PL 02/04/03PLANNING COMMISSION_ MEETING
City Hall, 4401 Xylon Avenue North
Tuesday, February 4, 2003
7:00 p.m.
2.
3.
4.
5.
CALL TO ORDER
OATH OF OFFICE
ROLL CALL
CONSENT BUSINESS
PUBLIC HEARING
· 5.1 Case O3-01
Request for Concept/Development Stage Planned Unit
Development, 7550 and 7600 49t~ Avenue North, New Hope
LLC/Navarre Corporation, Petitioner
6. COMMITTEE REPORTS
6.1
6.2
Report of Design & Review Committee - February 13, 8 a.m. (if needed)
Report of Codes & Standards Committee - February meeting to be scheduled
7. OLD BUSINESS
7.1 Miscellaneous Issues
· Council Action on January Planning Cases - None carried forward
7.2 City Center Task Force - First meeting on January 30
8. NEW BUSINESS
8.1 Review/Approval of Planning Commission Minutes of January 7, 2003
8.2 Review of City Council Minutes of December 9, 2002, and January 13, 2003
8.3 Review of EDA Minutes of December 9, 2002
8.4 Planning Commission workshops:
· February 11 - Tax Increment Financing with Jim Casserly, Krass Monroe
· March 11 or 18 - Storm Water Management Issues with City Engineer
ANNOUNCEMENTS
ADJOURNMENT
· Petitioners are required to be in attendance
Planning Commission 'Guidelines for Public Input
The Planning Commission is an advisory body, created to advise the City Council on land use. Tt
Planning Commission will recommend Council approval or denial of a land use proposal based upon the
Planning Commission's determination of whether the proposed use is permitted under the Zoning Code
and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the
surrounding neighborhood.
The Planning Commission holds informal public hearings on land use proposals to enable you to learn,
first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your
questions and comments become part of the record and will be used by the Council, along with the
Planning Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and questions, the Planning Commission
will utilize the following procedure:
1. The Planning Commission Chair will introduce the proposal.
2. City staff will outline the proposal and staff's recommendations and answer any questions from the
Planning Commission.
3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer
questions from the Planning Commission.
4. The Chair will open the public hearing, asking first for those who wish to speak to so indicate by
raising their hands. The Chair may set a time limit for individual questions/comments if a large
number of persons have indicated a desire to speak. Spokespersons for groups will have a longer
period of time for questions/comments.
5. When recognized by the Chair, the person wishing to speak is asked to come forward and to give
their full name and address clearly. Remember, your queStions/comments are for the record.
6. Direct your questions/comments to the Chair. The Chair will determine who will answer your
questions.
7. No one will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new information, not rebuttal.
8. At the close of the public hearing, the Planning Commission will discuss the proposal and take
appropriate action.
Al If the Planning' Commission recommends that the City Council approve or deny a request, the
planning case will be placed on the City Council agenda for the next regular meeting. Usually this
meeting is within one to two weeks of the Planning Commission meeting.
B. If the Planning Commission tables the request, the petitioner will be asked to return for the next
Commission meeting.
Planning Case:
Petitioner:
Address:
Request:
PLANNING CASE REPORT
City of New Hope
Meeting Date: February 4, 2003
Report Date: January 31, 2003
03-01
New Hope LLC - Navarre Corporation
7550 and 7600 49~ Avenue North and Outlot A
Concept/Development Stage Planned Unit Development
I. Request
The petitioner is requesting concept/development stage planned unit development approval to allow
construction of a 111,000 square foot office/warehouse building, links constructed between the
buildings over the property line. The applicant has also applied and paid fees to process a preliminary
plat to combine three parcels into one, however, the appropriate preliminary plat has not been
submitted so the request is being deleted from this report and will be processed through the
Commission and Council in the future. Any PUD approval will be subject to the condition of approval of
a preliminary and final plat in the future.
II. Zoning Code References
Section 4-34
Property Specifications
Zoning:
Location:
Adjacent Land Uses:
Site Area:
Building Area:
Administration - PUD, Planned Unit Development
Lot Area Ratios:
Planning District:
III.
I, Industrial
On the north side of 49th Avenue, east of Winnetka, where 49th intersects with
Quebec Avenue
Industrial properties to the north, east (existing Navarre building), and
southeast across 49th Avenue, R-4, Multiple Family (Wingate Apartments)
adjacent to the west, and R-l, Single Family Residential to the southwest
across 49th Avenue
5.69 acres (irregular L-shaped 638 feet by 459 feet)
103,200 square feet (210 feet by 480 feet plus 2 links) No existing building on
this property
Green 19.2%
Building 41.6% ..
Paved 39.2%
No. 5; The Comprehensive Plan indicates that Planning District #5 consists
primarily of industrial properties and the primary goal is to promote and
enhance the industrial land uses within that district in a manner that
compatibly relates to the surrounding residential areas. This will be
accomplished by promoting infill industrial development on the remaining
vacant industrial sites along 49th Avenue. The City will wOrk with existing
property owners and businesses to encourage the continued industrial uses
of the sites.
Planning Case Report 03-01 Page 1 1/31/03
Specific Information:
V=
The PUD consists of four pieces of land (two lots and one Outlot that will/m,-,~
be platted into one lot and one adjacent platted lot). Thus, the final stage PL _~
will have two lots with two buildings and "links" built between them, as well as
shared driveways, parking facilities and linked storm drainage systems and a
new NURP pond. The southern portions will be cut up to 12 feet and the
northern area will have some fill, since the neTM office/warehouse is at
approximately the same elevation as the existing one. This will have the effect
of depressing it below the existing apartments to the west and heady leveling
the lot.
IV. Background
Navarre Corporation has submitted an application for prelimina.ry plat, PUD/CUP, variance and utility
vacation for 5.69 acres of land located on the north side of 49 TM Avenue North. The site is currently
zoned I, Industrial. To the north and northwest of the site are industrial warehouses with a railroad spur
track and wetland areas. On the southwest side of the site is a three building apartment complex which
is zoned R-4, High Density Residential. To the southwest of the site are single family homes and
townhomes, zoned R-l, Single Family Residential. To the east and southeast are industrial warehouses
and railroad tracks, zoned I, Industrial.
The applicant is proposing to combine three parcels to accommodate the proposed development. The
combination of the parcels will result in a lot area of 247,675 square feet or 5.69 acres. The proposed
building area will include 114,200 square feet. The combination of parcels requires a PUD/CUP
application as well as preliminary plat review. According to Section 4.24 of the City Code, the purpose
of the PUD is to provide for the integration and coordination of land parcels, as well as the combination
or mixture of varying types of residential, commercial, and/or industrial land uses.
Navarre Corporation provides distribution and related services for music, CDs, videos, PC software, and
interactive games. The primary activity of distribution involves receipt of the product from
manufacturers, the sorting of the products for distribution to the retail outlets, the return receipt of
products from retailers, and the sorting for return to various manufacturers.
Much of this property was the Joe Jacobwith farm since early in the 20th century. The one-acre lot west
of the Jacobwith homesite was sold about 1964 and had a building constructed on it, used recently for a
trucking company. The lower ground at the north is 3+ acres and has never been developed. The
adjacent lot to the east was part of a plat developed around 1989 and had previous agricultural use and
an old 'Model Redi-Mix" concrete plant next to the railroad tracks, from 1962 until 1988. The Wingate
Apartments were built on the higher ground along 49~h Avenue, just west of this land, in 1964.
Petitioner's Comments
Petitioner's correspondence submitted on January 10 indicated that the approval of a replat would
combine several properties into a single parcel. The applicant would file the final plat with Hennepin
County, after city approval, and before the issuance of any building permit. The approval requested is
for a PUD and CUP for the construction of a 111,800 square foot office warehouse facility with two links
to the adjacent 7400 49~h Avenue property. The linkage of the adjacent properties will be pursuant to a
cross easement and maintenance agreement to be documented between the respective property
owners. The Cross Easement will address such matters as: construction of the improvements within the
setback areas; maintenance and removal of the improvements; and the shared parking access and
egress. The Cross Easement will exist so long as Navarre Corporation is a lessee of the two properties,
unless the then current owners agree to extend the life of the agreement. Before issuance of a building
permit, the Cross Easement will be filed with Hennepin County and the applicant shall provide proof of
the filing. The petitioners indicated the request should be granted due to the fact that Navarre
Corporation desires to consolidate and expand its base of operation within the City of New Hope
pursuant to the Contract for Pdvate Redevelopment by and between New Hope EDA and New Hope
Planning Case Report 03-01 Page 2 1/31/03
LLC. Navarre as a result of its expansion will increase employment in the city by approximately 100
people while preserving approximately 200 jobs.
Petitioner correspondence submitted on January 24 states "The proposed 5.7 acrs PUD is located on
the north side of 49th Avenue North at the junction of Quebec Avenue on a site currently zoned as I,
Industrial. Adjacent to the PUD the following uses are found: ..
· North and northwest side of site: Industrial warehouses with RR spur track and wetlands area.
· Southwest side of site: A three building apartment complex extending to Winnetka Ave.
· South and to the west of Quebec Avenue: Single family homes and townhomes.
· South and to the east of Quebec Avenue: Industrial warehouses, RI:{ tracks.
· East of the site: Industrial warehouses, RR tracks and the Municipal Ice Arena.
The design of the proposed improvements will match in style and complement the adjacent 7400 49th
Avenue office warehouse, which is currently occupied by Navarre Corporation. Navarre has rights to the
properties pursuant to a long-term (15 yr. plus renewal options) leases. The new office warehouse will
be connected by two removable links. The links will provide a.new central grand entry vestibule at the
front of the building along 49th and internal warehouse circulation links.
The new structure will have the appearance of a 27 feet high office building along 49th, matching the
7400 building height at the front, and will transition to a 37 feet high warehouse as shown on the
extedor rendering. The current site elevation will be dropped approximately 4 to 10 feet along the south
and westerly side of the property, shielding the parking and reducing the mass from the adjacent
residential uses to the west and southwest of the property. The rear of the site will be dropped an
additional two feet at the truck dock providing additional noise and visual protection from the residential
uses. A tiered retaining wall with landscape plantings and protective vehicular barriers is proposed at
the perimeter of the site. The landscaping and lighting along 49th and adjacent to the apartments will be
similar to the existing landscape design at the 7400 property. A sprinkler system will be provided in all
sod areas. At the northwesterly and north borders of the property, the landscaping will consist of native
grasses and ponds to minimize the environmental impact of the property. ~
Utilization and Maintenance:
Navarre provides distribution and related services for music (:::Ds, videos, PC software and interactive
games on disks to over 11,000 retail locations throughout North America. The primary activity of
distribution involves receipt of the product from manufacturers, the sorting of the products for
distribution to the retail outlets, the return receipt of products from retailers, and the sorting for return to
the various manufacturers. United Parcel Service provides the majority of the truck distribution services.
Navarre, under its leases, is required to maintain the properties in "a clean, safe, sanitary and first-class
condition and in compliance with all applicable laws, ordinances, rules and regulations." Navarre
regularly maintains the building, drive surfaces and landscape areas as evidenced by the currently
observable first class conditions on site after five years of operations at the 7400 site. Navarre intends
to continue its operation in this first class manner on the expansion site. The area between the buildings
will be paved. Garage doors will be provided in the northerly most link for maintenance, fire and safety
access.
Planning Case Report 03-01 Page 3 1/31/03
Parkinq Requirement Recap,
Use Description: Gross Sq. Feet Ratio 1 stall per Required Stalls
7400 49t' Ave.:
Office Area 18,476 300 62
Warehouse Area 67,416 1,500 " 45
Processing Area -0- 500 0
Total Required 107
Total Provided (on 109
site & easement areaI
Proposed Development:
Office Area 19,740 300 66
Warehouse Area 90,930 1,500 61
Processing Area ..... 0- 500 0
Total Required 127
Total Provided (on 128
site & easement area)
Combined Required 234
Totals:
Provided 237
Navarre is also interested in expanding the parking area at the front of the 7400 property by 28
additional stalls as shown on previous plans submitted to the City. To date, we have not been able
to come to agreement with the owner of the property to do so. In the event we are able to reach
agreement, we would like authorization to do so now, without resubmitting to New Hope's Planning
Commission and City Council for further approval.
Parkinq Utilization:
Navarre Employment # Tvr~ical # Peak Work Hours # Utilizinq
Jan - Oct - Dec Parkin_~ ~_
Sept 90% Peak
Visitors 4 - 8 4 - 8 8:00 am - 5:00 pm 7
Office 120 120 8:00 am - 5:00 pm 108
Warehouse - 1st shift 90 115 7:30 am - 4:00 pm 104
Total 218 243 7:30 am - 4:00 pm 219
Warehouse - 2na shift 45 65 4:15 pm - 12:45 59
am
Experience has shown that up to 90% of our employees drive to work. This percentage drops when
using seasonal employment during our peak periods. In addition, vacations, tra.v, el and sick absentees
will reduce the demand on parking. We feel comfortable that the parking identified on the plans will
meet our parking needs. If additional stalls are required, parking could be added along the northerly
drive.
Traffic, Dock Utilization & Hours:
Vehicular traffic arrives and departs via local streets. Entry to site parking is via two entries off 49th
Avenue as shown on the plans. Warehousing employees access the warehouse on the east/west sides
of the adjacent structures, directly from the employee parking areas. Office employees will access the
office at four entry points near the front of the building.
Planning Case Report 03-01 Page 4 1/31/03
Truck traffic arrives/departs via Quebec Avenue and 49"~ Avenue. A counter clockwise circulation on
site is currently planned. Ardving trucks will enter at the easterly most ddve, drop off materials at the
7400 docks, and either exit via the same point of entry or circle around the building on the north side to
pick up materials at the truck docks provided in the expansion building, and exit through the westerly
most drive.-Some trucks arriving for pickup only will enter at and depart from the westedy most drive off
49"~ Avenue.
Typical hours of operation for truck deliveries and departures are Monday through Friday, from 7:30 am
to 7 pm. Idling of the trucks is not required, since no refrigeration is involved.
Utilization Upon termination of Navarre Lease:
Upon termination of Navarre's lease in either of the properties, the linkage structures will be removed,
and the parking cross access will be separated, unless the respective owners agree to a continuation of
the linkage subject to specific agreements. The fire lane in the rear and the storm drainage between the
buildings will remain.- -
Mana.qement Durinq Construction:
· Demolition of current improvements at 7600 49"' Avenue. Plans have not been prepared for the
demolition of the 7600 property due to lack of access to survey the property. The property is
currently under adverse ownership, which is being dealt with by the New Hope EDA's eminent
domain authority. Our phase I environmental report, dated September 5, 2002, does not specifically
identify any on-site contaminants. In the event contaminants are found, they will be dealt with in
compliance with MPCA standards.
· Hours of Construction and Hauling. Construction is scheduled to begin during April 2003 with
substantial completion of the building shell and warehouse by September 2003 and completion of
office intedor improvements by November of 2003. Our general contractor will be required to limit
the normal hours of construction to 7 am through 5 pm.
Approximately 25-30,000 cubic yards of excess matedal will be removed frorr~-the site during the
month of April 2003. The hauler, will be directed to use 49"~ Avenue to Winnetka Avenue to Bass
Lake Road for truck access and egress from the site. We will also require the hauler or our general
contractor to provide dust control on and off the site. Such control shall include the use of chemical
suppressants, street washing and sweeping equipment on a daily basis.
· Temporary parking during construction: Temporary parking for employees is planned to be provided
at the nearby Municipal Ice Arena. Mr. Corbett, New Hope's Recreation Facilities Manager, has
provided verbal agreement to our request, and he has indicated our use will not impede or interfere
with the operation of the arena.
Description of Request:
The approval of a replat of the properties, identified on Schedule A, into a single parcel. Applicant shall
file the final plat, as approved by the City of New Hope, with Hennepin County before the issuance of
any building permit. Replat documents will be filed with the City during the week of January 27, 2003,
for routine consideration by the City during its March meetings.
The approval of a Planned Unit Development and Conditional Use Permit for the construction of a
110,670 square foot office warehouse plus two links to the adjacent 7400 49~h Avenue property.
The linkage of the adjacent properties will be pursuant to a written agreement between Navarre
Corporation and Cambridge Apartments, Inc (the owner of 7400 49th Avenue). The agreement will
address such matters as: construction of the improvements within the setback areas; maintenance and
removal of the improvements; fire access roadway along the northerly end of the two properties,
drainage control along the adjoining property line between the two buildings, parking and internal traffic
Planning Case Report 03-O1 Page 5 1/31/03
management. The agreement will be in place for as long as Navarre Corporation is a tenant of the ~-~
properties, unless the then current owners agree to extend the life of the agreement.
The details of the new office warehouse; including compliance with parking and green area
requirements are included in the Narrative Description and on the plans submitted herewith.
Variances Requested:
The following variances are requested:
1. Allowance for the location of drives less than 40 feet apart. The westerly drive is approximately 25
feet from the apartment complexes easterly most drive.
2. Construction in setback areas. Allow for the linkage of the new building with the 7400 building as
shown on plans.
3. Curb and Gutter. Allow for no curb and gutter on the drive north side of the buildings. A swale will be
created in the pavement design to control the small amount of runoff toward storm water collection
facilities on the respective properties.
Why should request be granted:
Navarre Corporation desires to consolidate and expand its base of operation within the City of New
Hope pursuant to the Contract for Private Redevelopment by and between New Hope Economic
Development Authority and New Hope LLC. Navarre as a result of its expansion will increase
employment in the City by approximately 100 people while preserving approximately 200 jobs."
VI, Notification
Property owners Within 350 feet of the property were notified and the only contact staff received about the
proposal was from Cambridge Properties, which owns the property on which the current Navarre building
is located.
VII. Development Analysis ~
A. Zoninq Code Criteria
Administration - PUD, Planned Unit Development - Excerpts from the PUD portion of the Zoning
Code which are applicable to this request are as follows:
(a) Purpose and Intent.
The purpose of this section of the Zoning Code is to provide for the grouping of lots or buildings for
development as an integrated, coordinated unit as opposed to traditional parcel-by-parcel,
piecemeal, sporadic and unplanned approach to development.
This section is intended to introduce flexibility of site design and architecture for the conservation of
land and open space through clustering of lots, buildings and activities, which promote the goals
outlined in the Comprehensive Plan or serve another public purpose. It is further intended that
Planned Unit Developments are to be characterized by central management, integrated planning
and architecture, joint and common use and maintenance of parking, open ~3ace and other similar
facilities, and harmonious selection and efficient distribution of uses. The PUD process, by allowing
deviation from the strict provisions of this Code related to setbacks, heights, lot area, width and
depth, yards, etc., by either conditional use permit or rezoning to a PUD District, is intended to
encourage:
1) A development pattern in harmony with the objectives of the Comprehensive Plan. (PUD is not
intended as a means to vary applicable planning and zoning principles.)
Planning Case Report 03-01 Page 6 1/31/03
2) Innovations in development to the end that the growing demands for all styles of economic
expansion may be met by greater variety in type, design, and siting of structures and by the
conservation and more efficient use of land in such developments.
3) The preservation and enhancement of desirable site characteristics such as existing vegetation,
natural topography and geologic features and the prevention of soil erosion.
4) A creative use of land and related physical development which allows a phased and orderly
transition of varying land uses in close proximity to each other.
5) An efficient use of land resulting in smaller networks of utilities and streets thereby lowering
development costs and public investments.
6) Promotion of a desirable and creative environment that might be prevented through the strict
application on zoning and subdivision regulations of the City.
(b) General Requirements and Standards for a PUD
1) Ownership. An application for PUD approval must be filed by the landowner or jointly by all
landowners of the property included in a project. The application and all submissions must be
directed to the development of the property as a unified whole. In the case of multiple
ownership, the approved PUD shall be binding on all owners.
2) Comprehensive plan consistency. The proposed PUD shall be consistent with the city
comprehensive plan.
3) Common open space. Common open space at least sufficient to meet the minimum
requirements established in this Code and such complementary structures and improvements as
are necessary and appropriate for the benefit and enjoyment of the residents of the PUD shall
be provided within the area of the PUD.
4) Operating and maintenance requirements for PUD common open space/facilities. Whenever
common open space or service facilities are provided within the PUD, the PUD plan shall
contain provisions to assure the continued operation and maintenance of such open space and
service facilities to a predetermined reasonable standard. Common open space and service
facilities within a PUD may be placed under the ownership of one or more of the following:
a. Landlord-tenant. Landlord control, where only use by tenants is anticipated.
b. Owners. Property owners association, provided all of the following conditions are met:
1. Declaration of covenants and conditions. Pdor to the use, occupancy or sale of an
individual building unit, parcel, tract, townhouse, apartment, or common area, a
declaration of covenants, conditions and restrictions or an equivalent document or a
document, as specified by the Minnesota Common Interest Ownership Act set out in
Minnesota Statutes, Chapter 515B and a set of floor plans, as specified by Minnesota
Statutes, Chapter 515B shall be filed with the city, said filing with the city to be made
prior to the filings of said declaration or document or floor plans with the recording
officers of Hennepin County, Minnesota. ..
2. Owner's association. The declaration of covenants, conditions and restrictions shall
provide that an owner's association or corporation shall be formed and that all owners
shall be members of said association or corporation which shall maintain all properties
and common areas in good repair and which shall assess individual property owners
proportionate shares of joint or common costs.
3. Open space permanent. The open space restrictions must be permanent and not for a
given period of years.
Planning Case Report 03-O1 Page 7 1/31/03
4. Liability for costs. The association must be responsible for liability insurance, local ta~
and the maintenance of the open space facilities to be deeded to it.
5) Staging of public and common open space dedication. When a PUD provides for common or
public open space, the total area of common or public open space or land escrow security in any
stage of development, shall, at a minimum, bear the same relationship to the total open space to
be provided in the entire PUD as the stages or units completed or under development bear to
the entire PUD.
6) Density. The exact density allowable shall be determined by standards agreed upon between
the applicant and the city. Whenever any PUD is to be developed in stages, no such stage shall,
when averaged with all previously completed stages, have a residential density that exceeds 25
percent of the proposed residential density of the entire PUD.
7) Underground utilities. In any PUD, all utilities, including, but not limited to, telephone, electricity, gas and cable television shall be installed underground.
8) Utility connections.
a. Water connections. Where more than one property is served from the same service line, a
shut off valve must be located in such a way that each unit's service may be shut off and
secured by the city, in addition to the normally supplied shut off at the street.
b. Sewer connections. Where more than one unit is served by a sanitary sewer lateral which
exceeds 300 feet in length, provision must be made for a manhole to allow adequate
cleaning and maintenance of the lateral. All maintenance and cleaning shall be the
responsibility of the property owners association or owner.
9) Roadways, private.
a. Design. Private roadways within the project shall have an improved surface to 25 feet or
more in width and shall be so designed as to permit the city fire trUcks to provide protection
to each building. -
b. Parking. No portion of the required private road system may be used in calculating required
off-street parking space or be used for parking.
10) Landscaping. In any PUD, landscaping shall be provided according to a plan approved by the
city council, which shall include a detailed planting list with sizes and species indicated as part of
the final plan. In assessing the landscaping plan, the city council shall consider the natural
features of the particular site, the architectural characteristics of the proposed structures and the
overall scheme of the PUD plan.
11) Public services. The proposed project shall be served by the city water and sewer system and
fire hydrants shall be installed at such locations as necessary to provide fire protection.
12) Refuse. Provision for trash pick-up shall be provided according to a plan approved by the city
council.
13)Development agreement. Prior to a rezoning or the issuance of a building permit as part of
planned unit development, the permit, applicant, builder, or developer shall execute and deliver
to the council a development agreement. The agreement shall detail all use restrictions and
required on and off-site improvements conditional to the PUD rezoning or CUP approval. The
agreement shall provide for the installation within one year of the off-site and on-site
improvements as approved by the council, secured by a cash escrow or surety bond in an
amount and with surety and conditions satisfactory to the city, to insure the city that such
improvements will be actually constructed and installed according to specifications and plans
approved by the city as expressed in such agreement. The amount of the bond shall be one and
Planning Case Report 03-01 Page 8 1/31/03
one-half times the estimated cost of the improvements as determined by the city engineer or city
building official.
(d) Commercial or Industrial Planned Unit Development, CUP Requirements
1) Purpose. The intent of this section is to establish special requirements for the granting of a
conditional use permit to allow commercial or industrial PUD projects which are in compliance
with the permitted and conditional uses allowed in a specific distdct in one or more buildings in
relation to an overall design, an integrated physical plan and in accordance with the provisions
and procedures prescribed in sections 4-30, 4-33 and 4-34 of this Code.
2) Landscaping, Screening and Surfacing
a. Surfacing. The entire site other than that taken up by structures or landscaping shall be
surfaced with a material to control dust and drainage.
b. Drainage. A drainage system subject to the approval of the City Engineer shall be installed.
c. Screening and Landscaping. Developments abutting an R-l, R-2, R-3, R-4, R-O, and R-B
District shall be screened and landscaped in compliance with subsection 4-3(d)(3)d.
(f) Procedure for Processing a Planned Unit Development
1) Stages of PUD. The processing steps for a PUD are intended to provide for an orderly
development and progression of the Plan, with the greatest expenditure of developmental funds
being made only after the City has had ample opportunity for informed decisions as to the
acceptability of the vadous segments of the whole as the plan affects the public interest. The
vadous steps, outlined in detail in the following sections, are:
a. Application Conference. Preliminary discussions.
b. General Concept Plan. Consideration of overall concept and plan.
c. Development Stage Plan. One or more detailed plans as part of the Whole-~inal plan.
d. Final Plan. The summary of the entire concept and each development stage plan in an
integrated complete and final plan.
(g) General Concept Plan.
1) Purpose. The general concept plan provides an opportunity for the applicant to submit a plan to
the city showing his basic intent and the general nature of the entire development before
incurring substantial cost. This concept plan serves as the basis for the public headng so that
the proposal may be publicly considered at an eady stage. The following elements of the
proposed general concept plan represent the immediately significant elements which the city
shall review and for which a decision shall be rendered:
a. Overall maximum PUD density range.
b. General location of major streets and pedestrian ways.
c. General location and extent of public and common open space.
d. General location of residential and nonresidential land uses with approximate type and
intensities of development.
e. Staging and time schedule of development.
f. Other special criteria for development.
Planning Case Report 03-01 Page 9 1/31/03
(i)
(h) Development Stage Plan.
l)
2)
3)
4)
Purpose. The purpose of the development stage plan is to provide one or more specific and
particular plans upon which the planning commission will base its recommendation to the council
and with which substantial compliance is necessary for the preparation of the final plan.
Submission of development stage. Upon approval of the general concept plan, and within the
time established elsewhere in section 4-34, the applicant shall file with the city manager a
development stage plan consisting of the information and submissions required by section 4-34
for the entire PUD or for one or more stages thereof in accordance with a staging plan approved
as part of the general concept plan. The development stage plan shall refine, implement and be
in substantial conformity with the approved general concept plan.
Review and action by city staff and planning commission. Immediately upon receipt of a
completed development stage plan, the city manager shall refer such plan to the appropriate city
staff, planning commission or its committees and other special review agencies such as DNR or
EQC, etc. where applicable.
Development stage plan review criteria. The evaluation of the proposed development stage plan
shall include but not be limited to the following criteria:
a. Individual rights. Adequate property control is provided to protect the individual owners' rights
and property values and the public responsibility for maintenance and upkeep.
b. Traffic plan. The intedor circulation plan plus access from and onto public rights-of-way does
not create congestion or dangers and is adequate for the safety of the project residents and
the general public.
Open space. A sufficient amount of useable open space is provided.
Privacy and property values. The arrangement of buildings, structures and accessory uses
does not unreasonably disturb the pdvacy or property values of the su_rr_ounding residential _
uses.
e. Compatibility. The architectural design of the project is compatible with the surrounding area.
f. Drainage. The drainage and utility system plans are submitted to the city engineer and the
final drainage and utility plans shall be subject to their approval.
g. Sound development. The development schedule insures a logical development of the site
which will protect the public interest and conserve land.
h. Platting code. The development is in compliance with the requirements of the New Hope
Subdivision Code.
i. District requirements. Dwelling unit and accessory use requirements are in compliance with
the district provisions in which the development is planned.
Final Plan.
1) Purpose. The final plan is to serve as a complete, and permanent public';'ecord of the PUD the
manner in which it is to be developed. It shall incorporate all prior approved plans and all
approved modifications thereof resulting from the PUD process. It shall serve in conjunction with
other provisions of the City Code as the land use regulation applicable to the PUD.
Development Review Team
The Development Review Team met on January 16 to review the plans and was supportive of the
concept. Issues discussed include: drive lane on the north side of the building and turning radius for
large trucks, floor calculations for both buildings, retaining wall and screening/landscaping, snow
Planning Case Report 03-01 Page 10 1/31/03
removal, easements, emergency exits, lighting, courtyard area, linkage between buildings, railroad
spur, submit plans to Shingle Creek Watershed, water quality calculations, pond, storm sewer/water
main and utility issues, irrigation system, fire hydrants, and demolition of Ahrens building.
C. Desi,qn & Review Committee
The Design & Review Committee met with the petitioner on January 16 and was also supportive of
the proposal and discussed a number of the same issues reviewed by the Development Review
Team.
D. Plan Description
As a result of the Design & Review Committee meeting, the petitioner submitted revised plans and a
detailed narrative. The Planning Consultant and staff provide the following comments on the revised
plans and proposed PUD building expansion:
1. Comprehensive Plan. The proposed use is generally consistent with the goals and objectives of
Planning District 5. District 5 consists primarily of industrial land adjacent to the CP Rail System.
The primary goal of this district is to promote and enhance the industrial land uses in a manner
that relates to the surrounding residential areas. The following recommendations are suggested
for Planning District 5 as it relates to this site.
· The City will promote infill industrial development on the remaining vacant industrial sites
along 49~h Avenue.
· The City will work with existing property owners and businesses to encourage the continued
industrial use of the sites in District 5 while resolving outstanding land use compatibility
issues.
2. Zoning. The current site is zoned Industrial. The purpose of the I, Industrial District is to provide
for the establishment of heavy industrial and manufacturing development uses which, because
of the nature of the product or character of activity, required isolation from residential or non- _
compatible commercial uses. - --
A PUD is necessary due to the combination of the parcels. The approval of a PUD/CUP would
allow for the construction of a 110,650 square foot office/warehouse plus two links to the
adjacent 7400 49th Avenue property.
3. Lot Area/Setbacks: The applicant is seeking flexibility in the setback to the east of the proposed
site. This setback connection to the adjacent building is allowed by PUD. The lot area and other
setbacks meet City Code standards.
4. Access. The applicant is proposing to have an access off of 49th Avenue, approximately 100 feet
west of Quebec Avenue and roughly 15 feet from the residential curb cut off of 49~h Avenue to
the west. According to City Code, driveway access curb opening on a public street except for
single, two-family and townhouse dwellings shall not be located less than 40 feet from one
another. A variance of roughly 25 feet will be needed to allow this access area. A variance may
be warranted due to the building site plan, internal traffic circulation patterns and loading area. A
variance can be processed and approved within the overall flexibility of the PUD approval.
5. Traffic Circulation. Truck traffic will enter the proposed site from the south off of 49th Avenue. A
counter-clockwise circulation on site is planned. The proposed plan shows that the north
driveway has been widened to 20 feet for a westbound one-way fire lane, which meets City
Code. One-way signage is not identified. The loading docks are located on the northwestern
side of the proposed site. The current plan provides sufficient turning radius for small to mid-
sized trucks. The applicant will be required to show detailed information as to traffic circulation
and adequate turning radius for semi trucks and trailers.
Planning Case Report 03-01 Page 11 1/31/03
10.
6. Parkin,q. Parking on the existing property (7400 49~h Avenue) has not been sufficient in the peA
According to City Code, one parking space is required for each 300 square feet of office fl~,~.
area and one space per each 1,500 square feet of floor area used as warehouse. The applicant
is proposing to create 128 new parking stalls. The combined total of all parking between the two
buildings is 237. The parking plan meets the required amount as stated in City Code.
The "future parking" illustrated along the north edge of the fire lane is only 12 feet in dimension,
meaning that only parallel spaces could be striped (approximately 14 in total). The petitioner is
also proposing to receive approval with this PUD request to add an additional 28 spaces in front
of the 7400 property, if agreement can be reached with the property owner, and staff supports
that request and recommends approval with this application. The potential future parking should
be illustrated on the plans.
On the site plan, the applicant has identified curb and gutter around the entire parking lot.
However, according to the applicant's narrative, they are requesting no curb and gutter on the
north side of the buildings. A swale is being proposed in the pavement design to control the
small amount of runoff toward storm water collection facilities on the respective properties. The
applicant will need to modify the drainage plan to show the proposed swale detail. The proposed
swale is subject to the review and approval of the City Engineer.
Buildinq. The applicant is proposing to create a paved courtyard between the two buildings. The
applicant will be required to show how the area will be accessed for maintenance purposes. The
applicant has provided a color rendering. The applicant has integrated the new building with the
existing building with regard to color, building material, window placement, and a new entry. In
the event that one side is sold off, the building must be able to be separated. The buildings will
be required to have two separate addresses. The 'building links have been widened and shifted,
a south warehouse link is now included, and overhead doors have been added to the north link,
as requested. Some building dimensions have been added to the site plan.
Architect Si.qnature. The revised plans have been signed by an architect.
Retainin.q Walls. 550 feet of 10-foot tall stepped retaining walls are illustrated along the west and
southwest sides of the property adjacent to the apartments, and a section view drawing has
been provided. Cost, maintenance, safety, function, and aesthetics should be discussed. A
safety barrier with wood posts and guardrail are located at the top of the retaining wall near the
property line.
Utilities. The utility Plan has been revised to show sanitary and storm sewer changes and invert
elevations, plus water main and hydrant changes· Staff reviewed the revised utility plan and
make the following recommendations.
· The applicant will be required to provide a plan for the removal or fill of the trunk sanitary
sewer.
· The applicant will be required to provide an illustration of the City's relocated trunk sanitary
sewer.
· The applicant will be required to provide an easement description and maintenance
agreement of the shared private water main.
· The water main connection off of 49t~ Avenue should be coordinated with the City's utility
improvements to reduce disturbances of 49th Avenue.
· The fire hydrant on the northwest comer of the existing building should be moved north of
the fire lane.
· The utility plan is subject to the review and approval of the City Engineer.
Planning Case Report 03-01 Page 12 1/31/03
11. Storm Water. The project will require the review and approval of the Shingle Creek Watershed
District. The applicant has provided capacity calculations on all ponds receiving water and the
calculations are being reviewed by the City Engineer.
12. Gradin.q and Erosion Control. The grading plan has been revised and expanded to show erosion
control, retaining walls, more storm sewer piping, etc. The driveway turning radius does not
match the Site Plan A101 - clarify all plans. As stated previously, there is roughly a 13-foot
difference in grade between the residential use to the west and the proposed development. The
applicant has provided an illustration of safety measures on top of the highest grade. These
measures are subject to the review and approval of city staff and the City Engineer. The grading
and erosion control plans are subject to the review and approval of the City Engineer.
13. Site Data/Green Area. The petitioner has provided the following site and building data:
Site Area
Proposed Building Area
First Floor
Second Floor
Total
Building Lot Coverage
Green Area
247,674 sq. ft / 3.68 acres
103,200
11,000
114,200
42%
2O%
Asphalt 38%
The green area has been reduced by paving the "internal courtyard" between the two buildings
and staff calculates the green area to be 19.2%, short of the code minimum of 20%. This can be
handled as a PUD waiver instead of a variance, if the Commission and Council feel that
offsetting amenities, such as open space preservation or building architecture provide a
"balance." (Note: Open space is deficient on the west lot.)
14. Landscaping. _
Landscaping Summary:
Botanical Name Common Name Size Root Quantity Actual
Deciduous Trees Noted Shown
Acer X Freemanni "Jeffersred" Autumn Blaze Maple 2.5" BB 4 4
Betula Papydfera Paper Burch 6' HT 4 4
Ouercus Rubra Northern Red Oak 2.5" BB 5 5
Coniferous Trees
Picea Glauca Densata Black Hills Spruce 6' HT 13 13
Ornamental Trees
Malus 'Red Splendor' Red Splendor Crab 1.5" BB 24 24
.S. hrubs
Juniperus Chinensis "Sea Green" Sea Green Juniper #3 CONT 106' 110
Juniperus Sabina "Broa~-~oor" Braodmoor Juniper #3 CONT 55 17
Spiraea Japonica "Little Princess" Little Princess Spirea #1 CONT 18 17
Spiraea X Bumalda "Dart's Red- Dart's Red Spirea #2 CONT 44 44
Total Items 273 238
Native Praide Seed Mix will be planted at the rear of the building and around the pond. Sod will
be placed south of the pond completely around the periphery of the existing building. Three (3)
Black Hills Spruce trees and two (2) Autumn Blaze Maple trees will be planted at the western
portion of the property south of the pond. Sixty-three (63) Sea Green Junipers will be planted
Planning Case Report 03-01 Page 13 1/31/03
15.
serving as disability access for both buildings. No details are included for the 18-inch difference
in building slab elevations to show an attractive, functional and accessible east-west transition in
the new glass entry space.
16. Narrative. A four-page narrative has been submitted. It cladfies things like common space
issues, traffic flow, hours of trucking, etc. One concern is revealed on page 3-in "Termination of
Navarre Lease": "Upon termination of Navarre's lease in either property, the linkage structures
will be removed." While ownerships and leases change, the City must consider if the stand-
alone building would be approved that represents a larger building with less front yard greenery,
etc. Staff recommends that the new entry and links can easily remain in place for the use of the
west owner/tenant with effective firewalls isolating them and recommends that some
consideration be given to that idea.
17. Demolition Plans. The applicant has prepared plans for the demolition of the 7600 49~ Avenue
property. These plans are subject to the review and approval of city staff."
Planninq Consideration-~
The Planning Consultant's report and recommendations have been incorporated into this staff
report.
Buildin.q Considerations
The Building Official reviewed the plans and provided the following comments:
along the westem edge of the property. Two (2) Paper Birch trees and two (2)'Red Splen,'~r
Crab trees will be placed along the western edge of the entrance. Also, one (1) Autumn
Maple tree and two (2) Red Splendor Crab trees will be placed at the eastern edge of the
entrance. Five (5) Northern Red Oak trees, two (2) Paper Birch trees and ten (10) Black Hills
'Spruce trees will be planted along the boulevard in front of the new building. Landscaping
material proposed to be placed around the exterior of the building is 'as follows: beginning 380
feet from the front property line southward, ten (10) Red Splendor Crab trees and twenty-one
(21) Sea Green Junipers are proposed to be planted along the western edge of the building. Six
(6) Red Splendor Crab trees and twelve (12) Sea Green Junipers will be planted along the front
of the building. The southwest comer of the building will have a circular planting area containing
twenty-six (26) Dart's Red Spirea, twenty-two (22) Broadmoor Junipers with rock mulch and one
(1) Autumn Blaze Maple in the center. The southeast comer of the building will mirror the
southwest comer of the existing building. Each comer will contain eighteen (18) Little Princess
Spirea, eighteen (18) Dart's Red Spirea, fourteen (14) Sea Green Junipers and rock mulch. Four
(4) Red Splendor Crab trees will be planted in the bump-out area between the buildings.
POSSIBLE ERRORS:
Sea Green Junipers: 106 Listed, 110 Shown on plan.
Broadmoor Junipers: 55 Listed, 17 Shown on plan (plan note references 22).
Little Princess Spirea: 18 Listed, 17 Shown on plan (plan note references 18).
The Planning Consultant recommends that the applicant be required to provide additional
screening from on top of the retaining wall. Staff has concerns about the screening detail from
the residential area to the west onto proposed development. Additional screening will be
required. The applicant is suggesting that based on the level of landscaping refinement desired
at the proposed site, an irrigation system isn't needed.
Buildinq Considerations. The City Council must give specific-approval to building the links over
utility easements within the scope of a PUD waiver, otherwise prohibited by City Code. No floor
plan has been submitted for the 2nd story Office in the new building and the= elevator lobby area
Planning Case Report 03-01 Page 14 1/31/03
Bo
comments are repeated herein. Supporting easement documents may be required in addition to the
preliminary plat. A pond maintenance agreement will also need to be produced. _
1. The proposed improvements will require the merger of specific lots. This will be accommodated
through a replatting of the subject parcels. All parcels will be platted into one lot, Lot 1, Block 1.
· Drainage and utility easements will be required over existing and future city utilities.
· Ownership of the RR spur serving adjacent properties must be identified. Appropriate
easement must be included in the plat.
2. Joint access easements for ingress and egress must be documented for the developing parcel
and the existing Navarre building.
3. Joint easement should be shown over the water main circling the buildings. This easement is
privately owned and benefits both buildings.
4. The existing easement over the lateral 8-inch sanitary sewer on the south side of the Navarre
building could be vacated if this 8-inch sanitary is relocated per the City utility project.
Preliminary Gradinq and Erosion Control Plan "
5. An erosion control plan is included. The submitted narrative indicates that dust control will be
provided. Noise will be controlled by limiting work hours.
6. Traffic control and signage for vehicular and pedestrian traffic past the site will need to be
incorporated during construction as directed by the City.
7. Approximately 25,000 to 30,000 CYs of material will be hauled off site. This could represent
anywhere from 1,000 to 1,500 truck trips through the City. The applicant will require this truck
traffic to follow 49~h Avenue to Winnetka Avenue to Bass Lake Road. "Trucks hauling" and any
Planning Case Report 03-01 Page 15 1/31/03
In addition to comments noted in previous memorandums from Al Brixius (1-15-03), Vince
VanderTop (1-15-03), Doug Sandstad (1-15-03), and notes from the 1-15-03 Design & Review
Committee meeting, the following items will have to be addressed:
1. Building will need to be sprinkled.
2. Additional exterior lighting needed at front parking area, northwest' parking area near storm
water holding pond, at north connecting link and north drive/fire lane. Based on photometric plan
supplied.
3. Floor plan of existing and new buildings showing location of all storage/racking to determine exit
travel distance. New building is very close to maximum travel distance without any racking in
place.
Le.qal Considerations
The City Attorney will prepare the PUD Development Agreement and provide comments regarding
the plat when it is submitted.
En.qineednq Considerations
The City Engineer reviewed the plans and provided the following comments:
"We have received the revised plans for the Navarre Corporation expansion. We have reviewed the
plans in accordance with city standard/requirements, the sanitary sewer realignment project, and
previously issued comments. The following comments are similar to those issued previously,
although they have been modified based on the submitted information and most recent discussions.
Preliminary Plat
We understand that completion of the preliminary plat is still in progress. Previously issued
other pertinent signing will be required. Erosion control at the site entrance and on 49~ Aver,'-~
will be enforced including street sweeping and a rock construction entrance.
8. We discussed modifying the proposed ddveway entrance to increase separation between
adjacent residential ddveway to the west. This could still be accomplished if parking stalls can
be removed. Further discussion on this issue would be warranted.
9. Show residents and driveways on the south side of 49~h Avenue to assure headlights from
Navarre traffic do not impact these properties.
10. A 1:10 'fiat" bench was not included in the ponding area. This bench is recommended but is not
necessarily feasible. It is recommended that the plan be submitted as shown to Shingle Creek
Watershed. Further adjustment may be required per that review.
11. Soil bodng information should be forwarded to the City when available. This is required for the
trunk sanitary sewer line design.
12. The wetland delineation on the north side of the building and on the existing Navarre property
must be shown. The proposed access road on the north side of the building could impact the
wetlands. Any wetland impacts will be reviewed by the City of New Hope as the LGU for the
wetland conservation act.
13. Additional detail is required for the proposed retaining wall. This is a significant wall in height.
Plans for the wall will be required from a registered engineer.
· Construction limits for the wall must remain on the developing property. If this is not feasible,
temporary easement will be required from the adjacent property.
· Currently, some drainage from the adjacent residential property is routed onto the
developing property. The proposed plans will significantly increase the grade difference. A
plan to accommodate this drainage must be defined.
· The adjacent residential property currently plows snow onto the developing property. An --
alternate plan must be identified. The City should contact the apartment complex owner.
· Some protection must be provided at the top of the wall to identify the significant grade
change and to protect vehicle traffic. Bollards or a fence will be required. The plans currently
show the existing cyclone fence to remain. It must be determined that this is feasible from a
construction standpoint and desired from an aesthetic and function standpoint.
14. The grading plan does not address the removal of Ahrens Trucking. Information must be
submitted addressing this work. It is our understanding that this plan will be developed when the
site is accessible. The plan must include detail regarding the disconnection of utilities and the
handling of hazardous materials.
15. It is recommended that truck routes be identified through the site to assure adequate turning radii and space.
· The south curb line east of the existing Navarre building for the north ddve should be
eliminated. The current configuration will restrict truck turning radii.
16. The parking lot and drive pavement section must be identified. Ddve sections must be based on
anticipated truck traffic.
17. Existing driveway aprons and sidewalk along 49~ Avenue must be removed and replaced in
accordance with the configuration of the approved site plan.
18. Identify any pdvate utilities to be abandoned.
19. Obtain a MOCA NPDES construction permit as is required for construction sites over five acres.
Planning Case Report 03-01 Page 16 1/31/03
Preliminary Utility Plan
20. Include storm sewer and pond calculation for quality and quantity. These calculations have not
been received to date. (These were received by the City and since forwarded to the City
Engineer)
· Quantity: Calculate changes in runoff rates for 2, 10, and 100:year rates. Design storm
sewer for 10-year event. Identify pond discharges. Identify 100-year overflow routes.
· Quality: Demonstrate that NURP standards are met for the site.
21. The proposed storm sewer system between the two buildings utilizes the existing storm sewer
for the Navarre building to the east. This storm sewer discharges to an existing pond. Water
calculations must demonstrate that this pond satisfies the requirements of the existing area as
well as the drainage area between the buildings. It is anticipated that the drainage area to the
existing pond will actually decrease.
22. Submit plans to the Shingle Creek Watershed for review. Submit the plans via the City of New
Hope.
23. A pond maintenance agreement exists for this existing Navarre pond. This agreement does not
have to be altered as the drainage area to this pond will not be altered (See comment #21).
24. A maintenance agreement must also be established for the new pond on the new property.
25. Roof drainage discharges directly to an adjacent wetland. This will be reviewed by Shingle
Creek Watershed, but it is our understanding that this is acceptable.
26. Storm sewer exists between the two buildings. Access to the storm sewer for maintenance
must be demonstrated. The ground surface (i.e. pavement, rock, turf) between the building
should also be identified.
27. Hydrants must be located according to the Fire Department's requirements. It is our
understanding that this has been completed. ~ ----
28. The water main and storm sewer through the site have been aligned to coordinate with the
trunk sanitary sewer and storm sewer reconstruction.
29. The City utility project will result in a cut into 49th Avenue. The proposed Navarre improvements
show connecting to an existing watermain near Quebec Avenue. The plans depict this
connection outside of (north of) 49th Avenue. It is recommended that the location of this water
main connection be verified. If the water main connection will impact 49th Avenue, the
connection should occur at the same time as the sanitary sewer connection to prevent multiple
disturbances to 49th Avenue.
30. It is recommended that the pond outlet be in the northwest corner of the pond into the structure
on the trunk storm sewer placed by the City.
31. A native seed mix is identified around the ponding area. Fiber blanket will also be required or
other approved erosion control measures.
32. Existing landscaping in front of the existing Navarre building will be impacted by the parking lot
expansion as well as the city project. In particular, the 35-inch cottonwood will need to be
removed. This should be discussed by the applicant and the City.
33. The four spruce trees at the northeast comer of the existing Navarre building could be relocated
to accommodate the access road on the north side of the building. The applicant has indicated
. that this may be coordinated with the City.
Planning Case Report 03-01 Page 17 1/31/03
The Police Department was included with the review of these plans.
B. Fire Considerations
(Comments from the Fire Department.).
VIII. Summary .
IX.
Proiect Coordination -~
The proposed site and building improvements will be coordinated with the City Sanitary sewer and
storm sewer relocation project. The City has postponed advertisement for bids for the utility project.
It is anticipated that bids will be opened in late March.
It is further anticipated that the applicant will clear the site including the removal of Ahrens Trucking
and grade the site pdor to relocation of the trunk utilities. The applicant will remove the tumk storm
sewer and construct intedm measures to assure storm drainage. The City's contractor will occupy
the site after the preliminary grading while the building construction begins. The City will abandon
the trunk sanitary sewer. Significant coordination will be required throughout the project.
34. The applicant must submit a detailed construction schedule. The schedule must include specific
actions and milestones as follows:
· Identify when the City's contractor will be able to occupy the site for construction.
· Identify when Ahrens Trucking demolition will be complete~.. _ .: . .:
· Identify when the site clearing and grubbing will be complete.
· Identify a schedule for site grading.
· Vedfy watermain and local storm sewer construction will.-occur after the City utility
construction.
· Identify schedule for the building construction.
· Identify substantial completion date for the City utility work.
· Provide soil investigations including bodng to estimate dewatedng requirements.
35. Several utility confiicts could exist between the site utilities and the City utilities. Both engineers
must review the alignments and depths. __
Police Considerations
Staff is very supportive of this project and the City is assisting financially with the project. The project is
complicated and involves a number of non-routine issues. While it is staff's opinion that the petitioner
has done a good job addressing a number of issues in the plans and the narrative, there are still a
number of items that need to be clarified. Staff will be recommending Concept Stage PUD approval,
subject to the condition that all issues discussed in the staff and consultant's reports be addressed and
resolved in development stage plans. At this time, staff feels there are just too m.any issues that need to
be clarified to recommend Development Stage PUD approval. The preliminary/final plats and utility
vacations will still need to be processed and it is staff's opinion that Development Stage/Final Stage
PUD approval can be granted in conjunction with those requests.
Recommendation
Staff recommends approval of Concept Stage PUD approval, subject to the following conditions:
1. Submit revised Development/Final Stage PUD plans for Planning Commission review that address
the recommendations included in this report from the Planning Consultant, City Engineer, Building
Official, West Metro Fire and other city staff.
Planning Case Report 03-01 Page 18 1/31/03
3.
4. Proceed with Watershed District approval.
Attachments: Address/Zoning/Aerial Maps
Petitioner's Correspondence/PUD Narrative
Topographic Survey
Vicinity Map/Area Description
Preliminary Plat Submitted
Property Description
Site Plan
Site & Building Data
Parking Calculation
Retaining Wall Detail
Floor Plan
Extedor Elevations
Photometric Plan
Light Fixture Details
Grading/Erosion Control Plan
Utility Plan
Landscape Plan
Landscape Legend
Planting Detail and Notes
Front Elevation Rendering
Planner's Report
City Engineer Comments
Petitioner Storm Water Calculations
West Metro Fire Comments
Application Log
Submit preliminary plat.
Process utility easement vacation requests in conjunction with City.
Planning Case Report 03-01
Page 19
1/31/03
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Attachment for Application by New Hope LLC - Revised
Narrative Description of PUD:
The proposed 5.7 acre PUD is located on the north side of 49th Avenue North at the junction of
Quebec Avenue on a site currently zoned as I, Industrial. Adjacent to the PUD the following
uses are found:
· North and Northwest side of site: Industrial warehouses with RR Spur track and
wetlands area.
· Southwest side of site: A three building apartment complex extending to Winnetka
Ave.
· South and to the West of Quebec Avenue: Single family homes and townhomes.
· South and to the East of Quebec Avenue: Industrial warehouses, RR tracks.
· East of the site: Industrial warehouses, RR tracks and the Municipal Ice Arena.
The design of the proposed improvements will match in style and complement the adjacent 7400
49t~ avenue office warehouse, which is currently occupied by Navarre Corporation. Navarre has
fights to the properties pursuant to a long-term (15 yr. plus renewal options) leases. The new
office warehouse will be connected by two removable links. The links will provide a new
central grand entry vestibule at the front of the building along 49t~ and internal warehouse
circulation links.
The new structure will have the appearance of a 27' high office building along 49th, matching
the 7400 building height at the front, and will transition to a 37' high warehouse as shown on the
exterior rendering. The current site elevation will be dropped approximately 4 to 10 feet along
the south and westerly side of the property, shielding the parking and reducing the mass from the
adjacent residential uses to the west and south west of the property. The rear of the site will be
dropped an additional 2 feet at the truck dock providing additional noise and visual protection
from the residential uses. A tiered retaining wall with landscape plantings and protective
vehicular barriers is proposed at the perimeter of the site. The landscaping and lighting along
49t~ and adjacent to the apartments will be similar to the existing landscape design at the 7400
property. A sprinkler system will be provided in all sod areas. At the northwesterly and north
borders of the property, the landscaping will consist of native grasses and ponds to minimize the
environmental impact of the property.
Utilization and Maintenance:
Navarre provides distribution and related services for music CD's, videos, PC software and
interactive games on disks to over 11,000 retail locations throughout North America. The
primary activity of distribution involves receipt of the product from manufacturers, the sorting of
the products for distribution to the retail outlets, the return receipt of products from retailers, and
the sorting for return to the various manufacturers. United Parcel Service provides the majority
of the truck distribution services.
Navarre, under its leases, is required to maintain the properties in "a clean, safe, sanitary and
fu'st-elass condition and in compliance with all applicable laws, ordinances, rules and
regulations". Navarre regularly maintains the building, drive surfaces and landscape areas as
evidenced by the currently observable first class conditions on site a~er five years of operations
at the 7400 site. Navarre intends to continue its operation in this first class manner on the
expansion site. The area between the buildings will be paved. Garage doors will be provided in
the northerly most link for maintenance, fire and safety access.
Parking Requirement Recap,
Use Description: Gross Sq. Feet Ratio 1 stall per "-Required Stalls
7400 49m Ave.:
Office Area 18,476 300 62
Warehouse Area 67,416 1,500 45
Processing Area -0- 500 O
Total Required 107
Total Provided (on 109
site & easement area)
Proposed Development:
Office Area 19,740 300 66
Warehouse Area 90,930 1,500 61
Processinl~ Area -0- 500 _Q0
Total Required 127
Total Provided (on 128
site & easement area)
Combined Totals: Required 234
Provided 237
Navarre is also interested in expanding the parking area at the front of the ?400 property
by 28 additional stalls as shown on previous plans submitted to the city. Todate, we have
not been able to come to agreement with the owner of the property to do so. In the event
we are able to reach agreement, we would like authorization to do so now, without
resubmitting to New Hope's Planning Commission and City Council for further approval.
Parkinff Utilization:
Navarre Employment # Twical # Peak Work Hours # Utilizinp
.,Jan - Sept Oct - Dec Parkin~ ~
90% Peak
Visitors 4 - 8 4 - 8 8:00 am - 5:00 pm 7
Office 120 120 8:00 am - 5:00 pm" 108
Warehouse - I st shift 90 I 15 7:30 am - 4:00 pm 104
Total 218 243 7:30 am --4:00 pm 219
Warehouse-2n~ shift 45 65 4:15 piii- 12:45 am 59
Exerience has shown that up to 90% of our employees drive to work. This percentage drops
when using seasonal employment during our peak periods. In addition, vacations, travel and sick
absentees will reduce the demand on parking. We feel comfortable that the parking identified on
the plans will meet our parking needs. If additional stalls are required, parking could be added
along the northerly drive.
Traffic, Dock Utilization & Hours:
Vehicular traffic arrives and departs via local streets. Entry to site parking is via two entries off
49t~ Ave. as shown on the pians. Warehousing employees access the warehouse on the east /
west sides of the adjacent structures, directly fi.om the employee parking areas. Office
employees will access the office at 4 entry points near the fi.om of the building.
Truck traffic arrives / departs via Quebec Avenue and 49t~ Avenue. A counter clockwise
circulation on site is currently planned. Arriving trucks will enter at the easterly most drive, drop
offmaterials at the 7400 docks, and either exit via the same point of entry or circle around the
building on the north side to pick up materials at the truck docks provided in the expansion
building, and exit through the westerly most drive. Some trucks arriving for pickup only will
enter at and depart fi.om the westerly most drive off49t~ Ave.
Typical hours of operation for truck deliveries and departures are M-F, fi'om 7:30 am to 7:00 pm.
Idling of the tracks is not required, since no refrigeration is involved.
Utilization upon termination of Navarre Lease:
Upon termination of Navarre's lease in either of the properties, the linkage structures will be
removed, and the parking cross access will be separated, unless the respective owners agree to a
continuation of the linkage subject to specific agreements. The fire lane in the rear and the storm
drainage between the buildings will remain.
Management during Constmction~
Demolition of current improvements ~ 7600 49th Ave. N.. Plans have not been
prepared for the demolition of the 7600 property due to lack of access to survey the
property. The property is currently under adverse ownership, which is being dealt
with by the New Hope EDA's eminent domain authority. Our phase 1 environmental
report, dated Sept. 5, 2002, does not specifically identify any on site contaminants. In
the event contaminants are found they will be dealt with in compliance with MPCA
standards.
Hours of construction and hauling. Construction is scheduled to begin during April,
2003 with substantial completion of the building shell and warehouse by September,
2003 and completion of office interior improvements by November o£2003. Our
general contractor will be required to limit the normal hours of construction to 7:00
am through 5:00 pm.
Approximately 25-30,000 cubic yards of excess material will be removed fi.om the
site during the month of April, 2003. The hauler, will be directed to use 49t~ Ave. N
to Winnetka Ave. to Bass Lake Road for truck access and egress from the site. We
will also require the hauler or our general contractor to provide dust control on and
off the site. Such control shall include the use of chemical suppressants, street
washing and sweeping equipment on a daily basis.
Temporary parking during construction: Temporary parking for employees is
planned to be provided at the nearby Municipal Ice Arena. Mr. Corbett has provided
verbal agreement to our request, and he has indicated our use will not impede or
interfere with the operation of the arena.
Description of Request:
The approval ofa replat of the properties, identified on Schedule A, into a single parcel.
Applicant shall file the final plat, as approved by the City of New Hope, with Hennepin County
before the issuance of any building permit. Replat documents will be filed with the city during
the week of January 27, 2003 for routine consideration by the City during its March meetings.
The approval of a Planned Unit Development and Conditional Use Permit for the construction of
a 110,670 square foot office warehouse plus two links to the adjacent 7400 49t~ Avenue property.
The linkage of the adjacent properties will be pursuant to a written agreement between Navarre
Corporation and Cambridge Apartments, Inc (the owner of 7400 49ai Ave.). The agreement will
address such matters as: construction of the improvements within the setback areas;
maintenance and removal of the improvements; fire access roadway along the northerly end of
the two properties, drainage control along the adjoining property line between the two buildings,
parking and internal traffic management. The agreement will be in place for as long as Navarre
Corporation is a tenant of the two properties, unless the then current owners agree to extend the
life of the agreement.
The details of the new office warehouse; including compliance with parking and green area
requirements are included in the Nan'ative Description and on the plans submitted herewith.
Variances Requested:
The following variances are requested:
1. Allowance for the location of drives less than 40 feet apart. The westerly drive is
approximately 25 feet from the apartment complexes easterly most drive.
2. Construction in setback areas. Allow for the linkage of the new building with the 7400
building as shown on plans.
3. Curb and Gutter. Allow for no curb and gutter on the drive north side of the buildings. A
swale will be created in the pavement design to control the small amount of runoff toward
storm water collection facilities on the respective properties.
Why should request be granted:
Navarre Corporation desires to consolidate and expand its base of operation within the City of
New Hope pursuant to the Contract for Private Redevelopment by and between New Hope
Economic Development Authority and New Hope LLC. Navarre as a result of its expansion will
increase employment in the city by approximately 100 people while preserving approximately
200jobs.
Attachment to Application by New Hope LLC
Description of Request:
The approval ofa replat of the properties identified on Schedule A into a single parcel.
Applicant shall file the final plat, as approved by the City of New Hope, with Hennepin
County before the issuance of any building permit.
The approval of a Planned Unit Development and Conditional Use Permit for the
cons~efion ofa 111,800 square foot office warehouse facility with two links to the
adjacent 7400 49th Avenue property.
The linkage of the adjacent properties will be pursuant to a cross easement and
maintenance agreement (the "Cross Easement") to be documented between the respective
property owners. The Cross Easement will address such matters as: construction of the
improvements within the setback areas; maintenance and removal of the improvements;
and the shared parking access and egress. The Cross Easement will exist so long as
Navarre Corporation is a leasee of the two properties, unless the then current owners
agree to extend the life of the agreement. Before issuance of a building permit, the Cross
Easement will be fried with Hennepin County and the applicant shall provide proof of the
filing.
The details of the new office warehouse, including compliance with parking and green
area requirements are included on the plans submitted herewith.
Why should request be granted:
Navarre Corporation desires to consolidate and expand its base of operation within the
City of New Hope pursuant to the Connact for Private Redevelopment by and between
New Hope Economic Development Authority and New Hope, LLC. Navarre as a result
of its expansion will increase employment in the city by approximately 100 people while
preserving approximately 200 jobs.
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V CINITY MAP
SEC. 8, T. 118, R. 21
NOT TO SCALE
NOTE: Underground utility locations, if any shown hereon, ore approximate only. Pursuant to
MS 216D contact Gopher State One Coil at (651) 454-0002 prior to any excavation.
Outlot A = 160,411 sq. ft. or :3.68 acres
Parcel 1 - 43,199 sq. ft. or 0.99 acres
Parcel 2 = 44.064 sa.ft, or 1.01 ocr~
Total Area -- 247,674 sq.ft, or 5.68 acres
PROPERTY DESCRIPTION
Outlot A, FIVE THOUSAND WINNETKA 2ND ADDITION embraced within the SW 1/4,.of the NW 1/4 of
Section 8, Township 118, Range 21. Hennepin County, Idinnesoto.
AND
PARCEL 1
/ Th
/ , · south 300 feet of the west 160 feet of the SE 1 4 of the NW 1/4, except street, of Section 8,
~/,./~.// Township 118, Ronge 21, Hennepin County, Minnesoto. /
//2~/. AND
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LOT' 1
,OCK I
NIrSI'OI'E .105.00
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PROPERTY DESCRIPTION
Outlot A, FIVE THOUSAND WINNETKA 2ND ADDITION embraced within the SW 1/4 of the NW 1/4
of Section 8, Township 118. Range 21, Hennepin County, Minnesota.
AND
Parcel 1
The south 300 feet of the west 160 feet of the SE 1/4 of the NW 1/4, except street, of
Section 8, Township 118, Range 21, Hennepin County, Minnesota.
AND
Parcel 2
The east 145 feet of the S 1/4 of the SW 1/4 of' the NW 1/4. except rood, of Section 8,
Township 118, Range 21, Hennepin County, Minnesota.
.DEVELOPMENT NOTES "
1. LOT AREA m 247,675 SF OR 5.69 ACRES
2. DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED. DRAINAC,[ AND
UTILITY EASEMENTS WILL BI:' PROVIDED OVER ALL PUBLIC Ui'ILIT1ES AND UP TO 1 FOOT
ABOVE THE HIGH WATER LEVEL OF ALL PONDS.
49TH AVENUE NORTH
PAR~IN~ C, ALC, ULATIC~N
KKr'
architects
.NAV.~
PROI~OSED NEW
BLffLDING FOR NAVARRI
CORPORATION
SITE Pt.N'a
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hlI~F~O~ATi ON
49TH
4 &.Jdq~ ·
AVENUE NORTH
SITE AN~) BUI
I~I~PO:~D t~L/ILDIN~ AREA
L~YlN® ~)ATA
I0~00
I I ~00
114,.200
I'/~t /INCLJ./D,~5 2~ NEI,~ 5TALL5
AT EXISTINg, BUILDINg)
INDU51'~I&
CALCULATION
EXISTIN~ BUILOIN®
FI~-,.%T FLO0~ O~l=l~.p'
5ECOND FLOOR O~IC~
~HOUSE
TOT~
EXISTIN~ PA~IN~
~T~L5 ~OVlD~
TOT~ ~T~ P~OVID~
N~ ~UILDIN~
FI~T FLOOR ~1~ (F~)
~HOUS=
TOTAL
NE~ PA~IN~
STOL5 P~VID~
~,23~/~00 = 31 5TALL5
~1,23~/~00 = 31 ,~TALL5
~'7,41~/1500 = 45 5TALL5
~5~,2 5~.FT. - lOT ~TALL$ RE~'D
~,~'TO/~O0 = 33
~0,~50/1500 = ~1
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architects
PROPOSED NEW
BUll. DING FOR NAVARt:
CORPORAIK:)N
architects
KKE Areldlecle, ko.
..~.? ?
~OPOSED NEW
BUI[DINC FO~ NAVARE'
CORPORATION
ELEVATIONS
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architects
KKE Archlteete,
NAVAI"~
PROPOSED NEW
BUILDIN(; tOR NAVARF
CORPORATION
I ' Distincfive architectural styling
offers approximately 50% lower
EPA values than a typical
shoebox housing. Two sizes are
available: 16' and 22' square.
Optics
Two optical systems are
available. The WAC Series uses
our fom,ard throw Area Cutoff
mflectoc with a main beam of
60'+ from vedical (30' from
horizontal), providing wide
lateral distribution and great
uniformity. A Backlight Shield
accessory (standard on WAC
Series Wall Mount) permits
house-side cutoff adjustabilily.
This system can be used as a
pole or wall mounted downlight,
as well as an indirect wall mount
(see page 108). The VVPR Series
uses our Parking/Roadway
reflector (16' housing has a
Type Iii asymmetric distribution
pattern; 22' housing has field
adjustable Type Il or Type
optics). The WPR Series is a
pole- or wall-mounted
downlight.
Lens
A clear, tempered glass lens is
held securely in a rece~, die
cast door frame. The lens frame
is supplied with mounting holes
for field-installed accessories,
such as the Wire Guard.
Gasketing
Complete silicone gasketing
around tens frame and at
mounting provide a watertighf
seal on the wall mounted
dowolioht and pole mounted
fixture.
'ight
Finish
Fixtures are standard with
(:~..'r exclusive DeltaGuard
finish, featuring an E-coat
epoxy primer with a black
acrylic powder topcoat. A
red or grey accent stripe is
available at no extra
charge.
Ballast
NI f'~ures are standard
Wilh a high power factor
ballast. The 35'W HPS
fixture ~ standard with a
120V ballasL The 50W MH
& 50W HPS are standard
with a 120/277V dual-tap
ballast. Ail other wattages
are standard with a
120/208/240/277V Quad-
volt ballast (in Canada,
120/2TT/347V Tri-volt
include: 120V Reactor
ballast option for
50-150W HPS; 480V
option for 175-400W MH
and 70-400W HPS.
Lamps
The 16' WAC & WPR
Series accommodates $0,
70,100 or 175W MH and
35, 50, 70, 100 or 150W
HPS medium base lamps;
the 22' uses 175, 250
or 400W MH and 250
or 400W HPS mogul
base lamps (an ED28 ~
reduced envelope
lamp is standard in the
WAC Sedes 400W MH
r~ure).
Wiring
150'C minimum supply
wire is required on wall
mounted fixtures.
Labels
The Wedge Light is UL
Usted in U.S. and Canada
for wet locations and
enclosure classified IP54
per EC 529.
Shield a:=ss~ (stanclard on
AC Series Wall Mount) pemlits
~___,~-side cutoff ~ity.
Clnd~~ cm~ ef
400W YH 22' WAC S,,ms Wedge Ught
Udmlt with buaiglt lakld
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A, VENUE NORI~ ~
I#~ FILE m' 14111
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VENUE NOR TH ~
Jill 1~11 Il.:
I
EXISTING B.UILD;,~,~O
LANDSCAPE LEG~qD
Acer X freemonli "Jeffersred" AUTUMN BLAZE MAPLE
Betulo popyrtfwa
PAPER BIRCH
CLUMP
Quercus rubro
NORTHERN RED OAK
Picea 91auca den~ota
BLACK HILLS SPRUCE
Ualus 'Red Splendor'
RED SPLENDOR CRAB
chinensis "Sea Green" SEA GREE:N JUNIPER
sablna "Broadmoor" BROADMOOR JUNIPER
Spiraea japonica "Utile Princess' LITTLE PRINCESS SPIREA
Spiraea x bumaldo 'l)art'~ DART'S RED SPIREA
t2
.,m!RCULAR PLANTING DETAIL
497/-/
A VENUE
NORTH ~
lNG NOTES
1. ALL PLANTS MUST BE HEAL~Y, VIGOROUS MA'~'RIAI. FRFT OF
~D DI~ ~D BE ~TAINER ~O~ ~ B~ AND ~U~P~
~ I~1~ IN ~[ ~T MST.
2, ~ ~ MU~ ~ S~N~T ~N~ ~D ~ HE~ ~D
3, ~ L~ ~CT ~ ~ M~T ~ RE~CT
~N~ ~ ~ ~ UNSA~AC~ B~ D~NG
~A~ INST~.
4. NO ~~S ~ ~NT MA~ ~ BE AC~
~PRO~ IN ~I~NG BY ~E LAND~E ~1~.
~A~ ~ NUR~R~EN, INC. ~ ~ ~S~ MINIMUM
~ ~I~EN~ F~ PLANT MA~I~
BY S~ ~N~ ~S~ 6' O.C. MA~MUM ~A~G.
7.~ ~T MA~I~S ~ES, ~ ~ B~S ~D
~0~ ARE ~O~MA~ ~AC~ ~ BE ~B~
CM~ ~A~ ~ ~ ~NG ~S AT ~A~NG ~0~ AND
~D TO C~F~M TO ~E E~ C~S ~ ~E ~,
~I~CT ~ A~RO~ ~E STAKING LOCA~ ~ ~ P~T
MA~I~ PRI~ TO WSTA~A~.
8, ~ ~ MU~ BE PLAN~, MULCH~, ~D STA~ ~ ~0~ IN
9. ~ ~N~NG AREAS MUST BE ~P~Y MUL~ AS ~.
!0. MUL~: ~R~ H~D~ MUL~, ~ ~D ~ ~ NO~S
~D F~ ~S, UN~ INDICA~ AS R~ MUL~ ~ ~AWN~,
~BMIT W~ TO ~D~E ~I~CT ~1~ ~ ~Y ~-~
F~ APPROV~ D~ MUL~ ~ DAY ~ INST~. USE 4"
UN~ O~W~
I1. ~ ~ T~ P~N~ O~ ~ ~T ~U~
P~N~NG NO~5 ~D ~N~ NO~,
12. ~E ~AC~ ~ BE RE~ F~ ~ MUL~ ~D
P~NG ~L ~ ~ ~ ~E ~ ~0~ ~ ~E P~.
~1~ A~ ~ES ~0~ ~ ~E ~T ~.
13. L~M ~A~ ~ MA~ ~ ~ ~-~ M~ NOT
BE ~.
14. ~E C~A~ ~ K~ PA~, ~ ~O ~N~
CLEAN ~D UNSTAIN~. ~ P~l~ ~ ~ A~ ~
MAINTAN~ ~~ ~S~UC~ P~. ~ W~ ~
PRMP~Y ~MO~ ~M ~E ~. ~Y ~Y ~T S~ NOT
PL~ ~ DAY ~ D~Y ~ BE ~ ~ ~D WA~ UN~L
INST~A~. P~ NOT M~T~N~ ~ ~15 M~ ~
RE~C~. ANY D~A~ ~ E~S~NG FA~ ~ ~ ~A~ AT
~E C~ACT~'S E~
15. ~E C~A~ ~ K ~~ F~ ~G ~
16. L~A~ ~D ~ ~ U~E~ ~NG ~GA~ UN~,
4~-~2 (~N CI~ M~O ~A) ~ ~2-11~ (~
MINNE~TA) ~ H~RS B~ ~N~ ~A~ ~
SAME. N~ ~ ~D~ ~ ~ ~ ~C~
FACIUTA~ P~ ~~.
17. USE AN'II-DESICCANT (ML'~I~RUF OR APPROV~ Ei3UA~.)
DEAD.S P~ MO~ IN ~AF ~D F~ E~R~NS MO~
AN~M~ ~Y AS PER MANUFAC~R'S IN5~C~.
PRO~C~ DURING W~R~ P~.
l& P~NG ~ F~ ~ SHRUBS AND ~ND
~ ~ LO~ ~T~NWG A UB~ ~NT ~ HUMUS
AND CAP~ ~ ~ST~ING M~S ~NT ~0~. IT
P~NDS P~ ~C YARD. IN ~N~NG B~S IN~P~A~
MI~ ~~T ~E ~RE B~ BY ROTO~NG INTO
20. ~A~S~ME ~ ~N~NG: NO~: ~E ~N~ACT~ MAY
APRIL 1-~NE 1; AUG. 21-NOV. 1
APRIL 1-~NE 1; AUG. 21-NOV. 1
E~ ~i i~ ~N~:
APRIL 1-MAY 1~ AUG. 2I-~T. ~5
IN~EC~ HAS B~ M~, ~D ~NG IS A~ EX~U~
~L~V&~NG, MULLING, ~MOV~ ~ DE~ MA~, RE-~NG
~CA~
23. WA~NG: M~NT~ A WA~NG ~U~ ~1~ M~
~LY WA~R ~ PL~ ~ A ~EK. IN E~M~Y HOT,
HEAT S~S ~ ~ ML~NG ~A~S, ~E~ M~RE UN~
M~E ~E NE~SSARY ~GEU~ F~ WA~R.
24. C~A~ ~ RE~EST IN ~I~NG, A flN~ AC~TAN~
~ ~, MUL~, ~D WA~ ~L A HE~Y STUD ~
IS ~T~NED,
NAVAI~~~
TM
architects
300firstavenue north
minneapolis, mn 55401
612/339-4200
612/~42-92~7 fny
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Kirk McDonald
FROM:
Mike Darrow / Alan Brixius
DATE:
January 30, 2003
RE:
New Hope- Navarre Preliminary Plat, CUP/PUD, Variance, Utility Vacation
FILE NO: 131.01 -02.06
Background
Navarre Corporation has submitted an application for Preliminary Plat, PUD/CUP,
Variance, and Utility Vacation for 5.69 acres of land located on the north side of 49TM
Avenue North. The site is currently zoned I, Industrial. To the north and northwest of
the site are industrial warehouses with a railroad spur track and wetland areas. On the
southwest side of the site is a three building apartment complex which is zoned R-4,
High Density Residential. To the southwest of the site are single family homes and
townhomes, zoned R-l, Single Family Residential. To the east and southeast are
industrial warehouses and railroad tracks, zoned I, Industrial.
The applicant is proposing to combine four parcels to accommodate the proposed
development. The combination of the parcelS will result in a lot area of 247,675 square
feet or 5.69 acres. The proposed building area will include 114,200 square feet. The
combination of parcels requires a PUD/CUP application as well as preliminary plat
review. According to Section 4.24 of City Code, the purpose of the PUD is to provide
for the integration and coordination of land parcels, as well as the combination or
mixture of varying types of residential, commercial, and/or industrial land uses.
Navarre Corporation provides distnbution and related services for music, ~D's, videos,
PC software, and interactive games. The primary activity of distribution involves receipt
of the product from manufactures, the sorting of the products for distribution to the retail
outlets, the return receipt of products from retailers, and the sorting for return to various
manufactures.
EXHIBITS:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Exhibit K:
Narrative
Survey
Preliminary Plat
Site Plan
Floor Plan
Exterior Elevations
Photometric Plan
Preliminary Grading and Erosion Control Plan
Preliminary Utility Plan
Landscaping Plan
Color Rendering
ISSUES ANALYSIS
Comprehensive Plan. The proposed use is generally consistent with the goals and
objectives of Planning District 5. District 5 consists primarily of industrial land adjacent
to the C.P. Rail System. The primary goal of this district is to promote and enhance the
industrial land uses in a manner that relates to the surrounding residential areas. The
following recommendations are suggested for Planning District 5 as it relates to this site.
1) The City will promote infill industrial development on the remaining vacant industrial
sites along 49th Avenue.
2)
The City will work with existing property owners and businesses to encourage the
continued industrial use of the sites in District 5 while resolving outstanding land use
compatibility issues.
Zoning. The current site is zoned Industrial. The purpose of the I, Industrial District is
to provide for the establishment of heavy industrial and manufacturing development
uses which, because of the nature of the product or character of activity, required
isolation from residential or non-compatible commercial uses.
A PUD is necessary due to the combination of the parcels. The approval of a PUD/CUP
would allow for the construction of a 110,670 square foot office warehouse plus two
links to the adjacent 7400 49th Avenue property
PUD. The PUD consists of four pieces of land, two lots, and one Outlot tlS~t must be
platted into one lot and one adjacent platted lot. The final stage PUD will have two lots
with two building "links" built between them, as well as shared driveways, parking
facilities, and linked storm drainage systems and a new NURP pond. The applicant is
seeking flexibility in green space, setbacks, impervious surface coverage, and driveway
separation.
Access. The applicant is proposing to have an access off of 49th Avenue North,
approximately 100 feet west of Quebec Avenue and roughly 15 feet from the residential
curb cut off of 49th Avenue to the west. According to City Code, Section 4.035,
driveway access curb opening on a public street except for single, two family and
townhouse dwellings-shall not be located less than forty (40) feet fromone another.
A variance of roughly 25 feet will be needed to allow this access area. A variance may
be warranted due to the building site plan, internal traffic circulation patterns and loading
area.
Traffic Circulation. Truck traffic will enter the proposed site from the south off of 49th
Avenue North. A counter-clockwise circulation on site is planned. The proposed plan
shows a 20 foot wide fire lane to the north of the building which meets City Code. The
applicant should revise the site plan and eliminate the southern most curb cut on the
northeast corner of the existing building so that adequate truck turning radius is
provided. The loading docks are located on the northwestern side of the proposed site.
The current plan provides sufficient turning radius for small to mid sized trucks. The
applicant will be required to show detailed information as to traffic circulation and
adequate turning radius for semi trucks and trailers.
Lot Area / Setbacks. The applicant is seeking flexibility in the setback to the east of
the proposed site. This setback connection to the adjacent building is allowed by PUD.
The lot area and other setbacks meet City Code standards.
Parking. On the site plan, the applicant has identified curb and gutter around the entire
parking lot. However, according to the applicant's narrative, they are requesting no curb
and gutter on the north side of the buildings. The applicant will be required to eliminate
the future parking expansion on the northern portion of the site plan. No parking signs
will be required along the fire lane.
A swale is being proposed in the pavement design to control the small amount of runoff
toward storm water collection facilities on the respective properties. The applicant will
need to modify the drainage plan to show the proposed swale detail. The proposed
swale is subject to the review and approval of the City Engineer.
According to City Code, Section 4035. (10), one parking space is required for each 300
square feet of floor area and one (1) space per each 1,500 square feet of floor area
used as warehouse. The applicant is proposing to create 128 new parking stalls. The
combined total of all parking between the two buildings is 237. The parking plan meets
the required amount as stated in City Code.
Building. It is recommended that the entry and links to the new building for the use of
the west owner/tenant have effective firewalls isolating them. The applicant is
proposing to create a paved courtyard between the two buildings. The applicant will be
required to show how the area will be accessed for maintenance purposes. The
applicant has provided a color rendering. The applicant has integrated the new building
with the existing building with regard to color, building material, window placement, and
a new entry. In the event that one side is sold off, the building must be able to be
separated. The buildings will be required to have two separate addresses.
Utilities. Staff have reviewed the revised utility plan and make the following
recommendations:
1) The applicant will be required to provide a plan for the removal or fill of the
abandoned trunk sanitary sewer.
2) The applicant will be required to provide an illustration of the City's relocated trunk
sanitary sewer.
3) The applicant will be required to provide an easement description and maintenance
agreement of the shared private water main.
4) The water main connection off of 49"~ Avenue North should be coordinated with the
City's utility improvements to reduce disturbances of 49"~ Avenue.
5) The fire hydrant on the northwest comer of the existing building should moved north
of the fire lane.
6) For the square footage of the building, five hydrants are required not more than 300
feet apart. The applicant should revise the plans to show an additional hydrant on
the western side of the parking area adjacent to the proposed building.
7) The utility plan is subject to the review and approval of the City Engineer.
Storm Water. The project will require the review and approval of the Shingle Creek
Watershed District. The applicant will be required to provide capacity calculations on all
ponds receiving water.
Wetland. The wetland delineation on the north side of the building and on the existing
Navarre property must be shown. The proposed access road on the north side of the
building could impact the wetlands. Any wetland impacts will be reviewed by the City of
New Hope for the wetland conservation act.
Green space. According to the site plan, green areas have been reduced due to the
internal courtyard between the existing building and the proposed building. The
applicant is seeking flexibility in the amount of green area and impervious surface
coverage.
Grading and Erosion Control. The applicant has submitted a preliminary grading and
erosion control plan. There is roughly a 13-foot difference in grade between the
residential use to the west and the proposed development. The applicant has provided
an illustration of safety measures on top of the highest grade. These measures are
subject to the review and approval of City staff and the City engineer. The grading and
erosion control plans are subject to the review and approval of the City Engineer.
Landscaping. The applicant will be required to provide additional screening from on
top of the retaining wall. Staff has concerns about the screening detail from the
residential area to the west onto proposed development. Additional screening will be
required. The applicant is suggesting that based on the level of landscaping refinement
desired at the proposed site, an irrigation system isn't needed.
Demolition Plans. The applicant has prepared plans for the demolition of the 7600 49t~
Avenue North property. These plans are subject to the review and approval of City
staff.
CONCLUSION
The proposed development is generally consistent with the City's Comprehensive Plan
future development for this area. During the staff's review of the applications, several
issues have been identified that will need to be addressed prior to the application
moving forward. At this time, staff recommends PUD concept approval. We also
recommend a continuation of the PUD Development Stage and Preliminary Plat until
the March 2003 Planning Commission meeting to allow the applicant to address the
following:
1) The City approves the variance of roughly 25 feet to allow for the current access
area.
2) The applicant shall submit detailed information as to truck traffic circulation and
provide adequate turning radius for large semi trucks.
3) The buildings shall have two separate addresses.
4) The Utility Plan shall be revisecl to include:
a. A plan for the removal or fill of the existing trunk sanitary sewer system.
b. An illustration of the City's relocated sanitary system.
c. An easement description and maintenance agreement of the shared' private
water main.
d. The water main connection off of 49th Avenue North shall be coordinated.with the
City's utility improvements.
5) The fire hydrant located in the northwest corner of the existing building shall be
moved north of the fire lane.
6)
7)
The applicant should revise the plans to show an additional hydrant on the western
side of the parking area adjacent to the proposed building.
The proposed plan is subject to the review and approval of the Shingle Creek
Watershed District.
8) The grading and erosion control plan shall be subject to the review and approval of
the City Engineer.
9) The wetland delineation on the north side of the building and on the existing Navarre
property must be shown.
10)No parking signs shall be posted along the fire lane.
11)The applicant shall remove the future expansion parking on the current site plan.
12)The utility plan shall be subject to the review and approval of the City Engineer.
13)The applicant shall revise the landscaping plan and provided additional screening,
14)Other requirements by City staff, City Officials, or the City Attorney.
pc: Roger Axel
Vince Vander Top
Bonestroo
Rosene
,Anderlik &
.Associates
Engineers & Architects
Bonestroo, Rosene. Anderllk amJ Associates, Inc. is ~fl Affirmative Act~on/E(lual Opportunity Employer
and Employee Owned
PriflcipaJs: Otto G Bonestroo. P,E · Marwn L. Sorvala, PE · Glenn R. Cook. EE · RoOert G Scr~un~c~! PE ·
Semor Consultants: RoDert ~ Rosene. EE. · Josep~ C. An~erhk. PE · R~c~ar~ E Turner ~E * Susan M EDerJm C PA
Associate Principals: Ke~t~ A GorOon. EE · Rooert R Pfeff~te. PE · R~c~arO ~ Foster. EE · Pewd O Loskota PE ·
Daw~ ~ Bonestroo M.B.~ · S~Oney P ~flll~son, PE.. L.S · Agnes M Ring, MBA · AlJan Rick Sc~ml~t PE ·
RoDert J Devery. PE
To: Kirk McDonald
cc:
Roger Axel, Guy Johnson, Alan Brixius, Mark Hanson
From:
Vince Vander Top, Jason Quisberg
Subject: Navarre Corporation Site Improvements
Our File No. 34-02-140
Date: January 29, 2003
We have received the revised plans for the Navarre Corporation expansion. We have reviewed
the plans in accordance with City standards/requirements, the sanitary sewer realignment project,
and previously issued comments. The following comments are similar to those issued
previously; although they have been modified based on the submitted information and most
recent discussions.
Prelirmnary Plat
We understand that completion of the preliminary plat is still in progress. Previously issued
comments are repeated herein. Supporting easement documents may be required in addition to
the preliminary plat. A pond maintenance agreement will also need to be produced.
The proposed improvements will require the merger of specific lots. This will be
accommodated through a replatting of the subject parcels. All parcels will be platted
into one lot, Lot 1, Block 1.
· Drainage and utility easements will be required over existing and future city
utilities.
· Ownership of the RR spur serving adjacent properties must be identified.
Appropriate easement must be included in the plat.
Joint access easements for ingress and egress must be documented fo~: the developing
parcel and the existing Navarre building.
Joint easement should be shown over the water main circling the buildings. This
easement is privately owned and benefits both buildings.
The existing easement over the lateral 8-inch sanitary sewer on the south side of the
Navarre building could be vacated if this 8-inch sanitary is relocated per the City
utility project.
2335 ~Vest Highway 36 a St. Paul, MN 55113 · 651-636-4600 · Fax: 651-636-1311
Preliminary Grading and Erosion Control Plan
An erosion control plan is included. The submitted narrative indicates that dust
control will be provided. Noise will be controlled by limiting work hours.
Traffic control and signage for vehicular and pedestrian traffic past the site will need
to be incorporated during construction as directed by the City.
Approximately 25,000 to 30,000 CYs of material will be hauled off site. This could
represent anywhere from 1,000 to 1,500 truck trips through the City. The applicant
will require this truck traffic to follow 49a' Ave. to Winnetka Ave. to Bass Lake
Road. "Trucks hauling" and any other pertinent signing will be required. Erosion
control at the site entrance and on 49ai Avenue will be enforced including street
sweeping and a rock construction entrance.
We discuss modifying the proposed driveway entrance to increase separation between
adjacent residential driveway to the west. This could still be accomplished if parking
stalls can be removed. Further discussion on this issue would warranted.
Show residents and driveways on the south side of 49~a Avenue to assure headlights
from Navarre traffic do impact these properties.
10.
11.
12.
13.
A 1:10 "flat" bench was not included in the ponding area. This bench is
recommended but is not necessarily feasible. It is recommended that the plan be
submitted as shown to Shingle Creek Watershed. Further adjustment may be required
per that review.
Soil boring information should be forwarded to the City when available. This is
required for the trunk sanitary sewer line design.
The wetland delineation on the north side of the building and on the existing Navarre
property must be shown. The proposed access road on the north side of the building
could impact the wetlands. Any wetland impacts will be reviewed by the City of
New Hope as the LGU for the wetland conservation act.
Additional detail is required for the proposed retaining wall. This is significant wall
in height. Plans for the wall will be required from a registered engineer.
Construction limits for the wall must remain on the developing property. If this is
not feasible, temporary easement will be required from the adjacent property.
Currently, some drainage from the adjacent residential property is routed onto the
developing property. The proposed plans will significantly increase the grade
difference. A plan to accommodate this drainage must be defined.
The adjacent residential property currently plows snow onto the developing
property. An alternate plan must be identified. The City should contact the
apartment complex owner.
Some protection must be provided at the top of the wall to identify the significant
grade change and to protect vehicle traffic. Bollards or a fence will be required.
The plans currently show the existing cyclone fence to remain. It must be
determined that this is feasible from a construction stand point and desired from
an aesthetic and function stand point.
14.
The grading plan does not address the removal of Ahrens Trucking. Information
must be submitted addressing this work. It is our understanding..that this plan will be
developed when the site is accessible. The plan must include detail regarding the
disconnection of utilities and the handling of hazardous materials.
15.
It is recommended that truck routes be identified through the site to assure adequate
turning radii and space.
· The south curb line east of the existing Navarre building for the north drive
should be eliminated. The current configuration will restrict truck turning radii.
16.
The parking lot and drive pavement section must be identified. Drive sections must
be based on anticipated truck traffic.
17.
Existing driveway aprons and sidewalk along 49th Avenue must be removed and
replaced in accordance with the configuration of the approved site plan.
18. Identify any private utilities to be abandoned.
19.
Obtain a MPCA NPDES construction permit as is required for construction sites over
5 acres.
Preliminary Utility Plan
20.
Include storm sewer and pond calculations for quality and quantity.
calculations have not been received to date.
These
21.
22.
· Quantity: Calculate changes in runoff rates for 2, 10, and 100-year rates. Design
storm sewer for 10-year event. Identify pond discharges. Identify 100-year
overflow routes.
· Quality: Demonstrate that NURP standards are met for the site.
The proposed storm sewer system between the two buildings utilizes the existing
storm sewer for the Navarre building to the east. This storm sewer discharges to an
existing pond. Water calculations must demonstrate that this pond satisfies the
requirements of the existing area as well as the drainage area between the buildings.
It is anticipated that the drainage area to the existing pond will actually decrease.
Submit plans to the Shingle Creek Watershed for review. Submit the plans via the
City of New Hope.
23.
A pond maintenance agreement exists for this existing Navarre pond. This agreement
does not have to be altered as the drainage area to this pond will not be altered (See
comment #21).
A maintenance agreement must also be established for the new pond on the new
property.
25.
Roof drainage discharges directly to an adjacent wetland. This will be reviewed by
Shingle Creek Watershed, but it is our understanding that this is acceptable.
26.
Storm sewer exists between the two buildings. Aceess to the storm sewer for
maintenance must be demonstrated. The ground surface (i.e. pavement, rock, turf)
between the buildings should also be identified.
27.
28.
Hydrants must be located according to the Fire Departments requirements.
understanding that this has been completed.
It is our
The water main and storm sewer through the site have been aligned to coordinate
with the trunk sanitary sewer and storm sewer reconstruction.
29.
The City utility project will result in a cut into 490` Avenue. The proposed Navarre
improvements show connecting to an existing watermain near Quebec Avenue. The
plans depict this connection outside of (north of) 490` Avenue. It is recommended
that the location of this water main connection be verified. If the water main
connection will impact 49~h Avenue, the connection should occur at the same time as
the sanitary sewer connection to prevent multiple disturbances to 49°` Avenue.
30.
It is recommended that the pond outlet be in the NW comer of the pond into the
structure on the trunk storm sewer placed by the City.
Landscape Plan
31.
A native seed mix is identified around the ponding area. Fiber blanket will also be
required or other approved erosion control measures.
32.
Existing landscaping in front of the existing Navarre building will be impacted by the
parking lot expansion as well as the City project. In particular the 35-inch
cottonwood will need to be removed. This should be discussed by the applicant and
the City.
33.
The four spmce trees at the NE comer of the existing Navarre building could be
relocated to accommodate the access road on the north side of the building. The
applicant has indicated that this may be coordinated with the City.
Project Coordination
The proposed site and building improvements will be coordinated with the City sanitary
sewer and storm sewer relocation project. The City has postponed advertisement for bids for
the utility project. It is anticipated that bids will be opened in late March.
It is further anticipated that the applicant will clear the site including the removal of Ahrens
tracking and grade the site prior to relocation of the trunk utilities. The applicant will
remove the trunk storm sewer and construct interim measures to assure storm drainage. The
City's contractor will occupy the site after the preliminary grading while the building
construction begins. The City will abandon the trunk sanitary sewer. Significant
coordination will be required throughout the project.
34.
The applicant must submit a detailed construction schedule .... The schedule must
include specific actions and milestones as follows:
35.
a. Identify when the City's contractor will be able to occupy the site for
construction.
b. Identify when Ahrens trucking demolition will be complete.
c. Identify when the site clearing and grubbing will be complete.
d. Identify a schedule for site grading.
e. Verify watermain and local storm sewer construction will occur after the City
utility construction.
f. Identify schedule for the building construction.
g. Identify substantial completion date for the City utility work.
h. Provide soil investigations including boring to estimate dewatering requirements.
Several utility conflicts could exist between the site utilities and the City utilities.
Both engineers must review the alignments and depths.
End of comments
ME M 0 R A ND UM
DATE:
TO:
FROM:
SUBJECT:
January 21, 2003
Erik Miller, P.E.
Adam Parker
Navarre Corp. # 14113 - Stormwater Calculations
An analysis of the 2, 10, and 100-year storm events for the Navarre Corp. property as
well as NURP calculations was evaluated. The evaluation includes both existing and fully
developed conditions. The stormwater analysis utilized the HydroCAD computer model.
The analysis also includes pond elevations for the proposed pond located in the northwest
comer of the property.
ANALYSIS OF PRE-AND-POST DEVELOPMENT FOR 2, 10, AND 100-YEAR
STORM EVENTS
This section describes the flowrates for the pre-developed and post-developed con~;litions.
This evaluation only includes runoffthat will or which currently does drain to the city
NURP treatment pond located in the northeast comer of the site. The evaluation does not
include the area served by the proposed building and is discarded in both conditions
because the building is being treated by a different storm sewer system. The runoff
generated by the proposed pond (located in the northwest comer of site) is also discarded
in the analysis.
Table 1 - 2, 10, & 100 YEAR FLOW RATES PRE-AND-POST DEVELOPMENT
Condition 2-yr 10-yr 100-yr
..~e-Development 5.8 cfs 12.7 cfs 23.1 cfs
.Post-Develoioment 7.2 cfs 11.8 cfs 17.8 cfs
The flowrates, with the exception of the 2-yr event, are lower for the post-development as
compared to the pre-development. Attachments A through C contain the HydroCAD
reports for each condition and storm events. The drainage maps are located in Attachment
E.
PROPOSED POND NURP CALCULATION AND LIVE STORAGE
DETERMINATION
For the proposed pond located in the northwest comer of the site, an evaluation of the
NURP storage was done. The volume required for storage is equal to the runoffvolume
generated from the 2.$ inch rainfall event which is 0.30 acre-feet. The proposed pond
storage volume is 0.34 acre-feet from the bottom of the pond to the NWL (Normal Water
Level) (893.4). Attachment D contains the HydroCAD NURP report.
The pond will be able to provide storage for the 100-year rain event. The outlet will be in
the form of a 6" orifice. The outlet will drain to the storm system, which will be provided
by the city. The 100-year event will raise the water level to 896.6 (HWL).
SUMMARY
The post-development stormwater runoff.rate is less than the pre-development rate for every
event except for the 2-year. The proposed pond meets NURP requirements and will provide
100-year storm storage and protection. With the exception of the 2-year rate control, the
proposed development will meet city stormwater requirements.
If there are any further questions, please contact me.
Sincerely,
Adam Parker
Attachments:
Attachment A: HydroCAD 2-Year Pre-and-Post Development Calculation
Attachment B: HyclroCAD 10-Year Pre-and-Post Development Calculation
Attachment C: HydroCAD 100-Year Pre-and-Post Development Calculation
Attachment D: HydroCAD Proposed Pond NURP Calculation
Attachment E: Existing and Proposed Drainage Maps
Memorandum
TO:
FROM:
DATE:
SUBJECT:
Kirk McDonald, Director of Community Development
Aaron Surratt, Fire Inspector
January 28, 2003
Navarre Revised Plans
Only comment on is that the required five hydrants are not shown on the revised plans. For the square
footage of the building, five hydrants are required and not more than 300 feet apart with a 4,750
gallon/minute water flow.
Comment called in to Pam Sylvester on 1/28/03 - computer network at Fire Station was down at the
time.
B.
C.
D.
A
Appli-
cation
number
03-01
CITY OF NEW HOPE
SPECIAL ZONING PROCEDURES APPLICATION LOG
Applicant
Name
Address
Phone
New Hop. e LLC/Navarre Corp.
7400 49u' Avenue N.
New Hope, 55428
John Turner
763-971-2703
C
Date
application
received
by City
1/10/03
D
Date Applicant
was sent
notice
that required
information
was missing
E
Date 60-
day time
limit
expires
3/11/03
F
Date 120-
day time
limit
expires
5/10/03
G
Date
Applicant
was notified
of
extension
Deadline
for City
action
under
extensior~
or waiver
Date City
approved or
denied the
application
Date City
sent response
to Applicant
Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application.
Assign each application a number.
List the Applicant (name, address and phone).
List the date the City received the application.
List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the
date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line.
To calculate the 60-day limit, include all calendar days.
To calculate the 120-day limit, include all calendar days.
Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G
must come before the date in Boxes E and F.)
List the deadline under any extension or waiver.
The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.)
List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before
the time limit expires.
Memorandum
To:
From:
Date:
Subject:
Planning Commission Members
Kirk McDonald, Director of Community Development
January 31, 2003
Miscellaneous Issues
NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with
additional detail on Council/EDAJHRA actions on Community Development related issues or
other City projects. It is not required reading and is optional information provided for your
review, at your discretion.
1. January 13 Council Meetinqs - At the January 13 Council meeting, the Council took action on
the following planning/development/housing issues:
· Project #728, Resolution Approving Final Plans and Specifications and Advertisement
for Bids for the Relocation of Utility Pipelines at the Navarre Corporation Site:
Approved, see attached Council request.
· Project #665, Resolution Approvin.q Cost Sharin_cl A~reement Between Electronic
Industries, Inc. for Implementation of the Cleanup Plan and Grant Requirements at
7516 42nd Avenue North: Approved, see attached Council request.
· Project #514, Resolution Approvin.q Agreement with Cenaiko Expositions, Inc to
Provide Booths for the 2003 Northwest Suburban Remodelinq Fair: Approved, see
attached Council request.
· Project #514, Resolution Approvin,q Service Contract with Beth CW Nelson ?
Associates to Assist with Coordination of 2003 Northwest Suburban Remodelinq Fair:
Approved, see attached Council request.
· PC99-21, Resolution Authorizinq Release of Financial Guarantee for L&A Townhomr,
Development, 4820-4860 Alice Way: Council postponed release pending review of grading
issues at the site.
January 27 Council/EDA Meetinq-~ - At the January 27 Council/EDA meetings, the Council/EDA
took action on the following planning/development/housing issues:
· PC99-21, Resolution Authorizing Release of Financial Guarantee for L&A Townhom~
Development, 4820-4860 Alice Way: Approved, see attached Council request.
PC02-08, Resolution Authorizinq Release of Financial Guarantee for Paddoc'.:
Laboratories, 3940 Quebec Avenue: Approved, see attached Council request.
Proiect #734), Motion Authorizin.cI Staff to Neqotiate the Potential Purchase of 4317
Nevada Avenue for its Appraised Value of $61,000: Approved, see attached Council
request.
· Motion Re|ectina A~)raisal Quotes and the Potential Acquisition of 4000 Winnetka
Avenue~ the Former Dura Process Company Industrial Property: Council rejected quotes
for appraisal and directed staff not to pursue acquisition, see attached Council request.
· Project #685, Motion Approving 7105 62"d Avenue Accessible/Adaptable Twinhom-
Mortgage Structure: Approved, see attached Council request.
· Proiect #718, Resolution Approving Letter of A.qreement with Dahl.qren, Shardlow and
Uban for Desiqn & Redevelopment Planninq Services for the New Hope City Center
Area: Approved, see attached Council request and Letter of Agreement.
· Ordinance 03-03, An Ordinance Amendinq Chapter 14 of the New Hope City Code by
Establishinq an ePermit Access Fee: Adopted, see attached Council request.
· Project #719, Resolution Approving Office Lease for Tenants at 7801 Bass Lake Road:
Council directed staff to continue existing month-to-month leases, see attached EDA request.
· Project #732, Update on Request by the E.qan Companies, 7100 Medicine Lake Road.
for Financial Assistance to Relocate and Expand Facility in City: City received
correspondence from Egan informing the City of its relocation to Brooklyn Park and
withdrawing request for financial assistance.
Codes & Standards Committee - The Codes & Standards Committee did not in January, but
the Committee will meet in February to discuss bus shelters, dog daycare, and minor code
amendments.
Desi.qn & Review Committee - The Design & Review Committee met in January to review
Navarre's expansion plans. The application deadline for the March Planning Commission meeting
is February 7 and the Committee will be contacted regarding the status of any applications
received.
Future Applications - Future applications or businesses that staff is currently working with
include:
a. Vadance for single-family home garage expansion -
b. Budget Rental Car CUP and PUD amendment for City Center Shopping Center-
8 th · .
c. 501 54 Avenue ~ndustnal subdivision request and new construction -
d. Collisys - PUD amendment to allow second building on site.
e. Chardon Court new construction
f. Frank's site potential redevelopment
g. 42nd & Quebec redeveloping in future: Culvers Restaurant and professional offices
At this time, staff is not aware of any applications for the March Planning Commission meeting
except the preliminary plat for Navarre Corporation.
6. Miscellaneous Articles - Enclosed for your information is the January issue of Zoning News.
7. New Commissioner - The Council appointed a new planning commissioner, Timothy Buggy, at
its January 27 meeting and he will take the Oath of Office at the February Planning Commission
meeting.
8. Reinventing America's Suburban Strips - Enclosed is an article from the Urban Land Institute
on Ten Principles for Reinventing America's Suburban Strips for your information. This was
presented at a recent workshop conducted by the Metropolitan Council.
9. Planning Commission Workshop on Tax Increment Financing - February 11, 6 p.m. - Per
the request of the Planning Commission, a workshop with the city's financial consultant on tax
increment financing has been scheduled for Tuesday, February 11, at 6 p.m. Material on this
subject will be distributed at the meeting, which will be held in the Park & Rec conference room at
City Hall. A box lunch menu for that meetinq is enclosed separately and staff would appreciate.
your tumin.q these in to Pam no later than Friday, February 7.
10. If you have any questions on any of these items, please feel free to contact city staff.
Attachments:
Navarre Plans & Specs for Utility Relocation
Electronic Industries
Remodeling Fair Booth Contract
Remodeling Fair Consultant Contract
L&A Townhomes
Paddock Laboratories
4317 Nevada Avenue
4000 Winnetka Avenue
7105 62nd Avenue
City Center Task Force Planning Services
ePermit Ordinance
7801 Bass Lake Road
Egan Companies
Miscellaneous Articles
COU'NCTt_
Originating Department
Community Development
Public Works
I EQUEST FOR ACTION
Approved for Agenda
January 13. 2003
Agenda Section
Consent
Kirk McDonald Item No.
Guy Johnson ' '
6.22
RESOLUTION APPROVING FINAL PLANS AND SPECIFICATIONS AND ADVERTISEMENT FOR BIDS FOR THE
RELOCATION OF UTILITY PIPELINES AT THE NAVARRE CORPORATION SITE (IMPROVEMENT No. 728)
REQUESTED ACTION ~
Staff recommends that the Council approve plans and specifications for the relocation of the city's sanitary sewer and
storm water pipes that run through the Navarre Corporation expansion site, and order advertisement for bids for the
project.
~OLICYIPA~r' PRACTICF
In the past, the city has-undertaken similar public utility relocation projects to assist with business retention and
expansion projects. This project would meet several of the industrial goals and policies identified in the City's
Comprehensive Plan. including..
· Retain and expand New Hope's industrial land uses to insure a diverse tax base and local employment
opportunities.
· Continue to facilitate the in-place expansion of existing industries.
· Redevelop industhal sites that display building deterioration, obsolete site design, and/or land use compatibility
issues.
'ND
Staff has been coordinating on the Navarre expansion project for the past six months At the June 10 EDA
staff presented a Proposal from Navarre Co.rporation to rel
Avenue to city-owned ~mn~h, o, a.~nn ,,~lli . ocate Ahrens Trucki,,-. ~,-----'.' ....... meeting.
directed staff ,o ,---,----~, --o,~,,v ,~ Avenue ,o ,ac~l,tat, a large exp;~;i'o~";~s~CteJrrl~anvtal°n, eCat;~t~.a .FTh6e0%~,~
coordinate t
with both parties. Initial terms of agreement were reached and discussed at the August 12
EDA meeting, and on September 9. the City Council and EDA approved a number of agreements regarding this
project. At the October 28 EDA meeting, staff informed the Council that the bids on the Ahrens Trucking relocation
portion of the project came in very high and wanted to determine the interest in proceeding with the N
the project. The EDA directed staff to Proceed wi . . ·
constructmng at least a 100 00 ............. th the Navarre expansmon .... .., .... avarre port,on of
would mimic the existing facilitY, o~-a,, i~o, lwo-slory office/warehouse buildi,.~"~;~'~ .~a.v?rre qas committed to
Navarre anticipates its New Hope employment Would increase by 80 people upon
completio~ of the facility and Would increase to 100 people over time. u, materials anti shape of which
MOTION BY
TO:
SECOND BY
Request for Action Page 2 1-13-~,,.
In order, to facilitate a -possible expansion of the Navarre Corporetion complex to the lots west of its current s~,,.,
relocation of sanitary sewer and storm water infrastructure would be necessary. The city currently has a 21-inch
sanitary sewer trunk line that flows from the Angeline Drive and Quebec Avenue intersection to the 49tn Avenue and
Quebec Avenue intersection. There is also a storm water pipe that flows south to north through the lots in question.
The proposed realignment of the utilities would shift the pipelines threugh the property to the west edge of the
property. Considering the complexity of the work and the possible urgency of the request fi'om the Navarre
Corporefion to initiate this project, staff recommends that plans and specifications be approved now. Should Navarre
Corporetion's project not be undertaken at this time, the plans and specifications for this work would still be needed if
any future development of these lots is to be considered.
The paperWork regarding eminent domain proceedings to acquire the Ahrens Trucking property were filed with the
courts on December 20 and the city's relocation consultant is currently coordinating with Ahrens Trucking on
relocation. Navarre Corporefion is expected to file an application and plans for its building construction on January 10.
That application will be considered by the Planning Commission and City Council on February 4 and 10, respectively.
FUNDING
A preliminary estimate, earlier this year, for relocating the utilities was $250,000.00. A'later updated engineer's
estimate projected the cost at $266,000.00. Actual bid amounts to complete the project will ultimately be a reflection
of the bidding cJimata in the metropolitan area. Navarre Corporation will be responsible for the cost to fund the utility
infrastructure relocation, and will be reimbursed by the city through Tax Increment Financing ('i'IF) funds.
ATTACHMENTS
Memorandums from the City Engineer and the City Attorney, the resolution, the 'Advertisement For Bid', and maps of
the site are attached.
COUNCTL
REQUEST FOR ACTION
Originating Depadment
Community Development
By: Ken Doresky, Community
Approved for Agenda
1-13-03
Agenda Section
Consent
Item No.
6,25
RESOLUTION APPROVING COST SHARING AGREEMENTBETV~EEN ELECTRONIC INDUSTRIES, INC.
FOR IMPLEMENTATION OF THE CLEANUP PLAN AND GRANT REQUIREMENTS AT 7516 42ND AVENUE
NORTH (IMPROVEMENT PROJECT NO. 665) .
ACTION REQUESTED
Staff is requesting Council consideration of a resolution approving the attached Cost Sharing Agreement
between the City of New Hope and Electronic Industries for payment of the required 25% in matching funds
and to provide proper administration of cleanup activities per grant requirements from the MN Department of
Trade and Economic Development (D'I'ED), Contamination Cleanup Grant Program and the Hennepin County
Division of Environmental Services, Environmental Response Fund. The grant funds will be used to complete
the contamination cleanup process at City-owned properly located at 7516 42nd Avenue North, the former
Electronic Industries site.
.POLICY/PAST PRACTICF .
In 2000, the Council authorized the execution of a cost sharing agreement with Electronic Industries, the
responsible party, to pay the 25% matching funds and to provide proper administration of contamination
investigation activities for this site. The attached agreement is very similar to the agreement approved in 2000.
BACKGROUND
On April 8, 2002, the City Council approved resolutions authorizing staff to apply for cleanup funding from
DTED and Hennepin County for the City-owned site at 7516 42nd Avenue North, the former Electronic
Industries site. On July 23, the Hennepin County Board approved funding for the project in the amount of
$31,125. In June, DTED approved $217,860 for the project. On July 22, the Council passed a resolution
formally authorizing the DTED grant agreement. On August 12, the Council passed a resolution formally
authorizing the Hennepin County grant agreement.
The City initiated this grant Process in order to expedite the cJeanup of the site and market the property for
commercial redevelopmenL in the spring of 2000, the City applied for and received a Contamination
Investigation and Remedial Action Plan (RAp) Development Grant from DTED to determine the extent of
contamination, develop a RAP and prepare for the submission of the follow-up DTED cleanup grant. The RAp
was completed during the fall of 2001.
MOTION BY
TO:
SECOND BY
Request for Action Page 2 1~ 03-
Please see the following, funding summary:
DTED Cleanup Grant I $217,860 I
Hennepin County Grant $ 31,125 ~
Electronic Industries Match (25%) t $ 82,995 l
Total Cleanup Cost $331,980 [~....
The Cost Sharing Agreement outlines the responsibility of Electronic Industries for this project. Please see the
following major provisions:
The purpose of the agreement is to implement the Work Plan for contamination cleanup of the
property. Electronic Industries is responsible for implementing .~e ..Work Plan.
The agreement allows Electronic Industries access to the site for completion of the Work Plan.
The agreement allows for a maxirn-urh reimbbrSemenftb~ Electn~nic"l*~dUstries of $248,983 (the amount
of grant funds received from DTED and Hennepin County).-' The- *City *'*will-reimburse Electronic
Industries for all qualifying costs under the DTED and Hennepin County grant agreements, however, in
no event will the City's reimbursement exceed $248,983.
· Electronic Industries agreed that the City has not assumed any responsibility or obligation for
contamination cleanup at the property resulting from this agreement or the City's acquisition of DTED
and County grant funds to assist with the cost of cleanup..
· Electronic Industries shall agree to defend, indemnify and hold hah'nl6~$ the City, its officials, agents
and employees from any liability, claim, causes of actiOn, judgments, damages, losses, costs or
expenses, including reasonable attorneys' fees, resulting directly or indirectly from any act or omission
of Electronic Industries, its contractors or anyone employed by Electronic Industries or its contractors
and/or anyone for whose acts and/or omission of any official, agent or employee of the City under
direct control of El or its contractors and acting within the scope or direction given by Electronic
Industries or its subcontractors. This provision shall specifically include any claim of any nature made
by DTED against the City per Minn. Stat. §§ 177.41 through 177.44 (prevailing wage requirements).
· Electronic Industries acknowledges and agrees that Diversified Environmental, Inc., the City's
Environmental Consultant, shall act as the City's representative in connection with the administration of
the grant funds. All payment requests shall be approved by Diversified Environmental pdor to submittal
to DTED and the County for reimbursement of funds.
A new groundwater remediation treatment building will be constructed on the Gill Brother's Funeral Home site
as a component of this project. If cleanup activities produce the desired results (reduction in TCE), the existing
shed will be removed from the City owned site. 'The new groundwater treatment building will be placed at the
southwest comer of the Gill Brother's property. The Gill Brother's Funeral Home has agreed to the located and
construction of the building as Proposed. The building will have brick siding to match the funeral home and per
the recommendation of the City Forester, a 6' Colorado Spruce will be planted between the building and 42n~
Avenue North for screening. City staff has reviewed the Proposed building, location and landscaping and are
satisfied with the plan. Please see the attached agreement between Electronic Industries and the Gill Brother's
Funeral Home.
At the time the contamination was discovered in 1984, the MPCA identified Electronic Industries as the
responsible party. With this designation, Electronic Industries became legally responsible for the investigation
and cleanup of the contaminants. By the eady 1990s, the MPCA and Electronic Industries developed a
Remedial Action Plan (RAP) that identified the stages and timeline for the site cleanup. This RAP called for the
site to be gradually cleaned over aspan of 20-30 years. Now that the additional site investigation is complete
.=quest for Action Page 3 1-13-03
and the extent of actual .contamination is known, the initial 20-30 year cleanup plan is inadequate and would
, take many more years to complete in its present state.
Past investigation of this site had found the contaminant to be within the upper aquifer and overlying soil. A
shallow recovery well has been in place on the site for many years and was intended to capture the
contaminant and remove the contaminant from the site. The clay layer below the upper aquifer was believed to
be impermeable. During'this most recent investigation phase, it was determined that the contaminant has
permeated through the underlying clay layer into the lower aquifer. This movement of the contaminant to the
lower aquifer is a new development for the site that will, at a minimum, require the installation of a
groundwater recovery well to remove and treat groundwater within the lower aquifer and limit the migration of
the contaminant.
Many options and associated costs were evaluated for the cleanup of this site and the preferred alternative is
as follows: * - - .
· Preferred Alternative: Permanganate injection into the upper and lower aquifers and the installation of
a deep water recovery well: This option would involve injection of permanganate into the upper aquifer.
It has been found that this chemical neutralizes the TCE contaminate. Each injection is estimated to
cost $8,500. Several injections may be required to oxidize the TCE in the upper aquifer. If
permanganate is successful in reducing TCE concentrations in the upper aquifer, injection into the
lower aquifer would be proposed at an estimated ten times the cost of the upper aquifer injections.
Although permanganate injection into the lower aquifer may help reduce TCE levels, the clay above the
lower aquifer would not be affected by the injection. TCE remaining in the clay above the lower aquifer
will act as a continuing source of TCE in the lower aquifer necessitating a deep-water recovery well. A
recovery well would serve to remove and treat groundwater within the lower aquifer and limit migration
of the contaminant. The MPCA supports this alternative and will issue the necessary documents to
allow development of the property once this plan is completed.
o Estimated cost: $331,980
City staff expects cleanup activities to begin shortly after the cost sharing agreement is executed. Cleanup
activities should be completed by summer 2003. Redevelopment activities could begin shortly thereafter.
Based on a Request for Proposals distributed for the site last winter, staff has received two proposals for
consideration. Staff expects to present those proposals to the EDA this winter for consideration.
Staff recommends approval of this resolution contingent on receiving a signed agreement from Electronic
Industries. Staff has requested that a signed agreement be submitted to staff by the time of this meeting.
.FUNDING
The DTED Contamination Cleanup Grant can pay up to 75% of the cost of cleaning up the contamination.
Electronic Industries has agreed to provide the 25% match. The total estimated cost to implement the RAP is
$324,218. Clay investigation costs incurred by Electronic Industries have been included in the overall project
cost at the request of Electronic Industries in the amount of $7,762, increasing the total cost to $331,980.
Electronic Industries would be responsible for providing $82,995 in matching funds. DTED has approved
$217,860 in cleanup funding. Additional funding in the amount of $31,125 has been approved by Hennepin
County.
The City is not responsible for contributing funds for site cleanup.
ATTACHMENTS
· Resolution
· Location Map
· Cost Sharing Agreement
· Gill Brother's Funeral Home/Electronic Industries Agreement
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COUnCiL
REQUEST FOR ACTION
Originating Department
Community Development
Approved for Agenda
1-13-03
Agenda Section
Consent
By: Kirk McDonald ~ Item No.
6.26
RESOLUTION 'APPROVING AGREEMENT WITH CENAIKO EXPOSITIONS, INC. TO PROVIDE BOOTHS
FOR THE 2003 NORTHWEST SUBURBAN REMODELING FAIR (IMPROVEMENT PROJECT NO. 514)
.REQUESTED ACTION ~
Staff recommends approval of a motion approving the quote from Cenaiko Expositions, Inc. for the rental and
set-up of booths for the 2003 Northwest Suburban Remodeling Fair.
.POLICY/PAST PRACTICF
The cities of New Hope, Crystal, Brooklyn Center, Brooklyn Park, Maple Grove, Plymouth and Robbinsdale
have sponsored the Northwest Suburban Remodeling Fair for the past ten years and desire to sponsor the
2003 Remodeling Fair.
BACKGROUND
The cities sponsor the Remodeling Fair to encourage homeowners/residents to upgrade/remodel homes in
these cities. The Remodeling Fair will be held on Saturday, April 5, at the Crystal Community Center from 9
a.m. to 3 p.m. It is anticipated that there will be no cost to host the Fair, as the income derived from the sale of
the booths for exhibits will pay for advertising, booth rental and consultant expenses. The cost per booth for
exhibitors will be $150 and includes an 8' x 10' booth (with backwall, sidewalls, skirted table, chairs, and sign).
The cities have solicited quotes' from companies for booth set-up and rental and received the following quote:
Cenaiko Expositions, Inc. --~
$2,844.88
Cenaiko Expositions also included a price for a sound system in the amount of $325, which is included in the
$2,844.88 quoted price, and staff is recommending approval.
Staff from the seven cities is recommending accepting the quote from Cenaiko Expositions, Inc. in the amount
of $2,844.88. New Hope is again coordinating the receipt/disbursement of revenues/expenses for the
Fair; therefore, the agreement needs to be approved by New Hope even though it is addressed to
MOTION
BY SECOND
- BY
'TO:
Request for Action Page 2
Staff'recommends that the attached Service Contract with Cenaiko Expositions,
enclosed resolution approves the contract.
FUNDING
There is no cost to the cities to host the Fair, as the income derived from the sale ~)f booths for exhibits pays
for advertising, consultant and booth expenses.
ATTACHMENTS
· Resolution
· Service Contract
1-13-03
Inc. be approved and t,..
COUNCIL
REQUEST FOR ACTION
Originating DepaAment
Community Development
Kirk McDonald
Approved for Agenda
1-13-03
Agenda Section
Consent
Item No.
6.27
RESOLUTION APPROVING SERVICE CONTRACT WITH BETH C.W. NELSON & ASSOCIATES, INC. TO
ASSIST WITH COORDINATION OF 2003 NORTHWEST SUBURBAN REMODELING FAIR (IMPROVEMENT
PROJECT NO. 514)
REQUESTED ACTION
Staff requests approval of a resolution approving a Service Contract with Beth C.W. Nelson & Associates, Inc.
to assist with the coordination of the 2003 Northwest Suburban Remodeling Fair. New Hope coordinates the
registrations for the Fair and the receipt/disbursement of revenues/expenses for the Fair, therefore, this
agreement needs to be approved by the New Hope City Council.
.POLICY/PAST PRACTICF
A consultant has been utilized in the past to organize major sponsors, assist with workshops and solicitation of
door pdzes from exhibitors.
BACKGROUND
Seven cities including New Hope, Brooklyn Center, Brooklyn Park, Crystal, Maple Grove, Plymouth, and
Robbinsdale again desire to join together to sponsor the annual Remodeling Fair to encourage
homeowners/residents to upgrade/remodel existing homes in our cities. The Remodeling Fairs of the previous
ten years have been very successful with over 70 exhibitors and approximately 3,000 attendees. The Fair will be
held on Saturday, April 5, 2003, at the Crystal Community Center on Douglas Drive. The objectives of the
Northwest Suburban Remodeling Fair are to provide homeowners with: 1) remodeling ideas/techniques; 2)
advice on working with remodeling Professionals; 3) information on city requirements; 4) financing
alternatives/programs by local banks; and 5) examples of interesting remodeling projects. The Remodeling Fair
will include exhibits provided by Professionals in the field of remodeling and home improvements and workshops
that provide information/advice on vadous remodeling and home improvement topics. The Police, Fire, and
Building Inspections Departments from the seven cities will also have informational booths at the Fair.
MOTION
BY
TO:
SECOND
BY
Request for Action .. Page 2 1-13-03
Staff from the seven cities will be responsible for a majodty of the tasks associated with the Fair, inciudihg
exhibitor registration/confirmation/booth assignment, marketing, facility set-up, and refreshments. The seven
cities again desire to hire a consultant to assist with lining up major sponsors, the
planning/scheduling of workshops, and the solicitation/procurement of door prizes from exhibitors.
Beth C.W. Nelson & Associates was the consultant for the 2002 Fair and the committee was very satisfied
with the quality of work completed. The duties of the consultant will remain the same as in past years and
include coordination of the workshops, solicitation of sponsorships and procurement of door prizes. Nelson &
Associates has submitted a quote in the amount of $41.50 per hour for this work and staff from the seven
cities desires to enter into an agreement to have Nelson & Associates perform this work. This is an
increase of $0.50 per hour from the rate in 2002.
Staff recommends that the attached Service Contract with Beth C.W. Nelson & Associates, Inc. be approved
and the enclosed resolution approves the contract.
FUNDING
There is no cost to the cities to host the Fair, as the income derived from major sponsors and from the sale of
booths for exhibits pays for advertising and consultant expenses.
ATTACHMENTS
· Resolution
· Service Contract
REQUEST FOR ACTION
Odgii~allng Depa~,,,ent
Approved for Agenda
Community Development ¥~ 01-27-03 ,,
Kirk. McDonald
RESOLUTION AUTHORIZING RELEAS~OF FINANCIAL GUARANTEE FOR L AND A
DEVELOPMENT, 4820-4860 ALICE WAY (PLANNING CASE 99-21)
Agenda Section
Consent
Item No.
TOWNHOME
,REQUESTED ACTION
Staff ds that the City Council approve a resolution releasing the financial guarantee for the L & A
development at 4820-4860 Alice Way ('Planning Case 99-21), subject to the conditions listed in the
resolution. A financial security was submitted for the project in the amount of $114,000 to insure that certain
site improvements were completed and the City Engineer has confirmed that all improvements have been
completed, except for minor work to be completed in the spring on draintile. Staff recommends approval of the
enclosed resolution, which releases the security, subject to conditions.
POLICY/PAST PRACTICF
It is the policy and past praCtice of the City to require a financial guarantee for specific site improvements/
amenities to insure that improvements are completed and to release the financial guarantee when the
improvements have been completed.
BACKGROUND
The Council considered this matter at its January 13 meeting, and requested that staff meet
representatives of L & A Townhomes to discuss the correction of a draintile between two of the units. City staff
and the City-Engineer met with the owners at the site on January 17 to review the concern. The owners
agreed to correct the minor problem in the spring and have deposited a $1,000 check with the City to insure
that the work is completed.
At the March 13, 2000, City Council meeting, the Council approved a Planned Unit Development, rezoning,
and variances for the construction of four residential twinhomes (eight units) for L & A Homes at 4820-4860
Alice Way (Planning Case 99-21B). The City entered into a PUD Development and Vadance Agreement with
L & A Homes and received a financial guarantee in the amount of $114,000 for specific site improvements
including bituminous surface, curb and gutter, storm sewer/structures, sanitary sewer/structures, water main,
landscaping, restoration and sidewalk.
MOTION BY
ITO: ~
SECOND BY
Request for Action Page 2 1-27-0_3
The City Engineer and Building Official recently inspected the property, confirmed that all improvements
have been completed and prepared the enclosed memorandum recommending release of the security. The
only remaining item is the submission of record plans, and staff is recommending release of the security
subject to that condition. -
Based on the comments from the City Engineer and Building Official, staff recommends release of the
financial security, subject to the following conditions:
· Submission of record plans
Payment of final administrative expenses related to project
· Deposit $1,000 escrow check with City to insure draintile work is completed in spring.
The enclosed resolution approves release of the financial secudty subject to the stated conditions, and staff
recommends approval of the resolution.
AT'I'ACHMENTS:
· Resolution
· City Engineer Memo
COUNC3L
REQUEST FOR ACTION
Originating Depa~.ment Approved for Agenda Agenda Section
Community Development / ~ 01-27-03 Consent
· Item No.
Kirk McDonald ~ B 6..5
RESOLUTION AUTHORIZING RELE~/~Ez~O~FINANCiAL GUARANTEE FOR PADDOCK LABORATORIES,
3940 QUEBEC AVENUE NORTH (PLANNfl~G CASE 02-08)
REQUESTED ACTION
'Staff recommends that the City Council approve a resolution releasing the financial guarantee for the Paddock
Laboratories development at 3940 Quebec Avenue North (Planning Case 02-08. A financial security was
originally submitted for the project in the amount of $97,500 to insure that certain site improvements were
completed, which was reduced to $42,000 in November 2002, and the City Engineer has now confirmed that
all improvements have been completed. Staff recommends approval of the enclosed resolution, which
releases the security.
pOLICY/PAST PRACTICF
It is the policy and past practice of the City to require a financial guarantee for specific site improvements/
amenities to insure that improvements are completed and to release the financial guarantee when the
improvements have been completed.
BACKGROUND
In April 2002, the City Council approved site plan review and designation for 'other uses" parking to allow the
construction of a 26,400 square foot raw materials warehouse (Phase III) and a 10,200 square foot finished
goods warehouse (Phase IV) at 3940 Quebec Avenue North for Paddock Laboratories (Planning Case 02-08).
A financial guarantee in the amount of $97,500 was submitted to insure that specific site improvements were
completed, including pavement and pipe removals, storm sewer structure, pipe and draintile, water main and
hydrants, and pavement and aggregate restoration. The majority of the Phase III work was completed this
summer/fall; the Phase IV work has not yet started. In November 2002, the City Council reduced the financial
security to $42,000 per the recommendation of the City Engineer and Building Official.
The City Engineer recently inspected the property and provided the following comments: 'The improvements
on the Paddock property were separated into Phase III and Phase IV. A bond in the amount of $97,500 was
issued to cover both phases. We completed a site inspection of the Paddock property on January 17, 2002. All
work for Phase III is complete. Phase IV has not been started. The applicant has requested a complete
release of the bond at this time. When the Phase IV work begins, a new bond for that work would be required.
With this background, we recommend the release of the entire bond for this project.'
MOTION BY ~
· SECOND BY
TO: ~
Request for Action
Page 2
1-27-03
Based on the comments from the City Engineer, staff recommends release of the financial security. The
enclosed resolution approves release of the financial security, and staff recommends approval of the
resolution.
A'i'rACHMENTS:
· Resolution
· City Engineer Memo
REQUEST FOR ACTION
Originating DepaFu~ent
Community Development
By: Ken Doresky, Community
Devel(
Approved for Agenda
1-27-03
Agenda Section
Development & Plannit
Item No.
8.1
MOTION AUTHORIZING STAFF
AVENUE NORTH FOR ITS APPRAISED VALUE OF $61,000 (IMPROVEMENT PROJECT NO. 734)
TO NEGOTIATE THE POTENTIAL PURCHASE OF 4317 NEVADA
,ACTION REQUESTEn
Staff recommends approval of a motion authorizing staff to negotiate the potential purchase of the single-
family home located at 4317 Nevada Avenue North for its appraised value of $61,000.
.POLICY/PAST PRACTICF
City goal-#2 is to pursue the maintenance and redevelopment of commercial and residential properties within
the City. The Council has been addressing the residential portion of this goal through the City's many housing
activities, including acquiring properties from willing sellers in areas designated for redevelopment in the
Comprehensive Plan. When a property owner submits a letter of interest to the City, a request is Presented to
the Council for authorization to obtain an appraisal. The City is required by law to pay fair market value when
acquiring property. Normally, fair market value is determined from a property appraisal.
BACKGROUND
On November 7, 2002, the City received the attached correspondence from the owner of 4317 Nevada
Avenue North requesting that the City consider purchasing the property. The property was a rental property for
many years and is now vacant. Staff has been communicating with the owner for some time regarding
potential City interest in the property. The City considered acquiring this property in 1998, but did not pursue
the Purchase due to the fact that the property was occupied.
On November 25, the Council authorized staff to obtain an appraisal of the property. Based on the Council's
request, staff completed a Code Compliance Inspection of the property and a supplemental Building Analysis
Report. Staff then forwarded the inspection materials to the appraiser for consideration. Also on November 25,
the Council requested that staff to contact the adjacent north ('4301 Nevada Ave. N.) and south (4415 Nevada
Ave. N.) property owners to determine if they were interested in exploring the possibility of voluntarily selling
their homes 'to the City for future redevelopment purposes. Staff has received no response to the requests.
In 1998, the Council passed a resolution approving the City of New Hope comprehensive Plan Update. In
1999, the Metropolitan Council approved the Comprehensive Plan Update. In the Plan, the City was broken
~wn into
~ is located in Plar District 10 - east central New
MOTION BY
SECOND BY
TO:
Request for Action Page 2 1-27-03 -
Hope bordered by the rail system to the west and north, 42n~ Avenue to the south and the City of Crystal to. the
east. Recommendations for Planning Distdct 10 include: (a) promote property maintenance through pi" ~e
reinvestment, the City's Dwelling Maintenance Code and Scattered Site Housing Program, and (b) actively
pursue the redevelopment of the poor condition, Iow-density residential land along Nevada Avenue between
42"~ Avenue and 45~ Avenue.
Over the past several years, the subject property has had numerous code violations. Most recently in March
2002, the City received a property maintenance complaint at the property. At that time City staff inspected the
property and issued orders to correct the violations. The property is now vacant and the owner has
approached the City with this offer to sell.
The Hennepin County and Griffith Appraisals Inc. Estimated Market Values are as follows:
· . Hennepin County (taxes payable 2003 [2002 values] will be available approximately 3/1/03)
· Taxes payable 2002, estimated market value: $82,000 ($23,000 Land & $59,000 Building)
· Griffith Appraisals, 12-31-03
· Estimated market value: $61,000 ($42,000 Land 8, $19,000 Building)
The property is located at 4317 Nevada Avenue North. The property has a lot width of 69.5 feet and depth of
130 feet measuring a total of 9035 square feet. The house has 1,061 sq. ft. gross living area. The basement is
unfinished. The home was constructed in 1938. The appraisal states that the subject property is poor in overall
condition for its age.
If negotiation is successful, staff will return to the Council with a purchase price for consideration including a
request to proceed with the preparation of a purchase agreement. At a later date, a purchase agreement
would be presented to the Council for consideration. If a purchase of the property is completed, staff would
prepare specifications for demolition and site restorafion~ Th® property would then be landbanked for future
redevelopment.
Redevelopment
· Greater Metropolitan Housing Corporation (GMHC): Affordable single-family home redevelopment project.
· Twin Cities Habitat for Humanity ('TCHFH): Affordable single-family home redevelopment project.
· Landbank the property for future redevelopment purposes.
Staff has indicated to the property owner that because this would be a voluntary sale, no relocation benefits
would be paid.
Staff recommends the Council authorize negotiation of this property for the following reasons:
· The New Hope Comprehensive Plan Update recommends redevelopment of the poor condition, Iow-
density residential land along Nevada Avenue North between 42"~ Avenue North and 45~ Avenue North.
The subject property is located at 4317 Nevada Avenue North.
· The owner has approached the City with an offer to willingly sell this property and acknowledged that
relocation benefits would not be applicable.
· The property is in very poor condition and would be a candidate for demolition and redevelopment.
· Due to the property's poor condition, staff believes the property could be acquired for a reasonable price.
· CDBG funds designated for the City's Scattered Site Housing Program are available for acquisitions of this
type.
If acquired, the following options could be considered for redevelopment:
· Northwest Communities Revitalization Corporation (NCRC), Community Housing
Organization (CHDO): HOME funded affordable single-family home redevelopment project.
Request for Action ~ Page 3 1-27-03
FUNDING
CDBG funds are available for property acquisition.
ATTACHMENTS
· Property Owner Correspondence, 11-7-02
· Location Map
· Topographic Map
· Appraisal, 12-31-02
· Code Compliance Inspection Report
· Building Analysis Report
· Comprehensive Plan References
· Hennepin County Parcel Data for Taxes Payable 2002
November 7, 2002
David J Curry
6000 Medicine Lake Road
Crystal MN $$422
To: Kirk McDonald
~ of Commmdty DevHopmcm
New Hope MN
Re: 4317 Nevada Ave NO
We are interested in the New Hope scattered site house acquisition program. We
bare talked to you in ~ past about this. The house at 4317 Nevada bas been vacated. If
it is poss~le could you bring this matter to the city cotmc/I meeting on Nov 11, 2002?
Sincerely
! i460~
4215
4750 ; 4?25
4700
4701 : 4700 470~ ,
~ 4.? '~s~ .s~ '''~ 47TH AVE N
~ .......
~ ~"-~ . ......................
4517 ~ ......... ~ ........
;
.
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Community Development 1-27-03 Development & Planning
Item No.
By: Kirk McDonald, Director of CD
& Ken Doresk¥, CD Specialist By:
MOTION REJECTING APPRAISAL QUOTES AND THE POTENTIAL ACQUISITION OF 4000 WINNETKA
AVENUE NORTH, THE FORMER DURA PROCESS COMPANY INDUSTRIAL PROPERTY
ACTION REQUESTED
Staff recommends approval of a motion rejecting appraisal quotes and potential acquisition of 4000 Winnetka
Avenue North, the former Dura Process Company industrial property at this time. On December 9, the Council
authorized staff to coordinate with the property owner for' the completion of an appraisal. On December 13, staff
met with Dan Swartz, the listing agent with CB Richard Ellis. Mr. Swartz presented staff with an appraisal of the
property completed by Nicollet Partners on March 1, 2002, listing the estimated market value at $875,000 (list pdce
$950,000). On January 9, staff toured the facility with representatives of School District 281 and the Avalon Groul).
The property is located within the City Center study area adjacent to and south of the Robbinsdale 281 School
District bus garage property.
POLICY/PAST PRACTICF
City Goal '#2 is to pursue the maintenance and redevelopment of commercial and residential properties within
the City. The City Council has been addressing the commercial portion of this goal through the City's many
redevelopment activities, including acquiring properties from willing sellers in areas designated for
redevelopment in the Comprehensive Plan.
The City is required by law to pay fair market value when acquiring property. Normally, fair market value is
determined from a property appraisal.
BACKGROUND
On December 9, the Council approved a motion for staff to obtain an appraisal of the property. Staff then
solicited quotes for the projecL As with previous appraisal quote requests, the cost approach was solicited by
option. On December 27, 2002 at 4:30 PM the following appraisal quotes were received:
· Taylor Appraisal Company:. $3,000 + $500 (Cost Approach Option)
· Herman Appraisals: $4,500 +. $1,000 (Cost Approach Option)
· Ruppert & Ruppert; $5,000 + $500 (Cost Approach Option)
MOTION BY SECOND BY
TO:
Request for Action
page 2 1-27-03
On December 6, City staff was informed that the subject property was for sale. The former owner passed
i~way recently and the operation was purchased and moved to Eden Prairie, MN. The business was a
omewhat small operation employing an estimated ten (10) people. The property is located within the City
Center study area. In addition, staff has been ihformed that a New Hope business, ID Services, is interested in
possibly purchasing the building for relocation and expansion.
On December 13, staff met with Dan Swartz, the listing agent with CB Richard Ellis. I~'. Swartz presented staff with
an appraisal of the property completed by Nicollet Partners on March 1, 2002, listing the estimated market value at
$875,000 (list price $950,000). On January 9, staff toured the facility with representatives of School District 281 and
the Avalon Group. On January 16, the Avalon Group notified staff that 4000 Winnetka was not critical to the overall
development of the site and recommended that the City not pursue acquisition of the subject property at this time.
The property is three (3) acres in size and is adjacent to and south of the Robbinsdale 281 School District bus
garage property. The City has discussed the possibility of acquiring the school district property and the subject
property for future redevelopment purposes. The administrative building has environmental health issues and
the distdct plans to relocate its administrative operations within two (2) years. The Dura Process Company
property would be an important parcel for redevelopment of the entire site. On November 25, the Council
appointed the City Center Task Force for the purpose of studying redevelopment opportunities in the area.
The City Center Task Force will meet for the first time on January 30.
In 1998, the Council passed a resolution approving the City of New Hope Comprehensive Plan Update. In
1999, the Metropolitan Council approved the Comprehensive Plan Update. In the Plan, the City was broken
down into several 'planning districts. Planning District 11 is the district where the City Center study area is
located. The school district bus garage and the subject property are located just south in Planning District 14.
Due to discussions with the School District 281, the bus garage and subject property have been targeted by
staff for redevelopment consistent with the same goals and recommendations as Planning District 11.
The Comprehensive Plan targeted several areas in the City for redevelopment. Recommendations for
Planning District 11 include: aggressively pursue the renovation and redevelopment of the Winnetka Center
and the Kmart Shopping Center and that the City will pursue redevelopment of marginal sites along 42"d
Avenue.
The Hennepin County and Nicollet Partners Estimated Market Values are as follows:
· Hennepin County
· Taxes payable 2002, estimated market value: $962,000 ($327,000 Land & $635,000 Building)
Nicollet Partners, 3/1/02
· Estimated market value:
$875,000 (Land and building values not separated)
· CB Richard Ellis List Price: $950,000
According to the appraisal, 'The property consists of a 38,952 square foot, multi-level office and warehouse
facility originally built in 1964 and expanded in 1968." A Phase 1 environmental analysis of the building has
been submitted to City staff. Diversified Environmental, the City's environmental consultant reviewed the
Phase I and provided staff with a brief review of the report. The Phase 1 states, "This assessment has
revealed no evidence of recognized environmental conditions in connection with the property, except for the
following; A. Spills/releases of adhesive products and B. The presence of a hydraulic elevator within the
building." .
Staff recommends approval of this motion.
Request for Action
Page 3
1-27-03
FUNDING
The subject property is located in an area where TIF funds can be expended. If acquired at some time i' -'
future, TIF funds would be used for property acquisition and associated holding costs.
ATTACHMENTS
· Location Map
· Topographic Map
· Section Map
· CB Richard Ellis Listing Information, 12-5-02
·
·
Hennepin County Parcel Data, Taxes Payable 2002
Appraisal Quote Request and Results
· Nicollet Partners Appraisal Introduction, 3-1-02 (Complete appraisal available for review in the Community
Development Department)
· Phase I Environmental Site Assessment Executive Summary, 2-6-02 (Complete Phase I Assessment
available for review in the Community Development Department)
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REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
> ,~ 1-27-03 Development & Planning
Community Development ~.,.
Item No.
By: Ken Doresky, Community
Development Specialist By: 8.3
MOTION APPROVING 7105 62ND AVENUE NORTH ACCESSIBLE/ADAPTABLE TWINHOME MORTGAGE
STRUCTURE (IMPROVEMENT PROJECT NO. 685)
ACTION REQUESTED
Staff is requesting a Council motion approving the 7105 62"d Avenue North accessible/adaptable twinhome
mortgage structure.
.P..OLICWPAST PRACTIC~
City goal #2 is to pursue the maintenance and redevelopment of commercial and residential properties within
the City. The City Council has been addressing the residential portion of this goal through the City's many
housing activities, including partnering with the NCRC to develop accessible housing for the disabled.
Inthe past, the Council has approved mortgage structures for City-development properties.
, BACKGROUND
On December 9, 2002, the Council approved the sales price of $185,000 (conSistent with appraised value) and
theNorthwest Community Revitalization Corporation's marketing plan. The Council requested that staff
investigate recapture options of any City funds in the project. On January 6, Steve Sondrall, City Attorney,
George Gamett, NCRC Executive Director, Tonja West-Hafner, Hennepin County Principal Planning Analyst
and the Community Development Specialist met to discuss mortgage options for the units.
At the January 6 meeting, it was determined that Hennepin County HOME will provide $20,000 in down
payment assistance for each unit (second mortgage with typical County terms). HOME funds can either be
used for down payment assistance and/or construction subsidy. Due to the high cost of the project, stall
initially thought that the HOME funds would be needed for construction subsidy. After appraisals for the units
were received and the sales price was set at $185,000, revenues increased. HOME funds were no longer
solely needed for construction subsidy (due to the increase in revenue) and could also be used for down
payment assistance. Using HOME funds as down payment assistance allows the purchase price to be lowered
to an affordable price and allows the City to receive the $185,000 per unit sales price as revenue for the
project.
In certai..__.._~n NCRC CHDO ~as secured the value between the a raised rice and sales d_p..~_
' SECOND BY
TO:
Request for Action
Page 2 1-27-03
oby mortgage to prevent the owner from receiving a windfall profit upon sale. Repayment schedules of City
mortgages have varied. In this case, the HOME down payment assistance funds are secured by mortgage and
the typical County repayment terms preventing any windfall profit. County HOME funds belong to Hennepin
County and when repaid upon sale can be transferred to another eligible buyer or repaid for use in other
eligible Hennepin County consortium projects. There are no City funds in this project, therefore a City
mortgage is not necessary. -
The Federal HOME Program requires a 25% permanent local match. The matching funds must be local
dollars that are permanently contributed to the project. In this case, there is $60,500 in HOME funds in the
project. 25% of the HOME funds is $15,125. The City's match will be met using staff salary and hours
contributed to the project. Hennepin County has approved the match requirement in this manner.
The City's Director of Finance has calculated that it would take 11.1 years to recapture the $15,125 HOME
match in this project though the increase in City taxes. "The assessed value of $77,000 in 1999 produced
$205 of real estate tax for the City of New Hope. The estimated market value of $185,000 for each of the
twinhome units should have an assessed value in the range of $170,000 to. $175,000 each. The full value will
be realized in 2004 for 2005 taxes. At today's tax rates, each unit would generate $785 for the City's share of
the tax, or an increase of $1,365 over the tax from 2000. It would take 11.1 years to recover a $15,125
investment at zero interest rate." This does not include residual benefits including but not limited to: preventing
surrounding decline of properties, neighborhood stabilization, decreased staff costs (code enforcement, public
safety) and affordable housing development.
Please see the following per unit recommended mortgage structure:
Per Unit Mortgage Structure
First Mortgage (private buyer~) $ 165,000
Second Mortgage (; :~nepin County HOMEI Down Payment Assistance $ 20,000
To~al
$ 185,000
* The NCRC has the ability to provide a $2,000 per buyer based on demonstrated need.
On November 25, 2002, the Council authorized staff to obtain appraisals of the twinhome units for the purpose
of sales price and marketing consideration.
On September 23, 2002, 'the Council awarded a construction contract for this project to the Iow-bidder, BCB
Construction, Inc. in the amount of $343,652. The foundation has been completed and framing is underway.
On August 14, 2000, the City purchased 7105 62nd Avenue North from a willing seller for $103,000. The
original intent was to rehabilitate the existing home under the City's Scattered Site Housing Program. Upon
further inspection, City staff found that the home's foundation was failing. Based on the high cost of repairing
the foundation, on March 26, 2001, the Council directed staff to remove the existing house and Proceed with
the development of a new accessible twinhome in partnership with the Northwest Communities Revitalization
Corporation (NCRC). To accommodate a twinhome on the site, the property was rezoned in April, from R-l,
Single Family Residential to R-2, Single and Two Family Residential. The home was sold to a house mover,
removed and the site restored.
On November 13, the Council directed staff to seek proposals from Professional design firms for the
development of accessible twinhome plans and spec/fications. Staff solicited quotes from f'Eteen (15) design
firms for the project. On January 28, 2002, the Council awarded the design Proposal to Project for Pride in
Living, Inc. (PPL) for the Iow-quote amount of $8,000. On July 22, the Council approved the house plans and
directed staff to solicit bids for the project.
Request for Action
· Page 3 1-27-03 .
The Council diremed staff to develop a design that would front the units on separate streets (site is located at
the northeast comer of 62nd Avenue North and Louisiana Avenue North) and stay within the character C - ;e
neighborhood. Also, the Council requested that staff work with a designer to place the attached garage~ in
such a way that would soften garage dominance of the street frontage that is often seen in new construction.
in addition, the Council diremed staff to design one unit as fully accessible and one as adaptable.
PPL successfully incorporated the Council's requested design--elements without the use of any zoning
variances. The final design shows one unit fronting 62nd Avenue North and the other fronting Louisiana
Avenue North. As with the surrounding homes, the twinhome is a one-story design. And as requested, the
garages do not dominate the site frontage, but are of adequate size. Finally, one unit was designed as fully
accessible and one as adaptable. The adaptable unit has many of the same features as the fully accessible
unit, and if needed, could be modified to fully accessible at a later date.
Landscaping of the property will take place separately from the house construction. The Council approved the
landscape plan on September 23, 2002. Staff plans to seek quotes for landscaping during the winter. Finally,
staff is in the process of obtaining the necessary materials to formally split the lot. The City's Zoning Code
Update allows for administrative approval to divide a base lot of a two family dwelling, which is part of a
recorded plat, if the division will permit individual pdvate ownership of a single dwelling unit within such a
structure, provided that the newly created property lines will not cause any of the unit lots or structure to be in
violation of the New Hope Zoning and Subdivision Code. This property meets all the administrative approval
requirements, therefore staff will follow the lot split process in this manner.
In the future, staff will continue to investigate and development recapture options for City held mortgages.
Construction of the twinhome is currently underway. Once the mortgage structure is approved, the NCRC will
begin marketing the units
Staff recommends approval of this motion.
.FUNDING
This project is located in an area where TIF funds can be utilized. CDBG funds were used to acquire the
property, remove the foundation and prepare the site. CHDO HOME funds in the amount of $60,500 have
been secured for this project.
ATTACHMENTR
Location Map
o City Attorney Correspondence, 1-10-03
· Staff Memorandum, 1-9-03
· Budget
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Community Development 1-27-03 Development &
Plannin~l
Item No.
By: Kirk McDonald By:
RESOLUTION APPROVING LETTER OF AGREEMENT WITH DAHLGREN, SHARDLOW AND. UBAN FOR
URBAN DESIGN AND REDEVELOPMENT PLANNING SERVICES FOR THE NEW HOPE CITY CENTER
AR~, (IMPROVEMENT PROJECT NO. 718)
REQUESTED ACTION
Staff recommends that the City Council approve the attached Resolution Approving a Letter of Agreement with
Dahlgren, Shardlow and Uban for Urban Design and Redevelopment Planning Services for the New Hope City
Center Area (Improvement Project No. 718).
POLICY/PAST PRACTICE
In the past, the City has utilized the consulting services of urban planning and redevelopment specialists to
assist with task force studies. The Council specifically directed staff to develop an agreement with Dahlgren,
Shardlow and Uban (DSU) for this project because they are the same firm that completed the 42'~ Avenue
Streetscape Study in 1998. It is staff's opinion that cost savings can be achieved through the utilization of the
same firm because a great deal of the base data is already available from the previous project.
. The City Center task force study and this agreement with DSU will meet the following priority goals in the City
Plan:
· To pursue the maintenance and redevelopment of commercial and residential properties within the City of
New Hope.
· To improve communication with (from) the public.
· To increase citizen engagement in the community.
BACKGROUND
In 2002, the City Council tOok a number of actions regarding the formation of a task force to study the
potential redevelopment of the City Center area, including:
(cont.)
MOTION BY SECOND BY
TO:
I:rfa~olanning~citycente~Q&R.dsu ~rkr4~n
Request for Action Page 2 1-27-03',°' ~/.~
April 15 Council Work Session - Council discusses redevelopment opportunities and directs staff to
continue coordinating with Brookstone, Inc. and the city's financial consultant on the potential
redevelopment of the City Center area. The Council directed staff to start the groundwork for the formation
of a task force and coordinate with the planning consultant on the drafting of some specific redevelopment
goals for the City Center area.
May 13 Council Meetina ~..Council approved a resolution supporting an application to the Metropolitan
Council for a planning grant to assist with the funding of a study for this area (staff was informed that the
grant was not funded, but staff plans on reapplication in spring 2003).
May 20 Council Work Session - The City Council reviewed, modified and approved City Center
Redevelopment Goals.
· July 22 EDA Meetinq - EDA approves Letter of Intent to work collaboratively with Brookstone, Inc. on
potential redevelopment of City Center area, in conjunction with task force.
Auqust 19 Council Work Session - Council determines to extend application deadline and discussed the
size of the task force and criteria for persons serving on the task force. Staff recommended and the
Council concurred that DSU be utilized to formulate a work program for the task force, due to its previous
involvement with the 42~ Avenue Streetscape Task Force.
· November/December- Council reviews applications for and appoints task force members.
· January 30, 2003 - First task force meeting to be conducted.
In November/December, staff began to work with DSU on the development of a detailed work program for the
task force. The workplan is intended only as a guideline and is flexible and adaptable so that it can be
changed, per the direction of the City Council and task force. DSU has submitted the attached Letter of
Agreement and Workplan for Urban Design and Redevelopment Planning services for the City Center Task
Force. Please refer to the attached agreement and workplan, as it is not the intent to repeat all of the
information in this request. The workplan is divided into four phases with optional tasks that can be added, if
desired. The four phases and the cost for each phase are as follows:
~icel and Market Analysis
~ Center Framework Plan
Phase_______Three: Implementation Strategies
Phase Four: Desi n Framework manual Preparation
Total
____..~tional Costs
$9,020
1,760
._._.___ 11,010
0
$21,790
Basic Task
$21,732
._.____14,070
____..___ 5,190
______14,550
$55,542
The tasks under each Phase are outlined in more detail in the enclosed agreement.
It is intended that DSU will be the lead facilitator on this project and work in conjunction with the city's Planning
Consultant, City Engineer, Krass Monroe financial, Brookstone, Inc., Mediation Services and city staff.
Excerpts from the Comprehensive Plan that relate to the overall city goals for commercial redevelopment and
for redevelopment in the City Center area (Planning District 11) are enclosed for reference purposes.
Staff recommends approval of the attached resolution, which approves the Letter of Agreement with DSU.
~ ~, ~quest for Action
m_.. o FUNDINO
Page 3 1-27-03
Initially, the City Center Task
Development Authority and Planning budgets, as the city's 2002 funding application to the Metropolitan
Council for a planning study grant was not funded. Staff will be submitting another grant application in the
spdng of 2003. ~.
Force will be funded with funds budgeted in the 2002/2003 Econ lc
ATTACHMENTS
· Resolution
· 1/15/03 DSU Correspondence
· 1/15/03 DSU Letter of Agreement and Work Program
· Comprehensive Plan Excerpts
· Task Force Goals Established by City Council
CONSULTING PLANNERS
LANDSCAPE ARCHITECTS
January '13, 2003
Kirk McDonald, Director of Communily Development
City of New Hope
4401 Xylon Avenue North
New Hope, Minn. 55428-4898
Letter of Agreement for Urban Design and Redevelopment Planning services for the New Hope City Center
Area.
Dear Mr. McDonald,
It was a pleasure to meet with you and the rest of the team and to discuss the New Hope City Center Project. In
response to our discussions, I am pleased to submit this letter of agreement to assist the City of New Hope with lhe
redevelopment planning, urban design and market reseamh for this important project. This agreement outlines the
objectives of our se~css, roles, proposed scope of services, a preliminary schedule, and our proposed fees.
OBJECTIVE OF SERVICES
The objective of our services wiil be to assist the City through the redevelopment and urban design process for the
New Hope City.Center Area located in the general vicinity of the intersection of Rockford Road and Winnetka
Avenue. The intent of our services is to guide the city through a partidpatory process to create a master plan for the
City Center Area that will foster a climate for reinvestment, create a vibrant, financially feasible, mix of retail, off.me
residential and institutional uses within a pedestrian scaled selting. ' -
Our work will be done in collaboration with the team of consultants assembled by the City of New Hope which
includes: Northwest Associated Consultants, Planners;, Krass Monroe, Pub//c Rnance Consultants;, Bonastroo
Rosene Andertick, Engineers;, Mediation Center for Dispute Resolution; and Rick Martens, Development Consultant
Project Approach
Our approach recommends the following key components for the master Plan to be successful in the long term:
Process
-In collaboration with lhe design team, we have outlined a cleaJy defined process, which is essential to the successful
implementation of the redevelopment plan. The process will involve key representatives of the city council, staff,
properly owners, and the community at large. The process will evaluate existing conditions, identify key issues,
define a vision for project area, illustrate redevelopment altematlves, and encourage public participation and
ownership of the plan. The process also will set forth the strategies, resources and responsibilities necessary to
ensure effective implementation of the redevelopment plan. The process will result in a responsive plan for the New
Hope City Center Area and will assist the community in reaching informed decisions regarding the extent, character,
costs, benefits and implementation concems associated with the proposed plan.
300 FIRST AVENUE NORTH · SUITE 210 · MINNEAPOLIS, MN 55401 · PH: 612.339.3300 · FAX: 612.337.5601. WWV~.DSUPLAN.COM
ST. CLOUD OFFICE: 101 SEVENTH AVENUE SOUTH · SUITE 110 · ST. CLOUD, MN 56301 · PH: 320.251.3150. FAX: 320.251.9090
Build on Streetscape Master Plan and other Recent Studies
Our work will integrate the findings and objectives defined in t he New Hope Comprehensive Plan, City Center
Streetscape Master Plan, Thrift Store Study, and Life Cycle Housing Study to ensure that there is continuity between
these efforts
Listening to the Community
By encouraging public involvement, a community can tap into the concems, expectations, and creativity of its
residents to produce innovative solutions. Further, a community can build a base of support for a planning effort that
ensures that the designs and ideas are carried through to successful implementation. The residents and business
owners in the community have a lot to say about what the City Center Area should look and feel like and how future
plans affect their'lives and properly. The success of the design is dependent on how well it responds to the goals,
and objectives of the stakeholders and the New Hope community at large. The recommended process provides the
community opportunities at each stage in the process to review and comment on the plans.
Visual Preference Survey
A visual preference survey of design features relevant to the Redevelopment Area is recommended. Slides of
existing conditions in the project area will be contrasted with those from other areas highlighting urban design,
building types and architectural slyle, parking treatments, selbacks, landscaping, and signage. Participants will rate
the images to develop preferences for the City Center. This exemlse assists participants with defining a vision for the
area and a consensus for the character of redevelopment and urban design elements.
Identify Principles, Goals and Objectives.
A clear set of urban design principles, community goals and objectives should be defined by the Task Force, City
Staff, public participants and consultants to guide the creation of design alternatives. The goals and objectives
should also reflect transportation; safety and maintenance needs, sound urban design principals, and reinforce the
intent of an overall vision statemenL
Identify Expectations and Real Market Conditions
The ultimate success of this redevelopment plan will be achieved by capturing the opportunities available in the
market. We will integrate the projected Commercial, Office, and residential uses into the City Center Framework
Plan in a manner, which will maximize the potential for market synergy and to reinforce the urban design and
economic development objectives.
Developers Perspective
We will work collaboratively with Rick Martens of Brookstone Development to draw on his expertise in developing
unique similar projects and to benefit from his perspectives on the real world considerations and the redevelopment
potential of the New Hope City Center Area project area.
Define City Center Framework Plan
A Framework Plan will be created to ensure the potential growth of both public and private development, as well as
improvements to the public realm will reinforce each other and be integrated into a mutually supportive plan. The
Framework Plan will illustrate the intent of the design principles and ensure that future development is consistent with
the vision of the community.
Implementation Strategies
The consulting team will work with the task Force and City staff to develop strategies for redevelopment of key sites.
In addition, strategies will be prepared for the implementation of the strestscape design, amenity, and infrastructure
improvements proposed in the framework plan. A prioritized list of projects will be created, as well as costestimates,
New Hope City Center Framework Plan page 2
~lential funding soumes, and agency responsibilities. Strategies for developing, administering, and enfoming
design standards also will be included.
Development Guidelines and Ordinances
Consideration should be given to establishing design guidelines for public and private improvements to reinforce the
desired character of redevelopment. These guidelines should be incorporated into the City's'Zoning Ordinance and
map. These would include building massing, site design, building materials, storefronts, signs and parking lot
landscaping.
Decision Making Framework
The master plan and design elements will be compiled into a Design Framework Manual Master Plan to guide future
phases and redevelopment. This document will define the process, outline design principles, goals, objectives, and
design guidelines, as well as, cost estimates, a prioritized phasing plan, projected funding sources and the
implementation strategy. This plan should be used as a "kit of parts' and a framework from which to guide future
decisions regarding both public and private improvements in the area, as well as, a marketing tool.
Scope of Services
The following scope of services reflects the steps within the process that evolved from our preliminary design team
discussions. The approach includes the following four phases:
Phase One:
Phase Two:
Phase Three:
Phase Four:.
Physical and Market Analysis
Framework Plan
Implementation Strategies
Design Framework Manual Preparation
Basic and Optional Services
Outlined below are the basic services that we believe are essential for a meaningful process and that will result in a
responsive design. We have also outlined optional services that the City should consider to tailor the process to
meet your objectives and budget. The optional services are placed at the most effective point in the design and
planning process. Each of the tasks in the proposed work program is described on the following pages and is
illustrated on the work program graphic at the end of this section.
Project Team and Staff Meetings
In addition to the tasks outlined below, we anticipate approximately six coordination meetings with the design team
and city staff will be needed over the course of the four-phase process.
Phase One: Physical and Market Analysis
This phase will focus on an inventory of existing physical and market conditions, clarifying issues and opportunities,
defining guiding principles, goals and objectives, as well as, generating and testing altemative redevelopment plans
for the New Hope City Center Area.
Task 100: Refine Base Information
The Consultant Team will compile base maps, slides, graphics, aerial photos, and other relevant base information for
the study area. The base information will be reviewed and, if necessary, new base maps will be formatted to a
workable scale for areas of focus. It is our understanding that the City has base information available in a digital
format.
New Hope City Center Framework Plan page 3
End Product: Topographic digital base maps and aerial photos that illustrate the existing conditions within the s
area including buildings, street curbs, properly lines, topographic contours, existing vegetation, easements, utilities,
and business names.
Task 101: Review Background Studies
All previously prepared reports, studies, and other documents having a bearing on the project will be assembled and
reviewed. Documents to be reviewed include but are not limited to:
· City of New Hope Comprehensive Plan
· City of New Hope Life Cycle Housing Study
· City of New Hope Thrift Store Study
· New Hope City Center Streetscape Master Plan
· City of New Hope Zoning Ordinance
End Product: An understanding of the issues and strategies developed in previous planning efforts.
Task 102. New Hope City Center Task Force Project Initiation Meeting
The primary purpose of this meeting is to introduce the task fome to the design team and project objectives, and to
define preliminary issues and opportunities for the City Center Area. Following is a preliminary agenda:
1. Kirk McDonald will initiate introductions and define the City Councils Project Goals and Objectives
2. Aimee Gourlay will clarify the roles and responsibilities of the Task Fome, Consulting Team and City
Staff.
3. DSU will describe the process and a proposed schedule and basis for all participants to work together
to create a successful project. ..
4. DSU & NAC will Summarize Previous Studies
5. Slide Survey: Explore Possibilities
Slides of existing conditions in the project area, and similar utt)an design projects will be preeented to
illustrate City Center Design Principles, stimulate discussion and brainstorm about what this area could
be.
6. Nmee Gouriay will facilitate a participatory exemlse with the task force to define opportunities,
strengths and weaknesses.
End Product:/~n understanding between the participants regarding the process and its objectives, roles,
responsibilities, scheduling, urban design principles, and issues and opportunities.
Task 103: Analyze Existing Conditions
An inventory of existing elements pertinent to the New Hope City Center Area will be prepared. This inventory will
augment base information that has already been documented by the City of New Hope. The pdmary purpose of the
inventory and analysis will be to identify the unique components that will define design parameters and shape the
generation of design altematives. The inventory and analysis will include but is not limited to:
· History of the Area,
· Image, character, views and landmarks
· Land use and zoning districts,
Development paltems,
· Open space and trail connections,
· Traffic cimulation and automobile access,
· Existing street and sidewalk conditions and materials,
· Planned street improvements,
New Hope City Center Framework Plan page 4
· Parking,
· Transit,
· Existing and proposed bikeways,
· Pedestrian cimulation and access,
· Entrance Corridors & features,
· Maintenance issues,
· Ownership
· Overhead and underground utilities,
· Existing vegetation,
· Natural Systems/Storm water
· Signage,
End Product: Graphics and text will be completed that summatfze the existing conditions within the study area.
Task 104: Preliminary Commercial Market Overview
DSU will produce an overview of the commemial market in New Hope. The research will outline the amounts and
types of office and retail development that are appropriate and supportable in the City's core commercial areas. The
commercial market analysis will be completed with the intent of integrating the findings with the design and planning
efforts. DSU will address the following items through market research:
Definition of the trade areas for retail/service and office uses in New Hope. Provide a general discussion of
the neighborhood setting of the Town Center site, and local commuting and shopping patterns in the New
Hope area.
Overview of broader commercial market characteristics in the Northwest suburbs and where the region fits
in the Twin Cities context (vacancy rates, lease rates, etc.). Estimate the total amount of commercial space
in the respective trade areas and the market share of the Town Center site.
Comparative analysis of 5-10 mixed use sites and/or town centers throughout the Twin Cities, especially
New Urbanism developments (e.g. Excelsior and Grand in St. Louis Park, Area B (Winnetka/55) in Golden
Valley, etc.). For each site:
o Identify the mix of commercial users by lype (retail, service, office and office-service) and by
specific category (e.g. retail-fast food, sewice-hair, office service-lawyer, etc.).
o Identify the market orientation of retail, sewice and office-service tenants (independent, regional
chain or national chain).
o Identify the amount of non-commercial uses in the development (e.g. housing, public/institutional,
open space, etc.).
o Provide photos to support the written information.
· Look at other national examples of successful New Urbanism developments across the country that have
been operating for 5+ years to identify the degree of success of the commercial uses, and the evolution of
the tenant mix.
· Identify retail, service, office and office-service uses that would be appropriate for the Town Center site.
Discuss anchor uses and other tenants that are vital to the success of the development. Discuss uses that
would best serve residents on the site and those living in the immediate neighborhood.
· Discuss the positioning of the commercial uses at the Town Center site relative to surrounding commercial
nodes (e.g. those along Bass Lake Road, 36"~ Avenue North, etc.).
· Provide maps to support the information.
New Hope City Center Framework Plan page 5
End Product: A written report outlining:'a) th~ key market trends affecting the demand for office and retail uses in
New Hope; and b) the amounts, J),pes and locations of office and retail development that New Hope should pursue to
maximize the potential for success of redevelopment efforts.
Optional Task 105: Preliminary Residential Market -~'
DSU will produce an assessment of the housing market in New Hope, defining the amounts and types of housing that
DSU believes will make the Town Center site a desirable, unique place in the market. DSU will assess how specific
multifamily housing types (e.g. senior rentals, owner townhomes, etc.) could round out community needs and provide
life-cycle options for the city's residents. The residential market analysis will be completed with the intent of
integration the findings with the design and planning efforts. DSU's residential market research will address the
following items:
· Definition of the market for housing in New Hope.
· Overview of demographics related to housing: households by number (2000 and projections), income,
tenure,.age, etc.
· Provide household projections through 2010 in the market area; break out the forecasts by owner and '
renter. Calculate market share of Town Center site.
· Overview of the broader housing market in New Hope and the market area: tenure (owner/renter), price,
and style.
· Overview of the sales market in the New Hope area: volume, pricing, slyles, pending developments, etc.
· Oven, iew of the rental market in the New Hope area: number of units, pricing, vacancy rates, pending
developments, etc.
· Identify specific housing products that best meet community needs (now and in the future) by product type,
style and price.
· Provide maps and pictures to support the written information.
End Product: A written report outlining: a) the key market trends affecting the demand for housing in New Hope; and
b) the amounts, types and Iota#OhS of rental and owner housing development that New Hope should pursue to
maximize the potential for success of redevelopment efforts.
Optional Task 106: Interview Properly Owners
The Consultant Team will meet individually with all affected business owners in 'the redevelopment areas to gain an
understan~ng of their issues and concerns.
Task 107: Bus Tour with Task Force
The task fome will be taken on a tour of existing similar redevelopment projects in the metropolitan area. DSU,
members of the city staff and consulting team will accompany the task force and present development summaries of
each project reviewed.
End Product: The task force will gain insight into the process, ~ and scope of redevelopment efforts other
metropolitan communities have implemented and an understanding of the physical components and relationships
that are necessary to shape an urban environment.
Task 108: Integrate Preliminary Financial Analysis Options
It is our understanding Kress Monro~ will prepare a preliminary financial feasibility analysis for redevelopment of the
City Center Area. The analysis will evaluate the following options:
a. Do Nothing
b. Conventional Suburban Development
New Hope City Center Framework Plan page
c. Mixed Use City Center
The intent of the analysis is to determine the preliminary relative densities, floor area ratios, acquisition costs, public
incentives, and other development costs considerations to inform the creation of financially viable redevelopment
alternatives.
End Product: DSU will assist with Kress Monroe by providing background information. DSU will integrate this
information into'the development parameters that will guide the creation of alternative plans
Task 109: Survey of Visual Preferences
DSM will prepare a survey of visual preferences of design features relevant to the New Hope City Center
Redevelopment Area. Slides of existing conditions in the project area will be contrasted with those from other areas
highlighting urban design, building types and amhitectural style, parking treatments, setbacks, landscaping, and
signage.
End Product: Powerpoint survey ready for presentation to the task force.
Task 110: New Hope City Center Redevelopment Task Force Meeting: Survey of Visual Preferences
A meeting will be conducted with the New Hope City Center Task Force, Design Team, & City Staff to provide a
summary of the analysis of existing conditions, market research, and prelimina~,, financial feas~ility analysis. The
task force will also participate in the survey of visual preferences. Participants will rate the images to develop
preferences for the New Hope City Center..
End Product: Awareness of findings and work products completed to date. The Survey of Visual Preferences assists
participants with defining a vision for the area and a consensus for the character of redevelopment and urban design
elements. The results of the survey will be assist.with the creation of urban design guidelines and codes.
Task 111: Synthesis of Issues, Oppodunitiee, Goals and Objectives
The findings and conclusions derived from previous tasks will be synthesized to highlight the major forces, issues,
and opportunities associated with the framework plan. Project Goals and a prioritized list of supportive objectives will
be created that will shape a vision for the project and guide the creation of alternative designs.
End Product:. Potential redevelopment Sites will be identified as well as, recommendations for land uses, densities,
building types, open spaces, and other urban design elements will be produced to guide the creation of alterriative
concepts. A written and graphic synthesis that establishes a framework upon which to base future redevelopment
decisions.
Task 112. New Hope City Center Redevelopment Task Force Meeting: Define vision Statement
The Consultant Team will meet with the N~w Hope City Center Redevelopment Task Force to discuss the findings to
date, refine the goals and objectives, and define a vision statement for the redevelopment of the City Center Area.
End Product:. Agreement on issues, opportunities, and the basic direction to be pursued in the preparation of
alternative plan concepts and strategies in Phase 2. A concise vision statement will be prepared that summarizes
the intent of what the task force envisions the City Center Area to be in 10 to 20 years.
New Hope Cfly Center Framework Plan page 7
PHASE TWO: CITY CENTER FRAMEWORK PLAN
This phase will include the preparation and testing of alternative concepts. A final framework
plan will be produced to ensure that the design of individual segments will be integrated into the
overall plan.
Task 200: Preliminary Design Framework Plan Altematives
The DSU Team will prepare two to three'concepts for the framework plan to illustrate how the redevelopment
improvements may be integrated into a mutually supportive plan. The Framework Plan will fflustrate the intent of the
design principles and redevelopment that is consistent with the vision of the community. We will integrate the
appropriate projected land uses defined in the market analysis into the Framework Plan in a manner that will
maximize the potential for market synergy and to reinfome the urban design and economic development objectives
End Product:. Draft schematic level plans that illustrate the development potential of the project area and site design
reflecting urban design principles and economic development objectives.
Task 201: Integrate Rnanciai Feasibility Analysis of Framework Plan Alternatives
It is our understanding Krass Monroe will prepare a financial feasibility, analysis of each of the redevelopment
framework plan alternatives for the City Center Area. The intent of the analysis is to determine which is the most
financially viable redevelopment alternative.
End Product: DSU will assist Krass Monroe by providing background information, plans of the alternatives, and
analysis of the feasibility study and recommendations for a preferred alternative.
Task 202. New Hope City Center Redevelopment Task Force Meeting: Review Alternatives
The Consultant Team will meet with the New Hope City Center Redevelopment Task Fome to discuss the findings to
date, and review the alternative plans.
End Product: An Understanding of the Alternative approaches to redevelopment of the project area.
Optional Task 203: Tennant and Property Owners Forum
As an optional task, we recommend drawing on the insights of the local properly owners and tenants by providing a
forum for the stakeholders to discuss their perspectives and considerations with the alternative plans.
End Product: The City will gain insights and recommendations form th4e property owners and tenants regarding
their concerns with each of the alternative plans
Task 204. New Hope City Center Redevelopment Task Force Meeting: Select Preferred Plan
The Consultant Team will meet with the New Hope City Center Redevelopment Task Force to discuss the findings to
date, review the alternative plans and financial feasibilily analysis, and select a prepared framework plan.
End Product: A consensus among the task force members and a recommendation to the city council for a preferred
New Hope City Center Redevelopment Framework Plan.
Task 205: Retina Illustrative Design Framework Plan
The preferred plan will be refined in response to comments and input from the task fome and community. The
Framework Plan will illustrate the intent of the design principles and redevelopment that is consistani with the vision
of the community.
New Hope City Center Framework Plan page 8
decision-making.
Task 206: Preliminary Development Guidelines and Ordinances
Design guidelines will be established for public and private improvements to reinforce the desired character of
redevelopment in the City Center District. These guidelines should be codified and incorporated into the City's
Zoning Ordinance and map. These would include a hierarchy of streetscape treatments, site design, building
massing, architecture, roof forms, ground level expression, facade treatments, building materials, signs and parking
lot landscaping.
End Product:. Photos and drawings that illustrate the proposed design guidelines.
Task207: Open House
An open house will be held to facilitate participation by local residents, business owners and community groups in
reviewing the plans and identifying issues related to the project.
Task 208: Presentation To Planning Commission
The Plans will be presented to the City Planning Commission for review and approval.
Task 209: Presentation To City Council
The Plans will be presented to the City Council for review and approval.
PHASE THREE: IMPLEMENTATION STRATEGIES
Upon authorization to proceed the consultant will begin phase three which will focus on refining the Redevelopment
Plan, establishing an implementation strategy, final design guidelines and ordinances.
Task 300. Implementation Strategies
The consulting team will work with' the New Hope City Center Task Force and City staff to develop strategies for
redevelopment of key sites.
Optional Task 301: Assist with Developer Selection
DSU will collaborate with the design team and city staff to define developer selection criteria, assist with writing
request for proposals, assist with intewiews and selection of developers.
Task 302: Public Improvements
Strategies will be prepared for the implementation of the streetscape design, amenity, and infrastructure
improvements proposed in the framework plan. A prioritized list of short, mid and long-term projects will be created,
as well as cost estimates, potential funding sources, and agency responsibilities.
Optional. Task 303: Amend Zoning Ordinance
Strategies for developing, administering, and enforcing design standards that may promote redevelopment should be
considered. DSU will assist the City staff with codifying the guidelines created in Task 206 and amending the City's
Zoning Ordinance and map. These codes will address: streatscape treatments, site design, building massing,
architecture, roof forms, ground level expression, facade treatments, building materials, signs, storm water treatment,
and parking lot landscaping, and design review.
New Hope CiO/Center Framework Plan page 9
Optional Task 304: Community Organization and Promotion
Strategies to organize the community to create a strong advocacy group along for the city center and to assist with
promotional activities, fund raising, public art, community events, and ongoing recruitment, and community
involvement in maintaining a vibrant city center.
End Product: Agreement on the appropriate strategies, time lines, and assigned responsibilities
Task 305. New Hope City Center Task Force: .Implementation Workshop
The Consultant Team will meet with the New Hope City Center Task Fome to present and discuss the redevelopment
plan, and the implementation strategies. The New Hope City Center Task Force will review and comment upon
these work products and will provide feedback useful to the Consultant Team in identifying key changes or additions
that must be made in advance of completing the Framework Plan.
Optional Task 306: Community Open House
The Consultant Team, in conjunction with the New Hope Cily Center Redevelopment Task Force, will administer a
community.wide open house to present the final Urban Design Master Plan and Implementation strategies.
Task 307: Meeting with City Council
The Consultant Team, in conjunction with the New Hope City Center Redevelopment Committee, will present the key
work products that will ultimately comprise the Design Framework Manual. Preliminary approval of the refined
concept, cost estimate, and design and implementation guidelines will be provided.
PHASE FOUR: DESIGN FRAMEWORK MANUAL PREPARATION
This phase will focus on preparing a final summary document.
Task 400. Prepare Draft Framework Plan Document
The Framework Plan and design elements will be compiled into a Master Plan and report to guide future phases of
redevelopmenL This report will document the process, outline design principles, goals and objectives, design
guidelines, as well as, cost estimates, a prioritized phasing plan, projected funding sources and an implementation
strategy. This document will be used as a 'kit of parts' and a framework from which to guide future decisions
regarding both public and private improvements in the area, as well as, a marketing tool.
Task 401. New Hope City Center Task Force: Review Draft Report
The Consultant Team will meet with the New Hope City Center Task Force to present and to review the draft
document. The task force will review and comment upon these work products and will provide feedback useful to the
Consultant Team in identifying key changes or additions that must be made in advance of completing the Framework
Plan.
Task 402. Meeting with City Council and Final Presentation to the Community
The Consultant Team, in conjunction with the New Hope City Center Redevelopment Task Force, will present the key
work products to the community and city council.
Task 403. Final Framework Plan Document
The Draft document will be revised in response to comments received from the city council and task force.
End Product:. Final copies will be printed and made available for distribution. The city may wish to have the final
document in the form of a Compact Disk or formatted to be p/aced onto the city's web site.
New Hope City Center Framework Plan page 10
COUNC3L
REQUEST FOR ACTION
Originating Depart. merit
Community Development
Approved for Agenda
1-27-03
Kirk McDonald
Agenda Section
Ordinances &
Resolutions
Item No.
10.2
ORDINANCE NO. 03-03: AN ORDINANCE AMENDING CHAPTER 14 OF THE NEW HOPE CITY CODE BY
ESTABLISHING AN E-PERMIT ACCESS FEE
REQUESTED ACTION
Staff requests that the City Council approve the attached ordinance prepared by the City Attorney which
establishes a $3 charge for permits obtainable by intemet access through the city's website. The fee is
necessary to reimburse the city for its costs to provide online permit access.
POLICY/PAST PRACTICF
The ePermit process addresses City Plan priodty goal ~6: to maintain and best utilize the city's information
systems and technologies.
.BACKGROUND
The ePermit software is a group effort of a select number of metro area cities in the LOGIS (Local
Government Information System) consortium. The software services consortium provides for all major
applications and network support. The ongoing enhancement to the permit system will utilize the intemet for
user applications for routine permits for projects that do not require plans (roofing, etc.). To provide security for
applicants' permit information, especially credit card data, special software will be utilized in addition to the
regular permit software. The city's philosophy of applying costs to users necessitate that the City impose a fee
on users of the software to help cover costs. In reviewing this matter with the Director of Finance and City
Attorney, staff is recommending that the cost the City is paying for the special software be passed through to
those that make use of the service.
The ordinance amendment states: The City Council of the City of New Hope ordains:
_Section 1. Section 14-1 "Purpose" of the New Hope City Code is hereby amended by adding subsection 14-
1 (4) "E-Permit Fee" to read as follows:
MOTION
BY
TO:
SECOND
BY
I:rfa\planning\ordinances\Q..epermit
Request for Action
Page 2 1-27-03
!4-1(4) E-Permit Fee. Any City permit obtainable by intemet access through the City's web site shall be
assessed $3.00 in addition to the applicable permit fee. This additional fee is necessary to reimburse the City
for its cost to provide on line permit access."
The City has developed the following information to start marketing the service:
"Beginning February 3, it will be even easier for homeowners and contractors to get a variety of basic
residential building permits in New Hope. With the city's new ePermits service, customers will be able to apply
for and receive many building permits online, via e-mail, without atdp to City Hall.
Customers will begin the process by visiting the City of New Hope's website at www. ci.new-hope.mn.us. From
there, they will be redirected to a secure website protected by the well-respected Veal-Sign encryption
program. Applicants will then fill in simple, self-explanatory online forms and pay their permit fees by credit
card. Applications made online by 7 p.m. will generally be processed the next business day and permits will be
sent to the e-mail address provided by the customer.
While the ePermits service is limited to residential building permits, and not all permits will be available through
the program, some of the most common residential building permits will be available, including:
· Code compliance inspections (at time of sale)
· Furnaces and air conditioners
· Water heaters
· Gas fireplace inserts
· Roofing .
· Siding
· Draintile
Save time and effort with ePermits. It is important for contractors to remember that they must be licensed in
the City of New Hope before they can apply for permits online. There is a $3 fee for each ePermit to help
cover the cost of providing the service.'
FUNDING
It is anticipated that the fee charged will cover the cost of the charge to the City, depending on the number of
permits sold.
Staff recommends approval of the ordinance.
ATTACHMENTS · Ordinance
· Flyer
EDA
RI QUI ST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Community Development ~'--- ~. 1-27-03 EDA
Item No.
By: Kirk McDonald, Director of CD '..'
& Ken Doresk¥, CD Specialist B~/~.~/ ,~./ 4
RESOLUTION APPROVING OFFICE LEASE FOR TENANTS AT 7801 BASS LAKE ROAD (IMPROVEMENT
PROJECT NO. 719)
ACTION REQUESTED
Staff is requesting EDA consideration of a resolution prepared by the City Attorney approving long-term tenant
leases (12 months with automatic 12 month renewal and a 90 day termination clause after the first year) for
tenants currently located in the City-owned office building located at 7801 Bass Lake Road. On December 9,
2002, the Council approved a resolution awarding a management contract to Quest Real Estate, the Iow quote
firm, in the lump sum amount of $300 per month to manage the office building and directed staff to further
inquire With the tenants about signing long-term leases. The City closed on the property on December 16. On
November 12, the Council discussed property management and rental options for the building and requested
that staff solicit quotes from professional management firms and determine the status of leases and interest in
remaining in the building for a period of twelve (12) to eighteen (18) months. On October 28, the Council
approved a resolution authorizing acquisition of the property by direct purchase or eminent domain and
directed staff to return to the Council with property management and rental options for discussion at a later
date.
POLICY/PAST PRACTICI=
City goal #2 is to pursue the maintenance and redevelopment of commercial and residential properties withir
the City. The Council has been addressing this goal through the City's many redevelopment activities,
including acquiring properties from willing sellers in designated redevelopment areas. Over the past few years,
the City haS purchased a total of fourteen properties located in Planning District 6 (east Winnetka area) as
referenced in the City's Comprehensive Plan.
The City has, at times, assumed operating responsibilities for various properties in between relocating tenants
and site clearing activities. Most recently, staff assumed operating responsibilities during this interim period for
the residential four-plex apartment buildings previously located at 7601-41 62'~ Avenue North. The City
3urchased these buildings in 1998 for redevelopment purposes, relocated the tenants, cleared the sites and
landbanked the properties.
BACKGROUND
On December 9, the Council approved a resolution awarding a management contract to Quest Real Estate,
~uote firm, in the lump sum amount of $300__per month to manage the office building and directed staff
MOTION BY St~COND BY
TO:
Request for Action
Page 2 1-27-03
to further inquire with the tenants about signing long term leases of twelve (12) to eighteen (18) months.
Evergreen Land Services, the City's relocation consultant then surveyed all the tenants. On January 16, staff,
the City Manager, City Attorney and relocation consultant met to further discuss the leases. Based on
meeting and information gathered, staff recommends that the City offer one year leases with an automatic one
year renewal and a ninety day termination clause during the second year. Please see the following
information:
Evergreen Land Services Long-Term Lease Information:
As requested by the Council, Evergreen Land Services, the City's relocation consultant met with the tenants to
determine their relocation eligibility and any desire to remain in the building. Please see the following long-term
lease interest summary:
Unit Business Last Name Monthly Rent Yearly Rent Long Term Lease
101 MN Repping L. Evans/M. Martin $560 $6720 Yes
110 Best Publications Nick Taylor $435 $5220 Yes, but concerns
111 Empty N/A N/A N/A N/A
120 JAK Investments John Koppi $360 $4,320 Yes, but concerns
121 Re-Bound Freight Ed Viehman $445 $5,340 Yes, but concerns
200 Golden Openings Klm Baeth $480 $5,760 Yes
201 Empty N/A N/A N/A N/A
210 Dresser Rand Jim Peterson $22~.50 $2,670 No lease, sublets 210
210 On-Track Finance Dale Sprout $22:~50 $2,670 Yes 18-24 months, 12 no
211 Buetz Auto Mark Beutz $250 $3,000 Yes
220 Plymouth Agency Sandy Sculthorp $545 $6,540 Yes
231 Empty N/A N/A N/A N/A
To~al $3,520 $4~740
Estimated Cash Flow
Gross Rent $3,520
Operating Expenses (Estimate) $1,895
Management Fee $300
Cash Flow per month $1,325
Evergreen Land Services provided the following information regarding tenant leases:
Lori Evans/Margaret Martin - Minnesota Rapping, Suite 101 · Plans on staying the full 12-18 months.
· Would be willing to sign a lease. Want to stay until the very end.
Nick Taylor- Best Publications, Suite 110
· Plans on staying the full 12-18 months.
· Would be willing to sign a lease. Before the building was bought by the city of New Hope, he was on a
month-to-month lease. He likes that for the flexibility reasons. Would lose some of that by signing a 12-
month lease. Is a bit concerned about that.
John Koppi- JAK Investments, Suite 120
· Plans on staying the full 12-18 months, but is concerned about the rent. Does not want it to increase,
would like it to go down.
· Would be willing to sign a lease. Is interested in the terms of the lease and why the month to month is
not an option anymore. Would like to stay as long as possible of course.
Request for Action
Page 3
1-27-03
Ed Viehman - Re-Bound Freight Brokers, Suite 121 (tenant manager) · Plans on staying the full 12-18 months.
· Would be willing to sign a lease. Big question he has is WHY now does he need to have a lease?
KJm Baeth - Golden Openings, · Plans on staying the full
· Would sign a lease with
Suite 200
12-18 months.
the City.
Mark Beutz - Beutz Auto, Suite 211 · Plans on staying the full 12-18 months.
· Would be willing to sign a lease.
Dale Sprout - On Trac Financial, Suite 210
· Plans on staying the full 12-18 months.
· Would be willing to sign an 18-month lease, but a 12-month lease, probably not. He would like to stay
there as long as possible. Two years would be a better lease. He is sub-letting to Jim Peterson and
would continue to do so.
Jim Peterson - Dresser Rand, Suite 210 · Plans on staying the full 12-18 months.
· Does not have a lease with the building, is sub-letting from Dale Sprout.
Sandy Sculthorp- Plymouth Agency, Suite 220 · Plans on staying the full 12-18 months.
· Would be willing to sign a lease
The City Attorney prepared the attached resolution and lease. The City Attorney submitted the following
comments regarding the information. 'The lease is for a two-year term, however, it can be terminated after 15
months on 90 days written notice. Please refer to paragraph 2 of the lease conceming this term. Paragraph 4
deals with the base rent. The rent will remain the same dudng the 24 month pedod of the lease. Finally,
paragraph 16 deals with tenants holding over after the 24 month period. At that time, the lease will
automatically revert to a month-to-month lease, and the rent will increase by 150% of the base rent. The other
rental terms are basically boiler plate rental terms.'
On October 28, 2002, the Council approved a resolution to purchase the subject property for $370,000. The
property is a multi-tenant office building, currently occupied by nine tenants. Two office spaces are vacant. At
the October 28 meeting, the Council requested that staff research options to maintain the building's current
use as offices and potentially lease the open units until redevelopment activities begin. The concept being that
the City could generate income from the property and delay relocation of the existing businesses before the
site is required for redevelopment.
Relocation expenses would be required as a component of this acquisition project. Evergreen Land Services,
the City's relocation consultant, has provided the City with a preliminary relocation estimate of $20,000 per
tenant. It has been determined that ten (10) tenants are currently located in the building, therefore assuming
all the tenants accept the $20,000 in lieu of payment as opposed to actual expenses, relocation expenses are
estimated to be $200,000. Relocation activities are currently underway.
On July 22, 2002, the Council authorized staff to negotiate the potential purchase of this multi-tenant office
building based on its appraised value of $330,000 as determined by the Shenehon Company.
Based on a meeting with the property owner on April 15, 2002, the City Manager authorized staff to obtain an
appraisal of 7801 Bass Lake Road for potential acquisition purposes. The property is located in the East
Request for Action
Page 4 1-27-0~
Winnetka Livable Communities area and in Planning District 6. This property is included in the east Winnetka
area redevelopment concept plans developed by the Livable Communities Task Force. -
In 1998, the Council passed a resolution approving the City of New Hope Comprehensive Plan Update'. In
1999, the Metropolitan Council approved the Comprehensive Plan Update. In the Plan, the City was broken
down into several planning districts. Planning Distdct 6 is the district where the Winnetka, Bass Lake Road
and Sumter properties that the City has been pursuing over the past few years are located. Planning District 6
is bordered by Winnetka Avenue North to the west, C.P. Rail system to the south and the City of Crystal to the
east and north.
The Comprehensive Plan targeted several areas in the City for redevelopment. Recommendations for
Planning Distdct 6 include the acquisition and redevelopment of sites located along the south side of Bass
Lake Road, in the Bass Lake Road extension area and along the east side of Winnetka Avenue North
between 5340 Winnetka Avenue and Bass Lake Road.
On May 24, 2002, the CounCil hired the engineering firm Short Elliott Henddckson, Inc. to determine whether
qualification tests for tax increment eligibility (site coverage, building conditions) can be met in the east
Winnetka area. This study is being undertaken to facilitate redevelopment efforts in the area. SEH has
determined the subject building to be substandard in the DRAFT report. At a future meeting, staff will request
that the Council consider a resolution determining the building to be substandard and included in a Tax
Increment Financing District. The resolution would allow the City to clear the site and still include the property
in a future Tax Increment Financing District.
The property is located at 7801 Bass Lake Road and built in 1969. The property is zoned CB and is used as a
multi-tenant office building. The property measures a total of 14,810 sq. ft. or .34 acres. Gross building area of
the facility is an estimated 6,000 sq. ft., with a net rentable area of approximately 4,313 sq. ft.
Once the building is vacant, the City would request quotes for demolition and site restoration.
Staff recommends approval of the attached resolution.
FUNDING
The subject property is located in an area where TIF funds can be expended. TIF funds were used for
property acquisition. The property produces a positive cash flow. Positive cash flow dollars will be used to pay
management costs.
ATTACHMENTS
· Resolution
· City Attorney Correspondence (1/20/03)
· Location Map
· Topographic Map
· Evergreen Land Services Memorandum (1-7-03)
· Sample Lease
EDA
! I
Originating Department Approved for Agenda Agenda Section
Community Development 1-27-03 EDA
Item No.
By: Kirk McDonald By:
UPDATE ON REQUEST BY THE EGAN COMPANIES, 7100 MEDICINE LAKE ROAD, FOR FINANCIAL
ASSISTANCE TO RELOCATE AND EXPAND FACILITY IN CITY
REQUESTED ACTION
Staff requests to update the EDA on the status of the Egan Companies project.
.pOLICY/PAST PRACTICr=
When city staff receives requests for financial assistance from local companies, they are submitted to the EDA
for consideration. In the past, the City has assisted a number of businesses with expansion projects using a
variety of financing tools. Staff routinely updates the EDA on the status of specific requests.
'BACKGROUND
At the August 26, 2002, EDA meeting, the EDA considered a request by Egan Companies for financial
assistance to relocate and expand its facility in New Hope. Staff and the financial consultant met with company
officials on several occasions and preliminary cost estimates/financing projections were prepared regarding an
expansion at 8801 Science Center Drive. Staff was also aware that Egan was considering the purchase of
another property in Brooklyn Park to relocate its business. The company recently submitted the attached
correspondence confirming that it will be moving the operations to Brooklyn Park. Staff wanted to share this
information with the EDA and is sorry to see Egan Companies relocate out of the City and wants to work with
the company to bring another business to the existing site and buildings on Medicine Lake Road in the future.
A'I-I'ACHMENT~
· 1/17/03 Egan Correspondence
· News Article
· Previous RFA Attachments
MOTION BY SECOND BY
TO:
l:rfa~improvement projects',Q-ip732 Egan
The Egan Companies
Building Integrated Solutions-
Craig T. Saleatlc
Chief Executive Officer and President
7100 Medicine Lake Road
New Hope. MN 55427-3671.
763..~A.4 ! 31 M
763.595.4380 Fas
~'~'l~ e~aJ1co. Co~'a
January 17, 2003
Mr. Peter Enck, Mayor
City of New Hope
4401 Xylon Ave N
New Hope, MN 55428
RE: Egan Companies
Dear Peter:
Thank you for assisting Egan Companies to relocate to a larger facility in th6 City of New Hope ("City"). You and
others at the City, especially Kirk McDonald, have been very cooperative in exploring ways for the City to provide
Tax Increment Financing ("TIF"), tax rebates and other financial assistance to Egan Companies to try and redevelop
8801 Science Center Drive.
As you know from our. previous discussions, Egan Companies has proudly called the City of New Hope its
headquarters since 1964 and strongly preferred to stay in New Hope. Since, we must act immediately to secure a new
facility, it is likely Egan Companies will be consolidating its operations within a renovated facility in the City of
Brooklyn Parle
The only facility currently available in the City of New Hope, that may meet our needs, is 8801 Science Center Drive.
Since CSM, has the property under contract to purchase it appears unlikely we can purchase and renovate the building
in budget and on time to suit our needs. We appreciate the fact the City appears willing to provide tax increment
financing ("TIF'). The TIF projections provided by the City indicated a $500,000 shortfall, approximately, from the
amount required, to offset the cost of the improvements required to make 8801 Science Center Drive usable to Egan
Companies, and keep the project within budget.
Peter, this decision was not made lightly, and much effort was put in to finding an affordable and timely way to
purchase a suitable facility in the City of New Hope. I have a profound respect for you and others at the City of New
Hope, and I sincerely appreciate all of your efforts to make the 8801 Science Center Drive facility work for Egan
Companies.
Sincerelv,-, /~
Crai~f,.~llentic
Chief Executive Officer
cc: Daniel J. Donahue, City Manager
Kirk McDonald, Director of Community Developn~nt
Mark Houge, CRESA Partners
THE EOAN COMPANIES
F. gan Mechanical Contr~tors, Inc. · Egan-McKay Electrical Contractors, Inc.
E & S Insulation Co. ,, Egan Automation, In.. · Inte~21M, Inc. · Egan Service
JANUARY 2003
AMERICAN
PLANNING
ASSOCIATION
Parking Standards in the Zoning Code
By Jason Wittenberg
fi-street parking standards have long been among the most challenging aspecu of the drafting of zoning ordinances.
The impacts of the choices made can influence the character of the community for many years, even decades, after the
provisions take effect. To clarid~ the issues and bestpractices in this area, APA is currently releasing a new Planning
Advisory Service Report, Parking Standards (No. 510/511). This issue of Zoning News consists of some selected excerpts
j~om that report, which can be acquired through Planners Book Service at www. planning, org/bookservice.
Tho Basis for Zoning Code
Parking Requirements
Purpose statements found in municipal zoning codes can provide
some guidance regarding the rationale behind off-street parking
requirements. However, most simply have statements such as, "The
provisions of this chapter have been established m ensure that
adequate off-street parking is provided to meet the parking needs
of uses located within the city." Some codes, such as Pittsburgh's,
make a point of mentioning flexibility in the purpose statement of
its off-street parking chapter, as follows:
Purpose.
The purpose of these regulations is to:
· allow flexibili .ty in addressing vehicle parking, loading, and access
issues;
· present a menu of strategies to solve parking issues rather than
parking space requirements;
· maintain and enhance a safe and efficient transportation system
that is consistent with environmental goals and clean air; and
· ensure that off-street parking, loading, and access demands
associated with new development will be met without adversely
affecting other nearby land uses and surrounding
neighborhoods. (Article 6, Section 9.14.01, amended August
24, 2000)
Determining the appropriate amount of off-street parking
that should be required by a muriicipal zoning ordinance, like
many aspects of planning, is part art and part science--and is
done within a political context. When municipal officials write
or rewrite their off-street parking provisions, the list of sources
consulted is often short and has remained largely the same for
years. Many rely on the Institute of Transportarion Engineers
(ITE) for i~for~ation related to parking demand generated by
various land uses. Some zoning codes state that, when an
individual land use is not covered in the city's off-street parking
chapter, ITE standards apply. Despite the fact that ITE's
information may be the most extensive quantitative data readily
available for purchase, ITE cautions that much of the
information is based on studies conducted in locations where
few transportation alternatives exist and/or are based on studies
with a very small sample size. [Editor's note: The Parking
Council of ITE had a new version of the trip generation manual
in press at the time this PAS Report was in final production.
Readers should consult the new manual, which, we are told, is
quite different in its approach.]
Donald Shoup, chair of the Urban Planning Department at
the University of California-Los Angeles, has noted that
parking demand studies are generally conducted in an
environment where off-street parking is provided without a
· · · about this article·
Join us onBne!
During February 10-21, go online to participate in
our "Ask the Author" forum, an interactive feature
of Zoning News. Jason Wittenberg will be available
m answer questions about this article. Go to the
APA website at www. planning, org and follow the
links to the "Ask the Author" section. From there,
iust submit your questions about the article using
an e-mail link. The author will reply, posting the
answers cumulatively on the websire for the benefit
of all subscribers. This feature will be available for
selected issues of Zoning News at announced times.
After each online discussion is closed, the answers
will be saved in an online archive available through
the/gPA Zoning News webpages.
direct fee (i.e., areas outside of downtown, where fees are almost
always charged). Using these studies to determine minimum
requirements means that such requirements are based on the
demand for parking at a price of zero, which leads to a vicious
circle of an oversupply of'free" (but subsidized by somebody)
parking virtually everywhere in the metropolitan landscape.
The most popular method for determining off-street parking
requirements may be to borrow from the ordinances of other
communities. To a large degree, it's difficult to fault this approach.
APA would not be punishing this report flit thought that
borrowing standards from other cides~or at least having an
awareness of the range of standards that exist--was an unacceptable
approach. When APA's Planning Advisory Service (PAS) receives
inquiries related to off-street parking standards, PAS provides
subscribers with ordinances, studies, and guides such as this one.
Adoption of another jurisdiction's standards, without
consideration of local socioeconomic standards, comprehensive
plan, political environment, the input of the citizens, and legal
.review according to state enabling legislation, among other
issues, may result in standards that just do not fit. Further, the
most popular standards are often derived from ITE information,
the limitations of which are noted above.
A number of PAS Reports and other APA publications
provide useful discussions of parking standards--in some as the
central topic (e.g., Off-Street Parking Requirements, PAS Report
432, and Flexible Parking Requirements, pAS Report 377) while
in others as an integral issue linked to other popular planning
topics {e.g., Creating Transit-Supportive Land-Use Regulations,
PAS Report 468, and The Transportation/Land-Ute Connection,
PAS Report 448). ITE has produced a model ordinance for
shared parking (1995). In addition to APA and ITE, other
available sources of information include model
recommendations from the National Parking Association
(1992), the Urban Land Institute (1999), and the Eno
Foundation (1990).
Transportation and parking consultants are sometimes hired
to assist in determining parking standards. These consultants
often provide analysis of parking issues within a particular
geographic subset of a community, such as the downtown or a
particularly busy commercial district. Although such studies are
usually independent and authoritative, it's important to realize
they may include certain assumptions (about expectations
related to transit use, for example) not necessarily consistent
with a community's long-term vision.
Perhaps the most effective way to analyze demand is to get
out in the community to look around and record information.
When you obtain information about parking occupancy in
existing facilities, ask questions about the inevitability (or lack
thereof) of similar conditions for future development. In an
APA 2001 audio conference, ~Effective Community Parking
Standards," one expert recommended that communities closely
examine their off-street parking standards every five to 10 years.
Zoning .C?.d.e Previsions Ihat Respond to
and/or ,n~,uenca Parking Demand
What follows is an overview of a range of strategies communities
have adopted that go beyond standard minimum parking
requirements. Many of these m~ategies recognize and respond to
unique factors a.tmciated with different pan~ of the community in
question (e.g., commercial strips, downtown districts).
Jason Wittenberg is a planner with the Minneapolis City Planning
Department.
Mixed-Use Development and
Shared Parking
The overall number of parking spaces serving multiple uses :-
close proximity to one another may be significantly reduceo
through shared parking arrangements. Sharing parking allows
more efficient use of land compared to providing dedicated
parking spaces for each use. Carefully crafted shared par'king
arrangements between two ormore uses can reasonably meet
peak demand, particularly in mixed-use areas or on mixed-use
or multiple-use sites. The Victoria Transport Polic3, Institute
(2002) notes that shared parking is also most appropriate where:
· a specific parking problem exists;
· land values and parking facility costs are high;
· clustered development is desired;
· rtairfic congestion or vehicle pollution are significant
problems; and
· adding pavement is undesirable.
Shared parking arrangements recognize that various uses have
different peak operating hours. A common example is shared
parking between restaurant and office uses. The parking lot ma.,,,
be heavily used by office employees and visitors in the daytime,
while the restaurant patrons may park in the lot after most
weekday office users have left and on weekends. If the restaurant
is open during the day, it may benefit from lunch-time use by
office employees while generating little additional daytime
parking demand. In addition to efficient sharing of parking
spaces and reduced development costs, transportation system
benefits may result from a reduction in the number of office
employees driving off-site for lunch.
MINNEAPOUS ZONING CODE
1. Computation. The number of shared spaces for two (2) or more
distinguishable land uses shall be determined by the following
procedure:
a. Multiply the minimum parking required for each individual
use, as set forth in Table 541-1, Specific Off-Street Parking
Provisions, by the appropriate percentage indicated in Table
541-2, Shared Parking Calculations, for each of the six (6)
designated time periods.
b. Add the resulting sums for each of the six (6) columns.
c. The minimum parking requirement shall be the highest sum
among the six (6) columns resulting from the above calcula-
tions.
,4 Select the time period with the highest total parking require-
ment and use that total as the shared parking requirement.
2. Other uses. If one (1) or all of ibc land uses proposing to make
use of shared parking facilities do not conform to the general land
uae classifications in Table 541-2, Shared Parking Calculations, as
determined by the zoning administrator, then the applicant shall
submit sufficient data to indicate the principal operating hours of
the uses. Based upon this information, the zoning administrator
shall determine the appropriate shared parking requirement, if
any, for such uses.
3. Plz~eess. An application for shared Parking shall be submitted on
a form approved by the zoning administrator, as specified in Chap-
tm' 525, Administration and Enforcement.
Maximum Parking Standards
Some communities, in addition to requiring a minimum
amount of off-street parking, limit the amount of parking that
Omay be provided for individual uses. Although this practice has
become more widespread during the past decade, maximum
standards are not currently found in most zoning codes.
Communities that incorporate maximum standards range in
size and character. They include San Antonio, Texas; Jefferson
County (Louisville), Kentucky; Gresham, Oregon; Seattle; and
San Francisco. And some cities, like those mentioned in the
following paragraphs, do not establish set standards. Rather,
they create formulas for determining maximums.
Combined with parking minimums, maximum standards create
a parking range. Maximum standards generally come in three
forms. Some communities, as with typical minimum requirements,
set a ratio per number ofscluare feet of building area. Pittsburgh,
for example, sets a maximum off-street parking ratio of one space
per 175 square feet of retail sales and services, while the city's
minimum requirement for such uses is one space per 500 square
feet beyond the first 2,400 square feet. (No parking is required for
the first 2,400 square feet.) Thus, for a new 5,000-square-foot retail
building in Pittsburgh, five off-street parking spaces ate required
and no more than 29 could be pmvided--a fairly wide range.
In Redmond, Washington, the Neighborhood, Retail and
General commercial zones are allowed a maximum of five spaces
per 1,000 square feet of floor area for most uses and a minimum
of four per 1,000 square feet. In a 5,000-square-foot building,
20 spaces would be required and the cap would be 25.
Redmond is an example of a suburban community that has
used maximum requirements effectively.
A second method for regulating the maximum number of
spaces is to base the maximum on the minimum. For example,
the Draft Unified Development Ordinance in Helena,
Montana, requires the following:
Maximum Number of Parklng Spaces Required.
The maximum number of off-street parking spaces for any building
or use shall not exceed the amount determined as follows:
1. Parking lots of more than twenty and less than fifty-one spaces.
Parking lots may not have more than one hundred twenty
percent (120%) of the number of spaces identified in Table 15-
C. not including accessible spaces, unless a minimum of twenty
percent (20%) of the parking area is landscaped in accordance
with the standards of this chapter.
2. Parking lots of fifty-one spaces or more. No more than one
hundred ten percent (110%) of the number of spaces required as
identified in Table 15-C of this chapter, not including accessible
spaces, are permitted.
Based on Helena's minimum parking requirement for retail
uses of 4.1 spaces per 1,000 square feet of gross floor area, a
5,000-square-foot retail store would be required to provide 21
spaces and could provide no more than 25 spaces (unless 20
percent of the parking lot is landscaped)--a very narrow range.
(Note that maximum standards of 125 or 150 percent of the
minimum are more prevalent and provide a somewhat wider
range.) Generally, communities with minimum parking
requirements that are set particularly low (i.e., below typical
demand) might consider higher maximum standards (e.g., 150
or 200 percent of the minimum) when using this method.
A third method is a limit on the overall number of parking
spaces in a particular geographic area. Cambridge,
Massachusetts, uses parking maximums as part ora
comprehensive set of strategies to reduce automobile
dependence. The Cambridge zoning ordinance, for example,
states that "the total number of parking spaces serving non-
residential uses in the North Point Residence District shall not
exceed 2,500 spaces, allocated to each lot in the district at a rate
of 1.2 spaces per 1,000 square feet of lot area." Cambridge also
uses the more popular approach of setting parking maximums
for many individual land uses.
Downtown Parking Standards
In recent years, a number of communities without a traditional
downtown have attempted to create such a place. Parking in
downtown areas is complex and subject to a variety of
competing interests. For example, the needs of businesses that
rely on the availability of short-term parking are sometimes
affected by commuters who occupy parking spaces from 8:00
a.m. to 5:00 p.m. Constandy adding to the downtown parking
supply should not be the sole solution to solving real or
perceived downtown parking ~problems." Doing so, in fact, is
likely to work against goals aimed at improving air quality,
reducing traffic {or at least reducing the rate of increase of traffic
congestion}, and increasing transit use. When parking demand
in a downtown area increases substantially, there are only a
limited number of ways to increase the traffic carrying capacity
of downtown streets as well, some of which, such as elimination
of on-street parking, ate not necessarily desirable.
In Downtown Parking Made Easy, Mary Barr notes that Eno
Foundation researcher Hert Levinson suggests that a review of
downtown parking strategies should begin with consideration of
the following points:
· What are the community development, environmental, and
transportation goals for downtown and the surrounding
areas?
· What basic policies underline formation of plato and options?
· Which range of parking options are meaningful in relation
to: existing parking facilities and street systems; downtown
development patterns and intensities; origins, destinations
and approach routes of parkers; transit service capabilities;
and environmental and energy constraints?
· How can parking serve as a catalyst for desired development?
· Should parking be provided for all who want to drive
downtown, or should it be rationed in some specific manner?
· What balance should be achieved between parking located
on the outskirts of downtown and parking located along
express transit stops in outlying areas?
· What are the effects of parking on the location and design of
public transport routes, stations, and terminals?
Transit Allowancos
Offering off-street parking reductions based on proximity to
public transportation is an increasingly popular approach. These
reductions may serve to encourage transit ridership and, more
generally, development in corridors or nodes that are well served
by bus or rail. (Reduced parking requirements related to
superior transit access are inherent in some of the other code
provisions discussed in this chapter, such as reduced parking
requirements in downtown areas.)
Minneapolis allows a 10 percent parking reduction for
multifamily residential dwe/lings "if the proposed use is located
within 300 feet ora transit stop with midday service headways
of 30 minutes or less in each direction." For all other uses, "the
minimum parking requirement may be reduced 10 percent if
the use provides an adequate sheltered transit stop within the
development, as determined by the city engineer."
Transit stops are one oftbe off-street parking reduction
alternatives allowed in the Pittsburgh zoning code:
Transit Stops
The Zoning Board of'Adjustment shall be authorized, in
accordance with the Special Exception provisions of Sec. 922.07, to
permit the incorporation of transit stops as a means of satisfying the
otherwise applicable off-street parking standards, provided the
following conditions are met:
I. The transit stop shall be designed m be a station or waiting area
for transit riders, clearly identified as such, and open to the
public at large;
2. The transit stop shall be designed as an integral part of the
development proiect, with direct access to the station or waiting
area from the development site;
3. The transit waiting area or platform shall be designed to
accommodate passengers in a covered waiting area, with seating
for a minimum of 20 persons, shall include internal lighting, and
shall include other features which encourage the use of the
facility, such as remperature control within the waiting area or
the inclusion of food vendors;
4. The maximum reduction in the number of parking spaces shall
be no more than 20 percent oftbe total required spaces;
5. The Zoning Board o£Adiustment shall request a report and
recommendation from the Planning Director on the planning
aspects, and the potential impacts of the proposed reduction in
parking through the provision o£a transit facility;
6. The transit stop shall be maintained by the developer for the life
of the development project.
SUMMARY
A community's parking policies and regulations have a great deal
of influence on how that community will evolve over time. This
chapter has covered the requirements and rationale related m
off-street parking in a sample of communities varying in size
and regional location. The body of this PAS Report presents the
requirements of many communities that have dealt with the
complex issues oudined above. The off-street parking puzzle
includes a wide range of additional pieces not addressed in this
chapter, including fees in lieu of parking, parking cash-out
policies, federal policies on off-street parking, size and stall
dimensions, and adaptive reuse of that do not conform with
current parking requirements. The relationship between land
use and transportation is becoming increasingly complicated at
the city, regional, and national levels with many communities
facing high land values, the high cost of transportation
infrastructure, and the heavy use of such infrastructure. Those
communities that look for innovative ways to manage off-street
parking--a key link between land use and transportation--may
be best prepared to tackle these problems.
NEWS BRIEFS
Arizona Court Sldkos Down Consent Law
Is a statutory provision requiting county officials to obtain the
consent of the property owner before downzoning the property
constitutional? That's the question the Arizona Court of
Appeals was asked this fall. They responded with a resounding
%o" in an opinion issued on November 19, 2002, in Emmett
McLoughlin Realty v. Pima County.
In April 2000, the Pima County Board of Supervisors approved
a county-initiated re'zoning of McI~ughlin's property from CB-I
(permitting business uses) m SR and CR-2 (permitting only
residential uses). The county never taught the property owner's
4
permission. Mc. Loughlin cried ~foul pla);" pointing m the provision
passed by the Arizona Legislature two years earlier.
The legislature finds that a rezoning of land that changes the zonir
classification of the land or that restricts the use or reduces the vaiu.
of the land is a matter of starewide concern and such a change in
zoning that is initiated by the governing body or zoning body shall
not be made without the express wrinen consent of the propern.,
owner. The county shall not adopt any change in a ~oning
dassific, ation to circumvent the purpose of this subsection. [Ariz.
Rev. Stat. § 11-829(F), now (G)]
APA and the Arizona APA Chapter filed an amicus brief in
support of Pima County, arguing that this "consent provision"
undermines two bedrock principles of land-use law--that
zoning regulations must be uniform throughout each zoning
district and zoning regulations must be consistent with the
community's adopted comprehensive plan. Ifa property owner
can block the county's rezoning actions solely for his or her self-
interest, then the community's comprehensive plan is thwarted
and the county has no recourse. The court agreed and found the
provision an unconstitutional delegation of legislative authority.
'Only with the authority to rezone property can a county
effectively make the extensive planning determinations required
of it, such as is contemplated by the Urban Planning-growing
Smarter Act," the court said.
Attorneys Douglas A. Jorden and Michele A. Hentrich of
Jorden, Bischoff, McGuire & Rose, PLC in Scottsdale, Arizona,
authored the brief, which can be viewed at www. planning.org/
arnicusbriefs. Lora Lueero
I. ora gL Lutero, ~lc~, it a planner and land-ute attvraey in New Mexico.
a:xvt ports
Smart Growth at the Frontier: Strategies
and Resources for Rural Communities
Barbara Welh. Northeast-Midwest Institute, 218 D St. SE,
Washington, DC 20003. 80 pp. 2002. Available online at
www. nemw. org/RuralSmartGmwth.pdf
Zoning is an integral element of the bundle of strategies the
report describes, all aimed at helping rural communities deal
with controlling sprawl and reviving local economies. Badly
.planned or unplanned development can mar the rural landscape
,n ways that harm economic growth. Good zoning strategies can
advance farmland preservation, affordable housing, and resource
conservation. The numerous case studies highlight resources
that rural communities can tap to achieve these goals.
' . . or of Raearch.
Z~aing N~s~ is produoed at APA. Jim Schwab, .ucc. and Mic~l Davi~, ~iton; Bar~ ~in.
AICP, Fay ~lni~. J~ ~w~ ~y J~t, ~, M~ ~is, moP, Ma~ Moms. AICP.
Rolo ~, L~n ~, ~nm; Sh~ Ma~h~, ~sistant ~imn ~ Barton.
~i~ and P~u~ion.
CITY OF NI~W HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES
January 7, 2003
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; Chairman Landy called the meeting to order at 7:00
ROLL CALL
CONSENT BUSINESS
Present:
Absent:
Also Present:
Anderson, Barrick, Brauch, Hemken, Landy, O'Brien,
Svendsen
Oelkers
Kirk McDonald, Community Development Director, Steve
Sondrall, City Attorney, Alan Brixius, Planning Consultant,
Pamela Sylvester, Recording Secretary
There was no Consent Business on the agenda.
PUBLIC HEARING
PC02-23
Item 4.1
Chairman Landy introduced for discussion Item 4.1, An Ordinance
Establishing Commercial Animal Kennels and Animal Day Care Facilities as
Conditional Uses in the I Zoning District, City of New Hope, Petitioner.
Mr. Kirk McDonald, Director of Community Development, stated that staff
originally had recommended that this issue be tabled due to the fact that the
applicant for the CUP had issues with the ordinance. Late this afternoon, the
applicant delivered a letter withdrawing the CUP application. Staff
recommends that the Commission consider the ordinance at this meeting.
The Codes & Standards Committee discussed this issue in December and
was recommending approval. The applicant may look at another building in
the City in the future and does support this use in an I Zoning District.
McDonald explained that the petitioner had opened a dog day care in the 8801
East Research Center Road building this summer and was shut down by the
Animal Control Officer and General Inspector because the use was not
allowed in the I District. Staff informed them that the use was allowed in the
CB, Community Business District. When the applicant submitted plans three
months later for the Post Haste Shopping Center, staff felt this use would not
be a good match due to the fact that it would be located adjacent to a day care
center and a restaurant. Staff asked the City Council to impose a moratorium
to allow staff and the Planning Commission ample time to study the issue and
make recommendations. After several meetings on a staff/consultant level, a
draft ordinance was written and presented to the Codes & Standards
Committee for review.
Mr. Alan Brixius, Planning Consultant, indicated that this issue had gone
through a number review processes and the ordinance had been shared with
the architect that was working with the subject property. The architect raised a
number of additional questions. The performance standards in the ordinance
were recommended by the city's Animal Control Officer, including allowing
100 square feet per dog. The Animal Control Officer also raised issues with
regard to odors, ways to maintain a sanitary condition within the building, air
circulation/ventilation, and cleanup. Extensive research was completed prior to
writing the draft ordinance, not only by the Animal Control Officer, but also by
the consultants to validate the performance standards as proposed.
Brixius stated that subsection (a) controls the size of the facility, and limits the
facility to a maximum of 30 dogs. A minimum of 100 square feet per dog,
excluding office and sro. rage area, must be contained in the building. The
facility must provide one cage or air kennel per dog. The project architect
maintained that the Animal Humane Society was using a smaller floor space
per dog ratio, 25-35 square feet as a comparison. Research indicated that,
based on the statutes for dog kennels and keeping of dogs/cats, regulations
set up by the Minnesota Department of Agriculture for Dogs and Cats Best
Management Practices, it appeared that the floor space ratio was based on
confinement areas for dogs, such as cages or kennels for separating
individual dogs, and was based on a specific formula for confinement not
overall floor space. The 100 square feet per dog included any confinement
space, plus run areas, plus other ancillary space necessary for the
maintenance of these animals. The square footage requirement also allows
the City some control on the number of dogs at any given facility. The second
element the architect raised issue with the requirement of one cage or air
kennel per animal. The statutes do allow for the intermixing of dogs in these
confinement spaces, provided that they are compatible breeds and
temperament. The Planning Commission should discuss this requirement to
determine if it could be less restrictive.
Item (b) provides for one handler/staff person per ten dogs, per the Animal
Control Officer's recommendation.
Item (c) provides 100 square feet per dog in the outside exercise area that
would occupy that area at any one time. The outdoor exercise area must be
fenced, have a pervious surface, and be cleaned regularly. A big concern was
that someone might just want to fence part of the parking area and utilize that
as the outdoor dog run. Staff was concerned with interrupting the parking and
circulation area with regard to traffic control and fire access to the building, as
well as sanitation and cleanup, and how the area would be maintained. Public
Works expressed concern with drainage and the possibility of contaminants
draining into the storm water ponds if the dog run would be allowed on a
portion of the parking lot. The pervious surface would allow for percolation of
water into the ground and day care staff would be responsible for picking up
the solid waste.
Item (d) was one of the most onerous conditions inserted into the ordinance.
The ventilation system must be capable of exchanging internal air at a rate of
1.00 cfm/square foot of floor space. This was identified by the building
inspectors and a mechanical contractor, who felt that an even higher
exchange rate would be appropriate. The ventilation system must be
completely separate and independent of other tenant space within the
building. The City does not want odors to permeate other tenant bays. The
temperature control is stipulated by state statutes and the 60-80 degree range
was taken from the Minnesota Department of Agriculture Best Management
Practices.
Item (e) provides for sufficiently sized room/cage separate from the kennel
areas to separate sick or injured animals from healthy animals.
Item (f) deals again with sanitation issues, such as wall finish materials below
48 inches in height, floor finishes, liquid-tight curbing to be installed along
shared walls for sanitary confinement of water wash-down cleaning. A
concern of staff was that the existing kennel ordinance only allowed kennels in
the commercial business district. The potential odor and seepage from this
use would not be appropriate adjacent to other commercial businesses.
Item (g) deals with animal wastes which should be cleaned up immediately,
kept in an enclosed container sufficient to eliminate odors, and disposed of
daily.
Planning Commission Meeting 2 January 7, 2003
Item (h) requires the business to obtain a kennel license.
Item (i) states that the property owner shall provide the City with at least 14
days notice of the animal kennel/day cafe's intention to vacate the premises
and to allow the City ample time to inspect the premises.
Item (j) provides for proper lighting of the building.
Brixius stated that these items had been shared with the applicant. After the
Design & Review meeting, the applicant was asked to provide his contact at
the Animal Humane Society so that person and the city's Animal Control
Officer could discuss the square footage requirement; however, that
information was never received.
Commissioner Svendsen indicated that at the Design & Review meeting the
Committee understood the 100 square feet in Item (a) was inclusive of the
exterior dog run. For item (b) he suggested that the ordinance require a
minimum of two staff/handlers. Regarding item (d), he explained that the 2000
International Mechanical Code stated that autopsy rooms only require ~ cfm
per square foot. A question was raised whether the ordinance included
veterinary clinics and boarding of dogs and how the ventilation was regulated
for those uses. Brixius replied that this ordinance included boarding of dogs,
and that veterinary clinics were allowed in the Residential-Business District.
He also stated that additional services for dog care, such as grooming, might
be done in conjunction with dog day care. Those services could be ancillary to
the day care use as long as they did not consume any of the space
requirements associated with the keeping of animals. Specifically, this
ordinance does not address boarding of animals at veterinary clinics. Mr.
Steve Sondrall, City Attorney, stated dog kennels were regulated under
Chapter 7, licensing, of the City Code, but Chapter 7 did not apply to vet
clinics. For clarification, an animal at the vet clinic for several days for a
medical situation was not the same as keeping an animal for an owner who
was out of town for a few days.
Brauch indicated that if the City allowed a dog day care use, then the
ordinance should be structured so that the business would be profitable.
Svendsen pointed out that the Mechanical Code requirements would need to
be met. Brixius indicated that staff looked at what the Best Management
Practices were that would be associated with good care of the animals. The
primary concern was for the businesses adjacent to the dog day care use and
that they would not be negatively impacted. Brixius added that if the
Commission wanted to reduce the square footage per dog, the number of
handlers, etc. that could be accomplished, but not the features that affected
other tenants in a multi-tenant building.
Svendsen questioned whether there should be a specific amount of distance
to a food establishment. Brixius responded that restaurants are allowed in an
industrial district, but the dog day care uses would likely be located in industrial
buildings. Svendsen initiated discussion on the proper district for vet clinics,
pet stores, and the ancillary uses. It was pointed out that the draft ordinance
would not allow a vet clinic to board a dog unless the vet clinic was located in
an industrial district. $ondrall suggested that the day care use could be a
conditional use in the R-O and R-B Districts, with a stricter limitation on the
number of dogs.
Barrick initiated discussion on pet shops and the fact that animals were kept
ovemight. Brixius noted that this was a retail use and the animals were owned
by the shop keeper. If pet shops were to be considered the same as a dog
kennel, then pet shops would need to be located in an Industrial Zoning
Planning Commission Meeting 3 January 7, 2003
District. This ordinance .merely deals with dogs, not all the other pets typically
found in a pet store.
McDonald interjected that many good points were offered through this
discussion, and that the moratorium was in effect until April 30. He
recommended that this ordinance be tabled and studied further including
issues such as pet shops, the licensing ordinance, veterinary clinics, boarding
of dogs, and ancillary uses. A more comprehensive report could be developed
and presented to the Codes & Standards Committee. Barrick suggested that
other cities' ordinances be reviewed as well. Brixius added that other cities
allow boarding at veterinary clinics, and stated he felt that would be
appropriate as long as the boarding was ancillary to the vet clinic.
A suggestion was made to utilize the Minnesota Department of Agriculture
regulations rather than rewriting all those regulations into the New Hope Code.
Sondrall explained that it was the policy of the city code and staff to have a set
of ordinances that were specific and so staff did not need to refer to other
locations for regulations. It was also helpful for staff to enforce the regulations
if they were all found in one place that would be convenient for staff and the
applicant to analyze. Also, staff would need to be continually reviewing the
regulations of some other agency to insure that those regulations were not
changing detrimentally to what the City may want to see.
Sondrall stressed that through the conditional use permit, the City tried to
eliminate any discretion on the part of the governing body in making a
determination whether the conditions of the CUP were being complied with or
not.
A question was raised regarding ancillary services at the dog day care facility.
Brixius noted that accessory care services could be included in the ordinance,
such as grooming and training, providing that the services did not reduce the
floor area requirement for active play. Brauch indicated that from a business
standpoint, the ancillary services could be as important as the primary
business.
There being no one in the audience to address the Commission the public
hearing was closed.
Motion by Commissioner Svendsen, seconded by Commissioner O'Brien, to
close the public hearing. All in favor. Motion carried.
MOTION
Item 4.1
Motion by Commissioner Hemken, seconded by Commissioner Svendsen,
to table Planning Case 02-23, Ordinance 03-02, An Ordinance
Establishing Commercial Animal Kennels and Animal Day Care Facilities
as Conditional uses in the I Zoning District, City of New Hope,
Petitioners.
Voting in favor: Anderson,
Svendsen
Voting against: None
Absent: Oelkers
Motion passed.
Barrick, Brauch, Hemken, Landy, O'Brien,
PC02-26
Item 4.2
Chairman Landy introduced for discussion Item 4.2, Request for Conditional
Use Permit to Allow a Dog Day Care Facility in an Industrial District, 8835 East
Research Center Road, New Hope Properties Limited Partnership and Judy
Jo Paskiewicz, Petitioners.
Landy stated that the City received a letter from the applicant this afternoon
withdrawing the conditional use permit request for a dog day care facility.
Planning Commission Meeting 4 January 7, 2003
MOTION
Item 4.2
Motion by Commissioner Svendsen, seconded by Commissioner Barrick, to
accept the letter of withdrawal for Planning Case 02-23, Request for
Conditional use Permit to Allow a Dog Day Care Facility in an Industrial
District, New Hope Properties Limited Partnership and Judy Jo
Paskiewicz, Petitioners.
Voting in favor: Anderson,
Svendsen
Voting against: None
Absent: Oelkers
Motion passed.
Barrick, Brauch, Hemken, Landy, O'Brien,
COMMITTEE REPORTS
Design & Review
Committee
Item 5.1
Svendsen reported that the Design & Review Committee met in December
with the dog day care applicant and were faced with three issues: 1) the
ordinance to allow a dog day care in an Industrial Zoning District, 2) the
building owner was not at the meeting to discuss unauthorized changes to the
building, and 3) the dog day care operation. Brixius added that the City asked
for specific information from the architect, and the architect challenged staff on
not documenting anything; staff had, in fact, documented how the City came
to its conclusions.
Codes & Standards
Committee
Item 5.2
OLD BUSINESS
Miscellaneous Issues
McDonald reported that staff was expecting Navarre to submit an application
for the February Planning Commission meeting; therefore, the Design &
Review Committee would be meeting in January.
Hemken reported that the Codes & Standards Committee met in December to
discuss the dog kennel ordinance and bus transit shelters. Brixius stated that
he would be putting together information on how the bus shelters fit on certain
properties, which would be presented at the next Codes & Standards meeting.
Landy stated that Commissioner Hemken would be the chair of the Codes &
Standards Committee meetings for the year 2003.
Landy reported that he had been appointed by the City Council to be the
representative from the Planning Commission on the City Center Task Force.
Commissioner Svendsen reported that after attending several meetings at the
City of Richfield on First Ring Suburbs, that the information provided was not
fitting for New Hope and that Chairman Landy, city staff, and he would not be
attending any more meetings. He recommended that the Commission work
with city staff and consultants to coordinate our own workshops on
redevelopment issues.
NEW BUSINESS
Motion was made by Commissioner Svendsen, seconded by Commissioner
O'Brien, to approve the Planning Commission minutes of December 3,
2002. All voted in favor. Motion carried.
City Council and EDA minutes were reviewed.
McDonald informed the Commission that the City Council would be
interviewing candidates for city commissions on January 13 and a new
member would probably be appointed at that meeting. The oath of office for
the new member would take place at the February Planning Commission
meeting.
Commissioner Brauch initiated discussion on the increased fees for the
planning applications. McDonald responded that planning application fees had
Planning Commission Meeting 5 January 7, 2003
ELECTIONS
ANNOUNCEMENTS
ADJOURNMENT
not been increased for 13 years, and a comprehensive survey of what other
cities were charging was completed. The fees are easily justified by the staff
time spent on processing applications.
The Commission discussed the proposed workshops as suggested by staff
and the consensus was to have monthly workshops, with someone discussing
tax increment financing in February, stormwater/watershed issues in March,
and Smart Growth Principals and Blue Print 2030 on the agenda for April.
Chairman Landy opened the floor for nominations for Chair, Vice Chair, and
Third Officer.
Motion by Hemken, seconded by Bardck, to nominate Roger Landy as Chair
and Steve Svendsen as Vice-Chair. All voted in favor. Motion carried.
Motion by Svendsen, seconded by Brauch, to nominate Kathi Hemken as
Third Officer. All voted in favor. Motion carried.
Landy offered thanks to the Commission for its support during the last two
years.
There were no announcements.
The Planning Commission meeting was unanimously adjourned at 8:06 p.m.
.~--~,,ectfully submitted,
Pamela Sylvester
Recording Secretary
Planning Commission Meeting 6 January 7, 2003
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINlq'ESOTA 55428
City Council Minutes
Regular Meeting
December 9, 2002
City Hall, 7:00 p.m.
CALL TO ORDER
PLEDGE OF
ALLEGIANCE
ROLL CALL
APPROVAL OF
MINUTES
OPEN FORUM
ROTATING VOTES
CONSENT AGENDA
MOTION
Consent Items
BUSINESS LICENSES
Item 6.1
The New Hope City Council met in regular session pursuant to due call and notice
thereof; Mayor Enck called the meeting to order at 7:00 p.m.
The City Council and all present stood for the Pledge of Allegiance to the Flag.
Council Present:
W. Peter Enck, Mayor
Sharon Cassen, Councilmember
Don Collier, Councilmember
Mary Gwin-Lenth, Councilmember
Pat Norby, Cotmcilmember
Staff Present:
Dan Donahue, City Manager
Jerry Beck, Communications Coordinator
A1 Brixius, City Planner
Ken Doresky, Community Development Coordinator
Valerie Leone, City Clerk
Kirk McDonald, Director of Community Development
Steve Sondrall, City Attorney
Daryl Sulander, Director of Finance
Motion was made by Councilmember Cassen, seconded by Councilmember
Collier, to approve the Regular Meeting Minutes of November 25, 2002; and
Canvassing Board Minutes of November 7, 2002. Voting in favor: Enck,
Cassen, Collier, Gwin-Lenth; Voting against: None; Abstained: Norby; Absent:
None. Motion approved.
James Fackler, 4031 Nevada Avenue North, expressed gratitude to the City
Council for thei~ commitment to the community; commented on the civic
involvement by the late Fred Tunks and requested the Council to adopt a
resolution in his honor.
Please note that votes taken on each agenda item are called by the secretary on a
rotating basis; however, the written minutes always list the Mayor's name first
followed by the Councilmembers in alphabetical order.
Mayor Enck introduced the consent items as listed for consideration and stated that
all items will be enacted by one motion unless requested that an item be removed
for discussion.
Motion was made by Councilmember Cassen, seconded by Councilmember
Norby, to approve all items on the Consent Agenda. All present voted in favor.
Motion carried.
Approval of 2002 and 2003 Business Licenses.
New Hope City Council
Page 1
December 9, 2002
FINANCIAL CLAIMS
Item 6.2
RESOLUTION 02-171
Item 6.4
IMP. PROJECT 699
Item 6.5
RESOLUTION 02-172
Item 6.6
4000 WINNETKA
Item 6.7
RESOLUTION 02-173
Item 6.8
PUBLIC HEARING
Item 7.1
CLOSE PUBLIC
HEARING
Item 7.1
MOTION/APPROVE
LIQUOR LICENSES
Item 7.1
IMP. PROJECT 719
Item 8.1
New Hope City Council
Page 2
Approval of Financial Claims Through December 9, 2002.
Resolution Canceling the Regular Council Meeting Scheduled for December 23,
2002.
Motion Approving Final Payment to M-Con, Inc. for Completion of City Contract
for the Rehabilitation of the City-Owned Single-Family Home Located at 7901
49t~ Avenue North (Improvement Project No. 699).
Resolution Approving Re-Appointments to Citizen Advisory Commission, Human
Rights Commission, Personnel Board, and Planning Commission.
Motion Authorizing Staff to Obtain an Appraisal of 4000 Winnetka Avenue North,
the Former Dura-Process Company Industrial Property.
Resolution Authorizing Reduction of Financial Guarantee for Multi-Tenant
Building, 9220 Bass Lake Road, Tharp Family Partnership (Planning Case 01-09).
Mayor Enck introduced for discussion Item 7.1, Liquor License Renewals for Year
2003.
Mayor Enck stated in past years the Council has asked the license holders to attend
the meeting to discuss such items as compliance checks and police calls. He stated
the Council reviewed this information at a previous work session, and the City did
not make appearances by license holdersmandatory this year.
Mr. Dan Donahue, City Manager, reported that all license holders are requesting
renewal. He stated there are a number of items required by city ordinance and all
applicants have complied with the requirements.
Motion was made by Councilmember Norby, seconded by Councilmember Gwin-
Lenth, to close the public hearing regarding Item 7.1. All present voted in favor.
Motion carried.
Motion was made by Councilmember Gwin-Lentth seconded by Councilmember
Collier, to approve the liquor license renewals for year 2003 for Applebee's,
New Hope Bowl, Sunshine Factory, New Hope Liquor, Simon's Liquor Store,
Star Liquor, and Winnetka Liquors. All present voted in favor. Motion carried.
Mayor Enck introduced for discussion Item 8.1, Resolution Approving the Low
Quote from Quest Real Estate, Inc. for the Property Management of the Multi-
Tenant Office Building Located at 7801 Bass Lake Road (Improvement Project
No. 719).
Mr. Ken Doresky, Community Development Specialist, indicated he has obtained
quotes from professional management firms for the office building at 7801 Bass
Lake Road. The low quote was submitted by Quest Real Estate for $300 per
month. Mr. Doresky reported that the property management agreement would be
terminated at the point when the property fails to produce a positive cash flow. He
stated Evergreen Land Services, the City's relocation consultant, has been meeting
with tenants to determine their relocation eligibility and interest in remaining in
the building for a period of 12-18 months. He reviewed a cash flow summary of
the multi-tenant office building.
Mayor Enck requested the opportunity for the Council to review the situation prior
to termination of any contracts.
December 9, 2002
RESOLUTION 02-174
Item 8.1
IMP. PROJECT 685
Item 8.2
MOTION/APPROVE
PROPOSAL
Item 8.2
Regarding the quotes, Councilmember Cassen disclosed of a past business
relationship with Stephen Liadovissie (Quest) and a client relationship with Upper
Midwest Management.
The Council discussed the current tenants and the advantages and disadvantages
both to the City and tenants as it relates to month-to-month rentals and 12-month
lease agreements.
Councilmember Collier introduced the following resolution and moved its
adoption: "RESOLUTION APPROVING THE LOW QUOTE FROM
QUEST REAL ESTATE, INC. FOR THE PROPERTY MANAGEMENT OF
THE MULTI-TENANT OFFICE BUILDING LOCATED AT 7801 BASS
LAKE ROAD (IMPROVEMENT PROJECT NO. 719)". The motion for the
adoption of the foregoing resolution was seconded by Councilmember Gwin-
Lenth, and upon vote being taken thereon, the following voted in favor thereof:
Enck, Cassen, Collier, Gwin-Lenth, Norby; and the following voted against the
same: None; Abstained: None; Absent: None; whereupon the resolution was
declared duly passed and adopted, signed by the mayor which was attested to by
the city clerk.
Mayor Enck introduced for discussion Item 8.2, Motion to Accept the Northwest
COnmlunity Revitalization Corporation (NCRC) CHDO Marketing and Sales
Proposal for 7105 62aa Avenue North Accessible/Adaptable Twinhome, Setting
Unit Prices and Limiting the Sales to Households of Between Two and Six
Persons with a Demonstrated Physical Disability (Improvement Project No. 685).
Mr. Ken Doresky, Community Development Specialist, stated due to the large
amount of staff time involved in the sale of CHDO assisted properties, staff is
requesting that the Council accept the NCRC marketing proposal to begin
marketing the property in December. The fee for all services will not exceed 6% of
the sales price.
He recommended setting the salesprice for each unit consistent with the appraised
value of $185,000. The 7105 62ndAvenue property is an adaptable unit and the
6151 Louisiana Avenue property is an accessible unit. The first mortgage would
be $165,000 with a second mortgage loan of $20,000.
Discussion ensued regarding affordability guidelines and whether or not a second
mortgage should be forgiven at the time of resale.
Councilmember Collier asserted that the intent of the loan is to achieve affordable
housing.
Mr. Steve Sondrall, City Attorney, indicated he would research whether
stipulations can be made for this type of a loan.
Mayor Enck suggested separate action on item 8.2 to avoid delaying the marketing
initiatives.
Motion was made by Councilmember Norby, seconded by Councilmember Gwin-
Lenth, to accept the marketing and sales proposal and directing staff to
develop second mortgage options for consideration at a future meeting.
Voting in favor: Enck, Cassen, Gwin-Lenth, Norby; Voting against: Collier;
Abstained: None; Absent: None. Motion carried.
New Hope City Council
Page 3
December 9, 2002
PLANNING CASE
00-13
Item 8.3
MOTION
Item 8.3
NOISE ANALYSIS
REPORT/4630
QUEBEC
Item 8.4
ACCEPT REPORT
463O QUEBEC
Item 8.4
New Hope City Council
Page 4
Mayor Enck introduced for discussion Item 8.3, Planning Case 00-13, Motion
Accepting Livable Communities Task Force Recommendations.
Mr. Kirk McDonald, Director of Coctmiunity Development, reported that the
Livable Conmiumfies Task Force has completed the study of redevelopment
opportunities in the Bass Lake Road/Winnetka Avenue area. Staff is
recommending that the city council accept the recommendations from the task
force and thank the members for their efforts.
Mr. A1 Brixius, Planning Consultant, briefly reviewed the steps involved with the
task force that was formed in September of 2001. He commented on the
development proposals received, Open House comments, and task force
recommendations. Mr. Brixius commended Erin Seem. an for her involvement and
coordination of the task force. He also expressed his condolences to the family of
Fred Tunics who had served on the task force.
Mayor Enck commented on the voluminous amount of information contained in
the 3-ring notebooks that were recently provided to the Council.
Councilmember Norby suggested amending the motion to accept the report rather
than accept the recommendations as such action might be premature.
The Council unanimously supported an in-dept review of the study at a work
session.
Motion was made by Councilmember Norby, seconded by Councilmember
Cassen, to accept the Livable Communities Task Force report. All present
voted in favor. Motion carried.
Mayor Enck introduced for discussion Item 8.4, Acceptance of the Environmental
Noise Analysis Report by HDR Engineering, Inc. Regarding the Industrial
Property of 4630 Quebec Avenue North.
Mr. Kirk McDonald, Director of Community Development, stated HDR
Engineering has served as the city's noise consultant for the industrial property of
4630 Quebec Avenue North. He stated the report shows that noise levels have
been reduced with the installation of acoustical jackets and the company was not
in violation of the noise ordinance when they conducted the test.
Mr. McDonald also reported that complaints have been received from residents on
Oregon Avenue about late night track idling. The City sent a letter requesting
installation of appropriate signage to regulate/resolve this matter. The company
responded upon receipt of the letter that they will order signs stating '~No Track
Idling" and have them installed.
Mayor Enck questioned whether the noise is caused by the track engine or the
refrigeration unit on the Ixactor.
Discussion ensued regarding conducting a noise test with all rooftop units in
operation. Councilmember Collier indicated the normal business operations may
not require simultaneous operation of the compressors. A suggestion was made to
conduct random noise tests to ensure compliance. The Council discussed the
city's role of facilitator.
Motion was made by Councilmember Gwin-Lenth, seconded by Councilmember
Cassen, accepting the Environmental Noise Analysis Report by HDR
Engineering, Inc. regarding the industrial property of 4630 Quebec Avenue
December 9, 2002
IMP. PROJECT 707'
Item 8.5
RESOLUTION 02-175
Item 8.5
IMP. PROJECT 718
Item 8.6
MOTION
Item 8.6
New Hope City Council
Page 5
North and directing staff to provide the report to the neighboring properties.
All present voted in favor. Motion came&
Mayor Enck introduced for discussion Item 8.5, Resolution Approving
Cooperation Agreement Between the Minneapolis Public Housing Authority, the
New Hope Economic Development Authority and the City of New Hope for the
PPL/Bass Lake Road Apartments Project at 7610 Bass Lake Road (Improvement
Project No. 707).
Mr. Ken Doresky, Community Development Specialist, explained that this project
is being handled in the same manner as the previous PPL redevelopment project,
Bass Lake Court Townhomes.
Mayor Enck inquired whether PPL is complying with the on-site manager
requirement.
Mr. Doresky reported that staff met with PPL approximately three months ago
regarding some issues. They now have an on-site caretaker and are cooperating
with the Police Department. He stated the same on-site caretaker would manage
the 7610 Bass Lake Road complex.
Councilmember Norby questioned the tax status. Mr. Steve Sondrall, City
Attorney, explained that although the city will not receive real estate taxes against
the four MHOP units in the development for a 40-year period, the owner will pay a
PILOT (payment in lieu of taxes) of 5% of the "shelter rent". He stated the
funding from the city is in the form of a $223,000 loan, which will be repaid over
a 30-year period.
Councilmember Collier introduced the following resolution and moved its
adoption: "RESOLUTION APPROVING COOPERATION AGREEMENT
BETWEEN THE MINNEAPOLIS PUBLIC HOUSING AUTHORITY, THE
NEW HOPE ECONOMIC DEVELOPMENT AUTHORITY AND THE
CITY OF NEW HOPE FOR THE PPL/BASS LAKE ROAD APARTMENTS
PROJECT AT 7610 BASS LAKE ROAD (IMPROVEMENT PROJECT NO.
707)". The motion for the adoption of the foregoing resolution was seconded by
Councilmember Gwin-Lenth, and upon vote being taken thereon, the following
voted in favor thereof: Enck, Cassen, Collier, Gwin-Lenth, Norby; and the
following voted against the same: None; Abstained: None; Absent: None;
whereupon the resolution was declared duly passed and adopted, signed by the
mayor which was attested to by the city clerk.
Mayor Enck introduced for discussion Item 8.6, Motion Appointing City Center
Task Force Members (Improvement Project No. 718).
Mayor Enck supported the appointment of 15 members with various backgrounds.
Discussion was held regarding the composition of the task force and whether
alternate members should be considered.
The Council directed staff to encourage those persons who are not appointed to the
task force to apply for a city commission.
Motion was made by Mayor Enck, seconded by Councilmember Collier, to
appoint the following 15 people to the City Center Task Force: Jennifer
Kirehoffner, Roger Landy, Bev Eriekson, Tom McKinney, Jim Brinlanan,
Chris Lange, Kimberly Johnson, Richard Friedrichsen, Kevin Tiffany,
Robert Rappaport, Shari Valazquez, Start Mack, Jim Collins, Tina Haugstad,
December 9, 2002
HOUSING
INSPECTION FEE '
Item 10.1
ORDINANCE 02-15
Item 10.1
COMMUNITY
COMMUNICATIONS
Item 12.1
COUNCIL
COMMUNICATIONS
Item 12.2
ADJOURNMENT
and Dave Rodquist. All present voted in favor. Motion carried.
Mayor Enck introduced ftr discussion Item 10.1, Ordinance No. 02-15, An
Ordinance Amending New Hope Code Section 14.031 by Increasing the Housing
Maintenance Inspection Fee.
Councilmember Collier introduced the following ordinance and moved its
adoption: "AN ORDINANCE NO. 02-15, AN ORDINANCE AMENDING
NEW HOPE CODE SECTION 14.031 BY INCREASING THE HOUSING
MAINTENANCE INSPECTION FEE". The motion for the adoption of the
foregoing ordinance was seconded by Councilmember Norby, and upon vote being
taken thereon, the following voted in favor thereof: Enck, Cassen, Collier, Gwin-
Lenth, Norby; and the following voted against the same: None; Abstained: None;
Absent: None; whereupon the ordinance was declared duly passed and adopted,
signed by the mayor which was attested to by the city clerk.
Mayor Enck introduced for discussion Item 12.1, Council Input on Upcoming
Community Communications.
The Council reviewed the communication items.
Mayor Enck introduced for discussion Item 12.2, Exchange of Communication
between members of the City Council:
Mayor Enck
· Expressed appreciation to commissioners who are willing to be re-appointed;
and to Tad Johnson and Amy Tate for their past service on the Citizens
Advisory Commission.
· Cited inflow and infiltration issues in New Hope
· Announced that Mayor Joy Tierney will not seek re-election for the City of
Plymouth; a party is planned for December 17 at the Plymouth Creek Center
· Reported on a paper written by employee Pat Welde on the preventive
initiative (leak letter) provided through the utility billing process
· Encouraged residents to donate gifts for tots and teens; toys will be accepted
at city hall until December 12
Councilmember Collier
· Thanked residents who volunteer to serve on city commissions
· Recommended future work session item- discussion regarding instituting a
frae for excessive' false alarm system calls to businesses
Councilmember Norby
· Commented on the opening of the "Hall of Fame" at Robbinsdale Cooper
High School and the improved relationship between the city and school
district
City Manager Donahue
· Reported of his annual meeting with the Hennepin County Assessor to occur
on December 10
Motion was made by Councilmember Collier, seconded by Councilmember
Norby, to adjourn the meeting, as there was no further business to come before
the Council. All present voted in favor. Motion carried. The New Hope City
Council adjourned at 8:56 p.m.
Respectfully submitted,
Valerie Leone
City Clerk
New Hope City Council
Page 6
December 9, 2002
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
City Council Minutes
Regular Meeting
January 13, 2003
City Hall, 7:00 p.m.
CALL TO ORDE~
COMMISSION
INTERVIEWS
PLEDGE OF
ALLEGIANCE
OATH OF OFFICE
ROLL CALL
APPROVAL OF
MINUTES
OPEN FORUM
ROTATING VOTES
CONSENTAGENDA
MOTION
Consent Items
The New Hope City Council met in regular session pursuani to due call and notice
thereof; Mayor Enck called the meeting to order at 7:02 p.m.
Mayor Enck reported that prior to the council meeting the Council interviewed
five candidates for various city commissions, and action regarding appointments
will be made at a future meeting.
The City Council and all present stood for the Pledge of Allegiance to the Flag.
City Clerk Valerie Leone administered the oath of office to Councilmembers elect
Mary Gwin-Lenth and Steve Som_mer.
Council Present:
W. Peter Enck, Mayor
Sharon Cassen, Councilmember
Don Collier, Councilmember
Mary Gwin-Lenth, Councilmember
Steve Sommer, Councilmember
StaffPresent:
Dan Donahue, City Manager
Jerry Beck, Communications Coordinator
Guy Johnson, Director of Public Works
Valerie Leone, City Clerk
Steve Sondrall, City Attorney
Vince VanderTop, Assistant City Engineer
Motion was made by Councilmember Collier, seconded by Councilmember
Cassen, to approve the Special Session Meeting Minutes of October 23, 2002;
Special Session of December 9, 2002; Regular Meeting Minutes of December
9, 2002; and Special Session Meeting Minutes of December 16, 2002. Voting
in favor: Enck, Cassen, Collier, Gwin-Lenth; Voting against: None; Abstained:
Sommer; Absent: None. Motion approved.
There was no one present to address the Council for the Open Forum.
Please note that votes taken on each agenda item are called by the secretary on a
rotating basis; however, the written minutes always list the Mayor's name first
followed by the Councilmembers in alphabetical order.
Mayor Enck introduced the consent items as listed for consideration and stated that
all items will be enacted by one motion unless requested that an item be removed
for discussion. Item 6.28 was removed for discussion later in the meeting.
Motion was made by Councilmember Cassen, seconded by Councilmember Gwin-
Lenth, to approve all remaining items on the Consent Agenda. All present
voted in favor. Motion carried.
New Hope City Council
Page 1
January 13, 2003
BUSINESS LICENSES Approval of 2003 Business Licenses.
Item 6.1
FINANCIAL CLAIMS
Item 6.2
RESOLUTION 03-01
Item 6.4
RESOLUTION 03'-'02
Item 6.5
RESOLUTION 03-03
Item 6.6
RESOLUTION 03-04
Item 6.7
RESOLUTION 03-05
Item 6.8
MOTION/CAC CHAIR
Item 6.9
WEED INSPECTOR
Item 6.10
RESOLUTION 03-06
Item 6.11
APPOINT AUDITOR
Item 6.12
RESOLUTION 03-07
Item 6.13
COMPUTER
UPGRADES
Item 6.14
BID/LIGHTING
SYSTEMS
Item 6.15
RESOLUTION 03-08
Item 6.16
RESOLUTION 03-09
Item 6.17
RESOLUTION 03-10
Item 6.18
RESOLUTION 03-11
Item 6.19
Approval of Financial Claims Through January 13, 2003.
Resolution Appointing City Attorney.
Resolution Appointing Bonestroo, Rosene, Anderlik and Associates as City
Engineer for Sewer, Water, Street, Storm Sewer Projects and General Work.
Resolution Appointing New Hope - Golden Valley Sun Post as Official
Newspaper for City of New Hope.
Resolution Designating Depositories for Funds of the City of New Hope Relative
to Investments.
Resolution Designating Wells Fargo as Depository for Payroll Account and
General Funds of the City of New Hope.
Motion Appointing Gary Downs to Serve as Citizen Advisory Commission Chair
for 2003.
Appointment of Assistant Weed Inspector for 2003.
Resolution Re-Appointing City Manager as Director to the HRG Board for a Term
Expiring December 31, 2003.
Appointment of Malloy, Montague, Kamowski and Radosevich (MMKR) to
Perform the 2002 Independent Audit.
Resolution Approving Contract with Northwest Community Television for
Cablecasting Services.
Authorization to Purchase Replacement Computer Equipment and Upgrade
System Software for City Hall and Public Works.
Approval of Quotes for "10 Club Service" Lighting System Warranties for Hidden
Valley Park Tennis Lighting and Lighted Field Baseball Lighting Systems and
Authorization to Purchase from Musco Sports Lighting, Inc. - $12,670.
Resolution Authorizing Transfer of 2002 Park CIP Funding.
Resolution Approving Change Order No. 1 to Adjust Manhole for TH 169 Storm
Sewer Improvement (Project No. 717).
Resolution Approvin.gthChange Order No. 1 to Adjust Manholes and Reconstruct
Sanitary Sewer for 36 Avenue North Street and Utility Improvement (Project No.
626).
Resolution Approving Change Order to Contract with Veit and Company, Inc. for
the Hidden Valley Park Improvements Project (Project No. 710).
New Hope City Council
Page 2
January 13, 2003
RESOLUTION 03-12
Item 6.20
IMP. PROJECT 601C
Item 6.21
RESOLUTION 03-13
Item 6.22
RESOLUTION 03-14
Item 6.23
RESOLUTION 03-15
Item 6.24
RESOLUTION 03-16
Item 6.25
RESOLUTION 03-17
Item 6.26
RESOLUTION 03-18
Item 6.27
BCWM CIP FUNDING
Item 8.1
New Hope City Council
Page 3
Resolution Approving Change Order No. 3 with Ploog Construction for
Improvement Project No. 601C (Swimming Pool Concessions Area
Improvements) - $11,396.36.
Motion to Accept Improvement Project No. 601C (Swimming Pool Concessions
Area Improvements) and Approve Final Payment.
Resolution Approving Final Plans and Specifications and Advertisement for Bids
for the Relocation of Utility Pipelines at the Navaare Corporation Site
(Improvement Project No. 728).
Resolution Appointing Jim O'Meara as the City's Alternative Representative on
the Pets Under Police Security (PUPS) Board.
Resolution Approving Contract with Safe Assure Consultants for Safety Training
and Consulting Services - $5,656.
Resolution Approving Cost Sharing Agreement Between Electronic Industries,
Inc. for Implementation of the Cleanup Plan and Grant Requirements at 7516 42nd
Avenue North (Improvement Project No. 665).
Resolution Approving Agreement with Cenaiko Expositions, Inc. to Provide
Booths for the 2003 Northwest Suburban Remodeling Fair (Improvement Project
No. 514).
Resolution Approving Service Contract with Beth C.W. Nelson & Associates, Inc.
to Assist With Coordination of 2003 Northwest Suburban Remodeling Fair
(Improvement Project No. 514).
Mayor Enck introduced for discussion Item 8.1, Presentation of Bassett Creek
Water Management Commission's Capital Improvement Program Funding
Options.
Mr. Vince VanderTop, Assistant City Engineer was recognized. Mayor Enck
pointed out that Vince serves as New Hope's Commissioner on the Bassett Creek
Water Management Commission. Mr. VanderTop added that Councilmember
Gwin-Lenth is the City's Alternate Commissioner and Public Works Director Guy
Johnson serves on the Technical Advisory Board. All three persons regularly
attend the watershed meetings.
Mr. VanderTop explained the purpose of the presentation is to review the fimding
options being considered by the Bassett Creek Water Management Commission
for its Capital Improvement Program (CIP) associated with the 2nd Generation
Plan. He stated Chairman John O'Toole has asked each Commissioner to meet
with their respective city to review and obtain comments on the following:
1. Proposed CIP items
2. CIP fimding options
3. Any additional projects
4. Watershed tax levy options (through Hennepin County)
He illustrated the locations of the improvements included in the CIP.
Mr. VanderTop reviewed three different fimding options:
· 100% Commission funding option (payments from the nine-member cities).
New Hope's share of the improvements would be $168,000.
· 0% Commission funding option (the city in which the proposed project is
located would bear all the project costs). New Hope's share would be
January 13, 2003
New Hope City Council
Page 4
$215,000.
20% Commission funding option (20% of the water quality project costs
funded by the Commission and the cities fund the remaining 80% of the water
quality project costs). Funding would be from local city or cities depending on
benefiting cities. New Hope's share would be $205,000.
Mr. VanderTop noted that New Hope has been proactive by undertaking several
water quality improvements most notably Northwood Lake.
He shared that the Commission's attorney is exploring ti~e watershed tax levy
option. He explained that the watershed could fund its share of the improvements
through Hennepin County. After the watershed completes the public hearing and
CIP process, it can request that the County fund the project by levying for the
costs.
He noted he would like comments to take back to the next commission meeting.
Mayor Enck commented on the city's proactive approach to water quality
improvements and inquired whether the city would be given credit on past
projects. Mr. VanderTop stated this issue was discussed by the commission and
the consensus was to not give credit but to start at this point and move forward.
Councilmember Gwin-Lenth asked Mr. VanderTop to explain the projects which
are identified in the plan.
Mr. VanderTop stated the remaining projects include:
NL-1 (north side of Northwood Pond by the play area)
NL-4 (St. Joseph's Church pond)
NL-2 and NL-3 (ponding improvements in the City of Plymouth which benefit
Northwood Lake because they are part of the tributary area but are outside of New
Hope's jurisdiction). The CIP has costs broken out by costs borne by city in which
the project lies. New Hope would fund NL-1 and NL4 if we went with the 0%
funding scenario.
Councilmember Gwin-Lenth commented on the issue of incentives and the need to
consider funding methods that would increase the likelihood of water quality
initiatives. She noted there may be projects that need to occur in Plymouth that
would impact Northwood Lake in New Hope, and may have a greater probability
of proceeding through the 20/80 funding option.
Mr. VanderTop concurred and noted that water flow does not follow city lines. He
reported that he and Director Johnson recently met with engineers from Plymouth
and learned that Plymouth is considering constructing ML-5 (comer of Medicine
Lake) of which the southwest portion of New Hope along Hwy 169 is tributary to
ML-5.
He stated the Commission discussed the need for equity and if the commission
provided 20%, then the other stakeholders would have to fund the 80%. The 20%
provides seed money for the project, and the two components (area causing the
project and area benefiting from the projec0 have some responsibility in the
project.
Mayor Enck initiated discussion regarding page 4 of Chair O'Toole's
memorandum regarding non-structural water quality best management practices.
Mayor Enck noted maintenance has always been performed and funded by
individual cities. He questioned whether the Commission is proposing a policy
change in this regard.
January l3,2003
New Hope City Council
Page 5
Mr. VanderTop responded that he believes the Commission's position is to not
fund routine maintenance.
Mayor Enck commented on the present use of satellite pictures of waterbodies. He
questioned whether the Commission would obtain this feedback to determine
changes in the water quality.
Mr. VanderTop noted he is not aware of that particular tool, but agreed to inquire
about it.
Discussion ensued regarding the water quality improvements that may result by
the use of non-phosphorus based fertilizer.
Councilmember Collier commented on his preference for the 100% Commission
funding option as it appears least expensive. He clarified that the levy would be a
separate line item on the property tax and would be shown as a county tax. He
pointed out the need to know projects costs during the budgeting process.
Mr. VanderTop indicated the process would be similar to the city's CIP with street
projects being reviewed for budgeting purposes.
Mr. VanderTop commented on the 100% Commission funding option versus the
0% Commission funding option. He stated at this point it would be beneficial to
New Hope for the Commission to fund 100% of projects since all cities would
share costs and there are some cities without identified projects. However, the CIP
will change over time and the Commission expressed discomfort of holding 100%
fimding authority. He pointed out that the Commission is a joint powers
organization with city representatives. If the entity was a watershed district, it
would generate its own dollars and projects.
Mayor Enck advised that there must be an incentive for municipalities to
undertake water quality projects.
Councilmember Cassen emphasized that the watershed commission was organized
to promote collaboration. She noted her belief that the 100% Commission funding
may be the fairest option, but the 20/80 (Commission/city) funding option is
probably the more equitable option.
Discussion was held regarding the amount of authority or flexibility the city has
relative to timing of undertaking water quality projects. Mr. VanderTop explained
that cooperation will continue to be important. Mayor Enck noted the need for the
legislature to give the cities authority to take water quality projects outside of levy
limits.
Councilmember Gwin-Lenth credited New Hope for having foresight to undertake
water quality projects. She questioned the plan and wondered of the cost impact if
communities (such as Crystal and Minneapolis) added water quality projects.
Mr. VanderTop stated he is not aware of the magnitude, but the CIP would be
updated every other year.
Mr. VanderTop stated he will relay the City's comments to the Commission this
Thursday.
City Manager Donahue recommended that clarification be made by the
Commission relative to existing rules of the city on taxing and levy limits.
January 13, 2003
ACTING MAYOR
Item 10.1
RESOLUTION 03-19
Item 10.1
CIVIL DEFENSE
BOARD
Item 10.2
RESOLUTION 03-20
Item 10.2
WEST METRO ISSUES
Item 11.1
New Hope City Council
Page 6
Mayor Enck introduced for discussion Item 10.1, Resolution Appointing Acting
Mayor.
Mayor Enck opened the floor for nominations. Councilmember Gwin-Lenth
nominated Councilmember Collier to serve in the capacity of Acting Mayor. There
were no additional nominations, and the Council unanimously supported the
nomination of Councilmember Collier.
Councilmember Gwin-Lenth introduced the following resolution and moved its
adoption: "RESOLUTION APPOINTING COUNCILMEMBER DON
COLLIER AS ACTING MAYOR". The motion for the adoption of the
foregoing resolution was seconded by Councilmember Cassen, and upon vote
being taken thereon, the following voted in favor thereofi Enck, Cassen, Collier,
Gwin-Lenth, Sommer; and the following voted against the same: None; Abstained:
None; Absent: None; whereupon the resolution was declared duly passed and
adopted, signed by the mayor which was attested to by the city clerk.
Mayor Enck introduced for discussion Item 10.2, Resolution Appointing a
Councilmember to the Civil Defense Board.
Mayor Enck opened the floor for nominations. Councilmember Collier nominated
Councilmember Gwin-Lenth to serve on the Civil Defense Board for year 2003.
There were no other nominations, and the Council unanimously supported the
nomination of Councilmember Gwin-Lenth.
Councilmember Collier introduced the following resolution and moved its
adoption: "RESOLUTION APPOINTING COUNCILMEMBER GWIN-
LENTH TO THE CIVIL DEFENSE BOARD". The motion for the adoption of
the foregoing resolution was seconded by Councilmember Cassen, and upon vote
being taken thereon, the following voted in favor thereofi Enck, Cassen, Collier,
Gwin-Lenth, Sommer; and the following voted against the same: None; Abstained:
None; Absent: None; whereupon the resolution was declared duly passed and
adopted, signed by the mayor which was attested to by the city clerk.
Mayor Enck introduced for discussion Item 11.1, Discussion Regarding West
Metro Fire-Rescue Board Issues.
The Council discussed the recommendation to reduce the board size from nine to
seven members. It was noted that a broader representation was advantageous
during the early years of the joint fare district, but is no longer necessary.
Councilmember Collier indicated he has served two years on the fare board and the
quarterly meeting schedule was changed to monthly which has resulted in greater
familiarity of issues.
Councilmember Gwin-Lenth inquired whether there would be any disadvantages
resulting from a reduction in the board size.
Councilmember Collier stated the argument could be made that two less voices are
detrimental.
The council unammously supported reducing the board size. Mayor Enck
suggested the following composition: three members from the City of Crystal,
three members from the City of New Hope, and one joint public member. The
three members from New Hope would include: city manager and the option of two
councilmembers or one councilmember and one resident.
January l3,2003
MOTION/
APPOINTMENTS TO
WEST METRO .~
Item 11.1
REPRESENTATIVE
WEST METRO
Item 11.2
RESOLUTION 03-21
Item 11.2
CONSENT ITEMS
REMOVED
Item 6.28
MOTION/POSTPONE
DISCUSSION
Item 6.28
COMMUNITY
COMMUNICATIONS
Item 12.1
COUNCIL
COMMUNICATIONS
Item 12.2
New Hope City Council
Page 7
Mayor Enck reported that Steve Reed is willing to remain on the fee board for
another year. Also, he noted the board member terms are two years in length.
However, to re-establish staggered terms, he recommended making one of the
appointments a one-year term at this time.
Motion was made by Councilmember Collier, seconded by Councilmember Gwin-
Lenth, supporting a seven-member fire board and re-appointing Steve Reed for a
one-year term and re-appointing Mayor Enek for a _two-year term. All
present voted in favor. Motion carried.
Mayor Enck introduced for discussion Item 11.2, Resolution Appointing Gary
Laurant as the Public Representative on the West Metro Fire-Rescue Board.
It was noted that at its meeting of January 7, the Crystal City Council appointed
Gary Laurant as the public representative. Both cities must approve the
appointment. Mr. Laurant is a former councilmember of Robbinsdale.
Councilmember Gwin-Lenth introduced the following resolution and moved its
adoption: "RESOLUTION APPOINTING GARY LAURANT AS THE
PUBLIC REPRESENTATIVE ON THE WEST METRO FIRE-RESCUE
BOARD". The motion for the adoption of the foregoing resolution was seconded
by Councilmember Sommer, and upon vote being taken thereon, the following
voted in favor thereofi Enck, Cassen, Collier, Gwin-Lenth, Sommer; and the
following voted against the same: None; Abstained: None; Absent: None;
whereupon the resolution was declared duly passed and adopted, signed by the
mayor which was attested to by the city clerk.
Mayor Enck introduced for discussion the Consent item which was removed, Item
6.28, Resolution Authorizing Release of Financial Guarantee for L and A
Townhome Development, 48204860 Alice Way (Planning Case 99-21).
Councilmember Cassen expressed concern regarding grading and drainage issues
of the property. She suggested a review by the City Engineer prior to the next
council meeting.
Motion was made by Councilmember Cassen, seconded by Councilmember Gwin-
Lenth, to postpone discussion until the January 27, 2003, Council Meeting.
All present voted in favor. Motion carried.
Mayor Enck introduced for discussion Item 12.1, Council Input on Upcoming
Community Communications.
The Council reviewed the communication items.
Mayor Enck introduced for discussion Item 12.2, Exchange of Communication
Between Members of the City Council.
Mayor Enck
· Welcomed Steven Sommer to the City Council
· Invited residents to attend the Remodeling Fair on April 5 from 9am-3pm
· Reported of the reception being held tonight to honor Grace Arbogast, former
mayor of Brooklyn Park
· Congratulated Jerry Beck on Employee of Year award and Chuck Tatro on
Employee of the Quarter award
Councilmember Gwin-Lenth
· Congratulated Mayor Enck on the Regional Leadership award from the Met
Council
January l3,2003
ADJOURNMENT
City Manager Donahue
* Reported on upcoming meetings:
January 28 -joint water commission
February 1 - strategic planning session for senior management and council
February 3 and 18 - work sessions
February 24 - photo session at 6:15 p.m. prior to council meeting
Councilmember Collier
· At his suggestion, the council agreed to meet on January 27 at 6:30 p.m. to
consider commission appointments for applicant interviews held January 13
Motion was made by Councilmember Sommer, seconded by Councilmember
Gwin-Lenth, to adjourn the meeting, as there was no further business to come
before the Council. All present voted in favor. Motion carried. The New Hope City
Council adjourned at 8:25 p.m.
ectfully submitted,
Valerie Leone
City Clerk
New Hope City Council
Page 8
January 13, 2003
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
Approved EDA Minutes
Regular Meeting -~-
December 9, 2002
City Hall
CALL TO ORDER
ROLL CALL
APPROVE MINUTES
DISCUSSION/
4300 QUEBEC
Item 4
New Hope EDA
Page 1
President Enck called the meeting of the Economic Development Authority to order
at 8:57 p.m.
Present:
W. Peter Enck, President
Sharon Cassen, Commissioner
Don Collier, Commissioner
Mary Gwin-Lenth, Commissioner
Pat LaVine Norby, Commissioner
Motion was made by Commissioner Gwin-Lenth, seconded by Commissioner
Cassen, to approve the Regular Meeting Minutes of November 12, 2002. Voting
in favor: Enck, Cassen, Collier, Gwin-Lenth; Voting Against: None; Absent:
None; Abstained: Norby. Motion carried.
President Enck introduced for discussion Item 4, Discussion Regarding Request by
Collyard Group/Waldorf-Nevens, Inc. for City Assistance for Potential
Redevelopment at Ware Manufacturing Property, 4300 Quebec Avenue North.
Mr. Gary Collyard, Collyard Group, LLC, was recognized. He reported of his
client's interest in establishing a laundry plant in New Hope. He stated Waldorf-
Nevens, Inc. is recognized as one of Minnesota's freest laundry and dry cleaning
companies. He stated the business would accommodate the creation of 50 new jobs.
Mr. Collyard requested financial assistance for improvements at the 4300 Quebec
Avenue North property.
Messrs. George Zahhos and John Zahhos were also recognized and shared their
expansion plans. It was noted that the present facility in Edina will remain for their
dry cleaning operations (retail such as business suits). The New Hope facility would
accommodate laundry operations for commercial businesses such as hospitals and
hotels. Mr. John Zahhos stated the cost for equipment alone is over $2 million. The
equipment is state of the art and reaches 70 decibels at the loudest. Mr. George
Zahhos noted this noise level is approximately 1/8 compared to the present
equipment used by Ware Manufacturing. The need for financial assistance from the
city would be to accommodate the necessary physical changes to the building such
as installation of 8-10" water and sewer lines.
Commissioner Gwin-Lenth questioned whether the business would occupy the
entire building. She also asked if the business uses hazardous chemicals.
Mr. John Zahhos stated the building is 94,000 square feet and they would not
occupy the entire building immediately. He commented that many institutional and
restaurant facilities are lacking inventory space so they may utilize part of the
building in that capacity. Mr. Zahhos reported that laundry detergent will be used
only. He confu'med that no hazardous chemicals are required for the laundry
operations.
George and John Zahhos invited the EDA to tour the facility in Edina.
December 9, 2002
IMP. PROJECT 707
Item 5
EDA RESOLUTION
02-12
Item 5
IMP. PROJECT 707
Item 6
EDA RESOLUTION
02-13
Item 6
ADJOURNMENT
President Enck thanked the gentlemen for their presentation to the EDA. Staff was
directed to continue discussions to explore the feasibility of f'mancial assistance for
renovating the building at 4300 Quebec Avenue North.
President Enck introduced for discussion Item 5, Resolution Approving Initial
Agreement Between the Minneapolis Public Housing Authority and the New Hope
Economic Development Authority for the PPL/Bass Lake Road Apartments Project
at 7610 Bass Lake Road (Improvement Project No. 707).
Mr. Ken Doresky, Community Development Specialist, stated Items 5 and 6 involve
agreements relating to the 7610 Bass Lake Road property. The agreements are
necessary to establish design specifications and funding arrangements.
Commissioner Collier introduced the following resolution and moved its adoption
"RESOLUTION APPROVING INITIAL AGREEMENT BETWEEN THE
MINNEAPOLIS PUBLIC HOUSING AUTHORITY AND THE NEW HOPE
ECONOMIC DEVELOPMENT AUTHORITY FOR THE PPL/BASS LAKE
ROAD APARTMENTS PROJECT AT 7610 BASS LAKE ROAD
(IMPROVEMENT PROJECT NO. 707)". The motion for the adoption of the
foregoing resolution was seconded by Commissioner Norby, and upon vote being
taken thereon, the following voted in favor thereof: Enck, Cassen, Collier, Gwin-
Lenth, Norby, and the following voted against the same: None; Abstained: None;
Absent: None; whereupon the resolution was declared duly passed and adopted,
signed by the president which was attested to by the executive director.
President Enck introduced for discussion Item 6, Resolution Approving Cooperation
Agreement Between the Minneapolis Public Housing Authority, the New Hope
Economic Development Authority and the City of New Hope for the PPL/Bass
Lake Road Apartments Project at 7610 Bass Lake Road (Improvement Project No.
707).
Commissioner Colher introduced the following resolution and moved its adoption
"RESOLUTION APPROVING COOPERATION AGREEMENT BETWEEN
THE MINNEAPOLIS PUBLIC HOUSING AUTHORITY, THE NEW HOPE
ECONOMIC DEVELOPMENT AUTHORITY AND THE CITY OF NEW
HOPE FOR THE PPL/BASS LAKE ROAD APARTMENTS PROJECT AT
7610 BASS LAKE ROAD (IMPROVEMENT PROJECT NO. 707)". The
motion for the adoption of the foregoing resolution was seconded by Commissioner
Norby, and upon vote being taken thereon, the following voted in favor thereofi
Enck, Cassen, Collier, Gwin-Lenth, Norby, and the following voted against the
same: None; Abstained: None; Absent: None; whereupon the resolution was
declared duly passed and adopted, signed by the president which was attested to by
the executive director.
Motion was made by Commissioner Collier, seconded by Commissioner Norby, to
adjourn the meeting. All present voted in favor. Motion carried. The New Hope
EDA adjourned at 9:23 p.m.
Respectfully submitted,
Valerie Leone
City Clerk
New Hope EDA
Page 2
December 9, 2002