080597 Planning AGENDA
PLANNING COMMISSION MEETING OF AUGUST 5, 1997
CITY OF NEW HOPE, MINNESOTA
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. CONSENTITEMS
4. PUBLIC HEARINGS
4.1' Case 97-16 Request for Comprehensive Sign Plan, 5621 International
Diversified Industries, Inc., Petitioner
Parkway, Liberty
5.1
5.2
COMMITTEE REPORTS
Report of Design & Review Committee - Next Meeting: August 14 at 8 a.m.
Report of Codes & Standards Committee - Next Meeting: September 24 at 7 a.m.
OLD BUSINESS
Miscellaneous Issues
7.1
7.2
NEW BUSINESS
Review/Approval of Planning Commission Minutes of July 1, 1997.
Review of City Council Minutes of June 23, 1997.
8. ANNOUNCEMENTS
9. ADJOURNMENT
*Petitioners are required to be in attendance
Planning Case:
Request:
Location:
PID No.:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
97-16
Request for Comprehensive Sign Plan
5621 International Parkway
06-118-21-32-0003
I-1, Limited Industrial, Zoning District
Liberty Diversified Industries, Inc.
August 1, 1997
August 5, 1997
BACKGROUND
1. The petitioner is requesting Comprehensive Sign Plan approval to allow the installation of ground and
wall signs identifying the occupants of the building, pursuant to Section 3.467 of the New Hope Sign
Code.
2. Liberty Diversified Industries operates its business out of its headquarters building located at 5600
Highway 169. They are also the owners of the building at 5621 International Parkway, north of and
adjacent to this site.
3. This Comprehensive Sign Plan application is for the building at 5621 International Parkway. There are
three different tenants in this building:
· LDI Fibres
· Safco Warehouse
· Diversi-Plast Manufacturing
4. The purpose of this application is to place signs on the property identifying the current tenants/
companies that are occupying the building. These signs will replace the present sign, which inaccurately
lists the identity of the companies at this address. The applicant states that accurate signs will be
helpful to their customers, suppliers and the City.
5. Due to the fact that a Comprehensive Sign Plan has not previously been approved for this building, no
sign permits can be issued for wall and ground signs for this multi-tenant building until a Comprehensive
Sign Plan has been approved.
6. The 5621 International Parkway building is located between International Parkway and the Highway 169
Frontage Road near the intersection with Bass Lake Road.
7. The property is located in an I-1, Limited Industrial, Zoning District and is surrounded by I-1 properties.
8. The property was developed in 1971 with an 81,000 square foot warehouse. Capp Homes was the
original tenant, followed by Owens Corning and Harry Blumenthal & Sons. The building has had from
one to five tenants in the past.
9. Comprehensive Sign Plan approval does not require a public hearing, therefore, no notices have been
published or mailed.
ANALYSIS
1. Section 3.467 of the New Hope Sign Code, Signs Accessory to Multiple Occupancy Business and
Industrial Uses Including Shopping 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 signage 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 Signs, 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 bo. th 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.
(b) Other Multiple Occupancies. Multiple occupancy structures other than shopping centers,
or shopping centers having four or less separate and distinct occupancies, may erect ground
signs in accordance with the provisions of Section 3.465(3) and may identify each
separate and distinct occupancy on said ground sign.
The portions of Section 3.465(3) that are pertinent to this request include the following:
(c) Maximum Si,qn Area and He,qht. All ground signs shall conform with the maximum sign area,
and maximum sign height provisions in relation to the street classification, as contained in the
following table:
Maximum Area Maximum Structure
Street Classification (Square Feet) Height (Feet)
Collector 40 15
Minor Arterial 75 20
Principal Arterial 200 30
(g) Location to Property Lines. No ground sign shall be located closer than ten feet to any property
line.
Ground Si.qn
2. The petitioner is proposing to install one (1) 4' x 7' (28 square feet) ground sign with three (3) 16-inch
wide sections for the identification of three tenants on the front of the sign. Although there is room to
identify three tenants, only two tenants are listed on the sign, as follows:
Tenant #1: LDI Fibres, Inc.
An LDI Company
5609 International Parkway
The top line of the sign would be red letters and the bottom two lines would be black
lettering.
Tenant #2:
Diversi-Plast Manufacturing
An LDI Company
5633 International Parkway
The top line of the sign would be blue letters and the bottom two lines would be black
lettering.
The rear portion of the sign (also 28 square feet) would contain the following message: "Please BUCKLE UP For Safety"
The message would be in black lettering.
The ground sign would be located just south of the north drive exits onto International Parkway near the
north property line. The sign would be located 20 feet from the property line and would be parallel to
International Parkway, with the tenant identification facing International Parkway and the safety
message facing the parking lot.
5. The ground sign would be a total of six feet in height. Signs would be constructed of PVC waterproof
plastic with vinyl lettering and mounted on aluminum posts painted white. The sign would not be
illuminated.
6. The ground sign complies with the Sign Code area height and setback requirements.
Wall Signs
7. The petitioner is proposing to install three (3) business identification wall signs on the north side of the
building (one for each tenant), as follows:
Tenant #1: 2' x 4' (8 square feet)
Sign would read: LDI
Fibres
Lettering on sign would be red
Sign would be mounted 15' below roof line above east entry door
Tenant #2: 2' x 4' (8 square feet)
Sign would read: Safco
Warehouse
Lettering on sign would be blue
Sign would be mounted 15' below roof line above center entry door
Tenant #3: 2' x 4'(8 square feet)
Sign would read: Diversi-Plast
Manufacturing
Lettering on sign would be blue
Sign would be mounted 15' below roof line above west entry door
The wall signs would also be constructed of PVC waterproof plastic with vinyl letters and the signs
would not be illuminated.
The wall signs comply with the Sign Code area requirements.
RECOMMENDATION
o
Staff recommend approt~al of the Comprehensive Sign Plan request, subject to the following condition:
1. Appropriate permits be obtained from City prior to installation.
Attachments:
Address/Topo/Zoning Maps
Site Plan/Survey
Building Elevation (north)
Ground Sign (front side)
Ground Sign (back side)
Wall Signs
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AGENDA
PLANNING COMMISSION MEETING OF AUGUST 5, 1997
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 97-16
Request for Comprehensive Sign Plan, 5621
Diversified Industries, Inc., Petitioner
International Parkway,
Liberty
5.1
5.2
COMMITTEE REPORTS
Report of Design & Review Committee - Next Meeting: August 14 at 8 a.m.
Report of Codes & Standards Committee - Next Meeting: September 24 at 7 a.m.
OLD BUSINESS
Miscellaneous Issues
7.2
NEW BUSINESS
Review/Approval of Planning Commission Minutes of July 1, 1997.
Review of City Council Minutes of June 23, 1997.
8. ANNOUNCEMENTS
9, ADJOURNMENT
*Petitioners are required to be in attendance
Planning Case:
Request:
Location:
PID No.:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
97-16
Request for Comprehensive Sign Plan
5621 International Parkway
06-118-21-32-0003
I-1, Limited Industrial, Zoning District
Liberty Diversified Industries, Inc.
August 1, 1997
August 5, 1997
BACKGROUND
1. The petitioner is requesting Comprehensive Sign Plan approval to allow the installation of ground and
wall signs identifying the occupants of the building, pursuant to Section 3.467 of the New Hope Sign
Code.
2. Liberty Diversified Industries operates its business out of its headquarters building located at 5600
Highway 169. They are also the owners of the building at 5621 International Parkway, north of and
adjacent to this site.
3. This Comprehensive Sign Plan application is for the building at 5621 International Parkway. There are
three different tenants in this building:
LDI Fibres
Safco Warehouse
Diversi-Plast Manufacturing
4. The purpose of this application is to place signs on the property identifying the current tenants/
companies that are occupying the building. These signs will replace the present sign, which inaccurately
lists the identity of the companies at this address. The applicant states that accurate signs will be
helpful to their customers, suppliers and the City.
5. Due to the fact that a Comprehensive Sign Plan has not previously been approved for this building, no
sign permits can be issued for wall and ground signs for this multi-tenant building until a Comprehensive
Sign Plan has been approved.
6. The 5621 International Parkway building is located between International Parkway and the Highway 169
Frontage Road near the intersection with Bass Lake Road.
7. The property is located in an I-1, Limited Industrial, Zoning District and is surrounded by I-1 properties.
8. The property was developed in 1971 with an 81,000 square foot warehouse. Capp Homes was the
original tenant, followed by Owens Corning and Harry Blumenthal & Sons. The building has had from
one to five tenants in the past.
9. Comprehensive Sign Plan approval does not require a public hearing, therefore, no notices have been
published or mailed.
ANALYSIS
1. Section 3.467 of the New Hope Sign Code, Signs Accessory to Multiple Occupancy Business and
Industrial Uses Including Shopping 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 Sign 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 signage 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 Signs, 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 bqth 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.
(b) Other Multiple Occupancies. Multiple occupancy structures other than shopping centers,
or shopping centers having four or less separate and distinct occupancies, may erect ground
signs in accordance with the provisions of Section 3.465(3) and may identify each
separate and distinct occupancy on said ground sign.
The portions of Section 3.465(3) that are pertinent to this request include the following:
(c) Maximum Si.qn Area and Height. All ground signs shall conform with the maximum sign area,
and maximum sign height provisions in relation to the street classification, as contained in the
following table:
Maximum Area Maximum Structure
Street Classification (Square Feet) Height (Feet)
Collector 40 15
Minor Arterial 75 20
Principal Arterial 200 30
(g) Location to Property Lines. No ground sign shall be located closer than ten feet to any property
line.
Ground Si_cln
2. The petitioner is proposing to install one (1) 4' x 7' (28 square feet) ground sign with three (3) 16-inch
wide sections for the identification of three tenants on the front of the sign. Although there is room to
identify three tenants, only two tenants are listed on the sign, as follows:
Tenant #1: LDI Fibres, Inc.
An LDI Company
5609 International Parkway
The top line of the sign would be red letters and the bottom two lines would be black
lettering.
Tenant #2:
Diversi-Plast Manufacturing
An LDI Company
5633 International Parkway
The top line of the sign would be blue letters and the bottom two lines would be black
lettering.
The rear portion of the sign (also 28 square feet) would contain the following message:
"Please BUCKLE UP For Safety"
The message would be in black lettering.
The ground sign would be located just south of the north drive exits onto International Parkway near the
north property line. The sign would be located 20 feet from the property line and would be parallel to
International Parkway, with the tenant identification facing International Parkway and the safety
message facing the parking lot.
5. The ground sign would be a total of six feet in height. Signs would be constructed of PVC waterproof
plastic with vinyl lettering and mounted on aluminum posts painted white. The sign would not be
illuminated.
6. The ground sign complies with the Sign Code area height and setback requirements.
Wall Signs
7. The petitioner is proposing to install three (3) business identification wall signs on the north side of the
building (one for each tenant), as follows:
Tenant #1: 2' x 4' (8 square feet)
Sign would read: LDI
Fibres
Lettering on sign would be red
Sign would be mounted 15' below roof line above east entry door
Tenant #2: 2' x 4' (8 square feet)
Sign would read: Safco
Warehouse
Lettering on sign would be blue
Sign would be mounted 15' below roof line above center entry door
Tenant #3: 2' x 4'(8 square feet)
Sign would read: Diversi-Plast
Manufacturing
Lettering on sign would be blue
Sign would be mounted 15' below roof line above west entry door
The wall signs would also be constructed of PVC waterproof plastic with vinyl letters and the signs
would not be illuminated.
The wall signs comply with the Sign Code area requirements.
RECOMMENDATION
Staff recommend appro~'al of the Comprehensive Sign Plan request, subject to the following condition:
1. Appropriate permits be obtained from City prior to installation.
Attachments: AddressfTopo/Zoning Maps
Site Plan/Survey
Building Elevation (north)
Ground Sign (front side)
Ground Sign (back side)
Wall Signs
PARK
V I S"I' ORY I
PARK
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RESEARCH CENTER ROAD ~
~5'~,o --
PUBLIC
oNXO~, WORKS
GARAGE
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SCIENCE CENTER DRIVE
CENTER RD
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× 898.2
× 898.8
AGENDA
PLANNING COMMISSION MEETING OF AUGUST 5, 1997
CITY OF NEW HOPE, MINNESOTA
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. CONSENTITEMS
4. PUBLIC HEARINGS
4.1' Case 97-16 Request for Comprehensive Sign Plan, 5621 International
Diversified Industries, Inc., Petitioner
Parkway,
Liberty
5.1
5.2
COMMITTEE REPORTS
Report of Design & Review Committee - Next Meeting: August 14 at 8 a.m.
Report of Codes & Standards Committee - Next Meeting: September 24 at 7 a.m.
o
OLD BUSINESS
Miscellaneous Issues
7.1
7.2
NEW BUSINESS
Review/Approval of Planning Commission Minutes of July 1, 1997.
Review of City Council Minutes of June 23, 1997.
8. ANNOUNCEMENTS
9. ADJOURNMENT
*Petitioners are required to be in attendance
Planning Commission Guidelines for Public Input
The Planning Commission is an advisory body, created to advise the City Council on land use. The
Planning Commission will recommend Council approval or denial of a land use proposal based upon the
Planning Commission's determination of whether the proposed use is permitted under the Zoning Code
and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the
surrounding neighborhood.
The Planning Commission holds informal public hearings on land use proposals to enable you to learn,
first-hand, what such proposals are, and to permit you to ask questions and offer comments. Your
questions and comments become part of the record and will be used by the Council, along with the
Planning Commission's recommendation, in reaching its decision.
To aid in your understanding and to facilitate your comments and questions, the Planning Commission
will utilize the following procedure: '~
1. The Planning Commission Chair will introduce the proposal.
2. City staff will outline the proposal and staff's recommendations and answer any questions from the
Planning Commission.
3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer
questions from the Planning Commission.
4. The Chair will open the public hearing, asking first for those who wish to speak to so indicate by
raising their hands. The Chair may set a time limit for individual questions/comments if a large
number of persons have indicated a desire to speak. Spokespersons for groups will have a longer
period of time for questions/comments.
5. When recognized by the Chair, the person wishing to speak is asked to come forward and to give
their full name and address clearly. Remember, your questions/comments are for the record.
6. Direct your questions/comments to the Chair. The Chair will determine who will answer your
questions.
7: No one will be given the opportunity to speak a second time until everyone has had the opportunity
to speak initially. Please limit your second presentation to new information, not rebuttal.
8. At the close of the public hearing, the Planning Commission will discuss the proposal and take
appropriate action.
A. If the Planning'Commission recommends that the City Council approve or deny a request, the
planning case will be placed on the City Council agenda for the next regular meeting. Usually this
meeting is within one to two weeks of the Planning Commission meeting.
B. If the Planning Commission tables the request, the petitioner will be asked to return for the next
Commission meeting.
AUGUST PIAI~INC CASES
PC97-16
Liberty Diversified
5621 International Parkway
ZONING DISTRICT MAP
R-1 Single Flmit,v Refadential
R-2 Single Incl Two F-a~,iy Re~clant]el
R-3 M~ium O~ Reli~nt~aJ
R~ H~ D~ Rel~den~M
R-5 ~ / Di~l~' Re~dent~ai
R~ ~ Office
~1 Um~ N~ Busine~
~2 Ret~l ~ne~
~3 ~o Onefl~ ~sineM
~ C~mun~ ~neu
I-2 ~ In~
1 INCH = 2100 FEET
0 2100
Planning Case:
Request:
Location:
PID No.:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
97-16
Request for Comprehensive Sign Plan
5621 International Parkway
06-118-21-32-0003
I-1, Limited Industrial, Zoning District
Liberty Diversified Industries, Inc.
August 1, 1997
August5,1997
BACKGROUND
The petitioner is requesting Comprehensive Sign Plan approval to allow the installation of ground and
wall signs identifying the occupants of the building, pursuant to Section 3.467 of the New Hope Sign
Code.
2. Liberty Diversified Industries operates its business out of its headquarters building located at 5600
Highway 169. They are also the owners of the building at 5621 International Parkway, north of and
adjacent to this site.
3. This Comprehensive Sign Plan application is for the building at 5621 International Parkway. There are
three different tenants in this building:
· LDI Fibres
· Safco Warehouse
· Diversi-Plast Manufacturing
4. The purpose of this application is to place signs on the property identifying the current tenants/
companies that are occupying the building. These signs will replace the present sign, which inaccurately
lists the identity of the companies at this address. The applicant states that accurate signs will be
helpful to their customers, suppliers and the City.
5. Due to the fact that a Comprehensive Sign Plan has not previously been approved for this building, no
sign permits can be issued for wall and ground signs for this multi-tenant building until a Comprehensive
Sign Plan has been approved.
6. The 5621 International Parkway building is located between International Parkway and the Highway 169
Frontage Road near the intersection with Bass Lake Road.
7. The property is located in an I-1, Limited Industrial, Zoning District and is surrounded by I-1 properties.
8: The property was developed in 1971 with an 81,000 square foot warehouse. Capp Homes was the
original tenant, followed by Owens Corning and Harry Blumenthal & Sons. The building has had from
one to five tenants in the past.
9. Comprehensive Sign Plan approval does not require a public hearing, therefore, no notices have been
published or mailed.
ANALYSIS
Section 3.467 of the New Hope Sign Code, Signs Accessory to Multiple Occupancy Business and
Industrial Uses Including Shopping 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 Sign 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 signage 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 Signs, 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 bath 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.
(b) Other Multiple Occupancies. Multiple occupancy structures other than shopping centers,
or shopping centers having four or less separate and distinct occupancies, may erect ground
signs in accordance with the provisions of Section 3.465(3) and may identify each
separate and distinct occupancy on said ground sign.
The portions of Section 3.465(3) that are pertinent to this request include the following:
(c) Maximum Sign Area and Heiqht. All ground signs shall conform with the maximum sign area,
and maximum sign height provisions in relation to the street classification, as contained in the
following table:
Maximum Area Maximum Structure
Street Classification (Square Feet) Height (Feet)
Collector 40 15
Minor Arterial 75 20
Principal Arterial 200 30
(g) Location to Property Lines. No ground sign shall be located closer than ten feet to any property
line.
Ground Sign
2. The petitioner is proposing to install one (1) 4'x 7' (28 square feet) ground sign with three (3) 16-inch
wide sections for the identification of three tenants on the front of the sign. Although there is room to
identify three tenants, only two tenants are listed on the sign, as follows:
Tenant #1: LDI Fibres, Inc.
An LDI Company
5609 International Parkway
The top line of the sign would be red letters and the bottom two lines would be black
lettering.
Tenant #2: Diversi-Plast Manufacturing
An LDI Company
5633 International Parkway
The top line of the sign would be blue letters and the bottom two lines would be black
lettering.
The rear portion of the sign (also 28 square feet) would contain the following message:
"Please BUCKLE UP For Safety"
The message would be in black lettering.
The ground sign would be located just south of the north drive exits onto International Parkway near the
north property line. The sign would be located 20 feet from the property line and would be parallel to
International Parkway, with the tenant identification facing International Parkway and the safety
message facing the parking lot.
The ground sign would be a total of six feet in height. Signs would be constructed of PVC waterproof
plastic with vinyl lettering and mounted on aluminum posts painted white. The sign would not be
illuminated.
6. The ground sign complies with the Sign Code area height and setback requirements.
Wall Signs
7.
The petitioner is proposing to install three (3) business identification wall signs on the north side of the
building (one for each tenant), as follows:
Tenant #1: 2' x 4' (8 square feet)
Sign would read: LDI
Fibres
Lettering on sign would be red
Sign would be mounted 15' below roof line above east entry door
Tenant #2: 2' x 4' (8 square feet)
Sign would read: Safco
Warehouse
Lettering on sign would be blue
Sign would be mounted 15' below roof line above center entry door
Tenant #3: 2' x 4'(8 square feet)
Sign would read: Diversi-Plast
Manufacturing
Lettering on sign would be blue
Sign would be mounted 15' below roof line above west entry door
The wall signs would also be constructed of PVC waterproof plastic with vinyl letters and the signs
would not be illuminated.
The wall signs comply with the Sign Code area requirements.
RECOMMENDATION
Staff recommend appro~'al of the Comprehensive Sign Plan request, subject to the following condition:
1. Appropriate permits be obtained from City prior to installation.
Attachments:
Address/Topo/Zoning Maps
Site Plan/Survey
Building Elevation (north)
Ground Sign (front side)
Ground Sign (back side)
Wall Signs
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(612) 425-7446
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An LDI Company
5609 International Parkway
Diversi-Plast Manufacturing
An LDI Company
5633 International Parkway
APRIL GRAPHICS, INC.
(612) 425-7446
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Memorandum
To:
From:
Date:
Subject:
Planning Commission Members
Kirk McDonald, Management Assistant/Community Development Coordinator
August 1, 1997
Miscellaneous Issues
NOTE:
The purpose of this miscellaneous issues memo is to provide commissioners with
additional detail on Council/EDA actions. It is not required reading and is optional
information provided for your review, at your discretion.
July 28 Council Meeting - At the July 28 Council meeting, the Council took action on the following
planning/development/housing issues:
A. Project #594, Resolution Awarding Contract to Arrigoni Brothers Company for Playground
Equipment for Corner Park: Approved, see attached Council request.
B. Resolution Authorizing Application for Metropolitan Council Planninq Assistance Grant for
Life Cycle Housing Study: Approved, see attached Council request.
C. Project #602, Approval of Plans and Specifications and Authorization to Call for Bids for
Renovation of Park Shelter Buildinq Roof at New Hope Athletic Fields: Approved, see
attached Council request.
D. Project #600, Public Hearing - An Ordinance Establishing a Housing Improvement Area for
the Sandpiper Cove Townhome Development, Pursuant to Minn. Stat. §428A: The public
hearing was continued until August, per the request of the petitioner, as the engineering analysis
describing the specific improvements to be made had not been completed by the townhome
association. Please see attached Council request for more information
E. Planning Case 97-09, Request for a Variance to Allow a Second Existing Garage to Remain
in Place, 5933 Boone Avenue: Approved, please refer to the City Attorney's letter and a draft
excerpt of the Council minutes, The Council is requesting that the Planning Commission study the
sections of the Zoning Code dealing with accessory buildings and garages and make
recommendations to update these ordinances.
F. Planning Case 97-10, Request for a Conditional Use Permit to Allow Construction of a Steel
Monop.ole with Antenna .Array for Telecommunications Wireless Service, 2900 Nevada
Avenue: Approved, subject to the conditions recommended by the Planning Commission.
G. Planning Case 97-12, Request for a Conditional Use Permit to Allow a Home Maintenance
Business to Operate Out of the Home, 3941 Winnetka Avenue: Approved after much
discussion, subject to the conditions recommended by the Planning Commission and amended
slightly by the City Council.
H. Planninq Case 97-13, Resolution Confirming and Ratifyin.q Plannin~ Commission Resolution
97-1 Regarding Comments on City of Golden Valley Comprehensive Plan Amendment:
Approved.
I. Project #583, Resolution Awarding Contract for the Construction of 1997 Backyard Drainage
Improvement: Approved, see attached Council request.
J. Project #589, Resolution Authorizing the Purchase of 9116 31't Avenue: Approved, see
attached Council request.
K. Project #573, Resolution Awarding Contract for the Building Rehabilitation at 5212 Winnetka
Avenue: Approved, see attached Council request.
L. Ordinance No. 97-17, An Ordinance Amending the New Hope City Code Regulating the Sale
and Purchase of Tobacco Products: Adopted, see attached Council request.
M. Ordinance No. 97-221Planning Case 97-15, An Ordinance Amending the New Hope Zoning
Code by Establishing Convenience Food Establishments as a Permitted Use in the B-4
Zoning District: Adopted.
Codes & Standards Committee - The Committee did not meet in July. The next scheduled meeti~
date will be September 24. Continuing items include: pawn shop/second hand goods dealers, re~
estate sign regulations, and DNR shoreland regulations. Staff is also requesting that the Committee
undertake a study of accessory buildings and garages this fall, per the direction from the City Council. I
will be coordinating a meeting with the City Attorney, Building Official and Planning Consultant to
determine the specific ordinances that need to be reviewed prior to the time that a report is prepared for
the Committee.
3. Design & Review Committee - The Committee did not meet in July. It is anticipated that a meeting will
be necessary on August 14 to review the following potential applications:
A. Conditional use permit for outdoor storage - ARC Store at Midland Shopping Center
B. Side yard air conditioner variance
C. CUP amendment for outdoor storage at Ben Franklin warehouse on Winnetka
D. CUP amendment to expand hours of operation at AA building on Bass Lake Road
Staff will contact the Committee regarding the scheduling of the meeting after the application deadline
on August 8.
4. Comprehensive Plan Update Committee - The first committee meeting is scheduled for August 12.
5. Quarterly Reports'- Enclosed for your information are the quarterly reports for planning, housing and
engineering projects initiated/continued dudng the second quarter.
Project Bulletins - Several project bulletins are enclosed that were mailed to residents impacted by
engineering projects initiated/continued by the City during the second quarter.
Miscellaneous Articles - Enclosed are several articles related to planning/zoning issues you may be
interested in reviewing.
Attachments:
Comer Park Playground Equipment
Met Council Planning Assistance Grant
Park Shelter Building Roof Renovation
Sandpiper Cove Townhome Development
1997 Backyard Drainage
9116 31" Avenue
5212 Winnetka Avenue
Tobacco Ordinance
Quartedy Reports
Project Bulletins
Miscellaneous Articles
COUNC/'L -
I REQUY_. T FOR ACTION
Originating Department Approved fOr Agenda Agenda Section
Consen~
Parks and Recreation 7~7 Item No.
By: Shah French By:/J 5,5
RESOLUTION AWARDING CONTRACT FOR PLAYGROUND EQUIPMENT FOR CORNER
PARK (IMPROVEMENT PROJECT NO. 594) TO ARRIGONI BROTHERS
Bids were open on Wednesday, July 23rd and have been evaluated by the engineers for
playground equipment for Comer Park (improvement Project 594). The Engineeds letter
regarding bid evaluations is attached.
Plans and specifications were approved at the June 9th Council meeting. The 1997 CIP contains
$50,000 for this purchase.
Contractors Total Base Bid Alternate Bid Total Bid
Arrigoni Brothers $40,399.00 $3,300 $43,699.00
Jay Bros $57,726.45 $2,689 $60.415.45
LS Black Contracting $67,145.85 $3,800 $70,945.85
As has been the practice, staff met with Comer Park neighbors in March to plan the new
equipment. Those attending that meeting received copies of the plans and have been given the
opportunity to give any input they wanted. They like this plan and are looking forward to new
equipment at their park. The existing equipment dates back to the 70s.
The alternate is for polyethylene timbers instead of wood for this play area. The thought is that
the poty would last longer than wood and not cause any splintering problems. Staff recommends
award to the Iow bidder, Ardgoni Brothers including the alternate. There is $50,000 in the Park
CIP for 1997 for this project.
MOTION BY SECOND BY
TO:
Review: Administration: Finance:
RFA-O01 ~
COUNCIL
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda SecTion
City Manager Consent
7-28-97
Kirk McDonald ~ Item No.
By: Management Assistant By:~/ 5.8
RESOLUTION AUTHORIZING APPLICATION FOR METROPOLITAN COUNCIL PLANNING
ASSISTANCE GRANT FOR LIFE CYCLE HOUSING STUDY
Six cities from the North Metro Mayors Association (Brooklyn Center, Columbia Heights. Coon Rao~ds.
Crystal, Robbinsdale and New Hope) desire to submit a Local Planning Assistance Grant application ~o
the Metropolitan Council for the preparation of a joint-city Life Cycle Housing Study. The study would be
completed by the consulting firm of Nancy Reeves and Associates and will be used by the c~t~es to
determine their future housing needs for inclusion in the update of the Comprehensive Plan. The C;ty
Managers for all six cities have preliminarily approved the application and a resolution from each C;ty
Council is needed authorizing the application. The cost of the study is $4,000 per City, with the P!anr'ir~c~
Assistance Grant paying $3,000 of the cost and the cities paying the remaining $1,000. The ~otat ~ram
application is for (6 x $3,000) $18.000. This is substantially below the cost for a single study eecause of
the economics of preparing several studies together.
In June the City Council authorized an application to the Met Council for $20.000 for the update of *,he
New Hope Comprehensive Plan and that application has been submitted. This joint-city application ~s
separate from the original application, however, the information derived from this Life Cycle Hous~r~g
Study will be incorporated into the New Hope ComprehensiVe Plan Update.
Staff recommends approval of the resolution.
.MOTION BY' SECOND BY
TO:
Review: Administration: Finance:
RFA-O01 ~
Nancy Reeves and Associates
I ~25 Summit ,4 venue
S~ Paul. Minnesota 55105
(61,') 644-0638
MEMORANDUM
Date: July 2 I. tc~07
To Dan Donahue
From: Nancy Reeves
Subject:
City Counml Resolution to go w~th Planning Grant Application
Enclosed is a copy of the sample resolution that the Metropolitan Counml requires each mtv to
approve when applUng for planrung grant funds.
The application for $3.000 apiece for 6 cities tCoon Rapids. Columbia He~ts. Crystal. BrookNa
Center. New Hope and Robbinsdale) for life cycle housing studies was subrrutted to the
Metropohtan Counol last Fnday, JuJv l$ [ have enclosed a copy of the cover letter and
Attachment A of the application for ``'our reformation You ~11 note that the City of Robbinsdale
ser,,'ed as the offimal applicant on behalf of the maes
Please have ``'our City Council approve the resolution at their next meetin~ and then sign tt and
have ~t notarized, and send ~t to me at the above address
I w'~ll return ~t. along with the others, to the Metropolitan Council.
Thank you for ,,'our cooperation and for ,,,'our continued mte?e~t tn tl-us project.
~ttachment A
Project Description, ~,¥ork P~an and Budget
Project Description
This application for local planrung assistance ~ant funds ts for a jomt project of 6 cities in the
north metro area, BrookNn Center, Columbia Heights, Coon Rapids, Crystal, New Hope and
Robbmsdale The project is to study the life cycle housing needs of these cines through the year
:010
A life cycle housing study prosades information on the housing types and costs that wdl be needed
in a city or ~oup of cities in the future. [t looks at the t?~es of housing that wdt be needed to
accommodate people as they ~ow older, as they ~ow up and start out on their own. and as they
move into a commumtv to fill the jobs that wdl be created.
The study starts with the current populanon and housing supply, and uses population, household,
employment and age projecnons to deterrrune housing demand or usage tn 2010 Current housing
usage by age and income are used as guides, along w:th anncipated changes tn employment and
city goals and policies. Census data, budding perrmt data, and Metropolitan Councat projecnons
are used to form the data base, along w~th any more recent local data avadable Real estate trends
for the market area are also considered.
The final product ~s a report that indicates the housing t.spes that the commuruty wall need to have
evadable by 20 l0 to accommodate the population.
Advantac, es of a L~fe Cycle Housm~ Study
A Life Cvcle Housing Study is a basic housing planning tool that helps cities to make
deoslons regarding housing goals and implementanon ~trateg~_ es for their comprehensive plans
and Livable Communities goals and action plans. For example, if a city knows that there v, qll
be a major increase tn the number of young people ready to form their own households, the city
may want to plan for additional affordable housing units, both rental and ownership.
A Life Cycle Housing Study helps Wkh zoning decisions. If a city finds that certain housing
tyges are needed tn the future, zomng changes can be made to accommodate these needs before
the evadable land is comnUtted to other uses.
.-~ Life Cvcle Housing Study helps with redevelopment planning. [fa city ts planmng to
convert existing buildings to different uses. information on the housing types that wall be
needed tn the future ~11 be useful to planners and developers.
A Life Cvcle Housing Study may help to discourage overbuilding of homing types that may
not be needed by 2010. An example would be the large-tot single-farruly homes that have
dominated new housing construcnon in the re. on dunng the lc~00s, but which may have a
much smaller market by 2010. It Wql be difficult to convert these housing Umts to other uses.
and they may end up as rental uruts, leading to unant~°pated changes tn the commuruues.
Work P!an ;nd Buena:
The 6 c~t:es noted :bo,.e plan [o hire the consulting firm of Nancy Reeves and ,Msoc~ates [o
preoarect L:fe C'.:ie Housmg Studies tn addtt,'on [o r_he mdl~dual studies for each ~tv. an
over~e~ of '3',e north metro market area will also be tncluded.
The ~ork '~sfll b~n as soon as t~ndmB nottficatton ~s recetved by the c~t~es, approximately the end
of August, l'~o? It ts anuc~pated that the tnd~s~dual plans and osecv~ew of the market area can be
completed w~thm 4 months of funding nottficauon, to allow the crees plenty o£ ttme to use the
~rLformauon in prepanng ~e~r comprehensive plans.
The process will include trutial project planmng meetings unth each mty, preparation of the stuches
in drai:t form, otv rexnew of the dra~ matenals, and final verstons of the studies and o,/ersqew
The cost of the studies vail be $4.00000 per oty, with the planmng assistance grant pa.smg
53.000 00 of the cost, and the oues pa.sing the remaimng $1.000 00. This figure tncludes all study
preparauon costs (data analysts and writing) and delivery of 7 cop~es of the study to each at,,' bx'
the consultant.
COUNCIL
REQUEST FOR ACTION
Ortgtnatmg Departrnent Approved for Agenda Agenda Section
Consent
Parks and Recreation ~,)7/28/97 Item No.
By: Shad French By:,// 6. L 5
APPROVAL OF PLANS AND SPECIFICATIONS AND AUTHORIZATION TO CALL FOR BIDS
FOR RENOVATION OF PARK SHELTER BUILDING ROOF AT NEW HOPE ATHLETIC FIELDS
(IMPROVEMENT PROJECT NO. 602)
The 1997 CIP calls for renovation of a park shelter roof and contains $24,810 for this project, The
Ligt~ted field baseball building was chosen because the roof is in poor shape in the estimation of
staff.
The engineers have drawn u0 plans and specs. Staff is requesting approval and a call for Uids.
Bids would be opened August 20th and taken to Council on August 25, 1997.
MOTION BY SECOND BY
TO:
Review: Adrnin/stration: Finance:
RFA-O01 ~
COUNC[~
REQUF T FOR ACTION
Or~ginatmg Department Approved for Agenda Agenda Section
Public
City Manager Hearing
") Item No.
7-28-97
Kirk McDonald
By: Management Assistant BY:'Y:'V 7. ~.
PUBLIC HEARING: AN ORDINANCE ES/C'ABLISHING A HOUSING IMPROVEMENT AREA FOR THE
SANDPIPER COVE TOWNHOME DEVELOPMENT, PURSUANT TO MINN. STAT. §428A
(IMPROVEMENT PROJECT NO. 600)
This is the public hearing to consider the adoption of an ordinance establishing a Housing Improveme¢,.
Area for the Sandpiper Cove Townhome Development (Improvement Project No. 600). Staff is
recommending that the hearing be continued until the August 11 Council meeting. Before :,~e
ordinance can be completed, an engineering analysis of the complex must be completed to determ~re
the specific improvements that need to be made to the properties because a description of :re
necessary improvements must be identified in the ordinance. Dan Leaf, President of the Sandciper
Townhome Association. has contacted the City and indicated that they need more time to comclete
engineering analysis and he has requested a continuance of the public hearing.
At the June 9 Councit/EDA meeting, staff discussed the option of the City establishing a Housing
Improvement Area to provide financial assistance to upgrade the exterior of these properties.
Cove is a townhouse development located at 8101-8953 42"" Avenue that contains 36 owner-occupied
townhomes. The complex is 20 years old and there are significant exterior deterioration problems. The
association has sought preliminary bids from contractors who estimated that $350.000 is neeCed
make siding, deck, window, and other improvements. They have approached the City for assistance
because, as a townhouse association consisting of individual owners, they have been rejected b,/
several banks for loans to make the needed improvements.
At that meeting, the City Attorney outlined new legislation and procedures to initiate a program that
would ailow for City-funded loans to property owners unable to obtain financing through private means.
Instead of secunng the loans as a typical mortgage transaction, the City could assess the benefiting
properties simdar to a special assessment project. The Council was generally receptive to this ~dea ar, ci
directed staff to :~roceed with the preparation of an ordinance.
MOTION BY SECOND BY
TO:
Review: Adrnin/strat~on: Finance:
I RFA-O01 ~
Request for Action
Page 2 7-2a-~7
The first steps to estao~sr~ a housing improvement area are as follows:
Imtiatly, the Council would r*Leed to adof2t an enal21ing ordinance sl2ecificatly defining the ~mprovement
area or areas and spec~fically indicating the necessary improvements to be made within the area.
The City cannot adopt this ordinance on its own initiative. Before such an ordinance can ce
considered, there must be a petition by at least 25 percent of the owners w~thin the ~roposed area
requesting the enat21ing ordinance. A petitioner with 28 out of 36 signatures (77%) was
submitted at the June 9 rneetin[t,
Before adoption of the enabling ordinance, the City would need to conduct a public hearing. At the
hearing and within the ordinance, the Council would need to make findings that the necessary
improvements will not be made if the housing improvement area is not created and makir~g
improvements within the area is needed to maintain and preserve the area's housing units. Further.
the enabling ordinance will allow the City to impose a fee against the benefiting property owners to
pay for the cost of the improvements. Notices have been sent notifying all of the property
owners about this hearing.
Staff recommends that the hearing be continued until August 1 1.
July 23, 1997
Kirk McDonald
City of New Hope
4401Xylon Avenue North
New Home, MN 55~25
Sandpiper Cove Housing
ZmOrovement Area
mum Cile; 99.11155
Dear Kirk:
Thi~ letter will confirm the recent telephone conversation we
with Dan Leaf President aC the Sandpiper Cove Townhome A~socia~ion.
They are asking For a continuance on %he public hearing scheduled
¢o¢ %he July 28th COunCil Meeting. ADOar~ntly they meed mere
tO conduct the engineering analysis of their units to deter'mi~e
specific improvements that need %u be made 5o tne]r properties.
The public hearing is reauired by ~inn;' Stat. §428A.13. After' the
hearing t~e Council will consider the adopbion of an ordinance ~o
~s%ablish a housirlg improvement area for SandpiDer Cove. Ra$ica]~y,
%he ordinance will allow the City to loan the A~o¢iat~on funds For
¢e0airs to the ext~mior area o¢ the umits in %he d~velo~men%. The
loans w~ll b~ made in the form of special assessments against the
p¢uperties.,
The engineering analysi~ is rlecessary since state law requires a
descripuion of t~e necessary improvements must ba set
ordinance. The more specific we can be wi%h this desfri~tior] will
a~sist u~ in compliance with the statute and allow us to determine
the amount of furlds necessary to make the required improvements.
OOviously, this is information th~ Council will need before i~ can
pass on the housing improvement area o,-dinance.
There?ore, i~ ~as decided to request a Oostmonement o¢ the public
hearing until August 11, 1997. We will not need %0 r'eouDlish our
hearing no~ice bu~ ~ suggest we do another mailing to the property
owners ir~ t~e development abou: the h~aring ¢ostponemen~ until
=~ge 2.
August 11th. Contact me i? you hav~ amy o~her quemtionm or oommem~$
~bou~ this matter.
Very truly yours,
Stever) A. $ondrall
zlw
PLANNING CASE
97-09
Item 8.1
Mayor Enck introduced for discussion Item 8.1, Planning Case 97-09, Request for
a Variance to Allow a Second Existing Garage to Remain in Place, 5933 Boone
Avenue North, Elmer Geislinger, Petitioner.
Mr. Kirk McDonald, Management Assistant/Community Development
Coordinator, displayed a photograph of the property. He stated this matter was
considered by the Planning Commission at its June 3 meeting and was placed on
the June 9 Council agenda. Prior to that Council meeting, the City was contacted
by the petitioner's attorney who requested a postponement on the consideration of
their variance request. The postponement was requested because the attorney for
the petitioner stated that additional time was needed for review and
supplementation of the record. The City Council tabled the request until the July
28 Council meeting, although the City has received nothing further from the
applicants or their attorney on this matter.
The petitioner is requesting a variance to allow a second existing garage to remain
in place on the property, pursuant to Section 4.22 and 4.032(3)(g)(h)of the New
Hope Code of Ordinances. Mr. McDonald pointed out that there are conflicting
opinions between the petitioner and the City and stated he will present both sides of
the issues. The petitioners obtained a building permit to build a detached garage
and convert the existing attached garage for storage and other use in 1981. When
the construction was completed that year, the owners declined to remove or
convert the existing attached garage. A decision was made at that time to defer the
conversion until the "point-of-sale" housing inspection. The property is Presently
for sale and rather than converting the attached garage, the petitioners are
requesting a variance to allow two garages on the property (the existing attached
garage and the existing detached garage). Mr. Donahue cited Section 4.032(3)(g)
of the City Code which states that "no permit shall be issued for the
construction of more than one (1) private accessory garage structure for each
dwelling." The Code states that "each lot shall be limited to one (1) accessory
building in addition to an accessory garage." The Code further states that "no
accessory building or garage for single or two family residential uses shall occupy
more than 25 percent of a rear yard, nor exceed 900 square feet." Other Code
language and definitions prevent a storage shed from being used for garage
purposes.
Mr. Donahue explained that the property, which is a standard 86' x 105' (9,030
square feet) residential lot, is located on the west side of Boone Avenue south of
60a Avenue North. The property contains a single family home with an attached
288 square foot single car garage on the south side of the home. A 576 square foot
detached garage is located in the southwest corner/rear yard of the property
(constructed in 1981). The rear detached garage is accessed by an expanded
driveway along the side of the home/attached garage. Total garage space on the
property totals 864 square feet. The property is located in a Single Family
Residential Zoning District and is surrounded by single family homes.
Mr. McDonald stated several instances have arisen in the past where a building
permit for a garage is authorized with a condition to remove an existing second
driveway or garage as part of the project. A garage building permit application
was received in 1981. It proposed a new detached double garage, but there was an
existing single attached garage on the property. Since City Code prohibits two
garages, the Building Official advised the applicants to: i) apply for a variance; 2)
remove the second garage; or 3) submit plans and obtain a permit to show the
existing garage converted to another use at the time of the new garage
construction. Many attached garages in the past have been converted to porches,
New Hope City Council
Page 4
July 28, 1997
recreation rooms, living rooms, storage and kitchen expansion. Mr. McDonald
stated according to the Building Official the petitioners understood the ordinances
and agreed to comply. The plans were signed and marked "Remove existing
overhead door - eliminate original garage." On the f'mal inspection of the new
garage, he wrote "OK - Submit plans on second garage conversion or variance
application." No action was taken by the petitioners.
In 1988, the Fire Marshall and Police Department were called to the property
regarding a day care operation. The garage issues were again brought to the City's
attention and a memorandum was entered into the t-fie. A determination was made
to defer the garage conversion order until the property was sold and inspected at
"point-of-sale." On April 30, 1997, the General Inspector made the dwelling
maintenance inspection and re-issued the previous order, which prompted this
variance application. The petitioners have taken good care of their property and
buildings in recent years.
Mr. McDonald stated the petitioners have submitted several letters outlining their
recollection of past events. They state that the building permit stated nothing about
removing an overhead door - eliminate original garage or apply for a variance.
They indicate that after an inspection for day care in 1988, a memorandum was
filed on this matter. They indicate the reason for the second garage was for vehicle
storage and miscellaneous storage. They state that the garage is set back far
enough in the rear that it does not block views anymore than the neighbor's
garage. They state that they did not receive a copy of the file memo and would
have applied for a variance at that time if they had received a copy. The petitioners
state that a hardship would be created if the variance were not granted because
more vehicles would be parked outside, more vandalism to vehicles could occur,
and the property would not appear as well kept. They are requesting approval of
the variance.
Mr. McDonald stated staff agrees that a second garage creates two additional
indoor parking spaces and supports the idea that garage expansion is desirable for
additional storage. However, staff must also enforce the City Code which prohibits
two separate garages per lot. Very few variances of this type have been granted in
the past. The City received letters from several property owners that abut the rear
of this property that are opposed to the granting of the variance.
The Planning Commission considered this request at its June 3 meeting, and on a
6-1 vote, recommended conversion of the original garage to a living/storage use
(removal of overhead door) and denial of the variance.
Mr. McDonald stated the resolution before the Council approves the variance but
if the Council desires to deny the variance, staff recommends that the matter be
referred to the City Attorney for preparation of "fmdings of fact".
Mr. McDonald stated the City Attorney has been consulted regarding the matter,
and it is his opinion that a 16-year delay does cast some doubt on the City's ability
to enforce the code at this time. The general rule is that past inaction by a
municipality does not produce an estoppel to enforce the code section. Secondly,
the City needs to reconsider either its prohibition on a second garage or its
definitions for garages and accessory storage buildings.
Mayor Enck commented on exterior storage issues as well as the number of years
that the garage has been in place.
New Hope City Council
Page 5
July 28, 1997
RESOLUTION 97-120
Item 8.1
PLANNING CASE
97-10
Item 8.2
Discussion ensued regarding the difference between the definition of a utility
building and a garagel Re Council also noted that, in general, people accumulate
more recreational vehicles today compared to several years ago, and it's beneficial
to have these stored inside buildings whenever possible.
Mr. Tim Mounihan, attorney representing Elmer and Kathy Geislinger, was
recognized. He pointed out the presence of Mr. & Mrs. Geislinger if the Council
would like to direct any questions to them.
The City Council unanimously requested the Planning Commission to review the
zoning code sections pertaining to storage building definitions and size as well as
the number of garages permitted per property.
Councilmembers Otten and Norby complimented the petitioners on the well
maintained property.
Councilmember Cassen introduced the following resolution and moved its
adoption: "RESOLUTION APPROVING PLANNING CASE 97-09
REQUESTING VARIANCE TO ALLOW A SECOND EXISTING GARAGE
TO REMAIN IN PLACE AT 5933 BOONE AVENUE NORTH (PID//06-118-
21-24-0088) SUBMITTED BY ELMER GEISLINGER.' The motion for the
adoption of the foregoing resolution was seconded by Councilmember Otten, and
upon vote being taken thereon, the following voted in favor thereof: Enck,
Cassen, Collier, Norby, Otten; and the following voted against the same: None;
Abstained: None; Absent: None; whereupon the resolution was declared duly
passed and adopted, signed by the mayor which was attested to by the city clerk.
Mayor Enck introduced for discussion Item 8.2, Planning Case 97-10, Request for
a Conditional Use Permit to Allow Construction of a Steel Monopole with Antenna
Array for Telecommunications Wireless Service, 2900 Nevada Avenue North, CB
Commercial, John Hollenbeck, and Northland Mechanical Contractors, Ronald
Kocher, Petitioners.
Mr. McDonald stated this is an application for a conditional use permit by US
West to allow construction of a 100-foot tall steel monopole with antenna array for
telecommunications wireless service on the property at 2900 Nevada Avenue
North. He stated the property is owned by Northland Mechanical Contractors.
There is an existing office/warehouse building on the site, which comains 4.3
acres. The site is surrounded mainly by industrial uses.
The newly adopted ordinance establishes regulations for the construction and
placement of telecommunication towers and facilities states that "Personal wireless
service antennas erected on an antenna tower may be allowed as a conditionally
permitted use within Industrial Zoning Districts, provided they comply with certain
standards. The specific applicable requirements of Ordinance 97-04 are compared
to this request as follows:
1. Written authorization by the properly owner has been provided.
2. Removal - U.S. West has submitted the attached June 10 letter stating that the
tower would be removed within 12 months of cessation of operation. Also the
City Attorney has stated that the addendum to the lease agreemem regarding
the lessee restoring the lessors property to its original condition after the lease
is terminated was adequate to fulfill the ordinance requirement for removal.
3. Building Code compliance is a condition of approval.
4. Structural design verification by engineer - A structural analysis has been
New Hope City Council
Page 6
July 28, 1997
July 23, 1997
Kirk McDonald
City of New MoDe
4401Xylon Avenu~ North
New Hooe, MN 55428
Geis]inger Garage Variance
Our ~i]e: gg,39709
Dear Kirk-
I did speak with the a~tormey for the Geislinger's in thi~ matter.
When they asked for a oostoonem~nt on the consideration of %hei~
variance request at the June 9th Council meeting I was inf0r%ed
additional t~me wa~ needed for review and suDo]ementation o¢ tnt
recor'd. TO da%e, I have received nothing fur=her From the
aPPlicants, their attorney of City staff ~e]atin9 to 5his ma~ter.
A= a ~eOu]t, %his ma~er' is OacR before the City Council without
chanse s~mce the June 9%h mee%1ng.
The issues the Council needs to consider on this apolication are as
Does a 16 year de]ay in enforcing the Orovisions of our
City Code prohlbiting residential dwellings from having
more than one private accessory garage (~ee §~.03~($)(~))
constitute a "variance by estoppel" preventing the City
from enforcing this coOe section at thi~ time?
2.)
Is the restriction o¢ New Hope CoOe §4.032(3)(~)
reasonable and dues i% promote a legitimate governmental
{nterest in ligh~ Of the fact §§4.022(2)(e) and (h) would
allow a 900 mc.~t, accesmory storage building {ri addizion
to a garage?
Regarding %he first issue, a 16 year delay does cast some doubt on
the City's aDi]ity to enforce §~.03Z(3)(g) a~ this time. The cases
! have found on this issue go both ways. The general rule is that
past inaction Dy a municipality do~ not orodu~:e an estoppel ~o
teS~ for determining when a "variance Dy ~s~o~el" arises. Cour%~
wilt consider the fo~lowin~ Factors aS relevanc ~o the issue:
a long period of Fai lur~ to enforc~ the law w~,em
City knew or ~houl d of knowm of the violasioq,
conjunction with some form 01' active acquiescence,
2.)
did the landowne~ act in 9Pod ~ai%h and rely innocently
~Con the validity or the use 5hroughout ~he time Defied
Of monenforcement,
has the landowner made suOs~anSia] exDe~dituFes i,t
Fe]iance upon a ~e]iee that %he use was Fermitt~d~
would the denial of the variarlue impose an umnecessary
hardship on ~he landowner, and
5.) ix the ume a threat to the public health or safe%y.
Based on 5~e fac%$ of this case, it is my opinion these f~ve
questio~s would be answered in favor of the proper~y uwner.
Re~ardir~ issue number two, the City meeds to reconsider either its
accessory storage buildings.
Basically, we allow a residential oroperty to have a sarase and a
storage building. ~urther, the square footage for eac~
could be 900 sq. feet (1800 %oral sq. feet for both structures) or
2~ o~ the rear yard whichever is smm~ler (see §~.032(3)(e)).
However, two garages are no~ allowed (see §~.03~(3)(g)). The only
difference between these situations is t~at in the first situatiom
inside motor vehicle parking is not permitted in both $truc~ures.
~ am nard Dressed to th~nk of a legitimate ~oYernmen~al reason
limi~ %he inside storage of mobor ve~icles, especially in %his day
o~ "mu]~-veh~cle" families.
Our current code seems to promote a backwar~ policy of encouraging
outdoor Darki~ and s~orage of motor vehicles. We shoutd ask
curse]yes the Question why w~ would permit a gO0 s~. ~eet stora~
facility on residential property Dui then prohibit ~ne property
owner From ~toring motor vehicles in Such a building if there iS
another garage on the ~roDerty?
In the present case the attached garage is 288 sq. fee% an~ the
~etache~ ~arage is 578 sQ. Feet. Total s~orag~ s~ace on the
~a~e 3.
co~e allows f~ a second accessory ~torage bu~]~ng im a~ditian ~o
cvarh@ad door on the attmche~ garage only c~an~es the cond~t~ at
the structume. Thi~ seem~ like a ~ot oF troubl~ for very little
~enm¢it, i~ any ~e~e~it a~ all, con$i~erin~ another car may be
s'=o~e~ outside instead of ~n a Gara~a.
contact me ~{ you have any u~her ~ues~iom$ or co~ments abcu%
Very truly
SbeYen A, $onOrall
cc' Oan Oonahue
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Development
City Manager & Planning
7-28-97
Kirk McDonald ~ Item No.
By: Management Assistant ~y 8.5
RESOLUTION AWARDING CONTRACT FOR THE CONSTRUCTION OF 1997 BACKYARD
DRAINAGE IMPROVEMENT PROJECT NO. 583
At the June 9 Council meeting, the City Council approved the plans and specifications for the 1997
Backyard Drainage Improvement Projects and authorized advertisement for bids for Improvement
Project No. 583. Bids for the project were opened on July 23 and staff is requesting that the Council
consider the award of the bid at the July 28 Council meeting. Per the attached letter from the City
Engineer, Jay Bros., Inc. submitted the Iow bid in the amount of $88,675.00.
Due to the fact that the City receives a number of requests for backyard drainage improvements, but
has limited funding, the Council prioritized the requests based on staff recommendations and on need
from an engineering standpoint. The basis for constructing backyard drainage projects is based on the
need for storm sewer because acceptable grades for backyard drainage swales cannot be met. In
addition, abutting property owners must be agreeable to grant temporary or permanent easements to
accommodate construction. Projects are prioritized on how fiat the slopes are in the drainage swales
and the size of the drainage area.
The Council approved plans and authorized bids for four (4) areas/priorities. Listed below are the four
areas with the estimated construction cost, the actual construction cost based on the bid, and the
actual construction cost based on the bid plus 25 percent indirect costs for engineering services (or the
actual cost to the City).
(cont'd.)
MOTION BY SECOND BY '
TO:
Review: Administration: Finance:
RFA-O01 ~
Request for Action
Page 2
7-28-97
Estimated Actual
Priority Area and Location Construction Construction
No. Costs Costs
with Bid
Actual
Construction
Costs with
Bid +25%
Indirect Costs
for Engineering
1 Area I - 46t" / Winnetka Avenues $36,200.00 $25,883.60 $32,354.50
2 Area 6 - 40t" / Boone Avenues (east 24,500.00 26,129.45 32,661.81
side)
3 Area 7 - Terra Linda Park 15,000.00 15,960.99 19951.23
4 Area 2 - Little Acre Park 16,800.00 20,700.96 25,876.20
TOTAL $92,500.00 $88,675.00 $110,843.74
The Terra Linda Park improvement ($19,951.23) would be funded out of Park CIP Surplus and
priorities 1,2 and 4 ($90,892.51) would be funded out of the Storm Water Utility Fund.
The City Attorney has prepared the enclosed resolution awarding the contract to Jay Bros., Inc. in the
amount of $88,675.00.
Staff recommends approval of the resolution.
--Z
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-I
COUN~
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
City Manager 8.6
~-~.)7-28-97
Stephanie Olson Item No.
/~// Developmen~
By: Community Development Specialist By: & Planning .
/
RESOLUTION AUTHORIZING THE PURC/"tASE OF 9116 31s'r AVENUE NORTH (IMPROVEMENT
PROJECT NO. 589)
In January, City Council authorized staff to obtain an appraisal for the property at 9116 31" Avenue
North. The fair market value of the first appraisal was $80,000. In staffs opinion, this value did not
accurately reflect the deteriorated state of the home. Therefore, a second appraisal was obtained with
an "as is" market value of $61,250 and an "as repaired" value of $80,000. As the Council may be aware.
this has been a problem property for many years with significant water problems due to the grades
around the home.
On June 23, the City Council authorized staff to negotiate for the purchase of 9116 31" Avenue. After
negotiating with the owner's representative, both the City and the seller reached an agreement on a
purchase price of $61,250, the "as is" market value of the second appraisal.
A purchase agreement has been generated by the Assistant City Attorney and signed by the owner.
Barbara Yesnes, and City Manager, contingent upon City Council approval of the attached resolution
and County approval of an environmental assessment. The City will close on the property in October.
After the closing, staff will develop plans and specifications for rehabilitating the existing home and
present them to the Council for approval. After the rehab has been completed the home will be place for
sale to a Iow/moderate income person or family. Staff has secured funds for the purchase and rehab of
the home from Metropolitan Council and CHDO.
Staff recommends approval of the Resolution Authorizing the Purchase of 9116 31" Avenue North.
MOTION BY SECOND BY
TO:
Review: AdmtnlstraUon: Finance:
RFA-O01 ~
UOUI~ICIL
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Managers Department Development
& Planning
July 28, 1997 Item No.
Stephanie Olson
By: Community Dev. Specialist By:. 8.7
RESOLUTION AWARDING CONTRACT FOR THE BUILDING REHABILITATION AT 5212
WINNETKA AVENUE NORTH (IMPROVEMENT PROJECT 573)
On August 26, 1996 the City Council authorized the purchase of the home at 5212 Winnetka
Avenue North under HUD Direct and Private Sale program for $77,400, including a $5,000
reduction for a wet basement and a 10% reduction for direct sale to the City. The home is
surrounded by other homes in fair to good condition and this property is a detriment to the
neighborhood. The home has water problems due to the Iow elevation of the garage, the living
area addition above the garage does not meet code requirements, there is a full
kitchen/apartment in the basement (which is not allowed by code), and the interior and exterior of
the home is in deteriorating condition.
At the June 9 City Council meeting, the City Council approved plans and specifications and
authorized staff to seek bids for the rehabilitation of 5212 Winnetka Avenue North. The City
worked with Project for Pride in Living to develop plans and specifications for two rehabilitation
options, a basic rehabilitation and an alternate rehabilitation. The basic specifications include
rehabilitating the existing structure and the alternate specifications include demolishing the south
portion of the house, from the garage and up, and raising/rebuilding the garage and restoring the
basement to the original condition. Staff explored several options for the home in addition to the
rehabilitations listed above, including demolition and new construction. After discussions with the
City Manager, the alternate rehabilitation was determined the best solution.
The City of New Hope published a request for bids, in the SunPost on July 9 and Construction
Bulletin on July 4 and 11, for the rehabilitation of a single family home at 5212 Winnetka Avenue
North. Bids were opened on July 21, and the following bids were received:
Contractor Base Bid Alternate Bid
AA Contracting $62,208 $73,620
Anton Construction, Inc. $69,095 $84,645
MOTION BY SECOND BY
TO:
Review: Administration: Finance:
RFA-O01 ~
CityCouncfl-Juiy28 1997
Page 2
AA Contracting, the Iow bidder, does not hold a current State Residential Contractor's License,
which ~s a requirement in the specifications and staff does not find that the bid on several of the
improvements, ~ncluding insulation and siding, is responsible. After consulting the City Attorney,
staff does not feel that AA Contracting is the lowest responsible bidder, and staff recommends
awarding the contract for the alternate bid to Anton Construction, Inc. in the amount of $84.645.
An estimated budget for the project is attached. The City will utilize the following funding sources:
Metro HRA Housing Assistance Loan, HOME funds, CDBG Scattered Site Housing funds, and
revenue from the sale of the home. After the home is rehabilitated, it will be sold to a
Iow/moderate income resident.
Staff recommends approval of the Resolution Awarding Contract for the Building Rehabilitation at
5212 Winnetka Avenue North.
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Ordinances &
Resolutions
Parks and Recreation (-~7/28/97 Item No.
By: Shad French B~.//. 10.t
/
ORDINANCE NO. 97-17, AN ORDINA/NCE AMENDING THE NEW HOPE CITY CODE
REGULATING THE SALE AND PURCHASE OF TOBACCO PRODUCTS
Since June of 1996, with the assistance of School Liaison Officer Tim Fournier, the Citizens
Advisory Commission has studied the City's ordinance relating to tobacco products. The
recommendation of the CAC for a stricter ordinance was presented to the Council in December
of 1996. At that time the Council directed the CAC to obtain input from license holders and
other agencies. License holders were invited to the CAC meeting of June 16, 1997, to offer
feedback regarding the proposed ordinance. Only two license holders appeared at the meeting
and both spoke in favor of the proposed ordinance noting that it would help businesses be
consistent with enforcing the ordinance. Also, staff has had several phone conversations witiq
Peter Jude who represents the Minnesota Coalition of Responsible Retailers. There does not
appear to be opposition from license holders.
Our current code allows for cigarette vending machines. The proposed ordinance is modeled
according to Plymouth's ordinance and makes all tobacco vending machine sales illegal unless
the machine itself is electronically activated by the licensee or the machine is located in a non-
public area without access by minors. The licensing process will involve a premises survey
conducted by the Police Department.
The proposed ordinance adds two new sections: Self-Service Merchandising and Employee
Violations. Self-service merchandising may only be conducted if: 1) the tobacco products are in
direct wow and in no case more than 20 feet from the primary cashier, and 2) meets one of the
following security requirements: within 3 feet of the cashier or in an enclosed case which registers
an audible alarm when opened or, in a totally controlled separate area, or an approved electromc
security system is in place. The second section, Employee Violations, makes the licensee
MOTION BY SECOND BY
TO:
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RFA 7/28/97
Page 2 '
responsible for the conduct of its employees. Also, the proposed ordinance imposes penalties for
ordinance violations.
All current license holders would be notified of the new ordinance and would have until November
1st to come into compliance.
Staff recommends adoption of the new ordinance.
~CCOTJ~I~ ~
105
106
109
!20
123
i24
134
139
154
!65
17!
172
176
179
181
186
225
229
230
236
238
242
247
255
260
267
268
271
325
326
Cigarette Licenses (7/23/97)
Vending Machines & Over the Counter
LICENSE NAME
LICENSE ADDRESS
APPLEBEE' S
MOBIL
WALGREEN COMPAN-Y
Y-NOTS LIQUOR & SPIRITS
BROA/DWAY MOBIL
WINNETtCA 42ND UNOCAL 76
FAS TLA_NE M3~RKE T
KEN' S AUTO REPAIR
NEW HOPE TEXACO
WINNETKA LIQUORS
K-MART
LAKESIDE LIMITED
TOM' S NEW HOPE SPUR
TOBACCO DEALS
MIDLAND STANDARD
NEW HOPE BOWL
SINCLAIR MARKETING COMPANY
SNYDER' S DRUG STORE
TOBACCO OUTLET PLUS ~553
NORTHRIDGE P HA_RMACY
SUNSHINE FACTORY
BONKERS DISCOUNT CIGARETTES
TOM THUMB
NEW HOPE 76
WINNETKA STANDARD
TOTAL M~kRT
TOTAL M.~RT
STAR LIQUORS
TWIN CITIES STORES, INC.
SUPER AMERICA
Count: 30
4203 WiNnETKA AVENUE NORTH
9400 36TH AVENUE NORTH
3566 WINNETKA AVENUE NORTH
7910 BASS LAKE ROAr)
6113 WEST BROA/DWAY
4200 WINNETKA AVENUE NORTH
6026 WEST BROADWAY
7901 BASS LAKE ROAD
9400 49TH AVENUE NORTH
3544 WINNETKA AVENUE NORTH
4300 XYLON AVENUE NORTH
5001 BOONE AVENUE NORTH
7300 BASS LAKE ROAD
2767 WINNETKA AVENUE NORTH
7850 27TH AVENUE NORTH
7107 42ND AVENUE NORTH
9456 27TH AVENUE NORTH
2705 WINNETKA AVENUE NORTH
3550 WINNETKA AVENUE NORTH
5430 BOONE AVENUE NORTH
7600 42ND AVENUE NORTH
7141 42ND AVENUE NORTH
2720 WINNETKA AVENUE NORTH
3601 WINNETKA AVENUE NORTH
7900 BASS LAKE ROAD
7231 42ND AVENUE NORTH
7117 BASS LAKE ROAD
4455 WINNETKA AVENUE NORTH
3535 WINNETKA AVENUE NORTH
6144 WEST BROADWAY
REVEN73E DES
CIGARETTES
CIGARETTES
CIGARETTES
CiGA%ETTES
CIG~%ETTES
CIGARETTES
CiGA%ETTES
CIGARETTES
CIGARETTES
CIGARETTES
CIG~%ETTES
CIGARETTES
CIGARETTES
CIGARETTES
CiGArETTES
CIGARETTES
CIGARETTES
CIGARETTES
CiG.~RETTES
CIGARETTES
CiGA~ET_zS
CiSARETTES
CIGARETTES
CIGarETTES
CIGARETTES
CIGARETTES
Page 1
PLANNING AND DEVELOPMENT
Second Quarter 1997 Report
The Planning Commission reviewed the following cases during the second quarter:
Month No, of Cases Notices Sent
January 0 0
February 0 0
March 2 22
April 5 0
May 3 0
June 3 78
Month Request Number Approved Denied Withdrawn Tabled
Jan.
Feb.
March Prel. Plat 1 1
Ord.-Towers 1 1
April Sign Plan Amend. 1 1
Ord.-Towers 1 1
Ord.-Signs 1 ' 1
Ord.-Pla. Com. 1 1
Ord.-Shoreland 1 1
May SBPR 1 1
Ord.-Signs 1 1
Ord.-Hol. Signs 1 1
June Variance 1 1
CUP 2. 1 1
[TOTALS 13 10 I 3
Year To Date Approved Denied Withdrawn Tabled
Comp Sign Plan Amend. 1
Ordinances 5 2
Plat
Site/Bldg Plan Review 1
Variance 2
CUP 1 1
YEAR TO DATE TOTAL 10 3
PLANNING/DEVELOPMENT ISSUES
t. Planning Case 97-04, Comprehensive Sign Plan Amendment, 9413 36~ Avenue - At the
April 1 Planning Commission meeting, the Commission recommended approval of the
Comprehensive Sign Plan Amendment for the building at the southwest corner of 36® and
Hillsboro Avenues. subject to the condition that any plantings disturbed be replaced. The City
Council condurred with this recommendation at its April 14 meeting.
Ordinance No, 97-04/Planning Case 96-24, An Ordinance Amending New Hope Zoning
Code by Establishing Regulations for Construction and Placement of
Telecommunication Towers and Facilities - After a six-month study by City staff, City
Attorney, Planning Consultant and the Cable Commission, the Codes & Standards Committee
of the Planning Commission reviewed this ordinance and presented it at the April 1 Planning
Commission meeting. The Commission recommended approval. At the April 14 City Council
meeting, the Council adopted the ordinance.
3. Ordinance No. 97-18, An Ordinance Repealing the Temporary Prohibition of
Transmission and Reception Facilities of Radio Common Carriers - At the April 14 City
Council meeting, the Council repealed the tower moratorium after the adoption of the tower
ordinance.
4. Ordinance No. 97.14/Planning Case 97-05, Establishing New Hope Planning Commission
- At the April 1 Planning Commission meeting, the Commission recommended several minor
wording changes regarding gender to the ordinance establishing the Planning Commission. The
City Council concurred with the changes at its April 14 meeting as recommended by the
Planning Commission.
5. Resignation of Vi Underdahl from the Planning~Commission - At the April 14 City Council
meeting, the Council accepted the resignation of Vi Underdahl and thanked her for her 5½ years
of service with the passage of a resolution.
Planning Case 96-27, Comprehensive Plan Update - At the April 14 City Council meeting, the
Council approved a proposal from Northwest Consultants to prepare the update for the
Comprehensive Plan for an amount not to exceed $30,000.
7. Improvement Project #587, Senior Center Study - At the April 14 City Council meeting, the
Council approved a proposal by Essential Decisions, Inc. to conduct a Market Analysis for the
Senior Center study in the amount of $11,600.
8, Resolution Approving 1997-2 Amendment to Master Modification to Redevelopment
Plans and Tax Increment Financing Plans and Requesting the Approval of the City
Council: City/CareBreak Senior Center Development, 5425 & 5501 Boone Avenue - At the
March 24 City Council meeting, the Council set Apdl 28 as the public hearing date for
consideration of amendments to redevelopment plans, redevelopment projects and tax
increment financing plans regarding City-owned properties at 5425 and 5501 Boone Avenue.
The amendments relate to the construction of a senior adult day care center and senior
resource center on the property and would authorize use of tax increments for the costs of the
construction and equipping a senior center. The public hearing was held at the April 28 City
Council meeting. The Council and EDA approved the amendments and authorized up to
$2,500,000 in TIF funds to be used for the center, subject to future specific approvals by the
Council.
9. Discussion Regarding Release of Security for Kimball Addition (Planning Case 94-15) - At
the April 28 City Council meeting, the Council discussed the drainage issue and grade of the
overland swale between Lots 7 and 8, which needed to be corrected prior to the release of the
security. Staff was directed to prepare a report on the options and legal considerations and
present it at the May 12 meeting. There were on-going discussions with the developer on this
issue throughout the second quarter. The Council approved a proposal by the developers to
improve the grade on the site, but no action has been taken.
10. Improvement Project #597, Acquisition of 9200 49~ Avenue - At the beginning of the year.
staff was contacted by the owner of the property at 9200 49"' Avenue, Clarence Brandell. to
determine whether the City might be interested in purchasing this 2.8 acre site. A portion of this
property has been identified as a potential site for a water quality pond to help improve the
quality of the large wetland north of and adjacent to the site. At the February 24-City Councit
meeting, the Council authorized staff to obtain an appraisal on the property. At the April 28
Council meeting, the Council authorized staff to negotiate with the property owner, and at the
May 12 meeting, the City Council considered a purchase agreement for the site.
11. New Planning Commissioner Appointed - Kathi Hemken was appointed to the Planning
Commission and took the oath of office at the April 28 Council meeting.
12. Planning Case 97-06, Request for Site and Building Plan Review/Approval for
OfficeAiVarehouse Construction, 7300 49~ Avenue North - At the May 6 Planning
Commission meeting, the Commission approved the site and building plan for the 120,000
square foot office/warehouse development at 7300 49~ Avenue, subject to several conditions.
The Council concurred with the recommendations of the Planning Commission at its May t2
Council meeting.
13. Ordinance No. 97-19~Planning Case 97-07, An Ordinance Amending the New Hope Sign
Code by Exempting "Holiday Signs" From Permitting Requirements - The Codes &
Standards Committee of the Planning Commission studied this issue and recommended
adoption of the ordinance at the May 6 Planning Commission meeting. The Council adopted the
ordinance at the May 12 City Council meeting.
14. Ordinance No. 97-08~Planning Case 97-02, An Ordinance Amending the New Hope Sign
Code by Permitting the Use of Non. Commercial Opinion Signs, and Amending the
Purpose and Political Signage Section - The Codes & Standards Committee of the Planning
Commission studied this issue and recommended adoption of the ordinance at the May 5
Planning Commission meeting. The Council adopted the ordinance at the May 12 City Council
meeting.
15. Resolution Authorizing Release of Certificate of Deposit for Brandell 2~d Addition - At the
May 12 City Council meeting, the Council approved the release of the certificate of deposit that
the City was holding for improvements for Brandell 2"4 Addition at 9401 Science Center Drive,
as all improvements had been completed.
16. Resolution Authorizing Release of Performance Bond for Taber Bushnell (Planning Case
96-02) - At the May 12 City Council meeting, the Council approved the release of the
performance bond for site improvements for the Taber Bushnell property at 7709 Winpark Drive,
as all improvements had been completed.
17. Improvement Project #595, Demolition of City. Owned Building at 7528 42~d Avenue - At
the May 12 Council meeting, the City Council approved plans and specifications and authorized
advertisement for bids for the demolition of the City-owned building at 7528 42"4 Avenue. At the
June 9 Council meeting, the Council awarded the bid for the demolition to the Iow bidder, F.W.
Gartner, Inc., in the amount of $44,484.30. Agreement was also reached with the Sunshine
Factory on the construction of a temporary parking lot on the site. The Sunshine Factory will pay
all costs associated with the construction of the parking lot. A pre-construction meeting was held
with the contractor in June, a project bulletin was mailed to surrounding properties, and
demolition started at the end of June. All demolition and parking lot construction will be
completed by July 31.
18. Planning Commission/City Council Work Session - On May 4 the City Council conducted a
work session with the Planning Commission to discuss the planning/zoning process, updating
the Comprehensive Plan and other long-range planning and code related activities.
19. Pawn Shop Work Session - On May 14 the City Council conducted a work session to discuss
the Pawn Shop licensing and Zoning ordinances. The general direction to staff was to continue
to refine the ordinances to exempt SedG'ha H~i'~d Goods Dealers from licensing requirements
and to extend the moratorium until September.
20. Resolution Authorizing Release of Irrevocable Letter of Credit for Gill Brothers Funeral
Chapel, 7300 42~ Avenue (Planning Case 95-18) - At the May 27 City Council meeting, the
Council approved the release of the letter of credit as ail improvements had been completed.
21. Planning Case 97-09, Request for a Variance to Allow a Second Existing Garage to
Remain in Place, 5933 Boone Avenue - At the June 3 Planning Commission meeting, the
Commission denied approval of the request. Per the request of the petitioners, this item was
tabled by the City Council until the July 28 Council meeting.
22. Planning Case 97-10, Request for a Conditional Use Permit to Allow Installation of
Telecommunications Tower at 2900 Nevada Avenue - At the June 3 Planning Commission
meeting, CB Commercial presented a proposal to erect a 100-foot communications tower on the
Northland Mechanical Contractors property at 2900 Nevada Avenue. The request was tabled
until July, pending receipt of additional information.
23. Planning Case 97-11, Request for a Conditional Use Permit Amendment to Allow an
Extension onto the Existing Tower for Telecommunications Wireless Service, 5008
Hillsboro Avenue - At the June 3 Planning Commission meeting, the Commission approved
the request to install an extension on the existing communications tower at 5008 Hillsboro,
subject to several conditions. At the June 9 City Council meeting, the Council concurred with the
recommendations of the Planning Commission.
24. Motion Authorizing Submittal of Local Planning Assistance Grant to Metropolitan
Council - At the June 9 Council meeting, the Council authorized staff to submit a grant
application to the Metropolitan Council in the amount of $20,000 for consulting expenses that
will be incurred to update the Comprehensive Plan. The application was completed by the
Management Intern and submitted in mid-July.
25. Ordinance No. 97-03/Planning Case 96-04, An Ordinance Amending the New Hope Zoning
Code by Establishing Pawn Shops as a Permitted Use in the B-4 Zoning District - At the
June 9 City Council meeting, this item was tabled until the September 22 Council meeting, as
the Automated Pawn System is not yet in operation.
26. Ordinance No. 97-2/Planning Case 96-04, An Ordinance Amending Chapter 8 of the New
Hope City Code by Establishing Licensing Regulations for Pawnbrokers, Precious Metal
and Second Hand Goods Dealers - At the June 9 City Council meeting, this item was tabled
until the September 22 Council meeting. At the May work session on this subject, the Council
indicated that they were concerned about including second hand goods dealers, which would
include consignment shops, in the licensing regulations of this ordinance. The Codes &
Standards Committee of the Planning Commission will be reviewing this issue and
recommending changes to the ordinances during the summer.
27. Ordinance No. 97-2'1, An Ordinance Amending the New Hope Code by Extending the
Moratorium on Pawn Shops - At the June 9 Council meeting, the moratorium on pawn shops
was extended to September 22.
28. Ordinance No. 97-20, An Ordinance Amending New Hope Code Section 4.074(4)(f) by
Requiring Annual Review and Monitoring of Group Care Facilities by the Department of
Protective Inspections -This ordinance, which made a minor amendment regarding who would
conduct inspections, was adopted at the June 9 City Council meeting.
29. Improvement Project #598, Resolution Vacating Storm Sewer and Utility and Drainage
Easements at 7300-7390 49~ Avenue - At the June 9 City Council meeting, the Council
approved the vacation of the easements, subject to the dedication of new easements and other
conditions.
30. Improvement Project #598~ Resolution Rescinding Resolution Declaring Adequacy of
Petition for Public Storm Sewer Improvement at 7300 49~ Avenue - Due to the fact that the
City and developer could not reach an agreement for cost sharing, the developer withdrew his
request for a public improvement project at the June 9 Council meeting.
31. Planning Case 97.06, Resolution Approving Revised Grading, Drainage and Utility Plan
for Office/Warehouse Construction at 7300 49~ Avenue - At the June 9 Council meeting, the
Council approved a revised grading/drainage/utility plan for the site, with the new storm sewer
being installed around the building and connecting back into the City's existing storm sewer on
the site.
32. Planning Case 97.03, Preliminary Plat Approval of St. Therese Nursing Home - During the
fourth quarter of 1996, the Planning Commission and City Council approved the site/building
plan for parking lot expansion at St. Therese Nursing Home, subject to several conditions. One
of the conditions included platting of all of the parcels into one lot within six months of the
approval and providing necessary easements. At the March 4 Planning Commission meeting,
the Commission approved the Preliminary Plat for St. Therese Nursing Home, subject to seVeral
conditions. The City Council approved the Preliminary Plat at its March 10 meeting. During the
second quarter, staff continued coordination with St. Therese and met with them several times
regarding a revised site plan. It is anticipated that the final plat will be submitted during the third
quarter.
33. Codes & Standards Committee - The Committee began work on ordinances regarding
communication towers, DNR Shoreland Management regulations during the first quarter. During
the second quarter, the Committee studied holiday signage, commercial signs in residential
districts, a Golden Valley Comp Plan amendment, licensing of second hand goods dealers
which is a continuation of the pawn shop ordinance, real estate signs in residential districts,
convenience food/restaurant code text issues, and R-1 district performance standards.
34. Design & Review Committee - The Design & Review Committee did not meet during the first
quarter since no planning applications were received requiring review by the Committee. During
the second quarter, the Committee reviewed plans for the new Hoyt Development project, the
two communication towers, and a home occupation CUP.
35. Comprehensive Plan Update Committee - Dudng the second quarter, staff began organizing
the Comprehensive Plan Update Committee and continued coordination with the Planning
Consultant on the schedule/outline for the update. The Committee will consist of several
members from the Planning Commission and Citizens Advisory Commission and City staff. The
first Committee meeting will be held on August 12. It is anticipated that the Committee will meet
for a one-year period to update the plan.
36. Met Council Projections - Before work can proceed on the Comprehensive Plan Update, the
City must reach agreement with the Metropolitan Council on their population, housing and
employment forecasts for the year 2020. Dudng the second quarter, staff and Planning
Consultant met several times to review the projections and reach agreement on a response.
The City will be meeting with the Met Council representative for this area in July to finalize and
agree upon the projections.
37. Creamettes- In Apdl the City staff attended a meeting at the Creamettes facility regarding
potential City financial assistance with Industrial Development Revenue Bonds to support an
employee buy-out of the facility. It is anticipated that this issue will be discussed by the City
Council during the third quarter.
38. Potential Development with Upper Midwest Management Corporation - Shortly after the
City closed on the acquisition of the property at 9200 49~ Avenue, the City met with
representatives of Upper Midwest Management Corporation regarding a potential cooperative
development of the site. Upper Midwest Management Corporation owns the office building
adjacent to this site and is interested in a potential twin office building. Staff is currently
coordinating with architects .representing Upper Midwest Management Corporation on the
development of a concept site plan for the property.
39. Winnetka Shopping Center- The City continued to communicate with the management for
Winnetka Shopping Center regarding potential uses for the vacant SuperValu space and met
with SuperValu and Winnetka Center representatives in mid-June. Staff also has responded to a
number of inquiries about the space.
40. Potential West Pac Expansion - At the first part of June staff met with an official from West
Pac Manufacturing regarding a potential future expansion of that facility.
41.42"~ & Quebec Redevelopment - During the second quarter, the appraisal for the Ardel
Engineering property at 7500 42"d Avenue was updated to facilitate future negotiations on the
acquisition of that site.
42. TwinWest New Hope/Crystal Business Council - During the second quarter, staff continued
coordination with the New Hope/Crystal Business Council, which was initiated by TwinWest last
year. The purpose of the Council is to enhance business relationships with the local community,
to provide access to the business community on local issues, and to encourage economic
vitality through business retention and job creation. The Council holds monthly meetings and is
comprised of business members from both Crystal and New Hope. New Hope hosted the April
meeting and a fund-raiser will be held at the New Hope Golf Course in August.
43. Business Link Newsletter - The Management Assistant, Community Development Specialist,
and Building Official have been publishing/distributing the New Hope Business Link newsletter
on a quarterly basis for two years, and the newsletter has been received enthusiastically by the
business community. The spring issue of the Business Link, which spotlighted Robinson
Rubber, was mailed to all New Hope businesses in May. Staff is currently coordinating on the
summer issue, which will be mailed in August and spotlight Mello Smello.
44. Science Industry Park Bus Route - Staff continues to coordinate with the MCTO regarding the
new bus route that was established as a pilot project last year for Science Industry Park
businesses. Staff met with the MCTO in April and they indicated that if ridership did not
increase, the route may have to be discontinued. As a result of that meeting, staff has been
contacting the major businesses in Science Industry Park to arrange on-site meetings with the
MCTO about this issue.
45. TwinWest Executive Call Program - During the second quarter, staff completed calls to
several New Hope businesses in conjunction with the TwinWest Chamber of Commerce.
Businesses that were called on included A.C. Carlson, Taber Bushnell, and Navarre
Corporation.
46. Audit Information - During the second quarter, staff updated the economic development
information for the annual audit and sent out confirmation letters to businesses involved in past
EDA projects.
47. Business Promotion - During the second quarter, staff coordinated several meetings with New
Hope retail businesses regarding a potential 1997/98 Business Promotion. Staff is currently
working with a sub-committee on the idea of publishing a Business Directory. Once bids have
been received, the idea will be presented to businesses and the City Council.
48. Enterprise Facilitation Demonstration Project- During the second quarter staff continued to
coordinate with Hennepin County Department of Jobs & Training regarding a potential
demonstration'project with New Hope and Crystal to encourage business development and
expansion in the two cities.
49. Improvement Project #584, Request by Grace Management, /nc. to Acquire Portion of
City Property for Building and Parking Lot Expansion - During the fourth quarter of 1996,
the Council discussed a request by Grace Management, 3701 Winnetka Avenue, to acquire
additional property at the rear .(west) of their site for building/parking lot expansion purposes.
The property west of the site is owned by the City and is associated with Northwood Park. The
Council directed staff to cooperate with Grace Management on the request and staff contacted
BCL Appraisals for an appraisal on the property. BCL Appraisals performed the work and
determined that the property value is $2,550. At the February 10 Council meeting, the Council
approved the concept of the sale of the City-owned property and expansion of Grace
Management, but said that no further action would be taken until Grace Management commits
to the proposed expansion. During the second quarter, staff maintained communication with
Grace Management and they will be submitting concept plans for a building expansion this fall.
50. Kmart Site - City staff met with the owners of the Kmart property in November 1996 regarding
potential redevelopment of the site. During the second quarter, the property owners contacted
the City and indicated that Kmart had renewed their lease for five years and may be upgrading
the store, but that the site would not be redeveloped at this time.
51. Homeward Bound Site - City staff continued to maintain contact with the real estate firm that is
marketing the Homeward Bound facility dudng the second quarter.
52. Community Development Specialist - During the first quarter this position was advertised,
due to the departure of Sarah Bellefuil, and several candidates were interviewed. Stephanie
Olson was hired and began on March 31. Her responsibilities will include housing and
redevelopment activities, business retention programs, communication issues (City newsletter),
the Business Link newsletter, and assisting the Management Assistant/Community
Development Coordinator in a variety of other community development projects.
53. IVlanagement Intern - Candidates for the summer management intern position were interviewed
in May and Jacquie Desautels was hired and began work the first part of June. The
management intern assists the Manager's Department with a variety of on-going and special
projects, including updating the available space inventory, updating the ADA City facilities report,
completing the Comprehensive Plan grant application and assisting with the Business
Promotion Directory.
Kirk McDonald
Management Assistant/Community Development Coordinator
PLANNING AND DEVELOPMENT
Second Quarter 1997 Report
City Council Synopsis
The first half of 1997 proved to be very successful in the planning and development areas, with a
number of goals and obje. ctives being met. Listed below is a synopsis of the events and projects
that took place during the second quarter. Please refer to the complete report for more details.
City Proiects
1. Comprehensive Plan Update: The City is gearing up to update the Comprehensive Plan, a
process that wi//take approximately one year. All cities in the metro area have been directed by
the metropolitan Council to update their plans by December 1998. During this quarter, the City
Council approved a proposal from Northwest Consultants to work with the City on this process.
A committee is in the process of being formed to update the p/an consisting of several members
of the Planning Commission, Citizen Advisory Commission and City staff. The Council a/so
authorized the submission of a grant application to the Metropolitan Council to help finance the
cost of the p/an update. /n addition, staff met with Metropolitan Council representatives several
times this quarter to reach an agreement on growth projections for the City, which must be
accompfished prior to initiating work on the update. The Comprehensive P/an Update
Committee will be conducting its first meeting in August.
2. 4~'~ Avenue Redevelopment: The City a/so continued the process of redevelopment on 42~
Avenue by awarding a contract to demolish the City-owned building at 7528 4ZTM Avenue this
quarter. The Council approved plans and specifications, authorized advertisement for bids, and
awarded the contract to the /ow bidder after ali environmental work had been completed.
Demo/Non was started at the end of June. The City Council a/so reached an agreement with the
Sunshine Factory for the construction of a temporary parking lot on the site, to be financed by
the Sunshine Factory.
3. Acquisition of Vacant Industrial Property: During this quarter, the City acquired and closed
on a three-acre vacant industrial site at 9200 49~ Avenue. The City has long been interested in
this site because of its identification in the Surface Water Management P/an as a potential
ponding site for water quality improvements. The City desires to work cooperatively with an
appropriate commercial/industrial user to sprit the use of the/and where both the business and
the City will benefit, similar to the project on Quebec Avenue. The City is in the process of
coordinating with the adjacent property owner on a potential off/ce use for part of the site.
4. Senior Center Facili~: The Council moved forward on its Senior Resource Center initiative this
quarter. /n April the Council approved a proposal by Essential Decisions, /nc. to conduct a
market analysis for such a center and a focus group has been organized to give input on the
study. The EDA and Council a/so approved modifications to the T/F P/an this quarter to allow an
expenditure of up to $2, 500, 000 for the center, subject to future approvals by the Council.
Private Projects
1. 7300 49~ Avenue: The City Council granted site and building plan approval for the .construction
of a 120.000 square foot oNce/warehouse building by Brad Hoyt at 7300 49~ Avenue in May.
This n/ne-acre site is the' largest vacant industrial site remaining in the City. The south 40,000
square feet of the building will be/eased to/ntemet, a business currently located in New Hope
that needs a larger building. A considerable amount of staff time was spent this quarter on the
easement vacation and storm sewer issues related to this project.
2. Creamettes: City staff participated in a brainstorming session in April at the Creamettes facility
in an effort to determine financial tools available to assist in an employee buy-out of the
operation. Creamettes may be approaching the City during the third quarter to discuss the
issuance of/ndustria/Development Revenue Bonds for the project.
Ordinances
Telecommunications Towers: The City completed its nine-month study and adopted a new
ordinance amending the Zoning Code by Establishing Regulations for the Construction and
Placement of Telecommunications Towers and repealed the moratorium on the towers. Two
applications _were received after the adoption of the ordinance; one to construct a new tower
and one to construct an extension on an existing tower.
Pawn Shops: The City Council conducted a work session in May to review the proposed pawn
shop zoning and licensing ordinances and to discuss the Automated Pawn System technology.
These ordinances were tab/ed for further review and the moratorium on pawn shops was
extended to September.
Business Retention
Business Promotion: The City continued to coordinate with the business community during the
second quarter on a potential Business Directory and this idea will be presented to businesses
and the City Council during the third quarter.
2. Business Link: The spring issue of the Business Link was published in May and 'spotlighted
Robinson Rubber.
3. Business Council: Staff also continued coordination with the New Hope/Crystal Business
Council sponsored by the Twin West Chamber of Commerce.
Miscellaneous
1. Planninq Commission/City Council Work Session: On May 4 the City Council conducted a
very productive work session with the Planning Commission. An overview of the planning
process and long-term planning issues for New Hope were discussed.
2. Planning Commission Changes: The City Council accepted the resignation of Vi Underdahl
and Kathi Hemken was swom in as a new commissioner.
3. Community Development Specialist: Stephanie Olson was hired to replace Sarah Bellefuil as
Community Development Specialist at the beginning of April and Stephanie has been utilizing
her housing and ADA background on a number of City projects this quarter.
Although the number of planning case applications is not what was expected for this quarter, the
decrease in applications has provided staff some additional time to deal with special projects, such
as the Comprehensive Plan Update, and other important economic development issues, such as
updating the available space inventory. In staff's opinion, it was a very productive quarter.
Kirk McDonald, Management Assistant/
Community Development Coordinator
HOUSING AND REDEVELOPMENT AUTHORITY
Second Quarter 1997 Report
The New Hope HRA continues to be busy with the management of housing programs and redevelopment
activities in the City.
Section 8 Rental Assistance Proqram
Currently, the Section 8 Rental Assistance Program is providing assistance to 301 New Hope and
surrounding area Iow income families. This is somewhat higher than the number families that were being
served in March. During this same time period in 1996, New Hope was providing assistance to 276
families, so overall the program is serving more families in 1997 as in 1996
The breakdown is as follows:
April 182 97 279
May 197 109 306
June 193 108 301
The number of housing inspections has decreased compared to the same time period in 1996. During the
second quarter of 1996, a total of 104 inspections were completed.
A breakdown of housing unit inspections for the second quarter is contained in the following table:
Section 8 Imfiat' . Reins~ct~.~i,~:-:~:; :::~'~,~3~:: ,, ;;? Yea~.To Date
Second Quarter 60 32 92 163
In May 1997, the EDA approved the Second Amendment to the Section 8 Housing Assistance Payments
Program Contract for Administrative Services. The contract amendment allows the City of New Hope to
administer an additional 23 Section 8 contracts for the City of Osseo. Osseo recently lost the individual that
administered its contracts and Metro HRA contacted New Hope to inquire if the City was interested in
assuming additional contracts. Metro HRA will be responsible for all inspections for the additional contracts
and the New Hope Housing Representative will handle the administrative component of the Contracts. The
amendment allowing administration of the contracts will provide additional revenues for the program and
will help to insure that the program for Iow/moderate income residents is maintained.
Community Development Block Grant Program
Housing Rehabilitation Program -- Hennepin County manages the Housing Rehabilitation Program for
the City and maintains a waiting list. The funds assist tow income persons in making basic repairs to
homes that they own. Currently there are four residential households in the process of being assisted;
one being rehabilitated and two on the waiting list. At this time, $64,500 is still available from Year 1994,
1995 and 1996 funds.
Scattered Site Housina Proiects
During the second quarter, the City continued to pursue several projects that will be funded by CDBG,
MHFA, HOME, EDA and City funds. Projects that use these funds include the following:
6067 West Broadway - 6067 West Broadway was purchased from HUD, due to mortgage
foreclosure, in October 1995 for $41,400. The site is located in an area previously designated as
blighted. The home was in poor condition. The homes adjacent to this property are in good condition,
making this property a detriment to the neighborhood.
Because of the poor condition of the home, it was demolished on June 17, 1996. Plans and
specifications for a new home were created. Construction of the new home began in September and
was completed in December.
On October 14 the City Council approved plans and specifications for landscaping and authorized
staff to obtain quotes. The contract was awarded to Wrobleski's Lawn Service. At the May 27 Council
meeting, the Council approved Change Order No. 1 in the amount of $1,300 for additional grading
work. All grading, landscaping and driveway installation were completed by the end of May.
City Council authorized the publication of notice and holding of the public hearing regarding the sale
of the property at the May 12 City Council meeting. The public hearing was conducted on June 9 and
the Council passed a resolution authorizing and approving the sale. An open house was held on
June 11. At the June 23 Council meeting, the Council took two actions to finalize the project: 1) they
approved the final pay request to Equal Access Homes, and 2) they approved a resolution
authorizing the execution of the deed and ancillary documents for the sale.
5212 Winnetka Avenue North - On August 14 the City received notice from HUD that the property
at 5212 Winnetka Avenue was for sale through its Direct and Private Sales Program. The sale price
was $77,400, including a $5,000 wet basement reduction and an additional 10% reduction for direct
sale to the City. The City indicated a preliminary interest in the property on August 25, and the City
Council authorized the purchase of 5212 Winnetka on August 26.
At the time of purchase, the property was in need of major rehabilitation. Staff recommended that
outside assistance be sought due to the structural issues involved with the project. At the March 24
City Council meeting, the City Council approved a Letter of Agreement with Project for Pride in Living
(PPL) to develop architectural plans and specifications for the rehabilitation work. After discussions
with PPL, it was decided two rehabilitation options, a basic rehabilitation and an alternate
rehabilitation, would thoroughly address all the rehabilitation issues.
While plans and specifications were being developed, on May 27 the City Council approved a survey
for the property. The survey was completed by Lot Surveys Company and showed the existing
building and elevations.
Revisions were made and plans and specifications were finalized in May 1997. At the June 9 Council
meeting, the Council approved the plans and specifications and authorized advertisement for bids.
The City is currently soliciting bids through advertisements in the SunPost newspaper and
Construction Bulletin magazine. Sealed bids will be opened on July 21 at 1:30 p.m. A
recommendation to City Council will follow the bid opening.
9116 31't Avenue North. In December a representative of the owner of 9116 31" Avenue North
contacted the City to inquire if the City had an interest in acquiring the property due to severe water
drainage problems. On January 27 the City Council authorized staff to complete an appraisal of the
property. The "fair market value" of the appraisal was $80,000. After reviewing the appraisal, it was
staff's opinion that the extensive water damage and code deficiencies had not been accurately
addressed. Therefore, a second appraisal was completed by Herman Appraisal Services, Inc. The
"as is" market value of the second appraisal was $61,250.
On May 27 the City Council authorized staff to negotiate with the property owner for potential
acquisition of the property at the lowest of the two appraisal estimates. The property owner was
agreeable to the City's' offer. The Assistant City Attorney and staff have completed the necessary
paperwork and will be meeting with the property owner to sign the Purchase Agreement on July 23.
After the Purchase Agreement has been signed, it will be presented to the Council for approval and
staff will make a recommendation to City Council on whether to demolish, build new, or rehabilitate
the structure.
5559 Sumter Avenue North - On October 9, 1995, the City Council authorized the purchase of 5559
Sumter Avenue North for $62,000. The existing house was demolished in June of 1996. The City
continues to maintain the property for future development or the realignment of Sumter Avenue.
7621 Bass Lake Road - The City Council approved the purchase of 7621 Bass Lake Road on
October 23, 1995, and closed on the property in December. The existing house was demolished in
June of 1996. The City continues to maintain the property for future development.
5530 Sumter Avenue North - On June 24, 1996, the City Council authorized staff to .negotiate the
purchase of 5530 Sumter Avenue North. Staff met with the owner in July. The City purchased the
property on August 29, 1996, for $72,000.
At the October 14, 1996, City Council meeting, the Council awarded contracts for sealing the well,
cutting the sewer and water, disconnecting all utilities, and completing an asbestos survey. The
asbestos, found during the survey, was removed in late October. Demolition of the house and garage
occurred on October 31, 1996. The City continues to maintain the property for future development.
2709 Lamphere Drive - In May 1997, the owner of 2709 Lamphere Drive sent a letter to the City to
inquire if the City was interested in purchasing the property. It was staffs opinion that the home was
in good condition and did not need rehabilitation. On June 9 the City Council declined the purchase
of the property.
7813/7819 Angeline Drive - Two vacant properties, 7813/7819 Angeline Drive, have been for sale
by the owners. Staff has considered purchasing the properties for a handicap accessible twinhome
site, in cooperation with CommonBond and/or other nonprofit agencies. If a new twinhome was
constructed, drainage issues associated with the adjacent railroad could be corrected.
On June 9, 1997, the City Council authorized staff to obtain appraisals for both properties. The fair
market value for 7813/7819 Angeline Drive total $31,400. Staff is reviewing the appraisals and will
make a recommendation to City Council in the near future.
Acquisition/Rehabilitation of Single Family Homes - Staff continually searches for housing in
need of rehabilitation. Staff has developed a list of potential redevelopment sites and will contact the
owners to determine if they are interested in selling their home to the City.
Acquisition/Rehabilitation of properties will be funded through HOME, CDBG, and EDA funds. In
addition, the City ~eceived a Metropolitan Council Housing and Redevelopment Authority Housing
Assistance Loan for $120,000 in April 1996. The Housing Assistance Loan will be applied toward the
purchase and rehabilitation of the home(s) and paid back at the time of sale.
HOUSING PROGRAMS/FUNDING
MHFA Community Rehabilitation Fund Application - On July 16 the cities of New Hope and
Crystal submitted a joint application for MHFA's Community Rehabilitation Fund Program. The
purpose of the program is to provide funds for acquisition, demolition, rehabilitation, and/or new
construction of single family homes. New Hope and Crystal applied for a combined amount of
$95,635.00. Applications wilt be awarded in October.
MHFA Community Fix Up Fund - On September 9 the City Council approved a resolution for New
Hope, in conjunption with the City of Crystal and Park National Bank, to apply for the MHFA
Community Fix-Up. Fund. Early this year, Park National Bank received a letter from MHFA accepting
the proposal. The funds allow middle income (maximum gross annual income is $65,895) home
owners within designated areas access to funds for home improvements, including "value-added"
improvements (i.e., a room addition). Currently there is one New Hope resident who has been
accepted for funding and several applications are being reviewed.
Metropolitan Council Housing and Redevelopment Authority Housing Assistance Loan - On
February 9, 1995, the City submitted two Metropolitan Council Housing and Redevelopment
Authority Housing Assistance Loan applications. One application was for $125,000 for the
construction of a three bedroom handicap accessible twinhome to be constructed at 6073 Louisiana
Avenue North. The second application was for $120,000 for the purchase and rehabilitation of two
homes that would be resold to Iow income families after rehabilitation had been completed. The
Housing Assistance Loans are zero interest and must be repaid when the sale of the units are
complete.
Because the twinhome located at 6073/6081 Louisiana Avenue North was completed and sold during
the second quarter, the City returned the $125,000 loan back to the Metropolitan Council on
December 28, 1996. The second loan for $120,000 will be returned when two rehabilitation projects
have been completed.
MHFA Minnesota City Participation Proqram
The MCPP is a program through the MHFA in which the MHFA sells mortgage revenue bonds on behalf
of participating cities to meet locally identified housing needs. The proceeds from the bonds provide
below-market interest rate mortgage loans for Iow and moderate income first-time home buyers.
The 1997 the MCPP program began in April and runs for eight months. During the first six months,
participating cities/counties have exclusive use of their individ, ual allotment. During the final two months,
the individual allotments go into a statewide pool that is available to all MCPP participating
cities/counties.
In January 1997 the City, in conjunction with Hennepin County Housing and Redevelopment Authority,
applied for the 1997 MCPP program. On April 17 the County received approximately $8,493,000 in
MCPP first-time home buyer funds for 1997. The County administers the funds for New Hope. The funds
were committed by the end of June.
Applications for the 1998 MCPP funds will be sent to cities in early 1998.
Metropolitan Livable Communities Act
The Metropolitan Livable Communities Act was enacted in June 1995 by the State Legislature in an
attempt to address housing issues in the metropolitan area. The Act also establishes a Metropolitan
Livable Communities Fund, which consists of three accounts designated to help improve communities
and neighborhoods. The funds in these accounts can only be accessed if a City elects to participate in
the Livable Communities Act.
The City participated in the Metropolitan Livable Communities Act for the 1996 year, and passed a
resolution in October 1996 agreeing to particiPate in t997.
CO-OP Northwest
1995 HOME Grant - In 1995 the CHDO hired PPL to act as coordinator for the 1995 HOME grant
applications. In April !997 PPL completed and submitted the 1995 HOME application to Hennepin
County for $200.000.
Out of the grant. New Hope received $90,000 to convert a duplex into a residential style group home
facility. New Hope has also received $13,500 in home funds to help finance the construction of a
single-family home at 6067 West Broadway.
1996 HOME Grant- The CHDO received $100,000 in HOME funds for 1996. In October the CHDO
board approved two New Hope proposals requesting a total of $31,500 in HOME funds. The first
request is for $21,500 for the property at 5212 Winnetka Avenue; $9,000 in funds wi!l be for a second
mortgage, $10,000 as a rehabilitation grant to the City, and $2,500 for soft costs.
The remaining $10,000 was used for the 6067 West Broadway project and was added to the $13,500
in 1995 funds. $5,000 in additional funds went toward a second mortgage and $5,000 toward a grant
to the City.
1997 HOME Grant - In 1997 the CHDO received $157,200 in HOME funds. On July 10 the CHDO
board approved budgets for 1997. New Hope's proposals included an allocation of $53,370 for two
single family rehabilitation projects.
Planners Group - During the second quarter, City staff continued to participate in the CO-OP Northwest
Planners Group, which, coordinated or planned the following activities:
Remodeling Fair- On April 5 the CO-OP Northwest cities sponsored the 5t" annual Northwest
Suburban Remodeling Fair, held at the Crystal Community Center. The purpose of the Fair was to
encourage homeowners to stay in the City and upgrade/remodel their existing homes. Seventy-five
vendors and approximately 2,500 people attended the Fair. New Hope coordinated registrations~
collected revenues, disbursed expenses, and staffed the event. Events of Distinction assisted with
the coordination of seminars and doorprizes for the Fair.
· Landlords' Forum - Planning is in process for another Landlords' Forum to be held this fall.
The City Council and staff also continued to cooperate with multi-family dwelling owners during the
second quarter on the following projects:
Multi-Family Housing
New Hope Apartments - All rehab work was completed on the New Hope Apartments project, with
final invoices being submitted for review and payment. The City Council approved the final pay
request at the February 10 Council meeting. At the March 10 EDA meeting, the EDA approved an
extension of the repayment term of the rehab loan due to the fact that the improvements took longer
to complete than originally anticipated.
Conversion of 3579/3581 Independence Avenue North for Group Home Facilities - In 1995 the
City was awarded $90,000 in HOME funds, through the CHDO, to be used toward a residential style
special needs housing facility. The City also committed $90,000 in EDA funds as a zero interest, first
mortgage for the Idroject. On September 9, 1996, the EDA approved a loan to Tasks Unlimited to
purchase 3579/3581 Independence Avenue and on September 20 Tasks Unlimited closed on the
property. Tasks Unlimited presented a remodeling proposal of the duplex to the EDA, which included
converting one of the double garages into a recreation room for residents. The remodeling was
completed during the second quarter and an open house was conducted on June 5.
Sandpiper Condominiums - During the second quarter, staff met with and continued to cooperate
with representatives of the Sandpiper Condominiums regarding possible City financial assistance to
rehab the complex. Staff and the City Attorney are studying recently passed legislation to determine
if it would be applicable to this project. The concept of creating a "housing improvement district" was
discussed at the June 9 EDA meeting and the EDA directed staff to proceed with creating an
enabling ordinance.
Vinland Center- During the second quarter, there were on-going discussions between the City,
Vinland Center, Spectrum Community Mental Health and CommonBond regarding a potential
collaborative housing venture. The purpose of the project would be to operate a permanent
supportive housing facility for individuals with serious mental illness and individuals with chemical
dependency/cognitive disability. A presentation on this potential project will be made to the City
Council during the third quarter.
Project for Pride in Living (PPL) - The City also conducted discussions during the second quarter
with Project for Pride in Living regarding a joint multi-fami'ly rehab/new construction project to
address the Hollman lawsuit in Minneapolis. It is anticipated that a proposal from PPL may be
submitted in the thi'rd or fourth quarters.
The projects and activities outlined above address a number of the goals and objectives included in the
1997 housing program statements.
Stephanie OIson
Community Development Specialist
Kirk McDonald
Management Assistant/
Community Development Coordinator
HOUSING AND REDEVELOPMENT AUTHORITY
1997 Second Quarter Report
City Council Synopsis
The second quarter of 1997 was very productive in the housing and redevelopment area with a number of
goals being accomplished. Please refer to the full report for more details.
The New Hope HRA continued to be busy with the management of housing programs and redevelopment
activities in the City during the second quarter.
The quarter got off to a successful start on April 5 when the CO-OP Northwest cities sponsored the 5~
annual Northwest Suburban Remodeling Fair, which was held at the Crystal Community Center. The
purpose of the Fair was to encourage homeowners to stay in the City and upgrade/remodel their
existing homes. A total of 75 vendors set up booths at the Fair and over 2, 500 residents attended the
event making it the most successful Fair yet, with New Hope and Crystal doing most of the
coordination.
In May the EDA approved an amendment to the Section 8 Housing Assistance Payments Program
Contract for Administrative Services with the Metropolitan Council. The amendment a/lowed New
Hope to take on the administration of an additional 23 Section 8 contracts from Osseo, which will
provide additional revenues for New Hope's "on-site" program.
A number of scattered site housing rehabilitation and new construction activities continued during the
second quarter, under the coordination of Stephanie Olson, the new Community Development
Specialist, who started employment with the City in April. These activities included:
6067 West Broadway - All construction on this new single-family home was finalized and the home
was sold during the second quarter to a first-time home buyer. An open house was conducted on
June 11, and at the June 23 Council meeting, the Council approved a resolution author/z/ng
execut/on of the deed.
5212 Winnetka Avenue - The long process of developing detailed plans and specificat/ons for two
options to rehabilitate this large single-family home was completed, and in June the City Council
approved the plans and specifications and authorized advertisement for bids. The property was also
surveyed.
9116 31'~ Avenue - Appraisals were completed on the property and the Counc# authorized staff to
negotiate to purchase this property for rehabilitation purposes. An agreement on price was reached
with the property owner and staff will be requesting approval of a Purchase Agreement from the
Council in July.
78~3/78~9 Anqeline Drive - The City is/nterested in potentially constructing another handicapped
accessible twinhome on this property and appraisals were authorized by the Council and completed
in June.
The C/ty also continued to coordinate on a nUmber of multi-family housing projects during the
second quarter. Staff continued to coordinate with Sandpiper Condominiums on a potential creation
of a housing /mprovement district where improvements would be undertaken and assessed equally
among all property owners. Staff also conducted preliminary meetings with representatives of Vinland
Center and Project for Pride in Living regarding potential future collaborative multi-family housing
projects.
Grants - Staff also continued to coordinate a number of grants during this quarter. The City /s
participating in the ,MHFA MCPP First-Time Homebuyers Program and the Community Fix-Up Fund.
Requests were also submitted for 1997 CHDO projects to Hennepin County and received approval. A
grant was submitted to the Metropolitan Council for an update of the Comprehensive Plan. Lastly, staff
began work on an MHFA Community Rehabilitation Fund application which will be submitted jointly with
the City of Crystal/n July to provide funds for the acquisition, rehabilitation and/or new construction of
single family homes.
The projects and activities outlined above address a number of the goals and objectives included in the
1997 housing program statements. P/ease refer to the complete report for more details.
Respectfully submitted,
Stephsni¢Olson
Community Development Specialist
Kirk McDonald
Management Assistant/
Community Development Coordinator
DESCRIPTION
-SectiOn
HOUSING & REDEVELOPMENT AUTHORITY
Second Quarter 1997
APRIL
MAY
5/27 Council approves Contract
Amendment to administer 23 additional
clients from Osseo
~Jcattered Site Housing
Projects:
5559 Sumter Avenue City continues to maintain properly for future redevelopment
7621 Bass Lake Road City continues to maintain property for future redevelopment
6067 West Broadway
5530 Sumter Avenue
5212 Winnetka Avenue
9116 31"Avenue
2709 I_amphere Drive
7813/7819 Angeline Drive
Special Needs Housing
Tasks Unlimited
3579/3581 Independence
JUNE
5/12 Council authorizes publication of
notice and sets public hearing regarding
sale
5~27 Council approves Change Order #1
on landscaping contract for $1300
6/9 Council approved resolution
authorizing and approving sale
6111 Open house
6~23 Council approves final payment to
Equal Access Homes
6~23 Resolution authorizing execution of
deed
City continues to maintain properly for future redevelopment
Appraisals completed
5/27 Council approves quote from Lot
Surveys for survey work $425
5~27 Council authorizes staff to negotiate
purchase
Property owner contacts City re: City
interest in purchasing properly
619 Council approves plans and
specifications and authorizes
advertisement for bids
Staff negotiates purchase agreement
with owner
6/9 Council declines purchase of
property
6/9 Council authorizes appraisal of
property
6/5 Open hodse
All work completed
DESCRIPTION
-~C'DT~-~'F~Tfiii y Rehab
Program
-Metropolitan Livable
Communities Act
CHDO
Landlords' Forum
APRIL
On-going gi-~r~ f0~-single ~'ar~iT~ rehab
JUNE
MCPP and Fix-Up Fund programs on-going
Potential joint-City application in 1997
5/12 CHDO presentation made to City
Council
Planning ~n process for fall forum
Remodeling Fair
Remodeling Fair held at Crystal Community Center on April 5
'Multi-Family Housing
Financial Assistance
New Hope Apartments
Sandpiper Condominiums
Vinland Center
Project for Pride in Living
Project completed
5~29 Meet with reps of assn. 6/9 Council discusses loan program and
establishing Housing Improvement Area
] and directs staff to proceed
On-going discussions re: potential joint project
On-going discussions re: potential joint project
ENGINEERING~ PRpJECTS
Second Quarter bf 1997 Report
Progress took place on the following major engineering projects during the second quarter:
1. Project #486, Phase I! 36th Avenue Street Improvements from Winnetka to Louisiana Avenues - All
work was essentia!ly completed in the fall of 1996 except for restoration and minor punch list items which
will be completed in the spring of 1997. At the February 24 City Council meeting, the Council approved
Change Order No. 3 in the amount of $22,162.46 for several items, including traffic signal reconstruction.
new retaining wall, landscaping (to be paid for in part by the City of Crystal), decorative timber bollards,
repair sanitary sewer pipe (to be paid for by King Video Cable), and extension of completion date to allow
for completion of all work related to the change orders. Project completion date is now expected to be
June 15, 1997. At the June 9 Council meeting, discussion took place regarding the wear course laid last
year on Winnetka and what corrective repairs should be made. The contractor has agreed to perform
mill/overlay with New Hope funding $28,787.35 and Crystal funding $15,837.00. The Council authorized
proceeding with the work. A project bulletin was mailed on June 18 to area residents.
2. Project #498, Northwood Lake Drainage - The Citizens Advisory Commission continued to study this
project during the fourth quarter of 1996 and an informational meeting with residents was held on January
28. At the February 10 City Council meeting, a presentation was made to the Council explaining the
options available and costs/funding for the project, and the Council directed the City Engineer to prepare a
preliminary report on the project. A public information meeting was held at the March 10 City Council
meeting and a presentation of the plan was made to the Council. The Council directed the City Engineer to
prepare plans and specifications for the improvements. At the May 27 Council meeting, the Council
approved plans and specifications and authorized advertisement for bids. Bids were opened on June 18.
At the June 23 Council meeting, the Council awarded the contract to Ames Construction with five
alternates in the amount of $1,023,249.60. The Council also accepted a petition from area residents at the
June 23 meeting. A pre-construction meeting was held on July 9 and a project bulletin was mailed to the
neighborhood on July 11. Construction is expected to start the week of July 14.
The City is proceeding with the Northwood Lake Storm Sewer, Ponding, and Park Improvement Project in
order to reduce the flooding experienced by properties abutting Northwood Lake, to meet required water
quality improvement obligations, and to improve the athletic facilities within the park. The Project will
include relocating the stream through the park, creating three storm water ponds, reconstructing the
Northwood Lake outlet structure and c,ulvert, re-grading two softball fields, constructing new bituminous
pedestrian trails, installing two new bridges, installing storm sewer piping, and landscaping all areas
disturbed by the construction. Miscellaneous items such as~ fencing, drain tile, benches, sanitary sewer,
water main, and rip-rap are also included.
3. Project #536, New Hope Ice Arena Expansion - A grand opening at the Ice Arena was conducted in
December with many local officials and residents in attendance. During the second quarter, work focused
primarily on completing punch list items for outside utilities and corrective work at the front entrance. At the
June 9 Council meeting, the Council approved a change order with St. Paul Linoleum in the amount of
$897.00, bringing the total contract amount to $3,688,962.14. At the June 23 Council meeting, the Council
authorized final payment to four contractors for the project.
4. Project #542, Public Works Remodeling Project - At the November 12, 1996, City Council meeting, the
Council awarded the construction contract to Mikkelson-Wulff in the amount of $710,159.00. Several
alternates are. included in the revised project total. Construction began in March 1997. The project is being
funded by CDBG funds, 1996 CIP monies, funds from Road & Bridge, Central Garage & Labor Pool. At
the February 10 City Council meeting, the Council approved the bid from Satellite Shelters in the amount
of $12,282.00 for three trailers to be used as temporary offices during the Public Works remodeling. At the
same meeting, the Council approved the bid from Braun Intertec in the amount of $1,337.00 for soils,
concrete, and masonry testing. At the March 10 meeting, the City Council awarded the bid for asbestos
abatement to Excel Environmental in the amount of $3,090.00. Construction was in process throughout
the second quarter.
5. Project #544, Storm Water Pond Improvements at 4400 Quebec - The work on the CCI storm water
pond was completed during the third quarter of 1996 and during the fourth quarter, the contractor
completed all punch list work except for restoration. At the May 12 Council meeting, the Council awarcted
the contract for the pored area plantings to Hild & Associates in the amount of $14,366.00. Funding will be
provided from the '1997 Storm Water Utility Fund.
6. Project #547, 42ncl/Xylon Avenue Intersection Upgrade - During the second quarter, the City continuecl
coordination w~th Hennepin County and Gethsemane Cemetery on this project. Driveway relocation and
landscape plans have been submitted by the architect for the cemetery for along the 42"d Avenue
boulevard. Hennepin County has included the project in their 1998 CIP. The County has also determined
its cost participation at $410,000.00. The City Engineer is preparing a Feasibility Report which will be
completed in July.
7. Project #550, New Hope Elementary School Ballfield Reconstruction - At the June 23 Council
meeting, the Council approved the final pay request to S.M. Hentges & Sons in the amount of $4,250.00,
as all work had been completed. :
8. Project #551, Louisiana Avenue & 3lst Circle Street Improvements - All work is completed on this
project except for punch list items, which were being finalized in June. Final costs are anticipated to be
determined by August 1, with an assessment hearing to be scheduled in September.
9. Project #556, Begin Park Playground Equipment - All work was completed during the second quar'[er
and final punch list items are being reviewed by staff.
10. Project #564, Emergency Vehicle Pre-emption Project - At the August 26, 1996, City Council meeting,
the Council approved plans and specifications and authorized advertisement for bids. Bids were opened
on September 18, and on September 23 the City Council awarded the bid to Killmer Electric Co. in the
amount of $61,785.00. At the October 28 Council meeting, the Council approved a Resolution Approving a
Cooperative Joint Pbwers Agreement for Emergency Vehicle Pre-emption at 62"d and West Broadway
between New Hope and Brooklyn Park. At the January 13 Council meeting, the Council approved a bid
from Rennix Corporation for 3M Opticom Emitters and Switches, and one installation session in the
amount of $14,340.00. Public Works mechanics will install the emitters on City vehicles. At the May 27 City
Council meeting, the Council approved a supplemental agreement (change order) with Kilmer Electric for
some additional work in the amount of $1,100.00. The project was completed and operational at the end of
June.
11. Project #567, 1997 Street Improvement Project - At the March 10 City Council meeting, the Feasibility
Report for Areas 1 and 2 was presented to the Council, which include: Area 1) - 59"` and Hillsboro; Area 2)
- near Hosterman School (56"~ and Zealand). At the same meeting, the Council authorized the City
Engineer to prepare plans and specifications, and the public headng date was set for Apdl 14. The public
hearing was held on April 14, and the Council directed the City Engineer to prepare final plans and
specifications for Areas 1 and 2. At the April 28 Council meeting, the Council approved plans and
specifications and ordered advertisement for bids. At the same meeting, the Council approved parking
restrictions on the west side of Xylon Avenue from 56"' to Bass Lake Road and on the south side of 56"'
Avenue from Boone to Xylon in order to maintain one ddving lane in each direction and parking on one
side of each street. The bid opening was held on May 23. At the May 27 City Council meeting, the Council
rejected the bid for Area 1 and awarded the bid for Area 2 to Ryan Contracting in the amount of
$1,071,713.00. A neighborhood meeting was held with property owners on June 4 and a pre-construction
meeting was conducted on June 10. Construction started at the end of June and is estimated to complete
the street and utility phase (through base course) of the project in late August. The restoration work,
including sod, will be completed in the fall. The bituminous wear course will be placed in the spring of
1998. A project bulletin was mailed to impacted property owners on June 19.
12. Project #568, Clean & Televise Storm Sewers in Northeast Corner of City- During the second
quarter, the contractor completed televising and cleaning, including the Crystal Towers storm sewer. Staff
will be reviewing the tapes provided by the contractor.
13. Project #579, 1997 Sidewalk Improvements - At the October 14 Council meeting, the City Engineer
presented information to the Council on potehtiai ~re~$ for a 1997 sidewalk improvement project. The
Council directed the City Engineer to prepare a Feasibility Report identifying the scope of the project, the
cost, and the funding. The Feasibility Report was presented on February 24 and the Council authorized
the City Engineer to pre~are plans and specifications. Approximately 5.230 lineal feet of sidewalk and 130
pedestrian ramps are in need of reconstruction. The 1997 project will include sidewalks on Winnetka and
Boone Avenues. Funding for the sidewalks will be paid for with New Hope's Municipal State Aid Allocation
and CDBG funds, which can be used for the replacement of existing sidewalks and ramps that meet ADA
requirements. There are several improvements proposed by the Police entrance at City Hall that are
included in this project, which would be funded through the City Hall Capital Improvement Program. At the
April 28 City Council meeting, the Council approved plans and specifications and ordered advertisement
for bids. Bids were opened on May 12. The City Council awarded the contract to West Star Curb in the
amount of $248,710.10 at the May 27 Council meeting. A pre-construction meeting was conducted on
June 6 and a project bulletin was mailed to impacted property owners on June 20. Construction began in
June and should be completed by the end of September.
14. Project #581, Alternative Water System Analysis & Rate Study - The Joint Water Commission is
investigating the cost for its own water supply/treatment vs. water purchased from Minneapolis. A rate
study for the three communities is also being conducted. This study was ongoing during the second
quarter and is scheduled to be completed in the fall.
15. Project #583, 1997 Backyard Drainage Project - At the December 9 City Council meeting, the City
Engineer described the proposed project to Council and staff asked for direction from the Council. The
Council directed the City Engineer to conduct preliminary work and hold neighborhood meetings with
affected property owners. At the April 28 City Council meeting, the Council ordered preparation of plans
and specifications for the project for priorities 1-4. The City Council approved plans and specifications and
ordered advertisement for bids at the June 9 Council meeting. Bids will be considered at the July 28
Council meeting.
16. Project #585, Crystal 1997 Street Project - In September 1996, the Crystal City Council ordered
improvements associated with Phase 3, South Central Street Reconstruction. One street in the project
area is 32nd Avenue between Winnetka Avenue and Winpark Drive. The north one-half of the street is in
the City of New Hope. At the March 24 City Council meeting, the Council set April 14 as the date of the
public hearing. The public hearing was held on April 14 and Council approved the final plans and
specifications. At the April 28 Council meeting, the Council approved a street resurfacing joint powers
agreement between the cities of New Hope and Crystal. Staff met with the affected property owner (J.R.
Jones), who has signed an assessment agreement for the project. The Council approved this agreement
at the April 28 Council meeting. Construction is scheduled for later this summer/early fall.
17. Project #586, Construction of Path to Wetland at 49m & Flag Avenues - During the second quarter,
Public Works staff and the City Engineer met with the DNR to review the final work. A plan is being
prepared which will be sent to the DNR. The City Engineer is also investigating the design and cost to
lower the overflow structure.
18. Project #590, Public Works Fueling Facility - At the January 13 City Council meeting, the Council
directed the City Engineer to prepare a preliminary report that would evaluate the condition of the existing
fueling facility and determine what improvements need to be made, or what other options are available, to
comply with Federal requirements. During the second quarter, a draft report with costs was submitted to
Public Works staff for review and the report will be presented to the Council in August. Staff and the City
Engineer are also investigating purchasing fuel from other vendors.
19. Project #592, 1997 Crack Repair & Seal Coating - At the February 10 City Council meeting, the Council
approved the specifications for the project and authorized advertisement of bids. Areas of the City included
in the project include all streets between 36"' Avenue and Medicine Lake Road, except those maintained
by Hennepin County or are designated on the Minnesota State Aid system. The project includes
sealcoating the parking lot at Hidden Valley Park, and includes bid alternates for several additional City
parking lots, depending on bids received. One additional item included in this project is the construction of
a concrete valley gutter on 29"` Avenue, east of Aquila Avenue, which will redirect drainage away from a
Iow point on 29"' Avenue. Funding for this program is available in the 1997 Streets Maintenance Operating
Budget. At the March 10 City Council meeting, the Council awarded the bid to Allied Blacktop with a base
bid of $157.071.00 plus three alternates in the amount of $31,941.00, for a total contract amount of
$189,012.00. At the April 14 City Council meeting, the Council approved Change Order #1 with Allied
Blacktop for cost difference in changing to an alkyd-based/lead free paint for parking lot striping. All work
was completed by the end of June.
20. Project #593, Sunny Hollow Tennis Courts - At the May 12 City Council meeting, the Council approved
plans and specifications and authorized advertisement for bids for tennis court reconstruction. Bids were
opened on June 4. The Council awarded the contract to Bituminous Roadways in the amount of
$64,334.15 at the June 9 Council meeting. A pre-construction meeting was held on June 30 and a project
bulletin was mailed to the neighborhood on July 2. The project will include the removal of the existing
paving for the three tennis courts as well as adjacent paving, and the installation of new paving for the
courts and adjacent areas. New posts, nets, and chain-link fence will be installed. The area around the
courts will be re-graded to meet the existing turf, and sod will be placed on disturbed areas. The existing
light poles will be protected and reused. Construction on the project will begin the week of July 7 and will
be completed by the end of August.
21. Project #594, Corner Park Playground Equipment Replacement - A meeting was conducted with the
neighborhood to discuss the replacement of the playground equipment and to review equipment options
on March 4. The City Engineer proceeded with the preparation of plans and specifications. At the June 9
City Council meeting, the Council tabled the approval of plans and specifications until the June 23 meeting
to give staff additional time to determine the usage of the park equipment. At the June 23 City Council
meeting, the Council approved plans and specifications and ordered advertisement for bids.
22. Project #595, 7528 42~d Avenue (Building Demolition) - During the first quarter, Phoenix Manufacturing
vacated the City-owned building. The City had previously determined that after Phoenix vacated the
building that the building would be demolished for future development. Northern Environmental sought
quotes to abandon/seal four monitoring wells on the property, and at the March 24 Council meeting, the
Council awarded the bid to Agassiz Environmental Systems in the amount of $500. Northern
Environmental also sought quotes for environmental testing, such as asbestos sampling and light ballast
identification, in the building. The Council awarded the bid to Angstrom Analytical, Inc. in the amount of
$650. At the May 12 City Council meeting, the Council approved the plans and specifications and
authorized advertisement for bids. The plan includes alternates for two different sized parking lots. Bids
were opened on Ju'ne 5. At the June 9 City Council meeting, the Council awarded the contract for
demolition to F.W. Gartner & Co. in the amount of $44,484.3~. Funding for demolition will be from the 42~d
Avenue Redevelopment TIF funds. At the same meeting discussion ensued regarding a temporary parking
lot to be utilized and paid for by the Sunshine Factory. The Council directed staff to prepare a lease
agreement for parking lot construction and maintenance of the property. A project bulletin was mailed on
June 23 to adjacent property owners.
23. Project #598, 7300 49~ Avenue - At the May 6 Planning Commission meeting, the Planning Commission
approved a site and, building plan review for a proposed development at 7300 49~ Avenue. One of the
conditions of approval was that the developer relocate the existing 30-inch storm sewer. The City Engineer
recommended that the storm sewer be upgraded to a 36-inch pipe to improve water quality, with the
developer and City to share in the cost. At the May 12 City Council meeting, the developer presented a
petition to the Council for the City to reconstruct the public storm sewer and the developer be responsible
for grading the ponding areas. The City Council accepted the petition at the May 12 Council meeting and
ordered preparation of an engineering report. The proposed development also requires the vacation of two
easements on the property. The City Engineer reviewed the vacation requests and recommended
· approval provided that a new easement be dedicated to the City over the new storm sewer. The Council
approved a resolution initiating vacation of the storm sewer, utility and drainage easements at the May 12
Council meeting. A public hearing date was scheduled for June 9 for the Council to consider the easement
vacations. The Council approved the vacation of storm sewer and utility and drainage easements at the
June 9 Council meeting. At the same .meeting, the Council rescinded adequacy of petition for public storm
sewer, as the developer determined that he did not want, the storm sewer to be constructed as a pu~3tic
project.
Kirk McDonald
Management Assistant/
Community Development Coordinator
ENGINEERING CONSTRUCTION PROJECT,~
Second Quarter 1997 Report
City Council Synopsis
Progress took place on the foflowing major engineering projects during April, May and June:
Northwood Lake Drainage - A great deal of Council and staff time was spent on this project during the
second quarter. Tl~e City Engineer prepared the final plans and specifications for the project in April and
May, which includes storm sewer, ponding and park improvements. The City Council approved the plans
and specifications at the May 27 Council meeting and authorized advertisement for bids. Bids were
opened on June 18 and considered by the Council at the June 23 Council meeting. At that meeting, the
Council awarded the bid to construct the project to the Iow bidder, Ames Construction, in the amount of
$1,023,249.60 (including five alternates). A petition was also presented to the Council at that meeting from
residents who reside around the park. A project bulletin will be mailed to residents the first part of July and
construction will start in mid-July. The City is proceeding with the project to reduce flooding experienced by
properties abutting Northwood Lake, to meet required water quality standards, and to improve the athletic
facilities in the park.
1997 Street Improvements - The 1997 Street Improvement Project got underway during the second
quarter. A public hearing was held on April 14 and the Council directed the City Engineer to prepare final
plans and specifications for Areas 1 and 2. At the second Council meeting in April, the Council approved
the plans and authorized advertisement for bids. The bid opening was held on May 23 and the Council
considered the bids on May 27. The Council awarded the bid for the streets in Area 2 to Ryan Contracting
in the amount of $!,071,713.00. The Council rejected all bids for Area 2 streets and will conduct further
study on this area. A neighborhood meeting was held with Area 2 residents on June 4 and a project
bulletin was mailed to all impacted properties. Construct/on started at the end of June and is currently/n
process.
1997 Sidewalk Improvements - The 1997 Sidewalk Improvements on Winnetka and Boone Avenues
also got underway during the second quarter. The City Council approved the plans and specifications and
authorized advertisement for bids at the April 28 Council meeting. Bids were opened for the project on
May 12 and presented to the Council on May 27. The contract was awarded to West Star Curb in the
amount of $248, 710. 10. A project bulletin was mailed to afl impacted property owners prior to the start of
construction at the end of June. Approximately 5, 230 lineal feet of sidewalk and 130 pedestrian ramps will
be reconstructed by the end of September.
· Public Works Remodeling- Work continued on the Public Works Building Remodeling Project during the
second quarter and construction will be substantially completed by the end of August.
Other important engineering and/or construction projects that took place in the second quarter include:
1997 Backyard Drainage Improvements - The Council ordered preparation of plans and specifications/n
April and in June the Council approved the plans and authorized advertisement for bids. Bids will be
considered on July 28.
4Z"~/Xylon Intersection Improvements - Staff continued to coordinate with Hennepin County and
Gethsemane Cemetery on this project during the second quarter. Plans were received from the Cemetery
and a Feasibility Report will be completed in July.
· Emergency Vehicle Pre-emption - The project was completed during the second quarter and is now
operational.
· 7528 4Z'd Avenue Demolition - A contract was awarded for this project and demolition is underway.
Parks - A contract was awarded for the rebuilding of the Sunny Hollow Tennis Courts and the Council
approved plans and specifications and ordered advertisement for bids to replace the playground
equipment at Corner'Park.
These projects, in addition to a number of other minor engineering items, kept the City Council and staff busy
during the second quarter of 1997.
Respectfully submitted,
Kirk McDonald, Management Assistant/Community Development Coordinator
ENGINEERING PROJECTS
Second Quarter 1997
PROJ # PROJECT NAME :- .... APRIU~ '~' MAY , · ~ ~: :~UNE, ·
-486 36"~-~A~/'enue Street Improvements ...... 6/9 Council discusses
improvements and authorizes
proceeding
6118 Project bulletin mailed
498 Nodhwood Lake Drainage 5~27 Council approves plans & 6/18 Bid opening
specifications and orders 6~23 Council awards contract to
advedisement for bids Ames Construction wi5 alternates
($1,023,249.60)
6/23 Council accepts petition
536 Ice Arena Expansion 619 CoUncil accepts Change Order
to contract
6~23 Council accepts bid division to
contract and authorizes payment
542 Public Works Remodeling Construction started in March Construction in process
544 Storm Water Pond Improvements 5/12 Council approves pond area
at 4400 Quebec & Golf Course planting project at 4400 Quebec
with Hild & Associates
547 42"~/Xylon Avenue Intersection Staff continued to coordinate with Hennepin County, NSP and Gethsemane Cemetery
Upgrade on this project during the second quarter. Feasibility Report to be completed in July.
550 Ballfield Reconstruction 6~23 Council approves final pay
New Hope Elementary request for $4,250
551 -Louisiana Avenue & 31st Circle Final punch list items being completed
Street Improvements
556 Begin Park Playground Equipment Work completed; punch list items being reviewed
564 Emergency Vehicle Pre-emption 5~27 Council approves EVP system in operation
supPlemental agreement with
Kilmer Electric
PROJ # PROJECT NAME APRIL MAy JUNE
567 '97 Street Improvement Program 4/14 Public Hearing held and 5/23 Bid opening
Council orders construction and 5/27 Council rejects bids for Area 1 6/4 Neighborhood meeting
preparation of final plans & 5/27 Council awards contract for conducted
specifications Area 2 to Ryan Contracting 6/10 Pre-construction meeting held
4/28 Council approves plans & ($1,071,71300) 6/19 Project bulletin mailed
specifications and orders Construction starts
advertisement for bids
4/28 Council approves parking
restrictions on Xylon (56~h-Bass
Lake Road)
4/28 Council approves parking
restrictions on 56~h (Boone - Xylon)
568 Televise/Clean Storm Sewers Televising and cleaning completed
579 1997 Sidewalk Improvement 4/28 Council approves plans & 5/12 Bid opening 6/6 Pre-construction meeting held
Project specifications and orders 5/27 Council awards contract to 6/20 Project bulletin mailed
advertisement for bids West Star Curb 6/23 Construction starts
581 Alternative Water System Analysis Study was on-going during second quarter
and Rate Study
583 1997 Backyard Drainage 4~28 Council orders preparation of Engineer meets with property 6/9 Council approves plans &
Improvements plans & specifications owners specifications & orders
advertisement for bids
585 Crystal 1997 Street Project 4/14 Public Hearing - Council 'Construction to take place in late'
orders construction and approves summer/early fall
final plans & specifications
4~28 Council approves street
surfacing joint powers agreement
4~28 Council approves agreement
of assessment and waiver of
irregularity and appeal
586 -- Construction of Path to Wetland at Plan prepared and sent to DNR for review
49"'/Flag
590 Public Works Fueling Facility Draft report completed and submitted for review
592 1997 Crack Repair & Seal Coating 4/14 Council approves Change Work in progress Work completed
Order #1 with Allied Blacktop
PRO J# PROJECT NAME APRIL MAY " : ; ~ ' : JUNE
59~' ............ Sunny Hollow Tennis Courts - 5/12 Council approves plans & 6/4 Bid opening
Rebuild specifications and authorizes call 6/9 Council awards contract to
for bids Bituminous Roadways for
$64,334.15
6/30 Pre-construction meeting held
7/2 Project bulletin mailed
594 Corner Park - Playground Neighborhood meeting held in 6/9 Council tabled approval of
Equipment Replacement March plans & specifications and call for
bids
6/23 Council approved plans &
specifications and called for bids
595 7528 42'd Avenue Demolition 5/12 Council approves plans & 615 Bid opening
specifications for demolition and 6/9 Council awards contract for
authorizes advedisement for bids demo to F.W. Gartner & Co. and
authorized staff to prepare
agreement with Sunshine Factory
for parking lot
6/23 Project bulletin mailed
598 7300 49th Ave Storm Sewer 5/12 Council approves resolution 6/9 Council approved vacation of
Relocation declaring adequacy of petition and storm sewer & utility & drainage
orders preparation of engineering easements
report 6/9 Council rescinded adequacy of
5/12 Council approves resolution petition for public storm sewer
initiating vacation of storm sewer
and utility and drainage easements
5/27 Council discussed
development and city participation
Project No. 595
Bulletin #1
BUILDING DEMOLITION
AT 7528 42N° AVENUE NORTH
Overview
The City is proceeding with the demolition of the City-owned industrial building at 7528 42~
Avenue North. The City acquired the building from Foremost, Inc. several years ago and leased
the building to a company known as Phoenix Manufacturing until January of this year. The City
acquired this property and is demolishing the building because the long-term goal of the City ~s
to rezone this property from industrial to commercial and to redevelop the site in the future. The
City has no immediate plans to redevelop the Site and is simply clearing the site at this time.
The project will include demolishing and removing the existing building and its materials.
Approximately 90 lineal feet of curb along Quebec Avenue will be removed and replaced.
Due to the fact that there are no immediate plans to redevelop the site, the demolition bids
included several alternates for temporary parking lot construction. The Sunshine Factory
approached the City regarding the potential installation of a temporary parking lot on the site to
accommodate overflow parking. The City has reached an agreement with the Sunshine Factory
to construct a temporary parking lot on the site. The Sunshine Factory will assume all costs for
the construction and maintenance of the temporary parking tot to be located on the City
property. Once the building is demolished, construction of the temporary parking lot w~il
proceed.
Project Schedule
The bid to demolish the building and construct the temporary parking lot was awarded to F.W.
Gartner Company, Iow bidder. The demolition of the building will be financed with 42"~ Avenue
Tax Increment Financing funds.
Demolition of the building will begin on or around Wednesday, June 25, and it is estimated that
it will take 10-12 days to knock the building down and haul away the debris. All utilities will be
disconnected prior to the demolition. The parking lot construction will begin after the demolition
is completed and the entire project should be completed by July 31.
Construction Hours
Per City ordinance, the contractor can complete construction activities between the hours of 7
a.m. and 10 p.m. Monday through Friday and 9 a.m. and 9 p.m. on weekends. All work,
including mobilization of equipment, will take place during these time periods.
LandscaDin¢l
After the demolition is completed and the parking lot constructed, the City will be developing a
landscaping plan for the site and seeking bids for the landscaping. The landscaping of the
property will be completed this fall.
6/23/97
Page 2 (Building Demolition)
Contact Persons
If you have questions or concerns during the project, please direct your calls to the following
persons:
Jerry Pertzsch, City Engineer's Representative
Vince Vander Top, Project Inspector
604-4780
604-4790 or 533-4823 ext. 15
If you desire to speak with someone with the City of New Hope, please contact Kirk McDonald,
Management Assistant/Community Development Coordinator, at 531-5119.
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Project No. 567
Bulletin #1
1997 INFRASTRUCTURE IMPROVEMENT PROJECT
AREA 2
Overview
The City of New Hope is proceeding with the Area 2 street/utility improvements in order to
address deficiencies in the street, storm sewer, and sanitary sewer systems.
The Area 2 project will include installation of new sanitary sewer along 56® Avenue from
Zealand Avenue to Boone Avenue and north on Boone Avenue past the Continental Village
Apartments. Storm sewer improvements will occur along 56th Avenue between Boone Avenue
and Xylon Avenue, on Xylon Avenue between Bass Lake Road and 58t~ Avenue, on Zealand
Avenue between 55t~ and 56t" Avenues, and along 55t" Avenue from the cul-de-sac at
Northridge Care Center to Winnetka Avenue.
Xylon Avenue, 55TM Avenue, 56t" Avenue, and Zealand Avenue (55th to 56t~) will be totally
reconstructed with new curb and gutter as well as paving. Portions of these streets will be
widened two feet in areas to provide a designated parking lane and improve the traffic flow and
safety. Xylon Avenue at Bass Lake Road and 55t* Avenue at Winnetka will be reconstructed so
as to provide left turn lanes. Zealand Avenue between Bass Lake Road and 56t~ Avenue and
from 55th Avenue to 54~" Avenue will be milled and overlayed with 1-1/2" of bituminous wear
course. The southerly block will be widened to provide safer on-street parking on the west side.
In addition to the street and utility work being conducted as part of this City project. Minnegasco
will be installing a new gas main through the project area along 55~" Avenue, Zealand Avenue.
56t" Avenue, and along Boone Avenue. This work is being done at the same time, but is
independent of the infrastructure project.
Project Schedule
The New Hope City Council awarded the contract for Area 2 Infrastructure Improvements to
Ryan Contracting Incorporated in the amount of $1.07 million at the May 27 Council meeting. A
preconstruction meeting was conducted on June 10 with all appropriate utility companies and
construction personnel.
The contractor plans to start construction on the project the week of June 23 and is estimated
to complete the street and utility phase (through base course) of the project in late August. The
restoration work, including sod, will be completed in the fall. The bituminous wear course will
be placed in the spring of 1998.
Additional project bulletins will be mailed updating you on the progress of the project.
6/19/97
Page 2 (1997 Infrastructure Improvement Project)
Access
While short term street closures may occur, access to all homes and apartment properties, as
well as school parking lots, will be restored at the end of each work day. If for some reason
access cannot be restored at the end of the work day, the Public Works Department will be
coordinating with the New Hope Police Department to allow for on-street parking in the area for
that night, tf you would like a permit that allows you to park on the street for extended periods.
they are available from the New Hope Police Department for one dollar per vehicle per week.
During the work day it may be necessary to park on streets not impacted by the construction.
Construction Hours
Standard construction hours will be between the hours of 7 a.m. and 9 p.m. Monday through
Friday and 9 a.m. and 7 p.m. on Saturday. All work, including mobilization of equipment, will
take place during these time periods.
Contact Persons
If you have questions or concerns during the Infrastructure Improvement Project, please direct
your calls to the engineer representatives:
Vince Vander Top, Project Inspector:
Mark Hanson, City Engineer:
604-4790 or 533-4823 ext. 15
604-4838
if you desire to speak with someone with the City of New Hope, please contact Tom Schuster.
Contract Manager, 533-4823 ext. 13.
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Project No 57g
Bulletin ~1
1997 SIDEWALK IMPROVEMENT PROJECT
Overview
The City of New Hope ~s proceeding with the Sidewalk Improvement Project ~n order to ccm0ly
w~th ADA (Americans w~th Disabilities Act) standards.
The Sidewalk Improvement Project will provide for reconstruction of approximately 7 000 lir'eal
feet of existing sidewalk and 80 concrete pedestrian ramps along Boone Avenue and Winnetka
Avenue.
In addition to the improvements to existing facilities located within Winnetka Avenue and Boone
Avenue, new sidewalks will be constructed along those sections of Winnetka Avenue where
they do not already exist. This improvement will tie together existing concrete walks on :he
north and south ends to complete the trail system on Winnetka Avenue.
Portions of the sidewalk adjacent to or near your property have been identified as needing
repair. The damaged sidewalk panels wilt be removed and new panels will be constructed ~n
there place. During the time the sidewalk is under repair, it will be closed to pedestrians.
However, the project is scheduled so that the reconstruction will occur as soon as possible after
the damaged sidewalk is removed, in many cases the same day. While the replacement of the
removed sidewalk will occur quickly, the new concrete must be allowed the proper t~me to cure
Therefore. the sidewalk may be closed from seven (7) to ten (10) days.
After the new concrete has cured for several days. the area next to the reconstructed sidewaik
wilt be filled with black dirt. Sod will be laid in these areas, but not until fall when the sod has
the best chance for survival. You will be asked to keep the restored areas watered.
Funding for this project is coming from Municipal State Aid Funds and Community Development
Block Grant Funds. Therefore, there will be no assessment for this project to properties in the
project area.
The reconstruction of sidewalks along other streets, including streets running east-west.
currently being planned for a future date.
Project Schedule
The New Hope City Council awarded the contract for the Sidewalk Improvement Project to
West Star Curb and Concrete 'in the amount of $249,000 at the May 27 Council meeting. A
preconstruction meeting was conducted on June 6 with all appropriate utility companies and
construction personnel.
The contractor plans to start construction on the project the week of June 23 and is estimated
to complete the project by the end of September.
Additional project bulletins will be mailed updating you on the progress of the project.
6/20/97
Page 2 (1997 Sidewalk Improvement Project)
Access
In some cases the repaired sidewalk may cross a driveway. In this situation, it is the
contractor's intention to install the new sections of sidewalk on one side of the driveway at a
time allowing residents access to their garage or parking area. If your driveway is impacted by
the sidewalk repair, you may wish to contact the New Hope Police Department to obtain an on-
street parking permit. These permits are available for one dollar per vehicle per week.
Construction Hours
Standard construction hours will be between the hours of 7 a.m. and 9 p.m. Monday through
Friday and 9 a.m. and 7 p.m. on Saturday. All work, including mobilization of equipment, will
take place during these time periods.
Contact Persons
If you have questions or concerns during the infrastructure improvement project, please direct
your calls to the engineer representatives:
Vince Vander Top, Project Inspector:
Mark Hanson, City Engineer:
604-4790 or 533-4823 ext. 15
604-4838
If you desire to speak with someone with the City of New Hope, please contact Tom Schuster.
Contract Manager, 533-4823 ext. 13.
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
PROJECT NO. 593
BULLETIN #1
1997 TENNIS COURT IMPROVEMENTS
SUNNY HOLLOW SCHOOL PARK
Overview
The City of New Hope is proceeding with the reconstruction of tennis courts at Sunny Hollow
Park.
The project will include the removal of the existing paving for the three tennis courts as welt as
adjacent paving, and the installation of new paving for the courts and adjacent areas. New
posts, nets, and chain link fence will be installed. The area around the courts will be re-graded
to meet the existing tud, and sod will be placed on disturbed areas. The existing light poles will
be protected and reused.
Project Schedule
The New Hope City Council awarded the contract for the Sunny Hollow Tennis Court
Improvement Project in the amount of $64,334.15 to Bituminous Roadways Inc. at the June 9
Council Meeting. A preconstruction meeting was conducted on June 30 with all appropriate
personnel.
The contractor plans to start construction on the project the week of July 7, 1997. The project
is estimated to be completed by the end of August.
Construction Hours
As the City ordinance directs, standard construction hours will be between the hours of 7 a.m.
and 10 p.m. Monday through Friday and 9 a.m. and 9 p.m. on weekends. All work, including
mobilization of equipment, will take place during these time periods only.
Contact Persons
If you have questions or concerns during the improvement project, please direct your calls to
the City's engineering representatives:
Joe Illetschko, Project Inspector:
Randy Neprash, Project Engineer:
604-4800
604-4703
If you wish to speak to a City staff person, please contact Tom Schuster, Contract Manager,
533-4823 ext. 13.
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
July 1, 1997
Project No. 498
Bulletin #1
NORTHWOOD LAKE STORM SEWER, PONDING,
AND PARK IMPROVEMENTS
Overview
The City of New Hope is proceeding with the Northwood Lake Storm Sewer, Ponding, and Park
Improvement Project in order to reduce the flooding experienced by properties abutting
Northwood Lake, to meet required water quality improvement obligations, and to improve the
athletic facilities within the park.
The Northwood Lake Storm Sewer, Ponding, and Park Improvement Project will include relocating
the stream through the park, creating three storm water ponds, reconstructing the Northwood
Lake outlet structure and culvert, re-grading two softball fields, constructing new bituminous
pedestrian trails, installing two new bridges, installing storm sewer piping, and landscaping all
areas disturbed by the construction. Miscellaneous items such as fencing, drain tile, benches,
sanitary sewer, water main and rip-rap are also included.
The New Hope City Council awarded the contract for the Northwood Lake Storm Water, Ponding,
and Park Improvement Project to Ames Construction, Inc. in the amount of $1.02 million at the
June 23r~ Council Meeting. A pre-construction meeting was conducted on July 9th with all
appropriate utility companies and construction personnel.
Project Schedule
The contractor plans to start construction on the project the week of July 14th. The majority of
work during July will take place in Boone Avenue and in the park area west of Boone Avenue.
The excavation of Pond 1 and the related storm sewer work will be completed and work on the
outlet structure, including the driving of pilings and the installation of a temporary bypass will be
initiated. Water flow from Northwood Lake under Boone Avenue will be maintained at all times. It
is anticipated that the majority of work west of Boone Avenue will be completed by the first part of
August and the contractor will then proceed with work in the park on the east side of Boone
Avenue after the completion of the scheduled softball season.
Additional project bulletins will be mailed updating you on the. progress of the project. Construction
of the project will be substantially completed by mid-October, with final completion in the Spring of
1998.
Access
Boone Avenue will not be closed during the construction, however traffic will be diverted first to
the east lane arid later to the west lane as the new box culvert is installed at the lake outlet and
underneath Boone Avenue. During the project, the traffic lanes on Boone Avenue will be
narrowed which may lead to some congestion of the area. In spite of the fact that the road will
remain open, residents may find it more convenient to use alternate routes through the area.
Park Closed
All areas of the park within the construction area, as identified on .the attached map, will be closed
during~the duration of the project. A fence and appropriate signage will be installed around the
project site stating that the park is closed. Signage will also be placed at 36~" and Winnetka. On
the west side of' Boone Avenue, this will include the basketball court and some of the trails. The
entire portion of the park east of Boone Avenue will be closed during construction, including the
parking lot. The closure east of Boone Avenue is expected to take effect around August 1% At
that time no facilities east of Boone Avenue will be available for use.
7/tt/97
Construction Hours
Standard construction hours will be between the hours of 7 a.m. and 9 p.m. Monday through
Friday and 9 a.m. and 7 p.m. on Saturday. Alt work, including mobilization of equipment, will take
place during these time periods.
No work wdl take t~tace on Sundays or holidays.
Contact Persons
If you have questions or concerns during the infrastructure improvement project, please direct
your calls to the engineer representatives:
Vince Vander Top, Project Inspector:
Mark Hanson, City Engineer:
604-4790 or 533-4823 ext. 15
604-4838
If you desire to speak with someone with the City of New Hope, please contact Tom Schuster,
Contract Manager, 533-4823 ext. 13.
The City appreciates the cooperation of all residents during this project.
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Phone: 531-5100
~d. II I':nlerl:tinment --Cnn oily m:~ke i.'Ol.'ielors choo,~e I)el~veen liquor
:md enlerl;6nmenl licenses?
,~'~6,4 l,lOd. ,S'9(~A 1,106. ami ,SU6A 14q7
(JoJ(Jl~clg, V;ir~aJolla. alld 'J'lldor each opcr;llcd adllJl-clllcl'laJlllllelll
c~lal~lishmcnls in Ihe cil~ of ~arJclla,
cxi~Icd t'o~ v;,~hl~ Icn~lhs ot'lhne, lhcy all had cnl~rhlinmcnl and liquor licenses
J'or Ill~ V~al-S IgU.~, log4, and
In ~a~iclla. Im~inesses had Io rc~ppl~ each year for n~w liquor alJd
~nlerhlJnnlcnl licenses, whirl1 expired on lhe la~l da~ of lhe ~ear.
;inlendmcnl ~;Ivc lhe ~lalq Ihe l'iphl Io rqpl~lalc alcoholic hcvcra~cs alld rchlled
aclivilic~, a~ ;mlhorizcd I~y Ihe ~1~1 Amcndmcnl, lhe law Ihal ?cpealed
Prohil~ilhm and empowered shltes 1o rc~h'icl ~llcohol usc. hi addilion, Iht
amcndmcnl ddc~alcd aulhorily Io counlJcs alld municipalili~s "for Ihe purpose
oJ' re~ulalJnp, r~slriclin~, or prohihilin~ Ih~ exhihilion of m~(lil~, parlial nndil~.
or dcpiclion~ o/nudilv in conncclion wilh Iht sale or consumption of alcoholic
In .hlnll;ir~ JggS, Iht ~ariella Cilv ('ouncil, aclJll~ on 111~ 1094 Georgia
alllendnl('lll, pas~cd an am~lldnlelll lo ils ordJll~lllCO, shllJll~ JJ(juor licenses WOllJd
nol I~c issued Io c~lal~lJshmcnls wilh adnll cnlcrlahlnlCnl licd~scs. Befi~rc
aplmwin~ Iht amcndmcnl, lilt cil~ council c~amincd Ih~ cfi'cots alc.hol-~ervin~,
adlfll-enlerhlinmcnl qslahlJsllmcnls had on lhe comlllUnJly, includin~ d~crcascd
properly v;ihlcs, comnlunil~ "hli~hl," hi~hcr crime talcs Jn surroundin~ areas,
and added slrain on lJl~ criminal justice s~SlClll. 'l~l Illak~ il~ decision, linc council
rdied on Ic~lhl~OllV of cilizcns, fl~c police dcparlmenl, and sludics J'ronl olhcr
cilics rcporlin~ similar problems, l'h~ rc~ulling anlm~dmcnl's preamble slalcd
lhe new htw re~utlcd from concerns aboul Illc cfl'~cl~ on Iht cil~, and shnilar
prohlcm';, c~pc~k'm:cd hv olher nmnicipalilics.
A~ Ibc oily COmlcJl dra[Icd il. file ll~W adull~cnlcrlaimnenl amcndmcnl made
e~l;ll~lJ~Jllll('lll~ cIl~o~c hdwecn ~ellJll~ a JitjllOt JJC~llS~ or an adJlJl cnleflaJllnlenJ
license, l~l;~l~li~hmenl~ Ih;il ;dreadv had holh licenses for 1005 w~rc nol suhjecl
IJlc alllt'lldt'd
~ ;I IC~HII ot IIR' I1C~ J;IW. lhc Ihrcc owners didn'l ~el licenses for I006.
'J'Ilcv each ~llL'd Ihv cJlv. Jl~ council members, alld JJlc nlayor, askJn~ IJl~ COllrl
Io dccl;irc JJlc ~l-dJll;incc iii1COllslJhllJonaJ alld lo award mondar~ dallla~C~. In
addilhm, Tudor a~kcd Iht courl 1o order Iht cil~ Io issue Ihe cnlerlainn~cnl and
liquor licen~c~. In I)eccml~cr 10~5, Iht cil~ and Iht hllsJllL'sscs a~l'~Cd lhal Iht
IJlrc~' e~lahlJ~hmcnls Collhl conlinue pr.vi(lin~ alcohol and adl~ll Clllel hlJlnllcnl
unliJ Iht COllll~ ~clllcd Iht
Thc courl con~oJJdaled Iht lhrec ca~cs and ~ranled Ibc oily jud~menl wilhoul
a Irial. II found Ihc Ic~i~lalhm wa~ COlllCllJ ncuh'ai. I;or lepJ~lalJon on adull
ClllCl'hlh1111CIll hi ho CIHI~J(JcIo~J cl~fllcoJ
.hmo 25, 1007 l'agc 3
cflccl,¢ of Iht cnlcrlainmcnl ;Ind nol dircclly allack Ibc aclivilv ilscll'.
Iht lhrcc .wncrs appealed, askin~ Ibc courl lo declare Iht ordinance
uncon~lilulional. They argued Ihc ordinance deprived Ihcm of lhdr ri~lll~ 1o
frcc xpccch and of lhcir vc~lcd righls in having licenses renewed. Tudor claimcd
Iht amcndmcnl was nol conlenl ncnlral, arguing Iht nlayor and several council
recruiters XValllCd 1o eliminate nndc dancing in Marietta, ralher Ihan .jusl curhlil
il~ secondary cf feels.
I)Et'ISION: A~rmed.
The lhrcc owners were nol enlillcd to renewed licenses, and lhe nrdinancc
didn'l violalc lhcir conslilulional righls.
Thc amcndmenl was conlcnl nculral, l}cfore enacting an ordinance to address
an aclivily's secondary cf feels, a legislative body had Io consider specific
evidence concerning those cf feels. Thc oily council did lhal, examining slndies
done in olher cities ami hearing leslimony from citizens and lhe police. Based
o, lhese el'fl~rls, lhe council demonslraled ils main purpose was to conllml Ihe
secondary cf feels of adnll enlerlainmcnl eslablishmenls, not eliminale lhe
husinesses enlirely.
As for Ihe conslilulionalily issne, Ihe lhree owners couldn'l prove Illc oily
abused ils police power in amending Ille ordinance. The cily was Irying lo
promole an imporlanl government inleresl ~ reducing crime and improving
lhc qnalily of life--- lhal was complelely unrelalcd lo lhe suppression of speech.
The oily wasn'l trying 1o quash the owners' righl lo free speech ~ il merely
wanled lo address lhe secondary cf feels lhal resulled flora lhe combination of
alcohol and adull enlerlainment.
Finally, the owners did have a ~esled righl in their licenses. Once a license
was granled, it couldn't be rewaked unless in extreme, usnally criminal,
circumstances, ltowever, lhe owners didn'l have a vesled righl in the renewal
of the licenses. The owners had 1o apply each year for renewal, so there was no
guarantee they would gel lhe licenses from year Io year. Rejection of renewal
was a risk lhe owners fi~ced annually: Ihey couldn'l claim they had a vesled
righl in somelhing Ihal wasn'l guaranleed.
Variance -- ltousinff authority says it can't bnild on property without
variances
IhmsinR Authority qf tlu' ('it)' (![,¥t. ('harh',~' ~: 'The Board of Adjustment
of the ('ity of St. Charh',~'. q41 S. 1E2d 725 (Missouri) 1997
Thc SI. Charles, Mo., housing aulhorily owned a vacanl corner IoI lhal was
Iocalcd in a two-family residential dislricl.
Thc housing anlllorily wnnted lo bnild a duplex on the properly, but thc
properly did nol nlcel ordinance requiremenls. Because of the lot's small size,
Iht housing anlhorily soughl variances from the cily's bonrd of adjustmenl.
Thc hotming anlhorily rcqncslcd four nonusc variances. I1 rcqueslcd a Iof
size variance for Iht 7,500-square-fool 1oI I~ecausc lhe ordinance rcquired a
minimm, o' ' ' II rcquc~lcd a xvitllh variance because Iht
Page 4 -Junc 25, 1997
was only 50 feet wide -- 25 feet short of the width requirement. Thc final two
requests iuvolved sclback requiremenls. Comer lois were snpposed lo have
minimum sell*acks of 25 feet on both sides; the housing authorily requested
thai Ihe minimum selback be reduced to 10 feet on each side.
Nonuse variances allowed developers to deviate from restrictions relating
to permitled uses, while use variance allowed developers lo use land in a way
not already permilted by the ordinance. As a result, the requirement for getting
a nonuse variance was less slringenl, lnslead of demonstraling the "unnecessary
hardship" required for a use variance, the applicant for a nonuse variance had
to prove only a "practical difficulty" ~ that the property could not sustain a
permitted use without violating ordinance restriclions.
Other lots in Ihe dislricl had sizes, widths, and setbacks smaller Ihan lhe
minimum measuremenls the ordinance required.
The board held two public bearings, duringwhich supporters and opponents
of the proposed plan testified. The city developmenl director recommended
granling lhe variances, saying the housing aulhority's application met all the
criteria fi~r approval. The city development office staff submitted lwo rcporls
supporting Ihe variances' approval, one of which stated that no buildings conld
be built wifhoul thc setback variances.
Apparenlly. no objecfions wcre raised regarding fhe leslimony or lhe reports.
Thc board w~Icd unanimously to deny all the housing aulhorily's requests.
Thc bonsing authority appealed lo lhe trial court. The board argued the
housing authority didn't preseul enough evidence to convince il to grant the
variances. Tbc lcstimony of Ibc city development direclor and thc staff rcp.rls,
Ihe board argued, were hearsay and could not be considered evidence. The
board also argued (he housing aulhority couldn't justify thc variances, because
il failed to demonslrale a "praclical difficnlty."
The court reversed Ihe decision and ordered (he board to grant lhe variances.
The b-ard appealed.
llECISION: A~rmed.
'l'bc bo;l~tl vi~d:lle(I it~ discretion when il denied Ibc housing authorily's
v~Ir{aI1cc
lb he,tin wilh. Ibc board ~lmuldn'l bave discounled lhc evidence prescnled
by Ihe oily tick el.pm(hi dircclor and Ibc cily developmenl office slaff. In ~cncral,
a board c-uhl ,,,I cmmidcr "hearsay" evidence Io be compelenl and snbslantia[
evidence, ttnlc.g~ no ob. jo(lion was made 1o ils admission. In lhi~ ca~c, no one
.b.jcclcd Io Ih( Icxlim.nv or tl~c lwo reporl~. This evidence addressed Ibc issue
of whclllcr Iht housing aulhorily mol Ibc necessary crilcria. ~o Ih( board should
havc considered il.
Thc housing anllmrily proved more lhan a praclical tlifficully exislcd wilboul
lhe variances. Thc Iol wa~ much smaller, bolb in terms of square fecl and widlh,
Iban Iht .rtlinancc allowed. Dcnyin~ Iht variance~ would rc~ull n~l only in
practical difficullv for Ibc Imu~ing aulhorily, but i't would, as Ibc evidcuce
~n~gc~lcd, make building any $1ruclurc on Ibc IoI impossible. And since
Z.B.
June 25, 19t)7 -- Page 5
lots in lite area (lid not c(mfl~rm to the minimum requiremenls, fhe housing
authority's w~riances wot, Id not disrupt the neighborhood's plan.
se(, also: Hacienda Enterprises No. 2, inc. v. Smarr. 841 S. W. 2d 811 (1902).
Matthew v. Smith 707 S. W. 2d 413 (1986).
Constitutional Claim -- Is city's exclusion of multiple-family dwellings
nnconstitutional?
Counto, walk Condominiums Inc. v. City of Orchard Lake Village, 561
N. W. 2d 40.5 (Michigan) 1997
Countrywalk Condominiums Inc. owned a 20-acre parcel of land in Orchard
Lake Village, Mich. The city zoned the land as single-family residential.
The only permilled uses in the city were single-family residential,
professional office, and local business. The cily had one multiple-family dwelling
as a nonconforming use.
Counlrywalk sued the city. It claimed the exclusion of multiple-family
dwellings from the city zoning plan violaled its constitutional rights.
The cily asked lhe court for judgmenl withoul a trial. Exchlding multiple-
family dwellings from the zoning plan, the cily argued, was necessary to addrcss
traffic and safety concerns. The city mainlained il was a small residential
communily with overburdened roads. To snpport ils argument, it poinled to a
lwo-lane road with several twists and lures. While the road had a 24-hour
capacily of 11,350 vehicles, a traffic slndy revealed a daily average of 20,200
vehicles traveled on it. The cily argued adding mulliple-fi~mily dwellings would
worsen the already congesled traffic system and con, promise traffic safely.
The court granted lite city judgment wilhout a Irial. Countrywalk appealed.
DECISION: A~rmed.
Excluding multiple-family dwellings didn'l violale Countrywalk's
constilutional rights.
Even though multiple-fitmily dwellings were legitimate uses of land, and
ordinances Ihat excluded them carry a strong mark of unlawfld discrimination,
Ibc city showed ils zoning phm had a real and substantial relalionship lo lhe
public heallh amt safely. Because (',umrywalk did,'t provide evidence m refute
the cily's pr(mi', il couldn'l show tile zoning platt violaled ils conslilutional
rigbls.
,VCC ats'o: ()Ih/wi/ ('o I't/rm~ Dfc. I~ l'olkton Township, 345 N. tEZd 672
Kropf ~: Stcrli.,~ lh'i,~.,ht,~, 2 I5 N. IE2d 179 (I074).
('onslili, tionul ('laim -- Owner claims statute discriminales against
property owners in heavily populaled areas
( 'itv o1' Mottnhtin I?n~,,k ~: (;n'cn ~dh'v I'artm'rs. 600 S'o.2d 359
(,41tlhamtt) lq07
(;teen Valley l'arlncrs owned prop(ely in a M(~unlain Brook. Ala., district
7on(ti t'~r siueh' f;mfilv re'si(Ich(cs. M(mnlain Brook was located in .Icfferson
June 25, 1997 -- Page 5
tots in the area did not conform to the minimum requirements, the housing
authority's variances would not disrupt the neighborhood's plan.
see also: Hacienda Enterprises No. 2, Inc. v. Smarr, 841 S. W. 2d 811 (1992).
Matthew v. Smith 707 S. W. 2d 413 ~1986).
Constitutional Claim t Is city's exclusion of multiple-family dwellings
unconstitutional?
Count~walk Condominiums [nc. v. City of Orchard Lake Village, 561
N. W. 2d 405 (Michigan) 1997
Countrywalk Condominiums Inc. owned a 20-acre parcel of land in Orchard
Lake Village, Mich. The city zoned the land as single-family residential.
The only permitted uses in the city were single-family residential,
professional office, and local business. The city had one multiple-family dwelling
as a nonconforming use.
Countrywalk sued the city. It claimed the exclusion of multiple-family
dwellings from the city zoning plan violated its constitutional rights.
The city asked the court for judgment without a trial. Excluding multiple-
family dwellings from the zoning plan, the city argued, was necessary to address
traffic and safety concerns. The city maintained it was a small residential
community with overburdened roads. To support its argument, it pointed to a
two-lane road with several twists and tums. While the road had a 24-hour
capacity of 11,350 vehicles, a traffic study revealed a daily average of 20,200
vehicles traveled on it. The city argued adding multiple-family dwellings would
worsen the already congested traffic system and compromise traffic safety.
The court granted the city judgment without a trial. Countrywalk appealed.
DECISION: ,Affirmed.
Excluding multiple-family dwellings didn't violate Countrywalk's
constitutional rights.
Even though multiple-family dwellings were legitimate uses of land. and
ordinances that excluded them carry a strong mark of unlawful discrimination.
the city showed its zoning plan had a real and substantial relationship to the
public health and safety. Because Countrywalk didn't provide evidence to refute
the city's proof, it couldn't show the zoning plan violated its constitutional
rights.
see also: Ottawa Co. Farms Inc. v. Polkton Township, 345 N.~;2d 672
~1983).
Kropf v. Sterling Heights, 215 N. W. 2d 179 (1974).
Constitutional Claim m Owner claims statute discriminates against
property owners'in heavily populated areas
City of Mountain Brook v. Green Valley Partners, 690 So. 2d 359
(Alabama) 1997
Green Valley Partners owned property in a Mountain Brook, Ala., district
zoned for single-family residences. Mountain Brook was located in Jefferson
JUNE 1997
AMERICAN
PLANNING
ASSOCIATION
F/,e Cerr:w; ,4uw .5'quare. in C'err~tos, Cali/brnia. used creative landscaping to [end an aesthetic quali~, w its 85-acre sire.
Acres of Automobiles
~v C-hri:'ropher t~urke
Bs bigger really better? Ptanners increasingly find themselves
askin~ this question in dealing with new developments. As the
trend o~: giantism z~ olvcs, megadevetopments take on. new
forms, some o(wbich ~ere covered last year in ZoningNews (see
"Hog-Tied by Feediors. ' October: '~Zoning and Big Box
Reiigion," November: and "Big Box Meets Big Screen,"
December/.
The fastest-growing new ~brm of megadevelopment is
automobile dealerships. Like other big box developments, ~hev
require large plots or- land. According ro the zoning ordinances
surveyed, most auto lots are between five and 20 acres, with eight
acres the average. Unlike most other big box retailers, however,
~h~ dealerships raise concerns over waste disposal (oil, gas, tires),
noise from servicing cars, and road access. Planners must address
most o(rhese issues when dealing with any auto dealer. However,
with the recent introduction of auto superstores such as CarMax,
Drivers Mart Worldwide. CarChoice, and AuroNation, planners
are receiving proposals for sites averaging four times the size of
the normal auto dealership.
A Zoning ~Vews su~'ey of zoning ordinances in the Planning
Advisory Service libraD, showed that only about 20 percent b_ad
a specific definition for automotive dealers. Most codes focus on
the activities associated with dealerships, such as trade-ins and
storage of used and new automobiles, towing and wrecking
services, body' shop and maintenance, and sales and leasing. Tl~is
issue of Zoning ,Vews discusses the differences bet~veen auto
superstores and auto malls, the phenomenal growth of used auto
superstores, and the zoning implications of the proliferation o(
these businesses.
What Is an Auto Mall?
There is currently no official definition of an auto malt. Based
on the size o£an average auto dealer franchise, however, an auto
mall would tend to be either a dealership that incorporates a vast
selection of automobiles, or a combination of multiple
franchises sharing one parcel of land. These businesses may sell
either new or used autos, both foreign and domestic models.
The typical auto dealership in a suburban area occupies from
five to 20 acres of land depending, among other rhings, on the
local zoning regulations. [n contrast, auto malls may cover 30
acres consisting of several small dealerships using five ro seven
acres each, and can be as large as 90 acres with over 12
individual dealers. For example, Cerritos, CAifornia, is home to
13 dealerships, each bet~veen three and 10 acres in size,
occupying over 82 acres of land. There are plans to continue
expanding.
Because they require ~o much !and. auto dealerships are
usuallv not permitted in central business districts and highly
developed commerciA areas, in most cases, the average seven-
acre dealership will be located in a suburb or outlying urban
area because the municipalities involved may offer tax
incentives, better street access, and locations visible from major
arterial roads. However. as mburbia becomes more populated
and new automotive sales continue to decline, communities are
less likely to offer incentives to attract large new dealerships.
The result is that it becomes more cosdv for prospective auto
~'ranchisers to set up shop. These rising costs are the primary,
influence behind the multidealer sites that have become known
as auto mails. Auto dealers are finding it increasingly feasible to
share lots with other dealers as a means of reducing overhead
costs for all the participating businesses.
Though multifranchised partnerships are veL-y common in
the automotive business, the phenomenon has not gone
unscathed in the court of public opinion. A common complaint
that residents express regarding auto malls concerns the
additional traffic generated on arterial roads and adjoining
residential streets. Still, auto malls have not stirred the level of
controversy that surrounds the newer trend of auto superstores.
Used Car Superstores
Used car superstores constitute a ne~v development in the auto
business, appearing only within the last five years. The players
include emerging chains such as CarMax (launched by Circuit
Ckw. [nc.), Drivers Mart Worldwide, and AutoNation USA and
CarChoice iboth started by Republic Industries, whose chief
executive officer is Blockbuster Video founder Wayne
Huizenga). Circuit Ci,ry developed its first CarMax superstore in
Richmond, Virginia, in 1993. It occupies 22 acres in an area
previously zoned for business and office developments.
AutoNadon and CarChoice followed soon al:ter with superstores
in Dallas and Detroit.
These businesses primarily sell used domestic and foreign
automobiles that are no more than five years old and have fewer
than 70,000 miles on the odometer. They are aiming to take
over a major portion of the 5200 billion-per-year used car
market in the U.S. They offer innovative approaches to selling
cars, such as allowing the customer to shop "haggle free" and
providing various purchase incentives. For example, CarMax
backs every vehicle it sells u, ith a five-day or 250-mile money-
back guarantee, and it claims to price every, car "an average of
5500 to 51,200 below book value."
Aside from selling cars, these superstores continue the
trend associated with big box development by providing a
one-stop servicing center. 5uperstores such as AutoNation
have already revealed plans to finance, sell, rent, lease, and
repair cars at each location. Though these developments
sound like excellent methods for generating extra tax dollars
for municipalities, they average between 28 and 33 acres,
consuming a good deal of land for the revenues they gener-.
ate. As with other megadevelopments, these superstores have
tended to locate along highways and major thoroughfares on
the outskirts of urban areas.
Chris Burke is a research associate with APA in Chicago.
Recently, however, many suburban municipalities have
become apprehensive about these developments because o(
environmental and street access concerns. For example. Gurn=e.
Illinois, a small village near the Wisconsin border, recendv
debated whether it should allow AutoNadon to build a
dealership to accommodate 1,200 cars. AutoNarion wants to
build on a wertands area in return for creating new
environmentallv sensitive land in a nearby village along the Des
Plaines River. Gurnee covers the new tax revenue [ess than ocher
communities might because it already has an amusement theme
park, Six Flags Great America, and an outlet shopping mall,
Gurnee Mills, which contains more than 200 retail stores and
14 movie screens.
In most cases, the
average seven-acre
dealership will be
located in a suburb or
outlying urban area
because the
municipalities involved
may offer tax incentives,
better street access, and
locations visible from
major arterial roads.
Tinlev Park,
Illinois, a southwest
suburb of Chicago,
recen.dy received '
proposals from
CarMax and a smaller
used car dealer. Value
Stop. AutoNadon has
also expressed interest
in building a
dealership but has not
submitted a Grmat
site plan. CarMax has
requested zoning
approval for
approximately 29
acres of
unincorporated land
in neighboring Will
County that Tinlev
Park has annexed
order to facilitate
CarMax development, in the meantime, CarMax has atreadv
received preliminary, site plan approval, according to David
Samuelson, planning technician in the Tinlev Park community
development department.
Value Stop has requested zoning approval for only 12.28
acres of land and also has received preliminary site plan
approval. Value Stop has been delayed, however, by stormwater
detention problems on its site. AutoNarion has not submitted a
site plan, bur because superstores average over 20 acres, one
could assume that its approval would make this village of
38,000 people home to more than 2,000 used cars for sale.
Residents and planners are not concerned solely ~vith the
large amounts of land involved in the development of these
superstores. Many associated uses or component activities
account for the largest percentage of profits for these businesses.
According to the National Automobile Dealers Association,
dealers earned an average 5300 profit from each used car sale in
1995, while merely breaking even on new car sales. They derive
most of their profits from servicing the vehicles they sell.
Most communities whose zoning accommodates used car
dealers do not allow automotive repair as a principal use unless
specified in the zoning code. Automorive repair is usually
associated as a principal use for new automotive dealers in less
intensive zones, or as a separate use in more intensive zones.
Because auto superstores generally deal in used cars, they would
have to apply for a conditional use permit to conduct repair. This
can vary, depending on the type of zone in which the dealer is
located. Typically, automotive repair shops are located in more
intensive zones chat allow industrial uses such as towing services
and automotive body shops. Auto superstores usually target
suburban areas with less intense zones because of the opportuni ,ty
co build on large areas of undeve!oped land. but also because it is
[ikelv that they wii[ ben'et4t (rom toca~ intend:ives.
Although none of this may seem tike a problem, some
~uburban areas are not prepared to accommodate the volume of
traffic these superstores can generate. Se:7'ice areas at the average
auto dealership include from six to 1.4 bays. Superstores such as
CarMzx may house as many as 40 service bays, plus additional
space for a children's pray area and a showroom. This raises
additional concerns because the high volume of automotive
repair actMtv creates large volumes of waste materials such as
oil and other flammable fluids, tires, and heaw machinery, all of
which pose disposal challenges.
In addition, used car dealers require regulations different from
those for new car dealerships. Most municipalities allow new car
dealerships to sell and store used cars only if they are trade-ins for
new cars, the principal use, with the sale of such cars in most
cases constituting a conditional use. New car dealers are allowed
to service and repair cars on the site because it is considered a
component acdvitw associated with the dealership.
Another distinction occurs in the area of building require-
ments. In most cases, used car dealers are neither required nor
likely to have a showroom. As a result, zoning codes will not
impose the same requirements as on new dealerships, which
must have a building with a showroom and service area. Auto
superstores may not have'a showroom but still will have a
building that occupies more space than a new car dealership
because of large service areas and amenities such as a children's
play area. For instance, the average size fbr a CarMax building is
over 38,000 square feet of gross floor area (GFA).
Despite the many differences bet~een new and used auto
dealerships, they share equal restrictions with regard to parking,
setbacks, and buffering. Parking restrictions for automotive
dealers tend not to be a major problem because of the large
display lots occupying the business. However, planners cannot
apply the same fbrmula for regulating parking as with other
commercial businesses. Parking standards are generally based on
(;FA, and for commercial uses the standard is one space per 150
square feet. Because auto dealers have smaller buildings, the
parking requirement would hardly be sufficient to accommodate
customers. This normally does not present problems. Most
municipalities will allow dealers to have as many spaces as they
need if they apply fbr a conditional zoning permit. Setback
requirements genei'ally are the same as those for other
commercial uses in the same zone. Buffering and screening
usually are not required because of the need to have the ~:ars
visible from the road, although this may depend on the
iocation.
Auto Superstores Mania
Because the definition of auto malls is vague, there is no
accurate method for determining how many currently exist,
although, as with other megadevetopments, people know one
when they see one. On the other hand, auto superstores are
easily defined as large used car dealerships carrying late-model
foreign and domestic cars with tow mileage. How many exist?
CarMax has seven stores in operation, with more than 40 sites
under development and plans to expand that number to
between 80 and 90 by 2000. Following close behind are
CarChoice and AutoNadon, which have two currently
operating locations but nine more sites under devel~apment.
They plan to have 18 locations by the end of t99", and a
projected 80 more stores within the next five years.
Newcomer Drivers Mart Worldwide of Grand Rapids,
Michigan, has one location now, but plans to have t00 oudets
in three to five years, according to the Wall Street fourna/ (June
12, ~9961. Altogether, these plans total more than 300
dealerships within the next five years, confronting planners with
tremendous challenges and numerous options to consider.
These big-box auto dealers may soon become the norm for
automotive businesses.
Some cities are more accommodating than others with regard
tO megadevelopments.
Cerritos, California, northeast of Long Beach, hosts 13
dealerships and 24 franchises located on over 82 acres of land.
This ciD' does the highest volume of automotive sales in the
world, according to a study by J.D, Powers and Associates.
Cerritos Auto Square was established in !.978 and t979 when
the city purchased the land from dairy, farmers. The city theft
sold this land at half price to prospective auto dealers, allowing
them to make no interest payments for five years. The zoning
for this area, located offa major thoroughfare, requires all
buildings to follow a unified development scheme and requires a
minimum of three acres for development. Nine of the t3
dealerships have been'built by a local developer, which generates
additional money for the ciw. According to Bill Manis, the
Cerritos redevelopment/economic development administrator,
the state, city, and county all receive a portion of the substantial
tax revenues generated from sales in the Cerritos Auto Square.
Cerritos, he says, illustrates a win-win example in the
development of auto malls.
Though some municipalities may enjoy the prospect of
increasing their revenue by attracting auto malls, giant
superstores pose different concerns. Auto superstores seem ro
share the same public relations stigma attached to other big box
developments. This could be due both to their novelty as a
concept for the automotive business and to their size.
Despite this new phenomenon, auto malls continue to be a
good alternative for dealers seeking to reduce their overhead and
for cities that want to group all automotive businesses in one
area. But the growth forecasts of auto superstores indicate that
many suburbarr communities may be about to witness a change
in the way the public buys cars, and thus may be bidding
farewell to the neighborhood dealership.
Louisville Vision
Takes Form
In July !.993, Louisville and Jefferson County, Kentucky, began
conceptualizing a comprehensive plan to carry, them well into the
next century,. Four years later, the plan is still under
development, with adoption not expected until late 1998. What's
taking so long? The cumbersome process has resulted from an
innovative approach to comprehensive planning that the
planning department has labeled a Community Form Strategy,.
Cornerstone 2020 is a comprehensive plan that embodies the
goals, visions, and plans for Jefferson County. At the beginning,
200 people of various backgrounds spent three days discussing
what type of place Louisville and Jefferson County, should be in
2020. Over the following three months, according to the
resulting document, "approximately 600 people contributed to
the creation of this vision." These discussions addressed issues