071001 Planning AGENDA
PLANNING COMMISSION MEETING OF JULY 10, 2001
CITY OF NEW HOPE, MINNESOTA
7:00 p.m.
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CALL TO ORDER
ROLL CALL
CONSENT BUSINESS
PUBLIC HEARING
Case 01-09
Case 01-07
Request for Conditional Use Permit for Multi-Tenant Building and
Comprehensive Sign Plan Approval, 9220 Bass Lake Road, Tharp Family
Partnership, Petitioner
Request for Zoning Code Text Amendment to Allow Charter Schools in an
Industrial District by Conditional Use Permit, 5121 Winnetka Avenue North,
Grubb & Ellis Company, Winnetka Properties LLC, and Excell Academy for
Higher Learning, Petitioners
COMMITTEE REPORTS
Report of Design & Review Committee - Meeting July 19, 8 a.m. (if needed)
Report of Codes & Standards Committee
OLD BUSINESS
Miscellaneous Issues
Council Action on June Planning Cases
8. PC01-05, AutoZone, Approved
9. PC01-08, Preimesberger, Approved, with addition of 12/1/01 completion date
Livable Communities Grant Update
NEW BUSINESS
Review/Approval of Planning Commission Minutes of June 5, 2001
Review of City Council Minutes of May 29, and June 11, 2001
Review of EDA Minutes of December 11, 2000
August Meeting Date is Wednesday, August 8, due to National Night Out
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. Th~:
Planning Commission will recommend Council approval or denial of a land use proposal based upon the
Planning Commission's determination of whether the proposed use is permitted under the Zoning Code
and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the
surrounding neighborhood.
The Planning Commission holds informal public hearings on land use proposals to enable you to learn,
first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your
questions and comments become part of the record and will be used by the Council, along with the
Planning Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and questions, the Planning Commission
will utilize the following procedure:
1. The Planning Commission Chair will introduce the proposal.
2. City staff will outline the proposal and staffs recommendations and answer any questions from the
Planning Commission.
3. The petitioner is iqvited to describe the proposal, make comments on the staff report, and answer
questions from the Planning Commission.
4. The Chair will open the public hearing, asking first for those who wish to speak to so indicate by
raising their hands. The Chair may set a time limit for individual questions/comments if a large
number of persons have indicated a desire to speak. Spokespersons for groups will have a longer
period of time for questions/comments.
5. When recognized by the Chair, the person wishing to speak is asked to come forward and to give
their full name and address clearly. Remember, your questions/comments are for the record.
6. Direct your questions/comments to the Chair. The Chair will determine who will answer your
questions.
7. No one will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new information, not rebuttal.
8. At the close of the public hearing, the Planning Commission will discuss the proposal and take
appropriate action.
A. If the Planning'Commission recommends that the City Council approve or deny a request, the
planning case will be placed on the City Council agenda for the next regular meeting. Usually this
meeting is within one to two weeks of the Planning Commission meeting.
B. If the Planning Commission tables the request, the petitioner will be asked to return for the next
Commission meeting.
Planning Case:
Petitioner:
Address:
Request:
PLANNING CASE REPORT
City of New Hope
Meeting Date: July 10, 2001
Report Date: June 29, 2001
01-09
Tharp Family Partnership
9220 Bass Lake Road
Conditional Use Permit for Multi-Tenant Building and Comprehensive Sign Plan
Approval
I. Request
The petitioner is requesting a conditional use permit to convert the existing single tenant (former
Prudential) building to a multiple tenant office building and comprehensive sign plan approval, pursuant
to Sections 4.105(8), 4.33, and 3.493 of the New Hope Code of Ordinances.
II. Zoning Code References
Section 4.105(8) Conditional Uses R-O - Medical; Professional and Commercial Offices
Section 4.33 Administration- Conditional Use Permit
Section 3.493 Signs Accessory to Multiple Occupancy Business and Industrial Uses,
Including Shopping Centers
III.
Property Specifications
Zoning:
Location:
Adjacent Land Uses:
Site Area:
Building Area:
Lot Area Ratios:
Planning District:
R-O, Residential Office
Located at the northwest corner of Bass Lake Road and Gettysburg Avenue.
Access to the property is from Gettysburg Avenue.
North and east of the site are R-l, Single Family Residential uses; Industrial
uses are south of the site; City of Plymouth is located to the west across
Highway 169
6.966 acres
82,877 square feet
Existing Building: 27%
Green Area: 42%
Paved Area: 31%
100%
82,877 square feet or
127,380 square feet or
941531 square feet or
304,788 square feet
No. 1; The Comprehensive Plan does not specifically identify this site for
redevelopment, however, the City routinely promotes business expansion in
the City. This site generated some discussion during the update of the Zoning
Code and the Council determined to leave the site zoned R-O until
renovation, reuse or redevelopment plans were submitted.
PLanning Case Report 01-09 Page 1 6/29/01
IV. Background ~
The applicant, the Tharp Family Partnership, is requesting a conditional use permit to allow the
conversion of the existing office/warehouse building at 9200 Bass Lake Road to a multi-tenant office
building. This conversion will not change the footprint of the building. The only exterior changes will be
the addition of three new parking lots, the installation of windows along the north and west sides of the
building, and a new entrance on the southeastern side of the building. Upon completion of the
renovation, the building will house five or six tenants.
This building is the former Prudential warehouse building. Originally, it served as the company's record
center and was staffed by a minimal number of workers. When Prudential's recorders were digitalized,
the company no longer needed this site and the building was sold.
V. Petitioner's Comments
The petitioner submitted a narrative with the application that included the following comments:
"The property is a 109,000 square foot building on a seven-acre site, originally built for The Prudential
Insurance Company. It was built in two phases. The easterly single story portion was built in the early
1970s and the westerly two-story portion was built in the late 1970s or early 1980s. The site is zoned
Residential-Office, a unique zoning intended for office use to serve as a buffer between single family
residences and other uses, in this case a noisy freeway intersection. The building originally served to
house paper insurance records in the pre-digital era; it was full of filing cabinets and served by a
minimal staff. Accordingly, very little parking was provided. When the records were digitized, Prudential
had no need for this use and the building was sold.
The current owner wished to use the building as a multi-tenant office building. The existing building
offers three challenges for use as a conventional office building. First, it does not have enough parking.
The zoning ordinance requires three parking spaces per 1,000 square feet of office space, or 326
spaces as is, versus 69 provided currently. Secondly, it is too deep for office use. There is simply too
much interior space too far from the windows to be attractive to tenants. Thirdly, the north and west
sides are windowless.
We propose to answer these challenges by adding parking and reducing the office area within the
building. We have added parking in the site areas depicted on the original construction drawings as
"Future Parking." The grading there is prepared for this layout, as is the existing landscape. We
propose to do the work in phases, as the building spaces are leased. 191 spaces will be provided on
the site. Because we will be adding impervious surface to the site, we will upgrade the storm drainage
system by adding additional storm drains and the appropriate pond.
We have reduced the office area by proposing two skylit atrium courtyards centered within the deeper
areas of the upper level of the building. We have further reduced the office area by providing parking
within the building on the lower level. With this interior parking we provide an additional 30 parking
spaces. By adding parking and reducing the office area, the ordinance requires 211 spaces versus 221
total provided.
The proposal indicates the addition of new windows on the north and west elevations of the upper level,
essential for office use. There is significant existing landscape screening north of the building. The
existing landscape is mature, well kept, and an asset to the community. We intend to keep it as is
except to provide some decorative plantings at the new office entry.
The proposal is compatible with the zoning and the intent of the zoning. It maintains the building as a
sound buffer between the busy roads and the adjacent single-family residences. It is a Iow impact use
with activity primarily during the week when the residents are generally at work, and quiet in the
evenings and weekends when the residents are likely to be home. The improvements that are part of
this work will make this property an asset to the community."
Planning Case Report 01-09 Page 2 6/29/01
VI. Notification
Property owners within 350 feet of the property were notified and staff has received no comments as of
the time this report was prepared.
VII. Development Analysis
A. Zoninq Code Criteria..
Comprehensive Plan and Zoning
The proposed office use is consistent with both the Comprehensive Plan and Zoning Ordinance.
According to the Proposed Land Use map, the subject property is guided for commercial use.
Similarly, this site is zoned R-O, Residential Office, and professional offices are a conditionally
permitted use within this district.
R-O, Residential-Office District
The purpose of the R-O, Residential-Office District is to provide for high density residential uses and
for the transition in land use from mid-density residential to Iow-intensity business allowing for the
intermixing of such uses. There are several reasons why a multi-tenant building is an appropriate
use for this site. First, this use will operate during typical business hours with little or no evening or
weekend activity. This schedule is complementary to the adjacent residential uses. Second, this site
has significant landscaping along its northern border to screen it from the adjacent residential uses.
In addition, staff is recommending that a condition of approval require the applicant to install
additional landscaping and an eight foot cedar fence to intensify its screening. Finally, most activity
from this use will take place on the south side of the site, away from the adjacent residential uses.
Conditional Use Permit
The purpose of a conditional use permit is to provide the City with a reasonable and legally permissible
degree of discretion in determining suitability of certain designated uses upon the general welfare,
public health, and safety. In making this determination, to allow a conditional use permit application,
the City may consider the nature of adjoining land or buildings, similar uses already in existence and
located on the same premises or on other lands close by, the effect upon traffic into and from the
premises, or on any adjoining roads, and any other factors bearing on the general welfare, public
health, and safety from the approval of the conditional use permit.
Criteria for Decision. The Planning Commission and City Council shall consider possible adverse effect
of the proposed conditional use. In determining whether to approve or deny a conditional use permit,
the City Council and Planning Commission shall find that the conditional use permit complies with the
following criteria. The burden of proof demonstrating compliance with the following criteria shall be the
responsibility of the applicant.
1. Comprehensive Plan. The proposed action has been considered in relation to the specific policies
and provisions of and has been found to be consistent with the official Comprehensive Municipal
Plan of the City.
2. Compatibility. The proposed use is compatible with adjacent present and future anticipated land
uses.
3. Performance Standards. The proposed use conforms with all applicable performance standards
contained in the Code.
4. No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in
which it is proposed.
5. Zonin,q District Criteria. In addition to the above general criteria, the proposed use meets the
cdteria specified for the various zoning districts:
Planning Case Report 01-09 Page 3 6/29/01
In Residential Districts, R-I~ R-2~ R-3~ R-4, R-5~ R-B, R-O ~.,,~.
Per the Zoning Code, there are three criteda to weigh when considering a conditional b.
permit for a multi-tenant professional office building in the R-O District. These cdteda and
staff's finding for each are outlined below.
1. Street Access/Parkinq. The site and related parking and service areas shall create a
minimum of conflict with through traffic movement.
Findinq. The applicant proposes to phase in three additional off-street parking areas. The
applicant intends to' construct these parking areas as the building fills with tenants. The
location, number of stalls and timeline for their construction is illustrated in the chart below.
These lots appear consistent with the original design of the site and should not cause traffic
conflicts through the site. However, staff recommends that a condition of approval require
the applicant to demonstrate that they have sufficient parking for each tenant as the
renovation goes on.
Currently, this site has 69 existing parking stalls. To meet the parking requirements for
professional office uses, the applicant will install 153 additional spaces in three phases,
giving the site a total of 222 (see the following table) stalls. These additions will give this
site 11 more stalls than required by the Ordinance.
Staff recommends as a condition of approval that the applicant install evergreen plantings
at the northem end of the new eastern parking lot to screen from adjacent residential uses
and the Gettysburg right-of-way.
Parking Plan
Phase Location Number of Stalls Scheduled Date
for Completion
Existin9 East Side 69 Existin9
I East Side 41 2001
I West Side 21 2001
II South 61 2002
III Indoor 30 2003
Total Inside/Outside ??? 2003
2. Traffic Flow. Vehicle entrances to parking or service areas shall create a minimum of
conflict with through traffic movement.
Finding. All traffic will enter and exit the site from the existing Gettysburg Avenue access.
While Gettysburg is also an access for the neighborhood to the north, there should be only
minimal traffic conflicts since the neighborhood traffic should be going in the opposite
direction dudng business hours.
The City Engineer conducted a traffic study to determine how this new use will affect traffic
in this area. Its findings are summarized below.
a. Traffic generated by the proposed 71,581 square foot office building will not cause the
need for improvements to the signalized intersection of Bass Lake Road and
Gettysburg Avenue.
b. With the change in use of this building, the traffic at the intersection of Bass Lake Road
and Gettysburg Avenue will remain at service level B during the a.m. peak hours and
will drop to service level C for the p.m. hours. This is a minor change and is not a cause
for concern.
Planning Case Report 01-09 Page 4 6/29/01
c. Access to and from the site should remain at its current location to maintain sufficient
stacking distance.
d. The site access driveway along Gettysburg should be reconstructed and signed to
allow outbound right tums only onto Gettysburg Avenue. This will help to mitigate the
impact to Gettysburg Avenue and the residential neighborhood to the north.
3. Buffers. When abutting an R-l, R-2, R-3 or R-4 District, a buffer area with screening and
landscaping in compliance with the Zoning Code shall be provided.
Finding. The properties directly north of this site are zoned R-l, Single Family. Commercial
and industrial uses adjacent to an "R" District must provide either a fence or green belt
screening. The applicant's existing landscape plan shows a mixture of coniferous and
deciduous trees planted along its border with the residential uses. It also shows an existing
wooden fence that extends from Gettysburg to the northeastern comer of the building.
The applicant plans to remove six existing juniper trees and one pine tree to facilitate the
expansion of the on-site storm water pond. These trees will be replaced with eight
Colorado spruce along the site's west end. In addition, the applicant plans to construct an
eight-foot cedar fence from the end of the existing fence to the western end of the site.
Comprehensive Sian Plan
When a single principal building is devoted to two or more businesses or industrial uses, a
comprehensive sign plan for the entire building or shopping center shall be submitted and shall include
the information required to permit a determination as to whether or not the plan is consistent with the
Sign Code. No permit shall be issued for an individual use except upon a determination that it is
consistent with a previously or concurrently approved comprehensive sign plan. The effect of said
comprehensive sign plan is to allow and require the owner of multiple occupancy structures to
determine the specific individual sign requirements for the tenants of his building. As sign locations,
size and other sign details may be of some significant importance in lease arrangements between
owner and tenant, it is the City's intention to establish general requirements for the overall
building only, thus providing a building owner with both the flexibility and responsibility to
deal with his individual tenants on their specific sign needs.
Signs
According to the building elevations, the site will have one freestanding monument sign, two wall signs
on the west side of the building and four wall signs on the south side of the building. The monument
sign will be approximately 119 square feet while the six wall signs will total 600 square feet. The
freestanding sign exceeds the square footage standards outlined in the ordinance, which is limited to
100 square feet.
B. Development Review Team
The Development Review Team met on June 13 to consider the plans for CUP and Comprehensive
Sign Plan. Issues discussed included: grading, drainage, and ponding designs to be coordinated
with City Engineer and utility inspections to be made by Public Works staff; Watershed standards
must be met; a pond maintenance agreement would be required; site improvement agreement and
performance bond would be required; relocation of driveway and signage; landscaping/buffers; trash
storage; parking lot and ADA access.
C. Desiqn & Review Committee
The Design & Review Team met with the applicant on June 14 and was supportive of the request
and reviewed the comments from the Development Review Team with the applicant.
D. Plan Description
Revised plans were submitted as a result of the meeting, which include the following details:
Planning Case Report 01-09 Page 5 6/29/01
Mechanical
Loading/Mechanical
New Restrooms
Phase I West Expansion ~
· Accessible entry provided on west side of building
· Three handicapped parking spaces provided near entry
· Parking lot expanded to 21 spaces
· Surmountable curb
· Snow storage areas on northeast and southwest sides of parking area
· New eight-foot cedar fence along north property line
Phase I East Expansion
· Parking lot on east side of building expanded; 41 parking spaces added
· Surmountable curb around new parking area
· Snow storage on east side of parking area
· New traffic island at entrance with "Right Turn Only" sign installed
· Divider island with B612 curb to separate existing/new parking areas
Phase II South Expansion
· 61 new parking stalls constructed on north and south sides of existing drive
· B612 curb around parking areas; surmountable curb along drive
· New walkway with stairs, as needed, from south parking area to building
· New retaining walls constructed
· Condensing unit and cooling tower to be enclosed
Li.qhting. According to City Code, any lights which cast light on residential property shall not
exceed one foot-candle as measured at or on the adjoining property line. The applicant's
photometric plan is consistent with this standard. Existing and new light standards and building
lights are identified as follows:
East
· East parking area - two existing 20' double light poles
· East side of building - two existing 10' single light poles
· Existing wall mounted light over east entry
South
· New double light post at southeast interior building comer and existing wall mounted light
· Existing wall mounted light at southwest interior building corner
Main Level Floor Plan
· New elevator installed
· New fixed windows installed along north and west walls
· Five office spaces each at: 12,553 square feet
12,370 square feet
16,816 square feet
14,536 square feet
6,359 square feet
1,491 square feet
5,119 square feet
New interior courtyards with skylights
Lower Level Floor Plan
· Prudential office space 7,947 square feet
· Parking for 30 cars, cut opening in wall on west side for new 12' by 8' overhead door
· Exhaust air to south side of building
· Two of the parking spaces are ADA
Planning Case Report 01-09
Page 6
6/29/01
7. Si.qnage
Monum~
· Monument sign shown at east corner of property
· 25' by 5' = 125 square foot illuminated sign to state "MIDAMERICA FINANCIAL PLAZA 9220
BASS LAKE ROAD" mounted on brick base (brick to match building)
Wall Si(~n
· Four sign areas shown for internally lit 100 square foot tenant signs on south elevation
· No wall signs on north or east building elevations
· Two sign areas shown for internally lit 100 square foot tenant signs on west elevation
8. Trash. The applicant's plans show one trash storage located inside the east end of the building.
Staff is concerned that this location is not large or centralized enough to serve the entire
building. The applicant must demonstrate that the site can accommodate its waste disposal
needs by providing sufficient trash storage either inside the principal building or within an
exterior trash enclosure made of materials that are complementary to the principal building.
9. Landscaping. A listing of the existing landscaping on the property was prepared by staff and is
included in the attachments. The site has a number of mature trees.
10. Other Site Plan Notes · Three handicapped parking spaces and one van accessible space in existing east parking
area
· New entry at southwest interior corner of building
· Existing rooftop units to be painted
· New skylights installed on roof of building
· Total of six tenants
E. Plannin.q Considerations
Excerpts from the Planning Consultant's report have been incorporated into this report.
F. Buildinq Considerations
The Building Official reviewed the revised plans and provided the following
recommendations:
comments/
Site Plan
· Revise entry driveway to widen both lanes for panel truck and occasional semi-truck swing
room.
· Restripe east parking lots and all new in a 90-degree layout with 24-foot two-way driveways, so
that traffic design is clear and consistent throughout the site; no reduction in spaces will occur,
using 8'-9" stall width and no curb changes are required. Remnant triangles can be hash-
marked out. Two-way drives will eliminate the wrong way driver circling to park.
· Revise curbs and create large radius swing room for trucking access to the east dock; suggest
24-foot radius on both sides, with "East Truck Dock" entry sign at northeast corner of building.
· Clarify exact location, construction design and length of new cedar fence.
· Site plan boundaries do not match lot survey and must be corrected before Council review.
Landscape Plan
· No plant schedule is provided with numbers, species (common and Latin names) and totals. If
only eight new Colorado spruce (6-foot tall) are planned, the City may want to increase that
number along the north side.
· Clarify "reconfigured decorative plantings" at new entry door. Provide details in plant schedule.
PLanning Case Report 01-09 Page 7 6/29/01
Architectural Plan
· Clarify that new north windows are fixed and not operable near the residential area.
· Submit an alternate plan for reduced office square footage or on-grade parking, if garage is not
built within 36 months, or parking demand exceeds capacity.
Gradinq and Draina.qe Plan
· Revise grading plan, as well as site plan, to match lot survey, leaving no confusion as to
boundaries.
Le.qal Considerations
CUP Agreement, easement and pond maintenance agreement to be coordinated with City Attorney.
En,qineerinq Considerations
The City Engineer and Traffic Engineer reviewed these plans and provided a Traffic Analysis and
other comments (full reports attached).
Traffic Analysis
The conclusions/recommendations from the traffic impact analysis are as follows:
· Traffic generated by the proposed office, utilizing 71,581 square feet of leasable area, will not
cause the need for improvements to the signalized intersection of Bass Lake Road and
Gettysburg Avenue.
· The signalized intersection of Gettysburg Avenue and Bass Lake Road will remain at a level of
service B during the a.m. peak hour with the projected volumes. The p.m. peak hour will drop
from a level of service B under existing conditions to a level of service C with the projected
volumes, a minor drop in service that is not a cause for concern.
· Access to and from the building should remain at its current location. Shifting the access to the
south would create potential traffic problems, such as reduced queuing space for southbound
vehicles on Gettysburg Avenue at Bass Lake Road and tuming movement conflicts with
movements to and from Gettysburg Circle.
· The strong majority of the site-generated traffic will utilize the Bass Lake Road and Gettysburg
Avenue intersection. There will be a desire for some traffic to approach/depart the site to the
north along Gettysburg Avenue. It is desirable to minimize the added volumes along Gettysburg
Avenue since it is residential and has a park adjacent to it.
· The site access driveway along Gettysburg Avenue should be reconstructed and signed to allow
outbound riqht turns only to Gettysburg Avenue. This will help to mitigate the impact to
Gettysburg Avenue to the north of the site.
Other Enqineerin.q Comments
Comments provided by the City Engineer are as follows:
(June 22 memo)
We have prepared a sketch of how the driveway might be configured. The layout can be finalized
after review with the applicant.
This configuration requires expansion of the driveway to the east. The curb radius on the west side
of the driveway would stay as it exists today. This serves two purposes:
· The current distance from the driveway to the residential property immediately west will not be
altered
· Trucks will not be able to enter the site from the west because of the existing short turning
radius. This will discourage truck traffic through the residential neighborhood.
Planning Case Report 01-09 Page 8 6/29/01
The curb radii on the center island and the east side of the driveway are compatible with a WB-50
design vehicle (50 feet from front axle to rear axle). Longer delivery vehicles would require further
modifications.
TransportatioQ
· The plans include widening the driveway and constructing an island to facilitate "right out only"
movements. The curb radii should be reviewed to make sure anticipated delivery vehicles can
enter and exit.
· The traffic patterns through the parking lots could be confusing. The two existing lots are
unidirectional while the new lot will receive traffic in two directions. It is recommended that the
patterns be discussed. At a minimum, directional arrows and signage could be used to clarify the
patterns.
Storm Water
· A pond is shown on the west side of the property. The pond must be sized according to NURP
standards for all hard surfaces (existing and new) except the roof area. Calculations must be
submitted.
· Water quality improvements must be reviewed and approved by Shingle Creek Watershed.
· Identify the 100-year HWL in the area of the pond. Upstream drainage areas from residential
properties were forwarded previously. The applicant must make sure that the FFE is 3' higher
than the FFE.
· The proposed storm sewer configuration is acceptable. The pond only received water from the
site. The public storm sewer is routed around the pond.
· Move STMH-9 approximately 10 to 20 feet southeast. This will improve the merger of flows in
the existing 24' pipe.
· It appears that FES-1 will be 1' below the NWL of the pond. Typically, all FESs are required to
be set at the NWL. It is evident that FES-1 is set Iow because of the requirements of the
upstream storm sewer. It is recommended that this be reviewed and modified, if feasible.
· Storm sewer calculations must be submitted.
· The existing storm sewer for the west parking lot will be extended. It is recommended that a
second catch basin be added in this line to serve the middle parking area.
· A drainage and utility easement must be dedicated over the storm pond area. A pond
maintenance agreement must be completed by the applicant.
Curbin.q
· Although not noted in the City Engineer's memo, new curbing should be B612, not
surmountable.
Police Considerations
The Police Department reviewed these plans in conjunction with other Departments.
Fire Considerations
The plans do not address the issues presented by West Metro Fire and any approvals are subject to
the following requests made at the Design & Review meeting.
· Plans must identify where hydrants and Fire Department connections are located on property.
· After hydrants and Fire Department connections are identified, coordinate with West Metro on
fire lanes.
· Provide requested fire alarm system information to West Metro.
· Licensed sprinkler company to provide documentation on current sprinkler risers and provide
sprinkler plans for entire building.
Planning Case Report 01-09 Page 9 6/29/01
VIII. Summary
Staff supports the conversion of this building for multi-tenant office use.
IX. Recommendation
Staff recommends approval of the conditional use permit and comprehensive sign plan for 9220 Bass
Lake Road, subject to the following conditions:
1. Comply with City Engineer and Traffic Engineer recommendations, including design of new access
onto Gettysburg Avenue.
2. Approval by Shingle Creek Watershed Commission and submission of pond calculations.
3. Comply with Building Official recommendations.
4. Comply with request from West Metro Fire and coordinate on location of fire lane.
5. Comply with Planning Consultant recommendations, including:
A. Demonstrate that they have sufficient parking for each tenant as the renovation proceeds.
B. Make the following landscape and screening changes:
1) Install eight Colorado spruce along the site's west end.
2) Construct an eight-foot cedar fence from the west end of the existing fence to the western
end of the site.
3) Install evergreen planting at the north end of the new eastem parking lot to screen it from
Gettysburg Avenue.
C. Demonstrate that the site can accommodate its waste disposal needs.
6. Execute Development Agreement with City and provide performance bond for extedor site
improvements (amount to be determined by Building Official and City Engineer).
Attachments: Address/Topo/Zoning Maps
Petitioner Narrative
Revised Plans:
Site Plan/Phases
Parking Summary
Exterior Lot Ratios
Curb Detail
Existing Landscaping/List
Phase 3 Lower Level Parking
Main Level Floor Plan
Building Elevations
Ground Sign
Light Contours
Site Lighting Calculations
Light Fixture Details
Title Survey
Grading Plan
Pond Details
Utility Plan
Planner's Report
Building Official Comments 6/20 City Engineer Traffic Analysis
6/22 City Engineer Comments West Metro Fire Comments
6/25 City Engineer Comments Application Log
Planning Case Report 01-09 Page 10 6/29/01
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Renovation and Remodeling of:
9220 Bass Lake Road
Midamerica Financial Plaza
New Hope Minnesota
Project Narrative
History:
The property is a 109.000 SF building on a seven-acre site, originally built for The
Prudential Insurance Company. It was built in two phases. The £asterly single
story portion was built the early 1970% The Westerly two story portion was built
in the late 1970's, or early 1980%. The site is zoned "Residential Office," a unique
zoning intended for office use to serve as a buffer between single family
residences and other uses, in this case a noisy freeway intersection. The building
originally served to house paper insurance records in the pre-digital era, it was full
of filing cabinets and served by a minimal staff. Accordingly, ver?' little par'k/ng
was provided. When the records were digitized, Prudential had no need for this
use and the building was sold.
Proposal:
The current owner wishes to use the building as a multi tenant office building.
The existing building offers three challenges for use as a conventional office
building. First, it does not have enough par'king. The zoning ordinance requires 3
parking spaces per 1000 SF of office space, or 326 spaces as is, versus 69
provided currently. Secondly. it is too deep for office use. There is simply too
much interior space too far from the windows to be at-tractive to tenants. Thirdly,
the North and West are windowless.
We propose to answer these challenges by adding parking and reducing the office
area within the building. We have added parking in the site areas depicted on the
original construction drawings as "Future Parking." The ~ading there is prepared
for this layout, as is the existing landscape. We propose to do the work in phases
as the building spaces are leased. 191 spaces will be provided on the site.
Because we will be adding impervious surface to the site, we will upgrade the
storm drainage system by adding additional storm drains and the appropriate
pond.
We have reduced the Office area by proposing two skylit atrium courtyards
centered within the deeper areas of the upper level of the building. We have
further reduced the Office area by providing parking within the building on the
lower level. With this interior parking we provide an additional 30 parking
spaces. By adding parking and reducing the Office area the ordinance requires
211 spaces and versus 221 total provided.
The proposal indicates the addition of new windows on the North and West
elevations of the Upper level, essential for office use. There is significant
existing landscape screening North of the building. The existing landscape is
mature, well kept and an asset to the community. We intend to keep it as is
except to provide some decorative plantings at the new Office entry.
The proposal is compatible with the zoning and the intent of the zoning. It
maintains the building as a sound buffer between the busy roads and the adjacent
single family residences. It is a low impact use with activity primarily during the
week when the residents are generally at work, and quiet in the evenings and
weekends when the residents are likely to be home. The improvements that are
pan of this work will make this property an asset to the communi~'.
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PARKING SUMMARY
PARKING
PRUDENTIAL OFFICE AREA
PUBLIC CIRCULATION
MECHANICAL
DOCK
LOADING/MECHANICAL
INDOOR PARKING
NET OFFICE AREA
TOTAL
AREA
7,947 SF
1._.~,_5 420 SF
1,491 SF
1,584 SF
5,119 SE
15,230 SF
____-- 62,634 SF
10.__1p__~9 425 SF
PARKING
RATIO
(1/300 SF) (9OX)
0
0
0
PARKING
REOUIRED
0
0
1/1500 SF 3
0
(1/300 SF) (9OX) 188 ___-_-
211
PARKING PROVIDED
EXISTING PARKING 69
PHASE 1 - EAST(NET ADD) 41
PHASE 2 61
PHASE I - WEST 21
TOTAL OUTDOOR 191
TOTAL INDOOR (PHASE 3) 30
TOTAL
PARKING 222
EXTERIOR AREA
BUILDING AREA 82.877 SF 27Z
GREEN AREA 127,380 SF 42X
ASPHALT 94,531 SE 31X
,,TOTAL AREA 304,788 SF IOOZ
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1-25" Pine
3-20" Juniper
1-8" Ash
Totals
2-8" Maple
2-12" Ash
2-12" Maple
1-6" Ash
3-20' Juniper
3-15' Norway
8-20' Norway
9-12" Flowering Crab
2-10" Oak
1-24" Maple
2-18"Oak
1-30' Oak
1-24' Oak
5-10" Ash
1-24" Oak
8-20' Norway
9-12" Flowering Crab
10-10' Buckthorn
2-16" Ash
5-8" Flowering Crab
4-8" Ash
8-30' Spruce
5-16" Oak
3-16" Ash
1-8" Ash
4-12" Ash
3 Juniper Bed
Decorative Planting Reconfiguration
Existing Sod on East Side
NEW 8-6' Colorado Spruce
North
8-20' Norway
9-12" Flowering Crab
South
10-10' Buckthom
2-16" Ash
5-8" Flowering Crab
Juniper Bed
Decorative Planting Relocation
East
8-30' Spruce
5-16" Oak
3-16" Ash
1-8" Ash
4-12" Ash
2 Juniper Bed
2-10" Oak
1-24" Maple
2-18" Oak
1-30' Oak
1-24' Oak
5-10" Ash
1-24" Oak
Existing Sod
West
NEW 8-6' Colorado Spruce
4-8" Ash
2-8" Maple
2-12" Ash
2-12" Maple
1-6" Ash
3-20' Juniper
3-15' Norway
2-30' Pine
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CALCULATIONS
I CALCULAllON SUMMARY-
A~EA N~&4E I OIWENSIONS
Ne~ A~ I
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thru ~io. Glow ~ng ~mi~
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dear, fiat tem~ gl~ le~
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four sp~ I~
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small, 40~
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al~inum arms ~ud~ ho~ng
to ~le lop fi~. Bolh ~M and YM
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arm~ ~r ~ (2%' OD) ten~fl. Waft
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Submittal Catalog #:
Catalog Description:
Order No. O O O O
Example SFI! - STD - SM-SF- M40C) -
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Model
S~I . up to I75w
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C)Z - quaru standby
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SGB . black 11F . teal blue
SWT- white RBF . ~oyal blue
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RRN rooter red PRG . gray
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WTR- wfllte
OTR -
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Dimensions:
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3'LIN-27-2~1 17:1~ liqC 612 595 985'7 P.l~2z12
COHHUNITY PLANNIN'O .-'DE:SIGN .-' NARKET RESEARCH
PLANNING REPORT
TO: . Kirk McDonald
FROM: "Jason Lindahl/Alan Brixius
DATE:
RE:
June 27, 2001
NeW Hop~; Midamerican Financial 'Plaza'
FILE:. 131.0.1 - 01.08 '.
BACKGROUND "
The. applicant: .the' Tharp Family Partnership, is. requesting a ~:0ndJti6nal use permit to'
allow the conversion of the existing ·office./warehouse' building:9220 Bass Lake. Road to a
multi-tenant office building. This conversion will not change ..the footprint of the building..
The only exterior changes will be theaddition of three'new parki.'ng 10ts, the installation of
windows along the north and west sides of the ·bUilding, and a new entrance on the
southeastem side of.building.. Upon completion of the renovation, the building will house
five or' six tenants.
This .building is .the' former Prudential warehouse building. · Originally; it served .as the
company's record center.and was staffed .by a minimal number of workers. ' VVhen.
Prudentiars recorders were digitalized, the company no longer nccded this site and the
building was sold. ~ -
Attached' for reference:' · .
· ·Site Location MaP
. Site. Plan ..
Existing Landscape. Plan dated June 22, 200i
Lower Level Floor Plan dated June 22,.2001
Upper Level Floor plan dated June. 22, 2001
.Building Elevations dated June22, 2001
Exhibit A:
Exhibit B:
Exhibit C:
'Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
· Lighting Plan dated June 22, 2001 '
Grading, 'Drainage & Erosion Control' Plan dated June'8, 2001
.Utility Plan dated June 8,~ 2001
Project Narrative. ..
Exhibit H:
Exhibit I:
Exhibit J:
Exhibit K:. Traffic 'Analysis of Proposed Midamerica Financial Plaza June 20,
,2001
WAYZATA
BOULE.VARD. SUITE 55'5 ST.'. LOUIS PARK; MINNESOTA 554 I 6
PHONE ~ I P--5~5-~36' .FAX O.I P_.-5.95-c~e37
· JUN-27-2001 17:00 NAC
612 595 9857 p.oSx12
ISSUES ANALYSIS
Comprehensive Plan & Zoning._ .Tl?e proposed office use is consistent with both the
Comprehensive Plan and Zoning ora,nance. According to the proposed Land Use map,
the subject property is guided for commercial use. Similarly, this site is zoned R-O,
Residential Office and professional offices are a conditionally permit use within this district.
The purpose of the R-O, Residential-Office District is to provide for high density residential
uses and for the transition in land use from mid density residential to Iow intensity business
allowing for the intermixing of such uses. There are several reasons why a multi-tenant
building is an appropriate use for this site. First, this use will operate during typical
business hours with little or no evening or weekend activity. This schedule is
complementary to the adjacent residential uses. Second, this site has significant
landscaping along its norther border to screen it from the adjacent residential uses. in
addition, staff is recommending that a condition of approval require the applicant to install
additional landscaping and an eight (8) foot Cedar fence to intensify its screening. Finally,
most activity from this use will take place on the south side of the site, away from the
adjacent residential uses.
Conditional Use Permlf~ According to Section 4.105 (8), them are throe criteria to weigh
when considering a conditional use permit for a multi-tenant professional office building
in the R-O District. These criteda and staff's findings for each are outlined below.
1. Street Access/Parking. The site and related parking and service areas shall create
a minimum of conflict with through traffic movement
Finding: The applicant proposes to phase in three additional off-street parking
areas. The applicant intends to construct these parking areas as the building fills
with tenants. The location, number of stalls and time line for their construction is
illustrated in the chart below. These lots appear consistent with the original design
of the site and should not cause traffic conflicts through the site. However, staff
recommends that a condition of approval require the applicant to demonstrate that
they have sufficient parking for each tenant as the renovation go on.
Currently, this site has 69 existing parking stalls. To meet the parking requirements
for professional office uses, the applicant will install 153 additional spaces in three
phases, giving the site a total of 222 (see the following table) stalls. These
additions will give this site 11 more stalls th.an required by the Ordinance. Staff
recommends as a condition of approval require the applicant install evergreen
plantings at the northern end of the new eastern parking lot to screen from adjacent
residential uses and the Gettysburg right-of-way.
Pa~ng Plan
Phase I.o~on Numl~er of 8tails Scheduled Data
for ~mp~on
~ng ~ ~e 6g ~ng
i ~ Side 41
I ~ Side 21
fll I~r 30 2003
T~I l~O~de ~ 2003
Traffic Flow. Vehicle entranoes to parking or service areas shall create a minimum
of conflict with through traffic movement.
Finding: All traffic will enter and exit the site from the existing Gettysburg Avenue
access. While Gettysburg is also an access for the neighborhood to the north,
there should be only minimal traffic conflicts since the neigllbod'tood traffic should
be going in the opposite direction during business hours.
'Fha City Engineer conducted a lraffic study to determine how this new use will
affect traffic in this area. This report is attached as Exh~it K. Its findings are
stznmarized below:.
Traffic generated by the proposed 71,581 square foot office building will not
cause the need for improvements to the signalized intersection of Bass Lake
Road and Gettysburg Avenue.
bo
VVith the change in use of this building, the traffic at the intersection of Bass
Lake Road and Gettysburg Avenue will remain at service level B dudng the
A.M. peak hours and will drop to service level C for the P.M. hours. This is
a minor change and is not a cause for concern.
Access to and from the site should remain at its current location to maintain
sufficient stacking distance.
The site access driveway along Gettysburg should be reconstructed and
signed to allow outbound right turns only onto Gettysburg Avenue. This will
help to mitigate the impact to Gettysburg Avenue and the residential
neighborhood to the north.
Buffers. When abutting an R-l, R-2, R-3, or R-4 District, a buffer area with
sa'eening and landscaping in compliance with Section 4.034(3) shall be provided.
TOTAl_ P. ~
NAC 612 595 985~7 P.85~12
' JUN-2~-~01 17:01
Finding: The properties directly north of this site are zoned R-I, Single Family.
Commercial and industrial uses adjacent to an "R' District must provide either a
fence or green belt screening. The applicant's existing landscape plan shows a
mixture of coniferous and deciduous bees planted along its border with the
residential uses. It also shows an existing wooden fence that extends from
Gettysburg to the northeastern comer of the building.
The applicant plans to remove six existing juni .per trees and one pine tree to
facilitate the expansion of the on-site store1 water pond. These trees will be
replaced by 8 Colorado Spruce along the site's west end. In addition, the applicant
plans to construct an 8-foot Cedar fence from the end of the existing fence to the
western end of the site.
Trash. The applicant's plans show one trash storage located inside the east end of the
building. Staff is concerned that this location is not large or centralized enough to serve
the enter building. The applicant must demonstrate that the site can accommodate its
waste disposal needs by providing sufficient trash storage either inside the principal
building or within an extedor trash enclosure made of materials that are complimentary to
the principal building.
Ughfing. According to Section 4.034(5), any lights.which ..cast li..gl'l.t .on residen?a,I.
shall not exceed one (1) foot-candle as measuracl at or on the a~olnlng property l~ne.
applicant's photometric plan is consistent with this standard.
Signs. According to the building elevations, the site will have one freestanding monument
sign, two wall signs on the w~st side of the building and four wall signs on the south side
of the building. The monument sign will be approximately 119 square feet while the six
wall signs will total 600 square feet. The freestanding sign exceeds the square footage
standards outlined in the ordinance. The freestanding sign is limited to 100 square feet.
The applicant should submit a c~mprehensive sign plan to the City for formal approval.
Grading and Drainage. The three new parking areas will significantly increase the
amount of impervious surface on this site. The City Engineer should review all plans to
insure that this site can accommodate its storm water storage and treatment needs.
RECOMMENDATION
Staff recommends approval of the conditional use permit to allow the conversion of the
building locate at 9220 Bass Lake Road from an office/warehouse use to a multi-tenant
office use. This recommendation is based on the findings contained in this report and the
following plan submittals: Site Plan dated ,June 22, 2001, Existing Landscape Plan dated
June 22, 2001, Lower Level Floor Plan dated June 22, 2001, Upper Level Floor Plan dated
June 22, 2001, Building Elevations dated June 22, 2001, Lighting Plan dated June 22,
2001, Grading, Drainage & Erosion Control Plan dated June 8, 2001, Utility Plan dated
June 8, 2001, Project Narrative, and Traffic Analysis of Proposed Midamerica Financial
JL~-29-2BB1 17:0! NAC 612 595 98J7 P.06,~12
Plaza June 20, 2001.
1.
pc:
This recommendation is subject to the conditions listed below.
Demonstrate that they have suffidont parking for each termnt as the renovation go
on.
Reconstructed the access driveway along Gettysburg and sign it to allow outbound
right tums only onto Gettysburg Avenue.
Make the following landscape and screening changes:
a. Install 8 Colorado Spruce along the site's west end.
b. Construct an 8-foot Cedar fence from the west end of the existing fence to
the western end of the site;
c. Install evergreen planting at the north end of the new eastern parking lot to
screen it from Gettysburg Avenue.
Demonstrate that the site can accommodate its waste disposal needs
All grading and drainage plans are subject to the review and approval of the City
Engineer.
Doug Sandstad
Steve Sondrall
The Tharp Family Partnemhip
CITY OF NEW HOPE
Memo
TO: Kirk McDonald
FROM: Doug Sandstad
DATE: June 27, 2001
RE: 9220 Bass Lake Rd. CUP, School In I Zone Text Amendment & PPL Memo
I have reviewed your two packets and have the following suggestions for inclusion in
your Plan Case Reports:
A. CUP for expanded office in R-O Zone [ Steve Tharp ]
S~E PLAN:
1. Revise entry driveway to widen both lanes for panel truck and occasional semi-truck
swing room.
2. Comply with Traffic Engineer's recommendations.
3. Restripe east parking lots and all new in a 90 degree layout with 24 foot two-way
driveways, so that traffic design is clear and consistent throughout the site; NO
reduction in spaces will occur, using 8'9" stall width and no curb changes are
required.- remnant triangles can be hash-marked out. Two way drives will eliminate
the wrong-way driver circling to park.
~,. Revise curbs and create large radius swing room for trucking access to the east
dock- suggest 24 foot radius on both sides, with "EAST TRUCK DOCK" entry sign at
NE corner of building.
5. Clarify exact location, construction design and length of new cedar fence.
6. NOTE: Site plan boundaries do NOT match lot survey and must be corrected before
Council review.
LANDSCAPE PLAN:
1. No plant schedule is provided with numbers, species [ common and latin names] and
totals. If only 8 new Colorado Spruce [ 6 foot tall ] are planned, we may want to
increase that number along the north side.
2. Clarify "reconfigured decorative plantings" at new entry door. Provide details in
plant schedule.
ARCH¥1'ECTURAL PLAN:
1. Clarify that new north windows are fixed and not operable near the residential area.
2. Submit an alternate plan for reduced office square footage or on-grade parking, if
garage is not built within 36 months, or parking demand exceeds capacity.
GRADING & DRA1~NAGE PLAN:
1. Revise grading plan [ as well as site plan ] to match lot survey, leaving no confusion
as to boundaries.
BONESTRO0 ROSENE ANDERLII~
Bonestroo
Rosene
Ander. lik &
Assooates
Engineers & Architects
MEMO
TO:
FROM:
CC:
DATE:
SUBJECT:
~ 6516361311 06/22/01 15:00 [~] '02/03~N0:386
Kirk McDonald, Doug Sandstad
Vince Vander Top
Mark Hanson
Shelly Johnson/Bryant Ficek
Guy ~/ohnson
June :22, 2001
Midamerica Financial Plaza Driveway, 92:20 Baas Lake Road
Our File No. 34-Gert E01-12
We have prepared a sketch of how thc driveway might be configureA. The layout can be
after review with thc applicant.
This configuration would only allow vehicles to leave the site toward.~ Bass Lake Road. V
could enter the site from both directions.
This configuration requires expansion of the driveway to the east. The curb radius on the
of thc driveway would stay as it exists today. This serves two purposes:
· thc current distance from the driveway to the residential property immediately west wi
altered, and
· Trucks will not be able to enter the site from the west because of the existing short turf
radius. This will discoarage truck traffic through the residential neighborhood.
Thc curb radii on thc center island and the east side of the driveway are compatible with a
design vehicle (50 feet from front axle to rear axle). Longer delivery vehicles would requi
modifications.
End of memo
f~ nalized
.'hicles
vest side
not be
ing
W'B-50
re further
L1311
2335 West Highway 3~ · St. Paul, MN $51f3 · $51-638-4500 · Fax: 651-63~
6516361311 06/22/01 15:00 ~ :03/03 N0:386
'BO'NESTRO0 ROSENE ANDERL[I~
2'R
30'R
?
2.5'R
BOnestroo
Fig u re 5 , ._Resene
, " ' ' ' ' Ai~lerlik &
~reiiminary Driveway Layout at~sociates
City of New Hope
~; 1:~34~Z~4-01000~.3401000figOS.dwg
ir,
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
Bonestroo. Rosene. Anderlik and AssoCtates. Inc. ts an Afhrmatrve Actton/Eoual Ol)porluntty Emoloy~r
and Employee OwneE
Principals: Otto Bonestmo, P.E.. Marvin L SorvaJa,. P.E. o Glenn R. Cook. P.E. -
Robert G. Schunich~'P.E~; 3eny A. Bourclon, P.E.
Semor Consultants: Rot~ert W. Rosene. P.E. · Joseph C. Andeflik. P.E. · Richard E. Turner, P.E.
Susan M. Ebedin. C.P.A.
Associate Pnnc~pals: Howard A. Sanford, P.E. · Keith A. Gordon, P,E. · Robert R. Pfefferle. P.E. ·
Richard W. Foster. P.E. · David O. I.:oskota. P.E.. Robert C. Russek. A.I.A · Mark A. Hanson, P.E.
Michael T. Rautmann, P.E, · Ted K. Field. P.E, · Kenneth P, Anderson. P.E. · Mark R. Rolls, P.E.
David A. Bonestroo, M.B.A. · Sidney P. Williamson. P.E,. L,S. · Agnes M, R~ng. M.B.A.. ·
Allan Rick Schmiclt. P.E.
Ofhces: St. Paul, Rochester, Willmar and St. Cloud. MN · Milwaukee, WI
Website: www.bonestroo.com
MEMO
TO:
FROM:
CC:
DATE:
SUBJECT:
Kirk McDonald, Doug Sandstad
Vince Vander Top
Mark Hanson
Guy Johnson
June 25, 2001
Midamerica Financial Plaza, 9220 Bass Lake Road
Our File No. 34-Gen E01-12
We have received the revised site and grading plans for the proposed improvements at 9220 Bass
Lake Road. The following comments are provided for your consideration.
Transportation
The plans including widening the driveway and constructing an island to facilitate "right out
only" movements. The curb radii should be reviewed to make sure anticipated delivery
vehicles can enter and exit.
The traffic patterns through the parking lots could be confusing. The two existing lots are
unidirectional while the new lot will receive traffic in two directions. It is recommended that
the patterns be discussed. At a minimum, directional arrows and signage could be used to
clarify the patterns.
Storm Water
A pond is shown on the west side of the property. The pond must be sized according to
NURP standards for all hard surfaces (existing and new) except the roof area. Calculations
must be submitted.
4. Water quality improvements must be reviewed and approved by Shingle Creek Watershed.
Identify the 100-yr HWL in the area of the pond. Upstream drainage areas from residential
properties were forwarded previously. The applicant must make sure that the FFE is 3'
higher than the FFE.
2335 West Highway 36 · St. Paul, MN 55113 · 651-636-4600 · Fax: 651-636-1311
11.
The proposed storm sewer configuration is acceptable. The pond only receives water from
the site. The Public storm sewer is routed around the pond.
Move STMH-9 approximately 10 to 20 feet SE. This will improve the merger of flows in the
existing 24" pipe.
It appears that FES-1 will be 1' below the NWL of the pond. Typically. all FESs are
required to be set at the NW'L. It is evident that FES-1 is set low because of the requirements
of the upstream storm sewer. It is recommended that this be reviewed and modified if
feasible.
Storm sewer calculations must be submitted.
The existing storm sewer for the west parking lot will be extended. It is recommended that a
second catch basin be added in this line to serve the middle parking area.
A drainage and utility easement must be dedicated over the storm pond area. A pond
maintenance agreement must be completed by the applicant.
End of comments
2335 West Highway 36 [1 St. Paul, MN 55113 [1 651-636-4600 [I Fax: 651-636-1311
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
Bonestroo, Rosene, Anderlik and Associates. Inc. is an Affirmative Acteon/Eclual Opportunity
Employer and Employee Owned
Principals: Otto G. B~nestt;00, P.E. · Marvin L. Sorvala, P.E. · Glenn R. Cook. PE ·
Robert G. Sch~iCht, EE. · Jerry A. Bourdon. P.E.
Sen~or Consultants: Robert g./. Rosene. PE, - JOseph C. Anderhk. EE · Richard E Turner, PE
Susan M, Eberlln, C.PA
Associate Principals: Howard A. Sanforcl. PE. · Kefth A Gordon, RE · Robert R Pfefferle. PE ·
Richard ~V Foster, RE · Dawd O. Loskota. P.E, · RoDert C. Russek. AAA · Mark A Hanson. PE
Michael T, Rautmann, PE. · Ted K.Field, PE · Kenneth P Anderson, EE · Mark R Rolls. PE ·
David A. Bonestroo. M.B.A · Sidney P ~,/Zilham$on. P.E.. L.$ · Agnes M Ring. M.RA · Allan Rick SchrnlcR,
OfficeS: St. Paul St Cloud. Rochester and ~[/illmar. MN · Mdwaukee.
~/ebsite: www. honestroo.com
Memorandum
TO:
FROM:
CC:
DATE:
RE:
Kirk McDonald ~
Doug Sandstad
Shelly Johnson .~ ~
Bryant Ficek
Guy Johnson
Mark Hanson
VinCe Vander Top
June 20, 2001
Traffic Analysis of Proposed Midamerica Financial Plaza
Our File No. 34-01-000
This memorandum report presents the results of the traffic analysis of the proposed Midamerica
Financial Plaza located at 9220 Bass Lake Road. This building, known as the Prudential
Building in the past, is being proposed for remodeling to provide a general office building.
Existing Conditions
The location of the facility, with respect to the area roadway system, is shown on Figure 1. The
access to the site is located along Gettysburg Avenue, which is classified as a neighborhood
collector on the city functional classification system. The project site is adjacent to Bass Lake
Road on the south with single family residential to the north of the site.
Gettysburg Avenue provides for one lane of travel in each direction and is signalized at its
intersection with Bass Lake Road. The signalized intersection contains the following approach
lanes:
An exclusive left turn lane, two through lanes, and an exclusive right turn lane on Bass Lake
Road's eastbound approach.
An exclusive left turn lane, one through lane, and one through/right turn lane on Bass Lake
Road's westbound approach.
An exclusive left turn lane and one through/fight turn lane on Gettysburg Avenue's
southbound approach.
One lane for all movements on Gettysburg Avenue's northbound approach, although
sufficient width is available for vehicles to form two lanes of traffic.
2335 ~/est Highway 36 · St. Paul, MN 55113 · 651-636-4600 · Fax: 651-636-1311
N
NO
Z
Figure 1
Roadway Sytem/Site Location
City of New Hope
06/01 1:~,.%4~3401000~3401000Fig 1 .dwg
Bonestroo
Rosene
Anderlik &
Associates
Memorandum
Page 3 of 9
,hme 20. 2001
Exi.sting traffic volume information at the signalized intersection of Bass Lake-Road and
Gettysburg Avenue was collected on Thursday, June 14, 2001. Morning and afternoon peak
period traffic turning movement counts were collected from 7 to 9 A.M. and from 4 to 6 P.M.,
respectively. The resultant peak hour volumes are illustrated on Figure 2. The traffic count
summary sheets are attached to the end of this memorandum.
During 1998, traffic counts were conducted in the neighborhood area north of the project site.
These 24-hour counts were conducted at three locations along Gettysburg Avenue and one
location on 59th Avenue, west of Gettysburg Avenue. The 24-hour volumes and resultant peak
hour volumes are shown on Figure 3. It can be expected that these volumes are slightly reduced
today, since Prudential no longer utilizes the project facility as the>' did in 1998.
Based on the peak period traffic counts at the Bass Lake Road and Gettysburg Avenue, a
capacity analysis was performed on the signalized intersection. The capacity analysis uses the
methodology presented in the Highway Capacity Manual to determine how xvell or poorly an
intersection is operating. The results are presented in terms of level of service. Level of service
A represents the best operation with little or no delay for vehicles traveling through the
intersection. Level of service F represents the worst operation with major delays and congestion
in the intersection. The results of the analysis are shown below.
Level of Service
Intersection Approach A.M. Peak Hour P.M. Peak Hour
Eastbound Bass Lake Road B B
Westbound Bass Lake Road B B
Northbound Gettysburg Avenue C C
Southbound Gettysburg Avenue
C
The total intersection level of service, reflecting a ~veighted average from each approach, is B for
both the A.M. peak hour and the P.M. peak hour. Level of service D is usually considered
acceptable by most agencies in the Twin Cities Metropolitan Area. This suggests that this
intersection is operating at a very acceptable level under the existing conditions during the peak
hours.
Z
27 (41)
970 (1,019)
156 (28)
.3 (25)
699 (1,125)
.39 (9)
BASS LAKE ROAD
LEGEND
xxx - AM PEAK HOUR
(XXX) - PM PEAK HOUR
COUNTS TAKEN ON THURSDAY, JUNE 14, 2001
Figure 2
Existing Peak Hour Traffic Volumes
City of New Hope
06/01 1:~54~.3401000~5401000rig2.d wg
N
NO SCALE
jj~ Bonestroo
Rosene
]Anderlik
Associates
NO SCALE
C q,S.£
62,.- ~,'.'-_-'N_':2 ",
142
(24g)
(120~)
"~ i ~A~}4WAV ~
TRAFFIC COUNT
00 - PEAK HOURS (PM)
(00) - 24 HOUR TOTALS
COUNTS TAKEN OCTOBER 1998
Figure 3
J/'~ Bonestroo
Rosene
Anderlik &
Associates
Residentiol Areo Volumes
City of New Hope
06/01 1:~34"~3401000~3401000Fig3.dwg
Memorandutn
Page 6 of 9
June 20. 200]
_Pro. iected Volume Conditions
The proposed remodeling of the Midamerica Financial Plaza will provide approximately 70,581
square feet of~oss leasable floor area. The vehicular trips generated by an office facility of this
type and size are estimated using average trip rates contained in the Institute of Transportation
Eneineers (ITE) report titled Trip Generation_, 6th Edition, 1997. The estimated traffic generated
by'~he development is shown on the following table.
Estimated Traffic Volumes
Land Use '
General Office
Size A.M. Peak Hour
70,581 SF
In Out
100 10
P.M. Peak Hour
In I Out
25 90
(2-way)
780
The trips generated by the project facility have been assigned to the area roadway systems using
existing volume tendencies and the roadway system available for trip making. These volumes
are then added to the recent traffic counts and reflect peak hour estimates for the Gettysburg
Avenue intersection with Bass Lake Road and along Gettysburg Avenue. The volume estimates
assume a fully occupied Midamerica Financial Plaza. An annual average pementage of regional
traffic growth has not been added to the volume projections. While Bass Lake Road traffic may
experience some increase, Gettysburg Avenue volumes will remain relatively stable. The future
volume estimates (existing plus office generated volumes) are shown on Figure 4. The Bass
Lake Road/Gettysburg intersection level of service has been re-calculated using the projected
volumes. The results are shown below:
;ervice
Level of
Intersection Approach
A.M. Peak Hour P.M. Peak Hour
I Eastbound Bass Lake Road B B
Westbound Bass Lake Road B B
C D
C
Northbound Gettysburg Avenue
Southbound Gettysburg Avenue
C
The total intersection level of service is B for the A.M. peak hour and C for the P.M. peak hour.
As with the existing conditions, the intersection is oPerating at an acceptable level of service
with the projected volumes during both peak hours.
LEGEND
XXX - AM PEAK HOUR
(XXX) - PM PEAK HOUR
82
97o (~,m 9)
156 (28)
- OFFICE GENERATED VOLUMES ONLY
20 (29)
699 (1,125)
BASS LAKE ROAD
N
NO SCALE
Figure 4
Existing Plus Office Generoted Volumes
City of New Hope
06/01 1:~34~3401000~3401000Fig4.dwg
Bonestroo
Rosene
Anderlik &
Associates
Memorandum
Page 8 of 9
dune 20, 2001
Site. Access Location_
For access into the site's parking lo~, two options have been proposed. The first option would
leave the existing drive at its current location. After expansion of the parking lot, the main
entrance and exit driveway would be located in about the center of the lot. The second option
would shift the main drive south, to be located at the south end of the expanded parking lot.
From a traffic standpoint, this access drive should remain at its existing location. Shifting the
drive to the south would bring the access closer to Gettysburg Circle, creating potential turning
movement conflicts. In addition, the available space for the queuing of southbound vehicles at
Bass Lake Road would be reduced, creating the potential for the access drive to be blocked by a
queue of vehicles on Gettysburg Avenue and preventing turning movements to and from the
access drive.
Memorandttm
Page 9 of 9
June 2U. 2UU)
Conclusions/Recommendations
The key findings and conclusions reached as a result of the traffic impact analysis of the
proposed general office are as follows:
~ Traffic generated by the proposed office, utilizing 70,581 SF of leasable area, will not cause
the need for improvements to the signalized intersection of Bass Lake Road and Gettysburg
Avenue.
The signalized intersection of Gettysburg Avenue and Bass Lake Road will remain at a level
of service B during the A.M. peak hour with the projected volumes. The P.M. peak hour will
drop from a level of service B under existing conditions to a level of service C with the
projected volumes, a minor drop in service that is not a cause for concern.
Access to and from the building should remain at its current location. Shifting the access to
the south would create potential traffic problems, such as reduced queuing space for
southbound vehicles on Gettysburg Avenue at Bass Lake Road and turning movement
conflicts with movements to and from Gettysburg Circle.
The strong majority of the site-generated traffic will utilize the Bass Lake Road and
Gettysburg Avenue intersection. There will be a desire for some traffic to approaclVdepan
the site to the north along Gettysburg Avenue. It is desirable to minimize the added volumes
along Gettysburg Avenue since it is residential and has a park adjacent to it
The site access driveway along Gettysburg Avenue should be reconstructed and signed to
allow outbound right turns only to Gettysburg Avenue. This will help to mitigate the impact
to Gettysburg Avenue to the north of the site.
AM
PEAK PERIOD COUNT AT THE INTERSECTION OF BASS LAKE ROAD
AND GETTYSBURG AVENUE N
N-S Street: Gettysburg Avenue N
E-W Street: Bass Lake Road
City: New ltope
Time
NB on Gettysburg Avenue N
Left Through Right
SB on Gettysburg Avenue N
Left Through Right
EB on Bass Lake Road
Left Through Right
Project #: 34-01-000
Date: 14 June, 2001
City #: E01-12
WB on Bass Lake Road
Left Through Right
Total
7:00 - 7:15 AM 13 0 4 9 6 20 2 226 24 4 156 0 464"
7-:15 - 7:30 AM 12 I 3 3 4 9 2 258 34 7 162 0 495,
7:30 - 7:45 AM 3 0 2 3 10 16 9 228 27 10 182 0 490
7:45 - 8:00 AM 6 3 5 5 6 14 14 258 51 18 199 3 582'
8:00-8:15 AM 8 I 3 4 0 6 7 215 38 11 120 I 414
8:15 - 8:30 AM 6 I 3 4 3 5 5 187 42 8 134 3 401
8:30 - 8:45 AM 10 I 2 4 2 8 4 129 25 I 109 0 295
8:45 - 9:00 AM 6 0 3 3 2 6 5 106 19 I 108 3 262
Grand Total 64 7 25 35 33 84 48 i ,607 260 60 1,170 ! 0
Peak Hour
7:00-8:00 AM 34 4 14
20 26 59 27 970 136 39 699 3
Appr % 2.6% 5.2% 55.8% 36.5%
Dir % 1.7% 0.2% 0.7% 1.0% 1.3% 2.9% 1.3% 47.8% 6.7% 1.9% 34.4% 0. !%
3,403
2,031
Bonestroo Rosene Anderlik and Associates, Inc. 6/20/2001
PM PEAK PERIOD COUNT AT THE INTERSECTION OF BASS LAKE ROAD
AND GETTYSBURG AVENUE N
N-S Street: Gettysburg Avenue N
E-W Street: Bass Lake Road
City: New Hope
Time
NB on Gettysburg Avenue N
Left Through Right
SB on Gettysburg Avenue N
Left Through Right
EB on Bass Lake Road
Left Through Right
Project #: 34-GEN E01-12
Date: 14 June, 2001
City #: E01-12
WB on Bass Lake Road
Left Through Right
Total
4:00 - 4:15 PM 30 1 30 4 0 3 9 209 7 3 266 2 564
4:15 -4:30 PM 34 I 34 2 0 3 14 217 13 I 258 8 585
4:30 - 4:45 PM 46 5 46 2 2 6 12 252 10 2 278 6 667
4:45 - 5:00 PM 17 2 17 2 0 11 12 249 9 5 282 6 612
5:00 - 5:15 PM 43 6 43 3 0 9 9 256 5 2 255 8 639;
5:15.5:30 PM 25 3 25 4 0 2 8 262 4 0 310 5 648':
5:30 - 5:45 PM 16 5 16 3 0 2 13 226 3 1 231 4 52,0
5:45 - 6:00 PM 7 2 7 5 0 5 5 208 6 5 217 11 47'8
Grand Total 218 25 218 25 2 41 82 1,879 57 19 2,097 50 4,713
Peak Hour
4:30-5:30 PM 131 16 131
9 I i 25 25 2,566
11 2 28 41 1019 28
Appr % 10.8% 1.6% 42.4% 45.2%
Dir% 5.1% 0.6% 5.1% 0.4% 0.1% 1.1% 1.6% 39.7% 1.1% 0.4% 43.8% 1.0%
Bonestroo Rosene Anderlik and Associates, Inc.
6/20/2001
................................................ Page
i F~;k ~cd0~aid ' 9200' Ba~ 'Lak®
From: Randy Kurtz
To: Doug Sandstad
Date: 6/13/01 6:48AM
Subject: 9200 Bass Lake Rd.
After reviewing the plans for this building the following items have come up.
1 ) The plans are not sowing any hydrants for the property or were the fire department connection is
located.
2)Area's not being made into parking will be required to remain as a fire lane.
3)they are not giving any information about the existing fire alarm system, will it stay or are they going to
have all items replaced. ?
4)Have a licensed sprinkler company provide documentation showing what condition the sprinkler risers
are in. Provide new sprinkler plans for entire building.
5)Is this building only going to have one tenant ?
CC: Kirk Mcdonald; Randy Kurtz
.* ( CITY OF NEW HOPE
-~. SPECIAL ZONING PROCEDURES APPLICATION LOG
A B C D E F G H I J
Appli- Applicant Date Date Applicant Date 60- Date 120- Date Deadline Date City Date City
cation application was sent day time day time Applicant for City approved or sent response
number Name received notice limit limit was notified action denied the to Applicant
Address by City that required expires expires of under application
~ Phone information .~ extension extension
was missing or waiver
01-09 Tharp Family Partnership 6/8/01 8/7/01 10/6/01
7089 Birchview Road
Maple Grove, MN 55369
763-443-9500
763-560-6549 fax
Steve Tharp
Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application.
A. Assign each application a number.
B. List the Applicant (name, address and phone).
C. List the date the City received the application.
D. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the
date in Box C. If the time clock is "restaded" by such a notice, assign the application a new number and record all subsequent deadlines on a new line.
E. To calculate the 60-day limit, include all calendar days.
F. To calculate the 120-day limit, include all calendar days.
G. 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.)
H. List the deadline under any extension or waiver.
I. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.)
J. List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before
the time limit expires.
Planning Case:
Petitioner:
Address:
Request:
PLANNING CASE REPORT
City of New Hope
Meeting Date: July 10, 2001
Report Date: June 29, 2001
01-07
Grubb & Ellis Company, Winnetka Properties, LLC and Excell Academy for Higher
Learning
5121 Winnetka Avenue North
Zoning Code Text Amendment to Allow Charter Schools in the Industrial Zoning
District by Conditional Use Permit
Request
The petitioner is requesting a zoning code text amendment to allow charter schools in the Industrial
Zoning District by conditional use permit, pursuant to Sections 4.205 of the New Hope Code or
Ordinances.
NOTE: The applicant originally applied for a text amendment and a conditional use permit to allow a
charter school at 5121 Winnetka. Staff encouraged the applicant to split the request and deal with the
text amendment issue first and proceed with the site specific CUP request only if the text amendment
was approved. Subsequent to the Design & Review Committee meeting, the applicant contacted staff
and requested to split the request. Therefore, this report deals with the text amendment issue only,
although the plans for the specific site at 5121 Winnetka Avenue have been included for informational
purposes. If a text amendment to the Zoning Code is approved allowing charter schools in an Industrial
Zone, the applicant may proceed with a site specific application at a later date.
II. Zoning Code References
Section 4.32
Section 4.205
Property Specifications
Zoning:
Location:
Adjacent Land Uses:
Planning District:
III.
Administration - Amendments
Conditional Uses, I
I, Industrial
On the west side of Winnetka Avenue just north of 51st Avenue. The CP Rail
System track runs along the north property line.
Single family and multi family residential uses are south of the site, west and
north of the railroad tracks are industrial uses, and east across Winnetka
Avenue are industrial uses and single family homes
No. 5; The Comprehensive Plan indicates that District 5 consists primarily of
industrial land uses, with a small portion of land utilized as R-4, Multiple
Family Residential along 49th Avenue and the City's Ice Arena on the far east
side of the district. The primary goal of this district is to promote and enhance
the industrial land uses within the district that compatibly relates to the
surrounding residential areas. Specifically areas north of 51st Avenue must
take steps to reduce land use compatibility issues with adjoining residential
areas through site design, building aesthetics, proper screening and noise
Planning Case Report 01-07 Page I 6/29/01
encourage the continued industrial use of the sites in District 5 while resolvip~.,.
outstanding land use compatibility issues.
IV. Background
The Planner's report states, "In April of this year, Grubb and Ellis requested the location of a charter
school in the existing industrial building located at 5121 Winnetka Avenue. As proposed, the school
would serve approximately 400 students from Kindergarten through 4"~ grade and operate in the same
building as the existing ceramic company and an undetermined future tenant. At that time, staff met
with the applicant and explained that the City Code did not permit school uses within the I, Industrial
District.
In response, the applicant filed an application for a zoning text amendment and a conditional use permit
to allow school uses as a conditional use within the I District. After meeting with the Design & Review
Committee, the applicant decided to split these applications. Currently, they are only seeking approval
of the zoning text amendment. Therefore, should the City approve the zoning text amendment, the
applicant must then seek approval of a conditional use permit based on the text amendment.
The applicant cites several reasons to amend the Zoning Ordinance to allow schools as a conditional
use within the I District. First, they claim that the success of charter schools throughout Minnesota
demonstrates the need for additional facilities. Second, they state that most charter schools are located
in converted industrial buildings due to the lack of vacant school buildings. They cite three examples of
other charter schools they have developed in commercial buildings around the Twin Cities. Finally, they
assert that New Hope's older industrial buildings are ideal locations for a charter school because of their
relatively Iow lease rates, lack of modern amenities, and poor freeway access.
The applicant cites three examples of other charter schools they developed in the Twin Cities. Two are
located in St. Paul while the third is located in Brooklyn Center. The two in St. Paul are located in either
the B-2 or I-1 zoning districts. Schools are permitted uses in both of these districts. Therefore, these
developments did not require Planning Commission or City Council review. The Brooklyn Park site
required a zoning text amendment to allow schools adjacent to a public park as a conditional use within
an industrial district. An important distinction between these two applications is that the Brooklyn Park
school occupies the entire building while this proposal would share the site with two other industrial
uses."
V. Petitioner's Comments
The petitioner has submitted a detailed narrative about why the use should be allowed in Industrial
Zoning Districts and specific information about the charter school proposing to locate at 5121 Winnetka.
Please find the narrative attached.
VI. Notification
Property owners within 350 feet of the property were notified and staff received an inquiry about the
proposal.
VII. Development Analysis
A. Zoninq Code Criteria
Per the Planner's report, the intent of the Zoning Code is to protect the public health, safety, and
general welfare of the community and .its people through the establishment of minimum regulations
governing development and use. This code is divided into use districts and establishes regulations in
regard to location, erection, construction, reconstruction, alteration, and use of structures and land.
These districts and regulations are established to, among other things, promote orderly development,
separate incompatible land uses, and create performance standards to mitigate residual effects from
adjacent land uses.
Planning Case Report 01o07 Page 2 6/29/01
These characteristics are also illustrated in the I District. 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 products or character of the activity, requires isolation from residential or non-
compatible commercial uses. The I District is also intended to provide for large scale activities of a
sociological nature not suited to other districts, but reasonably compatible with the same
characteristics suitable for General Industrial Use.
The description creates the basis for the type of uses permitted in the I District. Examples of permitted
uses in this district include: radio and television antenna, research laboratories, trade schools,
warehouses, essential services, government and public utility buildings, building materials/appliance
and furniture sales, engraving and publishing uses, wholesale businesses, manufacturing uses, and
office uses. This district also allows a host of conditional uses ranging from open outdoor storage to
motels/hotels, to solid and hazardous waste transfer stations to adult uses. Inherent in these uses are
nuisance characteristics such as noise, odor, vibration, hazardous materials, outdoor storage, and
traffic, which, by their nature, require separation from less intensive land uses.
By comparison, all schools in New Hope are located in residential districts and none of them are
located adjacent to the I, Industrial District. Typically, schools were integrated into residential
subdivisions as a focal point for neighborhoods. Residential districts provide the Iow density,
pedestrian accessible, and safe environment conducive for learning. However, even in residential
districts, they are only allowed as a conditional use and are required to provide up to a 30-foot side
yard setback when adjacent to a residential district.
Text Amendment
The Zoning Code states that the City Council or Planning Commission may, upon its own motion,
initiate a request to amend the text or the distdct boundaries of this Code. The procedural
requirements of this section shall not apply to such proposed amendments except to the extent
required by State Statute. Any person owning real estate within the City may initiate a request to
amend the district boundaries on their own property or text of this Code so as to affect the said
real estate. Per the Planner's report, the Zoning Ordinance outlines three cdteria the Planning
Commission and City Council shall weight when considering a zoning text amendment. These criteria
and staff's findings for each are outlined below. As you review these criteria, it should be noted that the
City has had problems with incompatible uses in the past. Ultimately, the decision on whether schools
are compatible with industrial uses rests with the Planning Commission and City Council.
1. The zoning amendment is necessary to correct a past zoning mistake.
Findinq. This amendment is not necessary to correct a past zoning mistake; the purpose of this
request is to expand the conditional uses within the I District. As mentioned above, one of the
purposes of zoning is to separate land use. The current policy of the City is that school and
industrial uses are not compatible and should be separate. This policy was confirmed through the
review process for the Comprehensive Plan. During this process, the City considered the
redevelopment of several industrial sites. The decision of the City Council was that the existing
land use pattern was appropriate. This is evident in the following findings.
· The proposed use is not compatible with either the surrounding properties or the existing
industrial use within the building.
· This use could encumber the operation and expansion of existing industrial uses and
discourage the development of new industrial businesses.
· The new I, Industrial District combined two industrial zoning categories into one district and
allows for very intensive industrial uses which would not be compatible with school uses.
2. The character of the area has changed to warrant consideration of an amendment.
Planning Case Report 01-07 Page 3 6/29/01
IX.
Findinq. The applicant would argue that given the relatively Iow occupancy rates of New
industrial properties, the characteristics of this area have changed enough to consider amends..,
the Zoning Ordinance. Staff agrees that the City should do everything within its power to ensure
that industrial properties in the City remain economically competitive. However, the City must
consider the overall effect of zoning changes on the entire zoning district. While allowing the
operation of a school use in this property may be beneficial to the applicant, it would most likely
have a negative effect on the Industrial Distdct as a whole.
3. The proposed action has been considered in relation to the specific policies and provisions of and
has been found to be consistent with the official City Comprehensive Plan.
Finding. The application is inconsistent with the following policies and provisions of the
Comprehensive Plan:
· Enhance the local tax base within the City by encouraging high quality commercial and
industrial building expansion.
· A cohesive land use pattern which, ensures compatibility and strong functional relationships
among activities, is to be implemented.
· Accomplish transitions between distinctly differing types of land uses in an orderly fashion,
which does not create a negative (economic, social or physical) impact on adjoining
developments.
· Retain and expand New Hope's industrial land uses to ensure a diverse tax base and local
employment opportunities.
· Continue to facilitate the in-place expansion of existing industries.
B. Development ReviewTeam
The Team was not supportive of the text amendment. Site plan issues were discussed at length, but
this report will deal only with the text amendment issue.
C. Desiqn & Review Committee
The Design & Review Committee met with the applicant, had extensive discussions on the site and
building design. The Committee was generally not supportive of the text amendment and informed
the applicant that the Codes & Standards Committee also did not support the amendment.
Recommendation
The zoning text amendment is a policy decision for the Planning Commission and City Council. Staff
can empathize with the applicant's concerns regarding the continued economic competitiveness of New
Hope's industrial properties. However, staff finds that this application fails to meet the criteria for a
zoning text amendment as outlined in Section 4.32 of the Zoning Ordinance. Specifically, uses within
the same district should be compatible or at least complementary. If not, they should be in another
district. Therefore, rezoning this site could be more appropriate. Should the Planning Commission and
City Council choose to approve the text amendment to allow schools as a conditional use within the I
District, staff offers the following review criteria:
1. The site must be located along a Community Collector or Minor Arterial street as designated in the
Comprehensive Plan.
2. The school use shall be the only tenant in the facility.
3. To ensure the safety of all students, bus loading and unloading areas shall be segregated from all
parking areas as determined by the City Planner and City Engineer.
The school shall meet all parking requirements as outlined in the City Code.
There are adequate recreation and open space areas for the ages and activities of the students
enrolled in the school.
Planning Case Report 01-07 Page 4 6/29/01
6. All outdoor activity areas are fenced and landscaped to screen them from adjacent properties.
7. The site shall meet all applicable performance standards as outlined in the City Code.
8. The site shall meet all applicable State Building Code requirements for school occupancy.
9. All other conditions as outlined by other staff, the Planning Commission or the City Council will
ensure the health, safety, and welfare of the students.
Attachments:
Address/ZoningFFopo/Aerial Maps
Applicant's narrative
Excell Academy Brochure
Preliminary Site Plan
Property Survey and Data
Revised Site Plan
Floor Plans
Planner's Reports: 4/6/01
6/12/01
6/27/01
Traffic Engineer Comments
City Engineer Comments
West Metro Fire Comments
Comprehensive Plan Excerpts
Application Log
Planning Case Report 01-07 Page 5 6/29/01
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AVENUE
~"x WINNET A
We are seeking a Text Amendment to allow Excell Academy for Higher Learning, LLC, tenancy
for their Minnesota Charter School in this building. All Tenant Improvement work will comply
with city, state and federal requirements for this use.
Excell's locating in New Hope will have a positive impact on the city and we believe that a text
amendment should be granted for the following reasons. First, Excell will pay Real Estate taxes
to the city. 'Second. the school ,~511 provide 30 to 60 good paying positions for teachers, clerical
and administrators. Thirdly, Excell will provide a very high standard of educational achievement
for its student body enhancing the educational opportunities within the greater New Hope area.
Traffic Flow
We feel that industrial traffic will have a minimal effect on Excell Academy, which will locate in
the 512 ! Winnetka Building. Exhibit A illustrates that industrial traffic will be separated fi-om
the building by the existing boulevard.
Students will be transported to and from the school twice per da3' arriving at approximately
8:45 a.m. and departing at approximately 3:45 p.m. The transportation v,'ill be in 3 forms; the
primary form being the Robbinsdale school bus system. Excell Academy will back up the
Robbinsdale bus system by contracting with a private van company. Additionally, some students
will be transported by their parents.
APPLICATION TO PLANNING
COMMISSION AND CITY COUNCIL
TEXT AMENDMV. NT AND CUP
FOR
EXCELL ACADEMY FOR
HIGHER LEARNING, LLC.
At
5121 Winnetka Avenue N.
New Hope, Minnesota
Prepared by:
Timothy C. Dunphy
Anthony D. Weinstine
Grubb & Ellis Company
~ Grubb~Rllis.
Pn~ Solutions Worldwide
5850 Opus Parkway, Suite 150
Minnetonka, MN 55343
(952) 912-S500
(952) 912-0123, fax
L
~ Grubb~Ellis.
~ ~olu~'o~ World'*~de
TABLE OF CONTENTS
Application
Narrative
Pictures of Subject Property
5121 Winnetka Ave. N.
New Hope, bin
Pictures of MIT Academy
1515 Brewster Slxeet
· Converted industrial building in
St. Paul Midway
Pictures of Hope Academy
720 Payne Ave. E
St. Paul, MN
· Former Slrohs Brewery building
Business Plan - Excell Academy
II.
Excell Academy for Higher Learning
June 7, 2001
Timothy C. Dunphy
Anthony D. Weinstine
Grubb & Ellis Company
We are seeking a Text Amendment and Conditional Use Permit to allow Excell Academy for
Higher Learning, LLC, tenancy for this Minnesota Charter School in the office/warehouse
building located at 5121 Winnetka Avenue North, New Hope. The following text is designed to
explain Exeell's purpose and why the City of New Hope should grant this request.
Currently there are over 60 charter schools in the state of Minnesota, many of which are located
in communities within the Twin Cities. These schools are ~tate funded and provide an alternative
to public schools by providing a "private school" atmosphere stressing a challenging curriculum
and high expectations from its students while developing the individual child's character,
creativity, critical thinking and problem solving skills. This is accomplished by smaller class size
(20 students per class) t~ facilitate one-on-one student teacher contact. The parents are also an
integral part of the program and are heavily involved m the development of the cUmculum-
Most charter schools are located m convened ~ndustnal, retail and office buildings due to the lack
of vacant school buildings. Hope Academy and MIT (see photos) are prime examples of this.
Hope is located in St. Paul in a converted building that is part of the Stroh Brewery. MTI' is also
in St. Paul and is in a converted industrial building in an industrial park. The Odyssey charter
school in Brooklyn Park is in an office building on Zane Avenue.
Charter schools become a valued asset to thc communities they locate in. They pay property
taxes on the building they locate in, provide good paying jobs for teaching, clerical and
administrative positions and provide a very high standard of educational excellence for their city.
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Excell Academy's founder, Sabrina Williams, has a background in Gifted Education and is
designing Excell's curneulum to follow the gifted student educational path. The school will
begin with grades K through 4 starting with approximately 200 students and expanding over time
to include grades K through 6 only, topping out at 450 students. Exeell is sponsored by North
Central University in Minneapolis and its Board of I)irectors includes educators, an attorney and
a banker. Excell's goal is to provide high educational opportunities for all of its students, but is
designed to be particularly attractive to minority and low-income families that normally would
not be offered this opportunity. Recent studies have indicated that minority and low-income
families with young school aged children have grown rapidly in the northern and northwestern
suburbs. The northwest suburban and urban school districts are being seriously challenged by the
rapid growth of these groups. Excell will provide families a choice for their child's education.
They will provide students with meaningful and challenging learning opportunities. Based on
Excell's plan to begin with 200 students and expanding to a maximum of 450 students, Excell
will be bringing 30 to 60 good paying positions to the City of New Hope. Traffic flow will be
twice per day with students arriving at 8:45 a.m. and departing at 3:45 p.m. Transportation will
be in 3 modes; the primary mode will be the Robbinsdale school bus system and will be backed
up by Excell contracting with a private van company. Additionally, some students will be
transported by their parents and will be escorted from the car to the building by either the parent
or school staff.
The site plan shows that very little needs to be done on the exterior of the building. The photos of
the Hope Academy and Mrl' show a fenced outside "play ar~a". Excell's "play area" is located
on the west side of the building and will be fenced and landscaped. The students will have direct
access to the ''play area" from the building. The floor plan also shows the "kitchen" on the west
side of the building with a door for food delivery. The si~ plan also shows that indusmal and
truck traffic is substantially separated from the building by the existing boulevard.
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The listing agent for the 5121 Winnetka facility is Tony Weinstine. Tony was one of 6 panelists
to speak at the Indusu'ial Update of NAIOP ('National Association of Industrial and Office
Properties) m June of 2000. The following are facts and opinions on the Northwest Suburban
sub-market and how they effect the City of New Hope.
The Northwest quadrant includes Plymouth, Brooklyn Park, Brooklyn Center, Golden Valley,
Maple Grove, Charnplin, New Hope, Crystal, and Robbinsdale. The slowing economy has
decreased absorption ofindusu-ial space and increased the vacancy rate in all sub-markets of the
TWin Cities. The northwest quadrant had a vacancy rate of 9.3% in June of 2000. In June of 2001
the vacancy rate has risen to I 1.8%, which does not include sublease space. With 900,000 sfof
sublease space available, the tree vacancy is approximately 16.2%.
New Hope's inventory of multi-tenant industrial facilmes face several challenges especially ~n a
soft economy.
F~rst, industrial companies are increasingly concerned about freeway access due, in large part, to
the groWang congestion problem in thc Twin ClUes. For this reason, communities on the 494
loop, including Plymouth, Maple Grove and Brooklyn Park have a distinct advantage. This is
especially true with distn'bution and logistics companies. For example, the Universal
International Warehouse at 5000 Winnetka has been vacant for over a year. Distribunon centers
like 5000 Winnetka are usually the first facilities to feel the crunch of a slowing economy. The
NAIOP report shows vacancy broken down by building type as follows in the NW quadrant:
Office/warehouse: 9.5%
Office/showroom: 9%
Bulk warehouse 1 $.7%
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Secondly, New Hope's stock of industrial facilities is older and lacking modem design and
function characteristics. For example, subject property, 5121 Winnetka, was built by Honeywell
in 1982 for office and manufacturing. The ceiling is 16' clear which is inadequate for disu-ibution
purposes. Additionally, the facility is over built with 50% office space. New developments in
Plymouth, Maple Grove, Brooklyn Park, Champlin and Rogers boast extensive glasslines, lugh
ceilings, energy efficient windows, 40 x 40 columns, ESFR ~rinkler systems, extensive parking
and landscaping to name a few. These modem buildings are called flex buildings or office-reef
buildings. The office space in these facilities is very impre.~'ive, which makes it difficult for $121
Winnetka to compete. Second and third generation buildings often found in New Hope, are
overlooked by companies in search of real estate. Today, companies use their real estate as a tool
to recruit and retain quality employees. The tight labor market in the Twin Cities has increased
awareness on the image a facility portrays to the public and to potential employees.
Because of age, location and functional obsolescence, New Hope's lease rates are often lower
than neighbonng communities. For these reasons, many New Hope facilities will continue m
draw from a wide variety of prospective tenants. This is not a case of demolition and
redevelopment for New Hope's Industrial Properties. It is an opl~ortnnity for the City of New
Hope to progressively market the city by carefully and thoughtfully courting "Adaptive
Reuse of Real Estate".
In sum, New Hope's induslrial real estate codes should be prudent, but not stagnant. New Hope
is an aging first ring suburb with heavy competition from some of thc fastes~ growing
communities like Maple C-rove. City approval of the Excell Academy will offer sn innovative
approach to addressing the aging real estate problem in New Hope while benefiting the
commuuity with better educational and employment opportunities.
The charter school concept is doing very well in Minnesota, according to Steve Deas,
Executive Director, Minnesota Association of Charter Schools, 6SI-644-0031. Steve
oversees 60 plus charter schools in the state and believes Excell Academy will be one of the
top performers because of its location and emphasis on gifted education. New Hope's
support of Excel] Academy will enhance its reputation of being progressive on education
and COmmUi~ development. Excel] Academy will be tn important asset for New Hope by
being a tax payer and bringing good jobs to the city while having a low impact on trl~c.
Excell Academy will locate in the 5121 Winnetka building and will be a good neighbor a~l
community citizen. By granting this request for a text amendment and conditional use permit in
the 5121 W~rrmetka building, the City o£Ne~v Hope will be taking a proactive approach in
converting other commercial propernes that are obsolete or are approaching obsolescence. Excell
Academy brings all of these things to the table and elevates the 5121 W~rmetka building m a
higher and bet~r use. For further detail on Excell Academy, please refer to their Business Plan.
5121 WINNETKA
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Complete Business Plan
for
Excell Academy for Higher Learning, Inc.
P. O. Box 11158
Minneapolis, ]VEN 55411
(612) 250-5375 Fax (763) 535-0036
Email: excellacademy~compaq.net
http://www, excellacademy.ol-~
February 2001
Complete Business Plan
fol'
ExceH Academy for Higher Learning, Inc.
P. O. Box 11158
Minneapolis, MN 55411
(612) 250-5375 Fax (763) 535-0036
Email: exeellaca demyt~,compaq.net
http://www.excellacadem¥.org
February 2001
Sabrina R. Williams, Founder
May be contacted at the above telephone number and/or email address.
Excell Academy Business Plan 2
Table of contents
Description of the Company., .......................................................................... 4
Mission ~tatement ...............................................................................
Services Provided .......................................................................................... 4
Financial Forecast .......................................................................................... 4
Financing Requirements .................................................................................. 4
HISTORY AND POSITION TO DA TE .......................................................... 5
Brief History. and Rationale for Excell Academy ..................................................... 5
Exeell Academy's Purpose ................................................................................ 5
Vision Statement and Goals ............................................................................... 6
Board of Directors .......................................................................................... 7
Governance ................................................................................................... 7
Services / Learning Program ............................................................................. 8
Accountability. ............................................................................................. 12
BU$INESS STRUCTURE ........................................................................... 14
MARKE TING ............................................................................................. 14
Clientele ..................................................................................................... . 14
Strategies ..................................................................................................... 14
OPERA TIONS ........................................................................................... 15
Premises ..................................................................................................... 15
Choice of Location and Premises ....................................................................... 15
Hours of Operation ....................................................................................... 15
Transportation ............................................................................................. 15
Staffing ....................................................................................................... 15
fORECASTING ......................................................................................... ~ 6
Finances ...................................................................................................... 16
BUSINESS REQUIREMENTS .................................................................... 16
APPENDIX A ............................................................................................. 17
Excell Academy Business Plan 3
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EXECUTIVE SI. nVIMA_RY
Description of the Company
F.x~ll Academy for Higher Learning is a year-round K-6 elementary charter school. Excell Academy is
curr,znfly i~/ts org~i~rionai planning stage. Excell has acquired i~ 501 (eX3) non-profit stores. We have
been officially approved as a Minnesota state charter school as of April 2000. We are sponsored b.v North
Central University, Minneapolis, MN. Other partners and prospective parmers include Mi.zl~.' Fortress
International, Inc., Parenting With Purpose, Paradise Wipes. Inc, and Spirit of Excellence I..~aming
Centers, Inc. E×cell Academy's (nine) board ofdir, ctors in¢iuae individuals from a wide range of
backgrounds and expertise (See the board of directors profile on page 4).
Mission Statement
Excell Academy for Higher Learning's mission is to equip and prepare its learners for higher levels of
education and to be positive productive citizens.
Excell will a:hieve its mission by identifying, nurturing, and developing its learners' academic gifts.
talents and creativity. With the belief that all students am capable ofachieving at a higher level, Excell
offers exceptional learning experiences and quality curricula to foster the learners' fullest potential.
Services Provided
Excell will offer families a qualir?. "private school" type ofeducation in a public charter school. F. xcell's
pro,am includes a challenging curriculum and high expectations from all students while dexeioping the
individual child's character, creativit3', critical thinking and problem solving skills.
A year-round elementary school pro.am offering higher level thinking skill development and enrichment
will enable Excell Academy students to be more productive intellectually and creatively throughout
whole year. Our primary targeted student population includes North Minneapolis arr. a inner city and
urban children (families) who normally would not be offered this type of opportunity. However, Excell
Academy's ?:ogram is available to all Minnesota residents, .,n~ families from ali races and diverse social-
economic backg:,,unds are welcome and encouraged to participate. For the convenience of families,
Excell will offer on-site before and after school child ~ services through Spirit of Excellence Learning
Centers.
Financial Forecast
Due to the fact that Excell Academy is a public charter school, our primary financing is generated by the
state of M,nnc;,,ta, the Department of Children, Families and Lcx,'-ning (DCFL). A charter school receives
ILS state funds.jus: as a regular public school does - according to the number of enrolled students. Types of
state funds include general education revenue, transportation funding, special education funds and food
sen me funding. Federal and private grants are also available to charter schools. Excell has already
obtained over 5;300,000 in federal grant funds for the next two years. We also plan to obtain an ad'ditienal
5.3 - 600,000 in state, private and federal grants over the next 4'yearn.
Financing Requirements
The DCFL also provides funds for leasing property (lease aid). According to the Minnesota Statue
124D. 11, subd. 4, charter schools may receive $1500 per enrolled student. Excell's board of directors.
along with teachers and parents are currently marketing the school for student recruitment. It is the
board's projection to begin our first year of operation with at least at least 200,4- students. The purpose of
this business plan is to communicate Excell's high quality program will sell itself once a.n exact location
fbuitding) is determined. A building to house Excell Academy is of ulmost importance in this marketing
process. Excell's lease will be paid by funds provided by the state of Minnesota. If it so happens that
Excell Academy Business Plan 4
Excell's smd~n population does not meet the n~cl~l ~--~lim~nt to cover the flail cort of the l~ase. Ext.,eli
would utiliz~ funds from other mm'res of funding listed above.
BISTORY AND POSITION TO DATE
Brief History and Rationale for Excell Academy
The vision for Excell Academy for Highm' I.,~arning is a~,,lly 15 y~ars old. It stoned with Sabrina
Williams' dream w work with inner-city, high-risk students. The plan for Excell stoned with Sabnna's
mastm"s thesis. After conducting, r~ading, and r~viewing and abundance of r~s~arch in gifted education,
SabHna initially wanted to start a school for gifted low income and minority students only. The research
indicated, and much of it proved, that the success of many gifted children was due to dedicated parent
(adult) involvement and a challenging curriculum (D.Y. Ford, 1996: M. M. Frasier, 1997; E. P. Torrance,
199g). After more research and some additional t~aching exl~rienees, Sabrina's initial vision changed to
include all children. She realizes that high exit:rations and challenging curriculum needs to be available
to ali chil-~r~n. Sabrina, along with the Excell Academy Board of Directors, believes that all children can
lxnefit from many of the ideas and philosophies &gifted education. Sabrina has seen this work at Capitol
Hill School in St. Paul, MN, wher~ she taught second graders for nine years. Exeell Academy is dedicated
to. ~:oviding an academically challenging educational experience for children w&o have historicalb
excluded from this kind of an oppormnig'.
Excell Academy's Purpose
Excell Academy for Higher Learning aims to fulfill all six of the purposes listed in Minnesota's charter
statute:
Improve put~il learnin, e We believe the combination of a caring well-nained staff, a differentiated
multicultural meaningful curriculum, sensitivity to cultural diversity and individualization, multi
assessments, and strong F. arent and community involvement will result in improved pupil learning
for all Excell Academy students. Also, we believe thepupil learning will improve with the
training and implementation &critical thinking skills, which research (Bloom, B.; Maker C. J.,
1989, Tomlinson. C., 1997) has shown to promote independent life-long learning. In addition, the
students will wear uniforms, which has sho~, n to reduce anxiety levels in students therefore
improving learning.
Increase learning opvort:.'r:.ities for pupil.* Exceli Academy's differentiated curriculum will not
only challenge the students academically, but also will stimulate and motivate students to
independent study. Throu.-,h our collaboration with North Central UnivemiD', our support fre.m
the community and local businesses, and our encouragement of service learning, students ~"
have ample opportunities for meaningful independent studies. Students will also have the
opportunity to participate in enrichment activities that are normally not made available to
minorities and economically challenged children.
Encourage the use of different and innovative teaching methods Due to the fact that Excell
Academy's curriculum is interdisciplinats', teachers will be allowed to be creative in plannin_~
lessons around broad themes and integrate various subject areas. Also, b~:ause a "creativim"'
model of teaching and learning is already included as an integral part of Excell Academy's
curriculum, innovation and creativity in teaching and implementing lessons will be strom, lv
encouraged.
Excell Academy Business Plan
p,.~gire the measurement of le,~,~ing outcomes ~ ~e~e d~t ~ ~ov~ fo~ of
~ng o~com~ ~ ~po~t p~ of Excell ArcAdy's p~ ~ W ~e a v~ of
~~ to ~prove ~dent l~ing by me~ng om~m~. ~ ~ses in utilizing a
v~ of ~s~ent ~ls ~ w ob~n a more cl~ / ~~ pi~ of ~d~t pw~ ~
well ~ ne~. All ~ses~en~ will ~ given ~er ~den~ ~ e~ll~ h ~I1 A~=AemY.
M~ement of le~ing o~me m~ to ~ ~ by ~cell A~d~y ~clude ~ fore
~ ~o~ m~ures:
* Frank Williams'Creativil~' Asessment,
· a cognitive abilities mst (CAT),
· a standardized achievement test, Northwest Achievement Level Test ('NAL'I'),
· Renzulli's Interest -A- L.x'z~r,
· rubrics and portfolios,
· Individualized F. xlucational Plans (IEPs),
· Implementation of Minnesota Graduation Standards ('MGS).
Establish new forms olraccountabiliry for schools Excell Academy's ouw. omes, which we are
accountable for achieving, has be~n clearly established in t~e contract with the charter sponsor. In
addition, the dL ector, facul~', and staft a~ expected to conduct themselves professionally and are
responsible and accountable to the student, parents, community, as well as to each other.
Create new professional ovporlunities [or teachers, mclu~iing the opportunity to be responr:b/e
for the learning program at the schoo/site. Staff members will interact daily and meet at least
once a week as a team to participate in continuous efforts for school improvement. Teachers will
have a large responsibilit)' for the program.
Vision Statement and Goals
~ x cell Academy for Higher Learning's board of directors envision an excellent staff, cxceilc.zt
c=mculum, excellent student body, and excellent parent and communiw involvement in the progra:... In
addition, Excell Academy's goals include providing:
· our students with learning opportunities and academic experiences which normally are
not made available to them,
· high standards and h_igh ~x?_,:ctations for alLour learners,
· support in the academic, social ='~d emotional issues which are specific to the I~,~? ~,s
and their families,
· a culturally comfortable learning environment in ~hich students are free to expres.~
themselves intellectually, creatively, and affectively,
· an environment ghere individual and cultural differences in teaching and learning s.-yles
are acknowledged.
· a racially, culturally, and economically diver~e student body,
· a socially and academically responsive curriculum - problem solving and critical tl'.:nking
apply to the culture and history of diverse groups,
· content about minority groups integrated as a regular integral part of the curriculum.
· "real-life" learning experiences,
· a "continuous progress" s.vstem for individualized learning,
· multi assessments to monitor student achievement.
Excell Academy Business Plan 6
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· saaffmembers who are active and proactive in seeking professional development to work
eff-:c'~ffv¢iy ~ fl~verse populations of students,
· ext~ded-day enrichment activities and homework assistance,
· pa~n-,l involvem~t waining,
· opportunities for community parmerships and other types of community involvement.
· opporttmitics for North Cen~'ai Universi~ students tn gain experience in educating and
imm-acting ~ a diverse group of children.
Board of Directors
Sabrina Willia~- Founder
Credentials: B. S. Bible Studies; B. $. Elementary Education K-6: M. A. Gifted
Education; 10+ years teaching elementary education; Assistant Administrator of
church organization; Adminisu'ator of Chri~an Education department; 15+ years
in Christian Education; curriculum developer/writer; parenting skills.
Reverend Tom Williams - Credentials: B. A. Mass Communications; M. A.
Organizational Leadership; Senior Pastor of church organization;
Non-profit organization expertise; parenting skills.
j: ::'ph Dillard -
Credentials: Vice President of local bank; financial management and planning
expertise: parenting.
Thomas Ward-
Credentials: Practicing Anomey at Law; non-profit organizations and tax lab'
expertise.
Dillard -
Credentials: B. A. Business Management; PTO Chairperson 7+ years; parenting
training skills.
Knight -
Credentials: B. S. Elementary Education; M. A. Early Childhood Education;
parenting skills.
Coiietta Sorrell -
Credentials: Parent/teacher organizations participation; Office Administration;
parenting skills.
Credentials: Health care career: active parent involvement; school transportation
expertise; parenting skills.
7-.'~.mv Rogan -
Credentials: School food service expert; parenting skills.
Governance
The Excell Academy for Higher Leaming's Board of'Director's have agreed to hold an election for a new
Bvard of' Directors in the spring of the third year of operation. The Board of Directors shall consist of not
less than five and not more than nine members. The members shall consist of teachers, parents,
community members, and other staff of Excell Academy. The Excell Academy Board will provide ox-.rall
gu?ance, strategic planning and marketing for the school, hiring school staff, and will approve the annual
buz_oet.
Excell Academy Business Plan 7
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Exc~ll Academy will also haw an attvisor)' con-ani~ who will act -, sup/x~ advisors m ~a:cell's
_,,~mini~u~-t:¢e s-mffand who will work with the Board ofDirccmrs m ~ Excell's su__,r, re~___. Advisor'
committee members will include no more ~an five members, one of which will be a representative of
Norl~ C. cnu'al University (spoosor). O~ers members of the Advisor:' Commilme will include experts or
consultants (thoroughly experienced persons) in finance, business management and/or adminis-rration-
social services md/or special educazion.
Although all F. xcell Academy's s'taffwill be expect~l to mice a role in school leadership, a site-based
administrazive team will be responsible for daily administrative issues including admissions, discipline.
scheduling, tracking Individual Learning Plans, and ensuring the planned curriculum is implement~:l.
This administrative team will consi~ of the school Director and/or assize, ne, at least one teacher from
each grade level, a special education teacher or consultant, and at learn one other speciali~ ~.acher. Day-
to-day operations (lunch, attendance, u-anspormtion, parent con,act, em.) will be the respoasibilip:' of an
Office Manager who will rcpor~ to the Director. We will sub-¢on~ra:t for bookkeeping services. The
Director, subject to the advice and ~idance of the Board, will have overall leadership responsibiliv:' for
Exceli -~cademy.
Services / Learning Program
A. Curriculum
Due to our vision of excellence in all areas, our desire to equip our students with the best
education possible, and to encourage life-long independent as well as interdependent learning, we
have chosen to integrate a combination of curricula to model our lessons after. These curricula
include the following:
I. Core Knowledge - E. D. Hirsch, Jr.
The Core Knowledge curriculum will be use~ in conjunction wi~ teacher units. This curriculum
will allow Excell Ac. adem.x's students to have a solid foundation of knowledge, to build upon.
This curriculum will also help students obtain cultural literacy, in our diverse society. It not only
provides a broad base of knowledge, but a rich vocabulary; it motivates students to learn and
provides the necessary (knowledge) tools for higher i~:vels of learning.
2. School-Wide Enrichment Model (SEM) - J. Renzulli & S. Reis
Portions SEM will be used to encompass all the vars.'ing levels of learning w~in Excell
Academy. Type I, II and III Activit,es will be incorporated into the curriculum. These include,
but are not limited to:
Speakers from various cultural, professional, economical, and educational
backgrounds,
Instructional methods and materials ~at are purposefully designed to promote the
development of thinking and feeling processes,
Investigative activities and artistic productions in which the learner assumes the
role ora fu's't hand inquirer; the student thinking, feeling, and acting like a
professional.
The SEM activities and assessments will also be utilized by rompacting the curriculum, Ioca:mg
the students' interests, identifs.'ing students' learning styles, and determining mastery and/or
ability levels, etc.
Excell Academy Business Plan
3. Bloom's Co.hive Taxonom~ - Benjamin Bloom
Bloom's Taxonomy will be purpos~fully displayed in individual classrooms and mughl ~o
~ throushout the :~r by i~xa~ming I-Iish=' L~el Thinking Skills (HOTS) into various
class ~.tivities, lessons, and learning experiences.
4. Williams' C _r~?ve T¢~her and Student Stramgies- Frank Wilhams
These creative thinking strategies will be displayed in all classrooms as a reminder to students
and teac, hers to make use of these important skills in daily life experiences. In addition, these
strategies will be taught to students and incorporamd into various activities and everyday learning
experiences.
5. Multicultural Education, Donna Ford-Harris
This education curriculum will be used to support read-world thinking and the {caching of edge. al
social issues. It also supports the diversity of our students and society.
6. Character Education -
Provides students with training and skills in becoming responsible citizens and
how to handle comelict.
Ail curricula will be revised if/as needed to accommodate the specific needs of Exeell Academy's
learners.
Exeell Academy's School Director, under the direction of thc Board of Direcwrs, will prepare
and submit a graduation standards implementation manual during the first operational year. The
implementation manual may be modeled on those submitted by other charier schools, which have
been accepted by the Department of Children. Families, and Learning.
Tech,,ology will be integrated into the curriculum (sample given on soope and sequence chart) in
a very natural and real-world manner. Computer lab time will be scheduled for each classroom
weekly to make use of computer technology including, but not limited to, interact research,
writing of various forms, illustrations, story listening, writing, and telling, electronic mail, skill
building activities, designing of charts and graphs, etc. Other forms of technology that will be
used include machines of various kinds.
Sample Scope and Sequence (Primary Level)
The following is a sample of Exceli Academy's integrative curriculum for the primary levels K-3.
The curriculum is designed around a central theme, school-wide on a quarterly basis. This sample
curriculum also shows how we will meet and implement the Minnesota Graduation Standards
(MGS). The use of the theme or concept will raise the level of the MGS.
Exeell Academy Business Plan 9
SWBAT use number relationships m
represem i~formation and solve problems.
SWBAT demousl~e thc ability m
categorize, classify, and rgg:ord information.
SWBAT demonstraxe knowJedgc of basic
science concepts through direct experience.
SWBAT demonsuale knowledge of the
interaction of loeatioa, family, .school and
community.
SWBAT demonstrate an understanding of
activities that promote personal fitness, health,
nuufition, and safety.
S'A~BAT us,. ,.~Fropriate compumr
technology to access mto"'n~ation and to produce
products.
Sg,'BAT demons~-a~e the ability to
communicate in another language oo age-
appropriate topics in a culturally appropriate
SW ¢~;'"~ ~,-~ ~--: (~,;-,, a ~m-~--y' of
literary sources) those sele~iees thai p,,, ~.:' a mai~
idea of TIM~.
SW c~.,~-.~--e- and trans~sibe "mmme'
m,'*~-ges nd newslene~
SW ide. ih~, describe, o-e,a~e and interpret
(using appmpria~ vocabulary) a variety of artistic
works from diffeteat historical periods.
SW schedule, predic~ and kg;~-~ ,_~.-.-.~m~ of
how much time is spca! (eng~ed ia a particular
activity) throughout a day, week. month, or.year.
SW desiga a~d organize workable
completion schedules for all major homework
assignments.
SW plant ~t least 2 ~'pes of see. ds: keep a
record of growth changes over a period of tu~e for
each; compare and contrast data for each seed using
a chart, graph, etc.
SW interview a senior citizen of bow
life, community, cmmwy, or ~'tain geogr~hical
Ioeatioas have changed over their life span.
SW design · "life-line" timeline by.
recording what they predict to be doing at various
times in their life tmtil death.
SW plan and create a healthy 7-day menu.
SW predk~ and calculate the amotmt of
time i~ takes to complete (do) certain (age-
approprme) physical activities.
SW write and/or perform an original rapp
song encouraging good hygiene, fitness, healtlL
nutrition, and/or safety.
SW usc L~° i-:omc! to access informmion
on various time pieces (clocks) in various cultures
past and present,
SW design an original time piece that
could be used in the future.
SW conduct foreign language calendar
activities orally (using the appropriate vocabulary)
in a studied foreign language.
Excell Academy Business Plan 10
Educsfion Delive~
Panmts or kmardians are ~ encour~, ed w be involved in ~cir child's extucafion.
Parm~ will be requested w volunteer 15-20 hours per school year (classroom helper,
one par~-u, ~,,~_~._~: m~,_st~-~g~-~h;~-gaily,, communication folder's checkl~ indicating
parents or guarumu.s' '
[heir child has completed the designa~ independemt reading requirement, and thai the
pareal has read and looked over all notes, weekly newsletmrs, etc. in the folder. Also,
parents/guardians will have an oppommity to serve on various boards and commiUee.s in
the school. In addition, Excell Academy will provide parents/guardians wkh u'aining on
how lo support their child in his/her educational process and with the n__,>?~__~ry means to
support their child, such as transportation if needed, and a parent room.
The classroom mucmre will consist of mukiculmral, gender fair, sealing arrangements:
grade level groupings of not more than 22 students per class; one leacher and at icas~ one
adult assistant (parcni or community volunteer) daily. The core classes ~ill be held from
8:50 a.m.-3:20 p.m. The extended day schedule will consist of'enrichment courses and
homework assistance from 3:30-5:50 p.m..
The primary insu'ucfional methods employed by Excell Academy leachers include
guidin§, questioning, and direc~ insumction. Other instructional methods emphasized
include the promotion of critical and creative thinking, problem solving, and inquirb'
methods. In addition, peer modeling and character education instructional methods will
be encouraged.
The administrative team will prepare a discipline pelicy consisten! with the Pupil Fair
Dismi~al Act as soon as the school is operational. Bxcell Academy hopes to minimize
discipline problems by providing a program that promotes character e~ucation and
problem solving, that is relevant to the sludents' everyday lives and culture, and by thc
use ora dress code (uniforms).
Due the belieftha! E×ccl~ Academy w~ll serve some studen~ who are considered
risk" for health problems, school health services will be provided for basic screenings,
immunizations, and thc administration of medication during school hour~.
Special Education
We anticipate 10-12% of Excell Academy's student population will need special
education services. Special ~d,cation students will be served at Excell Academy by
licen.se~certified staffor consuimnts complying with the laws of the state of Minnesota.
Special education students will be served at Exccll Academy, using an inclusionary
approach that keeps these students with their peers as much as feasible. Students with a
history of special needs will initially be identified at their admittance interview. In
addition, teachers will be trained to identify, poss~le indicators of disabilities/needs and
in pre and post referral "Child Find" procedures. F~ore, Excell Academy will
utilize a properly licensed Special Education Director for administrative oversight for
special education programming. We will adopt policies and procedures consistent with
state and federal special education laws as indicated in the MACS Special Education
Project manual.
Excell Academy Business Plan 11
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AccountabilJW
Sponsor Responsibilkies
North Central Universin.', Minneapoli.t, .MN ~ to be the sponsoring institution for F.x~l]
,-~,4=ny for Higher Learning. As a spoctsor for Excell Ac~icmy, North Central Universi~' agrees
W pws-ide consultation and oversight in the following atgas:
Financial accountabilir?.'
Curriculum development and implementation
Student assessment
This oversight will occur via two methods. First, as a sponsoring institution, a r~presentam'e of
Norl~ Central Universin.' will have an advisory board .seat Secondly, a quarterly conference
ber, vee~ Non. h Central an<t the director of Excell Academy. In addition to this conference. Excell
Academy will be r~sponz~ie for providing North Cenv'al with an annual (written) sumrnative
r~port detailing financial s-ams, curricular changes, student assessment r~sults, as well az the
significant successes and challenges experienced be Excell Academy.
In addition to the sponsorship role. North Central will develop a partnership with Excell
Academy that will be mu':'aally beneficial to both institutions. For Excell Academy, this
partne:'ship will make available professional resources ~orn North Central Universi~' in the form
of faculD' development opportunities, teacher in-servi~ ~ining, and university s'mdem tutors for
Exeell Academy student~. For North Central Universiv:'. Exceil Academy agrees to provide {after
the f'u's~ .,,'ear of operation) opportunities for North Cenu-al University students to complete
clinical and student teaching experiences. Excell Academy and North Central will continue to
explore the development and expansion of these programs with an eye to a possible lab school
relationship, the positively impacts the learning of all students.
B. Student AccountabiliD'
The Measures of Academ;c Progress (~,LAPS) will be administered as a part of the
evalu~on plan, which b-ill include a pre test in the fait, and a post test in the spring of each
school year as required bx the State Accountability model.
Using Cqe MAPS in the fall and spnng. Excell Acade~, 's students will demonstrate gains, in
reading and mathematics. ~eater than or equal to their peers in the national norm groups using
average gain scores. For ~n area where aver-age is less than the national norm. ~hese dif'f'eren:es
will decrease in magnituOe. In a.~di~ion. Minnesota Comprehensive Assessments (MCA's) ~ ill be
adminmered in grades ~ree and five. \Ye expect Excell Academy students to be above Level II.
Non-academic areas that Excell's students will be measured/assessed in include creativi~' and
thinking skills. The Williams Creativi~.' assessment ahd a Cognitive Abilities Test (CAT)'~ ill be
used bi-annually to shos gains in these non-academic ar~as. The purpose of these assessments is
to help us indicate the ar~z where students should be stimulated creatively and cognitivel.x.
These assessments will in n__o way be used as academic discrimination.
Excell Academy for Higher Learning a~ees to be held accountable for these outcomes and agrees
that these outcomes will provide the basis for our annual report. All student achievement da:a will
be anaJyzed by grade lex el. subject area. ethnicit3', and rcudents attending for multiple year.~.
Excell Academy Business Plan 12
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C. School Accountability
........ ,-,n.
~TION ~'~'~'~ SUCCESS M~ASURF~
will S :~Ltoaar~:
c-r~n~g. NT Sm~:3~ will (SW) .....
STUDENT
KNOWLEDGE
(academic)
STUDENT
BEHAVIOR
(non-academic)
SW read and perform
mathematics at grade lcvcl
as measured by thc
textbook pre and pos~
SW cx,%ibit appropriate
behavior dunng school
hours.
Parent~Tamihcs will be
activ¢ty involved in their
child's education.
PAJ~ENTfFAMILY
LN¥OLVEiVEENT
(non-academic)
iangua&c arts
mathematics-
Growth: SW, in grades
2% on average, advance at
least one achievement
level p~' ymr in rv~iing
~nd language ~ from fall
lo sg~ring.
Standard: At tca~ 85% of
students who have
cnrolicd for thrct
consecutive ycar~, will
perform at gmdc tcvcl in
malhcmatics.
Growth: Each .veal
students on avcragc ss'ill
make at Icsst one years
growth in mathematics.
St~ndlrd: At least ?5% of
SW learn and dcrnon.s-tr~c
thc following basic school
rulcsYcxpcctations over thc
co:.-sc of thc academic
1) SW corec
prcpartd to
loam,
2) SW respect self,
others, and
property.
Gro'~h: :Thc percent
studcnts exhibiUng thc
school rules and
CXl:~::auons will increase
by 5% annuall.~ for thc
next three years.
Sundard: By thcsr 3':
consccuuvc ycaz. at Ica~
80% of fa~'nilics will
accumulatc at least 60
hours of volunteer sca'icc.
Growth: 50% of families
will volunteer al least 20
hours of scrx'icc per yca~
by their 3'~ consecutive
Mathcmaucs textbook prt
and pos~c:s~ for g,'-a~ts K-
1.
NALT or MAPS or gradc.~
~-form~ce Ch~n
Chcckli~ (Fall, Winter,
Spring)
Faxnily "Volunt~-r Log"
Excell Academy Business Plan 13
BUSINESS STRUCTURE
Exceli Academy for Higher Learning, School Dis~'ia No. 4068, has been appwved and is acknowledge
as a Results Oriented Charter School according to the r~quir~ments set forth in Minnesota Starm~
124D.10. Excell is also incorporated under the laws of the s~,te of Minnesota. In addition, we have
ob~ccl a 50l(c) (3) non-profit tax exemption s~n,,~ from ~hc InmmaJ Revenue Service.
Excell Academy will begin its operational year in September 2001. Although Exeell is a certified K-6
elementary school, its first year will serve grades K~ and add an additional grade level e~_eh year. B? its
"'~ year of operati0n, Excell would also lake to provide a preschool program. At a later stage. Exeell
~,-ot~id like to have a daycare program for infants and toddlers on-site. Excell will begin its year-round
schedule during its 2"d year of operation.
Enrollment for the first year of Ex~ll Academy's program is at least 200 students. The second year's
enrollment is estimated at 250+ students, while the third year's enrollment is estimated to be more :~an
300 students.
Our opening date is September 200I. We have dedicated the 2000-2001 school year to advertising.
marketing, recruiting, organizing, securing and preparing a faciliD', curriculum development and
c,:_-anization, grant writing, and seeking out qualified surf. By our opening date. we hope to have mest of
tS~ organizational and "leg work" completed so that we can dedicate qualiv,.' time to the most impotent
p.~'~ of the program - the educational needs our students. With our Director working full-time the ye,_r
before we open. we plan to have a large enrollment of students and qualified staff'. In addition, we plan to
sen-ice two kindergarten classes each year and add one grade level each year to ensure growth.
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MARKETING
Clientele
Although Excell Academy xvelcomes children from ali income levels and racial/cultural backgrounds, its
primary target populauo, is children who are ethnic minorities and low-middle income. According to
cie?- records, the number of these families with young and school-aged children has grown rapidly.
E:hnically diverse groups have sealed in the northern area of Minneapolis and northwestern urban a.-eas
.: er the 7'st five years. The northwestern suburban / urban school districts are being challenged h, :.he
ra:,d _~rog't, ~nd the diversity ofthe groups. Thes~/'?.rallies as well a.s the school districts are cD',.; ,ut
for strategies to help their dilemma. Although, manx' of these districts have tried, very few (if any) have
~en successful in meeting the needs of these vast _m'oups of people.
Excell Academ.x is just what todax's public education is seeking. Exceli provides families with a choice
:n their child's education; we prox ide students with challenging and meaningful learning opportunit:es:
,, e provide the community with opportunities for involvement; and we provide educators with a quality
professional teaching and learning environment.
Strategies
Excell has held one "Family Information Session" in the northwest urban area to recruit students to '_%
s:hool. Although. we did have some families enroll their children, ,~'e found that man), were hesitav,: due
~: the fact that we don't have a confirmed place of residence. We have now narrowed our location tc the
Brooklyn Center / Brooklyn Park area. We plan to have several information sessions in strategic pie:es in
these cities. We have a session scheduled at a local church and two sessions scheduled apartment
Excell Academy Business Plan 14
oomplcx's community rooms. We also have recruil~nent c, onu~il~ m~ ~ng 1~ chiCS
~d chil~ ~ntc~ ~y phone) w di~ fli~-
~II ~ ~ ~proach~ by a WCCO ~io ~k ~how ~ m ~ ~m o~ ~I. W, ~ h~
pl~s W ~ 1~ m~o~' agencies to p~t our ~1 ~ w. ~ ~d~on, we have pi~ to
s~ak to ~ b~ o~ ~d offi~ m~crs abo~ ~*~ o~ fli~ m ~e~ cmployc~, ence
o~ 1~ h~ ~ ~~
OPERATIONS
Premises
We are st~king out office, retail and/or retail space of at least 30,000 square feet to house F_xcell
Academy.
Choice of Location and Premises
Excell would like to have at least 75 square feet per student. Our goal is to setxle in Brooklyn Center or
Brookl)~ Park. ~N due to the high volu:ne of potential students.
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Hours of Operation
Excell's school da)' will operate from 9:00 a.m. until 4:00 p.m. A before school pm,m-am will begin at
7:00 a.m. while an after school program will operate until 5:45 p.m.
Transportation
£xcell Academy will provide its own limited transportation by contracting with local transportation
companies. P:re~ts will also be encouraged to transport their ~hitdren. In addition, we will provide bus
safety u-aining to £xcell Aczciemy students.
Staffing
D,~ring its first year of operation, Excell Academy plans to employ ten full time !~ehcrs, one full time
director, one fuil time office manager, one full time communi%' expert, one full time maintenance
envineer, one p--n time i.ealth Car~ professional, one full time c.:.;ivalency in special education, and one
rn~ltiple licensed staff person or part time staff with appropriate sp~:ial education license, one full time
;ransportaxion director, and one pact time administrative amistant_ Also, college interns, communi~'
~embers. as well as parents will serve as teacher assistants, mentors, tutors, recess and lunchroom
~sistants. office assistants, etc. Also, we will contract with social work professionals for children and
f~,u-nilies. In addition other staffwill be contracted if/as n_-ced__ed.
E×cell Academ) will employ or contract with teachers who h~ld valid licenses as specified in M.$.
124D. 10. The School Director will be responsible for ensuring Exeell Academy tracks stafflicensure and
reports stuff responsibilities and iicensure via the Staff Automated Reporting System (STARS). Excell
Academy ~ill conduct criminal history background checks in accordance with Minnesota Statutes and
,, iii maintain records on those checks.
Excell Academy Business Plan 15
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FORECAST/NG
Finances
Excell Academy agr~ to follow DCFL financial accounting procedm-~.
Please see thc attached three-year projoct~ budget proposal (Appendix A 1-3).
BUSINESS REQUIREMENTS
The Board of Directors of Excell Academy agrees that Excell Academy:
· Will obtain appropriate insurance in accordance with applicable laws,
· Has obtained status as a non-profit corporation under Chapter 317A,
· Is in the process ofsecuring a building intended for use by Excell Academy. The Board of
Directors has consulted with a commercial real estate agent in regards to obtaining suitable
facilities to house Exc¢ll Academy.
· ',Viii obtain appropriate inspections by a building inspector and fire marshal or certificate of
occupancy,
· Will meet local health and safer), codes.
· Will be nonsectarian with regard to program, admission, employment, etc.,
· Will not charge tuition for Minnesota students,
· Will comply with r~luircments for equal opportunities for students in athletics,
· Has directed a letter to the local school districts. The letter notifies the district that Excell
Academy charter school is being developed and plans to locate within the district.
Excell Academy Business Plan 16
EXCELL Academy for lliRher Learning
Three-Year Projected School Budget
Eslimated ADM, Number of Students
REVENUE
(tcnetal I:'ducallon, le~se aid, ii11¢ plnnnln$, cie
(This includes "additional funds" and "revenue projections.")
EXPENSE
Payroll / Salaries full time
Educalion Director
Licensed Classroom Teachers (10) (12) (14)
Community Expert
Educational Assistant
Office Manager
Office I Administralive Asst.
Food Service Staff'
Domestic Engineer
Special Education Staff
Hcallh Care Professional
Payroll I Salaries pm time
Administrative I Office. Asst.
Accounting Services & Auditing
Extended Day Staff
Special Ed. Assistant
Food Service Staff
Substitute Teachers
Health Care Professional
Business Consullants
Curriculum Development & Organization
Staff Development/Training & Materials
Payroll Taxes (7.65%)
Benefils
Building Lease
Sccutily Systems
Technical Equipment Lease/Purchase
2001-2002
2OO
$1.459,124
$ 50.000
300.000
22.000
20.000
25.000
0
0
23.000
35,000
12.000
10.O00
24,000
15,000
15,000
7,000
20,000
40.000
5,000
25,000
43.069
23.000
350.00O
6.000
5.000
2002-2003
250
Sl.765,755
$ 50.000
360,000
24,000
22,000
27.000
0
27.000
25,000
72,000
40,000
12.000
I0.000
30,000
16,000
0
8,500
I
40,000
5,000
I0,000
55,347
25,000
400.000
7.000
5,000
2003-2004
300
$1.970,169
S 5:5,000
420,000
26,000
24,000
29,000
24,000
30,OO0
27,000
76,000
43,000
12,000
I0,000
36,000
32,000
12,000
I0,000
40,000
5,000
! 0,000
66,249
29,000
400,000
7,000
5,000
Supplies - ,l'lice
Supplies- non-iuslruclion,I rurnilore, elc. ($ IO0/~ludent)
Supplies - instructional supplies & cquipmenl ($200/sludent)
Textbooks. Workbooks. & Library
Dues and Memberships
Facility Renovalionsfflmprovcment.~Repairs
Insurance -property & liabilily
Poslage & Parcel
Food Service (breakfast & lunch)
Computer Ilardwarc. Software and Copier
Advertising. marketing, and recruiting
Communication Services
Ulilities
Waste Management
Legal
Special Ed. Malcrials
Food Service Supplies
Mainlcnancc Equipment & Supplies
Total Expenditures
Total estimated revenue
Assumptions
5,(~oo 6.000 7.000
2o,ooo 4,001) 4,000
40.000 20,000 20,000
15.000 15.00o 15.000
5.000 5,000 $,000
20.00O 5,000 5,000
5.000 5.000 5,000
5.000 5,000 5,000
88,00O 61,890 88,000
50,000 5,000 5,000
5.000 3,000 3,000
5,000 5,000 5,000
20.000 20,000 20,000
3.000 3,000 3,000
2,500 2,500 2,500
7,00O I 0,000 ! 5,000
5,000 5,500 7,000
I 0.000 I 0,000 I 0,000
$1,385,569 $1,508,847 $1,725,749
1,459,124 i~765,755 i,970.
+ 73,555 + 256,908 + 244,420
These monies include funds for:
We plan to recei.ve additional monies from the state and/or federal government. Although. we were able to receive some esti
informed from some department contacts at CFL that we could not get numbers (est,nates)for some of these funds until the~ll~-~c~'oeo~;;;
begun (after actual student counts are We have included some estimates in our lotal revenue for each school yea.. We expect some of the
rin). has
additional fi~nds totals to be more than indicated due to the above rea.~ons.
$150,(100 $200,000 $ 250,000
430
34,000 34,000
43,000 74,000
150,0{}0 125,000
· food service (breakfast and lunch program)
· class size reduction
· exlended day funds
· Tille I, !1 & VI
· Special Education
· Slart-up funds -federal
(~lnle fund,n Inchlded on nllnched prinl mils)
92,000
Total estimated additional revenue =
$377,430 $433,000 $342,000
Also, we have already begun private grant rescarch and writing. We will continue working on this during the year b~fore
Excell Academy opens. We expect to have over $50,000 in grant mouey before our doors open in September'.
in addition, we plan !o usc federal "start-up" flmds to operate Ibc organi~,.:~lion nnd obtain a building lease during our
planning and organization year of 2000-2001. These t'unds include $55,000 (fed.) and any additional grants that we might
obtain during the planning and organization year.
]'cxlhoo~s, Workbooks, ~ I.ibrnry
Dues anti ~cmbcr~hip~
Fncilily I(e..v.li..~/impr.vcn~c.f~/itcl~:,~ ~
huurn.cc -imgcrl). ~ linbilily
Poslage ~ Parcel
Food Service (~rcak~a~t & lunch)
Comp.lcr I Inrdwnrc, Sodwnrc nmi C.picr
Advcrlisi.g, mnrkcllog, nnd recruiting
Communication Services
Ulililies
Lcpl
Special Ed.
Food Service Supplies
Mninicnancc Equipmcn[ & Supplies
Tolml E~pendil.r.
Tolal ed{maled reven.e
Assu_____m~mption__s
5.1{lll) 6.(1(10 7,000
2(1,(..! 4.O00 4,000
4().UIIU 20,000 20,000
15.0nO 15,000 I $,000
5.nno 5.000 5.000
2tUll}o 5.000 5,000
5,000 5,000 5.000
5.000 5,000 5.000
88.00o 61.890 88,000
.30,000 5,000 5,000
5,000 3,000 3,000
5.0o0 5,000 $.000
20.00(~ 20,000 20,000
3,000 3,000 3,000
2300 2.500 2,500
7.00(} I 0,000 15,000
5.000 5,500 7,000
I 0,000 I 0,000 I 0,000
$13 8 ~.~¢,,J $ I J08.847 $1.72.1,749
+ 73,555 + 256,908 + 244,420
i. We plan to receive additional .~onies from the state a.d/or federal govcrmnenl. Although, we were able to receive some estimates, we were
i.formed from some'depa.mc.t conlacls at CFL that we could not get numbers (eslimates) for some of these funds until ~'~"first~chool year
begun (after aclual student counts are in). We have included some esti has
.,~,~,~o.,,~,,,,~,, ,o,.L, ,o ~ ,,,0~ ,h.,, ;.~¥,,,.,~,~,,~ ,,, .,,, .~,0.~ d,mo,,",~e' i. our ,o,a, ..... ror e.ch s~hoo~ ..r..',, ,,.~.~, .,o,,,~ ,:f,,~
These too.its iucludc funds f.r: .................. ' ....
· food service (breakfast and h, nch progra:~O
· class size rcducli,n
exlended day linids
· 1]liel, ll& VI
· Special Educalion
· Slnrl-up fimds -federal
(slale fllnds i.cl,uled ,,. nlhlchcd i~rinl ouls)
$ 150,000 $200,000 $ 250,000
34,000 34,000
43,000 74,000
150,000 125.000
92.000
Tolaleslimalcd additional re~'en.e =
$377,430
is to equip and prepare Excell
Academy students for higher
levels of education and to be
positive productive members of
society. We will accomplish our
mission by identifying, nurturing
, ~', I~
?~d developing the learners'
?~ academic gifts, talents and
'~'~,. creativity
With the belief that all students
ere capable of achieving at a
higher level, we have designed
exceptional quality learning
experiences and a differentiated,
curriculum to foster their fullest
"' ".~.~ potential.
::',
Excell Academy is on Equal Opportunity Employer
and is non-discriminatory in its organizational
policies end practices.
Excell Academy
opens
September 200!
For More Information
contact us at...
P.O. Box 11158
Minneapolis, MN
(6~:')
Fax (763) 535-0036
http://www.excellacademy.org
info@excellacademy.org
SCHOOL DT..~rI~'T NO. 4068
ACADEMY FOR
HIGHER LEARNING
A public charter school
serving Minneapolis and surrounding
communities.
A Per.uP of Nm, th Central Unlvemlty
Excell Academy was designed...
...with families in mind who want
quality choice for their child's
educational experience.
...with children in mind who want to
enjoy learning.
...with students in mind who want to
be intellectually challenged.
...with learners in mind who want to
be creatively stimulated.
...with the community in mind who
want to be included in public
education.
...with educators in mind who want to
use their professional skills to help
shape the future.
A NON-TUITION BASED
QUALITY PROGRAM
FOR CHILDREN
GRADES
K-4 2001
K-5 2002
K-G 2003
FULL DAY
KINDERGARTEN
PROGRAM
E. D. HIRSCH'S
RESEARCH-BASED CORE
KNOWLEDGE CONTENT
SEQUENCE
A QUALIFIED STAFF
INCLUDING MINNESOTA
STATE LICENSED TEACHERS
providing high standards and high
expectations for all learners.
providing a culturally comfortable
learning environment, in which?..;, ,:';
learners are free to express '.i?."
themselves intellectually, creatiVe}y~
and affectively,
providing 'real-life" learning
experiences,
providing an environment where i~
individual and cultural differencel"ln
teaching and learning styles are ~i;i:
acknowledged,..:;'~,~
providing a socially and academically
responsive curriculum, roblem ii..~.
- . P ~'~'::']~-i.
solwng and critical thinking appIl~t~<
the culture and hisfory of diver~:,~!~i:
mult,-assessment, to monitor
pp '' f commUnity
partnerships...
0
'WINNETKA AVENUE
NO0' 17~ 14'"E 391.Tg'
( COUNTY ROAD NO. 1,56
Z VG.4Z. '
Lot 2, Block 1. MGI Addition to Hennepin County, State of Minnesota
Torrens Property, Certificate No.: 858521
THE PROPERlh' CONTAINS .374925 SQUARE FEET OR 8.61 ACRES.
THE PROPERTY IS ZONED ( I-1 ) LIMITED INDUSTRIAL.
wZO0 9
As per National Flood Insurance Program Flood insurance Rate Map Community
Panel No. 270177 0001 B and per the City of New Hope. the property lies
in Zone C (Area of minimal flooding). Said Rate Mop has an effective dote of
January 2. 1981.
FRONT 50'
SIDE 20'
REAR 35'
REGULAR 24.5
HANDICAP 7
C qgY ZC,4 gTOA4'
TO:
Conseco Mortgage Capital, Inc.
Commonwealth Land lqtle insurance Company
Winnetka Properties, LLC.
The undersigned hereby certifies that (i) this plot shows the survey (the 'Survey")
undersigned, o registered professional land surveyor in the state of Minnesota,
mode under my supervision by instrument survey upon the ground on 6-15-98;
information, courses and distances shown therein, including, without I1mltof. lon, oll
{Ii
IIIIIIIIP, I//:'11'1
~O'O0'O0"E
...%% ~',. __
-.,
I
X
IHI G I~1'# WIE$1'
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416/.-~
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com.
MEMORANDUM
TO:
FROM:
DATE:
RE:
FILE NO:
Kirk McDonald
Alan Brixius
April 6, 2001
New Hope - Grubb and Ellis Request for Excel Academy
for Higher Learning (5121 Winnetka Avenue)
131.00
BACKGROUND
On March 29, 2001, the City received a request from Grubb and Ellis, real estate brokers,
to locate Excel Academy for Higher Learning, a Minnesota charter school, at 5121
Winnetka Avenue. The charter school would provide both elementary and secondary
education opportunities for children.
The proposed site at 5121 Winnetka Avenue is zoned I-1, Limited Industrial District. This
site currently contains a multiple tenant building. The building has tenants using it for
industrial purposes compliant with City Code. In examining the I-1 District, this district
does not currently permit elementary and secondary education schools. It does
accommodate some schools, specifically specialty schools such as gymnastic training,
which require building design features such as height, clear span roof, typically found in
industrial buildings.
A second type of school that is permitted are training schools. Training schools are
allowed provided that the school is operated in conjunction with the principal use to
provide training for consumer, distributor or installer of product, processes or service which
is sold and distributed under the principal use of the building. This also has provisions that
are unique to an industrial building.
The City has had poor experiences in the past with similar type requests such as churches
and retail establishments wishing to locate within our industrial districts. The City's past
experience illustrates that these non-industrial uses introduce traffic and people that are
not compatible with the industrial activities that are going on within the district. Issues
such as noise, odors, vibration, traffic, and other elements that are inherent with industrial
activities make the introduction of the elementary and secondary school in an industrial
zoning district an inappropriate land use choice.
The City currently allows for elementary and secondary education facilities in their
residential zoning districts. Currently, the City has Hosterman Junior High School, which
is closed for ongoing junior high school education but is available for other educational
opportunities. Hosterman is currently properly zoned and is designed to accommodate
school activities.
In conclusion, the Zoning Ordinance establishes for the segregation of incompatible land
uses to protect the less intense land uses and also to protect the more intense land use
from being encumbered and restricted in their use and activity. The introduction of a
school facility into an industrial zone will have the effect of deluding the opportunity for
industrial uses to operate unencumbered.
The City must make a determination as to whether this is an appropriate use of the
property and in our opinion and based on past experiences with church requests as well
as S.R. Harris retail, these uses should be segregated.
pc: Doug Sandstad
Steve Sondrall
2
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 5541,~''~,
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Kirk McDonald
FROM:
Jason Lindahl/Alan Brixius
DATE: June 12, 2001
RE:
New Hope - Excel Academy Issues Review
FILE: 131.01 - 01.07
BACKGROUND
In April of this year, Grubb and Ellis requested to locate a charter school in the existing
industrial building located 5121 Winnetka Avenue. At that time staff met with the
applicant and explained that the City Code did not permit a school use within the I-1,
Limited Industrial District.
In response the applicant is now proposing an amendment to the zoning ordinance and
a conditional use permit to allow schools as a conditional use within the I-1 District. As
proposed, the school would serve approximately 400 students from Kindergarten
through 4t~ grade. This school would operate in the same building as the existing
ceramic company and a future tenant. Below is a list of issues related to this request.
Currently, the zoning code does not permit school uses within any of the
industrial districts.
To date, the applicant has not submitted language to amend the zoning text to
allow schools as a conditional use within the I-1 District. Therefore, staff has no
criteria to evaluate this project.
Staff is concerned with how this site will accommodate parking, bus, and
recreational activity normally associated with a school use.
Currently, the Zoning Code separates these land uses because it finds that they
are incompatible.
a. The school use should be protected from the negative traits of the
industrial use (i.e. noise, odor, vibration, traffic, and glare).
Industrial uses should be allowed to operate and expand without being
encumbered in their use and activity.
The City has had poor experience with request to operate other uses within the
industrial districts. In reviewing these proposals, staff found that non-industrial
uses introduce people and traffic that restrict the operation of industrial uses.
6. How will the operation of tax-exempt use effect the City's tax base.
PLANNING REPORT
TO: Kirk McDonald
FROM:
Jason Lindahl/Alan Brixius
DATE: June 27, 2001
RE:
New Hope - Zoning Text Amendment to Allow Schools as a Conditional Use
in the I, Industrial District (Excel Academy)
FILE: 131.01 - 01.07
BACKGROUND
In April of this year, Grubb and Ellis requested the location of a charter school in the
existing industrial building located at 5121 Winnetka Avenue. As proposed, the school
would serve approximately 400 students from Kindergarten through 4~ grade and operate
in the same building as the existing ceramic company and an undetermined future tenant.
At that time, staff met with the applicant and explained that the City Code did not permit
school uses within the I, Industrial District.
In response, the applicant filed, an application for a zoning text amendment and a
conditional use permit to allow school uses as a conditional use within the I District. After
meeting with the Design and Review Subcommittee, the applicant decided to split these
applications. Currently, they are only seeking approval of the zoning text amendment.
Therefore, should the City approve the zoning text amendment, the applicant must then
seek approval of a conditional use permit based on the text amendment.
The applicant cites several reasons to amend the Zoning Ordinance to allow schools as
a conditional use with the I District. First, they claim that the success of character school
throughout Minnesota demonstrates the need for additional facilities. Second, they state
that most charter schools are located in converted industrial buildings due to the lack of
vacant school buildings. They cite three examples of other charter schools they have
developed in commercial building around the Twin Cities (see paragraph below). Finally,
they assert that New Hope's older industrial buildings are ideal locations for a charter
school because of their relatively low lease rates, lack of modem amenities, and poor
freeway access.
The applicant cites three examples of other charter schools they developed in the Twin
5775 WAYZATA BOULEVARD. SUITE 555
PHONE ~ I 2-595-9~3~
ST. LOUIS PARK, MINNESOTA
FAX ~ I ~-595-9837
55z~1~
Cities. Two are located in St. Paul while the third is located in Brooklyn Center. The two
in St. Paul are located in either the Bo2 or i-1 zoning districts. Schools are permitted uses
in both of these districts. Therefore, these developments did not require Planning
Commission or City Council review. The Brooklyn Park site required a zoning text
amendment to allow schools adjacent to a public park as a conditional use within an
industrial district. An important distinction between these two applications is that the
Brooklyn Park school occupies the entire building while this proposal would share their site
with two other industrial use.
ISSUE ANALYSIS
Zoning. The intent of the Zoning Code is to protect the public health, safety, and general
welfare of the community and its people through the establishment of minimum regulations
governing development and use. This Code is divided into use districts and establishes
regulations in regard to location, erection, construction, reconstruction, alteration, and use
of structures and land. These districts and regulations are established to, among other
things, promote orderly development, separate incompatible land uses, and create
performance standards to mitigate residual effects from adjacent land uses.
These characteristics are also illustrated in the I District. 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 products or character of the activity,
requires isolation from residential or non-compatible commercial uses. The I District is
also intended to provide for large scale activities of a sociological nature not suited to
other districts, but reasonably compatible with the same characteristics suitable for
General Industrial Use.
This description creates the basis for the type of uses permitted in the I District. Examples
of permitted uses in this district include: radio and television antenna, research
laboratories, trade schools, warehouses, essential services, government and public utility
buildings, building materials/appliance and furniture sales, engraving and publishing uses,
wholesale businesses, manufacturing uses, and office uses. This district also allows a
host of conditional uses ranging from open outdoor storage to motels/hotels, to solid and
hazardous waste transfer stations to adult uses. Inherent in these uses are nuisance
characteristics such as noise, odor, vibration, hazardous materials, outdoor storage, and
traffic which, by their nature, require separation from less intensive land uses.
By comparison, all schools in New Hope are located in residential districts and none of
them are located adjacent to the I, Industrial District. Typically, schools were integrated
~nto residential subdivisions as a focal point for neighborhoods. Residential districts
provide the low density, pedestrian accessible, and safe environment conducive for
learning. However, even in residential districts, they are only allowed as a conditional use
and are required to provide up to a 30-foot side yard setback when adjacent to a
residential district.
Text Amendment. Section 4.32 of the Zoning Ordinance outlines three criteria to weigh
when considering a zoning text amendment. These criteria and staffs findings for each
are outlined below. As you review these criteria, it should be noted that the City has had
problems with incompatible uses in the past. Ultimately, the decision on whether schools
are compatible with industrial uses rests with the Planning Commission and City Council.
1. The zoning amendment is necessary to correct a past zoning mistake.
Finding: This amendment is not necessary to correct a past zoning mistake; the
purpose of this request is to expand the conditional uses within the i District. As
mentioned above, one of the purposes of zoning is to separate land use. And the
current policy of the City is that school and industrial uses are not compatible and
should be separate. This policy was confirmed through the review process for the
Comprehensive Plan. During this process, the City considered the redevelopment
of several industrial sites. The decision of the City Council was that the existing
land use pattern was appropriate. This is evident in the following findings.
The proposed use is not compatible with either the surrounding properties
or the existing industrial use within the building.
This use could encumber the operation and expansion of existing industrial
uses and discourage the development of new industrial businesses.
The new I, Industrial District combined two industrial zoning categories into
one district and allows for very intensive industrial uses which would not be
compatible with school uses.
The character of the area has changed to warrant consideration of an amendment.
Finding: The applicant would argue that given the relatively Iow occupancy rates
of New Hope's industrial properties, the characteristics of this area have changed
enough to consider amending the Zoning Ordinance. Staff agrees that the City
should do everything within its power to ensure that industrial properties in the City
remain economically competitive. However, the City must consider the overall
effect of zoning changes on the entire zoning district. While allowing the operation
of a school use in this property maybe beneficial to the applicant, it would most
likely have a negative effect on the Industrial district as a whole.
The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
Finding: The application is inconsistent with the following policies and provisions
of the Comprehensive Plan:
Enhance the local tax base within the City by encouraging high quality
commercial and industrial building expansion.
A cohesive land use pattern which ensures compatibility and strong
functional relationships among activities is to be implemented.
Accomplish transitions between distinctly differing types of land uses in an
orderly fashion which does not create a negative (economic, social or
physical) impact on adjoining developments.
Retain and expand New Hope's industrial land uses to ensure a diverse tax
base and local employment opportunities.
Continue to facilitate the in-place expansion of existing industries.
RECOMMENDATION
This zoning text amendment is a policy decision for the Planning Commission and City
Council. Staff can empathize with the applicant's concerns regarding the continued
economic competitiveness of New Hope's industrial properties. However, staff finds that
this application fails to meet the criteria for a zoning text amendment as outlined in Section
4.32 of the Zoning Ordinance. Specifically, uses within the same district should be
Compatible or at least complementary. If not, they should be in another district. Therefore,
rezoning this site could be more appropriate. Should the Planning Commission and City
Council choose to approve the text amendment to allow schools as a conditional use within
the I District, staff offers the following review criteria.
The site must be located along a Community Collector or Minor Arterial street as
designated in the Comprehensive Plan.
2. The school use shall be the only tenant in the facility.
3
To ensure the safety of alt students, bus loading and unloading areas shall be
segregated from all parking areas as determined by the City Planner and City
Engineer.
The school shall meet all parking requirements as outlined in the City Code.
There are adequate recreation and open space areas for the ages and activities of
the students enrolled in the school.
All outdoor activity areas are fenced and landscaped to screening them from
adjacent properties.
The site shall meet all applicable performance standards as outlined in the City
Code.
The site shall meet all applicable State Building Code requirements for school
occupancy.
All other conditions as outlined by the other staff, the Planning Commission or the
City Council that will ensure the health, safety, and welfare of the students.
pc:
Doug Sandstad
Steve Sondrall
Grubb and Ellis
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF NEW HOPE
ALLOWING SCHOOLS AS A CONDITIONAL USE IN THE I, INDUSTRIAL DISTRICT
The City Council of the City of New Hope, Hennepin County, Minnesota ordains:
Section 1. Section 4.205 (15)"Public and Private Educational Institutions"of the New
Hope City Code is hereby amended to read as follows:
15. Public and Private Educational Institutions. Public and private institutions
limited to elementary, junior high and senior high schools provided that:
a. The site must be located along a Community Collector or Minor Arterial street as
designated in the Comprehensive Plan.
The school use shall be the only tenant in the building.
To ensure the safety of all students, bus loading and unloading areas shall be
segregated from all parking areas.
The school shall meet all parking requirements as outlined in the City Code.
There are adequate recreation and open space areas for the ages and activities of
the students enrolled in the school.
All outdoor activity areas are fenced and landscaped to screening them from
adjacent properties.
The site shall meet all applicable performance standards as outlined in the City
Code.
The building shall meet all applicable State Building Code requirements for school
occupancy.
Section 2. Effective Date. This ordinance shall be in force and effect from its passage
and publication according to the City Charter.
Dated the
of ,2001.
W. Peter Enck, Mayor
Attest:
Valerie Leone, City Clerk
(Published in the New Hope-Golden Valley Sun Post the day of 2001.
BONESTRO0 ROSENE ANDERLIK R
q~l And er Ilk &
Associates
Engineers & Architects
Memorandum
TO:
FROM:
DATE:
Doug Sandstad i./~,,~
Shelly
June l2,2001
Review of Exceli Academy Site Plan -
Transportation Considerations
Our File No. 34.Cmn
Pursunnt to your request, I have conducted a preliminary traffic review of thc site plan and
application for the Exoell Academy. The proposal is to start a charter ~chool at the property
whose address is 5121 Winnetka Avenue N. The uJtimnte student population is projected to be
450 students for the school, which is for the K-6 age group.
According to trip generation information contained in thc Institute of'l'rnnsportation (ITE)
document titled Trip gcnermJon, the estimated vehicle trips generated by n 450-student
clemcnt~ry school is ns follows:
460 daily Trips (230 in; 230 out)
130 morning peak hour trips (75 in; 55 out)
120 afternoon trips at conclusion of school day (55 in; 65 out)
Thc school start time, as stated in thc application, will "fall" at the end ofthe morning peak
hour For adjacent street traffic. Thc afternoon departure will just p~-'cedc the afternoon peak
traffic hour for thc adjacent streets.
Preliminary Traffic Conc~m~s
lnitinJ concern regarding ucc. ess to thc school site is an absence of left turn lnncs on Winnetka
Avenue ut thc access drive. Winnetka is a four-l~nc arterial roadway with a 35-mph speed
limit in thc site vicinity.
2. Another concern is thc absence of a safe creasing arga of Winnctka, at thc school site, for
students who walk to/from school.
The on-site access and paridnt, for ~chooi btm and auto pickup and drop offwili not operate
safely nnd cfficicmly. Autos a.nd buses will be required to drive through the pm'king area on
233S V/est Hlehw~v ~L. e. a .............
.,ONESTRO0
ROSENE ANDERLZK R ~' 6516361311 06/12/01 11;08 D~ '03/0.
.~..
Mr. Doog Sand~'lad
Page 2 qf 2
June 12. 2001
the .south side ofthe building, thus creating an auto and pedestrian conflict. ']'h= area a~ thc
schmd entry neecLs to be kept free ot'padestrLan-vehicle conflict as much as possible.
Additionally. during the afternoon when ~h~! has ended, persons waiting in their vehicles
to pick up students have no place to do so without causing vehicle-pedestrian and vehicle-
vehicle coaflict.
~on
Ir'the project proceeds, thc following need to be analyzed:
Need and feasibility to provide exclusive left tm'n lanes on Winnetka Avenue. If left turn
lane on Winnetka is deemed advisable, the roadway would have to be widened which would
reduce snow ~orage area along the street and could impact the mil cro~ing to the north of
the proposed school access.
o Redesign of pick-up and drop-offatea in front of school entry/exit.
ca Methodology to provide safe crossing of Winnetka Avenue for school-age pedestrians.
! swat! your direction with regard to the conducting of futtber analysis m determine thc need and
feasibility of roadway and tra~c control improvements for this development proposaJ.
MEMO
TO: Kirk McDonald, Doug Sandsmd
FROM: Vince Vander Top
CC: Mark Hanson
SheUy Johnson
· Guy Johnson
DATE: June 13, 2001
SUBJECT: Excel] Academy, 5121 Winnetka
Our File No. 3d-Gen E0 l- 13
We have received ~e site and building plans for the pro _p,~t'd___ improvements at 5121 Winnetka. The
following comments are provided for your consideration. The proposed school use leads to several
tTm~ponation issues. Please refer to the attached memo from Shelly Johnson.
CWe sent a copy of the proposed plan to Hennepin County for preliminary comments. Dave
Zetterstrom respondsd a.s follows:
It is not desirable to add a use (such as the school) with'a high number of turning movem~us to and
from Winnetka Ave. at an uncontrolled intersection. However, the County does not have the
position to deny this type of access. Similar situations already exist along Winnetka Ave.
Adding a turn lane to accommodate tunung movements is certainly desirable and more safe than the
existing configuration; however, it would likely not be required by the County. Agam,
similar property accesses along Winnetlo do not have turning lanes, ffthe City required a
turn lane, the County would work with the City to allow the conslruction.
Coustmcting a turning lane would be expensive as channelization improvements would be
required north and south of the turn lane.
The property access to Winnetka Ave. would need to be expanded to three lanes (one m ami two out
- left and righI turn). An entrance permit would need to be obtained from the County.
End of preliminary comments
5
2335 West Highway 36 SL Paul, MN 55113 65t.636-4600 Fax: 651-636-1311
From: Randy Kurtz
To: Doug Sandstad
Date: 6/13/01 6:41AM
Subject: 5121 Wtka
I have reviewed the plans for the school at 5121 Wtka. Here are some requirements.
1 ) A automatic fire alarm system will be required through out the school and must be monitored by a
central station.
2) Have a licensed sprinkler company provide sprinkler plans of the school.
3) Looking in the fire code for fire flows it appears this building is 2 hydrants short of the required 4. I will
require one more hydrant to be installed behind the building.
4) The building sprinkler system is be protected by a Digital alarm radio receiver. This radio receiver must
be evaluated by a licensed fire alarm company. It is possible that this radio receiver may need to be
replaced.
5)1 hope the engineers are looking at what a traffic problem this school will bring to 5100 block of Wtka. If
a train is present these buses will never be able to get out on to Wtka. and the time the school gets out
these buses are going to have a problem.
6) If the school does not get approval from the council Items 3 and 4 will still need to be taken care of by
the building owner.
CC:
Kirk Mcdonald; Randy Kur'~z
Plannin~l Districts
PLANNING DISTRICT 5
District 5 consists primarily of
industrial land adjacent to the C.P.
Rail System. Its westernmost point
is Boone Avenue, its easternmost
point is Crystal, its southernmost
point is 49th Avenue, and its
northernmost point is 54th Avenue.
As noted, the primary land use of
the district is industry with some of
high density residential land uses
and the City Ice Arena. The
following recommendations are
offered for District 5.
The primary goal is to promote and enhance the industrial land uses within
Planning District 5 in a manner that compatibly relates to the surrounding
residential areas. To accomplish this, the following recommendations or
suggestions are made:
Future use, improvement, and/or expansion of the industrial land uses along
54th Avenue and north of 51st Avenue must take steps to reduce land use
compatibility issues with adjoining residential areas through site design,
building aesthetics, proper screening, and noise mitigation.
The City will promote 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 use of the sites in District 5 while
resolving outstanding land use compatibility issues.
City of New Hope
Comprehensive Plan Update
88
Development Framework
CITY OF NEW HOPE
SPECIAL ZONING PROCEDURES APPLICATION LOG
A B C D E F G H I J
Appli- Applicant Date Date Applicant Date 60- Date 120- Date Deadline Date City Date City
cation application was sent day time day time Applicant for City approved or sent response
number Name received notice limit limit was notified action denied the to Applicant
Address by City that required expires expires of under application
Phone information extension extension
..... was missing or waiver
01-07 Grubb & Ellis Company 6/8/01 8/8/01 10/6/01
5850 Opus Pkwy, #150
Minnetonka 55343
Tony Weinsfine, Sr. Assoc.
952-908-1209
Timothy Dunphy
952-908-1211
": Sabrina Williams
Excell Academy for Higher
Learning
School District 4068
P.O. Box 11158
Minneapolis 55411
612-250-5375
Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application.
A. Assign each application a number.
B. List the Applicant (name, address and phone).
C. List the date the City received the application.
D. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within '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.
E. To calculate the 60-day limit, include all calendar days.
F. To calculate the 120-day limit, include all calendar days.
G. 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.)
H. List the deadline under any extension or waiver.
I. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H)
J. List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before
the time limit expires.
Memorandum
To:
From:
Date:
Subject:
Planning Commission Members
Kirk McDonald, Director of Community Development
June 29, 2001
Miscellaneous Issues
NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with
additional detail on CouncilIEDA/HRA 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. June 11 Council Meeting - At the June 11 Council meeting, the Council took action on the
following planning/development/housing issues:
· Motion to Waive Fees for Ei.qht Special Event Si.qns for 2001 Duk Duk Daze Festival:
Approved, see attached Council request.
· PC01-05, Request for Site Plan Review of a New 5,400 Square Foot Retail Buildincl,
3601 Winnetka Avenue: Approved as recommended by the Planning Commission.
· PC01-08, Request for a Three Foot Variance from the 10-Foot Side Yard Setback
Requirement to Allow Construction of a House Expansion Seven Feet From the
Property Line, 5641 Cavell Avenue: Approved as recommended by the Planning
Commission, and the Council added that the construction should be complete by December 1,
2001.
· Resolution Proclaiming Au.qust 7 be Observed as National Night Out in the City of New
Hope: Approved, see attached Council request. Per the Planning Commission schedule, the
August Planning Commission meeting will be held on Wednesday, August 8.
June 25 CouncillEDA Meetin.qs - At the June 25 Council/EDA meetings, the Council/EDA took
action on the following planning/development/housing issues:
· Project #685, Resolution Awardin.q Contract for the Sale and Removal of House,
Gara.qe, and Shed at 7105 62"d Avenue: Approved, see attached Council request.
· Project #685, Resolution Awardin.q Contract for the Demolition of Foundation and
Other Site Features and Site Restoration at 7105 62"d Avenue: Approved, see attached
Council request.
· Project #669, Motion Approving Final Payment in the Amount of $6,480 for 5550
Winnetka Avenue Buildinq Demolition: Approved, see attached Council request.
· Resolution Approvin.q the Proposal from Northwest Consultants to Implement the
Livable Communities Grant that has been Received from the Metropolitan Council:
Approved, see attached Council request.
· Proiect #705~ Motion to Approve Plans and-Specifications and Authorization to Seek
Ouotes for Site' Clean-up and Development Preparation at City-Owned Properties:
Approved, see attached Council request.
· Discussion Regarding Redevelopment/Rehabilitation Project at 7610 Bass Lake Road:
Council will further discuss this project at its work session on July 30.
3. Codes & Standards Committee - Codes & Standards did not meet. A meeting will probably be
scheduled in August to review several minor code issues that staff is currently working with the
Planning Consultant on, including sign ordinance update, cell tower signage, and industrial
buffedsetbacks. Staff will contact the Committee about a meeting date when the materials are
ready for distribution.
4. Design & Review Committee - Design & Review met in June to review the charter school
application and zoning code text amendment and plans for changing the Prudential building from
a single tenant use to a multi-tenant use. Following the August application deadline on July 13,
staff will notify Committee members whether or not a meeting is neCessary on July 19.
5. Parks/Community Development Tour - Several members of the Planning Commission
attended the Parks and Community Development projects tour conducted on June 18 and the
packet distributed for the tour is enclosed for your information.
6. Appreciation Picnic - All commissioners should have received an invitation in the mail to the
City's annual summer Appreciation Picnic on July 24. Sorry, but I will not be in attendance this
year as I will be on vacation (fly-in fishing trip in Canada).
7. Planning Commission Vacancy - The City is currently soliciting applications to fill the vacant
position on the Planning Commission. One application has been received to date. If you know
someone who is interested, please have them contact City Clerk Valerie Leone at 763-531-5117
for an application form. The City Council will interview applicants at a Council work session on
July 30, with an appointment expected to be made in August.
8. Livable Communities Grant- Staff will be forming a Task Force dudng the month of July for this
project and the members of the Planning Commission who previously indicated that they would
serve on the Task Force will be contacted.
9. Project Bulletin - Enclosed is a project bulletin regarding 7105 62"d Avenue for your information.
Attachments:
Duk Duk Daze
National Night Out
7105 62nd Avenue - sale and removal
7105 62"d Avenue - demo foundation
5550 Winnetka final payment for demo
Livable Communities Grant
City-Owned Sites clean-up
7610 Bass Lake Road
Park/Community Development Tour Packet
Project Bulletin
qClL
REQUEST FOR ACTION
Agenda Section
ent i
Community Development 6-11-01 Consent
Item No.
By: Kirk McDonald By:..B..~/
6.
$
/
MOTION TO WAIVE FEES FOR EIGHT SPECIAL EVENT SIGNS FOR 2001 DUK DUK DAZE FESTIVAL
REQUESTED ACTION
City staff request that 't"he Council pass a motion to waive the $200 fee for eight temporary special event signs
for the 2000 Duk Duk Daze festival to be held at Northwood Park on July 14-16.
POLICY/PAST PRACTICE
In the past, the Council has waived the fees for signage for the Duk Duk Daze festival.
BACKGROUND
Duk Duk Daze Committee, has requested4,that the City waive fees for temporary sign permits
GregrequiredHenry,for Duk Duk Daze. The signs would measure_ x 8' and be placed two weeks before the festival at
the following locations:
1. Winnetka and Bass Lake Road (NW corner) Amoco Service Station
2. Winnetka and 42"a (SE corner) lSD 281 Administration Building
3. Winnetka and 36"~ (NW comer) Union 76 Service Station
4. Boone and 27tn (NW corner) lSD 281 Sunny Hollow Elem. School
5. Boone and 36t" (SW corner) St. Joseph's Church
6. Boone and 42na (SE corner) Gethsemane Cemetery
7. Boone and Bass Lake Road (SE corner) Chardon Court Apartments
8. Northwood Park east side of Boone - North side of parking entrance
Festival sign and event sign are back to back
Event sign faces south and Festival sign faces north
(8 signs @ $25.00 = $200.00)
Impacted property owners have signed the enclosed permission slips,
Staff recommends approval of a motion waiving the fees for the temporary sign permits.
MOTION SECOND
BY BY
TO:
COLTNCIL
i REQUEST FOR ACTION
Originating Department APproved for Agenda Agenaa Section
Police Department June 11, 2001 Ord. & Resolutions
Item No.
By: Gar7 Link By: 10.1
RESOLUTION PROCLAIMING AUGUST 7, 2001 BE OBSERVED AS NATIONAL NIGHT OUT IN THE CITY
OF NEW HOPE
Action Requested
Staff recommends that the City Council approve a resolution declaring August 7, 2001 shall be observed as
National Night Out in the City of New Hope and encouraging citizen participation.
Policy and Practice
The City has been supportive in encouraging citizen participation and strong community involvement.
Backqround
Citizens and City Staff have participated in National Night Out for many years. National Night Out provides a
unique opportunity to join forces with thousands of other communities across the country in heightening crime
and drug prevention awareness and generating support for and participation in local anticrime efforts.
Participation in National Night Out provides and opportunity for citizens to get to know their neighbors, thereby
strengthening neighborhood spirit and police community partnerships. In 2000 the City of New Hope was
recognized by the National Association of Town Watch as a National Award Winner for its outstanding
participation in the "17 Annual National Night Out."
The City of New Hope will officially observe National Night Out from 6:30 to 9:30 PM on August 7, 2001.
MOTION BY SECOND BY
TO:
I:\RFA\Police~Q-Natl Night Out
RE( UEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Consent
Community Development Item No.
06-25-01
By.' Kirk McDonald 8, Ken Doresky BY:
6.
RESOLUTION AWARDING CONTRACT FOR THE SALE AND REMOVAL OF HOUSE, GARAGE AND
SHED AT 7105 62ND AVENUE NORTH (IMPROVEMENT PROJECT NO. 685)
ACTION REQUESTED
Staff is requesting that the Council approve a resolution awarding a contract for the sale and removal of
house, detached garage and shed at 7105 62nd Ave. N. to Otting House Movers in the amount of $750.00.
POLICY/PAST PRACTICE
For City-owned properties where the City is selling the home and having it removed from the site, staff seeks
quotes from building movers and recommends selling the home to the contractor who submits the highest
responsible quote.
BACKGROUND
On August 14, 2000, the City Council authorized the purchase of this property for $103,000.00. On March 26,
2001, the Council authorized staff to proceed with the development of an accessible twinhome CHDO project
on the site, due to the fact that the foundation on the house in is poor condition.
Due to the fact that house itself is in fairly good condition, staff thought it could be sold and removed from the
property. Once the home, garage and shed are removed, demolition of the foundation and site features
including site restoration will take place within seven days under a separate contract.
On June 4, 2001, quote request packets were sent to four house moving contractors. Staff obtained one quote
from the following contractor:
Contractor Quote
Otting House Movers $750.00
The high quote was submitted by Otting House Movers in the amount of $750.00. Upon receipt of payment
and certificate of insurance, a bill of sale will be issued. The home is to be moved by July 13 with the
demolition of the foundation and other site features including site restoration to be completed by July 20.
Staff recommends awardinc, I the hic~h quote to Ottin9 House Movers.
MOTION BY SECOND BY
TO:
Request for Action
Page 2. ; 06-~.~.
FUNDING ~_~
The contractor has agreed to pay the City $750.00 to purchase and remove the home, garage and shes. Om
the site.
ATTACHMENTS
· Resolution
· Location Map
· Quote Results
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COUNC/L
/
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Community Development Consent
/~ Item No.
06-25-01
By: Kirk McDonald & Ken Doresk¥ By:
/
RESOLUTION AWARDING CONTRACT F,O/R THE DEMOLITION OF FOUNDATION AND OTHER SITE
FEATURES AND SITE RESTORATION AT 7105 62ND AVENUE NORTH (IMPROVEMENT PROJECT 685)
ACTION REQUESTED
Staff is requesting that the Council approve a resolution awarding a contract for the demolition of a foundation
and other site features and site restoration on City-owned property at 7105 62nd Avenue North to Kevitt
Excavating, Inc. in the Iow quote amount of $6,649.00.
POLICY/PAST PRACTICE
The City routinely solicits quotes for the demolition of City-owned residential properties and normally
recommends awarding the contract to the contractor who submits the lowest responsible quote.
BACKGROUND
On August 14, 2000, the City Council authorized the purchase of this property for $103,000. On March 26,
2001, the Council authorized staff to proceed with the development of an accessible twinhome CHDO project
on the site. Since that time, the City has received a quote for the sale and removal of the home, garage and
shed leaving the foundation and other site features. This request is to award a contract for the removal of the
foundation and other remaining site features once the home, garage and shed are moved. The demolition of
the foundation and site features including site restoration will take place within seven days of the house
garage and shed removal.
On June 2, 2001, quote request packets were sent to eight demolition contractors. In response to the
ctemolition quote request for the subject property, the City received the following four quotes:
Contractor Quote
Kevitt Excavating, Inc. $6,649.00
Veit & Company, Inc. $7,200.00
Jerome Johnson Excavating $8,200.00
Weber's Multiple Subcontracting $10,332.00
Staff recommends awardin~l the contract to Kevitt Excavatin~l, Inc. in the Iow quote amount of $6,649.00.
MOTION BY SECOND BY
TO:
Request for Action Page 2 0~..
~,-..Staff would like to make the Council aware that a change order may be forthcoming for this contract. ,~.
;3elieves that an underground storage tank may exist on the property. All contractors were notified that
'underground tank may exist and that a change order would be required to remove the tank.
Staff recommends approval of this resolution.
FUNDING
All demolition and site restoration costs will be paid with CDBG funds.
ATTACHMENTS
· Resolution
· Location Map
· Quote Results
/
COUNCIL
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Sechon
Community Development ~ 6-25-01 Consent
Item No.
B)/ Kirk McDonald By: 6.9
MOTION APPROVING FINAL PAYMENT IN THE AMOUNT OF $6,480 FOR 5550 WINNETKA AVENUE
NORTH BUILDING DEMOLITION ('IMPROVEMENT PROJECT NO. 669)
REQUESTED ACTION
Staff is requesting that the City Council approve a motion approving final payment in the amount of $6,480 for
demolition of the former Donut Shop building located at 5550 Winnetka Avenue North.
POLICY/PAST PRACTICE
Final payments on contracts are presented to the Council on a routine basis for approval and project closure.
BACKGROUND
On August 14, 2000, the City Council awarded a contract to Land Recycling Services, Inc., the Iow bidder, in
the amount of $7,380 for demolition of the former Donut Shop building at 5550 Winnetka. The building was
demolished and the site restored in the fall of 2000. The remaining item to be completed on the project was
the installation of a redevelopment site sign. In early spring of 2001, the City was notified by the bonding
company, Goldleaf Financial Ltd., that the original contractor had defaulted on the project and that the bonding
company would be responsible for coordinating the final work.
Due to the fact that the bonding company was not that familiar with the project and the fact that city staff
wanted to maintain consistency with other redevelopment site signs in the City, staff recommended that
perhaps the City should coordinate the fabrication and installation of the development sign and deduct that
amount from the bid price for the demolition. The City Manager approved that approach and the bonding
company agreed. The City ordered the redevelopment sign from SignCrafters, the same company that
fabricated similar redevelopment signs in the City, had the sign installed and deducted the associated costs
from the final payment. This is reflected on the final pay request.
C~ty staff and the City Engineer are recommending that final payment in the amount of $6,480 be made
chrectly to the bonding company. This is $900 less than the original contract amount to cover the cost of the
sign. F~nal payment is subject to the condition that the appropriate IC134 forms (or equivalent) have been
suom~tted by the bonding company.
MOTION BY SECOND BY
TO:
Request for-Action
~page 2-
FUNDING
The cost ~3r the demolition was paid for with TIF funds.
A'I-FAC HMENT_S
· City Engineer Correspondence
Final Pay Request
· Bonding Company Correspondence
6-25-01
COUNCZL
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Community Development 06-25-01 Consent
Item No.
By: Erin Seeman By:
Kirk McDonald
RESOLUTION APPROVING THE PROPOSAL FROM NORTHWEST ASSOCIATED CONSULTANTS TO
IMPLEMENT THE LIVABLE COMMUNITIES GRANT THAT HAS BEEN RECEIVED FROM THE
METROPOLITAN COUNCIL (PLANNING CASE 00-13)
REQESTED ACTION
Staff requests that the City Council approve the enclosed Resolution approving the revised proposal from
Northwest Associated Consultants to implement the Livable Communities Grant that has been received from
the Metropolitan Council (Planning Case No. 00-13).
POLICY/PAST PRACTICE
The City Council has approved similar grant agreements with Northwest Associated Consultants in the past for
planning studies and housing improvement projects.
BACKGROUND
At the September 11, 2000, Council meeting, the City Council approved a resolution authorizing city staff to
make application to the Metropolitan Council for a Livable Communities Planning Grant to study
redevelopment options in the Bass Lake Road/Winnetka Avenue area. On December 20, 2000, the
Metropolitan Council approved the application for funding in the amount of $60,000, with a $60,000 match
from the City. The City's match will consist of funds that have already been spent for studies in the area and
additional studies that will be conducted over the next 1~ years and funded from the Planning and EDA
budgets. Northwest Associated Consultants has submitted a proposal. School District 281 and the City of'
Crystal submitted letters of support for the project. At the March 12, 2001, Council meeting, the City Council
approved a resolution that approved the Metropolitan Council Local Planning Assistance Program Grant
Agreement for Livable Communities Demonstration Program.
(cont'd.)
MOTION BY SECOND BY
TO:
06-25-01
Page 2 -.
Request for Action
~..~/Specific elements of the study will include:
· Examine redevelopment strategies for the Bass Lake Road Corridor, centered'on the area within a '~ mile
radius of Bass Lake Road and Winnetka Avenue. The study area includes 480 acres of residential
neighborhoods, commercial businesses, and a vacant school site.
· Goals of the project include providing a vadety of housing choices, establishing a commercial focal point at
Bass Lake Road and Winnetka, maintaining single-family neighborhoods, making links to jobs and
activities in the area; and redeveloping underutilized land to increase densities and provide more efficient
use of land.
· The City of Crystal has committed to working with New Hope in planning for the eastern end of the corridor
in Crystal's jurisdiction. New Hope will work with the school district, pursue partnerships with non-profit
housing developer Project for Pride in Living, and work with its citizens in neighborhood planning meetings.
· Products and outcomes of the study would include: a redevelopment plan formulated by the cities of New
Hope and Crystal; redevelopment and site plans for targeted areas, including the 20-acre site of the
recently-closed school; analyses of costs and types of financing needed to implement redevelopment
plans; regulatory changes to implement development; neighborhood redevelopment plans that address
housing redevelopment, transit improvements, streetscapes, and other items identified by residents to
increase livability of their neighborhoods.
The agreement stipulates that the grant activities begin in the spdng of 2001 and be completed by the fall of
2002.
Specific elements of the proposal submitted by Northwest Associated Consultants for the use of the Livable
Communities Grant outlines specific information regarding the work program including:
· The formulation of a Task Force. City staff believes that a citizen Task Force should be involved as an
advisory committee to the City. The Task Force should be selected members from the City Council,
Planning Commission, Citizen Advisory Committee, residents, businesses, and city staff. The purpose of
the Task Force is to supervise the project progress, provide direction for staff efforts, and make
recommendations to the City on project action steps. The Task Force would meet on an as needed basis
with the first meeting occurring in late July. Items of discussion would be to review and comment on the
Redevelopment Plan and work program steps and efforts. The Task Force would also provide insight as
to how they believe the project should proceed.
· The Livable Communities Grant Program emphasizes a high level of public participation. The work
program envisions three levels including:
o A meeting with key property owners would be planned to assess the level of interest or cooperation
in participating in the redevelopment efforts. The meeting would include a presentation and
discussion of concept plans, the planning and implementation process, land acquisition
opportunities versus eminent domain areas, acquisition and relocation benefits to the property
owners, and gaining permission for property access for future planning steps.
o A developers meeting would follow as a roundtable including select developers who may be
interested in the project. Northwest Associated Consultants and city staff would gather information
on the project feasibility, concept design, marketability, housing types, and prices.
o Following the previous meetings, neighborhood meetings would be planned for the city staff and
Northwest Associated Consultants to present redevelopment concepts and to solicit input on area
issues and opportunities for the redevelopment plan. The redevelopment concepts will be
presented to gain neighborhood insight on issues of land use, housing, transportation, open space
and/or utilities.
/
· Request For Action
Page'3" 06-25-01
The public participation schedule hopes to begin meetings in August and September. Developer meetin~ill
be scheduled concurrently with the property owners meetings in August and September. Summaries of t,,~se
meetings will be presented to the Task Force in late September. This will be in hopes to allow the city staff to
make any changes and discuss presentation outlines for the upcoming neighborhood meetings.
Neighborhood meetings shall be scheduled for October or November, depending on the progress of the
previous meetings. The Task Force will then meet to review the project information and make
recommendations to the City Council for further action.
Preparation of the materials for the meetings will include display boards made by the City Planner, and
planning that will be conducted by the City Engineer to evaluate the in-place infrastructure. This will help
define the budget and further the implementation process.
FUNDING
The preliminary redevelopment costs shall be investigated to prepare a preliminary budget to identify funding
resources and to test the project feasibility with developers. The preparation will include the city staff and
consultants. The budget will include: · Project administration
· Property appraisal/acquisition
· Building demolition/site preparation
· Relocation benefits
· Utility improvement costs
· Street improvements
· Financing costs
Some level of public financial participation will be required. The city staff, working with the financial consultant,
will need to identify available funding sources.
The funding requirements outlined in the grant agreement are as follows:
Recommended Grant: $60,000
Funding Match:
$60,000
City of New Hope Economic Development Authority
City of New Hope - planning studies and inventories
City of New Hope - in-kind staff services
$40,000
$15,000
$ 5,000
Northwest Associated Consultants anticipates being involved in each of the public participation meetings and
involved in the preparation of materials for these meetings. They will also be assisting city staff in the
preparation of reports summarizing the meetings and project research for the Task Force and City Council.
Northwest Associated Consultants will be assisting staff in the grant administration progress reports. Based
on the work program, Northwest Associated Consultants would anticipate that the work involved could be
completed for $6,800.00. If the redevelopment work proceeds to implementation, a new proposal will be
provided for additional services. This estimate for services does not include costs from the City Engineer and
the City's Financial Consultant.
These are or will be adequate amounts budgeted in the 2001 and 2002 city budget to meet the match
requirement.
.~. PAGE 4 06-25-01
?,EQUEST FOR ACTION
Upon completion of the work program Northwest Associated Consultants and city staff hopes to define the
limits of the redevelopment project, refine the concept and land use plans to be feasible to the market in New
Hope, stimulate private developer interest, develop marketing and financing strategies, provide the City
Council with a realistic budget for this project, and to stimulate neighborhood interest in the redevelopment
target area planning. After reaching these objectives, the city staff will have the information necessary to
determine if the redevelopment project is feasible and if the land use is practicle. The City Council can then
determine to proceed with th® project, or to revise the plan.
If the redevelopment project does proceed Northwest Associated Consultants and city staff would engage in
the requests for proposals from preferred developers, market studies,' and the formal appraisal, acquisition,
and relocation process.
Staff recommends approval of the resolution.
ATTACHMENTS
· Resolution
· Proposal Prepared by Northwest Associated Consultants
I Meadow LoJ~ r
· School & Pmrk __
Redevelopment ,. Site
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~ Intersection
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rnil~ LoIS & Winnetka[
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Po,~.tiai '
Redevelopmeo!
of Two 4-plezes
tad One house
,
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Apartments I Sil~
,,, Potemiml Storm Woler Pondine Area
Potential
Station
' of Sumter Aveaue : . ._
- flousme ~ ; ' By Trzdifl~ Land
Re.va,mn ~ ~'h Avenue/' ~I ~he City of Crvs,aJ
- , m Winnel~ 54~ Btockl-- ' '
(~) Hope Village Issues Map
r~ Redeveiopial Sites IPlrk.I
N~Ci r"] smd, Aru ~ i..~ ./*'../ Ibiiruod
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Interest
612 595
5775 Wayzata Boulevard, Suite 555, St. Louis Park. MN
Telepl3one: g52.SgS.g636 Facsimile: g52-5gS-gs~37
planners~ac~31anning-corn
MEMORANDUM - Via Fax Transmission
TO:
FROM:
DATE:
RE:
FILE NO:
Kirk McDonald
Alan Brixius
June 20, 2001
New Hope Livable Communities
131.00 - 01.06
BACKGROUND
New Hope was successful in receiving a $60,000 Livable Communities Grant from the
Metropolitan Council for the New Hope Village Redevelopment Area (Bass Lake Road
Corridor). The City has defined the redevelopment study area and has proposed
preliminary land and concept plans that illustrate the general intent of its redevelopment
efforts.
The City must now outline a work program that defines the planning steps and tests the
project feasibility. The following work program outlines the discussion items of our June
4, 2001 staff meeting.
WORK PROGRAM
I. Formulation of Task Force
Similar to undertaking New Hope's Comprehensive Plan Update, staff believes that a
citizen Task Force should be involved as an advisory committee to the City Council in the
unclertaking of Hope Village Redevelopment Area (Bass Lake Road Corridor). The Task
Force should be selected members from the City Council, Planning Commission, Citizen
Advisory Committee, and City staff.
The purpose of the Task Force is to supervise the project progress, provide direction for
staff efforts, and make recommendations to the City Council on project action steps.
The Task Force would meet on an as-needed basis for progress reports and review o
available information.
Task Force selection shoulcl occur in July with the first meeting occurring near the end of
July. The start-up meeting would involve the following items:
1. Review and comment on the Redevelopment Plan for the identified target areas.
2. Review and comment on work program steps and work efforts.
3. Provide insight as to how they believe the project should proceed.
II. Public Participation
The Uvable Communities Grant Program emphasizes a high level of public participation.
This work program envision three levels of public participation early in the project.
Meeting with key property owners to assess the level of interest or cooperation in
participating in the redevelopment efforts. The start-up meeting with the property
owners will help geographically define our project target areas and allow the City
to focus our efforts and resources. This meeting would include:
1. Presentation and discussion of the concept plans.
2. Outlining the subsequent planning and implementation process.
3. Identification of land acquisition opportunities versus eminent domain areas.
4. Outlining acquisition and relocation benefits to the property owners.
5. Gaining permission for property access for future planning steps.
Developers meeting. Early in the process, we would recommend a round table
meeting with select developers who may be interested in the project. Through this
meeting, the City would gather information on the project feasibility, concept design,
marketability, housing types and prices. The meeting would help to develop the
scope of work for the market studies.
Neighborhood meetings to present City redevelopment concepts and to solicit input
on area issues and opportunities for the redevelopment plan. The redevelopment
concepts will be presented to gain neighborhood insight on issues of land use,
housing, transportation, open space, and/or utilities.
2
62.2 595- 9S..5'7
D. Public
1.
2.
Participation Schedule.
Key property owner meetings will be
September.
Developers meetings with preferred
concurrently with the property owner
September.
scheduled through August and
developers shall be scheduled
meetings during August and
Summaries of these meetings shall be prepared and presented to the Task
Force near the end of September. This is intended to allow the City to focus
the scope-of the redevelopment project; make any changes deemed
appropnate to the redevelopment concept plans and discuss presentation
outlines for the neighborhood meetings.
Neigl'~borhood meetings shall be scheduled for October or November,
depending on the progress made in the previous meetings.
Task Force meeting to review the project information and make
recommendations to the City Council for future action steps.
IlL
A.
preparation of Material for Meetings
Display Boards. City planner, NAC, shall take the following steps in preparing
project display boards:
1. Review concept plans with Task Force to make any revisions suggested by
the Task Force.
2. Prepare a concept plan for 8400 Bass Lake Road property or other
redevelopment sites not included in the Hope Village Concept Plan.
3. Prepare the concept plans as color display boards for the public participation
meetings.
Infrast~cture Planning. The City Engineer, BRA, will conduct an evaluation of the
in-place infra~re (i.e., sanitary sewer, water, storm water management, and
streets) to identify infrastructure improvements that are necessary to support the
land use ciensity or intensity proposed within the concept plans. The infrastructure
improvements will identify needed improvements and costs to assist in defining the
redevelopment project budget and future implementation steps.
Co
612 S95
Preliminary Redevelopment Costs. Initial investigation shall I:m made to prepare
a preliminary redevelopment budget for iclentifying the project costs. The
preliminary budget will be necessary to help define the funding resources and to
test the project feasibility with the private developers and the preparation of a
preliminary budget will involve the City staff and consultants. The budget estimate
must include:
2.
3.
4.
5.
6.
7.
Project administration.
Property appraisal/acquisition.
Building demolition/site preparation.
Relocation benefits.
Utility improvement costs.
Street improvements.
Financing costs.
Do
Public Assistance. To undertake the redevelopment project, some level of public
financial participation will be required. The City, woridng with its financial
consultant, will need to identify available funding sources.
The previous work program is designed to define the scope of desired redevelopment
pro.iects. Upon its completion, we hope to achieve the following objectives:
1. Define the practical geographic limits of the City's redevelopment project.
Refine the redevelopment concept plans to reflect land use and housing products
that are financially feasible and marketable for New Hope.
3. Stimulate private developer interest in the City's redevelopment projects.
Develop strategies for marketing and financing the City's redevelopment project.
Provide the City Council with a realistic budget for undertaking the project.
Stimulate neighborhood interest in the redevelopment target area planning.
Upon achieving these objectives, the City will have the information necessary to determine
if the redevelopment projects are financially feasible and land use practical, The City
Council can then determine whether to proceed with projects or change direction.
4
If ~e redevelopment project does proc=cd, the following steps woulcl then be unclertaken:
1. Request f~r Proposals from Pmferre~ Developem
Prer~aration RFP basecl on desired redevelopment and desired
product.
B. Selection of preferred developer.
2. Market Studies. The market studies may be undertaken to define the housing and
retail markets that are desired by the City.
A.
B.
C.
Project feasibility.
Marketable housing types, prices/costs.
Marketable commercial retail/office space.
3. Formal Appraisal/Acquisition/Relocation
BUDGET (NAC)
NAC anticipates being involved in each of the public participation meetings and involved
in the preparation of materials for these meetings. We also anticipate assisting City staff
in the preparation of reports summarizing the meetings and project research for the Task
Force and City Council. We will be assisting staff in the grant administration and progress
reports. Based on the work program, we would anticipate that the work involved could be
completed for $6,800.(~0. If the redevelopment work proceeds to implementation, a new
proposal will be provided for additional services.
This estimate for services does not include costs from the City Engineer and the City's
financial consultant.
5
COUNC_FL
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Development &
Community Development Plann±ng
Item No.
06-25-01
By: Kirk McDonald & Ken Doresk¥ B)/: 8.2
MOTION TO APPROVE PLANS AND SPECIFICATIONS AND AUTHORIZATION TO SEEK QUOTES FOR
SITE CLEAN-UP AND DEVELOPMENT PREPARATION AT CITY OWNED PROPERTIES (IMPROVEMENT
PROJECT 705)
ACTION REQUESTED
Staff is requesting a Council motion to approve plans and specifications and authorization to seek quotes for
the general site clean-up and development preparation of City owned properties in the Winnetka Avenue
Bass Lake Road and Sumter Avenue area.
POLICY/PAST PRACTICE
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 acquiring properties on a voluntary basis for redevelopment purposes.
The City routinely solicits quotes for work to be completed on City owned properties.
BACKGROUND
The City has purchased a number of properties over the past few years in the Winnetka/Bass Lake Road area
for future redevelopment purposes. The City acquired and either moved or demolished these properties, each
on an individual basis. Demolition and site restoration of these sites did not include other site considerations
such as tree removal or stump removal. Now that the City owns a number of properties in this area that are
aolacent to one another, general site clean-up and preparation for development is needed to properly maintain
ar~C land bank the sites. Once this work is completed on the lots, they will be blended and better prepared for
cevetopment and maintenance.
The majority of the work included in this project specification requires tree removal, excavation, grading and
seeding. Staff is aware of a number of trees on the lots that require pruning. With Council approval, staff is
intending to complete the initial excavation work this summer and will return to the Council in the fall to award
a contract for tree pruning.
The specifications have been prepared in conjunction with the Ci~ En~line~r, Public Works staff, as well as,
SECOND BY
TO:
Request for Action Page2 '~
staff estimates that th~',
, Community Development staff. Due to the complexity and large scope of this project,
cost to prepare these lots for development and regular maintenance could range from between $15,000 to ,,
$30,000.
The City owned properties included in this request are as follows: ..
Address
7603 Bass Lake Road
7621 Bass Lake Road
5530 Sumter Ave. N.
5546 Sumter Ave. N.
5559 Sumter Ave. N.
5340 Winnetka Ave. N.
5406 Winnetka Ave. N.
5410/12 Winnetka Ave. N.
5420 Winnetka Ave. N.
5422 Winnetka Ave. N.
5532 Winnetka Ave. N.
5550 Winnetka Ave. N.
FUNDING
All associated site costs will be paid for with TIF funds.
ATTACHMENTS
· Location Map, Entire Area
· Location Maps- Individual Lots
· Specifications
EDA
EQUEST FOR ACTION
Or"--'-'-'~ginating Department Approved for Agenda Agenda Section
Community Development 6-25-01 EDA
Item No.
By: Kirk McDonald By:
DISCUSSION REGARDING REDEVELOPMENT/REHABILITATION PROJECT AT 7610 BASS LAKE ROAD
REQUESTED ACTION
Staff requests to update the EDA on a proposal for the redevelopment/rehabilitation of the 11-unit apartment
complex at 7610 Bass Lake Road in conjunction with Project for Pride in Living (PPL), the Northwest
Community Revitalization Corporation (NCRC) and several other funding agencies. Representatives from PPL
and NCRC will be in attendance at the meeting to answer questions. This project was last discussed with the
EDA in February 2000, and at that time the EDA was generally favorable towards the project. The purpose of
this update is to discuss some minor modifications to the original proposal and determine if the EDA would
commit funding to the project with final approvals to be made at meetings in the near future.
POLICY/PAST PRACTICE
In the past, the City has participated in similar collaborations, most recently with the Bass Lake Court
Townhomes Project. As the EDA is aware, projects of this size require a variety of funding partners and
usually require the expertise of an experienced development agency, such as PPL. Housing redevelopment
has been designated as a high priority of the City Council and this property is identified in the Comprehensive
Plan for redevelopment or rehabilitation and it is also identified in the Livable Communities Grant study area.
BACKGROUND
In 1999, the Northwest Community Revitalization Corporation (also known as the Community Housing
Development Corporation/CHDO) and PPL approached the City and inquired about multiple family properties
in need of rehabilitation for a potential collaborative project. Staff had previously identified the 7610 Bass Lake
Road property as a high priority. Previous attempts to coordinate a rehabilitation project with the owners have
not been successful and a portion of this project would involve acquisition and rehabilitation of the property.
In February 2000, when the project was discussed with the EDA, a collaborative project with the City of Crystal
was also part of the project, with one site in New Hope and one site in Crystal, (both on Bass Lake Road). The
proposal was submitted to the Minnesota Housing Finance Agency for funding, but the two-city proposal was
declined, due to the fact that the MHFA did not favor the Crystal project site. The project was modified to
(cont'd.)
MOTION SECOND
BY BY
TO:
Request for Action __ Page-2 '- 6-25-O1
include the New Hope site only and resubmitted for funding, however, due to strong competition fro"'~
other projects, the project was again not funded by the MHFA. Despite the fact that funding from th,.
MHFA has been declined, Hennepin County and others still have funding committed to the project, and
PPL and the CHDO desire to proceed with the project in collaboration with the City.
PROJECT DESCRIPTION
The following project description has been provided by PPL:
PROPOSAL
This project consists of the renovation of the 11-unit apartment building at 7610 Bass Lake Road in New
Hope. The building contains six, two-bedroom apartments and five, one-bedroom apartments.
DEVELOPERS
The development partners are Project for Pride in Living (PPL)
Revitalization Corporation (NCRC).
and the Northwest Community
PPL is a nonprofit community development corporation, which has 27 years of experience rehabilitating
and building new housing. PPL has built over 900 units and owns and manages over 500 units in the
Metro Area, including 34 in New Hope. PPL's property management division maintains PPL's long-term
commitment to the community, providing professional services and access to support for residents who
need it. PPL also developed and now manages over 50,000 square feet of commercial space and
operates four businesses, which provide job training for hard-to-employ adults.
NCRC is regionally focused nonprofit community development corporation providing affordable housing
for Iow and moderate income residents of the northwest metro area. For the past five years, NCRC has
been developing and providing financing for the redevelopment of over 30 units of scattered site
housing. The corporation represents a unique collaboration of the six cities of Brooklyn Center, Brooklyn
Park, Crystal, Maple Grove, New Hope, and Robbinsdale.
WHAT IS PROPOSED?
The plans entail the extedor and intedor renovation of the existing apartment building. The building
exterior will be completely renovated, including painting, the repair or replacement of the soffits and
fascia, the provision of a new roof, gutters, and downspouts as necessary, spot tuckpointing and brick
repair, and the repair or replacement of the windows. He landscaping will be improved, the drive
expanded and resurfaced, the walkways repaired, and garages added for each unit.
The interior work will include updating the existing units in their present configuration. New cabinets,
counters and appliances will be provided in the kitchens. The plumbing and electrical will be updated. A
new water heater will be provided and the existing boiler will be inspected and replaced, if necessary.
The walls will be repaired and painted and new carpet will be installed throughout.
The monthly rent for the units will vary from $555 to $710 depending on unit size. At a minimum, nine of
the units would be rented to families eaming less than 50% of the area median (e.g. $37,000 for a family
of four). Three of the units would have rents subsidized for lower income families. Two of those three
units would be reserved for residents on the Minneapolis Public Housing waiting list and the other one
(and any of the two not filled by people on the first list) would be used for New Hope residents.
PPL currently has an on-site management office at our other property less than two blocks from the
proposed site. A full-time site manager lives and is employed there. All prospective tenants will be
carefully screened: each must have a good rental history, adequate income to afford the rent, and no
criminal background.
Request for Action
page3 -.
6-25-01
FINANCING.
The total cost of this development is approximately $1.26 million. The financing is proposed to be a
combination of a traditional bank mortgage, investments from the City of New Hope, and Hennepin
County HOME and AHIF funds. The three affordable units are paid for by the Metropolitan Housing
Opportunities Program, which was created to increase the supply of rental housing outside of the central
cities. The attached Development Proforma shows a $338,000 contribution from the New Hope EDA.
TIMELINE
Acquire properties, design new units
And rehab work, secure financing
Neighborhood, City and Planning
Commission review
Finish purchase of all property
Start rehabilitation and construction
February 2000 -August 2001
February 2000 - September 2001
October 2001
October 2001
Complete construction June 2002
CURRENT RENTERS
The work is intended to be performed without substantial displacement of the existing residents. If
existing residents have incomes above 50% of median, they will receive assistance in finding a new
place to live and help with the moving expenses. Tenants wishing to remain in the rehabbed units would
be welcome to do so provided they meet PPL's screening requirements.
ADVANTAGES TO THE COMMUNITY
This deVelopment will provide reinvestment in the area's aging housing stock by an owner committed to
maintenance and a long-term relationship with the community. The improved appearance and stability of
the new and rehabbed units will add to the surrounding area's value and livability.
These units will provide an opportunity for young families or single parents to stay in this community or
become part of it. This development represents the next step in PPL and NCRC's continued
commitment to the strength and stability of New Hope. A preliminary site plan and proposed scope of
work is attached.
FUNDING
This property is currently not located in an area where TIF funds can be expended, therefore, the EDA
funds would need to be used for the New Hope portion of the project in conjunction with $77,992 in
CDBG funds that are programmed for multiple family rehabilitation. Another option would be to add this
property to the area where TIF funds can be exPended.
ATTACHMENTS
· Location Map
· Project Description
· Development Proforma
· Scope of Work
· Site Plan
· Agency Description
· Livable Communities Maps
· Comprehensive Plan Goals
· February 28, 2000, EDA Minutes
5701
5444 5437
5458 5433
54~8 5429
5426 5427
5414
54O6 54O9
5400 5401
5330 5337
5324 5331
5312 531
5420 5419
5416 5413
54O8 5409
5330 5317
5621
Z
_ m~i~m~ ~ 56TH AVE NiImmilJ JiJm'-'~-[IBm ii fJJmJJJ
/~0 I~,.,,.i ,,I..lll.,I -I~ :r ....
I'""~ "'°'/'i' '"'L__[fi_M--I~ '--' ST. ~AP,AE~; Ill
~ I.~,,,,I ' " EL M
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PROJECT DESCRIPTION
PROPOSAL:
This project consists in the renovation of the eleven-unit apartment
building on 7610 Bass Lake Road in New Hope. The building contains
six, two-bedroom apaxtments and five, one-bedroom apa~ia~ents.
DEVELOPERS:
The development parmers are Project for Pride in Living (PPL) and the
Northwest Community Revitalization Corporation (NCRC).
PPL is a nonprofit community development corporation which has 27
years of experience rehabilitating and building new housing. PPL has
built over 900 units and owns and manages over 500 units in the Metro
Area, including 34 in New Hope. PPL's property management division
maintains PPL's long-term commitment to the community, providing
professional services and access to support for residents who need it. PPL
also developed and now manages over 50,000 square feet of commercial
space and operates four businesses which provide job training for hard-to-
employ adults.
NCRC is regionally focused nonprofit community development
corporation providing affordable housing for low and moderate income
residents of the northwest metro area. For the past five years, NCRC has
been developing and providing financing for the redevelopment of over 30
units of scattered site housing. The corporation represents a unique
collaboration of the six cities &Brooklyn Center, Brooklyn Park, Crystal,
Maple Grove, New Hope, and Robbinsdale.
WHAT IS PROPOSED?
The plans entail the exterior and interior renovation of the existing
apartment building. The building exterior will be completely renovated,
including painting, the repair or replacement of the soffits and fascia, the
provision of a new roof, gutters, and downspouts as necessary, spot
tuekpointing and brick repair, and the repair or replacement of the
windows. The landscaping will be improved, the drive expanded and
resurfaced, the walk-ways repaired, and garages added for each unit.
The interior work will include updating the existing units in their present
configuration. New cabinets, counters and appliances will be provided in
the kitchens. The plumbing and electrical will be updated. A new water
heater will be provided and the existing boiler will be inspected and
replaced if necessary. The walls will be repaired and painted and new
carpet will be installed throughout.
The monthly rent for the units will vary fi.om $555 to $710 depending on
unit size. At a minimum, nme of the units would be rented to families
earning less than 50% of the area median (e.g. $37,000 for a family of
four). Three of the units would have rents subsidized for lower income
families. Two of those three units would be reserved for residents on the
Minneapolis Public Housing waiting list and the other one (and any of the
two not filled by people on the first list) would be used for New Hope
residents.
PPL currently has an on-site management office at our other property less
than two blocks fi.om the proposed site. A full time site manager lives and
is employed there. All prospective tenants will be carefully screened: each
must have a good rental history, adequate income to afford the rent, and
no criminal background.
FINANCING:
The total cost of this development is approximately $1.26 million. The
financing is proposed to be a combination of a traditional bank mortgage,
investments fi.om the City of New Hope, and Hennepin County HOME
and AHIF funds. The three affordable units are paid for by the
Metropolitan Housing Opportunities Program, which was created to
increase the supply of rental housing outside of the central cities.
TIMELINE:
Acquire properties, design new units
and rehab work, secure financing ......... Feb. 2000 - Aug. 2001
Neighborhood, City, and Planning
Commission review ................ Feb. 2000 - Sept. 2001
Finish purchase of all property ................. Oct. 2001
Start rehabilitation and construction ..............Oct. 2001
Complete construction ...................... June. 2002
CURRENT RENTERS:
The work is intended to be performed without substantial displacement of
the existing residents. If existing residents have incomes above 50% of
median, they will receive assistance in finding a new place to live and help
with the moving expenses. Tenants wishing to remain in the rehabbed
units would be welcome to do so provided they meet PPL's screening
requirements.
ADVANTAGES TO THE COMMUNITY:
This development will provide reinvestment in the area's aging housing
stock by an owner committed to maintenance and a long-term relationship
with the community. The improved appearance and stability of the new
and rehabbed units will add to the surrounding area's value and livability.
These units will provide an oppommity for young families or single
Parents to stay in this community or become part of it. This development
represents the next step in PPL and NCRC's continued commitment to the
strength and stability of New Hope.
~,t ~T~ t'ro
'7~1o
I" = "ZO~' O"
PROJECT NO. 685
PROJECT BULLETIN #3
PROJECT BULLETIN #3
7105 62nd Avenue North
Overview
As you may be aware, in the fall of 2000 the City purchased 7105 62nd Avenue North from a willing
seller. The original intention was to rehabilitate the existing home. Upon further inspection, City staff
:found that the foundation of the existing home was failing. The City Council directed staff to remove the
existing structure and research construction of an accessible twinhome on the site similar to the
twinhome located directly to the south of the lot. Staff is currently researching accessible twinhome
options for the site.
At the June 25, 2001, City Council Meeting, Otting House Movers was awarded a contract to purchase
and remove the home, garage and shed from the site. Kevitt Excavating was awarded a contract to
demolish and remove the foundation and other features from the site. Kevitt's contract also includes site
restoration. The home is to be moved by July 13, with the demolition and site restoration occurring within
seven days of the house, garage and shed removal.
Site Upkeep
Yhe City will maintain the site. As a neighboring property owner, if you notice any suspicious activity on
the property, please contact the New Hope Police Department at 911 anytime, day or night.
Construction Hours
When needed, construction activities may occur between the hours of 7 a.m. and 10 p.m., Monday
through Friday, and between 9 a.m. and 9 p.m. on weekends and holidays. All work will take place during
these hours, except for the actual house removal. The house will be prepared to move during
construction hours, but will actually be moved in the early morning hours, per safety requirements.
City Contacts
If you have questions or comments regarding this property, please contact Ken Doresky, Community
Development Specialist, at 763-531-5137, or Kirk McDonald, Director of Community Development, at
763-531-5119.
The City appreciates the cooperation of all residents and businesses in the area that may be impacted by
this project. Additional bulletins will be sent to you as the project progresses. Thank you for your
cooperation. Neighboring property owners will be notified as the redevelopment process proceeds.
City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428
6/26/01
New Hope Citizen Advisory Commission
~' R4Creadon hnd~ ~':,
.,ntects
Monday, June 18, 2001
A B C D E ~, F · G ~, H
6
11
14
15
16
e
17
18
19
20
City of
New Hope
Parks and Community
Development Projects
Commercial
Industrial
Housing
Public - City
1. Golf Course Clubhouse
2. Public Works Shop Expansion
3. LDI/SAFCO
4. Liberty Park
5, Dorothy Mary Park
6. 6603 West Broadway, Hidden
Park Condos
7. Winnetka and Bass Lake Road
8. I~Esperance Townhomes
9. Ice Arena
10, L&A Townhomes
11. Cooper Gym and Tennis
Project
12. Lighted Field
13, 4864 Flag Avenue North
14. 8808 41 st Avenue Nodh
15. Northwood Park
16. Hidden Valley Park
17, Simon Delivers, Inc,
18. Auto Zone, Inc.
19. 42nd & Winnetka Avenues
20. Civic Center Park
21
1. Golf Course Clubhouse
The City purchased the golf course in 1971 from a private group of people. The
original clubhouse was very quaint, but by 2000 was very much in need of
replacement. The City began plans for a new clubhouse in 1999 after forming a
design team comprised of City staff, consultants, and two city residents/golfers. By
January of 2000 an architect had been hired to develop plans. Construction began
in September of 2000. A revenue bond is funding most of the project, with the golf
course paying off the bond over a 20-year period through revenues collected from
course operation.
The picnic area on the east side of the clubhouse is open to reservations, free to
golfers. The inside will be available for meetings and other gatherings after the golf
season ends each winter, for a fee.
2. Public Works Shop Expansion
In August of 2000, work began on a 2,180 square foot expansion of the vehicle
maintenance shop area of the New Hope Public Works facility. When completed in
2001, the expansion will nearly double the space available for vehicle maintenance,
greatly improve vehicle access to the maintenance area, and provide for a new large
truck hoist. Also included with the project are improvements to floor drain and
ventilation systems and the roof of the existing building. The total cost of
improvements is $894,384 and is being funded out of the Central Garage Fund.
The project is nearly complete.
3. Liberty Diversified Industries I SAFCO
Liberty Diversified Industries is located at 5600 Highway 169. Construction is
complete on a 46,000 square foot rear expansion and outstanding redesign of the
front of the building facing Highway 169. Other improvements include a revised
parking plan, substantial additional landscaping, storm water ponding, and revised
signage. Improvements are to be completed this summer.
4. Liberty Park
Liberty Park was developed in the late 1960s. Planning began in February 2000 for
new play equipment for Liberty Park, located at 60"~ and Gettysburg Avenues. A
neighborhood meeting was held to discuss the needs of this particular neighborhood
before staff and a landscape architect developed plans. The demolition of the old
equipment began the first week in September. Installation of new equipment was
completed late last fall. The project includes two separate play areas, one for pre-
school age children and one for children ages 5-12 years. A neighborhood
celebration was held May 17 with almost 175 neighbors attending.
5. Dorothy Mary Park
Dorothy Mary Park is a 6-acre jewel located right in the middle of a residential area.
The first mayor, Milton C. Honsey, donated the land to the City in the mid 1960s.
The donation was given with the stipulation that the park must continue in its natural
state. Over the past couple of years, the City has done quite a bit of Work in Dorothy
Mary Park including storm sewer upgrades, dock and trail improvements, a new
entry off 60 ~ Avenue, three board walks were added, and a groat deal of new
plantings were installed by park neighbors as well as city staff, who have adopted
this park. All improvements were made with the covenants upper most in the
planners' minds.
6. 6003 West Broadway / Hidden Park Condominiums
In Mamh of 2000, the City acquired the property at 6003 West Broadway from a
willing seller due to its deteriorated condition. The City purchased the property
under its scattered-site housing program with the intent to demolish the existing
building and construct an affordable, single-family home CHDO Project. Demolition
of this property was completed in August 2000. The City has had initial
correspondence with Habitat For Humanity regarding a possible project for this
property in the future.
The City is also completing a construction project to upgrade the adjacent access
point into Hidden Park Condominiums. The Condo Association petitioned the City
for the improvements and will be assessed for the improvements that include a new
storm and sewer system, surfaced pavement, curbs, and gutters. The City paid for
the installation of a water main extension as part of the project.
Both the housing and access improvements in this area are an effort to upgrade the
neighborhood.
7. Winnetka/Bass Lake Road Area
Over the past year, the City of New Hope has purchased 5340, 5406, 5410, 5412,
5420, 5422, 5532 and 5550 Winnetka Avenue North from willing sellers and moved
or demolished the structures on the properties. The City plans to continue acquiring
properties along the east side of Winnetka between 5340 and 5550 as they become
available. The City intends to utilize these lots for future single-family residential
redevelopment purposes, except for 5550 (the old doughnut shop site), which will be
marketed for a commercial use. Also, the City has acquired three lots on Sumter,
adjacent to Bass Lake Road and two lots on Bass Lake Road contiguous with the
Sumter lots.
In 2000, the City obtained a Livable Communities Grant from the Metropolitan
Council to study the roughly quarter-mile area surrounding the Bass Lake
Road/Winnetka intersection.
The City will be conducting neighborhood meetings in the next several months to
discuss potential opportunities in the area. The City will be notifying neighboring
property owners as the redevelopment process proceeds. In the interim, the City-
owned properties in the area will be land banked and remain vacant.
8. L'Esperance Town Homes
The City has received correspondence from the L'Esperance Owners Association
requesting funding assistance to make needed improvements to their properties
located at 7924-8020 51st Avenue North. They are requesting that the City consider
creating a Housing Improvement Area similar to the project completed at Sandpiper
Cove, to allow improvements to be made to the properties and then assessed
against each owner.
There are two buildings included in the Owners Association (7924-7934 and 8008-
8020) and each building contains six units, for a total of 12 units. The buildings were
constructed in 1962 and are noted in the Comprehensive Plan for declining building
and site conditions.
The Association is requesting financial assistance to fund improvements to the
properties, including new roofs, gutters and downspouts, windows, doors, drain tile
and parking lot improvements at an estimated cost of roughly $200,000. The
Association is currently in the process of finalizing the improvement plans and
completing a cost estimate for these items. Once the Association submits
completed plans and a cost estimate for the project, staff will present the proposal to
the City Council for consideration.
9. Ice Arena
The New Hope Ice Arena was built in 1975. In 1996, the second sheet of ice was
added along with eight new locker rooms, a new concessions area, meeting room. s,
and many other needed improvements. The arena is home to three of the school
district's high school hockey programs as well as the Cooper youth hockey and the
Armstrong youth hockey programs.
10. L&A Townhomes
This private development at 49th and Winnetka Avenues are being geared toward
empty nesters. Four, one-level twin townhomes were approved. Two units were
completed in 2000, and a third building was completed in the spring of this year.
The last building, landscaping, and road improvements are expected to be complete
in 2001.
11. Cooper High School Gyms and Tennis Court Project
Construction has been completed on the two new gyms at Cooper High School.
The gyms were added to the north side of the existing high school building. In
addition to the new gyms, improvements were made to the tennis courts and
baseball fields. The City of New Hope funded $3.25 million dollars of the project
with funds from tax increment financing revenue. The school district will use the
gyms when school is in session, and the City will have priority use of the gyms
during the evenings, weekends, non-school days, and summer months for
community use. The gyms were dedicated on January 9, 2001. The project also
called for rebuilding of the existing tennis courts. The District paid to rebuild five
courts and the City paid to add on two courts. The District paid for the upgrading of
the fields.
12. Lighted Field
Lighted Field was built in 1974. In 1995, the baseball field was refurbished including
lights. The 2001 CIP calls for replacing of the underground irrigation and the light
fixtures on the softball field. This field is used spring and summer by adult softball
teams and in the fall by youth football teams. The lights are vital for this facility.
13. 4864 Flag Avenue North
The City of New Hope is overseeing the development of a single-family home at
4864 Flag Avenue North. Due to the presence of poor soils, twenty pilings were
installed on the lot to support the home's foundation.
Although the wet weather has slowed activities in recent weeks, construction is
progressing. SVK intends to complete the foundation, backfill the lot and frame the
home during the month of June. If construction proceeds as planned, the roof
should be in place by the end of June.
Construction of the home should be completed by September 2001. Once
completed, the three-bedroom home, including a double garage, will measure 1,605
square feet. The home will face the west side of the lot toward Flag Avenue.
Landscaping adequate to buffer the new home from 49th Avenue will be installed
after construction is complete.
The new house will be sold to a qualified first-time homebuyer.
14. 8808 41st Avenue North
In 2000, Twin Cities Habitat for Humanity completed the construction of a new
single-family home at 8808 41st Avenue North. This is the first Habitat for Humanity
home in New Hope. The home has 1300 square feet of living area with three
bedrooms and an attached garage. Due to the presence of poor soils, pilings were
installed on the lot to support the home's foundation. Construction of the home
began in May 2000 and a dedication ceremony was held in January 2001. The
home was sold to a family of five from Somalia. The City purchased the lot and
installed the pilings with CDBG funds and sold the property to Habitat for $1.
15. Northwood Park
Northwood Park was developed back in the late 1960s. In 1997, the east side of the
park was redeveloped as part of a large storm water project that incorporated work
on both the east and west sides. In 2000, two projects took place at Northwood
Park. The trails on the west side of Boone Avenue were rebuilt and underground
irrigation was added to the three balifields on the east side of Boone.
The Lions Club began a trash container donation program in 2000 and Northwood
was the first park to receive the donation. The containers are a wonderful
improvement over the old 55 gallon barrels. The Lions also donated trash
containers to Lions Park and Lighted Field in 2000.
Northwood is the City's only Community Park and the Duk Duk Daze Festival takes
place in this park every year. The Lions Club and the Women of Today sponsor the
festival. The City provides many hours of park maintenance and sponsors the
fireworks. The dates for this year are: July 13-15.
16. Hidden Valley Park
This park was also developed back in the late 1960s. In 1998, new play equipment
was installed in this park. In 2000, a Master Plan was developed with much input
from all users - neighbors, the church, school district staff, city staff, CAC. The City
hopes to complete at least a portion of the master plan work as part of the 36th
Avenue street improvement project in 2002. The dirt to be removed from the street
can be used to build up the ball fields as part of their improvement. Storm water
enhancements are also in the plans and include dealing with the storm water runoff
from the park, the school and church property. The plan includes a new storm water
pond on church property.
17. Simon Delivers, Inc.
The City approved a two-phase expansion of the warehouse at 3440 Winpark Drive
and construction of Phase I (west addition) has been completed, with Phase II
(north addition) expected to start this summer. This includes a 76,518 square foot
addition to the north side of the existing building. The parking lot, landscaping, and
ponding are to be completed this summer. The building will serve as the new
international headquarters for this intemet-based grocery delivery company and
allow for a significant number of employment opportunities.
18. AutoZone, Inc.
AutoZone, Inc. has received approval to construct an AutoZone retail auto parts
store at 3601 Winnetka Avenue. This site now contains an abandoned gas station,
which will be demolished. The proposed project is the construction of a 5,400
square foot retail building with approximately 30 parking spaces, sidewalks, curbs,
gutters, and extension of all necessary utilities. The typical operating hours will be 8
a.m. to 10 p.m. Monday through Saturday, and 8 a.m. to 8 p.m. on Sunday.
19. 42nd and Winnetka Avenues
Construction is complete on the 5,000 square foot four-tenant retail building located
north of the Walgreen's store. Caribou Coffee occupies the western front of the
building. Pickerman's Soup and Sandwich opened the first part of June in the east
bay with two center spaces available for other businesses.
20. Civic Center Park
The swimming pool was built in 1965. In the fall of 1989, work began on a new
bathhouse on the north side of the facility. When the new fire station was built that
fall, the old bathhouse had to be demolished as the station was being placed in its
location. In the fall of 1991, the new shallow water pool was added. In the fall of
1998, another improvement project began in which new sand filters were added, a
complete new gutter system was installed, a drop slide was added, accessible
entrance in the shallow end of the main pool was added, bathhouse entry
improvements were done, etc.
was built.
Then in the fall of 1999, the new concessions area
City Hall was built on its current site in 1969. A number of remodeling projects have
taken place within this facility; one in 1984, another in 1992, 1994 and 1998.
The outdoor theatre was built in 1987 to replace the old castle from which summer
family musical productions were held from 1970 to 1987. This summer's production
of "The Sound of Music" will mark the 32"d summer the City has sponsored a major
family musical at this site.
Civic Center Park itself was developed in the late 1960s. In 1990, the play
equipment was replaced. In 1998, a Master Plan was developed for this park, again
with much input from all stakeholders. In 1999, phase one of the master plan was
realized with the courts project, new trails, a new driveway and parking area. In
2000, a project took place to improve drainage at the Theatre and replace asphalt
and concrete around the theatre.