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120704 Planning
PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Tuesday, December 7, 2004 7:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS 4. PUBLIC HEARING · 4.1 Case 03-18 Request for conditional use permit amendment to allow expansion of outdoor storage area, 4990 Highway 169 North, Collins Electrical Systems, Inc. d/b/a ColliSys, Petitioners 4.2 Case 04-28 Approval of Comprehensive Plan Updates, city of New Hope, Petitioner 5. COMMITTEE REPORTS 5.1 Report of Design and Review Committee - next meeting December 16, 7:30 a.m. - (if necessary) 5.2 Report of Codes and Standards Committee - next meeting December 14, 7 a.m. 6. OLD BUSINESS 6.1 Miscellaneous Issues 7. NEW BUSINESS 7.1 Review/Approval of Planning Commission Minutes of September 7, 2004 7.2 Review of City Council Minutes of October 25 and November 8, 2004 7.3 Review of EDA Minutes of October 25 and November 8, 2004 8. ANNOUNCEMENTS 9. ADJOURNMENT · Petitioners are required to be in attendance Plannin 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 ff 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 dearly. Remember, your questions/comments are for the record. 6. Direct your questions/comments to the chair. The chair will determine who will answer your questions. 7. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially. Please limit your second presentation to new information, not rebuttal. 8. At the close of the public hearing, the Planning Commission will .discuss the proposal and take appropriate action. A. If the Planning Commission recommends that the City Council approve or deny a request, the planning case will be placed on the City Council agenda for the next regular meeting. Usually this meeting is within one to two weeks of the Planning Commission meeting. B. If the Planning Commission tables the request, the petitioner will be asked to return for the next Commission meeting. PLANNING CASE REPORT City of New Hope Meeting Date: December 7, 2004 Report Date: December 3, 2004 Planning Case: 03-18 Petitioner: Collins Electrical Systems, Inc. d/b/a ColliSys Address: 4990 Highway 169 North Request: Conditional Use Permit Amendment to allow expansion of outdoor storage area I. Request The petitioner is requesting a conditional use permit amendment to allow for the expansion of the outside storage area on the site, pursuant to Sections 4-20.E.1 and 4-33 of the New Hope Code of Ordinances. The proposed storage building area identified on the site plan will require a separate future CUP/PUD application to allow a second building on the site, if it is not connected to the existing building, and that application would be reviewed independently from this application. II. Zoning Code References Section4-20E.1 Conditional Uses, I - Open outdoor storage as a principal or accessory use. Section 4-33 Administration - Conditional Use Permit I1[. Property Specifications Zoning: I, Industrial Location: Southeast quadrant of Highway 169 frontage road and 50th Avenue North Adjacent Land Uses: Industrial uses to the north, east and south and city of Plymouth to the west across Highway 169 Site Area: 163,000 sqUare feet or 3.742 acres Building Area: Existing building: 15,070 square feet or 0.346 acres Proposed future building: 7,932 square feet or 0.182 acres Lot Area Ratios: Existing Existing Proposed Proposed Green area 2.159 acres (94,046 sq fi) 57.7% 1.539 acres (67,038 sq fi) 41.1% Building area 0.346 acres (15,070 sq ft) 9.2% 0.182 acres (7,927 sq ft) 4.9 % (future) Paved area 1.237 acres (53.869 sq ft) 33.1% 0.62 acres (27,007 sq ft) 16.6% Total hard surface 1.583 acres (68,955 sq ft) 42.3% Planning Case Report 03-18 Page 1 12/3/04 ' Planning District: No. 3; The Comprehensive Plan indicates the primary goal within this district is the preservation and enhancement of its industrial land uses. Specifically, the city would work with existing industries to encourage business retention and in-place expansion and promote the proper screening of outdoor storage areas within the industrial park. Specific Information: ColliSys purchased the property from Standard Iron in 1994 and the Planning Commission and City Council approved a conditional use permit to store company trucks, trailers and equipment in the rear yard. A ponding easement was expanded to include all of the DNR wetland, not just the drainage ditch. The New Hope Surface Water Management Plan called for the construction of a ponding area in the vicinity in the future, with which the petitioner was in agreement. IV. Background CollLSys is a commercial/industrial electrical contractor and also completes outdoor construction, including the installation of traffic lights, light standards, etc. In 1994, the city approved a conditional use permit to allow the outside storage of some equipment and vehicles on a small portion of the rear yard to the east of its existing building, with the remainder of the rear lot remaining undeveloped. The approval was granted subject to the condition that a pond/utility easement be provided over the north and east rear portions of the property for future drainage improvements and ColliSys provided the easement. Due to the growth of its business over the past 10 years, the company now desires to expand the outdoor storage area in the rear of the property so an amendment to the previously approved conditional use permit is required. Staff has coordinated with ColliSys over the past several years and was aware the company wanted to expand its storage. Staff indicated that any outdoor storage expansion would need to comply with stormwater quantity/quality requirements. CollLSys agreed to participate in the 49th Avenue regional pond project and. pay its share of the cost of that project to address its stormwater needs. The improvements were just completed and a condition of this CUP amendment approval will be payment to the city for its portion of the project. Per the planner's report, an application for conditional use permit has been submitted by ColliSys to allow for an outdoor storage area to be constructed on site. The current building is located at 4990 Highway 169 North. The subject site is 3.74 acres and is bounded by industrial uses to the north, south, and east. The area to the west is State Highway 169 and the city of Plymouth. The applicant is proposing to develop an outdoor storage area of approximately .62 acres. A CUP is required for the outdoor storage area. The proposed storage building area identified on the site plan shall require a separate future CUP/PUD application that will be reviewed independently of this outdoor storage area application. V. Petitioner's C°mments The petitioner submitted a narrative explaining the reason for the application was to expand its outdoor storage. "ColliSys has occupied our current facility at 4990 Highway 169 since July of 1994. At this period in time our company revenues were around 10 million dollars per year. Today our company revenues have grown to over 30 million dollars per year. An example of our growth is the Planning Case Report 03-18 Page 2 12/3/04 recent completion of the Hiawatha Light Rail project. As the electrical contractor for the project, our total contract was in excess of 35 million dollars. Supporting the growth in revenues is the expansion of our company vehicles and equipment. ColliSys currently maintains more than 150 licensed vehicles. Our hope is to keep the vehicles and equipment located on jobsites. However, when this is not possible, they have to be parked in our yard for a period of time. With this application for expansion of outdoor storage, we propose to improve the eastern 300 feet of our property back to the wetland area. Installation of retention ponds, to accommodate runoff from the improved area has already been completed." VI. Notification Property owners within 350 feet of the property were notified, including the city of Plymouth, and' staff h~s received no comments on the request. VII. Development Analysis A. Zoning Code Criteria Conditional Use Permit 1. The purpose of a conditional use permit is to provide the city with a reasonable and legally permissible degree of discretion in determining suitability of certain designated uses upon the general welfare, public health, and safety. In making this determination, to allow a conditional use permit application, the city may consider the nature of adjoining land or buildings, similar uses already in existence and located on the same premises or on other lands close by, the effect upon traffic into and from the premises, or on any adjoining roads, and any other factors bearing on the general welfare, public health, and safety from the approval of the conditional use permit. 2. Criteria for Decision. The Planning Commission and City Council shall consider possible adverse effects of the proposed conditional use. In determining whether to ~approve or deny a conditional use permit, the City Council and Planning Commission shall find that the conditional use permit complies with the following criteria. The burden of proof demonstrating compliance with the following criteria shall be the responsibility of the applicant. A. Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the offidal Comprehensive Municipal Plan of the city. B. Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. C. Performance Standards. The proposed use conforms with all applicable performance standards contained in the Code. D. No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in which it is proposed. E. Zoning District Criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts: Planning Case Report 03-18 Page 3 12/3/04 1. In Industrial Districts (I): a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. b. Economic Return. The use will provide an economic return to the community and be commensurate with other industrial uses for which the property could feasibly be used. In considering the economic return to the community, the Planning Commission and City Council may give weight to the sociological impact of a proposed use, both positive and negative. 3. .Open Outdoor Storage CUP. Open outdoor storage is allowed as a conditional accessory use, where the open outdoor storage area exceeds 20% of the gross floor area of the principal structure provided that: a. Screening/landscaping. The open outdoor storage area is screened and landscaped from adjacent residential uses and public right-of-way in compliance with city code. b. Fencing. A wire weave/chain link security fence shall be required around the open outdoor storage area in conformance with city code. Open outdoor storage areas intended for the exclusive storage of semi trailers may be exempt from the required security fencing provided the storage area is delineated and the individual trailers are secured. c. Surfacing. The open outdoor storage area is surfaced with concrete or bituminous. d. Setbacks. The open outdoor storage area shall not be located within any front yard or side yard abutting a public fight-of-way. The open outdoor storage shall be set back five feet from all side and rear lot lines and shall not be located within a utility or drainage easement. e. Required space. The open outdoor storage area shall not utilize any required off-street parking, loading areas, or access space, as required by city code. f. Hazardous materials. The open outdoor storage area shall not be used for storage, of hazardous liquids, solids, gases or wastes. This provision does not prohibit the property owner from obtaining an administrative permit for the outdoor storage of propane of LP gas. g. Refuse and upkeep. The property owner shall keep open outdoor storage areas free of refuse, trash, debris, weeds, and waste fill. B. Development Review Team The Development Review Team reviewed the plans on November 17 and discussed future building plans, city access to the pond area for maintenance, applicant's maintenance of easement area, fencing, light fixtures and photometric plan, type/number of vehicles and materials to be stored on the site and in the proposed future building, planting plan for ponding/easement area, fire department access, and submittal of plans to Shingle Creek Watershed. C. Design and Review Committee The Design and Review Committee met with the petitioner on November 18 and discussed the same issues. The committee was supportive of the request for additional outdoor storage. Planning Case Report 03-18 Page 4 12/3/04 D. Plan Description · 1. Zoning. The proposed outdoor storage area is a conditional use within the I, Industrial District. The purpose of the industrial district is to provide for the establishment of heavy industrial and manufacturing development, which because of the nature of the product or character of activity, requires isolation from residential or non compatible commercial uses. The code states that a conditional use permit will be required if the outdoor storage area exceeds 20% of the gross floor area of the principal structure. The existing building area is 15,070 square feet (.346 acres). Twenty percent of the existing building area (20% x 15,070) is 3,014 square feet and this is the area of outdoor storage that would be allowed without a conditional use permit. The proposed outdoor storage area is .62 acres or 27,007 square feet. This exceeds the 20% rule, therefore, a conditional use permit is required. 2. Landscaping and Screening. No additional plantings are proposed for the outdoor storage area. The existing plantings will not be disturbed as a part of this request. Additional plantings were installed on and around the site in conjunction with the city ponding project. Plantings were placed on the north side of the. drainage swale and the plantings shown on the south side of the swale were moved to the east/south sides of the property to provide screening from the ballfields located to the southeast. In light of the fact that the ponding project was completed at the end of the summer, the city and ColliSys agreed that the area north of the proposed storage area will be re-examined in spring 2005 to determine if additional plantings are required for erosion control to discuss access and maintenance, etc. No additional plantings are being recommended as a condition of approval as there ~is already a wooded area located north of the site and the entire outdoor storage area will be enclosed by a chain link fence with visual barrier slats. 3. Fence. A new six-foot high chain link fence is proposed around the entire outdoor storage area on the north, east and south sides. A portion of the existing chain link fence on the west will'be removed to allow access to the storage area. The fence will have a top raft with three strands of barbed wire above the six-foot slatted section. An existing gate on the west fence line will be relocated to the center of the new north fence line to allow for maintenance and snow storage. 4. Surfacing/Curb and Gutter. A new bituminous surface and B612 concrete curb and gutter is proposed for the outdoor storage area. This meets the Zoning Ordinance standards. According to the Zoning Ordinance, not more than 80% of the lot area shall be impervious surface within the industrial district. The proposed hard surface total will be 50% and therefore is compliant with the Zoning Ordinance. 5. Setbacks. The outdoor storage area is set back 36.4 feet from the north property line (at the closest point), 20.5 feet from the southern property line, and 76.85 feet from the rear property line. These setbacks meet the minimum requirements of the Zoning Ordinance and no storage is proposed for the front or rear yards. 6. Parking, Paving, and Circulation. There are no additional parking stalls proposed as part of the CUP request for outdoor storage. If the applicant submits detailed plans for the future storage Planning Case Report 03-18 Page 5 12/3/04 building addition, a parking stall calculation will be completed at that time. Access to the site will occur via a curb cut off of 50th Avenue and the frontage road to the west. No additional curb cuts are proposed. Access to the outdoor storage area will occur to the west of this area. This location will allow for adequate maneuverability of trucks, vans, and related equipment to and from the area. The proposed outdoor storage area will not utilize any of the required off- street parking, loading areas or access spaces. 7. Outdoor Storage Materials. According to the site plan, the applicant is proposing to store construction/material trailers, company owned vehicles, miscellaneous equipment, and associated electrical apparatus (i.e., lighting, luminaries, poles, and traffic signal components). The plan states that no hazardous waste or flammable liquids will be stored in the area and staff recommends that this be included as a condition of approval. 8. Lighting. Two new light standards, located on the northern and southern ends of the storage area are being proposed. Two existing light poles are located on the western portion of the site. The applicant has submitted a photometric plan and lighting details. The lighting fixture is a floodlight to be mounted on square straight steel posts. Floodlight fixtures are allowed provided they are controlled or hooded in a manner so as not to light adjacent properties. In review of the photometric plan and lighting fixtures, the applicant meets this requirement. 9. Grading and Drainage. The applicant is proposing to improve the eastern 300 feet of the property back to the wetland area. Installation of the retention ponds to accommodate runoff from the storage area has already been completed. The storm water management plan and corresponding information located on the grading and drainage plan will be subject to the review of the city engineer. As a condition of approval, the application should be forwarded to the Shingle Creek Watershed District for review and comment. As a condition of approval, the applicant will be responsible for the upkeep and maintenance of the area between the easement located north of the outdoor stOrage area and the fence line. 10. Si~nage. No additional signage is proposed for the site. If additional signage is proposed, a separate sign plan will be required for review and approval by the city. E. Planning Considerations The planner's comments have been incorporated into this report. F. Building Considerations The building official's comments have been incorporated into this report. G. Legal Considerations The city attorney will prepare a Site Improvement Agreement for the project, which will be a condition of approval. II. Engineering Considerations City engineer comments include: Planning Case Report 03-18 Page 6 12/3/04 November 30 - We have reviewed the proposed site improvements and the revised plans submitted November 29. Please consider the following comments in addition to comments provided in our November 17 memo. 1. The planting plan has been modified to better reflect the actual plantings installed during the city ponding project. The planting pattern was modified during the city project to better enhance screening, slope stabilization, and maintenance. No additional plantings are recommended. 2. Adequate access will still be provided to the trunk sanitary sewer which traverses the site. Access to manholes is acceptable to Public Worksl 3. A gate will be installed on the north side of the new storage lot. The applicant indicated that this will be opened for maintenance and to facilitate snow storage in the pond area. This is acceptable. November 17 - We have reviewed the proposed site improvements and offer the following comments: 1. The plantings shown on the site plan are according to the city project plans. The actual planting pattern in the field differs from that shown on the plan. Change the plan to reflect the actual pattern in the field. 2. A pond fee is required with this application per previous discussions. The fee is $18,125. Please refer to the attached memo. 3. The natural area outside of the fenced storage area will still require maintenance. This includes mowing the grass/vegetation once a year to maintain weed control. This area is owned by ColliSys and should be mowed by ColliSys as described. 4. The city should send this application to the Shingle Creek Watershed along with a letter indicating that this plan is consistent with the city's Surface Water Management Plan and past projects. This property will also be contributing a cash amount toward past storm water improvements. We would anticipate that Shingle Creek Watershed staff would approve this application administratively. F. Police Considerations The Police Department was involved in the review of these plans and its comments have been incorporated into this report. G. Fire Considerations West Metro Fire was involved in the review of these plans and its comments have been incorporated into this report. VIII. Summary Staff supports this conditional use permit request for additional outside storage by ColliSys. The company has cooperated with the city on storm water improvements in this area over the last several years to coincide with this request. The submitted plans meet the requirements of the code and they Planning Case Report 03-18 Page 7 12/3/04 have addressed all issues raised by staff and the Design and Review Committee. This is a growing company and staff is pleased that they are retaining their location in New Hope and expanding. IX. Recommendation Based upon a review of the submitted plans and the Zoning Ordinance regulations, staff recommends approval of the conditional use permit amendment to allow outdoor storage to be located on the site subject to the following conditions: 1. Execute Site Improvement Agreement with city and provide financial security for improvements (amotmt to be determined by building official and city engineer). 2. Comply with city engineer recommendations outlined in report. 3. Payment of previously agreed upon storm water ponding project fee. 4. Landscaping, access and erosion control to be reviewed in spring 2005 by city and ColliSys to determine if additional work is necessary. 5. Fence slats shall be required for the entire fence. 6. No hazardous or flammable liquids shall be allowed to be stored within the outdoor storage area. 7. The application is subject tO the review and comment of the Shingle Creek Watershed District. 8. All grading, drainage, and storm water issues shall be subject to the review and approval of the city engineer. 9. The applicant shall be responsible for the upkeep and maintenance of the area between the easement located north of the storage area and the fence line. 10. This approval does not include the proposed second "future" building on the site; that will require a future application if it is detached from the existing building. Attachments: · Address/Zoning/Topo/Aerial Maps 10/27/03 Council RFA-Regional Pond · Applicant Correspondence 1994 Plan Case Report, Minutes, Etc. · Site Survey Application Log · Revised Site and Landscape Plan · Fence Section and Details · Lot Ratios · Storage Inventory · Grading/Drainage/Erosion Control · Notes and Details: Silt Fence, Riprap, Catch Basin, etc. · Light Contour Plan · Luminaire Locations/Schedule · Light Fixture Details · 12/1/04 Planner's Report · 11/30, 11/17 and 10/14/03 City Engineer Correspondence Planning Case Report 03-18 Page 8 12/3/04 · . .c, 210 ' ~ "~.._ 52ND AVE N -- 5100 .... ~' ,- ,~211 ~ .5010 ~10 ":: T~ 'AgE N ~200 896-7 X × 899.3 50TH 897'..4 x AVENUE o~ )< x x 900. ~ ( 899, 1 434 907,5 November 12, 2004 City of New Hope 4401 Xylon Avenue North New Hope, Mn. 55428 Attn: Mr. Kirk McDonald Director of Community Development Re: Application for Expansion of Outdoor Storage Dear Kirk: This letter is to serve as a narrative, explaining the reasons for our application to expand our outdoor storage. ColliSys has occupied our current facility at 4990 North Highway 169 since July of 1994. At this period in time our company revenues were around ten million dollars per year. Today our company revenues have grown to over thirty million dollars per year. An example of our growth is the recent completion of the Hiawatha Light Rail Project. As the Electrical Contractor for the project, our total contract was in excess of thirty five million dollars. Supporting the grOwth in revenues is the expansion of our company vehicles and equipment. ColliSys currently maintains more then one hundred and fifty licensed vehicles. Our hope is to keep the vehicles and equipment located on jobsites. However when this is not possible they have to be parked in our yard for a period of time. With this application for expansion of outdoor storage, we propose to improve the eastern three hundred feet of our property back to the wet land area. Installation of Retention Ponds, to accommodate runoff from the improved area, has akeady been completed. I look forward to the Design & Review Meeting on November 18, 2004 to address any further questions or concerns. IfI can be of any further help, please feel free to contact me. Yours truly, Richard W. Boe Cotti,,s Electrical Systems, Inc. President 4990 North Highway 169 New Hope, MN 55428 (763) 535-6000 FAX (763) 535-6961 ' An Equal Opportunity Employer ~ ~ l~U5 P 0 N O _,'17 PROPERTY DESCRIPTION (Per Certificate of Title No. 808697) , NOTES LEGEND That port of Outlot El, OIs~ Industrial Park, embraced witt~in the West t.) Visible above ground evidence of utilities is shown E'ereon per field EB Denotes electric box 907.50 feet of the Southwest Quarter of the Northwest Quarter of Section 7. Township 118, Range 21, except the North 60 feet thereof lying East of lacoticn. This survey does not purport to show any underground utilities. OHE Denotes overhead electric line P.O.L Denotes iron monument set on property line ffillshoro Avenue. 2.) Contact GOPHER STATE ONE CALL ot 651--454--0002 for precise onsite PP Denotes power pole RCP Denotes reinforced concrete pipe ,. Subject to utility and drainage easements as shown on plat; location of utgities prio~ to any excavation. RD Denotes roof drain Subject to all .the right of access, etc.. as shown in deed Doc. No. 5.) This survey was prepared without the benefit of current title work. SAN Denotes sanitary manhole 680613; Easements, appurtenances, and encumbrances may exist in addition to TRANS Denotes electric transformer those shown hereon. This survey is subject to revision upon receipt of a Subject to a right-of-way e~sement created by a judgment, a certified currant'title insurance commitment or attorney's title opinion. copy of which is recorded in Elook 415 of Miscellaneous Records. page office of the Register of Deeds, the description of which is identical with ~-.) Area = 163,002 Sq. Ft. or .3.742 Ac. the e~sement described in deed Document No. 500722 (Deed Order Doc. No. 63608:t). 5.) Survey coordinate and bearing basis: Hennepin County, Minnesota. 50 0 30 60 And 6.) Doc. No. 101~-116 extinguishes right of access to highway except that We hereby certify that this is a true and correct i J the abutting owner shall have right of access to the frontage road. representation of a survey of the bo,~ndaries of SCALE IN FEET the land above described and of the location of (Abstract Property) oll buildings, if any, ~rom or on said land. That part of Outlot El, OLSON INDUSTRIAL PARK, I>~ng easterly of the ' (ReW~, Jay J westerly 907.50 feet of the Northwest Quarter of Section 7, Township HS, Doted this 31st day of A~,gust, 2004 Range 21, except the North 60 feet thereof, according to the recorded ,~'~o,-o~i~ plat thereof, Grid situate in Hennepin County, Minnesota. SUNDE~~LAND SURVEYING, LLC. ( (Property is located in New Hope. H .... pin County, Mi ..... ts.) ~hn K. B ..... R.L.S. Minn.Reg. ,o. ,El 6 I,COU. J~-C~CAL SYSTEM~,,INC.~ ............................ ....,~..; ;J: ,~..~ '...'~% I',. [ '~ :...E ' .................................... - .................. .~'..¢:Ri~. :~ ............................................ r . .... ~; ...... - .~ COLUNS E~IC O~OOR ~O~GE 7,~ ~. ~. ~: :'2: .. ~ ~ ~ ~ ~. ~DSC~E P~ ..... r~- -_ .. ; :......,, :..:.. ~.. I 2. COMP~ ~ ~H~ 3. MI~E~S EQUIPU~ 4. ~D ELECTRI~ ~P~ (i.e. UGHT~G 5. ~ H~US W~ OR ~ UQUI~ ~ S I T E N 0 T E S: KEY F~NCE' ~E:.CT[O_N_ CDN~TRUCTION NDTKS lIN FEN~g-.FRAME'~.[]RK, ..,Y,~GAL",/A~ZED PER A.VTR-A~9~. ~A35- * 0 PEqI~(: TR I-rA'vE %rip T~ff$lOR V,I~£ <I/I PLaC£ ~DF TO? P~IL ~a~ , ~LlN~ POST LOT RATIOS Totol lot Areo= ,3.74:2 ocres EXISTING: Existing Green Areo =-2.159 ocres (57.7%) Existing Building Areo= 15,070 sq. ft. = 0.346 ocres Existing Povement Areo = 55,869 sq. ft. = 1.257 ocres Totol Existing Hord Surfoce = 1.585 ocres (42.5%) PROPOSED: Totol Green Areo= 1,559 ocres (41.1%) Proposed Povement Areo= 0.62 ocres Totol Proposed Hord Surfoce = 2.205 ocres (58.9%) FUTURE: Future Building Areo -- 7,956 sq. ft. -- 0.182 ocres NEW BITUMINOUS OUTDOOR STORAGE AREA STORAGE INVENTORY 1. CONSTRUCTION/MATERIAL TRAILERS 2. COMPANY OWNED VEHICLES 3, MISCELLANEOUS EQUIPMENT 4. ASSOCIATED ELECTRICAL APPARATUS (i.el LIGHTING LUMINARIES, POLES, &: TRAFFIC SIGNAL COMPONENTS) 5. NO HAZARDOUS WASTE OR FLAMABLE LIQUIDS O~OOR ',,. ~. ,. '"' ""~ ~" ~ ~' G~ING, D~INAGE, AND EROSION COBOL P~N / ............................. ~: ......... ..'"""~2:;~ ,-:~ ..................................... : ...................... .......... · ;' ........ L' i'i .................................................................................. ? / ~.~.: '"~' ........ ~E UNE OF ~ A~ ~.~- ..... ~,~. ~ ~'~'~ ~: ~ ~',*~ ~ P?~I ........... . ..................... ~ ............ ~,.~ ......... : .................................... ~ ~---. ~.~ ...... ~ .......... · .......... ,.~. :,,. ~ .... ¢, .C" ' ~:''': ~' "' BUILDING ~DmON I 7,936 ~ I ".-.~ ~ .......... ~ ~ I '-.~ ~ ; '" ,., i ~T~'~'~I~ .......... ~"~1' O~ .,/ · ? ,~ ,/C, ~,.'t ~, :~/~:6'5 .......... .- GENERAL: 5TORU ORAINAGE: ' Unica* othemlse Indlcnt~, use reinforced, pr~ost, ~ncrete melntenen~ hol~ ~nd 1. Comply with the wo~ sofe~ practices specified by ~he Occup=tionnl Safety end Heolth ~minlstmfion (OS~). Comply 1. cetch~ins confo~lng to ~M C~78, fumlshed with w~er Mop tuber gnsk~s~ end with ~11 applicable lanai, manholes and inlets (see 2g C~ Section 1910.146), without undertaking ce~a;n specific practices and procedures, pretest ~sis. doin~ for all precast maintenance hole sections shall have confined, Construction safety is solely the responsibility of the Contractor, who is also solely responsible for the means, methods, robber 'O'-ring gaske~ in accordance with ~M ~23. ~e ina;de barrel diameter shall and aequencln~ ~ the const~ct;on opera[ions, not ~ le~ than ~ Inch.. 2. ~;~;ng bounda~ and location information shown on this plan is from a field sudsy by Sunde Land Suwey;ng, LLC. 2. ~: Re~nfo~d concrete p~pe (RCP) and fltUngs shall eonfo~ to ~ C76, ~slgn C, dated 8/~1/04. wi~ cimular reinfo~ing for the elam of pi~ =~cifi~. U;e Cla~s IV RCP for pi~a 21' and la.er. Use CJa~s V RCP for p~p~ 18' and ~mal/er. Joints shall be Bureau of 5, Pe~o~ all utility wo~ in accordance with State and Ci~ reaui~manf. RKlamatlon t~ R-4. wi~ confined mbber 'O'--finn ~..~.*. : ................ ~'"' ~ ~. !t I ~ { Collisys Outdoor Storage mmo 0'c~ ['Z Bt SgS ~.~ ..~1~/' , . 0'0E L'L 6~ S~S 8~ SGS 8Z S5S ('sql} ('~'bs} JeqmnN 6u~unom ~o) alod uo uouo3 (Q0 xe~ ,,%Z) 0ZZ sa~gnbea J filU0 satori lee3S e~enbs Joj sTe~ae~8 J 'pJ;pu;~ 'azuo~q ~J;O ~ qs~u~ ~ JO 0~ Bu~qn~ OO .~L 0'9~ s'~ aH 6~S8 0'SS Z'Z OH 8~S8 8SSG 0'SS 0'Z OH ~S8 0~ ZSSG 0'8Z ~'L OH 8ZS8 ('sql) (~'bs~ ~oqmnN (IIeT ~ 'ulw) uoue~ 6E1 aT ~unow TqO]e~ Yd ~ DOlele~ 6~1 ~o o~1 qnH Cd ~o~ ~e~d~lS ~ ~O~L ~ s~eJos Tes .z/~ ~ eulqn~ GO ,,~'C ~l 0'~ 9'L 6~Sa 0'~ S'Z 8~S8 II/~ Ii~ ' elqe~o~eu ~= 'J filet ~ 'u~m) uoue~ OZ~ o~ ~naw ('sql) (%'bs) ]aqmnN 8ZSG qnH p~epue~ ~q6!~ Vd~ DeleTe0 'p~!lddns deo ol~S~ld '(~o~oe~ ~lnsuoo) ~lqel!ene SJOlOO J~O 'pJ~pue~ 'azuo~q ~JeQ ~ qslul& ~' ~ ,I AluO SelOd laa~s Jo~ ma~oed8 ~ ~ ~ '(O't = 3ua!o!~aoo Beep ad!eu!mnl) qdm pekoe[odd ~k ~o ~OOlaA pu~ e 3e 'sql OOL pue cede -odd edmmmnl o3 peppe ~} ":~ :: 7 :4 :?~ ""~ .... ': ,:- .... ':~ .:. : pa~ee[o3d ~ 'bs 9'~ to uoue~ 3ed Du~e3 ;eq~e38 'Aluo ~eqoe3q dot s~ ee3e peToe!oda ~. '':~ ._L'.: -~.:~ 1---.' ..... ':,'- · :' ....... : ~ ' sma~l a~ededas se dapd0 -- sa~odSpue sudOqllfl6 OifO-[f~ S~VG sleqoeJ8 Bu!luno leels ~ Cataloa Number FEATURES & SPECIFICATIONS I Co,,,...O=oo.=o=..- INTENDED USE .-- For recreation areas, pa~ing Io~, building facades and car CONSTRUCTION -- NEMA heaw-duW cons~uction. Contoured, Iow-profile, Floodlighting die-cast aluminum housing and front bezel. Front bezel is hinged for easy removal via pos~ion-orie~ed hinge-cam design. Lens is ,mpact-resis~n, TFR · ermal-and shock-resistant clear tempered glass. Bezel is sealed by a one-piece bonded high-temperature silicone gasket. powder. HIGH PRESSURE SODIUM ORICAL SYS~M .-- Anodized aluminum reflector provides highly efficient 150W, 250W, ~W rectangular beam pa=em. Op~c chamber is sealed m inhib~ entrance of outside contaminants. ELE~RICAL SYSTEM -- Ballast is high power ~ctor, constant-wa~age autotran~ormer, 100% facto~ te~ed. UL 1029 listed. Elec~cal compo- nents are mounted directN to cast pad in housing for maximum heat dissipation: (For ~ he~ availabil~y, consult factor). Porcelain, horizon- ~lly-oriented, mogul-base socket wi~ copper alloy, nickel-plated screw shell and center con=ct UL listed 15~W. 600V, 4KY pulse ra~d. INST~TION -- Corrosion-resistan~ heavy-du~, painmd steel moun~ng Height: 10-1F[ (26.7cm) yoke is standard; die-cast integral tenon slipf~r is op~onal. All e~rnal ~dth: 17-5/8' (~.Scm) slo~ed hex-head screws are specially coated for corrosion-resistance. Depth: 10-3/4" (27.3cm) Weight 291bs/13.2kg U;IN; -- UL 1572 listed suitable for wet Ioca~ons. IP65 rated in accor- EPA: 13 dance ~ ~andard IEC 529. Usmd and labeled to comply wi~ Canadian and Mexican Smndards (see Options). ORDERING INFORMATION Example:T~ ~S TA 1~ LPI Cho~e ~e botdface catalog nomenclature th;t be~ sui= your needs and ~ita it on ~e appropriam line. Order accessories as separate catalog numbem (shipped separately). TFR 400S RB TB IS Di~ib O~ons I TFR ~ ~amp ~ TA (7x6) 12D Shipp~ ;n~alied Tn fi~e aluminum 150S~ {Wa w~ 150S) 2082 SF Singte ~se (120, 277, 347V)5 DBL Architacturat color, lack 25DS RB (Gx 6) 2~ DF Double fuse (208, 2~, ~V)5 DSB Arch~ectural cotor-steel hiue 400S RC (5x5) 277 EC ~mergency Circui~6'; DMB Arch~ectu;al color--medium bronze 347 ORS Qua~ ras~ike system6'7 DGC A;chitec~ra[ color-charcoal 4802 CR ~nhance~ corrosion-resistance DTG Arch;tec~ural color-tannis TB3 CRT Non-stick protective coatinga DeR Architectural color~righ~ red TBV~ PER NEMA ~is~-Iock photoalsc~ic DSS Architectural color-sandstone Acce~ receptacle~ DWH Architectural color-white Order as separate catalog number IS I~egral slipfi~er (2-3/~ 0 D ~non) Arch~ec~ml ~ured colors available. ConsuE your FRWB Radius wall bracket" LPI ~mp ~ncluded as standard Li~onia Ughting represen~five. FSAB Steel angle bracket~" ULP Less lamp ~PB Steel square pole bracket (for use w/ existing C22 2' 12-3 SEO cord pre-wiredTM poles)~, C~ 2' 14-3 SE0 cord pre,ired1° SC Sho~ng cap for PER option C62 2' 16-3 SEO cord pre-wiredTM TFRWG Wireguard CF Charcoal filter TFRVG Vandal guard EY E~ended yoke T~UV Upper visor;2 CeA Li~ed and labeled to compN wi~ ~W Full visor~2 Canadian Standards~ ~S Tenon slipfi~er (2-~8' to 2-7/8" OD teno~)'° NOM Listed and labeled to comply w~ Mexican Standards (Consult F CRA Cross arm adaptor (horizontal)~° factory) FC~Cross arm adaptor (45= mount)~" DNA Architec~ral color-natural FPMB Pipe mounting bracket~" FW~Wood pole bracket~° PEt NEMA ~ist-lock ph~ocon~ol (120, 208, 240V) NGTES: 7 Eua~ lamp we~age not to exceed ~ N~ availablewAhTBV, balla~ wa~age P~ NEMA ~ist-lock photocon~ol {~7V) 2 Consult facto~ for availabili~ in Canada P~ NEMA ~ist-lock photocontrol (480V) 3 Optional multi-tap balla~(120,2~. 2~, 2~) In 9 PhotOcell not included. PE7 NEMA ~ist-lock photocon~ol (277V) Canada I~, 2~, 34~; ships as 120~47. 10 Yoke mounting only. TM Tenon mount11 4 0ptionalS-tap baliast{120,208,2~,2~,~V) 11 Requir~ IS or ~S slipf~er. ~M Stanchion mount11 5 Not available wAh multi-tap ballad. 12 Reid modification required unless WMA Wall mount armTM 6 ~mp not included ordered w~h f~re Outdoor Sheet · TFR-S FL-805 TFR Floodlight TFR 400S TA, 400W High Pressure Sodium lamp, 50000 rated lumens, test no, 1197102301 Cartesian Plot Iso-Illuminance Contour N Nerna Type: 7Hx 6V 6 16400 I '~' Beam Spread: 132~ x 1185/ 13687 I /~ ~ Beam Efficiency 10%: 62.8% 5 ~25. ' / '~ Beam Flux 10% {lumens): 31423 10933 ]/ ~ Maximum ~ndela: 1640Q / 2733 ~ ._a O / ~\ ,- ~ ,, -gO -60 -30 0 36 60 9B 4 3 2 1 0 1 2 3 Degree Distance ia Meunticg Heights Vertical Candlepower Aiming Horizontal Candlepower Mounting Fieight = 20ft. TFR 400S RC, 40{~W High Pressure Sodium lamp, 50000 rated lumens, test no. 1197102401 Cartesian Plot leo-Illuminance Contour 46800 Nema Type: 5 FI x 5V 4 Beam Spread: 99=FI x B7~/ ,~.25' Beam Flux 10% (lumer~a): 26975 /" N \ Maximum Candele: 46600 = I! I \ == × 11 tl,.j.j a 1 0 -~ ~>' 2 -g0 -60 -30 O 30 60 90 3 2 1 0 I 2 3 Degree Distance in Mounting Heights Vertical Candlepower Aiming Angle = 50° Horizontal Candlepower Mounting Height = 20ft. Electrical Characteristics Line current Primary Primary lamps) dropout Input Power Regulation Wattage/ballast voltage start/operating voltage watts factor (%) Uno V = Lamp lumens 120 3.10/3.90 85 400 CWA 208 1,80/2.25 145 Autoregulator 240 1.60/1.95 170 467 90+ _+10% = _+10% 277 1.35/1.70 195 347 1.10/1.40 245 480 0.60/1.00 330 Mounting Height Correction Factor Tested to current lES and NEMA standards under stabilized laboratory conditions, Various operating (Multiply the fc level by the correction factors can cause differences between laboratory data and actual field measurements. Dimensions and specifications on this sheet are based on the most current available data end are subject to change factor) without notice. 15 ft. = 1.77 25 ff. = .64 Note: 35 ft. = .44 1. Photometric data for other distributions can be aocessed from the Lithonia Lighting website. , (vvvcw. Lithonia, com) ¢, Lithoeia Lighting Outdoor Lighting ~ One Uthonia Way, Conyers, GA 30012 An%~4¢uW/Brand$ Company Phone:770-922-9000 Fax: 770-918-1209 In Canada: 160 avenue tabrosse, Point-Claire, P.O., HgR 1A1 Sheet #: TFR-S ©~gsg Acuity Lighting Group, Inc., Rev. 06./04 wYwv. lithonia.com f& ICstalog Number /./r/dZTAff l ZJ' / fr/Af ' I"ores sss 2s 4c,2o ~ [Type FEATURES & SPECIFICATIONS I Co'lisys Outdoor Storage- Devis& ~C. (952) 941~410 CONSTRUCTION Anohor Base Poles Weldable-grade, hot-roiled, commercial-quality carbon steel tubing wi~ aminimumyieldof55,0~psi(11-gauge),50,000psi(7-gauge).Uniform S S S wall thickness of .125" or .188", Sha~ are one-piece w~ a Iong~udinal electric resistance weld. Un~ormly square in cross-section ~th flat sides, small corner radii and excellent torsion. Available shaft wides are 4", 5' SOUARE STRAIGHT STEEL and 8". Anchor base is fabricated from hot-rolled ca,on ~eel plate that meets or exceeds a minimum yield ~reng~ of 36,~ psi. The anchor base is provided ~ slo~ed holes. Base cover is finished ~ match pole. A handhole having nominal dimensions of 3" x 5" for all sha~. Included is a cover with a~achment screws. Top cap provided w~ all drill-mount poles. Fasteners are high-~rength galvanized zinc-plated or stainless steel, FINISH -- Dark bronze {DOB) polyester powder s~ndard. Other architec- tural colors available, GROUNDING -- A nut holder located immediamly inside ~e handhote rim is provided wifl~ a 1~' - 13 UNC ground bee and nu~ ANCHOR BOLTS ~ Top Pr0fion of anchor bolt is galvanized per ASTM A- 153. Made of ~eel rod having a minimum yield s~eng~ of 55,0~ psi. ORDERING INFORMATION Example: SSS 20 SC DM19 DDB Choose the boldface catalog nomenclature that best suits your needs and write it In the appropriate blank. sss 25 4C T20 SSS length wall thickness Tenon Mounting Shippedlnstolled Architectural Colors 1D - 39 feet (See back page,) PT Open top UAB Less Anchor Bolts (powderfinish)7 VD Vibration Damper Standard Colors (See back page.) T28 2-3/8' O.D. (2' NPS) TP Tamper Proof DDB Dad(bronze T25 2-7/8'O.B.(2-1/2'NPS) Hxx~s HorizontalArm DWH White T30~ 3-1/2- 013. {3' NPS) Bracket (1fixture) HANDHOLE ORIENTATION T35z 4'Q.D,(3-1/2-NPS) FDLxx~ FestoonOutJatles, DBL Black elec~icat Classic Colors . Drill Mountinga FGI.xx4 Festoon GFI Outlet DMB Medium bronze C DM19 latg0° lesselectricat DNA Natural · ~- -.~,~*-'~--.~ DM2B 2st180° 12CPxx4 1/2'Coupling aluminum ;, ~ DMZSPL 2atlS0°withoneside 34CPx~4 3/4"Coupling DSS Sandstone ii ,' f' "I plugged 1CPxx4 1'Coupling DOC Charcoalgray [}iL L//~.~/ B DM2' 2.t90" 12NPxx4 1/2-ThreadedNipple DM39 3atg0° 3~iNPxx4 3/4"ThreadedNipple DTG Tennis green ~ ~ DM~ 4atg0° 1NPxx4 l"ThreadedNipple DBR Brightred A AerisDril[ Mounting= HHxx4~ ExtraHandhole DSB Stuelblue GALV Galvanized Handhole DM19AS 1 at90° finish DM2BAS 2st180" NOTES: 1 When ordering tenon mounting and drill mounting for the same DM29AS 2at90° pole, follow this example: DM28/1'20. The combination requires an DM39A$ 3atg0° extra handhole. 2 3-1/2" and 4" tenons available on 5" and 6" shafts only. DM~A$ 4atg0° 3 The drilling template to be used for a particular ]uminaire depends on the luminaire that is used. Refer to the Technical Data Section IMPORTANT INSTALLATION NOTES: of the Outdoor Binder for Drilling Templates. · De not erect poles without having fixtures installed. 4 Specify location and orientation when ordering option. · Factop/-stlpplied templates must be used when setting anchor For let "x": Specify the height in feet above bose of pole. bolts. Uthonia will not accept claim for incorrect anchorage Example: Sft, 5 and 20fl - 20 placement due to failure to use factory template. For 2nd "x": Specify orientation from handhote (A.B,C,D) · If poles ara stored outside, ali protective wrapping must be Refer to the Handhole Orientation diagram on this page. removed immediately to prevent finish damage. 5 Horizontal arm is 18" x 2-3/8' O.D. tenon standard. · Uthonia is not responsible for the foundation design. 6 Combination of tenon-top and drill mount requires exlTa handhole, · Installation requires grout to be packed under base to ensure 7 Additional colors available; see Architectural Colors brochure, full contact with foundation. form no. 7ga,.3. Outdoor Sheet#: Pole-SSS PL - 320 SSS Square Straight Steel Poles TECHNICAL INFORMATION EPA (ft2) with 1.3 gust Nominal Wall Approximate Catalog shaft Pole Shaft Thickness 80 Maw 90 Maw 100 Max. BoltCircle BoltSize ship weight Number length (feet) Size(inxinxft) (inch. es) Gauge mphlweight mph weight mph weight (inches) (in. xin. xin.) (pounds) SSS 10 4C 10 4.0x10.0 0.125 11 30.6 765 23.8 595 18.9 473 8-9 3/4x18x3 75 SSS 12 4C 12 4.0x12.0 0.125 11 24A 610 18.8 470 14.8 370 8-9 3/4x18x3 90 SSS la, a,C 14 4.0x14.0 0.125 11 19.5 498 15.1 378 11.7 2~3 8-9 314x18x3 100 S$S1648 16 4.0x16.0 0.125 11 15.9 398 11.8 295 8.9 223 8-9 3/4x18x3 115 SSS 18 4C 18 4.0 x t8.0 0.125 11 12.6 315 92 230 6.7 168 8--9 3/4 x 18 x3 125 S$S 20 4C 20 4.0 x 20.0 0.125 11 9.6 240 6.7 167 4.5 150 8--9 3/4 x 18 x 3 140 SSS204G 20 4.0x20.0 0.188 7 16.5 415 12.25 310 9.3 240 8--9 3/4x30x3 198 S$S205C 20 5.0x20.0 0.125 11 17.7 443 12_7 34,3 9.4 235 10-12 1 x36x~, ~85 SSS 20 50 20 5,0 x 20,0 0,188 7 28.1 703 21,4 535 162, 405 10-12 1 x 36 x 4 285 S$S254C 25 4.0x25.0 0.125 11 4.8 150 2.6 100 1.0 50 8--9 3/4x18x3 170 I SSS 25 40 25 4.0 x 25.0 0.188 7 10.8 270 7.7 188 5.4 135 8--9 3/4 x 30 x 3 245 Sssz55C 25 5.0x25.0 0.125 11 5.8 245 6.3 157 3.7 150 16-12 1 x36x~, 225 SSSZ55G 25 5.0x25.0 0.188 7 18.0 350 '12.6 350 9.0 250 10-12 lx36x4 320 SSS 30 40 30 4,0 x30.0 0.188 7 6.4 160 4.0 100 2.3 58 8--9 3/4 x 30 x 3 295 SSS305C 30 5.0x30.0 0.125 11 4.7 150 2.0 50 .... 10-12 1 x36x4 265 SSS305G 30 5.0x30.0 0.188 7 10.7 267 6.7 167 3.9 1'00 10--12 lx36x4 380 SSS306G 30 6.0x30.0 0.188 7 15.7 392 10.2 257 6.4 166 11-13 1 x36x4 520 SSS3550 ' 35 5.0x35.0 0.188 7 5.9 150 2.5 100 -- - 10-12 lx36x4 440 SSS 35 60 35 6.0 x'35.0 0.188 7 9.5 237 5.0 150 1.8 50 11--13 1 x 36 x 4 540 SSS3960 39 6.0x39.0 0.188 7 5.1 128 1.3 33 .... 11-13 1 x36x4 605 Shaft Bolt Bolt Base Anchor Warehouse Template 4'G 8-1/2' 2-3/4"~" 8' ABSSS-4G AB30-0 PJSO004 5" 10"-12" 3-3/8"~" 11" ABSSS-5 AB36-0 PJSO010 6" 11'-13" 3-3/8'~" 12-1/2" ABSSS-6 AB36-0 PJ50011 BASE DETAIL 18' IMPORTANT: · These specifications sre ir~tended for gensre[ purposes only. Litho~is reeerves the d~ht products. Uthonia Lighting ~ Ou~oor Ug~lng ~__~~_An~~ra~ ~o~ o,, ~honia Way, Conyers, GA 3~12 Phone: 770-922-9000 Fax: 770-918-12~ In Ca,ada: H00 ~h Ave., Lachine, Quebec H~ 2~ Sheet ~: PoI~SSS o~99~ L~honia Lighan9, Rev. ~2 PoI~S~.P65 ~,lhhonJa.~m . Telephone: 703.231.2555 Facsimile: 703.231.2.501 planners@nacplanning.com MEMORANDUM TO: Kirk McDonald FROM: Michael Darrow / Alan Bdxius DATE: December 1, 2004 RE: New Hope- Collins Electric Outdoor Storage-- COnditional Use Permit NAC FILE: 131.01 - 04.20 BACKGROUND An application for Conditional Use Permit has been submitted by ColliSys to allow for an outdoor storage area to be constructed on site. The current building is located at 4900 North Highway 169. The subject site is 3.74 acres and is bounded by Industrial uses to the north, south, and east. The area to the west is State Highway 169 and the City of Plymouth. The applicant is proposing to develop an outdoor storage area of approximately .62 acres. A CUP is required for the outdoor storage area. The proposed storage building area identified on the site plan shall require a separate future CUP/PUD application that will be reviewed independently of this outdoor storage area application. Below is a review of the request based upon submitted plans dated 10.24.2004. Attached for reference: Exhibit A: Site Plan and Landscaping Plan ISSUES ANALYSIS Zoning. The proposed outdoor storage area is a conditional use within the I, Industrial District. The purpose of the I, Industrial District is to provide for the establishment of heavy industrial and manufacturing development, which because of the nature of the product or character of activity, requires isolation from residential or noncompatible commercial uses. Setbacks. The outdoor storage area is setback 36.4 feet from the north property line, 20.50 feet from the southern property line, and 78.85 feet from the rear property line. These setbacks meet the minimum requirements of the Zoning Ordinance. Parking, Paving, and Circulation. There is no additional parking stalls proposed as part of the CUP request for outdoor storage. If the applicant submits detailed plans for the future storage building addition, a parking stall calculation will be done at that time. Access to the site will occur via a curb cut off of 50th Avenue North and the frontage road to the west. No additional curb-cuts are proposed. Access to the outdoor storage area will occur to the west of this area. This location will allow for adequate maneuverability of trucks, vans, and related equipment to and from the area. A bituminous surface and concrete curb and gutter is proposed for the outdoor storage area. This meets the Zoning Ordinance standards. According to the Zoning Ordinance, not more than 80% of the lot area shall be impervious surface within the Industrial District. The proposed hard surface total will be 59 % and therefore is compliant with the Zoning Ordinance. Outdoor Storage I~laterials. According to the site plan, the applicant is proposing to store construction / material trailers, company owned vehicles, miscellaneous equipment, and associated electrical apparatus (i.e., lighting, luminaries, poles, and traffic signal components). As a condition of approval, no hazardous or flammable liquids are proposed to be stored on the site. Landscaping and Screening. No additional plantings are proposed for the outdoor storage area. The existing plantings will not be disturbed as a part of this request. Lighting. New light standards, located on the northern and southern ends of the storage area are being proposed. Two existing light poles are located on the western portion of the site. The applicant has submitted a photometric plan and lighting details. The lighting fixture is a floodlight to be mounted on square straight steel posts. Floodlight fixtures are allowed provided they are controlled or hooded in a manner so as not to light adjacent properties. In review of the photometric plan and lighting fixtures, the applicant meets this requirement. Fence. A 6 foot high chain link fence is proposed around the entire outdoor storage area. The western gate will function as the entrance to the storage area. Fence details are provided on the site plan. Fence slats will be required for the entire fence. Grading and Drainage. The applicant is proposing to improve the eastern 300 feet of the property back to the wetland area. Installation of the retention ponds to accommodate runoff from the storage area has already been completed. The stormwater management plan and corresponding information located on the grading and drainage plan will be subject to the review of the City Engineer. As a condition of approval, the application should be forwarded to the Shingle Creek Watershed Distdct for review and comment. Asa condition of approval, the applicant will be responsible for the upkeep and maintenance of the area between the easement located north of the outdoor storage area and the fence line. A copy of this agreement shall be filed with the Conditional Use Permit. Signage. No additional signage is proposed for the site. If additional signage is proposed, a separate sign plan will be required for review and approval of the City. CONCLUSION AND RECOMMENDATION Based upon a review of the submitted plans and the Zoning Ordinance regulations, our office recommends approval of the Conditional Use Permit to allow outdoor storage to be located on the site subject to the following conditions: 1. Fence slats shall be required for the entire fence. 2. No hazardous or flammable liquids shall be allowed to be stored within the outdoor storage area. 3. The application is subject to the review and comment of the Shingle Creek Watershed District. A copy of the letter from Shingle Creek Watershed Distdct shall be filed with this application. 4. All grading, drainage, and stormwater issues shall be subject to the review and approval of the City Engineer's report dated November 17, 2004. .5. The applicant shall be responsible for the Upkeep and maintenance of the area between the easement located north of the storage area and the fence line. A copy of this agreement shall be filed with the Conditional Use Permit. 6. Additional comments from staff, the Planning Commission, and City Council. pc: Roger Axel Vince Vander Top Bonestroo, Rosene, Anderlik and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer and Employee Owned Principals: Otto G. Bonestroo, P.E, · Marvin L. Sorvala, P.E. · Glenn R. Cook, P.E. · Robert G. Bonest roo Schunicht, P.E.- Jerry A. Bourdon, P.E.. Mark A, Hanson, P.E Rosene SeniOrp. E. · SusanC°nsultants:M. Eberlin,R°bert W.C.P.A. Rosene, P.E.. Joseph C. Anderlik, P.E.. Richard E. Turner, Associates Associate Principals: Keith A. Gordon, P.E. · Robert R. Pfeffedo, P.E. · Richard W. Foster, Ande Ilk& P.E.. D.vid O. Loskota, P.E... Michael T. Rautmann, P.E.. Ted K. Field, P.E..Kenneth P. Anderson, P.E. · Mark R. Rolls, P.E. · David A. Bonestroo, M.B.A. · Sidney P. Williamson, P.E., L.S. · Agnes M. Ring, M.B.A. - Allan Rick $chmidt, P.E. · Thomas W. Paterson, P.E. · James R. Maland, P.E. · Miles B. Jansen, P.E. · L. Phillip Gravel III, P.E. · Daniel J. Edgerton, P.E. · Engineers & Architects Ismael Martinez, P.E.. Thomas A. Syfko, P.E.. Sheldon J. Johnson. Dale A. Grove, P.E.. Thomas A. Roushar, P.E. · Robert J. Devery, P.E. Offices: St. Paul, St. Cloud, Rochester and Willmar, MN · Milwaukee, WI · Chicago, IL Website: www.bonestroo.com TO: Kirk McDonald FROM: Vince Vander Top DATE: November 30, 2004 SUBJECT: Collisys Site Improvements Our File No. 34-04-000 E04-24 We have re-dewed the proposed site improvements and the revised plans submitted Nov. 29th. Please consider the following comments in addition to comments provided in our November 17 memo. 1. The planting plan has been modified to better reflect the actual plantings installed during the City ponding project. The planting pattern was modified during the City project to better enhance screening, slope stabilization, and maintenance. No additional plantings are recommended. 2. Adequate access will still be provided to the trunk sanitary sewer which traverses the site. Access to manholes is acceptable to Public Works. 3. A gate will be installed on the north side of the new storage lot. The applicant indicated that this will be opened for maintenance and to facilitate snow storage in the pond area. This is acceptable. End of Comments 2335 West Highway 36 · St. Paul, MN 55t13 · 65~-636-4600 · Fax: 65~-636-~311 Bonestroo, Rosene, Anderlik and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer and Employee Owned Principals: Otto G. Bonestroo, P.E. · Marvin L. Sorvala, P.E. · Glenn R. Cook, P.E. · Robert G. Bonestroo Schunlcht, P.E.. Jerry A. Bourdon, P.E.. Mark A. Hanson, P.E m-'m Eocene SeniOrp. E. · SusanC°nsultants:M. Eberlin,R°bertc. P.A.W' Rosene, P,E.. Joseph C. Anderlik, P.E., Richard E. Turner, Associates Associate Principals: Keith A. Gordon, P.E..Robert R. Pfefferle. P.E. · Richard W. Foster, Anderlik & P.E.-David O, Loskota, P.E., Michael T. Rautmann, P.E., Ted K. Field, P.E.,Kenneth P. Anderson, P.E. · Mark R. Rolls, P.E., David A. Bonestroo, M.B.A.· Sidney P. Williamson, P.E., L.S. · Agnes M. Ring, M.B.A.· Allan Rick Schmidt, P.E. · Thomas W. Paterson, P.E. · James R. Maland, P.E. · Miles B. Jansen, P,E. · L. Phillip Gravel Ill, P.E. · Daniel J. Edgerton, P.E. · Engineers & Architects Ismael Martinez, P.E., Thomas A. Syfko, P.E., Sheldon J. Johnson, Dale A. Grove, P.E,, Thomas A. Roushar, P.E. · Robert J. Devery, P.E. Offices: St. Paul, St. Cloud, Rochester and Willmar, MN · Milwaukee, WI · Chicago, IL Website: www.bonestmo.com TO: Kirk McDonald FROM: Vince Vander Top DATE: November 17, 2004 SUBJECT: Collisys Site Improvements Our File No. 34-04-000 E04-24 We have reviewed the proposed site improvements and offer the following comments: 1. The plantings shown on the site plan are according to the City project plans. The actual planting pattern in the field differs from that shown on the plan. Change the plan to reflect the actual pattern in the field. 2. A pond fee is required with this application per previous discussions. The fee is $18,125. Please refer to the attached memo. 3. The natural area out side of the fenced storage area will still require maintenance. This includes mowing the grass/vegetation once a year to maintain weed control. This area is owned by Collisys and should be mowed by Collisys as described. 4. The City should send this application to the Shingle Creek Watershed along with a letter indicating that this plan is consistent with the City's surface water management plan and past projects. This property will also be contributing a cash amount toward past storm water improvements. We would anticipate that Shingle Creek Watershed staff would approve this application administratively. End of Comments 2335 West Highway 36 · SL Paul, MN 55113 · 651-636-4600 · Fax: 651-636-1311 Bonestroo, Rosene, Anderllk and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer and Employee Owned Principals: Otto G. Bonestroo, P.E. · Marvin L. Sorvala, P.E. · Glenn R. Cook, P,E. · Robert G. Bonestroo Schunicht, P.E.-Jerry A. Bourdon, P.E., Mark A. Hanson, P.E. 1--1Rosene SeniOrp. E. · SusanC°nsultants:M. Eberlin,R°berto. P.A.W' Rosene, P.E.. Joseph O. Anderlik, P.E., Richard E. Turner, Associates AseoG,ate Principals= Kelth A. Gordon, P.E. · Robert R. Pfeffede, P.E.,Richard W. Foster, Anderlik & P.E.. Dav, d o. Loskota. P.E.. M,ohae, T. Rautman,. ,.E.. Ted ,. F,e,d, P.E.. ,enne, h P. Anderson, P.E. · Mark R. Rolls, P.E. · David A. Bonestroo, M.B.A. · Sidney P. Williamson, P.E., L.S. · Agnes M. Ring, M.B.A. · Allan Rick Schmidt, P.E. · Thomas W. Paterson, P,E. · James R. Maland, P.E. · Miles B. Jansen, P.E. · L Phlllip Gravel III, P.E. · Daniel J. Edgerton, P.E. · Engineers & Architects Ismael Uartinez, P.E.- Thomas A. Syfko, P.E.. Sheldon U. Johnson. Dale A. Grove, P.E.- Thomas A. Roushar, P.E. · Robert J. Devery, P.E. Offices: St. Paul, St. Cloud, Rochester and Willmar, MN · Milwaukee, WI · Chicago, IL Webslts= www.bonestmo.com TO: Kirk McDonald FROM: Vince Vander Top CC: Mark Hanson, Guy Johnson DATE: October 14, 2003 SUBJECT: Collisys Water Quality Requirements Our File No. 34-Gen E94-01 This memo outlines a recommended fee for regional water quality improvements for this site. This property will contribute a cash fee toward regional improvements. This recommendation is consistent with the Surface Water Management Plan and with past conversations with the property owner. The total fee will represent the cost that would have been realized to construct a pond. Site considerations/Pond Characteristics · The site area is slightly more than 160,000 SF. · A water quality pond for this site would include 23,500 cubic feet of wet volume. · If the pond were 4 feet deep on average and proper sideslopes and benches were included around the pond, 6,000 SF (60' x 100') would be required for the pond. Pond Construction Costs Common Excavation 1000 CY ~ $7.50/CY $7,500 Outlet Structure, Lump Sum $5,000 Rip Rap, & Pipe Restoration, Landscaping Lump Sum $2,000 Construction Cost Total $14,500 Indirect Costs (25%) $3,625 Total Contribution $18,125 2335 West Highway 36 · St. Paul, MN 55113 · 6.51-636-4600 · Fax: 651-636-1311 A typical rate of 25% was used for indirect costs. These costs include legal, engineering, and administrative costs for easements, design, and other project management activities. The calculated contribution does not include land acquisition costs. Typically, a fee is paid to the city such that property can be acquired to build a regional pond. Collisys will provide area pond improvements; therefore, a land acquisition fee to the city is not appropriate. Please contact me at (651) 604-4790 if you have any questions. 2335 West Highway 36 · St. Paul, MN 55113 · 651-636-4600 · Fax: 651-636-~31~ REQUEST FOR ACTION Originating Department ' Approved fo~; Agenda Agenda Section Public Works-.,~"~. .~ October 27, 2003 Development & Planning p.. Item No, By: Guy Johnson . By 8.4 RESOLUTION ORDERING CONSTRU F AND AWARDING CONTRACT FOR CONSTRUCTION OF THE 9200 - 49th AVENUE NORTH REGIONAL POND - IMPROVEMENT PROJECT NO. 731 · REQUESTED ACTION Staff requests approval of a resolution ordering construction of and awarding the contract for the construction of the regional pond at 9200 - 49th Avenue North tothe low and responsible bidder, Voit & Company, Inc., in the amount of $169,403.50. This is the total price for the regional pond ($120,348.00), the channel through the wetian'd ($24,200.00), and the sediment pond ('$24,855.50). The engineer's estimate for the project was $3O4,OO0. BACKGROUND : As the City Council is aware, with the development of the 9200 - 49th Avenue property, staff has -ecommended that the city proceed with the construction of a regional storm water pond at Hat site. The Council approved plans and authorized staff to advertise for bids on September 8, 2003. The city has acquired both temporary and permanent access easements for the construction and maintenance of the pond through the development, approval and land sale process. The improvement is made up of a new regional water quality pond and a sediment pond that are part of the city's 1996 Surface Water Management Plan, and a channel through the wetland,. The awarding of the sediment pond portion'of the project is contingent on the participation of the Collisys company. Coilisys is considering improvements to their property. A portion of the sediment pond cost would be the responsibility of the Collisys company if theY decide to complete their water quality requirements for the pending improvements at this time. Bids were receiVed from eleven firms with Voit & Company, Inc,, the Iow bidder. FUNDING The city's construction cost for this project would be $144,548.0.0, plus $6,730,50 for its portion of the sediment pond if Collisys proceeds with the sediment pond. The Collisys cost would be $18,125.00 if sediment pond were constructed. Funding for the city's portion of this project would come from the Storm Water Fund. .ATTACHMENTS The engineer's memorandum and the resolution ordering the project and 'awarding the contract are attached. ?o: IAd 65-/5-7 / [:rfa~Pubworks~003~,731 Awarding Contract '10-27-03 NEW HOPE, MINNESOTA 9200 ~9~ A~UE POND IMPRO~ ~ ~ No. 597 CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 94-05 Request: Request for Conditional Use Permit to Allow Outdoor Storage Location: 4990 Highway 169 North PID No: 07-118-21 23 0013 Zoning: I-1 Limited Industrial Petitioner: Collins Electrical Systems, Inc. Report Date: February 22, 1994 Meeting Date: March 2, 1994 BACKGROUND 1. The petitioner is requesting a Conditional Use Permit to allow outdoor storage, pursuant to Sections 4.144 (1) and 4.21, New Hope Code of Ordinances. 2. Collins Associates-Minneapolis/Collins Electrical Systems, Inc. is in the process of purchasing the Standard Iron building at 4990 Highway 169 and is requesting a conditional use permit to store company trucks, trailers and equipment in the rear yard. 3. The existing 10t contains 163,000 square feet, with the building s/ze being 13,800 square feet and occupying eight percent of the property, the rear storage area consisting of 18,200 square feet and occupying 11 percent of the parcel, and the remainder of the lot (86,000 square feet or 53 percent of the parcel) being green area. 4. The property is zoned I-1 Limited Industrial and is bordered on the north and south with I-1 properties, on the east by a DNR regulated wetland, and Highway #169/City of Plymouth are located to the west. 5. The Comprehensive Plan stresses the maintenance of industrial properties in this area and highlites the importance of buffering the residential areas south of 49th Avenue. 6. The Zoning Ordinance requires 33 parkdng spaces for this property/use and 36 spaces are provided. 7. The topography of the property is flat with a ditch crossing the northeast comer of the property draining into the adjacent wetland at the east (rear). Several large cottonwoods exist along the ditch. Many trees were planted when the building was constructed in 1975. 8. Property owners within 350' of the site have been notified and staff have received no comments on the request. Planning Case 94-05 March 2, 1994 Page 2 ANALYSIS 1. Open accessory outdoor storage is allowed as a conditional accessory use in the I-1 Limited Industrial Zoning District provided that: A. Screened from Residential Uses. The area is fenced and screened from view of neighboring residential uses. B. Surfacing. Storage area is greased or surfaced to control dust. 2. The purpose of a Conditional Use Permit is to provide the City with a reasonable and legally permissible degree of discretion in determining the suitability of certain designated uses upon the general welfare, public health and safety. In making this determination, whether or not the conditional use is to be allowed, the City may consider the nature of the adjoining land or buildings, whether or not a similar use is already in existence and located on the same premises or on other lands close by, the effect upon traffic into and from the premises, or on any adjoining roads, and all such other or further factors as the City shall deem a requisite for consideration in determining the effect of such use on the general welfare, public health and safety. 3. The Planning Commission and City Council shall consider possible adverse effect of the proposed conditional use. In determining whether to approve or deny a conditional use permit, the City Council and Planning Commission shall fred that: A. Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official Comprehensive Municipal Plan of the City. B. Compatibility. The proposed use is compatible with its adjacent land uses. C. Performance Standards. The proposed use conforms with all applicable performance standards contained in the COde. D. No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in which it is proposed. E. Zoning District Criteria. In addition to the above general criteria, the proposed CUP meets the criteria specified for the various zoning districts: 1. In Industrial Districts (I-1, I-2): a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. Planning Case 94-05 March 2, 1994 Page 3 b. Economic Return. The use will provide an economic return to the community and commensurate with other industrial uses that the property could feasibly be used for. In considering the economic return to the community, the Planning Commission and City Council may give weight to the sociological impact of a proposed use, both positive and negative. 4. The petitioner met with the Design and Review Committee on February 10th and explained that the company is a commercial/industrial electrical contractor who has expanded into outdoor construction, including the installation of traffic lights, light standards, etc. The company desires to store up to 20 vehicles, 18 trailers and 11 bobcats/ditch-witches/backhoes and other miscellaneous equipment, such as light standard storage in the rear of the building. The petitioner stated that 95 percent of the time the majority of the equipment/vehicles are staged at the job site and employees drive to and from the job site. The exception woUld be when a vehicle is in for maintenance. 5. Issues discussed by Design and Review included screening of the equipment, surfacing of the site, the wetland/drainage issues, truck design radius, trash enclosure, snow storage, number of employees, landscaping, lighting and curbing. Design and Review and staff directed the petitioner to check with the Watershed District on the wetland issue. 6. Revised plans were submitted as a result of the Design and Review meeting, which include the following changes: A. Curbing has been added along the south side of storage area "C" (see Building Officials attachment) to preserve green area. B. Snow storage gates have been added between storage areas "B" and "C". C. The truck maneuvering area has been revised to show adequate semi-truck turning room. D. Trash storage area is shown on the southeast comer of the building. E. A seven foot chain link fence with visual barrier slats is shown along the north street side. F. A proposed future ponding easement is shown on the northeast side of the lot. G. A landscape plan has been submitted showing significant existing landscaping around the perimeter of the site and the petitioner has shown an area in the front of the building labeled "future landscaping and planting to be determined in this area after snow melts." Planning Case 94-05 March 2, 1994 Page 4 H. New asphalt paving is shown in storage areas "B" and "C" and staff recommends that curbing not be required in these areas to accommodate street drainage. I. A proposed future easement for possible furore ponding is denoted on the plan. J. Three new pole lights with cut-off hoods are shown on the comers of the storage yard area and a new wall light is shown on the east wall of the warehouse. The City Engineer had reviewed the plan and recommends that the easement area be expanded, per the enclosed diagram. RECOMMENDATION Staff recommends approval of the request for a conditional use permit for outdoor storage, subject to the following conditions: 1. Installation of landscaping (to be determined by Commission), screening and partial curbing/asphalt within eight months from date of approval. 2. Easement area to be expanded, per City Engineers recommendation, with revised lot survey showing new easement area and legal description to be submitted to City within 90 days of approval. Attachments: Topo/Zoning/Aerial Maps Site Plan Landscape Plan Building Official Attachment City Engineer Correspondence and Easement Diagram Vehicle/Equipment List COUNTY ROAD HILLSBORD AVENUE II Mr. Kirk McDonald City o~ New Hope 4401 Xyl.on Ave. N. New l tope, MN $5428 I Re: C)utlot B - OLson Industrial Park (Collisys Site Plan) Our File No. 34 Gna [ Dear Kirk: We have received the above referenced site plan and recommend t~e follo~ng: The D~R Wetland l~ted on the east side of the prope~y s~all be del~eated and defied.by a po~d easement at ~e 100-year H~. ~e l~0-year HWL for the wetland ]s 890.1 ($~P6.8) per New Hope's rcce~ ~mpleted Surface Water Management Plan. The 36" RCP. l~ated on ~e south side of 50th Avenue ~nv~ys drainage from '['H 169 and the Ci~ of Plymouth. N~ li0pe's ~fft~ ~mploted Surface Water M~agemeat P~ propo~s a water quali~ poa~ (sediment trap) in this area to trot go~wa~r from ~ 169 and ~e C~ of'P~mouth before. · digharging ~to the DNa Wetland. ~m atta~ skegh identifies the recommended e~ement needed to construct the pond in a~ane~. ~th the Management Plan. It's recommended lhe easement be ~equ~ed at th~a time to all~ for toss, orion of the pending area in tim furore, as dete~ined by the (7i~ of New Hope and Shingle Creek Watershed, [ If you have any quietens, please contact this office. You,'s ye~ truly, BONESTROO, ROSEN~ ANDBRLIK Mark A, Hanson ' MAH:pt MAXIMUM PROPOSED "OUTDOOR STORAGE" AT 4990 HIGHWAY ~ 169 REVISED OECEMBER 31, 1993 [Worst-case scenario] Veh. # Description License # Serial # Purch. Purch. Date Garaged At Driver GROSS WT 98 1987 FORD F250 VAN WHITE 58(] AZN 1FTFE24Y4HHA50209 7,500 JUL. '91 99 1986 FORO F250 VAN WHITE 229 HJH 1FTFE24Y9GHA59910 4,500 JUL. '91 105 1979 FORD 1-TON STAKE YS 82519 F37HCEJ1270 2,500 NAR. '79 MPLS. VARIOUS 9,500 109 1978 1-TON FORD DUMP- BLUE YS 82520 F37HKAH3175 5,691 MAR. '78 MPLS. VARIOUS 113 1979 CHEVOLET 3.5 TON WHITE YS 82182 C170E9V157902 15,572 JUL. '90 MPLS. VARIOUS 116 1985 3/4 TON CHEV PU- WHITE 231 HJH 1GCFC24H5FF358424 8,280 JUL. '85 Jr."~ j~.c f~ ..... 117 1983 1-TON CHEV VAN - WHITE YS 82518 2GCGG35MXD4136362 8,~8 HAR. '83 HPLS. VARIOUS II !!i ...... W/AERIAL DEVICE 10,000 FCa 9 1994 119 1993 DODGE PU CS-030 WHITE YX ~809 1B6NE36C60S181485 21,335 JAN. '93 MPLS. W/UTIL.BOX/AERIAL LIFT 120 1979 FORD STEPVAN WHITE YH 32286 P60GVEF0617 3,500 AUG. '91 MPLS .... ~ t.., ............... 121 1993 CHEV I TON, #C3500 WHITE YM 87060 qGBKC34F1PJ108572 25,400 JUN. '93 MPLS. DELIVERY 122 1979 FORD 3/4 TON WHITE 233 EBT F25HPEB0685 4,~I JUL. '89 MPLS. VARIOUS LIFT TRUCK 123 1990 DODGE PICKUP WHITE 406 EJD 1B7JE26Z3LS626531 12,965 DEC. '89 MPLS. VARIOUS 124 1978 2-TON CHEV BOOM WHITE YU 82580 CE678V103143 33,500 JUL. '85 MPLS. VARIOUS (65' NAT'L BOOH,5-TON CAP.) 12,00[] 126 1987 FORD AUGER WHITE YU 24896 1FDPRSOUSHVA31285 43,000 FEB. '90 MPLS. VARIOUS (PCUFLDI PITMAN, POLE CAT CAT BOOM TIP, WINCH CH WITH AUGER) 127 1979 FORD 2 TON STAKE WHITE YX 87724 R70BVEG7283 4,500 OCT. '89 MPLS. VARIOUS 129 1983 3/4 CHEV SKYVAN WHITE YS 82517 2GCGG35M4D4136177 8,888 MAR. '83 MPLS. VARIOUS 130 1978 CHEV CBL60 DUMP WHITE YU 44658 CCE618V133481 5,400 NOV. '88 MPLS 131 1978 2-1/2 T CHEV C50 YX 97271 CCE668V128104 5,350 MAY '92 MPLS. VARIOUS 132 1978 2-1/2 T CHEV C65 YX 972T5 .CCE~V127179 5,350 MAY '92 MPLS VARIOUS 23,160 133 1985 GMC 3/4 T PICKUP 411HAF 2GTFC24HgF1535550 4,200 AUG. '92 MPLS. VARIOUS 7,200 REVISED DECEMBER 31, 1993 ~~ JOB SITE TRAILERS Veh. # Description License # Serial # Purch. Purch. Date Garaged At Oriver GROSS WT 165 40' TRAILMOBILE SEMI 135648 650 MPLS. 40' FRUEHAUF SEMI 1948 AVTT50 340 MPLS. 40' BROWN SEMI 1963 636695 250 SEP. '77 MPLS. 40' SEMI 1976 763803 1,0C)0 MPLS. /d3' TRAILMOBILE SEMI 1970 F30746 5(](3 MAR. '88 MPLS. 35' STORAGE TRAILER JUN. '82 25' OFFICE TRAILER FEB. '91 BRND OFFICE TRAILER 2,11](] FEB. '92 MPLS. AIRSTREAM EQUIPMENT TRAILERS '78 BECK - BOBCAT CTT 8783 P259 1,850 AUG. '78 MPLS. BT12 HYO OITCHWITCH CTR 8504 0010526 3,500 OCT. '79 MPLS. '0(3 HOMEMADE ZG 2SN335 DPSMN794636 500 MAR. '88 MPLS. '87 HOMEMADE V 59846 825 JUN. '87 MPLS. '79 OITCHWITCH CTD 4205 10569 400 MAR. '86 MPLS. FLATBED TRAILER 1,100 JUN. '77 MPLS. '86 FELL FI~RTBEO CTX 5037 86241345T 4,000 MAR. '88 MPLS. ~ OTC TRAILER CTP 2541 K1300E197 267 APR. '93 BRAZNERD REVISED JUNE 15, 1993 COLLISYS EQUIPMENT LIST DESCRIPTION YEAR MODEL LOCATION PRICE SERIAL MELROE BOBCAT 1993 853H MPLS. 30441.00 75189 DITCH WITCH 1981 J20 MPLS. 3000.00 DITCH WITCH 1990 5010D MPLS. 49670.00 6F1042 DITCH WITCH 1984 4010D 36000.00 40862 VERMEER 1985 1453 MPLSo 52100.00 BOB CAT 1991 643 MELROE MPLS. 34662.00 BACKHOE 1978 FORD MPLS. 13800.00 COMPRESSOR INGERSOL 160 MPLS. 9800.00 COMPRESSOR 1990 SULLIVAN MPLS. 8200.00 205914 1-UPRIGHT LIFT 1989 XL-24 MPLS. 16500.00 1-FLASHER TRAILER 1975 WARNING LITES MPLS. 1300.00 PLANNING CASE Mayor Erickson introduced for discussion Item 8.2, Planning Case 94-05, 94-05 Request for Conditional Use Permit to Allow Outdoor Storage, 4990 Item 8.2 Highway 169, Collins Associates-Minneapolis/Collins Electrical Systems, Inc., Petitioner. Mr. McDonald stated the petitioner is requesting a Conditional Use Permit to allow outdoor storage. Collins Associates-Minneapolis/Collins Electrical Systems, Inc. is in the process of purchasing the Standard Iron building at 4990 Highway 169 and is requesting a conditional use permit to store company trucks, trailers and equipment in the rear yard. The company is a commercial/industrial electrical contractor who has expanded into outdoor construction, including the installation of traffic lights, light standards, etc. The company desires to store up to 20 vehicles, 18 trailers, and 11 bobcats/ditch-witches/backhoes and other miscellaneous equipment, such as light standard storage in the rear of the building. He indicated the petitioner stated that 95 percent of the time the majority of the equipment/vehicles is staged at the job site and employees drive to and from the job site. The exception would be when a vehicle is in for maintenance or during the winter season. The property is zoned I-1 Limited Industrial and is bordered on the north and south with I-1 properties, on the east by a DNR regulated wetland, and Highway #169/City of Plymouth are located to the west. Open accessory outdoor storage is allowed as a conditional accessory use in the I-1 Limited Industrial Zoning District provided that two conditions are met: A. Screened from Residential Uses. The area is fenced and screened from view of neighboring residential uses. B. SurfacinR. Storage area is greased or surfaced to control dust. Mr. McDonald stated the petitioner submitted revised plans prior to the Planning Commission Meeting that incorporated a number of requested changes including: adding curbing along the south side of the storage area to preserve green area, adding snow storage gates, revising truck maneuvering area for adequate semi-truck turning radius, showing trash storage area on plan, adding a 7-foot chain link fence with visual barrier slats along the north street side, new asphalt paving has been added to the rear storage areas, three new pole lights with cut-off hoods are shown on New Hope City Council March 14, 1994 Page 4 the corners of the storage yard area, and plans show a future ponding easement on the northeast side of the lot. A landscape plan has been submitted showing significant existing landscaping around the perimeter of the site and the petitioner has shown an area in the front of the building labeled "future landscaping and planting to be determined in this area after snow melts." The petitioner indicated that a professional landscape architect would be hired this spring to develop plans for additional landscaping in front of the building. Mr. McDonald explained that the City Engineer has reviewed the plans and has requested that the ponding easement be expanded to include all of the DNR wetland, not just the existing drainage ditch. The preliminary draft of the New Hope Surface Water Management Plan calls for the construction' of a ponding area in the vicinity in the future and it is recommended that the easement be obtained at this time. The petitioner has agreed to grant the necessary easement, but feels that the City should assume the costs to identify and legally describe the easement. The Planning Commission reviewed this request at their March 2nd meeting and recommended approval of the request, subject to the following two conditions: 1. Installation of landscaping (to be Coordinated with and agreed upon by staff), screening and partial curbing/asphalt within eight months from date of approval. 2. Easement area to be expanded, per City Engineer's recommendation, with responsibility for costs to identify and legally describe easement to be agreed upon between petitioner and City. Mr. McDonald noted staff recommends that the City assume the costs to identify and describe the ponding easement. Mr. Robert Halva, Attorney representing Collins Electrical, was recognized. Councilmember Wehling questioned whether there would be trucks idling all night such as refrigeration trucks. Mr. Halva replied that the company provides electrical installation but not anything relating to refrigeration storage. Councilmember Enck questioned potential erosion problems off the parking lot. Mr. Halva stated asphalt paving will be placed back to the end of the storage area. Councilmember Enck recommended an annual review by staff of the conditional use permit. Mr. Richard Boe, President of Collins Electric; was recognized and commented that one of the requirements of the Planning Commission was that the outdoor storage areas be striped to identify the parameters which will ensure that the storage will remain in the designated areas. New Hope City Council March 14, 1994 Page 5 Councilmember Otten questioned the status of the building's purchase. Mr. Boe indicated that they have a signed purchase agreement with the current owner which is contingent upon approval of the conditional use permit and approval of financing. He mentioned their intent is to close sometime in May and occupy the building by July 1st. Mayor Erickson noted the loss of a strong neighbor (Standard Iron) but commented that the City is gaining an equally strong business (Collins Electric). He wished the petitioner well and welcomed him to the City. RESOLUTION 94-36 Councilmember Enck introduced the following resolution and moved its Item 8.2 adoption: "RESOLUTION APPROVING PLANNING CASE NO. 94-05 REQUESTING A CONDITIONAL USE PERMIT FOR OUTDOOR STORAGE AT 4990 HIGHWAY 169 NORTH (PID #07-118-21-23-0013) SUBMITTED BY COLLINS ELECTRICAL SYSTEMS, INC." 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: Erickson, Enck, Otten, Williamson, and Wehling; and the following voted against the same: None; Absent: None; whereupon the resolution was declared duly passed and adopted, signed by the mayor which was attested to by the city clerk. New Hope City Council March 14, 1994 Page 6 PC 94-05 Vice Chairman Gundershaug introduced for discussion Item 4.3, Planning Item 4..3 Case 94-05, Request for Conditional Use Permit to Allow Outdoor Storage, Collins Electrical Systems, Inc., petitioner. Mr. McDonald stated that the petitioner is requesting a Conditional Use Permit to allow outdoor storage. Collins Asociates/Collins Electrical Systems is in the process of purchasing the Standard Iron building at 4990 Highway 169 and is requesting a conditional use permit to store company New Hope Planning Commission - 6 - March 2, 1994 trucks, trailers, and equipment in the rear yard. The existing lot contains 163,000 square feet, with the building size beinn 13,800 square feet and occupying eight percent of the property. The rear storage area occupies 163,000 square feet, with the building size beinn 13,800 square feet and occupying eight percent of the property. The rear storage area occupies approximately 11 percent of the property and the remainder of the lot of about 53 percent is green area. The property is zoned I-1 Limited Industrial and is bordered on the north and' south with I-1 properties, on the east by a DNR regulated wetland. The Zoning Ordinance requires 33 parking spaces for this property and 36 spaces are provided. The topography of the property is flat with a ditch that crosses the property in the northeast corner draining into the adjacent wetlant at the east or rear of the property. Open accessory outdoor storage is allowed as a conditional accessory use in the I-1 Zone providing that the area is fenced and screened from the view of neighboring residential uses and that the storage area is greased or surfaced to control dust. The other conditions to be considered are the nature of adjoining land or buildings, whether or not a similar use is already in existance, and the effect upon traffic. Other conditions to be considered are whether the proposed conditional use is consistent with the Comprehensive Plan, whether it is compatible with adjacent land uses, whether it would tend to depreciate the property values in the area. Also in the I-1 Zoning District some things to be considered are nuisance characteristics generated by the use should not have an adverse effect upon existing and future development, and that the use will provide an economic return to the community and commensurate with other industrial uses that the property could feasibly be used for. The petitoner met with the Design and Review Committee on February lOth and explained that the company is a commercial/industrial electrical contractor who has expanded into outdoor construction, including the installation of traffic lights, light standards, etc. The company desires to sotre up to 20 vehicles, 18 trailers and 11 bobcats/diech-witches/backhoes and other miscellaneous equipment, such as light standard storage in the rear of the building. The petitioner stated that 95 percent of the time the majority of the equipment/vehicles are staged at the job site and employees drive to and from the job site. The exception would be when a vehicle is in for repair or maintenance. Issues discussed by Design and Review included screening of the equipment, surfacing of the site, the wetland/drainage issues, truck turning radius, trash enclosure, snow storage, landsaping, lighting and curbing. The petitioner was asked to check with the Watershed District on the wetland issue. This was checked into and this issue does not require Watershed approval because it is such a small site. Revised plans were submitted as a result of the Design and Review that include the changes that were requested. Curbing has been added to the south side of storage area so equipment could not be parked right up to the property line, snow storage gates, have been added, the truck maneuvering area has been revised to show adequate semi-truck turning room, the trash storage area is at the southeast corner of the building, a seven foot chain,link fence with barrier slats have been added to the north side of the building, a proposed future ponding easement will be on the north side of the lot, also a detailed landscape plan has been submitted showing significant existing landscaping around the perimeter of the property and also an area in front of the building has been labeled "future NeTM Hope Planning Commission - 7 - March 2, 1994 landscaping and planting to be determined in this area after snow melts." New asphalt paving is shown on the plans in the storage areas, and three new light pole standards, as discussed in Design and Review, have been shown on the plan as well as a wall light on the east wall of the warehouse. Mr. McDonald stated there are really only two issues. The first issue being the landscaping. The Commission needs to decide if this will be left open, whether a particular dollar amount should be included, or should the petitioner resolve this issue with the staff once the snow melts. Also the City Engineer requested that an entire easement for the pond Iow area in the back be granted to the City providing the total easement. The petitioner has basically agreed to this. There is a concern that the City provide a legal description for the easement. Staff still has to identify the easement area. This could be approved with the understanding that easements will be granted and the terms of locating it and identifying it will be worked out prior the the City Council meeting. Mr. Halva, attorney for the corporation, also present is Richard Boe, stated that the easement will be no problem. He thought the City would provide the description, but said the surveyor could be called and this would be worked out. At this time the closing for this property is scheduled for June 1st. It is possible the closing could be sooner if the financing can be straightened out. As soon as the snow is off the ground, Collins Electric will have a professional landscaper look at the property. There is not a large area that can be dealt with other than an area in the front of the property. There is a possibility of rock and flowers being put in the easement area which is now grassed. The plan for the company is for an outside service to take care of the yard. There is an underground watering systerd on this property. Collins is anticipating approximately $500 to $1000 for landscaping. It is not known now what can be done with the easement area now existing. Commissioner Watschke asked about striping the vehicle storage area to identify it as it is not fenced in on the plans. Mr. Halva answered that their intent is to stripe the perimeter of the area to segregate this area from the rest of the property. The entire area within the fence is all paved. Commissioner WatsChke also questioned whether the petitioner is aware of the sign ordinance in New Hope and if a new sign is needed the petitioner should talk with the staff. Mr. Halva answered that he has talked to Mr. Sandstad and they discussed the signege. The amount of signage that is allowed is more than what is needed. The petitioner is thinking about putting a sign on the upper part of the building in the rear with the company logo and possible some lettering on the front of the building. It is not anticipated that there will be a large amount of signage. Commissioner Watschke stated that the petitioner could work directly with the staff on the landscaping issue. Mr. Boe stated that because part of the property is county easement, he didn't think he could do any plantings. He may put in some sort of rock islands with some small plants, flowers or arbevitae and have the sprinkler system water these areas. Vice Chairman Gundershaug questioned the area of the fence. The existing fence will be moved 60 feet to the east and the new fence on the north exposure will have the visual barriers. For clairty on the plans, the fencing should be changed. Commissioner Lifson asked about the equipment, whether or not this is New Hope Planning Commission - 8 - March 2, 1994 always kept at the job site or stored at this location. The exception to this could be in the winter. The equipment in question deals with oudoor construction. The equpment is stored on the trailers, not individually placed side by side it it is on the property. Commissioner Lifson asked whether they have bought the property already. Mr. Boe stated that they have signed a purchase agreement and are proceeding to the closing. Commissioner Cassen asked about the slats on the chain-link fence and if these slats go all the way around the outside. Mr. Boe said the visual barrier slats are on the north side Only. There is a building on oe side of the property with no windows facing the property, there are trees only on one side of the property, and buildings on another side of he property but close to Boone Avenue. This is not visual from the park area. Motion by Commissioner Watschke, seconded by Commissioner Cassen, to approve the conditional use permit to allow outdoor storage at 4990 Highway 169 North, Collins Electric, Petitioner, subject to the following conditions: that the installation of landscaping in th f~ont area of the building be initially determined with staff and Collins Electric and that it be installed within eight months of approval date; and that the easement/ ponding area be expanded per the City Engineer's recommendation showing a new easement and legal description, and the terms of identifying the easement be finalized prior to the Council meeting. MOTION Voting in favor: Lifson, Zak, Gundershaug, Cassen, Watschke Item 4.3 Voting against: None Absent: Underdahl, Sonsin, Cameron Motion carried. New Hope Planning Commission - 9 - March 2, 1994 Co]~ICK & SoNm~,. P.A. AttoRneYs Ar ~w ~EVEN A. SONDRALL L~GAL ~SI~AN~ MICHAEL R. LAFLEUR E~nburgh Executive Office Plea MARTIN P. MAL~CHA LAVONNE E. KESKE WILLIAM C, STRAIT 8~2~ ~OO~ C~oss~ SHARON O. DERBY S~ite ~203 B~oo~= Par~, ~iaaeso~ 55443 TELEPHONE (612) 425-5~ FAX (S~2) 425-Sa~ May 31, 1994 Daniel J. Donahue City Manager City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 RE: Pending Easement Our File No. 99.29405 Dear Dan: In March the Council approved a conditional use permit for Collins Associates - Minneapolis involving the old Standard Iron Works property. The CUP was contingent upon the City receiving a pending easement from the property owners to preserve a wetlands area located on the property, The City hired a surveyor to supply a legal description for the pending easement, and that description has been incorporated in the easement documents. The easement has been signed by the property owner and the enclosed resolution accepts the easement by the City, Please contact me if you have any questions. Sincerely, .... ''"¢ ~--~.-.~,~ Martin P. Malecha s3t Enclosure cc: Kirk McDonald (w/en~T"lscO~ Va]erie Leone (w/enc) Steven A. Sondrall, Esq. ) RESOLUTION NO. 94- RESOLUTION ACCEPTING PONDING EASEMENT AT 4990 HIGHWAY 169 WHEREAS, on March 14, 1994, the New Hope City Council approved a request for a conditional use permit for outdoor storage by Collins Electrical Systems, Inc., submitted as Planning Case No. 94-05, involving property known as 4990 Highway 169 in the City of New Hope, and WHEREAS, a conditional use permit was granted conditioned upon the property owner, Collins Associates -Minneapo]is, a general partnership, providing the City of New Hope with a ponding and utility easement over a portion of the property, and WHEREAS, said easement has been provided by Collins Associates - Minneapolis, and now requires acceptance by this Council. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of New Hope as follows: 1. That acertain easement for construction and maintenance of public improvements from Collins Associates - Minneapolis, a general partnership, to the City of New Hope, a Minnesota municipal corporation, for a ponding and utility easement, which easement is attached hereto as Exhibit A and incorporated by referenced, has been provided to the City. That said easement involves certain covenants and agreements on the part of the City. That acceptance of said easement is necessary for the successful maintenance and preservation of a ponding area. 2. It is hereby found and determined that this Council' accepts the attached Easement for Construction and Maintenance of Public Improvement from Collins Associates - Minneapolis, a general partnership. Dated the day of , 1994. EdW. J. Erickson, Mayor Attest: Valerie Leone, City Clerk EASEMENT FOR CONSTRUCTION AND MAINTENANCE OF PUBLIC IMPROVEMENT THIS INDENTURE, executed on the day of , 1994, between COLLINS ASSOCIATES - MINNEAPOLIS, .a General Partnership (herein "First Party") and the CITY OF NEW HOPE, a Minnesota municipal .corporation (herein "City"). WHEREAS, First Party is the fee owner of real property located in Hennepin County, Minnesota, legally described as (herein "Property"): That part of Outlot B, Olson Industrial Park, embraced within the West 907.50 feet of the Southwest ~ of the Northwest ~ of Section 7, Township 118, Range 21, except the North 60 feet thereof, lying east of Hillsboro Avenue, Files of Registrar of Titles, County of Hennepin, State of Minnesota, and That part of Outlot B, Olson Industrial Park, lying easterly of the Westerly 907.50 feet of the Northwest ~ of Section 7, Township 118, Range 21, except the North 60 feet thereof, according to the recorded plat thereof, and situate in Hennepin County, Minnesota, and WHEREAS, the City wishes to obtain a ponding and utility easement over, under and across.a portion of said Property, WITNESSETH; That the First Party in consideration of the sum of One Dollar ($1.00) and other good and valuable consideration to it in hand paid by the City, the receipt of which is hereby acknowledged, does hereby grant, bargain and convey unto the said City, its successors and assigns, forever, a permanent easement over, under and across the easement tract described below, including full and free right and authority to enter upon and make such use of the said easement tract as is reasonably necessary and advisable in the construction, maintenance and operation of a water pond and public utilities. The permanent easement herein granted for water ponding and public utility purposes is situated over, under and across a tract of land (the easement tract) located in Hennepin County,.Minnesota, legally described: EXHIBIT A An easement for ponding and utility purposes over that part of Outlot B, OLSON INDUSTRIAL PARK, according to the recorded plat thereof and situate in Hennepin County, Minnesota described as follows: Beginning at the southeast corner of said Outlot thence North 05 degrees 28 minutes 51 seconds East, assumed bearing along the east line of said Outlot distance of 211.83 feet; to the south line of the north 60.00 feet of said Out]or B lying East of Hi]]sbOro Avenue; thence North 88 degrees 50 minutes 37 seconds West along said south line and its westerly extension distance of 406.79 feet; thence South 80 degrees 43 minutes 17 seconds East a distance of 65.00 feet; thence South 64 degrees 37 minutes 21 seconds East a distance of 54.00 feet; thence South 73 degrees 47 minutes 40 seconds East a distance of 57.00 feet; thence South 81 degrees 28 minutes 19 seconds East a distance of 110.00 feet; thence South 61 degrees 46 minutes 55 seconds East a distance of 100.00 feet; thence South 26 degrees 10 minutes 13 seconds West a distance of 60.00 feet; thence South 32 degrees 19 minutes 30 seconds West a distance of 48.00 feet; thence North 78 degrees 01 minutes 16 seconds West a distance of 35.00 feet; thence South 41 degrees 55 minutes 50 seconds West a distance of 22.00 feet to the south line of said Out]ot B; thence South 88 degrees 51 m~nutes 55 seconds East along said south line of Out]ot B a distance of 123.00 feet to the point of beginning. COLLINS ASSOCIATES MINNEAPOLIS, a General Partnership Its General Partner Z Genel al Par~ I~~neral ParS~ ner STATE OF MINNESOTA ) ) SS, COUNTY OF HENNEPIN ) The foregoing was acknowledged_ before me this )-7 day of /b//q~ 1994 by ~)/~/~xz~ Lx~. /~d~ , ~.~'~ ~,"~Z,'~ and G~?~ ~. /- ~-~ , the Genera] Partner, Genera~ Partner and Gene~a] Partner, respectively, of CoSigns Associates - M~nneapo]~s, a Genera] Partnership, on behalf of sa~d partnership. Notary Public This Document was Drafted by: ~J~-'~NOTA"¥PU~LIO--MINNESOrA $ -~' RAMSEY C~N~ CORR[CK & SONDRALL, P.A. ~ MyCommission~pir~OcL~1995 8525'Ed~nbrook Crossing, ~203 w~~ Brooklyn Park, MN 55443 (612) 425-5671 I, the undersigned, being the duly qualified and acting Clerk of the City of New Hope, Minnesota, hereby certify that the Council of said City has duly accepted the foregoing easement. Dated: City Clerk c:\ w p5 l\cnh\ooll~ ns. cas CITY OF NEW HOPE SPECIAL ZONING PROCEDURES APPLICATION LOG A B C D E F G H I J Appli- Applicant Date Date Applicant Date 60- Date 120- Date Deadline Date City Date City cation application was sent day time day time Applicant for City approved or sent response number Name received notice limit limit was notified action denied the to Applicant Address by City that required expires expires of under application Phone information extension extension was missing or waiver 03-18 Collins Eelectrical Systems, Inc. 11/12/04 dba ColliSys 1/11/05 3/12/05 4990 Highway 169 North New Hope, MN 55428 Richard Boe 535-6000 07-;I 18-21-23-0013 Boxes A-C and E-F will always be filled out. Whether the other boxes are filled out depends on the City's procedures and the date of a specific application. A. Assign each application a number. B. List the Applicant (name, address and phone). C. List the date the City received the application. D. List the date the City sent the Applicant notice that required information was missing. If the City gives such notice, it must do so within '10 business days after the date in Box C. If the time clock is "restarted" by such a notice, assign the application a new number and record all subsequent deadlines on a new line. E. To calculate the 60-day limit, include all calendar days. F. To calculate the 120-day limit, include all calendar days. G. Despite the automatic extension, the City will notify the Applicant a second time by mail that a 120-day approval period applies to the application. (The date in Box G must come before the date in Boxes E and F.) H. List the deadline under any extension or waiver. I. The City must act before the deadline. (The date in Box I must come before the date in Boxes E or F, or, if applicable, Box H.) J. List the date that the City sent notice of its action to the Applicant. It is best if the City not only takes action within the time limit, but also notifies the Applicant before the time limit expires. PLANNING CASE REPORT City of New Hope Meeting Date: December 7, 2004 Report Date: December 3, 2004 Planning Case: 04-28 Petitioner: City of New Hope Address: City wide Request: Approval of Comprehensive Plan Updates I. Request City staff is requesting that the Planning Commission and City Council approve the attached updates to the New Hope Comprehensive Plan, which amends the plan so that it conforms to recent development projects and studies that have taken place throughout the city. Please bring your Comprehensive Plan Update binder to the December 7 meeting! II. Background The Comprehensive Plan is the document that addresses community issues and lay the foundation for community planning and land use development. The current plan was finalized in 1998 and outlines the projected land use through the year 2020. Periodically, updates to the plan are completed and submitted to the Metropolitan Council for approval and inclusion in New Hope's Comprehensive Plan. III. Petitioner's Comments This is a request by city staff, upon the recommendation of the city's planning consultant from NAC. IV. Notification Notice is not required for approval of updates to the Comprehensive Plan by the Planning Commission or City Council. However, ff adjacent communities and other jurisdictions, such as the school district and watersheds, are impacted by the amendments, they are notified as part of the applicati°n to the Metropolitan Council. V. Analysis The city's planning consultant has drafted a number of updates to the New Hope Comprehensive Plan. The changes are to the Development Framework section of the Comprehensive Plan Update document finalized and approved by the Metropolitan Council in 1998 and are a result of various development projects and studies that have taken place in the community since then. Once the updates are approved by the Planning Commission and City Council, formal application for a Comprehensive Plan amendment will be made to the Metropolitan Council. Planning Case Report 04-28 Page 1 12-03-04 As you may recall, Comprehensive Plan amendments were approved for Winnetka Green, Winnetka Townhomes and the Project for Pride in Living project at 5501 Boone as part of their planning approvals granted in 2004. While these are the major changes, a few others are also being included at this time in order to make the plan as up to date as possible. All of the changes are outlined in this report. The action being requested now is to approve the actual Comprehensive Plan amendment to be submitted to the Metropolitan Council. Copies of the maps and text changes being proposed with this Comprehensive Plan amendment are attached. The changes within the text are highlighted and the map changes are summarized on the following tables. The major changes to the Proposed Land Use map (page 31 of the Development Framework) are: Location of Change Current Proposed Land Use(s) Updated Proposed Land Use East Winnetka/Winnetka Commercial, Low-Med Green Density, Single Family High Density Residential Former Frank's Nursery/ Commercial High Density Residential Winnetka Townhomes St. Joseph's Church Public & Semipublic Low Density Residential Outlot/Hillside Terrace 5501 Boone Avenue/PPL Public & Semipublic High Density Residential Condos and Apartments Commercial, Industrial, High Mixed Use City Center Density, Public & Semipublic The mixed use designation is a new land use category that was previously not a part of the Comprehensive Plan. These changes are also incorporated into the Land Use acreage chart on page 27. Also, the new commercial boundaries resulting from CVS's land exchange with the school district are reflected in this map. Changes to the Residential Redevelopment and Maintenance Target Areas map (page 35) include: Location of Change Redevelopment Category East Winnetka/Winnetka Green Medium & High Density Former Frank's Nursery/Winnetka Townhomes Medium & High Density St. Joseph's Church Outlot/Hillside Terrace Low Density 5501 Boone Avenue/PPL Condos and Apartments Medium & High Density 4301-4415 Nevada Avenue North Medium & High Density City Center Mixed Use The related text changes are found on pages 37-44 and are highlighted on the attached pages. Planning Case Re. port 04-28 Page 2 12-03-04 Changes to the Commercial Redevelopment Target Areas map (page 45) include: Location of Change Redevelopment Category Southwest Winnetka/Bass Lake Road Commercial Midland Shopping Center Commercial City Center Mixed Use/Commercial On the Planning Districts map (page 79), the only change was moving the District 11 boundary to the south to include the entire school district property within this district, instead of including the bus garage property in District 14. With this change the entire city center area that was the focus of the task force study in 2003 is included in one Planning District. The text related to District 11 (page 95-96) has been amended to incorporate this change. Text changes were also made to District 3 (page 85) to include the Project for Pride in Living development at 5501 Boone. As well text changes were made to District 6 (pages 89-90) to reflect the Winnetka Green and Winnetka Townhome projects. VIII. Recommendation Staff recommends the approx(al of the comprehensive plan updates as presented by the city's planning consultant. Following approval by the City Council, the formal amendment application will be prepared by the planning consultant for submission to the Metropolitan Council. Attachments: Proposed Map and Text Updates (11/30/04) Planning Case Report 04-28 Page 3 12-03-04 Telephone: 703,231,2555 Facsim.ile: 763,231,2561 plannersc~nacplanning,com MEMORANDUM TO: Kirk McDonald/Amy Baldwin FROM: Dan Petrik/Alan Brixius DATE: November 30, 2004 RE: New Hope Comprehensive Plan Update NAC FILE: 131.00-04.08 The New Hope Comprehensive Plan has been updated to reflect recent redevelopment efforts by the City, including the City Center project area and the area at the southeast intersection of Bass Lake Road and Winnetka Avenue. Note that "Mixed Use" is a new land use category that has also been added to the plan. The update includes both changes to maps as well as related text. The updated plan sections and maps are enclosed. The additions and modifications have been highlighted for your ease in reviewing the changes. Please let us know if you have questiOns or would like additional changes made. Land Use NEW HOPE LAND USE The following table and map illustrate both the existing and proposed 2020 land use patterns in New Hope. The 2020 Land Use Plan emphasizes the maintenance, enhancement, and redevelopment of existing land use areas. LAND USE (ACREAGE) Existing Land Use Proposed Land Use 1998 Acres Percent Acres Percent Density of Total of Total Units/Ac Residential Total 1,479.45 42.4 LOw Density (1,198.82) (34.4) ~i~ii~ ~ 0-4 Low to Medium Density (0) (0) ~i~ ~ 0-10 Medium Density (74.70) (2.1) (72.38) (2.1) 5-10 High Density (205.93) (5.9) ~~ ~ 11+ Commercial 111.98 3.2 ~...'"~ Mixed Use -- -- Industrial 473.85 13.6 Public and Semi-Public 244.55 7.0 Parks and Recreation 179.88 5.2 182.72 5.2 Open Water 96.63 2.8 96.63 2.8 Vacant 29.66 .8 1.56 .001 Roadway 873.19 25.0 873.19 25.0 TOTAL 3,489.19 100.0 3,489.19 100.0 Source: Bonestroo, Rosene, Anderlik and Associates, Northwest Associated Consultants, Inc., City of New Hope Comprehensive Plan Update Development Framework 27 ~Rd 101 PROPOSED LAND USE Low Density Residential Low Density / Medium Density Residential Medium Density Residential High Density Residential Commercial Mixed Use Industruial Public & Semipublic Parks & Recreation Lakes Vacant Out side City limit 0 0.25 0.5 0.75 1 Base Map: Bonestroo Rosene Anderlik & Associates November 2004 GOLDEN VALLEY City Of New Hope Comprehensive Plan Update Development Framework 31 , ,.. ~o~RESIDENTIAL REDEVELOPMENT AND MAINTENANCE TARGET AREAS Maintenance Redevelopment- Medium & High Density Redevelopment - Low Density Redevelopment- Mixed Use City Boundary Outside City 0 0.25 0.5 0.75 1 Base Map: Bonestroo Rosene Anderlik & Associates November 2004 NC)IIT ~HWEST ASSOCJATE~E) CGNSULT~NTS, INC. GOLDEN VALLEY City of New Hope Comprehensive Plan Update Development Framework 35 Land Use 4. New commercial land uses are proposed at the northeast corner of Quebec Avenue and 42nd Avenue. This land use change involves the redevelopment of three industrial sites. 5. Commercial land uses have been expanded along the east side of Winnetka Avenue just north of Medicine Lake Road to include a non-conforming multiple family site. This land use change is proposed to establish a contiguous land use pattern along Winnetka Avenue between Medicine Lake Road and Terra Linda Drive. 6. Commercial land uses have been expanded to two sites located at the corner of Hillsboro Avenue and Medicine Lake Road. City of New Hope Comprehensive Plan Update Development Framework 44 Land Use sites along Bass Lake Road east of Winnetka Avenue, 42nd Avenue east of the railroad tracks, and Medicine Lake Road east of Hillsboro Avenue. 3. Aggressively pursue the redevelopment and/or renovation of the Winnetka Center, Kmart Center, and Post Haste Center to enhance both the physical appearance and tenant composition of these centers in an effort to improve the customer draw to New Hope's commercial areas. 4. Coordinate redevelopment efforts of the shopping centers in the City Center area of New Hope to promote easy access, shared parking and pedestrian movement between the shopping centers to promote business interchange between these shopping centers. 5. Consider a reduction in the shopping center parking standard and promote shared parking arrangements in an effort to reduce parking lot size and create additional commercial building sites that would complement the shopping centers. 6. Redevelopment efforts in commercial areas shall promote commercial land uses as a first priority. However, the City will consider the introduction of compatible and complementary alternative land uses as part of the commercial redevelopment projects if it will enhance the commercial vitality on a City-wide basis. 7. The City will promote a business friendly attitude through the community promotion and ongoing examination of City regulations impacting businesses (e.g., zoning, signage, business licensing) to keep New Hope businesses competitive with 'adjoining communities. 8. To enhance the commercial image and to unify the identity of New Hope's commercial areas, the City will implement its Streetscape Plan to establish a common design theme throughout the various commercial locations. In addition to the general commercial land use recommendations, the Land Use Plan calls for the following changes in commercial land use patterns: 1. The commercial area at the corner of Winnetka Avenue and 62nd Avenue is proposed to be redeveloped as medium density residential land uses. 2. Two commercial lots located along Bass Lake Road between Pennsylvania and Nevada Avenue are proposed to be redeveloped as medium density residential land uses. City of New Hope Comprehensive Plan Update Development Framework 43 Land Use 2. Owner Occupied or Rental Attached Housin,cl. The Life Cycle Housing Study identified the need for attached housing (townhomes, twinhomes, cooperative apartments) that offer Iowmaintenance, independent housing opportunities. These types of housing opportunities are attractive to empty nesters or older residents wishing to live in New Hope. 3. Affordable Rental. The Life Cycle Housing Study identified a need for additional affordable rental units before year 2010. Due to the City's extensive rental housing supply, these units can be provided through rental assistance certificates for use within existing rental units. 4. Special Needs Housin,q. New Hope has made special efforts to provide housing for people with special needs such as the elderly and disabled. New Hope will continue t° expand its special needs housing stock as opportunities present themselves. The specific quantifiable housing needs for New Hope are included in the 1997 Life Cycle Housing Study for the Year 2010 which has been included as Addendum A of the Comprehensive Plan. The City's housing policies and implementation plan is identified in the New Hope Housing Policy Action Plan, 1996, included as Addendum B of this Comprehensive Plan.' COMMERCIAL Commercial ~ili~i~l~ii~iiiuses occupy ~iii~~ilof the City's total land area. The vitality and image of the City's commercial area is a primary concern of the City. New Hope's shopping areas display a declining image through building appearance, vacancies, and erratic commercial land use patterns that provides little continuity or business interchange between the various commercial areas. In an effort to respond to the commercial land use concerns related to the function and vitality of the City's commercial areas, the following strategies will be implemented: 1. Work cooperatively with the City of Crystal to establish a cohesive commercial image along Bass Lake Road between Winnetka Avenue, and Highway 81. 2. As opportunities present themselves, redevelop and assemble small commercial sites to create larger commercial lots capable of accommodating contemporary office, retail, and service providers. Specific land assembly target areas include City of New Hope Comprehensive Plan Update Development Framework 42 Land Use This site's proximity to the City's golf course offers excellent opportunity for redevelopment and the creation of higher valqe housing which has been identified as a housing need in New Hope. 2. The multiple family buildings along 62nd Avenue, between Winnetka Avenue and West Broadway, display the following conditions: a. Poor building conditions and site maintenance. b. No amenities, no garages. c. Outdoor storage problems. These sites are over-utilized. Any redevelopment should consider a reduction of density to provide a more attractive living environment and site amenities. Due to the lot sizes and configuration, this area may be more suited for medium density townhomes or twinhomes with attached garages. This type of housing has been identified as a need in New Hope's 1997 Life Cycle Housing Study for the Year 2010 to accommodate the City's growing population of empty nesters and elderly individuals. Other redevelopment target areas will require specific site analysis to determine appropriate housing types and densities when the City undertakes actual redevelopment. HOUSING NEED The diversity of New Hope's housing stock goes a long way in meeting the needs of a variety of income and age groups. The City has been very aggressive in addressing housing issues pertaining to housing conditions, housing affordability, and housing for special needs residents (the elderly and people with disabilities). In looking to the future, the City has conducted the 1997 Life Cycle Housing Study for the year 2010 which identifies the following housing needs: 1. Higher Value, Move Up Housin,q. Due to the lack of vacant land supply in New Hope, this housing need must be met through continued maintenance upgrading and modernization of existing single family housing stock. The City may also look to satisfy the housing need through redevelopment of blighted sites which may have amenities that would be attractive to higher value medium or high density housing options. City of New Hope Comprehensive Plan Update Development Framework 41 Land Use bedroom townhomes that have been identified as a housing need in New Hope. Other ancillary benefits include the correction of long term drainage problems in the area and bringing, the entire property under a single ownership and management. This project serves as an example for future redevelopment areas. ~i~i~~~~~~ii!~~~i[~~::::::::::::::::::::::::::::::: ::::::::::::::::::::::::::::: ========================== ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ,::~:,,:::::,-.~i~ ~::.=< ,.'::::::::::::::-'..::.'-'.>>:-~ ~ ~--'~..':3'.:;:;'~::, .- :::::::::::::::::::::::::::::::::::::::::::::::::::: ::::: ~ :,~ :::::,-.-: :.-,: :::~'::":""'~:":::::::: ',::,,:.:::.~::~:,~ ;:~,'.,::::::::' .:.?- .::, - ::::::::::::::::::::: ':::::,:;'.:::..-.. · .. ::>:::.?.::::::::,..:: '::::::::::::::. ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: [:~:::.;;~::::::::.::.... ~i~:~!~:.~i~ [~ :::::~i~:?i,,.:::.:ii?,[~:[,,.:,~:%.:,:~:~ ~::%..:::: ==================================== :;:: ,~:::,':.::; .::. ::::::::::::::::::::::::::::::::::::::::::::::::::: .::::.:::::~.~.. :~:~:::::'.:~::::::: ~.~*F::~:i{::'>>:::::-'": ..... !!~-~.~::::`~-!i~:~:::~`~:...~!~i~:::~:~.~..i~`~?:~?:::::?~{~:~:`~¥:~- ~::::~;~..~.'.,~::.~ .:l~!~i~,~i-'': :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~i~ ' :!~i,' :::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::~:~i[i:~i~ ' !~!~.~" The Land Use Plan does not propose a Change in land use in most of the residential redevelopment target areas. Rather, redevelopment sites are anticipated to remain residential, with a focus on changing the conditions, type, or density of the existing residential land use. Specific suggestions include: 1. Apartment complex located at Bass Lake Road and Yukon Avenue is characterized by the following conditions: a. Poor construction. b. No amenities, no garages. c. Flooding problems. d. Crime problems. City of New Hope Comprehensive Plan Update Development Framework 4O Land Use Through the 1996 Housing Survey and 1997 Community Tour, multiple family areas that exhibits signs of deterioration and blight have been identified on the previous map. The multiple family sites displaying deteriorating conditions have been divided into two categories: 1. Maintenance. Sites in this category may be enhanced through improved building and site maintenance. These areas include a number of medium density residential areas that exhibit declining exterior building or yard conditions including, but not limited to, poor siding, painting required, driveway conditions, yard conditions, outdoor storage, etc. Property ownership pattems, rental properties, and the lack of homeowners associations related to these medium density residential sites have complicated the application of the City's point of sale Housing Maintenance Code. Many medium density housing units initially purchased for owner occupancy may be converted to rental properties rather than sold. Under these circumstances, the City may not be aware of the change in occupancy and have the opportunity to implement its Housing Maintenance Code. In these instances where housing maintenance or rehabilitation is appropriate, the City must be proactive in bringing the medium density housing units under the regulation of the New Hope Housing Maintenance Code with regular, periodic inspections and code enforcement. 2. Redevelopment. The 1996 Housing Survey identifies target areas for multiple family redevelopment efforts. These areas, due to deteriorated housing conditions, require more dramatic efforts to correct both physical conditions and related social issues. The primary redevelopment sites are located along Ba~s Lake Road, 62nd Avenue, Winnetka Avenue, ~i~i~~~i~. Smaller redevelopment locations have bee'~"i~'~'{'i~*i'~l'"~i~'~ '~'~'"~e~'~'~i"~i~, and Winnetka Avenue near Medicine Lake Road. The City has undertaken efforts, in cooperation with Project for Pride in Living, lSD 281, and the City of Crystal to redevelop three substandard, non-conforming sites located along Bass Lake Road between Pennsylvania and Nevada Avenues. This project involves the assembly of eleven individual lots, demolition of two non- conforming commercial buildings, and the creation of 34 townhome units. The result of this project is the creation of an attractive townhome neighborhood along Bass Lake Road. The housing units will consist of affordable three and four City of New Hope Comprehensive Plan Update Development Framework 39 I_~nd Use 2. As a continuing community service, New Hope participates with adjoining north suburban communities in an annual remodeling fair. This community outreach effort serves to encourage and educate local property owners to make improvements to their homes. The New Hope Life Cycle Housing Study, 1997, indicates that the City has a sufficient supply of affordable ($115,000 or less), Iow density detached housing units. The availability of higher value homes within the City has been limited. However, according to the Multiple Listing Service reports, New Hope homes have been selling at higher values in recent years. The Life Cycle Housing Study suggests that due to the limited supply of vacant land, a strategy of continued maintenance, upgrading and modernization of the existing Iow density single family housing stock will continue the trend of higher home values. Medium and High Density Residential Medium Density (5-10 units per acre) and high density (11 + units per acre) residential land uses represent ~ii~~i!of the City's total land area and 48.3 percent of the City's total housing units. Existing development patterns reveal that the medium and high density residential development patterns are dispersed throughout the City. The location of the higher density is at the periphery of single family neighborhoods generally in close proximity to commercial land uses and higher functional classification streets. This strong land use pattern has served to reduce land use incompatibility issues between high density and lower density neighborhoods. The 1996 Housing Survey, prepared by the New Hope Department of Fire and Safety, reveals that the majority of the City's high density residential areas are in good condition. The good condition of the multiple family housing stock is attributed to strict zoning requirements instituted in the early 1960s that required mUltiple family buildings to be constructed with expensive, durable brick veneers. This construction standard provided an attractive, Iow maintenance exterior wall treatment and focused exterior building maintenance dollars for the multiple family buildings to windows, doors and roofing. In most cases, the City's multiple family units provide for amenities such as attached garages. City of New Hope Comprehensive Plan Update Development Framework 38 I Land Use The vast majodty of New Hope's Iow density residential neighborhoods were developed prior to 1970. In spite of its age, the City's single family housing stock is generally well maintained and in very good condition. However, as displayed on the map on Page 35, a 1996 housing survey, prepared by New Hope'.s Department of Fire and Safety, identified small clusters of single family homes having housing condition problems. These areas will require rehabilitation or redevelopment efforts.' An expressed community goal is to maintain and enhance the strong character of its Iow density single family neighborhoods. To achieve this goal, the City will continue its tradition of aggressively addressing local housing issues. Current programs geared at addressing single family neighborhood housing conditions include: 1. In 1977, the City adopted its Housing Maintenance Code, which requires home sellers to have a pre-sale inspection and repair any identified problems. The early and continued implementation of the Housing Maintenance Code has been credited as one of the primary reasons for the excellent condition of the City's single family neighborhoods. 2. For housing sites that exhibit a significant degree of deterioration, the City has undertaken rehabilitation and redevelopment efforts through its Scattered Site Housing Programs. These programs have allowed the City to improve or remove blighted properties before they negatively impact the surrounding neighborhoods. 3. The City has undertaken a plan to address a cluster of substandard homes located along Bass Lake Road and the Bass Lake Road extension. The City, through negotiated acquisit!on, is assem.b...lin~! residential lots to allow for future redevelopment ~i~~~~i~ii~~ii~~ii~. These current efforts have a proven record of effectiveness and will continue into the future. Other efforts that are being implemented to encourage reinvestment in the City's single family neighborhoods will include: 1. The examination and modification of the City's development regulations pertaining to Iow density single family areas in order to provide local property owners greater flexibility in the use and development of their properties. Topics addressed to date have included building setbacks, accessory buildings, and home occupations. These efforts are intended to allow property owners the opportunity to expand, alter or modernize their homes in a manner that keeps the housing stock contemporary and sellable. City of New Hope Comprehensive Plan Update Development Framework 37 ' 62ND AVE.N. BROOKLY PARK County Rd 101 COMMERCIAL REDEVELOPMENT TARGET AREAS Commercial Mixed Use City Boundary Outside City 0 0.25 0.5 0.75 1 Base Map: Bonestroo Rosene Anderlik & Associates November 2004 GOLDEN VALLEY City of New Hope Comprehensive Plan Update Development Framework 45 , 62ND AVE.N. BROOKLY PARK County Rd 101 planninn Districts 4 City Boundary Planning Districts Outside City 13 0 0.25 0.5 0.75 1 ~ Miles Base Map: Bonestroo Rosene Anderlik & Associates November 2004 ~J~ NGI~TH~VEST AS~$G¢~&TEE~ CGN~LT/~NTS~ I~lC. GOLDEN VALLEY (City of New Hope Comprehensive Plan Updato Development Framework 79 Planning Distr~cts PLANNING DISTRICT 3 This district is found on the western edge of New Hope and is bordered by Plymouth to the west, Bass Lake Road to the north, 49th Avenue to the south, and Boone Avenue to the east. This area has a strong industrial base and is in excellent condition. Other land uses within the area include parks/recreation, public/semi-public lands, high density residential and a small amount of commercial. The following recommendations are offered for Planning District 3. 1. The primary goal within Planning District 3 is the preservation and enhancement of its industrial land uses. In this respect, the following recommendations are offered: a. Promote industrial infill development of the remaining vacant parcels on Bass Lake Road and 49th Avenue. b. Work with existing industries to encourage business retention and in-place expansion. c. Redevelop two substandard sites located along the south side of East Research Center Road to establish sites for new industrial development. d. Promote the proper screening of outdoor storage areas within the industrial park. City of New Hope Comprehensive Plan Update Development Framework 85 Planning Districts PLANNING DISTRICT 6 i' ":" ' "'~l This district's borders are Winnetka Avenue to the west, the C.P. Rail System to the south, and Crystal to the east and north, with a jagged northern border. '~ i District 6 is primarily Iow density residential with ~ areas of multi-family residential and commercial '~' ~ ~ development scattered along Bass Lake Road. The ' ~ following recommendations are offered for Planning ~ District 6. 1. The Iow density residential neighborhoods in District 6 are generally in good condition, however, two Iow density redevelopment target areas have been identified within Planning District 6. In addressing the Iow density residential land uses in District 6, the following recommendations are made: a.' The CityWill aggressively promote private reinvestment in the existing single family housing, through housing renovation seminars and programs, and the through the enforcement of the Point of Sale Housing Maintenance Code. b. Scattered site housing renovation and redevelopment will be pursued on selected lots within District 6. c. The City has targeted the Iow density residential area along Bass Lake Road and the Bass Lake Road extension. This area is characterized by small d. A second Iow density residential area targeted for redevelopment consists of a number of very deep lots along Winnetka Avenue between Bass Lake Road and 53rd Avenue ~::~:~i!~i!~~ii~~ii~!~ii!~~ City of New Hope Comprehensive Plan Update Development Framework 89 Planning Distr~cts f. New Iow density residential land uses will be encouraged on the remaining vacant parcels in District 6. 2. The medium and high density residential land uses in District 6 are located along Bass Lake Road. Inspection of these land uses find these areas in various states of disrepair. The renovation of medium and high density land use in District 6 includes: a. The City is currently participating in the redevelopment of a blighted non- conforming medium density residential site located along Bass Lake Road between Nevada and Pennsylvania Avenues. This redevelopment is being undertaken with a non-profit organization along with the cooperation of lSD 281 and the City of Crystal. This project provides a working example of projects that will provide a much needed housing resource and correct land use infrastructure concerns. The proposed land use plan has been modified to illustrate the resulting medium density land use for the site. b. A second undeveloped target area involves a high density residential site located along Winnetka Avenue north of Bass Lake Road. This site displays declining building and site conditions. The City will pursue building renovation and/or redevelopment as conditions permit. 3. Within Planning District 6, an aggressive strategy for enhancing the commercial character along Bass Lake Road is recommended including: b. Assemble and redevelop smaller commercial sites to create larger commercial lots for contemporary retail, service and office uses. c. In cooperation with the City of Crystal, establish a commercial streetscape that enhances the overall character of the Bass Lake Road commercial corridor. City of New Hope Comprehensive Plan Update Development Framework 90 Planning Districts PLANNING DISTRICT t 1 !~L~,~,',.~, :':" ~ '.'~'~[ !~ ·: ~i.:ii~i~ ?,'~ ~ ~ ' ~ ......... . ............. -.-....-.-....,, ............. . ............................. ..,.,.-...-,...-.-...-,.,..... ................. . .... .~:~ ~' . . ~. :::::~:~::~ ..... ~i ~ ~~ The district e~ends from Zealand Avenue on the west to Louisiana ~~~ Avenue on the east. In addition to ~~~~,u~~ the ~mmercial land uses, Distri~ ~~~ ":':'='~'~r~"-"~~~l~~~[~l residential, industrial and ~ ~~~~1~~~ ., publi~semi-public land uses. The ~ following re~mmendations are .... ~~ offered for District 11 1 A stated goal of the City is'to enhance and revitalize the ~ ~e~e~.~.~. The City Center and 42nd Avenue se~e as downtown New Hope. In recognition of the Ci~'s ~~~:~ goals, the following strategies have been defined for the commercial land uses in District 11: d. The City will provide the creation of satellite ~mmercial sites within the shopping center prope~ies to accommodate new economic development. The City will examine current development regulations and consider modifi~tion that facilitates satellite site development. e. The City will pursue a uniform streets~pe design around the City Center and along 42nd Avenue to establish an attractive commercial identity... C~ of New Hope Com~hensive Plan Update Development Framewo~ 95 Plannin~ Districts f. The City will pursue redevelopment of marginal commercial sites along 42nd Avenue. Three target sites have been initially identified. The first site consists of two small commercial lots at the southwest comer of 42nd Avenue and Oregon Avenue. The lots are over-utilized, creating operation and aesthetic problems for the businesses. Redevelopment efforts should attempt to combine the properties to create a large commercial site. The second site is located at the northeast corner of 42nd Avenue and Nevada.. This site is generally under-utilized and offers opportunity for commercial expansion. The third site is located at the northeast corner of Quebec Avenue and 42nd Avenue. Currently, this site consists of three industrial sites that are undergoing environmental clean up. Only one lot contains an active industrial use. Redevelopment efforts should change this site to a commercial land use that would be complementary to the entire City Center area. 2. The Civic Center Park and governmental buildings are included in District 11. This area serves as an important element to the City Center image and as an attraction to the planning district. Suggestions for this land use area include: a. Consideration of the Civic Center Park for a community center. b. Implementation of the Civic Center Park Master Plan. City of New Hope Comprehensive Plan Update Development Framework 96 Memorandum To: Planning Commission From: Kirk McDonald, Director of Community Development Date: December 3, 2004 Subject: Miscellaneous Issues NOTE: The purpose of this miscellaneous issues memo is to provide commissioners with additional detail on Council/EDA/HRA actions on Community Development related issues or other city projects. It is not required reading and is optional information provided for your review, at your discretion. 1. November 8 Council/EDA Meetings - At the November 8 Council/EDA meetings, the Council/EDA took action on the following planning/development/housing issues: · PC04-04, Resolution authorizing reduction of financial guarantee for the A.C. Carlson development: Approved, see attached Council request. · PC04-14, Resolution approving time extension requested by Master Transfer to submit final plat: Approved, see attached Council request. · Project #769, Motion authorizing development of plans and specifications for Elm Grove Park upgrades: Approved, see attached Council request. · Project #776, Resolution approVing financial participation of the Hennepin County HRA affordable housing incentive fund program in the 5501 Boone Avenue development project: Approved, see attached EDA request. · Project #603, Public Hearing - Resolution approving sale of property at 7819 Angeline Drive to Kingsman, LLC: Approved, see attached EDA request. · Project #751, Resolution finding need to acquire title and possession of three additional Winnetka Avenue East area development properties (tracts D, F, and G, RLS 97) prior to the commissioner's award, approving the appraisal of damages for each property, resulting from the taking and ratifying and authorizing all steps taken by staff to acquire the properties: Approved, see attached EDA request. 2. November 22 Council/EDA Meetings - At the November 22 Council/EDA meetings, the Council/EDA took action on the following planning/development/housing issues: · PC03-10, Resolution approving request for time extension on CUP for Sinclair Oil Corporation redevelopment at 9456 Medicine Lake Road: Approved, see attached Council request. 2. · project #775, Motion authorizing preparation and distribution of demolition specifications cont. to demolition contractors for the demolition of the city-owned property at 5207 Pennsylvania Avenue: Approved, see attached Council request. · Project #751, Resolution accepting re-conveyance of property (Outlot A, Winnetka Green): Approved, see attached Council request. · Motion accepting and implementing traffic safety improvements (at the intersection of Virginia Avenue at 48th Avenue and intersection of Yukon Avenue at 50th Avenue): Approved, see attached Council request. · Project #751, Resolution accepting re-conveyance of property (Outlot A, Winnetka Green: Approved, see attached EDA request. 3. Codes and Standards Committee - The committee met on October 6 to discuss the following items: · Sign Code - setbacks for political signs need to be changed so they are consistent with other signs of a temporary nature. · Living Space Above Garages/Other Side Yard Additions - continue discussion on this matter and make recommendations. · Satellite Dish Location - city may need to amend code to comply with FCC regulations. · Screening/Requirements - continue discussion on this issue, per recommendation from city attorney and make recommendations to clarify ordinance. · Transit Shelter Ordinance - a new representative from Outdoor Promotions has been assigned to the Minnesota territory. Continue to review the status of the Roseville ordinance, determine if adjustments are going to be recommended for the draft ordinance and fi_rrish the work on this issue. The committee agreed with staff recommendations on several of the issues and recommended proceeding with ordinance amendments. The committee recommended that staff further research several issues and bring back revised recommendations to the committee. Staff will be meeting December 7 to review revisions and another committee meeting will be held on December 14 and the code modifications will be discussed at the January Planning Commission meeting if other applications are received.. 4. Design and Review Committee - The Design and Review Committee met in November with the petitioner. The deadline for the January Planning Commission meeting is December 10. Staff is unaware of any applications being submitted at this time. Staff will be meeting with Paddock Laboratories regarding an expansion of its warehouse, but staff does not believe it will require Planning Commission review/approval, as it was previously approved as a "future expansion." Staff will contact the committee regarding a meeting following the application deadline. 5. Future Applications - Future applications or businesses that staff is currently working with include: 1. Restaurant and office condo project, 42na and Quebec - on hold 2. 4301/4317 Nevada - six housing units 3. Dakota Growers Pasta (Creamettes) expansion 4. Waymouth Farms parking variance/CUP 5. Paddock Laboratories expansion 6. YMCA additions 6. Livable Communities - Now that three of the four Livable Communities projects are underway (Ryland, CVS and Winnetka Townhomes), staff is focusing on the remaining site adjacent to the golf course. Staff is continuing to work with the developer on financing and concept plans and is hopeful that this redevelopment project can proceed in 2005. 7. City Center Task Force Update - In April, the Council directed staff to focus on the potential relocation/redevelopment of the School District site, per the recommendation of the task force, for the remainder of 2004. Staff met with the School District to determine its space needs and outline a process to identify potential sites. Staff has been meeting to discuss relocation sites for the school district administration building and bus garage and met with School District representatives in the beginning of October to narrow down the potential sites. Staff conducted a tour of the sites with representatives of District 281 in November. Staff anticipates reporting back to the City Council the first part of 2005. 8. Elections - Election of Planning Commission officers will be conducted at the first meeting held after the first of the year. 9. Re-appointments - Commissioners O'Brien and Brauch have indicated they do not desire to be re-appointed to the commission for another three-year term (see enclosed letters from O'Brien and Brauch), therefore the city will be advertising for these vacancies. 10. Planning/Council/EDA Minutes - Enclosed are Planning/Council/EDA meeting minutes for your review. 11. New City Council Members - The new City Council members will be sworn in on January 3 and have tentatively scheduled a work session for that evening to review all of the projects that are in process or expected to take place in 2005. 12. 2005 Planning Schedule - Attached is the final 2005 Planning Schedule. 13. Planning/Council/EDA Minutes - Enclosed are Planning/Council/EDA meeting minutes for your review. 14. If you have any questions on any of these items, please feel free to contact city staff. Attachments: AC Carlson Outlot A, Winnetka Green~ Master Transfer 2005 Planning Schedule Elm Grove Park Minutes: Planning Commission- 9/7/04 5501 Boone Avenue City Council -10/25 & 11/8/04 7819 Angeline Drive EDA -10/25 & 11/8/04 Winnetka Avenue East area development Sinclair Oil Corporation 5207 Pennsylvania Avenue