040798 Planning AGENDA
PLANNING COMMISSION MEETING OF APRIL 7, 1998
CITY OF NEW HOPE, MINNESOTA
· 7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. CONSENT ITEMS
4. PUBLIC HEARINGS
* 4.1 Case 98-02 Request for Consideration of a Zoning Text Amendment, Conditional Use
Permit, and Site/Building Plan Review Approval to Allow A Commercial Day
Care in a B-4 Zoning District, 9440 36th Avenue North, Bright Start Children's
Center, Petitioner
* 4.2 Case 98-03 Request for Comprehensive Sign Plan and Variances to the Sign Code, 4301-
4471 Winnetka Avenue North, Winnetka Mall/Robert Rappaport, Petitioners
* 4.3 Case 98-04 Request for Site/Building Plan Review Approval for Building Addition, Variance
to the Front Yard Setback Requirement, and Comprehensive Sign Plan
Approval, 8201 54"~ Avenue North, CNH Architects and The Northwestern
Mutual Life Insurance Company, Petitioner
* 4.4 Case 98-05 Request for Site/Building Plan Review Approval for Building Expansion, 3940
Quebec Avenue North, Paddock Laboratories/Bruce Paddock and SKD
Architects, Petitioners
4.5 Case 97-27 Consideration of Ordinance No. 98-05, An Ordinance Amending the New Hope
Zoning Code by Modifying the Regulations Applicable to Accessory Buildings
and Garages in Residential Districts, City of New Hope, Petitioner - TO BE
TABLED
5. COMMITTEE REPORTS
5.1 Report of Design & Review Committee - Next Meeting: May 14 at 8 a.m.
5.2 Report of Codes & Standards Committee - Next Meeting: April 22 at 7 a.m.
5.3 Report of Comprehensive Plan Update Committee - Next Meeting to be scheduled
6. OLD BUSINESS
6.1 Miscellaneous Issues
7. NEW BUSINESS
7.1 Review/Approval of Planning Commission Minutes of March 2, 1998.
7.2 Review of City Council Minutes of February 23 and March 9, 1998.
8. ANNOUNCEMENTS
9. ADJOURNMENT
*Petitioners are required to be in attendance
CITY OF NEW HOPE
.... PLANNING CASE REPORT
Planning Case: 98-02
Request: Consideration of a Zoning Text Amendment, Conditional Use Permit, and
Site/Building Plan Review Approval to Allow a Commercial Day Care Center in a B-4
Zoning District
Location: 9440 36t~ Avenue North
PID No.: 18-118-21-33-0103
Zoning: B-4, Community Business
Petitioner: Bright Start. Children's Centers and Caribou Corners, LLC/Jay Mutschler, CEO
Report Date: April 3, 1998
Meeting Date: April 7, 1998
BACKGROUND
1. The petitioner is requesting a text amendment to allow a commercial day care center in a B-4 Zoning
District by a conditional use permit, a conditional use permit for the proposed use at Post Haste Center,
and site/building plan review approval, pursuant to Sections 4.20, 4.21 and 4.13 of the New Hope
Zoning Code.
2. The Bright Start Children's Center wishes to become a tenant in the Post Haste Shopping Center in
New Hope. Bright Start is proposing to occupy approximately 6,500 square feet in the northeast corner
of the existing 22,000 square foot shopping center at the corner of 36th Avenue and Highway 169. To
accommodate the proposed day care at this location, the following applications have been submitted for
City consideration:
A. Zoning Text Amendment: Currently commercial day 'cares are not permitted within New Hope's
Commercial Zoning Districts. The applicant is requesting a zoning text amendment to allow
commercial day cares in Commercial Zoning Districts by CUP.
B. Conditional use permit for a commercial day care in a B-4 Zoning District.
C. Site/building plan review approval.
3. Post Haste Center was recently purchased and has new owners, who are attempting to revitalize the
center with new tenants and site/building improvements.
4. The shopping center was constructed in 1971 and the property contains 3.7 acres.
5. Surrounding zoning and land uses include R-1 single family homes to the north and east, R-O office
and R-2 twinhomes to the south across 36th Avenue and B-3 gas/convenience store to the southeast,
and Highway 169 to the west.
6. The property is located in Planning District #18, which describes a neighborhood shopping center at the
southwest corner of the district that should be screened such that the impact on adjacent single family
homes is minimized.
7. The topography of the site is generally fiat, but tapers downhill at the northern and northeastern edges.
An artificial three-foot berm was constructed in 1971 along the residential perimeter. Exhibit A from the
Building Official illustrates the original 70-foot "green strip" area.
Page 1
8. Bright Start Children's Centers is a child care company with locations in Minnesota, Wisconsin, Nev;~'-'~,
and New Mexico. Bright Start was founded in 1989 with four centers in St. Paul. They currently operate
44 centers nationwide. Seven of those centers are located in Minnesota.
9. The Robbinsdale Bright Start Center is currently leasing space in the old Robbinsdale Senior High
School. The Robbinsdale School District's Language Immersion Program is also located in the same
building. Due to the expansion of the program, Bright Start's lease will end May 31, 1998.
10. The facility would include areas for the Receptionist, Infant, Toddler, Preschool and School-Age
classrooms. An N.S.F. commercial duty kitchen offers breakfasts, lunches, and snacks to each child.
Bright Start has 15-20 employees serving children from 80-90 families enrolled in their typical center.
The hours of operation are 6:30 a.m. - 6:00 p.m. Monday - Friday. Parents arrive any time between
6:30 - 9:00 a.m. to drop off their children and between 9:00 a.m.- 6:00 p.m. to pick them up. A total of 8
- 10 parking stalls would be designated for parent drop-off/pick-up. The center is not open on
weekends.
11. The petitioner indicates that the licensed capacity for this location will be 121 children. There will be
traffic generated by employees, parents dropping off and picking up their children and an occasional
vendor delivery. During the morning peak hour between 7:00 - 8:00 a.m., they estimate they will
generate roughly 120 trips (50 trips in and 50 trips out to drop off children, 20 employee trips). Their
food vendor will make weekly deliveries.
12. The plans indicate that there will be a 7,000 square foot fenced in playground on the northeast end of
the building, equipped with play structures specifically designed for each age group. Each class
participates in outdoor playtime once or twice each day depending upon the weather. Group sizes are
20 - 30 children monitored by 2 - 4 teachers depending on the age of the children. The enclosure will be
a chain-link fence.
13. Property owners within 350' of the request have been notified, including the City of Plymouth, and staff
have received no comments regarding this request. City staff encouraged the petitioners to conduct a
neighborhood meeting with the adjacent property owners on the north end of the shopping center prior
to the Planning Commission meeting and provided addresses for such a meeting.
ANALYSIS
TEXT AMENDMENT
1. Bright Start wants to lease space in the Post Haste Center, which is zoned B-4, General Business. The
current Zoning Code only allows commercial day care facilities in residential zoning districts. To
accommodate a day care operation in a commercial zoning ~listrict, the Zoning Ordinance needs to be
amended.
2. The Planner's report outlines the staff analysis of the requested ordinance amendment and provides a
draft ordinance that would allow commercial day care by conditional use permit within the B-l, B-2 and
B-4 Zoning Districts. This text amendment was reviewed by the Codes & Standards Committee at its
March meeting and modifications have been made to the draft ordinance based on the discussions at
that meeting.
3. The issues that were reviewed by the Planner include the following:
A. Survey of Adioinin.q Communities: A survey of surrounding communities reveals that most cities
recognize commercial day care as a commercial service and allows them within their commercial
zoning districts. Generally due to concerns with traffic, outdoor play areas and other inherent use
characteristics, most communities require day cares to receive a conditional use permit.
Page 2
; B. Chan.qin,q Conditions within New Hope: The vitality and condition of New Hope's commercial areas
have been cited as primary issues to be addressed in the Comprehensive Plan update. Efforts to
renovate, redevelop and revitalize the City's commercial areas are seen as a future pdodty. Part of
this directive is to examine and amend the City's development regulations in an effort to promote
reinvestment in the City's commercial centers. Amending the City's Zoning Ordinance to allow day
cares in commercial zoning districts adds another potential business that may be introduced to
existing shopping centers or commercial buildings. Day care facilities are compatible and
complementary to other commercial uses in that they provide a needed community service and
generate customer traffic for a commercial area. In this respect, staff believes that an amendment to
allow day care facilities in commercial zoning districts is appropriate.
C. Consistency with the Comprehensive Plan: The goals and policy statements drafted in the
Comprehensive Plan Update for commercial areas are supportive of the proposed amendment (see
Planner's report).
4. Based on the above issues, City staff and the Codes & Standards Committee are supportive of
amending the Zoning Code to allow day care facilities within commercial zoning districts by conditional
use permit.
5. The proposed text amendment, which was originally drafted by the Planning Consultant and put into
final form by the City Attorney, would allow a state licensed day care facility serving 13 or more people
as a conditional use in the B-1 (which rolls over to B-2) and B-4 Zoning Districts, if the following
conditions were met:
A. Off-Street ParkinR: Adequate off-street parking and access is provided in compliance with Section
4.036 of the City Code. The design and location of the facility drop off area shall not interfere with
internal site circulation.
B. Off-Street Loadin,q: Adequate off-street loading and service entrances are provided in compliance
with Section 4.037 of the City Code. The loading area size may be reduced or the requirement
waived if the following conditions exist:
1. The site cannot physically accommodate a loading berth to the size required.
2. Semi-trailer truck deliveries will not occur at the site or all deliveries will occur at such a time as
to not conflict with customer or employee access to the building and parking demand.
C. Outdoor Play Area: Outdoor play areas are landscaped and screened from abutting residential
properties in compliance with Section 4.033(3) of the City Code.
D. Si,qns: All signing and information or visual communication devices are in compliance with Section
3.464(1)(d) of the City Code.
E. General Conditional Use Requirements: The provisions of Sections 4.21 through 4.212(6)(c) of the
City Code are met.
F. State Re.qulations: The structure and operation shall be in compliance with State of Minnesota
Department of Human Services regulations and Shall be licensed accordingly.
6. The Building Official indicates that at present group day care centers are allowed by CUP in all of the
residential zones only. Exhibit B contains the CUP code standards 4.054(6) in the R-1 and R-2 zones
and 4.074(2) in R-3, R-4 and R-5 zones. The primary difference is a requirement to be "accessory" to
a school or religious facility under 11 conditions in the R-1 and R-2 zones. Four fewer conditions are
listed for the use in any building 'in the R-3, R-4 and R-5 properties, excluding "accessory use," "hours
of operation," "outdoor play area," and "signs." The other critical difference between the two is limited
hours of operation in the R-1 and R-2 zones. Even though there are no current limitations on the
hours of operation for our shopping centers, the.Bright Start applicant is requesting 6:30 a.m, - 6:00
Page 3
p.m. hours. This falls within the window of the existing code language for R-1 and R-2 zones. -~
proposed group day care center complies with all of the standard conditions.
7. Other merits cited by staff for a text change to create a new CUP for group day care centers in the B-4
zone at this site include:
A. ^ common trend began in the 1980s to encourage workplace day care centers in order to enhance
employee day care access and minimize loss of work time for parent-employees.
B. Commercial property owners like this idea for two reasons: (1) other shopping center tenants may
have employees who have day care needs, and (2) every day care customer is a potential shopper
for other tenants in the center.
C. The required outdoor play area is a "residential" type use, and it is proposed to occur on the
residential north and east sides of the building, where kids now play on adjacent private land.
D. Young families are more likely to move into a community that has the necessahj services.
E. It appears that the safety of children can be assured in a location of this vadety by management,
supervision and state licensing rules. For years, the state and county have been licensing inner-city
or first-ring suburban group centers where the staff have to work a block or two to a city park for
their outdoor play area. Crossing a 28-foot driveway to a play area in the existing woods is
reasonable.
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. Zoning District Criteria. In addition to the above general criteria, the proposed CUP meets the criteria
specified for the various zoning districts:
1. In Business Districts (B-I, B-2, B-3, B-4):
a. Traffic. The proposed use will not cause traffic hazards or congestion.
b. Nearby Residences. Adjacent residentially zoned land will not be adversely affected because of
traffic generation, noise, glare, or other nuisance characteristics.
Page 4
~, c. Effect on Other Businesses. Existing busineSses nearby will not be adversely affected because
"~-~ of curtailment of customer trade brought about by intrusion of unduly heavy non-shopping traffic or
general unsightliness.
3, Based on the plans presented, staff find that the proposed use meets the general 'criteria for a CUP
because the use is compatible with adjacent land uses, it will not depreciate the area, residentially
zoned land will not be adversely affected and existing businesses also will not be adversely impacted.
SITE/BUILDING PLAN REVIEW/APPROVAL
1. Department Heads and other appropriate staff met to review the plan on March 18 and the Design &
Review Committee met with the petitioners on March 19. Issues discussed included overall site
improvements, landscaping, traffic circulation, play area, hours of operation, lighting, signage, etc.
Revised plans were submitted as a result of the meeting.
2. In review of the conditional use permit and site plan, the Design & Review Committee and City staff
examined the conditions of both the entire Post Haste Shopping Center as well as the specific elements
of the Bright Start Day Care. The revised plans include the following details, with staff comments, per
the Planner's report:
A. Parkin,q/Circulation: The shopping center has site access from both Jordan Avenue and 36th
Avenue. The shopping center design provides driveway circulation and parking around the entire
shopping center. The site survey indicates sufficient area for approximately +165 parking stalls with
appropriate drive lanes. Examination of the site reveals that the shopping center parking lot
and driveway are in poor condition and need repair, As a condition of the conditional use
permit, it is recommended that the entire shopping center parking lot and driveway be
repaired and improved, The property owner has agreed to install a new bituminous overlay
over all of the shopping center parking lot and driveways during the summer of 1998.
The day care is proposing to locate in the northeast corner of the shopping center. In review of the
selected location, the following traffic circulation and parking features were considered:
1. The building is surrounded by driveways which offer the day care access and egress from two
directions. The traffic circulation pattern is positive in that it will promote efficient traffic
movement and business interchange between shopping center tenants.
2. Section 4.036(10)(Dan Donahue, City Manager) of the New Hope Zoning Ordinance requires
day care centers to provide one parking space per employee, plus one space for each four
students based on the maximum capacity of the center. The Bright Start Day Care is anticipated
to have a maximum enrollment of 121 children and staff of seven per shift an done facility van.
Based on City standards, the proposed day care would require 38 parking spaces. The site plan
indicates 22 parking spaces needed to serve the facility. It does not appear that additional
parking spaces are needed for the day care. Review of the shopping center parking indicates
that the site has parking in excess of the City parking standards for shopping centers.
3. At the recommendation of the Design & Review Committee, the applicant reserved seven
parking stalls near the day care entrance as short-term customer parking. These parking
stalls are intended to serve as convenient short-term parking area for parents checking the child
into the day care.
4. To make customer parking convenient, it is recommended as part of the conditional use
permit that employee vehicles and the facility's van be parked in the northern parking lot.
5. The shopping center must provide one disability parking stall for every 25 parking stalls.
Page 5
6. Per the Design & Review Committee's recommendation, the applicant is proposing tr[~-~,
signage that would caution motorists of the children's crosswalk on the north side of the
building. These signs are located at the northwest corner of the building and southeast
corner of the east parking lot. These sign locations appear to be appropriate. The
applicant will also post stop signs at both sides of the proposed children's crosswalk.
These stop signs are also highlighted by stop bars painted on the driveways.
B. Pedestrian Circulation: An examination of the site reveals that the sidewalks around the shopping
center are in poor condition. It is reCommended that as a condition of the CUP approval, that
the sidewalks be repaired and placed in a safe condition. The owner has indicated that
sidewalk repair will be undertaken and completed by July of 1998.
The day care is providing a playground located away from the building. To access the
playground, children must cross the shopping center driveway. To insure child safety and
minimize pedestrian/vehicle conflicts, the applicant is proposing to establish a painted
crosswalk with proper signage for the crosswalk. All playground visits .are supervised and
children will only leave the building under controlled circumstances. In review of the
pedestrian circulation, the following features were considered:
1. It has been recommended that the proposed crosswalk be shifted east to a 45 degree angle
from the principal structure. The new alignment will allow the crosswalk to be equally Visible from
both the south and west. Due to grading concerns and preference for a flatter walkway, the
petitioner has retained the 25 degree position.
2. Except for emergency purposes, the building egress shall be via the eastern main entrance. The
doom on the north side of the building shall not be utilized for building egress to avoid potential
pedestrian/motorist conflicts along the north side of the building.
3. The proposed traffic signage is an appropriate means to bring attention to the pedestrian
crosswalk.
C. Off-Street Loading: Bright Start Day Care indicated that they receive food supplies weekly by
truck. The deliveries are received through the front door during off-peak business hours so as
not to interfere with business traffic. The Post Haste Center overall does not provide for designated
off-street loading area. Under these conditions, the proposed day care zoning text amendment
would allow the City to waive the off-street loading requirements.
D. Outdoor Play.qround: The Bright Start Day Care is proposing to construct an outdoor
playground within the 70-foot wide green space in the northeastern corner of the site. The
proposed playground appears to be well designed and properly fenced. The following
conditions are suggested in conjunction with the plaYground design and operation:
1. Hours of playground use should be limited to 8:00 a.m. to 6:00 p.m. to reduce noise impact on
adjoining residential properties.
2. The outdoor play area should be screened from adjoining residential properties.
E. Landscape Plan: A landscape plan has not y~t been submitted for review by City staff. The
applicant has indicated that a landscape plan is currently under way for the entire site. This
plan will give attention to screening between the play area and the adjoining residential properties
as well as 36th Avenue. The applicant is also requesting that the installation of the landscaping
be deferred until the fall of 1998. This deferment raises some concern with regard tO timing
of the screening required for the outdoor play area. Additionally, the landscape plan should
also address the removal of dead vegetation existing at the site.
Page 6
t'~ / F. Trash Enclosure: The day care site PIa~ ihdi~ates~the removal of an existing trash enclosure.
~'- The applicant indicates that the two existing trash enclosures are planned to be consolidated
into one and located in the northwest corner of the shopping center parking area. The site
plan should illustrate the location of the trash enclosure. The applicant should also provide a
design detail for the trash enclosure.
G. Si(~na~e: The applicant is proposing to present a comprehensive sign plan for the entire shopping
center in April 1998 for City review.
H. Lighting: The applicant has indicated that the current lighting on the site will not be altered.
I. Draina,qe: Site drainage should be reviewed by the City Engineer in conjunction with the parking lot
upgrade. (See following Engineer comments.)
J. State Licensin,q: Prior to occupancy, the applicant must demonstrate that structure and operation
has been approved and licensed by the State of Minnesota Department of Human Services.
K. Development Contract: The shopping center owner is requesting that certain site
improvements be deferred until later in the year. This arrangement is acceptable, if the
property owner enters into a development contract and posts a security to guarantee that the
required improvements are completed per the outlined schedule.
L. Fire Lane: The petitioner needs to identify "No Parking - FIRE LANE" STRIPING, PER Exhibit C
from the Building Official.
3. An architect representing the new owners of the shopping center has submitted a schedule of
improvements for the site, as follows:
Repair of existing sidewalk: The owner is undertaking the repair and expects to have it completed
by the end of July.
· New landscapin~ plan: A new landscaping plan is underway including screening between the play
area and residential and along the 36th Avenue frontage. Plantings are scheduled to be installed late
this fall so burn-out in the hot and dry summer months is avoided.
· New Comprehensive Si,qn Plan; A new comprehensive sign plan is underway and is expected to be
complete in April. A free-standing sign is expected to be included for approvals as part of that plan.
· Paving: The new owner plans to install new bituminous surfacing overlay over the parking and drive
areas. This work is anticipated this summer.
· Trash enclosures: The two existing trash enclosures are planned to be consolidated into one in the
northwest corner of the parking area.
4. The City Engineer has reviewed the plans and his comments are as follows:
A. The access to the site will be from the driveway onto Jordan Avenue or 36th Avenue. The Jordan
access will probably be preferred because a 4-way stop exists at Jordan/36"~ Avenues. The
driveway access onto Jordan Avenue and 36th Avenue is shared by an easement with the adjacent
property. It is suggested the existing access onto Jordan Avenue be widened to 28' - 30' wide
(existing approximately 22' - 24' wide). The access onto 36th Avenue is 40' wide, which is adequate,
however due to the nature of the drive and its shares, it is suggested a more controlled access be
. defined by stripping or medians to prevent conflicts in 36t-~ Avenue.
B. The condition of the overall parking lot/drive aisles/concrete curbs/sidewalks is extremely poor. It
has been stated bituminous resurfacing improvements will be made, however due to exceptional fiat
grades, if storm sewer extensions aren't made, a bituminous overlay improvement will
deteriorate quickly. The previous overlays along the north side of the building have nearly covered
Page 7
the existing curbs/sidewalks. It would also be desirable if the sidewalk along the north sid'~"~'T
the building was wider due to its proximity to the existing drive aisle especially if the sidewalk is
intended to be used by small children from the day care.
C. The overall parking lot layout, drive aisles, and pedestrian walkways should be rbpresented on the
site plan. In certain areas, the drive aisles and parking lot lengths don't comply with standards. In
other areas, such as the northwest corner and south parking lot, the drive aisles are exceptionally
wide. It is recommended the parking lot improvements correct deficiencies in the layout.
Concrete medians may be desirable in certain areas to define the layout.
D. The playground improvements north of the parking lot provide for regrading this area. The
regrading drainage from the playground area shall be directed to the parking lot and not the
residential properties to the north and east. It would be desirable if storm sewer extensions
in the parking lot are made to better collect runoff in this area and that consideration be given
to providing drain tile to the playground area. Landscape improvements shall be carefully done in
this area to screen the residential property.
E. The existing sewer and water service need to be shown on the site plan. Proper fire protection
shall be provided in accordance with the fire department.
5. The Post Haste Shopping Center has been identified through the comprehensive planning process as a
commercial site needing renovation. With a new owner and a new prospective tenant, the shopping
center will receive some much needed renovation.
RECOMMENDATION
Staff recommends approval of the zoning text amendment to allow commercial day care centers in the
Commercial Zoning District. Staff also recommend approval of site/building plan review/approval and the
conditional use permit for Bright Start Day Care in the Post Haste Shopping Center, subject to the following
conditions:
1. The shopping center owner commit to the folloWing overall site improvements to be completed:
A. The sidewalks on the shopping center property be repaired including leveling the sidewalk, fixing
broken concrete, etc. Sidewalk repairs must be completed by September 1, 1998.
B. The overall shopping center parking lot be repaired and receive a bituminous overlay. The parking
lot must be striped in accordance with the City zoning regulations and ADA requirements. Applicant
shall submit a site drainage plan for review and approval of the City Engineer. Parking lot
improvements must be completed by September 1, 1998.
C. The applicant submit a landscape plan for City review and approval. Landscape plantings must be
installed in accordance with the approved plan. The applicant shall remove dead landscape
vegetation from the site. The installation of landscape screening around the playground and the
removal of the dead landscape vegetation must be completed prior to issuing occupancy permit to
the Day Care. The balance of the landscaping must be installed by November 1, 1998.
D. The applicant will submit a comprehensive signage plan for City approval.
E. The applicant will submit a revised site plan and design detail for the relocated trash enclosure for
City approval.
F. The property owner shall enter into a development contract and post a security to guarantee that
the deferred improvements will be completed per the aforementioned schedules.
2. Conditions associated with the day care facility will be as follows:
Page 8
C} A. The day care designated Seven parking stalls near east entrance as short-term parking.
the
main
B. Day care employee vehicles and the facility's van will be parked in the north parking lot.
C. Except for emergency egress, the doors on the north side of the building will not be utilized for
building egress.
D. The loading area requirements are waived.
E. Playground operations will be limited to the hours of 8:00 a.m. to 6:00 p.m.
F. ' The outdoor playground must be screened from adjoining residential properties prior to the day care
receiving an occupancy permit.
G. Prior to building occupancy, the applicant must demonstrate that the day care has been licensed by
the State of Minnesota Department of Human Services.
3. Installation of Fire Lane signs and yellow striping, all traffic control signage and disability
parking/signage be installed before occupancy of the building by Bright Start.
4. Site plan corrections, per the City Engineer's recommendations.
Attachments: Zoning/Address/Topo Maps
City Attorney Correspondence and Draft Ordinance Amendment
Planner's Report - Ordinance Amendment
Planner's Report-Site Plan/Conditional Use Permit
Certificate of Survey
Site Plan
Floor Plan
Interior Elevations
Petitioner Correspondence - Schedule of Improvements
Bright Start Correspondence
City Engineer's Comments
Building Official Attachments A, B and C
Application Log
Page 9
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CORRICK & $ONDRALL, P.A.
ATTORNEYS AT LAW
STEVEN A. SONDRALL Edinburgh Executive Office Plaza LEGAL ASSISTANT
MICHAEL R. ,~,,FLEUR 8525 EdinbroO~ CrdsSing SHARON D. DERBY
MARTIN P. MALECHA Suite #203
WiLLiAM C. STBAiT~
Brookl~ P~k, Minnesota 55443
~APPBOVSO AD~ N~UT~k TEkEPHONE {~12} 42~71
April 2, !998
Kirk McDonald
New Hope Community Development Director
4401Xylon Avenue North
New Hope, MN 55428
RE: CUP For Day Care Facility
In Commercial Zoning Districts
Our File: 99.40096
Dear Kirk:
Please find enclosed a proposed ordinance conditionally permitting
day care facilities in the commercial zoning districts. Basically,
the ordinance follows the draft prepared by the City Planner.
However, Z have eliminated section two from the Planner's drafC and
replaced it with a new section two. The new section corrects an
apparent "typo" in the roll over provision for CUP's in the
district found at §4.134(I) of the City Code. That section
currently states B-3 CUP's roll over to B-4. As we discussed with
the Building Official. this is incorrect. The reference to B-3
should be to B-2. The new section two in the proposed ordinance
enclosed makes the necessary correction.
Contact me if you have any other question or comments regarding
this ordinance.
Ver~.,tru!y yours,
Steven A. Sondra!l
zlt2
enclosure
cc: Vaterie Leone
Doug Sansted
A1 Bri×ius
ORDINANCE NO. 98- ~"'~
AN ORDINANCE ESTABLISHING COMMERCIAL
DAY CARE FACILITIES AS CONDITIONAL USES
IN THE B-'I, B-2 AND B-4 ZONING DISTRICTS
The City Council of the City of New Hope ordains:
Section 1. Section 4.104 "Conditional Uses, B-I" of the New Hope Code
is hereby amended by adding subsection 4.104(4) "Day Care Facility" to read as
follows:
(4) Day Care Facility. A state licensed facility,, serving thirteen or more people
provided that:
(a) Off-Street Parking. Adequate off-street park..[ng and access is
provided in compliance with Section 4.036 of this Code. The
design and location of the facility drop off area shall not interfere
with internal site circulation.
(b) Off-Street Loading. Adequate off-street loading and service
entrances are provided in compliance with Section 4.037 of this
Code. The Ioadinq area size may be reduced or the requirement
waived if the following conditions are met:
1. The site cannot physically accommodate a Ioadinq berth to
the size required.
2. Semi-trailer truck deliveries will ,not occur at the site or all
deliveries will occur at a time that will not conflict with
customer or employee building access or parking demand.
(c) Outdoor Play Area. Outdoor play areas are landscaped and
screened from abutting residential properties in compliance with
Section 4.033(3) of this Code.
(d) Signs. All signing, information or visual communication devices are
in compliance with Section 3.464(1) of this Code.
(e) General Conditional Use Requirements. The provisions of Section
4.21 through 4.212 (6)(c) of this Code are met.
(f) State Regulations. The structure and operation shall be in
compliance with State of Minnesota Department of Human Services
regulations and shall be licensed accordingly.
Section 2. Section 4.134(1) "Less Intensive Use District" of the New
Hope City Code is hereby amended to read as follows:
(1) Less Intensive Use District. ',All conditional uses, subject to .the same
conditions as allowed in the B-3 2 Districts excluding any "B-=32"
conditional use listed as "permitted" in the "B-4".
Section. 3. Effective Date. This ordinance shall be effective upon
passage and publication of this ordinance.
Dated this __ day of ,1998.
W. Peter Enck,
Mayor
ATTEST:
Valerie Leone, City Clerk
(Published in the NeW Hope-Golden Valley Sun Post on the day of
,1998.)
· COMMUNITY F~LANNINO - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Kirk McDonald
FROM: Alan Brixius
DATE: 31 March 1998
RE: New Hope - Bright Start Day Care Ordinance Amendment
FILE NO: 131.01 - 98.01
Bright Start Day Care is interested in leasing tenant space in the Poste Haste Shopping
Center. The site is zoned B-4, General Business. Examination of the New Hope Zoning
Code reveals that commercial day care facilities are only permitted within the City's
Residential Zoning Districts. To accommodate the Bright Start Day Care in a Commercial
Zoning District, the New Hope Zoning Ordinance must be amended.
The following report outlines staff analysis of the requested ordinance amendment and
provides a draft ordinance that would allow commercial day care by conditional use permit
within the B-l, B-2 and B-4 Zoning Districts. We have made modifications based on
discussion at the Code and Standards meeting.
ISSUE ANALYSIS
Survey of Adjoining Communities
A survey of surrounding communities reveals that most cities recognize commercial day
care as a commercial service and allows them within their commercial zoning districts.
Generally due to concerns with traffic, outdoor play areas and other inherent use
characteristics, most communities require day cares to receive a conditional use permit.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK. MINNESOTA 554.1 6
PHONE 6 '12-595-9636 FAX 612-595-9837 E-MAIL NAC@WlNTERNET.COM
Changing Conditions within New Hope
The vitality and condition of New Hope commercial areas has been cited as a primary
issue to be addressed in the Comprehensive Plan update. Efforts to renovate, redevelop
and revitalize the City's commercial areas are seen as a future priority. Part of this
directive is to examine and amend the City's development regulations in an effort to
promote reinvestment in the City's commercial centers.
Amending the City Zoning Ordinance to allow day cares in commercial zoning districts
adds another potential business that may be introduced to existing shopping centers or
commercial buildings. Day care facilities are compatible and complementary to other
commercial uses in that they provide a needed community service and generate customer
traffic for a commercial area. In this respect, staff believes that an amendment to allow day
care facilities in commercial zoning districts is appropriate.
Consistency with the Comprehensive Plan
The following goals and policy statements drafted in conjunction with current
Comprehensive Plan update are supportive of the proposed zoning amendment.
Commercial Goals:
· Maintain and improve New Hope's commercial areas as vital retail and service
locations.
· Redevelop commercial sites that display building deterioration, obsolete site
design, land use compatibility issues and a high level of vacancies.
· Create a cohesive and unified identify of New Hope's commercial areas.
Commercial Policies:
· Work with local business people to gain an understanding of the changing needs
of the business environment.
· Promote a full and broad range of office, service, retaining and entertainment uses
within the commercial areas of New Hope.
· Attract new businesses to New Hope that are complementary to existing businesses
and will contribute to the customer attraction and business interchange of the local
commercial areas.
2
· Promote the redevelopment and expansion of existing businesses within the City
to obtain a higher level of sales and business attraction.
· Consider complementary alternative land uses such as mixed land.uses in the
redevelopment of commercial sites. These land uses would serve to reduce the
commercial scale of the area and provide support for the remaining commercial
land use.
· Commercial redevelopment efforts to promote site designs that provided safe and
convenient pedestrian movement, including access for persons with disabilities.
· Promote a community-wide perspective by continuing to give attention to each-of
New Hope's different commercial locations.
CONCLUSION
Based on the preceding analysis, City staff is supportive of amending the Zoning Code to
allow day care facilities within commercial zoning districts by conditional use permit. The
following draft ordinance language is offered for consideration by the Codes and
Standards Committee.
pc: Doug Sandstad
Steve Sondrall
3
COMMUNITY PLANNINO - DE:SION - HARKET RESEARCH
PLANNING REPORT
TO: Kirk McDonald
FROM: Alan Brixius
DATE: 31 March 1998
RE: New Hope: Post Haste Shopping Center/Bright Start '
Children Center
FILE NO: 131.01 - 98.01
BACKGROUND
The Bright Start Children Center wishes to become a tenant in the Poste Haste Shopping
Center in New Hope. Bright Start is proposing to occupy approximately 6,500 square feet
of the existing 22,000 square foot shopping center at the corner of 36th Avenue and
Highway 169.
To accommodate the proposed day care at this location, the following applications have
been submitted for City consideration:
1. Zoning Text Amendment. Currently commercial day cares are not permitted within
- New Hope Commercial Zoning Districts. The applicant is requesting a zoning text
amendment to allow commercial day cares in Commercial Zoning Districts by CUP.
2. Conditional use permit for a commercial day care in a B-4 Zoning DistricL
Attached for reference:
Exhibit A - Certificate of Survey
Exhibit B - Site Plan / Playground Detail
Exhibit C - Floor Plans
Exhibit E - Architect's Letter
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E-MAIL NAC@WINTERNET.COM
RECOMMENDATION ~'~
Pending approval of a zoning text amendment to allow commercial day cares within New
Hope's Commercial Zoning Districts, City staff would recommend approval of the
conditional use permit for Bright Start Day Care in the Poste Haste Shopping Center
subject to the following conditions:
1. The shopping center owner commit to the following overall site improvements to be
completed:
a. The sidewalks on the shopping center property be repaired including
leveling the sidewalk, fixing broken concrete, etc. Sidewalk repairs must be
completed by September 1, 1998.
b. The overall shopping center parking lot be repaired and receive a
bituminous overlay. The parking lot must be striped in accordance with the
City zoning regulations and ADA requirements. Applicant shall submit a site
drainage plan for review and approval of the City Engineer. Parking lot
improvements must be competed by September 1, 1998.
c. The applicant submit a landscape plan for City review and approval.
Landscape plantings must be installed in accordance with the approved
plan. The applicant shall remove dead landscape vegetation from the site,
The installation of landscape screening around the playground and the
removal of the dead landscape vegetation must' be completed prior to
issuing occupancy permit to the Day Care. The balance of the landscaping
must be installed by November 1, 1998.
d. The applicant will submit a comprehensive signage plan for City approval.
e. The applicant will submit a revised site plan and design detail for the
relocated trash enclosure for City approval.
f. The property owner shall enter into a development contract and post a
security to guarantee that the deferred improvements Will be completed per
the aforementioned schedules.
2. Conditions associated with the day care facility will be as follows:
a. The Day Care designate seven parking stalls near the main east entrance
as short term parking.
2
b. Day Care employee vehicles and the facility's van be parked in the north
parking lot.
c. The proposed crosswalk be shifted east to a 45 degree angle from the
principal structure to improve crosswalk visibility.
d. Except for emergency egress, the doors on the north side of the building will
not be utilized for building egress.
e. The loading area requirements are waived.
f. Playground operations will be limited to the hours of 8:00 AM to 6:00 PM.
g. The outdoor playground must be screened from adjoining residential
properties prior to the Day Care receiving an occupancy permit.
h, Prior to building occupancy, the applicant must demonstrate that the day
care has been licensed by the State of Minnesota Department of Human
Services.
ISSUE ANALYSIS
Zoning
Currently the New Hope Zoning Ordinance allows commercial day cares within is
Residential Zoning District. In examining this land use issue, City staff is recommending
that commercial day cares be allowed within the City's B-l, B-2 and B-4 Zoning Districts
by conditional use permit. Refer to the March 31, 1998 Planning Report on the Day Care
text amendment for background on this amendment.
Conditional Use Permit
In review of the conditional use permit, the Design and Review Committee and City staff
examined the conditions of both the entire Poste Haste Shopping Center as well as the
specific elements of the Bright Start Day Care.
Parking/Circulation. The shopping center has site access from both Jordan Avenue and
36th Street. The shopping center site design provides driveway circulation and parking
around the entire shopping center. The site survey indicates sufficient area for
approximately +_165 parking stalls with appropriate drive lanes. Examination of the site
reveals that the shopping center parking lot and driveway are in poor condition and need
repair. As a condition of the conditional use permit, it is recommended that the entire
3
shopping parking lot and driveway be repaired and improved. The property owner has
agreed to install a new bituminous overlay over all of the shopping center parking lot and
driveways during the summer of 1998.
The day care is proposing to locate in the northeast corner of the shopping center. In
review of the selected location, the following traffic circulation and parking features were
considered:
1. The building is surrounded by driveways which offer the day care access and
egress from two directions. The traffic circulation pattern is positive in that it will
promote efficient traffic movement and business interchange between shopping
center tenants.
2. Section 4.036 (10) (dd) of the New Hope Zoning Ordinance requires day care
centers to provide one parking space per employee, plus one space for each four
students based on the maximum capacity of the center.
The Bright Start Day Care is anticipated to have a maximum enrollment of 121
children and staff of seven per shift and .one facility van. Based on City standards,
the proposed day care would require 38 parking space. The site plan indicates 22
parking spaces needed to serve the facility.
It does not appear that additional parking spaces are needed for the day care.
Review of the shopping center parking indicates that the site has parking in excess
of the City parking standards for shopping centers.
3. At the recommendation of the Design and Review Committee, the applicant
reserved seven parking stalls near the day care entrance as short-term customer
parking. These parking stalls are intended to serve as convenient short-term
parking area for parents checking the child into the day care.
4. To make customer parking convenient, it is recommended as part of the conditional
use permit that employee vehicles and the fa.cility's van be parked in the northern
parking lot.
5. The shopping center must provide one disability parking stall for every 25 parking
stalls.
6. Per the Design and Review Committee recommendation., the applicant is proposing
traffic signage that would caution motorists of the children's crosswalk on the north
side of the building. These signs are located at the northwest corner of the building
and southeast corner of the east parking lot. These sign locations appear to be
appropriate. The applicant will also post stop signs at both sides of the proposed
4
children's crosswalk. These stop signs are also highlighted by stop bars painted
on the driveways.
Pedestrian Circulation. An examination of the site reveals that the sidewalks around the
shopping center are in poor condition. It is recommended that as a condition of the CUP
approval, that the sidewalks be repaired and placed in a safe condition. The owner has
indicated that sidewalk repair will be undertaken and completed by July of 1998.
The day care is providing a playground located away from the building. To access the
playground, children must cross the shopping center driveway. To insure child safety and
minimize pedestrian/vehicle conflicts, the applicant is proposing to establish a painted
crosswalk with proper signage for the crosswalk. All playground visits are supervised and
children will only leave the building under controlled circumstances. In review of the
pedestrian circulation, the following features were considered:
1. The proposed 'Crosswalk should be shifted east to a 45 degree angle from the
principal structure. The new alignment will allow the crosswalk to be equally.visible
from both the south and west.
2. Except for emergency purposes, building egress shall be via the eastern main
entrance. The doors on the north side of the building shall not be utilized for
building egress to avoid potential pedestrian motorist conflicts along the north side
of the building.
3. The proposed traffic signage is an appropriate means to bring attention to the
pedestrian crosswalk.
Off-Street Loading. Bright Start Day Care indicated that they receive food supplies
weekly by truck. The deliveries are received through the front door during off peak
business hours so as not to interfere with business traffic, the Post Haste Center overall
does not provide for designated off-street loading area. Under these conditions, the
proposed day care zoning text amendment would allow the City to waive the off-street
loading requirements.
Outdoor Playground. The Bright Start Day Care is proposing to construct an outdoor
playground within the 70 foot wide green space in the northeastern corner of the site.
Generally speaking, the proposed plaYground appears to be well designed and properly
fenced. The following conditions are suggested in conjunction with the playground design
and operation.
1. Hours of playground use should be limited to 8:00 AM to 6:00 PM to reduce noise
impact on adjoining residential properties.
5
2. The outdoor play area should be screened from adjoining residential properties.
Landscape Plan. A landscape plan has not yet been submitted for review by City staff.
The applicant has indicated that a landscape plan is currently under way for the entire site.
This plan will give attention to screening between the play are and the adjoining residential
properties as well as 36th Avenue. The applicant is also requesting that the installation
of the landscaping be deferred until Fall 1998. This deferment raises some concern with
regard to timing of the screening required for the outdoor play area. Additionally, the
landscape plan should also address the removal of dead vegetation existing the site.
Trash Enclosure. The day care site plan indicates the removal of an existing trash
enclosure. The applicant indicates that the two existing trash enclosures are planned to
be consolidated into one and located in the northwest corner of the shopping center
parking area. The site plan should illustrate the location of the trash enclosure. The
applicant should also provide a design detail for the trash enclosure.
Signage. The applicant is proposing to present a comprehensive sign plan for the entire
shopping center in April 1998 for City review.
Lighting. The applicant has indicated that the current lighting on the site will not be
altered.
Drainage. Site drainage should be reviewed by the City Engineer in conjunction with the
parking lot upgrade.
State Licensing. Prior to occupancy, the applicant must demonstrate that structure and
operation has been approved and licensed by the State of Minnesota Department of
Human Services.
Development Contract. The shopping center owner is requesting that certain site
improvements be deferred until later in the year. This arrangement is acceptable, if the
property owner enters into a development contract and posts a security to guarantee that
the required improvements are completed per the outlined schedule.
6
CONCLUSION
The Poste Haste Shopping Center has been identified through the corhprehensive
planning process as a commercial site needed renovation. Within a new owner and a new
perspective tenant, the shopping center will receive some much needed renovation.
Based on our review, we would recommend approval of the suggested text amendment for
day care within the Commercial Zoning Districts and the conditional use for Bright Start
Day Care subject to the conditions outlined in the executive summary.
pc: Doug Sandstad
Steve Sondrall
Mark Hanson
7
EXHIBIT C
THOMAS WILLIAM PROKASKY. ARCHITECT
3611 LANCASTER LANE NORTH, ir2208 · PLYMOUTH, MINNESOTA 55441
TELEPHONE (612) 593-0847
March~27, 1998
Planning Commission
City of New Hope
4401Xylon Avenue North
New Hope, MN
RE: Bright Start day care.
Commissioners:
As architect for the new owners of Post Haste Center I have been re-
quested to develop the design, specification and scheduling of the various
elements of rejuvination of the 'center. Firstly, in response to some of
the development review notes:
1. Repair of existing sidewalk. The owner is undertaking the repair and
expects to have it completed by the end of July.
2. Exterior lighting. The current exterior lighting appears appropriate
and is not intended to be changed.
3. Evidence of title has been submitted.
4. New landscaping Plan. A new landscaping plan is underway including
screening between the play area and residential and along the 36th
Avenue frontage. Plantings are scheduled to be installed late this
fall so burn-out in the hot and dry summer months is avoided.
5. New Comprehensive Sign Plan. A new comprehensive sign plan is under-
-way and is expected to be complete in April. A free-standing
sign is expected to be included for approvals as part of that
plan.
6. Paving. The new owner plans to install new bituminous surfacing
overlay over the parking and.drive areas. This work is anticipated
this summer.
7. Trash enclosures. The two existing trash enclosures are planned to
be consolidated into one in the Northwest corner of the parking area.
We look forward-to having Bright Start and the whole of'the center being
a asset New Hope can be proud of.
Thomas W. Prokasky EXHIBIT D
BRIGHT
March 13, 1998 ~j LJ~I'
Planning Commission
City of New Hope
4401 Xylon Ave. N
New Hope, MN 55428
Dear Commission:
We would like to take this opportunity to introduce ourselves. Bright Start Children's Centers is
a child care company with locations in Minnesota, Wisconsin, Nevada, and New Mexico. Bright
Start was founded in 1989 with 4 centers in St. Paul. We currently operate 44 centers
nationwide. Seven of those centers are located in Minnesot&
Our Robbinsdale Bright Start Center is currently leasing space in the oM Robbinsdale Senior High
School. The Robbinsdale School District's Language Immersion Program is also located in the
same building. Due to the expansion ofthe program our lease will end May 31, 1998. We are
considering space in the Post Haste Square, located at Hwy. 169 and 36th Ave. N. Our premises
will be on the Northeast end of the building covering approximately 6,000 sq. ft.
The two planning issues to be addressed in this letter are: a Text Amendment and a Narrative
Description for the Conditional Use Permit. The following paragraph addresses the Text
Amendment.
It is our understanding that as the zoning regulation currently reads, child care centers are not a
named use in a B-4 zone district. We are requesting that the regulation be amended by adding
child care as a named use in a B-4 zone. ·
The following paragraphs address the Narrative Description for the Conditional Use Permit.
We believe in the importance of providing children with an environment that nurtures their
positive self image and encourages their natural interests and talents. We offer an educational
program that prepares each child for school to the best of their capabilities and needs. This
education is offered in small groups and often on an individual basis. Our field trips are always
looked forward to by the older children and are more than just entertainment. Our teachers are
educated in the field of Early Childhood or a related field. They are required to attend 40 hours
of Early Childhood training per year.
182! University Avenue · Suite South 112 · SC Paul, MN * 55104
(612) 646-2825 · (612) 646-2487 FAX
The building plans submitted are construction drawings, but one can see the facility layout from
the Receptionist, Infant, Toddler, Preschool and School-Age classrooms. The N.S.F. commercial
duty kitchen offers breakfasts, lunches, and snacks to each child. We have 15-20 employees
serving children from 80-90 families enrolled in our typical center. The hours of operation are
6:30 a.m. - 6:00 p.m. Monday - Friday. Our parents arrive any time between 6:30-9:00 to drop
offtheir children and between 9:00-6:00 to pick them up. We will designate 8-10 parking stalls
for parent drop-oflTpick-up. Our cemer is not open on weekends.
Our licensed capacity for this location will be 121 children. There will be tratSc g.enerated by
employees, parents dropping off and picking up their children and an occasional vendor delivery.
During the morning peak hour between 7:00-8:00 we will generate roughly. 120 trips (50 trips in
and 50 trips out to drop off children, 20 employee trips). Our food vender will make weekly
deliveries.
There will be a 7,000 sq. ft. fenced in playground on the Northeast end of the building, equipped
with play structures specifically designed for each age group. Each class enjoys outdoor playtime-
once or twice each day depending upon the weather. Group sizes are 20-30 children monitored
by 2 to 4 teachers depending on the age of the children. The enclosure will be a chain-link fence.
We do not anticipate the removal of any trees in this area.
We look forward to answering all questions about our day to day operation. We are excited
about the prospect of becoming a part of the New Hope community and providing quality child
care to the families in the surrounding area.
Sincerely,
Terri Taylor
Regional Director
Memorandum
TO: Kirk McDonald, Doug Sandstad
FROM: Mark Hanson, City Engineer
DATE: March 31, 1998
SUBJECT: Bright Star (36~ Avenue/T.H. 169 N.E. comer)
Our File No. 34-Gen (E98-09)
We have reviewed the above use and recommend the following:
· The access to the site will be from the driveway onto Jordan Avenue or 36t~ Avenue. The
Jordan access will probably be preferred because a 4-way stop exists at Jordard36~ Avenues.
The driveway access onto Jordan Avenue and 36th Avenue is shared by an easement with the
adjacent property.
It is suggested the existing access onto Jordan Avenue be widen to 28' - 30' wide (existing
approximately 22' - 24' wide). The access onto 36a' Avenue is 40' wide, which is adequate
however due to the nature of the drive and it's shared use it's suggested a more controlled
access be defined by stripping or medians to prevent conflicts in 36t~ Avenue.
· The condition of the overall parking lot/drive aisles/concrete curbs/sidewalks is extremely
poor. It's been stated bituminous resurfacing improvements will be made, however due to
exceptional flat grades if storm sewer extensions aren't made a bituminous overlay
improvement will deteriorate quickly. The previous overlays along the north side of the
building have nearly covered the existing curbs/sidewalks. It would also be desirable if the
sidewalk along the north side of the building was wider due to its proximity to the existing
drive aisle especially if the sidewalk is intended to be used by small children from the
daycare.
· The overall parking lot layout, drive aisles, and pedestrian walkways should be represented
on the site plan. In certain areas, the drive aisles and parking lot lengths don't comply with
standards. In other areas such as the northwest comer and south parking lot the drive aisles
are exceptionally wide. It's recommended the parking lot improvements correct deficiencies
in the layout. Concrete medians may be desirable in certain areas to define the layout.
· The playground improvements north of the parking lot provide for regrading this area. The
regrading drainage from the play ground area shall be directed to the parking lot and not the
residential properties to the north and east. It would be desirable if storm sewer extensions in
the parking lot are made to better collect runoff in this area and that consideration be given to
providing drain tile to the playground area. Landscape improvements shall be carefully done
in this area to screen the residential property.
· The existing sewer and water service shall be shown on the site plan. Proper fire protection
shall be provided in accordance with the fire department.
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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
98-02 Bdght Start Children's Centers 3/11/98 5/13/98 7/11198
Caribou Comers, LLC (deadline
Jay Mutschler, Chief Op. Ofcr. 3/13)
12121 W. 96"~ St., #213
Bloomington, MN 55431
884-8088 '
Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application.
A. Assign each application a number.
B. List the Applicant (name, address and phone).
C. List the date the City received the application.
D. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within Ii) business days after the
date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line.
E. To calculate the 60-day limit, include all calendar days.
F. To calculate the 120-day limit, include all calendar days.
G. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G
must come before the date in Boxes E and F.)
H. List the deadline under any extension or waiver.
I. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.)
J. List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before
the time limit expires.
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 98-03
Request: Request for Comprehensive Sign Plan and Variances to the Sign Code
Location: 4301-4471 Winnetka Avenue North
PID No.: 18-118-21-11-0018
Zoning: B-4, Community Business, Zoning District
Petitioner: Winnetka Mall II/Robert Rappaport
Report Date: Apdl 3, 1998
Meeting Date: April 7, 1998
BACKGROUND
1. The petitioner is requesting comprehensive sign plan approval and variances to the Sign Code,
pursuant to Sections 3.467(3) and 3.467(4) - New Hope Sign Code.
2. As you are aware, Winnetka Center Shopping Center, located at the southwest intersection of 45th and
Winnetka Avenues, was purchased last fall by Robert Rappaport. This center has been of concern to
the City ever since the SuperValu store closed. Rappaport currently owns and manages seven malls in
the Twin Cities, including the renovated Four Seasons Mall in Plymouth. Rappaport's plans for the
shopping center include improving the building front details (painting/accent stripes), installing uniform
signage and backlit awnings, installing some new landscaping, and leasing the remaining vacant
spaces. The SuperValu space has been leased to two tenants: Unique Thdft Store and Jack & Jill
Children's Clothing and School Uniforms.
3. The petitioner is requesting approval of a comprehensive sign plan as part of the rehabilitation of
Winnetka Center. The applicant is also proposing to locate two pylon signs along Winnetka Avenue
within 13 feet of the property line. The New Hope Sign Code allows for one ground sign per street
frontage with a 20-foot property line setback requirement. Therefore, consideration of two variances is
required.
4. The City Manager has given administrative approval for the new building canopy, minor parking lot
revisions, and for the installation of additional landscaping, as the City Code does not require approval
of these items by the Planning Commission or City Council. The Building Official is currently working
with the owner on building code issues related to the interior remodeling of the SuperValu space to
accommodate the new tenants. The purpose of this request is for the proposed signage improvements.
5. The shopping center parcel contains 10.48 acres and the building contains approximately 93,000
square feet. The City cooperated with the previous owners of the center to have Northwest Consultants
conduct a Market Study for this center in 1995, and excerpts from that study are enclosed. Site location
on Winnetka Avenue and ample parking availability were noted as strengths of the center, while the
large setback, building configuration and limited visibility to northbound traffic on Winnetka Avenue or
42nd Avenue were noted as weaknesses.
6. Surrounding land uses include R-4 apartments and R-1 ponding area to the north across 45th Avenue,
R-1 single family homes to the east across Winnetka Avenue, B-4 Community Business District to the
south (this site is adjacent to 'City Center/New Hope Mall), and R-5 Senior/Disabled Residential
(Winnetka West and VOA) and B-4 (Kmart) to the west.
7. The topography of the site is essentially fiat and there are minimal plantings. New landscaping will be a
welcome addition.
8. The site currently contains 577 parking spaces and there has been discussion with the new o~,~''~
~r
regarding reducing the shopping center parking requirements in the future for the development of a
potential satellite business (restaurant) at the northeast corner of the parking lot.
9. Property owners within 350' of the request have been notified and staff have received no comments
regarding this request.
ANALYSIS
COMPREHENSIVE SIGN PLAN
1. Section 3.467 of the New Hope Sign Code, Si,qns Accessory to Multiple Occupancy Business and
Industrial Uses Includin,q Shoppin,q Centers, states that "when a single principal building is devoted
to two or more businesses, or industrial uses, a comprehensive sign plan for the entire building
or shopping center shall be submitted and shall include the information required by paragraph (1) to
permit a determination as to whether or not the plan is consistent with paragraphs (2) through (4) of this
subsection. No permit shall be issued for an individual use except upon a determination that it is
consistent with a previously or concurrently approved comprehensive sign plan. The effect of said
comprehensive sign plan is to allow and require the owner of multiple occupancy structures to
determine the specific individual sign requirements for the tenants of his building. As sign
locations and size, etc. may be of some significant importance in lease arrangements between
owner and tenant, it is the City's intention to establish general requirements for the overall
building only, thus providing a building owner with both the flexibility and responsibility to deal
with his individual tenants on their specific sign needs."
(1) Comprehensive Si,qn Plan Information: The applicant shall prepare a written and graphic
comprehensive signage plan for submission to the City. Said plan shall include, but not be limited to,
the following information:
· Sign location (both wall signs and freestanding signs)
· Sign area
· Sign height
· Scaled building elevations
· Scaled floor plan that outlines tenant bays
· Identification of anchor tenants
· Description of window Lsignage use
Identification of sign design
· Sign Construction Drawings (sections)
· The Council, Planning Commission, and City staff may request additional information
from the applicant concerning the application or may retain expert opinions at the
expense of the City, or may require as a condition of proceeding with its consideration
that the applicant furnish expert opinion and data at the expense of the applicant.
(2) Compliance: All signs shall comply with the provisions of Subsections 3.465(1)(c) and (4) and 3.442
except as otherwise provided.
Subsection 3.465(1)(c), Metal Electrically Illuminated Si,qns, states that "Signs constructed of metal
and illuminated by any means requiring internal wiring or electrically wired accessory fixtures
attached to a metal sign shall maintain a free clearance to a grade of nine feet. Accessory lighting
fixtures attached to a non-metal frame sign shall maintain a clearance of nine feet to ground. In the
event a metal sign structure or accessory fixture herein described is grounded by the use of a
grounding conductor run with the circuit conductors and said structure or fixture is also grounded by
being bonded on a grounding electrode at the sign site, no clearance to grade shall be mandatory."
Subsection 3.465(4) refers to roof signs, which is not applicable in this case.
(3) Wall Signs
Maximum Area: The total allowable sign area for a multiple occupancy structure shall not
exceed 15 percent of the combined wall surfaces on walls which abut streets in Limited
or General Business Districts or 10 percent in Limited or General Industrial Districts. No
individual tenant identification sign may exceed 100 square feet in area.
· Building Identification: No multiple occupancy structure may display more than two
overall building identification signs,
· Tenant Identification Signs: Individual tenants located within multiple occupancy
structures shall be permitted to display individual identification signs, if they have
separate exterior entrances to their use or they are tenants in a shopping center, in which
case, not more than one sign may be displayed. A tenant occupying a corner location fronting
two streets may display identification signs to both street frontages.
· Delivery Signs: A delivery sign or signs not exceeding nine square feet in area may be located
on the side or rear wall of the structure.
(4) Ground Signs
(a) Shormin_~ Centers: Shopping centers containing more than four separate and distinct
occupancies may erect only one ground sign per street frontage (single or double faced)
to be used as an identification sign for the shopping center. Said ground sign may not
exceed two hundred (200) square feet in area, nor thirty (30) feet in height and must be
set back a minimum of twenty (20) feet from all property lines. Individual businesses
within the shopping center may be allowed tenant identification in a directory contained
within the identification sign pursuant to the following conditions:
(1) The shopping center must use fifteen (15) percent or more of the sign area for the
center's name identification.
(2) Advertising or reader boards shall also be allowed on the identification ground sign provided
the inclusion of said boards in combination with the tenant directory and center identification
does not exceed the 200 square feet maximum sign area.
2. Wall Signs - Per the Planner's report, based upon the provisions of the Sign Code, the following
comments apply to the proposed wall signage elements of the submitted comprehensive sign plan:
A. Area: The maximum area for wall signs for shopping centers is equal to 15 percent of the building
facade area. The facade of the Winnetka Center measures approximately 13,008 square feet,
allowing for 1.951.2 square feet of wall signage. The proposed comprehensive sign plan indicates a
total of approximately 1,072 square feet of wall signs for the Winnetka Center, which is within Code
limits.
The size of individual signs is also limited to a maximum of 100 square feet. All of the wall signage
illustrated on the proposed sign plan is less than 100 square feet, in conformance with Sign Code
provisions.
B. Number: The Sign Code allows for an individual wall sign for each tenant within a shopping center.
Two individual signs are allowed for those tenants that have frontage to two public streets. The
Winnetka Center will have 17 tenants, including a secondary tenant within the anchor space. The
existing bank tenant, which has frontage to two public streets, is proposed to have two signs. As
such, the 18 proposed wall signs that are proposed conform with Sign Code provisions.
C. Description: The Unique Thrift Store sign will be 2' x 37' or 74 square feet and will consist of
illuminated channel letters. The remaining tenant space signs include 4' signs with lengths varying
from 16' to 36', all of which are illuminated sign cabinets. The signs will be accented with red awning
canopies to blend with the new chocolate brown paint on the building. The existing Marquette
sign will remain unchanged, as it blends with the new proposed signage.
3. Ground Signs - Per the Planner's report, the applicant is proposing to install two 199 square foot pylon
signs adjacent to Winnetka Avenue. The Sign Code regulates these signs for shopping centers with
regard to the following issues:
A. Area: Ground signs for shopping centers must be no more than 200 square feet in area. The
ground signs proposed by the applicant are approximately 198 square feet in area. Additionally, 15
percent of the sign must be attributed to shopping center identification. The submitted site plan
indicates that this requirement is satisfied.
B. Height: Ground signs for shopping centers are limited to a maximum height of 30 feet. The
proposed signs are 25.5 feet, in compliance with the Code requirement.
C. Setbacks: Shopping center ground signs must be set back at least 20 feet from all property
lines. This setback requirement includes the actual Sign face and not only the mounting
structure. The applicant has proposed that the signs be positioned with the mounting pole
19 feet from the property line. This location requires consideration of a variance per the
requirements of the Sign Code.
It is the PlanneKs opinion that there is no special circumstance associated with views along
Winnetka Avenue that would impair visibility of the proposed signs if located within required
setbacks. As such, he recommends that the pro)3osed ground signs be required to be located in
compliance with the setback standards. However, the Planning Commission may consider that City
staff is in the process of preparing amendments to the Sign Code that will include establishing a
uniform setback requirement. If the Planning Commission and City Council were to approve a
variance to allow the proposed sign location, the resulting setback would be considered by staff
when developing new standards. It must be noted, however, that in granting the variance, the City
will establish precedence and policy for a reduced setback requirement with regard to the Sign Code
update.
D. Number of Signs: Shopping centers are allowed one ground sign per street frontage. As the
Winnetka Center has frontage on Winnetka Avenue and 45= Avenue, two ground signs are
permitted. It is staff's interpretation that this provision allows a ground sign to be installed
adjacent to each street frontage. However, the applicant is proposing to install both signs
adjacent to Winnetka Avenue. This location of both signs adjacent to Winnetka Avenue
required approval of a variance based upon the considerations outlined in the Sign Code.
In considering this variance request, it must be emphasized that a sign could be located at the
corner of Winnetka and 45th, within setbacks, which would conform to ordinance requirements.
However, a sign in this location raises compatibility issues with adjacent residential uses along 45th
Avenue. Also, the usefulness of a sign at this location is questionable due to limited traffic volumes
on 45th Avenue and visibility from Winnetka Avenue. As such, it is staff's opinion that a variance to
allow the applicant two. pylon signs adJacent to Winnetka Avenue is warranted to improve
compatibility within adjacent properties and minimize impacts.
E. Description: The existing pylon sign at the main entrance to Winnetka Center would remain the
same in its existing location and complies with the Sign Code as it contains 192 square feet. The
new pylon would be located north of the existing pylon and consist of 198 square feet and be a
double-faced illuminated pylon with white lexan pan faces and vinyl graphics. The 30" x 12' header
panel comprises 15 percent of the sign area. The cabinet and pipe would be painted red.
4. The petitioner met with the Design & Review Committee in March and the original proposal was for one
392 square foot pylon on Winnetka Avenue at a height of 37 feet. The Committee indicated they could
not support variances for height and size, but that they would more favorably consider a location
variance - moving the permitted ground sign from 45t~ Avenue to Winnetka. The petitioner submitted
these revised plans as a result of that meeting.
VARIANCES
1. The New Hope Sign Code states that where there are practical difficulties or unnecessary hardships in the
way of carrying out the strict letter of the provisions of this section, the Planning Commission/City Council
has the power to vary the requirements of this section in harmony with the general purpose and intent
hereof, so that the public health, safety and general welfare may be secured and substantial justice done.
When considering a variance, the Planning Commission/City Council shall make a finding of fact and grant
approval based upon the following conditions:
A. Unique Conditions: That the conditions involved are unique to the particular parcel of land or use
involved.
B. Variation Purpose: That the purpose of the variation is not based exclusively upon a desire to
increase the value or income potential of the business involved.
C. Cause of Hardship: That the alleged difficulty or hardship is caused by this Sign Code and has not
been created by any persons presently having an interest in the parcel.
D. Effect of Variance: That the granting of the variation will not be detrimental to the public welfare or
injurious to other land or improvements to the neighborhood.
E. Impairment of Light and Air: That the proposed variation will not impair an adequate supply of light
and air to adjacent property, or substantially increase the congestion of the public streets, or interfere
with the function of the police and fire departments of the City.
2. The petitioner has indicated that the variances should be granted for the following reasons:
A. The buildings at Winnetka Center are set back a considerable distance from Winnetka Avenue in
comparison to other shopping centers along Winnetka Avenue. Consequently, visibility to Winnetka
Center is limited.
B. Tenants at Winnetka Center who wish to remain have demanded a presence on a ground sign/
pylon. We are unable to accommodate the tenants unless we are granted a variance for the ground
sign/pylon.
C. If a second ground sign/pylon Were constructed on 45th, this sign would be obstructed, driving north
to south along Winnetka Avenue, by the apartments and trees that currently exist.
D. Finally, a ground sign erected on 45th would be illuminated in the evening and the bright light from
the ground sign may cause a nuisance to the apartment and housing dwellers.
3. Staff are in agreement that some consideration needs to be given to the following issues:
A. Requested sign lOcation for new pylon is very close to what would be permitted under the Code; see
Exhibit B.
B. The center has been in a state of decline and the;petitioner is attempting to revitalize the center.
C. The setback of the center from the street is significant.
D. The location of a lighted pylon on 45~ Avenue would not be compatible with the multi-family
apartments.
E. Staff is in the process of working with the Codes & Standards Committee on a completely new Sign
Ordinance, but it will not be completed until the fall of 1998.
4. The Planner has stated that, in review of the comprehensive sign plan for Winnetka Center, he finds the
application generally consistent with applicable City policies and codes. Therefore, he recommends
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CONSOLIDATED INVESTMENT PROPERTrF. S, C.LP., Inc.
11111 EXCELSIOR BOULEVARD
HOPKINS, MINNESOTA 55343
612-931-2543
FAX 612-931-2575
March 24, 1998
Mr. Kirk McDonald
City of New Hope
4401 Xylon Ave. N.
New Hope, MN 55428
Re: Winnetka Center, New Hope, MN
Dear Mr. McDonald,
Pursuant to the design and review meeting on March 19, 1998, enclosed you will find our
revised submission for the pylon sign.
The new proposed pylon meets the sign ordinance with two (2) exceptions and they are:
1. Two (2) signs on the same street and a thirteen (13) foot set back - ordinance is
twenty (20) feet from the property line. We request a location variance for the
pylon which is permitted on 45th Avenue to be placed on Winnetka Avenue at (13)'
feet from the property line. See key on pylon sign plan.
The existing pylon sign at the main entrance to Winnetka Center will remain the same in
its existing location and complies with the sign ordinance consisting of 192 square feet.
The Winnetka Center improvements include:
1. New backlit awnings
2. NeW paint
3. New uniform signage
4. New landacaping
We anticipat~ b, ommencing the improvements in April, 1998 with completion scheduled
in May 1998.
Thank you for your consideration of our request.
Sincerely,
RLR/ls
PLANNING REPORT
TO: Kirk McDonald
FROM: Daniel Licht / Alan Brixius
DATE: 30 March 1998
RE: New Hope - Winnetka Center: Comprehensive Sign Plan
FILE NO: 131.01 - 98.04
BACKGROUND
Mr. Robert Rappaport is requesting approval of a comprehensive sign plan as part of a
rehabilitation of the Winnetka Center located at Winnetka Avenue and 45th Avenue. The
applicant is also proposing to locate two pylon signs along Winnetka Avenue within 13 feet
of the property line. The New Hope Sign Code allows for one ground sign per street
frontage with a 20 foot property line setback requirement. As such, consideration of two
variances is required.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Comprehensive Signage Plan
ANALYSIS
Wall Signage. Section 3.467(3) of the New Hope Sign Code regulates wall signage for
shopping centers. Based upon the provisions of this section, the following comments
apply to the proposed wall signage elements of the submitted comprehensive sign plan:
· Area. The maximum area for wall signs for shopping centers is equal to 15
percent of the building facade area, per Section 3.467(3)(a). The facade of the
Winnetka Center measures approximately 13,008 square feet, allowing for 1,951.2
square feet of wall signage. The proposed comprehensive sign plan indicates a
total of approximately 1,072 square feet of wall signs for the Winnetka Center,
which is within Code limits.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 6 1 2-595-9636 FAX 6 1 2-595-9837 E-MAIL NAC@ WINTERNET.CON1
The size of individual signs is also limited to a maximum of 100 square feet. All of
the wall signage illustrated on the proposed sign plan is less than 100 square feet,
in conformance with Sign Code provisions.
· Number. Section 4.367(3)(c) of the Sign Code allows for an individual wall sign
for each tenant within a shopping center. Two individual signs are allowed for
those tenants that have frontage to two public streets. The Winnetka Center will
have 17 tenants, including a secondary tenant within the anchor space. The
existing bank tenant, which has frontage to two public streets, is proposed to have
two signs. As such, the 18 proposed wall signs that are proposed conform with
Sign Code provisions.
Ground Signs. The applicant is proposing to install two 199 square foot pylon signs
adjacent to Winnetka Avenue. Section 3.467(4)(a) of the Sign Code regulates these signs
for shopping centers with regard to the following issues:
· Area. Ground signs for shopping centers must be no more than 200 square feet
in area. The ground signs proposed by the applicant are approximately 198 square
feet in area. Additionally, 15 percent of the sign must be attributed to shopping
center identification. The submitted site plan indicates that this requirement is
satisfied.
· Height. Ground signs for shopping centers are limited to a maximum height of 30
feet. The proposed signs are 25.5 feet, in compliance with.the Code requirement.
· Setbacks. Shopping center ground signs must be setback at least 20 feet from all
property lines. This setback requirement includes the actual sign face and not only
the mounting structure. The applicant has proposed that the signs be positioned
with the mounting pole 19 feet from the property line with the face of the sign
approximately 13 feet from the property line. This location requires consideration
.. of a variance per the requirements of Section 3.48 of the Sign Code.
It is the staff's opinion that there is no special circumstance associated with views '
along Winnetka Avenue that wouldimpair visibility of the proposed signs if located
within required setbacks. As such, we recommend that the proposed ground signs
be required to be located in compliance with the setback standards. HOwever, the
-- Planning CommiSsion may consider that City staff is in the process of preparing
amendments to the Sign Code that will include establishing a uniform setback
requirement. If the Planning Commission and City Council were to approve a
variance to allow the proposed sign location, the resulting setback would be
considered by staff when developing new standards. It must be noted, however,
that in granting the variance, the City will establish precedence and policy for a
reduced setback requirement with regard to the Sign Code Update.
2
· Number of Signs. Shopping centers are allowed one ground sign per street
frontage. As the Winnetka Center has frontage on Winnetka Avenue and 45th
Avenue, two ground signs are permitted. It is staff's interpretation that this
provision allows a ground sign to be installed adjacent to each street frontage.
However, the applicant is proposing to install both signs adjacent to Winnetka
Avenue. This location of both signs adjacent to Winnetka Avenue requires
approval of a variance based upon the considerations outlined in Section 3.48 of
the Sign Code.
In considering this variance request, it must be emphasized that a sign could be
located at the corner of Winnetka and 45th, within setbacks, which would conform
to ordinance requirements. However, a sign in this location raises compatibility
issues with adjacent residential uses along 45th Avenue. Also, the usefulness of a
sign at this location is questionable due to limited traffic volumes on 45th Avenue
and visibility from Winnetka Avenue. As such, it is staffs Opinion that a variance
to allow the applicant to locate two pylon signs adjacent to Winnetka Avenue is
warranted to improve compatibility within adjacent properties and minimiZe impacts.
RECOMMENDATION
In review of the comprehensive sign plan for Winnetka Center, our office finds the
application generally consistent with applicable City policies and codes. Therefore, our
office recommends approval of the Winnetka Center comprehensive sign plan and
variance to allow two ground signs adjacent to one street frontage, subject to the following
conditions:
1. All signage at Winnetka Center be in substantial conformance with the
comprehensive sign plan dated March 10, 1998 / March 19, 1998 / March 24, 1998.
2. With regard to the requested sign setback variance, the Planning Commission
should consider the existing site conditions and the appropriateness of the required
20 foot setback. If a lesser setback is seen as appropriate, City staff will
incorporate the reduced setback into the pending Sign Ordinance update.
3. Comments of other City staff.
pc: Doug Sandstad
Mark Hanson
Steve Sondrall
3
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EXISTING CONDITIONS :~
The Winnetka Center is located west of Winnetka Avenue between 45t'h and 42nd
Avenues. The center holds + 92,400 square feet of leasable space, 42,200 square feet;
or 46 percent, of which is currently available. It should be noted that the vast majority of
vacant space (_+ 36,000) square feet was held by a single use (former grocery store). 'The
mix of current tenants is eclectic and does not provide for any business interchange or
accumulative attraction to draw consumers to the Center. The tenant mixture, both past
and present, combined different types of commercial businesses. While some consumer
interchange could be anticipated between the businesses, the majority of .businesses in
the Center attract a distinct market which does not serve to complement other tenants. For
example, the Center's most prominate tenant, Marquette Bank is not retail oriented. The
current tenants are listed in the table below:
TABLE 1
WINNETKA CENTER EXISTING TENANTS
Code Business Approximate
Square Footage
1 Marquette Bank 10,800
2 Hair Styling and Tanning 1,600
3 New Hope Pet and Supply 1,600
4 Vacant 1,600
5 Vacant 1,600
6 Winnetka Chiropractic 1,600
7 Cardinal Beauty Supply 1,600
8 Abbey Carpet 4,000
9 Ace Hardware 6,000
10 Circus Pizza 11,000
11 Karate 2,500
12 Anderson Floral 2,500
11 The Spectacle Makers ~, 2,500
12 Liquors 5.000
13 Vacant 2,500
16 Vacant 36,000
TOTAL 92,400
NEW HOPE M.~RKf'T STUDY NOV[MS"'R I CjCJ5
4
SITE CHARACTERISTICS ~--
Location is the key to any successful business. Strengths and weaknesses of commercial
sites must be evaluated to assist in developing market strategies for each site. Site
location, accessibility, surrounding land uses, and physical barriers all influence the type,
size and impact of commercial uses. A summary of the strengths and weaknesses of the
Winnetka Center is provided below:
Strengths
· Located along Winnetka Avenue, the site lies adjacent to a major collector street.
Traffic volumes upon Winnetka Avenue directly east of the Winnetka Center are
approximately 14,000 trips per day.
· The site has good visibility to southbound traffic on.Winnetka Avenue.
· An ample supply of off-street parking exists upon the property.
· The existing commercial center is structurally sound and well maintained.
· The center lies adjacent to multiple family residential uses which contribute to its
customer base.
· The center has an efficient vehicular circulation system.
· The site is provided with a full range of municipal utilities.
· The site is serviced by three MCTO bus routes.
Weaknesses
· Due in large part to its setback, building configuuation and orientation, the center
has limited visibility to northbound traffic on Winnetka Avenue or 42nd Avenue.
· The center does not have a strong anchor retail ;tenant from which spinoff business
may result. ~,
· The centers most visible tenant (Marquette Bank) is not retail oriented.
· From a design standpoint, the orientation of the center isolates the building from
adjacent commercial uses to the south.
NEW HOPE h'~ARKE, T STUDY NOVEI~BER 19gS
5
The site is minimally Parking area is setback from the building
landscaped, a significant distance increasing inconvienence.
Expansive perking area with oversupply
of speces creates excessNe building
setback which discourages pedestrian
45trt Avenue "/ traffic and reduces visibility from
The Center lacks a strong
anchor tenant to attract spinoff businesse~
and consumer traffic.
No pedestrian connection exists
between the Center and the public
sidewalk.
Northbound traffic on Winnetka
Avenue must make left turn to
access the Center.
The site layout isolates the Center
from adjacent commercial uses to
the south.
"L" shape design screens
~.. Center from northbound traffic
~ on Winnetka Avenue and traffic
at the 42nd Avenue.
42n¢1 Avenue
Public sidewalk
Site Issues Map 2
NEW HOPE ~V~ARKET .,~TU DY 6 NoVE:MBER I (~¢~5
· The site is minimally landscaped. The lack of such landscaping, particularly in the
center's parking lot, results in a bleak, barren appearance.
· The center's identification sign is dated and does not promote a "vital" or "active"-
retail experience.
· The center is an older architectural design which does not incorporate
contemporary design elements which draw attention to the center.
· The existing tenant mixture is eclectic and does not present any accumulative
attraction or business interchange advantages.
· At peak traffic times, access to the center can be inconvenient as northbound traffic
along Winnetka Avenue must make left turns to access the center.'
· The center does not promote pedestrian traffic as it is setback a significant distance
from Winnetka Avenue. The existing site layout does not invite pedestrians from
adjacent sidewalk areas to the center across an expansive parking lot.
· The center has an "over supply" of off-street parking. According to an APA
reference document entitled "Off-Street Parking Requirements", five parking spaces
for each 1,000 square feet of leasable area are recommended for shopping centers.
Utilizing this standard, an off-striget parking supply of 462 parking spaces would be
considered adequate. With a total supply of _+ 540 spaces, the center is in
significant excess of the off-street parking supply considered necessary to
accommodate the use.
As illustrated by the items above, the existing site layout and building design does not
promote convenience. A direct result of these problems is the center's vacancy rate and
less desirable tenant mixture.
NEW HOPE ~V'~ARKET STUDY NOVEt4BER 1995
7
STUDY CONCLUSIONS
When New Hope's commercial retail areas were originally developed, they served a trade
area that included residential neighborhoods beyond its boundaries in Plymouth, Maple
Grove, and Brooklyn Center. The New Hope, commercial facilities competed ~nd shared
the trade area with commercial shopping facilities in Golden Valley, Brooklyn Center and
Crystal. As New Hope and its surrounding communities have matured through the 1980s
and 1990s, the following physical and demographic influences have reduced the City retail
trade area.
Demographics
Demographic and sales trends identified in earlier market studies in 1985 and 1987 have
continued through 1995. These trends indicate that New Hope's retail trade area
continues to be reduced.
1. As New Hope and its mature neighboring communities reached development
saturation, the population has declined and matured. This results in older, smaller
households in immediate proximity to New Hope's commercial areas.
2. Between 1980 and 1990, New Hope's median age has increased and average
household size declined. Tl~e number of residents over the age of 55 has
increased from 14 percent to 24 percent during this same period. These
demographic characteristics project a different consumer group than the young
families of the 1970s.
3. The emerging communities of Brooklyn Park, Maple Grove, and Plymouth which
have land available for development continue to display strong growth. The
demographic profile of these communities contrast with mature communities in that
they exhibit younger median age, larger household sizes, and greater household
income.
4. With the exception of Golden Valley at $46,212, the median income of New Hope
and the mature communities average $35,116. In contrast, the growing
communities to the north and west have mediah incomes that range from $40,018
to $51,314.
NEw HOPE. J~"~ARKE.T STUDY NOVE.HBE.FI J 995
27
Retail Space ~-~
Following the strong residential, the newer communities of Brooklyn Park, Maple Grove,
and Plymouth have experienced extraordinary commercial growth since 1985. During this
period, these three communities have added approximately 2.6 million square feet of retail
space. This commercial growth is anticipated to continue with ongoing development in
Maple Grove at the 1-694/Weaver Lake Road interchange and the Plymouth City Center
area at Vicksburg Avenue and Highway 55. Additionally, Golden Valley is undertaking
a commercial redevelopment project at Highway 55 and Winnetka Avenue and Crystal is
undertaking a commercial redevelopment at Bass Lake and West Broadway.
The introduction of new retail facilities in these surrounding communities reduces New
Hope's retail drawing power. These new facilities offer new contemporary retail
opportunities, a location convenient to major transportation routes, and residential growth
areas that were historically served by New Hope commercial facilities.
Most of New Hope's retail/shopping centers were developed in 1960 and 1970. In 1985,
the New Hope Mall underwent major redevelopment, changing the appearance of this
facility. However, other shopping centers such as Winnetka Center, Midland Shopping
Center, Poste Haste Center, and the K-Mart generally hold their original architectural form.
These centers do not present the fresh and exciting appearance of the newer
contemporary facilities being constructed. Steps are being taken by Midland Shopping
Center with regard to landscaping 'and site design in an effort to maintain a fresh
appearance.
Vacant retail space in New Hope has increased from 5 percent in 1989 to over 20 percent
in 1995.
Transportation
The transportation network has contributed to reducing New Hope's trade area. The major
highways and freeways (Highway 169, 1-694, and 1-494) serve a physical barrier that
diverts traffic by New Hope. The Winnetka Center's proximity one mile east of Highway
169 does not present a convenient shopping location of area commuter traffic.
Retail Sales \
New Hope retail sales for 1986 through 1990 exhibit a decline,. 1992 sales figures
showed a jump in sales, while some increase was anticipated with the maturity of the
Winnetka Commons Shopping Center. The significance of the increase raises question
on accuracy of the reporting. Comparatively, New Hope ranks behind most of the other
study area communities in sales and per capita sales.
NEw HOPE MARKET STUDY NOVENBER I cJCJ5
28
STRATEGIES FOR RETAIL
Market conditions indicate that New Hope market focus has changed from a regional to
community or neighborhood focus.
Shoppers Goods
Shoppers goods retailing has exhibited declining sales in areas of household appliances,
furniture, and apparel. Only miscellaneous merchandise and automotive retailers
exhibited growth. New commercial growth within the study area will make difficult for New
Hope commercial facilities to compete in the shopper good markets.
Shoppers goods retailing in larger box stores which focus on a regional markets is the
current retailing trend. These facilities attempt to locate on larger parcels in close
proximity to major highways. The Winnetka Center building manager's efforts to solicit
tenants for the vacated Super Valu space gain responses from the major box store
retailers (including Kohl's Department Store, Home Depot, Pet Food Warehouse, etc.) that
prefer location two miles west of Winnetka Center near the freeway.
Under these circumstances, the continued pursuit of shopper goods retailers will not likely
be productive.
Convenience Goods
The market analysis suggests that within a declining trade area, NeTM Hope retailers must
increasingly focus on community-wide and neighborhood markets. Local retailing should
be geared towards convenience goods and services that address the day-to-day needs
of New Hope's changing consumer profile. Winnetka Center already includes a number
of convenience goods retailers, including hardware, liquor and florist. Future marketing
and renovation should enhance these types of businesses by attracting complementary
business and making physical improvements to the building and site that presents an
image of convenience and vitality.
The Winnetka Center was originally constructed as a designation shopping center. Its
building design and site layout does not lend itself to a bonvenience retail center. In giving
attention to convenience goals and services, the following changes are recommended.
These changes could involve the redevelopment of the site.
1. The total floor space of the Winnetka Center may be greater than needed for a
convenience shopping center.
2. The size of the larger tenant does not lend itself to being carved up for smaller
convenience businesses.
NEW HOPE HARKET ~TUDY NOVEHBER I gg5
2g
3. The building location and orientation on the site causes it to be lost from view from ~-~
adjoining streets contributing to the perception that it is difficult to get to and
detracting from the center's ident!ty.
4. The shopping center's architectural form has not changed dramatically fr~m origi, nal
construction. A facelift or renovation to the building facade, perhaps adding some
vertical elements to the building's front elevation could change the appearance and
image of the Winnetka Center.
5. The large parking lot isolates the shopping center at the rear of the site: If the
shopping center is redeveloped,, a new smaller retail facility in closer proximity to
Winnetka is suggested. If the existing center is retained, a satellite building should
be considered to give the site additional visibility and to enhance the City's
shopping center image. A second option would be to reduce the parking area and
expand the site's green space and landscape area to make the site more attractive
and inviting.
6. The parking lot layout moves the parking stalls away from the building.
Rearranging the parking to place parking closer to the business entrance
emphasizes consumer convenience.
7. The Winnetka Center offers no defined pedestrian connection between the building
and public sidewalks.
8. The Winnetka Shopping Center tenant mix is very eclectic. The consolidation of
complementary businesses would assist in promoting a higher degree of
accumulative attraction and business interchange. Marketing focus should be on
attracting complementary businesSes.
While the loss of the Super Valu supermarket is reflective of the trend toward larger
wholesale grocers, the site may offer some potential for a convenience grocery store at a
smaller scale than the previous Super Valu store. The nearest convenience food store is
located near the corner of 49th Street and Nevada Avenue. Other than this store, food
retailing in New Hope is limited to community gas stations.
The Winnetka Center's current lease with Super Vaiu presents an obstacle to any new
food store from entering the shopping center. Resolutior~ of the lease issues must be
addressed with any treatment of the shopping center.
3O
Other Commercial Opportunities
Other commercial activities to investigate in the redevelopment, renovation, and marketing
of the Winnetka Center to include:
1. Entertainment/Recreation: With the decline in traditional retail sales facilities, the
promotion of entertainment and recreational commercial use has worked with other
New Hope shopping centers. New Hope Center uses U.S. Swim and Fitness and
Blockbuster Video as major anchors. Midland Shopping Center has Cinema
Draffhouse Theater as a major tenant.
Currently Circus Pizza is a major tenant to the Winnetka Center. The promotion of
additional entertainment/recreation commercial facilities can be a significant
attraction to the shopping center that would enhance the Winnetka Center image.
2. Dining: Associated with the entertainment facilities opportunities may exist in
additional dining facilities. Fast food restaurants have dominated the City Center
area both as freestanding facilities and within the New Hope Center. These
existing fast food restaurants saturate the current market and have a business
interception advantage over the Winnetka Center.
Sit down restaurants with liquor offer some potential. If a dining facility is pursued
it must be a sit down restaurants offering a unique attractive image. The facility
must be freestanding away from the Winnetka Center to take advantage of the
visibility from both Winnetka Avenue and 42nd Avenue.
3. Automotive: Automotive goods and services have displayed sales growth in New
Hope since 1987. The introduction of automobile goods and service businesses
would likely require some redevelopment of the Winnetka Center building and site
layout. Historic sales trends suggest that this area retailing in New Hope has
remained steady.
4. With the changing retailing environment, consideration may be given to non-
retailing uses. Commercial office space may offer a workable option in conjunction
with the other retailing options.
NEw HoPE ~'v~ARKET ~TUDY NOVEHBE. R
31
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
98-03 (Winnetka Center) 3/13~98 5/13~98 7/11/98
Kensington Cottages Corp. of
Iowa & Kensington Cottages
Corp. of ND d/ba
Winnetka Mall II
11111 Excelsior Blvd
Hopkins, MN 55343
931-2543
Robert Rappaport
Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application.
A. Assign each application a number.
B. List the Applicant (name, address and phone).
C. List the date the City received the application.
D. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the
date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines On a new line.
E. To calculate the 60-day limit, include all calendar days.
F. To calculate the 120-day limit, include all calendar days.
G. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G
must come before the date in Boxes E and F.)
H. List the deadline under any extension or waiver.
I. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.)
J. List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before
the time limit expires. ~
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 98-04
Request: Request for Site/Building Plan Review Approval for Building Addition, Variance to the
Front Yard Setback Requirement, and Comprehensive Sign Plan Approval
Location: 8201 54~ Avenue North
PID No.: 07-118-21-11-0002
Zoning: I-1, Limited Industrial, Zoning District
Petitioner: CNH Architects and The Northwestern Mutual Life Insurance Company
Report Date: April 3, 1998
Meeting Date: April 7, 1998
BACKGROUND
1. The petitioner is requesting site/building plan review approval for a building addition, a variance to the
front yard setback requirement, and comprehensive sign plan approval, pursuant to Sections 4.039A
and 4.21 of the New Hope Zoning Code and pursuant to the Sign Code.
2. The City has received a request from CNH Architects on behalf of Northwestern Mutual Life Insurance
Company, to enclose the existing loading area along the north side of the building at 8201 54~ Avenue.
The applicant met with the Design & Review Committee on March 19. A revised site plan has been
submitted by the applicant based upon the recommendations by the Committee. The new owner wants
to rejuvenate the property by enclosing the entire front yard trucking docks and modernizing the front
elevation of the building.
3. The existing structure on the subject site was built in 1966 with docks on the north side of the
building and adjacent to the residential district. This arrangement of the loading area has
presented noise and aesthetic issues for the single family residential neighborhood to the north.
The proposed dock enclosure will help improve this noise and aesthetic issue. The subject site is
currently zoned I-1 Limited Industrial. The required front yard setback in this district and adjacent
to a residential district is 75 feet. In order to enclose the existing loading dock, the applicant has
requested a setback variance of 25 feet allowing the building within 50 feet of the north lot line.
With the proposed addition, the applicant has identified site improvements in regard to parking,
landscaping and building image. This proposal is intended to benefit the neighborhood, the City and
the building owner.
4. Along with the site plan and variance request, the applicant has also* submitted an overall
comprehensive sign plan for review and comment. The existing structure is a multi-tenant
building. The applicant has proposed two wall signs, one ground sign and directional signs as part of
their comprehensive sign plan.
5. The existing parcel contains 13.2 acres and the existing office/warehouse building contains 342,000
square feet.
6. Surrounding land uses and zoning are I-1 Limited Industrial to the east, railroad tracks and I-1 Limited
Industrial to the west and R-1 single family homes and Begin Park on the north.
7. Planning District #8 of the Comprehensive Plan was recommended for industrial development, but
noted that this industrial building ... "directly abuts a residential neighborhood" ... "with minimal
screening. A system of non-residential maintenance code inspection and enforcement was predicted as
Page 1
a means of correcting this particular deficiency as well as ensuring on-going maintenance o~'~':1
development."
8. The entire site is generally flat, but was built with the front trucking lot depressed eight feet below the
street, which results in a drainage problem around the front loading dock doore.
9. Property owners within 350' of the request have been notified and staff have received one inquiry
regarding this request.
ANALYSIS
SETBACK VARIANCE
1. The purpose of a vadance is to permit relief from stdct 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 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 cdteda 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 oflight 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, the subject site is in the I-1 Industrial District. The minimum setback
requirements are as follows:
Front yard 75 feet (property adjacent to Residential District)
Side Yard 20 feet
Rear Yard 35 feet
The proposed site currently meets the required front yard setback of 75 feet. However, the current
arrangement of loading docks along the north side of the building has presented significant
compatibility problems with regard to noise and aesthetics for the adjoining single family
residential neighborhood.
5. The applicant is proposing to totally enclose the site's loading docks within the new building addition.
Through this effort, the applicant intends to reduce the noise and aesthetic problems currently
inherent in the site. To enclose the loading area, the applicant has requested a variance to
reduce the required front yard setback from 75 feet to 50 feet. The following conditions exist in
support of the requested variance:
Page 2
~,.i A. The site currently conforms with the required front yard setback and may operate without the
variance, however, this would not resolve the existing compatibility concern.
B. The site size and building configuration prohibits relocating the loading of docks to any other side of
the building.
C. The building addition solely encloses the loading docks and does not expand the usable
floor area of the building.
D. The proposed building expansion with the requested variance will actually improve the
building aesthetics, and noise issues related to this building,
6. The petitioner states that "The owner is requesting a variance to reduce the required front setback from
75 feet required for an industrial zone where it abuts residential zones to the standard industrial zone
setback of 50 feet. We feel that this request is justified in that it will allow the owner to enclose the
existing loading area to address the acoustical issues inherent in the existing site. This building was
built in 1966 with the docks on th® north side of the building adjacent to the current residential zone.
Our office has reviewed the options and have determined that there is not enough room on any other
building side to relocate the loading docks. ConSequently, we had our acoutical engineer evaluate the
acoustical impact of enclOsing the existing dock functions. He has determined that this design will
reduce the sound level in order to meet the City of New Hope's sound ordinance."
7. The petitioner further states that "This proposed construction can be viewed as enclosing the existing
functions that are currently occurring outside. In essence, while the proposal adds building walls and
roof, we submit that it does not increase the usable area of the building. This enclosure will allow for any
truck to enter the site and drive directly into the automatic operating overhead door. This door will then
close behind the truck containing the stopping, backing and idling sound within the building. Trucks
leaving the site will likewise have minimal time exposed to the environment while exiting the property."
8. The petitioner states that "In addition to addressing the sound issues for the neighborhood, we feel that
this addition would improve the aesthetics of the front of the building. First of all, there would be no
overhead doors facing 54t~ Avenue. The front wall of the proposed enclosure would be constructed of
precast wall panels having a limestone aggregate finish and a decorative band near the top, possibly of
brick. In addition, as suggested by City staff, we propose removing the existing trees and bushes which
are planted on the street side of the property line in order to improve sight lines for vehicles entering
and exiting the site. The attached landscape plan indicates that these plantings will be replaced with
boulevard style trees and bushes in an expanded bermed green space.
Parking stalls on site would be reduced along the expanded boulevard, however, the remaining 240
stalls meet the City ordinance and are functionally more than adequate for the actual parking demand
on the site. The tenant that will be taking over one-half of the warehouse portion of the building will have
a maximum shift of 20, this leaves a total of 220 parking stalls for the remainder of the building. There
are 56 stalls directly in front of the office portion of the building, which is over the 44 stalls required by
City ordinance.
In summary, we submit that this project will be a benefit to both the neighborhood, the City and the
building owner. The reduced setback will allow for improved acoustics, green space, and the building
image while at the same time not have any significant impacts on the neighborhood."
9. The Building Official points out that the minimum building setback from the front property line for the
majority of industrial buildings in the City is 50 feet. The' special exception included in the code
increases the setback to 75 feet where any Industrial Zoning District is across the street from a
Residential Zoning District. The petitioners are requesting to meet the normal setback on the basis that
this is not a useful warehouse expansion; it merely enclosed the trucking to eliminate noise problems for
the residential area and improve the site drainage problem.
Page 3
10. Staff finds that this is a very unique request. The single family homes were built in the Begin !"~'~'~
neighborhood in the 1950s. In 1967, a plan was approved for a large warehouse with front yard
trucking, which resulted in related noise issues. Many noise complaints have resulted over the last 30
years, with enforcement problems, many signs posted to warn truckers about noise, and some difficulty
in renting/selling the building fort that reason. The new owner wants to utilize the existing warehouse,
eliminate the noise, and improve the looks of both the building and landscaping.
11. Considering the aforementioned conditions, staff would contend that the relationship of the
building's loading docks in proximity to the adjoining residential neighborhood presents a
hardship unique to this property that warrants the approval of this variance.
SITE/BUILDING PLAN REVIEW/APPROVAL
1. Department Heads and other appropriate staff reviewed the plans on March 18 and the Design &
Review Committee met with the petitioners on March 19. Issues discussed at both meetings included
traffic/trucking circulation/curb cuts/parking, increasing the green area between the building addition and
the street, revising/expanding the landscaping, building addition materials and aesthetics, storm sewer
issues, need to identify trash storage, roof-top units, lighting, signage, hours of operation, and need to
show utilities on plan. Revised plans were submitted as a result of the meeting.
2. The revised plans include the following details:
A. Lot Covera,qe Data:
Building: 64.4%
Existing Green Area: 14.4%
New Green Area: 1.5%
Asphalt: 19.7%
B. Site and Buildin,q Data:
Site Area: 616,075 square feet
Existing Building Area:
Warehouse: 328,094 square feet gross
Office: 14,823 square feet gross
Covered Parking Area Addition: 52,943 square feet gross
C. Parkin,q Spaces: Based on the City's off-street parking requirement, 240 spaces will be required of
the proposed warehouse and office as calculated below. The applicant has provided the required
number of parking stalls.
Use Ratio Requirement
BUilding A: (328,094x.9)
Warehouse 1 space per 1,500 square feet 196
Building B: (14,823x.9)
Office 1 space per 300 square feet 44
Based on the City staff comment and the Design & Review recommendation, the applicant
has eliminated two parking stalls along the northeast area of the parking lot and replaced it
with trees and shrubs. The applicant has also provided seven truck parking areas within the
enclosed loading area. The proposed plan meets all parking area requirements.
Page 4
The petitioner has provided the following data on:
Parking Actual Demand:
Warehouse Tenant A: 20 stalls
Warehouse Tenant B: 20 stalls
Office: 44 stalls
Total Demand 84 stalls
D. Handicap Parking: According to State law, for a total of 201 - 300 parking spaces the applicant
would be required to provide seven accessible parking spaces and one van accessible space. The
revised site plan shows nine handicap parking stalls and, therefore, meets the requirement
'for handicap parking.
E. Curbin.q: The Zoning Ordinance stipulates that all off-street parking areas must have perimeter
curbing. To be noted is that this provision applies both to the designated parking areas and the
proposed access ddve. The site plan does not show curbing along the western property line,
Further, City staff recommended increasing the curb cuts along the northern property line to
30 feet to create suitable turning/visibility space for trucking, The revised plan shows this
change. Note that one existing cUrb cut will be removed in the center of the lot. Exhibit A from the
Building Official shows the existing curb cuts and adjacent housing. The new one-way trucking flow
is a significant improvement to traffic safety on the street.
F. Surfacin.q: All areas intended to be utilized for parking space and driveways shall be surfaced with
material suitable to control dust and drainage. The site plan shows the surface to be bituminous
paving and meets the Ordinance requirement. Plans for surfacing and drainage of driveways and
stalls must be submitted to the City Engineer for this review.
G. Stripin,q: All parking stalls must be marked with white painted lines not less than four inches wide.
H. Snow Stora,qe: According to Section 4.036(4)(g) of the Zoning Ordinance, a provision must be made
in off-street parking areas for adequate snow storage or removal to ensure the required number of
spaces are available at all times of the year. The proposed plan identifies snow storage areas at the
south portion of the property.
I. Green Area: According to the Zoning Ordinance, at least 20 percent of the subject property must be
devoted to green area. The existing site has a green area coverage of 14.4 percent. Based on the
City staff recommendations, the applicant has revised their site plan to increase the green area
by doing the following:
1. Removing two parking stalls along the northwest ~:orner of the property.
2. Eliminating a proposed driveway along the north side of the new loading dock area.
3. Reducing the width of the northeast driveway and parking bay.
The applicant has reduced the nonconformity of the green area by proposing the above
design changes.
J. Landscapin.q Plan: The applicant has proposed removing the existing trees and bushes which are
planted on the street side of the property line in order to improve sight lines for vehicles entering and
exiting the site. The site plan indicates that these plantings will be replaced with boulevard style
trees and buShes in an expanded bermed green space. The revised site plan also shows existing
trees by the northeast parking area. The Design & Review Committee recommended expanding the
variety of plantings and discussing the plans with the Contract Manager/City Forester and this was
done, The landscape schedule is identified as follows:
Page 5
Quantity Size Description
18 2.5" BB Skyline Honeylocust - Gleditsia Triacanthos
23 6' BB Austrian Pine - Pinus Nigra
30 24" Buffalo Juniper Hedge - Juniper Sabina "Buffalo"
K. Buildin,q Material: The building plan/elevations indicate that the proposed building material will be
precast concrete wall panels with a limestone aggregate finish and a decorative band near the top,
possibly of bdck, and insulated metal overhead doors. The applicant has indicated the approximate
location of three roof-top exhaust fans in the loading area and indicated that the exhaust units will
be painted to match the building. The noise levels of exhaust fans in the loading area must meet
City noise standards. The City staff have recommended that the applicant submit a colored north
elevation showing existing brick building and new precast concrete addition, and the petitioner will
present a rendering at the Planning Commission meeting. ^ benefit of the addition is the aesthetic
value of a new masonry 400-foot long wall replacing the existing 20 sagging, broken overhead
doors.
L. Lighting: The revised lighting plan shows two downlights located at the entrance and exit of the
proposed enclosed loading dock. All lighting used to illuminate street parking should be hooded and
directed to reflect light away from neighboring properties and adjacent rights-of-way. The lighting
plan does not include footcandle level and this must be specified on the final drawings.
M. Trash: The revised site plan indicates two trash areas. One trash area is located inside the
proposed loading area addition and the other is shown outside near the east entrance of the loading
area. An overhead door is proposed to screen the east trash area. The applicant should submit a
detailed plan for this trash enclosure.
N. Si_~na~e: The applicant has submitted a comprehensive sign plan for approval. The proposed
structure is intended for multiple occupancy industrial uses. The applicant has proposed two wall
tenant identification signs. Both of these signs are 100 square foot back lighted signs and
are in compliance to the zoning ordinance requirement. The applicant has also indicated a new
ground aluminum sign (40 square feet) with interior lighted acrylic face. The proposed ground
sign is located 12 feet from the front property line. The proposed ground sign meets all the
design standards as specified in the zoning ordinance. The applicant has also indicated
directional signs along the northern entrance of the site. These signs are in compliance with
the zoning ordinance, which allows for entrance and exit signs. These signs are not allowed to
be more than two square feet in area and are exempt from minimum setback requirements, but
should be located at least one foot behind the lot line.
3. The City Engineer has reviewed the plans and his comments are as follows:
A. The building: expansion is proposed to be constructed to the north over an existing private storm
sewer. The existing catch basins are shown, however, an as built of the existing storm sewer
pipe is not shown. It appears the existing storm sewer pipe may conflict with the proposed north
wall and its footing. The upstream/downstream drainage areas must be defined to ensure the
existing storm sewer pipe and downstream storm sewer pipe are of sufficient size and condition to
properly convey storm water. In the event they aren't, surcharge in the storm sewer line or flooding
may cause damage. The private storm sewer does collect storm water from a very small
undeveloped area to the west, however, it is not recommended that a public easement be dedicated
over the eastJwest storm sewer pipe in front of the building. Emergency overland drainage shall be
reviewed in this area.
B. Storm water drainage from the southwest corner of the site is conveyed overland in an easterly
direction along the railroad tracks/spur. The grades in this area are exceptionally flat such that water
Page 6
ponds in the southwest corner of the site. It is recommended the storm water drainage along the
south property line be reviewed and imProved to properly convey storm water to the east. As builts
of all existing storm sewer pipes in this area and others shall be clearly represented on the
site plan.
C. The access to the site is from 54th Avenue. The two westerly drives are proposed to be widened to
30'.
D. The parking lot layout is properly shown and appears to comply with recommended standards.
However, it is not clear to what extent the bituminous pavement will be reconstructed and concrete
curbs are required around all parking lots.
E. Sanitary sewer and water service lines shall be properly shown on the site plan. Proper fire
protection shall be provided in accordance with the fire department.
4. City staff commends the petitioner on the revised plans.
RECOMMENDATION
Staff recommend approval of the front yard setback variance for the building addition, site and building plan
review/approval, and approval of the Comprehensive Sign Plan, subject to the following conditions:
1. Provide "as-built" storm sewer plans and identify sanitary sewer and water service lines on the site plan.
2. The noise levels of proposed exhaust fans must meet City noise standards.
3. The revised plans do not indicate footcandle level and this must be specified on the plan.
4. A detailed plan must be submitted for the east outdoor trash areas.
5. Petitioner to enter into a Development Agreement with the City and provide financial guarantee (amount
to be determined by City Engineer and Building Official).
Attachments: Zoning/Address/Topo Maps
Petitioner's Correspondence
Planner's Report
Survey
Site Plan
Design Data
Landscape Plan/Schedule
Dock Floor Plan
Building Elevations
Ground Sign Detail
City Engineer Comments
Building Official Exhibit A
Application Log
Page 7
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~300 WEST 147TH STREET SUITE ,504 APPLE VALLEY, MN 55124-7580 (fi12} 431-4433
March 6, 1998
City of New Hope
Planning Commission and City Council
4401 Xylon Avenue North
New Hope, MN 55428
Re: 54th Avenue Warehouse (formerly United Hardware)
Setback Variance Request
The owner is requesting a variance to reduce the required front setback from 75 feet required for an
industrial zone where it abuts residential zones to the standard industrial zone setback of 50 feet.
We feel that this request is justified in that it will allow the owner to enclose the existing loading area
to address the acoustical issues inherent in the existing site. This building was built in 1966 with the
docks on the nor~ side of the building adjacent to the current residential zone. Our office has
reviewed the options and have determined that there is not enough room on any other building side to
relocate the loading docks. Consequently, we had our acoutical engineer, Rick Van Doeren of
Midwest Acoustics, evaluate the acoustical impact of enclosing the existing dock functions. He has
determined that this design will reduce the sound level in order to meet the City of New Hope - Sound
Ordinance.
This proposed construction can be viewed as enclosing the existing functions that are currently
occuring outside. In essence, while the proposal adds building walls and root~ we submit that it does
not increase the usable area of the building. This enclosure will allow for any truck to enter the site
and drive directly into the automatic operating overhead door. This door will then close behind the
truck containing the stopping, backing and idling sound within the building. Trucks leaving the site
will likewise have minimal time exposed to the environment while exiting the property.
In addition to adressing the sound issues for the neighborhood, we feel that this addition would
. improve the aesthetics of the front of the building. First of ail, there would be no overhead doors
facing 54th Avenue. The front wall of the proposed enclosure would be constructed of precast wall
panels having a limestone aggregate finish and a decorative band near the top, possibly of brick. In
addition, as suggested by the city staff, we propose removing the existing trees and bushes which are
planted on the street side of the property line in order to improve sightlines.for vehicles entering and
exiting the site. The attached landscape plan indicates that these plantings will be replaced with
boulevard style trees and bushes in an expanded bermed green space.
Parking stalls on site would be reduced along the expanded boulevard, however, the remaining 240
stalls meet the city ordinance and are functionally more than adequate for the actual parking demand
H:kgTT~VARIANC.TXT
on the site. The tenant that will be taking over one half of the warehouse portion of the building will
have a maximum shift of 20, this leaves a total of 220 parking stalls for the remainder of the buildng
There are 56 stalls directly in front of the office portion of the building which is over the 44 stalls
required by city ordinance.
In summary, we submit that this project will be a benefit to both the neighborhood, the city, and the
building owner. The reduced setback will allow for improved acoustics, greenspace, and building
image while at the same time not have any significant negative impacts on the neighborhood.
Respectfully submitted,
CNH Architects
Reg. No. · 21234
H:'~77~VAR,IANC.TXT
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING ' DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Kirk McDonald
FROM: Madhulika Singh / Alan Brixius
DATE: 31 March 1998
RE: New Hope - 54th Avenue Warehouse Dock Addition; Site Plan, Setback
Variance and Comprehensive Sign Plan Review.
FILE NO: 131.01 - 98.03
EXECUTIVE SUMMARY
The City of New Hope has received a request from CNH Architects on behalf of Northwestern
Mutual Life Insurance Company, to enclose the existing loading area along the north side of
the building at 8201 54"~ Avenue. The applicant has met with the'Design Review Committee
and City staff on March 19, 1998. A revised site plan has been submitted by the applicant
based upon the recommendations by the Design Review Committee and City staff.
Background
The existing structure on the subject site was built in 1966 with docks on the north side of the
building and adjacent to the residential district. This arrangement of the loading area has
presented noise and aesthetic issues for the single family residential neighborhood to the
north. The proposed dock enclosure will help improve this noise and aesthetic issue. The
subject site is currently zoned I-1 Industrial District. The required front yard setback in this
district and adjacent to a residential district is 75 feet. In order to enclose the existing loading
dock the applicant has requested a setback variance of 25 feet allowing the building within
50 feet of the north lot line. With the proposed addition, the applicant has identified site
improvements in regard to parking, landscaping and building image. This proposal is
intended to benefit the neighborhood, the city and the building owner.
Along with the site plan and variance request, the'applicant has also submitted an overall
comprehensive sign plan for review and comment. The existing structure is a multi-tenant
building. The applicant have proposed two wall signs, one ground sign and directional signs
as part of their comprehensive sign plan.
5 ~75 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I 6
PHONE ~o I :~-595-9636 Fax 6 I 2-5c:J5-9837
EXHIBITS
Exhibit A - Development-Review Notes
Exhibit B - Location Plan
Exhibit C - Site Survey
Exhibit D - Revised Site Plan
Exhibit E - Revised Building Expansion Plan
Exhibit F - Revised Elevations, sign plan
RECOMMENDATIONS
Based on the following review, our office recommends approval of the site plan, variance
request and the comprehensive sign plan subject to the following conditions:
1. The site plan should indicate curbing along the western property line.
2. The site plan should identify snow storage areas.
3. The City Forester conform the species variety and consistency proposed along the
boulevard side of the property.
4. The noise levels of proposed exhaust must meet City noise standard.
5. A colored north elevation be submitted showing existing brick and new precast with
typical greenery.
6. The revised plan do not indicate footcandle level and this must be specified on the
final plan.
7. A detail plan must be submitted for the east outdoor trash areas.
SITE ANALYSIS
Site Plan
Setbacks/Variance. The subject site is in the I-1 Industrial district. The minimum
setback requirement are as follows:
Front Yard 75 feet (property adjacent to Residential District)
Side Yard 20 feet
Rear Yard 35 feet
The proposed site currently meets the required front yard setback of 75 feet. However, the
current arrangement of loading docks along the north side of the building has presented
significant compatibility problems with regard to noise and aesthetic for the adjoining single
family residential neighborhood.
2
The aPplicant is proposing to totally enclose the site's loading docks within the new building
addition. Through this effort the applicant intends to reduce the noise and aesthetic problems
currently inherent in the site. To enclose the load area, the applicant has requested a
variance to reduce the required front yard setback from 75 feet to 50 feet.
The following conditions exist in support of the requested variance.
1. The site currently conforms with the required front yard setback and may operate without
the variance, however, this would not resolve the existing compatibility concern.
2. The site size and building configuration prohibits relocating the loading of docks to any
other side of the building.
3. The building addition solely encloses the loading docks and does not expand the Usable
floor area of the building.
4. The proposed building expansion with the requested variance will actually improve the
building aesthetics, and noise issues related to this building.
Considering the aforementioned conditions, staff would contend that the relationship of the
building's loading docks in proximity to the adjoining residential neighborhood presents a
hardship unique to this property that warrant§ the approval of this variance.
Parking Spaces. Based on the City's off-street parking requirement, 240 spaces will be
required of the proposed warehouse and office as calculated below. The applicant has
provide the required number of parking stalls.
Use Ratio Requirement
Building A: (328,094x.9)
Warehouse 1 space per 1,500 square feet 196
Building B: (14,823x.9)
Office 1 space per 300 square feet 44
Based on the City staff comment and the Development Review recommendation, the
applicant has eliminate two parking stalls along the north east area of the parking lot and
replaced it with trees and shrubs. The applicant has also provided seven truck parking area
within the enclosed loading area. The proposed plan meets all parking area requirements.
Handicap Parking. According to State law, for a total of 201 to 300 parking spaces the
applicant would be required to provide seven accessible parking spaces and one van
accessible space. The revised site plan show nine handicap parking stalls and therefore
meet the requirement for handicap parking.
Curbing. The Zoning Ordinance stipulated that all off-street parking areas must have
perimeter curbing. To be noted is that this provision applies both to designated parking areas
and the proposed access drive. The site plan does not show curbing along the western
property line. Further, the City staff recommended increasing the curb cut along the northe~r.~
property line to 30 feet. The revised plan show this change.
Surfacing. All areas intended to be utilized for parking space and driveways shall be
surfaced with material suitable to control dust and drainage. The site plan shows the surface
to be bituminous paving and meets the Ordinance requirement. Plans for surfacing and
drainage of driveways and stalls must be submitted to the city Engineer for this review.
Striping. All parking stalls must be marked with white painted lines not less than four inches
wide.
Snow Storage. According to Section 4.036(4)(g) of the Zoning Ordinance a provision must
be made in off-street parking areas for adequate snow storage or removal to ensure the
required number of spaces are available at all times of the year. The proposed plan does not
identify such areas.
Green Area. According to Section 4.145 of the Zoning Ordinance, at least 20 percent of the
subject property must be devoted to green area. The existing site has a green area coverage
of 14.4percent. Based on the City staff recommendations, the applicant has revised their site
plan to increase the green area by doing the. following:
t. Removing two parking stalls along the north west corner of the property.
2. Eliminating a proposed driveway along the north side of the new loading dock area.
3. Reducing the width of the north east driveway & parking bay.
The applicant has reduced the nonconformity of the green area by proposing the above
design changes.
Landscaping Plan. The applicant has proposed removing the existing trees and bushes
which are planted on the street side of the property line in order to improve sight lines for
vehicles entering and existing the site. The site plan indicate that these paintings will be
replaced with boulevard style trees and bushes in an expanded bermed green space. The
revised site plan also indicate existing trees the north east parking area. The applicant must
discuss the City Forester for input on species variety and consistency.
Building Material The building plan/elevations indicate that the proposed building material
will be precast concrete wall panels with a limestone aggregate finish and a decorative band
near the top, possibly of brick insulated metal overhead door. The applicant has indicated
approximate location of three roof top exhaust fans in the loading area. The applicant has
indicated that this exhaust unit will be painted to match the building. The noise levels of
exhaust fans in loading area must meet City noise standard. The City staff have
recommended that the applicant submit a colored north elevation showing existing brick
building and new precast concrete addition.
Lighting. The revised lighting plan shows two down lighted located at the entrance and exit
of the proposedenclose loading dock. All lighting used to illuminate street parking should be
hooded and directed to reflect light away from neighboring properties and adjacent rights-of-
way. The lighting plan do'es not include footcandle level and this must be specified on the
final drawings.
Trash. The revised site plan indicates two trash areas. One trash area is located inside the
proposed loading area addition and the other is shown outside near the east entrance of the
loading area. An overhead door is proposed to screen the east trash area. The applicant
should submit a detailed plan for this trash enclosure.
$ignage
The applicant has submitted a comprehensive sign plan for approval. The proposed structure
is intended for multiple occuPancy industrial uses. The applicant has proposed two wall
tenant identification signs. Both these signs are 100 sq. ft. back lighted sign and are in
compliance to the zoning ordinance requirement.
The applicant has also indicated a new ground aluminum sign (40 sq ft) with interior lighted
acrylic face. The proposed ground sign is located 12 feet from the front property line. The
proposed ground sign meets the all design standards as specified in the zoning ordinance.
The applicant has also indicated directional ~igns along the northern entrance of the site.
These signs are in compliance with the Zoning Ordinance Section 3.462 which allow for
entrance and exit signs. These signs are not allowed to be more than two square feet in area
and are exempt from minimum setback requirements but should be located at least one foot
behind the lot line.
CONCLUSION
Our office recommends approval of the proposed site plan, variance request and
comprehensive sign plan subject to the conditions listed within the recommendation portion
of this report.
Pc: Doug Sandstad
Mark Hanson
Steve Sondrall
The Development Review committee met on $.18.98 to get a
first look at three new construction projects: Paddock. Bright Start
and the 8201 54~' warehouse. Staff present included, Kastanos,
French, Clancy, McDonald, Sandstad, Henry, Cavanagh, Schuster,
Johnson & Kurtz. Consultants Brixius and Hanson, also,
attended.
The following recommendations were made:
8201 54'h Avenue ~¥arehouse; Request for Setback Variance, "Site &
Building Approval" and Comprehensive Sign Plan
· Provide "Az-Built" plan of existing storm sewer at north, proposed to
' ' remain under new builchng.
· Widen two trucking ch'iveways to maximum 30 feet.
· Suggest removal of three northwest parking spaces-replace with greenery
and at least one tree. This ~ill bring green ratio increase to 1% [ 6,000sfJ.
Call Tom Schuster, Forester, for input on species variety and consistency
[533-4823].
· Submit colored north elevation showing existing brick and new precast
with typical greenery.
· Suggest increasing greenery at northeast where no trees are shown.
Note: NE Driveway & parl',ing bay width had been questioned-it is 65'
feet wide, accordin~ to the 1990 survey. However, Site Plan "DDI"
shows 73' wide. City code minimum is 62', today. Which plan is right ? ?
· Site development is nonconforming, with problems because the trucking is
on the north, street front across from residentnal. Setback Variance will
permit the acoustical and aesthetic shielding of the front yard trucking
that were the source of many neigl~borhood complaints. Tr~c safety
improvements will also result from reduced curb cuts. clarified one-way
trucking traf~c design and removal o£ illegal boulevard hedges that
obstruct views. THIS ENCLOSES TRUCKING-no warehouse expansion
· Identify trash storage'plan and screening, ff exterior.
Re%'ised plans [10 sets] and reductions [1 set] are due at city hall before
4:00 pm on Friday, tk~arch 27th
EXHIBIT A
City
of
New HoPe
.... 2--=~ ....... SUBJECT SITE
e:NGLE FAMILY RESIOENTIAL
SINC~.E ANO TWO FAMILY REBIDENTZAL
MEDIUM OENSITY RESIOENTIAL R-3
HIGH OENSITY RESIDENTIAL R-4
SENIOR CITIZEN RESIOENTIAL R-§
RESIOENTtAL OFFICE
LIMITED NEIGHBORHOOD BUSINESS B-I
RETAIL BUSINESS B- 2
AUTO ORIENTED BUSINESS B-~
COMMUNITY BUSINESS B-4
LIMITED INDUSTRIAL
GENERAL INDUSTRIAL [ -
FLO00 PLAIN FP
WET LAND W
EXHIBIT D
DESIGN DATA
NEW
LANDSCAPE SCHEDULE
LADEL ~IANIFY ~-,IP_.5 ~1:~:::~
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EXHIBIT E
1
Memorandum
TO: Kirk McDonald, Doug Sandstad
FROM: Mark Hanson, City Engineer
DATE: March 31, 1998
SUBJECT: United Hardware
8201 54's Avenue
Our File No. 34-Gen (E98-10)
We have reviewed the above building expansion and recommend the following:
· The 'building expansion is proposed to be constructed to the north over an existing private
storm sewer. The existing catch basins are shown however, an as built of the existing storm
sewer pipe is not shown. It appears the existing storm Sewer pipe may conflict with the
proposed north wall and it's footing. The upstream/downstream drainage areas must be
defined to ensure the existing storm sewer pipe and downstream storm sewer pipe are of
sufficient size and condition to properly convey storm water. In the event they aren't,
surcharge in the storm sewer line. or flooding may cause damage. The private storm sewer
does collect storm water from a very small undeveloped area to the west however its not
recommend a public easement be dedicated over the east west storm sewer pipe in front of
the building. Emergency overland drainage shall be reviewed in this area.
· Storm water drainage from the southwest comer of the site is conveyed overland in an
easterly direction along the railroad tracks/spur. The grades in this area are exceptionally flat
such that water ponds in the southwest comer of the site. It's recommended the storm water
drainage along the south property line be reviewed and improved to properly convey storm
water to the east. As builts of all existing storm sewer pipes in this area and others shall be
clearly represented on the site plan.
· The access to the site is from 54th Avenue. The two westerly drives are proposed to be
widened to 30'.
· The parking lot layout is properly shown and appears to comply with recommend standards.
However it's not clear to what extent the bituminous pavements will be reconstructed and
concrete curbs are required around all parking lots.
· Sanitary sewer and water service lines shall be properly shown on the site plan. Proper fire
protection shall be provided in accordance with the fire deparUnent.
CITY OF NEW HOPE
.... PLANNING CASE REPORT
Planning Case: 98-05
Request: Request for Site/Building Plan Review Approval for Building Expansion
Location: 3940 Quebec Avenue North
PID No.: 17-118-21-32-0008
Zoning: I-1, Limited Industrial, Zoning District
Petitioner: Paddock Laboratories/Bruce Paddock and SKD Architects
Report Date: April 3, 1998
Meeting Date: April 7, 1998
BACKGROUND
1. The petitioner is requesting site/building plan review approval for a building addition, pursuant to
Sections 4:039A(1)(d) of the New Hope Zoning Code.
2. Paddock Laboratories, Inc. constructed an 80,251 square foot pharmaceutical manufacturing facility at
3940 Quebec Avenue North in 1994, when they relocated their entire operation from their former site on
Louisiana Avenue. The petitioner indicates that since that time they have experienced continued,
substantial growth and are now proposing an expansion of the existing facility.
3. SKD Architects, on behalf of Paddock Labs, is petitioning for site/building plan review approval for two
expansions onto the existing building:
(1) 19,830 square foot expansion of the building's warehouse component on the east side of the
existing building;
(2) 16,524 square foot one-story expansion of the production and laboratory facilities on the west side
of the existing building.
These two additions, which will be completed by January 1999, will bring the total building size to
116,605 square feet.
4. The plans also include planning for the accommodation of a future warehouse expansion on the
southeast corner of the building of approximately 15,840 square feet, which would maximize the
development of that site. (This approval does not include the future expansion.)
5. This is strictly a request for site/building plan review approval. No additional requests for variances or
exceptions to the Zoning Code are tied to this application. The petitioner has indicated that it is their
intention to comply with all setback, parking, landscaping and site coverage requirements.
6. The property is located in an I-1 Limited Industrial Zoning District and the warehouse/production/
laboratory use is a permitted use within the I-1 Zoning District.
7. Surrounding zoning and land uses include I-1 Limited Industrial to the north (Versa Die Cast),
Residential-Office to the west (Holy Nativity Church), R-1 zoning east of the railroad to the east, and
Beth El Cemetery (City of Crystal) to the south.
8. The 7.5 acre site is located in Planning District #21, which recommends industrial uses for this area,
with attention to exterior maintenance.
9. The topography of the property slopes 23 feet from the southwest corner (cemetery) rear lot line to the
street and the existing drainage pond at the east side of the lot.
10. Property owners within 350' of the request have been notified, including the City of Crystal. ¢~--';
person from the adjacent church came to City Hall to review the plans and was satisfied with
the expansion project.
ANALYSIS
1. The Planning Consultant has prepared the enclosed report on this request.
2. Special requirements for all Limited Industrial uses are addressed as follows:
A. Lot Coverage: The proposed additions and the existing structure together total 116,605 square feet
of gross building coverage, this constitutes thirty-six percent (36%) of the 327,550 square foot lot.
This forty percent (40%) lot coverage requirement for the I-1 Zoning District was recently eliminated
to encourage expansions.
B. Lot Area: The site area of 7.5 acres is well above the minimum requirement of one acre.
C. Green Area: Per the Zoning Ordinance, at least twenty percent (20%) of the'lot shall remain as a
grass plot, including shrubbery, plantings or fencing, and shall be landscaped. The proposed site
plan indicates that 92,529 square feet include grass and landscape area, or twenty-eight percent
(28%) of the total lot area. Therefore, the site plan meets the twenty percent green space
requirement.
3. City Department Heads and other appropriate staff reviewed the plans on March 18 and issues
discussed included Shingle Creek Watershed approval, the need for exterior lighting details and
illumination contours, corrections needed on landscape plan, and a potential sidewalk installation.
4. The Design & Review Committee met to review the plans on March 19 and issues discussed included
the same issues identified above, plus utilities to be shown on plan, circulation pattern for trucks,
previous setback variance and fire exit issues. Revised plans were submitted as a result of the meeting.
5. The revised plans include the following details:
A. Structure Setbacks and Height: The building meets all I-1 setback requirements, and the twenty (20)
foot rear yard setback was approved with the original building construction. The height of the
addition matches the existing building height and meets the requirement of not exceeding three (3)
stories.
B. Off-Street Parkin.q Spaces: Based on the City's off-street parking requirements, a total of 263
sPaces will be required with 53 of those spaces being required for the expansion. The proposed
plan indicates 265 total off-street parking spaces, therefore, the City's off-street parking
requirements are satisfied.
C. Disability Parking: State Statutes state that for 201 to 300 total parking spaces, seven (7) accessible
parking spaces are required with one of those spaces being van accessible. The site plan shows
that nine (9) spaces are to be utilized for disability parking, therefore, the State's disability parking
requirement is satisfied.
D. Parkin,q Area Dimensions: Per the off-street parking requirements, 90-degree parking stalls, as
proposed, must measure at least 8'-9" in width and 19 feet in depth. In addition, drive aisles must
provide a width not less than 24 feet. All of the proposed parking stalls and drive aisles have been
found to meet or exceed the cited stall dimension requirements.
E. Curbin.q/Surfacin.q: New Hope City Code requires that all off-street parking and driveway areas must
be paved and have perimeter curbing. The proposed site plan indicates that the designated parking,
loading and drive aisles are to be paved and have perimeter curbing.
F. Landscapin,q: The landscaping plan shows eight new plantings and the relocation of some existing
plantings. The location and type of plantings comply with City Code standards. The plant schedule is
as follows:
CODE QUANTITY SIZE PLANT TYPE
A (15) existing verify Colorado Blue Spruce / Picea Pungens
B (10) existing verify Sugar Maple / Acer Saccharum
C (4) existing verify Summit Ash / Fraxinus Pennsylvanica 'Summit'
(2) new 2.5" BB
D (5) existing verify Marshall 'Seedless' Ash / Fraxinus
(6) new 2.5" BB Pennsylvanica 'Marshall Seedless'
E (4) existing verify Redmond Linden / Tilia X Euchlora 'Redmond'
F (10) existing verify River Birch (clump) / Betula Nigra
G (9) existing verify Japenese Tree Lilac (clump) / Syringa Reticulata
H (6) existing verify Spring Snow Flowering Crab / Malus 'Spring Snow'
Q (2) existing verify Norway Pine / Pinus Resinosa
Shrubs existing verify (6) types
The errors on the original plan have been corrected.
G. Gradin,q & Draina.qe: The applicant has submitted a grading and drainage plan, which is subject to
review and approval of the City Engineer and the Shingle Creek Watershed. The condition of the
existing NURP pond must be verified and, if necessary, sediment should be removed. The City
Engineer's comments are included later in this report.
H. Lighting: The applicant has submitted lighting plans. Lighting is standard-mounted light fixtures with
light contours from 5.0 to 0.5 foot candles. The only new light pylons are on the eastern 1/3 of the
lot, near the pond. They are downlights similar to the existing lights.
I. Buildin,q Material: The building plans and elevations indicate that the proposed building material will
be architectural precast panels, aluminum fascias, and glazing that match the existing building
materials. The building plans are subject to review and approval of the City Building Official and
must comply with all applicable Uniform Building Codes. Per the petitioner's correspondence, this
expansion project will provide two seamless additions to the existing building. As is possible,
detailing and finishes will be duplicated on all building facades.
J. Sidewalk: The adjacent church property provides a sidewalk along the length of its property
bordering Quebec Avenue North. Staff is suggesting that a public sidewalk be provided along the
front property line of Paddock Laboratories along Quebec Avenue North to continue this pedestrian
route. This is a policy decision of the Planning Commission and City Council as to its need. The
sidewalk is not shown on the plan, however, staff wanted to raise this as an issue for discussion.
K. Utilities: All utilities and relocated utilities are identified on the plans.
L. Si~na~e: No additional signage is proposed.
M. Snow Stora.qe: Snow storage areas are identified on the plan on the east, west and north side of the
property.
N. Refuse: Existing dumpster enclosure is shown on the plan at the rear of the Phase I building
addition expansion.
6. The City Engineer has reviewed the plans and his comments are as follows: '
A. Staff has previously recommended a sidewalk extension along Quebec Avenue between Winnetka
Avenue and 42"d Avenue and 42"d Avenue to 49"' Avenue. Presently, a sidewalk exists on the south
side of Quebec Avenue abutting the church property to the east of the Paddock L~boratories site. It
is felt a sidewalk to accommodate mixed uses along this alignment such as the church, YMCA,
Sunnyside Park, and Ice Arena on 49t~ Avenue is not unreasonable. In addition, sidewalks in
industrial areas do accommodate employees who may walk during lunch/breaks. It is recommended
a sidewalk be constructed in the boulevard abutting this property.
B. The extension of the parking lot to the east is in an area where 5 feet of cut is required. In addition,
poor soils exist in this area which may have to be removed to accommodate parking lot
construction. The grading effort and removal of excess material shall not impact the existing
condition on Quebec Avenue. The owner shall assume all responsibility for cleaning and repairing
Quebec Avenue resulting from the building expansion.
C. The existing pond located along the east side of the site accommodates existing drainage for
retention/water quality. It is anticipated the site grading/erosion will impact the pond. The owner
shall assume responsibility for cleaning/reshaping the slope adjacent to the pond following the
grading operation.
D. The overland drainage along the west and south wall of the proposed building shall be reviewed to
minimize impacts. The drainage from adjacent properties, proposed slopes/grades next to the
building expansion, and existing soil conditions may warrant storm sewer or drain tile extensions
into these areas. The storm sewer extension along the south property line collecting drainage from
the adjacent cemetery property in Crystal shall be included in a new dedicated easement since the
storm sewer will convey drainage from other properties or be relocated within the existing easement
along the south property line.
E. The truck access route to the loading dock areas shall be reviewed to ensure all required turning
movements can be accommodated.
7. Staff recommends that a Development Agreement and performance bond be required, as is per routine
City policy.
8. Staff commends the petitioner on the submitted plans.
RECOMMENDATION
Staff recommends approval for site/building plan review to allow the building additions, subject to the
fo!lowing conditions:
1. Shingle Creek Watershed written approval is required because the lOt is over five acres in size.
2. The condition of the existing NURP pond must be verified and, if necessary, sediment should be
removed.
3. Plant sizes should comply with the minimum plant sizes specified in City Code.
4. Discuss potential construction of public sidewalk along front property line of this site.
5. Compliance with City Engineer recommendations.
6. Development Agreement to be executed and performance bond provided (amount to be determined by
City Engineer and Building Official).
tachments: Zoning/Addmss/Topo Maps
Petitioner's Correspondence
Site Plan
Site Data
Survey
Grading & Utility Plan
Landscaping Plan
Plant Schedule
Main Level Floor Plan
Exterior Elevations
Planni'ng Consultant's Report
City Engineer's Comments
Application Log
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March 27, 1998
Mr. Kirk McDonald, Community Development Coordinator, and
City of New Hope Planning Commission
City Hall
4401 Xylon Avenue North
New Hope, MN 55428
RE: Additions and Alterations to:
PADDOCK LABORATORIES, INC.
3940 Quebec Avenue North
New Hope, MN 55427
Comm. No. 409.05-98
Dear Kirk:
Enclosed find revised submittal drawings for the subject project: ten (10) sets of blueline
prints, one (1) set of 8-1/2 x 11 reductions and one (1) set of 8-1/2 x 11 transparencies.
Additionally, per your request, please accept this letter as a descriptive narrative of the work
of our proposed project:
Paddock Laboratories, Inc., as it exists today, is an 80,000 square foot pharmaceutical
manufacturing facility located at 3940 Quebec Avenue North, in what was platted as the
Village Industrial Park. Paddock Laboratories relocated their entire operation to this
facility when the building was completed in 1994.
Since that time, Paddock Laboratories has experienced continued, substantial growth of its
business - growth that now requires expansion of its-facilities and related site amenities.
Though office expansion was designed into the existing building, that is not the type of
space now required: warehouse, production and laboratories.
So as to satisfy current needs, this project, scheduled for completion on or about January,
1999, is comprised of two parts: a 19,830 square foot expansion of the building's
warehouse component to the east and a one-story, 16,524 square foot expansion of
production and laboratory facilities to the west. Additionally, our planning will include
accommodation of a future, approximately 15,840 square foot warehouse expansion at the
southeast portion of the site. When this future warehouse expansion is completed (no
timetable for same exists) it is our understanding that development of this site will be
complete.
With respect to this project's impact on the neighborhood, the existing Paddock
Laboratories facility should never be confused with what may be considered a typical
office/manufacturing/warehouse building. During planning for the original structure, the
owner, Bruce Paddock, made a decision to invest heavily in enhanced architectural
detailing and finishes, The end result, in our opinion, is one of the most distinguished and
distinctive corporate facilities in the Twin Cities metropolitan area.
Our design for this expansion project will provide two rather seamless additions to the
existing building. As is possible, existing exterior detailing and finishes will be duplicated
on all building facades.
Also, no additional requests for variances or exceptions to current zoning code
requirements are tied to this application for approval. It is our intention to comply with all
setback, parking, landscaping and site coverage requirements.
5KD ARCHITECTS, INC.
8:''}°l~xc°mm~409x05xe°re~ ~r~;~C o $278-d°~ 3940 QUEBEC AVE. N.
SUITE 202
MINNEAPOUS, MINNESOTA 55427
(612) 591-6115 ,, FAX (612) 591.6119
page 2
We look forward to our meeting with the Planning Commission on April 7. If you have any
questions concerning either our application or brief project description, please call.
Sincerely,
SKI) Architects, Inc.
Vice Presiden~j
end.
copy: Ed Maloney, Paddock Laboratories
I I I I II
I ':)NI 'S31~lOJ.Y'dO'SV'l )130aClVd J I s I J i~ ~
· ' m~A ~i~ NC~RTHWES'T ASSOCIATED CONSULTANTS
~' COMMUNITY PLANNING ' DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Kirk McDonald
FROM: Cynthia Putz-Yang/alan Brixius
DATE: 30 March 1998
RE: New Hope - Paddock Laboratories Site Plan Review
FILE NO: 131.01 - 98.02
BACKGROUND
The City of New Hope has received a request from SKD Architects on behalf of Paddock
Laboratories, for the expansion of the Paddock Laboratories, Inc. located at 3940 Quebec
Avenue North in what was platted as the Village Industrial Park. Paddock Laboratories, Inc.,
as it exists today, is an 80,000 square foot pharmaceutical manufacturing facility completed
in 1994. The subject site is currently zoned I-1 Industrial District. As the addition proposed
is greater than ten percent of the gross building area, the applicant is required to obtain a site
and building plan review of the proposed addition.
The proposed phase one expansion is required to accommodate the expanding demand of
for warehouse, production and laboratory space. This project includes a 19,830 square foot
· expansion of the building's warehouse component to the east and a one-story, 16,524 square
foot expansion of the production and laboratory facilities to the west. Any future expansions
will require site and building.plan review.
Attached for Reference:
Exhibit A - Site Location
Exhibit B - Site Plan
Exhibit C - Site Survey
Exhibit D - Grading and Utility
Exhibit E - Landscape Plan
Exhibit F - Floor Plan
Exhibit G - Exterior Elevations
5'~75 WAYZATA BOULEVARD, SUITE 555 ST, LOUIS PARK, 1'41NNESOTA 554 I ,~
PHONE 6 I 2-595-9636 FAX 6 I P_-595-g837
RECOMMENDATION
Based upon the following review, our office recommends approval of the site plan subject to
the following conditions:
1. Shingle Creek Watershed written approval is required because the lot is over five
acres in size.
2. The condition of the existing NURP pond must be verified and, if necessary, sediment
should be removed.
3. Staff is suggesting that as a condition of site plan approval, a public sidewalk along
Quebec Avenue North be constructed along the front property line of this site. This is
a policy decision of the planning commission and city council as to its need.
4. Plant sizes should comply with the minimum plant sizes specified in City Code.
ISSUES AND ANAL YSIS
Land Use. The proposed warehouse/production/laboratory use is considered a permitted
land use within the I-1, Limited Industrial Zoning District.
Lot Size. The site area of 7.5 acres is well above the minimum requirement of one acre.
Structure Setbacks and Height. Building meets all I-1 setback requirements, and the
twenty (20) foot rear yard setback was approved with the original building construction. The
height of the addition matches the existing building height and meets the requirement of not
exceeding three (3) stories.
Lot Coverage. The proposed additions and the existing structure together total 116,605
square feet of gross building coverage, this constitutes thirty-six percent (36%) of the 327,550
square foot lot.
Green Area. Per Section 4.145 of the Zoning Ordinance, at least twenty percent (20%) of
the lot shall remain as a grass plot, including shrubbery, plantings or fencing, and shall be
landscaped. The proposed site plan indicates that 92,529 square feet include grass and
landscape area, or twenty-eight percent (28%) of the total lot area. Therefore, the site plan
meets the twenty percent (20%) green space requirement.
Off-Street Parking Spaces. Based on the City's off street parking requirements, a total of
263 spaces will be required with 53 of those spaces being required for the expansion. The
proposed plan indicates 265 total off-street parking spaces, therefore, the City's off-street
parking requirements are satisfied.
Disability Parking. State Statues states that for 201 to 300 total parking spaces, seven (7)
accessible parking spaces are required with one of those spaces being van accessible. The
site plan shows that nine (9) spaces are to be utilized for disability parking, therefore the
State's disability parking requirement are satisfied.
Parking Area Dimensions. Per the regulations of Section 4.036 (off-street parking
requirements), 90 degree parking stalls, as proposed, must measure at least 8'-9" in width
and 19 feet in depth. In addition, drive aisles must provide a width not less than 24 feet. All
of the proposed parking stalls and drive aisles have been found to meet or ex. ceed the cited
stall dimension requirements.
Curbing/Surfacing. New' Hope City Code requires that all off-street parking and driveway
areas must be paved and have perimeter curbing. The proposed site plan indicates that the
designated parking, loading and drive aisles are to be paved and have perimeter curbing.
Landscaping. The landscaping plan shows two new plantings and the relocation of some
existing plantings. The location and type of plantings comply with City Code standards. The
size must meet City Code minimum standards.
Grading & Drainage. The applicant has submitted a grading and drainage plan. Said plan
shall be subject to review and approval of the City Engineer and the Shingle Creek
Watershed. The condition of the existing NURP pond must be verified and, if necessary,
sediment should be removed.
Building Material. The building plans and elevations indicate that the proposed building
material will be architectural precast panels, aluminum fascias, and glazing that match the
existing building materials. The building plans are subject to review and approval of the City
Building Official and must comply with all applicable Uniform Building Codes.
Sidewalk. The adjacent church property provides a sidewalk along the length of its property
bordering Quebec Avenue North. Staff is suggesting that a public sidewalk be provided along
the front property line of Paddock Laboratories along Quebec Avenue North to continue this
pedestrian route. This is a policy decision of the planning commission and city council as to
its need.
Lighting. The applicant has submitted lighting plans. Lighting is standard-mounted light
fixtures with light contours from 5.0 to 0.5 foot candles.
CONCLUSION
Our office recommends approval of the proposed site plan subject to the conditions listed
within the recommendation portion of this report.
Pc: Doug Sandstad
Mark Hanson
Steve Sondrall
· " City
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BONESTRO0 ROSENE ANDERL[K ~ 6126361311 04/01/98 08:57 ~ :02/02 N0:028 '
Memorandum
TO: Kirk McDonald, Doug Sandstad
FROM: Mark Hanson, City Engineer
DATE: March 31, 1998
SUBJECY: Paddock Laboratories, Inc.
Building Expansion
Our File No. 34-Gen (898-08)
We have reviewed the above building expansion and recommend the following:
· Staff ha.,; previously recommended a sidewalk extension along Quebec Avenue between
Winnetka Avenue and 42NO Avenue and 42"a Avenue to 49th Avenue. Presently, a
sidewalk exists on the south side of Quebec Avenue abutting the church property to the
east of the Paddock Laboratories site. It is felt a sidewalk to accommodate, mixed uses
along this alignment such as the church, YMCA, Sunnyside Park, and lee Arena on 49'h
Avent~ is not unreasonable. In addition, sidewalks in industrial areas do accormnodate
employees who may walk during lunch/breaks. It is reconunended a sidewalk be
constructed in the boulevard abutting this prop~t~y,
The extension of the parking lot to the east is in an area where 5' of cut is required. In
addition, poor soils exist in this arvn which may have to be removed to accommodate
parking lot construction. The grading effort and removal of excess material shall not
impact the existing condition on Quebec Avenue. The owner shall assume all
responsibility for cleaning and repairing Quebec Avenue resulting from the building
expansion.
The existing pond located along the east side of the site accommodates existing drainage
for retention/water quality. It's anticipated the site grading/erosion will impact the p~md.
Thc owner shall assume responsibility for cleaning/reshaping the slop~ adjacem to the
pond following the grading operation.
The overland drainage along the west and ~south wall of the prol:n~sed building shall be
reviewed to minimize impacts, The drainage from adjacent properties, proposed
slopes/grades next to the building expansion, and existing soil conditions may warrant
storm gwer or drain tile extensions into these area.s. The storm sewer extension along
the south property line collecting drainage kern th~ adjacent cemetery property in Crystal
shall be included in a new dedicated easengnt since the storm sewer will convey drainage
from other properties or be relocated within the existing ea.$~ment along the south
property line.
The truck access route to the loading dock areas shall be reviewed to ensure all required
tun~ng movements can be accommodated.
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
98-05 Bruce Paddock 3113~98 5113~98 7111198
Paddock Laboratories
3940 Quebec Avenue N
New Hope, MN 55427
546-4676
Mark Longworth '
SKD Architects
591-6115
Boxes A-C and E-F will always be filled out. VVhether the other boxes are filled out depends on the City's procedures and the date of a specific application.
A. Assign each application a number.
B. List the Applicant (name, address and phone).
C. List the date the City received the application.
D. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within 10 business days after the
date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line.
E. To calculate the 60-day limit, include all calendar days.
Fo To calculate the 120-day limit, include all calendar days.
G. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G
must come before the date in Boxes E and F.)
H. List the deadline under any extension or waiver.
I. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.)
J. List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the' time limit, but also notifies the Applicant before
the time limit expires.
CITY OF NEW HOPE
PLANNING CASE REPORT
Planning Case: 97-27
Request: Ordinance Amending the New Hope Zoning Code by Modifying the Regulations
Applicable to Accessory Buildings and Garages in Residential Districts
Location:
PID No.:
Zoning: R-1 Single Family, R-2 Single and Two-Family, R-3 Medium Density Residential,
Zoning Districts
Petitioner: City of New Hope
Report Date: April 3, 1998
Meeting Date: April 7, 1998
BACKGROUND
1. The City of New Hope is requesting consideration of an ordinance amending the New Hope Zoning
Code by modifying the regulations applicable to accessory buildings and garages in residential districts.
2. Staff is recommending that this ordinance amendment be tabled until the May $ Planning
Commission meeting. A public hearing notice was published for this hearing and that is why this item
is on the agenda.
3. Although this ordinance amendment was discussed at the March Codes & Standards meeting,
subsequent to that meeting staff have discussed making additional revisions to the ordinance.
Staff desires to discuss these potential revisions with the Codes & Standards Committee before
presenting the ordinance to the full Commission. Staff anticipates that this can be accomplished at
the April Committee meeting.
RECOMMENDATION
Staff recommends tabling discussion on this ordinance amendment until the May 5 Planning Commission
meeting.
NOTICE OF PUBLIC HEARING TO CONSIDER ORDINANCE
AMENDING .NEW HOPE ZONING CODE BY
MODIFYING THE REGULATIONS APPLICABLE TO
ACCESSORY BUILDINGS AND GARAGES IN
RESIDENTIAL DISTRICTS
City of New Hope, Minnesota
Notice is hereby given that the Planning Commission of the City of New Hope,
Minnesota, will meet on the 7th day of April, 1998, at 7:00 o'clock p.m. at the City Hall,
4401 Xylon A~enue NoAh, in said City for the purpose of holding a public hearing to
consider the adoption of an ordinance amending the New Hope Zoning Code.
Said ordinance will have the affect of amending §4.032(3) regulating the setback
requirements in residential zoning districts for accessory buildings and garages.
Specifically, said structures will be allowed in side and rear yards subject to the
regulations set forth in amended §4.032(3).
All persons interested are invited to appear at said hearing for the purpose of
being heard with respect to the zoning code amendment.
Accommodations such as sign language interpreter or large printed materials are
available upon request at least 5 working days in advance. Please contact the
City Clerk to make arrangements (telephone 531-5117, TDD number 531-5109).
Dated the 16th day of March, 1998.
s/Valerie J. Leone
Valerie J. Leone
City Clerk
(Published in the New Hope-Golden Valley Sun-Post on the 18th day of March, 1998.)
Memorandum
To-' Planning Commission Members
From: Kirk McDonald, Director of Community Development
Date: April 3, 1998
Subject-' Miscellaneous Issues
NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with
additional detail on CouncillEDA actions. It is not required reading and is optional
information provided for your review, at your discretion.
1. March 9 Council Meetina - At the March 9 Council meeting, the Council took action on the following
planning/development/housing issues:
A. Project #638, Resolution Awarding Contract for Lighted Field Dugout Replacement:
Approved, see attached Council request.
B. Project #639, Resolution Awarding Contract to Brauer & Associates for Civic Center Master
Plan: Approved, see attached Council request.
C. Project #608, Resolution Awarding Contract to E&V Consultants and Construction Managers
to Serve as City's Owner Representative for City Hall Mold/Air Quality Project: Approved, see
attached Council request.
D. Project #608, Resolution Authorizing Hiring of JQP, Inc. to Provide Consulting Services
Pertaining to Accessibility Re: City Hall Mold/Air Quality Proiect: Approved, see attached
Council request.
E. Project #617, Report on Bike Lane Public Meetina: Council accepted CAC recommendations,
see attaChed Council request.
F. Recommendation from Citizens Advisory Commission Regarding Duk Duk Daze Festival:
Council accepted CAC report, see attached Council request.
2. March 23 Council Meetin~ - At the March 23 Council meeting, the Council took action on the following
planning/development/housing issues:
A. Proiect #604, Resolution Approving Contract Between the City of New Hope and Allied
Blacktop for the 1998 Crack Repair and Sealcoat Proiect: Approved, see attached Council
request.
B. Recommendation from Citizen Advisory Commission Regarding Meadow Lake Tennis
Courts: See attached Council request, Council accepted CAC recommendations.
C. Project #600, Resolution A~r~rovin_cl a Housin.q Improvement Special Assessment Fee for the
Sandpiper Cove Housing Improvement Area Pursuant to Minn. Stat. §§428A.11 Throu.qh
428A.21: Approved, see attached Council request.
D. Project #597, Discussion Regarding Real Estate Purchase Contract for City-Owned Prope~y
at 9200 49~ Avenue North: Declined offer until discussions are concluded with Upper Midwest,
see attached Council request
E. Project #608, Motion Approving Plans and Specifications and Authorizing Advertisement for
Bids for City Hall Indoor Air Quality and Remodeling Project: Approved, see attached Council
request and plans.
F. Ordinance No. 98-04, Planning Case 97-31, An Ordinance Amending the New Hope Zoning
Code by Reducing the Rear Yard Setbacks in the R-1 and R-2 Zoning Districts and
Amending the Setback Regulations on Collector Streets and Thoroughfare,,,: Adopted as
recommended by the Commission, see attached Council request.
'G. Approval of the 1998 City Plan and Vision: Approved, see attached Council request.
H. Project #635, Approval of Bids for Basketball Court Resurfacing in 5 Park*=: Approved, see
attached Council request.
5. Codes & Standards Committee - The Committee met in March to discuss the commercial child care
text amendment in the B-4 District, R-1 accessory buildings, Sign Code, and certificates of survey. The
commercial day care and accessory building text amendments will be considered by the full
Commission at the April 7 .Planning Commission meeting. The Committee will meet again in April to
continue discussion on the Sign Code, surveys and other issues.
6. Design & Review Committee - Design & Review met in March to review plans for *all of the
applications submitted for the April Planning Commission meeting.
7. Comprehensive Plan Update Committee - The Committee did not meet in March as the land use
portion of the plan was not ready for review. A meeting will be scheduled in April, with Planning
Commission review sometime this summer.
8. Project Bulletins - Enclosed is a letter mailed in March to residents who reside near to Dorothy Mary
Park inviting them to attend a neighborhood meeting regarding potential park improvements.
9. 1997 Executive Summary - Attached for your information are the 1997 Executive Summaries relative
to planning and development, housing and engineering issues.
10.47th/Aquila Avenue Water Tower - Attached for your information is the revised schematic design for
the building improvements proposed for the 47~/Aquila Avenue water tower. These are minor building
improvements and will not be presented to the Planning Commission. I am forwarding this detail to you
for informational purposes.
11. Other planning/housing/development issues that staff have been working on, that will probably be
considered at the May Planning Commission meeting, include:
A. Conductive Containers, Inc. expansion
B. PPL/Bass Lake Road housing redevelopment
C. Post Haste Comprehensive Sign Plan
D. Many other potential developments underway that may file
Attachments: Lighted Field Dugout Ordinance No. 98-04
Civic Center 1998 City Plan
City Hall Mold/Air Quality Project Basketball Court Resurfacing
Bike Lake Project Bulletin
Duk Duk Daze Executive Summary
1998 Crack Repair & Seal Coat 47~/Aquila Water Tower
Meadow* Lake Tennis Courts
Sandpiper Cove
9200 49~ Avenue
City Hall Air Quality & Remodeling Project/Plans
t I/F UEST Olt ACTION
Originating Depa~tm~t Approved for ~e~a ~da ~on
Pa~s and Re~eation ~3~198 Co n sen
Shad Fren~~~ [t~ No.
~ 6.13
m
R~8OLUT)ON A~ARD(N~ CONT~O~FOR L)~H~D F)ELD DUgouT REP~CEUENT
m m m mm
On ~u~dmV, m de()ve~ t~ok ~m ~mge Oompmnv ~o~ mt ~m mhd' ~one Avenue ~omeho~
Fo)(~ ~om the pm~n~ )or do~ the h~)), )nto the
dugout ~mm m to~) )o~. ~e fen~n~ and retm)n)n~
~t ~eek )n Ap~L 8~ mhd the en~(n~m ~ UP p~mnm mhd m~fionm bm~ed on the dugout
~ON B~ ~O~ ~ ...........
RF UEST FOR ACTION
Originating Depa~ huent Approved for Agenda Agenda Section
Parks & Recreation Consent
T~C~T~T .O 3/9198 '
Shad French . Item No.
B~. 6.14
RESOLUTION AWARDING CON BRAUER & ASSOCIATES, LTD. FOR CIVIC
CENTER MASTER PLAN PROJECT/~639 -
At the February 23, 1998 City Council meeting, staff was directed to negotiate a contract with a
park planner to develop a master plan for Civic Center Park. Brauer and Associates, Ltd. was the
planner who worked with the City on the Northwood Park project in 1997 and so Mr. George
Watson was contacted. Mr. Watson's fee is an houdy one not to exceed $5,200.00 for this
project.
Staff recommends approval. TIF funds are available for this expenditure. The scope of work
includes meetings with CAC and the neighborhood to gather public input before a plan is
developed. It is anticipated that a final plan will be developed by spring of 1998.
MOTION BY . SECOND BY
TO:
Review: Admin/st~t~n: Finance:
Originating DepaxLu~ent Approved for Ager~la Agenda Section
Parks & Recreation ~ Consent
3/9/98 Item No.
By: Shad French By:. 6.15
RESOLUTION AWARDING CONTR~T TO E&V CONSULTANTS AND CONSTRUCTION
MANAGERS TO SERVE AS CITY'S OWNER REPRESENTATIVE FOR CITY HALL MOLD/AIR
QUALITY PROJECT (IMPROVEMENT PROJECT # 608)
City Hall is experiencing a significant mold problem which needs to be mitigated. Staff
recommends that E&V be contracted with as Owner's Representative for this project. The
attached contract contains a Team Responsibilities Chart which describes E&V's role in this
project. The preliminary budget for the project at this point is approximately $665,000 including an
amount for E&V.
Staff recommends that E&V be hired for this project in the role of Owner's Representative.
MOTION BY SECOND BY
Review: Adminlstrat~n: Finance:
~' RF-4~T FOR ACTION
Originating Depa~t~ent Approved for Agenda Agenda Section
Consent
Parks & Recreation ~ 3/9198 Item No.
By': Sharl French ~~'/ 6.16
/
RESOLUTION AUTHORIZING HIRING OF JQP, INC. TO PROVIDE CONSULTING SERVICES
PERTAINING TO ACCESSIBILITY RE: CITY HALL MOLD/AIR QUALITY PROJECT
(IMPROVEMENT PROJECT # 608)
Staff recommends that JQP, Inc. be hired to provide consulting services for the purpose of
assisting in complying with applicable codes, laws, and design guidelines pertaining to
ac, c~ssibility for persons with disabilities as part of the mold/air quality project at City Hall
(Improvement Project #608). Julee Quarve Peterson completed an audit on all City facilities in the
early 1990's and has returned periodically to consult when issues related to accessibility have
adsen and/or when remodeling projects were contemplated such as project #608 at City Hall.
Staff recommends that JQP, Inc. be hired to provide this service for improvement project ~608.
Total fee is a not to exceed pdce of $2,200. Related expenses are not to exceed $300. TIF funds
are available for this expenditure.
MOTION BY SECOND BY
Review: A~tlon: Finance:
'° RFA-001 ~
I ., [TEST FOR ACTION
Or'~lnatmg Department Approved for Agenda Agenda Section
Public Works ~ 3-9-98 Development & Planning
Item No.
]~. Jeannine Clancy I~. 8.1
/
REPORT ON BIKE LANE PUBLIC MEETING; PROJECT'017
The 1995 City of New Hope Transportation Plan included documentation to provide for a
system of pedestrian and bicycle trails and paths. Many of these trails and paths are located
on or adjacent to Municipal State Aid Streets.
In 1998, the City is scheduled to sealcoat many of its Municipal State Aid streets. As a result,
an opportunity exists to cost effectively re-stripe certain streets to accommodate bike lanes.
The streets that are scheduled for a sealcoat and are identified in the Transportation Plan as
possible corridors for bike lanes include:
· Boone Avenue (Medicine Lake Road to 62"~ Avenue)
· Quebec Avenue (49"' Avenue to 42"~ Avenue)
· 49~ Avenue (Boone Avenue to TH 169 and Winnetka Avenue to Quebec Avenue)
.. The City Council directed the Citizen Advisory Commission to hold a public meeting to consider
this issue. The Commission scheduled a public meeting.on February 23, 1998. A presentation
was made by staff and public testimony was taken. While the minutes of this meeting are
attached, the comments which are germane to the bike lane issue generally fall into the
following categories:
MO'~ION BY ,, SECOND BY ....
TO:
Review: Admtntstratton: Ftnance:
Bike Lane Public Meeting
Project 617
March 9, 1998
Page 2
1. Adding bike lanes would croats an unsafe condition and will create congestion in the
right of way. The City should consider budgeting for bike paths in future projects.
Staff Response: If the City were to re-stripe Boone Avenue to accommodate bike lanes, the
driving lanes would be reduced from the current width of 14 feet to 12 feet. If the City were
to re-stripe Quebec and 49~ Avenues for bike lanes, the driving lanes would be reduced
from the current width of 14 - 16 feet to 11 feet.
Staff will identify the cost of bike lanes or paths on future street improvement projects where
bike paths are recommended. This would be in addition to funding for 'pedestrian/bike
paths that has been included in the years 2000 through 2002 Capital Improvement
Program. "
2. Elimination of parking would create a hardship on the adjacent properties.
Staff Response: On Boone Avenue, a .joint use parking and bike lane could be
accommodated on both sides of the street. On Quebec and 49~ Avenues, the current
parking restrictions that prohibit parking on one side would remain in force with or without
bike lanes.
3. The speed of traffic on Boone Avenue ie in exceee of the posted 30 miles par hour.
More enforcement ie needed.
Response: The Police Department is aware of concerns about the speed of traffic on
Boone Avenue. The Department will continue to utilize the SMART Trailer to increase
awareness of the speed limit as well as target this street for traffic enforcement.
4. The City should consider posting additional speed limit signs on Boone Avenue.
Staff Response: Staff has evaluated the need for additional speed limit signs on Boone
Avenue. The City adheres* to the Minnesota Manual on Uniform Traffic Control Devices
(MMUTCD) for placement of on regulatory street signs. The MMUTCD indicates that
"Speed limit signs...shall be located at the points of change from one speed limit to another.
Additional signs shall be installed beyond major intersections and at other locations where it
is necessary to remind motorists of the limit that is applicable.'
In applying the standard set forth by the MMUTCD, it appears that one additional speed
limit sign should be installed on northbound Boone Avenue just north of Bass Lake Road.
Staff is proceeding with installation of the sign.
5. The City should consider sweeping the streets more often so that bicyclists do not
have to ride in the sand and other street debris.
Staff Response: The City sweeps ail city streets two times per year and Hennepin County
sweeps the county roads once per year. If staffing levels permit and conditions warrant, the
city's major streets may be swept one additional time. Should Council desire streets to be
swept more often, provisions for this cost would have to be made in the budget.
IIII
Bike Lane Public Meeting
/
Project 6t 7
March 9, 1998
Page 3
6. The City should consider using asphalt maintenance techniques other than
eealcoating because of the loose aggregate that results from this maintenance effort.
Staff Response: The City sealcoats its streets on a rotation basis so that each street
receives a sealcoat once every five to six years. The process of sea!coating does result in
loose aggregate on the streets for a pedod of approximately four days; however, this has
been reduced from the previous practice of leaving the loose aggregate on the streets for
approximately 10 days. Staff acknowledges that the loose aggreQate is an inconvenience to
the bicyclists and automobile ddvers who use the street. While there are alternatives to
sealcoating such as a fog seal or a slurry seal, sealceating is the most accepted pavement
maintenance practice on city streets in the metropolitan area. If Council wishes staff to
research other alternatives or consider expanding the length of rotation period for the 1999
program budget, staff will do so. However, staff recommends that the City proceed with the
1998 project in order to avoid to a late placement of the seaicoat and to obtain a favorable
bid for the City.
Citizen Advisory Recommendation:
The Citizen Advisory Commission recommends that:
· The City re-stripe the Boone Avenue, Quebec Avenue and 49"~ Avenue in their current
configurations without bike lanes.
· That the City Council direct staff to install signs on Boone Avenue (62"~ Avenue to Medicine
Lake Road), Quebec Avenue (49"~ Avenue to 42= Avenue) and 49"' Avenue (TH 169 to
Boone Avenue and Winnetka Avenue to 49"' Avenue) that indicate that the curb lane is a
joint use lane for parking and bicyclists. Such signs typically* have symbols which indicate
an automobile and a bicycle.
· As the City proceeds with future street projects where bike lanes or paths are proposed,
consideration be given to incorporating the bike lanes/paths into the project scope and
budget. In addition, that the Council continue to consider including bike paths in future
capital improvement budgeting efforts.
Chair Roger Rubin will present the Commission's. recommendations to the Council on Monday
evening.
If directed to do so by Council, staff will research and identify appropriate signs indicating that
the curb lane is a joint use lane for parking and bicyclists. These signs could be installed as
part of the street name sign replacement project that is scheduled to proceed in 1998.
t REQ~T*FOR ACTION
Originating Department Approved for Agenda Agenda Section
Parks and Recreation (,,-'"')3/9198 Development & P1 anni n~
Shad French~/~ Item No.
RECOMMENDATION FROM CITIZEN ADVISORY COMMISSION REGARDING DUK DUK
DAZE FESTIVAL --
The New Hope Citizen Advisory Commission discussed the Duk Duk Daze festival at their
November 17, 1997 meeting. They also discussed it again at their December 15"' meeting along
with the City Attorney who lead a discussion on the noise issue. At that same meeting CAC
invited neighbors and festival representatives in the audience to share their comments on DDD.
After that meeting, Commission Brenda Gassman attended the DDD festival committee meeting
in January to help facilitate a discussion between the neighbors and committee to consider way~s
in which the festival could be made better for all involved. At the CAC meeting on January 20"',
Commission Gassman reported the results of the DDD festival committee meeting. The issues
that came up from the neighborhood at each discussion included noise, alcohol, trash and
location.
After the 1/20 CAC meeting, a list of suggestions was shared with City Staff and the DDD festival
committee members. CAC asked for comments re: the suggestions before their February 26"~
meeting. On February 26"' the CAC held a discussion on DDD with neighbors, the festival
committee, the Lions and Women of Today representatives. At that meeting comments from staff
as well as comments from the DDD festival committee regarding the list of suggestions were
shared with the audience. The audience was then given time to share any comments they
wished. Again the issues that came up from the neighborhood involved location, noise, trash and
use of alcohol. (Attached are the list of suggestions from CAC, the comments from staff, and the
comments from the DDD festival committee as are minutes from the CAC meetings from
November, .December, January, and February 1998.)
MOTION BY SECOND ElY
TO: i
" I RFA-OO1 mmmmmm
After all the discussions, input from neighi~orS*,* st~ff, ~hd DDD festival committee members, CAC
recommends that 'the Commission report [to Council] both the negatives and positives that have
been presented by the public regarding [the Duk Duk Daze] celebration, and that [CAC]
recommend that the City Council continue the festival in its present location and support every
effort to make it less impactful and more palatable to the neighborhood involved. The CAC also
suggests the possibility of rotating the festival between two or three sites if aitemate sites could be
determined."
Chairperson Roger Rubin will be in attendance on Monday night to present to Council the
Commission's recommendation regarding the Duk Duk Daze festival.
COr. INCIL ~-~
REQUEST FOR ACTION '
Originating Department Approved for Agenda Agenda SecUon
Public Works 3-2,3-98 Consent
Item No.
E~,: Jeannine Clancy By:. 6.6
RESOLUTION APPROVING CONTRACT BETWEEN THE CITY OF NEW HOPE AND ALLIED
BLACKTOP FOR THE 1998 CRACK REPAIR AND SEALCOAT PROJECT (IMPROVEMENT
" ~/i04
Staff has received bids for the 1998 Crack Repair and Sealcoat project. The following is the
results of the bidding for the base bid only: *-
.. Vendor * Baee Bid
Allied Blacktop $257,554.20
ASTECH Corp. $264,210.40
Bituminous Roadways, Inc. $269,711.50
The base bid project area includes the following streets and parking lots:
· 49~ Avenue (TH 169 to Boone Avenue and Winnetka Avenue to Quebec Avenue)
· Boone Avenue (62" Avenue to Medicine Lake Road)
· Quebec Avenue (49~ Avenue to 42" Avenue)
· Nevada Avenue (36~ Avenue to Valley Place)
· Streets in the northwest industrial park area including the TH 169 Service Road, Science
Center Ddve, Research Center Roads, International Parkway, 51'* Avenue, 52" Avenue,
and Hillsboro Avenue.
· Northwood Park -'
· Lighted Ballfield
Staff is also recommending that alternate 3, Victory Park in the amount of $2,711.65 be
awarded. Alternjte I (62"~ Avenue) and Alternate 2 (Winnetka) will be delayed until 1999 in
order to meet budget.
Therefore, the recommended contract award amount is $260,265.85.
MOTION BY SECOND BY
TO:
Review: AdministraUon: ' - ~ - Finance:
RFA-O01
Request for Action
1998 Sealcoat Program Contract Award
March 23, 1998
Page 2
Pdor to commencement of sealcoating by the contractor, Public Works staff and the contractor
completes miscellaneous asphalt patching as well as curb and gutter replacement. In addition,
.. seasonal staff places door hangers in the neighborhood to alert residents of the upcoming
project.
Crack repair and sealcoating is an annual maintenance activity in which oil and rock are applied
to the street surface. This helps reduce deterioration of the asphalt and provides for better
traction in the rain and Snow. Work is scheduled so that all streets are sealcoated once every
five years. The project will take approximately 30 days and will occur during the summer
months. ,
Funding for this program is available in the 1998 Streets Maintenance Operating Budget (for the
street sealcoating), and the Storm Sewer Operating Budget (for catch basin and curb\gutter
repair), and the 1998 Capital Improvement Program.
Staff requests approval of the resolution.
COUNCIL
'{,,t.(~/u) REQUEST FOR ACTION
Originating Depa~tmeiat Approved for Agenda. ... Agenda Section
Parks and Recreation 3/23/98- Cons ent
Shari French X~-) Item No.
By:. ~~ 6.14
/
RECOMMENDATION FROM CITIZEN ADVISORY COMMISSION REGARDING MEADOW
LAKE SCHOOL TENNIS COURTS
The New Hope Citizen Advisory Commission discussed the interest in tennis in this community at
their 3/16/98 meeting as directed by Council. An article was placed in the last City Report inviting
members of the community to join in this discussion and three people came. After much discuss
the commission made a recommendation that the City consider adding at least two courts to the
existing four courts at Civic Center. This will be discussed as part of the Civic Center Master Plan
to be presented to Council later this spring. They also recommended in this same motion that the
City rebuild the courts at Meadow Lake School as well as Civic Center during 1998 because the
Meadow Lake courts are in such poor shape. The Park ClP contains funding for both projects but
the Meadow Lake project was planned to take place in 1999. Because two years of the ClP are
funded at a time, the money is there to rebuild both sites. Staff recommends that council approve
this recommendation from CAC regarding Meadow Lake tennis courts and direct that plans and
specs be prepared for this project. Staff further recommends that the Meadow Lake courts not be
opened for usage this year until the rebuilding project is completed because of the concerns re:
the poor condition of these courts.
MOTION BY SECOND BY
TO:
Review: Administration: ....... Finance:
RFA-O01
OrlgmaLt.~ Depa~Lment Approved for A¢enda _ ..4~ertda Sect. ton
e'UOllC Heanng
Community Development
3-23-98
Item No.
By:. Kirk McDonald By:. 7.1
PUBLIC HEARING: RESOLUTION APPROVING A HOUSING IMPROVEMENT SPECIAL
ASSESSMENT FEE FOR THE SANDPIPER COVE HOUSING IMPROVEMENT AREA PURSUANT TO
MINN. STAT. §~428A. 11 THROUGH 428A.21 (IMPROVEMENT PROJECT NO. 600)
At the January 12 Council meeting, the Council approved an Ordinance Establishing a Housing
Improvement Area for the Sandpiper Cove Townhome Development to provide financial assistance to
upgrade the extedor of the properties. Sandpiper Cove is a townhouse development located at 8101-
8953 42=~ Avenue North that contains 36 owner-occupied townhomes. The complex is 20 years o~ and
there are significant exterior deterioration problems. The association approached the City for finlncial
assistance and the City Attorney assisted by introducing staff to new legislation that allows the City to
loan funds to the development and to assess benefiting properties for improvements. The ordinance was
subject to several conditions, including:
1. Association must provide the City with a financial plan indicating the Association will be able to
finance the construction, maintenance and operation of the improvements made to the common
elements of the property and a long-range plan for capital improvements;
2. The association must enter into a Development Agreement with the City;
3. A final determination regarding special assessment costs to each unit needs to be made and a
second public headng held on the special assessment against each housing unit; and
4. The adoption of the January ordinance and any resolution imposing special assessments are both
subject to a veto by 35 percent of the homeowners within the Association within 45 days after the
adoption of the ordinance or resolution.
The 45-day pedod for the veto from homeowners expired on March 9 and no objections were received,
therefore, the ordinance establishing the Housing Improvement Area is effective.
This is the second public headng in the prOcess, the intent of which is to .consider a Resolution
Approving a Housing Improvement Special Assessment Fee for the Sandpiper Cove Housing
Improvement Ama Pursuant to Minn. Stat. §§428A. 11 Through 428A.21. The City Attorney has indicated
that pdor to the adoption of this resolution, the City needs the following documents form the Rockford
Owners Association:
MOTION BY SECOND BY
TO:
P, evtew: Administration: Finance:
RFA-O01
Request for Action Page 2 3-23-~8
1. A FinanCial Plan prepared by Reserve Data Analysis indicating how the Association will
maintenance and operation of the common elements and its long-range plan to conduct and fin',. .~e
capital improvements within the housing ama; and
2. A signed Petition from at least 25 percent of the unit owners within the housing !mprovement area
requesting imposition of the housing improvement special assessment fee made reference to in the
proposed resolution enclosed.
Both of these documents have been received. Excerpts from the Financial Plan are attached to this
request and the entire document is available for review at the City Hall.
Per the correspondence from the City Attorney, this resolution will commit the City to assist the Rockford
Owners Association with its proposed improvements in the Sandpiper Cove Townhome Development.
The total cost of the project and loan will be '$600,000. Basically, the City will be making a loan to each
unit owner within the development to facilitate construction of the Proposed improvements as set out in
the overview specifications prepared by Construction Consulting and Inspections Ltd. The City is
intending to finance approximately $500,000 of construction costs. The additional $100,000 is for
administrative costs associated with the project including legal and engineering costs and bond issuance
costs. At some future date, the City will issue bonds pursuant to the authority provided by the Housing
Improvement Act to reimburse itself for the construction improvements costs of this project. The City will
then be reimbursed for these costs by payment of an annual fee from each housing unit owner collected
along with real estate taxes. Therefore, the City's investment in this project will be secured by the equity
of the individual housing units. Per Exhibit A of the resolution, the total fee per housing unit mil be
$16,667 ($600,000 ~' 36 units) and the annual fee will be $1,697.54 per unit.
Per the City Attomey, the Rockford Owners Association will be required to enter into a Development
Agreement which sets forth the terms and responsibilities of the Rockford Owners Association relative to
this project and the disbursement of funds by the City to finance the improvements. Enclosed is a draft
copy of this agreement for City Council review. This agreement will need to be entered into prior to
expiration of the 45-day veto pedod on the fee resolution by owners of the property Units within the
improvement area. No funds will be disbursed until this agreement is signed and all conditions of the
agreement for disbursement of funds are met by the Association. Article III of the Development
Agreement sets forth the conditions which must be met by the Association before any funds are
provided to finance the improvements. Specifically, the Association will need to provide to the City (1) a
copy of approved Construction Plans; (2) copies of all contracts with consultants and contractors
retained by the Association to make the improvements; (3) a swom construction statement; (4) a total
project cost statement; (5) copies of all necessary licenses and permits necessary to make the
"improvements; (6) appropriate certifications that any request for payment relates only to performed work
or materials stored on site for which payment has not been previously made and that said work and
materials are necessary to complete the improvements; and (7) certifications by the Association that
'there is sufficient money on deposit in all funds with the City to complete the project as proposed and
that the Association is not in default on any of the terms related to the project or this agreement.
*- The Development Agreement also requires the Association to indemnify and hold the City harmless for
any claims, damages or causes of action in any way connected with the project including reimbursement
of the City's attomey's fees and costs incurred by the City in defense of any claim or cause of action
against the City resulting from this project.
After the adoption of the enclosed resolution at the March 23, .1998, meeting, the City must prepare and
mail to all of the unit owners within the improvement area a summary of this resolution including the
following information;
1. A legal description of the property and units affected by the resolution;
2. The amount of the fee imposed on.e_ach_ hovsi0g unit by the resolution;
3. The right of the unit owners to prepay the fee and the procedure for doing so;
4. "The annual payments imposed against each unit if not prepaid by the unit owners;
'~-'~,equest for Action Page 3 3-23-98
3. The right of the unit owners to prepay the fee and the procedure for doing so;
4. The annual payments imposed against each unit if not prepaid by the unit owners;
5. The fact that the improvement fee will not exceed the amount shown in the resolution, but it may be
reduced, and any reduction will be applied to each unit on a pre-rata basis in the same amount as
the original fee was determined; and
6. The effective date of the resolution and the right of the unit owners to file objections and veto the fee
prior to its effective date.
The City Attorney will be responsible for the preparation of the summary and will provide it to the City
Clerk in sufficient time so that it may be mailed to the appropriate unit owners within five days after the
adoption of this resolution.
Representatives from the Rockford Owners Association will be present at the meeting to further discuss
this project with and answer questions from the Council.
Staff recommend approval of the resolution.
Attachments: Public Headng Notice
Resolution
City Attorney Correspondence
Petition from Property Owners
Specifications
Draft Development Agreement
Excerpts from Financial Plan
COUNCE.,
R, EQb'E~T FOR ACTION
Or~tnattng Depa~;,,.ent Approved for Agenda _ Agenda Section
ueve~opment
CommUnity Development " & Planning
3-23-98
Item No.
By:. Kirk McDonald By:. 8.1
DISCUSSION REGARDING REAL ESTATE PURCHASE CONTRACT FOR CITY-OWNED PROPERTY
AT 9200 49TM AVENUE NORTH (IMPROVEMENT PROJECT NO 597)
In June of 1997, the City of New Hope purchased the vacant 2.8 acre industrial site located at 9200 49th
Avenue from Clarence Brandell. The site has never been developed due to questionable soil conditions
on portions of the property. The City acquired the property because a portion of the property is identified
in New Hope Surface Water Management Plan as a future potential site for a water quality pond to help
improve the water quality of the large wetland north of and adjacent to the site. The City acquired the
property to have control over the future development of the site and a potential joint-cooperative
development (similar to Conductive Containers, Inc. on Quebec Avenue), where a development could
occur in conjunction with the installation of a water quality pond. The City purchased the property for
$195,000 and the City engineer has estimated that the City would need to utilize approximately one acre
of the site for ponding improvements.
Shortly after the City purchased the site, the City was contacted by Upper Midwest Management
Corporation, owners of the office building located on the property adjacent to and just west of this site at
4900 Highway 169 Frontage Road, who indicated a strong interest in the property. Several meetings
were conducted and they indicated they were interested in the property for a potential twin office building
to match their existing building. They also understand the City's desire for a cooperative development
*where ponding improvements can be achieved. Over the past nine months, staff have had several
conversations with Upper Midwest about this property and they have indicated they are still potentially
interested in the property, however, no plans have been submitted to date. Staff have indicated to Upper
Midwest that the City continues to receive inquiries about the property and has encouraged Upper
Midwest to make a determination as to whether or not they want to proceed with developing the
property. They have indicated to staff that they are meeting with their investors at the end of April and
should have some indication and will respond to the City by the first part of May.
(cont'd.)
MOTION BY SECOND BY
TO:
Review: Adm/nist~tiom Finance:
RFA-O01
Request for Action Page 2 3-23-98
Another party interested in the property, Larry and Susan Johnson, have recently submitted a Real
Estate Purchase Contract to the City and want to purchase the property for $120,250. Their offer was
based on utilizing 1.8 acres of the site and leaving one acre for ponding improvements. Johnson is the
owner of Precision Machine Shop, which is currently leasing space in Hopkins. The company has six
employees and Johnson is proposing to construct an 8,250 square foot industrial building on the site.
Maximum one-story industrial development for the site would be 20,000 - 30,000 square feet.. Johnson
met with City staff and staff indicated to him our informal on-going working relationship' with Upper
Midwest. Staff indicated to him that his purchase contract would be presented to the Council for
consideration, but that staff could not recommend approval at this time, pending further discussiOns with
Upper Midwest. Mr. Johnson, who resides in Plymouth, may be in attendance at the meeting.
Staff recommends that the Council table, decline or take no action on the Real Estate Purchase
Contract.
REQD'F T FOR ACTION
Originating Department Approved for Agenda Agenda Section
Devel opment
Parks & Recreation & PI anning
3/23/98
Shad French Item No.
8.2
MOTION APPROVING PLANS AND SPECIFICATIONS AND AUTHORIZING ADVERTISEMENT
FOR BIDS FOR CITY HALL INDOOR AIR QUALITY AND REMODEEING PROJECT
(IMPROVEMENT PROJECT NO. 608)
Plans and specifications will be shared with Council on Monday night for the City Hall indoor air
quality and remodeling project (mold) by the architectural firm, TSP/Eos. ·
Staff recommends approval of the motion to approve subject to the recommendations made by
the City Attorney in his March 20, 1998 letter.
MOTION BY SECOND BY
TO:
Review: Administration:-- - ,, ~ Finance:
RFA-O01 ~
COUNCE.,
I . IJEST FOR ACTION
Orlgtnatmg Depaxl~ent Approved for Agenda A~enda Section
Ordinances ~-
Community Development 3-23-9't~ Resolutions
Item No.
By:. Kirk McDonald ~ 10.1
ORDINANCE NO. 98-04/PLANNING CASE 97-31: AN ORDINANCE AMENDING THE NEW HOPE
ZONING CODE BY REDUCING THE REAR YARD SETBACKS IN THE R-'I AND R-2 ZONING
DISTRICTS AND AMENDING THE SETBACK REGULATIONS ON COLLECTOR STREETS AND
THOROUGHFARES
This request is for consideration of an ordinance reducing the rear yard setback requirement.for R-1 and
R-2 zoned property and amending the setback regulations on collector streets and thoroughfares,
pursuant to Section 4.034 of the New Hope Code of Ordinances. In response to variance req'bests
prompted by home improvements or desired home e~pansions, the Codes & Standards Committee
directed staff to review the City's building setbacks within the R-1 Zoning District. An initial review of
these standards was prepared in July of 1996 by Northwest Consultants. In November of 1997
Northwest summarized the findings of the 1996 report and outlined staff recommendations for ordinance
amendments. Early recommendations for modifications to the City Code coming out of the
Comprehensive Plan Update Committee also recommend changes to the Zoning Code to encourage
reinvestment in residential properties.
The report prepared by Northwest (attached) includes a table that provides a comparison of New Hope's
R-1 and R-2 lot area and setback requirements with zoning standards from surrounding communities.
The table indicates that New Hope's R-1 setback standards are consistent with other communities with
the exception of the rear yard setback. New Hope's 35-foot rear yard setback is the most restrictive of
the five surveyed communities. City staff are asking consideration to increase the building envelop of the
single family lots to encourage reinvestment in housing stock. Per the planner's report, a reduction of the
rear setback from 35 feet to 25 feet would increase the buildable area of a minimum-sized lot by 16.1
percent.
Section 4.034(4)(b) of the New Hope Zoning Ordinance also impacts the building envelop of lots abutting
the city thoroughfares. City staff has identified the required setbacks along street thoroughfares as being
excessive in light of the City's fully developed status.
(cont'd.)
MOTION BY SECOND BY
TO:
Request for Action Page 2 3-23-=d
Section 4.034(4) states that:
(b) Setbacks Alon,q Thorou,qhfares. Heavily used streets designated as collector streets, or
thoroughfares, have special minimum setback needs and requirements:
(i) Along the following thoroughfares the minimum front setback shall be ninety (90) feet from the
center line of the street or fifty (50) feet from the right-of-way line or seventy-five (75) feet from
the center line of the street, whichever is the greater setback.
27~ Avenue North 49~" Avenue North Winnetka Avenue
36~' Avenue North Bass Lake Road County Road 18 (including service roads)
42n~ Avenue North West Broadway Boone Avenue North
(ii) Where the side yard is adjacent to one of the above named thoroughfares, the minimum setback
shall be thirty-five (35) feet from the right-of-way line or seventy-five (75) feet from the center line
of the street, whichever is the greater setback.
The City Engineer has indicated that the County has required a maximum of 80 feet right-of-way for their
major thoroughfares in the City. The 80-foot fight-of-way is seen as sufficient to accommodate fewer
traffic lanes and yet provide for boulevards and sidewalks. In most cases, the full 80-foot right-or-way
has been acquired along major New Hope streets. In recognition of the 80-foot maximum right-of-way
suggested by both Hennepin County and the City Engineer, it is staff's recommendation that Section
4.034(4)(b) be amended to reduce the front yard and side yard setback as follows.
(i) Along the following thoroughfares a minimum front setback shall be seventy-five (75) feet from the,
center line of street or thirty-five (35) feet from the street d.qht-of-way, lin,~, whichever is the greater
setback.
27~ Avenue North 49~" Avenue North Winnetka Avenue
36t" Avenue North Bass Lake Road County Road 1'8 (including service roads)
42'~ Avenue North West Broadway Boone Avenue North
· (ii) Where the side yard is adjacent to one of the above-named thoroughfares, the minimum setback
shall be thirty (30~ feet from the right-of-way line or seventy (70) feet from the center line of the
street, whichever is the greater setback.
These changes will expand the building envelop by ten feet in the front yard and five feet in side yards
abutting the street.
In summary, the proposed ordinance makes the following changes:
· Reduce rear lot setback requirements from 35 feet to 25 feet.
· Reduce front yard and side yard setback requirements along collector thoroughfares within the City.
The amendment of these standards will allow for increased home improvements and expansions and
encourage reinvestment in the City's housing stock.
The Planning Commission considered this ordinance amendment at the March 2 Planning Commission
meeting and recommended approval of the ordinance.
Staff recommends approval of the ordinance.
P~F.~UE~T FOR ACTION
Originating Department Approved for Agenda Agenda Section
Unfinished &
City Manager i-~,~ 3-23-98 0rg. Business
?
Item No.
B~. Dan Donahue ~ ~ 11.1
APPROVAL OF THE 1998 CITY PLAN AND VISION
The City Council reviewed this document at its March 11th work session. Alt
recommend changes have been incorporated-into the final product.
Staff recommends approval.
MOTION BY SECOND BY
TO:
Review: Administration: ....... Finance:
~ RFA-O01 ~
·· City of New Hope
· 4401 Xylon Ave. No.
· New Hope, MN 55428
1998 City Plan
Ci~ Council's Statement Of Mission, '
Goala, Vision, Value. a, and Strategic
Objectives for 1998 and Beyond.
1998 City Pla~
O3/24/98
1998 Mission, Goals,
Vision, Values, and
SWategic Objectives
Deliver quality but basic public safety, land use, infrastructure, and recreation
services to all citizens, property owners, . and organizations within the City.
1. Programs and services will be cost, benefit, and results directed.
2. The City will strive for greater yearly returns and benefits through the
planning and setting of long-term goals and objectives.
3. Stakeholders will have input on service development and will help
determine expectations of service outcomes.
4. The City will be viewed as an urban village, and will promote social and
human values that are both supportive and equitable.
1. Essential se.trices will be continued, enhanced, and streamlined but not
necessarily expanded.
2. Employees of the City are important and will be treated with dignity and
respect.
3. The City will have an information system that can deliver the
communication needs of citizens, elected officials, and City staff.
4. The City is future oriented and'values long-term dividends, not short-term
returns regarding services and programs.
1. Teamwork and group consensus is valued over individual control, individual
expertise, and bureaucratic functionality.
1998 City Plan
03/24198
2. Employees are the greatest asset of the City and if organizational changes
occur, efforts will be made to: make transitions as easy as possible, to retain
their services through reassignment if practical, or retraining when possible.
3. That all persons within the City believe they are secure in their person and
property.
4.The City will strive to maintain the cultural values of the "village" in its
broadest city planning interpretation.
5.The good of the "City" as a whole is the foremost consideration in any
decision making process.
These are major objectives for the year. Other program and Service objectives
are located in the Addendum of this document.
1. Continue all pr°grams and services at same performance levels as in
1997.
2. Consolidate Fire Department with Crystal Fire Department by end
of 4th quarter.
Develop a Neighborhood Traffic Management Plan by end of 4th
quarter.
4. Complete plan for transition to new Police chief by 3/31 and appoint
by end of 4th quarter.
S. Increase citizen sense of security and public safety.
$. Complete repairs to City Hall facility and HVAC system by end of
3rd quarter.
7. Implement new Public Safety information computer system by end
of 4th quarter.
8. Hold referendum vote in November on amendment to Personnel
Ordinance to allow for Council/Personnel Board control.
9. Upgrade and standardize Housing Code Compliance Process.
Programs, Services, and Projects for 1998
The following projects, services, and programs are the highlights of 1998. Many
are a continuation of efforts started in 1997 or part of ongoing special initiatives.
All are programmed in the 1998 budget. Many are part of the "normal" service
delivery by staff but deserve special mention.
998 City Plan
03/24/98
49th Avenue Railroad Crossing
Begin Design March, 1998
Begin Construction July, 1998
Complete Construction September, 1998
Northwood Lake
Complete sodding and punchlist May, 1998
Open Park/project closeout June, 1998
Public Works Remodeling
Complete punch list/closeout February, 1998
1997 Infrastructure Area 2
Place wear course June, 1998
Assessment Hearing August, 1998
1997 Sidewalk Project
Complete punchlist/closeout Summer, 1998
Fuel Facility
Construct new or excavate tanks Spring - Fall, 1998
or Relocate to School District November - December, 1998
42nd Ave Improvements (Winnetka to Boone) and 45th / Xylon Improvements
Complete planning Spring, 1998
Complete design Winter, 1998
Begin construction Spring, 1999
Complete construction Fall, 1999
Old Fire Station
Complete demolition Spring, 1998
Restore site June, 1998
Replace 8" mains at railroad crossings
Complete design/specifications May, 1998
Complete construction Fall, 1998
Rehabilitate 47th Avenue Wellhouse
Complete plans and specifications April, 1998
Complete construction Fall, 1998
Replace Street Name Signs (North of 42nd)
Complete specifications Spring, 1998
Complete installation Fall, 1998
1998 City Plan
03/24/98
Wetland Inventory
Take inventory and complete report Summer, 1998
Dorothy Mary Park Improvements
Begin Design February, 1998
Begin Construction Summer, 1998
Complete Construction Fall, 1998
Inflow/Infiltration Study
Complete Study December, 1998
49th Avenue/TH 169 Traffic Signal
Coordinate with MnDOT throughout the year
Meter Replacement Program
Research options May, 1998
Complete specifications December, 1998
36th Avenue (Winnetka to TH 169)
Complete concept report March, 1998
1998 Sealcoat Program
Complete work Summer, 1998
The following are the 1998 Public Works Department Program goals and
objectives:
1. Complete 1999 Budget for all programs
2. Implement new vehicle maintenance system
3. Establish a training program for safety and other department topics. Revise cross
training guide for labor pool.
4. Develop and manage a program for maintenance of the storm water system
5. Staff the Joint Water Commission
6. Research alternative methods of ice control including, but not limited to, pre-
wetting, anti-icing, application of straight salt, etc.
7. Establish a contract with an alternative work program such as Sentence to Serve to
perform miscellaneous work throughout the city.
8. Update shoreline maintenance policy and establish shoreline plantings at Meadow
Lake Park and Hidden Valley.
9. Continue to enforCe city ordinance regarding phosphorous free fertilizer. Take at
least six Samples from commercial applicators.
998 City Plan
03/24/98
10. Develop an agreement with contractors for performance of electrical and water main
repair work.
11. Adopt new rate structure for water, sanitary sewer and storm sewer utilities.
12. On a trial basis, hire a part time custodian for the Public Works building. Evaluate
and compare level of service to that received from contractor. Meet with Management
Team to evaluate this concept for other city facilities.
13. Begin work on revising city ordinances relevant to Public Works. This project will
take several years to accomplish.
14. Submit a grant application for funding that is available through the Met Council for
Inflow/Infiltration Studies and Programs.
15. Eliminate problem of iron in the water mains in the vicinity of Rhode Island (60th to
61 st Avenues).
16. Manage the 1998 Central Garage Capital Improvement program
17. Continue to manage programs in streets, water, sanitary sewer, storm sewer, street
lights, labor pool, engineering and central garage. Establish some new organizational
standards for engineering projects.
Overview
The primary objective during 1998 will be to consolidate all planning, housing,
inspections, economic development and communication activities into a Community
Development Department and to improve coordination within the department and to
improve cooperation with other departments, residents and the business community.
Plannin~
1. Complete Comprehensive Plan Update, conduct public hearings, and submit to
Metropolitan Council for approval.
2. Oversee implementation of Pawn Shop ordinance.
3. Finalize DNR Shoreland Regulations Ordinance and implement.
4. Finalize St. Therese plat and coordinate an expansion plan.
5. Facilitate re-use of Homeward Bound property.
6. Update/revise Sign Code:
7. Initiate infrastructure code amendments in conjunction with Public Works Director.
8. Continue participation in 42nd Avenue Streetscape Project and continue
coordination with Gethsemane Cemetery on 42nd and Xylon intersection upgrade.
9. Resolve Alano issues.
10. Administer grants: Comprehensive Plan, Housing Study, Metro Council, etc.
1998 City Plan
03/24/98
l l. Propose accessory building zoning code amendment and consider setback changes
and other recommendations of the Comprehensive Plan.
Development/Economic Development
1. Complete production of Resident Guide/Business Directory and distribute.
2. Continue participation in Enterprise Facilitation pilot project with Crystal, Hennepin
County and Metro HRA.
3. Continue redevelopment on 42nd and Quebec Avenues; proceed with acquisition of
Ardei Engineering property.
4. Coordinate with new owner of Winnetka Center on upgrades.
5. Coordinate on Post Haste Center upgrades/text ammendment to allow a commercial
day care facility in the B-4 Zoning District.
6. Pursue redevelopment of Hardees, Ponderosa and Taco Bell sites.
7. Finalize Hoyt development issues.
8. Coordinate on potential expansions at Navarre, Paddock Laboratories, West Pac,
Collisys, Archives Corporation, Hardware Hank, Conductive Containers, AVTEC and
others. Continue potential Grace Management expansion.
9. Facilitate new development and sale of City-owned property on 49th Avenue near
Highway 169.
10. Coordinate CareBreak development at 5501 Boone Avenue North.
11. Continue publication of Business Link newsletter.
12. Continue participation on TwinWest New Hope/Crystal Business Council.
13. Coordinate with North Metro Mayors Association on variety of programs.
14. Participate in Job Fair with Plymouth and TwinWest.
15. Pursue potential developments on Lasky property, A.C. Carlson property, and
proposed Super America development property at Hillsboro Avenue and Medicine Lake
Road.
16. Provide vacant land/buildings for sale/lease information on as-requested basis.
17. Coordinate with Primo Piatto on Industrial Development Revenue Bonds.
18. Resolve Autohaus Development Agreement issues.
19. Coordinate potential redevelopment at 36th & Winnetka and Hwy 169 (at
approximately 54th) warehouse demolition/new construction.
Housing
General
Continue participation in CO-OP Northwest and the 5-City CHDO (Community Housing
Development Organization).
1998 City Plan
03/24/98
Multi-Family
1. Continue coordination on rehabilitation project at Sandpiper Cove condominiums.
2. Coordinate rehabilitation/new construction project with Project for Pride in Living at
7302-7316 Bass Lake Road.
3. Complete acquisition of 4-plex at 7621 62nd Avenue North, relocate tenants,
demolish building, seek voluntary sales of adjacent buildings.
4. Pursue rehabilitation of 12-unit complex at 7610 Bass Lake Road with Vinland or
another care provider.
5. Continue participation in joint-city Apartment Managers Coalition.
.6. 'Continue administration of Section 8 Program and oversight of contracts from
neighboring cities.
7. Pursue additional rehabilitation/new construction project with New Hope
Apartments or another multi-family complex.
Single Family
1. Complete rehabilitation and market/sell 5212 Winnetka Avenue North.
2. Manage rehabilitation of9116 31st Aveiaue North, finalize grading and landscaping,
and market/sell.
3. Relocate tenants and demolish 5629 Wisconsin Avenue North; develop plan for new
construction and seek bids.
4. Coordinate 1998 North Suburban Remodeling Fair with City of Crystal and other
CO-OP Northwest cities.
5. Continue participation in Planbook Project with other metropolitan suburbs.
6. Continue to acquire properties on voluntary sale basis in the Winnetka Avenue, Bass
Lake Road and West Broadway area.
7. Consider acquisition of vacant property at WinnetkaJAngeline Drive for construction
of handicapped accessible twinhome and make drainage improvements, if property
returns to tax forfeit status.
8. Participate in establishment of northwest suburb Housing Resource Center in
conjunction with the Greater Metropolitan Minneapolis Housing Consortium.
9. Continue participation in MCPP First-Time Home Buyers and Energy Grant
Programs in collaboration with Hennepin County.
Inspections
1. Research Fire Code Amendment and amend ordinance.
2. Research Building Code Amendment and amend ordinance.
3. Implement new health inspections contractual agreement.
4. Remodel existing department to make office areas to accommodate Community
Development Department.
1998 City Plan
03/24/98
5. Participate in ICBO Building Department "Rating" Program. ~-~
Miscellaneous
1. Continue overall 'coordination of City Report, see bids on printing and renew
contract with editor, and facilitate changes in format.
2. Continue coordination of Community Development Block Grant funds.
3. Coordinate Spring Clean-Up Day.
4. Continue coordination with HRG and all departments on recycling issues.
5. Hire new General Inspector.
6. Hire new Community Development Specialist by end of January.
7. Continue to assist with engineering projects, as requested, i.e., mailing project
bulletins, meeting notices, etc.
1. Work with staff, E&V, and the architects to ensure that the mold situation is
handled with the least amount of disruption possible to staff, within a reasonable
budget, and that as many needs as possible are meet with the new office designs;
by the end of summer.
2. Work with school district staff to study the need for a community facility at
Cooper.
3. Work with CAC and the community to study the need for secondary ice
sheets as well as the need to rebuild existing tennis court sites; by July 1 st.
4. Work with the neighbors, CAC, the DDD Committee, staff, and the Frisbee
interest group to ensure that the "newly remodeled" Northwood Park and the
DDD festival come together as user/neighbor friendly as is possible; by July
3Oth.
5. Study a proposal with CAC for an aggressive skate board park site on a trial
basis; by April.
6. Assist in the reorganization of some City departments in as many ways as
possible during 1998.
7. 1998 CIP projects will include working with Public Works, P&R staff and
the individual neighborhoods on most of the following projects:
8. Civic Center Park: develop a Master Plan to include rebuilding tennis courts,
add a lighted basketball court, improve park trails and sidewalks, evaluating the
hockey rink, and pool improvements.
1998 City Plan
03/24/98
9. Hidden Valley: replace the play equipment and play circle, evaluate the
hockey rink, and improve the park trails, etc.
10. Dorothy Mary Park: new stairs, upgrade the trails as needed, work on storm
water projects.
11. Sealcoat parking lots: Northwood Park and Lighted Field.
12. Pool: Work with staff and BRAA to evaluate the pool and recommend
needed capital expenditures for that facility by April 13th.
13. Arena: new dasher boards for the north arena.
14. Develop a master plan for golf course.
1. CONTRACTING OUT INVESTMENT MANAGEMENT
During 1997 we explored contracting out investments and requested a proposal from
David Slocum, Inc. to assist the City in writing up a "Request for Proposal", and in the
selection of an investment management company.
2. INDEPENDENT AUDITOR SELECTION
Prepare specifications and "Request for Proposal" for the selection of an independent
auditor to perform the 1998 audit.
3. FUNDING CITY PROGRAMS UNDER LEVY LIMITATIONS
Work on a policy/program that addresses providing programs while under the
restrictions of revenues imposed by State levy limitations.
4. IMPLEMENTATION OF NEW PURCHASING POLICY
Most of the ground work was done on this program in 1997. During 1998 we will
complete and implement the program.
5. ORGANIZATIONAL STRUCTURE 1999
At this date the Director of Finance/Administration plans to retire in 1999. With this
retirement the City will have the opportunity to restructure the Department to better meet
future organizational needs. During 1998 the Department with other City management
will determine what organizational structure is appropriate and prepare for the transition.
6. PROJECT COST IMPACT
The Department implemented a program which requires basic funding information
before a improvement project number can be assigned. This has assisted the
Department in determining funding sources for projects. This program however has to
be improved to provide more reliable funding sources.
1998 City Plan
03/24/98
7. 1999 BUDGET DOCUMENT
During 1997 the 1998 Budget was converted from LOTUS 123 to Excel and Word.
During 1998 we will review the 1998 product and determine where the process can be
streamlined. We will work with City staff to determine if the budget is providing the
information needed
8. STATE AND CITY ELECTIONS
The City Clerk will be responsible for administering the general election which will
include both State and City offices. New election equipment will be introduced with this
election, which will require additional training for both staff and election judges.
Election judge manuals will also have to be revised.
9. RECORDS RETENTION
City Clerk will continue to serve on the Records Retention Task Force
10. OPTICAL IMAGING
Continue to research optical imaging systems and how they could be utilized for City
purposes.
11. BUSINESS LICENSING
During 1997 we worked with LOGIS in trying to get them to improve the licensing
program. At this date they are planning on making some changes which appear to meet
City needs. During 1998 we will continue working with LOGIS and hopefully go on
their new system during the year.
1. Develop Human Resources Procedures Manual
2. Promote Civil Service Reform and, if viable, take to voters in November.
3. Facilitate insurance committee and begin evaluation of new options for
medical insurance coverage early in year.
4. Negotiate fair and equitable labor agreements wiXh Local 49 and LELS for
multiple years beginning January, 1999.
5. Recruit and hire qualified candidates for all regular City job openings.
6. Support all department heads with implementation of organizational change,
develop job descriptions, determine job values, recruit, train, and re-train.
7. Support the transition to the new Fire District, as requested by the Board.
8. Provide educational training opportunities for all employees on priority
topics such as wellness, harassment, dealing with change.
1998 City Plan
03/24/98
9. Provide administrative training opportunities for all supervisors on priority
topics such as performance management, accident reporting.
10. Administer employee benefit programs such as fitness testing, employee
recognition, workers' compensation, short and long-term disability, family and
medical leave, CDL drug testing, flexible benefits plan.
11. Serve as staff liaison to Personnel Board and Fire Personnel Committee and
continue permanent membership on three labor management committees.
12. Attend human resources networking and personal growth opportunities such
as monthly TUG meetings, local IPMA quarterly meetings, MPELRA regional
meetings.
13. Provide work direction to MIS Specialist
14. Update and reform the Safety Committee the for City.
1. Coordinate all computer needs for the relocation of employees and
retrofitting of City Hall due to mold problems.
2. Coordinate the transition of the police system from MASYS to LOGIS.
3. Finalize a citywide MIS policy covering the use of PCs, e-mail, internet.
4. Purchase and install PCs and appropriate software for Public Works
supervisors.
5. Purchase and install new PCs, software, and printers for Ice Arena and Golf
course.
6. Purchase and install SQL server for City's database applications.
7. Coordinate with LOGIS on an upgrade of our e-mail system.
8. Upgrade local area network hardware to increase speed of network.
9. Keep all aspects of City's computing environment current enough to be
compatible with rapidly changing technology.
10. Maintain a fully functioning computing, environment through monitoring
and trouble-shooting techniques, researching and utilizing all available
resources.
11. Meet individual user needs by responding to their requests for service and
providing adequate training, either personally or through professional trainers.
1998 City Plan
03/24/98
]. Implement and successfully cOmplete the cooperative program with the City of
Crystal by concentrating crime prevention efforts in the area of Bass Lake Road. This
will be done by making use of a storefront mini-preCinct donated by merchants in the
Crystal Shopping Center.
2. Hire and train new K-9 officer by the second half of 1998.
3. Hire the Community Relations/Crime Prevention coordinator by the second half of
1998.
4. Hold the fourth annual New Hope Citizens' Police Academy during the third or
fourth quarter of 1998.
5. Train two additional Bike Patrol officers, thereby expanding the department's Bike
Patrol Program.
6. Expand the Traffic Law Enforcement Program dealing with specific traffic problems
in selected residential neighborhoods by utilizing information gained from the 1997
effort.
7. Hire new Crime Prevention officer and Juvenile officer by the end of the third
quarter of 1998, and have full complement of officers by the end of the 3rd quarter.
8. Coordinate planning with Crystal and Golden Valley for a one week visit of 2 VIPs
from the United Kingdom in 1998. The purpose of this visit will be to discuss the
benefits of the exchange program.
9. Research, plan, and implement LOGIS Public Safety Computer System by end of
4th quarter.
10. Neighborhood Traffic Safety Plan developed by end of 4th quarter.
1. Hire a Fire Chief for consolidated New Hope/Crystal Department by 1st
quarter.
2. Complete consolidation and merge both departments including Relief
Associations by 4th quarter.
Orl~tnatln8 De~artm~mt Apprm~d for ~enda ~mda S~tlon
Other Business
Parks and Recreation /23/98 Item No.
By:. Shad French By:. 12.1
APPROVAL OF BIDS FOR BASKETBALL COURT RESURFAClNG IN 5 PARKS -
(IMPROVEMENT PROJECT NO. 635) TO DERMCO/LAVINE CONSTRUCTION FOR $4,165
Bid requests were sent to seven contractors for this court resurfacing project. Three were
received as follows for basketball court resurfacing in 5 parks (Comer, Little Acre, Sunnyside~
Terra Linda, Lions), project 635:
Contractor Bid
Dermco/LaVine Construction $ 4,165.00
McBroom Construction $11,725.00
Recreational Coatings, Inc. $ 5,915.33
The Park ClP contains $10,000 for this project. Staff recqmmends that the bid be awarded to the
Iow bidder, Dermco/LaVine Construction, Inc. for $4,165 for basketball court resurfacing only. The
work is to take place this spdng and be completed by May 29th.
These contractors also bid on resurfacing the tennis courts at Meadow Lake School which are in
very poor shape. On Monday, March 16, 1998 the Citizen Advisory Commission discussed
interest in tennis with City residents as directed by .Council and recommended, among other
things, that the City rebuild the courts at Meadow Lake School as well as the courts at Civic
Center Park in 1998. The CIP calls for the Meadow Lake work to be done in 1999. Because of
the very poor shape of the courts and the fact that the CIP 'is funded for two years, 1998 & 1999,
staff supports the CAC recommendation re: Meadow Lake tennis courts and requests that
Council direct that plans and specs be prepared for the rebuilding of these courts in 1998. If
council agree~ with this direction, the Meadow Lake School courts will be closed until the
rebuilding project is completed because of the concern regarding play on the existing courts.
MOTION BY SECOND BY
TO:
Review: Administration: ~. Finance:
4401 Xylon Avenue North City Hall: 612-531.5100 City Hall Fax: 612-531-~ ~$6
New Hope, Minnesota 55428-4898 Police: 612.531-5170 Police Fax: 612-531-5174
Public Works: 612-533-4823 Public Works Fax: 612-533-7650
TDD: 612-531-5109 Fire Dep;t. Fax: 612.531-5175
March 5, 1998
Dear Dorothy Mary Park Neighbor:
Ever since the iand that was to become Dorothy Mary Park was deeded to the City of New Hope
in 1966, this area has been maintained in a natural and wild state. However, as the area.around
the park was developed with homes and streets, some of the natural elements of the park
changed. These include the patterns and volume of water moving through the park, the
recreational demands placed' upon the park, and the reduction of natural forces acting upon the
park.
Recently, residents of the area and city staff have identified several important management
concerns that need to be addressed, while maintaining the natural character of the park. These
concerns include the quality of the wetland in the park, storm sewer inlets and storm water routing
in the park, the condition of the trails, dock, benches, and the staircase, and finally, the health of
the woodland and wetland plant communities.
The City is considering an improvement project that may address many of these issues. The City
is now in the process of planning for the project and staff would like to include your input as we
discuss the needs and desires of park users. What level of improvement should be undertaken
and what should be the City's definition of a natural and wild state? What level of maintenance is
appropriate for a park of this type?
On Thursday, March 19, at 7:00 p.m. there will be a meeting at the New Hope City Hall,
4401 Xylon Avenue North, in the Park and Recreation conference room. In attendance will be an
engineer and a landscape architect/ecologist from the City's engineering firm, a representative
from the Citizen Advisory Commission, representatives from the New Hope Parks, Public Works,
and Police Departments, and Dorothy Mary Park neighbors. The discussion will focus on the
needs of the park and its users. The meeting is expected to last 1½ -2 hours.
I sincerely hope that you will consider attending this meeting and sharing your concerns and
vision of the park with us. If you have questions, or cannot attend the meeting but wishto offer
comments, please call Tom Schuster, Contract Manager, at 533-4823 ext. 13. This letter is being
mailed to residents whose homes are in-near proximity to the park. If you know of anyone who
may wish to attend but didn't receive this letter, please i.nvite them to come along.
Sincerely,
Dan Donahue
City Manager
cc: Citizen Advisory Commission Members
Executive Summary
1997 Planning/Development Accomplishments
Planning and development programs and projects continued to be a significant part of the activities
in the Community Development area in 1997. Although there was not a great deal of private
development in the City, the one project that did get constructed saw the development of the City's
largest remaining vacant parcel zoned for industrial development. The development slowdown also
allowed the necessary time needed to initiate several larger planning studies; the update of the
Comprehensive Plan, in particular.
The followin.q maior objectives were met:
Foremost building at 42n~ and Quebec demolished and parking lot constructed
· Coordinated on Winnetka Center potential upgrades with ownership change
· 49th Avenue Distribution Center constructed
· Comprehensive Plan Update is in process
· Pawn Shop Ordinance implemented
· DNR Shoreland Ordinance completed
· Communication Tower Ordinance completed
· Resident Guide/Business Directory substantially completed
· Production of Business Link newsletter
· Participated in joint-city initiatives; i.e., TwinWeet Business Council, Job Fair, Enterprise
Facilitation project
The followin.q objectives were not met:
· Ardel Engineering property not yet acquired
· Navarre Corporation delayed its expansion plans
· Communicated with Kmart owners, but redevelopment did not happen
· TIF amendments approved for Taco Bell and Ponderosa sites, but no firm redevelopment
plans moved forward
Problems that prevented some objectives from being met were reflective of the economy: Navarre
decided to hold of on expansion; Kmart owners determined not to improve their site. It is anticipated
that 1998 will be much different, as staff is already considering a dozen expansion/new construction
projects with the pdvate sector. One unexpected impact in 1997 connected with development was
the amount of conflict and staff time devoted to the 49"~ Avenue industrial development. An
important item of note for the year was the effort put forth by a vadety of people to start the
Comprehensive Plan Update process and examine the City's present and future redevelopment
opportunities.
Items on the horizon in 1998 include the completion of the Comprehensive Plan Update and
coordination on a number of commercial/industrial development projects. The Sign Code will be
updated, the Enterprise Facilitation Board will convene and the Business Directory will be
distributed. The establishment of a Community Development Department will be the main focus for
the year.
Kirk McDonald
Director of Community DeveloPment
1997 City Plan
ProaramS, Services and Proiecte
Community Development Obiectives
1. Develop specifications for, seek bids and demolish Foremost building now that Phoenix
Manufacturing has vacated the building. ~
2. Pursue acquisition of Ardel Engineering property.
3. Solicit Request for Proposals from developers for potential development ideas for city-owned
property at 42"~ & Quebec Avenues.
4. Coordinate with DTED on application for financial assistance for Navarre Corporation
expansion and coordinate/process planning/zoning requests.
5. Coordinate potential redevelopment of'Kmart site.
6. Coordinate potential filling of SuperValu space and evaluate entire Winnetka Shopping
Center site for potential redevelopment. Coordinate with Marquette Bank and follow-up
potential Dairy Queen development at intersection of 45~ and Winnetka.
7. Focus on potential vacancies at City Center Shopping Center and contact Bally's regarding
potential upgrading of the facility.
8. Act as a catalyst in filling the vacant Hardees restaurant space or consider potential city
involvement in redevelopment of the site.
9. Coordinate potential redevelopment of Ponderosa/Taco Bell site and TIF amendment. Also
focus on Pizza Hut property.
10. Coordinate sale of city-owned property to accommodate expansion by Grace Management
and facilitate Planning Commission approval.
11. Coordinate CareBreak development and process planning requests.
12. Coordinate development of remaining Hoyt industrial property.
13. Continue publication of Business Link newsletter.
14. Continue coordination on TwinWest New. Hope/Crystal Business Council.
15. Oversee North Metro Mayors Business Retention Program.
16. Coordinate spdng meeting with New Hope businesses to determine other programs/options to
promote/market New Hope businesses in place of the Shop New Hope campaign.
17. Continue coordination on transit issues.
18. Participate in Job Fair and better address employment issues.
Planning Objectives
Update Comprehensive Plan: form Planning Commission sub-committee. "
1. Finalize/imlNement Pawn ShopOrdinance.
2. Finalize Communication Tower Ordinance and implement.
3. Finalize DNR Shoreland Regulations Ordinance and implement.
4. Coordinate platting of St. Therese property.
5. Facilitate re-use of Homeward Bound site.
6. Finalize Cooper CUP Amendment.
Executive Summar/.
t997 Engineering Accomplishments
Several large engineering projects were accomplished in 1997 and the coordination for these projects was
shifted to the Director of Public Works and her staff. Northwood Park storm water and park improvements was
the most significant accomplishment, which required coordination between the Park & Rec and Public Works
Departments. Both the 1997 street and sidewalk improvement projects were substantially completed and
impacted property owners on all projects were kept informed of the project's status through the mailing of
project bulletins. The 42'~ & Xyion street/intersection project proceeded forward and involved a variety of
players. Backyard drainage improvements were completed late in the year.
The followin.q maior obiectives were met:
· Northwood Park improvements substantially completed
· 1997 street improvements substantially completed
· 1997 sidewalk project completed
· 1997 backyard drainage improvements completed
· 42~ & Xylon street/intersection improvements planning proceeded
· Public Works remodeling completed
· 42r~ & Quebec building demolition/parking lot construction completed
· Public Works Fueling Facility Study completed
The followin.q obiectives were not met:
· Construction plans for 42"~ & Xylon were delayed, as approved by the City Council, so that a streetscape
study/analysis could be completed for the entire Civic Center area
· Street project north of Bass Lake Road was deleted by City Council, pending further study of
infrastructure improvements and assessment options
The major challenge of the year with engineering projects was convincing the public that the improvements at
Northwood Park were needed and would benefit everyone. I think an unexpected impact was the outpouring
of neighborhood concerns about the project. It is important to note that the 42"~ & Xylon project was delayed
so that a broader perspective could be taken on the entire project; a worthwhile delay. Another item of
significance is the partnership that was created between the City and a private business on the 42n~ & Quebec
parking lot project.
In 1998 the Public Works Department will officially assume responsibilities for coordinating/managing
engineering projects, as the inspections functions will be integrated into community development.
Kirk McDonald
Director of Community Development
1997 City Plan
Programs, Services and Projects
Enaineerina Obiectivee /-~,
1. Coordinate 1 g97 backyard drainage proiects
2. Follow up Surface Water Manag. ement Plan Met Council comments
3. Assist with engineering projects on an as needed basis and coordinate mailing of project bulletins on all
projects:
A. Northwood Park
B. 1997 street improvements
C. 1997 sidewalk project
D. Public Works Remodeling/Expansion
E. 42n~/Xylon street/landscape improvements
F. 42nd/Quebec building demolition/parking lot construction
· - Executive Summary
1997 Housing Accomplishments
Dudng 1997, housing programs and projects continued to be an important part of the Community
Development division in the City Manager's Department. Single family projects were completed on
schedule and a variety of new Multi-family projects and joint-city projects were undertaken.
The followin.q maior objectives were met:
· Completion/sale of 6067 West Broadway
· Rehabilitation completed on 5212 Winnetka
· Acquisition of 9116 31'* Avenue
· Established program for rehabilitation of Sandpiper Cove
· Coordinated with other cities/agencies on establishment of GMMHC Home Ownership Resource
Center
· Established Enterprise Facilitation Program with Metro HRA, Hennepin County and Crystal
· Participation in MCPP First-Time Home Buyers Program
· Took lead in coordinating successful t997 Remodeling Fair .
· Participated in Apa,;,,ent Managers Coalition
· Participated in CHDO and CO-OP Northwest organizations
Unexpected accomplishments included:
· . Acquisition of 5629 Wisconsin
· Coordination with PPL on Bass Lake Road project
· Acquisition of 4-plex on 62"d Avenue
· Joint-city Plan Book project
The foltowin.q objectives were not met:
· Acquisition of WinnetkaJAngeline Drive vacant property (appraisal completed)
· Consideration of housing project on vacant city-owned property north of the Ice Arena
No major problems were encountered dudng the year, however, the GMMHC Resource Center has
generated some conflicting viewpoints. One unexpected impact was the resignation of the Community
Development Specialist in October, however, she assisted with the completion of the 5212 Winnetka
rehabilitation. One item of note was the increased partnering with other cities/agencies on housing projects
and programs. ThePlan Book and Resource Center are good examples of this.
Items on the hodzon for 1998 of significant importance include the PPl_/Bass Lake Road project, continued
acquisition of multiple-family properties on 62"d Avenue, repairs to Sandpiper Cove, and continued
coordination on the single-family housing projects. With the creation of a new Community Development
Department, 1998 will see improved coordination between all employees involved in housing activities.
Kirk McDonald
Director of Community Development
t997 City Plan
Pro~3rams, Services and Project~
Housing Objectives
1. Complete construction and sale of 6067 West Broadway.
2. Complete rehab specs, rehabilitate and sell 5212 Winnetka Avenue.
3. Consider acquisition of house property at 9116 31-t Avenue, rehab and sell to first-time home buyer or
demolish and construct new home.
4. Continue to acquire dilapidated properties on Winnetka Avenue, Bass Lake Road, and in the West
Broadway area. Utilize Metro Council rehab loan funds on two properties in 1997.
5. Consider acquiring vacant property at Winnetka/Angeline Drive for the construction of an additional
handicapped accessible twinhome and make drainage improvements adjacent to the railroad tracks.
6. Undertake another apartment rehabilitation project.
7. Work on a policy/program that addresses the rehabilitation of condominiums and work with
Sandpiper Cove and Valleywood Condos on needed repairs.
8. Continue participation in CO-OP Northwest and the 5-City Community Housing Development
organization.
9. Work with North Metro Mayors, the Greater Minneapolis Metropolitan Housing Corporation, and
Hennepin County to explore the concept of developing a Home Ownership Resource Center in the
northwest suburbs, similar to the Northeast Home Ownership Reinvestment Program.
10. Coordinate 1997 North Suburban Remodeling Fair with City of Crystal and other CO-OP Northwest
cities.
11. Continue participation in joint-city Apartment Managers Coalition. .
12. Continue participation in MCPP First-Time Home Buyers and Energy Grant Programs in
collaboration with Hennepin County.
13. Investigate partiCipation in joint-city Enterprise Facilitation Micro-Business Program with Crystal and
Hennepin County Office of Training and Employment Assistance.
14. Consider housing project north of 49= Avenue Ice Arena and railroad tracks on city-owned property.
Principals: Otto G. Bonestroo. RE. - Jose~ C. ~HIk. RE. · Me,in L ~ala. RE. ·
Richard E. Turner, RE. · Gle~ E. Cook. RE. · R~ ~ Sch~icht. RE. · Jer~ A. B~rdon. RE. ·
Rosene Robert ,. Rosene. RE. ~d Sus~ M. E~rlin. C,~ ~ior Consult,ts
~ A~$ociate Principal~: Howard A. Sanford, PE. · Keim A. Gordon, RE. · Robot R. Pfefferle, RE. ·
Michael T. Rautmann. RE. · Ted K.Field, RE. · K~th R Anderson, RE. · Mark R. RoOfs. RE. ·
Office~: St. Paul, Rochester. ~illmar and St. Cloud, MN · Milwaukee, ~1
Engineers & Architects
March 12, 1998
Ms. Jeannine Clancy, Director of Public Works
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428-4898
Re: Aquila Avenue and 47th Avenue Well House
Building Improvements - Reservoir Site
BRA File No. 34201
Dear Jeannine:
The Revised Schematic Design for the Building Improvement project on Aquila Avenue and 47th
Avenue is completed as requested. Please review the design so that contract documents for
Bidding can be prepared. We propose to begin the Contract Document Phase of this project
upon written authorization of acceptance of the Schematic Design and Cost Estimate.
Please contact myself relative to your schedule for completing this project.
If you have any questions, please call me at 604-4774.
Sincerely,
BONESTROO, ROSEN-E, ANDERLIK & ASSOCIATES, INC.
James S. Lindquist
JSL:cv
Attachment
cc: Guy Johnson, City of New Hope
PJG
MAH
2335 ~/est Highway 36 · St. Paul, MN 55113 · 612-636-4600 · Fax: 612-636-1311
AQUILA AVENUE AND 47TH AVENUE WELL HOUSE
NEW HOPE, MINNESOTA
SCHEi~,~,TIC DESIGN COST ESTIMATE
March 11, I998 ~
BRA File No. 34201
Item Units Cost/Unit Total
1. Relocate existing entrance gates. LS $ 200.00 $ 200.00
2. Install new 6' chain link fence with 1' barb wire. 270 LF 15.00 $ 4,050.00
3. Clean exterior brick. 0.50 SF 1,400.00 $ 700.00
4. Tuck point brick joints. 364 SF 5.50 $ 2,000.00
5. Remove existing glass block and awning windows (Quantity 4). LS 400.00 $ 400.00
6. Install new windows in existing openings (Quantity 4). 85 SF 55.00 $ 4,675.00
7. Strip, prime and paint overhead door. 288 SF 1.00 $ 300.00
Provide new weather stripping. 144 LF 1.00 $ 150.00
8. H.M. door and frame (west side) to be painted. 67 SF 1.50 $ 100.00
9. Remove existing H.M. door, frame and metal panel. (South side) LS 400.00 $ 400.00
10. Install new 8" CMU and brick in door opening. 4'-0" x 14'-0". LS 1,500.00 $ 1,500.00
11. Lower light and sensor on north wall. LS 200.00 $ 200.00
12. 5:12 HIP roof with wood tresses, 6" batt insulation, .913 SF 9.25 $ 8,500.00
2' overhang and asphalt shingles.
13. Relocate 400 Amp 3 phase Electrical service to underground. LS 6,000.00 $ 6,000.00
14. 2"P.VC stubbed out to transformer pole to relocate LS 1,200.00 $ 1,200.00
telephone service underground.
15. Install four 2" conduits from well house to water tower to LS 2,500.00 $ 2,500.00
accommodate 3 antenna cables. One conduit for future.
16. 200' of 1/2" Heliax antenna cable, 2 connectors plus related LS 3,000.00 $ 3,000.00
installation cost. (Water Commission's telemetry antenna).
Total Exterior Work S 35,875.00
Interior Work
Item
1. Clean interior walls. 1200 SF 0.25 $ 300.00
2. Paint interior walls. 1200 SF 0.60 $ 720.00
3. Clean interior floor. 100 SF 1.00 $ 100.00
4. Seal concrete floors. 100 SF 1.00 $ 100.00
5. Miscellaneous caulking. LS 400.00 $ 400.00
Total Interior Work $ 1,620.00
Total Exterior and Interior $ 37,495.00
Contractors Overhead and Profit 10% $ 3,749.50
Total Estimated Construction Cost S 41,244.50
Please allow for a 15-20% price variance due to the size of the Project.
For total project costs, we need to include Design Services.
Schematic Design Estimate Rcv.xls
AVE N
~?-~-~-~-~-'-~--~-J~'"~-?~=~- ..........
E! FMENTARY
'SCHOOL
WATER
~ "~ TOWER
N~l E~RlC, ,~qD
,, OVERHEAD
,' ANTEN~ CABt~S TO
/ RELOCATED UNDERGROUND.
[X~STING UGH'~
MOTION DETECTOR
_ ....... ~ __ NEW HIP 'ROCk'
ON EXISt'lNG BUlLDI~IG
Ij[J RELOCATE EXISTING POWER AND
-,Ti TELEPHONE TO UNDERGROUND
1. SOD ALL AREAS DISTURBED BY CONSTRUCTION.
2. EXISTING ANTENNA'S AND ANTENNA CABLES ARE
TO REMAIN IN SERVICE THROUGHOUT THE PROJECT.
3. PATCH EXISTING BITUMINOUS DRIVE DISTURBED
i~ DURING CONDUIT INSTALLATION.
AC UILA AVE. AND 47TH AVE. WELL HOUSE J/~
Bonestroo
Rosene
Anderlik
NEW HOPE, MINNESOTA FIGURE 1
Associates
AQUILA AVE. AND 4-7TH AVE. WELL HOUSE
34-201C01.DWG DEC 1997 COMM. 54201
WEST ELEVATION
SCALE: 1/8".--1'-0"
NORTH ELEVATION
SCALE: 1/8"=1'-0"
5:12 PITCHED ROOF WITH 2"-6" OVERHANG
AQUILA AVE. AND 47TH AVE. WELL HOUSE ELEVATIONS,~I~
Bonestroo
~ Rosene
Anderlik &
NEW HOPE, MINNESOTA FIGURE 2 Associates
AQUILA AVE. AND 47TH AVE. WELL HOUSE
34201C01.DWG DEC 1997 COMM. 54-201