060794 Planning3.
'3.1
*4.2
*4.3
*4.4
*4.5
5.1
5.2
6.
6.1
7.
7.1
7.2
7.3
AGENDA
PLANNING COMMISSION MEETING OF JUNE 7, 1994
CITY OF NEW HOPE, MINNESOTA
7:00 p.m.
CALL TO ORDER
ROLL CALL
CONSENT
Case 93-25
Request for Final Plat Approval, 7105 62nd Avenue North, Carol
James, Petitioner
PUBLIC HEARINGS
Case 94-10
Request for Rezoning from R-l, Single Family Residential, Zoning
District to R-2, Single and Two-Family Residential, Zoning District,
5009 Winnetka Avenue North, City of New Hope, Petitioner
Case 94-14
Request for Conditional Use Permit Amendment and Site/Building
Plan Review/Approval to Allow Expansion of School Uses in an R-1
Zoning District, 8230 47th Avenue North, Independent School
District No. 281 (Cooper High School), Petitioner
Case 94-15
Request for Preliminary Plat Approval for Kimball Addition, 8901 36th
Avenue North, David M. Kimball, Petitioner
Case 94-17
Request for Rezoning from I-1, Limited Industrial, Zoning District to
R-l, Single Family Residential, Zoning District, 3043 Louisiana
.Avenue North, William & Louise Kranz, Petitioners
Case 94-18
Request for Conditional Use Permit Amendment to Allow Educational
Classes at Beautiful Savior Lutheran Church, 3351 Independence
Avenue North, Hope Alliance Chapel, Petitioner
COMMITTEE REPORTS
Report of Design and Review Committee
Report of Codes and Standards Committee
OLD BUSINESS
Miscellaneous Issues
NEW BUSINESS
Approval of Planning Commission Minutes of May 3, 1994.
Review of City Council Minutes of April 25, May 2 and 9, 1994.
Review of EDA Minutes of April 25 and May 9, 1994.
ANNOUNCEMENTS
ADJOURNMENT
* Petitioners are requested to be in attendance
Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
93 -25
Request for Final Plat Approval of Carol James Addition
7105 62nd Avenue North
05 - 118~21-21-0002
R-1
Carol James
May 31, 1994
June 7, 1994
BACKGROUND
The petitioner is requesting Final Plat Approval for the Carol James Addition, pursuant to Chapter
13 - New Hope Code.
The property is located at the most northeasterly comer of New Hope at the southwest intersection
of 62nd Avenue and Louisiana Avenue North.
The property is located in an R-i, Single-Family Residential, Zoning District and is bordered on the
south by a single-family home and Broadway Village Apartments, both located in an R-4, High
Density Residential, Zoning District. The property across 62nd Avenue to the north is Brooklyn
Park single-family residential and the property to the east across Louisiana Avenue is Crystal park
property.
The purpose of the plat was to split the existing large single-family R-1 lot into two parcels, with the
new northerly lot retaining the existing single-family home and the new southerly vacant lot allowing
for an additional residential building site.
The Preliminary Plat was approved by the Planning Commission and City Council on August 3rd and
August 9th, 1993, respectively, subject to the following conditions:
A)
Comments/recommendations from City Attorney, City Engineer, and Building Official be
incorporated into Final Plat.
B) Final Plat to be submitted to Planning Commission for review/approval.
The major issue that needed to be resolved prior to the completion of the Final Plat was to determine
who was responsible for providing sewer and water service to the newly created lot.
Due to the fact that the City recently acquired the adjacent property at 7109 62nd Avenue for
rehabilitation, City staff were interested in acquiring the new parcel created by this plat and
combining it with the rear half of the 7109 62nd parcel to create a lot large enough for a possible
two-family specialized housing unit (that lot split/combination and possible rezoning will be
considered at a later date).
Planning Case Report 93-25
May 31, 1994
Page 2
The City has been negotiating with the petitioner to acquire the newly created parcel and the purchase
price includes the City bearing all responsibility for utility installation. At the April 25th EDA
meeting, the EDA authorized the purchase of the property with Community Development Block
Grant funds. The petitioner and City have agreed to a purchase price and the closing will take place
after the approval of the Final Plat.
o
As per routine policy, the Final Plat was submitted to City Department Heads, City Attorney, City
Engineer, utility companies, and Hennepin County for review and comment.
10.
Due to the fact that it has been some time since the Preliminary Plat was approved, the City did
renotify all property owners within 350' of this site regarding the Final Plat.
ANALYSIS
The total area of the plat is 24,058 square feet, or .55 acres, and the existing parcel has a width of
100 feet on the north/south and a length of 240 feet on the east/west.
The plat subdivides the property into two (2) parcels. The lot area and lot width requirements for
the R-l, Single-Family Residential, Zoning District are compared below:
R-1 Requirement
Min. Lot Area = 9,500 SF
Preliminary Plat
Lot 1 (north) = 13,000 SF (130' x 100')
Lot 2 (south) = 11,058 SF (110' x 100')
Final Plat
Lot 1 = 14,000 SF (140' x 100')
Lot 2 = 10,000 SF (100' x 100')
Min. Lot Width = 75 FT
Lot 1 = 100 feet (on 62nd Avenue)
Lot 2 = 110 feet (on Louisiana Avenue)
Lot 1 = 100 FT (on 62nd Avenue)
Lot 2 = 100 FT (on Louisiana Ave)
Note that the dimensions of Lot 1 (petitioner's property) have increased by 1,000 square feet
and Lot 2 (property that City will be purchasing) have decreased by 1,000 square feet when
preliminary/final plat are compared. This is due to the fact that the property owner desired
to retain an additional 10 feet of property.
The two proposed lots meet the Zoning Code lot area and lot width requirements for the R-1 Zoning
District.
Recommendations from the Preliminary Plat that have been incorporated into the Final Plat include
the following:
A)
B)
C)
Drainage and utility easements 5 feet in width have been provided along all lot lines except
the south line of Lot 2 where a 10 foot wide easement is provided.
The plat is labeled with Lot 1 and Lot 2, Block 1.
Utility connections will be constructed by the City as part of the agreement to purchase the
property.
Planning Case Report 93-25
/--.May 31, 1994
'Page 3
4. No comments were received from Hennepin County or utility companies on the plat.
5. The City Attorney reviewed the plat and made the following comments/recommendations:
I have examined the proposed Final Plat for the Carol James Addition and find the plat to be in order
from a legal standpoint subject to the following:
A)
The plat illustration for the measured 275.61 feet of the centerline of Osseo Road needs to
be marked at the beginning of the measurement (the intersection of the centerline of Osseo
Road and the north line of the Northwest Quarter, Section 5) and the end point of that
measured line. It appears the Surveyor did not carry over the beginning and end point
designations from the preliminary plat. This is a minor item which the Surveyor can easily
correct.
B)
The plat shows Carol N. James and Faye C. James as owners of the property, with Norwest
Bank Minnesota, N.A. as the mortgage holder. I have ordered a Registered Property
Abstract which will cover the platted property. I have not yet received the Registered
Property Abstract, but expect to receive it and be able to provide a title opinion to you prior
to the next Council meeting. If you do not receive the title opinion before the Council
meeting, the plat should be approved subject to the completion of the title opinion by the City
Attorney and any additional requirements called for by the title opinion.
6. The City Engineer reviewed the plat and made the following comments/recommendations:
A)
Drainage and utility easements are properly shown on the plat. Utilities must be extended
in Louisiana Avenue to properly serve Lot 2. A storm sewer may also be required along the
south lot line of Lot 2, dependent upon how the property ultimately develops.
RECOMMENDATION
Staff recommends approval of the Final Plat of Carol James Addition, subject to the following conditions:
The plat illustration for the measured 275.61 feet of the centerline of Osseo Road be marked at the
beginning of the measurement (the intersection of the centerline of Osseo Road and the north line of
the Northwest Quarter, Section 5) and the end point of that measured line.
Completion of the title opinion by the City Attorney and any additional requirements called for by
the title opinion.
Utilities to be extended in Louisiana Avenue by the City after the purchase of the property to
properly serve Lot 2.
Planning Case Report 93-25
May 31, 1994
Page 4
Attachments:
Zoning/Section/Topo Maps
Final Plat
Plat Review Letter
City Engineer Correspondence
City Attorney Correspondence
4/25/94 EDA Authorization to Acquire
Appraisal Information
Preliminary Plat Plan Case Report
8/9/93 Council Minutes
8/3/93 Planning Commission Minutes
Preliminary Plat Approval Letter
R.1
R.4
VIi.[.AGE GREEN
GOLF
ST. THERE~
NURSIN~
'ER RO
HOSTERM&J~
R-4
NORTH RIDGE
CARE
CENTER
,%\* t:.~'4:,*.'
Hy-Land Surveying, P.A.
CAROL JAMES
3O
/
/
/
/
ADDITION ~... ~..o.
NORTH _LINE ~ NW I/4, SEC.$,T.i_ ..... fS,R.2L~_,~__
.[
~ I00.00
5
EAST~
3O00
100.09 N89°59'46"W
I
..-~DRAINAGE & UTILITY .."I
/ ,,,~' EASEMENT--~-~-':-----'-
2 os·
5
N89o59'46-W/
30
Bonestroo
ROsene
m--m Anderlik &
Associates
Engineers & Architects
May 25, 1994
C)~o G. ~one~oo. F~E. Howa~l A. Sargon. I~E. ~ M. ~ AI.C.P k. Ph~l~ Gr~. PE.
~ ~ ~e. PE* ~ A. ~, PE. T~mas ~. ~, PE. ~ L. ~o. PE
Jo~ C. A~ik. PE. ~ R. ~. PE. M~h~ C. L~n. PE. Ga~ O. Kn~ofi~. PE.
Ma~n L. ~ala. PE. R~ha~ ~ ~r. PE. Ja~s R, Mal~, PE. F T~ ~ster. ~E.
R~a~ E. Tutor. PE. O~ O. ~. PE. Je~ D. ~h. PE. ~ R. Yap~
G~nn R. C~R. PE. ~ C. ~s~k. A.LA. ~ J. ~a~ PE. ~u~s J. ~no~C PE
Thomas E. ~ PE, Jer~ A. ~, PE. ~n~ P A~, PE, ~n O. Gusta~. PE
~ G. ~hun~hc FE. Mark A. Han~. PE. Mark R. ~ PE. C~I~ ~er. PE.
~n M. E~in. CPA. M~h~l T. ~u~ann, FE. ~rk A ~ EE. Paul G. Heuer,
'~n~ C~sul~nt Ted K. F~. EE. ~ ~ M~n. PE. John E
Tho~s R. ~, AJ.A. Paul J. Gan~ AJ.A. Cha~es A. E~kson
T~as A. S~ EE, A R~k ~hm~ PE. He,an M Olin
F~er~ J. ~en~ PE. Ph~ip J. Cas~ll. PE. Ja~s F En~lhamt
Isma~ Man~nez. PE. Mark O. Walli[
Micha~ ~ ~u. PE. Mi~s 8. Jen~h,
City of New Hope
4401 Xylon Ave. N.
New Hope, MN 55428
Attn: Mr. Kirk McDonald
Re: Carol James Addition
File 34-Gert
Dear Kirk:
Attached is previous correspondence regarding the above plat. Drainage and utility
easements are properly shown on the plat. Utilities must be extended in Louisiana Avenue
to properly serve Lot 2. A storm sewer may also be required along the south lot line of
Lot 2, dependent upon how the property ultimately develops.
If you have any questions, please contact this office.
Yours very truly,
BONE~TROO,. ROS]ENE, ~..~RL[K, & ASSOCIATES, INC.
MAH:sml
~Encl.
34-Cmn~34.COR
2335 ~./est Higlq~vay 36 · St. Paul, MN 55113 · 612-636-4600
- .~ FRI 13~58 ?,02/03
MART~N P, MAU~CHA
WLI~ ~ GTRA~r
CORRICK ~ SONDRALL0 PA.
ATTORNEYS AT LAW
Edinbur~ Executive Office Plaza
8525 Edlnbrook Cross/ag
Suite #203
BrooKlyn Parg, Minnesota 55443
FAX ($12) 425-5857
May ~.7, 1994
Kirk McDonald
Management Assr,
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Carol James Addition
Our File No. 89.15035
Dear Kirk:
! have examined the propOsed final p]at for the Carol James
Addition and find the plat to be in order from a legal standpoint
subject to the followln9:
1. The plat illustration for the measured 27S.61 feet of the
center]/ne of Oeseo Road needs to be marked at the beginning of the
measurement (the Intersection of the centerline ot,Osseo Road and
the north line of the Northwest Quarter, Sect/on $) and the end
point of that measured line. It appears the Surveyor did not carry
over the beginning and end point designations from the preliminary
plat. This is a minor item which the Surveyor can easily correct.
2. The plat shows Carol N. dames and Fays C, James as owners
of the property, wlth Norwest Bank Minnesota, N.A, as the mortgage
holder. I have ordered a Registered Property Abstract which will
cover the platted property. I have not yet received the Registered
Property Abstract, but expect to receive it and be able to Orovide
a title opinion'to you orior to the next Council meeting. If you
do not receive the t~tle opinion before the Council meeting, the
plat shou]d be approved subject to the completion of the title
opinion by the City Attorney and any additional requirements called
for by the title opinion.
~"~ 13 '58 P, 03/03
Mr. Kirk McDonald
May 27~ 1994
Page Z
Do not hesitate to contact me if you have any questions.
Sincere]y,
Mar'cin p,-Malecha
s3f2
cc:
Daniel J. Donahue, City Manager
Steven A. aondrall, Esq.
DATE:
TO:
CITY OF NEW HOPE
MEMORANDUM
May 17, 1994
Hennepin County Department of Transportation
Minnegasco
Northern States Power Co.
U.S. West Telephone
King Cable Television
New Hope Director of Public Works
New Hope Director of Finance/Administrative Services
New Hope City Attorney
New Hope City Engineer
New Hope Building Official
FROM: Kirk McDonald, Management Assistant/Community Development
Coordinator
SUBJECT:
Final Plat of Carol James Addition
Enclosed you will find the Final Plat for the Carol James Addition. Please review and
forward comments to me prior to 4:30 p.m. on Friday, May 27, 1994. The
Preliminary Plat will be considered by the New Hope Planning Commission at their
June 7, 1994, meeting.
If you have questiOns, please feel free to contact me at 531-511 9.
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
'City Manager EDA
4-25-94
Kirk McDonald ~ ,] Item No.
By: Management Assistant By:~// 5
/
RESOLUTION AUTHORIZING AC~/UISITION OF 6073 LOUISIANA AVENUE NORTH
AND DIRECTING PREPARATION OF PURCHASE OFFER TO IMPLEMENT SAME ( # 51
The enclosed resolution authorizes staff to prepare a purchase agreement and acquire property
at 6073 Louisiana Avenue for the City's scattered site housing program, which provides
affordable housing ownership opportunities for New Hope residents.
Last fall the City Council approved the preliminary plat of Carol James Addition to allow the
subdivision of the existing large single-family R-1 lot into two parcels, with the northerly lot
retaining the existing single-family home and the southerly lot providing a new vacant building
site. The f'mal plat was put on hold due to the fact that the newly created lot does not currently
have a sewer/water service and said services would need to be provided from existing utilities
in Louisiana Avenue at an estimated cost of $16,598 (estimates from City Engineer).
Subsequent to the plat submittal, the City has acquired the adjacent property at 7109 62nd
Avenue and is in the process of preparing specifications for the rehabilitation of this property
for eventual resale as affordable housing. Staff now desires to split off the south half of the
parcel at 7109 62nd Avenue and combine it with the parcel at 6073 Louisiana to create a lot
large enough for a possible two-family specialized housing unit which would be sold to New
Hope residents.
The owners real estate agent has indicated that the parcel has a value of $24,000 with utilities
and the City's appraiser agrees with this value. Staff have preliminarily indicated to the property
MOTION BY SECOND BY
TO:
Review: Administration: Finance:
RFA-O01 ~
Request for Action
6073 Louisiana Avenue North
Page 2
owner that the City would contribute up to $10,000 to extend utilities to the property (see
attached correspondence from City Engineer). Therefore, staff is requesting authorization to
make a purchase offer of $17,402 ($24,000 - $6,598). The City would then assume
responsibility for extending utilities to the site and construct affordable housing.
The acquisition would be financed entirely with CDBG scattered site housing funds that'have
been set aside for this purpose. In fact, the Year XVII scattered site housing funds ($13,800)
must be expended by June 1st, and Year XVIII funds ($36,200) must be expended by December
31st, so if the EDA is supportive of this acquisition the staff will move quickly to acquire the
site..
The City Attorney has prepared the enclosed resolution and staff recommends approval.
A?R-22-94 FRi ~1:46
~inb~gh Ex~u~ve Oflice Pl~a
Suite
Broo~yn Park, Mim~o~ 55443
~EL/PHONI (6~I
FAX (612) 42~5~
April 22, 1994
Kirk McDonald
M&nagemen~ ASSr,
City of New HoDs
4401Xylon Avenue North
New Hope~ MN 55428
RE:
Acquisition of Property at 6073' Louisian~ Avenue North
Our' File No: 99.11121
Dear Kirk:
Per your request please find enclosed a Droposed Resolution
Authori~ing the Acquisition of 6073 Louisiana Avenue North and
Directing Preparation of Purchase Offer to Implement Same for
consideration at the April 25, 1994 EOA meeting.
The review appraisal referred to in the Resolution is Brad
Bjorkluna's March 31, 1994 letter. Brad agrees with the owner's
real estate agent on a $24,000 fair market value assuming the
property was served by all utilities. The City Engineer has
estimated utility construction costs at $10,598.
It is my understanding that $10,000 of those costs are the City's
responsibility with the remaining $6,598 the responsibility of the
owner. AS a result, fair market value has been determined at
$17,402 ($24,000 - $6,598). Naturally, that figure can be raised
or lowerod'if circumstances change.
Contact me if you have any questions concerning the Resolution.
very truly yours,
s~~e~n~A. ~ondrall
New Hope Clty Attorney
Enclosure
cc'. Daniel J. Oonahue, City Manager (w/eric)
Valerie Leone, City Clerk (w/eno)
. APR-22-94 FRI 11:46 P, 03/03
EDA RESOLUTION 94-
RESOLUTION AUTHORIZING TNF ACQUISITION
OF 6073 LOUISIANA AVENUE NORTH AND
DIRECTING PREPARATION OF PURCHASE OFFER TO
IMPLEMENT SAME
WHE~, Minn. Stat. §§469.091 and 48S.012
Economic Development Authority (EPA) to acquire real
developments~ and
empowers the
property for
WNER.FAS, the EPA hereby determines that acquisition of Vacant
land located-at 0073 Louisiana Avenue North is necesear¥ to ~romote
the EDA'S scattered site housing development polioies~by permitting
the combination of land with adjacent 1and already owned by the
City of. New Hope for cons[ruction of affordable specialized or
multlple housing tot People of low and moderate income~ and
W~E~, a review ~ppraisal of the rea] property has
established & fair market value for the pro~erty of $17,402,OO.
NOW, TNE~EFO~E, BE ~T ~ESOLVED by the Economic Development
Authority in a~d ~or the City of New Nope A~ follows-
1. That the ExeGutive Director is hereby directed to acquire
the property at 6073 Louisiana Avenue North for a
purchase price not to exceed $17,402.00 P~US norma~ and
reasonable closing costs.
2. That the Executive D~e~tor and/or his Staff is
authorized and directed to prepare ana submit a purchase
~greement to ~aCilitate the property,s acquisition for
the price and purposes stated herein.
Adopted by the Economic Development Authority in and for the
City of New Hope this day of _~ 1994.
E~w. J. Erickso~, President --
Attest:
Daniel ~. Donahue, Executive D~ector
62ND AVENUE
'-"'- ~ ~'rH U.E C~ NW ~,, SEC.57T.
NORTH
T.C. T.C.
671.00 T~
..... I00.00 S89°57'01'E -- -
30
I--
0
Z
30
872.4
873.4
x
870.5 x
B
C
.0
866,7
868.4
870.4
6073 Louisiana Avenue
* Platting into 2 lots "C" & "D"
* Rezoning lot D from R-1 to R-2
* Density: R-1 I unit/9,500 sf l
R-2 1/8,750 sf 2
total ~
* Land area: 27,000 sf
* Both lots are for sale !
* Lot "C" should'have old house demo'~
* Elderly or disability focus would
to address distance to public trans
* Zero lot line plattins is option.
-Note duplex footprint shown is a
2 BR slab-on-grade (See exhibit "?"
LOT "C"
9,500 sf
LOT "D"
17,500
Bonestroo
Rosene
Anderlik &
Associates
Engineers & Architects
April 21, 1994
Mr. Kirk McDonald
City of New Hope
4401 Xylon Avenue N.
New Hope, MN 55~28
Re:
Carol ]ames Addition
7105 62nd Avenue
File 34-gert
Dear Kirk:
Last fall we investi~ted the effort and cost to provide sanitary sewer and water main service
to the new lot in Carol Sam~ Addition. Attached is a sketch showing the existing utilities
and proposed utilities to provide utility service. We received a quote from Bituminous
Consulting and Contncting Co. to do this work for $16,598.
Typically, the cost for this work would be the msponsibillty of the new lot. However, them
is some justification why the City should usume some of this cost. If it's assumed the now
lot should be reaponsible for the new sewer abutting its property and the sewer/water stubs
to the new lot, the assessment cost to the new lot is approximately $5,780. The City's cost
i.~ $10,818 which includes all the street restoration ud the new sewer not abuttin$ the new
lot
In addition, dependent how the new lot is developed, storm sewer may by requix~l to
ptoRetly drain the south west comer. Therefore, if storm sewer is required, the additional
cost for storm sewer maybe $6-$8,000.
If you l~ve any questions please contact this office.
Yours very truly,
A2q:):B3n
& AgSOCIATI~, INC.
Attghment
2335 ~l/est Highway 36 · St. Paul, MN 55113 · 612-636-4600
87.12.
8;'1
..... t00.00 S 89"'57'01"E ....
~0 'el
9£9 E~9
BONISST~O0 & ASSC.
Plymouth/Suburban Northwest Office
4100 Berkshire Lane
Plymouth; MN 55446
612/559-49<30
Fax 612/559-1258
Post-It "' brand fax transmittal memo 7671 I
Dept. Phone #
F~x # Fax #
February. 7, 1994
Mr. & Mrs. Carol James
7105 - 62nd Avenue N.
New Hope, Minnesota 55428
Dear Carol & Faye;
RE: creation of new 100 x 110 lot to rear of existing property,
7105 - 62nd Avenue North
I have reviewed the lots which have recently sold in the New Hope-
Crystal area of our metro area. In looking for comparable parcels,
one would seek to compare size, metro utilities, and neighborhood
prevailing values. In reviewing the enclosed comparable lot sales,
it would se~m apparent that the newly created'parcel, when filed
and completed w%th respect to survey, sewer and water made accessible
to the site, that the value anticipated ~uld be $24,000 - 25,000.
I would expect that the property would sell quickly in the market
conditions we now have prevailing - that being a fairly quickly-
paced market.
Should you have any questions, please do contact me at 559-4990
or 424-4104.
Residential Specialist
7-FEB-1994 09:47:56 .......
LISTING # 1018264 -- SOLD
TY~: LA AR : 361
LDR: 10/08/93 MT : 7
LD : 10/08/93 FIN: 9
OMD: 10/15/93 LO : 5116
XD : 06/01/94 'SO : 5116
4601 MARYLAND AVE NO
OLP: 22,000
LP : 22,000
SP : 20,000
LAG: 5047
SAG:
MAJOR AREA:~361
SECOND AREA:-
BCD: M
DEV: PLANA
ZON: R SINGLE
TOP: LEVEL, SLOPED
OSU: NO
DES: CORNER
DEV: PLANA
ROD: CITY
AVU: ELE, GAS, WAT, SEW, STO, TEL, CTV
LAK:
IMP: PS
INC: TOR,BUS
RST: NONE
TRM: CSH
EXF: CLR
ASM: N
LTY: ER
<<< L-$ 22,000 S-$ 20,000 SOLD
ZON: R SINGLE DEV: PLANA
4601 MARYLAND AVE NO
MUN CRYSTAL
AR 361
ACR
FRD
LFT
RIT
RER
TAX $ 410/93/F MA.P 2B-17
ZIP 55428 TWA $ 410
SUB 1 DIV 3 COU HENN ASB $ 0 ASP N
.00 DEV PLANA ZON R SINGLE # 1018264
75 DIR 42ND TO LOUISIANA AVE E TO 46TH AVE N
131 CORNER LOT-OPEN HILLVIEW GREAT LOCATION CLOSE
75 TO NEW HOPE. WONDERFUL FAMILY NEIGHBORHOOD.
131 HOME TO BE BUILT COULD FACE E OR S ON CORNER
DES CORNER
IMP PS
MNL 0
TOP LEVEL,SL*
ROD CiTY
WOD .00
SDN 281
SDP 533-2781
LOT. SUITABLE FOR MOST ANY STYLES.
LGI'LOT 8, BLK 2, IN OSTMANS 7TH ADDN
PID 08118213400071
INC TOR,BUS
OSU TRM CSH
NO
AVU MTG INT
ELE,GAS,WAT, SEW, STO* PIN $ EXF CLR
.000%
ASM N
VERYLE LOGAN, CRS 925-8428 BC 4.5 CA 0 ER
BURNET REALTY INC. 5116 612-920-5605 APT 612-920-4949
INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED
7-FEB-1994 09:47:56
LISTING # 0925326 -- SOLD
TYP: LA AR : 362
LDR: 06/10/93 MT : 14
LD : 06/10/93 FIN: 9
OMD: 06/23/93 LO : 6082
XD : 12/10/93 SO : 6082
4213 FLAG AVE N
OLP: 29,900
LP : 29,900
SP : 28,000
LAG: 6082S1
SAG: 6082S1
MAJOR AREA:' 362
.SECOND AREA:
BCD: M DEV: FINSH
ZON: R SINGLE
TOP: SLOPED
OSU: ELE, GAS, TEL
DES: CULDESA
DEV: FINSH
ROD: CITY
AVU: ELE, GAS, TEL
LA/{:
IMP: CU, PS
INC: TOR
RST:
TRM: OTH
EXF:
ASM: N
LTY: ER
<<< L-$ 29,900 S-$ 28,000 SOLD
ZON: R SINGLE DEV: FINSH
4213 FLAG AVE N
MUN NEW HOPE
AR 362
ACR
FRD
LFT
RIT
RER
TAX $ 1,477/93/N
ZIP 55427 TWA $ 2,318
SUB 1 DIV 3 COU HENN ASS $ 841 ASP N
.00 DEV FINSH ZON R SINGLE
75 DIR CTY RD 9 EAST OF 169 TO BOONE AVE
181 GO NORTH TO 45TH AVE GO WEST TO
65 FLAG AVE GO SOUTH TO LOT ON RIGHT
180 OWNER WARTS LOT SOLD ASAP!
DES CULDESA
IMP CU, PS
MNL
TOP SLOPED
ROD CITY
WOD .00
SDN 281
SDP 533-2781
LG1 LOT 2 BLOCK 1
INC TOR
OSU TRM OTH
ELE,GAS,TEL
AVU MTG
ELE,GAS,TEL PIN $
BC 4.5
FLAG ADDITION
PID 1811821210109
BRENDA NICHOLS 591-6012
RE/MAX RESULTS 6082 612-591-6000 APT 591-6000
INFORMATION DEEMED RELIABLE BUT NOT GUAR3UNTEED
MAP 1C-17
# 0925326
INT .000%
EXF ASM N
CA 4.5 ER N
,4-9¢ ~ON 14:49
BCL APPRAISALS
BJORKLUND, CARUF~L, LACHENMAYER, INC.
2852 ANTHONY LANE SQ., MINNEAPOLIS, MINNESOTA 55418
P, 02/08
(612) 781-0605 lax: 781-7826
BRAD BJORKLUND ~am..~A
AL CARUFEL ~m
RON LACHENMAYER ~.
March3i, 1994
REAL ~.~"TATE APPRAISBRS
&
CONSULTANTS
city of N~w POpe
c/o Steve SonWrall, Attorney a-t:. Taw
8525 F~nb~ook Cro~sir~ ~203
Brooklyn Park, Miraucsota 55443
F~:
Appraisal Review-New 100 Foot Lot
Rear of 7105 62nd Avenue North
Our File 94197
l~arl~. F<x'~lz~ll,
estimate of value of the akDve capticrm~lo~ Lobe crear~3dat the rear of 7105 62nd
Aver~/e~withl00 £ootbyll0 foou deep dimansicns. The cwnerhas a value
estima~ebyDennisHolmquist in r/ue amount of $24,000 to $25,000 for th~p~..rty.
I have reviewed the. natt~e, of the ~y frc~ proposed plats, ~asscssor's
now vo~xfy ~ ~ ~o~~ Of the c~a~er~ Opkl~cn of v-~lue.
Our office receives all of the sold multiple listir~ sales information. All
of single family lots isalcrystales ar~ New Hope frcrn Jam~@ry, 1993 to ~t were
revi~wecl. POLLY t~Rrket are observed an~ they have a tight ~ of ~ize and
value. A summxy o~ the sales info~ion follows. The cwne=~ realtcn- tma~
apparently consulted t_his infoz~atica~ ~o dez'iv~ a marke~ opinion a~ $2%, 000 to
$25,000. His ~x~lusicns abou= ~he valutheappear uo be accurate an~ well within the
mid-point of the rar~e of data found in
City o.r~9~.neea~s report that the cost of ~xter~ utilitieo to make th~ lot fully
clevelcpable, not ~onsiderir~ a platting cost, would total $16,598, say $16,600.
Poztion~ of those costs apparently may be borne by r2qe prcper~y owner and porticos
are ~sded to install gemazal services ecf~a'] to those supplied for similar city lots
~. A detmiled analysis of the a~p..fpp, riate breakdmw~, of t~.t~e engineering
estimated cOStS could not be c~mplet~ ~n thout far more inf~t~on. It is assumed,
however, that the $16, g00 cost do not include normal hook-up costs fz~m the stubs in
the right -of-w~y
In genez-al terms the owners vB_lue estimate appears to be accurate at $24,000 to
$25,000, assumir~ ~/iciDal sewer ar~ water are ~vailable in the stre~.t h~.t not.
Th~you fort he opportunity to be of service. An invoice L~two copies for
payment is attached. Please c~ll if you have any fursher questions in regard to this
tt~tter.
Sincerely
Brad Bjorklund, MAI, SEA
Minnesota License $4000377
BB/rak
Attachnents
MORE THAN $0 YEARS FULL APPRAISAL 8F..RVICES EFt/AA
Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
.¸
CITY OF NEW HOPE
PLANNING CASE REPORT
93-25
Request for Preliminary Plat Approval for Carol James Addition
7105 62nd Avenue North
05-118-21-21-0002
R-1
Carol James
July 30, 1993
August 3, 1993
BACKGROUND
The petitioner is requesting Preliminary Plat Approval for the Carol James Addition, pursuant
to Chapter 13 - New Hope Code.
The purpose of the plat is to split the existing large single-family R-1 lot into two parcels, ' with
the new northerly lot retaining the existing single-family home and the new southerly vacant
lot allowing for an additional R-1 single family residential building site.
The property is located at the most northeasterly corner of New Hope at the southwest
intersection of 62nd Avenue and Louisiana Avenue North.
The property is located in an R-1 Single-Family Residential Zoning District and is bordered
on the south by a single-family home and Broadway Village Apartments, both located in an
R-4 High Density Residential Zoning District. The property across 62nd Avenue to the north
is Brooklyn Park single-family residential and the property to the east across Louisiana Avenue
is Crystal park property.
The topography of the property is fairly flat with the terrain sloping gently away from the
house and .the proposed vacant building site being level with trees.
The existing property contains a home, garage, and shed. The house and shed meet the R-1
setback requirements, but the garage is setback from the side yard property line approximately
four (4) feet instead of the five (5) feet required by City Code, thus an approximate one (1)
foot existing non-conformity exists on the site.
As per routine policy, the preliminary plat was submitted to City Department Heads, City
Attorney, City Engineer, utility companies, and Hennepin County for review and comment.
Property owners within 350' of the request have been notified, including the City's of
Brooklyn Park and Crystal.
ANALYSIS
The total area of the plat is 24,058 square feet, or .55 acres, and the existing parcel has a
width of 100 feet on the north/south and a length of 240 feet on the east/west.
Planning Case Report 93-25
August 3, 1993
Page -2-
The plat subdivides the property into two (2) parcels. The lot area and lot width requirements
for the R-1 Single-Family Residential Zoning District are compared below:
R-1 Requirement
Minimum Lot Area = 9,500 square feet
Minimum lot Width = 75 feet
The two proposed lots meet the Zoning Code lot area and
Zoning District.
Preliminary_ Plat
Lot 1 (north) = 13,000 square feet
Lot 2 (south) = 11,058 square feet
Lot 1 = 100 feet (on 62nd Avenue)
Lot 2 -- 110 feet (on Louisiana Av.)
lot width requirements for the R-1
NO comments were received from Hennepin County or utility companies 6n the plat.
Per the attached "Exhibit A" prepared by the Building Official, the lot depth on the new
vacant lot is marginal, slightly limiting future expansion potential. The "buildable yard" is
3,325 square feet, but is only 35 feet deep. A typical 24-foot wide house could only have an
11 foot addition on the rear. However, in this location the rear yard setback is not necessarily
a sensitive location because the lots to the immediate west are 240 feet deep with a park-like
treed area directly to the west.
The City Attorney reviewed the plat and made the following comments/recommendations:
A. Though the preliminary plat does not say so, the property appears to be zoned R-1.
B. The garage appears to be located approximately 4 feet from the westerly property line.
The required sideyard setback for this property is 10 feet (Code §4.034(3)).
C. This may also be a good time to remind the owners that they must supply appropriate
evidence of title to show their ownership and the existence of any encumbrances on the
property.
The City Engineer reviewed the plat and made the following comments/recommendations:
A. Before the plat is approved it is recommended the developer show how drainage
will be conveyed across Lot 2.
B. Drainage and utility easements 5' in width shall be provided along all lot lines
except the south lot line of Lot 2 where a 10' wide easement is required.
C. Sewer and water service shall be provided form existing utilities in Louisiana Avenue.
The developer shall review with Public Works if sewer and water stubs are available
in Louisiana Avenue.
The Building Official reviewed the plat and made the following comments/recommendations:
B.
C.
D.
Plat should be labeled with LOTS 1 & 2.
Easements are needed at perimeters: 5 feet - side and rear; 10' along streets.
Evidence of title was submitted.
The existing garage may be 4 feet from the side property line, 12" less than our
minimum, but it is not significant.
City Engineer should advise us on the flat lot and area drainage.
Coordination with Crystal is likely needed on utility connections.
Although not directly related to the plat, the lilac bushes located on the City boulevard
within the site triangle should be removed.
Planning Case Report 93-25
August 3, 1993
Page -3-
RECOMMENDATION
Staff recommends approval of the Preliminary Plat of Carol James Addition subject to the following
conditions:
1. Comments/recommendations form City Attorney, City Engineer, and Building Official be
incorporated imo Final Plat.
2. Final Plat be submitted to Planning Commission for review/approval.
Attachments:
Topo/Section/Zoning Maps
Preliminary Plat
City Attorney Letter
City Engineer Letter
Building Official "Exhibit A"
Plat Review Letter
CAROL
PR, EL MINARY :LA'"
JAMES
i 20 30
62ND AVENUE NORTH
87I.~
...... I00.00 S89°57'01 'E ..... ~
~
30 30
- - 6445
62ND AVENUE
NORTH LINE OF NW ~ , SEC.5,T. 118, R.21
NORTH
T.C. T.C. T~.B.
8712.3 871.00 870.8:3
, .
?h9 ...- ..--- .... I00.00 EAST--
~ ~874~.
EXISTING
'"L, .~ 67;~.'
I
I
-- B"h.5
I I
6'10.~)
871.4 I O0.O0 S89"57'01"E ....
30
871.01
~C.~..M.- -
I-
0
Z
~0
Carol N. James - Owner and Developer
7105 62nd Avenue North
New Hope, Minnesota 55428
Hy~Land Surveying, P.A.
7845 Brooklyn Blvd.
Brooklyn Park, MN 55445
Legal Description:
The West One Hundred (100) feet of that part of the East One
Hundred thirty (130) feet of the Northeast Quarter (NE1/4) of the
Northwest Quarter (NWl/4) of Section Five (5), Township One Hundred
Eighteen (118), Range Twenty-one (21) lying North of the following
described line: Beginning at a point in the Center line of the
Osseo Road distant Two Hundred seventy-five and sixty-one
hundredths (275.61) feet Southerly along said Centerline from its
intersection with the North line of said Section Five (5), thence
Easterly to a point which point is described as follows: Beginning
at a point in the North line of said Section Five (5), distant Six
Hundred forty-four and five-tenths (644.5) feet East of the
intersection of said North line with the Northeast corner of said
Northeast Quarter (NE1/4) of the Northwest Quarter (NWl/4), thence
deflecting to the right One Hundred Four degrees Forty Minutes
(104° 40') and running Southwesterly Two Hundred eight-nine and
eight-tenths (289.8) feet to said point; except the Northerly
Thirty-three (33) feet thereof.
Hennepin County, Minnesota.
Ail distances approximate subject to final survey.
Benchmark - Top of hydrant Southwest quadrant - 62nd and Louisiana
Elevation - 874.83 feet
Invoice No. 2644
Field Book No. 126/12
Total Area - 24,058 Square Feet
Lot 1
Lot 2
13,000 Square Feet
11,058 Square Feet
I hereby certify that this plan was prepared by me or under my
direct supervision and that I am a duly Registered Land Surveyor
under the laws of the State of Minnesota.
Milton ~. ~Yland
Minnesota Registration No. 20262
CORRICK LAW OFFICES, PA.
WILLIAM J CORRICK
CORRICK & SONDRALL
a P~J~TNEI~HIP OF PI~OFE~.fl~ONAt. CO~%~ORATION~
Edinburgh Executive Office Plaza
8525 Edtnbrook Crossing
Suite #203
Brooklyn Park, Minnesota 55443
TELEPHONE (612) 425-5~71
FAX (612) 425-5~67
LAVONNE E. KE~F.E
SHARON D, DERBY
July 21, 1993
Mr. Kirk McDonald
Management Asst.
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
RE:
Carol James Addition
Preliminary Plat
Our File No: 99.15035
Dear Kirk:
I have reviewed the preliminary plat of the proposed Carol James
Addition. From my review, I note the following:
1. Though the preliminary plat does not say so, the property
appears to be zoned R-1.
2. The garage appears to be located approximately 4 feet
from the westerly property line. The required sideyard setback for
this property is 10 feet (Code §4.034(3)).
This may also be a good time to remind the owners that they must
supply appropriate evidence of title to show their ownership and
the existence of any encumbrances on the property.
Please contact me if you have any questions.
Sincerely,
Martin P. Malecha
s3w
CC:
Daniel J. Oonahue
Steven A. Sondral], Esq.
Bonestroo
Rosene
a
Anderlik &
Associates
Engineers & Architects
July 28, 1993
City of New Hope
4401 Xylon Avenue N.
New Hope, MN 55428
Attention: Mr. Kirk McDonald
Re: Carol James AddiLion
Our File No. 34-Gun
Dear Kirk:
We have reviewed the above plat and recommend the following:
· The development of Lot 2 (southerly lot) may impact the flow of drainage from west to
east to Louisiana Avenue. The existing house to the south maybe impacted if fill is
placed on Lot 2. Therefore before the plat is approved it's recommended the developer
show how drainage will be conveyed across Lot 2 not only to the satisfaction of the City
but also the property owner to the south. It appears the ~rades will be to flat to convey
drainage along the south lot line to Louisiana Avenue. It maybe necessary to direct the
drainage to the south across the property to the south or extend storm sewer. Presently
it's felt Lot 2 retains storm water runoff from other properties due to it's elevation.
Therefore once it's developed and filled the storm water witl be directed ot pond some
where else.
· Drainage and utility easements 5' in width shall be provided along ali lot lines except the
south lot line of Lot 2 where a 10' wide easement is required.
Sewer and water service shall be provided from existing utilities in Louisiana Avenue.
The developer shall review w~th public works if sewer and water stubs are available in
Louisiana Avenue.
If you have any questions please contact this office.
Yours truly,
BONES'IT. OO, ROSENF.~ ANDERLIK & ASSOCIATE~, INC.
Mark A, Hanson
2335 ~st Hlahw·v 36 · St:Paul, MN 55113 * 612-636,4600
RESOLUTION
93-123
Item 8.6
93-2B.
ItemS.7
difficult to add an addition and still meet all setback requirements. Staff
concurs that the unique shape of the Pie-shaped lot could qualify as a
hardship. A certified survey was submitted by the petitioner prior to the
Planning Commission meeting, as requested.
The previous owners of the property were granted a small rear yard
variance (4 feet) in 1983, for addition of a family room. At the Planning
Commission meeting the adjacent neighbor to the west (3229 Gettysburg
Court) stated that he was not opposed to the addition, but had concerns
about materials for this addition and the current swimming pool project
being delivered to the petitioner's rear yard over his property, changes in
drainage patterns, and damage to his lawn and he wanted assurances that
his property would be restored to its original condition. The petitioner
confirmed that the entire area would be sodded once construction was
completed.
The Planning Commission reviewed the request at their August 3, 1993,
meeting and recommended approval, subject to the following conditions:
1. Architecture/materials of addition to match existing structure.
2. Petitioner's and neighbor's property to be restored to original pre-
construction conditions {including drainage) within 30 days of
completion of construction.
Mr. McDonald clarified that Mr. Kranz is the contractor and Mr. Pomije the
property owner.
Mr. David Pomije, 3233 Gettysburg Court, was recognized and re-
confirmed that the siding and roof will match the existing home.
Councilmember Williamson introduced the following resolution and moved
its adoption: "RESOLUTION APPROVING PLANNING CASE 93-24
REQUEST FOR VARIANCE FROM 3S-FOOT REAR YARD SETBACK
REQUIREMENT AT 3233 GETTYSBURG COURT (PID #19-118-2i-23-
0081) SUBMI'I'FED BY BILL KRANZ/DAVID POMIJE". The motion for the
foregoing resolution was seconded by Councilmember Wehling, and upon
vote being taken thereon, the following voted in favor thereof: Enck,
Orlon, Williamson, Wehling; and the following voted against the same:
None; Absent: Erickson; whereupon the resolution was duly oassed and
adooted, signed by the mayor which was at'tested to by the city clerk.
Mayor Pro tern Enck introduced for discussion Item 8.~, Piannina case 93-
25, Re¢lUeSt for Preliminary Plat Approval for Carol James Addition, 7105
62nd Avenue North (PID #05-118-21-21-0002), Carol James, Petitioner.
Mr. McDonald stated the petitioner is requesting Preliminary Plat approval
for tho Carol James Addition to allow a split of the existing large single-
family R-1 lot into two parcels, with tho now northerly lot retaining the
existing single-family home and tho new southerly vacant lot allowing for
an additional R-1 single-family residential building site. Tho total area of
tho plat is 24,058 square feet, or .55 acres, and the existing parcel has a
width of 100 feet on the north/south and a length of 240 feet on the
east/west. The plat subdivides the property into two (2) parcels, with Lot
I (13,000 square feet) on the north (with house), and Lot 2 (11,058
square foot) on the south (vacant). The two' proposed lots meet the
New Hope City Council
Page 10
August 9, 1993
RESOLUllON
93-124
Item 8.7
TENNIS COURT
RESURFACING
Item 11.1
MOTION
Item 11.1
CONSENT ITEM
REMOVED
DONATION
Item 6.10
Zoning COde tot area and lot width requirements for the R-1 Zoning
District. The Preli~i~ ~iat 'was submitted to Department Heads, City
Attorney, City Engineer, utility companies, and Hennepin County for review
and comment.
He stated there are some corrections to be made prior to approval of the
final plat.
The Planning Commission reviewed this case at their meeting on August
3, 1993, and recommended approval subject to the following conditions:
1) Comments/recommendations from City Attorney, City Engineer, and
Building Official be incorporated into Final Plat and 2)
Final Plat to be submitted to Planning Commission for review.
Councilmember Otten questioned whether the issues, particularly the
drainage issue, was resolved.
Mr. Hanson stated it will be dealt with before approval of the final plat.
He noted currently the property is retaining water from the westerly
properties. He stated the property owner to the south may be the most
greatly impacted.
Mayor Pro rem Enck pointed out that the case will be presented again to
the Planning Commission prior to final approval.
Councilmember Wehling introduced the following resolution and moved its
adoption: "RESOLUTION APPROVING PLANNING CASE 93-25
PRELIMINARY PLAT OF CAROL JAMES ADDITION AT 7105 62ND
AVENUE NORTH (PID 805-118-21-21-0002) SUBMITTED BY CAROL
JAMES". The motion for the foregoing resolution was seconded by
Councilmember Otten, and upon vote being taken thereon, the following
voted in favor thereof: Enck, Otten, Williamson, Wehling; and the
following voted against the same: None; Absent: Erickson; whereupon the
resolutiQn w;$ duly passed and adQpted, signed by the mayor which was
attested to by the city clerk.
Mayor Pro tern Enck introduced for discussion Item 11.1, Approval of Bid
for Tennis Court Resurfacing.
Mayor Pro rem Enck reported the Iow bidder was Sjostrom for $12,331
and there is $14,262 in the Park CIP budget.
Motion was made by Councilmember Otten, seconded by Councilmember
Wehling, to award the bid of $12,331 submitted by Sjostrom for
resurfecing of tennis courts. All present voted in favor. Motion carried.
Mayor Pro rem Enck introduced for discussion Item 6.10, Acceptance of
Donation from Crystal Evangelical Free Church to be Credited to the City
of New Hope Capital Improvement Fund to be Used for Purchase of
Protective Vests in Police Department.
Councilmember Wehling expressed appreciation to the Church for the
donation.
New Hope City Council
Page 11
August 9, 1993
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
HENNEPIN COUNTY, MINNESOTA
PLANNING COMMISSION MINUTES August 3, 1993
CALL TO ORDER Vice-Chairman Gundershaug called the meeting to order at 7:00 p.m.
ROLL CALL
PUBLIC
HEARINGS
CONSENT
ITEMS (3.1)
MORON
Present:
Absent:
Also present:
Lifson, Underdahl, Sonsin, Gundershaug, Cassen, Watschke
Zak, Cameron
Kirk McDonald, Management Assistant
Vice-Chairman Gundershaug announced that the petitioner for Planning Case 93-11,
Gethsemane Cemetery Planned Unit Development, has requested the case be tabled
for one month so there will be no public hearing on it at the present time and those
in the audience to hear that case are free to leave rather than sit through the meeting.
He announced that no further notices will be sent so interested persons should make
a note to return on September 7th.
Vice-Chairman Gundershaug introduced the list of Consent Items as listed and stated
that all items will be enacted by one motion unless requested by any Commissioner
or citizen that an item be removed for discussion. It was clarified that a motion for
approval would be subject to conditions requested by staff for each case.
Commissioner Sonsin requested that Planning Case 93-12, Science Industry Center
3rd Addition Final Plat, be removed for discussion.
Motion by Commissioner Sonsin, second by Commissioner Casen, to approve all
remaining Consent Items listed for Planning Cases 93-20, 93-21, 93-23, 95-25,
subject to conditions recommended in the individual Planning Case Reports.
Voting in favor: Lifson, Underdahl, Sonsin, Gunderehaug, Cassen, Watschke
Voting against: None
Absent: Zak, Cameron
PC 93-20 Request for Variance from Driveway Parking Area Setback Requirement to
Allow Replacement of Blacktop and Widen Curb Cut, 4301 Nevada Avenue
North, James/Verle Fackler, Petitioners
PC 93-21 Request for Variance to Rear Yard Setback Requirement to Allow Construction
of a Porch, 3501 Xylon Avenue North, Michael Banker, Petitioner, subject to the
conditions: 1. Professional detailed plans submitted prior to the City Council
meeting; 2. Porch design and materials match/blend with existing structure.
PC 93-23 Request for Preliminary Plat Approval for Northwest Church Addition, 8624 50th
Avenue North, Northwest Church of Christ, Petitioner, subject to the conditions:
1. Comments/recommendations from City Attorney, City Engineer, and Building
Official be incorporated into the Final Plat; 2. Final Plat be submitted to
~ ...... : ......~ ............. :. io,~ for reviewlapproval.
~~ ~'~l~'eliminary Plat Approval for Carol James Addition, 7105 62nd
Avenue North, Carol James, Petitioner, subject to the conditions:
1. Comments/recommendations from City Attorney, City Engineer, and Building
Official be incorporated into the Final Plat; 2. Final Plat be submitted to
Piarming~Commission for review/approval.
Vice Chairmar~~ Gundershaug informed the petitioners that the City Council wiii
consider the~. ca~e~ individually on August 9, 199~ .~
PC 93-22 (3,2)~ ~ ~;:: .- Plamlfng Case 93-22 was introduced by the Vice-Chairmm"r and Mr. McDonald
REQUE~ IRDI~~: ....... presented ~; ~ for conditional use permit, to allow- erection of a 60-foot
CONDITIONAL USE ~* support structure and antennas, which include a 48-foo{ tower with
PERMIT TO ALL~: ~'~' ~f2-foot antennas, for effective and reliable amateur transmission and reception under
New Hope Planning Commission -1- August 3, 1993
4401 Xylon Avenue North.
New Hope, Minnesota 55428-4898
T, e~e~2horle :
TDD Line:
612-531-5100
612-531-5109
City Haft Fax: #612-53 ! -5 ~ ~
Police Fax: ,¢612-531-5 t -
PuOlic Works Fax: #612~533-755
August 9, 1993
Carol James
.7105 62nd Avenue North
New Hope, MN 55428
Subject:
REQUEST FOR PRELIMINARY PLAT APPROVAL OF CAROL JAMES
ADDITION, PLANNING CASE 93-25
Dear Carol James:
Please be advised that on August 9, 1993, the New Hope City Council approved the
request for Preliminary Plat approval of Carol James Addition, as submitted in Planning
Case 93-25, subject to conditions:
Comments/recommendations from City Attorney, City Engineer and Building
Official be incorporated into the Final Plat.
Final Plat be submitted to Planning Commission for review/approval.
Per the enclosed "Instructions to Petitioners for Approval of Plats and Subdivision
Requests", after the City Council has approved the Preliminary Plat, the petitioner can
prepare the Final Plat. The Final Plat must be prepared in accordance with Chapter 13
of the New Hope Code (also enclosed), and it should incorporate changes required by
the Planning CommLnsion and City Council and be submitted to the City within 100 days
of Preliminary Plat approval.
I would suggest that you schedule a short meeting with thc City staff and City Engineer
to review the recommendations for the Final Plat prior to starting preparation of the Final
Plat. Please contact me at 531-5119 to let me know when you would be available to meet
and I will be glad to coordinate the meeting. The Planning Commission next meets on
Tuesday, September 7th, and I would request that the Final Plat be submitted to the
City no later than Friday, August 20th, if you would like it considered at the
September Planning Commi.~6ion meeting.
Family Styled City ~ For Family Living
-2-
If you have questions, please call.
Sincerely,
Daniel J. Donahue
City Manager
Kirk McDonald
Management Assistant/Community Development Coordinator
KM/lb
Enclosures:
Plat Instructions
Excerpts, Chapter 13, New Hope Code
CC:
Dan Donahue, City Manager
Steve Sondrall, City Attorney
Mark Hanson, City Engineer
Doug Sandstad, Building Official
Valerie Leone, City Clerk
Planning Case File 93-25
Property File (7105 62nd Avenue North)
Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
94-10
Request for Rezoning from R-l, Single Family Residential, to R-2, Single and Two~
Family Residential
5009 Winnetka Avenue North
19-118-21-44-0065
R-l, Single Family Residential
City of New Hope
May 31, 1994
June 7, 1994
BACKGROUND
The City of New Hope is requesting a rezoning of the property located at 5009 Winnetka Avenue
North from an R-i, Single-Family Residential, Zoning District to an R-2, Single and Two-Family
Residential, Zoning District.
The City acquired the property this spring as part of the City's scattered site/home ownership housing
program with grant funds from the Minnesota Housing Finance Agency and the intent is to demolish
the structure and build a handicapped accessible duplex and sell it to New Hope residents through
the First Time Homeowners Program. The construction will be funded in part with Federal CDBG
(Community Development Block Grant) and HOME funds, in conjunction with the 5-City CO-OP
Northwest housing consortium. The project promotes New Hope's goal of providing affordable
housing home ownership opportunities to a variety of residents on a scattered site basis. The grants
were written to include demolition by the Fire Department with the idea of saving on demolition
costs and the opportunity to provide meaningful training to New Hope Fire Department personnel.
In order to use federal grant funds for the project, specific guidelines must be followed and certain
requirements met. One of these requirements is that an Environmental Review of the property be
completed. Part of the review includes a formal approval from the Minnesota Historical Society
stating that the site is of no historical importance. The City has just received the approval it needs
from the Historical Society and has had the Environmental Review accepted by Hennepin County.
Per Hennepin County and federal regulations, once the review is accepted the City must publish
notice in the paper that the site will be redeveloped. This notice was published on May 18th and the
house will be able to be burned/demolished after June 18th.
The dimensions of the rectangular comer lot are 159' x 128' and the lot contains 19,200 square feet.
The lot is located at the southwest intersection of Winnetka and 51st Avenues. The existing house
is one and a half stories with an unfinished basement, and is in fair condition with a poor floor plan.
It was built around 1900. The main floor consists of a living room, kitchen, bedroom, and
bathroom. The upper level is semi-finished with a bedroom that has limited ceiling height. There
is also a 16' x 20' detached garage in poor condition. There is a gravel driveway off Winnetka and
the landscaping is minimal.
The site is bordered on the north (across 51st Avenue) by R-2 and R-3 properties, on the west by
R-1 properties, on the south by an R-O, Residential Office, Zoning District, and east, across
Winnetka Avenue, by I-1 and I-2, Industrial, Zoning Districts.
Planning Case Report 94-10
May 31, 1994
Page 2
The site is currently zoned R-1 Single Family Residential. The City feels that the highest and bes[
use for the site is as a twinhome/duplex due to the size of the property and the surrounding zoning
uses, thus the request to rezone the property to R-2. If the rezoning is approved, it is anticipated
that a handicap accessible duplex would be constructed on the site that would face north on 51st
Avenue North, however, building plans have not yet been completed.
Property owners within 350' of the request have been notified of this rezoning request and staff have
received no comments.
ANALYSIS
The Planning Consultant has prepared a report on this rezoning request (attached) so please refer to
it for detailed explanations. Staff wants only to highlight the significant issues in the report, as listed
below.
Judgment Criteria. The City of New Hope considers rezoning decisions to be policy matters that
are warranted only via a positive response to the following questions:
A. Has the request resulted from a past zoning mistake?
No, in review of the Comprehensive Plan, existing land use patterns and past use of the
subject property, it is apparent that the current R-1 zoning designation does not represent a
past zoning mistake.
B. Has the character of the area changed to warrant consideration of a zoning change?
The site's current R-1 zoning is reflective of its historic use. Currently a 1900 era farmhouse
exists on the property. The farmhouse is currently in a state of disrepair and poses a genuine
health and safety concern. The character of the area in which the subject property is
located has changed since initial development of the site and adjacent properties.
The following is a synopsis of land use changes which have occurred in the area (refer to
Exhibit B for reference):
1962 Townhomes constructed to the northwest of the subject property.
1966 Dental office allowed south of subject site via special use permit (residential zoning
retained).
1969 Dental office site rezoned to L-B, Limited Business.
1974 Dental office site rezoned to MR designation.
1979 Dental office site rezoned to current R-O, Residential Office designation.
Planning Case Report 94-10
May 31, 1994
Page 3
1979 Duplex constructed to the north of the subject property (variance for undersized lot
approved).
1980 Townhomes to the northwest of the subject site rezoned from R-1 to R-3.
As shown above, the character of the area has evolved such that the allowance of
townhome type development is common to the area.
The proposed action has been considered in relation to the specific policies and provisions of
and has been found to be consistent with the official City Comprehensive Plan.
The City's 1976 Comprehensive Plan suggests the continuance of low density residential use of the
subject property. While the two family differs from the single family units to the west, the two
family development on the property constitute low density as 9,500 + square feet of lot area per unit.
This is consistent with minimum lot area standards of the remaining adjacent R-1 zoning to the west.
4. The proposed use is or will be compatible with present and future land uses of the area.
As part of the rezoning consideration, a determination should be made as to whether the proposed
use can compatibly co-exist with surrounding land uses. The following is a listing of land uses and
zoning designations which are located adjacent to the subject site.
Direction Land Use Zoning
North Multiple Family Residential R-2
South Commercial R-O
East Industrial I- 1
West Low Density Residential R-1
Based on an examination of surrounding uses and zoning designations, it appears that the proposed
use (twinhome) could compatibly exist on the subject site and is in character with existing land
uses in the area.
5. The proposed use conforms with all performance standards contained herein.
According to the Zoning Ordinance, 7,000 square feet of lot area must be provided for each two
family unit. At' 19,200 square feet in size, the subject site provides ample area to accommodate
the proposed use. As a condition of building permit issuance, the proposed twinhome could be
required to meet all applicable R-2 District performance standards.
6. The proposed use will not tend to or actually depreciate the area in which it is proposed.
As noted previously, a dilapidated, older house currently exists on the subject property. It is
believed that the removal of the structure and construction of the proposed twinhomes will only
escalate property values. The proposed twinhome development will allow the City to address the
health and safety concerns associated with the existing house while at the same time expanding
available housing choices within the City.
Planning Case Report 94-10
May 31, 1994
Page 4
7. Proposed Zoning. The proposed R-2 zoning designation is intended to provide for low density an,.
two unit dwelling and. directly related complementary uses. Specific uses allowed in the R-2 District
are identical to those allowed in the R-1 District with the addition of "two family dwelling units''
being listed as permitted uses. In this particular case, the R-2 zoning has been requested to allow
the construction of a twin home upon the subject property.
Subdivision. To allow individual ownership of the two proposed townhomes, a subdivision of the
subject property will be necessary. At 19,200 square feet in size, the subject site may successfully
accommodate the minimum R-2 District lot size requirement and the minimum 7,000 square feet of
lot area required for a two family dwelling unit. To be specifically noted in regard to the necessary
subdivision is a required 50 foot setback from Winnetka Avenue. Depending on specific twinhome
design, such a setback may affect the property division. This matter will be addressed at such
time when the subdivision is pursued.
The Planning Consultant and City staff find that the rezoning from R-1 to R-2 is justified for the
following reasons:
Ao
The character of the area has changed such that the proposed twinhome will be compatible
with existing uses in the area.
Bo
The residential density being proposed (and allowed in the R-2 District) is consistent with that
suggested by the City's Land Use Plan.
The proposed development is consistent with numerous residential development policies as
contained within the City's Comprehensive Plan, including: 1) a provision for housing for
persons of specialized needs, 2) a provision for low and moderate income housing, and 3) the
removal of substandard housing.
RECOMMENDATION
Staff recommends approval of the rezoning from an R-1 to an R-2 Zoning District, subject to the following
conditions:
The future subdivision of the subject site to accommodate individual ownership of the twinhome units
at the time the units are constructed.
The future initiation of a rezoning of the twinhome site located northwest of the subject site from R-1
to R-2. Such a rezoning would resolve a non-conforming land use situation.
Attachments:
Planner's Report
Site Location Map/Zoning
Zoning History
Topography
Possible Twinhome Floor Plan
Appraisal Excerpts
Plat Map
Nor h. we st .A, ssociated Consultants, Inc.
U R B P L A N N G . DES I G N M AR K E T R E S E A R C H
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
Kirk McDonald
Bob Kirmis/Alan Brixius
4 May 1994
New Hope 5009 Winnetka Rezoning
131.00 - 94.10
EXECUTIVE SUMMARY
Background
The City of New Hope has initiated a request to rezone a property
addressed 5009 Winnetka Avenue from R-I, Single Family Residential
to R-2, Single and Two Family Residential.
The requested rezoning is intended to accommodate the proposed
construction of a twin home upon the subject property. Both the
City's recent purchase of the property and future twinhome
construction have been made possible through land trust and federal
home grants recently awarded to the City. The proposed twinhome
would be specifically designed for occupancy by disabled residents
and will be made available to first time homebuyers of low to
moderate income. The said twin home would replace a deteriorating
farmstead which currently exists on the property.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Area Zoning History
Exhibit C - Area Topography
Exhibit D - Twinhome Floor Plan
5775 Wayzata Blvd.-Suite 555. St. Louis Park, MN 55416. (612) 595-9636.Fax. 595-'-,- ·
Recommendation
A change in land use is considered a policy decision that is a
responsibility of City officials. Based on the preceding review,
however, it is the opinion of our office that the proposed R-2
zoning is justified for the following reasons:
The character of the area has changed such that the proposed
twinhome will be compatible with existing uses in the area.
The residential density being proposed (and allowed in the R-2
District) is consistent with that suggested by the City's Land
Use Plan.
The proposed development is consistent with numerous
residential development policies as contained within the
City's Comprehensive Plan, including: 1) a provision for
housing for persons of specialized needs, 2) a provision for
low and moderate income housing, and 3) the removal of
substandard housing.
In conjunction with the requested rezoning, it is recommended that
the City pursue the following:
The subdivision of the subject site to accommodate individual
ownership of the twinhome units.
The rezoning of the twinhome site located northwest of the
subject site from R-1 to R-2. Such a rezoning would resolve
a non-conforming land use situation.
ISSUES ANALYSIS
Existinq Zoning. The subject site is currently zoned R-l, Single
Family Residential. The purpose of the R-1 District is to provide
for low density single family detached residential dwelling units
and directly related accessory and complementary.uses.
Reflective of its statement of purpose, permitted and conditional
uses in the district are considered to be of relatively low
intensity. Specific permitted and conditional uses allowed in the
district include the following:
Permitted Uses:
·
o
o
o
o
Single family detached dwellings
Day care facilities (12 or fewer persons)
Public parks and playgrounds
Essential services
Group care facilities
2
Conditional Uses:
·
·
·
·
·
·
·
Public educational and religious buildings
Commercial outdoor recreation
Government and utility buildings
Residential PUD
Cemeteries
Day care facilities (13 or more persons)
Earth sheltered homes
While the existing single family residence upon the subject site
constitutes a permitted use in the district, its dilapidated state
has prompted redevelopment attention.
Proposed Zoninq. The proposed R-2 zoning designation is intended
to provide for low density and two unit dwelling and directly
related complementary uses. Specific uses allowed in the R-2
District are identical to those allowed in the R-1 District with
the addition of "two family dwelling units" being listed as
permitted uses. In this particular case, the R-2 zoning has been
requested to allow the construction of a twin home upon the subject
property.
Judqement Criteria. The City of New Hope considers rezoning
decisions to be policy matters that are warranted only via a
positive response to the following questions:
1. Has the request resulted from a past zoning mistake?
No, in review of the Comprehensive Plan, existing land use
patterns and past use of the subject property, it is apparent
that the current R-1 zoning designation does not represent a
past zoning mistake.
Has the character of the area changed to warrant consideration
of a zoning change?
The site's current R-1 zoning is reflective of its historic
use. Currently a 1900 era farmhouse exists on the property.
The farmhouse is currently in a state of disrepair and poses
a genuine health and safety concern. The character of the
area in which the subject property is located has changed
since initial development of the site and adjacent properties.
The following is a synopsis of land use changes which have
occurred in the area (refer to Exhibit B for reference):
1962
Townhomes constructed to the northwest of the
subject property.
1966
Dental office allowed south of subject Site via
special use permit (residential zoning retained).
1969 Dental office site rezoned to L-B,
Business.
Limited
1974
Dental office site rezoned to MR designation.
1979 Dental office site rezoned to current R-O,
Residential Office designation.
1979
Duplex constructed to the north of the subject
property (variance for undersized lot approved).
1980 Townhomes to the northwest of the subject site
rezoned from R-1 to R-3.
As shown above, the character of the area has evolved such that the
allowance of townhome type development is common to the area. In
evaluating the preceding conditions, the City should also review
the requested rezoning within the following parameters:
The proposed action has been considered in relation to the
specific policies and provisions of and has been found to be
consistent with the official City Comprehensive Plan.
The City's 1976 Comprehensive Plan suggests the continuance of
iow density residential use of the subject property. While
the two family differs from the single family units to the
west, the two family development on the property constitute
low density as 9,500+ square feet of lot area per unit. This
is consistent with minimum lot area standards of the remaining
adjacent R-1 zoning to the west.
The rezoning of the property is considered consistent with a
number of Comprehensive Plan policies which relate to
residential development as reiterated below:
Protect low density residential neighborhoods from
encroachment or intrusion of incompatible higher use
types and by adequate buffering and separation from other
residential as well as non-residential use categories.
Encourage the development of patio homes, townhouses,
quadraminiums and condominiums to supplement conventional
single family homes and apartments, giving due
considerations to local market demands.
Maintain a high quality residential environment through
rehabilitation or where necessary, redevelopment of
substandard units.
Remove substandard housing when it is judged not
economically feasible to correct deficiencies.
de
Locate multiple family housing in areas not inferior to
those generally used for conventional single family
housing.
The proposed use is or will be compatible with present and
future land uses of the area.
As part of the rezoning consideration, a determination should
be made as to whether the proposed use can compatibly co-exist
with surrounding land uses. The following is a listing of
land uses and zoning designations which are located adjacent
to the subject site.
Direction Land Use Zoning
North Multiple Family R-2
Residential
South Commercial R-0
East Industrial I-1
West Low Density
Residential
Based on an examination of surrounding uses and zoning
designations, it appears that the proposed use (twinhome)
could compatibly exist on the subject site and is in character
with existing land uses in the area.
The proposed use conforms with all performance standards
contained herein.
According to the Zoning Ordinance, 7,000 square feet of lot
area must be provided for each two family unit. At 19,200
square feet in size, the subject site provides ample area to
accommodate the proposed use. As a condition of building
permit issuance, the proposed twin home would be required to
meet all applicable R-2 District performance standards.
The proposed use will not tend to or actually depreciate the
area in which it is proposed.
As noted previously, a dilapidated, older house currently
exists on the subject property. It is believed that the
removal of the structure and construction of the proposed
twinhomes will only escalate property values. The proposed
twinhome development will allow the City to address the health
and safety concerns associated with the existing house while
at the same time expanding available housing choices within
the City.
5
The proposed use can be accommodated with existing public
serVices and will not overburden the City's service capacity.
The proposed use is not expected to overburden the City's
service capacity.
fe
Traffic generated by the proposed use is within
capabilities of streets serving the property.
the
The subject property is located at the intersection of
Winnetka Avenue and 51st Street North. Both streets were
constructed at the proper size and capacity standards to
accommodate the proposed use.
Existing Non-Conformity. As shown on Exhibit B, a townhome
currently exists to the northwest of the subject size. To be
specifically noted, however, is that the property on which the
townhome exists holds an R-1 zoning designation. Because the R-1
zoning designation does not provide for such a use, a non-
conforming situation exists. To rectify this non-conformity, it is
recommended that the City initiate a rezoning of the property such
that the use is consistent with its zoning (R-3 zoning suggested).
Subdivision. To allow individual ownership of the two proposed
townhomes, a subdivision of the subject property will be necessary.
At 19,200 square feet in size, the subject site may successfully
accommodate the minimum R-2 District lot size requirement and the
minimum 7,000 square feet of lot area required for a two family
dwelling unit. To be specifically noted in regard to the necessary
subdivision is a required 50 foot setback from Winnetka Avenue.
Depending on specific twinhome design, such a setback may affect
the property division. This matter will be addressed at such time
when the subdivision is pursued.
CONCLUSION
Based on the preceding review, it is the opinion of our office that
justification does exist to warrant approval of the requested
rezoning. Such an opinion is based on the premise that the
character of the area has changed and that the proposed land use is
consistent with the provisions of the City's Comprehensive Plan.
Changes in land use are however considered matters of City policy
to be determined by City Officials.
pc:
Dan Donahue
Doug Sandstad
Steve Sondrall
6
J
dTER
HOSTERMAN
JR HIGH SCHOOL
WINNETKA
ELEMENTARY
SCHOOL
55T~1 ~,¥E. N.
R'4
NORTH RIDGE
CAVE
CENT IR
54 TH.'
AVE.'
HOME. RD
BOUND
COOPER
HIGH SCHOOL
HEW HOPE
SITE
47
R.4
417H
ST, RAPHE'IL
· i CATH O.LJ C
· :.i: ::': Cl.tUeC~l
I¸1
,//
EXHIBIT A - SITE
?$
(572
I
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1962 '£o~nhouse s
(Nouco~l forming
Adjacent buildings
platted/rezoued-' 80
to R-3
1979 Duplex [R-2]
(Small Icc Vari-~nce)
T~ CODE MIN~;
19,200 sf
[Ola far~ouSe se~
zoni~ ~ps show ~h
~ 1966 Residential
~ (Special Use
Z 1969 LB
1974 ~
Z t~. ~-o
'
EXHIBIT B - AREA ZONING
(3
NORTH
92~ .0
0
lOG o
§lST
~ 0
9~0.2
AVENUE
922.
X
NORTH
EXHIBIT C - AREA TOPOGRAPHY
EXHIBIT D - TWlNHOI~E FLOOFI PLAI',I
I
I
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Location Urban X Suburban Rural
% Built Up X Over 75% 50-75% 25-50%
Growth Rate x ~11 D~v. R~pid
~y/~
M~t Ti~ ~ 3 Mo X ~ Mo. Ov~ 6 Mo.
T~n
Urger 25%
Slow
5
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Typical Single Family Price Range
Typical Single Family Age Range
Present Land Use: 50 %Single Family. 20 % 2-4 Family
20 .% C~m,arcial 0 % Industrial
Change in Present Land Use: X Not Likely Likely
Pred~dnant Occupancy: X Owner Tenant
$ 75,000 to $100,000
20 Years to 45 Years
10 % Apartments
0 % Vacant ~
Tmdng Place
,% Vacant
Convenience to Shopp~ Good X Average
Employment Op~ties: Good X Average
Ccx~er~im to Schoo~ Gcx~ X Average
Adequacy of Utilities: Good X Average
Recreation Facilities Good X Average
Police & Fire Protection: __,C.~cc~ ~{ Average
Pr~ C~tibility __,Good X Average
Protect Detrimental Cond: Good X Average
General Ap~earanoe Good X Average
Appeal..to Market Good X Average
Adequacy Public Transpc~: X Good Average
Cxamue~ts: ~he subject is located i~ New Hope. New Hc~e is a westez~ m
of ~~ ~t ~ ~wly ~ly ~1~. ~ ~j~ ~ li~
~ a ~~ ~t ~~ of ~ ~. ~ ~ ~ 2-4 family
~ ~ ~ j~ ~ of ~ ~j~ ~. ~ ~j~ li~
~~y ~ W~~ A~, ~ ~ a ~j~ ~fic ~ of ~ ~.
W~~ off~ ~lic ~~ facili~ ~ ~11 ~ off~ ~
a~ ~ raj= f~~. ~~, ~ ~~ ~e a~ ~. ~~
~1~ ~ a 20 ~ ~i~.
I
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6
SITE
I
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1
1
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Dimensions:
Shape:
Drair~ge:
159 X 128 = 19,200 Sq. Ft.
Level
R-1
Off of Winnetka or 51st Street North
X Paved Road
X Sidewalk
X Strut Lights
X Public Electricity
X Public Water
X
X
Public Sewer
Public Gas
Private Well
Private Sewage System
Site
Driveway: CDncrete
Bituminous X Gravel
in 1900~] Hume is in overall fair condition with a rather po~r floorplan.
The hc~e has a sla~e exterior shake sidir~ with as~t shingle roof. The
w~ are double hur~. Ma/n floor ba~ a small bedrock, living ro(~ and
kitchen. ~e expansic~ area is semi-finished with a bedroom, ceiling
height is limited. There is also a detached garage on the property that
is in poor co~tio~. Its dimensions are 16 x 20. ~he aocess to the
garage is off of Winnetka Averse via a gravel drive~ay. Overall
'1
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11
~ Hi~b~t =U ~ U~ of a ~ is the reasonable and probable use
that supports the highest present %rulue, as d~' _u%e~_~, as of the effective date
of the appraisal. Alternatively, the use, from amor~ reasonably probable and
legal alternative uses, found to be I~hysically possible, appropriately
supported, financially feasible, that result in the high~st land %~lue.
~me size of the subject's parcel influences its ultimate develo~x~_nt. In
general, the larger the site, the greater its potential to achieve econce~es of
scale and flexibility and develop. The subject sits is 19,200 s~!a~e feet
in size. Because of its large size, the site has the potential for a few
different uses.
The subject is currently zoned R-l, residential. This zoning allows for
single family homes, as well as two family dwellings. Aftar reviewing the
zoning ordinance for R-1 residential zoning and considerin~ the subject's large
site size as well as its access off of either 51st Street North or Winnetka, it
appears that the highest and best use would be for a duplex style dwelling.
As indicated in the site improver, there is currently an older 1.5 story
hcme on the Property. To achieve the most economical and appropriate use of
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Plat Map ]
Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
94-1'4
Request for Conditional Use Permit Amendment and Site/Building Plan
Review/Approval to Allow Expansion of School Uses in an R-1 Zoning
District
8230 47th Avenue North
07-118-21 41 0001
R-1
Independent School District No. 281 (Cooper High School)
May 31, 1994
June 7, 1994
BACKGROUND
The petitioner is requesting a conditional use permit amendment and site/building plan
review/approval to allow expansion of school uses in an R-1 Zoning District, pursuant to
Section 4.054 of the New Hope Zoning Code.
Robbinsdale School District No. 281 is submitting an application for approval of upgrading
the Cooper High School football, soccer, and track complex. This complex is currently
utilized for physical education classes, as well as for numerous athletic activities. The
upgrading includes the installation of a new football/soccer field with an eight lane track
surrounding the playing area; along with new long-jump, high-jump, pole-vault, shot-put and
discus facilities. Also included in the proposal are new bleachers with. a press box, field
lights, storage, and concession/ticket booth/restroom facilities.
School facilities are allowed as a conditional use in the R-1 Zoning District and a conditional
use permit was granted in 1963 for the construction of the school. An amendment to the
existing conditional use permit and site/building plan review/approval is required to upgrade
the athletic facility.
The School District states in their application that the facility upgrade brings Cooper High
School up to standards with other Classic Lake Conference schools and ultimately gives all
students an oppommity to coach at a facility that will increase participation, school spirit,
and develop a sense of individual and school pride.
The School District states that attention has been given to many details to help accomplish
an awareness of concern for everyone involved in this project. Some of these details include
the following:
A. Completion of a professional traffic study/analysis of the area.
B. Placement of the home bleachers on the east side of the field with the smaller visitors
bleachers on the west side.
Planning Case Report 94-14
May 31, 1994
Page 2
A sound speaker system mounted on the west side of the field facing Cooper High
School and directed away from Zealand Avenue North.
A proposed lighting system to meet the code of one foot candle over flow onto
adjacent residential properties.
Bleachers that will be self-enclosed not allowing trash to drop to the ground with
placement of receptacles near the bleachers and concession stands.
Landscaping and earth berms designed to soften the area and conceal any structure
from Zealand Avenue North.
The upgraded complex will be used for physical education classes and athletic events. The
new field will improve the areas currently used for physical education and will replace
Mielke Field which was used for athletic events. The proposed site at Robbinsdale Cooper
is the area west of the school near Zealand Avenue. This area is currently used for athletic
practices and physical education. The district has allocated $2 million for upgrading fields
at both high schools -- $1.65 million from the sale of Mielke Field and the remainder from
the district's capital outlay budget. The district hopes to have the complexes ready for the
beginning for the 1995-96 school year. Arrangements have been made for both schools'
football, soccer and track teams to use facilities in other Classic Lake school districts for the
1994-95 school year.
The plans for the complex include the following:
B.
C.
D.
E.
F.
G.
Eight-lane running track.
Football/soccer field inside the track.
Home bleachers seating 2,000 people and visitor bleachers seating 500.
Sound system directed to the east.
Lighting system using four light poles.
Self-enclosed bleachers.
Landscaping and earth berms to make the area more attractive and conceal the
complexes from adjoining property.
A service building which will include a concession stand, restrooms and ticket sales.
Storage facilities under home bleachers for field and physical education equipment.
High-jump, long-jump, pole-vault, discus and shot-put areas located around the
outside perimeter of the track.
Scoreboard located outside of the track at one end of the complex.
Eight-foot chain-link fence around the perimeter of the complex.
Planning Case Report 94-14
May 31, 1994
Page 3
The property is zoned R-1 Single Family Residential and the 36 acre Cooper High School
site is surrounded by R-1 single family homes on all sides.
o
City staff have met with the School District on several occasions to give input on the plans
and the Design & Review Committee met with the petitioners on May 19th. Revised plans
and a revised traffic study were submitted as a result of the meeting. The School District
has also conducted neighborhood meetings with residents who reside near Cooper High
School.
10. Property owners within 350' of the request have been notified.
ANALYSIS
1. I.
Public, Educational, and Religious Buildings. (Public or semi-public recreational
buildings and neighborhood or community centers; public and private educational
institutions limited to elementary, junior high and senior high schools; and religious
institutions such as churches, chapels, temples, and synagogues) are allowed by
conditional use in the R-1 Zoning District provided that:
Side Yards. Side yards shall be double that required for the district, but no greater
than 30 feet.
Bo
Parking. Adequate off-street parking and access is provided on the site or on lots
directly abutting directly across a public street or alley to the principal use and that
such parking is adequately screened and landscaped from surrounding and abutting
residential uses.
Co
Off-Street Loading. Adequate off-street loading and service entrances are provided
and regulated where applicable by City Code.
The purpose of a Conditional Use Permit is to provide the City with a reasonable and legally
permissible degree of discretion in determining suitability of certain designated uses upon
the general welfare, public health, and safety. In making this determination, whether or
not the conditional use is to be allowed, the City may consider the nature of adjoining
land or buildings, whether or not a similar use is already in existence and located on
the same premises or on other lands close by, the effect upon traffic into and from the
premises, or on any adjoining roads, and all such other or further factors as the City shall
deem a requisite for consideration in determining the effect of such use on the general
welfare, public health, and safety.
Planning Case Report 94-14
May 31, 1994
Page 4
Other general criteria to be considered when determining whether to approve of deny a
conditional use permit include:
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.
Compatibility_. The proposed use is compatible with its adjacent land uses.
Performance Standards. The proposed use conforms with all applicable
performance standards contained in the Code.
No Depreciation in Value. The proposed use will not tend to or actually depreciate
the area in which it is proposed.
Zoning District Criteria. In addition to the above general criteria, the proposed
CUP meets the criteria specified for the various zoning districts:
1. In Residential Districts, R-1,2,3,4,5, R-O:
a. Traffic. Non-residential traffic is channeled into thoroughfares or onto
a street abutting business or industrial uses leading directly to
thoroughfares, and not onto minor residential streets.
b. Screening. The proposed use will be sufficiently separated by distance
or screening from adjacent residentially zoned land so the existing
homes will not be materially depreciated in value and there will be no
deterrence to development of vacant land.
c. Compatible Appearance. The structure and site shall have an
appearance that will not have an adverse effect upon adjacent
residential properties.
The Planning Consultant has prepared a report on this CUP amendment request
(attached) so please refer to it for detailed explanations, as City staff concurs with the
comments and recommendations in that report.
Revised plans were submitted subsequent to the Design & Review meeting which included
the following changes:
A. The traffic report was revised.
The parking lot and drive aisle layouts have been revised to comply with City
standards.
C. A lighting diagram was submitted which exceeds City standard.
Planning Case Report 94-14
May 31, 1994
Page 5
Tree types were revised per the request of the City Forester. Also, tree sizes were
uniformly increased in response to buffering concerns voiced by the City staff.
Eo
An additional service door was provided at the northeast end of the proposed under-
bleacher storage building.
Fo
To improve the quality of stormwater runoff, underground grit chambers were
proposed as suggested by the Shingle Creek Watershed District. The grit chambers
will be located immediately downstream of the existing parking lot located south of
the football/track facility. Design of the chambers will be in accordance with "best
management practices" as published by the Minnesota Pollution Control Agency.
Also, an extended detention basin (dry pond) will be provided at the northeast comer
of the complex.
G. Erosion control, in the form of silt fencing, was shown on the Drawings.
Ho
A site line (cross-section) was added to the plans, running in a southeasterly direction
towards the northwest comer of the track. Also, the house types (i.e. rambler, split
level, etc.) were adde~t to the plan in response to the concern regarding the view of
the complex from an upper level of a two-story home.
The District stated that they recognized the stormwater drainage concern south of the
Elementary School and will deal with the issue appropriately.
6. The City Engineer has reviewed the revised plans and has made the following comments:
Traffic Recommendations
Ao
The Traffic Management Plan as submitted shall be enforced with one addition.
Item No. 4 shall also include monitoring the four major intersections 47th and
49th Avenue at Winnetka and Boone Avenue). Special attention shall be given to
47th Avenue west of Winnetka Avenue where a permanent right turn lane may be
required for east bound traffic going south onto Winnetka Avenue. In the event
permanent improvements are required at any of these intersections, it is
recommended the School District assist in the cost of these improvements.
A detailed intersection layout has not been provided for the entrances from New
Hope Elementary School Parking Lot and Cooper High School Parking Lot onto
47th Avenue. It is recommended the layout be provided.
Co
Cooper High School, on a daily basis, is served by residential streets constructed to
residential standards (street width, right-of-width, street section). The daily traffic
counts on 47th Avenue east of the school and 49th Avenue at Winnetka Avenue and
Planning Case Report 94-14
May 31, 1994
Page 6
Boone Avenue are clearly higher than residential streets constructed to residential
standards can accommodate. The City of New Hope, the residents in the
neighborhood, and School District No. 281 hopefully can work together to accomplish
as much as possible when street improvements are considered in this area. The
impact from traffic for football games with a capacity crowd is substantial for a short
time, however, the daily impact Cooper High School has on the immediate streets in
this area is a major concern. It is recommended the School District work with the
City and assist in the cost of street improvements considered in this area.
Drainage Recommendation
Shingle Creek Watershed has not reviewed the plan for conformance. It is
recommended the plan be submitted to Shingle Creek Watershed and comply
with their requirements.
Bo
Hydraulic calculations shall be submitted for the detention basin to determine
its efficiency. Modifications to the existing storm sewer system may be required
based on the results of the calculations.
The parking lot improvements at New Hope Elementary School shall include
storm sewer extensions from 46~A Avenue and Xylon Avenue including storm
water retention/detention. In addition, water quality improvements shall be included
in accordance with Shingle Creek Watershed.
The storm sewer/grading improvements required immediately north of Cooper located
east of the expanded parking lot are not shown. It is recommended the
improvements in this area be identified (curbs, grades, storm sewers, etc.).
The southwesterly corner of the New Hope Elementary School site does not have
adequate drainage. It is recommended drainage improvements for this area be
considered as part of the improvements for the New Hope Elementary School
parking lot.
Site Improvements
Site improvements in the existing parking area are shown and comply with City requirements
(parking stall widths/lengths and driving aisle widths). Concrete curbs and curb medians are
shown defining parking lanes and driving aisles. The grading plan provides for constructing
a berm to hide the visitor bleacher. Substantial grading is also proposed north of the football
field to accommodate the discus area.
Planning Case Report 94-14
May 31, 1994
Page 7
Site Improvement Recommendations
mo
All slopes intended to be maintained and planted with landscape shall be no
steeper than 4:1.
Bo
The area beneath the home and visitor bleachers shall be reviewed to determine
if paving is required. It is not clear whether the area beneath the home bleachers
will be fenced to prevent foot traffic beyond the storage building.
C:
Sanitary sewer and water services are not shown to either concession or storage
building. Utility services shall be constructed in accordance with City standards
including proper water meters, backflow preventor for irrigation, etc.
The hydrant located north of the discus area due to grading must be raised. The
need for a hydrant and water main in this area shall be reviewed.
It is not clear whether the new curb construction in parking area will accommodate
a bituminous overlay or seal coat. Due to the new curb construction, much of the
existing bituminous pavement will have to be removed to provide proper grades. It
is recommended a bituminous overlay be constructed in all parking areas
including stripping.
Fo
The drive aisle width in front of the concession area is identified as 24 feet wide.
Due to the congestion in this area, it is suggested this driving aisle be 28 feet wide
to allow temporary parallel parking (school bus, delivery, etc.) and still allow two-
way through traffic. The wider drive aisle will also align better with the drive aisle
in front of the main school.
o
Staff finds that the School District has made a number of revisions to the physical plans of
the site, per the staff's request, however, staff feels that there are still a number of issues that
need to be addressed, including:
A. Comments/recommendations from Northwest Consultants report.
B. Comments/recommendations from City Engineer.
Police concerns persist about vehicle and pedestrian safety and other nuisance-related
calls requiring staff time.
Do
Building Official recommendation that parking lot island design be revised to allow
for mining of busses as shown on "attachment B."
Planning Case Report 94-14
May 31, 1994
Page 8
Uo
Conditional Use Permit standards: Ordinance 4.21 directly relates a CUP to the
nature of adjoining land and buildings, traffic effects, and other matters that can alter
the "general welfare, public health and safety." Clearly, the proposal adds a new high
intensity public nighttime and weekend use within a stable, fully developed low-
density residential area. Staff rely heavily on the public's comments in a case, such
as this, for the perceptions and beliefs about all of the resulting impacts.
Comprehensive Plan conflicts: "Land Use Goals" and "Land Use Policies" (pages 10
and 11), "Residential Goals" and "Residential Policies" (pages 12, 13, and 14),
"Transportation Goals" and "Transportation Policies" (pages 19, 20, 21, 22 and 23),
"Community Facilities" (pages 24, 25, and 26). A new stadium would be directed
onto "collector-level" streets, as defined in the official transportation plan. Only one
adjacent roadway, 49th Avenue, is so classified. All other adjacent streets are "local,"
in contradiction to the stated goals and policies. A principle thrust of the
Comprehensive Plan is "PROTECT RESIDENTIAL NEIGHBORHOODS FROM
PENETRATION BY THROUGH TRAFFIC." With 30 percent of the propoSed 830
vehicles for a peak event approaching the neighborhood from Boone Avenue, there
will be bypass or "through traffic" shortcuts resulting on 46th, Del Drive and Aquilla
Avenue.
Assorted Nuisances resulting from the intensified use. It is very hard to predict the
frequency and variety of these. Each may be similar to daytime mischief that now
occurs near Cooper. Team rivalries can result in disputes and loud activities during
evening hours. Trespass, graffiti and vandalism are possible at night with 2,000
people getting excited. Trash, littering incidents are guaranteed with a stadium. The
ability and willingness of the school district to provide adequate staff and volunteer
supervision and clean-up is a major unknown. Tall pole-mounted light glare and
noise complaints will result.
Staff would condense all of the issues and controversies into one question: "Is it possible
to introduce an expanded, intensified evening use with 2,500 people, lights, bands, traffic,
noise and littering, loitering and all, into a 30 year old single family neighborhood with no
direct access to a collector level street while "protecting residential neighborhoods from
through traffic penetration," "preserving the general welfare, public health and safety" and
assuring investors in the area that the use will NOT "tend to or actually depreciate the area."
Public input is extremely valuable in considering this request, recognizing the positive values
that the stadium will certainly provide.
Planning Case Report 94-14
May 31, 1994
Page 9
RECOMMENDATION
With the sale of Mielke Field, the School District has limited site choices for the establishment of
an athletic complex that will serve the Cooper High School students. In evaluating the School
District's request for a CUP, the City must consider the benefits of having a quality athletic facility
for the students as well as the New Hope residents. The educational and recreational opportunities
must, however, be weighed against the land use issues that are presented by the site.
Based on the review of City Code requirements, the proposed stadium complex has outstanding
issues associated with it which are unique to the City and sensitive to existing surrounding area
property owners. At the forefront are compatibility, noise, and visual concerns in addition to traffic
and parking considerations. It is for these reasons that staff leaves it as a policy decision to be
decided by the Planning Commission and City Council.
Based on the review of City Code requirements and identification of several issues as discussed
herein, decision on this request to construct a new high school stadium is a sensitive one. There
are positive and negative factors that will exist both with or without the stadium location on the
Cooper High School site. In one regard, the schools long time standing in the community and
existing site uses very similar in nature to the proposed use may justify granting the request in
addition to the limited site usage on a yearly basis and lack of neighbors/activity during off-times.
However, there are negative factors which also have to be evaluated in further detail such as
compatibility, noise and traffic concerns. It must be proven, either through additional studies,
revised design, or other means that the positive factors outweigh the negative ones. While there are
typically negative factors associated with any development, the underlying decision must always be
that which affords the greatest benefit to the community as a whole.
Attachments:
Planning Consultant's Report
Zoning/Topo Maps
City Engineer Comments
Site Plan and Notes
Grading/Drainage Plan
Landscape Plan
Landscape Schedule
Field Lighting Plan
Building Elevations
Sections
Lighting Plans
5/27/94 Petitioner Letter re: Revised Plans
5/26/94 Revised Traffic Analysis
5/12/94 Original Traffic Analysis
7/20/93 Facility Improvement Study
11/19/93 Staff Correspondence
5/18/94 Parent Advisory Board Letter
Neighborhood Meeting Information
Attachment B
Attachment CP
Nor west ssociat Consultan s, .
U R B P L A N N G · DES N · M A R K ET R S E A R C
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE:
Kirk McDonald
Elizabeth Stockman / Alan Brixius
3 June 1994
New Hope - Cooper High School Athletic Complex
131.01 94.13
Background
School District 281 has submitted plans for construction of an
athletic complex on the Cooper High School property, located at the
intersections of Zealand and 49th Avenues North in the City. The
property is zoned R-i, Single Family Residential which requires
that a Conditional Use Permit be obtained because of its
association with the school as a public/educational structure.
The two existing high schools, Cooper and Armstrong, currently
share an athletic facility which is located off-site. The recent
sale of Mielke Field mandates the relocation of the athletic
complexes. The School District is requesting approval of this
project as well as a similar one in the City of Plymouth, so that
equal facilities, recreation opportunities and time are available
to both schools.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Site Plan
Exhibit C - Grading and Drainage
Exhibit D - Landscaping Plan
Exhibit E - Floor Plans/Elevations
Exhibit F - Lighting Plan
Exhibit G - Section Drawings
5775 Wayzata Blvd.-Suite 555-St. Louis Park, MN 55416. (612) 595-9636.Fax. 595-9837
Recommendation
With the sale of Mielke Field the school district has limited site
choices for the establishment of an athletic complex that will
serve the Cooper High School students. In evaluating the school
districts request for a CUP, the City must consider the benefits of
having a quality athletic facility for the students as well as the
New Hope residents. The educational and recreational opportunities
must, however, be weighed against the land use issues that are
presented by the site.
Based on the review of City Code requirements as discussed herein,
the proposed stadium complex has several outstanding issues
associated with it which are unique to the City and sensitive to
existing surrounding area property owners. At the forefront are
compatibility, noise, and visual concerns in addition to traffic
and parking considerations. It is for these reasons that we do not
make recommendation on this matter, but rather leave it as a policy
decision to be decided by the Planning Commission and City Council.
Should the City decide to approve the request, it is recommended
that the following conditions be included as part of the
Conditional Use Permit.
1)
The project is found to comply with all Conditional Use Permit
criteria as outlined herein.
2)
A minimum of 625 parking spaces are provided on site in
conformance with City standards, exclusive of dead-end
parking, narrow drive lanes, and those spaces impacted by
light poles.
3)
Snow storage areas and parking lot grades are indicated on
revised plans.
4)
Additional screening is provided in the large median area at
the west end of the parking lot and along the south/east side
adjacent to Dell Drive and the residential area.
5)
If, after the first year of operation, bus parking space
proves to-be inadequate, additional spaces are provided to
accommodate them. In the event this becomes necessary, the
submitted plans should be revised to show where the additional
bus parking could be constructed. Buses shall be prohibited
from using car parking spaces during varsity football games
and other events which are at or near capacity.
6)
Additional study is given to the effect traffic will have on
the surrounding area local streets to the satisfaction of the
City Council.
7)
City decision on the potential extension of 47th Avenue is
determined prior to approval of~the school district CUP, so as
not to create a parking shortage or place unnecessary burdens
upon the school district to relocate parking in future years.
8)
Ail slopes in excess of 1:1~ are planted with materials other
than turf and such slope protection measures are indicated on
revised site plans.
9)
The grading and drainage plan is reviewed by and subject to
the approval of the City Engineer.
zo)
Any lighting used on site is arranged so as not to reflect
onto adjacent property.
ii)
A Noise Impact Statement is submitted if required by the City
to further address related concerns.
12)
The location of trash receptacles on site and the ability of
refuse trucks to collect rubbish must be indicated on revised
plans. Additionally, the school district will be considered
responsible for the collection of trash in surrounding areas
off-site after events, thus the means by which this will occur
should be indicated.
13)
Ail signage which may be desired or necessary on site is
reviewed and subject to the approval of the City.
i4)
Traffic control measures are utilized by the school district
to minimize impacts on neighboring properties pursuant to that
deemed necessary by the City.
is)
The exact number of games and types of activities which will
take place on site are defined by the school district and
incorporated as a condition herein. Any activity above and
beyond that which is initially approved by the City will
require further consultation and formal approval by the City
Council.
16)
The Cooper High School athletic facility is not shared with
Armstrong or any other school on a regular basis. Special
events may be approved by the City.
Issues Analysis
Zon£ng. The school property is currently zoned R-i, Single Family
Residential. A Conditional Use Permit is required to locate a
public/educational building within the district. The proposed use
must meet the following criteria as outlined under Section 4.054 of
the City Zoning Ordinance in order to be approved as a conditional
use.
3
i)
Side Yards. Side yards shall be double that required for the
district, but no greater than 30 feet.
The proposed side yard setback from the rear of the visitor
bleachers to the property line is 50 feet, thus exceeding the
minimum 30 feet required.
2)
Parking. Adequate off-street parking and access is provided
on the site or on lots directly abutting directly across a
public street or alley to the principal use in compliance with
Section 4.036 and that such parking is adequately screened and
landscaped from surrounding and abutting residential uses in
compliance with Section 4.033(4).
Based on the ratio of one parking space for every 4 seats, 625
spaces will be necessary to accommodate the expected crowds
and includes 25 spaces for handicapped usage. As indicated in
subsequent sections of this report, however, there are only
596 acceptable parking spaces on site, as the 33 dead-end
stalls and the 10 others encroached upon by light poles will
not be counted. It is likely that revisions to submitted
plans would be able to make provisions for an additional 43
stalls which are in compliance with City standards.
3)
Off-Street Loadinq. Adequate off-street loading and service
entrances are provided and regulated where applicable by
Section 4.037.
The proposed locations of service gates and access points are
considered to be satisfactory, but will also be subject to
review and comment by the City Engineer and Building Official.
Ail existing loading areas have been maintained appropriately.
Conditional Use Permit Review Criteria. The Planning Commission
and City Council will consider the possible adverse effects of the
proposed conditional use and in determining whether to approve or
deny a Conditional Use Permit, they must find that:
1)
Comprehensive Plan. The proposed action has been considered
in relation to the specific policies and provisions of and has
been found to be consistent with the official Comprehensive
Municipal Plan of the City.
The New Hope Comprehensive Land Use Plan identifies the school
district site for public and semi-public land uses. While the
athletic facility falls into this land use category as an
accessory use, the Comprehensive Plan does not specifically
address this type of land use activity for the high school
si re.
4
The Cooper High School is located in Planning District 13 as
defined in the New Hope Comprehensive Plan. This district is
characterized by totally developed single family residential
sub-neighborhoods inter-connected by a large concentration of
school and church uses. Traffic generation experienced in
this district has been greater than that traditionally found
in single family neighborhoods. The following development
policies are applicable to the proposed stadium:
a)
b)
c)
d)
e)
f)
Preserve and protect property values.
Relate land use development to transportation needs,
desired development as identified in the Community
Development Plan and community priorities.
Ensure that intensification of land use activity and
development is accompanied by sufficient corresponding
increases in related supportive and service facilities.
Protect low density residential neighborhoods from
encroachment or intrusion of incompatible higher use
types and by adequate buffering and separation from other
use categories.
Plan transportation facilities to function in a manner
compatible with adjacent land use.
Ensure that the expansion of existing development
includes adequate off-street parking.
The introduction of the high school athletic facility must be
evaluated in relation to the residential character of the area and
the aforementioned planning policies.
2) Compatibility.
land uses.
The proposed use is compatible with adjacent
The high school si te i s surrounded by single family
neighborhoods. The site is accessible via local streets. The
introduction of an athletic facility raises compatibility
issues with regard to site appearance, traffic, noise,
lighting, and evening events.
The school district has attempted to minimize the impacts of
the complex through site design features, extensive screening,
and parking lot improvements. Additionally, the school
district has indicated that the new activities being added to
the site are limited to varsity football, and girls and boys
varsity soccer. To limit the impact of the facility on
adjacent neighborhoods, the school distri.ct expressed a
willingness to limit the number of events. A more detailed
evaluation of the site design and land use concerns is
provided in subsequent sections of this report.
5
3)
4)
5)
6)
Performance Standards. The proposed use conforms with all
applicable performance standards contained in this code.
In subsequent sections of this report, detailed review of site
plans has been provided and outlines compliance wi th
applicable zoning regulations.
No Depreciation in Value. The proposed use will not tend to
or actually depreciate the area in which it is proposed.
While the introduction of the athletic complex to the high
school site will influence the character of the adjacent
residential properties, it will not be the sole determining
factor in decreased property values (assuming this is
possible). The individual likes and dislikes of a residence,
neighborhood, and City are typically the determining factors
for persons buying homes. The County Assessor supports this
statement and has stated that they do not place values on
homes based on the existence of this type of use, but rather
the buying and selling patterns of similar homes. The
positive factors of living across from this type of use
include the lack of homes/neighbors, proximity to recreational
opportunities, and open/quiet space during off-times.
Zoning District Criteria. In addition to the above referenced
criteria, the proposed CUP meets the criteria specified in the
R-1 zoning district.
Ail criteria outlined under the R-1 District for conditional
uses have been met as discussed above under "Zoning".
In residential districts:
a)
Non-residential traffic is channeled into thoroughfares
or onto a street abutting business or industrial uses
leading directly to thoroughfares, and not onto minor
residential streets.
Traffic from the existing high school parking lot is
channeled onto Zealand and 47th Avenues which are both
local streets. While parking for the proposed stadium
will be utilizing the same ingress and egress points as
those which currently exist, the stadium will likely
create a greater concentration of vehicles at one time
and at a time period spanning the evening rather than
daytime hours.
b)
The proposed use will be sufficiently separated by
distance or screening from adjacent residentially zoned
land so that existing homes will not be materially
depreciated in value and there will be no deterrence to
development of vacant land.
6
The School District has proposed an extensive screen
utilizing berms and vegetative 'material along Zealand
Avenue which will be subject to review by the City in
terms of acceptability and the stadium structure meets
all required setbacks.
c)
The structure and-site shall have an appearance that will
not have an adverse effect upon adjacent residential
properties.
The proposed stadium represents a high quality design and
is consistent with the style/materials of the existing
high school building.
Setbacks. The following setbacks are applicable to the proposed
development.
Front Yard (47th Avenue)
Side Yard (Zealand Avenue)
Rear Yard (49th Avenue)
30 feet
30 feet
35 feet
The proposed stadium is setback greater distances on all three
sides than the minimum required. The setback from Zealand Avenue
is 50 feet, from 47th Avenue is 220+ feet, and from 49th Avenue is
330+ feet.
Vehicle Parking. The existing number of parking stalls on site at
the current time totals 552. The breakdown for this is as follows:
381 spaces on the high school site
+167 spaces on the elementary school site
+ 6 reserved spaces
- 10 spaces impacted by light poles
- 12 spaces lost due to the new design
552 total spaces which exist
The City previously indicated to th~ School District that the
existing stalls do not meet code requirements. Thus, the plans
reflect a revised parking lot layout with an increase in the total
number of stalls, parking spaces and drive aisle widths at the
appropriate sizes, and improved intersections. The following
breakdown reflects the proposed parking quantities as shown on
attached plans:
342 on high school site after changes
+153 on elementary school site after changes
+144 in new lot to north of building
- 10 spaces impacted by light poles
- 33 dead-end spaces on the north/east side of building
596 acceptable spaces as shown on submitted plans
The current City parking standard indicates that a minimum of one
space per 8 seats should be provided, however, this number is
considered to be outdated and it will be necessary for the
applicant and City to come to an agreement on the minimum number of
spaces that should be provided. The traffic analysis which was
prepared by Westwood Professional Services, Inc. dated 26 May 1994,
utiliZes a 1:4 ratio, thus necessitating a total of 625 parking
stalls. As a reference, other sources were checked to compare this
proposed standard. Specifically, research by Westwood indicated
that the cities of Brooklyn Park, Mankato, Plymouth, and Prior Lake
also use this ratio and the American Planning Association (1991,
PAS Report 432) supports a ratio of one space per 3 to 5 seats, as
varies between cities surveyed.
Based on this data, it is expected that one parking space for every
4 seats will be able to accommodate the expected crowds. This
necessitates a total of 625 parking spaces, including 25 for
handicapped usage. As indicated previously, however, there are
only 596 acceptable parking spaces on site, as the 33 dead-end
stalls and the 10 others encroached upon by light poles will not be
counted. It is likely that revisions to submitted plans would be
able to make provisions for an additional 43 stalls which are in
compliance with City standards. There are 26 handicapped parking
stalls on site which exceeds the 25 required.
Other factors related to parking on-site which must be clarified
prior to approval of submitted plans include designation of the
areas where snow is to be stored, indication of the grade of the
parking area (which must not exceed 5 percent), indication that all
parking areas will be surrounded by a perimeter curb, paved, and
striped. Additionally, the City Code requires that parking areas
be screened and landscaped from view of surrounding area
properties. Thus, it is recommended that supplementary plantings
be required in the large median area on the west end of the parking
lot and along the south/east side where residents access their
homes via Dell Drive.
A final issue related to parking is the design of the new parking
area to the north of the existing building. While the dead-end
parking arrangement for 33 spaces has already been highlighted as
an undesirable arrangement for traffic movement and congestion
reasons, the drive aisle width in this location is also
insufficient at a width of 20 feet rather than the 24 feet which is
required. Additionally, the drive aisle width between the two
northern-most rows of parking measures only 20 feet, while the
drive lane north of this point is not necessary. It is possible to
redesign these areas to be in compliance with City standards.
Bus Parking. Two designated bus parking spaces have been indicated
on submitted plans which measure 13 x 40 as is required. While the
applicants feel that two bus parking spaces is adequate, it is
recommended as a precautionary measure to include a proof of
parking clause which would require the provision of additional
spaces if it is deemed necessary during varsity football games
after evaluation of the first year of operation. It is mandatory
that buses do not utilize vehicle parking areas.
Traffic Generation. The proposed stadium has a total seating
capacity of 2500 persons and an estimated maximum vehicle count of
625 per varsity football game (the activity with the most
attendance). As indicated previously, these vehicles must utilize
47th and Zealand Avenues to access the major thoroughfares of 49th
Avenue and Winnetka Avenue. While this is in opposition to the
intent of the CUP criteria, the existing high school parking
facility currently accommodates similar levels of traffic which use
the same streets to exit the site but the number of vehicles
leaving after games would most likely be within a shorter, more
intense time period. The traffic study indicated that the
intersections of Winnetka at 47th and 49th as well as the
intersections of Boone at 47th and 49th are able to accommodate the
levels of traffic anticipated on game nights. Ample consideration
was not, however, given to the effect that traffic will have on
surrounding area local streets. It was indicated that an
additional 95 vehicles would utilize Virginia Avenue north of 47th
Avenue and an additional 50 vehicles would traverse Zealand Avenue,
but others were not specifically addressed. The school district
indicated a willingness to utilize additional signage, persons, or
any other traffic control measures to ensure that the effect upon
neighboring properties is kept to a minimum.
47th Avenue Extension. The City Code requires that all buildings
be placed so that they will not obstruct future streets which may
be constructed by the City according to the system and standards
employed by the City. While the proposed stadium will not hinder
the potential future connection of 47th Avenue, the parking area
would be significantly impacted. If the extension were to occur,
curvature of the road would be necessary to by-pass the elementary
school building. It is suspected that limited area exists on the
high school or adjacent sites for establishment of off-street
parking areas, thus the extension of 47th Avenue would create a
distinct shortage of parking with little, if any, on-site space
available for it's replacement.
Grading and Drainage. A grading and drainage plan has been
submitted, as required under Section 4.032 (4). The berm which has
been proposed along the west side of the stadium measures 8 to 10
feet in height and has a maximum slope of 33 percent. The Zoning
Ordinance prohibits turf slopes in excess of 1:1~. As is
recommended in subsequent sections of this report, shrubs and/or
ground covers may be better suited for the steepest sloped areas
9
and may also add to the visual quality on site. Whatever the
approved means, slope protection measures should be indicated and
if this area is to be seeded, it is recommended that erosion
control blankets or other methods be incorporated and specified on
submitted plans. The plans will be subject to review and comment
by the City Engineer, and the final plan will be subject to his
written approval.
Fencing. 'An eight foot high black coated chain link fence has been
proposed around the periphery of the stadium. It is in compliance
with City standards in that it is more than five percent open for
passage of air and light, does not exceed eight feet in height and
does not encroach into the required front yard building setback
area.
Landscaping. As required in the City's Zoning Ordinance, the lot
area remaining after providing for off-street parking, off-street
loading, sidewalks, driveways, or other building site requirements,
shall be landscaped using ornamental grass shrubs, trees, or other
treatment generally used in landscaping. The proposed vegetative
plantings shown on submitted plans are acceptable with regard to
species selection, size, and spacing. All proposed plantings
exceed the minimum size required at the time of installation. The
Austrian Pines and Spruce trees are both excellent screening trees
and are able to withstand more dry conditions than some other
evergreens. It is estimated that at the time of planting screening
will be provided to a height between 10 and 18 feet. Judging from
the existing topography as shown on submitted section drawings,
this is adequate to buffer the views from adjacent split level and
rambler homes. It will take approximately 20 years for the trees to
reach a height of 35 to 50 feet (45 to 60 feet as measured from the
base of the berm).
It is recommended that some small shrubs and ground cover species
be integrated into the design on berms or at the front of the
stadium to add to the visual character on site. Additionally, as
has been suggested in previous sections of this report, increased
screening would also be desirable to better buffer the parking lots
adjacent to residential areas.
Lighting. Any lighting used to illuminate stadium, parking, signs
or other site uses must be arranged to deflect light away from
adjoining residential uses and from public streets. Any lights or
combinations of lights must not cast light on a public street in
excess of one foot candle as measured from the center line of the
street. Lights reflecting onto residential property must not
exceed four foot candles as measured at or on the adjoining
property. While the proposed light poles are to extend a distance
of 80 feet into the air as measured from the field surface, the
submitted plans indicate a maximum measurement of .85 foot candles
at the curb line of Zealand Avenue which is in compliance with the
above specified requirements.
10
Noise. Chapter 9 of the New Hope City Code stipulates the
following maximum noise levels permitted by receiving land use
districts.
Receiving District
Day Night
(7am-10pm) (10pm-7am)
L10 L50 L10 L50
R-1 65 60 55 50
The City may require a noise impact statement to be completed if
the proposed project is considered to be a potential noise
source.
Refuse/Storage. Ail materials, equipment, and refuse must be
stored within a building or be fully screened so as not to be
visible from adjoining properties. The locations of trash
receptacles and the ability of refuse trucks to collect such must
be indicated on submitted plans.
Signage. The submitted plans do not indicate whether property
identification, directional, or temporary/portable signage will be
changed from that which exists or additional signage will be
necessary given the increased site usage. A signage plan must be
submitted for review by the City and should be in conformance with
Section 3.40 (Signage) of the City Code.
Events. The exact number of games and types of activities which
Will take place on site must be defined by the school district and
incorporated as a condition herein. Any activity above and beyond
that which is initially approved by the City will require further
consultation and formal approval by the City Council.
Conclusion
Based on the review of City Code requirements and identification of
several issues as discussed herein, decision on this request to
construct a new high school stadium is a sensitive one. There are
positive and negative factors that will exist both with or without
the stadium location on the Cooper High School site. In one
regard, the schools long time standing in the community and
existing site uses very similar in nature to the proposed use may
justify granting the request in addition to the limited site usage
on a yearly basis and lack of neighbors/activity during off-times.
However, there are negative factors which also have to be evaluated
in further detail such as compatibility, noise and traffic
concerns. It must be proven, either through additional studies,
revised design, or other means that the positive factors outweigh
the negative ones. While there are typically negative factors
11
associated with any development, the underlying decision must
always be that which affords the greatest benefit to the community
as a whole.
pc:
Dan Donahue
Doug Sandstad
Steve Sondrall
12
City
of
New. Hope
S~NGL.~ FAMILY RESIDENTIAL R-I
SINGLE AND TWO FAMILY RESIDENTIAL fl-Z
MEDIUM DENSITY RESIDENTIAL R-S
HIGH DENSITY RESIDENTIAL
SENIOR CITIZEN RESIDENTIAL
RESIDENTIAL OFFICE R-O
LIMITED NEIGHBORHOOD BUSINESS B-I
RETAIL BUSINESS
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COMMUNITY BUSINESS
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GENERAL iNDUSTRIAL
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' 'Assodated
Consultants, .inc.
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Bonestroo
Rosene
mil Anderllk &
Associates
Engineers & ArchltKtS
June 2, 1994
City of New Hope
4401 Xylon Avenue N,
New Hope, MN 55428
Attention: Mr. Kirk McDonald
Re: Cooper High School Football Field
Our File 34-pen
Dear Kirk:
We have reviewed the plans submitted by Robbinsdale School District No. 281 for the
proposed improvement~ to the existing football field and track. Other improvements
include home/visitor bleachers with press box, lighted field, concession building, storage
building, and parking lot improvements. Traffic (paridng, etc.) drain~e, and site
improvements (grading, landscape, etc.) have been reviewed and are summarized herein.
Traffic
A traffic study has been done by Westwood Professional Services, Inc. which reviewed traffic
and parking requiremeuts. In general, the traffic study demonstrates that during peak hour
(9-10 p,m.) followin~ a game with a capacity crowd (2500 people) the level of service (LOS)
at each of the four major intersections near Cooper High School is "B" or higher (page 4
of study). In addition, the required parking for a capacity crowd is 625 stalls which assumes
one parking stall per 4 seats, The available parking based on the site plan is 635 stalls
which includes the main lot (368), the reconfigured lot at New Hope Elementary School
(153), and the expanded lot located north of Cooper (114).
Traffic Recommendation
a)
The Traffic Management Plan as submitted shall be enforced with one addition. Item
No. 4 shall also include monitoring the four major intersections (47th and 49th Avenue
at Winnetka and Boone Avenue). Special attention shall be given to 47th Avenue west
of Winnetka Avenue where a permanent right turn lane may be required for east
bound traffic going south onto Winnetka Avenue. The LOS for 47th Avenue east
bound west of Winnetka is "C" (180 north, 310 south, total 510). In the event
2335 ~Vest High-way 36 · St. Paul, MN 55113 *'61-2~36-4~3~- "
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New Hol~
Page2'
Re: Cooper High School Football Field
June ~, 199,t
permanent improvements are required at any of these intersections, it's recommended
the School District assist in the cost of these improvements,
b)
A detailed intersection layout has not been provided for the entrances from New Hope
Elementary School Parking Lot and Cooper High School Parking Lot onto 47th
Avenue. It's recommended the layout be provided.
c)
Cooper High School, on a daily basis, is served by residential streets constructed to
residential standards (street width, right-of-width, street section)..The daily traffic
counts on 47th Avenue east of the school ~ 1850 AD'I) and 49th Avenue at
Winnetka Avenue and Boone Avenue (+==, 5100 ADT) are clearly hi~her than
residential streets constructed to residential standards can accommodate. The City of
New Hope, the residents in the neighborhood, and School District No. 281 hopefully
can work together to accomplish as much as posm'ble when street improvements are
considered in'this area. The impact from traffic for football games with a capacity
crowd is substantial for a short time, however, the daily impaot Cooper High School
has on the immediate streets in this area is a major concern. It's recommended the
School District work with the City and assist in the cost of street improvements
considered in this area,
Drainage
Storm watzr drainage from Cooper High School for the most part is conveyed north through
existing storm sewers to an existing 30" storm sewer in 49th Avenue. The existing storm
sewers are capable of conveying approximately a 1 year event storm. The overflow storm
water is conveyed onto 49th Avenue and flows westerly aoross Boone Avenue to the DNR
wetland located north of 49th Avenue opposite Flag Avenue. The storm water runoff from
easterly portion of New Hope Elementary School and its adjacent parking lot is conveyed
overland to existing storm sewer in 46th Avenue at Xylon Avenue, Similar to the storm
sewer in 49th Avenue, the existing storm sewer in Xylon Avenue is capable of conveying a
! year event storm, The overflow storm water from 46~ Avenue is conveyed southerly in
Xylon Avenue where flooding will occur at its low point between 46th and 45th Avenue
during rainfall events exceeding the storm sewer capaoity. Storm water retention/detention
and treatment is presently not provided at either school.
The site plan does show a grit chamber constructed over the existing storm sewer near 49th
Avenue, while a detention basin is shown north of the football field. Details for the grit
chamber and hydraulic calculations (drainage area, outflow restrictions, storage volume,
etc.) for the detention basin are not provided. I~s stated issues associated with overland
drainage at New Hope Elementary School will be dealt with appropriately.
£0'd '3~V ~ OO~I~NO~ II£I 9£9 EI9 LS:90 ~66I-£0-90
City of New Hope
Page $
Re: Cooper High School Football Field
June 2, 1994
Drainage Recommendation
a)
Shingle Creek Watershed has not reviewed the plan for conformance. It's
recommended the plan be submitted to Shingle Creek Watershed and comply with
their requirements.
b)
Hydraulic calculations shall be submitted for the detention basin to determine its
efficiency. Modifications to the ex/sting storm sewer system may be required based on
the results of the calculations.
c)
The parking lot improvements at New Hope Elementary School shall include storm
sewer extensions from 46½ Avenue and Xylon Avenue including storm water
retention/detention. In addition, water quality improvements shall be included in
accordance with Shingle Creek Watershed.
d)
Thc storm sewer/grading improvements required immediately north of Cooper located
east of the expanded parking lot are not shown. It's recommended the improvements
in this area be identified (curbs, grades, storm sewers, etc,).
e)
The southwesterly corner of the New Hope Elementary School site does not have
adequate drainage. It's recommended drainage improvements for this area be
considered as part of the improvements for the New Hope 1/lementary School parking
lot.
Site Improvements
Site improvements in the existing parking area are shown and comply with City
requirements (parking stall widths/lengths and driving aisle widths). Concrete curbs and
curb medians are shown defining parking lanes and driving aisles. The ~rading plan
provides for constructing a berm to hide the visitor bleacher. Substantial gm/ting is also
proposed north of the football field to accommodate the discus area.
Site Improvement Recommendations
a) All slopes intended to be maintained and planted with landscape shall be no steeper
than 4:1.
b)
The area beneath the home and visitor bleachers shall be reviewed to determine if
paving is required. It's not clear whether the area beneath the home bleachers will be
fenced to prevent foot traffic beyond the storage building.
City of, New Hope
Page 4
Re: Cooper High School Football Field
June Z 1994
c)
Sanitary sewer and water services are not shown to either concession or storage
building. Utility services shall be constructed in aexordance with City standards
including proper water meters, backflow preventer for irrigation, etc.
d)
The hydrant located north of the discus area due to Mading must be raised. The need
for a hydrant and water main in this area shall be reviewed.
e)
'It's not clear whether the new curb construction in parking area will accommodate a
bituminous overlay or seal coat. Due to the new curb construction, much of the
existing bituminous pavement will have to be removed to provide proper grades. It's
recommended a bituminous overlay be C~)nstmcted in all parking areas including
stripping.
The drive aisle width in front of the concession area is identified as 24' wide. Due to
the congestion in this area, it's suggested this driving aisle be 28' wide to allow
temporary parallel parking (school bus, delivery, etc.) and still allow two-way through
traffic. The wider drive aisle will also align better with the drive aisle in ~ront of the
main school. .
If you have any questions please contact this office.
Yours very truly,
BONESTROO, ROSENE, ANDBRLIK & ASSOCIATES, INC.
Mark A. Hanson
MAH:Ik
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COOPER HIGH SCHOOL ATHI.rrlO COMPLEX
SITE PI.AN NOTES ·
COOPER HIGH SCHOOL ATHLETIC COMPLEX
HEN HOPE, MINNESOTA
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EVERGREEN TREE DETAIL
.PLANT MATERIALS LIST
COMMON NAME SCIENTIFIC NAME QTY. SIZE ROOT
.,LANDSCAPING. SEEDING AND SODDING NOTES
FOR CITY REVIEW ONLY
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ANDERSON-JOHNSON ~ ~
A SSOCIA TES, '~--------'
INC. . - -- w
Landscape Architecture · Site Planning · Civil Engln~e,
May 17, 1994
Doug Sandstad
Attached find eight (8} prints of the Field Lighting Plan
for Cooper High School. The computer prints are a bit hard
to read {faxed from Michigan) but I think it is clear that
the light level does not exceed one foot candle at street
centerline. In fact, the maximum indicates 0.85 foot candles
at the curb line, school side.
We have requested clearer copies of the printouts be sent to us
by express mail. If need be, I will get those to you posthaste.
Thanks Doug for your continued cooperation on this important
community project.
Roy Anderson
VALLEY SQUARE OFFICE CENTER · SUITE 250 · 7575 GOLDEN VALLEY ROAD · MINNEAPOLIS, MN 55427
PH (612) 544-7129 · FAX (612) 544-0531
l,g'"/ 0.~4 C.4: ¢49
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INDEPENDENT SCHOOL DISTRICT 281
Rai~biasJale Arc- Sc~ool~
/,'arcing for a lifetime o.f grewing
May 13, 1994
To:
From:
Re:
city of New Hope Planning Commission a~Ci~y Council
/~ ~\/l~
SChool District 281 ~ ~
Robbinsdale
Attached Application
Robbinsdale School District 281 is hereby submitting an
application to the City of New Hope Planning Commission
and City Council for approval of upgrading the Cooper High
School football, soccer, and track complex. This complex
is currently utilized for physical education classes, as
well as for numerous athletic activities. The upgrading
includes the installation of a new football/soccer field
with an eight lane track surrounding the playing area;
along with new long jump, high jump, pole vault, shot put
and discus facilities. Also included in the proposal are
new bleachers with a press box, field lights, storage, and
concession/ticket booth/rest room facilities.
The facility upgrade brings Cooper High School up to
standards with other Classic Lake Conference schools and
ultimately gives all students an opportunity to
participate, and coaches an opportunity to coach at a
facility that will increase participation, school spirit,
and develop a sense of individual and school pride.
Through careful design planning, attention has been given
to many details to help accomplish an awareness of concern
for everyone involved in this project. Some of these
details include the following:
e
Completion of a professional traffic
study/analysis of the area.
Placement of the home bleachers on the East
side of the field with the smaller visitors
bleachers on the West side.
A sound speaker system mounted on the West side
of the field facing Cooper High School and
directed away from Zealand Avenue North.
A proposed lighting system to meet the code of
one foot candle over flow onto adjacent
residential properties.
4148 FFinnetl~a ~4 venue North
New Hope. Minnesota 55427
t6121 533.2781 · FAX I (612; 537-0947
.4FFIRMATIVE ACTION £MPLOY~-R
®
Bleachers that will be self-enclosed not
allowing trash to drop to the ground with
placement of receptacles near the bleachers and
concession stands.
Landscaping and earth berms designed to soften
the area and conceal any structure from Zealand
Avenue North.
Thank you for your consideration of this application.
Feel free to contact Superintendent Jim Dahle or Whitey
Johnson at 533-2781 if you have any further questions.
May 27, 1994
ANDERSON-JOHNSON
ASSOCIATES, ~ ....
INC. .- ~.
LanJscape Architecture · Site Planrdng · Civil Enginee .~
Mr. Kirk McDonald
Management Assistant /
Community Development Coordinator
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Re:
Proposed Football / Track Improvement
Cooper High School
New Hope, Minnesota
Dear Mr. McDonald,
We appreciated the opportunity to review the project with the Design Review Committee recently
and feel that this submittal propedy addresses each of the concerns that were voiced at that
meeting, namely:
1. The traffic report has been revised and is attached hereto.
2. Parking lot and ddve layouts have been revised to comply with City standards.
3. A lighting diagram has been submitted which exceeds City standard.
Tree types have been revised per the request of the City's landscape expert.
Also, tree sizes have been uniformly increased in response to buffering concerns
voiced by the City staff.
An additional service door has been provided at the northeast end of the
proposed under-bleacher storage building.
o
To improve the quality of stormwater runoff, underground gdt chambers are
proposed as suggested by Mr. Dale Claridge, Consulting Engineer for Shingle
Creek Watershed District. The gdt chambers will be located immediately
downstream of the existing parking lot located south of the football / track facility.
Design of the chambers will be in accordance with "best management practices"
as published by the Minnesota Pollution Control Agency. Also, an extended
detention basin (dry pond) will be provided at the northeast comer of the complex.
7. Erosion control, in the form of silt fencing, is shown on the Drawings.
VALLEY SQUARE OFFICE CENTER · SUITE 250 · 7575 GOLDEN VALLEY ROAD · MINNEAPOLIS, MN 55427
PH (612) 544-7129 · FAX (612) 544-0531
Re:
Proposed Football / Track Improvement
Cooper High School
New Hope, Minnesota
A site line (cross-section) has been added to the plans, running in a southeasterly
direction towards the northwest corner of the track. Also, the house types (i.e.
rambler, split level, etc.) have been added to the plan in response to the concern
regarding the view of the complex from an upper level of a 2-story home.
The Distdct recognizes the Stormwater drainage concern south of the Elementary
School and will deal with the issue appropriatelY.
We trust that each concern has been addressed adequately and look forward to our continued
effort in working with the City of New Hope to achieve a high quality facility that will serve the
needs of the School Distdct and community for years to come.
If you have any questions or require additional information at this time, please call me.
Sincerely,
ANDERSON-JOHNSON ASSOCIATES, INC.
Daniel L.
DLJ:cjj
Enc.
CC:
James Dahle / lSD No. 281
VVhitey Johnson I lSD No. 281
Westwood Professional Services, Inc.
Date:
To:
From:
Re:
May 26, 1994
MEMORANDUM
14180 Trunk Hwy. 5
Eden Prairie, MN 55344
612-937-5150
FAX 612-937-5822
Whitey Johnson, School District 281 Athletic Director
Allan S. Klugman, P.E. ~/~
Revised Traffic Analysis for Proposed Athletic/Physical Education Complex at Cooper
High School in New Hope
Background Information
Over the past several months the firm of Anderson-Johnson Associates, Inc., has prepared site and facility
plans for an athletic and physical education complex at Cooper High School in New Hope. In conjunction
xvith this effort, Westwood Professional Services, Inc., has conducted traffic analyses for the proposed
facility. This memorandum replaces the earlier version of May 12, 1994, and summarizes all analyses and
modifications completed to date.
During the preliminary design phase of this project, the City of Ne~v Hope and its representatives have
provided revie~v and comments on traffic issues relative to the facility. These comments have been
presented through a variety of modes and forums including: written correspondence (e.g., letter from Kirk
McDonald to James Dahle dated November 19, 1993, and memorandum from Doug Sandstad to Kirk
McDonald and A1 Brixius dated May 18, 1994), meetings with City staff and a meeting with the Planning
Commission Design Review Committee on May 19, 1994.
Based on all of the City input, Anderson-Johnson Associates has revised portions of the site layout and
West~vood Professional Services, Inc., has revised or expanded on the traffic analysis. This memorandum
summarizes these activities.
CharacteristiCs of the Proposed Facility
The proposed complex has a 2500 seat capacity (2000 bleacher seats on the home side and 500 bleacher
seats on the visitor side). This same site, which presently has a limited amount of bleacher seating, is
currently used for junior varsity football, sophomore football and varsity track meets. These events start at
approximately 4:00 p.m. The new facility will continue to hold those events. In addition, the new facility
will hold boys' varsity football and boys' and girls' varsity soccer. Varsity football and soccer games will
start at approximately 7:30 p.m. and end at approximately 9:30 p.m.
The traffic study concentrated on varsity football, as it draws the largest number of spectators. Cooper
High School ~vill play four home varsity football games per year. The facility is also expected to be used
annually for the Cooper High School graduation ceremony. The facility is not planned to be used for
Armstrong or any other high school football games.
V~stwood Professional Services, Inc is an equal ooportun~y employer
Mr. Whitey Johnson
May 26, 1994
Page 2
Expected Size of Crowd
The analyses of twvo key elements of the transportation study -- parking and traffic operations -- are
dependent on the expected crowds to be dra~vn to the facility. The size of the expected "design crowd" (in
vehicles) has been analyzed in different manners. This section describes the methodologies for establishing
the value of the design crowd.
One way to estimate the design crowd to be served is by analyzing the City Zoning code required parking
spaces. The current New Hope zoning code requires stadiums to provide one parking stall per eight seats
of capacity. The City staff has indicated that it may initiate a review of this requirement as they feel it
appears low.
In order to obtain background information on zoning code parking requirements, a phone survey was
conducted during the week of May 23, 1994, by West~vood Professional Services, Inc., and Anderson-
Johnson Associates, Inc. Zoning officials in communities in and around the Twin Cities were asked to
provide the required parking count for a stadium. If the city code did not contain "stadium," they were
asked for a suitable substitute such as "arena," if that was available. The survey identified three cities in
addition to New Hope which use 1 stall per 8 seats, one city which uses one stall per 6 seats for stadiums
and arenas associated with schools, and four cities which use 1 stall per 4 seats. This information is
summarized below. Appendix Table A-1 provides more details on the data that make up this tabulation.
Parking Requirement
Number of Cities
1 parking stall for 8 seats
1 parking stall for 6 seats
1 parking stall for 4 seats
3 cities
1 city (1)
4 cities
(1) This value was specifically for a stadium or arena which is an accessory to a school
We propose that for the Cooper High School study, a value of one parking stall per 4 seats of capacity be
utilized. This value is consistent with current standards in use in other cities. (The previous Westwood
analysis, based on t_vpical crowds, not capacity_ crowds, utilized a value of three persons per vehicle. It is
assumed that as crowds approach capacity, more carpooling and drop-off activity will occur, resuking in a
lower parked-vehicle count per person for the stated crowd size.)
For the remainder of the analysis and this summary memorandum, a vehicle count of 625 (2500 seats/4)
will be utilized. This value of 625 represents a "worst case" scenario of maximum loading. It is well
understood that in analyzing this facility, the worst case is of interest. However, it should also be realized
that the potential maximum loading would be an extremely rare occurrence for which special management
strategies could be employed. (Management strategies are discussed later in this memorandum.)
To provide some context for the figure of 625 vehicles, it is useful to look at recent football attendance at
Cooper High School. Gate receipts were analyzed for the last three seasons of Cooper High School
football games played at Mielke Field in Robbinsdale. The average paid attendance at these games was
730 persons per game (students and adults). An additional total of 220 persons was added to represent all
non-paid attendees (band members, cheerleaders, district personnel with passes and players). The resulting
average crowd at recent games is approximately 950 persons. It is expected that with the field located
Mr. Whitey Johnson
May 26, 1994
Page 3
adjacent to the school there will be an increase in student attendance. Also, 950 represents the average
crowd and a particular game of greater importance may draw higher croxvds. However, it should still be
noted that a crowd of 2500 would represent a crowd more than 2-1/2 times as large as the current average
attendance. Although the facility and its parking and traffic needs are analyzed relative to 2500 spectators,
that size crowd will happen very infrequently.
Traffic Operations Analysis
Trip Generation
As determined above, the design value crowd for this facility is 625 vehicles. For a t~ical football game,
the exiting movements will be of greater analysis interest than the entering movements. Exiting tends to
happen in a more concentrated time period and ~vill involve vehicles entering onto the surrounding major
roadway network (e.g., Winnetka Avenue and Boone Avenue).
Trip Distribution
The second step in the traffic analysis involved estimating the trip distribution -- the general directional
pattern of vehicles approaching the complex. It is expected that the majority of fans arriving at the
complex will be from ~vithin the Cooper school boundary. A map of that area xvas analyzed to determine
what portion of the school service area would likely use each potential approach route. Consideration of
fans arriving from the opponents' areas was added to this analysis to establish an overall distribution
pattern to a game event. Figure 1 depicts this pattern. It is expected that approximately 70% of the fans
coming to the complex will arrive from the north and east of the school.
Trip Assignment
The third step in the traffic analysis involved estimating the amount of event traffic that would be assigned
to the roadway network and determining the ability of the system to accommodate that demand. As
indicated previously, the majority of the event traffic, approximately 70% (440 vehicles), is expected to be
oriented to the north and east. This traffic will access the major roadway system at Winnetka Avenue via
47th Avenue North and 49th Avenue North. The remaining 30% of the traffic (190 vehicles) will orient
toward Boone Avenue.
A high school football game ends at approximately 9:30 p.m. To obtain background traffic volume data
for this time period, nighttime traffic counts were conducted for the four most important intersections
surrounding the school (Winnetka at 47th and 49th Avenues North and Boone at 47th and 49th Avenues
North). The turn movement counts were conducted from 9:00 p.m. to 10:00 p.m. during the week of May
23, 1994. Figures 2 through 5 in the Appendix summarize the counts. The expected site exiting traffic
was added to these baseline counts to obtain resultant volumes with a capacity event at the new facility.
To produce the resultant traffic volume values shown on Figures 2 through 5, assumptions were made
relative to which streets vehicles exiting the site would use in the absence of any barricading or other
directing of traffic. The table beloxv summarizes the estimated volume added to each street as a capacity
crowd leaves the facility.
Mr. Whitey Johnson
May 26, 1994
Page 4
Street
Added Volume
47th Avenue East of Virginia
Virginia Avenue North of 47th Avenue
.49th Avenue East of Virginia Avenue
47th Avenue West of Zealand Avenue
Zealand Avenue North of 47th Avenue
49th Avenue North West of Zealand Avenue
345 vehicles
95 vehicles
95 vehicles
140 vehicles
50 vehicles
50 vehicles
Operational Analysis
Using the projected turn volumes summarized on Figures 2 through 5, the Level of Service (LOS) was
computed for each intersection. LOS is a traffic engineering term that represents the measure of the quality
of service provided to the driver. LOS is expressed as a letter grade, A through F, similar to school grades.
At stop sign or signal controlled intersections, vehicle delay is the main determining factor in developing an
LOS rating. The table below summarizes the results of the LOS analysis for each major intersection. The
complete computation sheets are included in the Appendix.
Intersection Control
Level of Service
47th Ave. N. at Winnetka Ave. N.
49th Ave. N. at Winnetka Ave. N.
47th Ave. N. at Boone Ave. N.
49th Ave. N. at Boone Ave. N.
Signal "B"
Signal "B"
Stop Sign on 47th "A"
Four-Way Stop "A"
The conclusion of the LOS analysis is that with an exiting capacity football crowd, all four of the most
important intersections near the site are expected to operate at very acceptable levels of service. At the
time of night when game crowds exit, the background traffic levels on Winnetka Avenue and Boone
Avenue are relatively low and the street system has ample capacity to accommodate the crowds leaving the
Cooper facility.
An additional comment is warranted regarding the signal operations on Winnetka Avenue at 47th and 49th
Avenues North. Hennepin County is currently in the process of upgrading the signal controllers on
Winnetka Avenue. That effort, to be done in 1994, will provide new, state-of-the-art signal controllers
which are fully capable of being programmed to vary the signal "green time" between Winnetka and the
cross streets to meet the instantaneous traffic demands. This is an important feature since, when the games
let out, the green time demand on Winnetka is fairly Iow. Therefore, as more vehicles are detected by the
signal on the cross street, an unusually large amount of green time can be assigned to the cross street to
clear the waiting vehicles. This controller feature cannot necessarily be used at other times. For example,
during the regular school day, the exiting volume in the afternoon coincides with higher traffic volumes on
Winnetka Avenue and the signal system does not have the flexibility to reassign green time to the cross
street.
The volumes represented on Figures 2 through 5 represent a best estimate of traffic flow patterns departing
after a game. If the actual exiting patterns differ from these estimates, the conclusions or the analysis
would remain the same -- the surrounding roadway network has sufficient available capacity to
accommodate site exiting traffic at good levels of service.
Mr. Whitey Johnson
May 26, 1994
Page 5
Parking
Parking Supply
The parking system for the athletic complex will make use of the high school lots and the adjacent
elementary school lot. The school district will control scheduling of events at both schools, so there is no
competing use of the parking spaces in either lot on game evenings.
As currently situated, the stalls in the two school lots do not meet City Zoning Code requirements for stall
and aisle dimensions. With the athletic complex project, the s~hool district is proposing to expand the
dimensions of the high school lot and also re-stripe the elementary school lot to bring both areas into
compliance with code dimension requirements. The revised site plan prepared by Anderson-Johnson
Associates, Inc., provides the new parking lot configurations. The revised site plan also shows
development of a new parking area to the north of the high school building in the vicinity of the current
hockey rink.
As developed earlier in this report, a capacity crowd would generate a need for 625 spaces; the revised
layouts provide a total of 639 spaces on the combined property. Ten of the spaces within the high school
lot are partially impacted by the presence of light poles. Excluding these spaces from the formal count will
yield a total of 629 complying spaces, although some of the 10 light pole impacted stalls will also be used
as is currently observed. In addition to the auto vehicle spaces, there is also a provision for motorcycle
parking and bicycle parking.
Parking Lot Access
The access to both the high school and elementary school lots is accomplished via 47th Avenue and
Zealand Avenue North. To facilitate access maneuvers, the high school lot drives to Zealand Avenue have
been increased in width from 20 feet to 26 feet. Also, the access to the elementary school lot has been
refined to operate in a safer manner. This was accomplished by decreasing the pavement width at the
entrance from 80 feet to 40 feet. This change will allow the entrance to operate similarly to a standard
intersection. The access changes are summarized on the revised site layout plan.
Bus Parking
The site layout plan shows two stalls for visitor bus parking located at the north end of the high school lot,
east of the field. These two spaces will be sufficient for visiting football teams. For other events which
may attract more visitor buses (e.g., multi-school track meets), the expected crowd is much smaller and bus
parking areas can be designated within the high school lot.
Neighborhood Streets
The analysis above indicates that the on-site developed supply of 629 complying spaces could more than
adequately meet the required needs for a high attendance football game at Cooper High School. There is no
need to rely on the usage of on-street parking in the surrounding neighborhood to meet the football game
parking demand. Presently several streets surrounding the school area are controlled by three types of
parking restriction signs, as listed below.
Mr. Whitey Jolmson
May 26, 1994
Page 6
"Resident Parking Only"
"No Parking"
"No Parking 7:00 am to 3:00 pm Monday through Friday"
Appendix Table A-2 lists the specific parking restrictions in place on each particular street in the area.
Since all parking demand can be met on site, the potential exists to expand the signed parking restrictions to
absolutely prohibit game event parking on nearby residential streets. This could be accomplished by
installing a set of permanent signs with a ne~v or additional message to also cover game events. Or the
same effect could be achieved by the use of temporary sign hoods used to ban parking during games. The
placement of such sign hoods could be done by district personnel in conjunction with other game event
preparations.
Pedestrian Circulation
Pedestrian circulation and safety has been expressed as a concern by the City. Sidewalks exist on 47th,
49th, Zealand and Virginia Avenues North surrounding the school property, but do not exist further away
from the school. The parking demand analysis showed that all parking can be met on-site and furthermore,
we are advocating parking restrictions during game events on neighborhood streets. With these conditions,
there does not appear to be a potential for large numbers of pedestrians to access the site via nearby
neighborhood streets.
Changes to Surrounding Roadway System
The City of New Hope has expressed to the project team the City's consideration of a potential connection
of 47th Avenue North across what is now the southern end of the high school parking lot. That connection
would cause major changes to the number of parking stalls in the high school lot. The project team has
pursued its work based on the assumption that the School District (the property owner) does not support a
47th Avenue connection. Adjustments to the high school and elementary school lots have been developed to
improve access and circulation to the current lots.
At a later date, as crowd patterns and parking usages become documented, it may be possible to reconsider
a 47th Avenue connection in view of how it will impact the site.
Traffic Management Plan
The analyses conducted for the proposed athletic complex indicate that the street system surrounding
Cooper High School and the on-site parking facilities can adequately accommodate a full-capacity event at
the complex. To ensure satisfactory operations, it may be useful to implement a traffic management plan
in conjunction with the new facility. The list below summarizes key points of such a plan.
l)
Parking bans can be extended to prohibit on-street neighborhood parking during major
game events. As described earlier, restrictions could be achieved through permanent
signing or by temporary signs or hood covers placed by school district personnel.
Mr. Whitey Johnson
May 26, 1994
Page 7
2)
School district or off-duty police force personnel can be used in the parking lot to maintain
orderly access, parking and egress. The school district currently does this ~vith their
personnel to help control traffic operations at high school graduation ceremonies.
3)
The school district can agree, in writing, which events may be held in the facility without
further permits or approvals (e.g., high school football, soccer, track). If any other use is
requested, the school district will need to obtain a special permit. As part of the permit
application process, the school district will need to document any potential transportation-
related concerns, along with a plan of how the concerns will be mitigated.
4)
During the first year of football games at the new facility, the school district can conduct
detailed counts of both game attendance and parking lot usage. If any potential problems
are indicated, the school district will prepare a plan to meet excess parking demand.
Several "remote" lots have been identified (e.g., City Hall, other schools, churches,
commercial establishments) which could accommodate parking on a Friday night. The use
of these lots ~vith a shuttle bus to and from the facility ~vould be an effective method for
serving a portion of the parking demand off-site, if required. At this time, since there is no
indication that there will be excess parking demand, no discussions have been held with the
o~vners of the above-noted lots. This strategy remains for the very small probability that
additional parking spaces are required.
5)
The traffic projections summarized earlier in the report assume reasonable routing patterns
to the major roadway netxvork. With the general grid nature of the street system
surrounding the school, it is possible that some vehicles will cut through on local streets
such as Utah Avenue or Dell Drive. It xvill be possible to place barricades on such streets
to ensure that cut-through traffic does not occur. If it is desired to use barricades, these
can be placed by school district personnel as part of their game preparations.
Prior to using barricades, it may be useful to conduct traffic counts on these streets in
conjunction with games to determine the extent of any cut-through traffic before
attempting to implement a corrective action.
6)
In general, the school district can play a useful role in disseminating information to
students and other fans reminding them of items such as parking restrictions or preferred
access routes. This information can be spread via signing, mailings, announcements and
notices in school, notes in game programs and public address notices at the games.
Mr. Whitey Johnson
May 26, 1994
Page 8
Appendix
Table A- 1:
Table A-2:
Figure 1:
Figure 2:
Figure 3:
Figure 4:
Figure 5:
Survey of Parking Requirements for Stadiums and Similar Uses
Cooper High School Area Current Parking Restrictions
Cooper High School Trip Distribution
47th Avenue North/Winnetka Avenue North Traffic Volumes
49th Avenue North/Winnetka Avenue North Traffic Volumes
47th Avenue North/Boone Avenue North Traffic Volumes
49th Avenue North/Boone Avenue North Traffic Volumes
Intersection Level of Service Computation Sheets
TABLE A-1
SURVEY OF PARKING REQUIREMENTS FOR STADIUMS AND SIMILAR USES
City
Brooklyn Park
Columbia Heights
Grove
Lakeville
Mankato
~outh
Prior Lake
Rosemount
Cateoo~.ry._of Use .~._~_.~q~ired Parking_.._._._.
~ter, Ballfield, Stadium____~ t sta_~_~p_er 4 seats
'-~-~eater, Ballfield, Stadium___~ ~ 8 seats
Stadium ___------ ~er ~ s-'~ats
Private Athletic Stadium, Arena 1 sm_L_s_s_s_s_s_s_~er 8 seats _._______
Auditorium, Stadium, Religious 1 stall per 4 seats
~ ~er 4 seats
Stadium __-------
Auditorium 1 sm._L_s_s_s_s_s_s.~er 4 seats __________.
Stadium, Arena, Auditorium that 1 stall per 6 seats
is accesso__~__~ to school
Source: Telephone survey conducted by Westwood Professional Services, Inc., and Anderson-Johnson
Associates, Inc., week of May 23, 1994.
TABLE A-2
COOPER HIGH SCHOOL AREA
CURRENT PARKING RESTRICTIONS
Street
From To Side of Posted Restriction
Street
49th Avenue N.
Boone
Zealand North
South
No Parking
No Parking 7 a.m. - 3 p.m. Mon.- Fri.
49th Avenue N. Zealand
IVirginia [ North
South
Resident Parking Only
No Parking
49th Avenue N. I Virginia I Winnetka
Both [ No Parking 7 a.m. - 3 p.m. Mon. - Fri.
48th Avenue N. [ Virginia I Winnetka
Both [ No Parking 7 a.m. - 3 p.m. Mon.- Fri.
47th Avenue N.
IBoone
IAquila
North
South
No Parking 7 a.m. - 3 p.m. Mort. - Fri.
Resident Parking Only
North ]
South No Parking
47th Avenue N.
IAquila
Zealand
No Parking 7 a.m. - 3 p.m. Mon. - Fri.
47th Avenue N. t Virginia
[Winnetka
I Both [ No Parking 7 a.m. - 3 p.m. Mon. - Fri.
Aquila Avenue N.
47th Avenue N.
46th Avenue N.
West I Resident Parking Only
East No Parking
Zealand Avenue N.
West I Resident Parking Only
East No Parking 7 a.m. - 3 p.m. Mon.- Fri.
49th Avenue N. I 47th Avenue N.
Virginia Avenue N.
Utah Avenue N.
[ 49th Avenue N. [ 47th Avenue N. ] Both [ No Parking 7 a.m.- 3 p.m. Mon.- Fri.
[ 49th Avenue N. [ 47th Avenue N. [ Both [ No Parking 7 a.m.- 3 p.m. Mon.- Fri.
Dell Drive I 47th Avenue N. I 46th Avenue N. I Both I No Parking 7 a.m.- 3 p.m. Mon.- Fri.
~¢~o. 7
Westwood
COOPER HIGH SCHOOL
ATHLETIC/PHYSICAL EDUCATION COMPLEX
TRIP DISTRIBUTION
FIGURE I
55/125/180
LOW
90/220/310
t
LOW
LOW
LOW
Traffic Count Data 9:00 p.m. -
10:00 p.m.
Legend XX/XX/XX
Resultant Traffic Due to Football Game
Added Traffic Due to Football Game
Base Count
Intersection
Geometry
Figure 2
47th Ave. N. / Winnetka Ave. N.
Traffic Volumes
35/65/100
40/30/70
35/0/35
20/0/20
50/0/50
30/0/30
Traffic Count Data 9:00 p.m. -
10:00 p.m.
Legend XX/XX/XX
Resultant Traffic Due to Football Game
Added Traffic Due to Football Game
Base Count
Intersection
Geometry
Figure 3
49th Ave. N. / Winnetka Ave. N.
Traffic~ Volumes
25/45/70
70/95/165
Traffic Count Data 9:00 p.m. - 10:00 p.m.
Legend XX/XX/XX
Resultant Traffic Due to Football Game
Added Traffic Due to Football Game
Base Count
Intersection
Geometry
Figure 4
47th Ave. N. /Boone Ave. N.
Traffic Volumes
60/0/60
80/0/80
5/0/5
5/30/35
80/20/100
5/0/5
Traffic Count Data 9:00 p.m. - 10:00 p.m.
Legend XX/XX/XX
Il'
Resultant Traffic Due to Football Game
Added Traffic Due to Football Game
Base Count
Intersection
Geometry
Figure 5
49th Ave. N. / Boone Ave N.
Traffic Volumes
HCM: SIGNALIZED INTERSECTION SUMMARY
Westwood Professional Services, Inc.
05-25-1994
Streets: (E-W) 47th Ave. No
An~ st: BFB
Area Type: Other
Comment: With Football Crowd
(N-S) Winnetka Ave. No.
File Name: 342-47WI.HC9
5-25-94 9-t0 PM
L
No. Lanes
Volumes 180
Lane Width
RTOR Vols
Eastbound Westbound Northbound Southbound
T R L T R L T R L T R
>1 < >1 < >2 < >2 <
1 310 1 1 1 25 265 1 1 270 10
12.0 12.0 12.0 12.0
0 0 0 0
Phase Combination 1
EB Left *
Thru *
Right *
Peds
WB Left *
Thru *
Right *
Peds
NB Right
SB Right
Green 20A
Yellow/A-R 5
Lost Time 3.0
Cycle Length: 55 secs
Signal Operations
3 4
5
NB Left
Thru
Right
Peds
SB Left *
Thru *
Right *
Peds
EB Right
WB Right
Green 25P
Yellow/A-R 5
Lost Time 3.0
Phase combination order: #1 #5
6 7 8
Lane Group:
Mvmts Cap
EB LTR
WB LTR
NB LTR
SB LTR
Lost Time/Cycle, L =
Intersection Performance Summary
Adj Sat v/c g/C
Flow Ratio Ratio Delay
613 1533 0.84 0.40 18.5
500 1251 0.01 0.40 7.5
1819 3706 0.18 0.49 5.9
1836 3739 0.17 0.49 5.9
Intersection Delay =
6.0 sec
Approach:
LOS Delay LOS
C 18.5 C
B 7.5 B
B 5.9 B
B 5.9 B
11.6 sec/veh Intersection LOS = B
Critical v/c(x) = 0.475
HCM: SIGNALIZED INTERSECTION SUMMARY
Westwood Professional Services, Inc.
05-25-1994
Streets: (E-W) 49TH AVE. NO.
Analyst: BFB
Area Type: Other
Comment: WITH FOOTBALL CROWD
No. Lanes
Volumes
Lane Width
RTOR Vols
(N-S) WINNETKA
File Name: 342-49WI.HC9
5-25-94 9-10 PM
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R
>1 1 >1 1 >2 < >2
100 70 35 30 50 20 20 360 45 50 170 30
12.0 12.0 12.0 12.0 12.0 12.0
0 0 0 0
Phase Combination 1 2
EB Left *
Thru *
Right *
Peds
WB Left *
Thru *
Right *
Peds
NB Right
SB Right
Green 20A
Yetlow/A-R 5
Lost Time 3.0
Cycle Length: 55 secs
Signal Operations
3 4
NB Left
Thru
Right
Peds
SB Left *
Thru *
Right *
Peds
EB Right
WB Right
Green 25P
Yellow/A-R 5
Lost Time 3.0
Phase combination order: #1 #5
6 7 8
Lane Group:
Mvmts Cap
EB LT 685
R 640
WB LT 648
R 640
NB LTR 1816
SB LTR 1591
Lost Time/Cycle, L =
Intersection Performance Summary
Adj Sat v/c g/C
Flow Ratio Ratio Delay LOS
1713 0.26 0.40 8.5 B
1599 0.06 0.40 7.7 B
1621 0.13 0.40 7.9 B
1599 0.03 0.40 7.6 B
3700 0.26 0.49 6.2 B
3241 0.17 0.49 5.9 B
Intersection Delay =
6.0 sec
Approach:
Delay LOS
8.3 B
7.9 B
6.2 B
5.9 B
6.7 sec/veh Intersection LOS = B
Critical v/c(x) = 0.260
1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1
*********************************************************************
IDENTIFYING INFORMATION
AVERAGE RUNNING SPEED, MAJOR STREET.. 30
PEAK HOUR FACTOR ..................... 1
AREA POPULATION ...................... 150000
NAME OF THE EAST/WEST STREET ......... 47TH AV. NO.
NAME OF THE NORTH/SOUTH STREET ....... BOONE
NAME OF THE ANALYST .................. BFB
DATE OF THE ANALYSIS (mm/dd/yy) ...... 05-25-1994
TIME PERIOD ANALYZED ................. 9-10PM
OTHER INFORMATION .... FOOTBALL CROWD
INTERSECTION TYPE AND CONTROL
INTERSECTION TYPE: T-INTERSECTION
MAJOR STREET DIRECTION: NORTH/SOUTH
CONTROL TYPE WESTBOUND: STOP SIGN
TRAFFIC VOLUMES
EB WB NB SB
LEFT -- 165 0 10
THRU -- 0 60 60
RIGHT -- 70 10 0
NUMBER OF LANES
LANES
EB
WB
1
NB
SB
ADJUSTMENT FACTORS
PERCENT RIGHT TURN
GRADE ANGLE
EASTBOUND ---
WESTBOUND 0.00 90
NORTHBOUND 0.00 90
SOUTHBOUND 0.00 90
VEHICLE COMPOSITION
Page-2
CURB RADIUS (ft)
FOR RIGHT TURNS
20
20
2O
ACCELERATION LANE
FOR RIGHT TURNS
N
N
N
% SU TRUCKS
AND RV'S
EASTBOUND
WESTBOUND 0
NORTHBOUND 0
SOUTHBOUND 0
CRITICAL GAPS
% COMBINATION
VEHICLES
% MOTORCYCLES
0 0
0 0
0 0
TABULAR VALUES ADJUSTED SIGHT DIST.
(Table 10-2) VALUE ADJUSTMENT
FINAL
CRITICAL GAP
MINOR RIGHTS
WB 5.50 5.50 0.00 5.50
MAJOR LEFTS
SB 5.00 5.00 0.00 5.00
MINOR LEFTS
WB 6.50 6.50 0.00 6.50
IDENTIFYING INFORMATION
NAME OF THE EAST/WEST STREET ...... 47TH AV. NO.
NAME OF THE NORTH/SOUTH STREET .... BOONE
DATE AND TIME OF THE ANALYSIS ..... 05-25-1994 ; 9-10PM
OTHER INFORMATION .... FOOTBALL CROWD
CAPACITY AND LEVEL-dF-SERVICE
MOVEMENT
POTEN- ACTUAL
FLOW- TIAL MOVEMENT SHARED
RATE CAPACITY CAPACITY CAPACITY
v(pcph) c (pcph) c (pcph) c (pcph)
p M SH
Page-3
RESERVE
CAPACITY
c = c - v LOS
R SH
MINOR STREET
WB LEFT 165 785 780
RIGHT 70 997 997
MAJOR STREET
SB LEFT 10 1000 1000
780 > 615 > A
834 > 599 >A
997 > 927 > A
1000
990 A
IDENTIFYING INFORMATION
NAME OF THE EAST/WEST STREET ...... 47TH AV. NO.
NAME OF THE NORTH/SOUTH STREET .... BOONE
DATE AND TIME OF THE ANALYSIS ..... 05-25-1994 ; 9-10PM
OTHER INFORMATION .... FOOTBALL CROWD
ALL-WAY STOP-CONTROLLED INTERSECTIONS--Level of Service Analysis
North-South Street:
East-West Street:
City:
Period:
Boone Avenue North
49th Avenue North
Crystal, Minnesota
9:00 - 10:00 pm with football crowd exiting
AnalYst: A. Klugman
Instructions:
Enter the turning movement volumes, the peak hour factor, and the
number of lanes on each approach. The capacity, delay, and level
of service are calculated below. Please note validity range checks.
Check columns F through J (rows 1-50) for detailed calculations.
Eastbound Westbound Northbound Southbound
Left-Turn Volume
Through Volume
Right-Turn Volume
Peak-Hour Factor
Number of Lanes
60 5 35 5
80 80 90 50
5 5 5 50
1.00 1.00 1.00 1.00
1 1 1 1
Capacity, vph
Volume/Capacity Ratio
Delay, sec/veh
Level of Service
Range Check
556 409 544 374
0.26 0.22 0.24 0.28
3 2 2 3
A A A A
OK OK OK OK
Version 1.1, Michael Kyte, University of Idaho (208-885-6002)
W~'twood Professional Serwces. Inc~
MEMORANDUM
:.4180 Trunk
6i2 937-5 ~50
FAX 612 937 5822
Date:
To:
From:
Re:
May 12, 1994
Whitey Johnson, School District 281 Athletic Director
Allan S. Kluguuan, P.E. ~'-,~-N
Traffic Analysis for Proposed Athletic/Physical Education Complex at Cooper High
School in New Hope
Summary
This memorandum summarizes a traffic study prepared by Westwoed Professional Services, Inc., for the
proposed Athletic/Physical Education Complex at Cooper High School in New Hope. The major findings
of the analysis are presented below.
1)
Thc roadway system surrounding the athletic/physical education complex has thc capacity
to accommodate expected game event traffic to the complex. The majority of site traffic is
expected to be oriented to thc north and east. The current signalized intersections on
Winnetka at 49th Avenue North and 47th Avenue North can adequately accommodate the
site-generated traffic in their current configurations. A lesser amount of site traffic will be
oriented to thc west. The current stop sigu-controlled intersections on Boone Avenue at
49th Avenue North and 47th Avenue North can also accommodate thc site-generated
traffic in their current configurations.
2)
The existing Cooper High School and adjoining New Hope Elementary School lots provide
sufficient parking stalls to accommodate an expected large football game crowd at the
complex. Because thc on-site lots can support the parking need, it would be possible to
expand neighborhood parking restrictions during game events to ensure that parked
vehicles stay out of thc nearby residential neighborhoods.
3)
Thc School District can play a role in ensuring efficient site access and parking
maimgement. This could involve both the use of district personnel on game days and also
thc general dissemination of access and parking information to fans through various
publicity means. A simple example would be announcements at games reminding fans of
neighborhood panking restrictions.
Mr. Whitey Johnson
May 12, 1994
Page 2
Traffic Analysis
Trip Generation
The first step in the traffic analysis was to determine the trip generation - the expected volume, in vehicles,
that would be drawn to the athletic complex. The analysis value for trip generation was estimated by using
recent Cooper home football game attendance as a base and increasing that base to account for additional
attendance that may be present in the new location.
Gate receipts were analyzed for the last three seasons of Cooper High School football games played at
Mielke Field in Robbinsdale. The average paid attendance at these games was 730 persons per game
(students and adults). An additional total of 220 persons was added to represent all non-paid attendees
(band members, cheerleaders, district personnel with passes and players). The resulting average crowd at
recent games is approximately 950 persons.
For use as an analysis value, the 950 expected average attendance was increased by over 50% to a value of
1500. This larger value may periodically occur if a number of factors combine to increase the draw to the
athletic complex. The factors which were considered are listed below:
a very successful season which draws more fans
a stronger student attraction to the game with the field located next to the school; greater
tie-in to post-game activities such as dances in the school
an individual game with higher than normal attendance
The value of 1500 represents the expected high range of attendance at Cooper High School football games.
For traffic analysis purposes, this value of attendance must be converted to a vehicle count. Based on
observations and experiences at past football games, it is expected that, on average, each vehicle coming to
the game carries three people. In other words, the design value crowd of 1500 people can be expressed as
500 vehicles approaching before the game and exiting afterwards.
Typically for traffic analyses, the demand volumes are expressed and analyzed in one-hour periods. For
this analysis, the entire 500-vehicle count was assumed to approach or exit within one hour before or after
the game. This represents the highest estimate; in reality, some attendees arrive prior to or leave beyond a
one-hour time frame surrounding the game.
Trip Distribution
The second step in the traffic analysis involved estimating the trip distribution - the general directional
pattern of vehicles approaching the complex. It is expected that the majority of fans arriving to the
complex will be from within the Cooper school boundary. A map of that area w~, analyzed to determine
what portion of the school service area would likely usc each potential approach route. Consideration of
fans arriving from thc opponents' areas was added to this analysis to establish an overall distribution
pattern to a game event. Figure 1 depicts this pattern. It is expected that approximately 65% of thc fans to
the complex will arrive from the north and east of thc school.
Mr. Whitey Johnson
May 12, 1994
Page 3
Trip Assignment/Operational Analysis
The third step in the traffic analysis involved estimating the amount of event traffic that would be assigned
to the roadway network and determining the ability of the system to accommodate that demand. As
indicated previously, the majority of the event traffic, approximately 65% (325 vehicles), is expected to be
oriented to the north and east. This traffic will access the major roadway system at Winnetka Avenue via
49th Avenue North and 47th Avenue North.
Traffic count data for Winnetka Avenue were obtained from Hennepin County to determine the ability of
these two signalized intersections to accommodate site exiting traffic after a game. A typical game will end
at approximately 9:30 p.m. During that time, the traffic flow rate on Winnetka Avenue is about 500
vehicles per hour. Combining that volume with the game traffic yields low demand levels for signalized
intersections.
Furthermore, Hennepin County is currently in the process of upgrading the signal controllers on Winnetka
Avenue m this area. That effort, to be done in 1994, will provide new, state-of-the-art signal controllers
which are fully capable of varying the signal "green time" between Winnetka and the cross streets to meet
the instantaneous traffic demands. For example, when a game lets out and more vehicles are detected by
the system on 47th Avenue, an unusually large amount of green time can be assigned to 47th Avenue to
clear the waiting vehicles. And at this time of night, with relatively moderate volumes on it, Winnetka will
not be adversely impacted.
Based on the trip distribution, a lesser number, approximately 175 vehicles, will be expected to exit in a
westerly direction from the site. The current stop sign-controlled intersections on Boone Avenue at 49th
Avenue North and 47th Avenue North can accommodate these volumes during the time period when
football games let out.
Parking
As presented above in the discussion of trip generation, the maximum expected crowd at a Cooper High
School football game will draw about 1500 people in attendance, or 500 vehicles. The design for the
athletic complex features a plaza and entry area to the south of thc complex fronting onto the current high
school parking lot. It is expected that fans to the complex will use the high school lot and the adjoining
New Hope Elementary lot for game parking. The discussion below summarizes the on-site parking supply
and its ability to adequately meet demands during football games.
Parking Su~olv
In April of 1994, Westwood Professional Services, Inc., staff conducted a field count of the Cooper High
School and New Hope Elementary School lots to verify the current number of available stalls. The results
of the field counts show the following:
· The main lot at the high school is striped for 381 permanent, fully usable spaces.
Mr. Whitey Johnson
May 12, 1994
Page 4
An additional 6 spaces m that lot are reserved 24 hours a day for school district personnel.
(These stalls could be re-marked to keep the reserved status only during school hours, not
during game events.)
An addihonal 10 stalls within the high school lot are partially impacted by light poles
which affect a portion of the stall. Field observations did note cars using a number of
these "impacted" stalls during the school day, even when the lot was not full.
The adjoining elementary school lot is currently striped for 167 spaces.
Changes to Parking Supply
The pla,a_ design to the south of the athletic complex will cause a loss of approximately 12
of the current parking stalls.
The area to the north of the high school in the vicinity of the hockey rink is currently
partially paved and is striped for a limited amount of restricted parking. Field
measurements were taken of this area and a proposed formal parking layout within the
area was developed by the project architect/engineer Anderson-Johnson Associates, Inc.
This analysis showed that 82 permanent parking stalls can be developed in this area, while
still maintaining adequate space for bus loading/parking for visiting teams. Signing for
this area will need to be changed to allow parking during game events. This area could
remain a restricted area during the standard school day.
Minor additional striping at the south end Of the elementary school lot could add
approximately 5 stalls without installing additional pavement area.
Resultant Parkin~ SUD~DIv
A tabulation of the existing parking count and potential changes indicates that 624 on-site spaces will be
available for game events, as summarized below.
381 stalls currently available in the high school lot
+ 6 stalls currently restricted within the high school lot
- 12 stalls lost for the plaza area
+ 82 stalls developed to the north of the school
+167 stalls currently present in the elementary school lot
624 stalls available for game events
The tabulation summarized above does not include the 10 "light pole-impacted" stalls within the high
school lot or the possibility that through either additional striping or informal parking, another 5 cars could
park at the south end of the elementary school lot.
Mr. Whitey Johnson
May 12, 1994
Page 5
Parking Dimensions
Within the main portion of the high school parking lot, the typical dimension for the stalls is 19 feet deep
with a 22-foot two-way drive aisle, These dimensions are less than the current City code requirements of
20-foot stall depth and 24-foot drive aisle. A review of parking code requirements for a number of
Metropolitan area suburbs indicates that the current New Hope standards are at the highest end of the
range for these values. As vehicle dimensions have decreased, a number of municipalities have lowered the
stall dimensions to at or below what is currently provided by the high school lot. An operational review
during school hours indicates that the current parking dimensions are adequately serving the parking needs
and it would be imprudent to re-stripe the lot with fewer stalls in an attempt to increase the stall and aisle
dimension values.
Neighborhood Streets
The analysis above indicates that the on-site developed supply of 624 spaces could more than adequately
meet the required needs for a high-attendance football game at Cooper High School. There is no need to
rely on the usage of on-street parking in the surrounding neighborhood to meet the football game parking
demand. Presently several streets surrounding the school area are controlled by three types of parking
restriction signs, as listed below.
"Resident Parking Only"
'"No Parking"
'"No Parking 7:00 a.m. to 3:00 p.m. Monday through Friday"
Table 1-A attached as an appendix to this report lists the specific parking restrictions in place on each
particular street in the area.
Since all parking demand can be met on site, the potential exists to expand the signed parking restrictions to
absolutely prohibit game event parking on nearby residential streets. This could be accomplished by
installing a set of permanent signs with a new or additional message to also cover game events. Or the
same effect could be achieved by the use of temporary sign hoods used to ban parking during games. The
placement of such sign hoods could be done by district personnel in conjunction with other game event
preparations.
Changes to Surrounding Roadway System
During the data collection phase of this study, Westwood became aware of the City's consideration of a
potential connection of 47th Avenue North across what is now the southern end of the high school parking
lot. The results of the tra~c analyses indicate that for the proposed athletic complex, the current roadway
network configurations are sufficient to accommodate the event crowds. It may be possible that completion
of the 47th Avenue connection would provide benefit to the overall New Hope community. Analysis of that
issue and determination of potential justification for a connection are beyond the scope of this traffic study.
From preliminary sketch plans that the City has previously prepared for a 47th Avenue connection, it is
apparent that the athletic complex does not impact or preclude a future connection. A separate analysis of
that connection may be conducted to determine its benefit for the community.
TABLE 1-A
COOPER HIGH SCHOOL AREA
CURRENT PARKING RESTRICTIONS
Street From To
49th Avenue N.
Boone
Street
IZealand IN°rthSouth
49th Avenue N. Zealand I Virgima
Side of [
Posted Restriction
No Parking
No Parking 7 a.m. - 3 p.m. Men. - Fri.
INorth ] Resident Parking Only
South No Parking
49th Avenue N. [ Virginia I Wmetka I Both
48th Avenue N. [Virginia I Wmetka ]Both
47th Avenue N. I Boone [Aquila North
South
47th Avenue N. [ Aquila I NorthSouth
47th Avenue N. I Virginia I Wmetka I Both
Aquila Avenue N.
46th Avenue N. West
East
47th Avenue N.
[ No Parking 7 a.m. - 3 p.m. Men. - Fri.
[ No Parking 7 a.m. - 3 p.m. Men. - Fri.
No Parking 7 a.m. - 3 p.m. Men. - Fri.
Resident Parking Only
No Parking 7 a.m. - 3 p.m. Men. - Fr
No Parking
[ No Parking 7 a.m. - 3 p.m. Men. - Fri.
IResident Parking Only
No Parking
Zealand Avenue N.
Virginia Avenue N.
49th Avenue N.
] 49th Avenue N.
47th Avenue N.
West
East
Resident Parking Only
No Parking 7 a.m. - 3 p.m. Men. - Fri.
[ 47th Avenue N. ] Both I No Parking 7 a.m. - 3 p.m. Mon. - Fn.
Utah Avenue N. 149thAvenueN. 147thAvenueN. I Both I NoParking7a.m.-.3p.m. Mon.-Fn
Dell Drive I 47th Avenue N. I 46th Avenue N. I Both I No Parking 7 a.m.- 3 p.m. Mon.- Fri
· ANDERSON-JOHNSON ~~
INC-.
Land~cape Archittcture · sit~ Planning · Civil Engineering
July 20, 1993
Mr. James Dahlee
Business Manager
Independent School District No. 281
Robbinsdale Public Schools
4148 Winnetka Avenue
New Hope, Minnesota 55427
Re:
Football/Track Facility Improvement Study
Cooper Senior High School
Dear Mr. Dab_lee:
Attached find submitted three (3) copies of the "Football/Track Facility Improvement Study"
prepared for Cooper Senior High School.
We have appreciated the opportunity to serve the Robbinsdale School District on this important
project. We stand ready to serve the District in the preParation of actual consla-uction documents
when the time is appropriate.
Sincerely,
Roy A. AnderSOn, ASLA
RAA:ljm
Enc.
VALLEY SQUARE OFFICE CENTER · SUITE 250 · 7575 GOLDEN VALLEY ROAD · MINNEAPOLIS, MN 55427
PH (612) 544'7129 · FAX (612) 544~531
ROBBINSDALE PUBLIC SCHOOLS
SITE UTILIZATION STUDY
COOPER SENIOR HIGH SCHOOL
Contents
Introductory Letter
Purpose
Methodology
The Site
Site Analysis
Topography
Utilities
Access and Parking
Soils
Site Constraints
Site Development Program
Site Development Studies
Conclusions
Construction Cost Opinions
Exhibits:
Preliminary Site Study
Preliminary Grading and Drainage Study
Geotechnical Evaluation Report
Page
2
3
5
6
6
6
7
7
8
10
11
13
15
Sheet 1
Sheet 2
PURPOSE
This study was prepared to provide a preliminary analysis of the
existing football/track facility and to determine the most efficient
method of achieving:
· A high quality "varsity standard" football/track complex;
· Bleacher seating for spectators;
· Concession, toilet and storage facilities;
· Efficient use of the land area immediately north of the
football/track facility.
(2)
METHODOLOGY
The development potential of the subject site was evaluated through
the following sequence of tasks:
· The site was inspected and analyzed to identify opportunities
and constraints to the development of intended facilities and
uses. The site's topography, tuff, drainage, street access, walk
access, and utility availability were evaluated.
· A detailed topographic survey was prepared by Clark
Engineering Company to accurately record existing site
conditions and to serve as the base for design and engineering
studies.
A subsurface soil exploration study was conducted by Braun
Intertec Engineering. The exploration study was to determine
the composition and thickness of the existing track and the
soil conditions beneath the track and to evaluate the impact of
these conditions on the development of the desired facilities.
Various alternatives were studied in an effort to salvage
segments of the existing facility. The studies were tested and
a conceptual plan was prepared to illustrate site development
potentials.
(3)
The concept plan was critically evaluated with representatives
of the District administration and the Cooper High School
staff and minor modifications were suggested.
The concept plan was subsequently refined, a preliminary
drainage and grading study was conducted, and preliminary
construction cost estimates were prepared.
The result, conclusions and recommendation of the preceding tasks
are briefly summarized in the following sections of this report.
(4)
THE SITE
A track and football field facility presently exist on the site generally
west of the school building complex. The site is bounded on the east
by the school service area and by a softball field and a baseball field;
on the south by a paved parking lot; on the west by Zealand Avenue
with single family housing; and on the north by 49th Street, also with
single family housing.
(5)
SITE ANALYSIS
Toooltraph¥: The site slopes approximately 20 feet from its highest
point at the parking lot entrance and Zealand Avenue to a catch basin
at the north end of the site near 49th Street. The football/track
complex is situated on a plateau midway between high and low
points and is generally level from north to south
A wide drainage swale exists between the Zealand Avenue right-of-
way and the west side of the running track. The swale is very fiat
and standing water occurs at its northerly end.
The grade drops decidedly east from the east side of the track
meeting the slope from the softball/baseball fields which drain to the
west. Standing water occurs in this swale as well.
The existing football field is not adequately crowned to provide
proper drainage. This condition causes difficulty in maintaining an
even playing surface and quality tuff.
Utilities: A trunk storm sewer traverses the site from south to north
generally along the path of the easterly drainage swale. The storm
sewer serves a network of catch basins in the south parking lots. The
sewer also serves six catch basins existing at the inside edge of the
(6)
track and a center drain tile system that served the original cinder
track.
A 6-inch watermain also traverses the site from south to north lying
parallel to and approximately 50 feet east of the storm sewer trunk.
Three fu'e hydrants exist along the route of the watermain. Lateral
water lines extend from the main line serving yard hydrants within
the track oval.
Access and Parking: Vehicular and pedestrian access is available
from both the south and southeast. The large parking lots which
form the south edge of the site provide convenient parking access to
the football/track facility.
The site is located near locker room facilities which exist at the
southeast comer of the site, providing convenient access from the
school building.
Soils: Fill was encountered to the termination depth of 6 feet in
three' of the four boring locations. In the fourth boring, the f'fll
extended to a depth of I 1/2 feet and was underlain by a sandy lean
clay soil which was either natural or fill Based on the boring, it
could not be determined if it was fill or natural soil. The surface in
each of the borings consisted of 4 to 4 1/2 inches of bituminous
(7)
surface over approximately 8 inches of cinder. Below the cinder silty
sand, which was fine to medium grained with some gravel and
cinders mixed in, was encountered. This layer varied in depth from
1 1/2 to 2 feet below the ground surface. The fill and natural soils
below this layer consisted of a sandy lean clay.
Penetration resistances in all the boring locations varied between 7
and 13 blows per foot (BPF). Penetration resistance in the soils
varied between 7 and 13 BPF, indicating the soil is relatively loose
to moderately compacted.
Groundwater was not encountered at any of the boring locations.
This suggests that the water level lies below the penetration depth of
the borings. Groundwater levels should be expected to fluctuate.
The softs on the football field consist of 6 to 8 inches of sandy loam
topsoil over hard clay subsoil. The composition of the existing
topsoil may require some modification to improve drainage and md
development.
Site Constraints: The unconventional dimensions of the existing
track present constraints on the layout. The parking lot on the south,
the steep slopes sun'ounding the track, and the proximity of the
baseball and football fields on the east combine to restrict the
(8)
flexibility for efficient facility design. Existing utilities which do not
compliment current design standards in terms of location and capacity
further limit design flexibility. Because of the existing slope, the
area north of the football/track facility cannot be efficiently used for
active recreational purposes without grade modifications.
(9)
SITE DEVELOPMENT PROGRAM
The sit~ development program established by administration and
representatives of the Cooper Senior High School athletic staff
includes the following facilities/uses:
· An 8-lane, 400 meter resilient running track.
· A lighted varsity football field within the track oval.
· Bleacher seating for 2000 home spectators.
· Bleacher seating for 500 visitor spectators.
· A concessions, toilet, and ticket building.
· An equipment storage building.
· Facilities for field events including a high jump apron, long
jump and pole vault runways, and shot put and discus pads.
· Total site automatic irrigation..
· Scoreboard and flagpole.
· Security fencing on all sides.
Landscape planting to enhance the visual impact of the
football/Wack facility to the adjacent residential neighborhood.
(10)
SITE DEVELOPMENT STUDIES
Anderson-Johnson Associates, Inc. was directed to study the potential
for improving the existing football field and track into a facility
conforming to current varsity standards while retaining as much of
the existing facility as possible.
Investigation of the existing facilities prior to the preparation of
design and engineering studies revealed:
Pavements in advanced stages of deterioration.
Poorly drained soils under the track, requiring replacement
with free-draining granular material.
A substandard crown on the football field.
Topsoil conditions which are not conducive to the
development of quality mfr.
A storm sewer system which is not adequate to provide proper
drainage to protect the track and to maintain good turf and
field conditions.
l~t~rioratexl fencing.
Under-u~ land area north of the track because of existing
grades.
(11)
With the findings of this investigation in mind, Anderson-Johnson
Associates, Inc. studied various design alternatives which would
salvage portions of the existing facility. Through careful evaluation
of these alternatives, it was determined that significant salvage of
existing facilities would not be feasible. Design alternatives for the
development of a completely new football/track complex on the site
of the existing facility were then evaluated. These design studies
culminated in the preparation of a schematic plan which was
presented to the school administration and the coaching staff in June
1993. The schematic plan was approved with only minor
modifications, and Anderson-Johnson Associates, Inc. was directed
to refme the site development plan, to prepare a preliminary grading
and drainage study, and to prepare preliminary construction cost
opinions.
(12)
CONCLUSIONS
The conclusions of the studies described in the preceding paragraphs
are as follows:
It is considered imprudent to salvage the existing track and segments
of the sub-surface drainage system because they do not meet current
standards and will restrict the design flexibility of a new facility.
The site can accommodate the development of a high quality
football/track complex within the basic footprint of the existing
facility while significantly improving its functional characteristics.
Regrading of the north portion of the site will provide a large,
relatively level area for field events and other active recreational
activities.
The recommended new facility, as illustrated on the Preliminary Site
Study contained herein, will provide:
· An attractive introduction to the facility as spectators approach
from the south parking lot.
· A convenient and well-defined spectator movement pattern
through the entrance control point to the home and visitor
bleacher areas.
(13)
Spectator control fencing between the playing facilities and the
spectator bleachers and service areas.
Security fencing at the perimeter of the site.
A compact building containing ticketing facilities, concessions,
and toilets at the main entrance to the complex.
A conveniently located building for the storage of football and
track equipment.
Lighting for the football field.
An arrangement of facilities which will maximize flexibility
and safety for track and field events.
Landscaping to soften the visual impact of the facility from
the adjacent residential area and to accent the entrance.
It must be emphasized that the proposed plan for site redevelopment
must be approved by governmental agencies before any construction
can proceed. At the request of school representatives, the preliminary
plans have not been presented to the City or other regulatory
agencies.
(14)
CONSTRUCTION COST OPINIONS
The following cost opinions are based on preliminary design and
engineering studies. Because they are preliminary in nature, they are
intended for planning purposes only. More detailed design will be
required before final cost opinions can be made.
Total Construction Cost
$1,272,660
The preceding figures include design, engineering, and administrative
fees. The opinion does not consider the impact of inflation which
may be experienced if constrUction is phased over several years.
The preceding figures are further broken down into elements of work.
Comparison figures are provided for both Cooper and Armstrong
High School Improvements:
(15)
I
ELEMENTS OF WORK I
COOPER
ARMSTRONG
Removals 18,235 4,000
Earthwork and Drainage 178,126 150,000
Irrigation 30,000 30,000
Modular Concrete Wall 8,640 25,000
Paving - Asphalt and Concrete 147,575 162,000
Fencing and Goals 51,495 35,000
Bleachers 187,500 225,000
Field Lighting 115,000 110,000
Scoreboard 13,500 0
Flagpole 6,750 0
Tuff , 46,107 34,000
Planting 16,000 0
Buildings 280,000 295,000
1,098,928 1,070,000
5% Contingency 54,942 53,500
1,153,870 1,123,500
Mobilization - Bond - Testing 30,000 30,000
Total Construction Estimated Cost 1,183,870 1,153,500
Fees: Design, Engineering, 88,790 86,500
Construction Documents,
Observation 7.5%
Total 1,272,660 1,240,000
(16)
4401 Xylon Avenue North
New Hope. Mmnesota 55428-4898
Te!e~home. 612-531.5t00
TDD L,,ne' 612-531-5109
Police ~ax. =~ ' ~ ' ::
November 19, 1993
Post-It~" brand fax transmittal memo 7671
To j</~ . ~' ' i ' ,, From, /,
Dept. Phone ~ ~
Mr. James Dahle
Acting Superintendent
Independent School District No. 281
4148 Winnetka Avenue North
New Hope, MN 55427
SUBJECT: Proposed Football/Track Improvements at Cooper High School
Dear Mr. Dahle:
The City of New Hope is in receipt of the October 19th correspondence from
Anderson-Johnson Associates, Inc. and the two-sheet plan set, including the
preliminary site study and the preliminary grading and drainage study, for the proposed
football/track improvements at Cooper High School. This letter is intended as a brief
oVerview of the staff's review of the preliminary concept plans.
As you may or may not be aware, public and educational buildings and related
facilities are a "conditional use" in the R-1 Single-Family Residential Zoning District,
in which the Cooper High School facility is located. This means that the use is
allowed if certain conditions are met, as set forth in the Zoning Code. By definition,
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.
Because the High School is already located at the site, the specific zoning procedure
you would be requesting would be an amendment to the existing conditional use
permit and site/building plan review/approval. The specific conditions that would need
to be addressed and met include the following:
Family Styled kaTy ~,, , ~ ForFamily Living
Mr. James Dahle
Page 2
November 19, 1993
Section 4.054, Conditional Uses, R-l, (1) Public and Educational Buildings
(a) Side Yards. Side yards shall be double that required for the district, but no
greater than thirty feet.
(b) Parking.. Adequate off-street parking and access is provided on the site or on
lots directly abutting directly across a public street or alley to the principal' use
in compliance with Section 4.036 and that such parking is adequately screened
and landscaped from surrounding and abutting residential uses in compliance
with Section 4.033 (4).
(c) Off-Street Loading: Adequate off-street loading and service entrances are
provided and regulated where applicable by Section 4.037.
Section 4.212, 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:
(1) Comorehensive Plan. The proposed action has been considered in relation to
the specific policies and provisions of and has been found to be consistent with
the official Comprehensive Municipal Plan of the City.
(2) Comoatibilitv. The proposed use is compatible with its adjacent land uses.
(3) Performance Standards. The proposed use conforms with all applicable
performance standards contained in this Code.
(4) N~ Deorecistion in Val~e. The proposed use will not tend to or actually
depreciate, the area in which it is proposed.
(5) Zonin¢3 District Criteria. In addition to the above general criteria, the proposed
CUP meets the criteria specified for the various zoning districts.
(6) In' Residential Districts (R-1. R-2. R-3, R-4, R-5, R-O):
(a) Traffic. Non-residential traffic is channeled into thoroughfares or onto a
street abutting business or industrial uses leading directly to
thoroughfares, and not onto minor residential streets.
Mr. James Dahle
Page 3
November 19, 1993
Screeninq. The proposed use will be sufficiently separated by distance
or screening from adjacent residentially zoned land so that existing
homes will not be materially depreciated in value and there will be no
deterrence to development of vacant land.
(c)
Compatible Appearance. The structure and site shall have an appearance
that will not have an adverse effect upon adjacent residential properties.
In 'general, it is difficult for the City staff to respond in detail to the concept plans that
were submitted due to the lack of specific information. We would request that more
specific plans be submitted, along with a narrative, that address the following
concerns/issues in addition to those outlined in the Zoning Code.
Concerns/Issues
The Anderson-Johnson Associates, Inc. October 19th correspondence
referenced a copy of a report titled "Football/Track Facility Improvement Study,
Cooper Senior High School". The City did not receive this report, we only
received three (3) copies of the two-sheet plan set. It would be appreciated if
several copies of the report were submitted to the City, as it may address some
of the concerns listed below.
The City will require a professional traffic study/analysis of the area delineated
on the enclosed map that describes in detail the impact that the proposed field
will have on neighborhood traffic patterns, on-street parking, and the need for
any major improvements such as additional signalized intersections and/or the
possible construction of turn lanes or the widening of existing streets.
The traffic analysis should also address on-site parking issues. Currently the
New Hope Zoning Code requires at least one parking space for each eight (8)
seats of .the design capacity of the field stadium as it appears that the proposed
2,500 set facility could easily meet that requirement. However, in reviewing
American Planning Association criteria, it appears that New Hope's stadium
parking requirements are Iow (most cities require one (1) parking space for 3 or
4 seats) and the City Manager has indicated that he may initiate a review of the
ordinance based on this data.
The City would either want to select the independent traffic consultant or have
input on who was selected and the cost of the analysis would be the
responsibility of the School District.
Mr. James Dahle
Page 4
November 19, 1993
10.
11.
12.
A detailed landscaping plan and planting schedule needs to be submitted and
the City has a concern that no additional landscaping is proposed along 49th
Avenue.
Detailed fence plans need to be submitted showing type and height of the
proposed perimeter fence.
Detailed elevation drawings need to be submitted for the bleacher facilities
showing height, materials, and type of construction.
Detailed plans and elevation drawings need to be submitted for the concession
building including details on health/sanitation issues.
Detailed plans should be submitted for the other proposed track and field
facilities, i.e., the pole vault, shot put pads, discus pads, open play fields, long
jump/triple jump and running track.
Detailed lighting plans need to be submitted, as no specifics are shown on the
plan, showing height and type and number of fixtures. Also, illumination
contour drawings need to be submitted having no more than one foot candle
overflow onto adjacent residential properties.
Bus parking and loading/unloading issues should be addressed on the plans.
In light of the fact that the facility will be located in the middle of a residential
neighborhood, the following issues not necessarily related to the physical plan
facilities also need to be addressed:
A) Number, frequency and times of field usage.
B) How will noise concerns be addressed?
C)
How will litter/trash concerns be addressed? On-site trash receptacles
should be shown on the plan.
D)' Property damage and/or vandalism concerns should be addressed.
El
It would be beneficial if data was submitted showing the impact that a
facility such as this will have on surrounding property values.
Mr. James Dahle
Page 5
November 19, 1993
In conclusion, the preliminary concept plans are in general compliance with setback,
parking and other zoning requirements, but more specific detailed plans are needed to
effectively determine if a number of other conditions are met. The City staff would
be pleased to meet with you and other school officials to further discuss these or
future plans with you at your convenience. I have also enclosed a Planning
Commission application and 1994 meeting schedule for your information.
Please contact me at 531-5119 if I may be of further assistance.
Sincerely,
Kirk McDonald
Management Assistant/
Community Development Coordinator
CC:
Daniel J. Donahue, City Manager
Douglas Sandstad, Building Official
Mark Hanson, City Engineer
Steve Sondrall, City Attorney
Shari French, Director of Park & Rec
Valerie Leone, City Clerk
Planning Case File #93-13
Ray Anderson, AJA
1.4
1[.4
May 18, 1994
TO:
FROM:
RE:
New Hope City Council '"
New Hope Planning Commission
Sun-Post Publications
Robbinsdale Cooper Parent Advisory Board
Athletic Field
It would be an easy task for all of us to agree that schools and their facilities exist
for the betterment of all the students. When students enter the educational
arena there is an expectation that their education will go far beyond the
classroom. They must learn to interact appropriately with teachers, staff,
members of the community and their own peers. Many of these students also
develop physical skills on the fields of competition, while many others cheer them
on,
The students at Robbinsdale Armstrong and Robbinsdale Cooper have existed in
a unique situation for decades. Years ago, it was decided by the School Board
that the varsity teams of District 281 high schools would share the Mielke Field
as a cost saving measure. By now it is common knowledge that Mielke Field has
been sold and the students may no longer claim it as their own.
In recent days, controversy has developed over the upgrading of the athletic
fields at both schools. This letter is written in support of the students and their
efforts to gain separate and equal facilities for athletic events at each school.
Even though the upgraded facility will be smaller than at Mielke Field, they will be
adequate and landscaped to blend in with the surrounding community. The
upgraded athletic facilities will not only benefit the students by giving them a true
"Home Field" but also will be used by many community groups for their events.
We urge the support of everyone in District 281 for this very necessary
improvement.
John Lazar and P am Hanvik, Cochairs
Robbinsdale Cooper Parent Advisory Board
May 20, 1994
INDEPENDENT.SCHOOL D~I~tlCT 281
~4~i,,4.k/u~,~ .Sdm~
Dear RCHS Neighbor:
District 281 is moving ahead with plans to upgrade the athletic/physical education fields at
Robbinsdale Armstrong and Robbinsdale Cooper high schools. As one of Robbinsdale Cooper
High School's neighbors, we invite you to attend a special information meeting about the
complex proposed for RCHS.
The meeting will be Thursday, June 2, 7-8:30 p.m., in the cafeteria at RCHS. The purpose of
the meeting is provide information on the proposed complex and to answer questions you may
have about the propOsal. We have included a fact sheet that you may find helpful.
The district is excited about the opportunities the new athletic/physical education complex will
prOvide for RCHS students. We hope you will join us to learn more about benefits of the field
to the community.
Jim Dahle
Superintendent
4148 Winnetka Avenue North
New Hope, Minnesota 55427
(612) 533-2781 · FAX I (612) 537-0947
RESIDENTIAL GOALS
e
Provide safe, 'healthy and attractive residential environments which
offer a broad and full choice of housing types.
e
Maintain and where necessary, strengthen the character of individual
neighborhoods.
e
Provide sufficient housing and sufficient housing sizes, types and styles
to meet the needs of all segments of the population, hotedly groups with
~ specialized housing needs, such as the elderly.
Encour~age a creative approach (as opposed to traditional' subdivision design)
to the ~se of land and related residential development.
"Provide housing, in cost ranges affordable to Iow and moderate income
~ households (as regionally defined).
RES IDENTIAL POLICIES
Plan and develop residential neighborhoods according' to established
planning district boundaries. .~.~.~., ..... .--
Protect Iow density residential neighborhoods from encroachment ar
intrusion of incompatible hlg. her use types and by adequate buffering and
separation from other residential as well as non-resldenrial use c~tegories.
Protect residential neighborhoods from penetration bY through traffic.
Provide far access to major s~reets on the periphery, of residential'"':
nalghbarhoo~s, ...... .
Provide high'density development with reasonable,' 'b~t not .necessarily
direct, acce~ to major thor'_oughfares.
ProteCt residential development fram ady, erse environmental impacts,
'Including noise, air, and visual pollution. New residential deVelopment
shall be prohibited when noise and/or air pollution exceed accePted
standards and the negative impacts are not correctable by cons~uctlon ~
site planning or other techniques ........... ,,... . ·..: _ .~
Prohibit residential development on wetlands, flood plains and other
natural features that perform important protection functions in their
natural state. ...-
12
Planning Case:
Xequest:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
94-15
Request for Preliminary Plat Approval for Kimball Addition
8901 36th Avenue North
19-118-21 21 0047
R-i, Single Family Residential
David M. Kimball
May 31, 1994
June 7, 1994
BACKGROUND
The petitioner is requesting Preliminary Plat approval for Kimball Addition, and a variance from the
right-of-way width requirement, pursuant to Chapter 13 and Sections 13.053(10) and 4.22 of the New
Hope Code of Ordinances.
The purpose of the plat is to subdivide the existing 3.1 acre site into nine (9) single family residential
lots and provide new R-1 residential building sites.
The Preliminary Plat shows the nine lots being accessed via a cul-de-sac street off of 36th Avenue
known as Decatur Court North. The new street is proposed to have a right-of-way width of 50 feet and
the City Code states that minor streets or cul-de-sac or marginal access service streets are to have a 60
foot right-of-way, therefore a 10 foot variance from the 60 foot right-of-way width requirement is
being requested in conjunction with the approval of the Preliminary Plat.
The property is located directly south of the intersection of 36th and Decatur Avenues and there is an
existing single family residential home on the site.
The property is located in an R-I, Single Family Residential, Zoning District and surrounding land
uses/zoning include R-1 single family homes to the north, across 36th Avenue; St. Joseph's Catholic
Church (R-i) to the east; wetlands and open land (owned by the church and zoned R-i) to the south;
and R-1 single family homes to the west along Ensign Avenue.
o
The topography of the site consists of a large slope which rises from 920 feet at the wetlands/drainage
creek to 959 feet (a 39 foot change in 300 feet), with large trees surrounding the perimeter of the site.
The petitioner states on the zoning application that this proposed platting into residential lots is the
logical development and highest and best use of the property.
o
As per routine policy, the Preliminary Plat was submitted t° City Department Heads, City Attorney,
City Engineer, utility companies and Hennepin County for review and comment.
Property owners within 350' of the request have been notified and staff have received some
comments/questions/inquiries from property owners residing on Ensign Avenue, whose homes abut the
site.
Planning Case Report 94-15
May 31, 1994
Page 2
ANALYSIS
The site data for the plat, including site area, lot area, right-of-way area, unit density, etc. is listed
below:
Square Feet Acres
Total Site Area 135,953 3,121
Total Lot Area 113,758 2,612
Street R/W Area 22,195 0.510
Average Lot Size 12,640 0.290
Total No. of Lots 9
Unit Density 2.88 Units/Acre
The plat subdivides the property into nine (9) parcels. The lot area and lot width requirements for the
R-i, Single Family Residential, Zoning District are compared with the plat below:
R-1 Requirement
Preliminary_ Plat
MinimUm LOt Area = 9,500 SF
Lot Block Lot Sq. Footage
1 1 11,210
2 1 9,600
3 1 9,619
4 1 11,138
5 1 15,105
6 1 13,483
7 1 15,655
8 1 10,346
9 1 17,603
Minimum Lot Width = 75 FT
(except cul-d-sac lots*
which may have a front lot
width of not less than 40
feet)
Lot Block Width
1 1 126 Feet
2 1 80 Feet
3 1 76 Feet
*4 1 41 Feet
*5 1 48 Feet
*6 1 43 Feet
*7 1 40 Feet
8 1 80 Feet
9 1 233 Feet
The me proposed lots meet the Zoning Code lot area and lot width requirements for the R-1 Zoning
District.
Planning Case Report 94-15
May 31, 1994
Page 3
The setback requirements for the R-1 Zoning District are as follows:
Front Yard 30 Feet
Side Yard 20 Feet for comer lots
10 Feet for interior lots
5 Feet with attached garage
Rear Yard 35 Feet
The proper setbacks and buildable areas are shown on the plat.
Note from the plat notes that the existing house on the site will be relocated to Lot 6, leaving eight (8)
lots for new home construction.
Utility connections (sanitary sewer and water) will be made from 36th Avenue. Storm sewer is not
shown on the plan, but will be required, per the City Engineer's recommendations.
The proposed roadway has been aligned with the Decatur Avenue intersection across 36th Avenue to
the north, per staff's request. It is anticipated that the additional traffic to be generated will be minimal.
A minor variance is being requested to allow a 50-foot street right-of-way instead of the 60 feet required
by City Code. The paved area of the roadway will be 30 feet wide, as is the normal requirement. The
difference will be in the width of the boulevard between the street curb and the private property lines.
Instead of 15 feet, the resulting boulevard will be 10 feet. There are a number of existing streets in the
City built with this right-of-way width that present no problem. The City Code platting variance
language allows for special circumstances, such as physical hardships such as topography. Staff finds
that the variance is justified due to the creek and trees on the west and due to the lot depths. (See
further comments from City Engineer on this issue.)
8. The City Attorney reviewed the Preliminary Plat and made the following comments/recommendations:
I have reviewed the preliminary plat for the proposed Kimball Addition. I find the plat to be
in order from a legal standpoint. The property owners should be aware that at the time they
submit the final plat to the City, they will need to supply our office with a Registered Property
Abstract showing ownership of the subject property.
9. The City Engineer reviewed the Preliminary Plat and made the following comments/recommendations:
Ao
Sanitary sewer and water is available in 36th Avenue. The connection and extension shall
comply with New Hope Public Works. Wet tap connections are not allowed. The open cutting
and immediate repair of 36th Avenue shall be coordinated with New Hope Public Works.
MPCA, MWCC and MHD permits are required.
B. The plat shall be reviewed and comply with all requirements of the Bassett Creek Watershed.
Co
Storm sewer catch basins are required in the southwest comer of the street intersection with 36th
Avenue.
Planning Case Report 94-15
May 31, 1994
Page 4
D. The walkout elevations on Lots 1-5 shall be a minimum of 1 foot higher than the overfk,.,
elevation over the low point in 36th Avenue.
A minimum 25 foot wide drainage and utility easement shall be provided on the backside of Lots
1-5. It should be noted the open channel conveying drainage near the east lines of Lots 1-6 is
a significant open channel conveying drainage from the Hidden Valley Park area. The City shall
be aware the expectations of future residents abutting this channel may not correspond with the
resources the City has to properly maintain this channel. In addition, future improvements in
the channel may warrant tree removal, which also may not agree with 'future residents'
expectations. Drainage and utility easements along common and rear lot lines shall comply with
City requirements.
The grading plan suggest the west half of Lot 8 will drain southwesterly, diagonally across the
center of Lot 7. An easement over the center of Lot 7 protecting the overland drainage
alignment is required or additional storm sewer may be needed to properly drain this area. The
grades through the overland drainage swale shall be 1.00 percent minimum.
Go
The street right-of-way dedication is 50 feet, which is less than the required 60 feet. It is typical
for communities to require less than 60 feet of right-of-way for roads with a minimal amount
of traffic. However, the street width (30 feet FF) and cul-de-sac radius (45 feet) shall comply
with City standards. The street shall be constructed to a residential design section.
Ho
Erosion control shall comply with Hennepin County Soil Conservation District
requirements.
A development bond plus 50 percent is required for the cost of all public improvements (utilities
and streets).
10.
Hennepin County, the Minnesota Department of Transportation, and the utility companies had no
comments on the plat.
RECOMMENDATION
Staff recommends approval of the Preliminary Plat of Kimball Addition subject to the following conditions:
1. Final Plat to incorporate all changes recommended by City Engineer.
°
Registered Property Abstract showing ownership of property to be submitted with Final Plat, per City
Attorney recommendations.
°
Development Agreement be executed between developer and City and performance bond (amount to be
determined buy City Engineer and Building Official) to be submitted to City.
Planning Case Report 94-15
May 31, 1994
Page 5
. ~tttachments:
Zoning/Section/Topo Maps
Preliminary Plat
Grading/Utilities
Typical Lot Detail
Site Data/Lot Tabulation
City Engineer Correspondence
City Attorney Correspondence
Plat Review Letter
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ADDITION
OENOTES BLD~K
DENOTE~ LOT m
~EAR GRA~E
GF. NOTE$ B$#T. COURSE
DENOTES HOUSE'TYPE
9E~ES SETBAC[
FRONT GRADE.
DRAINAGE FLOW
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TYPI'CAL. LOT DETA IL
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Hennepin ;ounty ~N.
SI TE DA TA
TOTAL SITE AREA '
TOTAL LOT AREA
STREET R/N AREA :
AVERAGE LOT SIZE
TOTAL NO, OF LOTS :
UNiT DENSITY
135,959 3. t2t
It3,758 2.6i2
22, Ig5 O. 5~0
t2,640 O. 290
9
2.88 UNiTS/ACRE
GENERAL NOTES
i) EXISTING HOUSE TO BE REI_OCATE3
TO LOT 6.
2] EXISTING TOPOGRAPHY FROM INFORMATION
FURNISHED aY CLIENT.
L 0 T TABUL A T I ON
LOT BLOCK
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Bonestroo
Rosene
m--1 Anderlik &
Associates
Engineers & ArchiteCts
May 26, 1994
Otto G 8onesrroo, PE
RoOett V¢ Rosene.
Joseph C AnderHq PE
Marwn L 5orvala, ?E
Richard E Turner, PE
Glenn R Cook. PE
Thomas E Noyes. PE
RoDett G Schumcht. P£
Susan M Ebedln C PA
Howard A ~anford, PE
KeFh A Gordon. PE.
Robert R Pfeffefle, PE
R~chard V¢ Foster, PE.
David O Loskota. RE
Robert C Russek, A IA.
Jerry A Bourdon. RE
Mark A Hanson, PE
M~claael T Rautmann, RE
Ted K Field, PE
Thomas R Anderson, A I.A
Donald C 8urgard£, RE
Thomas A Syfko, RE
Frederic J. Stenborg, PE
Ismael Mattlnez, RE
Agnes M Ring.
Thomas v~/ Peterson, P£
Michael C LynCh.
James R Matand,
Jerry D Pertzsch. RE
Sco~ J. Arganek. PE
Mark A ~p. PE
Ga~ ~ Monen, PE
Daniel J. Edge~on. PE
P~hp J Caswelk PE
Shawn D Gustafson. PE
Mr. Kirk McDonald
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Re: Kimball Addition
File No. 34-Gen
Dear Kirk:
We have reviewed the above referenced plat and recommend the following:
Sanitary sewer and water is available in 36th Avenue. The connection and extension
shall comply with New Hope Public Works. Wet tap connections are not allowed.
The open cutting and immediate repair of 36th Avenue shall be coordinated with
New Hope Public Works. MPCA, MWCC and MHD permits are required.
· The plat shall be reviewed and comply with all requirements of the Bassett Creek
Watershed.
· Storm sewer catch basins are required in the southwest corner of the street
intersection with 36th Avenue.
· The walkout elevations on Lots 1-5 shall be a minimum of 1' higher than the
overflow elevation over the low point in 36th Avenue.
A minimum 25' wide drainage and utility easement shall be provided on the
backside of LOts 1-5. It should be noted the open channel conveying drainage near
the east lines of Lots 1-6 is a significant open channel conveying drainage from the
Hidden Valley Park area. The City shall be aware the expectations of future
residents abutting this channel may not correspond with the resources the City has
to properly maintain this channel. In addition, future improvements in the channel
may warrant tree removal, which also may not agree with future residents'
expectations. Drainage and utility easements along common and rear lot lines shall
comply with City requirements.
· The grading plan suggests the west half of Lot 8 will drain southwesterly, diagonally
across the center of Lot 7. An easement over the center of Lot 7 protecting the
34-Genk34.COR
2335 ~Vest Highway 36 · St. Paul, MN 55113 · 612-636-4600
Mr. Kirk McDonald
Ci~. of New Hope
Page 2
May 26, 1994
overland drainage alignment is required or additional storm sewer may be needed
to properly drain this area. The grades through the overland drainag.e swale shall
be 1.00% minimum.
The street right-of-way dedication is 50', which is less than the required 60'. It's
typical for communities to require less than 60' of right-of-way for roads with a
minimal amount of traffic. However, the street width (30' FF) and cul-de-sac radius
(45') shall comply with City standards. The street shall be constructed to a
residential design section.
· Erosion control shall comply with Hennepin County Soil Conservation District
requirements.
· A development bond plus 50% is required for the cost of all public improvements
(utilities and streets).
If you have any questions please contact this office.
Yours very truly,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC.
Mark A. Hanson
MAH:lk
34-Gen~34.COR
STEVEN A. $ONDRALL
MICHAEL R. LAFLEUR
MARTIN P. MALECHA
WILLIAM C. STRAIT
CORRICK & SONDRALL, P.A.
ATTOtLNEYS AT LAW
Edinburgh Executive Office Plaza
8525 Edinbrook Crossing
Suite #203
Brooklyn Park, Minnesota 55443
TELEPHONE (612) 425-5671
FAX (612) 425-5867
SHARON O. DERgY
May 24, 1994
Mr. Kirk McDonald
Management Asst.
City of New Hope
4401Xylon Avenue North
New Hope, MN 55428
RE:
Kimball Addition
Our File No: 99.15040
Dear Kirk:
I have reviewed the preliminary plat for the proposed Kimball
Addition. I find the plat to be in order from a legal standpoint.
The property owners should be aware that at the time they submit
the final plat to the City, they will need to supply our office
with a Registered Property Abstract showing ownership of the
subject property.
If you have any questions, do not hesitate to call.
Sincerely,
Martin P. Malecha
s3t
cc:
Daniel J. Donahue, City Manager
Steven A. Sondrall, City Attorney
4401 Xylon Avenue North
New Hope, Minnesota 55428-4898
Telephone:
TDD Line:
612-531-5100
612-551-5109
City Hall Fax:
Police Fax:
Public Works Fax:
#612-531-5
~612~"'~,1-5 ~, ?
#6 I;_ 3- 76E.
May 18, !994
Mr. David Kimball
8901 36th Avenue North
New Hope, MN 55427
Subject:
planning/Zoning Fees for Kimball Subdivision
Dear Mr. Kimball:
In reviewing the proposed preliminary plat for Kimball Addition, we have noted that the
proposed right-of-way width is 50 feet and City Code requires 60 feet. I assume you will be
seeking a variance to this requirement and we have included that request in the legal notice. An
additional fee of $175.00 and a deposit of $175.00 (total $350.00) is required for the variance
application. I would appreciate your remittance of this amount to the City of New Hope as soon
as possible. If it is your intent to change the right-of-way width and not seek a variance, please
contact me.
Also, please understand that you will be responsible for any planning consultam, City Engineer
and City Attorney expenses that the City incurs for your subdivision application that exceed your
deposited amount (as stated on the application).
Please call me at 531-5119 if you have.any questions. The City is looking forward to working
with you on this subdivision.
Sincerely,
Kirk McDonald
Management Assistant/
Community Development Coordinator
Enclosure: Fee Schedule Application
CC:
Dan Donahue, City Manager
Doug Sandstad, Building Official
Plan Case File 94-15
Family Styled City ~ For Family Living
DATE:
TO:
CITY OF NEW HOPE
MEMORANDUM
May 11, 1994
Hennepin County Department of Transportation
Minnegasco
Northern States Power Co.
U.S. West Telephone
King Cable Television
New Hope Director of Public Works
New Hope Director of Finance/Administrative Services
New Hope City Attorney
New Hope City Engineer
New Hope Building Official
FROM: Kirk McDonald, Management Assistant/Community Development
Coordinator
SUBJECT:
Preliminary Plat of Kimball Addition
Enclosed you will find the Preliminary Plat for the Kimball Addition. Please review and
forward comments to me prior to 4:30 p.m. on Wednesday, May 25, 1994. The
Preliminary Plat will be considered by the New Hope Planning Commission at their
June 7, 1994, meeting.
If you have questions, please feel free to contact me at 531-511 9.
Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
94-17
ReqUest for Rezoning from I-l, Limited Industrial, Zoning District to R-l,
Single Family Residential, Zoning District
3043 Louisiana Avenue North
20-118-21-31-0010
I-1
William & Louise Kranz
May 31, 1994
June 7, 1994
BACKGROUND
The petitioners are requesting to rezone their property from an I-l, Limited Industrial, Zoning
District to an R-I, Single Family Residential, Zoning District, pursuant to Sections 4.20 and
4.24 of the New Hope Zoning Code.
The property consists of two well maintained, adjacent lots located at the southeast corner of
the City on the edge of an I-1, Limited Industrial, Zoning District. The petitioners reside in
a single family home on the south lot and desire to construct a new single family home on the
north lot.
Due to the fact that the property is zoned I-1 and the residential use is considered a non-
conforming use, a rezoning to R-1 is necessary if a new home is constructed because City
Code prohibits the expansion of non-conforming uses.
The two lots combined have a total square footage of 26,533 square feet or .6 acres. Lot 1,
developed with the petitioner's home, contains 14,130 square feet and the vacant Lot 2
contains 12,403 square feet.
Surrounding land uses and zoning include I-1 Limited Industrial to the north, south and west,
and single family residential homes to the west across Louisiana Avenue in Crystal. There
is a large green area 200 feet wide on the north side of the property up to 31st Avenue.
The topography of the two lots slopes downward gently from the roadway toward the west
from 930 feet to about 920 feet.
The petitioners state in their letter that they have resided on the property for 44 years. They
desire to rebuild on Lot 2 and sell Lot 1. They state that they feel that an error was made
some time ago when the property was zoned Light Industrial. They state that they were
unaware of the rezoning until the roadway was constructed and they were assessed the
industrial assessment rate. They state that the vacant Lot 2 is useless zoned as I-1 property
because it does not meet the I-1 one acre minimum lot area requirement.
Planning Case Report 94-17
May 31, 1994
Page 2
The Comprehensive Plan, District 29, discusses industrial zone recommendations for this
property, however, it makes no mention of the existing house and vacant single family lot.
Property owners within 350 feet of the site have been notified and staff have received no
inquiries regarding this request.
ANALYSIS
City staff are uncertain as to the sequence of zoning requests and changes in tiffs area of the
City, but the Building Official has conducted research into this matter and prepared the
enclosed attachments for your information. Staff questions whether an error may have been
made in the original zoning, as the vacant 12,403 square foot industrial lot is much too small
to be developed as platted.
The Planning Consultant has prepared a report on this rezoning request (attached) so please
refer to it for detailed explanations. Staff wants only to highlight the significant issues in the
report, as listed below.
Judgment Criteria. The City of New Hope considers rezoning decisions to be policy matters
that are warranted only via a positive response to the following questions:
A. Has the request resulted from a past zoning mistake?
The subject property's I-1 zoning designation is reflective of the City's 1960 and 1978
Land Use Plans which suggested industrial land use of both the Kranz and surrounding
properties. A final determination as to whether a past zoning mistake was made must
be made by the City Council.
Has the character of the area changed to warrant consideration of a zoning
change?
The character of the area has changed in recent years as industrial development has
occurred on previously vacant properties which surround the subject site. While the
subject property does lie adjacent to industrial uses to the north, south and west, the
orientation of the Kranz residence (toward single family homes to the east) and site
landscaping do appear to minimize adverse impacts. Recognition should also be made
that the residence is extremely well kept and is far from being considered a ,'marginal"
structure worthy of removal for health and/or safety reasons.
3. Is the proposed use compatible with present and future land uses of the area?
As part of the rezoning consideration, -a determination should be made as to whether the
proposed use can compatibly co-exist with surrounding land uses. The subject site is bounded
Planning Case Report 94-17
May 31, 1994
Page 3
on three sides by light industrial uses and in this regard, some question exists wheth6r an
additional low density residential use may compatibly exist in the area. However, the
orientation of the Kranz residence (toward single family homes to the east) and site
landscaping currently serve to minimize adverse impacts from the adjacent industrial uses.
4. The proposed use conforms with ail performance standards contained herein.
Neither the developed Kranz property or undeveloped property to the north comply with
minimum I-1 District lot area requirements. In fact, at +__ 12,500 square feet in size, it is
questioned whether the vacant lot or even the combination of the two Kranz lots could
realistically support a light industrial development (I-1 District requires minimum one acre
lots). In this regard, a lot size variance would be needed to accommodate industrial
development. Considering the physical site demands typical of light industrial development,
it is questionable whether the Kranz property or combination of the two properties could
accommodate industrial development. Both lots in question have, however, been found to
comply with minimum R-1 District dimensional requirements.
Developments Options. Depending on whether the requested rezoning is approved, a number
of development options exist for the property in question. Specific development options
include the following:
Under Proposed R-1 Zoning:
A. Allowance of single family residence upon vacant Kranz parcel.
The City Building Inspector has suggested that consideration be given to rezoning
vacant land north of Kranz property to R-1. Such zoning would promote the
establishment of a residential "neighborhood" rather than tw° "isolated" single family
homes.
Under Existing I-1 Zoning:
Allowance of light industrial development upon vacant Kranz parcel. To accommodate
such development, the granting of a lot size variance would be necessary.
B. Redevelop Kranz property (Lots 1 and 2) as a light industrial use.
Co
Redevelop Kranz property (Lots 1 and 2) and surrounding vacant land (through land
assembly) as a light industrial use.
Planning Case Report 94-17
May 31, 1994
Page 4
RECOMMENDATION
Based on the following review, it is apparent that justification exists to either approve or deny the
requested R-1 zoning designation. In this regard, the Planning Commission and City Council must
determine whether the introduction of one (or more) single family homes in the area is appropriate
and represents the highest and best use of the subject property.
If the City chooses to approve the request, such approval should be based on the following findings:
1. The proposed residential use represents the highest and best use of the Kranz property.
Due to the size limitations, the property in question cannot be put to a reasonable light
industrial use.
3. Such rezoning would resolve an existing non-conforming lot size condition.
4. The existing industrial zoning designation was established in error.
If the City chooses to deny the request, such denial should be based on the following findings:
1. The existing industrial zoning designation was not established in error.
The Comprehensive Plan suggests light industrial use on the subject property. Thus, the
proposed use is inconsistent with the City's land use plan.
3. Rezoning of the property would result in the creatiOn of an isolated residential zoning district.
4. The proposed use is not compatible with the surrounding uses.
Attachments:
Zoning/TOPo/Section maps
Plat Survey
Petitioner's Letter
Staff Correspondence
Planning Consultant Report
Building Official Research - Zoning Maps
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,TUN-O2-Z994 ~b4:20 NRC 612 595 983? P. 82/88
R B A P L N 8 · DES N M A R K E R E8 E A R C H
TRANSMITTAL RECORD
DATE: 2 June 1994
TO: Kirk McDonald
New Hope
FKOM: Alan Brixius
VIA: ( ) Mail ( ) Pick Up ( ) Delivery (×) Fax
NUMBER OF PAGES INCLUDING COVER: 8
QTY OF DATED DESCRIPTION
1 Plan~)ng Report (Text Only) ............. 6../.2/94 Kranz Rezoning
REMARKS:
Presided for your review.
I. will. hand deliver a report original tomorrow morning (6/3/94).
If you. have,ny'questions, please do not hesitate to call.
JOB NO:
New HOpe -.Kranz Rezoning
131.01 - 94.17
5775 Wayzata Blvd.-Suite 555-St. Louis Park, MN 55416-(612) 595-9636-Fax. 595-9837
JUN-02-19~4 14:2~
NAC
P. 02/08
. wes ssociat d Consultants, Inc.
P L A ........ NG · DES I G N ' MAR K E T R E S E A R C H
PLANNING REPORT
TO:
FROM:
DATE:
RE:
F~LE NO:
Kirk McDonald
Bob Kirmis/Alan Brixius
2 June 1994
New Kope - Kranz Rezoning
131.01 - 94.17
EXECUTIVE SUMMARY
Background
William and Louise Kranz have submitted a request to rezone two
individual properties located at the intersection of 30th Avenue
and Louisiana Avenue from I-l, Limited Industrial to an R-t, Single
Family Residential designation.
The requested rezoning is intended to allow the ultimate
construction oX a single family home upon one of the subject
parcels which currently lles vacant.
The history of this subdivision is somewhat vague. We have
provided the following background on the comprehensive plan/%ing and
zoning affecting the Kranz property.
According to City records, the Kranz Addition final plat was
approved in 1960. At the time of subdivision approval, the Kranz
property and surrounding properties held residential zoning
designations (see Exhibit Fl). TO be noted, however, is that
properties abutting the rail line (~ 600 feet to the west) held
light industrial zoning designations.
In contrast to the 1960 zoning map, the City's 1961 zoning map (see
Exhibit F2) does not designate any industrially zoned land in the
area. The zoning map does, however, identify a strip oX land zoned
multiple family residential directly south of the Kranz property
along Medicine Lake Road. No background information has been
obtained in regard to the deletion of the industrial zoning
5775 Wayzata Blvd.- Suite 555. St. Louis Park, MN 55416. (612) 595-9636¢Fax. 595-9837
JUN-02-1994 14:20 NAC 612 595 983? P.03/08
designation and addition of the multiple family district along
Medicine Lake Road.
In June of 1962, the New Hope City Council approved a request of
Mr. Paul Brix to'rezone a tract of land located directly south of
the Kranz property from residential to light industrial. While the
City's 1962 zoning map (see Exhibit F3) reflects the Brix zoning
change, it also shows all land lying south of the Kranz property
holding an industrial zoning designation. Such designation, while
consistent with the City's 1960 land use plan, was applied beyond
the bounds of the Brix property.
in January of 1963, a Mr. Joe Pazandak submitted a request to
rezone the properties lying north and west of the Kranz property
from residential to general industry. While the City's 1963 zoning
map (see Exhibit P4) reflects the Pazandak zoning change, it also
designates an industrial zoning designation upon the Kranz
property. It should be specifically noted, however, that while the
legal description for the Pazandak property specifically excluded
the Kranz property, the Kranz' did sign a waiver to allow the
industrial zoning designation to be applied to their property
(3/12/63 City Council minutes).
The 1975 Comprehensive Plan Inventory references a 1960 land use
plan for the City of New Hope. The 1960 land use plan, shown as
Exhibit D, proposes that the Kranz properties and surrounding area
be developed as industrial land uses.
The 1975 Comprehensive Plan Inventory also indicates that with the
exception of the Kranz property, most of the land surrounding the
Kranz property was vacant.
Like the 9960 plan, the City's 1978 Comprehensive Plan update
suggests industrial use of the Kranz and surrounding properties.
Thus, the existing industrial development in the area is consistent
with both the City's 1960 and 1978 Comprehensive Plans.
The 1963 change in zoning from residential to industrial
established the Kranz single family home a non-conforming use and
rendered the lots in the Kranz Addition subdivision substandard.
Under City zonin~ regulations, the non-conforming single family
home may continue to exist in the same manner as at the time it was
constructed. However, no expansion or intensification of the use
would be permitted. The vacant lot may only be developed in
accordance with the I-1 zoning. Since the lot is substandard in
size, it is questionable as to whether it may support industrial
development independently without further land assembly.
In view of the non-conforming status of their prOPerties, Mr. and
Mrs. Kranz are pursuing a rezoning to R-1 to bring their existing
home into conformance with th~ City Ordinance.
2
JUN-02-1994 14:21 612 595 983?
Attached for reference:
Exhibit A - Site Location
Exhibit B - Detailed Site Location
Exhibit C - Aerial Photograph
Exhibit D - 1960 Land Use Plan
Exhibit E ~ 1978 Land Use Plan
Exhibit F - 1960-1963 Zoning Maps
Exhibit G - Plat Detail
Exhibit H - Site Photographs
Recommendation
Based on the following review, it is apparent that justification
exists to either approve or deny the requested R-i zoning
designation. In this regard, the Planning Commission and City
Council must determine whether the introduction of one (or more)
single family homes in the area is appropriate and represents the
highest and best use of the subject property.
If the City chooses to approve the request, such approval should be
based on the following findings:
The proposed residential use represents the highest and best
use of the Kranz property.
Due tO size limitations, the property in question cannot be
put to a reasonable light industrial use.
Such rezoning would resolve an existing non-conforming lot
size condition.
The existing industrial zonin9 designation was established in
error.
If the City chooses to deny the request, such denial should be
based on the following findings:
The existing industrial zoning designation was not established
in error.
' The Comprehensive Plan suggests light industrial use on the
subject property. Thus, the proposed use is inconsistent with
the City's land use plan.
Rezonin9 of the property would result in the creation of an
isolated residential zoning district.
4. The proposed use is not compatible with the surrounding uses.
JUN-02-i994 14:21 NAC 612 595 983? P.05/08
ISSUES ANALYSIS
Judgement Criteria. The City of New Hope considers rezonin9
decisions to be policy matters that are warranted only via a
positive response to the following questions:
1. Has the request resulted from a past zoning mistake?
Based on available background information, it does not appear
that =he site's existing IL1 zoning was established in error.
A waiver was signed by the Kranzs to include their property in
=he industrial zoning dis=ric=, while ~he Pazandak rezoning
request in 1963 made a specific exception to the Kranz
property in the published legal description.
The subject property's I-1 zoning designation is simply
reflective of the City's 1960 and 1978 Land Use Plans which
Suggested industrial land use of both the Kranz and
surrounding properties. In this regard, no mistake in zoning
appears to have been made.
A final determination as to whether a past zoning mistake was
made must be made by the City Council.
Has the character of the area changed to warrant consideration
of a zoning change?
The character of the area has changed in recent years as
industrial development has occurred on previously vacant
properties which surround the subject site. However, the
changes which have occurred were in full compliance with the
property's I-1 zoning designation. Recent industrial
development in the area substantiates the appropriateness of
the I-1 zoning.
While the subject property does lie adjacent to industrial
uses to the north, south and west, the orientation of the
Kranz residence (toward single family homes to the east) and
site landscaping do appear to minimize adverse impacts.
Recognition should also be made that the residence is
extremely well kept and is far from being considered a
"marginal" structure worthy of removal for health and/or
safety reasons.
It should also be noted that an isolated single family
subdivision currently exists to the north of the subject site
within the City of Crystal (see Exhibit B). While the
existence of such subdivision should be recognized, the
Planning Commission and City Council must judge its full
applicability to this matter.
JUN-g2-i994 14:22 NAC 612 595
In addition to the preceding conditions, the City should also
review the requested rezoning within the following parameters:
The proposed action has been considered in relation to the
specific policies and provisions of and has been found to be
consistent with the offlcial City Comprehensive Plan.
The subject property lie~ within Planning District 29, as
defined in the City's 1978 Comprehensive Plan. The 1978 plan,
like the previous 1960 plan, specifically suggests that the
Kranz property and surrounding properties be developed as low
in=ensity industrial use.
Literally speaking, the requested residential zoning
designation is inconsistent with the City's Land Use Plan.
The proposed use is or will be compatible with present and
future land uses of the area.
As part of the rezoning consideration, a determination should
be made as to whether the proposed use can compatibly coexist
with surrounding land uses. The following is a listing of
land uses and zoning designations which surround the Kranz
property:
Direction LDnd Use Zoning
North Light Industrial I-1
South Light Industrial I-1
East Low Density Residential* NA
West Light Industrial I-I
* Located in City of Crystal
As identified above, the subject site is bounded on three
sides by light industrial uses. In this regard, some question
exists whether an additional low density residential use r0ay
compatibly exist in the area. Such compatibility concerns are
furthered due to the site's adjacency to Louisiana Avenue, a
high volume roadway with a significant amount of truck
traffic.
As noted Previously, however, the orientation of the Kranz
residence (toward single family homes to the east) and site
landscaping currently serve to minimize adverse impacts from
the adjacent industrial uses. To provide a better
understanding of use compatibility, reference should be made
to the attached aerial photograph (Exhibit C) and site
photographs (Exhibit H).
1~.== NAC 612 595 98J7 P 0?×08
JUN-02-199~ ' ~
A final determination as to whether residential development
represents the highest and best use of the subject property
and may compatibly exist in the area will need to be made by
the Planning Commission and City Council.
The proposed use conforms with all performance standards
contained herein.
Neither the developed Kranz property or undeveloped property
to the north comply with minimum I-i District lot area
requirements, in fact, at ± 12,500 square feet in size, it is
questioned whether the vacant lot or even the combination of
the two Kranz lots could realistically support a light
industrial development (I-I District requires minimum one acre
lots). In this regard, a lot size variance would be needed to
accommodate industrial development. To be noted, however, is
that industrially zoned land lying directly to the north and
west of the Kranz property currently lies undeveloped (see
Exhibit C). In this regard, light industrial development
could possibly be accommodated via land assembly.
Both lots in question have, however, been found to comply with
minimum R-1 District dimensional requirementS.
Considering the physical site demands typical of light
industrial development, it is questionable whether the Kranz
property or combination of the two properties could
accommodate industrial development.
The proposed use oan be aooommodated with existin~ public
services and will not overburden the City's service capacity.
The construction of a new single family home on the vacant
Kranz parcel would not overburden the City's service capacity.
Traff£= generated by the proposed use is within the
capabilities of streets serving the property.
While Louisiana Avenue may adequately accommodate traffic
generated by the existing and proposed residential uses,
direct single family lot access to the said street is
undesirable. Genuine .safety concerns exist in regard to the
lot's isolation from a contiguous residential neighborhood and
the high volumes of truck traffic which pass by the site.
Existing Non-Conformity. As mentioned previously, neither of the
Kranz individual lots or combination of the lots meet applicable I-
l District minimum lot size requirements. If the property (or
properties) were to accommodate light industrial use under the
existing I-1 zoning designation, the processing of a lo~ size
variance would be necessary.
JUN-Cd2-1994 14: 2~ NRC 612 595 98~7 P.
Development O~tions. Dependlnff on whether the requested rezonin~
is approved, a number of development options exist for the property
in question. Specific development options include the following:
Under Proposed R-1 Zoning:
Allowance of single family residence upon vacant Kranz parcel.
The City Building Inspector has suggested that consideration
be given to rezoning vacant land north of Kranz property to R-
i. Such zoning would promote the establishment of a
residential "neighborhood" rather than two "isolated" single
family homes.
Under Existing I-1 Zoning=
Allowance of light industrial development upon vacant Kranz
parcel. To accommodate such development, the granting of a
lot size variance would be necessary.
Redevelop Kranz property (Lots 1 and 2) as a light industrial
use.
Redevelop Kranz property (Lots I and 2) and surrounding vacant
land (through land assembly) as a light-industrial use.
CONCLUSION
As evidenced in the City's Land Use Plan, comprehensive planning
efforts for the subject area have suggested light industrial use of
both the Kranz property and surrounding parcels.
The fact that approval of the Kranz subdivision pre-dated the
City's primary planning efforts in the area does not change the
City's overall planning objectives.
Based on the preceding review, it would appear that justification
exists to either approve or deny the requested rezoning.
In this regard, the Planning Commission and City Council must
determine whether the introduction of one (or more) single family
homes in the area is appropriate and represents the highest and
best use of the subject property.
Dan Donahue
Doug Sandstad
Steve Sondrall
TOTF~L P. C',,2,
4401 Xylon Avenue North
New Hope, Minnesota 55428-4898
Telephone: 612-531-5100
TDD Line: 612-531-5109
City Haft Fax: #61~2~531-~
Police Fax: #~ 331-~
Public Works Fax: #6~.':533-7
May 6, .1994
Louise & Bill Kranz
3043 Louisiana Ave. No.
Dear Homeowners,
I have exhausted all possible administrative options for
the City of New Hope to consider your request for a routine building
permit to erect a single family home on the vacant lot adjacent to
yours. I have been advised by our consulting attorney, consulting planner,
City Manager and Community Development Coordinator that city code does
not allow such construction. The "I-l, Limited Industrial" zoning of
both properties is the technical problem. Even though your 2 lot residential
plat, "Kranz Addition" was approved in 1960 or 1961.when the land was
zoned "Residential", about 2 years later the neighborhood was rezoned
to "Limited Industry". On the basis of my preliminary search of our records,
that rezoning had the effect of stopping future home building on the
vacant lot. Naturally, you have always had the right and opportunity to
market one or both lots as industrial, which I believe you understood.
As soon as you called me on this subject, I began discussing the
challenges presented by trying to rezone the two lots to R-l, Single Family,
or something similar. Interestingly enough, I sense an optimism about
the potential for 'such a rezoning, if you were to apply. As you may recall,
city staff and consultants do not make the big decisions, but we do offer
comments and recommendations to the Planning Commission and Council. The
City Council makes the actual decisions on matters like rezoning and
variances etc. In checking high and low for records on your .land, I
found the attached copy of minutes, from 1980, in which Planning Commissioner
Gustafson apparently encouraged your consideration of just such a rezoning
to residential. You are quoted as being agreeable to that idea.
I have attached the Planning Commission application for a rezoning,
in case you decide to file. Our next deadline is next Friday, May 13th.
The earliest Council decision possible, if you file, is June 13th, whi~ch
is not a huge delay. Do not be disturbed by the weight and size of the
Planning Commission packet. Call me, when you receive it, for the common
sense verbal summary of what it means. Think of me as the "translator".
Feel free to call me, or any city staff to discuss your property.
S i~¥ e ly~-~/
Bu~'lding Official/ZOning Ad'ministrator
cc: Donahue
McDonald
file
Family Styled City For Family Living
"%
DISTRICT 29 H ~(::t~// ~/~/~)
District 29, which has been zoned industrial since the forma-
tion of the City is, for the most part, undeveloped at the pre-
sent time. There are, however, several proposals for industrial
developm~n~ now under study. It is, therefore reco~ended tha~
District 29 remain as Industrial. There is existing residential
development to the east across Louisiana Avenue. In order to
assure a compatible land use relationship between communities, the
zoning for this property should be l-1 and the highest development
standards applied in order to offer as much protec[ion as possible
to Crystal's residential development.
~?~::~.~%~:~:. ~? ~ ~ .... ::.. - ..
I.!
8.4
;T MAP
OPE
Notiee is hereby given that the Village of New Hope ~ C~mnissi~n
~ 11, meet at the Village Hall, ~200 Nevada Avenue North in said Village
~n the 5th day of February, 1953, at 8t00 otcloek P.M. for the purpoae of
boXdi~g a public hearing ca the preposed rescaiag fr~a Reeidential t~
C~aeral ~uduetry, the property described aa follo~
Cl_~utier _ Pro~rtw. l.
Section 20, t~a~hip 11~, Range 21, Except ~eaterl~ 1~0 feet
thereof.
~Zeam~ ~7~
That part e£ the So 13.0~ acres of the NE '~ of 5~ ef Ssctlca 20
~ated the 2~th dar of ~a~,
LEGEND
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zoninl~ district map of
NEW HOPE
minnesota
this mil 11 part of ordinance number
60-10 chapter 13k passed Jufl~ 14, ~
by the city council of new hope
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LEGEND
existing streets
proposed Itr~ltl
midwest planning and research
minneapolis madison
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Legal ~o~i~ea
5617 Corvall~
Dear ~irs[
Enclosed he~th pleaee find ~o~ioe of Pub~J.a l-~ l:~,opo~ed
Please lmMXll~ ~m ~ le~ notioe, of J~e 1~,
Thank ~o~ for ~ a~ea~l, oa ~o ~a ~r.
8~0 oVc,l, ock p.a. L'c~- the pm-poee of hold.inA
Gn the property ~d am foLlmmt
persons ~ are J~rL'c4d t~ appear and expre~ theLr
T~ Cbrk
NO.
30TH
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AVE. N
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I~OPZ, EE:O~TLOT 2, ~ 2AMP~ t~EI~ SECOND ADDXT~, C~APTER NOo 13U,
ORDINAN~E NO. 63-~., "and after farther di~-a~i~ the motion fo~ the adoptiem
~f the foregeing re~olutic~ ~ duly ~conded by Nember Trucker and upon vote
being taken thereon, ~he following voted in favor ther~of~ ~ar~, Ohman,
~ em and a+,tested by the Clerk, (Page _/~-~f~ Extract Book),
the reseai~ of' the ~em~ and Cleutie~ ~ b~ PM., ~mm~. ~ m
Uae suSi'eoted that th~ ~c~i di~rict ~e eontaeted in ~egard te balding a
publle h~ fca- ~ho aha%ting pr~pm'ty ~ ~a x-egard...~ %he l~ti~
of 'tho eehoolo
o
0
~areh 1~ ~96~
~n~tiati~e and presents a s~to p~u and p~ans for h~s a~_~nt bu~d~n~s to
the ~urrotmd~n~ proper~y o~ner$ ~nd the ~ Cc~dssiono ~otion carried.
D, Motion by ~ber Trucker, seconded b~ ~mber M~e~m~ to approv~ site
~ for 7-~ ~t a~~ ~~ on ~n ~d 2~ A~ N~th ~ ~
~d ~e ~p~v~ of ~e ~~ ~o~r°
~tion ~ed ~,
E~ ~tion ~ ~ ~~, ~d~ by ~r ~~ to d~ the ~e~
of ~ ~ T~y for a~ e~ei~ '~e ~t for a ~~ ~~ ~
C~ ,sion.
Fo ~o Joseph P~andak al~ before Council sad presented a ~aiver of
n~tificatiea aud heariag f~ca ~o sad ~1, ~l~Im Xraz~, ~ of that part
fo~ r~h~ of the e~ea ~ ~c~e ~e ~ ~ ~d ~ No~ ~d ~
~ ~ ~ ~r, se~ ~ ~or ~~ ~ ap~ the ~~
~~At~~~~o~e~ ~
A, ~eeatur Avenue to 29th Plaee l~er+.,h in t~rswt WAnnetlm Park l~t Additim~o
¢0 3Sth Circle to Boone CLz~e :in l~.]:,l:,*m l',opevood Hills°
Reeeipt of & letto~ ~ted N~t~h &, 1963, rrm Chief lt~teaa An rs~.-d to h~m
~Ce tO the ~ea-eloe stat~r~ that they ~ olean up area~ ml~
their etatims m aekaeeledged and o~dered filed.
Relief O~dero #l 361, ~, )72, 37~, ~76, 378, and 3~1 in the ane~at ef
A request has
~ received f~xa the ~ Crop8 of Eagiaeera fo~ 2 copies each
the
1-~A
Tope ~P c~ver~ the area 17lng betvee~ the Rookford Road
an~ N~di~im~ Lake Bead for use in ccanectlm ~ith the ~a~eett C~eek ~aterehed
Studr, ~tion b~ Me~be~ Trucker, eeeended by ~a~ar ~uege~ to an~e
tho ~ to order the tOp, she, to ag requested.
Jlotion carried,
Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
94-18
Conditional Use Permit Amendment to Allow Educational Classes at Beautiful Savior
Lutheran ~Church
3351 Independence Avenue North
19-118-21-23-0001
R-1
Hope Alliance Chapel
May 31, 1994
June 7, 1994
BACKGROUND
a conditional use permit amendment to allow Hope Alliance
The petitioner is requesting
Chapel/Beautiful Savior Lutheran Church to lease space to District No. 287 for purposes of
conducting educational classes (grades K-6) at 3351 Independence Avenue North, pursuant to
Sections 4.054(1) and 4.21 of the New Hope Code of Ordinances.
This conditional use permit amendment is being requested by the board members of Hope Alliance
Chapel as a joint effort with Beautiful Savior Lutheran Church, and Intermediate School District 287.
Intermediate School District 287 has identified a need to locate educational facilities outside the local
schools to aid in the learning of students with special needs. The total number of students and
staff for the facilities will be 50 individuals. Research by Intermediate School District 287 has
identified Beautiful Savior Lutheran Church as the preferred facility to meet the needs of their
program. A brochure from the district highlighting the program has been attached for reference.
Implementation of this conditional use permit amendment is contingent upon sale of the subject
property to Hope Alliance Chapel and a lease agreement with Intermediate School District 287.
The petitioners state in their application that currently special needs students from New Hope and
other adjacent suburbs are being transported by busses to a facility in Richfield. This cooperative
agreement between the Intermediate School District 287 would allow local students to attend school
in their home area. In addition, use of an existing tax exempt facility by the school district would
prevent another facility from being removed from the tax rolls to accommodate district needs. The
members of Hope' Alliance feel that this agreement, if approved, will be of mutual benefit to the
community and to the City as a whole.
4. The petitioner has provided the following summary of issues for the existing site and its intended use:
EXTERIOR
The existing parcel is a 4.2 acre site with a sanctuary and educational wing. Parking
facilities include a total of 181 stalls with 5 of those stalls being designated for
handicapped parking.
Planning Case Report 94-18
May 31, 1994
Page 2
Students enrolled in the program will be bussed to the facility by single unit busses (minibus
vehicles) or vans. It is anticipated that a total number of 7 busses will be used for daily
transport of students.
Busses will load and drop off students at the northeast corner of the educational wing of the
facility in accordance with attached drawing labeled A-1. Students and staff will have direct
access to the classrooms.
Do
These busses are anticipated to utilize 36th Avenue North and Hillsboro Avenue to enter
and leave the facility on the north side of the parcel. In addition, it is anticipated that
approximately 15 staff members of the school district and visiting parents, will utilize the
off-street parking lot during the normal business hours of the school. It is expected that
there will be one delivery of food per day utilizing the same traffic route as the busses.
INTERIOR
The existing facility has a total area of 20,400 square feet, and is divided into two areas:
Assembly/Sanctuary 6,880 sq. ft.
Educational Wing 13,520 sq. ft.
Bo
The school district will be utilizing only the educational wing of the facility. There will
not be simultaneous use of the facility by Hope Alliance and the School District.
Co
At this time, Hope Alliance does not anticipate any major interior or exterior renovation. If
issues arise during negotiations with the School District that would require any renovations,
Hope Alliance will submit architectural or structural drawings to the City for review as part
of the building permit and inspection process.
The program is designed to serve K-6 grade Emotionally/Behaviorally Disordered (E/BD) students
needing a Level V service who are referred by their school districts. After all local district program
options have been explored, students are served based on a need for a more restrictive setting. The
students attend self-contained classrooms at a'segregated site in which educational, behavioral, and
social needs are addressed. This is a special alternative school environment, structured to meet
individual educational, behavioral, social and psychological needs of E/BD students and their
families. Services are provided during the school year. Summer services are available, based on
funding. A full range of academic, behavioral, and mental health services are available through
appropriately licensed staff. The emphasis of the program is for the students to acquire appropriate
social, behavioral, and academic skills to allow them to succeed. Transition to mainstream within
the host school is encouraged. Special education services are provided by appropriately licensed
staff.
The church site is zoned R-1 Single Family Residential and is allowed under a previously granted
conditional use permit. The added school use would require an amendment to the existing CUP.
The site is surrounded by R-1 Zoning District single family homes on the north, east and south and
Planning Case Report 94-18
May 31, 1994
Page 3
the site abuts Highway 169 on the west. The existing site was rezoned from commercial to
residential in 1960.
The topography of the property is flat on the north half, sloping downhill to the south 14 feet over
a distance of 500 feet. Trees exist on the west side of the site.
Property owners within 350' of the request have been notified. One adjacent property owner
contacted the staff and indicated that they were very concerned about this type of use in their
neighborhood.
ANALYSIS
Public, Educational, and Religious Buildings. (Public or semi-public recreational buildings and
neighborhood or community centers; public and private educational institutions limited to elementary_,
junior high and senior high schools; and religious institutions such as churches, chapels, temples, and
synagogues) are allowed by conditional use in the R-1 Zoning District provided that:
Side Yards. Side yards shall be double that required for the district, but no greater than 30
feet.
Parking. Adequate off-street parking and access is provided on the site or on lots directly
abutting directly across a public street or alley to the principal use and that such parking is
adequately screened and landscaped from surrounding and abutting residential uses.
Co
Off-Street Loading. Adequate off-street loading and service entrances are provided and
regulated where applicable by City Code.
The purpose of a Conditional Use Permit is to provide the City with a reasonable and legally
permissible degree of discretion in determining suitability of certain designated uses upon the
general welfare, public health, and safety. In making this determination, whether or not the
conditional use is to be allowed, the City may consider the nature of adjoining land or buildin
gs, 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.
Other general criteria to be considered when determining whether to approve of deny a conditional
use permit include:
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.
Planning Case Report 94-18
May 31, 1994
Page 4
Compatibility. The proposed use is compatible with its adjacent land uses.
Performance Standards. The proposed use conforms with all applicable performance
standards contained in the Code.
No Depreciation in Value. The proposed use will not tend to or actually depreciate the area
in which it is proposed.
Zoning District Criteria. In addition to the above general criteria, the proposed CUP meets
the criteria specified for the various zoning districts:
1. In Residential Districts, R-1,2,3,4,5, R-O:
a. Traffic. Non-residential traffic is channeled into thoroughfares or onto a street
abutting business or industrial uses leading directly to thoroughfares, and not
onto minor residential streets.
b. Screenina. The proposed use will be sufficiently separated by distance Or
screening from adjacent residentially zoned land so the existing homes will not
be materially depreciated in value and there will be no deterrence to
development of vacant land.
c. Compatible Appearance. The structure and site shall have an appearance that
will not have an adverse effect upon adjacent residential properties.
4. Staff has the following concerns with the request as it relates to Zoning Code requirements:
Ao
Eo
Planning Case
May 31, 1994
Compatible use - Public comment important.
Minimum standard compliance - Plans show partial compliance.
No depreciation of adiacent land value - Two problems may be argued along this line, since
the proposed student body is not able to be mainstreamed in public schools and "security" has
been questioned by several residents. Also, the "intensified use" change will be visible and
impact the neighbors residential character or perception of same.
Traffic impacts - Consideration needs to be given to adding busses to the existing
neighborhood miX, with low volumes, and the change to 7 day-a-week "all hour" potential
site use with both a school and church.
Screenin~ - No changes are proposed to the site other than a small undefined "recreation
area." The City Code requires "sufficient separation by distance or screening." The existing
homes in the area range from 130 to 170 feet away from the church building. The parking
lot is only five feet from the east lot line, with a solid fence and shrubbery.
Compatible appearance - is important, to prevent an adverse effect upon adjacent residential
properties. No change is planned in the building appearance, which is acceptable. The
appearance of school busses and recreational activities may be less compatible to some
residents.
Report 94-18
Planning Case Report 94-18
May 31, 1994
Page 5
5.
Additional questions/concerns raised by the plans or the use include the following:
A. The filing of the request and the plans were delayed and staff finds that the plans are
incomplete and need corrections.
B. Revise plans to more clearly illustrate most of the Design-Review checklist details (attached),
such as trash storage location and screening, snow storage, exterior lighting plans, 8 1/2" x
11" reductions, corrected site plan (in error), proposed landscaping, etc.
C. Maximum bus/van size must be stated and illustrated on plans for traffic analysis and clarity.
D. Where will the likely students bus trips originate, county-wide, region-wide, school district-
wide? South and east trips may find it quicker to use other local streets, such as Medicine
Lake Road, Boone, 32nd Avenue and Independence.
E. Detailed plans are needed for both INDOOR and OUTDOOR RECREATION AREAS for any
school use, winter an summer.
F. The Building Official indicates that the Building Code requirements for an E2 Occupancy
have not been met. NOTE: State law required the petitioner to hire an architect who must
design E Occupancies (schools) due to the hazards inherent with the use and the architect has
been advised to revise to comply.
G. Submit details on planned and potential evening, weekend and summer school use of the
property.
H. Confirmation is required on the planned and potential student ages and numbers.
I. Noise issues may be an occasional problem with bus activity and idling in addition to the
"unspecified outdoor recreation" typical of schools.
J. Intensified use appearance is, perhaps, the major impact on nearby residential properties.
Nearly all of the previously quiet "church non-use hours" are proposed to be filled by a
second business - the school. This is a church surrounded by single family homes on local
streets.
RECOMMENDATION
Staff recommends that this request be tabled for 30 days so that the petitioner can submit more detailed plans
and address the issues outlined in the staff report.
Attachments:
Section/Topo/Zoning Maps
Site Plans
Floor Plans
Petitioner's Letter
Program Description
Design & Review Checklist
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1
HOPE ALLIANCE CHAPEL
4205 Lancaster .Lane North
Plymouth, MN 55441
May 18, 1994
Mr. Doug Sanstad
Building Official
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Conditional Use Permit Application
3351 North Independence Avenue
New Hope, Minnesota
Submitted by Hope Alliance Chapel
Dear Mr. Sanstad:
Enclosed for your consideration, please find the following:
Conditional Use Permit Dated 5/17/94 (for reference)
School District 287 Elementary School Specialized
Education Description
Site Plan
Floor Plan Indicating Occupancy Use
Lot Survey
A meeting was held at the city offices on Monday May 16, 1994
regarding the application for conditional use permit. The
following people were in attendance:
Doug Sanstad
Vince Svaldi
Brent Nelson
Wendell Nelson
Wayne Steege
City Building Official
District 287 Director of Special
Education
Realtor for Beautiful Savior
Pastor of Hope Alliance Chapel
Trustee of Hope Alliance Chapel
Page 1
HOPE ALLIANCE CHAPEL
4205 Lancaster Lane North
Plymouth, MN 55441
In accordance with that meeting, a completed conditional use
application and a check from Hope Alliance for the amount of
$450.00 was submitted on that date. The following is the
additional material required for the permit application.
BACKGROUND
This permit is being submitted by the board members of Hope
Alliance Chapel as a joint effort with Beautiful Savior Lutheran
Church, and Intermediate School District 287.
Intermediate School District 287 has identified a need to locate
educational facilities outside the local schools to aid in the
learning of students with special needs. The total number of
students and staff for the facilities will be 50 individuals.
Research by Intermediate School District 287 has identified
Beautiful Savior Lutheran Church as the preferred facility to
meet the needs of their program. A brochure from the district
highlighting the program has been attached for your reference.
Implementation of this conditional use permit is contingent upon
sale of the subject property to Hope Alliance Chapel and a lease
agreement with Intermediate School District 287
The fee title owner of the subject property is Beautiful Savior
Lutheran Church. The certificate of title is not included in this
submission since Hope Alliance has not purchased the building at
this time. Beautiful Savior is acting in cooperation with Hope
Alliance, and is willing to provide a copy of the title when
required.
Currently special needs students from New Hope and other
adjacent suburbs are being transported by busses to a facility in
,~',~;~,~. This cooperative agreement between the
Intermediate School District 287 would allow local students to
Page - 2
HOPE ALLIANCE CHAPEL
4205 Lancaster Lane North
Plymouth, MN 55441
attend school in their home area. In addition, use of an existing
tax exempt facility by the school district would prevent an other
facility from being removed from the tax rolls to accommodate
district needs. The members of Hope Alliance feel that this
agreement, if approved, will be of mutual benefit to the
community and to the city as a whole.
EXTERIOR srI'E PLAN
The following is a brief summary of issues for the existing site
and it's intended use.
The existing parcel is a 4.2 acre site with a sanctuary and
educational wing. Parking facilities include a total of 181 stall
with 5 of those stalls being designated for handicapped parking.
Students enrolled in the program will be bussed to the facility by
single unit busses (minibus vehicles) or vans. It is anticipated
that a total number of 7 busses will be used for daily transport
of students.
Busses will load and drop off students at the ~ast comer of
the educational wing of the facility in accordance with attached
drawing labeled A-1. Students and staff will have direct access
to the classrooms.
These busses are anticipated to utilize 36th Avenue North and
Hillsboro Avenue to enter and leave the facility on the north side
of the parcel. In addition, it is anticipated that approximately 15
staff members of the school district and visiting parents, will
utilize the off street parking lot during the normal business hours
of the school. It is expected that there will be one delivery of food
per day utilizing the same traffic route as the busses.
Page 3
HOPE ALLIANCE CHAPEL
4205 Lancaster Lane North
Plymouth, MN 55441
INTERIOR USE OF BUILDING
The existing facility has a total area of 20,400 square feet, and is
divided into two areas:
Assembly/Sanctuary 6,880 sq. ft.
Educational Wing 13,520 sq. ft.
The current occupancy group, according to the Uniform Building
Code, for the Assembly/Sanctuary area is A-2.1 and is B-2 for
the Educational Wing No change to the Assembly/Sanctuary
area code is requested because this area will be used for church
use only. A change to the Educational Wing is requested to E-2 to
accommodate the school district.
The school district will be utilizing only the educational wing of
the facility. There will not be simultaneous use of the facility by
Hope Alliance and the School District.
At this time, Hope Alliance does not anticipate any major
interior or exterior renovation. If issues arise during
negotiations with the school district that would require any
renovations, Hope Alliance will submit architectural or
structural drawings to the city for review as part of the building
permit and inspection process.
CONCLUSION
As mentioned earlier in this report, Hope Alliance Chapel is
submitting this application request in cooperation with
Intermediate' School District 287 and Beautiful Savior Lutheran
Church. It is the belief of Hope Alliance Chapel, that if approved,
this joint venture is an opportunity to serve the community,
the school district and the City of New Hope.
Thank you for your time and consideration, If you have any
questions, or need additional information, please do not hesitate
to contact Pastor Wendell Nelson at 553-2855 during normal
business hours.
Page- 4
HOPE ALLIANCE CHAPEL
4205 Lancaster Lane North
Plymouth, MN 55441
SinCerely,
Pastor Wendell Nelson
Hope Alliance Chapel
Vince Svaldi
~ Special Education
School District 287
Page - 5
Case No.
Date Filed
Receipt No.
Received by
PLANNING
APPLICATION TO PLANNING COMMISSION
AND CITY COUNCIL
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Basic
Fee
Deposit
Name of Applicant:
Street Location .of .PropertyA
' ~ / '
Phone: ~'
Address
Applicant's nature of Legal or Equ%table Interest:
° !
Type of Request: (pertaining to what section of City Code)
Please outline Description of Request:
(use additional pages if necessary)
Why Should Request be Granted: ~_./~__/~
Applicant acknowledges that before this request can be considered
and/or approved, all fees, including the basic zoning fee and any
zoning deposits must'be paid to the City and that, if additional fees
are required to cover costs incurred by the City, the C%t¥ Manager has
the right to rec~ire additional Dayment.
OO3 8
Signed:
-2-
Contract for Deed Owner (
Other Owner in Chain of Title (print or type)
Purchaser by Purchase Agreement (print or type)
Other Owner in Chain of Title (print or type)
Applicant Other than Owner (print or type)
FOR CITY USE ONLy
Evidence of Ownership Submitted: Yes__ No
Certified Lot Survey: Yes__ No__
Legal Description Adequate: Yes No__
Legal Ad Required: Yes__ No
Date of Design& Review Meeting:
Date of Planning Commission Meeting:
By Planning Commission on:
By City Council on:
Approved:
Required
Required__
Required__
Required__
Approved:
Denied:
Subject to the following conditions:
Denied:
............... intermediat=e District 28~
Henne~n Tecnn~.a~ Collecje
West Metro Edu_catlon Center -- Eliot
8800 Cedar Lake Roacl
SL Louis Park, MN 55426-2817
(612) 593-1181
INTERMEDIATE DISTRICT 287
WEST METRO EDUCATION CENTER
OVERALL PROGRAM DESIGN
WHO
The program is designed to serve K-6 ~m'ade Emotionally/Behaviorally
Disordered (E/BD) students needing a Level V service who are referred
from member and other referring districts.
WHY
After all local district pro~q'am options have been explored, students
are served based on a need for a more restrictive setting.
WHAT
WMEC is a special alternative school environment, structured to meet
individual educational, behavioral, social and psychological needs of
E/BD students and their families.
Level V services for elementary students are currently housed at
Southwood School in Bloomington and Lincoln Hills School in
Richfield.
WHEN
Services are provided during the school year. Summer services are
available, based on funding.
HOW
Special education services are provided by appropriately licensed
stat'f, paraprofessionals, Family Networks therapists, and a Hennepin
County generalist. Licensed staff include: Emotionally/Behaviorally
Disordered (E/BD), Learning Disabled (LD), Developmental Adapted
Physical Education (PE) instructors, nurse, speech clinician(s),
occupational therapist and other staff as appropriate. Mental health
services are available from licensed social workers, psychologists,
consulting psychologist and/or psychiatrist to enable students to
benefit from special education. The program is managed by a Special
Education Administrator and Administrative Assistant(s) working
collaboratively with Family Networks clinical and administrative staff.
ELEMENTARY SCHOOL
Who:
What:
When:
How:
Elementary services students
in grades K-6 who are referred
by their school districts.
The students attend self~
contained classrooms at a
segregated site in which educa-
tional, behavioral, and social
needs are addressed.
Currently housed at Lincoln
Hills in Richfield.
Services are provided during
the school year. Summer ser-
vices are available based on
need.
A full range of academic,
behavioral and mental health
services are available through
appropriately licensed staff.
The emphasis of the program
is for the students to acquire
appropriate social, behavioral
and academic skills to allow
them to succeed. Transition to
mainstream within the host
For Further Information:
Write - Intermediate District 281
Hennepln Technical College
West Metro Edu .cation Center
1820 North Xenium Lane
Plymouth, Minnesota 55441
or Call - Secondary - Liz Peterson 535-2015 or
Mary Mathiowetz 593-1181
Elementary- Ann Meyer
Or contact your local Special Education Office:
Bloomington 887-9161
Brooklyn Center 561-4480
Eden Prairie 937-1650
Edina 944-3613
Hopkins 933-9201
Minnetonka 474-5401
Orono 473-7313
Osseo 425-4131
Richfield 861-8236
Robbinsdale 533-2781
St. Louis Park 925-4300
Wayzata 473-1108
Westonka 472-1600
Minneapolis 627-3080
West Metro
Education
Center
A program for
Emotionally Behaviorally
Disordered (E/BD) Youth
Intermediate District 287
Hennepin Technical College
Who:
What:
The program is designed to
serve 7th-12th grade (or age
21) E/BD students needing a
Level V service who are
referred by their school district.
The program is not designed to
serve students whose primary
problem is chemical dependen-
cy or those who physically
endanger the health and safety
of themselves or others.
WMEC is a special alternative
school environment, structured
to meet individual educational,
vocational, behavioral, social
and psychological needs.
Why:
After all local district program
options have been explored
students are served based on
a need for a more restrictive
setting.
HOW-'
Special Education and
vocational services are
provided by appropriately
licensed staff and para-
professionals.
Mental health support
services are available from
licensed (clinical) social
workers or psychologists
to enable students to benefit
from the special education
provided. This would include
individual, group and family
counseling: crisis interven-
tion, information and referral,
liaison work with community
agencies, and team teaching
and consulting.
Where:
When:
Level V services are currently
housed at Eliot Community
Center in St. Louis Park and
Fair School in Robbinsdale.
Services ara provided dudng
the school year.
Summer Services are available,
based on funding.
DESIGN REVIEW
ccuncil ~ ar~ ~ttich exceed $10,000 in value ;ustc be su]~cL~ to
the Design & ~View C~ittse prior to the ~blic hearing/s. Filirg
deadlines for these reviews are ~tely 30 ~ays before the
r~larly scheduled Planning ~i~ meetings. ..
~~. S s~s of
set 8 Z/2" X 11" reductic~s
set of 8 1/2" x 11" transparencies.
8 currmnt lot surveys with legal
Detailed Site Plans ~,igned and signed by a
Site dimensi~m
LOt Cove: BI~. %, Grin Ar.a %, As~tmlt %
Traffic: circulatic~ & Park/rig Plan incl--:
· SiO~wa~<, plans, public an~ private
Intern~ truck load/ngand~in~areaswithdimensic~s
(50'r fcr se~/s)
Snow stcrage (Area =. 10% of Asphalt)
Locati~ of prcF,:secl' pl~
'close ~o p:mperty
5/08/89
1/2"
Estimat~ valua of ~ing ~ 2% of c=~s~xuc~ value)
Exterio::: elevatioms an~ floor plans desi~ by a ~
Ail elevations, labele~ N~th, South, East an~'~
.layout and dimen~i~ in plan view
~o~ of aocees ~o~ people ar~ vehicles
Erosion Control Methdds il*.lustrated
Watershed Commission Approval N~eded?
Wetland :i]onservation Act compliance
Shingle Creek Baseett'~ Creek
(circle one)
CITY OF NEW HOPE
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
June 3, 1994
Planning Commission Members
Kirk McDonald, Management Assistant/Community Development Coordinator
Miscellaneous Issues
1. May 9th City Council Meeting - At the May 9th Council meeting the City Council took
the following action on planning cases and other related issues:
Ao
Planning Case 94-07, Request for Variance to Allow Air Conditioning Compressor
in Side Yard, 3432 Ensign Avenue; approved a motion accepting the withdrawal of
this application, per the petitioner's request, due to the fact that after exploring
alternatives the air conditioner was placed in the rear yard (see enclosed request).
Bo
Gaines & Hanson Industrial Development Revenue Bonds - Authorized the
issuance of $1 million in IDRB's for the purchase of a large printing press, which
will increase employment opportunities (see attached).
Co
Planning Case 94-11, Request for Rear Yard Setback Variance, Site/Building Plan
Review/Approval, and a Conditional Use Permit to Allow Construction of a
Convenience Store with Gasoline, Super America, 6144 West Broadway - After
considerable discussion, a motion was made to refer to the City Attorney for
preparation of a "findings of fact" resolution for approval, to be considered at the
May 23rd Council meeting (revised lighting, signage and canopy plans were
submitted prior to the Council meeting in compliance with City Code -- see
attached).
Planning Case 94-12, Request for Variance to Allow Air Conditioning Unit in Side
Yard, 3352 Boone Circle - Approved subject to the conditions recommended by the
Planning Commission.
E°
Ordinance No. 94-06 - An Ordinance Amending the New Hope Zoning Code by
Establishing a Residential/Office PUD Zoning District and Eliminating the Area
Requirement for Mixed Use PUD Districts (Planning Cases 94-06 and 94-13) -
Approved subject to the conditions recommended by the Planning Commission (see
attached Development Agreement).
F?
Awarded Contract for Construction of Public Works Salt Storage Building and
Site Improvements - The Planning Commission approved this site plan in 1993 (see
attached plans).
G. Awarded Contract for 42nd Avenue North Landscaping/Maintenance
Improvements - (see attached plans).
Ordinance No. 94-07 - An Ordinance Amending Section 4.038(3) of the New Hope
City Code Regulating Permitted Home Occupations - The revised ordinance
eliminates the first two sections of the recommended changes, but amends the
section dealing with "Sales on Premises" and adds a section dealing with "Outside
Storage." This ordinance was considered by the Planning Commission in the fall
of 1993 (see enclosed ordinance).
May 23rd City Council Meetin~ - At the May 23rd Council meeting the City Council
took the following action on planning cases and related issues:
Planning Case 94-11, Resolution Establishing Findings of Fact Relating to Request
by Super America Group for Conditional Use Permit and Variance to Construct and
Operate a Convenience Store with Gasoline Sales and Approval of Both Requests -
Approved (see attached resolution).
Bo
Update on Interior City Hall Remodeling - Phase II - The Council reviewed the
preliminary plans and proposed schedule (attached for your information).
Outdoor Storage and Front Yard Parkine - Due to the number of planning cases this
month, staff has not had time to schedule another meeting with the Codes & Standards
Committee on these issues, however, the Planning Consultant and Building Official are
consolidating their ideas on both issues and a committee meeting will be scheduled in June
or July.
Planning Commission Applications - Applicants to serve on the Planning Commission
are currently being sought. If you know of anyone that is interested, please have them
contact Jayne Ferry, City Manager's Secretary, at 531-5111 (see attached ad).
Attachements:
Stiegler Variance
Gaines & Hanson IDRB's
Revised Super America Signage/Canopy/Lighting Plans
Wrobel Development Agreement
Public Works Salt Storage Building & Site Improvements
42nd Avenue Landscaping/Maintenance Plans
Home Occupation Ordinance
Super America Resolution
City Hall Remodeling
Planning Commission Advertisement
~ COUNCIL
t REQUF_~T FOR, tCTION
Originating Department Approved for Agenda ... A~e. nda Section
L~evelopment
City Manager & Planning
Kirk McDonald ~~ 5-9-94 Item No.
By:Management Assistant By: 6.9
PLANNING CASE 94-0'/ MOTION A~CEPTING WITHDRAWAL OF APPLICATION FOR
REQUEST FOR VARIANCE TO ALLOW AIR CONDITIONING COMPRESSOR IN THE SIDE
YARD, MICHAEL STIEGLER, 3432 ENSIGN AVENUE NORTH, PETITIONER.
This matter was tabled at the 4/11 Council meeting due to the fact that the petitioner was not in
attendance to answer questions. On 4/19 the City received the enclosed correspondence from the
petitioner stating that he was exploring an alternative placement of the air conditioner that is within the
current code and would not require a variance. Therefore, the petitioner requested that the matter be
tabled and on 4/25 the City Council tabled the request for two months. Subsequent to that time the
petitioner has contacted the City and indicated that the air conditioner has been placed in the rear
yard and he is requesting formal withdrawal of the variance request. Staff recommends approval of
a motion accepting withdrawal of Planning Case 94-07.
Review: Administration: Finance:
RrA-O0
Michael S,¢gler
3~2 Ensisn Ave. N.
New Hol~, MN 5542?
May 3, 1994
Kirk McDonald
Management, Assistant
City of New Hope
4401 Xylon Ave. N.
New Hope, MN 55428-4898
Subject:
PLANNING CASE 94-07
Dear Mr. McDonald:
I am withdrawing my request for a variance regarding my air conditioner
compressor placement. As i had suggested in my April 19, 1994 letter, the new
air conditioner compressor has been relocated in a place that is within the current
code.
I only wish my contractor had come up with this solution initially so that the City
and its officials, including Doug Sandstad and the planning commission, would not
have had to waste their time considering my request! (It would have saved me
$75 as welll)
Thank you.
Sincerelyx-~
Michael S~iegler
~ ~ COUNCIL
REQUEST FOR ACTION
Originating Department Approved for Agenda Agenda Section
Public Hearing
City Manager /~ 5-9-94 Item No.
By: Dan Donahue By:~// 7.1
RESOLUTION AUTHORIZING THE ISSUANCE AND SALE OF VARIABLE RATE DEMAND INDUSTRIAL
DEVELOPMENT REVENUE BONDS {GAINES & HANSON PRINTING CO., INC. PROJECT}, SERIES
1994 OF THE CITY AND EXECUTION OF DOCUMENTS
The enclosed resolution authorizes the issuance and sale of Industrial
Development Revenue Bonds for Gaines & Hanson Printing Co., Inc. and execution
of the pertinent documents.
L/ /
Review: Adrnin/stratlom Finance:
II RFA-O01
CERTIFICATION OF MINUTES RELATING TO
VARIABLE RATE DEMAND I)4DUSTRLAL
DEVELOPMENT REVENUE BONDS
(GAI1NES & HANSON P~G CO., INC. PROJECT), SERIES 1994
Issuer: City of New Hope, Minnesota
Governing Body: City Council
Kind, date, time and place of meeting: A regular meeting, held on May 9, 1994,
at 7:00 o'clock p.m., at the City Hall.
Members present:
Members absent:
Documents attached:
Minutes of said meeting (pages):
MINUTES OF PUBLIC HEARING ON
PROPOSED PROJECT
and
RESOLUTION AUTHOlZIT. ING THE ISSUANCE AND SALE
OF VARIABLE RATE DEMAND INDUSTRIAL DEVELOPMENT
REVENUE BONDS (GAINES & HANSON PRINTING CO., INC. PROJECT),
SERIES 1994 OF THE CITY AND EXECUTION OF DOCUMENTS
I, the undersigned, being the duly qualified and acting recording officer
of the public corporation issuing the obligations referred to in the title of this
certificate, certify that the documents attached hereto, as described above, have been
carefully compared with the original records of the corporation in my legal custody,
from which they have been transcribed; that the documents are a correct and
complete transcript of the minutes of a meeting of the governing body of the
corporation, and correct and complete copies of all resolutions and other actions
taken and of all documents approved by the governing body at the meeting, insofar
as they relate to the obligations; and that the meeting was duly held by the
governing body at the time and place and was attended throughout by the members
indicated above, pursuant to call and notice of such meeting given as required by
law.
City this
WITNESS my hand official as such recording officer and the seal of the
day of May, 1994.
(SEAL)
Valerie Leone, City Clerk
The Mayor stated that this was the time and place fixed by a resolution
of this Council, adopted on May 9, 1994, for a public hearing to be held on the
proposal that the City undertake and finance a project (the "Project") on behalf of
Gaines & Hanson Printing Co., Inc., a Minnesota corporation (the "Borrower"),
pursuant to Minnesota Statutes, Sections 469.152 through 469.165. The City Clerk
presented an affidavit showing publication of the notice of public hearing at least
once not less than 14 nor more than 30 days prior to the date fixed for the public
hearing in the New Hope Golden Valley Sun-Post, the official newspaper of the City
and a newspaper of general circulation in the City. The affidavit was examined,
found to be satisfactory and ordered placed on file with the City Clerk.
The Mayor then opened the meeting for the public hearing on the
proposal to undertake and finance the Project on behalf of the Borrower. The
purpose of the hearing was explained, the nature of the Project and of the proposed
revenue bonds was discussed, the draft copy of the Application to the Minnesota
Department of Trade and Economic Development with draft copies of all
attachments and exhibits were available, and all persons present wh° desired to do
so were afforded an opportunity to express their views with respect to the proposal
to undertaken and finance the Project, in response to which the following persons
either appeared, were recognized and made statements, or filed written comments
with the City Clerk before the date set for the hearing, summaries of which appear
opposite their respective names:
~am~ of S_veaker
Summary of View~
The City Clerk [reported that no written comments had been] [read a
summary of the written comments]* filed in her office before the date of hearing.
After all persons who wished to do so had stated or filed their views on
proposal, the Mayor declared the public hearing to be dosed.
*Strike inappropriate language.
Council Member
then introduced the following
resolution and moved its adoption:
RESOLUTION AUTHORIZING THE ISSUANCE AND
SALE OF VARIABLE RATE DEMAND INDUSTRIAL
DEVELOPMENT REVENUE BONDS (GAINES &
HANSON PRINTING CO., INC. PROJECT), SERIES 1994
OF THE CITY AND THE EXECUTION OF DOCU~
BE IT RESOLVED by the City council (the "Council") of the City of
New Hope, Minnesota (the "City"), as follows: -
SECTION 1
Recitals and Findings
1.1. This Coundl has received a proposal that the City finance a
portion of or all of the cost of a propOSed project under Minnesota Statutes, Sections
469.152 through 469.165 (the "Act"), on behalf of Gaines & Hanson Printing Co., Inc.,
a Minnesota corporation (the "Borrower"), consisting of the acquisition of a Goss-
450 printer, dryer and related auxiliaries (the "Project Equipment") to be used by the
Borrower in its commercial printing business. The Project Equipment will be
installed by the Borrower at its facility located at 5197 Winnetka Avenue North in
the City. The acquisition and installation of the Project Equipment is herein called
the "Project".
1.2. At a public hearing, duly noticed and held on May 9, 1994, in
accordance with the Act and Section 147(0 of the Internal Revenue Code of 1986, as
amended, on the proposal to undertake and finance the Project, all parties who
appeared at the hearing were given an opportunity to express their views with
respect to the proposal to undertaken and finance the Project and interested persons
were given the opportunity to submit written comments to the City Clerk before the
time of the hearing. Based on the public hearing, such written comments (if any)
and such other facts and circumstances as this Council deems relevant, this Council
hereby finds, determines and declares as follows:
(a) based upon representations made to the City by
representatives of the Borrower as to the nature of the Project, the
Project constitutes a project authorized by the Act and that the issuance
of revenue bonds under the Act to finance the Project would be a
substantial inducement to the Borrower to undertake the Project;
(b) the purpose of the Project is, and the effect thereof, will be,
to promote the public welfare by (i) the encouragement and
development of economically sound industry so as to prevent the
emergence of or to rehabilitate, so far as possible, blighted and marginal
lands and areas of chronic unemployment; (ii) the retention of
industry to use the available resources of the community in order to
retain the benefit of its existing investment in educational and public
service facilities; (iii) halting the movement of talented, educated
personnel of mature age to other areas and thus preserving the
economic and human resources needed as a base for providing
governmental services and facilities; and (iv) promoting more
intensive development of land available in the community to provide
an adequate and better balanced tax base to finance the increase in the
amount and cost of governmental services; and
(c) the Project will increase employment opportunities for
residents of the City and surrounding area and accordingly be of direct
benefit to the taxpayers of the City as well as those of the County of
Hennepin and the school district in which the City is located.
1.3. This Council hereby finds that the issuance and sale of up to
$1,000,000 aggregate principal amount of the City's Variable Rate Demand Industrial
Development Revenue Bonds (Gaines & Hanson Printing Co., Inc. Project)' Series
1994 (the "Bonds") pursuant to the Act to finance the Project is in the best interest of
the City and the City hereby determines to issue and sell such Bonds.
1.4. The Bonds will be issued pursuant to an Indenture of Trust,
dated as of May 1, 1994 (the "Indenture"), between the City and American National
Bank and Trust Company, as trustee (the "Trustee"). The proceeds of the Bonds will
be loaned by the City to the Borrower pursuant to a Loan Agreement, dated as of
May 1, 1994 (the "Loan Agreement"), between the City and the Borrower. Under the
Loan Agreement the Borrower will agree to make loan payments sufficient to pay
the principal of, premium, if any, and interest on the Bonds as the same shall
become due and payable and to make payments sufficient to pay the purchase price
of any Bonds tendered for purchase under the Indenture. By the Indenture, the City
will grant a security interest to the Trustee in certain revenues and payments to be
received by the City under the Loan Agreement. To secure the payment of principal
of and interest on the Bonds and the purchase price of any Bonds tendered to the
Trustee for purchase under the Indenture, Norwest Bank Minnesota, National
Association, a national banking association (the "Bank"), will issue an Irrevocable
Letter of Credit (the "Letter of Credit") in favor of the Trustee. Pursuant to a Bond
Placement Agreement dated as of the date of issuance of the Bonds (the "Placement
Agreement") among the City, the Borrower and Norwest Bank Minnesota, National
Association, as placement agent, the Bonds are to be privately placed with an
institutional or other investor as approved by the Borrower (the Purchaser). The
-5-
Bonds will be offered for sale pursuant to a Private Placement Memorandum dated
as of the date of issuance of the Bonds (the "Placement Memorandum").
1.5. Drafts of the following documents relating to the Bonds have
been prepared and submitted to this Council and are hereby directed to be filed in
the office of the City Clerk:
(i) Loan Agreement;
(ii) Indenture;
(iii) Placement Agreement;
(iv) Placement Memorandum; and
(v) Letter of Credit.
Section 2. Authorization of Issuance and Sale of Bonds. In order to
provide for financing the Project, the City hereby authorizes the issuance of the
Bonds as revenue bonds under the Act, to be designated "City of New Hope,
Minnesota, Variable Rate Demand Industrial Development Revenue Bonds (Gaines
& Hanson Printing Co., Inc. Project), Series 1994" in the aggregate principal amount
of up to $1,000,000. The issuance of the Bonds is subject to approval of the Project by
the Minnesota Department of Trade and Economic Development pursuant to
Minnesota Statutes, Section 469.154, subdivision 3. The Bonds shall be initially
dated as of the date of issuance thereof and shall contain the redemption and other
provisions as are set forth in the Indenture. The Bonds shall bear interest as
provided in the Indenture. The initial interest rate on the Bonds has not yet been
determined. The Mayor and City Manager are hereby authorized to approve the
initial interest rate of the Bonds, provided that such interest rate does not exceed
3.50% per annum. Such approval shall be conclusively evidenced by the execution
of the Indenture as provided in Section 4 hereof. The sale of the Bonds to the
Purchaser at a price of par is hereby approved.
Section 3. Execution of Bonds. Each Bond shall be executed on behalf
of the City by the manual or facsimile signatures of the Mayor and the City Manager.
The Trustee is hereby designated as authenticating agent pursuant to Minnesota
Statutes, Section 475.55. If any of the officers who shall have signed any of the
Bonds shall cease to be such officers of the City before the Bonds so signed shall have
been actually authenticated by the Trustee or delivered by the City, such Bonds .
nevertheless may be authenticated, issued and delivered with the same force and
effect as though the person or persons who signed such Bonds had not ceased to be
such officer or officers of the City.
Section 4. Execution of Indenture. Loan A_m'eement; and Placement
Agreement. The Indenture, the Loan Agreement and Placement Agreement are
hereby made a part of this Resolution as. fully as though set forth in ~I1 herein and
are hereby approved in the form submitted to this meeting, and the Mayor and City
Manager are hereby authorized and directed to execute, acknowledge and deliver the
Indenture, the Loan Agreement and Placement Agreement on behalf of the City
with such changes, insertions and omissions therein as do not change the substance
of the Indenture, the Loan Agreement or the Placement Agreement and as may be
approved by the Mayor and City Manager, such approval to be evidenced
conclusively by their execution of the Indenture, the Loan Agreement and the
Placement Agreement.
Section 5. Other Actions. The Mayor, the City Manager and all other
officers of the City are hereby authorized and directed to execute and deliver all
Other documents which may be required under the terms of the Indenture, the Loan
Agreement or the Placement Agreement, and to take such other action as may be
required or appropriate for the performance of the duties imposed thereby or to
carry out the purposes thereof.
Section 6. Absence or Disability of Officer-s. In the absence or disability
of the Mayor, the City Manager or any other officer of the City named in any
instrument to be executed on behalf of the City in connection with the issuance of
the Bonds, the acting Mayor, Acting City Manager or other officer may execute such
instrument. The execution of any instrument by an officer of the City shall be
conclusive evidence of its approval.
Section 7. Authentication of Proceedings. The Mayor, City Manager,
City Clerk and all other officers of the City are authorized and directed to furnish to
the Trustee, the Borrower, the Purchaser, the Bank and bond counsel certified copies
of all proceeds and records of the City relating to the Bonds, and such other
affidavits and certificates as maybe required to show the facts relating to the legality
and marketability of the Bonds as such facts appear from the books and records in
the officer's custody and control or as otherwise known to them; and all such
certified copies, certificates and affidavits, including any heretofore furnished, shall
constitute representations of the City as to the truth of all statements of fact
contained therein.
Section 8. Limitation of City's Liability. Notwithstanding anything
contained in the Bonds, the Loan Agreement or the Indenture, the Bonds shall not
constitute a debt of the City within the meaning of any constitutional or statutory
limitation, and shall not be payable from nor charged upon any funds other than
the revenues pledged to the payment thereof, and no owner of any Bond shall ever
have the right to compel any exercise of taking power of the City to pay the Bonds or
the interest thereon, or to enforce payment thereof against any property of the City
-7-
other than those rights and interests of the City under the Loan Agreement which
have been pledged to the Trustee by the Indenture; and the Bonds shall not
constitute a charge, lien or encumbrance, legal or equitable, upon any property of the
City other than those rights and interests of the City under the Loan Agreement
which have been pledged to the Trustee by the Indenture. The agreement of the
City to perform the covenants and other provisions contained in this Resolution,
the Bonds, the Loan Agreement and the Indenture shall be subject at all times to the
availability of revenues furnished by the Borrower sufficient to pay all costs of such
performance or the enforcement thereof, and the City shall not be subject to any
personal or pecuniary liability thereon other than as stated above.
Section 9. Application to Department of Trade and Economic
]~_~p..~R_~. The Application to the Department of Trade and Economic
Development with respect to the Project (the "Application") is hereby approved, and
the Mayor and City Manager are authorized to execute the Application on behalf of
the City and to submit it for approval. The Mayor and City Manager are directed, if
the Bonds are issued and sold, thereafter to comply with the requirements of
Minnesota Statutes, SectiOn 469.154, subdivisions 5 and 7.
Mayor
Attest:
(SEAL)
City Clerk
The motion for the adoption of the foregoing resolution was duly
seconded by Coundl Member , and upon vote being taken
thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted, and was
approved and signed by the Mayor, whose signature was attested by the City Clerk.
-9-
QCAliQ~Y ELECTlUCAL. · LIGHTING PLAN
KEY NOTES:
· nme #llll41all 74'-0' X 34r-0' CANOPY P~AN
' SUPERAMERICA I
FRONT I~L.EVAT iON
~ ~40 ID_EVAfiON
QCORNrdq, EL£VATION
~ ELEVATK~N~ wi
(~ CANOPY
QTRAOEMAN( POLE ~IN
SUPERAMERICA
SUPERAMERICA
()POLE SI(iN FACE - DETAIL
'""" 80 SQ. FT."'""
(115 SQ. FT. ALLOWABLE)
KEYNOTES,:
I
\ \
\
\
WEST
1144 WE~T ~AY
NIW ~ IdmNESOTA
PLANNED UNIT DEVELOPMENT AGREEMENT
FOR RESIDENTIAL/OFFICE PUD ZONING DISTRICT
(2775 Winnetka/7901 28th Avenue North)
Parties to Agreement. This Agreement dated the day of
, 1994 is between the City of New Hope, a
Minnesota Municipal Corporation (hereafter City) and Paul T.
Wrobel and Jean M. Wrobel, husband and wife,
(hereafter Applicants).
Subject Property· The Applicants are the owners of the
following described property which is the subject of this
Agreement:
Lot 17, Block 3, Twin Terra Linda.
Planned Unit Development Zoning District Approval. The
Applicants have asked the City to rezone the subject property
to a Residential/Office Planned Unit Development (PUD) zoning
district consisting of the following uses: dental office and
single family residence. The City has rezoned the property to
a Residential/Office PUD zoning district on the condition that
the Applicants enter into this Agreement and comply with its
terms.
Description of Property. The property has been surveyed and
the survey is attached as Exhibit A and incorporated in this
agreement by this reference. The property contains
approximately 16,440 sq.ft. The property is improved with a
structure consisting of approximately 2,300 sq.ft. The
structure is currently occupied by the existing mixed uses
consisting of a commercial dental office on the lower level
with a common address of 2775 Winnetka Avenue North and a
single family residential unit on the upper level with a
common address of 7901 28th Avenue North· Both levels contain
equal square footage of approximately 1,150' sq.ft. The.uses
within the structure are completely separated with no
intermingling of uses. The lower level dental office is
accessed by a curb cut from Winnetka Avenue North and is
served by 10 on-site parking stalls meeting current zoning
code standards for a commercial office, however a designated
handicap parking stall has not been provided as required by
law. The upper level residential use is accessed by a curb
cut from 28th Avenue North and is served by a garage and
driveway separate from the lower level dental office in
compliance with the zoning code for on-site residential
parking. The improvement meets all setback requirements of
the zoning code.
Facts Necessitating Rezonin~. The parties acknowledge and
agree the property was zoned R-1 prior to its rezoning as a
R/O PUD zoning district. The structure was permitted as a
mixed dental and residential use per a 1963 home occupation
special uses permit. As a result of the 1979 zoning code
amendments the existing mixed use became illegal and non-
conforming due to the ApPiicants discontinuance of the
residential unit as their homestead and the employment of
employees not residing on-site in excess of both the 1963 home
occupation special use permit and the City's current
regulations on home occupations in the R-1 zoning district.
Therefore, in consideration of Applicants' request to maintain
the existing mixed dental office/residential use the City has
rezoned the property as R/O PUD zoning district conditional
upon Applicants' execution of this agreement.
Use Restrictions. Per the authority of New Hope Code §4.192
(14) the ApPlicants acknowledge.and agree that use of the
subject property while zoned R/O PUD zoning district shall be
restricted as follows:
Residential - 7901 28th Avenue North.
ii.
iii .
The first floor will be used solely for residential
use/occupancy.
Residential access must be obtained only from 28th
Avenue.
Parking in the driveway and garage area will be
restricted only to the residential use.
Access or entrance may not be shared with dental
use.
Dental - 2775 Winnetka Avenue North.
ii.
iii .
iv.
-V.
Dental shall be limited to lower floor of building.
No expansion of the dental use shall be permitted
to the residential upper floor.
Commercial access may only be obtained from
Winnetka Avenue.
All dental parking provided on site must access
from Winnetka Avenue. No dental parking will be
allowed on 28th Avenue or the residential
driveway/garage area.
The off-street parking lot shall provide one
handicap parking stall that is van accessible as
required by State law. '
The off-street parking configuration must be
revised so that all off-street parking stalls are
fully accessible at all times. In no case shall
vi.
vii .
viii .
ix.
xi.
parked vehicles block access to other designated
off-street parking stalls·
The applicant must continually demonstrate the
property does not require a loading berth·
The Applicants must provide a trash enclosure.
No exterior lighting shall be permitted.
Any new on-site signage must comply with applicable
provisions of the New Hope Code regulating signage.
Employees are not required to reside on premises.
No restrictions are placed on the number of
employees, provided that all parking standards are
met.
The Applicants shall comply with all provisions of
the New Hope Code and Comprehensive Plan regulating
and governing the land uses of the subject
property.
Zoning Reversion· The Applicants acknowledge and agree that
any breach of this agreement, any violation of the New Hope
City Code or any inconsistency with the New Hope Comprehensive
Plan relating to the use of this property shall result ~in the
automatic invalidation of the R/O PUD zoning district
classification and cause a reversion to the R-2 zoning
classification for the subject property· The Applicants also
'acknowledge and agree that the property will revert
automatically to a R-2 zoning classification if the existing
mixed use structure is destroyed, becomes functionally
obsolescent or abandoned and not used for a period of 180 days
and cannot be rebuilt or used to its present existing
conditions.
Payment of Fees· The Applicants agree to reimburse the City
for all costs incurred by the City in the enforcement of this
agreement, or any portion thereof, including court costs,
reasonable engineering and attorneys fees and the City's
administrative staff time.
9. Miscellaneous.
This Agreement shall be binding upon the parties,
their heirs, successors or assigns, as the case may
be.
ii.
Breach of the terms of this Agreement by the
Applicants shall be grounds for denial of building
'permits.
iii .
If any portion, section, subsection, sentence,
clause, paragraph or phrase of this Agreement is
10.
for any reason held invalid, such decision shall
not affect the validity of the remaining portion of
this Agreement.
iv.
The action or inaction of the City shall not
constitute a waiver or amendment to the provisions
of this Agreement. To be binding, amendments or
waivers shall be in writing, signed by the parties
and approved by written resolution of the City
Council. The City's failure to promptly take legal
action to enforce this Agreement shall not be a
waiver or release.
v. This agreement shall run with the land and shall be
binding on all persons claiming ownership of the
property on or after the date of this agreement.
Notices. Required notices to the Applicants shall be in
writing, and shall be either hand delivered to the Applicants
or delivered by certified mail, return receipt requested, at
the following address: 2775 Winnetka Avenue North, New Hope,
Minnesota 55427. Notices to the City shall be in writing and
shall be either hand delivered to the City Clerk, or mailed to
the City by certified mail in care of the City Clerk at the
following address: 4401 Xylon Avenue North, New Hope,
Minnesota 55428, Attention: City Clerk.
Dated:
APPLICANTS
Paul T. Wrobel
Dated:
Jean M. Wrobel
CITY OF NEW HOPE
By
Its Mayor
By
Its City Manager
STATE OF MINNESOTA )
) SS,
COUNTY OF HENNEPIN )
On this day of , 1994, before me
personally appeared Edw. J. Erickson and Daniel J. Oonahue, to me
known to be the persons described in the foregoing instrument and
who did say they are respectively the Mayor and City Manager of the
municipal corporation named therein and that the seal affixed to
said instrument is the corporate seal of said municipal
corporation, and that said instrument was signed and sealed in
behalf of said municipal corporation by authority of its City
Council and said Edw. J. Erickson and Daniel J. Donahue
acknowledged said instrument to be the free act and deed of said
municipal corporation.
Notary Public
STATE OF MINNESOTA )
COUNTY OF HENNEPIN )
On this day of , 1994, before me
personally appeared Paul T. Wrobel and Jean M. Wrobel, husband and
wife, to me known to be the persons described in the foregoing
instrument and they did further attest said instrument was signed
as their free act and deed of.
Notary Public
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Am~lee'tlk &
COUNCIL
l,~~t~.) REQUF~T FOR ACTION
Originating Department Approved for Agenda A~e~ia Section
~rctlnances
City Manager & Resolutions
Kirk McDonald // ~ 5-9-94 ItemNo.
By: Management Assistant By:/// 10.2
/
ORDINANCE NO. 94-07 - AN ORDINANCE AMENDING SECTION 4.038(3) OF THE
NEW HOPE CITY CODE REGULATING PERMITTED HOME OCCUPATIONS
The enclosed Ordinance Amending Section 4.038(3) of the New Hope City Code Regulating
Permitted Home Occupations incorporates the revisions discussed at the April 18th Council
Worksession. The revised ordinance eliminates the first two sections of the first ordinance
draft as directed by the City Council. As a result, only subdivision (3) (e) dealing with "Sales
on Premises" of the existing ordinance has been amended and a new subdivision (3) (f) dealing
with "Outside Storage" has been added. These are the only two changes to the existing
ordinance.
Staff recommends approval of a motioh approving Ordinance 94-07.
/-
Review: AdmimstraUon: Finance:
RFA-O01 ~
STEVEN A $ONDRALL
MICHAEL R LAFLEUR
MARTIN P MALECHA
WILLtAM C STRAIT
CORRICK & SOND~JU.L, P.A.
A?TORNEYS Ar LAW
Edinburgh Executive Office Plaza
8525 Edinbrook Crossing
Suite #203
Brooklyn Park, Minnesota 55443
TELEPHONE (612) 425-5671
FAX (612) 425-5867
May 2, 1994
Valerie Leone
City Clerk
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
RE:
Home Occupation Ordinance (formerly 93-07)
Our File No: 99.49407
Dear Valerie:
In response to your April 19, 1994 memo please find enclosed a
proposed revision to the Home Occupation Ordinance as directed by
the City Council at their April 18th, 1994 work session.
Also please note a change to the Ordinance number. Since this
ordinance will not be adopted in 1993, we have renumbered the
ordinance to 94-07. As a result, 1993 will not have an ordinance
no. 7 due to this change.
The revised ordinance enclosed in this letter simply eliminates the
first two sections of the first ordinance draft as directed by the
City Council. As a result, only subdivision (3) (e) dealing with
"Sales on Premises" of the existin9 ordinance has been amended and
a new subdivision (3) (f') dealing with "Outside Storage" has been
added. These are the only two changes to the existing ordinance.
Contact me if you have any questions.
Very truly yours,
Steven A. Sondrall
slm
Enclosure ~ rHISCGPY FOR
cc: Kirk McDonald, Management Ass
Daniel d. Donahue, City Manager-
ORDINANCE NO. 94-07
AN ORDINANCE AMENDING SECTION
4.038 (3) OF THE NEW HOPE CITY CODE
REGULATING PERMITTED HOME OCCUPATIONS
The City Council of the City of New Hope ordains:
Section 1. Section 4.038 (3)(e) "Sales on Premises" of the
New Hope Code is hereby amended to read as follows:
(e)
Sa]es on Premises. Businesses which are not involved in
direct sales on the premises except as may be conducted
through the use of the U.S. mail, commercial delivery
services by a vehicle no larger than a step van, or by
taking and ordering delivery of orders by telephone.
Section 2. Section 4.038 (3)(f) "Outside Storage" of the New
Hope Code is hereby added to read as follows:
(f)
Outside Storage. Businesses which require no outdoor
storage of equipment, machinery, inventory, tools or any
other item required for use by the business, except for
parking of business vehicles in compliance with
§4.036(4)(f) of this Code.
Section 3. Effective Date. This Ordinance shall be effective
upon its passage and publication.
Dated the day of , 1994.
Edw. J. Erickson, Mayor
AtteSt:
Valerie Leone, City Clerk
(Published in the New Hope-Golden Valley Sun-Post the
, 1994.)
day of
ORDINANCE NO.
AN ORD%NANCE AMEND%NG SECT%ON
4.038 (3) OF THE NEW HOPE CITY CODE
REGULATZNG PERMITTED HOME OCCUPATIONS
The City Council'of the City of New Hope ordains:
~_0.~1_. Section 4.038 (3)(b) "Tr~" of the New Hope
Code is hereby amended to read as follows:
(b)
Traffic and Parking. Businesses which do not
significantly alter the traffic pattern of the
neighborhood and do not create a Darkin~ demand i,~
excess of that which can be aCcommodated in the existin,l
driveway.
Section 4.038 (3)(c) "m[~.D_J_g.X.~., of the New Hope
Code is hereby amended to read as follows:
(c) ~/IZ~L.~. Business which do not require more than on~
employeee other than those living on the premises.
~-g-[.~_~_~.. Section 4.038 (3)(e) "Sale~ on Premises" of the
New Hope Code is hereby amended to read as follows:
(e) Sales on Premises. Businesses which are not involved in
direct sales on the premises except as may be conducted
through the use of the U.S. mail~ commercial delivery
~ervices by a vehicle no lar~er than a step van, or by
taking and ordering delivery of orders by telephone.
Section 4. Section 4.038 (3)(f) "Outside Storage" of the New
Hope Code is hereby added to read as follows:
(f) Outside Storage. ~usinesses which require no outdoo,.
storage of eauioment, machinery, inventory, tools or any
~ther item required for use by the business, except for
§4.038(4)(f) of this COde. ' ..... ~ ......... ''~
Section ~. Effective Date. This Ordinance shall be effective
upon ~ts passage and publication.
Dated the day of , 1993.
STEVEN A. SONDRALL
MICHAEL R. LAFLEUR
MARTIN P. MALECHA
WILLIAM C, STRAIT
CORRICK & SONDRALL, P.A.
ATTORNEYS AT LAW
Edinburgh Executive Office Plaza
8525 Edinbrook Crossing
Suite #203
Brooklyn Park, Minnesota 55443
TELEPHONE (612) 425-5671
FAX (612) 425-5867
May 16, 1994
Kirk McDonald
Management Assr.
City of New Hope
4401Xy]on Avenue North
New Hope, MN 55428
RE:
Super America Planning Case No. 94-11
Our File No: 99.29137
Dear Kirk:
Please find enclosed a proposed Resolution approving the referenced
planning case for consideration at the May 23, 1994 meeting.
Call if you have any questions.
Very truly yours,
Steven A. Sondrall
slm
Enclosure
cc:
Daniel d. Donahue, City Manager
Valerie Leone, City Clerk
RESOLUTION NO. 94-
RESOLUTION ESTABLISHING FINDINGS OF FACT
RELATING TO REQUEST BY SUPER AMERICA
GROUP FOR CONDITIONAL USE PERMIT AND
VARIANCE TO CONSTRUCT AND OPERATE A
CONVENIENCE STORE WITH GASOLINE SALES AND
APPROVAL OF BOTH REQUESTS
BE IT RESOLVED by the City Council of the City of New Hope as
follows:
PROCEDURAL HISTORY
WHEREAS, the Super America Group, Inc. (hereafter Petitioner)
submitted an April 7, 1994 application designated as Planning Case
No. 94-11 for a conditional use permit, a rear yard setback
variance and site and building plan review to construct and operate
a convenience store with gasoline at property commonly described as
6144 West Broadway identified as PZD No. 05-118-21 21 0035
(hereafter Property), and
WHEREAS, the property is zoned "B-3'" Auto Oriented Business
District which permits a convenience store with gasoline as a
conditional use per New Hope Code §4.124(2), and
WHEREAS, New Hope Code §4.034(3) establishes a 35 foot rear
yard setback requirement and that Petitioner herein requests a 17
foot variance from said setback requirement subject to the
requirements set forth in New Hope Code §4.22 et. al., and
WHEREAS, Petitioner has requested site and building plan
approval per New Hope Code §4.039A, and
WHEREAS, in 1991 Petitioner submitted an almost identical plan
designated at that time as Planning Case No. 91-37, and
WHEREAS, Planning Case No. 91-37 additionaly requested outdoor
storage and sales and 24 hour operation both permitted by the New
Hope Code, and
WHEREAS, Petitioner removed from its current planning case
application a request for outdoor storage and sales and 24 hour
operation primarily in response to neighborhood concerns expressed
during meetings Petitioner held with the neighborhood as part of
its 1991 planning case application, and
WHEREAS, the City Council approved Petitioner's 1991 planning
case application by its March 9, 1992 Resolution No. 92-51, however
due to financial reasons and failure to request an extension, it
was necessary for Petitioner to reapply for a conditional use
permit, variance and site and building plan review under the
present planning case, and
WHEREAS, this Council hereby finds that the facts and
circumstances have not changed during the interim period from
Council's approval of Planning Case No. 91-37 and Planning Case No
94-11 now before it, and ·
WHEREAS, Petitioner appeared before the Design and Review
Committee of the New Hope Planning Commission on April 14, 1994 and
has complied with all requests and recommendations of said
Committee, and
WHEREAS, Planning Case 94-11 was considered at a duly noticed
public hearing before the Planning Commission on May 3, 1994. At
the meeting the Planning Commission approved the Petitioner's
request by a 5-2 vote after all interested persons desiring to be
heard were given the opportunity to be heard, and
WHEREAS, at the May 3, 1994 Planning Commission meeting the
Commission had before it the New Hope Comprehensive Plan and Zoning
Code, all information submitted with Planning Case No. 91-37, all
findings and comments from City Staff, a January 15, 1992 traffic
analysis prepared by Barton-Aschman, Assoc., unsworn testimony from
Sam VanTassel, Ken Olson and Bill Bahl, all employees of
Petitioner, numerous petitions from area residents in opposition to
the planning case and the Commission's own comments and opinions
and ,
WHEREAS, the Petitioner has appeared at a duly noticed meeting
of the New Hope City Council on May 9 and May 23, 1994, and
WHEREAS, at the May 9, 1994 meeting the Council had before it
all information before the Planning Commission referenced above
plus the minutes from the May 3, 1994 Planning Commission meeting
and at its May 23, 1994 meeting the Council had before it in
addition to the previously described information the minutes from
its own May 9, 1994 meeting including the Council's own comments,
opinions, familiarity with and zoning history of the Property.
Further, all persons wishing to be heard were given an opportunity
to be heard at both City Council meetings, and
WHEREAS, the Property currently is vacant with the exception
of a pumping station constructed as part of the ground water
contamination remediation program with the MPCA, which Petitioner
intends to incorporate into the proposed development, and
WHEREAS, Petitioner intends to redevelop the site with a new
2,489 sq. ft. gas station/convenience store consisting of a 62'x41'
masonry building with awning, a 74'x31' canopy over two concrete
pump islands, new identification/directional signs, new trash
enclosures, new site landscaping, new curb cuts that effectively
eliminate existing non-conforming curb cuts, restriped parking area
and loading zone and new site lighting all as submitted by
Petitioner, in various site plans also before the City Council, and
WHEREAS, Petitioner's plans submitted as part of its planning
case comply with all on-site parking and loading requirements of
the New Hope Code, and
CONDITIONAL USE
WHEREAS, New Hope Code §4.124(2) permits as a conditional use
in a "B-3" zoning district a convenience store with gasoline sales
but no vehicle service or repair if the following standards are
met:
Permitted Uses. The retail sales involve uses or
activities which are allowed in a B-l, B-2, or B-3
District.
Take-Out Food· Convenience/deli food is of the take-out
type only and that no provision for seating or
consumption on the premises is provided. Furthermore,
that the enclosed area devoted to such activity, use and
merchandise shall not exceed fifteen percent of the gross
floor area.
Sanitation· That any sale of food items is subject to
the approval of the City Sanitarian who shall provide
specific written sanitary requirements for each proposed
sale location based upon applicable State and County
Regulations.
Licenses. That the non-automotive sales shall qualify
for and be granted an annual food handling, retail sales
license or other license, as circumstances shall require,
in addition to the Conditional Use Permit.
10.
11·
Area. That the approximate area and location devoted to
non-automobile merchandise sales shall be specified in
general terms in the application and in the conditional
use permit. Exterior sales shall be subject to a
separate conditional use permit.
Hours of Operation. The hou'rs of operation shall be
limited to six o'clock a.m. to twelve o'clock p.m.,
unless extended by the City Council.
Motor Fuel Facilities. Motor fuel facilities are
installed in accordance with state and city standards.
Additionally, adequate space shall be provided to access
gas pumps and allow maneuverability around the pumps.
Underground fuel storage tanks are to be positioned to
allow adequate access by motor fuel transports and
unloading operations do not conflict with circulation,
access and other activities on the site. Fuel pumps
shall be installed on pump islands,
Canopy. A protective canopy located over pump island may
be an accessory structure on the property and may be
located twenty feet or more from the front lot line,
provided adequate visibility both on and off site is
maintained.
Compatibility. The architectural appearance and
functional plan of the building and site shall not be so
dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting
influence within a reasonable distance of the lot. All
sides of the principal and accessory structures are to
have essentially the same or a coordinated, harmonious
finish treatment.
Dust Control and Drainage. The entire site other than
that taken up by a building, structure or plantings shall
be surfaced with a material to control dust and drainage
which is subject to the approval of the City.
Area. A minimum lot area of twenty-two thousand five
hundred square feet and minimum lot dimensions of one
hundred fifty feet by one hundred thirty feet. The City
Council may exempt previously developed or previously
platted property from this requirement provided that the
site is capable of adequately and safely handling all
activities and required facilities.
4
12.
Curb Separation. A continuous and permanent concrete
curb not less than six inches above grade shall separate
the public sidewalk from motor vehicles areas,
notwithstanding the provisions of 4~036 (4)(h)(xv).
13.
Landscaping. At the boundaries of the lot, a strip of
not less than five feet shall be landscaped and screened
in compliance with Section 4.033 (4) of this Code,
notwithstanding the provisions of 4.036(4).(h)(xv).
14.
Light Standards Landscaped. Each light standard shall be
landscaped.
15.
Access. Vehicular access points shall create a minimum
of conflict with through traffic movement, and shall be
subject to the approval of the City.
16.
Pedestria] Traffic. An internal site pedestrian
circulation system shall be defined and appropriate
provisions made to protect such areas from encroachments
by parked cars or moving vehicles.
17.
Noise. Noise control shall be as required in the Noise
Control Section of this Code.
18.
Outside Storage. No outside storage except as allowed in
compliance with Section 4.125 (3). An enclosed screened
area is to be provided for rubbish and dumpsters.
and
WHEREAS, New Hope Code §§4.21 and 4.212 additionally require
the Council to consider and find the proposed conditional use is:
2.
3.
4.
5,
consistent with the Comprehensive Plan;
compatible with adjacent land uses;
conforms with all performance standards;
will not depreciate surrounding land values;
will not cause traffic hazards or congestion adversely
affecting adjacent residential or commercial properties;
will not constitute a nuisance to other properties due to
traffic generation, noise, glare or other generally
unsightly characteristics of the proposed use; and
5
WHEREAS, information presented to the Council supports the
conclusion that 'Petitioner's conditional use application meets all
of the foregoing conditions as more specifically explained as
follows:
Potential traffic congestion and hazards is a major
concern. Petitioner has produced information that Super
America sto.res do not create additional traffic but exist
based on existing traffic in the area. Further, the
traffic analysis of Barton-Aschman, Assoc. establish that
convenience stores with gasoline do not generate
significant new traffic volumes, that 87% of the traffic
utilizing said stores are already on the street and that
the impact of said stores is not significant. As a
result, the proposed use will not cause traffic hazards
or congestion or adversely impact adjacent commercial or
residential property due to traffic congestion.
Noise and gasoline fumes from the site have been
identified as potential problems. Petitioner has stated
that fuel tankers turn off,their engines when filling
storage tanks on-site. The fuel is unleaded by gravity
eliminating all noise except for minimal amounts produced
by the hose hook-up. Also, the tankers are equipped with
a stage one vapor recovery system preventing gas fume
escape when the tanks are filled. Further, Petitioner
agreed to install noise governors with filters and
directional volume control on its outside speaker system.
If noise from said speakers create problems for adjacent
land uses, Petitioner has agreed to turn off the system.
Petitioner has also agreed it will not operate after
12:00 midnight or before 6:00 a.m. Petitioner is subject
to the City's noise ordinance adopted to protect the
quiet peace and enjoyment of neighboring land owners.
The Council finds that noise from the proposed use is
within standards required by this Code.
Glare from vehicle lights has been raised as an issue.
Petitioner's plans indicate that the property is well
landscaped and bermed. Said landscaping and its
maintenance will be a permanent condition of the proposed
use and will effectively eliminate concern from glare and
also additionally control noise.
Increased crime, vandalism and loitering has been
suggested as a possible problem from the proposed use.
No evidence has been presented to indicate a connection
between Super America's operations and increased crime.
In f¢ct, the testimony presented to the Council indicates
Super Americas are clean and well supervised. It seems
obvious that a well lit, well managed operation such as
Super America will be a crime deterrent especially in
comparison to a vacant unimproved property.
Further, the Council finds no connection between the
potential congregation of young people and increased
vandalism and loitering and no evidence has been
presented to the Council establishing same.
The property does not meet the minimum lot area of 22,500
sq. ft., said property consisting of approximately 19,200
sq. ft. However, the property satisfies the minimum
street frontage, parking and loading requirements. Also,
the corner check-out design of the proposed building is
downsized from the maximum building area that could be
constructed and the redevelopment plan eliminates non-
conforming curb cuts. As a result, the Council finds
that the site is capable of adequately and safely
handling the proposed use and given the fact it has been
previously platted and used as a gas station, it is
appropriate to exempt the site from the minimum area
requirement as allowed by §4.124(2)(k).
The proposed use of the property is consistent with the
Comprehensive Plan and compatible with adjacent land
uses. The property is located in Planning District 4 as
defined by the Comprehensive Plan. The Comprehensive
Plan makes specific reference to the property as a
convenience commercial center adjacent to the apartment
complex well suited and located to serve the apartment
residents as well as the surrounding neighborhoods. It
is hereby determined that the proposed use will serve
such a function. Further, the property has been used as
a gas station in the past and there are other commercial
facilities in the area. The proposed use is clearly
compatible with the surrounding land uses.
There is no evidence in the record to suggest Super
America operations contribute to or cause a depreciation
of land values. Again, the proposed development is a
significant improvement to the existing conditions, and
Super America is a well managed operation and will
enhance rather than depreciate surrounding land values.
SETBACK VARIANCE
WHEREAS, New Hope Code §4.034(3) establishes a 35 foot rear
yard setback requirement and that the proposed building is t8 feet
at its closest point to the rear lot line requiring a 17 foot
variance from said setback, and
WHEREAS, the Anthony James apartment complex is adjacent to
the property at its rear lot line and that the apartment building
itself would still be 222 feet from the apartment building if the
variance was granted, and
WHEREAS, Petitioner has an alternate building plan that would
not require a variance and would result in a larger aesthetically
unpleasing box-like building that makes less effective use of the
property by permitting a less flexible parking arrangement, and
WHEREAS, New Hope Code §4.22 permits a variance if
demonstrated to be in keeping with the spirit and intent of the
Code and a hardship exists due to the shape of a lot preventing a
reasonable use of the property not due strictly to economic
reasons, and
WHEREAS, the Council may grant a variance from the strict
application of the Code to relieve difficulties or hardships to a
degree considered reasonable, and
WHEREAS, the Council hereby determines that a 17 foot rear
yard setback variance requested by Petitioner is reasonable and in
keeping with the spirit of the Code for the following specified
reasons:
The proposed building will still be 222 feet from the
Anthony James apartment building.
The building as proposed with the variance will be
smaller in size than the building proposed in compliance
with the setback·
The proposed building described as a corner check-out is
an aesthetically pleasing uniquely designed building
which makes better use of the property in that it directs
activity on the site to the West Broadway/62nd Avenue
North intersection and not towards the adjacent
properties, it makes better use of parking area and
eliminates non-conforming curb cuts.
8
The property is oddly shaped due to the fact it was
"]eft-over" property when platted and as a result, the
variance as proposed promotes a reasonable development·
Also, back yard setback variances have been routinely
9ranted if reasonable. The proposed variance is
reasonable given the fact improvements on adjacent
property is 222 feet away and the proposed landscaping
and berming of the property more than adequately screens
the proposed use from adjacent properties.
NOW, THEREFORE, the New Hope City Council hereby makes the
following findings:
The above recitals are incorporated herein by this
reference.
That the proposed conditional use meets all the
performance standards of this Code and should be granted,
That the requested rear yard setback variance is needed
to promote the best use of the property, is reasonable
and in keeping with the intent of the Code and is due to
a non-economic hardship unique to the property and should
be granted.
The plans submitted by Petitioner are satisfactory and n
compliance with the site and building plan review
requirements of this Code.
THEREFORE, Petitioner's request for a conditional use permit
for a convenience store with gasoline, a 17 foot rear yard setback
variance and site and building plan review are hereby granted
subject to the following conditions:
The property shall be developed in accordance with the
plans submitted by Petitioner. Petitioner shall execute
a development agreement and post a performance bond to
guarantee said development.
Hours of operation shall be limited to 6:00 a.m. to 12-00
midnight unless otherwise approved by the City Council·
Noise governors with filters and directional volume
controls shall be installed on all outside intercom
systems, and shall otherwise comply with the City noise
code·
No outdoor storage or sales of merchandise shall be
allowed, unless a conditional use permit for same is
applied for and granted at a later date.
o
10.
11.
Peti, tioner shall submit a revised lighting plan as
recommended by the New Hope Building Official.
All signage must comply with the New Hope Sign Code and
the canopy facade shall not exceed three feet in width.
Petitioner agrees to reconsider landscaping plan for
utilization of mature trees and berming to screen the
subject property from the adjacent land uses.
Petitioner agrees to reconsider alternative locations for
underground gas storage tanks.
All roof-top mechanical units shall
screened per staff approval.
be adequately
Petitioner agrees to reconsider best internal traffic
movement to minimize potential traffic congestion on West
Broadway and 62nd Avenue North.
Petitioner's conditional use permit shall be subject to
annual review by staff for compliance with the New Hope
Code, Comprehensive Plan and the required development
contract.
Dated: May 23, 1994.
Mayor
City Clerk
c:\ w p5 l\cnh\~,a..~-e~
10
SUPERAMERICA
Division of Ashland Oil, inc.
1240 West 98th Street
Bloomington, Minnesota 5543
612-887-6100
Mr. Kirk McDonald
Management Assistant
/Community Development Coodinator
City of New Hope
4401 Xylon Avenue North
New Hope, Minnesota 55428
May 18, 1994
Subject:
Proposed SuperAmerica Station #4375
Planning Case 94-11 - Request for Real yard Setback Variance,
Site/Building Plan Review/Approval, and a Conditional Use
Permit to Allow Construction of a Convenience Store with
Gasoline.
Dear Mr. McDonald:
In response to your letter dated May 11, 1994, I offer the following comments on each
of the eleven conditions which the Resolution/Findings of Fact for approval of Planning
Case 94-11 are subject to:
1. A revised site lighting plan is attached showing illumination of one foot candle or
less at all property lines per the Building Official's recommendation.
2. Revised signage plans were Previously submitted to City of New Hope
administrative staff which comply with the city's sign codes.
3. There will be annual inspections by the city staff.
4. There will be no outside storage of merchandise unless authorized by permit for
special occasions.
5. The hours of operation (6:00 AM to 12:00 midnight) will comply with city code.
6. A development contract will be executed with the city and a performance bond in
the amount to be determined by the city will be submitted by SuperAmedca.
7. Revised plans showing a maximum canopy facade of three feet were submitted to
city staff prior to the May 9th council meeting.
8. The location of the underground storage tanks as shown on the site plan has been
determined to be the most logical and safe one as confirmed by City Staff.
9. A revised landscaping plan utilizing a decorative keystone planter box with plantings
to screen subject property has been developed and is attached.
10. All roof top units will be adequately screened on four sides. Mechanical consultants
have confirmed that additional screening above the roof units will result in
equipment warranties being voided.
11. SuperAmerica has considered may aspects of internal traffic movement at this site.
With the utilization of parking/no parking areas, delineation striping signage and
good lighting, we have had no appreciable traffic congestion under normal periods
of operation at our facilities.
We appreciate the continued cooperation from you and the City of New Hope. We will
have representatives in attendance at the May 23rd Council Meeting.
Sincerely,
Kenneth J. O{son
Construction Manager
CC:
Daniel Donahue, City Manager
Doug Sandstad, Building Official
R. C. Hardman
G. K. Hill
R. M. Mueller
M. J. O'Donnell
M. J. Rasnak
S. S. VanTassel
4401 Xylon Avenue North
New Hope, Minnesota 55428-4898
Telephone:
TDD Line:
12-531-5100
12-531-5109
City Hall Fax:
Police Fax: =612-33
Public Works Fax:
May 24, 1994
Mr. Kenneth Olson
Construction Manager
Super America
1240 West 98th Street
Bloomington, MN 55431
Subject:
Planning Case 94-11 - Request for Rear Yard Setback Variance, Site/Building
Plan Review/Approval, and a Conditional Use Permit to Allow Construction of
a Convenience Store with Gasoline
Dear Mr. Olson:
At the City Council meeting on May 23rd, the Council approved Planning Case 94-11 subject
to the following conditions:
2.
3.
4.
5.
6.
10.
11.
Revise lighting plan, per Building Official recommendations.
All signage comply with New Hope Sign Code (revised plans have been submitted).
Annual inspection by staff.
No outdoor storage.
Hours of operation to comply with City Code.
Development Contract to be executed with City and performance bond to be submitted
(amount to be determined by City Engineer and Building Official).
Canopy facade not exceed three feet in width (revised plans have been submitted).
Reconsider best location for underground gas storage tanks.
Reconsider landscaping plan for utilization of mature trees and berm to screen subject
property from adjacent land uses.
Require all roof-top mechanical units to be adequately screened, per staWs approval.
Reconsider best internal traffic movement to minimize potential traffic congestion on
West Broadway and 62nd Avenue.
Family Styl~l City'~~ For Family Living
Mr. Kenneth Olson
May 24, 1994
Page 2
The City Attorney will be preparing a Development Contract and the bond amount will be
determined by the City Engineer and Building Official. Both of these items will be forwarded
to you shortly. The Development Contract should be executed and the performance bond
submitted prior to the issuance of a building permit.
If you have any questions regarding this matter, please feel free to contact me at 531-5119.
Sincerely,
Daniel J. Donahue
City Manager
Kirk McDonald
Management Assistant/
Community Development Coordinator
CC'.
Dan Donahue, City Manager
Steve Sondrall, City Attorney
Mark Hanson, City Engineer
Doug Sandstad, Building Official
Valerie Leone, City Clerk
Property File (6144 West Broadway)
Planning Case File 94-11
~ REQUEST FOR ACTION
Orlgtnatlng Department Approved for Agenda Agenda Section
City Manager ~ 5-23-94 Other Business
Item
No.
Dan Donahue ~
By: IR)':~ 12.1
UPDATE ON CITY HALL REMODELING - PHASE II (IMPROVEMENT PROJECT NO. 502)
Staff has met several times with the architect for the interior remodeling of
City Hall. Larry Watts and Colin Kastanos will be at the Council Meeting to
present drawings, answer questions and review the project schedule.
This project includes the following:
Second Floor
City Manager's office area
General Administration/Finance office area
Receptioni st area
Protective Inspections office area
First Floor
Police Clerk and office area
Locker Rooms
Squad Room
MOTION BY SECOND BY
TO:
Review: Administration: Finance:
RFA-O01 ~
N'EW HOPE CITY H~I.t. - INTERIOR RENOVATION
PROJECT
FTt,E NO. 341S7
DESIGN D ~P.M~'qN~T
May 4, 1994
-'Equipment List
-Building Code Review
May 11, 1994
- Demolition Plan
- S~-uctm'al Layout
- Inmrior Elevation
- Plan Revesions
- Phasing
May 25, 1994
- Electrical Layout
- Mechanical Layout
June 8, 1994
- Interior Elevations
- Outline Specs
- Catalog Cuts
- Wall Sections
- Room Finish Schedule - Dra_t~ Copy
- Appoval - Design Development Package
.- Design Development Cost Estimate
- Color Board
CONSTRUCTION DOCUMENTS
June 22, 1994
- Finished Floor Plan
- Interior Sections
- Inmrior Elevations
- Structural Drawings
- Technical Specs
- Final Cost Estimam
June 27, 1994
- City Council Approval of Drawings
June 29, 1994
- Door & Hardware Schedule
-tnterior Details
- Window Schedule
- Bid Information
July 1, 1994.
- Quality Control
July 12, 1994
- Mail Ad for Bids
July 13, 1994
- Plans & Specs Available
August 3, 1994 -
- Bid Opening
August 8, 1994
- Bids to Council
~I~.COR
OFFICE MACHINES
ITl
!
NEW HOPE CITY HALL
SPACE PLANNING STUDY
WORK ROOM
NEW HOPE CITY HALL
SPACE PLANNING STUDY
'Carlson gets party's n6d-
Education Finance and the
Higher Education Finance
divisions of- the committee.
He also is.a member of the
Financial Institutions and
Insurance, Rules and Legis-
lative Administration and
Ways and Means
committees.
A teacher withthe Min-
neapolis School District, he
lives, in Crystal.,
State Rep. Lyndon Carl-
son (DFL-46B), has receiv-
ed endorsement for another
: term from DFLers.
The endorsement came at
[he Democrat-Farmer-La-
· ' bor Party's District 46 con-
'' venfion, which took place
. recently at Sandberg Mid-
, dle School, Golden Valley.
CarLson is chairman of
[he House 'Education Com-
mittee and sits on, the K-12
"" 'NOTICE OFVACANCY'ON
::'::' COMMISSIONS'
¢~: .Notice is hereby given that one vacancy-exists' on both the
'N~ Hope Ptann, ing Commission and on~e"New Hope Cifizefis
"Adgisory CommisSion: ·: .... '."'. :"'~ ? '!: *~".i'/.:'~ ~:'~'~ ,i, ,.' j.'
~%~ .l~...e Planning CommiSSiOn carries 6n planning a.,ctivitie~ r~g;
. [~.a.'~g future physical development; un~latted pr0~ei-tie~i, and
~'~J?:!divisions of land in the City, and make~'recomrflendaflbn~ to
'C~6Uncil regardihg matters affecting zoning, platting; and public
improvements. Meetings are held on the first Tuesday of the
.~month.. :~:~,-.t .... ' .... · ' '' ' ' :
· The CitiZen Advlaory Commlallon'acts ~s a'reSOurc~ group,
~- and an informafional~ educational coordinator to the community.
I on subjects and,~m.i[.t~.rs assigned by the CounCil for study, analy-
I sis, and recomm..,~l:~. The Commission holds meetings the
I :.third Monday..of_ ,..~t~! mor~. .
- I:~ InterestectJ~lbw HoPe ~j~sidents should contact Jayne Ferry
I ~(#531-5111 )~ .re~l .ue~t'~¢'application. The City Council will make'
I ~ aPPendantr. ~duca,g applicant interviews. :.-.-,~..; ~ ¢·
&Uxih (pr.'eSident visits
Smmita Crowe, ~ preside~ of the Ladies Auxilim-y of t
wall-wishers durlag an apl~m-am~ at the Omrl~ Knaeble VF~
talk titled "Volumeers for a Be~ter World," encouraging ir
~~~)
DeMolay grt
A "Food Drive Jan
the Robbinsdale Del
recently helped raise
and cash for the P
(People Responding i
cial Ministry) food sh~
Exotic" pat
Dbuglas' Lemon .J:
Robbinsdale resident,
· veled to Wash~o~n,
recently with the I
Earth Juniors to
for the opening of "She