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050200 Planning
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AGENDA PLANNING COMMISSION MEETING OF MAY 2, 2000 CITY OF NEW HOPE, MINNESOTA 7:00 p.m. CALL TO ORDER ROLL CALL CONSENT BUSINESS PUBLIC HEARING case 00-04 Request for a Conditional Use Permit to Allow a Portion of the School Building to be Used as a Church by Church of the Open Door, a Conditional Use Permit for Off-Site Parking, and a Variance for the Proximity of the Off-Site Parking, Independent School District 281 and Church of the Open Door, Petitioners - WITHDRAWN Case 00-05 Request for Rezoning from R-O, Residential-Office, to B-3, Auto-Oriented Business, and Conditional Use Permits to Allow a Convenience Store with Gasoline, Outdoor Sales, and a Special Size Loading Berth Size, 9398 Medicine Lake Road, Speedway SuperAmerica LLC/Dan Billmark, Petitioners Case 00-06 Request for Conditional Use Permit to Allow a Golf Course Clubhouse as a Recreational Use in an R-l, Single Family Residential Zoning District, a Conditional Use Permit for a Reduction in the Size of the Loading Area, and Site/Building Plan Approval for the Construction of a New Public Golf Course Clubhouse, 8130 Bass Lake Road, City of New HopeJillage Green Golf Course, Petitioners Case 00-07 Request for Variance to the Front Yard Setback Requirement and Site and Building Plan Approval for a Building Addition, 5500 International Parkway, City of New Hope/Public Works Department, Petitioners Case 00-08 Request for Conditional Use Permit to Allow a Side Yard Loading Berth on a Corner Lot; Conditional Use Permit to Allow a Deferred Parking or "Proof-of- Parking" Designation, Site/Building Plan Review, 5600 Highway 169, Frank G. Zelley/FLS Properties MN General Partnerships/Safco Products, Petitioners ZONING CODE UPDATE - Review Zoning Districts and Administrative Section COMMITTEE REPORTS Report of Design & Review Committee - Next Meeting: Thursday, May 18, at 8 a.m. Report of Codes & Standards Committee Report of Comprehensive Plan Update Committee Report of Zoning Code Update Committee - Next Meeting: Thursday, May 4, at 5 p.m. OLD BUSINESS Miscellaneous Issues NEW BUSINESS Review/Approval of Planning Commission Minutes of April 4, 2000 Review of City Council Minutes of March 27 and April 10, 2000 Review of EDA Minutes of March 27, 2000 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. Tb,~ Planning Commission will recommend Council approval or denial of a land use proposal based upon t, Planning Commission's determination of whether the proposed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the surrounding neighborhood. The Planning Commission holds informal public hearings on land use proposals to enable you to learn, first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and will be used by the Council, along with the Planning Commission's recommendation, in reaching its decision. To aid in your understanding and to facilitate your comments and questions, the Planning Commission will utilize the following procedure: 1. The Planning Commission Chair will introduce the proposal. 2. City staff will outline the proposal and staff's recommendations and answer any questions from the Planning Commission. 3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer questions from the Planning Commission. 4. The Chair will open the public hearing, asking first for those who wish to speak to so indicate by raising their hands. The Chair may set a time limit for individual questions/comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions/comments. 5. When recognized by the Chair, the person wishing to speak is asked to come forward and to give their full name and address clearly. Remember, your questions/comments are for the record. 6. Direct your questions/comments to the Chair. The Chair will determine who will answer your questions. 7. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially. Please limit your second presentation to new information, not rebuttal. 8. At the close of the public hearing, the Planning Commission will discuss the proposal and take appropriate action. 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: May 2, 2000 Report Date: April 28, 2000 00-04 Independent School District #281 and Church of the Open Door 5530 Zealand Avenue North Conditional Use Permit to Allow a Portion of the School Building to be used as a Church by Church of the Open Door, a Conditional Use Permit for Off-Site Parking, and a Variance for the Proximity of the Off-Site Parking I. Request The petitioner is requesting a Conditional Use Permit to change the use of the building on weekends to a church for the Church of the Open Door, a Conditional Use Permit for off-site parking, and a Variance for the proximity of the off-site parking, pursuant to Sections 4.054(1), 4.036(12)(a and f), 4.21, and 4.22 of the New Hope Code of Ordinances. II. Update School District 281 and Church of the Open Door made application for the following zoning approvals to allow Church of the Open Door to utilize a portion of Hosterman Middle School for church services and other church related activities on weekends: 1. Conditional Use Permit for church in R-1 Zoning DistriCt. 2. Conditional Use Permit for off-site parking. 3. Variance for proximity of off-site parking (off-site parking limited to maximum 300 feet away from building entry.) There was extensive discussion on this request at the April 4 Planning Commission meeting and the general consensus of the Commission was that the off-site parking request could not be supported. The Commission inquired about the petential for providing additional on-site parking and the petitioner indicated they were willing to consider that alternative and were agreeable to having the request tabled for one month. The Commission voted to table the request for one month. On April 18 .the City received the attached correspondence from the School District withdrawing its request for a conditional use permit for Church of the Open Door at Hosterman Middle School. III. Recommendation Staff recommends that the Planning Commission approve a motion accepting the withdrawal of the application. Attachment: 4/18 Petitioner Correspondence Planning Case Report 00-04 Page 1 3/31/00 April 18, 2000 RODD I kl D/1 area schools City of New Hope Kirk McDonald 4401 Xylon Avenue North New Hope, MN 55428 Dear Mr. McDonald: We are writing to withdraw our request for a conditional use permit for Church of the Open Door at Hosterman Middle School. Thank you for your consideration to this matter. Sincerely, Thomas H. Walerius Senior Associate for Business Services Education Service Center · 4148 Winnetka Ave. N. · New Hope MN 55427-1288 o (612) 504-8000 · Fax: (612) 504-8973 Planning Case: Petitioner: Address: Request: Second Signatory: PLANNING CASE REPORT City of New Hope Meeting Date: May 2, 2000 Report Date: April 28, 2000 00-05 Speedway SuperAmerica LLC/Dan Billmark 9398 Medicine Lake Road Rezoning from R-O, Residential-Office, to B-3, Auto-Oriented Business, and Conditional Use Permits to Allow a Convenience Store with Gasoline, Outdoor Sales, and a Special-Size Loading Berth Size Jim Horgan, adjacent landowner at 9390 Medicine Lake Road has signed the application to consent to the shared driveway component which is required by Hennepin County. I. Request The petitioner is requesting rezoning from R-O Residential-Office to B-3 Auto-Oriented Business, site and building plan review, and conditional use permits to allow a convenience store with gasoline, outdoor sales, and a special-size loading berth size, pursuant to Sections 4.201, 4.124(2), 4.125(4), 4.037(6)(a)(ii) and 4.21 of the New Hope Code of Ordinances. I1. Zoning Code References SuperAmerica is requesting a rezoning, four conditional use permits and site plan approval to allow the construction of 4,045 square foot convenience gas station on the property located at 9398 Medicine Lake Road. The project needs the following approvals: · A rezoning from R-O, Residential-Office District to B-3, Auto-Oriented Business District to allow a convenience store with gasoline as a conditional use within the B-3 District. · A conditional use permit to allow the construction of a convenience store with gasoline. · A conditional use permit for the shared access driveway from Medicine Lake Road (county required) · A conditional use permit to allow the outdoor display of products for sale. · A conditional use permit to allow construction of a special-size loading area. · III. Site plan approval Previous Tabling of Request This application was discussed in detail at the April 4 Planning Commission meeting and the Commission tabled the request until this meeting, at the petitioner's request, to allow the petitioner additional time to address specific issues/concerns and to clarify plans. It should be noted that the minutes from the April Planning Commission meeting show that a motion was approved to close the public hearing prior to the motion being approved to table the request. Therefore, if the Commission desires to have more public comments on this request, the proper procedure would be to have the Commission approve a motion to re-open the public hearing. If the Planning Case Report 00-05 Page 1 4/28/00 Commission is in agreement, staff recommends that the public hearing be re-opened to allow public comments on the revised plans, however, staff recommends that comments be limited t reasonable time period and pertain to issues related to the revised plans. IV. Update/Revised Plans This report is intended as an update and attachment to the March staff report on this application, which is attached for reference. It is not the intent of this update to repeat the specific zoning requests, criteria, Comprehensive Plan information, etc. The petitioner submitted revised plans prior to meeting with the Design & Review Committee on April 20 and submitted revised plans as a result of that meeting on April 21. Following is a list of issues, plan changes or conditions that the Design & Review Committee, staff and consultants felt needed to be addressed along with the petitioner's responses to these issues. 1. Noise/Speaker Volume Limits A recommended condition from the March report was that the petitioner submit a written statement that music will not be played over the exterior speakers at the gas pump islands and agree to speaker volume limits during the nighttime hours of 10 p.m. to 7 a.m. Include language that limits measured speaker sound to maximum 50 decibels at the property lines. The petitioner has submitted the following written statement and attached information in response to this issue indicating that "noise from the speakers at the canopy will be controlled by the installation of the 'speaker with call button' option that places an individual speaker in each dispenser (see Tokeim Premier C cut sheet). This will reduce the potential for fugitive noise in two ways. First, the directional speaker will be very close to the customer, allowing for adjustment to a reduced volume level at each pump. Second, only the speaker for that customer will be activated, and no greetings or other message will be broadcast over the site. Use of this feature will mean the broadcast speakers typically mounted on the canopy will not be required. We will, however, need to install a microphone at each island to allow customers to contact our staff. In no case will this system be used for any other purpose than direct contact with our customers. No music, announcements, advertisements, or any other message will be broadcast on this site." 2. Outdoor Sales A recommended condition of approval was that the petitioner submit a detailed plan illustrating outdoor sale/display areas and either limit to recessed triangular areas on southeast/southwest corners of building with no products on sidewalk or increase sidewalk width to eight feet and limit display areas to four-foot depth. Include statement that gas pump island area under canopies will not be used for retail sales, storage or display of any type. The petitioner has submitted a written statement indicating that "no permanent outdoor sales of any item is proposed on the Speedway SuperAmerica site. Outdoor sale of seasonal items, if located in one of the four 2' x 8' areas identified by keynote 19 on sheet Cl. Site Plan is proposed. The areas located along the front of the store on either side of the entrance will be defined by bollards, the other sites would be centered within the chamfered "cuts" at the corner of the building. These seasonal items include, but are not limited to items such as windshield washer fluid, pop/beverages, charcoal, bundles of firewood. This same area may also be used for placement of depositories, such as those for AM Express of Fed Ex, and for the storage of ice in a freezer. No other area on the site, including the canopy area, will be used for outside storage or sales of any product or service." The Building Official indicates that the exterior display has been reduced, clarified and placed on an expanded 8-foot sidewalk. The Planning Consultant states that the applicant has designated the first three feet of sidewalk on the southern side of the building and the triangular-shaped areas at the Planning Case Report 00-05 Page 2 4~28~00 southeastern and southwestern corners of the building for outdoor display. This amount of area is in conformance with the ordinance standards. Staff recommends that all outdoor display of products for sale be limited to the above-mentioned areas. Snow Removal Plan Staff requested that a snow removal plan be provided. The petitioner has submitted a letter from their Western Region 1 Maintenance Supervisor that states "this will confirm it is our intention to have no on-site snow storage at this location. We provide no on-site snow storage at several of our Twin Cities sites. Contracts for snow removal from our stores are on a district-wide basis with some overlap for geographical considerations and some on a store-by-store basis. Under our standard contract, snow is plowed on an as needed basis. A snow fall approaching two inches will trigger an automatic call for snow removal and individual store managers may call direct if excess accumulation, drifting, ice, or safety considerations warrant quick response. Depending on the amount of accumulation, a light truck with plow or a skid loader will first push the snow to a corner of the paved lot. After the lot has been cleared, the snow would be loaded onto a truck and hauled off site. This process has worked well and compatibly at similarly sited stored in the Twin Cities area." Tanker Access Route It was requested that the petitioner submit a revised tanker access/service plan to demonstrate that the site can accommodate large truck traffic. No large trucks may egress the site going northbound Hillsboro Avenue. The petitioner has submitted revised plans showing that the canopy has been relocated five feet to the west and that a 50-foot turning radius for fuel deliveries is accommodated with the relocated canopy. The petitioner has submitted correspondence stating that "we have reviewed the plan for fuel delivery prepared for this location by Insites and find it provides a practical and typical path for the delivery of fuel to the underground tanks. We are confident our drivers will make their deliveries at this site in a single smooth movement with no backing or other adjustments. We would also like to make, for the record, the following commitments and comments about our deliveries to this site: a) We understand that all fuel deliveries to this site are to be made from Medicine Lake Road, and no use of Hillsboro Avenue by fuel delivery vehicles will be permitted. The Hillsboro drive is not required for our fuel deliveries at this site, and we will ensure our drivers understand they will not use that drive. b) It has been our experience our drivers typically do not utilize the entire allowed standard 'comfortable' 50-foot turn radius. Our drivers are practiced and adept at maneuvering their tractor trailers on the often constricted store sites we serve, and become very proficient after viSiting the same site again and again. In our experience this would not be an exceptionally constricted or difficult site to make safe and efficient deliveries to." The Planner's report states that, "originally, staff had concerns with the site's ability to accommodate large truck traffic. However, the applicant adjusted the site's layout by shifting the building further to the north and relocating the gas pump canopy. Now the revised plans illustrate that the turning radiuses for large trucks will work. In addition, the applicant has provided a letter which states trucks from his company will be able to safely navigate the site." The Building Official indicates that the revised plan has improved the turning radius for gas tanker trucks, using only the south driveway to serve the property. Planning Case Report 00-05 Page 3 4/28/00 5. Hillsboro Driveway Access/Location The petitioner indicates that the drive on Hillsboro could not be eliminated, but has been redu~ ,' from a 35-foot width to a 32-foot width. Staff recommends that no large trucks be allowed to enter the site from northbound Hillsboro Avenue. The City Engineer recommends that the site access to Hillsboro Avenue be maintained. The existing signal at Hillsboro Avenue provides protected left turn movements to and from Medicine Lake Road. The City Engineer further states that the Hillsboro access is located approximately 100 feet from Medicine Lake Road. This will allow adequate stacking distance at the signal. The access should not be moved closer to Medicine Lake Road. No parking shall be allowed on Hillsboro Avenue between the SuperAmerica access and the intersection. 6. Medicine Lake Road Access The City Engineer states that Hennepin County has approved the access shown from Medicine Lake Road. The City has received the attached correspondence from Hennepin County Transportation Planning stating that the c°ncept of a shared driveway for the SuperAmerica and insurance sales office is acceptable. 7. Watershed Review The City Engineer recommended that the plans be submitted to Bassett Creek Watershed for grading/drainage approval. The City Engineer indicates that the applicant has verbally discussed storm water requirements with Bassett Creek Watershed. It is felt water quality requirements will be required. The applicant must represent on the grading/piping plan the water quality improvements that will be required (ponding or underground sediment collection). 8. Hillsboro Avenue Sidewalk The City Engineer had recommended that it would be desirable if a sidewalk boulevard was maintained along Hillsboro Avenue similar to the boulevard north of SuperAmerica. The petitioner has stated that the sidewalk along Hillsboro has been relocated to the extent possible. 9. Si.qn Plan It was recommended that the petitioner submit and receive approval of a comprehensive sign plan that meets the standards of the Sign Code and requires no variance. The petitioner has submitted revised plans proposing: Site 1 goalpost type sign - 15 feet from front property line --- 100 square feet per face proposed Building 1 "SuperAmerica" sign - non-illuminated vinyl application --- area = 48 square feet Canopy 1 "SuperAmerica" logo -illuminated sign --- area -- 12 square feet 2 "SuperAmerica" Iogos - illuminated ~-- area - 10.40 square feet each (west and south faces) The applicant is proposing one 100 square foot, 30-foot high pylon sign. This sign will be located 15 feet from the southern property line. Second, the applicant is proposing one 2' x 24' (48 square feet) wall sign located in the southeastern corner of the building. Third, the applicant is proposing two 10.4 square foot canopy signs. These signs will be located on the southern and western sides of the canopy. Staff finds that these signs are in compliance with the standards for property in the B-3 District. According to Section 3.49, properties in the B-3 District are allowed the following signage: Planning Case Report 00-05 Page 4 4/28/00 · One free-standing sign which may not exceed 100 square feet in size or 30 feet in height. In addition, the applicant may attach to this pylon sign one 16 square foot sign for the purpose of informing persons of the sale price of gasoline. · No more than two wall signs totaling 15 percent of the front face of the principal building or 250 square feet, whichever is less. · One canopy sign per canopy fascia fronting onto a street. Canopy signs shall be limited to 16 square feet per sign. Staff finds that revised sign plans comply with all city standards and all variances have been eliminated. 10. Landscape Revisions It was recommended at the April Planning Commission meeting that the petitioner address concerns about additional landscaping north of the building and on the west side of the property to screen apartments from headlight glare. The petitioner has submitted revised plans to address the issues of concern. The applicant's landscape plan meets the standards for landscaping and screening outlined in the Zoning Ordinance. The applicant has complied with the recommendation of the Design & Review Committee by adding both conifers and over-stow deciduous trees along the north side of the site and along Hillsboro. The plan uses a variety of plants and trees to screen both the building and the parking area from the surrounding uses. Eight tall sugar maples are located along the north side of the building near the property line. Thirteen Iow Scotch pine trees are located in the same area. The west side of the lot has four ornamental crabapple trees, three amur maple trees and 12 juniper shrubs. The front yard along Medicine Lake Road has 15 cotoneaster shrubs, 13 dayliilies, five ornamental crabapple trees and 10 juniper shrubs. Five burning bush shrubs are placed at the east lot line next to the loading zone. A section view at the north property line to buildings, with plantings, has been provided. Plantings have also been shifted away from the building on the north for security reasons, per Police Department recommendations. In addition to the on-site landscaping, the applicant is proposing additional landscaping on the Hillsboro Court Apartment site to provide additional screening. The applicant has posted a $5,000 escrow with the City for the proposed landscaping. The applicant intends to meet with the owners of Hillsboro Court on May 1, 2000, to discuss the acceptability of their plan. The applicant will need to receive written approval from the owners of the Hillsboro Court Apartments before installing any landscaping beyond their own property. A copy of any approval must be filed with the City. 11. Consistent Plans It was recommended that the applicant submit revised plans with consistent information regarding the size and dimension of the proposed building and to verify all conditions and compliance with State Building Code, including interior ships ladder, etc. The petitioner indicates that the plans have been revised so that the building elevations match the footprint. 12. City Engineer Recommendations The City Engineer has submitted the following routine comments regarding utilities: Previous comments were submitted regarding site utilities. The following comments are restated: · Abandon existing water and sanitary sewer services according to Public Works requirements. · Provide new water and sanitary sewer services according to Public Works requirements. · It is recommended that 10-foot drainage and utility easements be provided along the east and north property lines. Planning Case Report 00-05 Page 5 4/28/00 13. Correspondence Correspondence received on the application subsequent to the April 4 Planning Commiss, meeting is included in this report. Previous correspondence/petitions received and included in the last report is available for review at City Hall. V. Summary The singular major component of this request is the rezoning issue. While staff realizes that there is significant opposition to this proposal from adjacent property owners, the Comprehensive Plan does guide this site for commercial redevelopment due to its location on a four-lane County road at a signalized intersection in a high-density residential and commercial area. A commercial use at this site has been discussed in the past. Similar opposition was heard when the new SuperAmerica was proposed at 62nd and West Broadway and that development has contributed to the improvement of the neighborhood. Staff finds that there is evidence to approve the rezoning of this site from R-O, Residential-Office, to B-3, Auto-Oriented Business District, but the preference would be to rezone both lots at one time with a development for both properties. The adjacent land owner to the east has met with staff and stated an intent to request a commercial rezoning in the future, on his schedule. The Planning Commission and City Council must determine whether the B-3 District will accomplish the City's goals for this area as established in the Comprehensive Plan. If the Council does not support a commercial use at this site, the adjacent Horgan lot is seriously affected and the Comprehensive Plan must be revised. The Comprehensive Plan encourages private reinvestment for redevelopment areas and this proposal requests no public subsidy. If the rezoning is supported, the next question is: what are the types of appropriate land uses. Gas and convenience, retail sales, office and restaurant have been discussed at this location in the past. Most interest in the property has been for traditional B-3 or B-4 uses. Most restaurants need more property. What the market wants to build is frequently, but not always, an indicator of which project can be viable. Traffic volumes on Medicine Lake Road and proximity to the freeway are balanced with lot size and available parking spaces at this site. Staff also feels that the applicant has tried to respond to concerns raised with improved landscaping, lighting plans, and building location. Staff is prepared to recommend approval of the site plan and conditional use permits should the City approve the rezoning. Staff finds that there is evidence to approve the rezoning of this site from R-O, Residential-Office District, to B-3, Auto-Oriented Business District. The Planning Commission and City Council must determine whether the B-3 District will accomplish the City's goals for this area as established in the Comprehensive Plan. IX. Recommendation Pending further public comment and after considering additional correspondence received and the information presented in this report, should the City approve the rezoning, staff recommends approval for the site plan and related conditional use permits to allow the construction of a convenience store with gasoline in the B-3 District, subject to the following conditions: 1. Clarify controls or signage to prevent large trucks from exiting the site going northbound on residential Hillsboro Avenue. 2. If possible, submit letter of consent from apartment owner to west for a specific landscaping proposal to help screen the driveway and/or add plantings to public boulevard on west side of Hilisboro. 3. The Police Department has requested the applicant place exterior lights over the main doors on both the north and east sides of the building. Therefore, the applicant must submit revised lighting plans which illustrate the photometric pattern for these lights. Planning Case Report 00-05 Page 6 4/28/00 4. Submit an As-built survey prior to the final inspection of the SuperAmerica store and Occupancy; survey to include new shared driveway easement. 5. Compliance with all City Engineer recommendations including: Access permi[ from Hennepin County to allow access from Medicine Lake Road. · Plan to be submitted to Basset Creek Watershed for grading/drainage approval. · Easement for shared access to be approved by City Attorney. · Coordination with New Hope Public Works on abandoning and new utilities. · All final grading and utility plans to be approved by City Engineer. 6. The display area for outdoor sales shall be limited to the recessed triangular areas located at the southwest and southeast corners of the building and the three feet of sidewalk running the length of the south side of the building. There shall be no other outdoor display of products for sale on the site. 7. By ordinance, the operation of this site is limited to the hours between six o'clock a.m. and 12 o'clock p.m. unless these hours are extended by the City Council. The applicant has requested that the store be allowed to operate 24 hours a day. The Planning Commission and City Council should determine the appropriateness of this request. 8. Petitioner to execute Development Agreement with the City and provide financial security (amount to be determined by City Engineer and Building Official). Development Agreement to include maintenance/replacement of landscaping. If this request is denied, staff recommends that the Comprehensive Plan be revised or that specific land use options be identified for this site that will be supported by the market and the City. Attachments: Petitioner Narrative/Amendment to Application: Exterior Sales and Noise 4/17 Petitioner Correspondence re: Fuel Delivery 4/20 Petitioner Correspondence re: Snow Removal 4/20 Petitioner Correspondence re: Landscaping/Escrow Revised Plans: Roof Access Location Plan Building Elevations Site Plan/Notes Grade Plan Landscape Plan/Notes Landscape Schedule North Site Section Lighting Plan Truck Turning Layout Canopy Elevations and SuperAmerica Identification 4/19 Petitioner Submittal to Design & Review Committee Aerial Photo Communications Received Since 4/4 Planning Commission Meeting Planner's Report/Revised Plans City Engineer Comments/Revised Plans Hennepin County Letter: Curb-Cut Approval April Staff Report (Excerpts Only) Planning Case Report 00-05 Page 7 4/28/00 AMENDMENTS TO THE AT-FACHMENT TO THE APPLICATION OF SPEEDWAY SUPERAMERICA LLC TO CONSTRUCT A CONVENIENCE STORE WITH GASOLINE AT 9398 MEDICINE LAKE ROAD a. Exterior Sales 4.124 (2) (e) No permanent outdoor sales of any item is proposed on the Speedway SuperAmehca site. Outdoor sale of seasonal items, if located in one of the four 2 ftx 8 ft areas identified by keynote 19 on sheet C1, Site Plan is proposed. The areas lcx:ated along the front of the store on either side of the entrance will be defined by bollards, the other sites would be centered within in the chamfered "cuts" at the corner of the building. These seasonal items include, but are not limited to items such as windshield washer fluid, pop / beverages, charcoal, bundles of firewood. This same area ma3, also be used for placement of depositories, such as those for AM Express or Fed Ex, and for the storage of ice in a freezer. No other area on the site, including the canopy area, will be used for outside storage or sales of any product or service. b. Noise 4.033 Noise from the speakers at the canopy wilt be controlled by the installation of the"speaker with call button" option that places an individual speaker in each dispenser (see Tokeim Premier C cut sheet). This will reduce the potential for fugitive noise in two ways. First, the directional spe~,~ker will be very close to the customer, allowing for adjustment to a reduced volume level at each pump. Second, only the speaker for that customer will be activated, and no greetings or other message will be broadcast over the site. Use of this feature will mean the broadcast speakers typically mounted on the canopy will not be required. We will, however, need to install a microphone at each island to allow customers to contact our staff. In no case will this system be used for any other purpose than direct contact with our customers. No music, announcements, advertisements, or any other message will be broadcast on this site. April 21, 2000 Premier C As the fimt "off-thHssambly-tine" dial:anser to be compliant with the Americans with Disabilities Act (ADA), Tokheim's Premier' C sst~ the standarcl for you ar, ri your l~usiness. The Premier® C meets the 54" height description, even an a 6" island, as recommended b"y the Architectural end Transportation Barrier C~mlatiance Board. Premier~ Ccffers you blended and non-blended ver3ions with multiple hose configurations. Easy access to advan~ el~onic is made simple [ha~ks ta tho three- do~r haa~ ~es[gn, ~is design snnanc~= s~icsabili~ of t~e eiemmnic ccmp~nems. Advanced Benefits · ADA coml~liant controls and display (when mounted on a 6' island) · Easy access with three-doer electronic enclosure · Market-smart ad i:anel design features full beck support for inserts · Dual-head card reader reads mag-~m~ed carri front and beck · Ee~¥ alignment and secum-fitt, i~,g lower doors with draw-style locks · Standa~ized bottom accss~ raceway design ensures easy access to the MaxVac' pump motors · Redesigned recoiler printer provides easier loading and virtually sliminete~ pa~er jams All units lane oriented Continuous price display Stand-alone operation Key lack doors Individual gallon totatizer/hase out)et Dual phase pulsar Unit price mr grade/product Standard or water alert internal filters Strainer screen (su~on only} Locking capability for nozzle Three year limited warranty on meter Three. year limited warranty on pumpmg unit (suction) Stainless steel column covers Self diagnostics 17' raceway Black upper doors 45' cabinet (H400 seriesI, 30' cabinet iH300 soriesj Multi-piece produc~ identification panels mPr~o orammable blend {blonder Is only} Black dial with white lettoring Black nozzle shrouds Bactdit ~ display Universal nozzle boat Nan-vapor recmmry Stainless steel lower doors Pain[ed column covers Dual price pasting cash/credit Preset Speaker with call button Stainless steel valance DPT card accepter Cash accepter (45" models only) Full vapor recover,/ Interim vapor recover,/ MaxVac· Debit InSight"' display 10 G..PM dependi,ng .on hardware COmlguretion aha Inlet p~sure ,I~.~,~,-. ;;. . ~'.*: ,: . ~., ' . ' , 120 VACA40 VAC (=10%,-15%), 50/60 HZ Models Pm~cla Hoe# $idw. Frmm~ 1442GC-REB: 3 6 2 45" H422C-RIg3:3 Z 2 45' H4ZZC-R95: 5 2 2 45' N426C.REB: 4 8 2 45" H424C-RB3:4 (3+1) 4 2 45" H424C-RB4:5 (~1) 4 2 45" H322C-RB3: 3 Z 2 H322C-RBS: 5 2 2 347 Non-Blended .Pr~_-_,.~_ ~ Sid~ Frame lt426C-R: 3 6 1 H422C.R: 3 2 2 45' H429C-R: 4 8 1 45' H424C-R: 4(3+1] 4 2 H37.2C-R: 1 2 1 30" H324C-R: 2 4 2 30" PREMIER* 426 4 = 45". 3 = 30" Number of hoses Number of sides April 17 2000 Mr. Doug Sanstad Building Official City of New Hope 4401 Xylon Avenue N. New Hope, MN 55428 Re: Proposed Speedway SuperAmerica, 9398 Medicine Lake Road Dear Mr. Sanstad, We have reviewed the plan for fuel delivery prepared for this location by Insites and find it provides a practical and typical path for the delivery of fuel to the underground tanks. We are confident our drivers will make their deliveries at this site in a single smooth movement with no backing or other adjustments. We would also like to make for the record the following commitments and comments about our deliveries to this site: a) We understand that all fuel deliveries to this site are to be made from Medicine Lake Road, and no use of Hillsboro Avenue by fuel delivery vehicles will be permitted. The Hillsboro drive is not required for our fuel deliveries at this site, and we will ensure our drivers understand they will not use that drive. b) It has been our experience our drivers typically do not utilize the entire allowed standard "comfortable" 50 ft turn radius. Our drivers are practiced and adept at maneuvering their tractor trailers on the often constricted store sites we serve, and become very proficient after visiting the same site again and again. In our experience this would not be an exceptionally constricted or difficult site to make safe and efficient deliveries to. Thank you for your consideration. If you have any questions or comments please contact me directly at (651) 458-2779 Sincerely, .-Dave~ Blatnik f~ I ~ Marathon Ashland Petroleum LLC Terminal Manager - St Paul Park MN peedway SUPERAMERICA Speedway SuperAmerica LLC 4/20/2000 Mr. Doug Sanstad Building Official City of New Hope 4401 ×ylon Avenue North New hope, MN 55428 Re: Proposed Speedway SuperAmerica, 9398 Medicine Lake Road Dear Mr. Sanstad, This will confirm it is our intention to have no on site snow storage at this location. We provide no on site snow storage at several of our Twin City sites. Contracts for snow removal from our stores are on a district wide basis with some overlap for geographical considerations and some on a store by store basis. Under our standard contract, snow is plowed on an as needed basis. A snow fall approaching 2 inches will trigger an automatic call for snow removal and individual store managers may call direct if excess accumulation, drifting, ice, or safety considerations warrant quick response. Depending on the amount of accumulation, a light truck with plow or a skid loader will first push the snow to a corner of the paved lot. After the lot has been cleared, the snow would be loaded on to a truck and hauled off site. This Pr97c?)s has worked well and compatibly at similarly sited stores in the Twin Cities area. Maintenance S upe/y/vq~or Western Re g,~l' An Equal Opportunity Employer peedway SUPERAMERICA Speedway SuperAmerica LLC 4/20/2000 Mr. Doug Sanstad Building Official City of New Hope 4401 Xylon Avenue North New hope, MN 55428 Re: Proposed Speedway SuperAmerica, 9398 Medicine Lake Road Dear Mr. Sanstad, As we discussed Thursday morning, we are meeting on May 1st with Robert Levine and Brian Kelly of KMS Management, the owners of Hillsboro court Apartments. At that time we will review our revised landscape plan and will propose our installation of landscaping on their site to provide additional buffers. Pending the outcome of those discussions I am enclosing a check for $5000.00 for the City to hold in escrow that will ensure our commitment and performance in providing off site landscaping at the apartments if we can agree on a plan, or within the City's right of way, or both, whichever is the best solution. Sinc/rely~:22> , ~ / Dan D. Billmark Speedway SuperAmerica LLC Project Manager An Equal Opportunity Employer RETI~ACTAt~LE I~.OOF AC, GE~ STAIR ANI2 HATGH ~.~ LINE OF FLAT ROOF AREA I I ~LOC~T1C~ LAYOUT NOT'mS.' 1, SITE PLAN pREPARED FROM SURVEY pREPARED SUNDE LAND SURVEYiNG~ LLC TELEPHONE (952) 88t-2455 REFER TO SURVEY ,=OR ADDITIONAL LOT DIMENSIONS AND INFORMATION ,=OR SITE LA¥OLJT PRIOR TO CONSTRUCTION. 2. CURES ARE DIMENSIONED TO .=ACE 0,= CURS. T~ ~ NORT---AST i ~ -r= .=ROM ..-~ AR,= ~O~A ~ _D ~ 5.ji.D.NG, AND ISLAND COMPL,=X W.~,, CANOPY ,-N= =ROPERT¥ CORN,=R, AND ALiGN,=D p,=RpENDiCiJLAR/ PARA~L-t- TO TN,,= NORT- , ~,- .=, r~;=====~,',"": ',' ON THIS PLAN, z. UNLESS SHOWN OTNERWIS- ON T~iS DRAWING, CONTRACTOR SHALL PROV;DE CONTROL jOINTS, CONSTRUCTION jOINTS, AND EXPANSION jOINT5 iN SLA5 ON GRADE, SiD=WALKS AND DR:V=S CONTROL JOINT MAXIMUM DISTANCE: WALKS- 8' O.C, ALL OTH`=RS- 10' O C. SAW CONTR0' JOINTS MINIMUM ON=-'QUARTZR CONCRETE THICKN`=S5 EXPANSION JOINT MAXIMUM D:[STANC~: WALKS- 2z"' O,C, ALL OTHERS- 40' C C. ~ ' =' =X=ANSION jOINTS- MAX:MUM 2z~'' OC SIT~ DATA', SiT= AR-_-A' GROSS : D6,D88 SQ=- oROPO$~=D 5U!LDING = ~,90! cRO=OS~D ~AVSD AREA = 18,060 SQ=- =RO~OS~D GREEN AREA = i~,~27 SD=- KEYNOTE~ LANDSCAP=_/ GRP-=N AREA. .SE.= SHE.=- O==-S.."RE=T PARK[.NG S,ALLS S-R:=iNG _ z,, W:O_= STALL_ LINES, USF- ~-'.G" /:S:5:~:T" '~/":T,= =A:NT SPAC~=S ~ROV:DED (I0) :SLAND SERVICE ~OiN"rS .01 9'-O"x GEN,=RA'- mARKiNG {!) 9'-OUx !9'-0" ACCESSISL~= mAR<lNG !') 9'-O'x ~9'-0" LOADiN$ ZON~= _~A~.N~ ZON= ~ROViD~= AmmROORiA-5 ADA AC~SSiDL='= oA~KiNG SmACE V~:-- .... . S-RioiNG AND oAV-mM~N- VA.R<:iNGS 4 4. W:D=, r.]G~ .... ' '-Y ~" :\-ZSRA_ CONCRZ'E CURB/ 'N~_< ~ZR S-CRV STRUC-URE ~ER D~VAiL SE= S-~T S=~ AND S~ =OR =OR~ER S,CRM ' 6" DiA. CONCR,=-T- =~--~ ...... A~O,LA~D MOUNTED "D:SA~:~~ ~:NG ON_V" S:GN ~q DTL ~O,~A.~D MO:JN~ZD ':NO ~ARK:NG" S'GN = =~-~'mA -~ /-~ ~ .... · ~ '-' 5-~3 ~'S=~NC~R 'S_AND CANC -~ .NO S:ZE '¢71~ CANOPY AND ...... ~vcR~-= :SLAND5 WIT- = '= OlS:SkSSeS 2:S=5NSSR ~Ee OY,'N~R SIGN RF:::QUIR~MI=NT~: A ('i GOA'..-=OS- -"'~=- S':GN- '5~ =RO'," =RS",- $.~N =ACE O~_.~ ~O'-C" - MAX ,~.,~M;NA._~ CANO='' AREA = '0'~0 9Q~T (~6 SQ..=T MAX) i i iI / \ .// PLANT MATERZA/ CONTRACTOR SHALL RE~ER TO THE STANDARD SPECII=ICATION$ POE ADDITIONAL REQUIREMENT~ NOT ~TATED ON THIS DRAWING, CONTRACTOR SHAL,.. VERIFY LOOAT;ON OF ALL. UT':LITI--.5, LOCATIONS SHALL CLEARLY MARKED ,=OR LANDSCAPE CONTRACTOR'S USE. CALL GOPH. ER STATE ON.= CALL 252-1!96 FOR LOCATIONS LAND$CAPI~ CONTRACTOR SHALL COORDINATE HIS WORK WiTH OTM_..=RS AT 5;%= AND COMPLETE HIS WORK PER OWN.FRS LAND$CAP.= CONTRACTOR SHALL V.=Rt=Y TOPSOIL D.=PTH AND NOTT.=¥ OWN.=R 0= ANY D.=,=ICtENC¥. TOP SOIL SHALL 15f CL.=AN, PRE.= OW STON.=S, W.=.=O$ AND UND.=SIRASL.= D.=SRiS. '?OPSO!= S~A~L 15.= SUPPL-~M.=NT.=D PER STANDARD LANDSCAPE CONTRACTOR :S R=S=ONS~- , ,~--. = ~OR SODDING ALL '21S~L, RS.=D AREAS ALL MAT.=RIAL SHALL CONFORM TO 'H.= GUIDEL!NFS .=S'rASLISH.=D ~Y TH.= CURR.=NT ALL :~LANTS SMA,, 15.=AR T.-._: SAM= R=_AT:0NSHI:> '0 ~IN:SH~_D GRAD.= AS OR:G:NA_ GRADE B.==OR.= DiGGiNG ALL =LANT MATERi.AL SHALL 5.= 5A:._~ED AND WRAm'P.=D OR CONTAIN.=R GROWN NO CONTAIN.=R GROWN STOCK WiLL 15.= ACC.=mTED I~ tT IS ROOT BOUND ALL ROOT WRAPPING MATER;AL MAD= 0= SYN"-~-.=-:CS OR ='LASTICS SHALL 15- R__..MOV.=D AT TIME_.. 0= PLANT]NC. WI"H CON'A:N-='R GROWN STOCK, ALL CONTAINERS SHALL 15= R.=M,0V.=2 AND -~-_= CO."/'A:N.=R 5A~L S'A_L =' ..... -~r~ THE S,.,R. A,.,_ TWO V.=RT;CA_ LOCA'IONS PLANT MA"'"ERiA_S Sm~,L, SE G,.,.z, RAN-__..=D ONE ("t FULL YEAR UPON TOTAL AND A~'r=m'~'^'ur=~.~.- ,-,~.. 15Y OWN`='R _ANDSOA. P.= CONTRACTOR WILL PROVIDE ON.= TiM R_Qu._S, R.=I='~/-.,C'=M__.NT AT APPRO:~RiA"'-_= -:V`= OR UPON = ~.r- '-r OWNER. AL_ mLANTS SHAuL 15.= SPRAY`LO Wi-- AN ANTiD.=SSiCANT W.~ThIN 24- HOURS ALTER '' 155 A__ P~ANTS SMA,_ WATER`LO -.-ORC,G-_V .z., L-r-- R PLANTING .,~RAV_,,,.,,..,,,.... SHA,~ 5= 3/'"'-* D:A '¢VA'S~fD R:VLZ'R ROCK' iNSTAL_ 4" O=:~'~ W.'T~ A~mROV=D W==D 15ARR:ZR =ASPIC MU,C- SMA__ 15_= S'":R--2.~--~, -ARD'¢,'C,O.5 :NSTALL. "' D-___s-'--' NC, =:_".mR =A15R:C OR =DC:NC AROUND A_,.. TR='`=$ _CS~-=-2..5~-9:3= =_ANTING 15.=DS =_X:$-;NG TREES S~C¢/'N 0'", --:S =_/.",, /.~= -C R_VAiN S--A(~ .,4.' -- -:G- v':SIS:,:-'" mO_v SAFETY ,=,=NC--. A- DR:= _:',,= Z- =>':S-:*`G 'R=.=S -0 R-=MA:*` V--R:=''' '-"`LA_-'"" 0= V`=G~_"ATiON IN __.X:ST:NG TR`=,= _:\,= -=:',¢ AN"" W,=AK OR B_.,ROK:.=N 5RANO,-i;,=2,, AN,.?, c'~N,= =0=, ,..4,=A~THT GROWT,.-, ~A15:- ROOT STOCK MA"" 15= ~c~"'5-:-~-fl -$? =O-"",=D P,=R,=NNIA_ ~=""0"'<~ D...,RING ,=ARt Sc'RiNG PLANTING (5,. OR_ '~ A=~ /. ..... ,_, ¢ ,A'_ FALL ,ANDSCA~'= ¢ONTRAC-CR S-A__ r_,`=~,,:..:,~ A_~ -UR= iN STAT`= COUN-v /-ND C:'-¥ ROW D$VZ-$ED ~Y CONS'R,.,., .,.-'\ -' ,...':.31"./._ OR ='=--= ~ , "' ...... ,...,_~ _R COND:-:ON CONTRACTOR iS R~S::::'0NSiS_,= =?~ .%¢,".5~ /.:::'=ROVED iRRIGATiON D,=$TGN AND .NS A,_A!,ON :RR'$r-.,-:ON D_=SiGN S,.-'"/-,__ :*,2__Df "3S~: :RR:GA-:ON TO A,__ ::'~'O='=RTM , -c ' . _ . -;N:.~ AND `=DS`LO ALL iRRiG,¢--,'-':C',., _'.N,=$ i"'.3-/.__,=....3 ',/',':~'-"':N OWNERS PROP='RTM AND 'A'l'- LONG RANG,= ~,=AD5 -0 R_A~. S-RE=-~ IRRIGATION CONTRACTOR S-/.__ COORS:HA-,= ;NS-A.LAT;CN 0= DVC $_._V_$ U.N,~_R ~ ~A'/,=2 ARF-AS AS ,/V_=,_ A5 --,= ~.~N R .... R IRRiGATiON MAiN @ --~-_- 15U!_D:NG =0'-'" SA.=----.T¥ .'=ENCE A"' DRiP LiNE OF 'mx:sT:NC 'REPS TO REMA':N VERi=¥ ?'mA,-'-. 0= V_=GETATION IN EX:ST:NC TREE ~:NP_., TRIM ANY W_CAK OR 5ROKEN 5RANCHED, AND PRUN= ~OR HEALTHY GROWTH HABIT. _R_NN.~A~ STOCK DUR',.NG EARLY ROOT STOCK MA* BE SUES-iTU-ED =OR =O""-SD == =' ..... A, R,,~ AND D,.,R,.N~ _A'= '=ALL .~-,""NTiNG fAmTFR 15 $~R:NG :'~ANT:NG (5-_-=0R-,.5 15 = SEPT=MS_=R) LANDSCA=E CONTRAC-OR S~ALL RF'::'A:R A_L -ye= iN STAMP, COUNTY AND CITY ROW ,.'A, MA~.J ~'Y CONSTRUCTION TO OR:G~NAL OR 5ET-SR CONTRACTOR :S RES=ONS:BL-= =OR OWNER /--,==ROVED iRRiGATiON ~,_S~N AND ~NSTALLATiON :RR;GAT:ON D~SiGN SHA~_, iNCLL, D=' "00~. :R~:SA-:,.ON -0 AL~ :::'ROPSRTY LiNZS AND ROAD EDGES A=Z iRRiGATiON .._."NES iNSTALLED 'A,':,-:N Sh/NERS ::'ROPERTY AND 'NJ,~ LONG RANGE ROOT COVVCN NAM-_- 6'- 8' !..-.- z..' M':N HT 5 2" CA, 9 2" CA: "2 30" 9=9 30" S=R '5 SCC-C- P'"u5 -e~ ¢0~,c 'Nowcy Comocct' AMCR =VS-_-~,S ",/,aDL-~ V:N- ,_,~._ = = ~.,",..oe-u,.~ c~' ~e'"~;~ M r-r Ju.ep' ~0-' POT ~,,.,, /sAC 5~R",. NG 5US,- 5ASA _._ -e~'e*ccc . s 'Scic' CO~C- I I I -T H~,H I llqqi J ~ ~~. ~-'~:~i~'.'~y ~ ,-~'~ .~ ~ ~ ~'..~ ~.2~~ - .'~'~)'-pC.~i~.i~ ~ ..~=F'-~L. ~i· ~ ."'..:'. ~.LR t -400SMH-' I V-CS - ~ "'j ..' 4OOW S~H He i9ht= 16 ~ee~, r ' ' h ' 'Erom P°~e to Pho%ome~r lc Cen~er= ~ ~e~t, ~ - ' IES Ccnde Lc : La', C', ~SPLD IESXL47~5, -LS !nltioL Lumens pe~ L~mp- 40000, Light Loss Factor (LLF) : O, 7~ Num~e~ Po[es ~m:s tyDe : 3 CC-400-SMH-FGL 400W SMH Mounting He ignt= T ES Camde L c F i !, e: Light Loss ~=c,z ~o Numtoer Lumina ires 16 ?eat, C:\SPLDIES\L3938, Lamp- 40000, (iLF)_ = O, =~,, ~ this type = 26 lES t LLUM ! NANCE i S TARGET PLANE AT Summary ~ POINTS AVERAGE MAXtM U M MINIMUM 464 14.~ i N HORt ZON T AL Z - 0 FEET, I !i,~,~ L_ ! ! ~ ~ ~ .... J t I I I I I I I I PHONE MICHAEL 8809 WEST BUSH LAKE ROAD MINNEAPOLIS, MN 55438 952 941-7487 email mcronin@mm.com CRONIN & ASSOCIATES FAX 952 941-2645 April 19, 2000 Proposed Speedway SuperAmerica 9398 Medicine Lake Road Notes on this submission 1. The Canopy has been relocated 5 ft to the west. and the building 3 ft north to accommtx:latc outside sales 2. The grades have been revised by Insites and on CB elin'finated The landscape plan has been revised to extend the line of maples across the north boundary and relocate the pines to the north, and enhance image alOng Hillsboro ' 4. A 50 ft turning radius lbr fuel deliveries is accommtxtated with the relocated canopy 5. The drive on Hillsboro could not 10c eliminated, but has been reduced to 32 ft 6. The sidewalk along Hillsboro has been relocated to the extent [x~ssible 7. The building elevations match the fix)tprint, and building signage is protx}sed. ,% M A N A G E M E N T 5801 S. Cedar LaH'"~, Suite A St. Louis Park MN 55416 April 10, 2000 Mr. William Sonsin Chairman City of New Hope Planning Commission 3308 Gettysburg Avenue N. New Hope, MN 55427 Re: Planning Case 00-05 Dear Mr. Sonsin: As Managing General Partner of Hillsboro Court Apartments, LLC, the owner of Hillsboro Court Apartments, I am writing you regarding the request for rezoning of Lot 7, Block 8, Howland's Heights, PID# 19-118-21 33 0009. I am sure you are aware that our property is right across the street on Hillsboro Avenue North from the subject property. Brian Kelley from my office attended the recent hearing regarding this request, and has voiced our concerns regarding the effect that an Auto Oriented Business would have on many of our residents that live in our apartment building. Primary issues include the proper screening of the Hillsboro side of the subject property, noise and light problems during evening and late night hours, and the problems associated with increased traffic as a result of ingress/egress on Hillsboro with a new curb cut into the subject property. If this project is approved, I strongly request that no access to the subject property be allowed on Hillsboro Avenue, and that the Hillsboro Avenue side of the property be well screened for noise and lights. However, I truly question whether this new commercial use of the property is compatible with the neighboring properties. I understand that the property's current use is not "highest and best", and that the property is a good candidate for an improved use. However, with several auto-oriented businesses already in the area, and with residential properties adjacent to the site, I would think a different, more compatible use is appropriate for this site. Certainly, a small office building would provide a higher and better use, and be more compatible with the neighboring properties. ACCREDITED MANAGEMENT ORGANIZATION I am planning to attend future hearings regarding this request. discuss it with you or anyone else from the City at any time. Sincerely, Cc: Mr. Kirk McDonald Director of Community Development 4401 Xylon Avenue North New Hope, .MN 55428 I would be happy to Kirk Mcdonald - Re: SA Proposal Page 1' i From: To: Date: Subject: Dan Donahue "Alida. Bradley@ci.minneapolis.mn.us".Groupwise Internet Agent. NH_Cityhall 4/14/00 8:47AM Re: SA Proposal Thank you for sending us your comments. The Planning Case is still with the Planning Commission and will be back on their agenda on May 2nd. If the Commission votes it up or down that night then it will be on the Council Agenda May 8th for consideration. At that time, the Council will consider your comments as part of their "fact finding" and review of the information from all sources. Parking standards are part of the Zoning Ordinance and every class of property has those standards for a given use of the property. Neighborhood concerns about too much or too little parking on a specific site and development will be considered prior to any vote. We will also be checking on the current traffic issues and parking spaces of the other two SuperAmerica site in the area (62nd & West Broadway and 36th & Winnetka) for added background information. >>> "Bradley, Alida M" <Alida. Bradley@ci.minneapolis.mn.us> 04/14/00 08:28AM >>> As a follow-up to my first e-mail, I would like to forward to you a copy of the comments I delivered at the April 4th Planning Commission Meeting. Thank you again for your time. At the Planning Commission meeting, they showed the plans for the proposed SA station. Do you really think 24 parking places on top of 10 pumps is called for in this neighborhood? There is not a station of that magnitude that I know of, and if he truly wants a "neighborhood" station as he said, why one of such size? <<SASpeak2.doc>> CC: City Council; Kirk Mcdonald; Valerie Leone lS Apdl2000 To the Mayor of New Hope, all Ci~' Council and Plmu~ng Commission Members RE: Super Americas application on Medicine Lake Road & Hi!!sboro Avenue Super ganerica will not be able to come up with an acceptable plan for this site. This is a classic example of tD'ing to stuff five pounds of something into a two-pound bag. SA will have to remove snow from the site. There is no room to plow and store snow on site. SA has no control over the weather. They don't know when it will snow, what time it ~x411 snow, or ho~v much it wilt snow. SA will need front-end loaders and dump trucks to complete the snow removal. What time of the day or night will tiffs snow removal take place? Nobody can know. Who will mfforce any restrictions made upon SA? The neighbors would probably end up doing it. Ima~ne if you will the noise associated with lhe vehicles necessa~ to complete the snow removal. The front-end loader will rev up to scoop up snowy. We will hear the varooooon of the loader as it moves forward. When the front-end loader is backing up, we will hear: ding-ding-ding or the clang-clang-clm~g (take your pick) of the safety, devices. The loader will drive over to the dump track (which is sitting there idling, going rumble- rtm~ble-t~.unble) it will go varooom again. It will dump the snow into the duznp track. Usually they bang the bucket off the dump truck to nmke sure all of the snow is out of the bucket, How long will we have to listen to this racket eveu' time it snows? One hour? Two hours? Three hours'? It is not right for us to have to listen to tiffs noise pollution for any period of time. Please look at the SA on Douglas Drive and Daluth Street in Golden Valley. It is a disaster that should nol be duplicated on Hillsboro Avenue and Medicine La_ke Road. The Golden Valley site sells diesel fuel and draws fleets of commercial velficles. We don't want or uced ttffs in our backyard. R~egard$. , J2°0e?~rml;~er' '~2801 Flag Ave No Voice Mail Message left on April 19 Opposing SuperAmerica Denise Hanley, 30th & Gettysburg Voice objection to SuperAmerica proposed at Hillsboro and Medicine Lake Road Lives in area and thinks it would be a complete disaster for same reasons as cited in local newspaper: excess car/pedestrian traffic, noise, traffic jams at/near the intersection, already two gas stations in the vicinity. NORTHWEST ASSOCIATED COMMUNITY PLANNING DESIGN CONSULTANTS MARKET RESEARCH MEMORANDUM TO: FROM: DATE: RE: FILE: Kirk McDonald Jason Lindahl/Alan Brixius April 25, 2000 New Hope - Super America at Medicine Lake Road and Hillsboro 131.01 - 00.04 BACKGROUND Super America is requesting, a rezoning, site plan approval, and four Conditional use permits to allow the construction of a 3,901 square foot convenience gas station on the property located at 9398 Medicine Lake Road. The application was submitted in March of this year. It went before the Planning Commission on April 4. The Planning Commission continued the Public Hearing until May 2, 2000 to respond to issues raised during the hearing including: automobile traffic, pedestrian traffic hours of operation, and noise. The applicant has revised their plans since the Planning Commission meeting and this report is based on these revised drawings. The project needs the following approvals: A rezoning from R-O, Residential - Office District to B-3, Auto - Oriented BusineSs District to allow a convenience store with gasoline as a conditional use within the B-3 District. Site plan approval to allow construction. A conditional use permit to allow the construction of a convenience store with gasoline. A conditional use permit to allow a shared access from Medicine Lake Road. A conditional use permit to allow the outdoor display of products for sale. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK. MINNESOTA 554 1 6 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@ WINTERNET.COM · A conditional use permit to allow construction of an undersized loading area. Attached for Reference: _Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit I: Exhibit J: Exhibit K: Exhibit L: Site Plan Truck Turning Layout Lighting Plan Grading Plan Landscape Plan Canopy Elevations and Super Amedca ID Building Elevations Building Layout Letter Regarding Landscaping Meeting with the Owners of Hillsboro Court Apartments Letter from Dave Blatnik of Marathon Ashland Petroleum Regarding Truck Access Letter from Applicant Regarding Snow Removal Narrative from Applicant RECOMMENDATION The Comprehensive Plan guides the subject property for commercial use. The Planning Commission and City Council must determine whether the B-3 District is appropriate to accomplish the City's goals for this area as outlined in the Comprehensive Plan. Should the City approve the rezoning, staff recommends approval of the site plan, a conditional use permit to allow the construction of a convenience store with gasoline in the B-3 District, a conditional use permit to allow a shared access from Medicine Lake Road, a conditional use permit to allow the outdoor display of products for sale, and a conditional use permit to allow construction of an undersized loading area. These permits will allow the construction of a 3,901 square foot convenience gas station on the property located at 9398 Medicine Lake Road. This recommendation is based on the finding contained in this report and subject to the following conditions: The applicant must receive approval of their snow removal plan as a condition of the CUP. No large trucks may egress the site going north bound Hillsboro Avenue. The grading and drainage plans must be reviewed and approved by the City Engineer. In addition, the applicant must receive a storm sewer permit from Hennepin County. 4. The applicant must receive a sign permit prior to the construction of any signage. By Ordinance, the operation of this site is limited to the hours between six o'clock a.m. and 12 o'clock p.m. unless these hours are extended by the City Council. The applicant has requested that the store be allowed to operate 24 hours a day. The Planning Commission and City Council should determine the appropriateness of this request. o All motor fuel facilities shall be installed in accordance with state and City Standards. o The applicant must receive an access permit from Hennepin County to allow access from Medicine Lake Road. An easement for shared access with the property directly to the east must be submitted and approved City Attorney. o The display area for outdoor sales shall be limited to the recessed triangular areas located at the southwest and southeast corners of the building and the three feet of sidewalk running the length of the south side of the building. There shall be no other outdoor display of products for sale on the site. The Police Department has required the applicant to place exterior lights over the man doors on both the north and east sides of the building. Therefore, the applicant must submit revised lighting plans which illustrate the photometric pattern for these lights. ISSUE ANALYSIS Rezoning The applicant is requesting a rezoning from R-O, Residential - Office District to B-3, Auto - Oriented Business District to allow a convenience store with gasoline as a conditional use within the B-3 District. There are two criteria to weigh when considering a rezoning. Mistake: The existing single family use is not consistent with the surrounding multifamily and commercial land uses. In addition, the subject property and the property directly to the east are oriented to Medicine Lake Road which is a major arterial street. There are commercial sites on both the southwest and southeast quadrants of this intersection. Changing Conditions: The property's current zoning already allows some commercial activity. Given the traffic and visibility at this intersection, more intense commercial activities have been proposed by the City's Comprehensive Plan. Given the evidence provided by the applicant, staff finds that there is a basis to approve the rezoning. However, the Planning Commission and City Council must determine whether the B-3 District will accomplish the City's goals for this area as established in the Comprehensive Plan. In making this decision, the Planning Commission and City Council may wish to consider the site design and other applications necessary to permit this use. It should also be noted that NAC did receive comments objecting to the development of a convenience store with gasoline on this site. The issues cited include: automobile traffic, pedestrian traffic, hours of operation and noise. In 1991, Super America did develop a similar station at 6144 West Broadway. This application also needed several City approvals and, in retrospect, was a positive redevelopment project which served the needs of the area residents. Therefore, staff sees the rezoning as a policy decision for the Planning Commission and City Council. Site Plan As noted above, the applicant is proposing the construction of a 3,901 square foot convenience gas station. The subject site is approximately 151.5' by 239' or 36,388 square feet (.83 Acres). According to the plans, 18,060 square feet (or 49%) of the site will be paved with impervious surfaces with the balance devoted to green space. Architecture The proposed building will be 82' wide, 49'4" deep, and 23 feet tall. According to the applicant, the materials used in construction will include face brick, colored rock face concrete, and ceramic tile. The building will have a pitched asphalt shingled roof on three sides. The roof on the back (north) side will be open to show the roof top equipment. All roof top equipment must be painted to blend in with the building. The trash enclosure will be made of the same materials used in the principal building. Lot and Building Performance Standards Section 4.035 defines the area and building size regulations for properties within the B-3 District. These requirements are presented in the chart below. These figures indicate that the subject property is in compliance with the lot and building area standards for properties within the B-3 District. Lot Area Standards for the B-3, Auto - Oriented District Standard Required Proposed Status Lot Area 10,000 sq. ff. 22,500 sq. ft.* 36,388 sq. ff. Compliant Lot Width 80 ff. 130 ft.* 152 ft. Compliant Lot Depth 150 ft.* 238 ff.* Compliant Building Height 3 stories 1 story (23 ff.) Compliant The setback requirements for principal structures within the B-3 District are outlined in Section 4.034 (3) of the Zoning Ordinance. The chart below illustrates both the ordinance requirements and the propose standards. Given this information, staff finds that this site is in compliance with the setback requirements for properties in the B-3, Auto - Oriented Business District. Setback Requirements for the B-3, Auto - Oriented Dis~'ict Yard Required Proposed Status Front 30 ff. 155 f. Compliant Side (East) 20 f. 40 ff. Compliant Side (West) 20 f. 30 f. Compliant Rear 35 ff. 35 ft. Compliant Section 4.032 (3) (i) outlines the performance standards for pump island canopies. The chart below illustrates both the ordinance requirements and the propose standards. As shown, the canopy's height and setbacks are in compliance with the performance standards for properties in the B-3, Auto - Oriented Business District. Performance Standards for Pump Island Canopies Standard Required Proposed Status Setback From Property Line (south) 15 ft. 70 ft. Compliant Setback From Property Line (east) 15 ff. 15 ft. Compliant Setback From Property Line (West) 15 ft. 23 ff. Compliant Height 20 ft. 20 ft. Compliant Minimum Clearance 14 ff. 14 Compliant Canopy Facade 3 ft. 3 Compliant Parking & Circulation The off-street parking requirements for convenience stores with gasoline service are set forth in Section 4.036 (10) (o). These standards along with the number of stalls shown on the applicant's plans are illustrated in the chad below. The chart indicates that buildings of this size are required to provide 24 off-street parking stalls. Therefore, staff finds that the site provides the required number of off-street parking stalls. Off-Steet Parking Requirements Convenience Stores 24 (1/150 sq. ft.) 24 Total 29 Stalls 24 Stalls The applicant's site plan indicates that the dimensions of all off-street parking stalls are 9x 18 feet. According to Section 4.036 (4) (h) (v), stalls of this length are only allowed if the applicant receives approval of a comprehensive snow removal plan. The applicant has submitted a letter detailing their plans to remove snow from the site (see Exhibit K). The applicant's site plan meets the requirements for drive aisles outlined in Section 4.036 (4) (h) (v). Originally, staff had concerns with the site's ability to accommodate large truck traffic. However, the applicant adjusted the site's layout by shifting the building further to the north and relocating the gas pump canopy. Now the revised plans illustrate that the turning radiuses for large trucks will work. In addition, the applicant has provided a letter from Dave Blatnik of Marathon Ashland Petroleum which states trucks from his company will be able to safely navigate the site. Loading Area According to Section 4.037 (6), all commercial or industrial structures are required to provide one (1) loading berth not less than seventy feet in length. However, buildings less than 5,000 square feet may be allowed a smaller loading area through a conditional use permit, provided they meet the following standards: It must be demonstrated that the site cannot physically accommodate a loading berth to the size required. Finding: Staff finds that given the site's design and size, it cannot physically accommodate a loading berth of the size required by the Ordinance. It must be demonstrated that semi-trailer, truck deliveries will not occur at the site or all deliveries will occur at such times as to not conflict with customer or employee access to the building and parking demand. Finding: The site plan shows a loading area that is 24' x 43'. According to the applicant, this area will provide adequate space for almost all deliveries. All other deliveries will be scheduled for off peak hours. Given this information, staff finds that the loading berth shown on the proposed site plan is adequate to meet the site's deliveries needs. Access The applicant's site plan shows a shared access to the subject property and the parcel directly to the east off of Medicine Lake Road. According to Section 4.036 (11 ) (b) (iii), the applicant will need a conditional use permit to allow a shared access along Medicine Lake Road. The applicant is also required to submit a shared access easement to the City prior to final action. The applicant has submitted this agreement. Staff finds that this shared access will reduce the number of curb cuts along Medicine Lake Road and predetermine the access to the redevelopment site to the east. In addition, the applicant will need an access permit from Hennepin County to allow access from the County road (Medicine Lake Road). Staff recommends that no large trucks may enter the site from north bound Hillsboro Avenue. Lighting The plans showthat all building lighting will be canister style and focused down to prevent dispersion of light onto adjacent properties. In addition, all canopy lighting will be recessed in the canopy with only the light's lense extending out beyond the fascia. The lense must focus light toward the ground. The applicant's lighting plan is in conformance with the standard set forth in Section 4.033 (5). The illumination requirements and the proposed standards are shown in the chad below. Illumination Standards Side Required Proposed North .4 Foot Candies 0 Foot Candles South 1 Foot Candle .1 Foot Candles East I Foot Candle .7 Foot Candles West .4 Foot Candles .2 Foot Candles The plan shows no lights on the north or east sides of the building. The Police Department is requiring the applicant to place exterior lights over the man doors on both the north and east sides of the building. Therefore, the applicant must submit revised lighting plans indicating the photometric patterns for these lights. Grading Plan The grading plan appears adequate. However, staff recommends that a condition of approval require the grading and drainage plans to be reviewed and approved by the City Engineer. It should be noted that the applicant will need a storm sewer permit from Hennepin County. Signage According to the applicant's plans, the site will have signs in three locations. First, the applicant is proposing one (1) 100 square feet, 30-foot high pylon sign. This sign will be located 15 feet from the southern property line. Second, the applicant is proposing one (1) 136 square foot wall sign located in the southeastern corner of the building. Third, the applicant is proposing two (2) 10.4 square foot canopy signs. These signs will be located on the southern and western sides of the canopy. Staff finds that these signs are in compliance with the standards for property in the B-3 District (see below). Staff also recommends that a condition of approval require the applicant to receive a sign permit prior to construction of any signage. According to Section 3.49, properties in the B-3 District are allowed the following signage: One free standing sign which may not exceed 100 square feet in size or 30 feet in height. In addition, the applicant may attach to this pylon sign one 16 square foot sign for the purpose of informing persons of the sale price of gasoline. No more than two wall signs totaling 15 percent of the front face of the principal building or 250 square feet, whichever is less. One canopy sign per canopy fascia fronting onto a street. Canopy signs shall be limited to 16 square feet per sign. Landscaping The applicant's landscape plan meets the standards for landscaping and screening outlined in the Zoning Ordinance. The plan uses a variety of plants and trees to screen both the building and the parking area from the surrounding uses. The applicant has complied with the recommendation of the Design Review Committee by adding tall trees along.Hillsboro and additional landscaping along the northeastern corner of the site to screen it from adjacent uses. In addition to the on site landscaping, the applicant is proposing additional landscaping on the Hillsboro Court Apartment site to provide additional screening. The applicant has posted a $5,000 escrowwith the City for the proposed landscaping. The applicant intends to meet with the owners of Hillsboro Court on May 1, 2000 to discuss the acceptability of their plan. The applicant will need to receive written approval from the owners of the Hillsboro Court Apartments before installing any landscaping beyond their own property. A copy of any approval must be filed with the City. CUP Review According to Section 4.124 (2), convenience stores with gasoline are only allowed as a conditional use within the B-3 District. Should the City Council choose to rezone the subject property from R-O to B-3, the site would still need approval of the conditional use permit. Below are the applicable CUP standards and staff's findings for each. o Permitted Uses: Super America intends to operate a convenience store in coordination with the sale of gasoline. Convenience stores are a permitted use in the B-3 District. Therefore, the subject property meets this standard. Area: The applicant must designate the approximate area and location devoted to non-automobile merchandise sales. This information is shown on the attached site plan. Exterior sales are subject to a separate conditional use permit. Hours of Operation: The applicant intends to operate the store 24 hours a day. However, this section of the code limits the hours of operation to six o'clock a.m. to 12 o'clock p.m. unless these hours are extended by the City Council. The Planning Commission and City Council should determine the appropriateness of this request. Motor Fuel Facilities: Staff recommends that a condition of approval require that all motor fuel facilities are installed in accordance with state and City Standards. Canopy: Canopies located over pump islands are allowed as accessory structures in the B-3 District, subject to the specifications set out in section 4.032 (3) (k). These standards were reviewed as part of the site plan review and staff found that the proposed canopy meets all the applicable performance standards. Compatibility: The architectural appearance and functional plan of the building and site are similar to existing building and will not cause an impairment in property values or constitute a blighting influence within the surrounding area. All side of both the principal building and the trash encloser will be constructed of the same materials. Pedestrian Traffic: The applicant has complied with staff's requirement to indicate on the site plan a concrete sidewalk from the proposed building to the existing sidewalk along Hillsboro Avenue. Noise: According to the applicant, no music or other advertising announcements will be made over the pump island speakers. These speakers will be used only for communication with customers and their volume is controlled from inside the building. Outside Storage: No outside storage will be allowed on site. Outdoor display of products for sale will be permitted with City approval of the CUP. CUP for Outside Sales and Service Area Section 4.124 (2) (e), requires a conditional use permit for outdoor sales and service activities. The applicant states that they intend to offer sales of seasonal items such as windshield fluid, pop / beverages, charcoal, bundles of fire wood, and ice in a freezer. Staff believes that the sale of these items would encompass the entire year and therefore be permanent rather than seasonal. Section 4.125 (4) details the standards to weigh when considering a CUP for outdoor sales and service areas. These standards and staffs findings for each are outlined below. Area Limit. The applicant has designated the first three feet of sidewalk on the southern side of the building and the triangular-shaped areas at the southeastern and southwestern comers of the building for outdoor display. This amount of area is in conformance with the Ordinance standards. Staff recommends that all outdoor display of products for sale be limited to the above-mentioned areas. Screened from Residential. Outdoor sales areas must be fenced or screen from view of neighboring residential uses. Should the display area be limited to staffs recommendation above, the site's landscaping and the building will screen the display areas from the adjacent residential uses. Lighting Shielded. The applicant's lighting plan indicates that all exterior lighting will be hooded and directed down so light will not be visible from either the public right-of-way or the adjacent residential uses. Surfacing. The applicant's plan shows that the display areas will be surfaced and present a clean, attractive, and usable surface. Parking. Staff finds that the site meets the off-street parking requirements for convenience stores in the B-3 District. CONCLUSION Staff is prepared to recommend approval of the site plan and conditional use permits should the applicant meet the conditions of approval and the City approve the rezoning Staff finds that there is evidence to approve the rezoning of this site from R-O, Residential - Office District to B-3, Auto - Oriented Business District. The Planning Commission and City Council must determine whether the B-3 District will accomplish the City's goals for this area as established in the Comprehensive Plan. pc: Doug Sandstad Steve Sondrall Joe and Wendy Linn Bonestroo Rosene Anderlik & Associates Engineers & Architects MEMO 04/26100 14:29 [~: 01/03 E~Io~'~ Emplnyee Owned Prlnelplll: Otto G. ~one~lr~, P~, · Mnrv~ L Sorva]~ RE. · ~lenn TO. CooK, ES. - Senler CmnJul~an~: Rom(~r( ~ eocene. P,;. · Jo;epa C. an~erllk. ~E, · Rlcna~ ~. ~rner. RE. · '7' Associate Principals: H~a~ A. Sanfom, RE. · Kelt~ A. Goraon, ~E. · Rooert R. Pier,erie, PS. · ,.. ~l~a~ W, Foster, RE. · Davl~ O. Losers. R~ · ~o~k C. Russe~ A.LA. e Mark A. I laflsurL ~. -., Michael T. Rautmann, ~E. · Ted K~MId, RE. · Ke~eth R ~dm~un. RE., M~k ~. ~ff~. ~. * .. ~bdte: www,Donestmo,com NO: 754 TO: FROM: DATE: SUBJECT: Kirk McDonald Vince Vander ToP, Mark Hanson April 25, 2OOO Super America @ Medicine Lake Road and Hillsboro Our File No, 34;Gen E98-O7 The following review comments pertain to the revised plans dated April 20, 2000. Property Access 1. Hennepin County has approved the access shown from Medicine Lake Road. 2. It is recommended that the site access to Hillsboro Avenue be maintained. The existing signal at Hillsboro Ave. provides protected left turn movements to and from Medicine Lake Road. 3. The Hillsboro access is located approximately 100 feet from Medicine Lake Road. This will allow adequate stacking distance at the signal. The access should not be moved closer to Medicine Lake Road. No parking shall be allowed on Hillsboro Avenue between the Super America access and the intersection. 4. The applicant has discussed landscape improvements west of HillSboro Avenue to screen the site access onto Hillsboro Avenue. Coordination with adjacent owners is required. Storm Water The applicant has verbally discussed stoma water requirements with Bassett Creek Watershed. It is felt water quality requirements will be required. The applicant must represent' on the grading/piping plan thc water quality improvements that will be required (ponding or underground sediment collection). Utility Plan Previous comments were submitted restated: regarding site utilities. The following comments are 2335 gVest Highway 36 · St. Paul, MN 55113 · 651-636-4600 · Fax: 651-636-1311 04/26/00 14:29[~'02/03 6. Abandon existing water and sanitary sewer services according to Public Works requirements. 7. Provide new water and sanitary sewer services according to Public Work~ requirements. 8. It is recommended that 1 O-foot drainage and utility easement~ be provided along the east and north property lines. End of comments NO: ',.i~i .. '[. '. Hennepin Coun~ 7G~-~78-~02 0~72S700 Og:lTA P.002 Memo DATE: TO: FROM: SUBJECT: April 24, 2000 Kirk McDonald, City of New Hope Dave Zetterstrom, Transportation Planning '~-~ Proposed Super America Station, NE quad CSAH 70 (Med. Lk. RD.) at Hillsboro Avenue As we discussed, the concept of a shared driveway for thc abovc-notcd site and thc insurance sales office is acceptable to Hcnncpin County. Planning Case: Petitioner: Address: Request: Second Signatory: PLANNING CASE REPORT City of New Hope Meeting Date: April 4, 2000 Report Date: March 31, 2000 00-O5 Speedway SuperAmerica LLC/Dan Bi//mark 9398 Medicine Lake Road Rezoning from R-O, Residential-Office, to B-3, Auto-Oriented Business, and Conditional Use Permits to Allow a Convenience Store with Gasoline, Outdoor Sales, and a Reduction in Loading Berth Size Jim Horgan, adjacent landowner at 9390 Medicine Lake Road has signed the application to consent to the shared driveway component which is required by Hennepin County. I. Request The petitioner is requesting rezoning from R-O Residential-Office to B-3 Auto-Oriented Business, site and building plan review, and conditional use permits to allow a convenience store with gasoline, outdoor sales, and a reduction in loading berth size, pursuant to Sections 4.201, 4.124(2), 4.125(4), 4.037(6)(a)(ii) and 4.21 of the New Hope Code of Ordinances. II. Zoning Code References SuperAmerica is requesting a rezoning, site plan approval, and four conditional use permits to allow the construction of 4,045 square foot convenience gas station on the property located at 9398 Medicine Lake Road. The project needs the following approvals: · A rezoning from R-O, Residential-Office District to B-3, Auto-Oriented Business District to allow a convenience store with gasoline as a conditional use within the B-3 District. · Site plan approval to allow construction · A conditional use permit to allow the construction of a convenience store with gasoline. · A conditional use permit to permit a shared access from Medicine Lake Road. · A conditional use permit to allow the outdoor d~splay of products for sale. · A conditional use permit to allow constructton of an undersized loading area. III. Property Specifications Zoning: R-O, Residential-Office Location: Northeast quadrant of Hdlsboro Avenue and Medicine Lake Road Adjacent Land Uses: R-4 High Density Residential to the west (Hillsboro Court apartments) and north (President~al Estates-condos) of the site, R-O Residential-Office (insurance office) to the east, and Golden Valley to the south across Medicine Lake Road Planning Case Report 00-05 Page 1 3/31/00 Site Area: ~ilding Area: Lot Area Ratios: Planning District: Specific Information: IV. Background 152 feet x 239 feet = 36,328 square feet (0.83 acres) House = 1,600 square feet (to be demolished) - New SuperAmerica = 4,045 sq. ft. with a detached canopy over gas pumps of 28' x 116' = 3,248 square feet Green Area = 25%, SuperAmerica Building = 11%, Paved = 64% #16; The Comprehensive Plan states that new commercial land uses are proposed in the southwest corner of District 16 through redevelopment of the Sinclair gas station site and the redevelopment of the single-family home and adjoining office use at the northeast corner of Hillsboro Avenue and Medicine Lake Road. The lot in question had a single family home erected prior to city records (approximately 1940). Bartlett was the original owner of this lot. Kornberg owned the adjacent home and lot, also date unknown. (See attachment "1953 SURVEY") This property and the adjacent lot are identified by the 1999 Comprehensive Plan for commercial redevelopment. There have been numerous discussions over the past 25 years with previous and present property owners and developers about a "future commercial development" on both lots. The 1956 and 1960 New Hope Zoning Maps identify both .83 acre lots "industrial". Thereafter, zoning maps label them as residential until 1977, when "LB, Limited Business" is the designation, which was modified to "R-O", Residential-Office in 1979. 1974 Council Minutes include rezoning discussions about both lots. Petitioner's Comments The petitioner states in correspondence that Speedway SuperAmerica proposes to demolish the current residence on this 36,388 square foot site and devetop a new 3,901 square foot store and gasoline service for 10 vehicles at five pump islands located under a "T" shaped canopy parallel with Medicine Lake Road. The new store is proposed to operate on a 24-hour basis. Vehicles will enter and leave the store via the present, shared driveway in Medicine Lake Road, and by a new driveway to Hillsboro, located 102 feet north of Medicine Lake Road. A sidewalk connecting the entrance of the store with Hillsboro will be provided. Parking will be provided on site for 24 cars. Eleven spaces, including the handicapped space, will be provided along the front of the store, 10 spaces are provided at the pump islands, and three parallel spaces along Medicine Lake Road. The building will be all masonry. A lighter rock faced block base will visually support the tan brick building. A horizontal band of blue ceramic t~le prowdes a horizontal complement to the base, and a non-illuminated fascia provides a transition to tine asphalt shingled hip roof. The trash enclosure will be the same masonry as the building. The priority of the landscape plan is prows~on of a transition and buffer for the residences to our noah and to reinforce the buffer provided by Hillsboro on our west. The active area of the site is shifted as far to the south as feasible, creating a more than 35-foot deep planting area on the noah edge of the site. The plan provides an over story tier of seven maples planted at the north edge of the property. These will be the tallest (15-17 feet) available stock and will provide interest and eventually a visual screen from especially the upper level condominiums to our north. This tier will be reinforced by a planting of 6- 8 foot tall Scotch Pines closer to our build~n9. Th~s ~s a very dense tree and will immediately provide a middle stow buffer and year round color. For variety, planting of Amur Maples is proposed for the buffer on the west side of the building. These are a fast growing, very attractive and colorful bush that grows to 12-18 feet tall if not trimmed. The Amur Maples are carried along Hillsboro into the more formal plantings between the drive area and the sidewalk, with Junipers providing year round color, enhanced Planning Case Report 00-05 Page 2 3/31/00 by the seasonal interest of the day lilies at the base of our freestanding sign. A total of 14,427 square . feet, 40 percent of the site, will be irrigated landscaped area. Rezoninq of the site from R-O to R-3 - The proposed rezoning will bring this parcel into conformance with its Comprehensive Plan designation of "Community Business," implementing the guidance of the plan for this site. Development of this site by SuperAmerica will strengthen and enhance the service provided by this recognized and encouraged commercial district extending along both sides of Medicine Lake Road east of Highway 169. The proposed B-3 designation is the same as the nearest commercial designation in New Hope, and would be the most conforming New Hope zoning district if applied to the commercial development south of Medicine Lake Road. SuperAmerica was until recently located in this district (albeit across the street in Golden Valley) and the opportunity to construct a larger, state of the art store, and the opportunity to provide gasoline sales, will greatly increase our usefulness and convenience to our neighbors. Conditional Use Permits Convenience Store with Gasoline - The proposed SuperAmerica Convenience Store with Gasoline at this site is consistent with the provisions and direction of the Comprehensive Plan designation of "Community Business" for this parcel and area. The SuperAmerica use will be compatible both with the scale, character, and purpose of the other businesses in the commercial district extending along Medicine Lake Road east of Highway 169, and by the site plan and situation, our residential neighbors. We are separated from our nearest residential neighbors by Hillsboro Avenue. We are buffered from our only adjacent residential neighbor by their location at the north edge of their site, and our flexing our site as far to the south as possible. This has preserved a 35-foot deep onsite landscape buffer wrapping around to Hillsboro. The site will be lowered approximately two feet, and all the loading/trash activity has been located to the east side of the building, as far from our residential neighbors as possible. This SuperAmerica, by its design and operation, will comply with all the City's performance standards. SuperAmerica has a record of operating compatibly with our neighbors throughout the metro area. We have been sensitized to "good neighbor" issues by our operations in similar and even more constricted conditions. The lessons we have learned, and the solutions we have developed will be applied in the design and management of this store. The compatible operation of this store is assured by the City's performance standards, the specific code standards for our use in this district and our own internal practices. These overlapping controls will minimize any potential impact on adjacent properties, and assure quick and efficient remedy if any negative impacts are experienced. Reduction in Size of Loadinq Berth - SuperAmerica has proposed a 24' x 40' loading berth on the east edge of the store. From our experience th~s will provide a safe and adequate space for almost all of the deliveries made to our store. Most dehver~es are made by straight trucks designed for route sales, including our own SuperMom's deliveries. The proposed space will accommodate these vehicles. The sole exception will be a weekly "drop shipment" from our warehouse. This delivery will be scheduled by us for off peak times, and will also compatibly use the designated space, even though the truck may temporarily extend beyond the marked south edge. Extending the loading area north would be counter productive to our strategy of keeping the act~wty on the south part of the site, and would greatly reduce the effectiveness of our landscape buffer on that edge of our site. Shared Driveway, Driveway Width - We beheve shared use of the present driveway at Medicine Lake Road is the safest and most practical access from both a roadway and site plan perspective. We ask your recognition of this condition. We also are requesting approval of wider width drives recognizing the joint use of the Medicine Lake Road, and to accommodate delivery truck entrance and exit at both drives. Exterior Sales - No permanent outdoor sales of any item is proposed on the Speedway SuperAmerica site. Sale of seasonal items, if located ~n the 197 square foot area located along the front of the store and identified on sheet 7346-1S is proposed. These seasonal items include, but are not limited to items Planning Case Report 00-05 Page 3 3/31/00 such as windshield washer fluid/pop/beverages, charcoal, bundles of firewood. This same area may o.~'-'o be used for placement of depositories, such as those for AM Express or Fed Ex, and for the '~,¢rage of ice in a freezer. Hours of Operation - SuperAmerica has found 24-hour operation to be a service to our customers throughout the metro area, and with the site conditions and the performance and design requirements of the City, we believe will be compatible with our neighbors at this store. Allocation of Earned Siqn Area.. - The sign signage plan for this site is described on the attached "Sign Plan Worksheet," dated March 24. Our 14' x 81' front face earns a maximum wall sign area of 170 square feet. The proposed total wall and copy sign area is slightly less than earned, but is allocated on this site with two frontages in an alternative, but we believe, overall more compatible manner than is allowed by Code. We propose to allocate the permitted sign area to five smaller signs on our building front and side. Three of these signs, the SA logo above the entrance, the SuperMom's sign, and the reader board, are by their message, size and placement, and the effect of the "T" shaped canopy, directed to the customers already on our site, not to the public on the roadway. The other two signs, on the fascia facing our two street frontages, are not illuminated, greatly reducing their prominence. The sign on the long side of canopy, spelling our name (which requires more than 16 square feet) will be of individual letters against the non-illuminated canopy fascia. We have also proposed the freestanding sign to be 24 feet, not the permitted 30 feet tall. We respectfully request approval of this substitute, and we believe more calm, sign plan for this site. Petitioner comments submitted on March 24 with revised plans include the following: 1. Building Footprint. In the March 24 submission the building footprint has been increased from 76'8" x 45'4" to 82' x 49'4". The east/west dimension was increased by 5'4" and the north/south dimension by 4'. The area of the store increased 539 square feet from 3,362 square feet to 3,901 square feet. This change is reflected in all the plans submitted and in the narrative dated March 24. The three additional parking spaces required by this change are parallel spaces located along the south edge of the site. 2. Ownership of 9398 Medicine Lake Road. Attached is a very poor copy of a fax from our title agent. It provides their assurance the current owners are Joseph and Wendy Linn. We are working with the local affiliate, Guaranty Title, to get a clear statement and proof of ownership. This document will be submitted as soon as it is available. 3. Assurance of Easement for Shared Access. It is our understanding the original of the enclosed letter from James Horgan recognizing our use of the shared drive has been filed and accepted by the City. 4. Tanker Truck Deliveries. A plan sheet t~tled "Base Plan" has been included to assure the City and neighbors the tanker trucks will enter and leave our site by Medicine Lake Road and will not under any circumstances use Hillsboro. I sometimes find the conventions used to prove the turn radii confusing, so I have attached a sheet show~ng the steps in the delivery. 5. Landscape Section. A section was prepared on the Grading Plan, sheet 7346-2, but the plantings were not inserted. A section with the proposed plantings will be submitted as soon as it can be created. VI. Notification Property owners within 350 feet of the property were notified, including the City of Golden Valley, and staff has received many letters objecting to the proposed use and one letter from the insurance company showing support for the project. A petition has also been received from the homeowners of the condominium units at Presidential Estates, II, 2800 Hillsboro Avenue North, objecting to the project. Staff did encourage SuperAmerica to conduct a neighborhood meeting with the condo association prior to the Planning Case Report 00-05 Page 4 3/31/00 Planning Commission meeting, which they conducted prior to the Design & Review Committee meeting. . Copies of all correspondence received is attached to this report; please take the time to review it. VII. Development Analysis A. Zoninq Code Criteria Rezoninq The applicant is requesting a rezoning from R-O, Residential Office District, to B-3, Auto-Oriented Business District, to allow a convenience store with gasoline as a conditional use Within the B-3 District. (It should be noted in the Zoning Code Update that is currently in process, staff is recommending that the B-3 and B-4 Commercial Districts be combined into one commercial district. However, due to the fact that the Zoning Code revisions are not yet completed, staff directed the applicant that the B-3 request was most appropriate at this time.) There are two criteria to weigh when considering a rezoning. · Mistake: The existing single family use is not consistent with the surrounding multifamily and commercial land uses. In addition, the subject property and the property directly to the east are oriented to Medicine Lake Road which is a major arterial street. There are commercial sites on both the southwest and southeast quadrants of this intersection. · Changing Conditions: The property's current zoning already allows some commercial activity. Given the traffic and visibility at this intersection, more intense commercial activities have been proposed by the City's Comprehensive Plan. This is a good example of a mature city developing around a 1.6 acre rural land use. Given the evidence provided by the applicant, staff finds that there is a basis to approve the rezoning. However, the Planning Commission and City Council must determine whether the B-3 District will accomplish the City's goals for this area as established in the Comprehensive Plan. In making this decision, the Planning Commission and City Council may wish to consider the site design and other applications necessary to permit this use. As previously noted, comments objecting to the development of a convenience store with gasoline on this site. The issues cited include: automobile traffic, pedestrian traffic, hours of operation and noise. In 1991, SuperAmerica did develop a similar station at 6144 West Broadway. This application also needed several city approvals and, in retrospect, was a positive redevelopment project which served the needs of the area residents. Therefore, staff sees the rezoning as a policy decision for the Planning Commission and City Council. Conditional Use Permits 1. The purpose of a Conditional Use Permit ~s to provide the City with a reasonable and legally permissible degree of discretion ~n determining suitability of certain designated uses upon the general welfare, public health, and safety In making this determination, whether or not the conditional use is to be allowed, the C~ty may consider the nature of adjoining land or buildings, whether or not a similar use is already ~n existence and located on the same premises or on other lands close by, the effect upon traffic ~nto and from the premises, or on any adjoining roads, and all such other or further factors as the C~t~,, shall deem a requisite for consideration in determining the effect of such use on the general welfare, pubhc health, and safety. 2. Other general criteria to be considered winen determining whether to approve or deny a conditional use permit include: A. 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. B. Compatibility. The proposed use ~s compatible with its adjacent land uses. Planning Case Report 00-05 Page 5 3/31/00 C. Performance Standards. The proposed use conforms with all applicable performance standards contained in the Code.. D. No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in which it is proposed. E. Zonin,q District Criteria. In addition to the above general criteria, the proposed CUP meets the criteria specified for the various zoning districts: 1. In Residential Districts~ R-1~2~3~4~5~ R-O: a. Traffic. Non-residential traffic is channeled into thoroughfares or onto a street abutting business or industrial uses leading directly to thoroughfares, and not onto minor residential streets. b. Screening. The proposed use will be sufficiently separated by distance or screening from adjacent residentially zoned land so that existing homes will not be materially depreciated in value and there will be no deterrence to development of vacant land. c. Compatible Appearance. The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. Conditional Use Permit for Convenience Store with Gasoline According to Section 4.124(2), convenience stores with gasoline are only allowed as a conditional use within the B-3 District. Should the City Council choose to rezone the subject property from R-O to B-3, the site would still need approval of the conditional use permit. Below are the applicable CUP standards and staff's findings for each: 1. Permitted Uses - SuperAmerica intends to operate a convenience store in coordination with the sale of gasoline. Convenience stores are a permitted use in the B-3 District. Therefore, the subject property meets this standard. 2. Area - The applicant must designate the approximate area and location devoted to non-automobile merchandise sales. This information is shown on the attached site plan. Exterior sales are subject to a separate conditional use permit. 3. Hours of Operation - The applicant intends to operate the store 24 hours a day. However, this section of the code limits the hours of operation to 6 a.m. to 12 p.m. unless these hours are extended by the City Council The Planning Commission and City Council should determine the appropriateness of this request. 4. Motor Fuel Facilities - Staff recommends that a condition of approval require that all motor fuel facilities are installed in accordance with state and city standards. In addition, the applicant must demonstrate that there is adequate space to maneuver large trucks. 5. Canopy - Canopies located over pum~ ~slands are allowed as accessory structures in the B-3 District, subject to the specifications set out ~n Section 4.032(3)(k). These standards were reviewed as part of the site plan review and staff found that the proposed canopy met all of the required specifications with the excepbon of the canopy's minimum clearance and facade height. Staff recommends that a condition of approval require the applicant to demonstrate compliance with both the canopy's minimum clearance and facade height prior to final action by the City Council. 6. Compatibility - The architectural appearance and functional plan of the building and site are similar to existing building and will not cause an ~mpa~rment in the property values or constitute a blighting influence within the surrounding area All s~des of both the principal building and the trash enclosure will be constructed of the same materials. 7. Pedestrian Traffic - The applicant has complied with staff's requirement to indicate on the site plan a concrete sidewalk from the proposed building to the existing sidewalk along Hillsboro Avenue. Planning Case Report 00-05 Page 6 3/31/00 8. Outside Storage - No outside storage will be allowed on site. Outdoor display of products for sale will be permitted with city approval of the CUP. Conditional Use Permit for Outside Sales and Service Areas Section 4.124(2)(e) requires a conditional use permit for outdoor sales and service activities. The applicant states that they intend to offer sales of seasonal items such as windshield fluid, pop/beverages, charcoal, bundles of firewood, and ice in a freezer. Staff believes that sale of these items would encompass the entire year and therefore be permanent rather than seasonal. Section 4.125(4) details the standards to weigh when considering a CUP for outdoor sales and service areas. These standards and staff's finding for each are outlined below: 1. Area Limit - The applicant has designated a 197 square foot area for outdoor display. This area is stretched out along 2.5 feet of the sidewalk in front of the store. This amount of area is in conformance with the ordinance. However, the total width of the sidewalk is only five feet. Should there be any vehicle overhang, pedestrians will not be able to access the building. Therefore, staff recommends that a condition of approval limit the display area for outdoor sales to the recessed triangular areas located at the southwest and southeast corners of the building. 2. Screened from Residential - Outdoor sales area must be fenced or screened from view of neighboring residential uses. Should the display area be limited to staff's recommendation above, the site's landscaping and the building itself will screen the display areas from the adjacent residential uses. 3. Lighting Shielded - The applicant's lighting plan indicates that all exterior lighting will be hooded and directed down so light will not be visible from either the public right-of-way or the adjacent residential uses. 4. Surfacing - The applicant's plan shows that the display areas will be surfaced and present a clean, attractive, and usable surface. 5. Parking - Currently, the site does not meet the requirements for off-street parking. However, the designated display area should not affect the area available for providing additional parking. Development Review Team The Development Review Team was supportive of the project if the developer could revise and clearly illustrate adequate gas tanker access and exit space, clearly define a reasonable extent of outdoor sales/display, improve landscaping at the north and eliminate signs to comply with the sign code. Desiqn & Review Committee Design Review Committee underscored the Development Review Team comments, above, and suggested landscape variety changes. Rewsed plans were submitted as a result of the meeting. Plan Description 1. Lot and Buildinq Performance Standards Section 4.035 defines the area and bu~ld~ncj s~ze regulations for properties within the B-3 District. These requirements are presented ~n tt~e chart below. These figures indicate that the subject property is in compliance with the lot and budding area standards for properties within the B-3 District. Planning Case Report 00-05 Page 7 3/3~1/00 Lot Area Standards for the B-3, Auto-Oriented District Standard Required Proposed Status Lot Area 10,000 square feet 36,388 square feet Compliant 22,500 square feet * Lot Width 80 feet 152 feet Compliant 130 feet* Lot Depth 150 feet* 238 feet* Compliant Building Height 3 stories 1 sto~ (23 feet) Compliant o *Conditional Use Permit Standards Setbacks The setback requirements for principal structures within the B-3 District are outlined in Section 4.034(3) of the Zoning Ordinance. The chart below illustrates both the ordinance requirements and the proposed setbacks. Given this information, staff finds that this site is in compliance with the setback requirements for properties in the B-3 Auto-Oriented Business District. Setback Requirements for the B-3 Auto-Oriented District Yard Required Proposed Status Front 30 152 Compliant Side (East) 20 39 Compliant Side (West) 20 30 Compliant Rear 35 37'10" Compliant Pump Island Canopy Section 4.032(3)(i) outlines the performance standards for pump island canopies. The chart below illustrates both the ordinance requirements and the proposed standards. As shown, the canopy's height and most of the setbacks are in compliance with the performance standards for properties in the B-3, Auto-Oriented Business District. However, the canopy fails to meet the required 15-foot setback on the east and the plans do not indicate the standards for the canopy's minimum clearance and facade height. Staff recommends that a condition of approval require the applicant to shift the pump island area five (5) feet to the west to meet the required setback and to demonstrate compliance with both the canopy's minimum clearance and facade height prior to the final action on this application by the City Council. Performance Standards for Pump Island Canopies Standard i Required Proposed Status Setback From Property Line (south) ! 15 feet 71 feet Compliant Setback From Property Line (east.) i 15 feet 10 feet Deficient Setback From Property Line (west.) ' 15 feet 26.5 feet Compliant Height I 20 feet 20 feet Compliant Minimum Clearance i 14 feet N/A N/A Canopy Facade i 3 feet N/A N/A Parkinq The off-street parking requirements for convenience stores with gasoline service are set forth in Section 4.036(10)(o). The site plan denotes 24 parking spaces, including one handicap and 10 pump island spaces, and complies w~th the code requirements. The applicant's site plan indicates that the dimensions of all off-street parking stalls are 9' x 18'. According to Section 4.036(4)(h((v), stalls of this length are only allowed if the applicant receives approval of a comprehensive snow removal plan. To date, the applicant has indicated that all Planning Case Report 00-05 Page 8 3/31/00 excess snow will be removed from the site. Staff recommends that a condition of approval require the applicant to file a snow removal plan with the City. The applicant's site plan meets the requirements for drive aisles outlined in Sectiu,~ 4.036(4)(h)(v). However, the City Engineer and Building Official are not satisfied that the site meets the standards for the turning radiuses for large trucks. The submitted tanker maneuvering plan is confusing and shows unintended truck movements. Staff recommends that a condition of approval require the applicant to demonstrate that the site can accommodate large truck traffic and that no large trucks will egress the site going northbound Hillsboro Avenue. 5. Loadinq Area According to Section 4.037(6), all commercial or industrial structures are required to provide one (1) loading berth not less than seventy feet in length. However, buildings less than 5,000 square feet may be allowed a smaller loading area through a conditional use permit, provided they meet the following standards: a. It must be demonstrated that the site cannot physically accommodate a loading berth to the size required. Finding: Staff finds that given the site's design and size, it cannot physically accommodate a loading berth of the size required by the ordinance. b. It must be demonstrated that semi-trailer truck deliveries will not occur at the site or all deliveries will occur at such times as to not conflict with customer or employee access to the building and parking demand. Finding: The site plan shows a loading area that is 24' x 40'. According to the applicant, this area will provide adequate space for almost all deliveries. All other deliveries will be scheduled for off peak hours. Given this information, staff finds that the loading berth shown on the proposed site plan is adequate to meet the site's delivery needs. 6. Access The applicant's site plan shows a shared access to the subject property and the parcel directly to the east off Medicine Lake Road. According to Section 4.036(11 )(b)(iii), the applicant will need a conditional use permit to allow a shared access along Medicine Lake Road. The applicant is also required to submit a shared access easement to the City prior to final action. The applicant has submitted this agreement. Staff finds that this shared access will reduce the number of curb cuts along Medicine Lake Road and predetermine the access to the redevelopment site to the east. In addition, the applicant will need an access permit from Hennepin County to allow access from the County road (Medicine Lake Road). Staff recommends that no large trucks may enter the site from northbound Hillsboro Avenue A s~dewalk along Hillsboro Avenue has been added, along with a sidewalk from Hiltsboro to the store. 7. Architecture According to the applicant, the materials used ~n construction will include face brick, colored rock face concrete, and ceramic tile. The budding will have a pitched asphalt shingled roof on three sides. The roof on the back (north) s~de w~ll be open to show the rooftop equipment. All rooftop equipment must be painted to blend ~n w~th the building. The trash enclosure will be made of the same materials used in the principal budchng. It should be noted that the building elevations do not match the building outlines on the s~te plan. Staff recommends that a condition of approval require the applicant to submit rewsed plans with consistent information regarding the size and dimension of the proposed building. Planning Case Report 00-05 Page 9 3/31/00 Liqhtin.q The plans show that all building lighting will be canister style and focused down to prevent dispersion of light onto adjacent properties. In addition, all canopy lighting will be recessed in the canopy with only the light's lens extending out beyond the fascia. The lens must focus light toward the ground. The applicant's lighting plan is in conformance with the standard set forth in Section 4.033(5). The illumination requirements and the proposed standards are shown in the chart below. Illumination Standards Side Required I Proposed North .4 Foot Candle I 0 Foot Candle South 1 Foot Candle .1 Foot Candle East 1 Foot Candle .7 Foot Candle West .4 Foot Candle .2 Foot Candle 10. The plan shows no lights on the north or east sides of the building. Under Police Department comments, security lighting is being requested on the north side of the building. Should the applicant choose to place exterior lights on either the north or the east sides of the building, they must submit a revised lighting plan indicating the photometric patterns for these lights. Gradinq Plan The grading plan appears adequate. However, staff recommends that a condition of approval require the grading and drainage plans to be reviewed and approved by the City Engineer. It should be noted that the applicant will need a storm sewer permit from Hennepin County. Landscapinq The applicant's landscape plan meets the standards for landscaping and screening outlined in the Zoning Ordinance. The applicant has complied with the recommendation of the Design & Review Committee by adding both conifers and overstory deciduous trees along the north side of the site. The plan uses a variety of plants and trees to screen both the building and the parking area from the surrounding uses. The plant schedule and location of trees is outlined below: Qty Common Name 7 Tall Maple Scientific Name 14 Amur Maple Acer Gmnala 11 Scotch Pine P~nus Sylvesterus 41 Mint Julep Juniper Jumperus Chinensis 'Mint Julep' 19 Anzac Daylily Hemerocalhs X 'Anzac' Size Root 2 ½-3" dia. 15-17' ht. 2 ½" dia. B&B 6-8' ht. B&B 5 gal. root type-pot root type The seven tall maples are located along the north side of the building near the property line. Fourteen Amur maples are located on the west side of the building north of the driveway, three on the west side of the property south of the driveway, and two on the south side of the building adjacent to Medicine Lake Road. There are only nine Amur maples listed on the planting schedule. The 11 Scotch pines are all located on the north side of the property close to the building. There are 41 Mint Julep junipers located in several groupings along the west, south, and east sides of the property. The planting schedule indicates 55 junipers required. The 19 Anzac daylilies are shown located around the sign at the intersection of Medicine Lake Road and Hillsboro Avenue. The landscape plan indicates 7'1 daylilies required. Planning Case Report 00-05 Page 10 3/31/00 11. Siqna,qe SuperAmerica's plan proposes the following site signage: Site (1) goalpost type sign - 15' from front property line as required - 100 square feet per face proposed (100 square feet per face allowed) Building (3) "SuperAmerica" signs - non-illuminated vinyl application area = 30 square feet each (letters only - 12.2 square feet per sign) (1) "SA" Iogos - illuminated sign - area = 40 square feet (1) readerboard sign - illuminated sign - area = 24 square feet (1) "Super Mom's" sign - illuminated sign o area = 24 square feet Canopy (1)"SuperAmerica" sign - illuminated sign - area = 46 square feet each (letters only = 21.13 square feet per sign) (1) "SA" Logo -illuminated sign - area = 10.40 square feet SuperAmerica's sign plan does not present consistent information regarding the site's proposed signage. The site plan, building elevations, and the written narrative all present different sign information. This makes a detailed review of the site's sign plan difficult. Therefore, staff will provide the sign standards for convenience stores with gasoline services in the B-3 District and recommend that a condition of approval require the applicant to submit and receive approval of a comprehensive sign plan that meets these standards. According to Section 3.49, properties in the B-3 District are allowed the following signage: · One free-standing sign which may not exceed 100 square feet in size or 30 feet in height. In addition, the applicant may attach to this pylon sign one 16 square foot sign for the purpose of informing persons of the sale price of gasoline, · No more than two wall signs totaling 15 percent of the front face of the principal building or 250 square feet, whichever is less. · One canopy sign per canopy fascia fronting onto a street. Canopy signs shall be limited to 16 square feet per sign. Staff finds no justification for any sign variances. F. Buitdinq Considerations Building plans to provide an interior "ships ladder" to the roof and comply with all minimum state building code standards. G. Enqineerinq Considerations The City Engineer has reviewed the plans and prowded the following comments: Land Desiqnation · The property is presently platted into two tots Due to the age of the plat, easements have been recorded against the property due to ~mprovements in Medicine Lake Road. A five-foot wide drainage/utility easement is shown along the east line and a 10-foot wide drainage/utility easement is shown along the north hne on the lot proposed to be developed by SuperAmerica. An access easement is shown over the easterly lot to gain access to SuperAmerica from Medicine Lake Road. This is consistent w~th discussion between staff and the applicant; however, it would be more desirable ~f the property were re-platted and the required easements (including past easements) were shown on the plat. Site Plan Planning Case Report 00-05 Page 11 3/31/00 · Driveway access to Medicine Lake Road shall be reviewed and approved by Hennepin County. ..... · Driveway access to Hillsboro Avenue is located approximately 100 feet north of Medicine Lake Road, which is acceptable. It is likely the Hillsboro Avenue access will be more heavily used than the Medicine Lake Road access. Therefore, the impact to the adjacent apartments west of Hillsboro Avenue should be considered to determine the affect of headlights, etc. Depending on the impact, it may be more desirable to move the building and access to Hillsboro Avenue further north. · It would be more desirable if the sidewalk boulevard was maintained along Hillsboro Avenue similar to the boulevard north of SuperAmerica. Sidewalk reconstruction would be required along Hillsboro Avenue to maintain the same boulevard. Drainaqe/Gradin,q · The increase storm water runoff from both lots should be considered. Storm water improvements for retention and water quality due to increased runoff should be considered along or near the easterly lot line of the east lot. The storm water discharge could occur into the existing storm sewer located in the southeasterly corner of the eastern lot. The proposed storm sewer serving SuperAmerica would be redirected and discharged to the new ponding area (a maintenance easement is required over the ponding area). Bassett Creek Watershed must be contacted to determine if their review is required. · Acceptable grades and slopes are provided. No grading impacts are shown in the adjacent property to the east and north (assuming both lots are considered one). Utility · Utilities (sanitary sewer/water) serving the existing building shall be abandoned in accordance with Public Works. · New sanitary sewedwater service to SuperAmerica is shown from Hillsboro Avenue. Utility extensions shall be constructed in accordance with Public Works. · The existing sewer/water service to the existing building east of SuperAmerica shall be reviewed to determine if any updates are required. G. Police Considerations The Police Department has reviewed the plans and made the following recommendations: · Two staff on night shift for a 24-hour operation · A quality security system with good cameras (and a tape replacement schedule with restricted access) is necessary. · Lighting at north exit door is recommended · Shift trees to maintain a four-foot ctear area for security view along back wall. VIII. Summary One of the major considerations of this request ~s the rezoning issue. While staff realizes that there is significant opposition to this proposal from ad]acent property owners, the Comprehensive Plan does guide this site for commercial redevelopment due to its location on a four-lane County road at a signalized intersection in a high-density residential and commercial area. A commercial use at this site has been discussed in the past. Similar opposition was heard when the new SuperAmerica was proposed at 62nd and West Broadway and that development has contributed to the improvement of the neighborhoods. Staff finds that there is ewdence to approve the rezoning of this site from R-O, Residential-Office, to B-3, Auto-Oriented Business District, but the preference would be to rezone both Planning Case Report 00-05 Page 12 3/31/00 lots at one time with a development for both properties. The adjacent land owner to the east has met . with staff and stated an intent to request a commercial rezoning in the future, on his schedule. Tb~ Planning Commission and City Council must determine whether the B-3 District will accomplish t. City's goals for this area as established in the Comprehensive Plan. If the Council does not support a commercial use at this site, the Comprehensive Plan should be revised. If the rezoning is supported, the question then is what are the types of appropriate land uses. Gas/convenience sales have been discussed at this location in the past. Most interest in the property has been for traditional B-3 or B-4 uses, such as this. Most restaurants need more property, for example. What the market wants to build is frequently, but not always, an indicator of which project can be viable. Traffic volumes on Medicine Lake Road and proximity to the freeway are balanced with lot size and available parking spaces at this site. Staff also feels that the applicant has tried to respond to concerns raised with improved landscaping, lighting plans, and building location. Staff finds that the plans are in need of some revisions, including a tanker tru. ck access layout, sign plan, outdoor sales area, etc. Nevertheless, staff is prepared to recommend approval of the site plan and conditional use permits should the applicant meet the conditions of approval and the City approve the rezoning. One option would be to table the request until revisions are completed, however, staff questions if it is reasonable to table and request revised plans if the rezoning is not supported at the Council level. IX. Recommendation The Comprehensive Plan guides the subject property for commercial use. The Planning Commission and City Council must determine whether the B-3 District is appropriate to accomplish the City's goals for this area as outlined in the Comprehensive Plan. Pending public comment and after considering correspondence received and the information presented in this report, should the City approve the rezoning, staff recommends approval of the site plan and related conditional use permits to allow the construction of a convenience store with gasoline in the B-3 District, subject to the following conditions (plan revisions to be made prior to Council meeting): 1. Submit revised gas tanker access/service plan to demonstrate that the site can accommodate large truck traffic. No large trucks may egress the site going northbound Hillsboro Avenue. 2. Submit detailed plan illustrating outdoor sale/display areas and either limit to recessed triangular areas on southeast/southwest corners of building with no products on sidewalk or increase sidewalk width to eight feet and limit display areas to four-foot depth. Include statement that gas pump island area under canopies will not be used for retail sales, storage or display of any type. 3. Submit written statement that music will not be played over the exterior speakers at the gas pump islands and agree to speaker volume hm~ts during the nighttime hours of 10 p.m. to 7 a.m. Include language that limits measured speaker sound to maximum 50 decibels at the property lines. 4. Submit and receive approval of a comprehensive s~gn plan that meets the standards of the Sign Code and requires no variances. 5. Shift the pump island canopy five (5) feet to the west to meet the required 15-foot setback and demonstrate compliance with both the canopy's m~n~mum clearance and facade height. 6. The applicant must submit revised plans with consistent information regarding the size and dimension of the proposed building and to verify all conditions and compliance with State Building Code, including interior ships ladder, etc. All motor fuel facilities shall be installed in accordance with state and city standards. 7. By ordinance, the operation of this site is hmited to the hours between 6 a.m. and 12 p.m. unless these hours are extended by the City Council. The applicant has requested 24-hour operation. The Planning Commission and City Council should determine the appropriateness of this request. Planning Case Report 00-05 Page 13 3/31/00 8. Compliance with all City Engineer recommendations including: - , · Access permit from Hennepin County to allow access form Medicine Lake Road. · Plan to be submitted to Bassett Creek Watershed for grading/drainage approval. · Easement for shared access to be approved by City Attorney. · Coordination with New Hope Public Works on abandoning and new utilities. · Hillsboro sidewalk recommendation re: boulevard. · Consider property re-plat. · All final plans to be approved by City Engineer. 9. Compliance with Police Department recommendations, including security system, lighting on north side of building, shift trees north for security view, consider two-person shift if 24-hour operation approved. 10. Petitioner to execute Development Agreement with City and provide financial security (amount to be determined by City Engineer and Building Official). If the Commission supports the proposal but wants revisions to be made and reviewed by the Commission prior to forwarding to the Council, staff recommends tabling the request for one month. If the request is denied, staff recommends that the Comprehensive Plan be revised or that specific land use options be identified for this site that will be supported by the City. Attachments: Address/Zoning/Topo Maps Petitioner Narrative Adjacent Property Owner Correspondence/Easement Agreement Site Plan Site Calculations/Sign Requirements/Sign Plan Worksheet Ground Sign Area/Canopy Light Sections Curb, Gutter and Berm Details Plat Plan Equipment Plan Grading Plan Piping/Utilities Plan Landscape Plan/Schedule Photometric Plan/Details Transport Truck Plan Building Elevations Planner's Report City Engineer Memo Building Official Attachments Correspondence from Nearby Property Owners Comprehensive Plan Excerpts Application Log Planning Case Report 00-05 Page 14 3/31/00 -- : ...... ~ . . / ~ - ~e. . ~ ....... , .~ ... ~ . ,~ ................ : ' : : ...... ~ ~ , '-..' ."-.~: ' ...' ,-:.~.%;~* ', ~ , , , ~L ..... ~ ......... ~ : I . ~ : . .... · ................. ~ .... .~,.~ ~. , _ < "~ _- ' ; ' '. '.- .. L .. ~ L....'..<..~ ....... + --: ~' o' o, ~ "' -' ~.'~ . ' " ~'.---.~' ~ "~ , -- -'~ I ~ : ' ~ : ' ' - ' ~ ' ~ -. 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AVE Nr- ENS,'G>v SONNESYN ELEMENTARY SCHOOL :,f,~; . , [ I AvE N ' AVE < R-3 E~SI3~ u_r- .' - PLACE -<< % R-I ---~ 35T: _ .z 34TH O AVE N N'~ ="-"~ E R N DR 3:ST A,E ', GOLDEN VALLEY x A. DESCRIPTION OF THE PROPOSED DEVELOPMENT ATTACHMENT TO THE APPLICATION OF SPEEDWAY SUPERAMERICA LLC TO CONSTRUCT A CONVENIENCE STORE WITH GASOLINE_ AT 9398 MEDICINE LAKE ROAD Speedway SuperAmerica proposes to demolish the current residence on this 36,39g sf site and develop a new 3901 sf store and gasoline service for 10 vehicles at five pump islands lc, cared under a "T" shaped canopy parallel with Medicine Lake Road. The new store is proposed to operate on a 24 hour basis. Vehicles will enter and leave the store via the present, shm'ed, driveway in IMedicine Lake Road, and by a new driveway to HillsN~ro, located 102 ft north of Medicine Lake Road. A sidewalk connecting the entrance of the store with Hillsboro will be provided. Parking will be provided on site for 24 cars. Eleven spaces, including the handicapped space, will be provided along the front of the store, ten spaces are provided at the pump islands, and three parallel spaces along Medicine Lake Road. Thc buildin,, will be all masonrx. A lighter rock faced block base will visually support the tan brick building. A horizontal band of blue ceramic tile provides a horizontal complement to the base, and a non illuminated fascia provides a transition tt~ the asphalt shingled hip roof. The trash enclosure will be the same masono' as thc building. Thc priority of the landscape plan is prox lslt)n of a transition and buffer for the residences to our north and to reinforce the buffcr provided bx Hillsbor~, on our west. The active area of the site is shifted as far to the south as fea, iblc. crcattn~ a m~)rc than 35 ft deep plantin,, area on the no,lb cd~c of the site. The plan provides an o~ er st(~rx t~cr ,~1' *c~cn maples plant~ at the no,ih edge of thc pro~rt}. These will ~ the tallest ( 15 to 17 fi) ax ailablc st(~k and will provide interest and cxcntuallv a visual screen fronu es~ciall} thc up~r lox cl c~ndominiums to our north. This tier will bc rc~nf,~rccd bx a planting of 6 to 8 ft tall Scratch ~nc, ch~sor to our building. This is a ve~x dense tree and xx ill immediatch' provide a middle ,t,~l~ bullet and xcar round color. For varictx plantin,, ol A nlur Maples i~ proposed for thc bullc~ , m thc ~x cq ,id0 o1' the building. These are a l'~t gr~x~ ~ng, x'c~ attractive and coh~rl ul bu,h that er,,x~ s It, 12 to IN ft mil if not trimmed. The Amur N laplcs are tamed along HillsN~ro ~ntt, thc m, ,re I t,~qllal plantings ~tween the drive area and the sidcxx alk, x~ ith Juniors providing )car ~t,und c, ,l,,r. enhanced by thc seaqt,nal interest of thc &tx lilies at thc base of our freestanding s~gn A t,,taI, 4 1~ 427 sf, ~)g of the site, x~ ill be in'igatcd landscaped area. B. REQUIRED CITY APPROVALS 1. Rezoning of thc site from R-O tt~ B-3 The prol. x~sed rczoning will bnng th~s txuccl ~nt~ ct~nlormance with its Comprehensive Plan designation of "Community Business". ~mplcmcntmg thc guidance of the Plan for this site. Development of this site by SuperAmcnca ~ ~tl strengthen and enhance the service provided by this recogni,,.eA and encouraged commercial d~stnct extending along both sides of Medicine Lake Road Application of Speedway SuperAmerica LLC 9398 Medicine Lake Road Page Two east of Hwy 169. A new SuperAmerica at this site will support the intense and intensifying residential development in the area. The proposed B-3 designation is the same as the nero-est commercial designation in New Hope, and would be the most conforrning New Hope zoning district if applied to the commercial development south of Medicine Lake Road. SuperAmefica was until recently located in this district (albeit across the street in Golden Valley) and the opportuni~' to construct a larger, state of the art store, and the opportunity to provide gasoline sales, will greatly increase our usefulness and convenience to our neighbors. The opportunit3' of constructing a neu' development on this site will assure the development and its operation will comply ~vith all the standards of section 4.124 (12) a-r. 2. Conditional Use Permit a, 4. 124t'2) Convenience Store with Gas(~linc The proposed SuperAmerica Conveni once Sit)re ~vith Gasoline at this site is consistent xx'i th the prm'~sions and direction of the Comprehensive Plan designation of "Community Business" for this parcel and area. Thc SupcrAmcrica usc x~ ill be c(~mpatiblc both with thc scale, character and purpose of thc other businesses in thc commercial district extending along Medicine Lake Road east of Hwv 169, and by thc site phm and ~tuatlon. ,mr residential neighbors. We are separated from our nearest residential neighbors bx H~llsboro Ave. We are buffered from our only adjacent residential neighbor by their location at thc n~ ~rlh ed~2c (~1 their site. and our flexing our site ms fro' to thc south as possible. This has prcscrx cd a 35 l't dccp on site landscape buffer wrapping around to Hill~r~. Thc site x~ ill be loxvcrcd approxlmatcl.x 2 l'cct, and all thc loading / trash actix'~tx' has been lix:alcd lo thc east side of the building, ax I'ar I'rt)m t~ur rcqidcntial neighbors as possible. Th~s SupcrAmerica. bx iLq desi[zn and ~,~x'ramm. xv~ll ctm~pl) with ail the Citx's ~rformancc standard~. SupcrAmerica has a record ~1 ~'rat~ ng c~ ~m pa~ bi) with our neighbor~ throughout the metro area. We have been sens~hzcd tt~ "F,,,d nc~hh,~" ~hsues by our operations ~n similar and even m~rc c~ restricted conditit ms. Thc lc,,~ m, xx c hax c learned, and the solutions xx e have dcvcl~pcd will ~ applied in thc dc~? and mandUcnlcnt t~l this store. The compatible owramm ~t' th~s store is assured by thc Citx's perl'o~m:tncc ,tanda~d,. the s~cific Code standards for our usc ~n th~s &strict and our own internal practice, Thc~c, ~ crlappin~ conlrols will minimixc anx p~)tential ~mpact on adjacent pro~rne,, alld d,-urc qmck and efficient rcmcdx if any neuat~(e impacts arc cx~rienced.. b. 4.()37(6)(a)(ii) Reduction in size ~1 h)ad~n~ berth SupcrAmcrica has proposed a 24 I't x 4(}It I t~ad~n,d be~lh on the east edge of the store. From experience this will provide a safe and adequate space almost all of the deliveries made 1o our store. Most deliveries are made by straight trucks dcsxgncd [or route sales, including our own SuperMom's deliveries. The proposed space xx ill accommtdate these vehicles. The sole exception Application of Speed'a'ay SuperAmerica LLC 9398 Medicine Lake Road Page Three will be a weekly "drop shipment" from our warehouse, This delivery will be scheduled by us off peak times, and will also compatibly use the designated space, even though the truck may temtx, rafily extend beyond the marked south edge. Extending the loading area north would be counter productive to our strategy of keeping the activity on the south pan of the site, and would greatly reduce the effectiveness of our landscape buffer on that edge of our site. c. 4.036(11) Shared Driveway, 4.036 (4)(h)(vi), Driveway Width We believe shared use of the present driveway at Medicine Lake Road is the safest and most practical access from both a roadway and site plan perspective. We ask your recognition of this condition. We also are requesting approv'A of wider width drives recognizing the joint use of thc Medicine Lake Road, and to accommc, date deliver3,' truck entrance and exit at tx~th drives. d. 4.124 (2) (e) Exterior Sales No permanent outdoor sales of any item is prol:x)sed on the Speedway' SuperAmerica site. Sale seasonal items, il' located in the 197 st' area located along the front of the store and identified on sheet 7346-1S is proposed. These scastmal items include, but are not limited to items such as windshield washer fluid, l:x~p / beverages, charct~al, bundles of firewood. This same area may als() bc used for placement of del:x~sito~Ses, such a', those t'{~r AM Express or Fed Ex, and for thc storage of icc in a freezer. 3. 4. 124(2)(I) Hours of Operation SuperAincrica has found 24 hour operat~m t,~ bca sc~'x icc to out' customers throughout the metro area. and with thc site conditions and thc pcrft~rmancc and design requirements of the City, wc believe will be compatible with our nc~ghb,)rs at this store. 4. 3.492 ( 1 ) (a) Allcxzaticm of camcd slgn area Thc sien signagc plan for this ,qfc i,, described on thc attached "Sign Plan Worksheet", dated March 24. Our 14 l't x 81 ft front lace cam, a maximum xxall sion= area of 170 si'. Thc pr~V~scd total wall and ct~py sign area is sl~uhtl5 lc~, than earned, but is allt~ated on this s~tc xvith l'ronu~gcs in an alternative, but xx'c ~hcx c ,~x c~ all mc ~c c, ~mpatiblc, manner than is alloxvcd bx C(~c. We prop)sc to allt~ate the ~mlittcd s~n~ ktlCd lc, IiX C. ,mailer. signs on our buildin,,~ fr,)nt and side. Three of these signs, the SA logo a~x c thc c~ltlallcc, thc SuperMom's sign, and thc r~dcr arc bx their message, size and placement, and thc cl lt..ct of thc "T" shard ~nopy, dirtied to thc customers already on our site, nt)t It) thc ptfl~l~c t~n thc ~'t)udxvay. The other two signs, on thc fascia t'acing our t~x'(} strut frontages, arc not fltumtnatcd, greatly reducing their prominence. Thc sign thc lonu~ side of canopy,, s~llin,,, our name ~x~ hic'h ~cqmres more than 16 sB. will ~ of individual letters against the non illuminated canop3 la,c~a. XVt have also pro~sed the freestanding sign be 24 ft, not the ~mitted 30 t't., mil. ~Vo rc~Wctl ullx request approval of this substitute, and ~ve believe more calm. sign plan for lhi~ s~te. 5. linch '~ _4, 200~3 MICHAEL 8809 WEST BUSH LAKE ROAD MINNEAPOLIS, MN S5438 PHONE 9552 941-7487 email rncronin@mm.com FAX 9.52 CRONIN & ASSOCIATES 941-2645 March 24, 2000 Notes on Application of Speedway SuperAmerica, LLC at 9398 Medicine 'Lake Road 1. Building Footprint. In the Ivlarch 24 submission the building footprint has been increased from 76 ft 8 in x 45 ft 4 in, to 82 ftx 49 ft 4 in. The E/W dimension was increased by 5 ft 4 in and the N/S dimension by 4 ft. The area of thc store increased 539 si' from 3362 sf to 3901 si'. This change is reflected in all the plans submitted and in the narrative dated March 24. The three additional parking, spaces required by this change are parallel spaces located along the south edge of the site. 2. Oxvnership of 9398 Medicine Like Road. Attached is a very poor cop3' of a fax from OUl- title agent. It provides their assurance the current owners are Joseph and Wendy Linn. We are working, with the local affiliate, Guarantx Ti lie, It) get a clear statement and proof of owne~.'ship. This document will be submitted as soon as it ix available. 3. Assurance of Easement for Shared ,Access. It is our understanding the original of the enclosed letter from James Hogan reco~2niz~n~ our usc of thc shared drive has been filed and and accepted by the City. 4. Tanker Truck Deliveries. A plan sheet ntlcd "Ba_',e Plan" has been included to assure thc Citx and neightx~rs the tanker trucks will enler and leax e our .,,tie bY Medicine Lake Road and xvill not under any circumstances use Hitlsbom I .,,omet~mes find the conventions used to prove the turn rad~ confusm~z, so I have attached a sheet sht,xx ~nu thc .',tops in the delivery. 5. Landscape Section. A section xx a_s prepared t)n thc Gradine Plan, sheet 7346-2, but thc plantin,,s were not inserted. A section with thc pr, ,p( ,,,ed planting,; u ill be submitted as ~,~x3n a~,~ it can be created. 10:5i AFl 6~ ~B~ 6173 TO Mr. Kirk Mc. Doe',rid Community Dev~lmI:'ment Dffegtcr City of New Mc, pc ~tg,01 Xvlon Avenue New H~, MN R~ AppliCon of S~way Suporamed:a to r~l veloP ~ M~didn~ ~e R~ De~ Mr. ~D~m~d I t,m the ~,ne;' ~ the adjel ~' l~amd at ~.~M~dnl ~¢ go~, I a~t m sm~ my ~plcte su~i [~ tkz ~vclegment pm~n~ ~' S ~-Amerim ~ eo~ ~at I have m~d a~-eemeat w[~ S~way Sa~cAmaA~ ~C to ~ovi~ ~ ~,ment to ~low ~e ah~ of ~e driveway m M~icinc ~: Rind ~ ~wn on t~ * pl~.~ Su~]~ by S~WaY Su~rAme~ ~. Thh agr~men; will ~ ex~';~ ~d the ~7 ~scm: '[ ~vid~ ~d meowed u~: by the City o[ S~xdway ~rAme:~m' ~ dCVc[cp~ggL I~ yOU haw ~y que~fl~ a~ut this Sinccrdy, e HILLSBORO AVENUE PROPOSED SITE CALCULATIONS: TOTAL SITE AREA = 36,388 SQ. FT.(wITHIN PROPERTY LINES) PROPOSED BUILDING = 3,90! SQ. FT. PROPOSED PAVED AREA = !8,060 SQ. FT. PROPOSED GREEN AREA = 14,427 SQ. FT. (40~ GREEN) 24 PROPOSED PARKING SPACES(INCLUDING1HANDICAP & I0 PU~P ISLAND SPACES) SNOW TO BE REMOVED FROM SITE SIGN REQUIREMENTS: SITE BUILDING CANOPY 1 GOALPOST TYPE SIGN - 15' FROM FRONT PROPERTY LINE AS REQUIRED 100 SO. FT. PER FACE PROPOSED (100 SO.FT. PER FACE ALLOWED) 3 "SUPERAMERICA" SIGNS NON-ILLUMINATED VINYL APPLICATION AREA = 30 SO.FT. EACH (LETTERS ONLY = 12.2 SO.FT. PER SIGN) ~ "SA" LOGOS AREA = 9 SO.FT. ILLUMINATED SIGN 1 READERBOARD SIGN AREA : 40 SO.FT. iLLUMINATED SIGN 1 "SUPER MOM'S" SIGN AREA = 24 SO.FT. ILLUMINATED SIGN I "SUPERAMERICA' SIGNS ILLUMINATED SIGNS AREA = 46 SO.FT. EACH (LETTERS ONLY = 21.13 SO.FT. PER SIGN) 1) "SA" LOGO ILLUMINATED SIGNS AREA = 10.40 SO.FT. SIGN PLAN WORKSHEET SPEEDWAY SUPERAMERICA 9398 MEDICINE LAKE ROAD I LOCATION i MESSAGE i ILLUMINATION i DIMENSION i AREA A. BUILDING ! i ............. S~u_~.h._S_!.d_~_ ...................................... '! ............... ., ........................ l ............................. i ...... " , ............... Above EntrancelSA Loao interior 22 5 x 3 5 !9 sf Left Chamfer :SuperMom's tinterior !4 x 6 124 sf Wail "Reader Board iini-;'~i'~ i5 x 8 ~40"~'f 'iFascia ISA SuperAmericaiNone ~1.5 x 1 5 i22.5 sf i i ........... i : ................. .............. S7 ...... West Side Fascia !SA .............................. SuperAmerlca iNone 1.5 X I 5 ~22.5 Sf East Side ........... ~ ' ~' .... ........ i , ~ i~.o_,s,:~?.,~.e_ .......... ........................................................................................ i ...................................... i_7~__O___T__.A.L.__B__U__!_L._._D_!__N_9_ .i.]] 8 sf .~,.._.¢.A~?~ .............................. i I i .............. Lone Side (S) suPe~A'me';,ca ....... ......... ,Sb.~.~ Side (E)...!~A L°9° i_Lgdiyidual letters 12 x 3 !6 sf .............................. } ....... L'~ii... ! ; .... iTOTAE CANOPY 146"Si .... I i ~ " ........... ': ............. ................ ~ ....................... i ..... ~ ......................... ~TQ~A---L---~ALI~ ........... !_.~ 4~s__f. ...... ...C~ FREESTANDINGI i -- 24 ft TalliS~W Corner ~T~mark/Pr,ce/Seri,nter,or ......... i'~--~('~"6 $' ........... i'9~'-S~ ............... ........................................... ~ .............. '-"1' ...................................... f .................................. ~ ....... 4. .......................... SIGN CABINET mmm~ mm mm GRADE IIIlll IIIlII IIJill irrl[f IlIlll IIIIIl ~-- BULB / .ARE A L ] OH T SE C T ] ON -- BLrLB CANOPY LIGHT SECTION PAVEMENT BOUNDARIES IF DRIVE IS CONCRETE (FULL DEPTH DF CONC. SLAB) NOTE: CONTRACTOR MAY SUBSTITUTE CURB & GUTTER (DETAIL UNLESS SPECIFIED OTHERWISE ON PLOT PLAN. CAST-IN-PLACE CONCRETE CURB DETAIL "J" ~ [= ALTERNATE SLOPE i t I AWAY FROU,FURB-'TJ NOT[: I~,STA Ti: BaD ,* 2'-0" C/C ADJACENT--~ TS ~ON2RETE PAVEMENT ONLY. u:~ 9[ LOCATED ~9, SVE OR BELOW RE-BAR. NOTE: CL/TcE~ UA~ SLO$~ [iTHER UP OR DOWN FRO~ CURB $:'£ Cq~'~,:,',F~ PLAN ;0~ DIRECTION OF SLOPE. AUTO CONCRETE CURB & GUTTER DETAIL "N" =EVEL T EDGE OF PAVEMENT .o~. 5HOULDE~ ~ PAVED ARE~ EX[STING " "=- - r .... ~ '~"'"~'~SEL PLOT OR LANDSCAPING PLAN ~/---~AU~ .tk,.,~,,~- FOR PLANTING REOUIRE~ENT PAVENIENT BERM DETAIL "K" HILLSBORO AVENUE / I--' ,.~IILLSBORO 'AVENt-E % % '... % .%. 0 C C - v'-'~'S~'::N AND PRUNE BRANCHES BY DO NOT CUT MAIN LEADER, REMOVE DEAD AND BROKEN BRANCHES. MAINTAIN NATURAL TREE fORM.- DO NOT CUT MAIN LEADER REHOVE DEAD AND BROKEN BRANCHES STAKINO& GUYIN0 OPTIONAL TREE WRAP - FALL PLANTING ONLY SET CROWN OF ROOT BALL - ]' ABOVE EXISTING GRADE 4' DEPTH SHREDDED FINISH ORADE~ CO~PA-T~2 ,~-- -~'_!!',J¥INO DETAIL PLANTING SCHEDULE Io. LANDSCAPE NOTES THE CONTRACTOR SHALL LOCATE AND VERIFY THE EXISTENCE OF ALL UTILITIES PRIOR TO STARTING WORK. ALL MATERIAL SHALL CONFORM TO THE GUIDELINES ESTABLISHED BY THE CURRENT AMERICIAN STANDARD FOR NURSERY STOCK, PUBLISHED BY THE AMERICAN ASSOCIATION DF NURSERYMEN OR EOUIVALENT. ALL PLANTS SHALL 8EAR THE SAME RELATIONSHIP TO FINISHED GRADE AS ORIGINAL GRADE BEFORE DIGGING. ALL PLANTS SHALL BE BALLED AND WRAPPED OR CONTAINER GROWN. ND CONTAINER GROWN STOCK WILL BE ACCEPTED IF IT IS ROOT BOUND. ALL ROOT WRAPPING MATERIAL MADE OF SYNTHETICS OR PLASTICS SHALL BE REMOVED AT TIME OF PLANTING. WITH CONTAINER GROWN STOCK, THE CONTAINER SHALL 8E REMOVED AND THE CONTAINER 8ALL SHALL BE CUT THROUGH THE SURFACE IN TWO VERTICAL LOCATIONS. AT PLANTING TIME, ALL PLANTS SHALL BE THINNED 8Y REMOVING A BALANCED ONE-THIRD OF THE VEGETATIVE MATERIAL. ALL PLANTS SHALL BE SPRAYED WITH AN ANTIDESSICANT WITHIN 24 HOURS AFTER PLANTING. ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24-HOUR PERIOD AFTER PLANTING. ALL "PLANTER AREAS" TO BE FULLY MULCHED AND COVERED WITH 3" MIN DEPTH DF WOOD CHIPS AND/DR BARK OVER PROPERLY ANCHORED POROUS WEED BARRIER FABRIC SUCH AS AGRITEX MAT ,TYPAR. OR EOU~_ ALL AREAS NOTED "GRADE AND SEED". 'SRADE AND S~D' AND "PLANTER AREA" WILL R£C£IV£ TO~ SOIL AS INDICATED IN STANDARD SPECIFICATIONS. THE CONTRACTOR SHALL REFER TO THE STANDARD SPECIFICATIONS FOR ADDITIONAL REOUIREMENTS. PLANT I.D. NUMBER (SEE BELOW) QUANTITY IN THIS GROUPING BOULDERS -- RANDOM SIZE AND SPACING, MAX. 3' DIA., MIN. I' DIA.(REQUIRED AS SHOWN). 3" , TALL MAPLE 2 I/2" TO DIA. (7 REQUIRED) 15' TO 17' HT. 2.® AUUR MAPLE (CLUMP) (ACER GINNALA) 2.5" CLUMP, ROOT TYPE - BAR (9 REOUIRED). SCOTCH PINE (PINUS SYLVESTERUS) 6' TO 8' HT., ROOT TYPE - BAR (I1 REOUIRED). MINT JULEP JUNIPER (JUNIPERUS CHINENSIS 'MINT JULEP') 5 GAL., ROOT TYPE - POT (55 REOUIREDI. ANZAC DAYLILY (HEMEROCALLIS X 'ANZAC') ROOT TYPE - B.R. {71 REQUIRED). EXISTING TREE TO REMAIN COORDINATE INSTAL.~TION OF PVC SLEEVE UNDER ALL PAVED AREAS AS WELL AS THE T~£ CONTRS~LE; !R~:SATION MAIN @ THE BLDG. IO0~ IRRIGATION TO ALL PROPERTY LINES & ROAD EDGES. ALL IRRIGATION LINES INSTALLED WITHIN OWNERS PROPERTY AND NITH LONG RANCE HEADS TO REACH STREETS Number LRI-4OOSMH-IV-OS ~OOW SMH Mounting Height= From Pole to P lES Condele File: Initiel Lumens per Liqtnt LOSs Factor Poles this 16 fee t. hotometric Center~ 2 feet. C' \ SPLDIES\L 4 72 5.1ES L emp-- 40000. (LLF) -- 0.72 type -- 3 CC-400-SMH-FOL 400W SMH Mounting Height= lES Candela File' Initial Lumens per Light Loss Factor Number 16 feet. C' ~SPLDIES\L$938.1ES k amp= 40000. dLLF) = 0.72 Luminoires ~ ' ~h~s type = 26 ILL U/VtNANCE IS - ARGOT PLANE /N HOriZONTAL AT Z : 0 FEET. Summc~>,, ~ PO i NTS MAX ~ MUM M.~N ~MUM FOOTCANDLES. ~I,]N~IAV Bonestroo Rosene.. Anderllk & Associates Engineers & Architects MEMO 03129/00 14:18 [~ '02/03 N0:049 pr~x)~z. Otto G. Bm~troo. F~. · Jo~p~ C. ~em~ P~. - Ma~ln L ~o~ala, PE. · ~o~en ~ Rose~. RE,. ~l~ E. ~mec RE. ~ ~ M, ~Oe~n C)~.. Senmr A~late ~lncipal~: H~ard A San~ PZ. · Ketm A ~o~ R~ · Robert ~. Ptette~e, Rt~d~ W. Fo~er. RE. · Davl~ O. LOSkota, RE, e RoOert C, Rulsek. A,~, - Mark A. Hanson, RE. - Michael T. Rautma~ EE. · ~ K.Fteld, RE, · K~ R An~ RE, · M~ H, Roils, ~E · Sl~ey E ~Ulamson, F~ L[ · RoDe~ E Ko[$~th e A~es M. Ring e ~lan Rick SC~. OfflceD St. Paul Rochester. wellm~ ~ SI, CIou~ MN · M~kee, ~1 WeD.~I ~: WW w.bone.~LfOO.co~ll TO: FROM: DATE: SUBJECT: Kirk McDonald~ Doug Sandstad Mark Hunson/Vince Vander Top March 29, 2000 Super America (Medicine Lake Road/Hillsboro Avenue) Our File No. 34,Oen E98-07 The following review comments pertain to the plan dated March 23, 2000: Land Desi£nation: The property is presently platted into two lots. Due to the age of the plat, easements have been i~ecorded against the property due to improvements in Medicine Lake Road (Co. Rd. 70). A 5' wide drainage/utility easement is shown along the east line and a I0' wide drainage/utility easement is shown along the north line on the lot proposed to be developed by Super America. An access easement is shown over the easterly lot to gain access to Super America from Medicine Lake Road. This is consistent with discussion between stat'f and the applicant; however, it would be more desirable if the property were re-platted and the required easements (including pa.st ea.~ements) were shown on the plat Site Plan: · Driveway access to Medline Lake road shall be reviewed and approved by l-lennep~n County. · Driveway access to Hilisboro Avenue is located approximately 100' north of Medicine Lake Road, which is acceptable, It.~ likely the Hillsboro Avenue access will be more heavily used th,'m the Modicine Lake Road access. Therefore. the impact to the adjacent apartments we.~t of Hillsboro Avenue should be considered to determine the' affect of headlights, etc. Depending on the impact, it may be more de.,~irable to move the building and access to Hillsboro Avenue further north. · It would be more desirable if the sidewalk boulevard was maintained along Hillsborn Avenue similar to the boulevard north of Super America. Sidewalk reconstruction would be required along Hillsboro Avenue to maintain the same boulevard, 03129100 14:18 I~ -03103 "~railla_~e/Oradit~ E: · Thc increase storm water runoff from both lots should be considered. Storm water improvements for retention and water quality duc to increa~e,d runoff should be considered along or near the easterly lot line of thc east lot. The storm wntt~r discharge could occur into thc existing storm sewer located in the southeasterly comer of the eastern lot. Thc proposed storm sewer serving Super America would be redirected and discharged to thc new pending area (a maintenance easement is required over thc pending area). Bassett CSreek Watershed must be contacted to determine if their review is required. Acceptable grades and slopes arc provided. No grading impacts arc shown in the adjacent property to thc east and north (assuming both lots are considered one). · LItilities (sanitary sewer/water) serving thc existing building shall b¢ abandoned in accotxtancc with public works. New sanitary sewer/water scrvice to Super Amcrica is shown from Hillsboro Avenue. Utility extensions shall be constructed in accordance with Public Works. The existing sewer/water service to the existing building cast Of Super America shall be reviewed to determine if any updates ,are r~quired. MAH/VTV :crw N0:049 VICINIT.Y-2.OOO · ~,..,;;~o ~ '-/J O 942.0 947.0 X 27TH 950.7 X · X 948,9 X 947 3 [0 947.5 .4 952.7 ,_/ o .. 950.6 949.5 X 949.1 AVENUE Plannin~ Districts Planning District 16 is located in the southwest corner of New Hope. While the predominant land use is Iow density residential, the district does include a variety of other land use types. The district boundaries are Highway 169 to the west, Golden Valley to the south, 36th Avenue to the north, and Boone and Winnetka Avenue to the east. The following recommendations pertain to District 16. The Iow density residential areas of District 16 exhibit very good to excellent housing conditions. The City will continue to promote housing maintenance, through private investment, enforcement of the Housing Maintenance Code and scattered site renovation and redevelopment. The medium density residential area exhibits declining building and site conditions. The City will aggressively pursue efforts for housing maintenance and renovation within these areas. New commercial land uses are proposed ~n the southwest corner of District 16-'~ through redevelopment of the S~ncla~r gas station site and the redevelopment of single home and adjoining off~ce use at tl~e northeast corner of Hillsboro Avenue and Medicine Lake Road. ~' District 16 is served by Jaycee. Sunny Hollow and Hidden Valley Parks. The park facilities will be monitored and upgraded as needs are presented. City of New Hope Comprehensive Plan Update 102 Development Framework AND REDEVEL OPMEN T SITES .City of New Hope ,/ GOLDEN VALLEY 45 © Residential Opportunity Commercial Opportunity Industrial Opportunity Commercial / Industrial Opportunity Deteriorating / Blighted Areas Underdeveloped Areas Vacant Areas Source Crly of New Hope Base Map: Bonestroo Rosene Anderlik & Associates Nlrk~ Oc~ooer 1997 0 1000 2000 3000 SCALE IN FEET Comprehensive Plan Update Inventory COMMERCIAL REDEVELOPMENT TARGET AREAS City of New Hope GOLDEN VALLEY Base Map: Bonestmo Rosene 0 1000 Andedik & Associates SCALE June 1998 2000 3000 IN F~T 45 Comprehensive Plan Update Development Framework ~ing!e f~;iy mOeve!o,~mer* ccc Boone; ,~ersec~o~ Nc se ~ PARK 19 F~ss L.r.~e City of New Hope :.':cc' s-c-s~e ss_e ~'~-;~ce ss.es Comprehensive Plan Updah; Planning Tacttcs 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 tile to Applicant Address by City that required expires expires of under application Phone information extension extension was missing or waiver 00-05 Speedway SuperAmerica 3/10/00 5~9~00 7/8/00 9398 Medicine Lake Road New Hope 55427 Owner: Joe & Wendy Linn 984-8144 Dan Billmark Marathon Ashland Petro LLC 1240 West 98th Street Bloomington 55431 887-6102 B. C. D. Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application. Assign each application a number. List the Applicant (name, address and phone). List the date the City received the application. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the date in Box C. If the time clock is "restaded" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. To calculate the 60-day limit, include all calendar days. To calculate the 120-day limit, include all calendar days. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120~day approval penod applies to the application. (The date in Box G must come before the date in Boxes E and F.) List the deadline under any extension or waiver. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if apphcable, Box H ) List th~ Je that the City sent notice of its action to the Applicant. It is best if the City not only takes action wdhm tile hmo hind, but also notifies the Applicant before the time limit expires. Planning Case: Petitioner: Address: Request: PLANNING CASE REPORT City of New Hope Meeting Date: May 2, 2000 Report Date: April 28, 2000 00-06 City of New Hope/New Hope Village Green Golf Course 8130 Bass Lake Road Conditional Use Permit to Allow a Golf Course Clubhouse as a Recreational Use in an R-l, Single Family Residential Zoning District, a Conditional Use Permit for a Reduction in the Size of the Loading Area, and Site/Building Plan Approval for the Construction of a New Public Golf Course Clubhouse I. Request The petitioner is requesting a conditional use permit to allow a golf course clubhouse as a recreational use in an R-l, Single Family Residential Zoning District, a conditional use permit for a reduction in the size of the loading area, and site and building plan approval for the construction of a new public golf course clubhouse, pursuant to Sections 4.054(2), 4.037(6)(a)(ii), 4.21 and 4.039A of the New Hope Code of Ordinances. I1. Zoning Code References Conditional use permit for a recreational use in a single family district (4.054(2)) Conditional use permit for a reduction in the size of the loading area 4.037(6)(a)(ii) Site/building plan approval for the construction of a new golf course clubhouse (4.039A) Property Specifications Zoning: Location: Adjacent Land Uses: Site Area: Building Area: Lot Area Ratios: Planning District: Specific Information: III. R-l, Single Family Residential On the north side of Bass Lake Road midway between Boone and Winnetka Avenues. R-1 single family homes to the north and northwest as well as Meadow Lake on the northwest; R-2 single and two-family homes to the northeast; R-5 senior housing (St. Therese) to the east; R-4 apartments (Continental Apartments) to the south and R-4 (Bass Lake Road Apartments) on the southwest. There are a variety of multi-family residential uses to the south across Bass Lake Road. 1,150' x 1,255' (irregular) = 26.76 Acres Existing building = 900 square feet (to be removed) New building = 2,600 square feet Green Area = 95%, Paved Area = 6%; Building Area = .002% No. 1; The Comprehensive Plan recommends that the City continue to monitor and upgrade its public facilities, including the clubhouse at the golf course. The golf course was developed in the 1960s and purchased by the City in 1971. The existing parking lot provides 90 spaces which has proven adequate for the 9-hole short course. An easement has been requested from the adjacent (east) property owner (Continental Apartments) for a 750 square?"~t corner of the lot to permit the City to elevate the clubhouse and shift it sou~,, - closer to the parking lot. A service drive to the maintenance building would be shifted 18 feet south onto this easement area, if an agreement is reached. Ponding on the huge 26+ acre site has been improved in the last few years, although this new clubhouse has a nominal increase in impervious surface. The new building will be a big upgrade to the quality of the golf course and provide disability access. IV. Background The applicant, the City of New Hope, is requesting site plan approval and a conditional use permit to allow the construction of a 2,600 square foot golf course clubhouse located at 8130 Bass Lake Road. The existing clubhouse is scheduled to be removed by Labor Day. The new clubhouse is scheduled to open in April 2001. When the golf course is open during the seven-month construction period, all activities will be conducted in a temporary trailer. The project is scheduled to take place in two phases. Phase I will include demolition of the existing clubhouse, construction of the new clubhouse, landscaping around the new building, and the construction of a drop-off area in the existing parking lot. Phase II will include reconstruction of the existing parking lot, relocation of the existing curb cut, relocation of the trash enclosure, construction of a maintenance road, and landscaping along the southern and eastern sides of the parking area. Past improvements to the golf course over the decades have been related to landscaping, storm water improvements, drainage and a new maintenance building (1989). The City Council approved the schematic design for the new clubhouse at the March Council meeting. V. Petitioner's Comments The Director of Parks & Recreation states in correspondence that the existing clubhouse predates the City purchasing the golf operation in 1971. The building is in need of replacement. The problem areas include: windows, doors, HVAC system, non-accessible bathrooms, plumbing, wiring, flooring, landscaping, walkways, and parking lot. Plans for a new clubhouse include an area for the patrons that would seat approximately 50 people. The area will include a fireplace for off-season usage, meetings and the like. This area also includes a pro-shop area, a counter area for concession sales as well as the sale of green fees. The building will include storage for merchandise, rental clubs, a mechanical room for HVAC equipment, two toilet rooms, one large office that would accommodate two employees. The outside amenities will include a picnic area on the east side with a roof and concrete slab and a small concrete patio area on the west side. An accessible route will be provided from the parking lot to the main entrance and around to the north side of the building. The building material will include a 3-foot high rock face concrete block base; wood/cement composite siding; three dimensional asphalt shingles; and aluminum doors and windows. The square footage of the building is approximately 2,600. The parking lot will be reconstructed in phase two. Planning for this project began in 1998-99. Council approved the appointment of an architectural firm in January 2000. Approval of bids and award of contract is expected to take place in June. Construction is expected to begin with removal of the present clubhouse by Labor Day. The golf course operation will be conducted from a trailer during the fall with business as usual. The project is anticipated to be completed by April 2001. Storm water requirements for the golf course are satisfied based on the existing pond located along the west edge of Fairway No. 9. When this fairway was reconstructed in 1995, it was determined in conjunction with the Department of Natural Resources (DNR) that the Fairway No. 9 Pond is a storm Planning Case Report Page 2 4/28/00 water pond. This pond satisfies the water quality requirements for the proposed clubhouse and parking ~ "it areas. All future storm sewer extension in the parking area will be directed to this pond. While the Fairway No. 9 Pond is considered a storm water pond, the pond between Fairways No. 7 and 8 is considered an extension of Meadow Lake and is protected by the DNR. The proposed improvements do not increase the square footage of the parking lot. If the parking lot is expanded in the future, additional storm water pond cell(s) may have to be constructed upstream of Fairway Pond No. 9. This would require the acquisition of additional property to the west. Hennepin County has added the improvement of Bass Lake Road in the general area abutting the golf course to their Provisional Capital Improvement Project list for the year 2004. The City may have the opportunity to acquire additional property at that time and facilitate an expansion to the golf course parking lot. Additional storm water improvements could be considered at that time. VI. Notification Property owners within 350 feet of the property, including the City of Crystal, were notified and staff has received no comments. The plans have been reviewed with the property owner to the east (Continental Apartments) in conjunction with easement negotiations and they have requested that the trash enclosure be relocated from the south/east property line area and staff has agreed to relocate the enclosure (new location yet to be determined). VII. Development Analysis A. Zoninq Code Criteria The property is zoned R-1 Single Family Residential and golf course clubhouses are a conditionally permitted use within this district. Therefore, in addition to site plan approval, the applicant will need to receive approval of a conditional use permit (Section 4.054(2). The City's Propose Land Use Map guides the site for Park & Recreational use. In addition, the Comprehensive Plan's Issue Identification map denotes renovation of the existing clubhouse as City priority. Conditional Use Permit- (General Criteria) 1. 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, whether or not the conditional use is to be allowed, the City may consider the nature of adjoining land or buildings, whether or not a similar use is 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 all such other or further factors as the City shall deem a requisite for consideration in determining the effect of such use on the general welfare, public health, and safety. 2. Other general criteria to be considered when determining whether to approve or deny a conditional use permit include: A. 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. B. Compatibility. The proposed use is compatible with its adjacent land uses. C. Performance Standards. The proposed use conforms with all applicable performance standards contained in the Code. D. No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in which it is proposed. E. Zonin,cl District Criteria. In addition to the above general criteria, the proposed CUP meets the criteria specified for the various zoning districts: Report Page 3 4/28/00 Planning Case Bo 1. In Residential DJstricts~ R-1~2~3~4~5~ R-O: a. Traffic. Non-residential traffic is channeled into thoroughfares or onto a street abu~ business or industrial uses leading directly to thoroughfares, and not onto m~,~r residential streets. b. Screenin.q. The proposed use will be sufficiently separated by distance or screening from adjacent residentially zoned land so that existing homes will not be materially depreciated in value and there will be no dete~'rence to development of vacant land. c. Compatible Appearance. The structure and site shall have an appearance that Will not have an adverse effect upon adjacent residential properties. Conditional Use Permit (Loadin.q Area) The golf course clubhouse is a public use and the Zoning Code only addresses loading areas for commercial, industrial and multiple residential uses, as follows: Number and Size of Loadinq Berth.~. The number of required off-street loading berths shall be as follows: One loading berth and one additional berth for each additional 100,000 square feet or fraction thereof. The first loading berth shall be not less than 70 feet in length and additional berths required shall be not less than 30 feet in length and all loading berths shall be not less than 10 feet in width and 14 feet in height, exclusive of aisle and maneuvering space. Reduction in Size of Space. For commercial or industrial buildings 5,000 square feet or less, the size of the loading area may be reduced or the requirement may be waived upon the approval of a conditional use permit. To qualify for such exception, the following provisions must be met: 1. It must be demonstrated that the site cannot physically accommodate a loading berth to the size required. 2. It must be demonstrated that semi-trailer truck deliveries will not occur at the site or ail deliveries will occur at such a time as to not conflict with customer or employee access to the building and parking demand. Multiple Residential Type Uses, One loading area shall be provided for each multiple family structure containing five or more units and shall be exclusively reserved for loading and unloading. The space shall be at minimum 40 feet in length and 10 feet in width. Said area may be parallel to a driveway aisle, but shall not serve to block the flow of traffic or parking spaces. The City is requesting a CUP for a reduction in the size of the loading area and has provided a 40' x 10' area in front of the building. Please refer to additional details on deliveries under the "Plan Description" section of this report for justification for the reduced size of the loading area. Development Review Team The Team met on April 11 and was supportive of Phase I (clubhouse) and Phase II (parking lot) of the golf course project, adding these suggestions: All parties understand that adjacent landowner easement consent decision will determine exact clubhouse location and elevation for drainage reasons. (Failing agreement, building will be shifted 20 feet west and dropped 2 feet in elevation.) Provide lot survey of the project area with parking lot improvements. Improve the Phase II traffic layout to allow school bus access and maneuvering. Illustrate a specific undersized Loading Zone. Provide Phase II parking lot lighting plan and contours. Planning Case Report Page 4 4/28/00 · Show all utility connections. .~_.J. Design & Review Committee_ The Committee met on April 13 and supported both Phases of the project, underscoring the comments above and adding: · Eliminate the guardrail/retaining area northeast of clubhouse -- tree replacement makes more sense in this area. · Consider more landscaping in clubhouse and transformer area Phase I and around parking lot in Phase II. · Fire Department requested removing plantings in 6-foot width at fire department connection to new building with Phase I. For Phase II, move water hydrant south next to relocated curb. Revised plans were submitted as a result of the meeting. D. Revised Plan Description. Revised plans for both Phases illustrate: 1. Setbacks. Phase I will include demolition of the existing clubhouse and construction of the new building. The setback requirements for structures in the R-1 District along with the proposed standards are outlined in the table below. The proposed building complies with all required setbacks. It should be noted that in order to construct the proposed maintenance road the applicant will need to acquire an easement from the property to the east. Should the applicant be unable to acquire an easement, they are requesting flexibility to shift the building 20 feet to the northwest to facilitate construction of the maintenance road on the City's property. Setback Recjuired P__~osed Status --font 75 feet from street center line or 200 feet Complies 35 feet from ROW line, whichever is rea~ _ ~ 10 feet 218 feet ~ ~ 10 feet 330 feet Co_~lies Rear 10 feet 180 feet Co___~lies Phase II, as planned, will include reconstruction of the existing parking lot, relocation of the existing curb cut, relocation of the trash enclosure, construction of a maintenance road, and landscaping along the southern and eastern sides of the parking area. Therefore, setbacks for the principal building should not be an issue. However, should the placement of the maintenance road require the relocation of the proposed building it could be relocated to the northwest without encroaching on the side or rear yard setbacks. 2. Grading and Utilities. Grading during Phase I should be limited to the building pad area. Grading for Phase II will be needed for the parking area and maintenance road. The grading for the maintenance road appears to encroach on the neighboring Continental Apartment building property. The applicant will need to secure an easement for this grading. Should the applicant be unable to obtain the easement, they could shift the building to the northwest and lower the finished floor elevation to 900 without affecting the site's grading or the required setbacks. Nevertheless, the final grading plan should be reviewed and approved by the City Engineer. The applicant has indicated that there will be several gas grills in the clubhouse patio area. The plans must be revised to show the location of the gas line to service these grills. 3. Drainage. The plans indicate sheet drainage of storm water to the north and south sides of the parking lot. Catch basins will then pipe all runoff to the existing pond on the western edge of the 4/28/00 Planning Case Report Page 5 ninth fairway. The applicant indicates that this pond satisfies the water quality requirements for the proposed clubhouse and parking area. Parking. All parking area improvements are scheduled to occur during Phase II. As part of these improvements, the applicant will increase the number of off-street parking stalls from 90 to 93, install center islands to improve design, and re-stripe the parking stalls. The Zoning Code does not cite a specific parking standard for golf courses. Section 4.036(10((dd), states that uses not specifically identified in the city code shall be determined by the City Council on an individual basis. The American Planning Association cites several parking standards for golf courses from throughout the country. Some of them are included in the chart below and compared with the proposed amount of parking. Community Lake Co., Illinois Bay City, Michigan Lake Co., Illinois Requirement ~lus 1 for eve~ee Proposed 6 spaces for each hole plus 1 for every employee 93 60 spaces for 9 holes plus 1 space per employee _plus 50% of recJuirement for accessory__ uses As shown above, the proposed number of parking stalls comply with the APA's standards. Therefore, staff finds that the proposed parking area should be adequate to meet the off-street parking needs of this facility. The submitted revised plans show a revised Phase II parking lot layout to accommodate small trucks and buses, per the request of the Design & Review Committee. The revised plan eliminates six parking stalls. Staff is requesting that the plans illustrate "one-way" painted arrows on the pavement and "one-way" signs to direct traffic. Access. In Phase II it is proposed to shift the existing curb cut approximately 100 feet to the west along Bass Lake Road. The proposed curb cut will be 25 feet wide. The applicant will need to receive approval for this proposed access from Flennepin County. The current design of the parking area will make large truck (30 feet or larger) access difficult. To enter the site from westbound on Bass Lake Road, trucks will need to start their turn from the left lane of Bass Lake Road causing the truck to cross over the right westbound lane. This could cause traffic problems on this arterial street. In addition, the turn at the east end of the parking area would require a truck to cross over three parking spaces. The problem at the east end of the parking lot could be solved by shifting the eight parking stalls between the existing lift station and the proposed trash enclosure in the southern row of parking five feet further south. Jim Corbett, Recreation Facilities Manager, has submitted a memo stating that many of the deliveries are made during off-peak hours or at the maintenance building, and therefore, the current design of the parking area is adequate. Therefore, staff requests that the Planning Commission make a finding on whether these circulation issues can be handled through operational acts or if the parking area needs to be redesigned. Due to the one-way circulation pattern, the applicant must submit revised plans that indicate both direction signage and painted arrows on the pavement to guide traffic circulation through the site. The applicant is proposing a maintenance road leading from. the northeastern corner of the parking lot. This road passes through an easement on the adjacent property to the east. Should the applicant fail to obtain access to this easement, they may shift the clubhouse to the Planning Case Report Page 6 4/28/00 northwest to accommodate the maintenance road without substantially affecting the site's grading or the building's setbacks. 6. Off-Street Loading. The plans indicate a 10' x 40' loading or delivery area painted on the parking lot in front of the drop-off area, as requested. The accessible ramp should be moved to the east side of the sidewalk so it is not blocked when deliveries are occurring. 7. Deliveries. The Recreation Facilities Manager has submitted a memo with details on deliveries, as follows: · Maintenance: Deliveries are made at the maintenance building. These include fertilizers, chemicals, gasoline, and any other maintenance supplies. If we order sod, dirt, sand, or large equipment, these items are dropped off at the west end of the parking lot. Once that occurs, staff uses smaller equipment to bring materials up to the shop. · Food and bevera.qe: Deliveries are dropped off once per week and on varying days of the week. Trucks park in front and bring the merchandise by two-wheeler into the clubhouse storage area. · Garbage and portable bathroom services: These are handled once a week and they come in the morning before the parking lot is busy. · Resale merchandise: All is drop shipped by services like UPS. The trucks stop daily during February and March and then at most once a week in April and May. Most traffic is when we first open and before the leagues have started at the course. · Buses: School buses are used occasionally to deliver middle school and high school age youth to the golf course for practices and/or matches (for the younger set). These activities take place in the earlier spring between 2:30 and 5:00 p.m. before summer leagues begin. There is no conflict with parked cars when the buses are in the parking lot due to the relatively Iow number of people parked during this less-than-busy part of the year. 8. Trash Enclosure. The trash enclosure is considered an accessory structure. As such, it is required to be set back a minimum of five feet from all property lines. Current plans call for the trash enclosure to be set back 20 feet from the east property line, when it is relocated during Phase II parking lot reconstruction. As noted, the adjacent property owner to the east has requested that the City find a new location for the enclosure. The City has agreed to consider a new location, which will be a condition of approval. Staff recommends that the applicant submit detailed plans for the trash enclosure that demonstrates it will be made of the same materials as the principal building. 9. Lighting. The landscape plan indicates two exterior lights in the parking area, and light contours have been submitted. According to Section 4.033(5), any lighting used to illuminate an off-street parking area, sign, or other structure, shall be arranged to deflect direct light away from any adjoining residential zone or from the public street. Any light which casts light on any residential property shall not exceed .4 foot candles as measured at the property line. While any light which casts light on any public right-of-way shall not exceed 1 foot candle as measured at the center line of the street. 10. Signage. According to Section 3.473 of the City Code, governmental buildings are allowed not more than two wall signs totaling less than 250 square feet and one monument sign not to exceed 75 square feet in area and 12 feet in height. All monument signs must be set back 10 feet from any property line and 10 feet from all access points. The applicant's plans indicate the existing monument sign, which is 11' x 14' or 154 square feet, will be relocated just to the east of the new curb cut as part of Phase II. A condition of approval will be that the sign meets the required lO-foot setback. Planning Case Report Page 7 4/28~00 11. Architectural Appearance. The applicant's elevations indicate a one-story, 2,600 square foot building. The structure will have a three-foot high rock-face concrete block base ,~'~ wood/cement composite siding. It will have an asphalt shingle roof and aluminum windows ~,,,d doom. Overall, it should blend well into the adjacent residential uses. 12. Snow Storage. Phase I plans show snow storage in the southwest corner of the parking lot, which has been acceptable in the past. However, the new building is anticipated to potentially be used year round. Phase II plans show snow storage in the same area, which is not acceptable with the relocated curb cut to the west. Phase II plans should be revised to show snow storage in a different location. Utilities. Existing and new utilities are shown on the plans. Landscaping. Phase I. The landscape plan for Phase I call for the removal of three trees and the installation of several plants and trees around the proposed building. New plantings include one birch at the southeast corner of the new patio area; 14 euonymus at the south and southeast sides of the new patio area; 11 junipers along the front (south) side of the new clubhouse and one Japanese lilac to the east of the front door of the clubhouse; 35 daylilies will be planted to the east of the front door. Existing trees to remain except for seven trees around the existing clubhouse, which will be moved. The plant list for Phase I is as follows: Qty. ! Common Names Size Cont. Remarks 1 River Birch (multi-stem) 12' ht. BB Min. 1 ½" cal. Leaders No branches below 36" ht. 1 Japanese Tree Lilac (multi-stem) 10' ht. BB Min. 1/1/2" cal. Leaders No branches below 36" ht. 14 Dwarf Winged Euonymus 30" ht. Cont. Min. 5 canes @ 30" ht. 11 Hughes Juniper 24" dia. Cont. 35 Catherine Woodbery Daylily (pink) 6" dia. Pot 13. 14. Phase II. The landscape plan for Phase II is well designed to screen both the parking area and the new trash enclosure. The plans show irrigation around the edge of the parking lot. Phase II includes additional landscaping around the perimeter of the parking lot. On the west side of the parking lot 3 maples would be planted; at the southwest corner of the lot there will be one white oak and 14 junipers; along the south side of the lot there will be 2 amur maples and 3 red maples; at the southeast corner of the lot 1 honeylocust and 7 Black Hills spruce; and on the east side 6 amur maples. There are two islands in the parking lot and the west island will contain 2 white oaks, 36 daylilies and 25 sumacs. The east island will contain 13 sumacs and one white oak. There will be one red maple just to the west of the handicap parking area. Along the maintenance drive there will be 2 red maples, 1 birch, 11 techny arborvitae and 2 euonymus to extend the Phase 1 plantings along the south )atio area. The plant list for Phase II is as follows: Qty. Common & Botanical Names ' Size Cont. Remarks 1 Imperial Honeylocust 2 ½" cal. BB Single, straight leader No 'v' crotches 9 Red Sunset Red Maple 2 ½" cal. BB Single, straight leader No 'v' crotches 5 Swamp White Oak 2 ½" cal. BB Single, straight leader No 'v' crotches I River Birch (multi-stem) 12' ht. BB Min. 1 ½" cal. Leaders Planning Case Report Page 8 4/28/00 ' No branches below 36" ht 8 Amur Maple (multi-stem) 8' ht. BB Min 1/1/2" cal. Leaders No branches below 36" ht 7 Black Hills Spruce 6' ht. BB Full form to grade 12" max leader length .. 13 Isanti Redtwig Dogwood 24" ht. Cont. 5 canes @ 24" ht 2 Dwarf Winged Euonymus 30" ht. Cont. Min. 5 canes @ 30" ht. 38 Gro-Low Sumac 12" ht. Cont. Min. 5 canes @ 12" ht. 21 Hughes Juniper 24" dia. Cont. 11 Techny Pyramidal Arborvitae 5' hr. BB 58 Stella De Oro Daylily (gold) 6" dia. Pot The only recommendation on the landscaping is that six feet of plantings be removed at the Fire Department connection to provide a "clear zone," as requested. Planning Considerations Excerpts from the Planner's report are included in this report. Buildinq Considerations The proposed structure will exceed the minimum standards in the Minnesota state building code and disability code. Auto fire sprinklers are an important safety and insurance investment. Le.qal Considerations No legal description has been located for the unplatted golf course and this will be completed with the Phase II survey. Engineering Considerations The City Engineer has assisted with the development of the plans and provides the following comments: The project provides for reconstructing a new golf course clubhouse over the existing clubhouse and provides for constructing the project based on two phases summarized as follows: Phase I: Clubhouse and adjacent site improvements Phase I1: Clubhouse, adjacent site improvements and parking lot improvements · The new clubhouse and adjacent hard surface area is approximately seven times greater than the existing clubhouse/hard surface as shown on the attached sketch and noted below: Area (Sq. Ft.) New Clubhouse/Hard Surface 8,600 square feet Existing Clubhouse/Hard Surface 1,240 square feet The impact of additional storm water runoff may warrant additional grading/drain tile improvements to protect Tee No. 1 and Green No. 9. An easement is being negotiated from Continental Apartments located south and east of the golf course to improve the setback for the new clubhouse/hard surface from Tee No. 1 and Green No. 9. If the easement is acquired, the new clubhouse/hard surface will be located approximately 15 feet closer to Tee No. I and 25 feet closer to Green No. 9 than the existing clubhouse/hard surface. If the easement isn't acquired, the impact will be much greater to Tee No. 1 and Green No. 9. It is not clear whether a new putting green or reconfigured existing putting green will be constructed. Planning Case Report Page 9 4/28/00 · The new clubhouse is proposed to be located approximately 5'6" above Tee No. 1 and Green No. 9 to maintain a 2% grade above the existing parking lot. The adjacent side slopes ~"~, shown as 4 to 1 to minimize impacts to Tee No. 1 and Green No. 9. · · The clubhouse is located in a Iow area. Soil borings taken by Braun Intertec in June of 1999 provided recommendations for foundation construction. The final foundation design should be reviewed with the soils engineer during design and confirmed during construction. · The Phase II improvements provide for reconstructing the existing parking lot and relocating the existing driveway adjacent to the west property line of the golf course. An earlier review with Hennepin County (Dave Zetterstrom) indicated this would be possible, however, a permit would be required. It was suggested a right-turn lane in Bass Lake Road and additional right-of-way dedication be provided similar to other redevelopment and platting along Bass Lake Road. If a right turn lane in Bass Lake Road is provided, additional right-of-way and loss of parking is likely. The additional right-of-way dedication would be 7 feet (33' half right-of-way to 40'). · The proposed parking lot reconstruction provides for diagonal parking and one-way drive lanes. Although diagonal parking will maximize the parking, one-way drive lanes may add confusion. Due to the reduced driveway length onto Bass Lake Road (based on its proposed relocation), it is important that traffic in Bass Lake Road not be restricted based on vehicles entering and leaving the golf course parking lot (see attached sketch). A reverse flow of traffic in the parking lot could be considered to improve the effective driveway length from Bass Lake Road. · Storm sewer extensions are proposed to improve drainage. Storm water ponding (retention and water quality) are provided from the pond located west of Fairway No. 9, which was reviewed and confirmed by the DNR and Shingle Creek Watershed when Fairway No. 9 was reconstructed. · The overhead electric service, trash enclosure location, and the condition of the existing fence should be reviewed to determine if improvements are needed. · The existing sanitary sewer and water service are proposed to be maintained. Although it would be desirable to abandon the existing sanitary sewer lift station, the proposed clubhouse and parking lot elevation does not allow the lift station to be abandoned. I. Police Considerations The Police Department had a representative on the project team that assisted with the development of these plans and has had input on security issues, lighting, etc. J. Fire Considerations Remove six feet of plantings at fire department connection. VIII. Summary Both requested CUPs allow a land use under certain conditions. The project meets each specific and general condition. There is no question that the golf course land use is appropriate. If the new building is aesthetically acceptable and parking, lighting and landscaping are sufficient, the CUP for a public building decision was made many years ago. Even the special-sized loading zone CUP is routinely approved for small buildings, due to site constraints and reduced trucking. The City Council has determined that now is the appropriate time to remove the old clubhouse and replace it with a larger structure that will serve the public potentially on a year-round basis. Both traffic safety and visibility will be improved with the Phase II driveway relocation that creates a flatter approach and increases visibility down Bass Lake Road. Planning Case Report Page 10 4/28/00 IX. Recommendation / ~.~taff recommends Phase I and II site plan approval and approval of conditional use permits to allow the construction of a 2,600 square foot golf course clubhouse located at 8130 Bass Lake Road and an undersized loading area, subject to the following conditions: 1. Relocate trash enclosure away from south/east property line and submit detailed plans that demonstrate it will be made of the same materials as the principal building. 2. Indicate the location of the gas service line for the grills in the clubhouse patio area. 3. Determine whether the on-site truck circulation issues can be handled through operational conditions or if the parking area needs to be redesigned, provide both directional signs and painted arrows to direct traffic in the parking area, and relocate Phase II snow storage area. 4. Shift accessible sidewalk to the east side of loading area. 5. Revise landscape plan to show six-foot clear area around the fire connection on the proposed clubhouse. 6. Submit a revised site plan that demonstrates that the proposed monument sign can meet the required 10-foot setback. 7. Submit evidence of easement agreement with east property owner. 8. Comply with City Engineer recommendations, if feasible. 9. Revised plans to be submitted prior to applying for building permit. Attachments: Address/Zoning/Topo Maps Project Description Existing Site Plan/Survey Clubhouse (Phase I) Grading and Utility Plan Clubhouse (Phase I and I1) Grading and Utility Plan Landscape Plan (Phase I) and Schedule/Notes/Details Landscape Plan (Phase II) and Schedule Loading Zone Floor Plan Reflected Ceiling Plan Roof Plan Elevations Trash Enclosure Light Contours Easement Description Golf Course Site Sketch Memorandum re: Deliveries Planner's Report City Engineer Comments Comprehensive Plan Excerpts March 13 Council Minutes/Request re: Concept Plans Application Log Planning Case Report Page 11 4/28/00 ~. e~?~ '- ....... i~> ...... ~.::'.z: ...... ~'~,'~_ =,8 i~: ~ :~ ~ , ~ :~ ~.~ :~ ~. ~ ;' ~ ; : ............ o : ~ o ~:~ ~.. ~x., ,-~_ ,_ .... ',,e 'i: i · ~ ~'~i~:g ~,~ ~ .-. ". 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MN D~,~ve' CO RaD~ C,ty SD Sou~ Fa:!s SD The City's golf course clubhouse, located at 8130 Bass Lake Road, predates the City purchasing the golf operation in 1971. The building is in need of replacement. The problem areas include: windows, doors, HVAC system, non-accessible bathrooms, plumbing, wiring, flooring, landscaping, walkways and parking lot. Plans for a new clubhouse include an area for the patrons that would seat approximately 50 people. This area will include a fireplace for off season usage, meetings and the like. This area also includes a pro-shop area, a counter area for concession sales as well as the sale of green fees. The building will include storage for merchandise, rental clubs, a mechanical room for HVAC equipment, two toilet rooms, one large office that would accommodate two employees. The outside amenities will include a picnic area on the east side with a roof and concrete slab and a small concrete patio area on the west side. The building will have recessed exterior security lighting around the perimeter of the building located in the roof overhang. An accessible route will be provided from the parking lot to the main entrance and around to the north side of the building. The building material will include a 3' high rock face concrete block base; wood/cement composite siding; three dimensional asphalt shingles; and aluminum doors and windows. The square footage of the building is approximately 2,600. The parking lot will be reconstructed in phase two and will include lighting, a new masonry trash enclosure and relocation of the fire hydrant. Planning for this project began in 1998-99. Council approved the appointment of an architectural firm in January 2000. Approval of bids and award of contract is expected to take place in June. Construction is expected to begin with removal of the present clubhouse by Labor Day. The golf course operation will be conducted from a trailer during the fall with business as usual. The project is anticipated to be complete by April of 2001. Storm water requirements for the golf course are satisfied based on the existing pond located along the west edge of Fairway No. 9. When this fairway was reconstructed in 1995, it was determined in conjunction with the Department of Natural Resources (DNR) that the Fairway No. 9 Pond is a storm water pond. This pond satisfies the water quality requirements for the proposed club house and parking lot areas. All future storm sewer extension in the parking area will be directed to this pond. While the Fairway No. 9 Pond is considered a storm water pond, the pond between Fairways No. 7 and 8 is considered an extension of Meadow Lake and is protected by the DNR. The proposed improvements do not increase the square footage of the parking lot. If the parking lot is expanded in the future, additional storm water pond cell(s) may have to be constructed upstream of Fairway Pond No. 9. This would require the acquisition of additional property to the west. Hennepin County has added the improvement of Bass Lake Road in the general area abutting the golf course to their Provisional Capital Improvement Project list for the year 2004. The City may have the opportunity to acquire additional property at that time and facilitate an expansion to the golf course parking lot. Additional storm water improvements could be considered at that time. tN -AVEN NEW HOPE, MINNESOTA GOLF COURSE /~ //' / // / NEW HOPE, MINNESOTA GOLF COURSE CLUB HOUSE CLUBHOUSE - (PHASI~ 1) CRADINC AND UTILITY PLAN // '~ .' ' ,,~ .:77 - ........ NEW HOPE, MINNESOTA GOLF COURSE CLUB HOUSE CLUB HOUSE ANO PARKING LOT - (PHASE 1&.2) C; b ! ;I / , I / I / I / / CHAINLINK FENCE + !+ Z - ~AP~ C, ONTII~TOI~, ~ VI.~IT 51"1'~ lale. 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Pot, 4--27--00; 8:41AM;TSP EXCELSIOR APR 2 ? 2OOO 4--27--00; 8:41AM;TS~ EXCELSIO~ Ae4-.t 00~ / I / I / I OCL~ ~11 c~oO0 ~11 LitePro 1.05 Point-By-Point Results OJECT: NEW' HOPE GOLF COURSE CLUBHOUSE/99732 AREA: GOLFPARK GRID: PARK GRID EPARED BY: Brian Rice, P.E. .LUES ARE FC, SCALE: 1 IN= gO.OFT, HORZ GRID (U), HORZ CALC, Z= 0.0 ~nputed in accordance with IES recommendations tistics ;ROUP i MIN MAX ~ AVE AVE/MIN + I~ 0.00~ 6.73 ~ 0.23 ~i N/A MAX/MIN ~inaires Used Apr 20, 200~ 'PE ,~ QTYI TEST# iDESCRIPTION i2 400W, MH, 25 FT, 2 FT [(2) NFT <MUII-M400-IV>, LLF= 0.80; NTOUR LEVELS: - = 6.00 -- = 4.00 .. = 2.00 -. = 1.00 -.. = 0.50 Tract "B" Tract "A" Tract "C" BASS LAKE ROAD R/W EASEMENT DESCRIPTION N (750 S.F.) easement over, under, end across Tract Registered Lend Survey No. 523, Hennepin County, o 2~ Stote of Minnesota described os follows; ~o,.~,f,,t Beginning at the northwest corner of said Tract F, thence ~ in o southerly direction along the west line of said Tract F a distance of .50.00 feet, thence in e northeasterly direction on on assumed bearing of NGO'59'49"E (] distance of 58.24 feet more or less to the northeast corner of said Tract F, thence in o westerly direction (~long the north line of said Tract F o distance of .30.00 feet to the point beginning and there terminating. EASEMENT SKETCH NEW HOPE, MINNESOTA GOLF COURSE IMPROVEMENTS 1:~34~.3499109~CAD~.349910g~DWO APRIL 2000 FIGURE 1 3499109 Bonestroo Rosene Anderlik & Associates Engineers & Architects Village Golf Course Golf Course 1,116,050 square feet = 26.76 acres 250' i ~60~ R-5 Sass LA~E ROAD Project Area 670' 225' R-2 174' /O Memorandum To: From: Date: Subject: Kirk McDonald, Community Development Director Jim Corbett, Recreation Facilities Manager April 17, 2000 DELIVERIES TO NEW HOPE GOLF COURSE The golf course has several different areas in which deliveries are necessary as follows: Maintenance: deliveries are made at the maintenance building. These include fertilizers, chemicals, gasoline, and any other maintenance supplies. If we order sod, dirt, sand, or large equipment, these items are dropped off at the west end of the parking lot. Once that occurs, staff uses smaller equipment to bring materials up to the shop. Food and beverage: deliveries are dropped off once per week and on varying days of the week. Trucks park in front and bring the merchandise by two-wheeler into the clubhouse storage area. Garbaqe and portable bathroom services: these are handled once a week and they come in the morning before the parking lot is busy. Resale merchandise: all is drop shipped by services like UPS. The trucks stop daily during February and March and then at most once a week in April and May. Most traffic is when we first open and before the leagues have started at the course. Buses: school buses are used occasionally to deliver middle school and high school age youth to the golf course for practices and/or matches (for the younger set). These activities take place ~n the earlier spring between 2:30 pm and 5:00 pm. before summer leagues begin. There is no conflict with parked cars when the buses are ~n the parking lot due to the relatively Iow number of people parked during this less-than-busy part of the year. If you need any further information, just let me know NORTHWEST ASSOCIATED COMMUNITY PLANNING ' DESIGN CONSULTANTS MARKET RESEARCH MEMORANDUM tO: Kirk McDonald FROM: Jason Lindahl/Alan Brixius DATE: April 26, 2000 RE: New Hope - Village Green Golf Course Club House Redevelopment FILE: 131.00 - 00.03 BACKGROUND The applicant, the City of New Hope, is requesting site plan approval and a conditional use permit to allow the construction of a 2,600 square foot golf course club house located at 8130 Bass Lake Road. The existing club house is scheduled to be removed by Labor Day. The new club house is scheduled to open in April 2001. When the golf course is open during the seven-month construction period, all activities will be conducted in a temporary trailer. The project is scheduled to take place in two phases. Phase one will include demolition of the existing club house, construction of the new club house, landscaping around the new building, and the construction of a drop off area in the existing parking lot. Phase two will include reconstruction of the existing parking lot, relocation of the existing curb cut, relocation of the trash enclosure, construction of a maintenance road, and landscaping along the southern and eastern sides of the parking area. Attached for Reference Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Landscape Plan - Phase One Landscape Plan - Phase Two Floor Plan Roof Plan Exterior Elevations Memo from Jim Corbett Regarding Deliveries to the New Golf Course RECOMMENDATION Staff recommends site plan approval and a conditional use permit to allow the construction of a 2,600 square foot golf course club house located at 8130 Bass Lake Road. This 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK. MINNESOTA 55,4 1 6 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC @ WlNTERNET COM recommendation is based on the findings contained in this report and subject to the following conditions. 1. As part of the future submission for phase two, the applicant submit detailed plans for the trash enclosure that demonstrate it will be made of the same materials as the principal building. 2. The applicant must indicate the location of the gas service line for the grills in the Club House patio area. The Planning Commission should determine whether the on site truck circulation issues can be handled through operational conditions or if the parking area needs to be redesigned. The applicant must provide both directional signs and painted arrows to direct traffic in the parking area. The applicant must submit revised plans showing a 10-foot by 40-foot loading area painted on the pavement in front of the drop-off area. The applicant must submit a revised landscape plan showing a five-foot clear area around the fire hydrant on the proposed club house. The applicant must submit a photometric plan that demonstrates that the exterior lights meet the lighting standards set forth in the City Code. The applicant must submit a revised site plan that demonstrates that the proposed monument sign can meet the required ten foot setback. ISSUE ANALYSIS Zoning / Land Use The property is zoned R-l, Single Family Residential and golf course club houses are a conditionally permitted use within this district. Therefore, in addition to site plan approval, the applicant will need to receive approval of a conditional use permit (Section 4.054 (2)). The City's Proposed Land Use Map guides the site for Park and Recreational use. In addition, the Comprehensive Plan's Issue Identification map denotes renovation of the existing club house as City priority. Setbacks Phase one will include demolition of the existing club house and construction of the new building. The setback requirements for structures in the R-1 District along with the proposed standards are outlined in the table below. The proposed building complies with all required setbacks. It should be noted that in order to construct the proposed ~-~ maintenance road the applicant will need to acquire an easement from the property to the east. Should the applicant be unable to acquire an easement, they are requesting flexibility to shift the building 20 feet to the northwest to facilitate construction of the maintenance road on the City's property. Setback Required Proposed Status 75 ft. from street center line or 200 ft. Complies Front 35 ft. from R.O.W. line, whichever is greater Side (West) 10 ft 218 ft. Complies Side (East) 10 ft. 330 ff. Complies Rear 10 ft. 180 ft. Complies ~ource: Sect/on 4.o34(3) of the Cfly Code Phase two, as planned, will include reconstruction of the existing parking lot, relocation of the existing curb cut, relocation of the trash enclosure, construction of a maintenance road, and landscaping along the southern and eastern sides of the parking area. Therefore, setbacks for the principal building should not be an issue. However, should the placement of the maintenance road require the relocation of the proposed building it could be relocated to the northwest without encroaching on the side or rear yard setbacks. The trash enclosure is considered an accessory structure. As such, it is required to be setback a minimum of five (5) feet from all property lines. The applicant's plans call for the trash enclosure to be setback 20 feet from the east property line. Staff recommends that the applicant submit detailed plans for the trash enclosure that demonstrate it will be made of the same materials as the principal building. Grading & Utilities Grading during phase one should be limited to the building pad area. Grading for phase two will be needed for the parking area and maintenance road. The grading for the maintenance road appears to encroach on the neighboring Continental Apartment Building property. The applicant will need to secure an easement for this grading. Should the applicant be unabteto obtain the easement, they could shift the building to the northwest and lower the finished floor elevation to 900 without affecting the site's grading or the required setbacks. Nevertheless, the final grading plan should be reviewed and approved by the City Engineer. The applicant has indicated that there will be several gas grills in the Club House patio ~rea. The plans must be revised to show the location of the gas line to services these grills. Drainage The plans indicate sheet drainage of storm water to the north and south sides of the parking lot. Catch basins will then pipe all run off to the existing pond on the western edge of the ninth fairway. The applicant indicates that this pond satisfies the water quality requirements for the proposed club house and parking area. Parking All parking area improvements are scheduled to occur during phase two. As part of these improvements the applicant will increase the number of off-street parking stalls from 90 to 93, install center islands to improve design, and re-stripe the parking stalls. The Zoning Code does not cite a specific parking standard for golf courses. Section 4.036 (10) (dd), states that uses not specifically identified in the City Code shall be determined by the City Council on an individual basis. The American Planning Association cites several parking standards for golf courses from throughout the country. Some of them are included in the chart below and compared with the proposed amount of parking. Community Requirement Proposed Lake Co., III. 25 spaces plus I for every employee Bay City, Mich. 6 space for each hole plus 1 for every employee 93 Lake Co., III. 60 spaces for 9 holes + 1 space per employee + 50% of requirement for accessory uses Source: Off. Street Parking Requirements, American Planning Association. As shown above, the proposed number of parking stalls compliance with the APA's standards. Therefore, staff finds that the proposed parking area should be adequate to meet the off-street parking needs of this facility. Access The applicant is proposing to shift the existing curb cut approximately 100 feet to the west along Bass Lake Road. The proposed curb cut will be 25 feet wide.. The applicant will need to receive approval for this proposed access from Hennepin County. The current design of the parking area will make large truck (30 fee[~?~ I~'r. ger) access difficult. To enter the site from west bound on Bass Lake Road, trucks will need to start their turn from the left lane of Bass Lake Road causing the truck to cross over the right west bound lane. This could cause traffic problems on this arterial street. In addition, the turn at the east end of the parking area would require a truck to cross over three parking spaces. The problem at the east end of the parking lot could be solved be shifting the eight parking stalls between the existing lift station and the proposed trash enclosure in ~-'~ the southern row of parking five feet further south. Jim Corbett, Recreation Facilities Manager, has submitted a memo stating that many of the deliveries are made during off- peak hours or at the maintenance building and therefore the current design of the parking area is adequate. Therefore, staff requests that the Planning Commission make a finding on whether these circulation issues can be handled through operational acts or if the parking area needs to be redesigned. Due to the one way circulation pattern, the applicant must submit revised plans that indicate both direction signage and painted arrows on the pavement to guide traffic circulation through the site. The applicant is proposing a maintenance road leading from the northeastern corner of the parking lot. This road passes through an easement on the adjacent property to the east. Should the applicant fail to obtain access to this easement, they may shift the club house to the northwest to accommodate the maintenance road without substantially affecting the site's grading or the building's setbacks. Off-Street Loading The plans do not indicate a loading or delivery area. The applicant should submit revised plans that show a lO-foot wide by 40-foot long loading area painted on the parking lot in front of the drop off area. Landscaping The landscape plan for phase one calls for the removal of three trees and the installation of several plants and trees around the proposed building. The applicant should submit revised plans that show a five (5) foot clear zone around the hydrant stub on the proposed building. The landscape plan for phase two is well designed to screen both the parking area and the new trash enclosure. Currently, the plans show irrigation only around the edge of the parking lot. The applicant should submit revised plans which show irrigation in the center islands. Signage According to Section 3.473 of the City Code, governmental buildings are allowed not more than two wall signs totaling less than 250 square feet and one monument sign not to exceed 75 square feet in area and 12 feet in height. All monument signs must be setback 10 feet from any property line and 10 feet from all access points. The applicant's plans appear to indicate the existing monument sign will be relocated just to the east of the new curb cut as part of phase two. The plans do not indicate the size of the proposed sign. Nevertheless, the sign fails to meet the required 10 setback. Staff recommends that the applicant revise the plans to demonstrate the proposed sign can meet the required 10 foot setbeck. Lighting The landscape plan indicates two exterior lights in the parking area. However, the plans fail to indicate the design of these lights or their dispersion patterns. Therefore, the applicant should submit a detailed lighting plan which meets the performance standards outlined below. According to Section 4.033(5), any lighting used to illuminate an off-street parking area, sign, or other structure, shall be arranged to deflect direct light away from any adjoining residential zone or from the public street. Any light which casts light on any residential property shall not exceed .4 foot candles as measured at the property line. While any light which casts light on any public right-of-way shall not exceed 1 foot candle as measured at the center line of the street. Architectun~t Appearance The applicant's elevations indicate a one-story, 2,600 square foot building. The structure will have a three foot high rock-face concrete block base with wood / cement composite siding. It will have an asphalt shingle roof and aluminum windows and doors. Overall, it should blend well into the adjacent residential uses. pc: Doug Sandstad t/Il Bonestroo Rosene Anderlik & Associates Engineers & Architects To: Kirk McDonald, Doug Sandstad From: Mark Hanson Subject: Golf Course Clubhouse/Site Improvements Our File No. 34-99-109 Date: April 25, 2000 The above project provides for reconstructing a new golf course clubhouse over the existing clubhouse. The project provides for constructing the project based on two phases summarized as follows: Phase 1' Clubhouse and Adjacent Site Improvements Phase 2: Clubhouse, Adjacent Site Improvements and Parking Lot Improvements Based on our review, we offer the following comments: · The new clubhouse and adjacent hard surface area is apprOximately seven (7) times greater than the existing clubhouse/hard surface as shown on the attached sketch and noted below: New Clubhouse/Hard Surface Existing Clubhouse/Hard Surface Area (Sq. Ft.) 8600 SF 1240 SF The impact of additional storm water runoff may warrant additional grading/drain tile improvements to protect Tee No. I and Green No. 9. An easement is being negotiated from Continental Apartments located south and east of the golf course to improve the setback for the new clubhouse/hard surface from Tee No. I and Green No. 9. If the easement is acquired, the new clubhouse/hard surface will be located approximately 15' closer to Tee No. 1 and 25' closer to Green No. 9 than the existing clubhouse/hard surface. If the easement isn't acquired, the impact will be much greater to Tee No. 1 and Green No. 9. It is not clear whether a new putting green or reconfigured existing putting green will be constructed. The new clubhouse is proposed to be located approximately 5'-6' above Tee No. 1 and Green No. 9 to maintain a 2% grade above the existing parking lot. The adjacent side slopes are shown as 4 to I to minimize impacts to Tee No. I and Green No. 9. The clubhouse is located in a low area. Soil borings taken by Braun Intertec in June of 1999 provided recommendations for foundation construction. The final foundation design should be reviewed with the soils engineer during design and confirmed during construction. The Phase 2 Improvements provide for reconstructing the existing parking lot and relocating the existing driveway adjacent to the west property line of the golf course. An earlier review with Hennepin County (Dave Zetterstrom) indicated this would be possible, however a permit would be required. It was suggested a right-turn lane in Bass Lake Road and additional right-of-way dedication be provided similar to other redevelopment and platting along Bass Lake Road. If a right turn lane in Bass Lake Road is provided, additional right- of-way and loss of parking is likely. The additional right-of-way dedication would be 7' (33' half right-of-way to 40'). The proposed parking lot reconstruction provides for diagonal parking and one-way drive lanes. Although diagonal parking will maximize the parking, one-way drive lanes may add confusion. Due to the reduced driveway length onto Bass Lake Road (based on its proposed relocation), it is important that traffic in Bass Lake Road not be restricted based on vehicles entering and leaving the golf course parking lot (see attached sketch). A reverse flow of traffic in the parking lot could be considered to improve the effective driveway length from Bass Lake Road. Storm sewer extensions are proposed to improve drainage. Storm water ponding (retention and water quality) are provided from the pond located west of Fairway No. 9, which was reviewed and confirmed by the DNR and Shingle Creek Watershed when Fairway No. 9 was reconstructed. · The overhead electric service, trash enclosure location, and the condition of the existing fence should be reviewed to determine if improvements are needed. The existing sanitary sewer and water service are proposed to be maintained. Although it would be desirable to abandon the existing sanitary sewer lift station, the proposed clubhouse and parking lot elevation does not allow the lift station to be abandoned. End of Memo . ,/ I :I' Planning/Districts PLANNING DISTRICT 1 This district is located in the northwest corner of New Hope. It is bordered by Plymouth to the west, Brooklyn Park to the north, Bass Lake Road to the south, and Winnetka Avenue to the east. The district is predominantly single family residential with areas of medium density residential, commercial, public/semi-public and recreation. The following observations and recommendations are offered for Planning District 1. The Iow density single family neighborhoods in Planning District 1 are in good to excellent condition. To maintain and enhance the Iow density residential land uses, the City will continue to strongly promote private reinvestment in this housing stock and aggressive enforcement of the Point of Sale Housing Maintenance Code. Scattered site rehabilitation or redevelopment will be pursued on select home sites displaying signs of physical deterioration. The medium density land uses located along Bass Creek Circle display declining building and site conditions. These conditions make the site a target site for rehabilitation or redevelopment. Redevelopment efforts to improve this medium density neighborhood should be pursued. A medium density residential site located at the corner of Gettysburg Avenue and Bass Lake Road has multiple site access points. The elimination of the driveway access points onto Bass Lake Road should be pursued in conjunction with any future site improvements. The high density residential site located at the corner of Yukon Avenue and Bass Lake Road has a history of problems relating to building conditions, site design, and crime. Redevelopment of this site is strongly recommended. A high value high density residential land use alternative is suggested for the site to take advantage of the site's proximity to the City's golf course. City of New Hope Comprehensive Plan Update 81 Development Framework Planning1 Districts.-., Work with businesses and St. Therese Elderly Care Facility and Nursing Home to establish streetscape improvements in the commercial area along Bass Lake Road and Winnetka Avenue. The open space area located south of Bass Creek Circle offers an attractive natural open space. Public acquisition of this site for a possible public park is encouraged. Planning District 1 is served by Liberty Park, Meadow Lake Elementary School and Park, Dorothy Mary Park, Meadow Lake Park, and the New Hope Village Green Golf Course. The City will continue to monitor and upgrade these public facilities as needed. Improvements currently needed include: a. Upgrading of playground equipment and disability access in Liberty Party. b.'-~( Club house renovation at the golf course. ~, The City will continue to pursue noise reduction devices along Highway 169, as highway improvements are planned and implemented by MnDOT. City of New Hope Comprehensive Plan Update 82 Development Framework ~declared duly passed and adopted signed by the mayor which was attested to by the city clerk. ~ Mayor Enck introduced for discussion Item 8.4, Approval of Schematic Design for Golf Course Clubhouse and Authorization to Prepare Plans and Specifications (Improvement Project No. 656). Ms. Shari French, Director of Parks and Recreation, stated staff is recommending that Council review, make any necessary changes, and then approve a final schematic design for the golf course clubhouse. Staff further recommends that Council then authorize preparation of plans and specs for this project, #656 She stated, the City's golf course clubhouse, located at 8130 Bass Lake Road, predates the City purchasing the golf operation in 1971. 'The building is in need of replacement. The problem areas include: windows, doors, HVAC system, non-accessible bathrooms, plumbing, wiring, floor, landscaping, walkways and parking lot. In early 1999 the City Council approved development of a feasibility study to look at a new clubhouse. In June 1999 Council accepted the feasibility study and directed staff to continue with the process of planning for this project. In fall of 1999, architectural firms were interviewed and TSP One, Inc. was selected by Council. In January 2000, work began on concept plans for the new facility. On February 22, 2000 Council reviewed concept ideas for the clubhouse and directed the development of schematic designs. Ms. French stated funding for this project will be through a revenue bond to be paid back over twenty years from Golf Course earnings. The budget for this project totals $600,000 for all anticipated costs. She introduced Mark Thiede, Architect with TSP One, Inc., Cheryl Badinger with E&V Consultants and Construction Managers, Gene Ernst with Ernst & Associates, and Steve Reed who served as the citizen representative of the project design team. Mr. Gene Ernst reviewed the site plan and explained the parking lot configuration and option for driveway relocation. Next, Mr. Mark Thiede, illustrated the floor plan of the proposed clubhouse including the roof&sign, elevation views, and exterior materials. Councilmember Norbv recommended including the footings for the picnic area as part of the base bid. APPROVAL OF DESIGN Item 8.4 WATER METER REPLACEMENT Item 10.1 New Hope City Council Page 8 Following discussion, the Council directed the consultants to bid the project as two separate bids - one for the building and the second for the site work. Motion was made by Councilmember Collier, seconded by Councilmember Thompson, to approve the Schematic Design for Golf Course Clubhouse and to reeonfigure the bid package/alternates. All present voted in favor. Motion carried. Mayor Enck introduced for discussion Item I0. I, Resolution Establishing a Fee for Manual Reading of Water Meters. Mr. Dan Donahue, City Manager, explained that staff is recommending imposing a $100 penalty per quarter to property owners who refuse to convert to the new water meter technology. He stated similar actions have been taken by other cities and have been March 13, 2000 COUNCIL .. REQUF T FORACTION Originatmg Depa~h~ent Approved for Agenda Agenda SecUon Development & Planning Parks & Recreatiom ~ Rem No. 3/13/00 By: Shari French By:. 8.4 / APPROVAL OF SCHEMATIC DESIGN FOR GOLF COURSE CLUBHOUSE AND AUTHORIZATION TO PREPARE PI,ANS AND SPECIFICATIONS (IMPROVEMENT PROJECT No. 656) REQUESTED ACTION Staff is recommending that Council rewew, make any necessary changes, and then approve a final schematic design for the golf course clubhouse. Staff further recommends that Council then authorize preparation of plans and specs for this project, #656. The architects, E&V, and staff will be in attendance to review the proposed design. BACKGROUND The City's golf course clubhouse, located at 8130 Bass Lake Road, predates the City purchasing the golf operation in 1971. The building ~s ~n need of replacement. The problem areas include: windows, doors, HVAC system, non-accesmbte bathrooms, plumbing, widng, floor, landscaping, walkways and parking lot. in early 1999 the City Council approved development of a feasibility study to look at a new clubhouse. In June 1999 Council accepted the feas~bd~ty study and directed staff to continue with the process of planning for this project In fall of 1999, architectural firms were interviewed and TSP One, Inc. was selected by Councd In Januar7 2000. work began on concept plans for the new facility. By February 22, 2000 Council rewewecJ concept ideas for the clubhouse and directed the development of schematic demgns FUNDING Funding for this prOject will be through a revenue bond to be paid back over twenty years from Golf Course earnings. The budget for th~s pro)act totals $600,000 for all anticipated costs. ATTACHMENTS Schematic designs are attached along w~tr~ an estimated budget based on this design. ! '' ,j ,' / / iEW HOPE VILLAGE GOLF LUB HOUSE ~ACE NEEDS PROGRAM .... ,RCH 13, 2000 "- SQUARE FOOTAGE FUNCTION Study I Adjusted I Designed Main Room 750 105 855 Pro Shop Sales 130 0 130 Pm Shop Counter Sales 140 0 140, Food Service/Preparation 270 -62 208 Merchandise/Vending Storage 200 -32 168 and Club Storage Mechanical/Janitor Closet 180 -16 164 Picnic Area 913 -73 840 Picnic Prep Area 40 -32 8 Office #1 100 98 198 Office #2 1-00 -100 0 Women's Toilet 155 27 182 Men's Toilet - 155 -2 153; Net Total 3,133 3,046 Support - 627 Gross Total- Building 3,760 561 3,607 Trash Enclosure Golf Cart Storage 160 0 300 0 Gross Total - Accessory Structures ,460 0 Gross Total 4 220 3,607 Page I Foundation: Substructures: Superstructures: Exterior Closure: Roofing: Interior Construction: Special Construction 5.1echanical: Electrical: Outline Specification Concrete spread footings with 12" emu foundation walls 4" concrete slab on grade Architectural wood roof tresses at entrance/seating area and picnic shelter; manufactured wood roof tresses for the remainder of the building. Walls: 2x6 wood studs at 16" o.c., 6ml. vapor barrier, R-19 fiberglass batt insulation, ½" exterior sheathing, house wrap, 3' high split face block veneer, "James Hardie" fiber-cement products for siding, fascia and soffits. Prefinished aluminum doors and operable windows. Multi-layered asphalt shingles, 30# roofing felt, ice and water shield. 5/8" roof sheathing, R48 fiberglass batt insulation. Wails: 5/8" gypsum board on 2x4 wood studs at 16" o.c. Wall Finishes: Seating Area, 3' high wood wainscot; Toilets, 4' high ceramic tile wainscot; fiberglass reinforced paneling in the food sen'ice area. the remainder is painted gypsum board. Ceilings' Seating Area. slightly textured painted gypsum board with wood accent trim: the remainder is painted gypsum board. Floor Finishes: Seating Area and Office. carpet and wood base: Sen'ice Counter and toilets, ceramic tile and base: Hallway. vinvt composition tile and wood base: Storage Room, vinyl composition tile and vinyl base: Mechanical Room. sealed concrete floor and vinyl base. Doors: solid core ~ood ~ith hollow metal frames Case~vork: Plastic laminate casework with glass display at the sales counlcr Toilet acccssor~c.~. 2 ouIdoor gas grills, gas log fireplace See Narrat~ c See .~,'arral~ ~ c Mechanical Narrative Plumbing Systems: 1. Demolition: Disconnect the existing water meter and gas service. The interior piping, plumbing fixtures, water heater, boiler, circulating pump, and finned tube radiation will be sold with the building. Contact the Gas Company to move the gas meter and underground piping. 2. Provide new plumbing fixtures, piping, water heater, and gas service. 3. Provide new water service piping to the building for the fire sprinkler system with a tap for the building domestic water. 4. Provide a new water meter, shutoff valves and a reduced pressure zone backflow preventer. 5. Provide a new lawn irrigation system for landscaping around the building. Fire Protection System: 1. Provide a new dry-pipe fire sprinkler system for the building. HVAC Systems: I. Provide one new forced air down-flo~ gas furnace with an economizer, plastic coated underground ductwork, floor registers, and ceiling return grilles. Provide a fresh air intake louver on the east wall of the mechanical room and a relief vent on the roof. Provide one programmable thermostat for the system. 2. /he underground supply' air duct sx stem ~ ill ha~ e a drain tile system buried below the air duct, and the system will be sloped back to the drain sump 3. Provide a new exhaust fan sxstem for the restrooms ~ith an exhaust vent on the roof. 4. Provide a new exhaust fan system for the food sen ice area with an exhaust vent on the roof. 5. Proxide an air-cooled condensing un~t outside alonu the north wall ofthe storage room. Provide refrigerant lines to evaporator coil section of the furnace. 6 Balance the HVAC and exhaust sxslcm~ Electrical Narrative Demolition: 1. Disconnect existing building service back to power pole 2. Existing building power distribution and lighting will be sold with the building. Power and Distribution System: 1. Electrical service will be extended from power pole to the building. 2. Power will be provided to motors and equipment. 3. Convenience receptacles with ground fault protection will be provided. Lighting: 1. Exterior building mounted securit).' lighting. 2. Recessed incandescent general interior lighting. 3. Recessed florescent lighting in the office. 4. Surface mounted florescent lighting in the mechanical and storage room. Special Systems 1. Emergency and exit lighting. 2. Fire alarm system with smoke detectors. Security system with motion detectors and outdoor cameras. 4 Wiring and devices for phone and data New Hope Golf Course New Hope, MN DIV. # DESCRIPTION QUANT. UNIT Unit $ Cost Alt #1 - Ftgs. 1000 G_e.n~erpl._Conditions 2000 SiteWork 3000 Concrete 4_0_00_ Masonry 5_.00~ M~tals 70,568 49,038 29,130 16,620 F, ~ .ary14,: Revised 2/21100 Revised 315/00 Revised 3/7100 Alt #2 - Canopy Alt #3 -Grills Alt ~4 - Entrance Alt #5 -Park ng (includes alt #1 ) (includes alt #4) 0 0 0 3,225 0 0 40,380 111,243 460 0 0 0 3,168 0 0 ~ 0 0 460 0 6000 Woods and Plastics 7000 Thermal and Mots ture 8_000 Doors and Windows 9__0.0_0 Finishes 10000 S~.e~c/alt~es_ 11000 Equipment 12000 F_ urnishinqs_ 88,075 25.581 29.734 41002 7,005 0 0 13,297 0 0 0 0 4,821 0 0 0 0 2,304 0 0 0 0 672 0 0 0 0 0 0 0 # 0 0 0 3,000 0 0 15000_Mechan~al 16000 ~ctrical Eslimaling & Design Contingency Overhead & Profil Construchon Conbngency Construction Total: 5% 10% 5% Subtotal Subtotal 44,200 0 0 0 0 " 0 38,000 0 0 0 0 0 403,669 460 24,722 3,000 40,380 154,848 20,183 23 1,236 150 2,019 7,742 40,367 46 2,472 300 4,038 15,485 464,219 23,211 487,430 529 28,430 3,450 46,437 178,075 26 1,421 173 2,322 8,904 555 29,851 3,623 48,759 186,978 New Hope Golf Course New Hope, MN DF'~.# DESCRIPTION QUANT. UNIT Unit Cost Construction Costs: Administrative Costs 487,430 February 14, 2000 Revised 2/21100 Revised 315100 Revised 3/7100 Alt #1 -Ftgs. (includes alt #1 ) (includes alt #4) 556 $ 29,66t $ 3,623 $ 48,759 $ 186,978 SACANAC By Owner Builders Risk Insurance See General Condilions Bond Costs City Fees County Fees (MN Depl of Rec & Zonmg Fees Hazerdous Malenal RPmoval Study Abatemenl FFE Table & Cha,s ~Iy Owner Off~ce Fu~ndu~e By Ownc, r Kdchen Equ~pmenl Iqy Owner Telephone Equipment 4 ea $ 100 00 Computer 1 ea $ 3,000 00 Cabling for Television 2800 sf $ 0 50 Security System 2800 sf $ 3 00 Temporary Office 5 mo $ 300 00 Topographical Map & Plat Owners Rep Fee (includes reimbursJble expenses) Quality Control Testing Legal Services City Staff Time A/E Fee (TSP One) 9 2% Rmmburs~ble Expenses Project Total: 1,100 12,000 850 4OO 3,000 1,400 8,400 1,500 2,500 23,850 2,500 1,000 46,OO0 5,000 596,930 E & V provided # 51 $ 2,746 $ 333 $ 4,486 $ 17,202 607 $ 32,598 $ 3,956 $ 53,246 $ 204,t60 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 00-06 City of New Hope 4~7~00 6~6~00 8/5/00 Village Green Golf Course 8130 Bass Lake Road TSP One, Inc. 21 Water Street Excelsior 55331 B. C. D. Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application. Assign each application a number. List the Applicant (name, address and phone). List the date the City received the application. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record alt subsequent deadlines on a new line. To calculate the 60-day limit, include all calendar days. To calculate the 120-day limit, include all calendar days. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G must come before the date in Boxes E and F.) List the deadline under any extension or waiver. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.) List the *e 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 ,,,nit expires. Planning Case: Petitioner: Address: Requests: PLANNING CASE REPORT City of New Hope Meeting Date: May 2, 2000 Report Date: April 28, 2000 00-07 City of New Hope/Public Works 5500 International Parkway Variance to the Front Yard Setback Requirement and Site/Building Plan Approval for a Building Addition I. Request The petitioner is requesting a variance to the front yard setback requirement to allow an addition onto the existing building on an irregularly-shaped lot and site and building plan approval, pursuant to Sections 4.034(3), 4.22, and 4.039A of the New Hope Code of Ordinances. II. Zoning Code References · Variance general standards (4.22) · Front yard setback (4.034 (3)) (4.039A) · Site plan approval III. Property Specifications Zoning: Location: Adjacent Land Uses: Site Area: BuiLding Area: Lot Area Ratios: Planning District: Parking Requirements: Specific Information: I-1, Limited Industrial One block west of Boone Avenue at the intersection of East Research Center Road and International Parkway. I-1 Limited Industrial uses surround the site to the north, east, south, and west across International Parkway. 219,875 square feet = 5.04 Acres Existing Building = 37,100 square feet Addition = 2,160 square feet (Total = 39,260 square feet) Paved Areas = 58%, Green Area = 23%, Building = 19% No. 3; The Comprehensive Plan states that the primary goal in this Planning District is the preservation and enhancement of its industrial land uses. No specific goal was cited for the Public Works facility. 8,700 sq. ft. office x .9 / 300 = 26.1 spaces 30,560 sq. ft. warehouse x .9 / 1,500 = 18.6 spaces 39,260 sq. ft. TOTAL 45 spaces Available parking exceeds the code minimum, with 50+ available and 45 required. Easements must be documented for off-site grading and ponding work scheduled for this summer. The lot is flat except for a landscaped berm along the east and south side created in 1996. With a principal use of outside storage of vehicles, road salt, and equipment an effective combination of screening fences, berms and plantings encircle the storage yard and trash containers. IV. Background In 1979, the City of New Hope built this new Public Works garage and office. Small additions, a, storage building and remodels have occurred about six times since then with the most recent front office building expansion taking place in 1996. It is an attractive building and site, today. This proposal is to add 2,160 square feet of floor area and to remodel other areas of the facility. The exterior materials proposed are to match the existing structure. The application is for site plan review and a variance for the front yard setback. The setback is proposed at 35 feet, the ordinance currently requires 50 feet. It should be noted that the small size of the building addition would not require site/building plan review if all setback standards were met, and the variance request is what necessitates submission to/review by the Commission/Council. V. Petitioner's Comments The project consists of a 2,160 square foot addition to the existing repair garage. Two repair bays will be used for small to medium size vehicles and the third large repair bay will be used for large trucks. The building will be constructed of painted 12 inch insulated concrete block and will match the existing building materials. Bulk storage tanks will be utilized to store the various fluids required by vehicles and will have double wall construction to address containment requirements. No additional parking is required because the number of staff will remain the same. Landscaping is relocated and added to screen the service bays from the street. New Hope Public Works is Lot 1, Block 1 in Science Industry 3rd Addition. This plat includes two lots, Public Works and the vacant lot to the east along Boone Avenue known as the "CareBreak" lot. The City also owns this lot. Both lots are shown on the Site Survey included in this submittal. The plat was reviewed and approved in 1994/95 as part of the Public Works Yard Expansion project. Approval was partially based on a proposed storm water pond on the northerly part of the CareBreak lot. The pond was to be constructed in conjunction with the CareBreak development to satisfy water quality requirements for both lots. Conceptual layouts for the CareBreak development have been discussed as recent as last year; however, improvements are not proceeding at this time. We have attached a sketch of the possible site improvements including a storm water pond on the CareBreak property. Public Works has now committed to construct a portion of the storm water pond on the CareBreak property. The pond will be constructed such that it satisfies the storm water quality requirements for Public Works only. This improvement project will occur this summer under a separate project and contract from this building expansion. The proposed pond on the CareBreak pond will have to be expanded in the future when the CareBreak develops. The pond expansion requirements will depend on the proposed improvements at that time. VI. Notification Property owners within 350 feet of the property were notified and staff has received no comments VII. Development Analysis A. 7oninq Code Criteria Variance 1. The purpose of a variance is to permit relief from strict application of the zoning code where undue hardships prevent reasonable use of property and where circumstances are unique to the property. A hardship may exist by reason of narrowness, shallowness, or shape of property or because of exceptional topographic or water conditions. The hardship cannot be created by the Planning Case Report Page 2 4/28/00 property owner and if the variance is granted, it should not alter the essential character of the neighborhood or unreasonably diminish or impair property values in the neighborhood. 2. "Undue hardship" as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of the landowner is due to circumstances unique to his property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance. 3. Additional criteria to be used in considering requests for a variance includes the following and the Planning Commission/City Council shall make findings that the proposed action will not: A. Consistent With Purpose of Variance. Be contrary to the purposes of a variance. B. Light and Air. Impair an adequate supply of light and air to adjacent property. C. Street Connections. Unreasonably increase the congestion in the public street. D. Public Safety. Increase the danger of fire or endanger the public safety. E. Property Values. Unreasonably diminish or impair established property values within the neighborhood, or in any other way be contrary to intent of City Code. 4. Per the Planner's report, granting a variance requires that a hardship unique to the property be identified that makes the situation or property unique. The hardships listed on the application include the interior locations of existing repair bays and irregular shape of the lot. The application also identifies that there is a proposed ordinance amendment to reduce the front yard setback to 30 feet versus 50 feet required today. Based on the variance criteria, the only basis for granting the variance is the anticipated district-wide reduction in the front yard setback. This reduction in setback is consistent with the Comprehensive Plan goal regarding in-place expansion on industrial sites. This goal is related to the desire to allow development in the community when there is little or no vacant land. In order to increase the buildable area on parcels, the building setbacks are proposed to decrease from 50 feet to 30 feet. The proposed addition is in conformance with the proposed setback that has been discussed and recommended for approval by the Zoning Code Task Force. Staff feels that besides the upcoming recommended setback reduction with the Zoning Code update, there are two other factors to support the granting of the variance: · Shape: Lot is irregularly shaped and the 1996 office-lunchroom addition had a "saw-toothed" edge in order to comply with the setback along a curving street. Repair garage expansion shape must be vehicle-shaped, or rectangular, and the existing repair shop is at the building front. · Location: The property is in the middle of the industrial park and not in a sensitive area or located on a high-visibility avenue. B. Development Review Team met on April 11 and supported the building addition/site improvements, with the following recommendations: · Clarify outdoor storage screening on plans. · Complete ponding work on adjacent lot this summer. · Architect must sign plans · Identify rooftop equipment and screening/painting. · Meet with Fire Inspector on bulk liquid container specs. · Consider more plantings south of new overhead doors. Planning Case Report Page 3 4/28/00 Do Design & Review Committee The Committee met on April 13 and supported the project, underscoring the comments, above ~ asking the architect to revise the curb radius at the south driveway. Revised plans were submitted as a result of the meeting. Revised Plan Description The revised plans include the following details: 1. Screening/Landscaping. A landscaping plan has been provided that proposes 23 new plantings and the relocation of seven existing trees/shrubs on the site. A mix of Colorado blue spruce that are 6 feet tall and junipers that grow to 5 to 10 feet are proposed along the north and south sides of the driveway to help create an immediate and year-round screen. Crab trees that are to be relocated on the site are proposed to be used for accenting the blue spruce and junipers. 2. Lighting. There is building lighting shown in two locations on the south elevation and over the door on the west side of the addition. A shielded light source should be planned to limit the spill or glare towards the public road. 3. Parking. There is no parking lot expansion proposed since the construction does not increase the number of employees. Parking exceeds standards with 53 spaces available and 40 required. 4. Green Space. Green space in the I-1 District is required to be at least 20 percent of the lot. Following the addition to the building and drive area, the site will be at least 21 percent green space. 5. Trash Storage. Screening of outdoor storage and trash containers is noted on the plan. 6. Access/Circulation. The access to the addition will use the existing southerly driveway. The curb line will be extended to provide access into the building addition where the service bays are proposed. All setbacks for parking and circulation meet or exceed the ordinance. Maneuvering and access space is adequate for the three new overhead doors. 7. Snow Storage. Snow storage is identified on the south and east portions of the property. $. Elevations/Rooftop Equipment. The addition is proposed at a height of 25 feet, the ordinance restricts the height to three stories. The proposed addition is approximately four feet higher than the existing building to permit vehicle hoists in the repair garage. The height differential will provide some screening of rooftop equipment. Additionally, all of the rooftop equipment will be painted to match the structure. The building materials proposed include painted, scored concrete block to match the existing structure. New windows will soften the look of the west- facing front wall. 9. Storm Water Ponding. A storm water ponding area is proposed to be constructed off site on the parcel just east of this location. The pond will provide some treatment of runoff and will be incorporated into the existing storm sewer system. The storm water improvements are scheduled for construction in the summer of 2000 under a separate project. 10. Fire Safety. The Fire Department connection for sprinklers has been illustrated in the new addition and bulk liquid containers are now double-walled to comply with the Fire Code. 11. Architect. An architect has signed the plans and the Building Official has confirmed that all work will comply with the Minnesota State Building Code. Engineerin.q Considerations The City Engineer has reviewed the plans and provided the following comments: Planning Case Report Page 4 4/28/00 The Public Works addition provides for expanding the maintenance area located in the southwest ?-*'~ corner of the Public Works Garage. Minimal site improvements, including bituminous driveway ~" '¢ pavement connecting to the existing driveway, are proposed in this area. Site improvements proposed at the north and east side of the Public Works Garage provide for storm water improvements that were previously considered when the Public Works property was replatted in 1994. However, the improvements were not constructed in anticipation of the "CareBreak development" being constructed on the adjacent lot to the east. The improvements are summarized below: · Storm water ponding located on the adjacent lot the east (owned by the City) shall be constructed to satisfy storm water quality and retention requirements in accordance with New Hope's Surface Water Management Plan and Shingle Creek Watershed for the Public Works lot. The pond would be expanded in the future when the abutting lot to the east of Public Works develops further. · Storm sewer extensions proposed north of the garage are required to correct drainage problems that exist adjacent to the north garage entrance door and employee entrance to the office. Bituminous pavement restoration will be required following the storm sewer extension. Pavement restoration in this area has been delayed until the storm sewer improvements proposed herein were constructed. The location of the catch basin in the drive aisle shall be reviewed with staff to confirm its location. VIII. Summary The proposed Public Works building expansion is an effective use of the site and is an example of the in-place industrial expansion promoted within the New Hope Industrial Park. The requested setback variance is consistent with the recommendation of the Zoning Task Force to reduce the industrial front yard setback from 50 feet to 30 feet. If the Planning Commission and City Council agree with this review, staff would recommend approval subject to the conditions outlined in the report recommendation. IX. Recommendation Staff recommends approval of the variance for a 35-foot front setback or a 15-foot variance based on the work that has been done to date regarding the Zoning Ordinance and in anticipation of a district- wide modification to the regulations, and site/building plan approval, subject to the following conditions: 1. Lighting plan shall be submitted that provides fixtures incorporating a shielded light source to prevent light from leaving the site. 2. The Fire Department shall review and approve the bulk storage tank plans. 3. Fire Department lock box shall be placed next to the new door on the west side of the addition. Attachments: Address/Zoning/Topo Maps Project Description and Storm Water Requirements Existing Site Plan/Survey Grading and Utilities Site Plan/Landscape Plan Landscape Schedule 1999 Storm Water Concept Sketch Floor Plan Roof Plan Elevations City Engineer Memorandum 3/27 Public Works Improvements Council Request/Minutes 1996 Parking Data Application Log Planning Case Report Page 5 4/28~00 5701 5741 :WY PARK 9101 87~0 _ PUBLIC w~ WORKS GARAGE NORTH. ~ HOSTERMAN ........ '. ' ~ JR HIGH SCHOOL APART- 5~TH A~ N KWY R-~4, VICTORY PARK I-1 PUBLIC ' WORKS $CrENCE HOSTERM:- JR HIGH SCHOOL NORTH RIDGE CARE CENTER R-4 Z BEGI: PARK I-1 AVE N I-1 CHURCH OF 50TH AVE N CHRIST Z~LAN~ AV~ FAIRvIEw AVE N RESI[ARCH ROAD NEW HOPE, MINNESOTA .t T 118 N - R 21 E SW 1/4. SEC 6 TSP One, Inc. 21 Water Street Excelsior, MN 55331 phone(612) 474-3291 fax(612)474-3928 Architecture Engineering Interior Design Offices in Minneapohs and Rochester, MN AFFILIATED OFFICES Mmneapohs MN Rochester, MN Denver. CO Marsl~alltown. IA Rap~d 0~ty. SD Sioux Fails SD Sheridan. WY NEW HoPE PUBLIC WORKS PROJECT DESCRIPTION AND STORM WATER REQUIREMENTS 4/21/2000 The project consists of a 2160 square foot addition to the existing repair garage. Two repair bays will be used for small to medium size vehicles and the third large repair bay will be used for large trucks. The building will be constructed of painted 12" insulated concrete block and will match the existing building materials. Bulk storage tanks will be utilized to store the various fluids required by vehicles and will have double wall construction to address containment requirements. No additional parking is required because the number of staff will remain the same. Landscaping is relocated and added to screen the service bays from the street. New Hope Public Works is Lot 1, Block 1 in Science Industry 3'd Addition. This plat includes two lots, Public Works and the vacant lot to the east along Boone Avenue known as the "Carebreak" lot. The City also owns this lot. Both lots are shown on the Site Survey included in this submittal. The plat was reviewed and approved in 1994/95 as part of the Public Works Yard Expansion project. Approval was partially based on a proposed storm water pond on the northerly part of the Carebreak lot. The pond was to be constructed in conjunction with the Carebreak development to satisfy water quality requirements for both lots. Conceptual layouts for the Carebreak development have been discussed as recent as last year; however, improvements are not proceeding at this time. We have attached a sketch of the possible site improvements including a storm water pond on the Carebreak property. Public Works has now committed to construct a portion of the storm water pond on the Carebreak property. The pond will be constructed such that it satisfies the storm water quality requirements for Public Works only. This improvement project will occur this summer (Year 2000) under a separate project and contract from this building expansion. The proposed pond on the Carebreak pond will have to be expanded in the future when the Carebreak develops. The pond expansion requirements will depend on the proposed improvements at that time. An Equal ODportunrly Afhrmatwe Aclron Employer NEW HOPE, MINNESOTA PUBLIC WORKS SHOP ADDITION :t I1 0 -- 0 COl' JUNIF'E~ PLANTING 5CI-..IEDULE (l~"r' OI.L,NEtR) QT¥ 51ZE C. Of'IMON N~ME SCIENTIFIC NAME I EXISTING $~E (EXISTING) - 2 EXISTING CI:~.A~ (EXISTING) 4 E×ISTING ~,R]5OR VITAE (E×ISTING) - 4 '3 POTTED RED-OSIER DOC_AL~OD CORNLI5 5TOLONiFEt~A 5, "3 POTTED A~. 5PII~,~E,A 5PIf~.AEA JAPONICA 'l e,' BIB COLOP. APO -~LUE-~,~E -PI-cEA I~NGEN5 COERtJLE,A 'l "3 POTTED COMI'ION JUNIPER J. CCi'If'Itel5 ./i · x 6'~06 X 0'£06 X ii' 106 .7 I Ir'` Ill l ;lliJll · NORTHWEST ASSOCIATED COMMUNITY PLANNING DESIGN CONSU LTANTR MARKET RESEARCH PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Kirk McDonald Cindy Sherman/Alan Brixius April 25, 2000 New Hope-Public Works Expansion 131.00 - 00.02 INTRODUCTION We have completed the review of the Public Works expansion application as it relates to the zoning regulations. The proposal is to add 2,160 square feet of floor area and to remodel other areas of the facility. The exterior materials proposed are to match the existing structure. The application is for site plan review and a variance for the front yard setback. The setback is proposed at 35 feet, the ordinance currently requires 50 feet. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Site Location Map Project Description Site Plan/Survey Utility/Grading Landscape Plan Floor Plan Roof Plan Building Elevations RECOMMENDATION Based on our review, we recommend approval of the variance based on the work that has been done to date regarding the zoning ordinance and in anticipation of a district wide modification to the regulations. We further recommend approval of the site plan subject to the following conditions: 5775 WAYZATA BOULEVARD. SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 6 1 2-595-9636 FAX 6 1 2-595-9837 E-MAIL NAC@ WlNTERNET.COM Lighting Plan shall be submitted that provides fixtures incorporating a shielded light source to prevent light from leaving the site. The Fire Department shall review and approve the bulk storage tank plans. Fire Department lock box shall be placed next to the new door on the west side of the addition. ISSUES ANALYSIS Zoning. The site is located in an I-1, Limited Industrial District; Governmental and Public Utility Buildings and Structures are a permitted use. Variance. Granting a variance requires that a hardship unique to the property be identified that makes the situation or property unique. The hardships listed on the application include the interior locations of existing repair bays and irregular shape of the lot. The application also identifies that there is a proposed ordinance amendment to reduce front yard setback to 30 feet versus 50 feet required today. Based on the variance criteria the only basis for granting the variance is the anticipated district wide reduction in the front yard setback. This reduction in setback is consistent with the comprehensive plan goal regarding in place expansion on industrial sites. This goal is related to the desire to allow development in the community when there is little or no vacant land. In order to increase the buildable area on parcels the building setbacks are proposed to decrease from 50 feet to 30 feet. The proposed addition is in conformance with the proposed setback that has been discussed and recommended for approval by the Zoning Task Force. Screening/Landscaping. A landscaping plan has been provided that proposes 23 new plantings and the relocation of 7 existing trees/shrubs on the site. A mix of Colorado Blue Spruce'that are 6 feet tall and Junipers that grow to 5 to 10 feet are proposed along the north and south sides of the driveway to help create an immediate and year-round screen. Crab Trees that are to be relocated on the site are proposed to be used for accenting the Blue Spruce and Junipers. Lighting. There is building lighting shown in two locations on the south elevation and over the door on the west side of the addition. No detail for the fixtures has been provided. A shielded light source should be planned to limit the spill or glare towards the public road. Parking. There is no parking lot expansion proposed since the construction does not increase the number of employees. Green Space. Green Space in the I-1 District is required to be at least 20% of the lot. Following the addition to the building and drive area the site will be at 21% green space.,,~" Elevations/Rooftop Equipment. The addition is proposed at a height of 25 feet, the ordinance restricts the height to three stories. The proposed addition is approximately 4 feet higher then the existing building. The height differential will provide some screening of rooftop equipment. Additionally, all of the rooftop equipment will be painted to match the structure. The building materials proposed include painted scored concrete block to match the existing structure. Storm Water Ponding. A storm water ponding area is proposed to be constructed off site on the parcel just east of this location. The pond will provide some treatment of run-off and will be incorporated into the existing storm sewer system. The storm water improvements are scheduled for construction in the summer of 2000 under a separate project. Access/Circulation. The access to the addition will use the existing southerly driveway. The curb line will be extended to provide access into the building addition where the service bays are proposed. All setbacks for parking and circulation meet or exceed the ordinance. CONCLUSION The proposed public works building expansion is an effective use of the site and is an example of the in-place industrial expansion promoted within the New Hope Industrial Park. The requested setback variance is consistent with the recommendation of the Zoning Task Force to reduce the industrial front yard setback from 50 feet to 30 feet. If the Planning Commission and City Council agree with this review, we would recommend approval subject to the conditions outlined in the report recommendation. Bonestroo Rosene Anderlik & Associates Engineers & Architects To: G~lo~r a~ ~mplayee Owned PrinCipals; Otto G. Bonestroo. RE. Robert G. Schun~c~t; ~E, i jerry A. Senior Canlultant~: Robert ~. Rosene. Susan M. Eber/in, C,P.A. AssoCiate Principals= Howard A. San~ord. El. · leith A. Gordon, RI. · Robert R. P~efferJ~', gl~ ~ Foste~ Pl. · David O..L~k~a, Michel [ ~autmann, ~C · Ted g.Field. 04/26~00 14:29 i..~," ' · ':~:. Prom: Mark Hanson. Public Works Addition Our File No. 34~0-119 Subject: Date: April 26, 2000 The Public Wo~s Addition· provides for expanding the maintenance axea located in the southwest corner of the Public Works Garage. Minimal site improvements, including bituminous driveway pavement connecting to the existing driveway, are proposed in this area. Site improvements proposed north and east side of the Public Works Garage provide for storm water improvements that were previously considered when the Public Works property was replatted in 1994. However the improvements were not constructed in anticipation of the "Care Break Development" being conStrUcted on the adjacent lot to the east. The improvements are summarized below: · Storm water pending located on the adjacent lot to the east (owned by the City) shall be constructed to satisfy storm water quality and retention requirements in accordance with New Hope's Surface Water Maaagement Plan and Shingle Creek Water~hed for the Public Works lot. The pond would be expanded in the future when the abutting lot to 'the east of Public Works develops further. .. · Storm sewer extensions proposed north of the garage 'are required to correct drainage problems that exist adjacent to the north garage entrance door and employee entrance to the office. Bituminous pavement restoration will be required following the storm sewer extension. Pavement restoration in this area has been delayed until the storm sewer improvements proposed herein were constructed. The location of the catch basin in the drive' aisle shall be reviewed with. Staff to confirm its location. 2335 11Vest Highway 36 a St. Paul, MN 55113 · 651L636-4500 · Fax: &51-636-1311 End of Memo MAH:crw !,/. 2,'. :, '? . :,'ql .' :.~ REQUEST FOR ACTION Originating Depa~,,,ent Approved for Agenda Agenda Section Public Works ~ March 27, 2000 Planning and Developmer Item No. By: Guy Johnson By:. 8.1 / APPROVAL OF SCHEMATIC DESIGN FOR PUBLIC WORKS SHOP ADDITION AND GARAGE RENOVATIONS AND AUTHORIZATION TO PREPARE PLANS AND SPECIFICATIONS (PROJECT NOS. 671 AND 679) REQUESTED ACTION Staff is recommending that Council review, make any necessary changes, and then approve a final schematic design for the proposed Public Works addition and renovations project. If Council approves the schematic designs, staff also request that Council authorize preparation of plans and specs for Projects 671 and 679. The architects, E&V, and City staff will be in attendance to review the proposed design. BACKGROUND The Public Works facility was remodeled ~n 1979. An 1,800 square foot repair shop was included in the original design· The new repair shop addition would have allowed moving all service work into the repair shop area from the parking garage and the outdoors. Because of the existing conditions, some of the larger vehicles are unable to access the repair shop. The current repair shop is only large enough to work on two average sized vehicles at a t~me. Therefore, the space is restncted to serwce work, short term repairs, and police car set-up. With these space restraints, larger, long term projects on equipment are unable to be completed ~n the repair shop because of the t~me commitment Aisc, there are more large pieces of analyzing equipment needed to service and maintain the City's vehicles and equipment that is continually becoming more sophisticated Th~s would include an anti-freeze recla ruer, air conditioner refrigerant recla mer, multiple computerized analyzers, etc. This improvement has been considered on two other occasions. Cost estimates were done ~n 1991 and 1997. FUNDING Funding for this project is budgeted ~n the 2000 Capital Improvement Program. ATTACHMENT~ Schematic designs are attached along w,t~ an estimated bud, et ba ~ ~ __ __ --------_.. Du(3get based on this design. M CTI"I ON BY . , ~/ ~Y - , - To: Foundation: Substructures: Superstructures: Exterior Closure: Roofingi Interior Construction: Special Construction: Mechanical: Electrical: Outline Specification Concrete spread footings with 12" cmu foundation walls 6" concrete slab on grade Columns, wide flange; Roof, steel beam, steel bar joists and metal deck; Walls: Painted scored 12" cmu with 4" insulation inserts Doors: Prefinished metal overhead, Hollow Metal Windows: Anodized operable aluminum 5 ply built-up; prefinished metal coping, scuppers and downspouts. Walls: 12" cmu Wall Finishes: Painted cmu and existing gypsum board Ceilings: Painted exposed structure Floor Finishes: Exposed concrete Doors: I hour rated overhead coiling; hollow metal 35.000= lift. 6.000~ crane system See Narrativc See Narrative Mechanical Narrative Plumbing Systems: 1. Move the existing building water service piping and water meter from the mechanical room to the northwest comer of the new garage. Reroute overhead piping in mechanical room to not run over existing and new electrical panels. 2. Move the existing water heater, flue and piping out of the mechanical room to just north of the new wall closing in the mechanical room. 3. Remove the existing piping for the compressed air, cold water, and fluids in the existing repair garage where the south wall will be removed. Provide new overhead piping to two new drop stations along the north wall of the new addition to serve the new repair bays. 4. Remove unused compressed air and cold water piping around the perimeter of the existing repair garage. 5. Remove the trench drain and piping in the repair garage and provide new catch basins with floor drains and piping for the four repair bays. Connect new drain piping to the existing oil/water separator in the parking garage. The new floor drain basins will serve as sand traps with side drain outlets. 6. Provide underground compressed air piping to the new repair bay lifts. 7. Provide one exterior wall hydrant on the northwest wall of the new addition, and provide t~vo new hose bibs inside the new addmon. 8. Move the gas meter to the west side of the ne~ addition. Fire Protection System: 1. Relocate the wet pipe fire sprinkler r~scr lrom thc mechanical room to the northwest comer of the nex~ garage. Add wet pipe sprinkler p~p~ng and upright heads in the neu, garage addition. 2 Replace fire sprinkler heads in the existing repair garage that have been painted. 3. ,Add fire sprinkler piping and head> ~nto the cxtstm~ small envine repair and tire shops inside the main parking garage. ~ ~ HVAC S`. stems: I. Remove the four existing ,,chicle exhau,t duzt, m thc repair garage, and provide a nex~ `.eh}cie tailpipe exhaust sy'stem to sene the It,ur r:.'p.l~r h.~x, ttose connections will be pro~ ~ded at the front and back of the baxs to keep clcaran,c lot Ibc crane to operate. The hoses ~ill be rated for high temperature and will ha~e x~all mounted x~ roches to raise the 6-inch tubes ~a'hen not in use. 2. Leave the existing rooftop makeup a~r un~ ~r~ place and provide ne,.,,' supply ductx`.ork and diffusers to discharge air dox~n a~ c~,.z'hi lt.'ct aboxc the floor along the east &'all of the existing repair bax. 3. Remove the existing side~all exhaust fan and duct~ork on the west wall of the existing repair garage since access will be blocked bx the nctt storage rooms below and pallet storage above. 4. Provide new gas-fired infrared heaters in the four repair bays. The locations will be coordinated with the new overhead crane system to not restrict the crane movement. The existing gas-fired unit heater in the existing repair garage will remain to provide additional heating capabilit3.'. 5. Provide two new gas-fired unit heaters near the vehicle doors in the new addition to recover space temperature after the vehicle doors have been opened. 6. Provide one new gas-fired rooftop make-up air unit and one power roof ventilator on the new addition to provide ventilation air at 1.5 CFM per square foot. Make-up and exhaust systems shall be electrically interlocked to operate simultaneously. Units will be controlled by a carbon monoxide sensor, with a manual override time switch. Fresh air will be supplied down 7. Provide six ceiling fans in the new garage addition to circulate air. Fans will be provided with manual speed control switches, which will be located on the east wall of repair bay #4. 8. Modify the control system to mm the existing makeup air unit on low speed when the welding exhaust or the vehicle tailpipe exhaust systems are on. The makeup air unit will be switched to high speed when the ventilation exhaust fans come on. 9. Leave the existing welding exhaust fan, hood and main ductwork in place, but replace the flexible duct with a 25-foot industrial boom arm. Electrical Narrative Demolition: 1. Disconnect existing building service back to transformer. 2. NSP to remove existing transformer. Power and Distribution System: 1. NSP to provide transformer at new location. 2. Extend electrical service from new transformer location to the building. 3. Provide power to motors and equipment. 4. Provide special receptacles for tools and equipment. 5. Provide convenience and ground fault protected receptacles. Lighting: 1. Provide exterior building mounted security lighting. 2. Provide surface mounted HID interior lighting. Provide exit and emergency lighting. Special Systems 1. Extend the existing fire alarm sxstem into the new space. Public Wo,rkS Facility 1. Repair Shop Addition 2. Fire Protection Sprinklers (Existing Building) $551,132.00 $4,000.00 3. Parking Garage Ventilation $50,000.00 4. Parking Garage Roof Subtotal: $911,867.00 $306,735.00 5. Parking Lot and Storage Lot: a) Storm Pipe Addition b) Asphalt Patching c) Water Quality Pond $80,000.00 6. Seal Coat Parking and Storage Lots Subtotal: $95,000.00 $15,000.00 7. Parking Garage Drains and Concrete Floors $68,000.00 8. Parking Garage (Interior Painting) Subtotal: $122,000.00 $54,000.00 9. Cold Storage Roof Replacement (10-15 Years) $87,500.00 10. Vehicle Washing System (with water recovery and filtering, 5-10 years) $10,000.00 11. Salt Storage Building Roof Replacement (15-20 years) Subtotal: $105,000.00 $7,500.00 12. Irrigation System $5,000.00 13. Security System (Door Key Card System) $8,000.00 GRAND TOTAL: $1,246,867.00 G: Guyj\ShopAdtn Breakdown I:Pworks\ShopAdtnBreakdown Kirk Mcdonald - Cc032700.doc Page 3 ~' OJECT NO~S. 679 Mayor Enck introduced for discussion Item 8.1, Approval of Schematic Design for Public Works Shop Addition and Garage Renovations and Authorization to Prepare Plans and Specifications (Project Nos. 671 and 679). Mr. Dan Donahue, City Manager, provided background of the Public Works building. He noted there were additions and remodeling which took place in 1979, 1991, and 1997. Before the Council at this time is approval of a schematic design for an addition to the maintenance bay, fire protection sprinklers, garage ventilation, and the garage roof. Mr. Bertil Haglund, architect with TSP One, Inc., was recognized. He illustrated drawings of the addition which would require a 35' setback variance. He spoke of the restricted space in the current service bay area. The addition will provide three service bays including one for longer vehicles. Increased storage space will also be created with the addition. The new bays will have overhead doors for direct access. Discussion ensued regarding the roof. The Council was advised of the efficiencies of a tapered roof. The architect reported that the flat roof will be replaced with a tapered roof with additional insulation, positive drainage, and scuffers for overflow. Mr. Guy Johnson, Director of Public Works, was recognized. He reviewed project costs. He reported that the present inside drains do not work'properly and are a safety hazard. The sprinklers must be brought up to code. Also, the air quality is poor due to the lack of ventilation. He presented immediate and future needs for the facility along with estimated costs: 1. Repair Shop Addition $551,132 2. Fire Protection Sprinklers (existing building) 4,000 3. Parking Garage Ventilation 50,000 4. Parking Garage Roof 306,735 5. Parking Lot and Storage Lot 80,000 6. Seal coat parking and storage lots 15,000 7. Parking garage drains and concrete floors 68,000 8. Parking garage (interior painting) 54,000 9. Cold storage roof replacement 87,500 10. Vehicle washing system (with water recovery 10,000 and filtering) 7,500 11. Salt storage building roof replacement 5,000 12. Irrigation system 8,000 13. Security system (door key card system) Mr. Donahue reviewed revenues. He stated there is currently about $3,317,000 in the garage fund of which $583,000 has already been designated for building improvements. He illustrated a projection through the year 2004 and indicated with normal financing conditions, the garage fund can fully fund the addition without a negative effect. Following discussion, the Council directed staff to proceed with items 1-8 and to obtain further information regarding item 10. New Hope City Council Page 3 March 27, 2000 ~rk Mcdonald - Cc032700.doc Page 4 MOTION Item 8.1 CIVIL PENALTIES Item 10.1 ORDINANCE 00-03 Item 10.1 COMMUNICATIONS Item 12.1 Motion was made by Councilmember Norby, seconded by Councilmember Collier, to approve the Schematic Design for Public Works Shop Addition and Garage Renovations and Authorization to Prepare Plans and Specifications (Project Nos. 671 and 679). All present voted in favor. Motion carried. Mayor Enck introduced for discussion Item 10. I, Ordinance No. 2000-03, An Ordinance Amending Civil Penalties for Violations of Regulations Applicable to Intoxicating Liquor, Wine, and 3.2 Beer Licenses. Councilmember Collier requested that the words "involving all employees and employers" be added to the ordinance relative to education sessions with the Police Department. Councilmember Collier inquired regarding the suspensions. City Attorney Sondrall indicated the Council would determine the actual days of suspension and would need to take into consideration all factors relating to the incident. Councilmember Collier introduced the following ordinance and moved its adoption with the additional language: "ORDINANCE AMENDING CIVIL PENALTIES FOR VIOLATIONS OF REGULATIONS APPLICABLE TO INTOXICATING LIQUOR, WINE, AND 3.2 BEER LICENSES." The motion for the adoption of the foregoing ordinance was seconded by Councilmember Cassen, and upon vote being taken thereon, the following voted in favor thereof: Enck, Cassen, Collier, Norby, Thompson; whereupon the ordinance was declared duly passed and adopted, signed by the mayor which was attested to by the city clerk. Mayor Enck introduced for discussion Item 12.1, Exchange of Communication between members of the City Council Mayor Enck: · Sidewalk Snowplowing Services - decision made at 3/20 work session to continue budgeting for these services · Board of Review - April 20 · Hennepin County will promote the City's Clean Up Day (May 6) in conjunction witl advertisement of the Hennepin County Clean & Green Week (May 13-20) · AMM Board is seeking board members · TwinWest Chamber of Commerce is soliciting nominations for Outstanding Women of Achievement Award · Inquiry regarding street lights on south side of 42nd Avenue between Boone and Winnetka - Director Johnson explained the reasons for eliminating the street lights from the plan. Councilmember Norbv · Updated the Council regarding the S.D.#281 superintendent selection process New Hope City Council Page 4 March 27, 2000 PROJECT DATA ~ARKIN~ OFFICE GARAGE COMPANY OWNED TRUCK 8,700 x .g / 300 28,4.00 x .g / 1,500 = 26 TOTAL STAL.S REQLJIRED TOTAL STALLS mROVIDED mARKING STAL_ %~DtCAP 2 SPACE gARAGE DF?CE "OTAL AREA 28,4.00 ,...-.200 ~,500 S.F. EXISTING S.F. EXISTING REMODEL S.F. NEW -= :...,,,...D; N O ~. GREEN AREA % A~ NO'" IN'CLUE)lNG 5N3'¢,' -2-~_ _C- 28% OF TOTAL 5-'% 0;' TOTAL AREA ~% C= 2 ,OOO S.: 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 00-07 City of New Hope 4~7~00 6~6~00 8~5~00 Public Work 5500 International Parkway TSP One, Inc. 21 Water Street Excelsior, MN 55331 B. C. D. Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application. Assign each application a number. List the Applicant (name, address and phone). List the date the City received the application. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the date in Box C. If the time clock is "restaded" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. To calculate the 60-day limit, include all calendar days. To calculate the 120-day limit, include all calendar days. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G must come before the date in Boxes E and F.) List the deadline under any extension or waiver. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.) List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before the tin' nit expires. Planning Case: Petitioner: Address: Request: PLANNING CASE REPORT City of New Hope Meeting Date: Report Date: 00-08 May 2, 2000 April 28, 2000 SAFCO Products (Liberty Diversified Industries) 5600 Highway 169 North Conditional Use Permit to Allow a Front/Side Yard Loading Berth on a Corner Lot; Conditional Use Permit to Allow a Deferred Parking or "Proof-of-Parking" Designation, and Site/Building Plan Review/Approval I. Request The petitioner is proposing to construct a 46,000 square foot warehouse addition on the east side of the existing building and is requesting a Conditional Use Permit to allow a front/side yard loading berth on a corner lot, a Conditional Use Permit for deferred parking, and Site/Building Plan Review/Approval, pursuant to Sections 4.037(2)(e), 4.036(13), 4.039A, and 4.21 of the New Hope Code of Ordinances. II. Zoning Code References Conditional Use Permit for front/side yard loading berth on a corner lot (4.037(2)(e)) Conditional Use Permit standards (4.21) Conditional Use Permit for deferred parking (reduction in paved parking spaces) (4.036(13)) · · · · Property Specifications Zoning: Location: Adjacent Land Uses: Site and building plan review (4.039A) Site Area: Building Area: Lot Area Ratios: Planning District: III. Specific Information: I-1, Limited Industrial On the Highway 169 frontage road just north of West Research Center Road. The site is surrounded by I-1 properties on the north, east, and south. Highway 169 and the City of Plymouth are west of the site. 661' x 800' (approximately) = 10.33 acres 163,991 square feet + 45,853 square feet = 209,844 square feet Building = 47%; Pavement = 32%; Green = 21% No. 3; The Comprehensive Plan consists of a strong industrial base in excellent condition. The City would continue to promote the enhancement of its industrial businesses through in-place expansion. Safco has held the eastern 1/3 of its lot for expansion and is now in need of more warehouse space. They recognize the need to make some improvements on the property, such as eliminating excess pavement on the south side, and have included some of those elements in the project scope, which maximizes the green area. Planning Case Report Page I 4/28/00 IV. Background In .1967, the original building was built for Boutells Furniture on a rectangular lot with a 30-foot drive. J to their street-frontage - "County Road #18". Minnesota Fabrics bought the building and finally Liberty Diversified Industries in .1972. LDI has expanded (twice) and remodeled numerous times since then. County #18 had become a freeway, so they lost their driveway and the west side of the lot had 100 feet sliced off at an angle for the Bass Lake Road freeway exit. The railroad spur on the north side of the building was just removed this month. Two city streets abut the south and east side of the lot, which they will fully utilize, if the project is approved. Like the other .1960 developments, on-site ponding was not required or included, which becomes an issue as local watershed commissions, state laws and flood control/wetland preservation policies have been implemented. FLS Properties is proposing to expand its building occupied by Liberty Diversified Industries/Safco Products at 5600 Highway .169. The existing building is .161,602 square feet in size and the proposed addition is 45,853 square feet in size. The building is used primarily for warehousing and includes some office space. V. Petitioner's Comments The petitioner states in correspondence that "FLS Properties is proposing to expand and upgrade the existing Safco Products building located at 5600 Highway '169. The project will include a 45,853 square foot addition on the west side to accommodate Safco's need for storage and warehouse space. Additionally, Safco will be renovating the west facade to update the building's presence on Highway .169. The renovation will include a curved glass wall and interior improvements. These will include an elevator and new stairs. These design features will improve the building's appearance from Highway '169, and thus enhance the image of New Hope. The building's pavement along the southern facade will be removed and additional landscaping and tree islands will be added as part of the project proposal. These natural amenities will enhance the appearance of the building and of this proiect site. Along the northern edge of the site are a proposed stormwater pond and an infiltration basin to provide improved water quality. Overall, these improvements will increase the water quality treatment on site and reduce environmental degradation in New Hope. In addition to the above, trees will be planted along the property line to enhance the appearance of the building and property. These improvements go beyond the strict letter of the code and demonstrate FLS Property's commitment to enhancing the image of the City. Description of the Request: We are writing on behalf of Safco to request a variance from the parking requirements and development standards for the Limited Industrial I-'1 zone. Safco is currently located at Highway .169 and is proposing an addition of 45,853 square feet for expanded warehouse and storage space to its existing distribution center. The project site is located in the I-.1 Limited Industrial Zone. According to existing parking requirements in the I-.1 zone, the project would require a total of 266 spaces, based on the 5'1,'172 square feet of office space and '13'1,364 square feet of warehouse space. The proposed project will provide a total of 206 parking space and thus, a variance is required for parking. Why should this request be qranted? 1. We are requesting a parking variance because strict application of the zoning code would be unreasonable and create an undue hardship. The zoning code requirements in this particular situation do not accurately reflect the proposed project use and instead, over estimate project- parking demand. The proposed Safco 45,853 square foot addition will be used for storage and it is anticipated that the number of employees will remain the same for the day shift. The evening shift currently has seven employees and it is anticipated that an additional four employees will be added. The total number of employees will be increased from 202 to 206. We are proposing 205 parking spaces on Planning Case Report Page 2 4/28/00 the property. Because sales and information systems personnel work off-site, the number of spaces ? required for this site is 189 spaces. (Please refer to the attached memo from TEGRA.) In the event that the building is converted to a use other than a distribution center, we can provide the 266 parking spaces required by the Zoning Ordinance. By removing loading spaces and providing parking in their place, we can easily provide the required parking. Please refer to the proof of parking plan provided. The proposed project will provide a total of 205 parking places, which sufficiently meets the adjusted parking requirement. For the reasons previously stated, strict application of the current I-1 parking requirement does not reflect the actual project conditions and would prevent the proposed addition from occurring. 2. Additionally, the proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public street, or increase the danger of fire, or endanger the public safety or substantially diminish or impair property values within the neighborhood. Instead, the proposed deferred parking will create a proposal that will significantly improve the design and function of the existing project. This proposal will be a positive contribution to the greater area and to the City of New Hope. VI. Notification Property owners within 350 feet of the property were notified, including the City of Plymouth, and staff has received no comments. VII. Development Analysis A. Zoninq Code Criteria Conditional Use Permit 1. 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, whether or not the conditional use is to be allowed, the City may consider the nature of adjoining land or buildings, whether or not a similar use is 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 all such other or further factors as the City shall deem a requisite for consideration in determining the effect of such use on the general welfare, public health, and safety. 2. Other general criteria to be considered when determining whether to approve or deny a conditional use permit include: A. 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. B. Compatibility. The proposed use is compatible with its adjacent land uses. C. Performance Standards. The proposed use conforms with all applicable performance standards contained in the Code. D. No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in which it is proposed. E. Zoninq District Criteria. In addition to the above general criteria, the proposed CUP meets the criteria specified for the various zoning districts: Planning Case Report Page 3 4/28/00 1. In Industrial Districts (I-1, I-2): a. Nuisance. Nuisance characteristics generated by the use will not have an adv~~'~''~ effect upon existing or future development in adjacent areas. b. Economic Return. The use will prOVide an economic return to the community and commensurate with other industrial uses that the property could feasibly be used for. In considering the economic return to the community, the Planning Commission and City Council may give weight to the sociological impact of a proposed use, both positive and negative. 2. Front or Side Yard Locations. A conditional use permit shall be required for loading berths for non-residential uses where the loading berth is located at the front or at the side of the building on a corner lot. 3. Deferment of Required Parkinq. A reduction in the number of required parking stalls may be permitted by conditional use permit provided that: a. Evidence is provided demonstrating that the parking requirements of the proposed use will be less than the parking required by the code during the peak demand period. Additional factors include: i) Size, type and use of building. ii) Number of employees. iii) Projected volume and turnover of employee and/or customer traffic. iv) Projected frequency and volume of delivery or service vehicles. v) Number of company owned vehicles. vi) Storage of vehicles on site. b. In no case shall the amount of parking provided be less than one-half to the amount of parking required by code. c. The property owner can demonstrate that the site has sufficient property under the same ownership to accommodate the expansion of the parking facilities to meet the minimum requirements if the parking demand exceeds on-site supply. d. On-site parking shall only occur in areas designated and constructed for parking. The area reserved as "proof of parking" shall be sodded or seeded and maintained as green space or a recreational area. No permanent buildings shall be permitted in the "proof of parking" area. e. The property owner shall record a restrictive covenant against the title to the property providing that additional parking shall be constructed if the parking demand exceeds the actual on-site parking supply in the sole opinion of the City. The form of restrictive covenant shall be approved by the City Attorney before the issuance of the CUP. f. To quality for a parking deferment, the site plan must comply with all current zoning standards. Development Review Team The Team met on April 11 and was supportive of the project, with several suggestions: obtain Shingle Creek Watershed Commission approval; submit detailed information about trucking hours, volumes and routing; correct site plan north setback; have Fire Sprinkler consultant submit upgrade details to Fire Inspector for high-piled storage use; much encouragement was given to update the front elevation and add an elevator; remove southeast sign from public boulevard; illustrate Fire Planning Case Report Page 4 4/28/00 Lane at south; architect to sign plans; leave southeast green space as it is; identify snow storage, ~ '. 32-foot wide trucking driveways, refuse storage and screening; and rooftop equipment screening/ ' painting. C. Design & Review Committee The Committee met on April 13 and supported the project, underscoring the comments, above. No rooftop mechanical will go on the new warehouse. Revised plans were submitted as a result of the meeting. D. Plan Description The revised plans include the following details: 1. Setbacks. The proposed addition and existing building meet all setback requirements. The required setbacks are as follows: Required Proposed Front Yard 50 142 Side Yard (north) 20 40 Side Yard (south) 20 85 Rear 35 123 Lot Coverage/Green Space. The existing site area lot coverage ratios and the ratios after the proposed addition/improvements are completed and are outlined below: Total Site Area 10.0 acres Existing Site Building Coverage 37.6% Green Area 31.7% Pavement 30.7% Proposed Site Building Coverage 47.6% Green Area 20.8% Pavement 31.6% Requirements 20% min. or Green Area 2.0 acres Provided Existing Green Space Pervious Area 3.17 ac. Pervious Percentage 31.7% Proposed Green Space Pervious Area 2.08 ac Pervious Percentage 20.8% The 0.22 acre storm water pond is included in all calculations as a pervious surface. At least 20 percent of the lot is required to be green area. The applicant is proposing a pervious surface area of 2.08 acres or 20.8 percent of the lot. The pervious surface calculation includes storm water pond area. The proposed green area meets the code requirements. Planning Case Report Page 5 4/28/00 Building Area. The petitioner has provided the following data regarding the size of the existing building and proposed addition: Existing Building Footprint 161,602 square feet Proposed Addition 45,853 square feet Total Proposed Footprint 207,455 square feet Office 52,172 square feet Warehouse 181,369 square feet Total Proposed square feet 233,541 square feet (includes 2nd Floor) 4. Loading. A loading area currently exists on the west side of the building. An additional loading area is proposed on the east side of the property. The lot has frontage along three streets; however, the east side of the property is the narrowest side with frontage and is, therefore, considered the front. Approval of a conditional use permit is required to allow a loading area in a front yard. Staff finds that the CUP for a loading berth on a side or front yard (corner lot) is routine for two reasons: · A row of existing trees will be doubled with conifers for a nice green.screening, and · This lot has three street frontages, with the original front yard to the west (old County Road 18) which resulted in the building placement. This property is unique because it is a corner lot with three street frontages. 5. Traffic Circulation. The new loading area on the east side of the building will be accessed exclusively from International Parkway. The two driveways along International Parkway are 32 feet wide to allow semi-truck maneuvering. The south and west parking lots are accessed from West Research Center Road. The existing loading area at the northwest corner of the building will continue to bring truck traffic through the west parking lot. Staff is requesting that the applicant provide additional information on trucking hours, volumes, and routing. 6. Parking. The petitioner has provided the following information on required and future parking: Parking Counts Required (per zoning): Office 1/300 square feet) 157 Warehouse 1/1,500 square feet) 109 TOTAL 266 Number of Employees: Total Employees 206 On-Site Employees 189 Existing: 9' x 19' Stall 197 Handicap Stall 7 TOTAL 204 Proposed: Standard 9' x 19' Stall 197 Handicap Stall 8 TOTAL 205 Planning Case Report Page 6 4/28/00 Future: Proposed County Future Stalls Lost Future Stalls Added Proof of Parking TOTAL 205 includes 8 H.C. -14 includes 4 H.C. 12 includes 4 H.C. 64 267 includes 8 H,C A. Required Parking. The office portion of the building requires 157 parking stalls and the warehouse portion (existing and proposed) requires 109 stalls. A total of 266 parking stalls is required based on Zoning Ordinance requirements. The applicant has submitted information showing that 185 employees work on-site currently and that number may increase by four after the expansion. Based on this employee information, the applicant is requesting a reduction in required parking. A reduction in required parking is allowed by conditional use permit in New Hope if proof of parking is shown, evidence is provided demonstrating that the parking required for the proposed use will be less than the parking required by ordinance, and at least half the parking required by ordinance is provided. B. Proposed Parking. The site plan illustrates that 205 parking stalls are proposed. Twelve of those stalls will be lost in the future with reconstruction of the west building entrance. The parking plan shows proof of parking to replace those 12 stalls in the northwest corner of the site in the existing loading area. The applicant should illustrate the outline of a truck and its turning radius on the parking plan to show whether sufficient space remains within this area to maneuver trucks with the addition of 12 parking stalls. The parking plan also shows proof of parking for 64 additional stalls on the east side of the building. The proof of parking plan would block approximately half of the proposed east loading doors if implemented. The applicant has explained the proof of parking plan by saying that the amount of shipping done by Safco Products is unique. A different company that may require more parking is likely to do less shipping and have a lesser need for loading area than the current occupant. Staff feels that the proposed parking is sufficient to meet the needs of the building. Landscaping/Screening. The petitioner has provided the following plant schedule along with the landscaping plan: QTY COMMON NAME SIZE ROOT REMARKS 5 Front Yard Linden 2' cal. B&B Straight leader & full crown 6 Summit Ash 2" cal. B&B Straight leader & full crown 4 Spring Snow Crab 1.5" cal. B&B Straight leader & full crown 28 Green Spruce 5' ht. B&B Full form to grade 146 Scandia Juniper 18" spread Pot Plant 3' o.c. 106 Goldflame Spirea 18" ht. Pot Plant 3' o.c. 142 Miss Klm Lilac 18" hr. Pot Plant 3' o.c. Screening is especially important on the east side of the building because loading is occurring here and a business across the street faces this direction. The landscape plan shows that 14 green spruce trees (5 feet in height) will supplement the existing crab trees on the east side of the building. This is a generous number of trees and will provide sufficient screening. A large number (38) of Scandia junipers will also be planted near the east entrances. The proposed screening does not appear to interfere with sight lines from the driveways because the trees are set back 27 feet from International Parkway, allowing a driver to see traffic before entering the street. On the northeast side, lilacs will be planted around the storm water pond. Planning Case Report Page 7 4~28~00 The loading area will be screened on the south by 14 green spruce trees that supplement the existing ash, pine and crabapple trees. Linden and summit ash will be planted on the south ~ of the south parking area and lilacs and spirea will be planted along the south building elevat~u,~. Shade and ornamental trees and shrubs are included to enhance the overall appearance of the property. The landscaping will be irrigated. 8. Storm Water Ponding. A storm water pond is proposed in the northeast corner of the property, and a drainage swale is proposed along the northern boundary. A railroad spur has been removed to make room for the pond and swale. The pond and swale will be beneficial for storm water treatment, infiltration, and storage. If additional ponding area is needed, the southwest corner of the site would be preferable to the southeast corner because the southeast corner provides valuable green space. Final ponding locations and calculations will be based upon the recommendations of the Shingle Creek Watershed District and City Engineer. Note that a vehicle guardrail is to be installed between the pond and trucking area. 9. Snow Storage. Snow storage areas are shown on the site plan. The snow storage areas on the west side of the west parking lot overlap with shrub plantings shown on the landscape plan. Moving the shrubs in this area closer to the west property line would avoid the potential of the shrub branches being broken from snow piles. 10. Refuse. A trash compactor is proposed on the northwest side of the existing building, with two linden trees to screen it. 11. Signs. The property has three existing signs. The applicant is proposing to remove two signs located along the southern frontage and replace them with a sign at the southwest corner of the property and a sign at the southeast corner of the property. A sign located at the west property line is proposed to remain. The Zoning Ordinance allows one freestanding sign per property in the I-1 District. The sign may not exceed 100 square feet in area or 30 feet in height. The site plan should be revised to illustrate one sign on the property and a detail for that sign must be submitted. The sign must be set back a minimum of 10 feet from the nearest lot line. If the sign is located on a corner, it cannot be within 20 feet of the corner. The 20 feet is in the form of a triangle with two sides formed by the property lines and the third side formed by a straight line connecting the two 20-foot points on each side of the corner. The location of the proposed sign in the southeast corner of the property is not acceptable. The triangle must be formed from the property lines, not the curb. 12. Lighting. A 250-watt downlight is proposed over each of the four pedestrian doors on the proposed addition. 13. Building Design. The existing building has a painted block exterior. The proposed addition will have textured concrete panels that are painted to match the remainder of the building. The concrete panels are seen as an upgrade from the existing materials. All rooftop equipment must be painted to match the color of the building. Rooftop equipment and planned screening or painting must be identified on the plans. An architect's signature should be provided on the site plan and building elevations. 14. West Fa~:ade Renovations. A renovation of the primary entrance on the west side of the building is planned. The renovation will include a curved glass wall and interior improvements. An elevation of the new west elevation should be provided. Along with the renovation, an opportunity exists to increase the green space on the property. Parking stalls north and south of the proposed fa(;ade improvement are 25 feet deep. Stall depth could be reduced to 19 feet, and up to six feet of landscaping could be added along the west side of the building. Planninq Considerations Excerpts from the Planner's Report are included in this report. Planning Case Report Page 8 4/28/00 F. Buildin.q Considerations .. The project will comply with the Minnesota state building code. G. Engineering Considerations The City Engineer has reviewed plans for the proposed improvements for Safco Products and the following comments are based on the information submitted. 1. Shingle Creek Watershed is currently considering water quality requirements for the site. · The proposed pond on the north side of the property accounts for the requirements due to the expansion. An acceptable outlet structure shall be required to provide skimming. The prOposed guardrail will provide separation from adjacent traffic. · The impervious area south of the building is decreased by the proposed improvements. Landscaping and additional green space will decrease the amount of runoff. The property owner is currently seeking a variance form the Watershed to not construct water quality improvements for this portion of the property. It is recommended that the City and property owner follow the direction of the Watershed. · Sheet 4 of 6 indicates that the west lot will receive a bituminous overlay. If improvements are constructed in this lot, the Watershed and the City should consider additional water quality requirements. If no improvements are constructed, water quality for this are could be constructed with future improvements. · The 4-inch drain tile discharging to T.H. 169 right-of-way shall be reviewed with Mn/DOT to determine if a permit is required. 2. The proposed pavement section is acceptable as shown. The westerly parking lot does not have concrete curb. If a bituminous overlay is constructed in the west parking lot as proposed, it should be determined if concrete curb is required. 3. The proposed new driveway accesses to International Parkway have been discussed and are in an acceptable location. An 8-inch thick valley gutter with two No. 4 rebars shall be provided at both entrances to maintain drainage. Gutter shall not be integral to concrete apron. An access will be removed from West Research Center Road. 4. No additional water or sanitary sewer service is shown on the plans. If required, new services shall be constructed to the requirements of Public Works. H. Fire Considerations Upgrades to the existing fire sprinkler system have been verbally agreed upon to meet ESFR standards. With a "two zone" system, a second Fire Lane will be added and striped at the southeast corner of the new warehouse that has no impact upon deferred parking or truck loading (the striping should be confirmed with the Fire Department). The Fire Inspector has requested a sprinkler evaluation from a licensed sprinkler contractor. A plan detailing the proposed ESFR sprinkler system is subject to Fire Inspector review and approval. VIII. Summary This project is large and contains one significant planning issue: a deferred parking CUP. The City modified the Zoning Code approximately 12 years ago to add this CUP option for those residential, commercial and industrial cases where sufficient parking for the landusers and public need were less than city code minimums for a given use. The deferred parking CUP allows less paving work and usually, more green space in a case where the landowner can document that the parking code is excessive for their needs. The LDI Safco situation results from a zero staff increase with the warehouse Planning Case Report Page 9 4/28/00 expansion. They are confident that 205 spaces will suffice, as it has for many years. The City's deferred parking mechanism was made for these cases. ~"~,. IX. Recommendation Staff recommends approval of site and building plans, a conditional use permit for front/side yard loading, and a conditional use permit for a required parking reduction, subject to the following conditions: 1. Compliance with all state building code and fire code standards. 2. Watershed Commission and compliance with City Engineer Approval of Shingle Creek recommendations. Submit a narrative explaining truck and its turning radius on northwest corner of the site to the site. trucking hours, volumes, and routing, and illustrate the outline of a the parking plan to show whether sufficient space remains within the maneuver trucks with the addition of 12 parking stalls in this area of 4. Shrubs on the west side of the west parking lot are located closer to the west property line to avoid the potential of being crushed by snow piles. 5. All rooftop equipment must be painted to match the color of the building. Rooftop equipment and planned screening or painting must be identified on plans. 6. A plan detailing the proposed ESFR sprinkler system must be submitted and is subject to Fire Inspector review and approval. 7. A site plan and details must be submitted illustrating signage that meets the City's Sign Ordinance requirements and site plan and building elevations must be signed. 8. In the event that parking demand on the site exceeds the supply of off-street parking space provided, resulting in on-street parking or parking outside of designated on-site parking space, the applicant shall provide additional parking in accordance with the proof of parking plan. 9. Execute Development Agreement with City (to include landscape maintenance/replacement), submit financial guarantee (amount to be determined by City Engineer and Building Official), and submit elevation of new west building elevation when plans are finalized. Attachments: Address/ZoningFFopo Maps Petitioner Narrative: Project Description, Request, Employee Count and Work Hours Title Sheet/Aerial Photo Survey Site Plan and Data Proof of Parking Plan Grading and Utility Plan Landscape Plan, Schedule and Notes 4/26 City Engineer Memo 4/24 Petitioner Letter: West Parking Lot 4/6 City Engineer Letter re: Watershed Requirements Planner's Report Application Log Planning Case Report Page 10 4/28/00 WORKS GARAGE : i SCIENCE CENTER DR ~ , APART - MENTS -" ' '-; ....... NORTH RIDGE CARE CENTER : 5410 W RESEARCH CENTER I-1 VICTORY PARK PUBLIC WORKS FACILITY R.44 NORTH RIDGE CARE CENTER R-4 SCIENCE CENTER DR I-1 Z 49TH AVE N ZEALAND FAtRVIEW AVE' N C~ST RESEARCH x ROAD X m4.5 PROJECT DESCRIPTION New Hope Safco RLK Job No. 2000-196-M Project Description FLS Properties is proposing to expand and upgrade the existing Safco Products building located at 5600 State Highway 169 in New Hope. The project will include a 45. 853-sq. ft. addition on the west side to accommodate Safco's need for storage and warehouse space. Additionally, Safco will be renovating the west facade to update the building's presence on Highway 169. The renovation will include a curved glass wall and interior improvements. These will include an elevator and new stairs. These design features will improve the building's appearance from Highway,' 169, and thus enhance the image of New Hope. The building's pavement along the southern faCade ,,','ill be removed and additional landscaping and tree islands will be added as pan of the project proposal. These natural amenities will enhance the appearance of the building and of this project site. Along the nonhero edge of the site are a proposed stormwater pond and an infiltration basin to provide improved water quality. Overall, these improvements will increase the water quality treatment on site and reduce environmental degradation in New Hope. In addition to the above, trees will be planted along the property line to enhance the appearance of the building and property. These improvements go beyond the strict letter of the code and demonstrate FLS Property's commitment to enhancing the image of the Cit.,,'. Description of Request: We are v, Titing on behalf of Safco to request a variance from the parking requirements and development standards for the Limited Industrial 1-I zone. Safco is currently located at Higway 169 and is proposing an addition of 45.853-sq. ft. for expanded warehouse and storage space to its existing distribution center. The pro~ject site is located in the 1-1. Limited Industrial Zone. According to existing parking requirements in the I-I zone. thc project would require a total of 266 spaces, based on the 52.172-sq. ft. of office and 131.364-sq. ft. of warehouse space. The proposed project will provide a total of 206 parking spaces and thus. a variance is required for parking. Why should this request bc granted? 1. We are requesting a parking variance because strict application of the zoning code would be unreasonable and create an undue hardship. The zoning code requirements in this particular situation do not accurately reflect the proposed project use and instead, over estimate project-parking demand. The proposed Safco 45,853-sq. ft. addition will be used for storage and it is anticipated that the number of employees will remain the same for the day shift. The evening shift currently has seven employees and it is anticipated that an additional four employees will be added. The total number of employees will be increase from 202 to 206. We are proposing 205 parking spaces on the property. Because sales and information systems personnel work off site. the number of space required for this site is 189 spaces. (Please refer to the attached memo from TEGRA.) In the event that the building is convened to a use other than a distribution center, we can provide the 266 parking spaces required by the zoning ordinance. By removing loading spaces and providing parking in their place, we can easily provide the required parking. Please refer to the proof of parking plan provided. The proposed project will provide a total of two hundred and. five parking places. which sufficiently meets the ,d/u.s'wd parking requirement. For the reasons previously stated, strict application of the current 1-I parking requirement does not reflect the actual project conditions and would prevent the proposed addition from occurring. 2. Additionally, the proposed variances will not impair an adequate supply of light and air to adjacent propert)', or substantially increase the congestion of the public street, or increase the danger of fire, or endanger the public safety or substantially diminish or impair propert).' values within the neighborhood. Instead. the proposed variances for parking will create a proposal that ,,','ill significantly improve the design and function of tile existing project. This proposal will be a positive contribution to the greater area and to the City of New Hope. 15:05 TEGR~ GROUP 9 61~DG~1153 NC.l?2 ~L~i' Suite 3490 US Bank Place 601 Second Avenue South Minneal~olis, MN 55402 Office: 612-752.5753 Fax: 612-752-7001 G R O U P Brian Sullivan From: Paul Kc)erbar RLK Pallea; 1 including cover page. (612) 933-1153 13ate; April 6. 2000 LDI/Safco Employee Count and C; Frank Zelley (612) 337-5552 Parking Stall Requirements. Jon Bergquist (612) 536-6563 Employee, Count and Work Hour~ Group Work Hours Count On Premise Office: 7:30a 4:30p 170 153" Warehouse/Day: 5:30a 2:30p 25 25 Warehouse/Night: 2:00p 10:30p 7~ 7 Total: 202 185 Possible Employee Addition Following Expansion Warehouse/Night 2:00p 10:30p 4 ~ Total: 206 189 'Oifferenc~ is due to sales and inforrn~on systems emptoyees working of~ site most o~ the t~me, LDl/Safco does not experience any Parking difficulties on site at any time dunng days or evenings. 04/06/00 15:~5 TEGRA GROUP a 6129331153 N©.l?2 ~CZ Bulldin~l Confmumtion Following Warehouse Addition April 6, 2000 Main Office: Warehouse: Building Total: Office Total: Warehouse Total: Ground Floor 26,086sf 181,369sf 207,455sf 52,172sf 181,369sf Mezzanine 26,086sf 26,086sf Resulting PaWing Stall Calculation Warehouse: (52,172sf x .90)/300sf = 157 (181,309sf x .90)/1,500sf = 109 Total; 266' '12 stalls at entrance will be displaced by entrance re-design. Displaced stalls would need to be located elsewhere on site. · Page 2 Preliminary Plans for Site plan, Grad. ing, Storm Sewer, and Landscaping for SAFCO PRODUCTS New Hope, Minnesota Hlbblnli, MN. T~ln Ports, MN. Mlnnetonka, MN. Mendota HelKhts, MN. Phone: (§11~) 931]-0972 Fax: (612) 9111]-1151] www.rlk -ktll{sisto.com 6110 Bhle Circle Dr. · Suite i{l{00 · Minnelonka, MN. 55343 Ryan Companies U~ Inc. m~ SITE LOCATION MAI' iiiiii Ii,' i Ii Ill iiii ~:i ,!Il Il I Ill!~ I ll;~...~cc~ I J Jl I I t I I I I I O9 INTERN~ SAFCO PRODUCTS BUILDING £XPAN~ON JRy~ Comp~Die5 US. [Ac SITE DATA EXISTING ZONING TOTAL SITE ACREAGE (EXCLUDES EASEMENT FOR INTERNATIONAL PARKWAY) EXISTING BUILDING FOOTPRINT PROPOSED ADDITION TOTAL PROPOSED FOOTPRINT OFFICE WAREHOUSE TOTAL PROPOSED S.F. (INCLUDES 2ND FLOOR) I-1 LIMITED INDUSTRIAL 10.00 AC. 161,602 S.F. 45,853 S.F. 207,4-55 S.F. 52,172 S.F. 181,369 S.F. 233,541 S.F. ZONING REQUIREMENTS PERFORMANCE STANDARDS FENCING AND SCREENING (4.033(3)(0)) - Not Required LANDSCAPING (4.033(4)(b)) - Provided YARD REQUIREMENTS (4.034) FRONT YARD 50' SIDE YARD 20' REAR YARD 35' HWY 169 55' RAILROAD 1 O' AREA &:: BUILDING SIZE MIN. LOT AREA LOT WIDTH BUILDING HEIGHT 1 AC. 150' 3 STORIES LOT COVERAGE TOTAL SITE AREA EXISTING SITE BUILDING COVERAGE GREEN AREA PAVEMENT PROPOSED SITE BUILDING COVERAGE GREEN AREA PAVEMENT 10.00 ACRES 37.6% 31.7% 30.7% 47.6% 20.8% 31.6% PARKING REQUIREMENTS DIMENSIONS MIN, STALL WIDTH 8'-9" MIN. STALL DEPTH 19' MIN. AISLE WIDTH 24' MAX. CURB CUT 26' PARKING COUNTS 157 (W/ 10~ REDUCTION) 109 (W/ 10% REDUCTION) 266 2O6 189 197 7 204 REQUIRED (PER ZONING): OFFICE (1/300 S.F.) WAREHOUSE (1/1.500 S.F.) TOTAL NUMBER OF EMPLOYEES: TOTAL EMPLOYEES ON-SITE EMPLOYEES EXISTING: STANDARD 9' X 19' STALL HANDICAP STALL TOTAL PROPOSED: STANDARD 9' X 19' STALL 197 HANDICAP STALL 8 TOTAL 205 (REFER TO SHEET 3A "PROOF OF PARKING PLAN" FOR PROOF OF PARKING COUNTS) GREEN SPACE REQUIREMENTS GREEN AREA 20% MIN.OR 2.0 ACRES PROVIDED EXISTING GREENSPACE PERVIOUS AREA 5.17 AC. PERVIOUS PERCENTAGE 31.7% PROPOSED GREENSPACE PERVIOUS AREA 2.08 AC. PERVIOUS PERCENTAGE 20.8% THE 0.22 ACRE STORM WATER POND IS INCLUDED IN ALL CALCULATIONS AS A PERVIOUS SURFACE. SAFCO PRODUCTS BUILDING EXPAN~ON INTERNATIONAL PARKWAY INTERNATIONAL P,4RK~& ¥ PARKING REQUIREMENTS DIMENSIONS MIN, STALL WIDTH 8'-9" MIN, STALL DEPTH 19' MIN. AISLE WIDTH MAX. CURB CUT 26' PARKING COUNTS REQUIRED (PER ZONING): OFFICE (1/300 S.F.) WAREHOUSE (1/1.500 TOTAL NUMBER OF EMPLOYEES: TOTAL EMPLOYEES ON-SITE EMPLOYEES EXISTING: STANDARD 9' X 19' STALL HANDICAP STALL TOTAL PROPOSED: STANDARD 9' X 19' STALL HANDICAP STALL TOTAL FUTURE: PROPOSED COUNT FUTURE STALLS LOST FUTURE STALLS ADDED PROOF OF PARKING TOTAL S.F.) 157 109 266 206 189 197 7 204 197 8 '"205 205 (INCLUDES 8 H.C.) -14 (INCLUDES 4. H.C.) 12 (INCLUDES 4 H.C.) 64 267 (INCLUDES 8 H.C.) SAFCO PRODUCTS BUILDING EXPANSION Z Z c~ rj"j ....q F~ Z 0 0 CTF- 515 © _>> z 0 m © © 7 Fn F- F~ ~> © C) T SAFCO P.O0UC*: I BUILDING EXPANSION Bonestroo Rosene Anderlik & Associates Engineers & Architects Bonestroo, Rosene, Anderlik and Associates, Inc, is an Affirmative Action/Equal Opportunity Employer and Employee Owned Principals:~Ottu G Bonestroo, EE · Marvin L. Sorvala, Robert G. Schunicht, RE. · Jerry ,A. Bourdon Senior Consultants: Robert '~K/. Rosene, PE. · Joseph C Susan M. Eberlin, C.PA. Associate Principals; Howard A. Sanford. RE · KeJth A Gordon, FiE. · Robert R. Pfeffede, P.E. · Richard W Foster, RE. · David O. Loskota, I~E. · Robert C. Russek. ~.,L,% · Mark A. Hanson, RE. · Michael T. Rautmann, RE. · Ted K.Field, RE. · Kenneth R Anderson, ~F_. · Mark R. Rolls, RE. · David A. Bonestroo. M.B.A. · Sidney R ~(/illiamson, RE., L.S. · A~nes M. Rin~, MB.A. · Allan Rick Schmidt, Offices: St. Paul, St. Cloud, Rochester and LK/illmar, MN · Milwaukee, Website: www.bonest roo.com To: Kirk McDonald From: Vince Vander Top, Mark Hanson Subject: Safeco Products - LDI Building Our File No. 34-GEN E00-05 Date: April 26, 2000 We have received plans for the proposed improvements for SAFECO Products. The following comments are based on the information submitted. 1. Shingle Creek Watershed is currently considering water quality requirements for the site. · The proposed pond on the north side of the property accounts for the requirements due to the expansion. An acceptable outlet structure shall be required to provide skimming. The proposed guardrail will provide separation from adjacent traffic. · The impervious area south of the building is decreased by the proposed improvements. Landscaping and additional green space will decrease the amount of runoff. The property owner is currently seeking a variance from the Watershed to not construct water quality improvements for this portion of the property. It is recommended that the City and property owner follow the direction of the Watershed. · Sheet 4 of 6 indicates that the West lot will receive a bituminous overlay. If improvements are constructed in this lot, the Watershed and the City should consider additional water quality requirements. If no improvements are constructed, water quality for this area could be constructed with future improvements. · The 4" drain tile discharging to T.H. 169 right-of-way shall be reviewed with Mn/DOT to determine if a permit is required. The proposed pavement section is acceptable as shown. The westerly parking lot does not have concrete curb. If a bituminous overlay is constructed in the west parking lot as proposed, it should be determined if concrete curb is required. The proposed new driveway accesses to Internatio~nal Parkway have been discussed and are in an acceptable location. An 8-inch thick valley gutter with two No. 4 rebars shall be provided at both entrances to maintain drainage. Gutter shall not be integral to concrete apron. An access will be removed from West Research Center Road. 4. No additional water or sanitary sewer service is shown on the plans. If required, new services shall be constructed to the requirements of Public Works. End of comments 2335 ~Test Highway 36. St. Paul, MN 55113 · 651-636-4600. Fax: 651-636-1311 Liberty Diversified Industries 5600 N. Highway 169 · Minneapolis, MN 55428-3096 · (612) 536-6600 · FAX (612) 536-6685 · www. libertydiversified.com Writer's Direct Telephone: 612 536-6636 Fax: 612 536-6694 April 24, 2000 Mr. Eric Thompson Montgomery Watson Suite 555 505 U.S. Highway 169 Minneapolis, MN 55441 Re: Subject: LDI Building Expansion 5600 North Highway 169 New Hope, MN Letter of Construction Liberty Diversified Industries is proposing to expand their facility at the above location. We are not proposing to reconstruct the parking lot west of the building at this time. However, should we decide to reconstruct the parking lot in the future, xve are willing to consider development of a retention pond at the southwest comer of our property. Thank you for your consideration regarding our future plans for our property. Sincerely. David Lenzen - Executive.Vice President c: City of New Hope Kurt McDonald, C.D. Director. Citv of New Hope Mark Hanson. City Engineer. City of New Hope Bonestroo Rosene Anderlik & Associates Engineers & Architects Employer and Employee Owned To: Kirk McDonald, Doug Sandstad From: Vince Vander Top, Mark Hanson Subject: Safeco Products - LDI Building Our File No. 34-GEN E00-05 Date: April 6, 2000 We have reviewed the storm water drainage information for submission to Shingle Creek Watershed. The following comments relate to storm water treatment for the existing parking lot south of the building. This area is termed "Subcatchment #3" in the submittal. The City/Watershed could consider the following options: Allow this area to continue to function as it currently exists. Runoff from the parking would continue to be routed to the channel on the south side of W. Research Center Road. This option is not necessarily consistent with comments provided to other properties adjacent to this channel during past reviews. Typically, the City has required some water quality treatment prior to discharge to the channel. Allowing the existing configuration to continue implicitly indicates that the channel functions as a regional pond in this area. Construct a storm water pond in the SE corner of the site as suggested in the preliminary review of the Watershed Engineer. This would require the reconstruction of the storm sewer on the south side building and significant regrading in the SE comer. Both could be cost and space prohibitive to the applicant; however, this option could still be reviewed. Construct a sediment trap in the SW corner of the site. A sketch of this option is attached. The existing storm sewer would be "day-lighted" with the creation of a shallow trap area. This could allow the collection of sediments prior to discharge to the channel. Construction of the trap would require the relocation of sanitary sewer and water main. The benefits and costs versus the previous option should be compared. Please note that a portion of the sediment trap would be constructed within City ROW. It is recommended that a 10 to I slope be maintained behind the curb for the first 10 feet and 4 to I slope to the NWL. It is recommended that these options be forwarded to the applicant and the watershed for review. Any of the options might be found acceptable depending on the goals and capabilities of the Watershed, City, and applicant. 2335 West Highway 36- St. Paul, MN 55113. 651-636-4600. Fax:651-636-1311 -( m_ z m 1 NORTHWEST ASSOCIATED CONSULTANTS cOml~UNitY PIANNIN;G ' DESigN - I~ARKET RESEARCH PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Kirk McDonald Cynthia Putz-Yang /Alan Brixius April 24, 2000 New Hope - LDI / Safco CUP 131.01 - 00.05 BACKGROUND FLS Properties is proposing to expand their building occupied by LDI/Safco Products at 5600 State Highway 169. Plans were reviewed by the New Hope Design and Review Committee on April 11th, 2000. Comments from that meeting have been integrated into this report. The existing building is 161,602 square feet in size and the proposed addition is 45,853 square feet in size. The property is zoned I-1 and is 10.33 acres in size. The building is used primarily for warehousing and includes some office space. Attached for reference: Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit Exhibit A - Site Location B - Site Survey C - Site Plan D - Parking Plan E - Grading and Utility Plan F - Landscape Plan G - Addition Floor Plan H - Addition Elevations RECOMMENDATION Based upon the review of Zoning Ordinance requirements contained herein, our office recommends approval of site and building plans, a CUP for front yard loading, and a CUP for a required parking reduction subject to the following conditions: 1. The applicant shall submit a narrative explaining trucking hours, volumes, and 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@ WlNTERNET COM routing. 2. The applicant should illustrate the outline of a truck and its turning radius on the parking plan to show whether sufficient space remains within the northwest corner of the site to maneuver trucks with the addition of twelve parking stalls in this area of the site. 3. Storm water ponding plans are subject to review and approval by the Shingle Creek Watershed District. 4. The grading, drainage, and utility plans are subject to City Engineer review and approval. 5. Shrubs on the west side of the west parking lot are located closer to the west property line to avoid the potential of being crushed by snow piles. 6. An elevation of the west building facade should be submitted. 7. The site plan and building elevations must be signed. 8. All rooftop equipment must be painted to match the color of the building. Rooftop equipment and planned screening or painting must be identified on plans. 9. A plan detailing the proposed ESFR sprinkler system must be submitted and is subject to Fire Inspector review and approval. 10. A site plan and details must be submitted illustrating signage that meets the City's Sign Ordinance requirements. 11. In the event that parking demand on the site exceeds the supply of off-street parking space provided, resulting in on-street parking or parking outside of designated on-site parking space, the applicant shall provide additional parking in accordance with the proof of parking plan. ISSUES Applications. Site and Building Review CUP for a front yard loading bay CUP for a required parking reduction Zoning. The property is zoned I-1, Limited Industrial District. Warehouses and offices are permitted uses within this district. 2 Setbacks. The proposed addition and existing building meet all setback requirements. The required setbacks are as follows: 50 feet front yard, 20 feet side yard, and 35 feet rear yard. The proposed setbacks are as follows: 142 feet front yard, 40 feet north side yard, 85 feet south side yard, 123 feet rear yard. Loading. A loading area exists on the west side of the building. An additional loading area is proposed within the front yard of the property. The lot has frontage along three streets; however, the east side of the property is the narrowest side with frontage and is, therefore, considered the front. Approval of a conditional use permit is required to allow a loading area in a front yard. Required Parking. The office portion of the building requires 157 parking stalls and the warehouse portion (existing and proposed) requires 109 stalls. A total of 266 parking stalls is required based on Zoning Ordinance requirements. The applicant has submitted information showing that 185 employees work on-site currently and that number may increase by four after the expansion. Based on this employee information, the applicant is requesting a reduction in required parking. A reduction in required parking is allowed by conditional use permit in New Hope if proof of parking is shown, evidence is provided demonstrating that the parking required for the proposed use will be less than the parking required by Ordinance, and at least half the parking required by Ordinance is provided. Proposed Parking. The site plan illustrates that 205 parking stalls are proposed. Twelve of those stalls will be lost in the future with reconstruction of the west building entrance. The parking plan shows proof of parking to replace those twelve stalls in the northwest corner of the site in the existing loading area. The applicant should illustrate the outline of a truck and its turning radius on the parking plan to show whether sufficient space remains within this area to maneuver trucks with the addition of twelve parking stalls. The parking plan also shows proof of parking for 64 additional stalls on the east side of the building. The proof of parking plan would block approximately half of the proposed east loading doors if implemented. The applicant has explained the proof of parking plan by saying that the amount of shipping done by Safco Products is unique. A different company that may require more parking is likely to do less shipping and have a lesser need for loading area than the current occupant. Staff feels that the proposed parking is sufficient to meet the needs of the building. Traffic Circulation. Detailed information of trucking hours, volumes, and routing must be submitted. The new loading area on the east side of the building will be accessed exclusively from International Parkway. The two driveways along International Parkway are 32 feet wide to allow semi-truck maneuvering. The south and west parking lots are accessed from West Research Center Road. The existing loading area at the northwest corner of the building will continue to bring truck traffic through the west parking lot. Green Space. At least 20 percent of the lot is required to be green area. The applicant 3 is proposing a pervious surface area of 2.08 acres or 20.8 percent of the lot. The pervious surface calculation includes storm water pond area. Screening. Screening is especially important on the east side of the building because loading is occurring here, this is the front side of the lot, and a business across the street faces this direction. The landscape plan shows that 14 green spruce trees will supplement the existing crab trees on the east side of the building. This is a generous number of trees and will provide sufficient screening. The proposed screening does not appear to interfere with sight lines from the driveways because the trees are set back 27 feet from International Parkway, allowing a driver to see traffic before entering the street. The loading area will be screened from the south by 14 green spruce trees that supplement the existing ash, pine, and crabapple trees. Landscaping. Shade trees, ornamental trees, and shrubs are included, in addition to the trees proposed for screening, to enhance the overall appearance of the property. The property will be irrigated. Storm Water Ponding. A storm water pond is proposed in the northeast corner of the property, and a drainage swale is proposed along the northern boundary. A railroad spur will be removed to make room for the pond and swale. The pond and swale will be beneficial for storm water treatment, infiltration, and storage. The City Engineer thinks additional ponding may be needed. If additional ponding area is needed, the southwest corner of the site would be preferable to the southeast corner because the southeast corner provides valuable green space. Final ponding locations and calculations will be based upon the recommendations of the Shingle Creek Watershed District. Snow Storage. Snow storage areas are shown on the site plan. The snow storage areas on the west side of the west parking lot overlap with shrub plantings shown on the landscape plan. Moving the shrubs in this area closer to the west property line would avoid the potential of the shrub branches being broken from snow piles. West Facade Renovation. A renovation of the primary entrance on the west side of the building is planned. The renovation will include a curved glass wall and interior improvements. An elevation of the newwest elevation should be provided. Along with the renovation, an opportunity exists to increase the green space on the property. Parking stalls north and south of the proposed facade improvement are 25 feet deep. Stall depth could be reduced to 19 feet, and up to six feet of landscaping could be added along the west side of the building. Building Design. The existing building has a painted block exterior. The proposed addition will have textured concrete panels that are painted to match the remainder of the building. The concrete panels are seen as an upgrade from the existing materials. All rooftop equipment must be painted to match the color of the building. Rooftop equipment 4 and planned screening or painting muSt be identified on plans. An architect's signature should be provided on the site plan and building elevations. Fire Protection. A fire lane is striped and signed at the fire department water connection point on the south side of the building. The Fire Inspector has requested a sprinkler evaluation from a licensed sprinkler contractor. A plan detailing the proposed ESFR sprinkler system is subject to Fire Inspector review and approval. Signs. The property has three existing signs. The applicant is proposing to remove two signs located along the southern frontage and replace them with a sign at the southwest corner of the property and a sign at the southeast corner of the property. A sign located at the west property line is proposed to remain. The Zoning Ordinance allows one freestanding sign per property in the I-1 District. The sign may not exceed 100 square feet in area or 30 feet in height. The site plan should be revised to illustrate one sign on the property and a detail of that sign must be submitted. The sign must be set back a minimum of 10 feet from the nearest lot line. If the sign is located on a corner, it cannot be within 20 feet of the corner. The 20 feet is in the form of a triangle with two sides formed by the property lines and the third side formed by a straight line connecting the two 20 foot points on each side of the corner. The location of the proposed sign in the southeast corner of the property is not acceptable. The triangle must be formed from the property lines, not the curb. Lighting. A 250 watt downtight is proposed over each of the four pedestrian doors on the proposed addition. Refuse. A trash compactor is proposed on the north side of the existing building. 5 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 00-08 David Lenzen 4/7/00 6/6/00 8/5/00 FLS Propedies MN General Padnerships 9300 West Research Center Road New Hope 536-6363 Frank Zelley Ryan Companies US, Inc. 700 International Centre 900 2® Ave S, Mpls 55402 612-336-1200 Ao B. C. D. Eo Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application. Assign each application a number. List the Applicant (name, address and phone). List the date the City received the application. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. To calculate the 60-day limit, include all calendar days. To calculate the 120-day limit, include all calendar days. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G must come before the date in Boxes E and F.) List the deadline under any extension or waiver. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.) List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before the time limit expires. Memorandum To: From: Date: Subject: Planning Commission Members Kirk McDonald, Director of Community Development April 28, 2000 Miscellaneous Issues NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with additional detail on CounciI/EDA/HRA actions. It is not required reading and is optional information provided for your review, at your discretion. 1. April 10 Council/EDA Meetinqs - At the April 10 Council/EDA meetings, the Council/EDA took action on the following planning/development/housing issues: A. Project #660, Resolution Awardin.q Contract for Pile Drivinq at 8808 41st Avenue: Approved, see attached Council request. B. Discussion Reqardin.q Request for Financial Assistance for Potential Apartment Rehabilitation Project at 4110 and 4120 Nevada Avenue and 7200 41st Avenue: The EDA directed staff to meet with property owner to discuss potential project. 2. April 24 Council Meetinq - At the April 24 Council meeting, the Council took action on the following planning/development/housing issues: A. Project #612, Resolution Awardinq Contract for Landscapin.q at 5629 Wisconsin Avenue: .Approved, see attached Council request. B. Project #678, Resolution Approvin.q Purchase of 4864 Flaq Avenue: Approved, see attached Council request. C. Proiect #665, Resolution Authorizinq Contamination Investiqation and RAP Development Grant Application to the Department of Trade and Economic Development for the City-Owned Properties at 7500, 7516, and 7528 42"d Avenue: Approved, see attached Council request. D. Project #673, Approval of Concept Plan for Liberty Park Play Area Improvements: Concept plans approved. E. Approval of Quotes Submitted for Resurfacinq of Tennis Courts at Hidden Valley and Lions Parks - $10,798: Approved, quote awarded to Recreational Surfacers in the amount of $10,798. F. Discussion on 2000 Backyard Draina.qe Improvement; Motion Authorizinq the Preparation of Plans and Specifications: Authorization granted to prepare plans and specifications for a project in the vicinity of 47th and Gettysburg Avenues. Codes & Standards Committee - Codes & Standards did not meet. Desi.qn & Review Committee - Design & Review met on April 13 on the two city projects and Liberty Diversified Industries and on April 20 with SuperAmerica. 5 Comprehensive Plan Update Committee - The Committee did not meet in April. Staff received ~,_ the Plymouth Comprehensive Plan, submitted it to City consultants for review and responded to Plymouth. See attached comments/correspondence. 6. Zoninq Code Update Committee - The Committee's next meeting is scheduled for May 4. 7. Proiect Bulletins - Enclosed for your information are project bulletins on 6003 West Broadway, 1999 Infrastructure Project, 8808 41st Avenue, and letter to Northwood Lake neighbors. 8. Miscellaneous Issues: A. City staff continued to work on the following potential developments: 1) KFC at Winnetka Center 2) Identification Services purchase of city property at 9200 49th Avenue 3) No further action on Navarre, A.C. Carlson, or 36th & Winnetka site 9. Miscellaneous Articles - The March issue of Zoning News and excerpts from Zoning Bulletin are enclosed for your information. Attachments: 8808 41st Avenue Apartment Rehabilitation Project at 41 St/Nevada Avenues 5629 Wisconsin - landscaping 4864 Flag Avenue - purchase 7500-7528 42® Avenue - contamination investigation Liberty Park improvements Hidden Valley and Lions Parks 2000 Backyard Drainage Project Plymouth Comprehensive Plan Information Project Bulletins Miscellaneous Articles COUNCIL REQUEST FOR ACTION Originating Department Community Development Bv: Sue Henry. Approved for Agenda April 10, 2000 Agenda Section Consent Item No. 6.5 RESOLUTION AWARDING CONTRACT FOR PILE DRIVING AT 8808 41" AVENUE NORTH (IMPROVEMENT PROJECT NO. 660) REQUESTED ACTION Staff is requesting the Council pass a resolution awarding the piling contract for 8808 41't Avenue North to Atlas Foundation Co. in the amount of $21,100. BACKGROUND The next step in the development of the vacant lot at 8808 41" Avenue North involves the installation of piles upon which the home will be constructed. Installation of these plies ~s required of the City under its Development Contract w~th Twin Cities Habitat for Humanity, and must be completed before the C~ty can transfer the property. City staff requested bids from four pile driving contractors and one b~d came into city offices from Atlas Foundation Co. in the amount of $21,100. Atlas Foundation Co. is one of the two mare players in pile installation business and a reputable firm according to Bonestroo Engineer Jerry Pertzsch The pde layout and specifications were designed by Perzsch, and approved by Habitat's consulting engineering firm. Barr Engineering Prmr to installation of the piles, trenCh excavabon wilt take place In addition, Hyland Survey will stake the property for the piie locations. Aisc, prior to installation of the piles. Atlas wdl pedorm a structural survey of adjacent properties and seismograph recordings, or vibration monitonng, which ~s figured ~nto tine b~d. Once the pilings have been installed, the City will transfer the lot to Habitat. and construction can beg~n It ~s anticipated the closing w~ll take place m~d to late May as Habitat w~snes to begin building the home as soon as possible FUNDING Twin Cibes Habitat for Humanity will reimburse the C~ty for installation of the foundation piles w~th their HOME dollars J ATTACHMENTS · Site Map · Resolution · Atlas Pile Bid · Pile Layout and Specifications Survey MOTION BY TO: SECOND BY i F ormsxRec~ueslForAct~on doc CITY OF' NEW PRE-PILING Excavation Area HOPE I0.0 C..0 3o -c" 1-4.0 PROPOSED RESIDEN£: 22'-0" 22'-0" 14.0 - - 76.07d I ////// ////// 41ST AVENUE LOT 5. BLOCK 3. BARRETT'S TERRACE EDA REQUEST FOR ACTION Originating Department Approved for Agenda Agenda Section CommuniW Development April 10, 2000 EDA Item No. By: Kirk McDonald By: DISCUSSION REGARDING REQUEST FOR FINANCIAL ASSISTANCE FOR POTENTIAL APARTMENT REHABILITATION PROJECT AT 4110 AND 4120 NEVADA AVENUE NORTH AND 7200 41sT AVENUE NORTH ACTION REQUESTED City staff have received the enclosed correspondence from the owner of the three apartment buildings located at 4110 and 4120 Nevada Avenue North and 7200 41'~ Avenue North, requesting consideration of financial assistance to make improvements to the buildings utilizing the City's Apartment Rehabilitation Loan Program. Staff requests to discuss this request with the EDA and get direction on how to proceed. POLICY/PAST PRACTICE In 1993, the EDA established a loan program directed at maintaining multi-family rental housing. The program is directed at those properties with the greatest need, and basic ~mprovements such as roof/window replacement, heating, siding, and mechanical repairs carry a higher funding priority, as opposed to amenities. Financing is provided by the EDA in the form of a Iow interest loan to leverage private funds and a 50/50 match of funds is normally required for eligible projects. One project has been completed under this program; m 1994-95, the 48 unit (4-12 unit buildings), at New Hope Apartments were renovated. The EDA has declined to participate on several other requests due to the type of improvements requested, or due to the condition of the property. The Commumty Development Department recently made a shor~ ~resentation on this program to the Apartment Managers Coalition ~n an effort to "get the word out" to New Hope property owners/managers, and this inquiry is in response to that mformat~on. BACKGROUND This request is from Scott Cooper, Flag Builders, Inc., who owns the three 12-unit apartment buildings located west of New Hope Bowl and south of the Mobile station. He ~ndicates that all three buildings need new siding, window trim, soffit and fascia work. He has also indicated that the roof on the garage building needs replacement. Cooper has indicated that he l has reviewed the guidelines established for the program, and does not see any issues that would complicate the matter. He estimates the project cost at $100,000. City records indicate that the buildings were constructed in 1962. and each have an estimated market value of $299.000. The Building Official and General Inspector have rewewed th~s request, and are in agreement that the buildings are in need of some improvements and feel they would be a good property for the City's rehab program, because they are visible from 42"0 Avenue. MOTION BY SECOND BY TO: Request For Action Page 2 If the EDA is generally supportive of pursuing this request, staff recommends that the EDA authorize staff to meet~'~h the property owner and discuss the project and rehab program gUidelines/requirements in more detail. If the applican~ ..nd City staff are in agreement on general details after an initial meeting, staff would recommend that applicant submit the appropriate financial information which could be analyzed (by an independent consultant at the applicant's expense) to determine the ability to repay the loan. Staff would update the EDA as these activities take place and present all agreements to the EDA for final approval before the project initiation. Scott Cooper of Flag Builders, Inc., has been awarded contracts by the City in the past for rehabilitation projects on single family homes. FUNDING In the past, the Apartment Rehabilitation Loan Program has been funded with the EDA fund, and the Finance Director has indicated that there is a sufficient balance in the fund to allow the EDA to participate in this project, if the EDA so desires. ATTACHMENTS · Applicant correspondence · Maps · Apartment Loan Program Guidelines Flag Builders, Inc. March 30, 2000 Mr. Kirk McDonald City of New Hope 4401 Xylon Ave N New Hope, MN 55428-4898 Subject: Apartment Rehab Funds Dear Kirk, I appreciate the information you sent me. We have three apartment buildings totaling 36 apartments. The addresses are 4110 8:4120 Nevada Ave N and 7200 - 41 ~ Ave N. All three buildings need new siding, window trim, soffit and fascia work. Also the roof on the garage building needs replacement. The siding we put on the building several years ago turned out to be defective, so it has deteriorated badly. We are interested in the apartment loan program. In reading over the material, I don't see any issues that will complicate the matter. I anticipate the project running $90,000 - $100,000. Please let me know what we need to do next. If you have any questions, please contact me at my office 540-9404, or mv cell number 369-1567. Thank you. Sincerely Scott Cooper Representative of the Dr. Ir¥ing Herman Trust 715 Florida Avenue South * Suite i00 · Golden Valley, Minnesota 55426 * (612) 540-9404 * FAX 540-9407 4424 ii ~,~ .. ~ ~., FRED i , : ...... i .,_ · ~.o ~~ ~ .~ , ' i,' ........! "' ~ ......... i... ! ~o .-- ,I. Jr~lJ ,,~vr. N : ',,, . .,/.~ ' ,~ .......... · ---', : ~eU ' 7140 i _ i --i ) ; ......z~.. ....... ~/_..L . . : ' I ............. "' ............. r ,- - .......... i '~ ...... ~ 7401: ! D : R : . "~ ' "' ,- ' ;' ......... , .......... "I' "'"": " ............. ' ..... L ....... _.' ' ; .-- : ; ........ i .... 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NaRTH / o ,,* · 37.$ X X ~7.~ X ~07.0 X90~.4 X 9~? 5 COUNCIL REQUF T FOR ACTION originating Depa~Unent Approved for Agenda Agenda SecUon Community Development Consent Susan Henry j~,~4-24-00 Item No. B~,: Community Development Specia st By:. 6.7 RESOLUTION AWARDING CONTRACT FOR LANDSCAPING AT 5629 WISCONSIN AVENUE NORTH (IMPROVEMENT PROJECT #612) REQUESTED ACTION Staff requests Council approval of the quote submitted by Fair's Nursery to complete the landscaping work at 5629 Wisconsin Avenue North. Fair's Nursery bid for the landscaping work is $4,277. POLICY/PAST PRACTICE When a property is developed by the City, the project includes landscaping. The home was sold in~ January to a famity with the purchase agreement stating the City will complete the landscaping in the spnng. BACKGROUND Tine City constructed a home at 5629 Wisconsin and closed on the sale to the Susan Hogland on January 21, 2000. Landscaping in accordance with the Landscaping Plan was the responsibility of the O~ty. Because of the winter conditions, the landscaping could not be installed, and $9,000 was escrowed to ensure the landscaping would be completed. The Landscaping Plan and Specifications were completed by the City Forester. City staff obtained quotes for the landscaping, with Fair's Nursery coming in as the Iow bid, in the amount of $4,277. The City received a total of four b~ds for the landscaping project as follows: Contractor Quote Fair's Nursery S4.277.00 J's Lawn & Landscape, Inc $4.610.30 Funfar Landscaping S5.890.00 Allen Property Services, Inc. S6,910.95 Tine estimated cost for the landscaping was S5.705.00, so the Iow bid is substantially lower than the estimated cost. MOTION BY SECOND BY TO: RFA-O01 ~ Request for Action Page 2 4-24-00 ~_.'~'attached resolution awards the landscaping contract to Fair's Nursery, who will install trees, shrubs, sod, etc., on the property at 5629 Wisconsin by May 31, according to the contract. Completion of the landscaping will satisfy the escrow requirements and will allow the return of the $9,000 to the City. FUNDING Landscaping is paid for with proceeds from the sale of the home. ATTACHMENTS Resolution Landscaping Plan, Schedule, and Specifications Fair's Nursery Landscaping Bid SF.C .~. 75.00 !~ - $i~e Plan cessible Ho:~e / ~MKL I I. 7:.'00 $ ° ' 7" 0055 W -I _ANT SCHEDULE FOR 5629 WISCONSIN AVENUE NORTH Qnt. "~-~Key Common Name Botanical Name 2 RO Red Oak Quercus Rubra 1 BHS Black Hills Spruce Picea glauca 2 PSC Pink Spires Crab Malus 'Pink Spires' 2 DSA Degroots Spire Thuja occidentalis Arborvitae 'Degroots Spire' 1 GD Gray Dogwood Cornus racemosa 1 PJMR PJM Rhododendron 2 GFS Gold Flame Spirea 2 SJ Scandia Juniper 12 AC Alpine Currant 9 MKL Miss Klm Lilac Rhododendron 'P.J.M.' Spirea x bumalda 'Goldflame' Juniperus sabina 'Scandia' Ribes alpmum Syriinga velutina 'Miss Klm' 16 HL Hosta Lilies 5 AA Aphrodite Astible Hosta var, Astilbe 'Simlicfolia 'Aphrodite' Size 2" B&B 6' B&B 1N B&B 5' B&B 1Y=" B&B #2 cont. #2 cont. #5 cont. #5 cont. #5 cont. #1 cont. #1 cont, Est. Cost $30O $250 $250 $200 $25O $35 $35' $35 $35 $35 $15 $15 Esr. Tot. Cost $600 $250 $500 $4O0 $250 $35 $70 $7O $420 $315 $240 $75 760 sq. yd, (est.) Sod Hardscape items: 100 lineal ft. (est.) 4 cu. yards Plastic edging wood chip mulch $3 Subtotal $2O Estimated total $2280 $55O5 $100 $100 $5705 COUNC/~L REQ T FOR ACTION Originating Depaztnaent Approved for Agenda Agenda SecUon Community Development /,"'-")/ Consent Susan Henry?~ 4-24-00 Item No. BY:Community Development Special st By:. 6.8 RESOLUTION APPROVING PURCHASE OF 4864 FLAG AVENUE NORTH (IMPROVEMENT PROJECT #678) ACTION REQUESTED Staff is requesting the Council approve the resolution approving the purchase of the vacant lot located at 4864 Flag Avenue North for a scattered site housing project. PAST POLICY/PRACTICE After the Council authorizes staff to negotiate on the basis of an appraisal, staff meets with the property owner. If the property owner and the City come to agreement, a purchase agreement is drawn and presented to the Council for approval. BACKGROUND On February 28, the Council authorized staff to negotiate the purchase of the property located at 4864 Flag Avenue North. City staff has reached an agreement w~th the owners, Melvin and Edith Schorepfer, to purchase the vacant lot at 4864 Flag Avenue for S16,000. The purchase price is based on a February 2000 appraisal of $16,000. The appraisal took into accounl the lots' soil conditions. The property has soil problems and will require the installation of pilings similar to those being constructed at 8808 41s: Avenue North. The cost for piling installation depends upon the home's new footprint, but is estimated at S20.000-S25.000 The lot measures 11,250 square feet and ~s zoned s~nc]te family. The property is surrounded by single family to the east, west, and south; industrial and park p~'operty is situated to the north. Staff recommends the City move forward w~th a Commumtv Housing Development Organization (CHDO) proiect on the site, given the fact there are available Collar~ and there is a need for housing opportunities for first-time home buyers. The City could utilize the 5629 W~sconsin Avenue North plan, which is a three bedroom slab on grade accessible home of 1500 sctuare feet with an attached garage. Another option is not build an accessible home this time. Staff w~II bring development options with budgets to a future meeting for further discussion. MOTION BY SECOND TO: RFA-O01 Request for Action Page 2 4-24-00 F~.~DI NG Community Development Block Grant /CDBG) funds are available and eligible to use on the subject prope~¥ for the acquisition and site preparation costs. The 6-city CHDO funds are available for development and second mortgage costs. New construction costs are paid for primarily from the proceeds from the sate of the home. ATTACHMENTS · Resolution · Purchase Agreement NEW HOPE ATHLETIC ~',, "., ,~ ~ ! :: FIELD .............. ................................. N .... ~;~: ~. ~7. .':;':~' ~';L.Z '~ .... ; ..... ..... -' : ....... 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T~ .. 7~ ~ / ; ' ' ' ~ ............ i ............ t ....... '- - "' t : "~ ' ' ~ , '4716 , ...... .- : · ~ · " '. , ' .- ....... .4717, ..... . ........... , ~ . , - . e.~ .- ~.'.; : ~ ; -,~ . ; -,~ ~,~z~ , 471/~ ~i~ 'L~ .......... . .... -. ' ' ..................... ~ ..... ~ ' ~ '1~ ~ ~ ' '"' 'l COUNCIL REQUEST FOR ACTION Originating Department Approved for Agenda Agenda Section Community Development /~~ April 24, 2000 Consent Item No. Kirk McDonald, Director B?': and Phil Kern Bx-: 6.10 RESOLUTION AUTHORIZING CONTAMINATID//N INVESTIGATION AND RAP DEVELOPMENT GRANT APPLICATION TO THE DEPARTMENT OF TRADE AND ECONOMIC DEVELOPMENT FOR THE CITY-OWNED PROPERTIES AT 7500-28 42N~ AVENUE (IMP. PROJECT #665). ACTION REQUESTED Staff ~s requesting that the City Council pass a resolution authorizing an application to the Contamination Investigation Program with the Department of Trade and Economic Development (DTED). The grant funds would be used to complete tne contamination investigation process with respect to the City-owned parcels at 7500-28 42nC Avenue. POLICY/PAST PRACTICE The Council, ~n the past, has formally authorized staff to apply for redevelopment grants. This will be the first application to the Contamination Investigation Grant Program with DTED BACKGROUND The C~ty first learned about groundwater and soil pollution at 7516 42nc Avenue in 1984. Since that time, the City has accu~red tn~s parcel from Electronic Industries, as we!l as the surrounding properties, 7500 and 7528 42'~¢ Avenue. The purpose for this acquisition was to expedite the clean up of the contamination on site and market the properties for commerc~ai redevelopment. At the t~me the contamination was discovered in 1984. Eiectromc Industnes (El) was identified as the responsible party for the contamination by the MPCA. With this designation. El became legally responsible for the investigation and clean-up of ',necontam~nants By tine early1990s, theMPCAand Et formed an agreement called the Response Action Plan (RAP) :'~a: ~oent~fles the stages and timeline for the s~te clean_up Tins RAP calls for the site to be gradually cleaned overa20-30 ,ear process The C~ty aceu~red the last of the three parcels (7500 42": Avenue) ~n August 1999 in order to gain control of the properties. expedite the clean-up, and commercially redevelop the s~tes In September 1999, staff attended a meeting with a representative from El andCragueBigelow, thepro!ec!managerw~,,ntneMPCA. Both the MPCA and EI stated that the contam~nat~on was concentrated on the 7516 and 7500 42. : Avenue properties. The City then presented the idea of app;?ng for a contamination clean-up grant to get the s~te cieaneC up as soon as possible, and it was received w~th *n!erest by the MPCA and El. The City proceeded to Ue?n tr~e process of applying for the clean-up grant. (cont'd) XIt:FIOX BY SECO*'D BY TO I:RFA\Planmng~Q_lp665_2.doc REQUEST FOR ACTION Page 2 April 24, 2000 On February 14, the City Council approved a proposal from Northern Environmental in the amount of S12.300 to deve~Oa revised RAP and assist with the preparation of the clean-up grant application. With approval of that request, staff began coordinating with Northern Environmental on the application, and the City sought development proposals for the site. In late March, Doug Bergstrom from Northern Environmental met again with Crague Bigelow, MPCA, to review the City's ideas for cleaning up the site as soon as possible. At that time, Bigelow informed him that the site is still in the investigation phase, a big surprise for staff. Bigelow said El and the MPCA are still working to determine the extent of the pollution and what areas of the site need remediation. With the removal of the Ardel building from the site, the MPCA stated the contaminants will be easier to investigate and remediate.. The investigation is also focusing on areas east of the railroad tracks. (See the attached letter from Northern Environmental). With the site still in the investigation stages, it is not eligible for the DTED Clean-up Grant Program. With this new information, staff feels the City should apply for a Contamination Investigation Grant with DTED and contract for a full-scale site investigation. Therefore, funding from the grant would be used to complete the investigation stages and allow the City to pursue the Clean-up Grant again during the next funding cycle in November 2000. Northern Environmental is in the process of developing an acbon plan for the investigation of the site, and staff is preparing the application to be submitted on April 28, 2000, with approval from the City Council. The cost to prepare the grant application for the Contamination Investigation Program will be significantly less than previously approved funding for the clean-up grant Northern Environmental has quoted a cost of $3,500 to assist with preparation of the application. This cost will e~tner be covered by the grant or or by 42"d Avenue TIF funds and will contribute to the local match if grant funding ~s approved FUNDING The grant requires matching funds to cover 25% of the ~nvest~gat~on costs. Staff will be meeting with Electronic Industries on April 25 and will request that they be responsible for the matching funds. It is expected that the investigation will cost around S50,000, in which case El would be responsible for Sl2,500 ~n matching funds. If El does not agree to fund the entire amount of the matching funds, staff wilt return to the Council for direction before accepting any grant funds from DTED ATTACHMENTS · Resolution · Contamination Investigation Grant Summary · 3'30/00 Letter from Northern Environmental · Proposal from Northern Environmental to assist w:tr' grant preparation COUNCIL REQUEST FOR ACTION Originating Department Approved for Agenda Agenda Section Parks & Recreation //~ April 24, 2000 Consent Item No. By: Shari French By: 6.1 1 APPROVAL OF CONCEPT PLAN FOR EIBERTY PARK PLAY AREA IMPROVEMENTS (IMPROVEMENT PROJECT NO. 673) REQUESTED ACTION Staff is recommending that Council approve the attached concept plan for Liberty Park (60th & Gettysburg) play area ~mprovements. This plan includes the following changes from the current playground: · New and expanded equipment for the 5-12 play area (larger play area). The existing swings will be moved, and the pole height reduced to 10 feet. · A new play area for children age 2-5 (smaller play area) · Improved handicap access to play areas and equipment · Removal of the existing retaining wall and regradmg of the play area and adjacent slopes · Additional picnic tables and benches · An accessible drinking fountain · Additional trees to shade the new play area BACKGROUND The ex~st~ng play equipment at this park was ~nstalled m 1984 Many new standards for such equipment have been instituted s~nce that t~me. The existing play e~u~pment ~s not accessible and the wood eqmpment is sphntermg The neighborhood was Inwted to meet with staff and consultants m February to brainstorm about needed improvements and th~s concept includes their ideas. They have also rewewed tins concept and have expressed their approval of ~t Ifth~s concept ~s approved, the next steps will include · May 22 - Approval of plans and specs · June 6 - Open bids · June 12 - Award contract · August 1 - Construction begins FUNDING Park 2000 CIP contains $130,000 for the project MOTION BY SECOND BY TO: I:RFA\P&R\Park$\Q-concept for Liberty Park Eclu,p #673 JBonestroo Rosene ,~ Anderlik & Associates Engineers & Architects Employer and Employee Owned MEMORANDUM To: From: City Council Members Sherri Buss,Vince Vander Top Subject: Liberty Park Playground Improvements Our File No. 34-00-113 Date: April 19, 2000 We have been working with City Staff and neighborhood residents to develop a plan to update the playground equipment and related amenities at Liberty Park. Copies of the Concept Plat, and views of the preferred equipment are attached. The Concept Plan The concept plan includes the following changes from the current playground: New and expanded equipment for the 5-I2 play area (larger play area). The existing swings will be moved, and the pole height reduced to 10 feet. · A nexv play area for children age 2-5 tsmaller pla.',' area) · Improved handicap access to pla.,.' areas and equipment · Removal of the existing retaining wall and regrading of the pla3 area and adjacent slopes · Additional picnic tables and benches · An accessible drinking fountain ,, Additional trees to shade the new play area 2335 West Highway 36- St. Paul. MN 55113, 651-636-4600, Fax: 651-636-1311 Project Process :~_City and Bonestroo staff met with park neighbors and users on February 17. Neighbors discussed park issues and needs, and identified a "wish list" o£ desired playground equi?ment for the park. After this meeting, staff worked with playground vendors to identify equipment options ti:at would meet the needs and desires of park users, and fit the budget for the pro)eot. Ti~e equipment designs attached to this memo ,,','ere provided by a playground equipment vendo:'. Staff also developed the concept plan and grading plan for the site. Copies of the playground equipment design ,,','ere mailed to neighbors that attended the Februt~.rv 17 meeting. Their comments about the design were very positive. Next Steps Staff are requesting approval of the Concept Plan at the April 24 Council meeting. If the plan is approved, next steps include the following: May 22 - Approval of plans and specs June 6 - Open bids June 12 - Award contract August 1 - Construction begins We will provide additional information about project budget and costs at the April 24 meeting. Our cost estimates to date indicate that the concept plan is within the budget identified for the project ($130,000). z o COUNCIL REQUEST FOR ACTION Originating Department Approved for Agenda Agenda Sectmn Parks & Recreation ~ April 24, 2000 Consent / Item No. / By: Shari French By: ~/J, 6.12 / APPROVAL OF QUOTES SUBMITTED FOR RESURFACING OF TENNIS COURTS AT HIDDEN VALLEY ~AND LIONS PARKS - $10,798.00 REQUESTED ACTION Staff is recommending that the Council award tenms court resurfacing at Lions and Hidden Parks to the lowest bidder, Recreational Surfacers for a total cost of $10.798 00 BACKGROUND !The City has seventeen lighted tennis courts Peaod~cally these courts are in need of maintenance that must be contracted out, as City staff is not in the posmon to perform these tasks. The resurfacing of the courts is needed every 3-5 years, depending on age and soil conditions. Both sets of courts were resurfaced in 1995. H~dden Valley and Lions.parks' tennis courts are the only sets of courts in the City that have not been completely rebuilt ~n the past five years. These courts are approximately 30 years of age They are in need of rebuilding but with funding levels not sufficient to allow that, resurfac~ng ~s recommended ~n 2000 to keep the courts as safely playable as poss,ble 9~ven the current conditions. Originally ~t was expected that the Hidden Valley courts could last another couple of years without resurfacag until fund~nc allows a complete rebuild, but it became apparent tms sprmg that ~t ~s not possible to wait. These courts have deter~orate~ a'. a faster rate that originally expected due to many factors. ~nclud~ng age as well as use of roller blades and ~n hne skates on these courts. (Th~s usage is not allowed by ordinance out continues to occur despite efforts to curb ~t.) FUNDING The 2000 Park CIP budget contains $10.000 for th~s program Another $10.000 was camed over from the 1999 ParkCIP for court resurfac~ng, so there is at total of S20 000 for tn~s work ATTACHMENTS B~cs from the four vendors are attached, in surnmar-y ney are Recreational Surfacers: $10.798. Dermco-Lawne S11.688:McBroomConstruction: $12,320. Tenn~sWest S1,~440 MOTION BY SECOND BY TO: h RFA\P&R\Parks\Q-tennis resurfacing 2000 Or, mating Depa, ~,,,ent Approved for Agenda Agenda Secuon Public Works 4-24-2000 Development & Planning / Item No. ]By: Guy Johnson E~. 8.1 / / DISCUSSION ON 2000 BACKYARD DRAINAGE IMPROVEMENT; MOTION AUTHORIZING THE PREPARATION OF PLANS AND SPECIFICATIONS REQUESTED ACTION Staff requests the opportunity to discuss recommendations on a proposed 2000 backyard drainage project. Staff is recommending that Council pass a motion authorizing plans and specifications be prepared, if Council is agreeable with the proposed project. POLICY/PAST PRACTICE The City has completed many backyard drainage projects in five of the last nine years; 1991, 1993, 1995, 1997 and 1999. The policy has been to instruct the residents to submit a written request that City staff review their backyard drainage issues and help determine a solution. If the recommendation by staff is the installation of storm sewer, the residents are informed that all affected property owners must agree to the proposed improvement and grant the necessary utility easements at no cost to the City. The residents are also informed that the project will only be considered if funding is available in the Storm Water Utility Fund BACKGROUND There is one backyard drainage issue that has been rewewed by the City Engineer and staff that is proposed as a possible project for this year It ~s ~n the vicinity of 47'h Avenue and Gettysburg Avenue Ms. Hansen, Of 4692 Gettysburg, requested that C~ty staff rewew her drainage issues ~n June of 1999 Staff recommends installing a catch basin and shot1 section of new storm sewer pipe to the south from an existing storm sewer pipe in 47'h Avenue. ~f necessary easements are obtained. FUNDING The C~ty Engineer estimates cost at approximately $10.000 00 Funds have been budgeted in the Storm Water Utihty Fund 2000 operating budget ~n the amount of $50,000. ATTACHMENTS A memorandum and a drawing of the proposed location are attached. MOTION ~/' S F_.C ON~ TO: I R g A~Pubwork s\686 R ackyar~Dr ali~2000 O0 ~.. Z 4401 Xylon Avenue North New Hope, Minnesota'55428-4898 ww~.ci, new-hope, mn. us City Hall: 763-531-5100 City Hall Fax: Police: 763-531-5170 Police Fax: Public Works: 763-533-4823 Public Works Fax: TDD: 763-531-5109 763-531-5136 763-5~-5174 763 ~7650 April 11, 2000 Anne W. Hurlburt Community Development Director City of Plymouth 3400 Plymouth Boulevard Plymouth, MN 55447-1482 RE: Plymouth Comprehensive Plan Dear Ms. Hurlburt: Enclosed are comments from New Hope's review of Plymouth's Comprehensive Plan. The Plan was forwarded to the City's engineering and planning consultants for review, and the attached comments reflect their observations on behalf of the City of New Hope. If you have any questions or comments, please contact Kirk McDonald at 531-5119 or myself at 531-5196. Sincerely, Phil Kern Administrative Assistant Kirk McDonald Director of Community Development Enc: Memorandum from City Engineer Memorandum from Planning Consultant Cc: Planning Case File #99-16 Family Styled City ~ For Family Living NORTHWEST ASSOCIATED CONSULTANTS COM HUNITY PLANNING MEMORANDUM -Via Fax Transmission DESIGN MARKEt RESEARCH TO: FROM: DATE: RE: FILE NO: Kirk McDonald Cindy Sherman /Alan Brixius April 3, 2000 New Hope - Plymouth Comprehensive Plan Review 131.00 - 99.05 BACKGROUND New Hope and the City of Plymouth share a common boundary that is U.S. Highway 169. As required, Plymouth has forwarded its Comprehensive Plan to adjoining communities for review and comment. In reviewing of the Plymouth plan from New Hope's perspective, issues related to growth, transportation and economic development were identified as having potential impacts on New Hope. Plymouth is proposing to implement regional policy with regard to MUSA expansion, housing and economic development. The Comprehensive Plan envisions expanding the Metropolitan Urban Service Area in a portion of northwest Plymouth with growth staged through 2020. GROWTH FORECASTS Plymouth has provided forecasts for growth over the next 20 years as shown in the following table. Plymouth Demographic Forecasts Population Households Employment 1999 Estimate 62,549 24,775 48,866 2020 64,720 28,705 62,266 Forecast U Itl mate 73,390 32,773 62,444 Forecast 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I 5 PHONE ~ I ;::'-595-963~ FAX 6 I 2-595-9837 The 2020 forecasts are based upon only a portion of northwest Plymouth being included in the 2020 MUSA. The "ultimate" forecasts are based on a complete urban expansion analysis completed in 1998. LAND USE There no significant land use changes adjacent to Highway 169 proposed in the Plymouth plan. Vacant parcels will be developed with uses similar to adjacent parcels and should not directly impact land use in New Hope. TRANSPORTATION Plymouth's population, household and employment expansion will impact transportation systems shared with New Hope. Freeway systems such as 1-494, 1-694 and Highway 169 will face increased commuter traffic demands and greater congestion. Commuters avoiding freeway congestion and meter ramp delays will shift to local streets as alternative travel routes. Continued growth in the northwest suburbs will likely result in increased traffic on New Hope's local, arterial and collector streets (i.e., Bass Lake Road, Winnetka Avenue, Rockford Road, and Boone Avenue). There is vacant land at the intersections of Highway 169 with Bass Lake Road, Rockford Road and the north side of Highway 55. The areas are identified for commercial or commercial office uses. There is also an area south of Highway 55 and the intersection with Highway 169 that is planned for mixed residential uses in the 6-12 units per acre range. This additional development will translate into an increase in trips. Through the approval process of the Plymouth plan, the Metropolitan Council, MnDOT, and Hennepin County must be cognizant of the regional transportation demands that will be produced by Plymouth's growth. Particular attention must be given to the traffic impact on the older established communities that adjoin Plymouth, and their limited physical and financial ability to accommodate street expansions that will be needed to respond to increases in local traffic. ECONOMIC DEVELOPMENT Plymouth's commercial growth will influence the retail market environment in the northwest Metropolitan Area. This must be considered in New Hope's marketing and redevelopment of its local commercial areas. 2 CONCLUSION The amount and rate of growth occurring in Plymouth will have an impact on New Hope with regard to traffic and future economic development efforts. New Hope should forward its comments and concerns to the Metropolitan Council and inquire as to the strategies that may be implemented that will serve to mitigate the traffic concerns of the community. Bonestroo Rosene Anclerlik & Associates Engineers & Architects MEMO Prlnclplli: RoeeK G. Susan M. Astoglal Richard Michael OfflteJ= TO: FROM: DATE: SUBJECT: Kirk McDonald Vince Vander Top / Mark Hanson March 28, 2000 Plymouth ComPrehensive Plan Review Two specific areas, Trail SYstems and Storm Water Management, of the Comprehensive Plan will require continued coordination between the cities of plymouth and New Hope. Existing and proposed U'ail systems are discussed mainly in Section 8, Parks, Trails, Open Space and Recreation Plan. Trail connection points withadjac~t communities are shown in Figure 8-10 on Page 8-49. For the most part, trails in New Hope are accurately reflected. However, it is r~commended that New Hope forward a copy of the most recent proposed trail system map produced as part of the Park Trails Condition Evaluation (City Project No. 6333. It is also recommended that the cities continue to discuss the nature of the trail crossings across T.H. 169, This includes potential pedestrian bridge crossing at 36th Avenue. Storm Water Manage, mcnt Storm water flows into New Hope from Plymouth (and vice versa): in several locations. In Northeast Plymouth, storm water crosses T.H. 169 as Pa~t of the Shinglc Creek watershed system. It is recommended that the rate and quality of runoff from new development in this mca be limited to predcvelopment conditions. These same comments apply to the New Hope Subwatershed in Plymouth. Approximately 67 acres contribute runoff to the DNR wetland west of 49m Avenue lighted ballfields. The proposed improvements at the Brandell property and Collisys may address some water quality requirements for this area. It is recommended that 2335 1~Vest Highway 36 · St. Paul, MN 5SI13 · 6SI-636-4600 · Fax: 651-636-1311 Plymouth continue water quality/quantity improvements in this subwatershcd with (re)development. Perhaps the most important ama for Plymouth to continue to construct and manage water quality improvements from New Hope's perspective is in the North Branch (of Bassett Creek) subwatershed. This subwatershed of approxi~telY 780 acres contributes storm water runoff directly to Northwood Lake. This lake has experienced an increase in the frequency of alga~ blooms which may be, in part, due to increa~ phosphorus loadings. It is important for Plymouth 'to reduce phosphorus loadings in the system ~s New. Hope h~s limited treatment capabilities immediately upstream of thc lakc. The cities of New Hope and Plymouth do not currently share interconncctions in t. hc water supply or sanitary sewer systems. An emergency interconnection for water could be considered. · plymouth and New Hope have previously discussed the location of the City border. THI69 should be either all in plymouth or all in New Hope. This could be revisited. · Signals were recently constructed at 49t~ Ave. (Schmidt Lake Road)/T.H. 169 and on the east side of Medicine Lake Road and T.H. 169. Page 7-29 of the Comp Plan shows a potential signal on the west (Plymouth) side of T.H. 169. End of memo PROJECT BULLETIN Project #668 6003 WEST BROADWAY Overview In March 2000, the City of New Hope purchased the property at 6003 West Broadway from a willing seller. The City purchased the property with the intent to demolish and/or remove the existing home and garage and construct a new single family home on the property under the scattered site housing program. In addition, the City will also work with the adjacent condominium association to resolve drainage issues. Construction Schedule This spring, in preparation for removal of the home, a number of activities at the property will occur, including disconnecting utilities and cutting the sewer and water to the site. Once these activities are completed, the City will remove and/or demolish the existing structures on the site. Once the site is cleared, the City will construct a new home. The new home design has not yet been determined. The home will be sold to a qualifying, first-time home buyer. City staff will send out project bulletins throughout the demolition/construction process to update the neighborhood. Site Upkeep The site will be maintained by the City and mowed on a weekly basis during the summer months. If you see suspicious activity on the site, please call the New Hope Police Department at 763-531-5170 and report it. City Contacts If you have questions or concerns, please call Susan Henry, Development Specialist, at 763-531-5137, or Kirk McDonald, Development Director, at 763-531-5119. Community Community The City appreciates the cooperation of all businesses and residents in the area that may be impacted by the construction during this project. Thank you for your cooperation. 4/5/00 PROJECT BULLETIN CiTY OF NEW HOpE PROJECT BULLETIN #6 1999 INFRASTRUCTURE IMPROVEMENT PROJECT City Project No. 648 Introduction The intent of this project bulletin is to update residents on the status of the 1999 Infrastructure Improvement Project. The project will be completed later this year. Thank you for your patience and cooperation during this project. Upcoming work The contractor has indicated that they will be in the area soon to start raising the man holes. They will also be doing some minor corrections and addressing punch list items. All of this work is being done in preparation for the placement of the wear course on the streets. The wear course, the final layer of asphalt, will be placed on the streets early this summer. This has been an early and unusually dry spring. Residents are encouraged to water the new sod placed during this project on a regular basis. The contractor is responsible for the new sod for the first 60 growing days. Since the sod was placed last fall, these 60 growing days (as defined by MN Dot standards) will expire June 1, 2000. Anything that you, as property owners, can do to help with the establishment of this sod will ensure healthy looking lawns in the future. When mowing becomes necessary, the cutting height of the lawn mower should be raised for the first few cuttings. Once the sod has been inspected and accepted by the City, it will be the homeowner's responsibility to continue the care and maintenance of the sod that was placed as part of this project. Contact Persons If you have questions or concerns about the street and utility improvement project, please direct your calls to Vince VanderTop, Project Engineer, at (651)604-4790 or Tom Schuster, Contract Manager, at (763)533-4823, ext. 13. City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Phone: 531-5100 Projects\648\PB#6 4-17-00 April 17, 2000 4401 Xylon Avenue North New Hope. Minnesota 55428-4898 www. ci. new-hope, rnn. us City Hall: 763-531-5100 City Ha//Fax: Police: 763-531-5170 Police Fax: Public Works: 763-533-4823 Put~lic Works Fax: TDD: 763-531-5109 April 4, 2000 Subject: Algae on Northwood Lake Dear Northwood Lake Area Resident: During the summer of 1999, the surface of Northwood Lake became covered with large floating mats of filamentous algae. Aquatic experts have explained to the City Council and to City staff that the algae bloom can be attributed to many factors. The lake is in a very large drainage area. Large portions of Plymouth as well as New Hope drain into the lake. The water entering the lake carries with it a wide variety of sediments and contaminants, not the least of which is phosphorus, a nutrient that is known to promote the growth of algae in lakes. Phosphorus is a naturally occurring element found in all green plants. Grass clippings and leafs that wash into the lake add to the phosphorus level in the lake. In addition, any phosphorus containing fertilizer that lands on hard surfaces such as driveways, sidewalks, and streets during application will eventually wash into the lake. Weather also plays a role in the condition of the lake's water. The fall of 1998 was very warm. The warm weather extended into December. The spring of 1999 brought a lot of rain. This combination of extended fall and a wet spnng combined to favor the growth of the algae. Filamentous algae forms on the bottom of the lake. Like all green plants, as the algae photosynthesizes, it gives off oxygen. The oxygen forms bubbles that get trapped in the thick mats causing them to float to the surface. The mats remain on the surface for several weeks until they reach the end of their life cycle, and eventually break up and once again sink to the bottom of the lake. Once they sink they start to decompose and redeposit phosporus on the lake bottom. You may recall that the fall of 1999 was once again unusually warm. Daytime temperatures in the 40s extended into the second week ~n December. These weather conditions, added to the large amount of phosphorus laden sediment on the lake's bottom have City staff concerned that the algae problem may reoccur this year. The City Council and City staff have met w~th aquatic specialists to discuss treatment options to deal with the anticipated algae problem this year. There are many options available for dealing with filamentous algae. These range form mechanical harvesting, to chemical treatment, to allowing nature to take its course. The costs can vary from nothing for the do-nothing approach, to several thousand for mechanical harvesting. None of these options guarantees that the algae will not reappear when the treatment is completed, and some of these treatment options can be detrimental to the wildlife in the lake. Family Styled City .. ,: ~: 1, ~,.~ For Family Living ,,; Project #660 Bulletin #2 8808 41st Avenue North - Habitat for Humanity New Construction Update The City will be overseeing the installation of pilings on the property at 8808 41st Avenue North within the next couple of weeks. Pilings are steel pipes drilled into the ground to support the home. In preparation for the installation of pilings, excavation will take place around April 27. The installation of the pilings will take place the following week, approximately May 1. It is estimated the piling installation project will take 2 to 3 days. The contractor, Atlas Foundation, will conduct vibration monitoring. This is a common practice for pile driving. The City will be in contact with the adjacent property owners when an actual pile driving start date has been established. Overview The City has been working with the Twin Cities Habitat for Humanity organization for the past year and a half about a potential project site in New Hope. The vacant lot at 8808 41st Avenue North of 9,500 square feet was chosen most appropriate and the City purchased the property from a willing seller. On December 13, 1999, a public hearing was held on the sale of the property to Habitat for Humanity as well as the development agreement for the new home. According to the development agreement, Habitat for Humanity will construct a single family home of 1.300 square feet with three-bedrooms and an attached garage of 440 square feet. The lot's soil issues will be remedied with pilings. Once the pilings are installed, the City will sell the lot to Habitat and new construction will begin. It is anticipated construction crews will begin work on the new home in mid to late May. Construction Hours Construction may occur between the hours of 7:00 a.m. and 9:00 p.m., Monday through Friday, and 9:00 a.m. and 7:00 p.m. on Saturday. All work, including mobilization of equipment, will take place during these t~me per,ods. Site Contact Persons If you have questions or concerns, please call Susan Henry, Community Development Specialist, at 763-531-5137, or K~rk M:Donald. D~rector of Community Development, at 763-531-5119. The Habitat for Human~t.v contact person for the project is Ryan Karis, Land Development Manager, at 612-331-4090 ext. 612. The City of New Hope and Habitat for Humanity appreciate the cooperation of all residents in the area that may be ~mpacted by the construction process. Thank you. City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 4/25/O( MARCH 2000 AMERICAN PLANNING ASSOCIATION The Purpose of Purpose Statements in Zoning Ordinances By Paul Wack, AICP Purpose Statements Matter in Zoning Historically, "purposes in view" statements have been integral to most state zoning enabling acts in calling for zoning regulations to be "in accordance with a comprehensive plan," "to lessen congestion in the streets," and "provide adequate light and air," among other provisions, in order to "promote health and the general welfare." (Edward M. Bassett. 1974. Zoning: The Laws, Administration, and Court Decisions During the First Twenty-Five Years. New York: Arno Press, p. 52.) This issue of Zoning News will demonstrate how purpose statements can provide guidance in the drafting of zoning ordi- nances and development codes to ensure that the intent of every provision is clearly understood by the preparers and stakeholders of the document. When a question arises about the proposal ora zoning district, a development standard, or review procedure, the applicable purpose statements should assist in providing the answer. In zoning ordinances, purpose statements can address problems of ambiguity that generate conflicts in interpreting the scope of allowable uses, intent of a development standard, or procedural permit requirement. Well-crafted purpose statements can also aid in court interpretation of state and local legislative intent, building case law to protect community safety and welfare through the police powers. (Bassett, p.' 52). Hierarchy of Purpose Statements Whether general or specific, purpose statements provide the connection that integrates the major components of a zoning ordinance to enhance internal consistency within the document. Purpose statements can also be designed to bridge community plan policy to a specific land-use request. The relationship between community plan policy and implementation through zoning regulation is becoming increasingly important in many communities in response to the growing cumulative impacts of urban development. Zoning ordinances are challenged to govern more today than originalk. intended in the 1920s. Such a trend requires a closer connection between zoning ordinances and community plans in order to address complex development issues adequately. Exhibit A presents a set of statements that have been trar~slated from the goals, objectives, and policies of a community plan into a collective purpose that represents the overall intent of the zoning document and sets the tone for understanding the context of the specific provisions of the ordinance. Increasingly, contemporary zoning ordinances and development codes are grouping zoning districts to encourage fbwer individual districts and enhance the usability of the ordinance. The interplay of general and specific p[~rpose statements for a group of zoning districts is demonstrated by EXHIBIT A Purpose of Zoning Ordinance (in general) This zoning ordinance carries out the policies of the general plan by classifying and regulating the uses of land and structures within the city. This zoning ordinance is adopted to protect and promote the public health, safety, comfort, convenience, prospemv, and general welfare of residents and businesses in the city. Additional purposes of this zoning ordinance are to: ,, Implement the goals, objectives, policies, and programs of the general plan, and to manage future growth and development in accordance with that plan; ,~ Provide standards for the orderly growth and development of the city that will ma main the community's rural/non-urban charac- teristics in appropriate locations; * Require high-quality planning and design for development that enhances the visual character of the city, avoids conflicts be- tween land uses, and preserves the scenic qualities of the city; ~. Conserve and protect the natural resources of the city, its natural beauty, and significant environmental amenities; ~. Create a comprehensive and stable pattern of land uses upon which to plan transportation, water supply, sewerage, and other public facilities and utilities; and Provide regulations for the subdivision of land in compliance with the Subdivision Map Act, Title 7, Section 4, Division 2 of the California Government Code. (Note: This statement is an ex- ample of a development code in California that combines zomng, design guidelines, and subdivision regulations within one document, i %lodll'lecJ t}'orn the C~ty ot Murr/eta, Cahtbrnia, Development Code, adopted DecernOer 1997 exhibits B and C. The general purpose statements apply to all residential zoning districts. With the context provided by the general residential zone purpose statements, each district can be defined by a purpose statement tailored to reflect specific intent, reasoning for establishment, allowable range of uses in terms of density and categou., and special standards designed to encourage the desired character of development. The list of allowable land uses in many conventional zoning ordinances is legendary, for both length a~d contradiction. Recognizing that not every, conceivable allowable use can be listed, contempora ,ry zoning ordinances and development codes are increasingly incorporating flexibility through the provision of a "similar-use determination," as illustrated by Exhibit D. A key standard is the determination that "the prol~osed use shall meet the stated purpose and general intent of the district in which the use is proposed to be located." This provision, although encouraging zoning flexibility, is dependent upon the crafting of clear and creative purpose statements that also protect the integrity, of the overall zoning ordinance. Historically, conventional zoning ordinances have been weak in providing effective purpose statements that define both the intent and context of development standards, including EXHIBIT B Purpose of Residential Zoning Districts (in General) The purpose of this chapter is to achieve the following: -.. Reserve the neighborhood areas for residential living v,,ith a broad range of dwelling unit densities li.e, iow-density estate, single-family detached and attached, multi-family, and housing for special needsi consistent with the general plan and appropri- ate standards of public health, safety and welfare, and aesthetics: ~. Ensure adequate light, air, privacy, and open space for each dwelling; -.. Minimize traffic congestion and avoid the overloading of public services and utilities; ~. Protect residential neighborhoods from excessive noise, illumi- nation, unsightliness, odor, smoke, and other obiectionabie influences; ,~- Facilitate the provision of public improvements commensurate with anticipated increase in population, dwelling unit densities, and service requirements; ~ Provide lands to accommodate housing units which meet the diverse economic and social needs of the residents; locating development to achieve the following: · ~- Retain the scale and character of existing residential neighbor- hoods: · :. Facilitatetheupgradeofdecliningandmixed-densitvresidential neighborhoods; and ,:. Allow expansion into vacant and Iow-intens~tv use of lands within infrastructure and environmental constraints. Modified r?om the City of 5an Bernardino, California. Development Code adopted lune 1991 EXHIBIT D Similar Uses Permitted Purpose Statement When a use is not specifically listed in this zoning ordinance, shall be understood that the use may be allowed if it is determined by the planning director that the use is similar to other use~ hsted It is lurther recognized that every concep, ahte use cann(~l identilied in this zoning ordinance, and anticlpahng that npv, u,,e'~ ;','ill evolve over time, this section establishes the ehrector ~ auth()r- fly to compare a proposed use and measure il a~alnsl thrift, in the zoning ordinance for determining similarlt~ In determining s~milarit;, the director shah make ail ol tim i.li~. lng findings: · :- The proposed uses shall meet the intent of, and be ~th, the goals, objectives, and policies of the genera[ imm · :. The proposed use shall meet the stated purpose and genera[ intent of the district in which the use is proposed to bn i.c at~,d · :- The proposed use shall not adversely impact the pubh~ sa(et;, and general welfare of the city's residents; and · :- The proposed use shall share characteristics common ;~ not be of greater intensity, density, or generate more en~ mental impact, than those uses listed in the land-use d~'.trl( t which it ts to be located. December 1997 EXHIBIT C Purpose Statements for Specific Residential Zoning Districts This chapter provides regulations applicable to development and new land uses in the residential zoning districts established by this zoning ordinance. The purposes of the indMdual residential zon- ing districts and the manner in which the; are applied are as follows: · RR (Residential Rurah District. The RR zoning district identifies areas intended for Iow-densib,'. large-lot single-fami[; uses ~ ithin a rural atmosphere, and may include the keeping of horses and other livestock in conjunction with the main residential use. Agricultural uses are allowable especially for buffering smaller lot smgie-famil; designations. The allowable density range is from O.1 to O 4 dwelling units per acre, with a minimum parcel size of 2.5 acres The RR zoning district is consistent with the rural residential land- use designation of the general plan; ,, RS- I (Residential Single-family~ Distrtct. The RS- ] zoning district is applied to parcels appropriate for single-famil; subdivisions with a uniform lot pattern possessing a minimum parcel s~ze of 7,200 square feet. The allowable densit~ range is from 2.1 to 5 units per acre, with a target density of 3.5 units per acre. Cluster developments with $,O00-square-foot m~nimum parcels are allowable within a master plan overlay designation, with the provision of significant open space, recreational, andor other public amenities. The RS-1 zoning district is consistent ~',ith the Single-Family 1, Residential, and Master Plan Overla; land-use designations of the general plan; · :. M-2 (ResidentialMulti-famil? District. The RM-2 zoning district is applied to parcels appropriate for high-density muhi-famil; development in which attached dwelling units may be air-space condominiums or rented as apartments under single ownership. Senior housing, congregate care, or group facilities are allowed with commonly maintained recreational facilities and reqmred open space. The allowable density range ~s from 15. ] t() 18 umt* per acre, with a target density of 16 units per acre. Development s~tes shall range m size from 5 to 15 acres. The gM-2 zoning rh',trict is consistent with the muit~-famil~ 2 resMential land-use designation of the general plan. landscaping, off-street parking and loading, noncon(ornfitic~, and signs. Sign standards are one of the most contentious issues in zoning regulation. A well-crafted purpose statement can assist in communiD' understanding of the need and int¢nt of regulating signs, as outlined in Exhibit E. Although a well designed purpose statement may not reduce the political rancor associated with signs, it can provide valuable clarity in defining communiU' preference and aid in judicial determination of thc legal adequacy of sign ordinances. Zoning ordinances not only address land-usc and dcvclopment standards, but may also define a range of permit review procedures. A proposed land use may be permitted by Paul Wack is a Principal of Jacobson c'~ lt'Swk, a planning consultanr firm specializing in the preparatw~i of zoning ordinances, subdivision regulations, and development codes, bh. is aho an Assistant Professor in the Cio/and Regional Planning Department at Cal Poly, San Luis Obispo. EXHIBIT E Development Standards: Purpose Statement for Sign Regulations The purpose of this chapter is to provide minimum standards to safeguard life. health~ property and public welfare, and to preserve the character of the city by regulating the size, height, design~ qualit,. of materials, construction, Iocation, lighting, and maintenance of signs and sign structures not enclosed within a building~ and to accomplish the following: · Provide a reasonable and comprehensive system of sign con- trois to ensure the development of a high-quality environment ~ Encourage a desirable city character v,,ith a minimum of clutter. while recognizing the need for signs as a major form of commu- nication; ~. Provide for fair and equal treatment of all sign users: .~- Encourage signs that are '.yell designed and pleasing in appear- ance bv providing incentive and latitude for varlet,., good design relationship, spacing, and location; · . Provide for maximum public convenience by propedv directing people to various activities; and · :. Promote public safety by providing that off cial traffic regulation devices be easily visible and free from nearby visual obstruc- tions, including blinking signs, excessive number of signs, or signs resembling official traffic signs~ Alodll}ed t~om the C~r ol',%lurrleta, Calilbrma, Development Code. acJ~;i;teU D~,cemDer 1997 right, require some form of mid-level discretionary review (i.e., development plan), or need major evaluation as a'conditional use permit. A purpose statement should clarify that a proposed land use requiring a conditional use permit will not compromise the integrirv of the respective zoning district, as illustrated by Exhibit F.' A major issue in reviewing a conditional use permit request is the compatibility of the proposed land use with both existing and future adjacent land uses allowed in the zoning district. The assessment of a conditional use permit is guided by the intent of the purpose statement and the requirements ~f the review process. For example, the approval ora conditional use permit normally requires the adoption ora set of findings contained in a report prepared by the planning staff. As demonstrated by Exhibit G, the ~ndings provide a wide range of considerations that are intended to support the decision of a review authority to either approve or deny a conditional use request. A well-prepared staff report is not only helpful to decision makers by clearh, defining a proposed lar~d use and related impacts on the communiw, but it can also address potential impacts on thc community with appropriate mitigation measures to ensure that the desired compatibility ora conditional usc is achieved. The general and specific purpose statements related to the zoning ordinance combined with an applicable zoning district and related development standards, and an appropriate review process can collectively provide the documentation that supports a staff recommend;tion for either approval or denial ora proposed conditional use. Conclusion The potential for this overlooked zoning tool is significant. Clearly, most traditional zoning ordinances are not adequate to address the scale and complexity of the development confronting EXHIBIT F Purpose Statement for Conditional Use Permits The purpose of this chapter is to provide a process for reviewing condihonal use permit applications which are intended to allow the establishment of uses that have a special impact, uniqueness, or effect on the neighborhood surrounding the subiect site. The permit application process allows for the review of the location and design of the proposed use, configuration of improvements, potennal impacts on the surrounding neighborhood, and to ensure that development in each zoning district protects the integrity of that d~strict. % h ;dtl~t'd from the CIty ol Murneta. Cahtbrma, Development Code adopted D~'( ember 1 Oil2 EXHIBIT G Findings for Supporting a Decision on a Conditional Use Permit Application Following a hearing, the commission shall record the decision in wrmng and shall recite the findings upon which the decision is based. The commission may approve and/or modifv a conditional use permit application in whole or in part. with conditions, onb., if all of the following findings are made: ~ The proposed use is conditionally permitted ,.~.ithin, and would not ~mpair the integrity and character of, the intended purpose of the subject zoning district and complies with all of the applicable provisions of this ordinance; ~. The proposed use is consistent with the general plan: + The approval of the conditional use permit for the proposed use is .n compliance with the requirements of the California Environ- mental Quality Act ~CEQA): ~. There will be no potential significant negative effects upon environmental quality and natural resources that could not be properiv mitigated and monitored; ,, Thn design, location, size, and operating characteristics of the proposed use are compatible wnh the existing and future land uses within the general area in v,,hich the proposed use is to be located and '.',,ill not create s~gnificant noise, traffic, or other conditions or situations that ma,., be objectionable or detrimental to other permitted uses in the vicinity or adverse to the public interest, health, safety, convenience, or welfare of the citv; -.- The subiect site is phvsicalb/suitable for the type and densit',/ ~ntensit~ of use being proposed: and · :- There are adequate provisions for public access, water, samta- hon, and public uti[ides and services to ensure that the proposed use would not be detrimental to public health and safetv. '~lochued t~'om the City ot'Xlurrteta. Calitbrma, Development Code. adopted December 1997 man), communities. Alternatives to current land-use regulatory, practices are receiving increased interest through smart growth and smart development initiatives. A recent Planning Advisoty Service report, The Principles of Smart Development, Number 479, 1998, argues that current zoning ordinances need evaluation to "clearly identify whether obstacles to smart development are procedural~ matters of substance, or simply a matter of providing clarity as to intent." The report contains a number of strategies, solutions, and sample zoning ordinance provisions to implement smart development, including purpose statements. Purpose statements are not only an important component of a zoning ordinance designed to promote consistency with the ,caxrn, muniry plan, but they may also enhance internal Sistency within a zoning ordinance to promote sound land- use decisions. NEWS BRIEFS The Big Apple Gets a Little Smaller ~y joseph Bornstein For the first time since 1961, sweeping changes have been proposed for the zoning code of New York Cit)'. The Unified Bulk Program looks to end the incentive bonuses that have caused the "tower-in-the-park" swle of development throughout the cig~. Exempt from the changes in the zoning ordinance would be the business districts of Manhattan, Brooklyn, and a nexv high-rise development area in the Long Island City neighborhood of Queens. The Unified Bulk Program would limit building height based on existing neighborhood uses, permitting only structures smaller than those that currently exist. For residential districts, factors such as street line continuity are to be maintained, while using public plazas as a development bonus tool will be phased out in all areas except for those residential zones with the highest densities. Even in these areas, however, any tower-in-the-park structure will subject to far more stringent regulations than at present. The aim is to simplify the permitted structures, with only one or two zoning envelopes for each district, instead of the larger number of rules now in place. Regulations on split lots would also be simplified and tightened to keep nonconforming zoning uses from spilling over into areas designated for a different zoning purpose, l_ot mergers would be discouraged by setting a standard of at least 33 percent lot coverage bv any structure, ensuring that large parcels are nor acquired by developers who in turn use only a small portion of thc lot Gr the building. Together with the elimination of plaza bonuses, a single set of density controls, and the lot revisions, the passing oi-thc resolution would prevent New York from growing any taller during the present building boom. The planning commission hopes the resolution can take effect by June. According to 77,c ~5~'w }brk Times, a controversial proposal submitted by rca[ estate mogul Donald Trump for a 70-story, 800-fi)ot residential tower next to the United Nations building would bc limited 495 feet--five feet shorter than its distinctive would-he neighbor. "Our goal is to establish reasonable paramctcr~ new development, including height limits, that will give communities, developers, and regulators a clear sense or' wh,lt and what is not allowed in each zoning district," saw Ncx~ City Planning Commissioner Joseph B. Rose in a recent pfc,, release. "We will close loopholes that have produced building, far taller and larger than was intended when the resolution was adopted." Zoning Medicinal Marijuana, California Style By Jerome C/eland In 1997, when Californians overwhelmingly approved Proposition 215. allowing the use of medical marijuana. municipal planners were called upon to re,,ulate,,, a use that had previously been left to other authorities. Rising to the challenge, the Cin' ~)f San Jose passed a first-of-its-kind zoning ordinance regulating medical marijuana dispensaries in a manner similar to other commercial uses. "We thought we should give a good faith effort to fulfill the will of the voters," says Carl Mitchell of the San Jose City Attorney's Office. "And one of the stated purposes of the proposition was to implement a plan that enabled the distribution of marijuana for humanitarian purposes." Such a plan would involve the city planning department, city attorney's office, cit-3.' police department, and the approval of thc San Jose City Council. Among the requirements set out by the adopted ordinance makes dispensaries maintain a 500-foot distance from schools, day care centers, and churches, and a 1 distance from private homes. Other requirements include strict record keeping on patients, age restrictions, packaging of marijuana, hours of operation, and the amount that can bc sold to a single patient. The planning director would also bc responsible for a "finding of facts" study to monitor whcti~er such dispensaries would lead to crime or become a detriment to the neighborhood. One of the more problematic issues with the ordinance is thc requirement that the dispensaries grow the marijuana on site. The ordinance originally required a special use permit and thc consent of the properD' owner. City administrators realized that many property owners would be reluctant to give such consent, so they loosened the requirement, which now includes an administration permit and no signature front the property owner. But even if dispensaries do get a permit, growing the required amount of marijuana on site to meet the demand poses a challenge, and transporting marijuana in from outside of the facility is out of the question. "The proposition legalized the use and cultivation of medical marijuana. It did not legalize the transportation of marijuana," says Mitchell. The now-closed Santa Clara County Medical Marijuana Dispensary had approximately 120 clients who were allowed to purchase up mariiuana per week. If all patients requested thc maximt~m allotment, the dispensary would have to grow more than seven pounds of marijuana per week. Thus far, one dispensary has been closed for violating thc ordinance and another for failing to meet thc requirenx, nt~ ot Proposition 215. The former was too close to an elementary school, a church, and a residential dwelling. (kirrcntlv, there are no applications submitted (or mcdi~al marijuana dispensaries in San Jose. Page 2 --- April I0, 2¢XX) z.n. Condilio~ ~se-- City council denies permit for outdoor storage UTAtl (2/25/00) -- Ralph L. Wadsworth Conslruction Inc. wanted to build a warehouse and office building on five acres of land. it also planned to store heavy conslruction equipment, such as Irucks and tractors, on the prop- erly. The properly was zoned lo permit light manufacturing and conslruc- lion services. West Jordan City zoning ordinances defined open storage its a condilional use that required West Jordan Planning and Zoning Commission approval. Wadsworth applied to the commission fi~r a condilional use permit to store heavy conslruclJon equipment on Ihe property. The commission then held a meeling to consider the condilional use applicatiou. At Ihc meeling, an employee of neighboring Dannon Foods expressed con~ cern open storage on Wadsworth's properly "would induce rodent traffic." Other neighbors expressed concern over possible dusl problems associated with open storage. The commission voted to poslpone its decision pending further investiga- linn. The commission also told ils staff to explore Ihe various issues surronnd- lng Wadsworth's conditional use application. A monlh laler, the commission's slaff issued Iwo reports of their findings. One report recommended the denial of Ihe application, while lhe olher recom- mended approval of the application. The commission met again lo reconsider Wadsworth's conditional use tip- plicalJon. After public commenl anti review of lite staff reports, the commis- sion denied Wadsworth's application. Wadsworth appealed to the city. The city told Wadsworlh to submit its appeal lo Ihe Wcsl Jordan City Council. Wadsworlh objected to submilting its application lo the council, arguing the Board of Adjustment should hear Ihe appeal. The council held a meeting and again reviewed the slaff reports. They also heard further public comment. Al the end of the meeting, the council voted lo uphold the commission's denial of the application. Wadsworth sued. it asked Ihe courl to order the Board of Adjustment to hear ils appeal and direct the city to grant it a conditional use permit. Bolh parties asked for judgment without a trial. The court ruled in favor of the city, finding lhe council did not act arbi- trarily or illegally in denying the conditional use permit. Wadsworth appealed, again arguing the council's decision was illegal and arbitrary. West Jordan City ordinances provided any person, organization, col l~}ration, or governmental unit had the right to appeal to the City Council con- ditional permitting decisions. Wadsworlh argued the ordinances were invalid when they were enacted because municipalities could not designate a legisla- tive body, like the council, to hear zoning appeals. DECISION: Affirmed in part, and reversed in part. Z,B. April 10, 2000 -- Page 3 Although the council could hear lhe appeal, the evidence did not support ils decision. Under the state conditional use law in effect at Ibc time of WadswoHh's appeal, the city clearly had the authority to designate a legislative body lo hear zoning appeals. However, oily ordinances permilted outdoor slorage in Ihe prope~y's zone if the storage was located behind lhe l~ont and side street building line, was screened by an adequate l~nce, and was not a nuisance. The council made no finding Ihal Wadsworlh was unable or unwilling Io comply wilh these condi- lions. The council stated il denied Wadswo~h's application because of lhe city's significant investment in bringing Danmm lo the cily, ouldoor slorage might be a nuisance to neighbors, the majorily of the parcel would be ouldoor stor- age, and outdoor storage was not harmonious to the goals of the cily. In denying Ihe application, the council relied on adverse public comment. Il made no invesligalions on ils own. Also, other propeHies in the area had outdoor storage. Ullimalely, the slated reasons for Ihe council's decision were not adequalcly supporlcd. Cilalion: Ralph L. ~d.~'n'orlh ('Oll~lt't~'liotl [tlC. v. We.vi Jordan City, Court c~' Aplwals ~' Ulah, No. 990467~ ( ~ (2000). xee a/so.' Wihh, ~ Wihh,, 969 P2d 43,~' (199,~). xt'e tll.vo: Davis CottlltV ~t ('lcatfichl ('ltV, 756 P2d 704 (198,~). Conditional use ~ Area residents testify against proposed quarry WISCONSIN (3/2/00) -.- Ilcrfel owucd land zoned exclusively fi~r agricul- tural use. tte used il for crops and pasture. The land was divided by a state highway and was bordered by other agricultural property, residential properly, and a strip of land zoned residential and commercial. A creek ran through the property and flowed into a local river. Payne & Dolan Inc. wanted to begin quarrying for sand and gravel on Herfel's property. They proposed extracting Ihe gravel by dragline equipment. This method of extraction involved crashing, screening, and washing pm~ cesses, but no blasting or drilling, under Payne & Dolan's proposal, mining would not occur within any floodplain area, within I(X) feet of the properly borders, or within 500 feet of Ihe creek. Also, earlhe'n berms would be built to screen the mining pits from public view. The proposed 75-acre quarry would exlracl aboul 3(X),(XX) Ions of material each year until 2022. it would operate belween 8 a.m. and 6 p.m. on weekdays, wilh trucks averaging between 160 and 250 hauling Irips per day. A 150-foot acceleration lane and another 150q'ool turning lane on lite state highway would facilitate the addilioual traffic. g.u. March 25, 2000 -- Page 7 health, safety, and welfare concerns. The city claimed it was concerned with maintaining the residential character of the neighborhood, a balanced mix of uses in the city, and a Iow level of traffic and noise in the area. DECISION: Affirmed. The new zoning classification did not substantially advance a legitimate health, safety, and welfare concern of the city. Consequently, the zoning ordi- nance was unconstitutional. The ordinance did not advance the city's interest in maintaining the resi- dential nature of the neighborhood. The predominant use of neighboring prop- erty was commercial. There were two shopping centers, a Best Buy, a Budgetel Molel, and a Bob Evans restaurant adjacent to the property. Approximately 750,000 square feet of retail space was located in the vicinity of the property. The ordinance was also unnecessary to maintaining a balanced mix of uses in the city and decreasing traffic congestion. Since the area contained both residential and commercial properties, there was already a balanced mix of uses in the city. Decreasing traffic was not a legitimate governmental concern. Witnesses testified the increase in traffic would not be severe. Also, the current driveway configurations for Ihe businesses were poorly designed safety hazards. Shemo proposed to widen and replace the current driveway at his expense and install a traffic light. Finally, the property was not suitable for residential use because of the interstate and high-tension lines. Witnesses pointed out the property was the only local site surrounded by high-tension lines, two-family zoning, and retail uses. One witness testified the high-intensity lights along the interstate were so bright he was able to read a newspaper at 10:30 p.m. The easement, the irregu- lar shape, small size, and grading of the property (which was even with the highway) all contributed to the parcel's lack of residential suitability. Citation: Shemo v, Mayfield Heights, Supreme Court of Ohio, No. 98-2054 (2000). see also: Central Motors Corporation v. Pepper Pike, 653 N.E. 2d 639 (1995). see also: Columbia Oldsmobile Inc. v. Montgomery, 564 N.E. 2d 455 (1990). Conditional use -- Neighbors want group home to leave PENNSYLVANIA (2/22/00) -- Light of Life Ministries Inc. was a nonprofit organization that provided shelter, food, clothing, and basic medical care to emotionally and sociologically disabled individuals and substance abusers. Light of Life provided these services on a 322-acre tract of land. Two hun- dred sixty acres were located in Cross Creek Township. Light of Life acquired the property from Serenity Farms inc., another nonprofit organization that pro- vided shelter for similarly handicapped individuals. Serenity Farms had owned the property and provided similar services since the 1960s. . In 1980, the township enacted a zoning ordinance that classified the prop- .~' as agricultural. At the time, Serenity Farms was allowed to continue op- erations as a conditional use group home. Page 8 -- March 25, 2000 g.n. After buying the property, Light of Life continued operations as a group home uuder the conditional use without objection from either the township or its residents. When Light of Life began making improvements to the property, a group of Cross Creek residents petitioned the township board of supervisors to close down the facility. Following a hearing, the township told Light of Life to discontinue its use of the property. Light of Life appealed to the township's zoning hearing board, which denied the appeal. Light of Life sued. The court issued an order allowing Light of Life to continue operations at its present level, but prohibiting new construction or expansion pending a hearing by the zoning board or the supervisors on the merits. Light of Life then applied to the supervisors for an expansion of its conditional use in order to accommodate up to 160 clients and staff over the next l0 to 15 years. After public hearings, the supervisors granted the conditional use ap- plication. However, the supervisors imposed numerous conditions and restrictions on the conditional use, despite their conclusion the application satisfied the zoning ordinance and would not adversely affect the township or its residents. Light of Life sued again, challenging the validity of five of the conditions and asserting the conditions constituted illegal discrimination. The court affirmed the conditional use and reversed four conditions. How- ever, the court upheld the condition limiting the number of clients Light of Life could shelter. Light of Life and the township appealed, and the court reversed the lower court's decision allowing the conditional use. Light of Life appealed. DECISION: Reversed and returned to the lower court. Light of Life was entitled lo its conditional use. Zoning ordinances should be construed to allow the broadest possible use of land. The lower court based its decision on the fact the zoning ordinance only used the singular form of dwelling. It also looked at the definitions for single family and farm dwellings in reaching its decision. In addition to defining farm dwellings and single family dwellings, the zoning ordinance explicitly defined group homes or institutional residences as approved conditional uses. Also, the plain language of the ordinance stated the "singular number shall include the plural, and the plural the singular." The lower court looked at the definitions of olher dwellings when Ihose lerms did not appear in the definition of residence or group home. Group homes were clearly conditional uses separate and distinct from Ihe other five types of dwellings defined in the ordinance. Citation: Light of Lift, Ministries Inc. ~t Cro.~'s Creek Towm'hip, Supreme Court of Pennsyh'ania, Nos. 5 $VD. Appeal Docket 1999, 6 W.D. Appeal Docket 1999, 7 SED. Appeal Docket 1999, and 8 W.I). Appeal Docket 1999 (2000). see also: Upi,er Sa!Ibrd Town,hiI, v. Collins, 669 A. 2d 335 (I 995).