postponing permit action. No adverse registration permit action shall be imposed where the instance of disorderly behavior occurred during pending eviction proceedings (unlawful detainer) or within 30 days of notice given by the owner to a tenant to vacate the rental dwelling unit. However, adverse registration permit action may proceed when the ownerfails to diligently pursue the eviction process. Further, an action to deny, revoke, suspend or not renew a registration permit based upon violations of this section may be postponed or discontinued at any time if the owner has taken appropriate measures which will prevent further instances of disorderly behavior which may include a failed eviction process. (8) Determining disorderly behavior of a registration permit. A determination that the rental dwelling unit has been the location of disorderly behavior shall be made upon substantial evidence to support such a determination. it shall not be necessary that criminal charges be brought in order to support a determination of disorderly behavior, nor shall the dismissal or acquittal of a criminal charge operate as a bar to adverse registration permit action under this section. (9) Enforcement. Enforcement actions provided in this section shall not be exclusive, and the city council may take any action with respect to an owner, a tenant or the registered rental dwelling unit(s) as is authorized by this section or state law. Q) Revoking, suspending, denying or not renewing a registration permit. (9) The city council may revoke, suspend, deny or decline to renew any registration permit issued under this section. In buildings containing more than one rental dwelling unit, the revocation, suspension, denial or declination may apply to one or more rental dwelling units at the discretion of the city council. The basis for such revocation, suspension, denial or nonrenewal includes, but is not limited to, any of the following circumstances: a. The registration permit was procured by misrepresentation of material facts with regard to the rental dwelling unit or the ownership of the rental dwelling unit. b. The applicant or one acting in applicant's behalf made oral or written misstatements accompanying the application. c. The applicant has failed to comply with any condition set forth in any other permits granted by the city. d. The activities of the owner/agent create or have created a danger to the public health, safety or welfare. e. The rental dwelling unit contains conditions that might injure or endanger the safety, health or welfare of any member of the public. f. Failure to pay any application fee or reinstatement fee required by this section and city council resolution. g. Failure to correct violations of New Hope Code section 3-30 (property maintenance code) in the time period specified in the notice of violation and correction. h. Following the third instance of disorderly behavior specified in subsection (i) of this section that is not subject to the exception set forth in subsection (i)(2)i of this section or the circumstances set forth in subsection (i)(7) of this section. L Violation of any regulation or provision of the code applicable to the activity, to which the registration permit has been granted, or any regulation or law of the state so applicable. j. Failure to continuously comply with any condition required of the applicant for the approval or maintenance of the registration permit. k. Any violation of this section. (2) Fines. In lieu of revoking or suspending a registration permit for violations of subsection 0)(1) of this section, the city council, in its sole discretion, may impose a civil fine. Fines shall primarily apply to the following violations of this Code and shall be in an amount as set out in the matrix following this section: a. Renting a residential dwelling unit without proper registration as required herein. b. Failure to comply with a property maintenance correction order from the building official or his designee before a third property maintenance inspection is conducted in response to the property maintenance correction order. Fine Matrix 4151: 2nd Violation Within 12 Months of 1st Violation I $500.00 Violation 3rd Violation Within 12 Months of 1st Violation $1,000.00 $2,000.00 (3) Notification. The building official shall notify the owner or the owner's agent in writing of the basis for the fine, revocation, suspension, denial or nonrenewal and the date upon which the city council shall review the request to fine, revoke, suspend, deny, or not renew the registration permit. The notice required by this section shall be served upon the owner or the owner's agent at least 20 days before the city council hearing. Service shall be deemed sufficient if the notice is sent to the owner or the owner's agent by first class mail at the address provided in the registration application. It shall be the responsibility of the owner or the owner's agent to notify the tenant in writing of the hearing date, time and place. (4) Hearing. The owner or the owner's agent and the building official shall be given an opportunity to be heard. The owner may be represented by counsel and the building official may be represented by the city attorney. Both sides may be permitted to examine the other side's witness(es). The city council shall hear all relevant evidence and arguments and shall review all testimony, documents, and other evidence submitted. The city council shall record the hearing and keep a record of documentary evidence submitted. (5) Decision. The city council shall make findings based on the evidence and shall make a decision on the recommendation to fine, revoke, suspend, deny, or nonrenew a registration permit based on the findings. The city council shall issue a written decision regarding the recommendation of the building official within 30 days following the date of the hearing and shall notify the appellant of the decision by first class mail with a duplicate copy to the building official. The decision shall specify the rental dwelling unit or units to which it applies. Thereafter, and until a registration permit is reissued or reinstated, no rental dwelling units that have had their rental registration permit revoked, suspended, denied, or nonrenewed may be re -let or occupied. Revocation, suspension, denial, or nonrenewal of a registration permit shall not excuse the owner from compliance with all terms of this section for as long as any rental dwelling units in the building are occupied. All fines are payable within 30 days of the council action imposing the fine. Failure to timely pay any fine imposed will result in a late fee equal to 25 percent of the fine and revocation or suspension of the registration permit to which the fine applies. (6) Permit process after revocation, suspension, denial or renewal declination. Atter the city council revokes, suspends, denies or declines to renew a registration permit, no registration permit will be issued for the affected rental dwelling unit(s) until the building official determines that the applicant/owner has remedied the conditions identified by the city council as the basis for its action. An application to obtain a registration permit for a rental dwelling unit after the city council has revoked, suspended, denied or declined to renew a registration permit for the same rental dwelling unit(s) must be accompanied by all fees required by this section. (k) Effect of revocation, suspension, denial, or nonrenewal. if a registration permit is revoked, suspended, denied or not renewed by the city council, it shall be unlawful for the owner or the owner's agent to thereafter permit the occupancy of the then vacant or, thereafter vacated, rental dwelling unit(s), until such time as a valid rental registration permit is obtained for the rental dwelling unit(s). Issuance of a new registration permit after revocation, suspension, denial or nonrenewal shall be made in the manner provided for in subsection (e) of this section. (1) Posted to prevent occupancy. Whenever any rental dwelling unit has been denied an initial registration permit, had its registration permit revoked, suspended, denied or not renewed, it shall be posted by the building official to prevent further occupancy. No person other than the building official shall remove or alter any posting. The building official will post the date the rental dwelling unit shall be vacated and no person shall reside in, occupy or cause to be occupied that rental dwelling unit until the building official permits it. (m) Penalties. A person who violates the provisions of this section 3-31 may be charged with a misdemeanor. Each day that a violation continues shall be deemed a separate offense. The building official may post the rental dwelling unit by appropriate signs or notices prohibiting occupancy and may act to cause the rental dwelling unit to be vacated or remain vacant until the code violations are corrected. (n) No retaliation. Per Minn. Stat. § 504B.205.2, subd. 2 "Emergency calls permitted": (1) A landlord may not: (1) bar or limit a residential tenant's right to call for police or emergency assistance in response to domestic abuse or any other conduct; or (2) impose a penalty on a residential tenant for calling for police or emergency assistance in response to domestic abuse or any other conduct. (2) A residential tenant may not waive and a landlord may not require the residential tenant to waive the residential tenant's right to call for police or emergency assistance. (o) No warranty by city. By enacting and undertaking to enforce this Code, the city, city council, its agents, and/or employees do not warrant or guaranty the safety, fitness or suitability of any dwelling in the city. Owners and occupants should take whatever steps they deem appropriate to protect their interests, health, safety and welfare. (p) Best practices program. (1) Program established. Rental properties with three or more units can qualify for the "Best Practices" program. Properties in compliance with the program requirements will receive a reduction in the annual rental registration permit fee as set out in subsection 14-2(10) of this Code. The "Best Practices" registration fee shall remain in effect as long as the "Best Practices" program requirements are maintained for the property as determined by the city. (2) Program requirements. The "Best Practices" program qualification requirements are as follows: a. Use of a city approved crime -free housing addendum or equivalent in all new and/or renewed leases; b. All new and/or renewed leases must include a provision to permit city inspection of individual rental units per the city determined inspection schedule; c. Use of a background check procedure that includes a criminal history check for all new tenants/rental managers/employees; d. Continuing verification every three years that the property manager has attended at least one city approved crime -free multi -housing training program during the three-year verification cycle. It shall be the property manager's or owner's affirmative responsibility to provide the city with the property manager's verification of this requirement; e. Attendance by the property manager each year at one New Hope Property Manager Association meeting; f. During every inspection cycle, the property must fully comply with all property maintenance standards required by section 3-30 of this Code at the time of the first reinspection if needed. (3) Application. Property managers or owners must apply for the "Best Practices" program by submitting an application on forms provided by the city and all other city required documentation needed to determine compliance with all program requirements. (4) Program disqualification. The city may terminate a property from the "Best Practices" program if it determines, in the city's sole discretion, that the property has failed to comply with the requirements of subsection (p)(2) of this section or has had a rental registration permit revoked per subsection 0) of this section. A rental property disqualified from the "Best Practices" program shall pay the nonparticipant registration permit fee to obtain the following year's registration permit. (5) Reapplication procedure. If a property loses its "Best Practices" program status, the property owner may reapply for the program only after successfully passing the inspection during the following inspection cycle and re -submitting an application per subsection (p)(3) of this section. (Ord. No. 14-08; §§ 1, 2, 9-8-2014) PLANNING CASE REPORT City of New Hope Meeting Date: February 7, 2017 Report Date: February 3, 2017 Planning Case: 17-02 Petitioner: City of New Hope Planning Request: Residential Dumpster Bags I. Request Residential dumpster bags are used for waste removal, often associated with home improvement projects and large cleanup projects. The bags are purchased at retail stores or online and filled with trash/construction materials. Dumpster bags have a separate collection fee that varies by location and must be paid prior to scheduling a collection. The city has received complaints about residential dumpster bags being filled with trash and not being picked up in a reasonable amount of time. The City Code does not currently address dumpster bags. The City Code allows for temporary storage units (often referred to as "PODS") to be Iocated on a Property for no more than 30 consecutive days in one calendar year. If there is an active building permit in place for the property, the temporary storage unit may be located on the property for no more than 90 consecutive days. Dumpsters are also allowed for the duration of a building permit. Section 4-3(d)(9) addresses exterior storage, stating that "all materials and equipment, except as specifically authorized elsewhere in this Code shall be stored within a building or completely screened so as not to be visible from adjoining properties or public street right-of-way." The draft ordinance addresses residential dumpster bags in the same manner as temporary storage units. The residential dumpster bags are permitted for household relocation and improvement projects. The residential dumpster bags may be located on a property for no more than 30 consecutive days in one calendar year, unless there is an active building permit in place for the property, in which case the temporary storage unit may be located on the property for no more than 90 consecutive days. They must be setback a minimum of 15 feet from the public street curb and five feet from a private street curb, and five feet from side property lines, and may not intrude on sidewalks. A permit is not required, and the city may require information pertaining to the dates upon which the residential dumpster bag was placed on a property and when it will be removed if concerns are raised over the duration of time during which the residential dumpster bag is located on the property. II. Recommendation The Codes and Standards Committee was in favor of amending the City Code to address residential dumpster bags in the same manner as temporary storage units, limiting them to no more than 30 consecutive days in one calendar year, or 90 days in the case of an active building permit. Staff recommends approval of the proposed text amendment. Planning Case Report 27-02 Page 1 2/7/17 Attachments • Ordinance 17-02 • Excerpt from City Code on exterior storage (Section 4-3) • Photo of residential dumpster bag Planning Case Report 17-02 Page 2 2/7/17 ORDINANCE NO. 17-02 AN ORDINANCE AMENDING SECTIONS 4-2 AND 4-3 OF THE NEW HOPE CITY CODE RELATED TO EXTERIOR STORAGE THE CITY COUNCIL OF THE CITY OF NEW HOPE ORDAINS: Section 1. Section 4-2(b) of the New Hope Zoning Ordinance, Rules and Definitions, is hereby amended to add the following definition: Residential Dumpster Bag means a storage bag temporarily placed on a property for use in storing materials for household relocation or improvement projects. Section 2. Section 4-3(d)(9), Exterior storage is hereby amended by adding subsection 4-3(d)(9)(g) to read as follows: (g) Residential dumpster bags being used for household relocation and improvement projects are permitted subject to the following conditions: 1. The residential dumpster bag is located on a property for no more than 30 consecutive days in one calendar year, unless there is an active building permit in place for the property, in which case the residential dumpster bag may be located on the property for no more than 90 consecutive days. 2. The residential dumpster bag must be setback a minimum of 15 feet from the public street curb and five feet from a private street curb, and five feet from side property lines, and may not intrude on sidewalks. 3. No permit is required for the residential dumpster bag. The city may require information pertaining to the dates upon which the residential dumpster bag was placed on a property and when it will be removed if concerns are raised over the duration of time during which the residential dumpster bag is located on the property. Section 3. Effective Date. This ordinance shall be effective upon passage and publication. APPROVED by the New Hope City Council this day c 2017 Kathi Hemken, Mayor ATTEST: Valerie Leone, City Clerk Page 1 b. ; Open parking lot, industrial/commercial/institutional/municipal: I ± i High activity, e.g, regional shopping 0.9 Min, cent ers%fast food-�` facilities, major athletic/civic/cultural events r 4'1 Medium activity, e.g., community shopping ii. Y centers, office parks, hospitals, commuter lots, cultural/civic/recreational events 0.6 Min. 4:1 J Low activity, e.g. neighborhood shopping, industrial employee 1 parking, schools, church parking I 0.2 Min. 4:1 c. i Sidewalks p 5;1 d Building entrances, commercial, industrial, institutional + 5.0 Avg. 2. Maximum light intensity per Section 4-3(d)(5)d of this Code must be met attheperiphery of the lot. (6) Dust, odor and smoke. The emission of smoke odors, dust and other particulate matter by any use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards. (7) Noise. Noise shall not exceed the standards in the noise provisions of chapter 9. (8) Refuse. a. All vehicles including, but not limited to, passenger automobiles, station wagons, trucks, motorized vehicles, trailers, campers which are not currently licensed by the state, or which are because of mechanical deficiency incapable of movement under their own power, parked or stored outside for a period in excess of seven consecutive days, and all other materials stored outside in violation of the City Code are considered refuse or junk and shall be removed from premises in the city. b. In all areas the owner of vacant land shall keep such land free of refuse, weeds and waste fill. (9) Exterior storage. All materials and equipment, except as specifically authorized elsewhere in this Code shall be stored within a building or completely screened so as not to be visible from adjoining properties or public street right-of-way, except for the following.- a. ollowing:a. Clothesline pole and wires. b. Recreational equipment and vehicles. Recreational equipment and vehicles may be stored in the front, side or rear yards except that recreational vehicles and equipment not licensed for or permitted to be operated on public streets such as boats, all terrain vehicles, off road vehicles, snowmobiles, golf carts, race cars and stock cars must be stored or placed on or in a licensed trailer or licensed motor vehicle. Canoes, kayaks or other small non -motorized boats not on trailers may be stored in the side or rear yard in the following manner: Hung off the ground on a garage or other accessory building or structure ii. Stored on the ground if screened from view from any adjoining residential property and the public right-of-way in accordance with section 4-3(d)(9)b.3.ii. of this Code, iii. On residential lots abutting Meadow Lake or Northwood Lake, canoes, kayaks or other small boats may be stored or maintained on the ground at or within 20 feet of the shoreline of the lake provided that the three-foot side yard setback is maintained. 2. Front yard storage of recreational equipment or vehicles shall meet the following standards: i. Storage must be on bituminous, asphalt or other hard surface material that is durable, weather resistant and suitable to control dust and drainage and at a minimum consists of two inches of rock or other rock -type material. Landscaped yard or grass areas are not suitable for storage. ii. All front yard storage must be set back 15 feet from the street curb and storage shall not encroach on any sidewalk. Iii. Storage is not permitted in a minimum required parking space per section 4- 3(e)(10) of this Code. 3. Side and rear yard storage of recreational equipment or vehicles shall meet the following standards: i. Storage of all recreational equipment or vehicles shall maintain at least a three foot setback from the side or rear yard property lines except for canoes, kayaks and other small boats stored at the shoreline of Meadow Lake and Northwood Lake as provided in section 4-3(d)(9)b.l .iii. of this Code. ii. Storage must be partially but adequately screened to break up the visual appearance of the exterior storage from adjoining properties through landscaping or fencing. iii. Fences shall not exceed eight feet in height. 4. No more than three recreational vehicles or equipment may be stored outside as exterior storage on a property. Any recreational equipment or vehicles stored on a property in excess of three must be stored in a building. One or more recreational vehicles stored on a trailer shall constitute one vehicle for the purpose of this section. C. Construction and landscaping material currently being used on the premises. d. Off-street parking of operable and licensed passenger vehicles and trucks not exceeding a registered or licensed gross vehicle weight of 12,000 pounds ("A" through "F" sticker on license) in R-1, R-2, R-3, R-4, R-5 and R -O district. e. In the R-1, R-2, R-3, R-4, R-5 and R -B zoning districts, the following vehicles and equipment may be stored or parked in a building if said storage or parking does not utilize a minimum required parking space for the property per section 4-3(e)(10) of this Code and the vehicle or equipment is owned by a resident of the property. However, in no event may such vehicles and equipment be stored or parked outside as exterior storage: 1. Farm tractors and equipment. 2. Military vehicles, including but not limited to, half-tracks, troop transports and tanks. 3. Semi -tractors or trailers. 4. Snow plow units detached from a truck or vehicle used to plow snow. S. Skid loaders. 6. Any commercial vehicles or trailers not defined as recreational vehicles with a registered or licensed gross vehicle weight greater than 12,000 pounds ("G" through "T" or "X" sticker on license plate). f. Temporary storage units being used for household relocation and improvement projects are permitted subject to the following conditions: 1. The temporary storage unit is enclosed and secure. 2. The temporary storage unit is located on a property for no more than 30 consecutive days in one calendar year, unless there is an active building permit in place for the property, in which case the temporary storage unit may be located on the property for no more than 90 consecutive days. yard, must be setback a minimum of 15 feet from the public street curb and 3. The temporary storage unit is located on a driveway or hard surface area in the front t five fee from a private street curb, and five feet from side property lines, and may not intrude e sidewalks. 4. No permit is required for the temporary storage unit. The city may require information pertaining to the dates upon which the temporary storage unit was placed on a property and when it will be removed if concerns are raised over the duration of time during which the storage unit is located on the property. (10) Radiation and electrical emissions. No activity shall be permitted that emits dangerous radioactivity beyond enclosed areas. There shall be no electrical disturbance adversely affecting the operations at any point of any equipment other than that of the creator of such disturbances. (e) Off-street parking requirements. (1) Purpose. The regulation of off-street parking spaces in these zoning regulations is intended to alleviate or prevent congestion of the public right-of-way and to promote the safety and general welfare of the public, by establishing minimum requirements for off-street parking of motor vehicles in accordance with the intensity of utilization of the various parcels of land or structures. (2) Application of off-street parking regulations. The regulations and requirements set forth herein shall apply to all Off-street parking facilities in all of the zoning districts of the city. (3) Site plan drawing necessary. All applications for a building or an occupancy permit in all zoning districts shall be accompanied by a site plan drawn to scale and dimensioned indicating the location of off-street parking and loading spaces in compliance with the requirements set forth in this section. (4) General provisions. a. Floor area. The term "floor area" for the purpose of calculating the number of off-street Parking spaces required shall be determined on the basis of the exterior floor area dimensions of the buildings, structure or use times the number of floors, minus ten percent except as may be hereinafter modified. b. Reduction of existing Off-street parking space or lot area. Off-street parking spaces and loading spaces or lot area existing upon the effective date of this Code shall not be reduced in number or size unless said number or size exceeds the requirements set forth herein for a similar new use. C' Nonconforming structures. Should a nonconforming structure or use be damaged or destroyed by fire, it may be re-established if elsewhere permitted in these zoning regulations, except that in doing so, any off-street parking or loading space which existed before shall be retained. d. Change of use or occupancy of land. No change of use or occupancy of land already dedicated to a parking area, parking spaces, or loading spaces shall reduce the area if I PLANNING CASE. REPORT City of New Hope Meeting Date: February 7, 2017 Report Date: February 3, 2017 Planning Case: 17-03 Petitioner: City of New Hope Planning Request: Food Trucks I. Request The city adopted a food truck ordinance in 2014, with the expectation that it would be reviewed and amended in the future, as mobile food units began operating within the city and changes were deemed necessary. The ordinance addresses food safety, allowable locations, hours of operation, upkeep, and parking. The registration allows mobile food units to operate within the city for up to 21 days in one location. The City Manager can grant an exception, allowing mobile food units to operate for more than 21 days. Concerns that have arisen since the ordinance was adopted relate to the appearance of mobile food units and instances where mobile food units have remained stationary for long periods of time. Some mobile food units are parked in the same location for months at a time, becoming somewhat permanent structures. The draft ordinance addresses mobile food units remaining stationary for long periods of time by restricting overnight parking between the hours of 12:00 a.m. and 6:00 a.m. The current ordinance restricts mobile food units from operating between the hours of 1.0:00 p.m. and 8:00 a.m. Mobile food units that do not meet appearance standards outlined within the ordinance will continue to be addressed by limiting registrations to 21 days. Mobile food units wishing to operate more than 21 days per year will be required to submit additional applications for each registration, with a maximum of four per year (84 total days) at one location. The additional registrations could be approved at the discretion of the city if the mobile food unit meets the additional standards outlined in Section 8- 16(d)(14) of the City Code. Mobile food units would have the option of operating at other locations, for a maximum of 84 days per parcel. The price per registration would be increased from $50 to $100 when the 2018 fee schedule is adopted. II. Recommendation The Codes and Standards Committee was in favor of amending the City Code to restrict overnight parking and the number of days mobile food units can operate within the city at one location. The Codes and Standards Committee also recommended increasing the fee per registration from $50 to $100. This price increase is reasonable and more closely reflects actual costs incurred by the city. Staff recommends approval of the proposed text amendment. Planning Case Report 17-03 Page 1 2/7/17 Attachments • Ordinance 17-04 * Excerpt from City Code on registration of solicitors, peddlers, hawkers, and transient merchants. (Section 8-6) Planning Case Report 17-03 Page 2 27/17 ORDINANCE NO. 17-04 AN ORDINANCE AMENDING SECTION 8-6 OF THE NEW HOPE CITY CODE RELATED TO MOBILE FOOD UNIT REQUIREMENTS THE CITY COUNCIL OF THE CITY OF NEW HOPE ORDAINS: Section 1. Section 8-6(d), Form of registration, is hereby amended to repeal the strikeouts and add the following underlined text: (14) Mobile food units are required to meet the following additional standards: a. Mobile food units must be licensed by the Minnesota Department of Health and must adhere to state regulations for food trucks as provided in the Minnesota Food Code, Minnesota Rules part 4626.1860, Mobile food establishments; seasonal temporary food stands; seasonal permanent food stands. Evidence of the state license must be provided to the city as part of the local license application. b. Mobile food unit operations are permitted in the CB, LB, and I districts, and on commercial or mixed use sites in R -B and R -O districts. Mobile food units may operate in residential districts, public parks, school sites, church sites, or in conjunction with a block party or special event where a temporary use permit has been obtained per section 4-3(h) of this Code and subject to the conditions of this section. Ice cream truck vendors may operate in all zoning districts, but must adhere to the described hours of operation. c. Mobile food units must be located on private property, and the applicant must provide written consent from the property owner. Ice cream trucks are allowed to operate within the public right-of-way in residential districts. Mobile food units may be located in a public park or within the public right-of-way in residential districts with approval from the city. d. Mobile food units shall not be located within 100 feet of the main entrance of any other permanent food establishment on a separate lot. The setback shall be measured from the vehicle to the main entrance of the building. e. Mobile food unit operations are not permitted between the hours of 10:00 p.m. and 8:00 a.m. except by approval from the city. Mobile food units shall not be parked in the approved mobile food unit site between the hours of 12:00 a.m. midniaht and 6:00 a.m. except by awroval from the city. f. Mobile food unit sites shall be kept in a neat and orderly manner, and shall adhere to the following site requirements: 1. Trash and/or recycling collection and cleanup must be provided. 2. Mobile food units must provide independent power supply which is screened from view. Generators are permitted. 3. Mobile food units shall be located on an asphalt or concrete surface. 4. Mobile food units must close during adverse weather conditions when shelter is not provided. Page 1 5. Mobile food units may not occupy parking spaces where the remaining parking will not meet minimum standards required by section 4-3(e) of this Code. g. Ice cream truck vendors are required to undergo a criminal background check prior to operating in the community at the cost of the applicant -vendor. h. If mobile food unit sites are found to be in noncompliance with any conditions as provided in this section, the city reserves the right to revoke the mobile food unit transient merchant license. Section 2. Section 8-6(f), Registration requirements, is hereby amended to repeal the strikeouts and add the following underlined text: (1) Duration. Each registration shall be valid only for the period specified therein, and no registration may extend beyond December 31 of the year in which it is granted. Mobile food units may operate for no more than 21 days in one location by 4 -per re 'stration. Up to three additional registrations can be granted per year for each individual location j1p to a maximum of four registrations per year per location at the discretion of the City Manager. Section 3. Effective Date. This ordinance shall be effective upon passage and publication. APPROVED by the New Hope City Council this day of Kathi Hemken, Mayor ATTEST: Valerie Leone, City Clerk 2017. Page 2 Sec. 8-6. - Registration of solicitors, peddlers, hawkers, and transient merchants. (a) Registration required. Subject to the nuisance provisions of subsection (b) of this section, it is unlawful to engage in the business of solicitor, peddler, hawker or transient merchant in the city without first registering the intent to do so as required by this section, unless exempt from the registration requirements per subsection (e) of this section. In addition, no person may conduct business as a transient merchant within the city limits without first having obtained the appropriate license from the county as required by Minn. Stat. ch. 329, as amended. (b) Nuisance. The following practices are hereby deemed a nuisance and shall be unlawful: (1) Entering upon private property in the city by solicitors, peddlers, hawkers, or transient merchants, not having been requested or invited so to do by the owner or owners, occupant or occupants of said private property for the purpose of soliciting orders for the sale of goods, wares and merchandise, and/or for the purpose of selling, disposing of and/or peddling or hawking the same is declared to be a nuisance if, at .the time of such sale or solicitation, a sign is conspicuously posted by the occupant prohibiting selling, solicitation or peddling on the premises, and if the sign is on the front door, or within one foot of the front door, and plainly visible to a person attempting to knock or ring at the front door, or otherwise attempting to gain the attention of any occupant of the premises; or (2) Entering upon private property not so posted by a solicitor, peddler, hawker or transient merchant for the purposes stated in subsection 8-6(b)(1) without first registering his or her intention to do so with the city clerk pursuant to this section. (c) Definitions. For purposes of this section, the terms defined in this subsection have the meanings given them. Mobile food unit means a food and beverage service establishment that is a vehicle mounted unit in which food is stored, cooked, and prepared for direct sale to the consumer, either: (1) Motorized or trailered, operating no more than 21 days annually at any one place, or operating more than 21 days annually at any one place with the approval of the regulatory authority as defined in Minnesota Rules, part 4626.0020, subpart 70; or (2) Operated in conjunction with a permanent business licensed under Minn. Stat. ch. 157 at the site of the permanent business by the same individual or company, and readily movable, without disassembling, for transport to another location. (3) The following are also considered mobile food units for the purpose of this section: a. Food cart: A food and beverage service establishment that is a non -motorized vehicle self- propelled by the operator. b. /ce cream truck. A motor vehicle utilized as the point of retail sales of pre -wrapped or prepackaged ice cream, frozen yogurt, frozen custard, flavored frozen water or similar frozen dessert products. Peddler means a person who goes from house to house, door to door, business to business, street to street, or any other type of place to place for the purpose of offering for sale, selling or attempting to sell, and delivering immediately upon sale the goods, wares, products, merchandise, or other personal property that the person is carrying or transporting; the term does not include vendors of milk, bakery products or groceries who distribute their products to regular customers on established routes. The term "peddler" shall mean the same as the term "hawker." Person means any person, individual, co -partnership, limited liability company and corporation, both as principal and agent, who engage in, do, or transact any temporary and transient business in the state or city regulated by this section. Solicitor means a person who goes from house to house, door to door, business to business, street to street, or any other type of place to place for the purpose of obtaining or attempting to obtain orders for the sale of goods, wares, or merchandise including magazines, books, periodicals, other personal property or services of which they may be carrying or transporting samples, or that may be described in a catalog or by other means, and for which delivery or performance shall occur at a later time, The absence of samples or catalogs shall not remove a person from the scope of these provisions if the actual purpose of the person's activity is to obtain or attempt to obtain orders as discussed above. The term "solicitor" shall mean the same as the term "canvasser." Transient merchant means a person, whether as owner, agent, consignee, or employee who engages in a temporary business out of a vehicle, trailer, box car, tent, other portable shelter, store front, or from a parking lot for the purpose of displaying for sale, selling or attempting to sell, and delivering goods, wares, products, merchandise or other personal property and who does not remain or intend to remain in any one location, including mobile food units. (d) Form of registration. A written registration under this section must be filed with the city clerk on a form provided by the city. The registration form must contain the following information. (1) Applicant's full legal name and other names under which the applicant conducts business or to which the applicant officially answers; (2) Physical description of the applicant (hair color, eye color, height, weight, distinguishing marks or features); (3) Complete permanent home and local address of the applicant; and in the case of transient merchants, the local address from which proposed sales will be made with a letter of signed permission from the property owner; (4) Applicant's phone number(s), (5) A brief description of the nature of the business and the goods to be sold or services to be provided; (6) The name, address, and phone number of the employer, principal, or supplier of the applicant, together with credentials establishing the exact relationship; (7) The dates during which the applicant intends to conduct business in the city; (8) The supply source of the goods, or property prepared to be sold, or orders taken for the sale thereof, the location of such goods or products at the time of the application, and the proposed method of delivery; (9) A statement as to whether or not the applicant has been convicted of any crime or violation of any municipal ordinance other than traffic violations, the nature of the offense, and the punishment or penalty assessed therefor; (10) The names of up to three other municipalities where the applicant conducted similar business immediately preceding the date of the current application and the addresses from which such business was conducted within those municipalities; (11) The applicant's driver's license number or other acceptable state -issued identification (a photo copy of which shall be attached to the registration); (12) The license plate number(s) and description of the vehicle(s) to be used in conjunction with the licensed business, if applicable; (13) Proof of county license (applicable to transient merchants only); (14) Mobile food units are required to meet the following additional standards: a. Mobile food units must be licensed by the Minnesota Department of Health and must adhere to state regulations for food trucks as provided in the Minnesota Food Code, Minnesota Rules part 4626.1860, Mobile food establishments; seasonal temporary food stands; seasonal permanent food stands. Evidence of the state license must be provided to the city as part of the local license application. b. Mobile food unit operations are permitted in the CB, LB, and i districts, and on commercial or mixed use sites in R -B and R -O districts. Mobile food units may operate in residential districts, public parks, school sites, church sites, or in conjunction with a block party or special event where a temporary use permit has been obtained per section 4-3(h) of this Code and subject to the conditions of this section. Ice cream truck vendors may operate in all zoning districts, but must adhere to the described hours of operation. C. Mobile food units must be located on private property, and the applicant must provide written consent from the property owner. Ice cream trucks are allowed to operate within the public right-of-way in residential districts. Mobile food units may be located in a public park or within the public right-of-way in residential districts with approval from the city. d. Mobile food units shall not be located within 100 feet of the main entrance of any other permanent food establishment on a separate lot. The setback shall be measured from the vehicle to the main entrance of the building. e. Mobile food unit operations are not permitted between the hours of 10:00 p.m. and 8:00 a.m. except by approval from the city, f. Mobile food unit sites shall be kept in a neat and orderly manner, and shall adhere to the following site requirements: 1. Trash and/or recycling collection and cleanup must be provided. 2. Mobile food units must provide independent power supply which is screened from view. Generators are permitted. 3. Mobile food units shall be located on an asphalt or concrete surface. 4. Mobile food units must close during adverse weather conditions when shelter is not provided. 5. Mobile food units may not occupy parking spaces where the remaining parking will not meet minimum standards required by section 4-3(e) of this Code. g. Ice cream truck vendors are required to undergo a criminal background check prior to operating in the community at the cost of the applicant -vendor. h. If mobile food unit sites are found to be in noncompliance with any conditions as provided in this section, the city reserves the right to revoke the mobile food unit transient merchant license. (e) Exemptions. Exemptions from this section shall not excuse any person from complying with any other applicable statutory provision or local city code. (1) General exemption. For the purpose of the requirements of this section, the terms "peddler, solicitor, and transient merchant" shall not apply to and shall not include the following: a. Sale of personal property at wholesale to dealers in such articles; b. The sale of papers or newspaper subscriptions; C. Calling upon residents in connection with a regular route service for the sale and delivery of perishable daily necessities of life such as food, bakery products and dairy products. This section shall also not apply to any person who makes initial contacts with other people for the purpose of establishing or trying to establish a regular customer delivery route; d. Calling upon residents at the request of said residents; e. A sale required by statute, by order of any court or a bona fide auction sale pursuant to law; f. Sales commonly known as garage sales, rummage sales, or estate sales as well as those persons participating in an organized, multi -person bazaar, flea market or farmers market; g. A person issued an invitation by the owner or legal occupant of a residential premises shall be exempt from the definitions of peddlers, solicitors, and transient merchants. (2) Nonprofit organizations and free expression exemption. Any organization, society, association, or corporation with a nonprofit status approved by the state or federal government desiring to solicit or to have solicited in its name money, donations of money or property, or financial assistance of any kind or desiring to sell or distribute any item of literature or merchandise for which a fee is charged or solicited from persons other than members of such organizations for a charitable, religious, patriotic, or philanthropic purpose by going from house to house, door to door, business to business, street to street, or other type of place to place, or when such activity is for the purpose of exercising that person's state or federal constitutional rights relating to the free exercise of religion or speech, is exempt from the registration requirements and fee of subsections (b) and (g) of this section, provided there is a limited registration filed in writing on a form to be provided by the city clerk which contains the following information: a. Organization's name and specific cause for which exemption is sought; b. Names and addresses of the officers and directors of the organization; c. Period during which solicitation is to be conducted; d. Whether or not any commission, fee, wages, or any form of compensation are to be expended in connection with such solicitation and the amount thereof; and e. Names and addresses of all persons involved in canvassing efforts. persons exercising constitutional rights may lose their exemption from registration and payment of fee if the person's exercise of constitutional rights is merely incidental to a commercial activity. Professional fund raisers working on behalf of an otherwise exempt person or group shall not be exempt from the registration requirements or fee of subsections (b) and (g) of this section. (3) Farm produce, horticultural. The outdoor sale of seasonal farm produce at a temporary sales site shall be regulated by section 8-31 of this Code. Registration under subsection (a) of this section shall not be required for any other type of farm produce sale for any product grown, produced, cultivated, or raised on any farm. For the purposes of this section, "product" shall also mean any horticultural product grown, produced or cultivated and/or sold by any person in this state. Persons exempt under this section and not subject to section 8-31 shall register with the city as required by subsection (e)(2) of this section. (4) Fireworks. The sale of fireworks shall be regulated by section 8-44 of this Code and shall be exempt from the requirements of this section. (5) Mobile food units associated with city -sponsored events or nonprofit events not to exceed seven days where a temporary use permit has been obtained per section 4-3(h) are not required to obtain a transient merchant permit for the duration of the event. Mobile food units participating in these events must comply with all other standards in this section. (6) Mobile food units associated with the farmers market may be exempt from transient merchant licensure at the city's discretion. All mobile food units operating at these sites must comply with all other standards in this section. (f) Registration requirements. (1) Duration. Each registration shall be valid only for the period specified therein, and no registration may extend beyond December 31 of the year in which it is granted. Mobile food units may operate for more than 21 days in one location for a duration approved by the city. (2) Registration nontransferable. No registration is transferable from one person to another. Each person involved in any activity regulated by this section shall be separately registered even though associated with an organization registered hereunder. (3) Identification. Every person registered must wear some type of identification conspicuously showing their name and the organization for which they are working. (g) Registration fee. At the time of registration, a registration fee set out in subsection 14-8(4) of this Code must be paid to the city clerk. (h) Prohibited activities. (1) Loud noises and speaking devices. A person registered under this section may not shout, cry out, blow a horn, ring a bell, or use any sound amplifying device upon any of the streets, alleys, parks, or other public places of the city or upon private premises where sound of sufficient volume is emitted or produced there from to be capable of being plainly heard upon the streets, alleys, parks, or other public places, for the purpose of attracting attention to any goods, wares, or merchandise which such person proposes to sell. Ice cream trucks traveling through a residential district may have outdoor music or noise -making devices to announce their presence. (2) Use of streets. A person regulated under this section does not have an exclusive right to any location in the public streets, nor is such person permitted a permanent stationary location thereon. A person regulated under this section may not operate in a congested area where such operation might impede or inconvenience the public use of streets. (3) Private property. Registration under this section does not permit a person to conduct the activity on private property without the ongoing permission of the property owner or the property owner's authorized agent. Mobile food units shall not be located within 100 feet from the main entrance of any other permanent food establishment on a separate lbt. (4) Practices prohibited. No peddler, solicitor or transient merchant shall conduct business in any of the following manners: a. Obstructing the free flow of either vehicular or pedestrian traffic on any street, alley, sidewalk, or other public right-of-way; b. Creating a direct threat to the health, safety, or welfare of any individual or the general public; c. Entering upon any residential premises for the purpose of carrying on the registrant's trade or business between the hours of 8:00 p.m. and 9:00 a.m, of the following day, unless such person has been expressly invited to do so by the property owner or occupant thereof; d. Harassing, intimidating, abusing, or threatening a person, continuing to offer merchandise for sale to any person after being told not to do so by that person, or failing or refusing to leave the premises of the resident occupant after being told to do so by the resident occupant. (i) Penalty. Violation of any provision of this section shall be a petty misdemeanor, punishable by a fine of up to $300.00. (Ord. No. 15-01, §§ 1, 2, 2-9-2015) CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, MINNESOTA 55428 PLANNING COMMISSION MINUTES October 4, 2016 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 Schmidt called the meeting to order at 7:00 p.m. ROLL CALL Present: Steve Svendsen, Bill Smith, Christopher Hanson, Jim Brinkman, Tom Schmidt, Roger Landy Absent: Christopher McKenzie, Greg Gehring, Scott Clark Also Present: Jeff Sargent, Director of Community Development; Jeff Alger, Community Development Assistant; Stacy Woods, Assistant City Attorney; Bob Kirmis, Planning Consultant; Kaeley Cazin, Recording Secretary NEW BUSINESS None PUBLIC HEARING Planning Case 16-13 Item 4.1 Chair Schmidt introduced Item 4.1, request for Conditional Use Permit (CUP) to allow for expansion of outdoor storage area for semi-trailer parking at 5000 – Winnetka Avenue North, Allen Group, LLC, petitioner. Mr. Jeff Alger, Community Development Assistant, gave background on the planning case. The building is currently occupied by three tenants, including Allen Interchange, Minnesota Computer, and Millwood Inc./CHEP. Millwood Inc./CHEP occupies the easterly 88,000- square feet of the building where they produce packaging materials, including pallets and skids. The company wishes to expand the semi- trailer storage area on the site in order to better accommodate their business operations. The applicant is requesting to add 13 semi-trailer parking stalls on the south side of the building, resulting in a total of 57 stalls, and requiring a CUP. Alger added that the city approved the existing outdoor storage, consisting of 44 semi-trailer stalls, as an administrative use in 2003. Next, Alger reviewed the zoning analysis. He reviewed landscaping and screening, fencing, surfacing, setbacks, parking and loading, fire lane, hazardous materials, refuse and upkeep, snow removal, lighting, and noise complaints, finding that they all comply with City Code. However, Alger noted that the applicant must provide a description of potential outdoor activities during the hours of 10:00 p.m. and 7:00 a.m. to understand the potential for future noise complaints and identify potential mitigation steps. He also added that the barrier gate at the northeast corner needs to be reinstalled to prevent semi-trailers from traveling along the north drive aisle, further assisting in limiting noise levels. 2 Planning Commission Meeting October 4, 2016 Alger indicated that the trailers stored along the south side of the building would be backing toward the building. He stated that staff recommends a continuous concrete curb be located six feet from the building and/or protective bollards to prevent the overhang of the trailers from reaching the building or equipment. Alger also noted that the site plan shows the addition of bollards to protect the transformer, gas meters, fire hydrant, and fire connection. Alger added the Comprehensive Plan supports the continued industrial use of the site and reinvestment with industrial businesses in the planning district. It encourages the promotion and enhancement of industrial land uses within the planning district in a manner that compatibly relates to the surrounding residential areas. Alger concluded that staff recommends approval of the conditional use permit with outlined conditions. When Chair Schmidt questioned whether any of the Commissioners had any questions for staff or the applicant, Commissioner Smith asked Jeff Alger what kind of bollards will be used. Alger noted that the details have been requested. Commissioner Brinkman then inquired if the request will affect parking for the other tenants of the building. Alger responded that there is ample parking. Mr. Jef Free, Steiner Development, Inc., 3610 – County Road 101, Wayzata, MN, was present on behalf of the applicant, Allen Group LLC. Free went on to note that the applicant acquired the property within the last couple years, whom then awarded the management agreement to Steiner Development, Inc. Free added that since the acquisition, they have been working with the building tenants and residents to address known issues. He also commented that their goal is to have a “best in class” building that complies with all codes/ordinances, and to be a good neighbor while creating value for the owner. Chair Schmidt inquired if anyone in the audience would like to address the Planning Commission. John Parkin, 7631 – Angeline Drive, New Hope, MN, expressed his concern with water drainage. He added that water is not draining to the pond, but is instead pooling up in his backyard. Chair Schmidt noted that the current planning request meets the city’s surfacing requirement. Director Sargent added there may be some maintenance issues that need to be looked at, which would be conditions of the water management system. He also noted that engineering staff looked at this specific project and is requiring the applicant to mitigate the amount of greenspace that will be replaced by hard surface. In addition, Sargent stated that it is city code and state statute that the water runoff doesn’t leave the property in an excess rate than it did before the improvements. 3 Planning Commission Meeting October 4, 2016 Carol Adams, 5200 – Oregon Avenue N, New Hope, MN, is concerned with the back-up beeping of the semi-trailers. Jef Free responded that they are in the process of determining what operations occur during 10:00 p.m. and 7:00 a.m., and what alternative possibilities there might be (in lieu of the beeping). Being that there was no one else in the audience, Chair Schmidt asked for a motion to close the Public Hearing. Motion by Commissioner Landy, seconded by Commissioner Svendsen, to close the public hearing. All present voted in favor. Motion carried. Commissioner Landy encouraged the neighboring property owners to reach out to the applicant and discuss any issues that may arise. Commissioner Svendsen then added that anyone with concerns should also attend the City Council Meetings. Motion Item 4.1 Motion by Commissioner Svendsen, seconded by Commissioner Brinkman, to approve Planning Case 16-13, request for a CUP to allow for expansion of outdoor storage area for semi -trailer parking at 5000 – Winnetka Avenue N, with the following conditions: 1. All semi-trailers shall be stored in designated outdoor storage areas as delineated on the approved site plan. 2. All semi-trailers located upon the site shall be secured (locked) during non-business hours. 3. Outdoor storage materials shall be limited to semi-trailers which serve as an accessory to the principal use of the subject property. 4. The expanded outdoor storage areas shall be paved and perimeter curbing must be provided. Said curbing shall be located six feet from the building to prevent the trailer overhang from hitting the building along all new trailer storage spaces. The applicant shall provide a detailed plan of the continuous concrete curbing, design, location, and ground cover treatment between the building and curb line. 5. The expanded outdoor storage areas shall be surfaced with concrete or bituminous material. Such surfacing material shall be determined by the City Engineer to be suitable to accommodate the weight loads of semi-trailers. 6. The applicant shall provide a plan detail of the proposed bollard design, number, and location for city approval. 7. The City Engineer’s comments and recommendations from September 15, 2016, related to grading and drainage issues shall be met. 4 Planning Commission Meeting October 4, 2016 8. If refuse is to be stored outdoors, the site plan shall be modified to illustrate dumpster locations abutting to the building. If refuse is to be stored indoors, such a notation shall be made on the site plan. 9. If any new freestanding or wall-mounted light fixtures are proposed, a photometric lighting plan shall be submitted which demonstrates compliance with city requirements. 10. All “No Parking Fire Lane” signs shall be spaced no more than 50 feet apart throughout the site and shall be illustrated on the site plan. 11. Signage shall comply with the city Sign Code and comprehensive sign plan for the building. Permits shall be obtained for each individual sign. 12. The applicant must provide a description of outdoor activities between the hours of 10:00 p.m. and 7:00 a.m. 13. Hazardous materials, as defined by City Code, shall not be stored within the proposed outdoor storage area. 14. The barrier gate arm at northeast drive aisle shall be reinstalled to prevent truck traffic from circulating along north drive aisle. Voting in favor: Svendsen, Smith, Hanson, Brinkman, Schmidt, Landy Voting against: None Absent: McKenzie, Clark, Gehring Motion approved 6-0 COMMITTEE REPORTS Design and Review Committee Item 5.1 Director Sargent stated that he expects there will be a Design & Review Committee meeting on October 13, 2016, but no applications have been received yet. Codes and Standards Committee Item 5.2 Chair Schmidt stated the next Codes & Standards Committee has not yet been scheduled. Director Sargent commented that there are a few items being looked at, but nothing extensive enough for a meeting. NEW BUSINESS Item 6.1 None OLD BUSINESS Approval of Minutes Item 7.1 Motion by Commissioner Svendsen, seconded by Commissioner Landy, to approve the Planning Commission minutes of August 3, 2016. All present voted in favor. Motion carried. ANNOUNCEMENTS None 5 Planning Commission Meeting October 4, 2016 ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:40 p.m. Respectfully submitted, Kaeley Cazin, Recording Secretary