080294 Planning 5.1
5.2
6.
6.1
7.
7.1
7.2
7.3
AGENDA
PLANNING COMMISSION MEETING OF AUGUST 2, 1994
CITY OF NEW HOPE, MINNESOTA
7:00 p.m.
CALL TO ORDER
ROLL CALL
CONSENT
PUBLIC HEARINGS
Case 94-20 Request for Final Plat Approval and Development/Final Stage Planned
Unit Development Approval to Allow Building Addition, 3920
Winnetka Avenue, 3941/3961 Quebec Avenue North, Kellison
Company/Don Harvey, Petitioners
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 July 12, 1994.
Review of City Council Minutes of June 27, 1994.
Review of EDA Minutes of June 27, 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
94-20
Request for Final Plat Approval and Development/Final Stage Planned Unit
Development Approval to Allow Building Addition
3920 Winnetka Avenue North, 3941/3961 Quebec Avenue North
17-118-21-34-0003
I-1
Kellison Company/Don Harvey (Winnetka Properties)
July 27, 1994
August 2, 1994
BACKGROUND
The petitioner is requesting Final Plat approval and Development/Final Stage Planned Unit
Development approval to allow building addition on the west building pursuant to Chapter
13 - New Hope Code of Ordinances and Sections 4.039A(1), 4.19, 4.194, and 4.196(3) -
New Hope Code.
The petitioner is proposing the platting of property known as Don Harvey Second Addition,
Block 1, Lot 1, which currently contains two industrial buildings of approximately 26,880
square feet each (2 buildings on one lot). In conjunction with the Final Plat the petitioner
is requesting Development/Final Stage PUD approval to construct a 41,640 square foot
addition to the building at 3943 Quebec Avenue North where Versa Die Cast, Inc. is the
tenant.
The Planning Commission and City Council approved the Preliminary Plat and Planned Unit
Development General Concept Plan approval at their July 12th and July 25th meetings,
respectively, subject to the following conditions:
Preliminary Plat be revised to incorporate recommendations of Hennepin County, City
Attorney, City Engineer and Planning Consultant and be re-submitted to City.
B. Final Plat to incorporate all recommendations and be submitted to Planning
Commission for review/approval.
Submission of a revised landscape plan that responds to landscaping recommendations
outlined in the Planning Consultant's July 7th report.
D. Continuous concrete curbing be provided around the entire parking lot and
drainageway areas.
..
E. Curb stops be provided in the parking stalls abutting the existing buildings.
F. Applicant demonstrate truck maneuvering patterns for trucks accessing the northerr,
loading areas.
G. Truck traffic accessing the site be directed to the secOnd curb cut via the use of
directional signs.
H. Subject to the City Engineers comments of site grading, drainage and utilities.
I. All roof top equipment must be enclosed or painted to match the principal structure.
J. All trash receptacles must be enclosed. Trash enclosures must be designed to
complement the principal structure.
K. Overall site clean up, Elimination of all outdoor storage from the site.
L. Submission of detailed signage plan which comPlies with City sign regulations.
M. Specific painting program for the existing buildings and repair schedule be made part
of the PUD Agreement.
A revised Preliminary Plat was submitted that incorporated the majority of the recommended
changes.
The site is zoned I-1, Limited Industrial, and manufacturing, warehouse and related offices
are a permitted use in the district.
The site is surrounded primarily by I-1 zoned property, with an I-1 warehouse and B-3 Auto-
Oriented use to the north, Quebec Avenue and an I-1 (Winnetka Properties) warehouse to
the east, Quebec Avenue and an R-O zone (church) and I-1 zone (Paddock Laboratories) to
the sough, and Winnetka Avenue and R-1 zoned property to the west.
The topography of the subject site slopes 25 feet down from the west to the east. There
are about five large trees at the west end of the property and one 30" oak at the east end.
Property owners within 350 feet of the request have been re-notified about Final Plat and
Development/Final Stage PUD and staff have received no comments on the request.
ANALYSIS
FINAL PLAT
The Final Plat meets the zoning code requirements for lot size and width requirements in the
I-1 zoning district, which are one acre and 150 feet, respectively, as the single lot contains
292,224 square feet (6.8 acres) and has a width on Quebec Avenue of over 12,000 feet.
Per routine procedure, the Final Plat was submitted to Department Heads, City Attorney,
City Engineer, Hennepin County and other appropriate agencies for review and comment.
Hennepin County reviewed the Final Plat and stated that their recommendations were the
same as made on the Preliminary Plat review:
The developer should dedicate 40 feet of right of way from and along the CSAH 156
centerline (this is shown on Final Plat).
All access from the plat to CSAH 156 must be limited to Quebec Avenue. The existing
driveway located approximately 220 feet north of Quebec Avenue must be removed
and the area within County right of way restored. The developer must have an
approved Hennepin County entrance permit before beginning any access construction
or driveway removal (this access is to be removed, per the grading/drainage plan).
All proposed construction within County right of way requires an approved Hennepin
County utility permit prior to beginning construction. This includes, but is not limited
to drainage and utility construction, trail development and landscaping.
The developer must restore all areas, within County right of way, disturbed during
construction.
4. The City Attorney reviewed the Final Plat and made the following comments:
I have reviewed the proposed final plat of Don Harvey 2nd Addition and find the plat
to be in order from a legal standpoint.
I have not yet received an Abstract of Title or Registered Property Abstract for the
subject property. This updated evidence of title must be supplied to our office prior
to approval of the plat by the Council, or else the plat should be approved "subiect to
the requirements contained in the title opinion of the City Attorney."
Co
In addition, the property owner should be aware that the entire real estate taxes due
and payable in 1994 must be paid before the final plat will be accepted for filing by the
County. So if the owner expects the final plat to be filed before October 15th, the
owner must make arrangements for prepayment of their second half~eal estate taxes.
5. The City Engineer reviewed the Final Plat and made the following comments:
The Final Plat properly shows all drainage and utility easements along all lot lines and
the pond.
Removal of the existing drive on Winnetka Avenue and Quebec Avenue shall be done
in accordance with Hennepin County and City standards. The integrity of the existing
sidewalk along Winnetka Avenue shall be constructed after removal of the existing
drive.
6. Minnegasco reviewed the Final Plat and made the following comments:
With reference to the plat of Don Harvey 2nd Addition, Minnegasco currently has an
easement near the north line of the plat. I have enclosed a copy of Minnegasco's
easement number 76-8, recorded with the Hennepin County recorder as document
number 4256368. I request that this easement be referred to on the Final Plat.
7. The Planning Consultant also reviewed the Final Plat. Please refer to his comments in the
attached report.
RECOMMENDATION
Staff recommends approval of the Final Plat subject to the following conditions:
Removal of the existing drive on Winnetka Avenue and Quebec Avenue shall be done in
accordance with Hennepin County and City standards. The integrity of the existing sidewalk
along Winnetka Avenue shall be constructed after removal of the existing drive.
2. Appropriate Hennepin County permits be obtained.
3. Final Plat be revised to include Minnegasco easement.
4. Updated Evidence of Title be submitted to City Attorney.
DEVELOPMENT/FINAL STAGE PUD
The purpose of the Planned Unit Development is to provide for the grouping of land parcels
for development as an integrated, coordinated unit as opposed to traditional parcel by parcel,
piecemeal, sporadic and unplanned approach to development. The PUD is intended to
introduce flexibility of site design and architecture for the conservation of land and open
space through clustering of buildings and activities. It is further intended that PUD's are to
be characterized by central management, integrated planning and architecture, joint or
common use of parking, maintenance of open space an other similar facilities, and
harmonious selection and efficient distribution of uses.
The processing steps for a PUD are intended to provide for an orderly development and
progressions of the Plan, with the greatest expenditure of developmental funds being made
only after the City has had ample opportunity for informed decisions as to the acceptability
of the various segments of the whole as the Plan affects the public interest. The various
steps are:
A. Application Conference. Preliminary discussions.
B. General Concept Plan. Consideration of overall concept and plan.
C. Development Stage Plan. One or more details plans as part of the whole final plan.
Final Plan. The summary of the entire concept and each Development Stage Plan in
an integrated complete and final plan.
The purpose of the Development Stage Plan is to provide one or more specific and particular
plans upon which the Planning Commission will base its recommendation to the Council and
with which substantial compliance is necessary for the preparation of the Final Plan. The
Development Stage Plan shall refine, implement and be in substantial conformity with the
approved General Concept Plan.
4. Development Stage Plan Review Criteria. The evaluation of the proposed Development
Stage Plan shall include but not be limited to the following criteria:
Individual Rights. Adequate property control is provided to protect the individual
owners' rights and property values and the public responsibility for maintenance and
upkeep.
Traffic Plan. The interior circulation plan plus access from and onto public right-of-
ways does not create congestion or dangers and is adequate for the safety of the
project residents and the general public.
C. Open Space. A sufficient amount of useable open space is provided.
Do
Privacy and Property Values. The arrangement of buildings, structures and accessory
uses does not unreasonably disturb the privacy or property values of the surrounding
residential uses.
D. Compatibility. The architectural design of the project is compatible with the
surrounding area.
Drainage. The drainage and utility system plans are submitted to the City Engineer and
the final drainage and utility plans shall be subject to his approval.
Go
Sound Development. The development schedule insures a logical development of the
site which will protect the public interest and conserve land.
Platting Code. The development is in compliance with the requirements of the New
Hope Subdivision Code.
District Requirements. Dwelling unit and accessory use requirements are in compliance
with the district provisions in which the development is planned.
The Final Plan is to serve as a complete, and permanent public record of the PUD and the
manner in which it is to be developed. It shall incorporate all prior approved plans and all
approved modifications thereof resulting from the PUD process. It shall serve in conjunction
with other provisions of the City Code as the land use regulation applicable to the PUD.
The Planning Consultant has prepared the attached report on the Development/Final Stage~_
PUD application. Please refer to it, as it is not staff's intent to repeat the analysis in this
report.
The Design & Review Committee met with the petitioner on July 19th and a number of
issues were discussed, including trash enclosures, the ponding/drainage plan, setback of
retaining wall on northwest corner of property, elimination of Winnetka Avenue curb-cut,
sidewalk requirement, wing wall elevations, roof-top equipment, landscaping and irrigation,
separation of truck and auto access, truck maneuverability, traffic directional signs, signage,
lighting, building materials and architectural style of building.
Revised plans were submitted by the petitioner as a result of the meeting which include the
following changes (per the petitioner's letter)'
The retaining wall at the northwesterly corner of the new parking area has been
addressed and resolved so that it does not encroach into the easement area and is
sufficiently set back from the property lines to meet City codes.
Full elevations of the south side of the buildings and major portion of the site have
been included in the drawings.
The petitioner agrees to paint all roof top equipment on the new and existing buildings.
The landscape plans have been redesigned to incorporate some of the comments made:
at the meeting as regards the screening from Winnetka Avenue and the foundation
plantings. (The foundation plantings have been reduced to a certain extent in order to
provide space for over-story trees adjacent to the west elevation of the building.)
The petitioner agrees to provide irrigation for the foundation planting areas of the
building and adjacent lawn areas.
It has been determined that the two grade level doors on the north elevation will not
be used for entry of vehicles but will only be used for fork lift maneuvering of materials
off trailers to be moved into the building. The smaller of the overhead doors would
also be utilized by UPS for parcel pick-up should such a need occur.
The petitioner will sign the property to exclude trucking from the westerly driveway
and allow it only to occur at the easterly driveway on Quebec Avenue for access
between the two buildings and additional access to the north side of the new building
by back-up maneuvering. Additional, the petitioner will provide one way arrowing and
signage to limit access along the north side of the new building.
The petitioner agrees to remove the curb cut, sidewalk, curbs, and asphalt at Winnetka
Avenue and replace the curb and sidewalk to City requirements.
I. The revised drawings now reflect lighting for security and parking purposes.
J. The elevations of the building have been revised to reflect the perspective drawing and
the pilasters have been redrawn to a new design for greater protection from damage
at the auto parking areas and for more aesthetic appeal.
9. The petitioner has indicated that, as a part of the expansion project, they will be renovating
the existing buildings in the following manner:
A. Repair the existing block as necessary and repaint all exterior surfaces. The painting
will be coordinated to match the new building and blend properly around the east side
of the east building.
B. Repair/replace man doors, overhead doors, stairs and rails as necessary and paint to
match new building.
C. Repair/replace dock bumpers and dock equipment as necessary.
D. Paint all roof top equipment on existing building.
E. Clean the asphaltic material from the loading docks on the east building.
F. Repair/replace broken light fixtures on building exterior.
G. Patch, repair, seal coat, and restripe all asphalt parking and drive surfaces.
H. Install new curb (B-6/12) at the east boundary of the auto parking lot for the east
building.
I. Provide a complete general clean-up of all stored materials, landscaping, addresses,
and signage.
10. The petitioner further states that all of the above work shall be accomplished in one
continuous construction procedure; however, it may be phased in to properly accommodate
the new construction and the time of season for the work. It is anticipated that all of the
work will be accomplished in 1994; however, some landscaping may hold over until the
Spring of 1995. This work obviously would also incorporate the installation of the storm
water drainage system to provide for the new construction as well as the ~xisting facilities.
11. The original and revised landscaping plans are compared below:
TOTALS
Original Revised
14 14
15 21
5 5
11 20
33 24
7 6
2 4
6 6
70 55
53 52
8 8
16
7
224 238
Summit Seedless Ash
Black Hills Spruce
Red Splendor Crab
Red Twigged Dogwood
Techny Arborvitae
Skyline Locust
Amur Maple
Mint Julep Juniper
Broadmoor Juniper
Gold Drop Potentilla
Japanese Tree Lilac Clump
Maney Juniper
River Birch-Clump Form
12. Project data for the revised plans is listed below:
Total Site
Total Existing Building
Total Existing Building
Total Phase I Addition
Total Buildings w/Addition (31.7%)
Total Impervious (71.9%)
Total Parking
292,224 square feet
26,880 square feet
26,880 square feet
41,640 square feet
95,400 square feet
214,350 square feet
169
(includes 7 handicap & 1 handicap van parking)
13. The City Engineer has reviewed the revised plans and has made the following
recommendations:
The site plan has not been reviewed by the Shingle Creek Watershed at this time. It
is anticipated the site plan will be reviewed at the August 1 1th meeting. The pond
shall be designed to satisfy all quantity and quality requirements in accordance with
the Watershed and City. An outlet skimmer structure is required. The pond and lot
shall be sized to provide'maximum storage while the storm sewer s~tall be located 10
feet behind the existing concrete curb.
The new concrete curb construction along the existing south pavement shall be located
to comply with the required setback requirements from Quebec Avenue. The curb
along the existing east pavement may warrant storm sewer and a catch basin to collect
and convey storm water to the pond. The pavement restoration shall account for
traffic loading, subgrade conditions and the existing section. Total reconstruction is
warranted in certain areas.
The recommended five foot wide concrete sidewalk (minimum 4 inches thick) along
Quebec Avenue shall be located five feet back from the existing curb providing a five
foot wide boulevard. In the event the sidewalk is not required at this time, the
boulevard grading along Quebec Avenue and irrigation construction as part of the site
improvements shall account for a sidewalk being constructed in the future.
The retaining wall in the northwest corner of the new parking area shall be properly
designed and comply with setback requirements.
14. The Building Official has reviewed the revised plans and has made the following
recommendations:
B.
C.
D.
Delete the confusing "one-way" parking layout at north.
Correct the dimension errors at north setback.
Clarify building interior use in building code terms.
Submit traffic signage for all three driveways and the north end of the trucking
driveway.
Illustrate five foot wide public sidewalk along Quebec frontage set back five feet from
the street curb on revised site plan.
Submit tenant leasehold plan for both buildings, including areas and "uses".
Submit evidence of Shingle Creek Watershed Commission approval before building
permit application.
Provide signed Development Agreement and required bond before building permit.
I.
J.
K.
L.
Submit retaining wall details.
Provide exterior lighting details, NOT shown on plans.
East oak tree protection'to extend to the tree crown.
Signed architectural plans must be provided.
15. The only major point of contention between the petitioner and staff is the sidewalk
installation issue. Staff will be recommending that the PUD be approved subject to the
installation of a sidewalk on Quebec Avenue and the Planning Commission and City Council
will need to determine if this improvement should be financed entirely by the petitioner or
not.
RECOMMENDATION
Staff recommends approval of the Development/Final Stage Planned Unit Development Plans,
subject to the following conditions (these include recommendations of City Engineer, Planner, and
Building Official)'
Approval of the plans by the Shingle Creek Watershed Commission prior to the issuance of
a building permit. The pond shall be designed to satisfy all quantity and quality requirements
in accordance with the Watershed and City. An outlet skimmer structure is required. The
pond and lot shall be sized to provide maximum storage while the storm sewer shall be
located 10' behind the existing concrete curb.
The new concrete curb construction along the existing south pavement shall be located to
comply with the required setback requirements from Quebec Avenue. The curb along the
existing ease pavement may warrant storm sewer and a catch basin to collect and convey
storm water to the pond. The pavement restoration shall account for traffic loading,
subgrade conditions and the existing section. Total reconstruction is warranted in certain
areas.
Installation of a 5' wide concrete sidewalk (minimum 4" thick) along Quebec Avenue located
5' back from the existing curb providing a 5' wide boulevard to be shown on the revised site
plan. In the event the sidewalk is not required at this time the boulevard grading along
Quebec Avenue and irrigation constructed as part of the site improvements shall account
for a sidewalk being constructed in the future.
4. The retaining wall in the northwest corner of the new parking area shall be properly designed
and comply with setback requirements and retaining wall details must be submitted.
Removal of the existing drive on Winnetka Avenue and Quebec Avenue in accordance with
Hennepin County and City standards. The integrity of the existing sidewalk along Winnetka
Avenue shall be constructed after removal of the existing drive.
6. Delete the "one-way" Parking layout at north.
7. Correct the dimension errors at north setback between the lot line and the building.
8. Submit traffic signage for all three driveways and the north end of the trucking driveway.
9. Provide exterior lighting details, NOT shown on plans.
10. East oak tree protection (fence) to extend to the tree crown (drip line).
1 1. Signed architectural plans for the PUD must be provided.
12. Submit tenant leasehold plan for both buildings, including areas and "uses".
13. Clarify building interior used in building code terms.
14. Continuous concrete curbing be provided around the entire parking lot.
15. Elimination of all outdoor storage from the site.
16. Submission of detailed signage plan which complies with City sign regulations.
17. Developer must enter into a PUD Development Agreement with the City, to be prepared by
the City Attorney, and submit the appropriate bond with amount to be determined by City
Engineer and Building Official. Development Agreement must be executed and bond
submitted prior to the issuance of a building permit.
Attachments:
Final Plat
Revised Preliminary Plat
Revised Site Plan
Project Data
Revised Landscaping Plan
Plant Schedule
Foundation Planting Detail
Floor Plan
Revised Building Elevations
South Elevation with Wing Walls
Revised Grading/Drainage Plan
Petitioner's July 22nd Correspondence
Petitioner's July 12th Correspondence
Planning Consultant's Report
Building Official Comments
July 27th City Approval Letter
City Attorney Final Plat Letter
City Engineer Final Plat/Plan Letter
Minnegasco Final Plat Letter
Final Plat Distribution Letter
July 12th Staff/Consultant Reports
DON HARVEY
2ND ADDITION
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5ITE PLAN, ,5NEET INDEX
L,ANDSC,APfNG PLAN
FLOOR PL/~,N
ELEb'ATION5
ELEVATION
Pf~OJECT iDAT~
TOTAL SITE
TOT.i~L EXhSTIN~ ~IILDIN~
TOTAL Eb<:I,STIN~ tSt, IILDIN~
TOTAL PI4~ I ADDITI<:::::IN
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U R B P L N G · DES I G N M A R K E T R S E A R CH
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
Kirk McDonald
Cary Teague/Alan Brixius
28 July 1994
New Hope - Winnetka Properties - PUD
Development Stage
131.01 - 94.20
BACKGROUND
Winnetka Properties is requesting to plat property known as Don
Harvey Second Addition, Lot 1, Block 1. The subject property
contains two industrial buildings of approximately 26,880 square
feet each. The applicant is further requesting to construct a
41,640 square foot addition to the western building (Versa Die
Cast, Inc.).
Section 4032 (2) (e) of the New Hope Zoning Ordinance requires a
Planned Unit Development (PUD) if more than one principal building
shall be located on the lot. Due to the existing conditions and
the applicant's desire to expand one of the buildings, the
applicant is also requesting a planned unit development conditional
use permit as identified within the Limited Industrial Zoning
District.
The subject property is zoned I-l, Limited Industria~ Zoning
District which allows manufacturing as a permitted use and PUD/CUP.
The following report evaluates both the requested subdivision and
planned unit development against the applicable City development
standards.
At the July Planning Commission and City Council meeting, Winnetka
Properties received concept approval for their conditional use-
planned unit development. The applicant is now requesting PUD
development stage approval. With this request, they have submitted
revised construction drawings as well as a written narrative that
responds to the approval conditions outlined with the concept stage
approval.
5775 Wayzata Blvd.-Suite 555-St. Louis Park, MN 55416. (612) 595-9636. Fax. 595-9837
Attached for reference:
Exhibit A - Site Location
Exhibit B - Site Plan
Exhibit C - Landscape Plan
Exhibit D - Grading & Drainage Plan
Exhibit E - Floor Plan
Exhibit F - Building.Elevations
Exhibit G - Development Narrative
RECOMM NDATIONS
Subdivision
Based on the information contained herein, our office recommends
approval of the proposed subdivision subject to the following
conditions:
A revised plat is submitted to provide drainage and utility
easements along all lot lines. Drainage easement be provided
over the proposed drainage pond. Said plan is subject to
review and approval of the City Engineer.
The grading and drainage plan is reviewed and approved by the
City Engineer.
PUD/CUP
Our office further recommends approval of the proposed conditional
use permit for a development stage planned unit development subject
to the following conditions:
Continuous concrete curbing be provided around the entire
parking lot.
2. Elimination of all outdoor storage from the site.
o
Submission of detailed signage plan which complies with City
sign regulations. ~
A sidewalk shall be installed along Quebec Avenue within the
road right-of-way· The manner in which the sidewalk is
constructed will be determined at the time of final approval
and written into the developers agreement·
2
To ensure development in accordance with approved plans and to
guarantee payment of special assessment for plat improvements,
the developer will be required to enter into a PUD agreement
with the City.
Subject to comment of other City staff, Commission members and
City Council.
ISSUES AND ANALYSIS
Subdivision
The site currently exists as an unplatted property as a condition
of any development approval the City requires that the site be
platted. With the extension of Quebec Avenue, the site was
previously subdivided, creating a single lot to the east of the new
street. The parcel in question was not platted at that time.
In 1992, a preliminary plat was considered for the subject site.
City staff recommended approval of the preliminary plat that showed
two separate lots being created. This preliminary plat was never
pursued to final plat.
The current subdivision proposed for the site is to plat the
subject property into a single industrial lot and block. The
processing of the plat is straight forward in that the parcel
exceeds the lot area and width standards of the I-1 Zoning
district. The applicant submitted a revised site drainage plan
which is subject to review and approval of the City Engineer. The
site is accessed via the improved Quebec Avenue. Utilities are
available to the site from Quebec Avenue. The only issue that the
plat does not address is the provision of drainage and utility
easements. Said easement must be (10) feet wide and centered on
rear or other lot lines.
PUD/CUP
The applicant is requesting a conditional use permit for an
industrial planned unit development as allowed under Section 4.144
(3) of the New Hope Zoning Ordinance. This is necessary to
accommodate_ the integrated site design of having two principal
buildings on a single lot.
The review process for a PUD occurs in three stages: concept stage,
development stage and final stage. Last month, the City reviewed
and approved the concept plan. Based on that review, the applicant
has submitted a formal development plan for the development stage.
Zoning. The site is zoned I-l, General Industrial. This zoning
district allows for manufacturing businesses and also allows for
industrial PUD by conditional use permit. The existing businesses
and the expansion of Versa Die Cast are uses allowed within the I-1
zoning district.
Site Size. The proposed project site consists of 6.85 acres
located east of Winnetka Avenue and North of Quebec Avenue. The
site exceeds the minimum lot area and lot width requirements of the
I-1 zoning district. The site also exceeds the 200 foot frontage
requirement established for industrial planned unit developments.
Set. backs. The site contains two existing 26,880 square foot
buildings. The applicant is proposing to construct a 41,640 square
foot addition to the western building. Both buildings and the
proposed building addition comply with I-1 District setbacks as
follows:
Required Setbacks within the I-1 District
Front (Quebec-South)
Front (Winnetka)
Side
Required Proposed
50' 62'
50' 216'
20' -~i 47'
Lot Coverage, The I-1 Zoning District does not allow more than 40
percent of the lot to be covered by buildings. The applicant has
indicated that the total building floor area on the site will be
94,560 square feet. This represents 31.7% of the total site area.
Green Area. Per Section 4.145 (3) of the New Hope Zoning Code, at
least 20% of the lot must remain as a green area,' including
shrubbery, plantings or fencing, and shall be landscaped. The site
plan indicates 1.8 acres of green space on the 6.8 acre lot,
therefore, 26% of the lot contains green space.
LandscaDin=. The City staff has noted historical problems with
site upkeep and appearance. Outdoor storage, loading area exposure
and overall site appearance has been a problem in the past, as a
result, site appearance and landscaping have become a critical
element of the site pla~ review.
As the 10t exists, there is virtually no screening and landscaping.
The existing loading area between the two buildings is not
screened, nor have trees been planted in the boulevard of Quebec
Avenue. Also, due to the fact that the elevation of Winnetka
Avenue is 20 feet above the foundation of the buildings, the
rooftop equipment is highly visible to traffic on Winnetka.
Several landscaping issues were discussed during review of the
concept stage review. As a result of those discussions, the
following is a list of the concerns that have been addressed by the
developer in the revised landscape plan:
Additional coniferous trees have been added along Winnetka
Avenue to supplement the proposed deciduous plantings.
o
Concern has been raised that the proposed building is large
and architecturally limited in exterior features. In an
effort to break up the building mass, a row of Junipers have
been added to the west side of the Proposed addition to offer
some vertical dimension to the foundation plantings. On the
south side of the building facing Quebec Avenue foundation
plantings have been added to supplement the over story trees
in the green areas between the sidewalk and building. On the
east side of the building, a row of Junipers and Arborvitae
trees will be planted to provide screening to the east.
The developer is proposing to save the 30 inch Oak tree at the
east end of the lot, by erecting a plastic safety fence in 15
feet diameter circle around the tree to prevent disturbance to
the tree and root system.
o
The retaining wall to be located in the northwest corner of
the lot has been relocated to meet the required five (5) foot
setback requirement.
Between the two existing buildings, the developer is proposing
to construct two solid walls with several Juniper trees
planted in front to provide screening of the alley and loading
area from properties to the south.
The existing asphalt surfacing and concrete curb and gutter on
the west side of the property facing Winnetka Avenue will be
removed.
o
The developer has indicated that they will provide irrigation
for foundation planting areas of the building and adjacent
lawn areas.
In review of the revised landscape plan, staff believes that the
applicant has responded to the issues identified with concept plan
approval.
Trail/S~dewalk. At the' concept stage of the proposed P~D/CUP a
need was identified by the City to complete a pedestrian trail from
Winnetka, along Quebec Avenue to 42nd Street. Said trail may be
developed in one of two ways: First, the developer construct the
trail during the construction of the site improvement, or second,
the developer provide an escrow to cover the cost of the City to
construct the public improvement.
Off-Street Loading. For industrial districts, the number of
loading berths required is one (1) per building, and one (1)
additional berth for each additional one hundred thousand (100,000)
square feet. Based on these requirements, the applicant must
provide for two (2) loading berths on the site. Currently, there
are six existing berths on the site, and three additional loading
area are proposed as part of the new addition.
Three overhead doors are proposed along the north side of the new
building addition. The site plan shows only 47 feet of bituminous
paving north of the new building. This raised issue as with regard
to adequate maneuvering area for semi-trucks with trailers.
However, Versa Die Cast will be using the two on-grade level doors
for entry of small vehicles or for fork lift maneuvering of
materials off trailers to be moved into the building. The smaller
of the overhead doors would also be utilized by UPS for parcel
pick-up should such a need occur. The single north loading berth
is angled to the east to provide truck maneuvering space at the
north end of the existing building.
Off-street Parking Requirements. As stated within the New Hope
Municipal Code the following parking spaces are required:
Required Proposed
Manufacturing
Warehousing
Office
Company Truck
I space per 350 s.f. floor-area
1 space per 1,000 s.f. floor area
3 spaces + 1 for each 200 s.f.
1 space for each company owned
truck stored outside
34,000 s.f.*
30,000 s.f.
4,000 s.f.
0 trucks
*Floor area -
The term "floor area" for the purpose of
calculating the number of off-street parking spaces
required shall be determined on the basis of the
exterior floor area dimensions of the'buildings,
structure or use, times the number of floors, minus
ten (10) percent.
Based on the above table, 135 parking stalls are required. The
applicant has provided proof of parking on the site for 165 spaces.
The parking stalls and driveway aisles are properly dimensioned.
the existing parking stalls along the existing building~present
some concern in that there is no physical barrier betWeen the
building and parking stall. To avoid damage to the building or
automobiles~ curb stops should be provided for these parking
stalls.
The applicant's site plans illustrate that all parking and loading
areas will have bituminous surfacing and striped stalls. The site
plan must provide for continuous concrete curbing around the entire
parking lot.
Trash. The trash handling areas will be located in enclosed
concrete masonry dumpsters with steel gate entrances, therefore,
will be screened from view.
Lighting. The site plan does indicate that lighting is to be
provided to illuminate off-street parking areas. The Zoning
Ordinance stipulates that any lighting used to illuminate off-
street parking areas must be arranged to reflect light away from
adjoining property, and public rights-of-way. Said lighting plan
shall be reviewed by the City Engineer.
Access. Ail site access is to be provided via Quebec Avenue. The
site plan shows three curb cuts along the 1,000 foot frontage~ One
of the existing curb cuts is being removed in exchange for a new
curb cut located along the west side of the new building addition.
The number, location and width of curb cut comply with City
performance standards.
Efforts will be made to segregate truck and automobile traffic as
much as possible. As such, the applicant has agreed to sign the
property to exclude trucking from the westerly driveway and allow
it only to occur at the easterly driveway on Quebec Avenue for
access between the two buildings and additional access to the north
side of the new building by back-up maneuvering. Also, one way
arrowing and signage to limit access along the north side of the
new building will be added.
Gradinq and Drainaqe. The applicant has submitted a grading and
drainage plan. As shown the proposed parking area is 20 feet lower
than the street elevation of Winnetka Avenue. To address a
continuous site drainage problem and increased runoff from the new
building addition and parking area, the applicant proposes to
direct site drainage to a new on-site storm water ponding prior to
releasing it north to 01d Dutch Pond via a storm sewer in the
Quebec Avenue right-of-way. The grading and drainage plan shall be
subject to the review and comment of the City Engineer.
Buildinq Desiqn. The property owner's intention is to create an
addition which will aesthetically blend with existing buildings
after they are renovated and repainted. The design of the existing
buildings establishes the design motif which they intend ~o carry
around on the south and-west portio of the new addition.
The building elevation illustrates an exterior facade that is a
continuation of the existing building. Concrete blocks with
decorative block trim along the building roof line. In response to
comments from the City Building Official and Design and Review
Committee, they have added some windows to the south side of the
building. They also attempted to break up the horizontal mass of
the building with vertical columns of decorative brick.
7
As indicated in the development narrative, the existing building
will be renovated in the following manner:
Repair/replace man doors, overhead doors, stairs and rails as
necessary and paint to match new building.
o
Repair the existing block as necessary and repaying all
exterior surfaces. The painting will be coordinated to match
the new building and blend properly around the east side of
the east building.
o Repair/replace dock bumpers and dock equipment as necessary.
o Paint all roof top equipment on existing building.
Clean the asphaltic material from the loading docks on the
east building.
o Repair/replace broken light fixtures on building exterior.
Patch, repair, seal coat, and re-stripe all asphalt parking
and drive surfaces.
Install new curb (B-6/12) at the east boundary of the auto
parking lot for the east building.
Provide a complete general clean-up of all stored materials,
landscaping, addresses, and signage.
The applicant development narrative address the building appearance
issues raised in the PUD concept plan approval.
Buildinq Heiqht. No structure within the I-1 zoning district may
exceed three (3) stories. The proposed two (2) story building is
proposed to be twenty-nine (29) feet tall,therefore, will comply
with the City regulations.
Si.crna=e. The submitted site plan does not indicate a sign at this
time, however, any signage is required to meet all City sign
regulations outlined in the New Hope Sign Code Sections 3.4 through
3.485.
PUD Agreement. The City will require the PUD,agreement that will
outline the_terms of PUD approval. The agreement will include the
approved plans and written narrative as well as a financial
security to insure performance.
8
CONCLUSION
It appears that with the development stage submissions, that the
applicant has been responsive to the City's concerns expressed with
concept stage approval. Based on the information contained within
this report our office recommends approval of the proposed plat and
planned unit development subject to the conditions outlined in the
Recommendation section.
pc:
Doug Sandstad
Dan Donahue
Steve Sondrall
James Kellison
9
RE~L
ESTATE
IrdS;LLISON CO.
DEVELOPMENT' AND CONSTRUCTION'SERV'I-CES
3880 LAVERNE AVENUE NORTH, LAKE ELMO, MN 55042
July 22, 1994
OFFICE 612-777-8646 · FAX 6121-777-8673
Mr. Doug Sandstad
City of New Hope
4401 Xylon Ave. N.
New Hope, MN 55428
RE: Planning case #94-20
Versa Die Cast Expansion
Don Harvey 2nd edition
Dear Mr. Sandstad:
In response to the planning commission design and review meeting held at New Hope City Hall
on July 19, 1994, 3:30 p.m., we have prepared the following narrative to supplement the drawings
which will be submitted on July 25, 1994. This information, per our meeting, is requisite to the
planning commission meeting to be held on August 2, 1994 for further submission to the City
Council on August 8, 1994. The information, along with all other documentation presented in our
previous application and at previous planning commission meetings, is in anticipation of
development and approval for the construction of the expansion on the above referenced project
to commence as quickly after City Council approval as the City will permit. We understand that
the final developer's agreemem will by necessity be completed after the City Council meeting and
we will agree to assume any risks that we may incur due to us commencing construction prior to
the final developer's agreemem being executed. Also, per the planning commission design and
review meeting, we anticipate making application to start the mass grading portion of this project
prior to City Council approval. This application, of course, would be dependent upon your
review and approval and would also be subject to owner's full risk for any liability, damages, or
reparations that would need to be made should the construction project not proceed.
The following items, I hope, will answer your regards with respect to the expansion/new
construction portion of the .project:
· The retaining wall at the northwesterly comer of the new parking area has been addressed
and resolved so that it does not encroach into the easement area and is sufficiently set
back fi.om the property lines to meet city codes.
· Full elevations of the south side of the buildings and major portion of the site have been
included in' the drawings.
We agree to paint all roof top equipment on the new and existing buildings.
Planning case tl94-20
-/,Ady 22, 1994
Page 2
~The land,ape plans have been redesigned to incorporate some of-the commentsmade at~,
the meeting as regards the screening from W'metka Avenue and the foUndation plantings.
We have reduced to a certain extent the foUndation plantings in order to provide space for
over-story trees adjacent to the west elevation of the building.
· We will provide irrigation for the foUndation planting areas of the building and adjacent
lawn areas.
· In conversation with Versa Die Cast, it has been determined that the two grade level doors
on the north elevation will not be used for entry of vehicles but will only be used for fork
lift maneuvering of materials off trailers to be moved into the building. The smaller of the
overhead doors would also be utilized by UPS for parcel pick-up should such a need
occur.
We will sign the property to exclude trucking from the westerly driveway and allow it only
to occur at the easterly driveway on Quebec Avenue for access between the two buildings
and additional access to the north side of the new building by back-up maneuvering.
Additionally, we will provide one way an-owing and signage to limit access along the
north side of the new building.
· We agree to remove the curb cut, sidewalk, curbs, and asphalt at Winnetka Avenue and
replace the curb and sidewalk to city requirements.
· The revised drawings now reflect hghting for security and parking purposes.
· The elevations of the building have been revised to reflect the perspective drawing and the
pilasters have been redrawn to a new design for greater protection from damage at the
auto parking areas and for more aesthetic appeal.
As a part of the expansion project, we will be renovating the existing buildings in the following
manner:
· Repair the existing block as necessary and repaint all exterior surfaces. The painting will
be coordinated to match the new building and blend properly aroUnd the east side of the
east building.
· Repak/replaco man doors, over. head doom, stairs and rails as necessary and paint,tO match
new building.
· Repak/replace dock bumpers and dock equipment as necessary.
· Paint all rooftop equipment on existing building.
· Clean the asphaltic material from the loading docks on the east building.
· Repair/replace broken light fixtures'on building exterior.
· Patch, repak, seal coat, and restripe all asphalt parking and drive surfaces.
· ln.qtall new. curb (tl-6/12) at the east boundary bf the auto parking lot for'the east building.
Planning case ~t94-20
July 22, 1994 · .
· ~page 3
" · ..Provide a complete general clean,up of all stOred:materials, landscaping; addresses, and..i
sianaae. ,:. '. ~.:..-'.: .
All of the above work shall be accomplished in one continuous construction pr°Cedure;h°wever,
it may be phased in to properly accommodate the new' construction and the time of SeasOn for the
work. It is anticipated that all of the work will be accomplished in 1994; hOWever, Some
landscaping may hold over until the Spring of 1995. This work obviously would also incorporate
the installation of the storm water drainage system to provide for the new construction as well as
the existing facilities.
We hope that this information along with our previously submitted information will be sufficient
for your needs of review at the Planning Commission and City Council level. Should you require
any additional information or clarification please feel fi'ee to call me directly.
Respectfully submitted,
ames E. Kellison
cc: Greg Harvey,
Winnetka Properties
KELLISON CO.
REAL ESTATE DEVELOPMENT AND CONSTRUCT[ON SERVer'S- ~
388[) [.~VEt~X/E AVENUE NORTtt, LAKE ELMO, MN 55t)42 · OFFICE 6i2 777 8646
July 12, 1994
Mr. Doug Sandstad
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Planning Case 94-20
Versa Die Cast
3943 Quebec Avenue North
Don Harvey 2nd Addition
Dem' Mr. Sandstad:
We have received a copy of the Planning Case Report that you had developed for the above-
referenced planning case from Mr. Don Harvey. I thought it would be appropriate to take an
opportunity to respond in writing to some of the comments in that report.
It is of paramount importance to us that the Planning Commission meeting for July 12, 1994, be
inclusive of the PUD approval process for concept and development stages. This matter was
discussed at great length at the Design and Review Committee meeting held June 23, 1994. As
discussed at that meeting, we have very serious time constraints with respect to being able to
deliver a building suitable for equipment delivery to Vea'sa Die Cast by October 17, 1994. It was
our impression that we had concurrence from all patties at the meeting that we would be under
review for pre 'lmainary plat ~ well ~ the ~onc~-pt and development ~es of the PUD process at
the Planning Commission on ~Iuly 12. However, much ofthe dooaaemafion in the Planning
Report refers to the fact that we are. omen*dy applying only for concept approval. This obviously
is not the case and there mu~t be a aerious minmderstandin8 aa to our intent. We have made
every effort to aul~lY ail oftl~ iafommtim~ that would be required for concept as well as
developmmt ~~ and' ha.v. been operating un6ar the pr~ni~ that that was. the case.
- the ~,I~would lii~ to talin a few momema to point out a few itema that are
discrepancies in tl~ r~port in our opinion.
· Site utilizafon percentages
Total site area
Building area
Impervious suffac
298,OOO sq. ft.
95,400 sq. ft. 32%
107,621 sq. ft. 36%
94,979 sq. it. 32%
The City Planner's Report. states on page 6 at the top in item 5 that 'Plans for site
irrigation must be identified as pan of the PUD development stage.' The PUD Chapter
4.19 does not require in any language an irrigation plan be submitted and I cannot find any
reference in the zoning code to an irrigation system being required for an industrial
project.
· We are not clear on why there is a request for an additional 7' wide easemem along
Winnetka Boulevard. We require clarification on this item.
The City Planning consultant has indicated that the 165 spaces on the site plan are for the
Versa Die Cast space only. The 165 parking spaces are to cover the entire building area
which is inclusive of the two existing building of 26,880 sq. ff. each and the new addition
of 41,640 sq. ff. Of the total stalls approximately 62 are located adjacent to the existing
building to the east of the project which allows for one parking stall per 433 sq. ff. on
average. The balance of the parking stalls (103) are adjacent to and for the use of Versa
Die Cast. This allows for parking on an average of one stall per 665 sq. ft. Versa Die
Cast has informed me that the maximum number of people that would be on duty at any
one shift would be 75 persons. This allows then for an excess of approximately 30 stalls
for visitors and other invitees. There is the potential for additional parking to the west of
the proposed new parking area should a need occur in the future for more parking.
However, during the history of the building the spaces that have been currently provided
have never been fully parked and we don~ anticipate that there would be a parking
problem in the future.
Although there are issues which I am ~ will n~-..~l to be dimmsed at the meeting, the above
are the saliem points which I feel are appropriate to respond to in this letter. We look forward to
the opportunity to discuss this project with you and the Planning Commission'members.
Respectfully submitted,
DATE:
TO:
FROM:
SUBJECT:
JULY 28, 1994
KIRK McDONALD.
DOUG SANDSTAD ~~ "
VERSA DIE CAST/DON" HARVEY PUD DEVELOPMENT STAGE
Since the PUD Concept has been approved and some changes have been
incorporated, into the plans, ! recommend a firm, specific agreement on each of the
following issues:
* Delete the confusing "one-way" parking layout at north.
* Correct the dimension errors at north setback.
* Clarify building interior use in building code terms. ,.
* Submit traffic signage for all three driveways and the north end of the trucking
driveway.
* Illustrate 5 foot wide public sidewalk along Quebec frontage set back 5 feet from
the street curb on revised Site plan.
* Submit tenant leasehold plan for both buildings, including areas and "uses".
* Submit evidence of Shingle Creek Watershed Commission approval before building
permit application.
* Provide signed Development Agreement and required bond before building permit.
* Submit retaining wall details.
* Provide exterior lighting details, NOT shown on plans. ·
* East oak tree protection to extend to the tree crown.
I note that a number of the suggestions of Design-Review have been taken into
account with the revisions. Staff recommends approval, with the reminder that signed
architectural plans for a PUD must be provided for permanent records. The city attorney
and I will label appropriate PUD exhibits to correspond to the development, agreement.
cc: file
',e'.~ ~ose %flzne$ota 55~28-~'098
-re~eorone. 6'£-53'-5!00
TDD L,ne' 6'2-53~-5109
July 27. 1994
Mr. James Kellison
Kellison Company
3880 Laverne Avenue N.
Lake Elmo, MN 55042
Mr. Don Harvey
Winnetka Properties
7145 Sandburg Road
Minneapolis, MN 55427
Subject:
REQUEST FOR PRELIMINARY PLAT APPROVAL, SITE & BUILDING
PLAN REVIEW/APPROVAL AND PLANNED UNIT DEVELOPMENT
GENERAL CONCEPT PLAN APPROVAL TO ALLOW BUILDING
ADDITION, PLANNING CASE 94-20
Dear Mr. Kellison and Mr. Harvey:
Please be advised that On July 25, 1994, the New Hope City Council approved the request for
Preliminary Plat approval, site and building plan review/approval, and Planned Unit
Development general concept plan approval, as submitted in Planning Case 94-20, subject to the
following conditions:
Preliminary Plat be revised to incorporate recommendations of Hennepin County, City
Attorney, City Engineer and Planning Consultant and be re-submitted to City.
Final Plat to incorporate all recommendations and be submitted to Planning Commission
for review/approval.
Submission of a revised landscape plan that responds to landscaping recommendations
outlined in the Planning Consultant's July 7th report.
Continuous concrete curbing be provided around the entire parking lot and drainageway
areas.
5. Curb stops be provided in the parking stalls abutting the existing buildings.
Applicant demonstrate truck maneuvering patterns for trucks accessing the northern
loading areas.
Family Styled City ~ For Family Living
Mr. Kellison and Mr. Harvey
Juls' 27. 1994
Page 2
9.
10.
11.
12.
13.
Truck traffic accessing the site be directed to the second curb cut via the use of
directional signs.
Subject to the City Engineers comments of site grading, drainage and utilities.
All roof top equipment must be enclosed or painted to match the principal structure.
All trash receptacles must be enclosed.
complement the principal structure.
Trash enclosures must be designed to
Overall site clean up. Elimination of all outdoor storage from the site.
Submission of detailed signage plan which complies with City sign regulations.
Specific painting program for the existing buildings and repair schedule be made part of
the PUD Agreement.
If you have any questions, 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 Attc/rney z ,z
Mark lt~zzon, City Engineer
Doug Sandstad, Building Official
Valerie Leone, City Clerk
Property File (3920 Winnetka Avenue North, 3941/3961 Quebec Avenue North)
Planning Case File 94-20
NED "~'~
July 27, 1994
CORRICK & $ONDRALL. P.A.
ATTORNE¥~ A~ LAw
Edinburgh Executive Off/ce Plaza
//525 Edinbrook Crossing
Suite #203
Drvvklyn P~k. Minnc~ota
FAX (S~ 2} 42~-~7
Kirk McDonald
Management Asst.
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Don Harvey 2nd Addition
Final Plat
Our File No. 99.15030
Dear Kirk:
I have reviewed the proposed final ~la% of Don Harvey 2nd Addition
and find the plat to be in order from a legal standpoint. However,
I have not yet received an Abstract of Title or Registered Property
Abstract for the subject property. Thi~ updated evidence of title
must be supplied CO our office prior to approval of the plat by the
council, or else the plat ~hould be approved "~ubject to the
requirements contained in the title opinion o~ the City Attorney."
In addition, the property owner should be aware that the entire
rea] estate taxes ~ue and payable in ~994 must be paid before the
final plat will be accepted for filing by the Coullty. $o if the
owner expects the final plat %0 be filed before October 15th, the
owner mu~t make arrangements for prepayment of ther second half
real estate taxes.
Contact me if you have any questions.
Vet7 truly
Martin P. Malecha
s3t2
cc:
Daniel J. Donshue, City Manager
Steven A. Sondrall, Esq.
07-~8-~994 14:21 612 636 1311 BONESTRO0 & ASSC. P.02
Bonestmo
Rosene
Anclerlik &
Associates
Engineers & Architects
July 28, 1994
city of New Hope
4401 Xylon Avenue N.
New Hope, MN 55428
Att'n: Kirk McDonald
Don Harvey 2nd Addition (Final Plat/Site Plan)
File No. 34GFJ~
Dear Kirk:
We have reviewed the above final plat and site plan and recommend the following.
The final plat properly shown all drainage and utility easements along all lot lines
and the pond.
The site plan has not been reviewed by the Shingle Creek Watershed at this time.
It is anticipated the site plan will be reviewed at the August 11 meeting, The pond
shall be designed to satisfy all quantity and quality requirements in accordance with
the Watershed and City. An outlet skimmer structure is required. The pond and
lot shall be ~ to provide maximum storage while the storm sewer shall be located
10' behind the existing concrete curb.
The new concrete curb construction along the existing south pavement shall be
located to comply with the required set back requirements from Quebec Avenue.
The curb alon~ the existing east pavement may warrant storm sewer and a catch
basin to collect and convey storm water m the pond. The pavement restoration shall
account for traffic loading, subgrade conditions and the existing section. Total
reconstruction is warranted in certain areas.
The recommended 5' wide concrete sidewalk (minimum 4" thick) along Quebec
Avenue shall be located 5' back from thc existing curb providing a 5' wide boulevard.
In the event the sidewalk is not required at this time the boulevard grading along
Quebec Avenue and irrigation constructed ns part of the site improvements shall
account for a sidewalk being constructed in the future.
2335 West Highway 36 * st. Paul, MN S5113 · 612-636-4600
07-28-1994 14:22 612 636 1311. BONESTRO0 & ASSC, P.03
City of New Hope
Page 2
Re: Don Harvey 2nd Addition
Removal of the existing drive on Winnetka Avenue and Quebec Avenue shall be
done in accordance with Hennepin Co, and city standards. The integrity of the
existing sidewalk along Winnetka Avenue shall be constructed after removal of the
existing drive.
The retaining wall in the northwest corner of the new parking area shall be properly
designed and comply with setbsck requirements.
· The bond amount shall include all site improvements summarized below,
4500 SY
58OO SY
1500 LF
840 LF
2500 CY
Lump Sum
5600 SF
40O SF
New bituminous surface (h~ $10.00/sq. yd.
Rehabilitated bituminous surface Ca) $5.00/sq yd
Concrete Curb @ $10.00/ln ft
Storm Sewer @ $35,00/1n ft
Pond excavation @ $6.00/cu yd
Landscape @ $10,000/ls
Sidewalk @ $2.00/~q fl
Retaining Wall @ $15.00/sq ft
+ 50% Bond Increase
Total
$45,000
29,000
15,000
29,400
15,000
10,000
11,200
6,000
$160,600
77.400
$232,000
If yOU have any questions, please contact this office.
Yours very truly,
BONF~VrRoo, ROSENE, ANDERLIK & ASSOCIATES, INC.
Mark A. Hanson
A Division of Arkie., Iae.
Kirk McDonald
Mana~emen5 Assistant
Community Development Coordinator
4401 Xylon Avenue North
New Hope, 5/N. 55428
by fax ~531-5174
July 26, 1994
RE: Final Plat of Don Harvey 2nd Addition
Dear Mr. McDonald:
With reference to the plat of Don Harvey 2nd Addition,
Minnega~co, currently has an easement near the North line of the
plat.
I have enclosed a copy o~ Minnegasco's easement number 76-8,
recorded with the Hennepin County recorder as document number
4256368. I reql/est that this easement be referred to on the
final plat.
Thank you for the advance notice and could you please send me a
copy of the final plat when it is approved.
Sincerely,
Steven Von Bargen
Real Estate Specialist
Mi~egasco
700 '~V~al, l,inaen Ay.hue
L'.O. Rox 1165
Minnealx)lis, MN 5,5440-116,~
TO MINNESOTA GA~ COMP~
~N~, ~ par~nerahip T~ canei~Cin~ of ~nald L. ~ey~ ~ene Chri~en~e,.
~ber~ Do~m. J~h~ Scocc ~arv~ and Gr~go~ L. ~y, AN~ ~ J~ ~UI~G
CO~ ~. a ~ar~n~rahim coneis~in~ o~ Laor~nce F. LeJ~ne..amd Tho~a~. E. geJ~,e..
here~after c~ted "G~OR," nnd Minn~ta G~ Com~y, ~ ~[aw~ ~t~tation. be~innf~r
1. GR~TOR. ~n ~er~tian o~ t~ ~ of ~ Do~r (S 1.~) an~ o~nr g~d ~d
~bl~ co.side,orion to G~TOR ~ h~4 9~ by G~, ~e reco~t of whi~ ~ he.by
d~s he.by ~ant to G~E, l~ m~ a~ a~a, fm~r, ~e ~ d~t ~d e~t nt n~ timm
m cons~ct, operate, ~tam. ~r, r~a~ ~d rede ~s tt~ a~/oc ~tl~U~ ~. ~ p~pe-
, ~he S~uCh 15 feeC o£ the North 45 feec of ch g~c 850 ~e~ of the
u~c 1/4 of S~ct~ 17. ~e~ lLS, ~Me ZL, Zytn~ g~t o~ Chi
S~Ch ~ fM~ ~er~f. Uso C~C ~ of sam ~u~ ~0
on ~ ~ v~Ch a ~u of A~ feec co a ~ ~ t~ E~C' X~e of"
is m<~n on the atttch~d pitt which is hereby Incoqx~rtt~ by ~fE~ ~ ~E n ~n ~. ~ ~a~
' f~ CEe'pur~Ms heraiflbf~or~ cxpre~.
[io.~. ct:etlon of buddings o~ permanent enclosures which would infcrfc~ with ~e Sas factEd=s located theTein or
W~ch ~uld othe~vtse obstruct acce~ thereto ia any ~nner what.ever: pm~, howe~t, that GR~OR
have t'~ zi~l to u~ the st, r[oc¢ of the premises for ~nrder, s'. lhntb$. [:ndscnpi.8, ~rbln~. gutters, side.lEs and
pavi~B, p~evi~;d thai ~ch ust by GRANTOR due: not initiate with th~ ri~ts ;ieen by O~TOR to G~EE
to ~ ~e pttmile~ [o~ Iht ~ herein
G~ s~ have the t~[, but not the duty, %o enter u~ ~e p~m~ an~ re~ ~l ~ any eonion of the
~ [~t~ w~ch ~ve ~ ~c~ ~ the presto by G~T~.
~d a~ne~ ~mo ~4 ~ ~opd to ~d ~ b~ u~ G~R, G~TOR'S hei~,
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FAX TRANSMISSION
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FAX PHONE NO:
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DATE:
CONI, IEHTS:
Number of paces to follow:
Unden Fax Machine Number (612)
CITY OF NEW HOPE
MEMORANDUM
DATE'
July 22, 1994
TO'
Hennepin County Public Works
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 Don Harvey 2nd Addition
Enclosed you will find the Final Plat for Don Harvey 2nd Addition. Please review and
return your comments by 4:30 p.m. Wednesday, July 27th.
If you have questions, please feel free to contact me at 531-5119.
* (I am also enclosing a copy of the revised Preliminary Plat, which includes the
requested changes.)
Planning Case:
Request:
Location:
PID No:
CITY OF NEW HOPE
PLANNING CASE REPORT
94-20
Requests for Preliminary Plat Approval, Site/Building Plan Review/Approval
and Concept Planned Unit Development Approval to Allow Building Addition
3920 Winnetka Avenue North, 3941/3961 Quebec Avenue North
17-118-21-34-0003
Zoning:
Petitioner:
Report Date:
Meeting Date:
I-1
Kellison Company/Don Harvey
July 6, 1994
July 12, 1994
BACKGROUND
The petitioner is requesting preliminary plat approval, site/building plan review/approval and
concept planned unit development approval to allow building addition on the east building
pursuant to Chapter 13 - New Hope Code of Ordinances and Sections 4.039A(1), 4.19, 4.194,
and 4.196(3) - New Hope Code.
The petitioner is proposing the platting of property known as Don Harvey Second Addition,
Block 1, Lot 1, which currently contains two industrial buildings of approximately 26,880
square feet each (2 buildings on one lo0. In conjunction with the preliminary plat the
petitioner is requesting "General Concept Stage" PUD approval to construct a 41,640 square
foot addition to the building at 3943 Quebec Avenue North where Versa Die Cast, Inc. is the
tenant.
The petitioner states in the application that "there are two structures currently on the property
which are approximately 26,880 square feet each which were originally designed for use as
multi-tenant industrial type facilities and were constructed about 18 years ago. One tenant,
Versa Die Cast, Inc. now occupies the westerly building of the two and also has one bay
(approximately 5,000 square feet) of the easterly building. Two other tenants occupy the
balance of the space in the easterly building with one of them occupying approximately 15,000
square feet and the other occupying approximately 7,000 square feet. Versa Die Case has
made a request of the owners to provide an additional 40,000+ square feet for their
manufacturing~ needs or they will have to vacate the building and move to another city. We
are requesting that the City of New Hope grant us the platting of the property and the
permission to construct approximately 40,000 square feet as an addition to the westerly
building so that we may maintain the Versa Die Cast Company as a tenant in the building and
as a business within the City of New Hope. Versa Die Cast currently employs approximately
60 people and will increase their employment with the new facility to approximately 100.
These are manufacturing level jobs and have an average salary approaching $30,000 per year."
The petitioner further states that "there will be minimal amounts of additional trucking to and
from the site and there will only be approximately 40 additional automotive trips to and from
Planning Case Report 94-20
July 6, 1994
Page 2
the site for new employees. There will be no additional needs for sewer and water
connections. The property will continue to be owned by Winnetka Properties for the
foreseeable future, and as a part of the new addition to the Versa Die Cast building, it is the
intent of Winnetka Properties to renovate both of the existing buildings including
refurbishment of the docks, doors, re-painting of the walls, landscaping, and other necessary
features to enhance the aesthetic appeal of the buildings."
The petitioner states that due to commitments made by Versa Die Cast prior to their coming
to the owner with the request for the addition, we are under a time constraint to provide them
with a facility to house new equipment by sometime in October to early November.
Therefore, from our respect, time is obviously of the essence. We are asking for input and
assistance from the planning commission, city council, and staff for the City of New Hope to
help us provide a facility that will be in keeping with the requirements of New Hope but will
also meet the schedule and economic requirements of Versa Die Cast."
Lastly, the petitioner states in the application that "the long-standing situation of drainage from
this site across private property will be resolved as a part of this approval. We intend to
create a retention/sedimentation pond in the area of Outlot A at the east end of the property
to accept all drainage water from this site. All water will be directed to the same general
location where it currently exits the property at approximately 300 feet west of the
northeasterly comer of the property. Currently this water drains across private property to
the pond area approximately 150 feet north of the subject property. In replacement of that
system, we intend to install catch basins and a storm sewer system to carry on-site water to
the new retention/sedimentation pond on Outlot A. This pond would subsequently drain an
amount not to exceed what had previously been going to the pond to the north of the property
by means of a storm sewer across public right of way along Quebec Avenue and then
outfalling into the pond. Newly created excess water above the amount that has been draining
from the site will be taken off by means of a storm drain system from the retention pond to
the catch basin in the street at the southeasterly curve of the property and subsequently to the
sedimentation pond southeast of the property across Quebec Avenue. This method, we
believe, is the best solution to a long standing problem in that it eliminates any drainage across
private property and provides for diversion of the newly created excess drainage to an existing
city system thereby not increasing the amount of runoff to the natural pond at the north of the
property."
The site is zoned I-1, Limited Industrial, and manufacturing, warehouse and related offices
are a permitted use in the district.
The site is surrounded primarily by I-1 zoned property, with an I-1 warehouse and B-3 Auto-
Oriented use to the north, Quebec Avenue and an I-1 (Winnetka Properties) warehouse to the
east, Quebec Avenue and an R-O zone (church) and I-1 zone (Paddock Laboratories) to the
south, and Winnetka Avenue and R-1 zoned property to the west.
Planning Case Report 94-20
July 6, 1994
Page 3
The topography of the subject site slopes 25 feet down from the west to the east. There are
about five large trees at the west end of the property and one 30" oak at the east end.
10.
Property owners within 350 feet of the request have been notified and staff have received no
comments on the request.
ANALYSIS
PRELIMINARY PLAT
The plat meets the zoning code requirements for lot size and width requirements in the I-1
zoning district, witch are one acre and 150 feet, respectively, as the single lot contains
292,224 square feet (6.8 acres) and has a width on Quebec Avenue of over 12,000 feet.
Per routine procedure, the plat was submitted to Department Heads, City Attorney, City
Engineer, Hennepin County and other appropriate agencies for review and comment.
3. Hennepin County reviewed the plat and made the following conunents:
mo
As shown on the preliminary plat, dated June 15, 1994, the developer should dedicate
an additional seven feet of right of way for a total of 40 feet of right of way from and
along the CSAH 156 centerline.
All access from the plat to CSAH 156 must be limited to Quebec Avenue. The
existing driveway located approximately 220 feet north of Quebec Avenue must be
removed and the area within County right of way restored. The developer must have
an approved Hennepin County entrance permit before beginning any access
construction or driveway removal.
All proposed construction within County right of way requires an approved Hennepin
County utility permit prior to beginning construction. This includes, but is not limited
to drainage and utility construction, trail development and landscaping.
The d~veloper must restore all areas, within County fight of way, disturbed during
construction.
4. The City Attorney reviewed the preliminary plat and made the following comments:
The legal description on the preliminary plat includes not only the land to be included
in Don Harvey Second Addition, but also includes the land previously planned as Don
Harvey Addition. The legal description needs to be changed to include only the land
being planned as Don Harvey Second Addition.
Planning Case Report 94-20
July 6, 1994
Page 4
The following information, as required by City Ordinance §13.041, is not included in
this Preliminary Plat:
o
Scale (and bar scale) of the plat
Existing zoning classification (property appears to be zoned I-i and is described
in New Hope City Ordinance §4.34(4)
Sewer, water main and other details.
The property owner must supply our office with a Registered Property Abstract or an
Abstract of Title extended to date for the property to be included in the plat of Don
Harvey Second Addition.
Do
The property owner should also be aware that the entire real estate taxes due and
payable in 1994 must be paid before the Final Plat will be accepted for filing by the
County. So if the developer expects the Final Plat to be filed before October 15th,
arrangements should be made for prepayment of the second half real estate taxes.
5. The Minnesota Department of Transportation had no comment on the plat.
6. The City Engineer reviewed the plat and made the following comments:
The sewer and water service to the new building addition is not shown. A sewer and
water service stub does exist opposite the new building addition in Quebec Avenue.
Water main extension for fire protection should be considered in accordance with the
Fire Department.
Bo
The grading of the site proposes a retaining wall in the northwest comer of the site.
The estimated height of the retaining wall is seven feet, which warrants reinforcement
fabric if modular block is used. Therefore, the setback requirement for the retaining
wall from the property line must be 10 feet or greater to comply with New Hope's
ordinance and requirements for reinforcement.
The drainage on the sit6' is intended to be collected and conveyed to a pofiding area on
the east side of the site. Specifics for the pond are not provided; however, it's
recommended its normal water level (NWL) be 908, while its high water level (HWL)
be 915. Approximately two acre feet of storage can be provided. The outlet pipe can
be reduced from the proposed 27 inch to 15 inch. It is also recommended the pond
be excavated to 904 approximately four feet below the NWL. An outlet skimmer shall
be constructed at the discharge pipe. The plan shall be reviewed by Shingle Creek
Watershed and comply with their water quality requirements. The secondary pond
outlet pipe is not recommended.
Planning Case Report 94-20
July 6, 1994
Page 5
Concrete curbing and improvements to the existing parking/drive isles is
recommended.
Eo
Sidewalk exists on the south side of Quebec Avenue abutting the church. It is
recommended sidewalk be considered on the south and east sides of Quebec Avenue
abutting this property.
Fo
The existing bituminous pavement and driveway at Winnetka Avenue shall be removed
and properly restored.
The Planning Consultant also reviewed the plat. Please refer to his comments in the attached
report.
RECOMMENDATION
Staff recommends approval of the Preliminary Plat subject to the following conditions:
Preliminary Plat be revised to incorporate recommendations of Hermepin County, City
Attorney, City Engineer and Planning Consultant and be re-submitted to City.
Final Plat to incorporate all recommendations and be submitted to Planning Commission for
review/approval.
GENERAL CONCEPT STAGE PUD
The purpose of the Planned Unit Development is to provide for the grouping of land parcels
for development as an integrated, coordinated unit as opposed to traditional parcel by parcel,
piecemeal, sporadic and unplanned approach to development. The PUD is intended to
introduce flexibility of site design and architecture for the conservation of land and open space
through clustering of buildings and activities. It is further intended that PUD's are to be
characterized by central management, integrated planning and architecture, joint or common
use of parking, maintenance of open space and other similar facilities, and harmonious
selection and efficient distn'bution of uses.
The processing steps for a PUD are intended to provide for an orderly development and
progressions of the Plan, with the greatest expenditure of developmental funds being made
only after the City has had ample opportunity for informed decisions as to the acceptability
of the various segments of the whole as the Plan affects the Public interest. The various steps
are:
A. Application Conference. Preliminary discussions.
B. General Concept Plan. Consideration of overall concept and plan.
Planning Case Report 94-20
July 6, 1994
Page 6
C. Development Stage Plan. One or more detailed Plans as part of the whole final plan.
Final Plan. The summary of the entire concept and each Development Stage Plan in
an integrated complete and final plan.
The General Concept Plan provides an opportunity for the applicam to submit a plan to the
City showing his basic intent and the general nature of the entire developmem before incurring
substantial cost. This Concept Plan serves as the basis for the public hearing so that the
proposal may be publicly considered at an early stage. The following elemems of the
proposed General Concept Plan represent the immediately significam elemems which the City
shall review and for which a decision shall be rendered:
A. Overall Maximum PUD Density_ Range.
B.. General Location of Major Streets and Pedestrian Ways.
C. General Location and Extend of Public and Common Open Space.
General Location of Residential and Non-Residential Land Uses with Approximate
Type and Intensities of Development.
E. Staging and Time Schedule of Development.
F. Other Special Criteria for Development.
The Planning Consultant has prepared the attached report on the PUD application.
Please refer to it, as it is not staff's intent to repeat the analysis in the report.
The Design & Review Committee met with the petitioner on June 23rd and a number of issues
were discussed, including the PUD process, the building expansion, drainage issues, parking
and traffic concerns, the aesthetics of the buildings, landscaping, and the plat. Revised plans
were submitted as a result of that meeting. The Committee was concerned about the lack of
detail, however were reminded that this is only "concept approval" and the d~tails will be
addressed in the later PUD phases.
6. Project data for the site is listed below:
Total
Total
Total
Total
Total
Total
Site
Existing Building
Existing Building
Phase I Addition
Phase II Addition
Buildings w/Phase I & II (31.7%)
298,000 square feet
26,880 square feet
26,880 square feet
20,400 square feet
20,400 square feet
94,560 square feet
Planning Case Report 94-20
July 6, 1994
Page 7
Total Impervious (71.9%)
Total Parking Phase I
(includes 7 H.C. & 1 H.C. van parking)
Total Parking Phase II
(includes 7 H.C. & 1 H.C. van parking)
214,350 square feet
208
251
(The petitioner originally planned the building addition in two phases, however, this has been
changed to construct the entire addition at one time.)
7. Staff's main concerns are:
A. The aesthetics of the buildings: materials, maintenance, etc.
B. Traffic movement: trucking
C. Landscaping: staff would like to see significant landscaping improvements on the site
Do
Drainage: The City Engineer feels that the petitioner's solution to the drainage
problem is acceptable and staff would like to get this problem resolved.
A landscaping plan has been submitted showing the addition of 244 trees and shrubs to the
site, as listed below:
14 Summit Seedless Ash 2
15 Black Hills Spruce 6
5 Red Splendor Crab 70
11 Red Twigged Dogwood 53
33 Techny Arborvitae 8
7 Skyline LocUst
Amur Maple
Mint Julep Juniper
Broadmoor Juniper
Gold Drop Potentilla
Japanese Tree Lilac Clump
Staff is supportive of granting approval of the Concept Stage PUD, pending comments from
the Planning Consultant and Commission. Because this filing is "CONCEPT STAGE PUD"
only, it is not appropriate tb focus on the normal detail review. At Such time as
"Development Stage PUD" approval is sought, all the normal schedules and detailed blueprints
must be submitted.
Among the few issues raised by the "Concept" are these:
Floor plans of all buildings with approximate warehouse/manufacturing/office square
footages identified and calculated for staff review of parking loading needs, including
tenant separation (demising) walls.
Planning Case Report 94-20
July 6, 1994
Page 8
Unusual asphalt design surrounding all sides of both buildings, reducing many options
for repair/upgrade of the buildings and reducing the clarity of separating cars and
trucking.
Co
Revised building architecture has added some glass which was encouraged. Detailing
that seems a little odd appears near the new "entry" and requires a more thoughtful
rework.
RECOMMENDATION
Staff recommends that the Concept PUD approval be granted, subject to a conference at City Hall
with architect and staff exploring additional building shapes and elevations that might improve the
traffic design and aesthetic value of the entire property, while allowing the same approximate building
footprint and function. This conference must occur at least 14 days prior to the submittal of
"Development Stage PUD" plans. Staff also recommends approval subject to the conditions in the
Planning Consultant's report.
Attachments:
Planner's Report
Petitioner Correspondence/Project Description
Zoning/Site Maps
Revised Site Plan
Revised Grading/Drainage Plan
Landscape Plan/Schedule
Building Elevations
Floor Plan
Exterior View
Preliminary Plat
City Engineer Correspondence
City Attorney Correspondence
Hermepin County Correspondence
MnDOT Correspondence
Plat Distribution Letter
C
Northwest Associated
U R B A N P L A N N I N G DE S I G N
Consultants, Inc.
MARKET RESEARCH
PLANNING REPORT
TO:
FROM:
DATE:
re:
FILE NO;
Kirk McDonald
Cary Teague/Alan Brixius
7 July 1994
New Hope - Winnetka Properties - PUD
131.01 94.20
BACKGROUND
Winnetka Properties is requesting to plat property known as Don
Harvey Second Addition, Lot 1, Block 1. The subject property
contains two industrial buildings of approximately 26,880 square
feet each. The applicant is further requesting to construct a
41,640 square foot addition to the western building (Versa Die
Cast, Inc.).
Section 4032 (2) (e) of the New Hope Zoning Ordinance requires a
Planned Unit Development (PUD) if more than one principal building
shall be located on the lot. Due to the existing conditions and
the applicant's desire to expand one of the buildings, the
applicant is also requesting a planned unit development conditional
use permit as identified within the Limited Industrial Zoning
District.
The subject property is zoned I-l, Limited Industria~.~ Zoning
District which allows manufacturing as a permitted use and PUD/CUP.
The following report evaluates both the requested subdivisioh and
planned unit' development against the applicable City development
standards.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Site Plan
Exhibit D - Landscape Plan
Exhibit E - Floor Plan
5775 Wayzata Blvd.-Suite 555-St. Louis Park, MN 55416-(612) 595-9636-Fax. 595-9837
RECOMMENDATIONS
Subdivision
Based on the information available, we would recommend approval of
the proposed subdivision provided the following items are
addressed:
Drainage and utility easements are provided along the lot
lines. Additional easements provided per City Engineer
recommendations.
¸2.
City Engineer review and approval of site grading and drainage
plan.
PUD/CUP
The applicant is currently pursing only PUD concept approval. In
review of the applicant plans we would recommend concept approval
subject to the applicant addressing the following issues in the
subsequent development stage application:
Submission of a revised landscape plan that responds to
landscaping recommendations outlined in this report.
Continuous concrete curbing be provided around the entire
parking lot and drainageway areas.
o
Curb stops be provided in the parking stalls abutting the
existing buildings.
Applicant demonstrate truck maneuvering patterns for trucks
accessing the northern loading areas.
Truck traffic accessing the site be directed to the second
curb cut via the use of directional signs.
Subject to the City Engineers comments of site grading,
drainage and utilities.
All roof top equipment must be enclosed or painted to match
the principal structure.
Ail trash receptacles must be enclosed. Trash enclosures must
be designed to complement the principal structure.
Overall site clean up.
from the site.
Elimination of all outdoor storage
2
10.
Submission of detailed signage plan which complies with City
sign regulations.
11.
Subject to comment of other City staff, Commission members and
City Council.
ISSUES AND ANALYSIS
Subdivision. The site currently exists as an unplatted property as
a condition of any development approval the City requires that the
site be platted. With the extension of Quebec Avenue, the site was
previously subdivided, creating a single lot to the east of the new
street. The parcel in question was not platted at that time.
In 1992, a preliminary plat was considered for the subject site.
City staff recommended approval of the preliminary plat that showed
two separate lots being created. This preliminary plat was never
pursued to final plat.
The current subdivision proposed the site to be platted into a
single industrial lot and block. The processing of the plat is
straight forward in that the parcel exceeds the lot area and width
standards of the I-1 Zoning district. The site is accessed via the
improved Quebec Avenue. Utilities are available to the site from
Quebec Avenue. The only issues that the plat must address is the
provision of easements and the management of on-site storm water
drainage.
The City requires easements at least 10 feet wide centered on
rear or other lot lines and where utilities are necessary.
The city may require a utility and drainage easement be
dedicated over the proposed drainage pond on the east end of
the lot.
The City Engineer should review and comment on the
acceptability of the site drainage plan and appropriate size
and location of necessary easements.
PUD/Conditional Use Permit. The applicant is requesting a
conditional use permit for an industrial planned unit development
as allowed under Section 4.144 (3) of the New Hope Zoning
Ordinance· This is necessary to accbmmodate the integrated site
design of having two principal buildings on a single lot.
The review process for a PUD occurs in three stages: concept stage,
development stage and final stage. Based on the information
submitted and the applicant's development schedule, the Planning
Commission is only conducting concept stage review at its July
public hearing. Development stage is anticipated to be submitted
for August consideration.
3
The PUD Concept Plan provides an opportunity for the applicant to
submit a plan to the City showing his basic intent and the general
nature of the entire development before incurring substantial cost.
This Concept Plan serves as the basis for the public hearing so
that the proposal may be publicly considered at an early stage.
The PUD Concept Plan presents the immediately significant
development elements which the city shall review and for which a
decision shall be rendered.
Zoning. The site is zoned I-l, General Industrial. This zoning
district allows for manufacturing businesses and also allows for
industrial PUD by conditional use permit. The existing businesses
and the expansion of Versa Die Cast are uses allowed within the I-1
zoning district.
Site Size. The proposed project site consists of 6.85 acres
located east of Winnetka Avenue and North of Quebec Avenue. The
site exceeds the minimum lot area and lot width requirements of the
I-1 zoning district. The site also exceeds the 200 foot frontage
requirement established for industrial planned unit developments.
Setbacks. The site contains two existing 26,880 square foot
buildings. The applicant is proposing to construct a 41,640 square
foot addition to the western building. Both buildings and the
proposed building addition comply with I-1 District setbacks as
follows:
Required Setbacks within the I-1 District
Required Proposed
Front (Quebec-South)
Front (Winnetka)
Side
50' 62'
50' 216'
20' 47'
Lot Coverage, The I-1 Zonin9 District does not allow more than 40
percent of the lot to be covered by buildings. The applicant has
indicated that the total building floor area on the site will be
94,560 square feet. This represents 31.7% of the total site area.
Green Axea. Per Section 4.145 (3).of the New Hope Zoning Code, at
least 20% of the lot must remain as a 9reen area, includin9
shrubbery, plantings or fencing, and shall be landscaped. The site
plan indicates 1.8 acres of green space on the 6.8 acre lot,
therefore, 26% of the lot contains 9reen space.
Landscaping. The City staff has noted historical problems with
site upkeep and appearance. Past problems with outdoor
storage,load area exposure and overall site appearance was
discussed at the June 23rd Design and Review Committee meeting. In
regard to these past issues, site appearance and landscaping have
become a critical element of the site plan review.
The applicant has submitted a landscape plan. Several concerns
must be addressed in regard to the landscaping and screening. As
the lot exists, there is virtually no screening and landscaping.
The existing loading area between the two buildings is not
screened, nor have trees been planted in the boulevard of Quebec
Avenue. Also, due to the fact that the elevation of Winnetka
Avenue is 20 feet above the foundation of the buildings, the
rooftop equipment is highly visible to traffic on Winnetka.
therefore, the applicant must supply significant screening and
landscaping along Winnetka Avenue and Quebec Avenue.
In review of the landscape plan, we offer the following comments:
The landscape plan does not provide adequate screening of
rooftop equipment from Winnetka Avenue. The building is
located at an elevation approximately 20 feet below street
grade. The proposed plantings along the west side of the
building provide marginal screening due to plant location and
type. We would recommend that coniferous trees such as
Colorado Spruce be added along Winnetka Avenue to supplement
the proposed deciduous plantings.
the proposed building is large and architecturally limited in
exterior features. As such, the landscape plan should attempt
to break up the building mass with landscaping. The
foundation planting is reliant on shrubs. While the Red
Twigged Dogwood offers some planting height at maturity, we
would recommend additional plantings that offer some vertical
dimension to the foundation planting. This is particularly an
issue for the west side of the building. On the south side of
the building facing Quebec Avenue the foundation plantingsmay
be supplemented by additional over story trees in green areas
between the sidewalk and building.
The existing buildings offer little landscape amenity along
the building foundation. These buildings present a concern
with regard to site appearance and upkeep. If foundation
plantings are not practical, additional landscape ~features
should be provided at the site periphery to screen the
building loading and activity areas. Additional landscaping
should be provided along the south and east parking areas.
The City Building Official noted the existence of a
significant 30 inch Oak tree at the east end of the lot. The
grading plan should be adjusted to provide the proposed storm
water drainage pond without losing this significant tree.
Tree preservation measures should be defined as part of the
PUD approval which outline precaution to be used during
construction to protect this tree.
5
The applicant should indicate how the landscaping will be
maintained. Plans for site irrigation must be identified as
part of the PUD development stage.
Off-street Parking Requirements. As stated within the New Hope
Municipal Code the following parking spaces are required:
Manufacturing
Warehousing
Office
Required
1 space per 350 s.f. floor area
1 space per 1,000 s.f. floor area
3 spaces + 1 for each 200 s.f.
Proposed
34,000 s.f.
30,000 s.f.
4,000 s.f.
Company Truck
1 space for each company owned
truck stored outside
0 trucks
*Floor area
The term "floor area" for the purpose of
calculating the number of off-street parking spaces
required shall be determined on the basis of the
exterior floor area dimensions of the buildings,
structure or use, times the number of floors, minus
ten (10) percent.
Based on the above table, 135 parking stalls are required. The
applicant has provided proof of parking on the site for 165 spaces.
The parking stalls and driveway aisles are properly dimensioned.
the existing parking stalls along the existing building present
some concern in that there is no physical barrier between the
building and parking stall. To avoid damage to the building or
automobiles, curb stops should be provided for these parking
stalls.
The applicant's site plans illustrate that all parking and loading
areas will have bituminous surfacing and striped stalls. The site
plan must provide for continuous concrete curbing around the entire
parking lot.
Off-StreetLoadinu. For'industrial districts the number o~loading
berths required is one (1) per building, and one (15 additional
berth for each additional one hundred thousand (100,000) square
feet. Based on these requirements, the applicant must provide for
two (2) loading berths on the site. Currently, there are six
existing berths on the site, and three additional loading area are
proposed as part of the new addition.
Three overhead doors are proposed along the north side of the new
building addition. The site plan shows only 47 feet of bituminous
paving north of the new building. This raises issues as with
regard to adequate maneuvering area for semi-trucks with trailers.
As part of the PUD development stage, the applicant should
demonstrate how trucks will maneuver to utilize these northern
loading areas.
Access. Ail site access is to be provided via Quebec Avenue. The
site plan shows three curb cuts along the 1,000 foot frontage. One
of the existing curb cuts is being removed in exchange for a new
curb cut located along the west side of the new building addition.
The number, location and width of curb cut comply with City
performance standards.
Efforts should be made to segregate truck and automobile traffic as
much as possible. As such, truck traffic serving the site should
be directed to the second curb cut through the use of signage.
This takes the truck traffic directly to the loading bay corridor.
Due to the site circulation layout, we would not envision that
trucks would exit the site exclusively from the second curb cut,
however, channeling the inbound truck traffic will serve to
eliminate traffic conflicts both internally and with adjacent
properties.
Grading and Drainage. The applicant has submitted a grading and
drainage plan. As shown the proposed parking area is 20 feet lower
than the street elevation of Winnetka Avenue. To address a
continuous site drainage problem and increased runoff from the new
building addition and parking area, the applicant proposes to
direct site drainage to a new on-site stormwater ponding prior to
releasing it north to Old Dutch Pond via a storm sewer in the
Quebec Avenue right-of-way. The grading and drainage plan shall be
subject to the review and comment of the City Engineer.
Building Design. The property owner's intention is to create an
addition which will aesthetically blend with existing buildings
after they are renovated and repainted. The design of the existing
buildings establishes the design motif which they intend to carry
around on the south and west portio of the new addition. The
applicants are currently investigating the use of Fabcon pre-
stressed pre-cast insulated sandwich panel construction which they
believe would give them more flexibility in design of the new
addition. However, Fabcon has indicated that their production
schedule is such thaf' it could .not possibly meet the time
constraints of this project in this building season. Due to
commitments., made by Versa Die Cast prior to their coming the
property owner with the request for the addition, they are under a
time constraint to provide them with a facility to house new
equipment by sometime in October to early November. Therefore,
from the applicant's perspective, time is obviously of the essence.
They have asked for input and assistance from the Planning
Commission, City Council, and staff of the City of New Hope to help
provide a facility that will be in keeping with the requirements of
New Hope, but will also meet the schedule and economic requirements
7
of Versa Die Cast.
The building elevation illustrates an exterior facade that is a
continuation of the existing building. White concrete blocks with
tan decorative blocks trim along the building roof. In response to
comments from the City Building Official and Design and Review
Committee, they have added some windows to the south side of the
building. They also attempted to break up the horizontal mass of
the building with vertical columns of decorative brick.
In addition to the applicant's architectural efforts, the following
aesthetic elements should be pursued as part of the development
stage approval:
Expand landscape plan to address the recommendations presented
earlier in this report.
Ail roof top equipment must be enclosed or painted to match
the building.
Ail trash dumpsters must be enclosed or located inside the
building. Trash receptacle enclosures must be designed in a
manner that is compatible and complementary to the principal
structure.
Overall site cleanup. Elimination of all outdoor storage from
the site.
Buildinq ~eiqht. No structure within the I-1 zoning district may
exceed three (3) stories. The proposed two (2) story building is
proposed to be twenty-nine (29) feet tall,therefore, will comply
with the City regulations.
Si~na~e. The submitted site plan does not indicate a sign at this
time, however, any signage is required to meet all City sign
regulations outlined in the New Hope Sign Code Sections 3.4 through
3.485.
CONCLUSION
The City is currently evaluating a requested plat and PUD concept
plan. Based on information available, the plat is recommended to
be approved.
The PUD concept plan offers the city review opportunity on a
preliminary basis. The applicant must subsequently pursue
development stage approval. From a land use perspective, the
proposed application is appropriate. With regard to site specific
issues, we believe that the concept approval may be given provided
site issue identified in this report are adequately addressed in
the subsequent development stage submission.
pc:
Doug Sandstad
Dan Donahue
Steve Sandral
REAL
ESTATE
IGSLLISON CO.
DEVELOPMENT AND CONSTRUCTION
3880 LAVERNE AVENUE NORTIt, LAKE ELMO, MN 55042 · OFFICE 612-777 8640 · F.~X 612-777-8673
June 20, 1994
Mr. Doug Sandstad
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428
Application to Planning Commission
Winnetka Properties
3943 Quebec Avenue North
Dear Mr. Sandstad:
We offer the following information in support of our Application for platting of the property
known as Don Harvey Second Addition, Block 1, Lot 1 which currently supports two industrial
buildings of approximately 26,880 sq. ft. each, and for the approval of a planned unit development
under Chapter 4.19 for the addition of approximately 20,400 sq. fL to the building addressed as
3943 Quebec Avenue North.
Property ownership is:
W'mnetka Properties
Donald Harvey, Managing Partner
7145 Sandburg Road
Minneapolis, MN 55427
Telephone: 544-2790
Fax: 544-9942
Applicant is:
Kellison Company Telephone: 777-8646
James E. Kellison Fax: 777-8673
3880 Lav~rne Avenue North, Suite 270
Lake Elmo, MN 55042
Consultants:
Architect
DBA Architects Telephone: 770-9922
Don Baker Fax: 777-8673
3880 Laveme Avenue North, Suite 270
Lake Elmo, MN 55042
Sul-veyor
Schoell and Madson
Dave Toenies
10550 Wayzata Blvd.
Minnetonka, MN 55348
Telephone: 546-7601
Fax: 546-9065
Civil Engineer
Stevens Engineers, Inc.
Pat Carpenter
1301 Coulee Road
Hudson, WI 54016
Telephone: 715-386-5819
Fax: 612-436-2075
Kellison Company has been retained by Donald Harvey, Managing Partner for Winnetka
Properties, to provide design/build general contracting services for the platting of the above-
referenced property and for the production of drawings relevant to the addition of 20,400 sq. ft.
to the existing building and thereafter to provide construction services for the work required to
accomplish that addition and other site-related work. As the project progresses through the city
process and the design process, the city will be apprised of the addition of other consultants and
engineers for the project.
The project consists of approximately 6.85 acres (298,000 sq. ft.) located east of Winnetka
Avenue and north of Quebec Avenue North. There are two structures currently on the property
which are approximately 26,880 sq. ft. each which were originally designed for use as multi-tenant
industrial type facilities and were constructed about 18 years ago. One tenant, Versa Die Cast,
Inc. now occupies the westerly building of the two and also has one bay (approximately 5,000 sq.
ft.) of the easterly building. Two other tenants occupy the balance of the space in the easterly
building with one of them occupying approximately 15,000 sq. ft. and the other occupying
approximately 7,000 sq. ft. Versa Die Cast has made a request of the owners to provide an
additional 20,000-a: sq. ft. for their manufacturing needs or they will have to vacate the building
and move to another city. We are requesting that the City of New Hope grant us the platting of
the property and the permission to construct approximately 20,400 sq. ff. as an addition to the
westerly building so that we may maintain the Versa Die Cast Company as a tenant in the building
and as a business within the City of New Hope. Versa Die Cast currently employs approximately
60 people and will increase their employment with the new facility to approximately 100. These
are manufacturing level jobs and have an average salary approaching $30,O00/yr.
The legal description of the property is attached for your review. The property is currently zoned
as Industrial-1 and is in compliance with the requirements of the comprehensive plan for the city.
The plans; and the data thereon, more adequately describe the size of the project, the nature of the
construction, and the land use data better than I can in a narrative description. Since the project is
surrounded on three sides by industrial zoned land and is across the street ~om the only
residentially zoned land, we do not feel that this project will have any additional significant impact
on the comprehensive planning for the city or on the adjacent property owners. The adjacent
roads and utilities have been designed and sized to ac~mmodate the types of vehicular activity
and utility services that have been occurring at this site and that will continue to occur. There will
be minimal amounts of additional trucking to and from the site and there will only be
approximately 40 additional automotive trips to and from the site for new employees. There will
be no additional needs for sewer and water connections. The property .will continue to be owned
by Winnetka Properties for the foreseeable future which will have ultimate responsibility for the
maintenance of the property subject to the terms and conditions for maintenance and repair that
are included in the leases with the tenants. As a part of the new addition to the Versa Die Cast
building and due to the fact that one of the "less desirable" tenants of the east building has
recently vacated, it is the intent of Winnetka Properties to renovate both of the existing buildings
including refurbishment of the docks, doors, re-painting of the walls, landscaping, and other
necessary features to enhance the aesthetic appeal of the buildings.
Versa Die Cast's requirements for the addition are for a simple manufacturing facility which, due
to their needs, is economically driven by the lease rate. The oCvner's intention is to create an
addition which will aesthetically blend with existing buildings after they are renovated and re-
painted. The design of the existing buildings establishes the design motif'which we intend to carry
around on the south and west portion of the new addition. We are currently investigating the use
of Fabcon pre-stressed pre-cast insulated sandwich panel construction which we believe would
give us more flexibility in design of the new addition. However, Fabcon has indicated that their
production schedule is such that it could not possibly meet the time constraints of this project in
this building season. Due to commitments made by Versa Die Cast prior to their coming to the
owner with the request for the addition, we are under a time constraint to provide them with a
facility to house new equipment by sometime in October to early November. Therefore, from our
respect, time is obviouslyofthe essence. We are asking for input and assistance from the planning
commission, city council, and staffofthe City of New Hope to help us provide a facility that will
be in keeping with the requirements of New Hope but will also meet the schedule and economic
requirements of Versa Die Cast.
The long-standing situation of drainage from this site across private property will be resolved as a
part of this approval. We intend to create a retention/sedimentation pond in the area ofOutlot A
at the east end of the property to accept all drainage water from this site. All water will be
directed to the same general location where it currently exits the property at approximately 300
feet west of the northeasterly comer of the property. Currently this water drains across private
property to the pond area approximately 150 feet north of the subject property. In replacement of
that system, we intend to install catch basins and a storm sewer system to carry onsite'water to
the new retention/aedimentafion pond on Ouflot A. This pond would subsequently drain an
amount not to exoeed what had previously been going to the pond to the north of the property by
means of a storm sewer across public right of way along Quebec Avenue and then outfalling intO
the pond. Newly created excess water above the amount that has been draining from the site will
be taken 9ffby means ora storm drain system from the retention pond to the catch basin in the
street at the southeasterly curve of the property and subsequently to the sedimentation pond
southeast of the property across Quebec Avenue. This method, we believe, is the best solution to
a long standing problem in that it eliminates any drainage across private property and provides for
diversion of the newly o'eated exc~s drainage to an existing dry ~stem thereby not increasing
the amount of runoff to the natural pond at the north of the property.
Thank you in advance for your consideration of our application. We look forward to discussing
this project with you and considering any suggestions you might have for its improvement.
Respectfully submitted,
cc: Don Harvey
B'4
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WINNETKA AVENUE
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~?-~8-~994 12:~ 612 6~6 1~11 80NEST~OO & ASSC. P.~2
Bonestroo
Rosene
m-m Anderllk &
Associates
Engineers & Architects
Su~ $, 1994
Mr. Kirk McDonald
City of New Hope
4401 Xylon Avenue N.
New Hope, MN 55428
Re: Winneth Properties 3943 Quebec Avenue
Our File No. 34-GEN (G94-12)
I~ar Kirk:
We have reviewed the proposed site plan and platting for the property at 3943 Quebec
Avenue. The following is recommended for consideration:
O
The sewer and water selyice to the new building addition is not shown. A sewer and
water service stub does exist opposite the new building addition in Ouebec Avenue.
Water main extension for fire protection should be eonlidered in accordance with the
Fire Department.
O
The grading of the site proposes a retaining wall in the northwest corner of the site.
The estimated height of the retaining wall is ? feet, which warrants reinforcement
fabric ff modular block il used. Therefore, the setback requirement for the retainiug
wall from the property line must be 10 feet or greater to oomply with New Hope's
ordinance and requirements for reinforcement.
The draJnqe on the site is intended to be collected and conveTcd to a pond,ag area
on the cut side of the site. Specifics for the pond are not provided; however, it's
recommended JU normal wateF level (NWL) be ~08, while its high wuter level ~WL)
be 915. Approximately 2 ~cre feet of storage can be provided.. The outlet pipe can
be reduced from the proposed 2'~' to 15", It's also recommended the pond be
excavated to ~R)4 approximately 4' below the NWL. An outlet skimmer shall be
constructed at the discharge pipe. The plan shah be reviewed by Shingle Creek
Watershed and comply with their water quality requirements. The secondary pond
outlet pipe is not recommended.
o Concrete curbing and improvements to the existing parking/drive isles is recommended.
2335 West Highway 36 · St. Paul, MN 55113 · 612-6364600
Page 2
Re: ~,fnnetlm Properties 3943 Quebec Avenue
Sidewalk exis~ on the south side of Quebec Avenue abutting the church. It's
recm~mended sidewalk be considered on the south and east sides of Quebec Avenue
abutting this property.
The existing bituminous pavement and driveway at Winnetka Avenue shall be removed
and properly restored.
If you have any questions, please contact this office,
Yours very truly,
BO~OO, ROSENE, ANDERLIK & ASSOCIATES, INC.
Mark A. Hanson
MAH:jlm
STEVEN A. SONORALL
MICHAEl. R. LaFLEUR
MARTIN P. MALECHA
WI~.LJAM C. STRAIT
June 30, 1994
CORRICK ~ SONDRALL, P.A.
ATTORNEYS AT LAW
Edinburgh Execut/ve Office Plaza
8525 Edinbrook Crossing
Suite #203
Brooklyn Park, Minnesota 55443
TELEPHONE (612) 425-5671
FAX (612) 425-5867
LAVONNE E. KESKE
SHARON D. DE~BY
Kirk McDonald
Management Asst.
City of New Hope
4401Xylon Avenue North
New Hope, MN 55428
RE:
Don Harvey 2nd Addition
Preliminary Plat
Our File No: 99.15030
Dear Kirk:
I have reviewed the proposed preliminary plat of Don Harvey 2nd
Addition and have the following comments:
1. The legal description on the preliminary plat includes
not only the land to be included in Don Harvey 2nd Addition, but
also includes the land previously platted as Don Harvey Addition.
The legal description needs to be changed to include only the land
being platted as Don Harvey 2nd Addition.
2. The following information as required by City Ordinance
§13.041 is not included, in this preliminary plat:
Scale (and bar scale) of the plat;
Existing zoning classification (property appears to
be zoned I-1 and is described in New Hope City
Ordinance §4.34(4);
Sewer, water main and other details.
3. The property owner must supply our office with a
Registered Property Abstract or an Abstract of Title extended to
date for the property to be included in the plat of Don Harvey 2nd
Addition.-
4. The property owner should also be aware that the entire
real estate taxes due and payable in 1994 must be paid before the
final plat will be accepted for filing by the County· So if the
developer expects the final plat to be filed before October 15th,
arrangements should be made for prepayment of the second half real
estate taxes.
Mr. Kirk McDonald
June 30, 1994
Page 2
Contact me if you have any questions.
Very truly yours,
Martin P. Maleach
s3t2
cc: Daniel J. Donahue, City Manager
Steven A. Sondrall, Esq.
' C
ennep n ounty
An Equal Opporrumtv Employer
Kirk McDonald
Management Assistant/Community Development Coordinator
City of New Hope
4401Xylon Avenue North
New Hope, MN 55428
June 28, 1994
RE: Proposed Plat - Don Harvey 2ND Addition
CSAH 156, east side approximately 1300 feet south of CSAH 9
Section 17, Township 118, Range 21
Hennepin County Plat No. 2157
Review and Recommendations
Dear Mr. McDonald:
Minnesota Statutes 505.02 and 505.03, Plats and Surveys, require County
review of proposed plats abutting County roads. We reviewed the above plat
and make the following comments:
As shown on the preliminary plat, dated June 15, 1994, the developer
should dedicate an additional 7 feet of right of way for a total of 40
feet of right of way from and along the CSAH 156 centerline.
· All access from the plat to CSAH 156 must be limited to Quebec Avenue.
The existing driveway located approximately 220 feet north of Quebec
Avenue must be removed and the area within County right of way restored.
The developer must have an approved Hennepin County entrance permit
before beginning any access construction or driveway removal. The
developer should contact Dave Zetterstrom at 930-2548 for access
information and entrance permit forms.
· All proposed construction within County right of way requires an approved
Hennepin County utility permit prior to beginning construction. This
includes, but is not limited to drainage and utility construction, trail
development and lands6aping. Contact our Permits Section at 930-2550 for
utility p~rmtt forms.
The developer must restore all areas, within County right of way,
disturbed during construction.
Department of Public Works
320 Washington Avenue South
Hopkins, Minnesota 55343-8468
(612)930-2500 FAX:(612)930-2513
Recycled
Kirk McDonald
June 29, 1994
Page 2
Please direct any response to Doug Mattson.
Sincerely,
Thomas D. Johnson, P.E.
Transportation Planning Engineer
TDJ/DBM
Minnesota Department of Transportation
Metropolitan Division
Waters Edge Building
1500 West County Road B2
Roseviile, Minnesota 55113
June 28, 1994
Kirk McDonald
Community Development Coo~dh~ator
City of Golden Valley
7800 Golden Valley Road
Golden Valley MN 55427-4588
Dear Kirk McDonald:
Thank you for submitting the Don Harvey 2nd Addition preliminary plat for our review. Since
the proposal is not adjacent to an existing or proposed state trunk highway, Mn/DOT has no
comment regarding the development of this property. We thank you again for the opportunity
to provide comments on the preliminary plat.
If you have any questions please contact me at 582-1387.
Sincerely,
Cyrus Knutson
Transportation Planner
An Equal Opportunity Employer
CITY OF NEW HOPE
MEMORANDUM
DATE:
June 24, 1994
TO:
Hennepin County Department of Transportation
Minnesota 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 Don Harvey Addition
Enclosed you will find the Preliminary Plat for the Don Harvey Addition. Please review
and forward comments to me prior to 4:30 o.m. on Friday, July 1, 1994. The
Preliminary Plat will be considered by the New Hope Planning Commission at their July
12, 1994, meeting.
If you have questions, please feel free to contact me at 531-5119.
CITY OF NEW HOPE
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
July 28, 1994 ~
Planning Commission Members
Kirk McDonald, Management Assistant, Community Development Coordinator
Miscellaneous Issues
July 25th City Council Meetine - At the July 25th Council meeting, the City Council
took the following action on planning cases and other related issues:
Ao
Planning Case 94-14, Request for Conditional Use Permit Amendmem and Site
and Building Plan Review/Approval to Allow Expansion of School Uses in an R-1
Zoning District, 8230 47th Avenue North. At the request of the School District,
the City Council tabled this request until August 8th (see enclosed
correspondence).
Bo
Planning Case 94-18, Request for Conditional Use Permit Amendment to Allow
Educational Classes at Beautiful Savior Lutheran Church, 3351 Independence
Avenue North. After a lengthy discussion, the Council approved the request for
a Conditional Use Permit Amendment subject to the conditions recommended by
the Commission. A Conditional Use Permit Agreement is in the process of being
prepared by the City Attorney.
Planning Case 94-19, Request for Site and Building Plan Review/Approval for
Building Expansion, 7849 42nd Avenue North. The Council approved the request
for Country Kitchen's expansion.
Do
Eo
Planning Case 94-20, Request for Preliminary Plat Approval, Site and Building
Plan Review/Approval, and Planned Unit Development General Concept Plan
Approval to Allow Building Addition, 3920 Winnetka, 3941/3961 Quebec. The
Council approved the request subject to the conditions recommended by the
Commission. -~
Release of Letter of Credit for Paddock Laboratories, The City Council
authorized the release of the Letter of Credit for the Paddock Laboratories
Project, as all site improvements have been completed.
Fo
Approve Ouote to Prepare Preliminary_ and Final Plats for City-Owned
Properties at 6073 Louisiana Avenue and 42nd/Nevada Avenues, The City
Council approved the low quotes from Hy-Land Surveying to prepare preliminary
and final plats for the City-owned property at 42nd & Nevada Avenues (which
is now on the market) and at 7109 62nd Avenue/6073 Louisiana Avenue (to
create a new buildable residential lot). These plats will be considered by the
Planning Commission and City Council this fall.
1994 Second Quarter Reports - Enclosed for your information are the 1994 Second
Quarter Reports for Planning/Developmem, Engineering and Housing.
Outdoor Storage - The Planning Consultam has prepared the enclosed memorandum on
possible code amendmems to address the outdoor storage issue in the I-1 and I-2 Zoning
Districts. Staff would like to discuss this matter, along with the I-1 from yard parking
restriction, with the Codes & Standards Committee this fall. (Perhaps the Committee
could schedule a meeting for early September?)
Development Agreement/Performance Bond Requirements for Kimball Addition -
The Developmem Agreemem and Performance Bond requirements for Kimball Addition
have been completed and forwarded to the developer for execution.
Attachments:
District 281 Correspondence
Paddock Letter of Credit
Preliminary/Final Plat Quotes
2nd Quarter Reports: Planning/Development
Engineering
Housing
Outdoor Storage Memorandum
Kimball Development Agreement
INDEPENDENT S~HOOL DISTRICT
July 22, 1994
New Hope City Council
4401 Xylon Avenue North
New Hope, MN 55428
Attn: Dan Donahue, City Manager
This is to confirm our telephone conversation that we wish to
postpone discussion and action on the Cooper High School Athletic
Facility until the August 8, 1994 city council meeting. The
school district needs more time to prepare its presentation to
the council and will not be represented at the July 25th council
meeting.
This will also confirm that there will be no discussion of this
matter in our absence.
Jim Dahle
Superintendent
~D/sr
4148 Winnea~a Avenue North
New Hope. Minnesota .~$427
(612) $33-2781 · FAX ! (612) .~37-0947
COUNCIL
REQUF.~T FOR ACTION
By:
Approved for Agenda Agenda Section
Consent
7-25-94 Item No.
By:. 6.13
Originating Department
City Manager
Kirk McDonald
Management Assistant
RESOLUTION AUTHOR/ZING RELEASE OF LETTER OF CREDIT FOR PADDOCK
LABORATORIES DEVELOPMENT AT 3960 QUEBEC AVENUE NORTH, IN THE
AMOUNT OF $67,200
The City has held a bond/letter of credit in the mount of $67,200 on the Paddock Laboratories
development at 3960 Quebec Avenue North for the installation of on-site exterior amenities.
This amount was held to insure that specific improvements were made, including concrete curb,
bituminous parking, driveway apron, storm sewer, boulevard trees and sod and grading. A
portion of the bond was also held for the installation of sidewalk, however, subsequent to the
approval of the plans staff determined that sidewalk was not necessary on the site, because
there were no connecting sidewalks on adjacent properties and staff and the City Engineer felt
that a sidewalk for pedestrians was more appropriate on the north side of Quebec Avenue.
The Building Official inspected this property for completion of all work covered by the bond
and recommends release of the bond, as does the City Engineer. The enclosed resolution
authorizes the release of the Letter of Credit for Paddock Laboratories.
Staff recommends approval of a motion to'release the Letter of Credit in the amount of
$67,200.
MOTION BY
TO:
SECOND BY
Administration:
Finance:
RFA-O01
CITY OF NEW HOPE
RESOLUTION NO. 94-
RESOLUTION AUTHORIZING RELEASE OF LETTER OF CREDIT
FOR PADDOCK LABORATORIES DEVELOPMENT
WHEREAS,
certain work under the Development Contract for property known as Paddock
Laboratories Development was secured by Savings Certificate No. 4300054211,
drawn on the account of Paddock Laboratories; and_.
WHEREAS, all work under the Development Contract and secured by the Savings
Certificate/Letter of Credit has been completed.
NOW, THEREFORE, BE IT RESOLVED, by the City of New Hope as follows:
The Savings Certificate/Letter of Credit No. 4300054211, drawn on the
account of Paddock Laboratories, is hereby released in full by the City of
New Hope.
Adopted by the City Council of the City of New Hope, Hennepin County, Minnesota, this 25th
day of July, 1994.
Mayor
Attest:
c ty
TO:
FROM:
DATE:
SUBJECT:
BOND AMOUNT:
TOTAL NUMBER OF LOTS:
PLANN I NG
PLAT BOND REVIEW
City Manager
Doug Sandscad
July 20, 1994
Paddock Labs. (Lot 2, Block 1, Village Industrial Plat)
Curbing
Sod
Trees
Driveway
Sidewalks
Grading
Structures
FACILITIES/LANDSCAPING REQUI~D:
Ocher ~ Describe:
I have, on Chis day 7-15-94 , inspected the plat for
1 work covered by the bond we retain. Ic is appropriate co
HOLD chis amount: $~.
I have consulted with the City Engineer on this.
cc:
City Engineer
City Clerk
File
005 8/91
REQUF.~T FOR ACTION
originating Department Approved for Agenda Agenda Section
City Manager Consent
Kirk McDonald 1] ff 7-25-94 Item No.
By: Management Assistant By:Z 6.14
'MOTION APPROVING QUOTE F HY-LAND SURVEYING TO PREPARE
PRELIMINARY AND FINAL PLATS FOR CITY-OWNED PROPERTIES AT 6073
LOUISIANA AVENUE AND 42ND/NEVADA AVENUES IN THE AMOUNTS OF $900
AND ~I_500_ RESPECTTVEI.y
City staff desires to proceed with the platting Of two City-owned properties at 6073 Louisiana
Avenue and at 42nd/Nevada Avenues. The City recently acquired the rear portion of 7105
62nd Avenue North and desires to combine it with the rear portion of property at 7109 62nd
Avenue to create a new bulldable residential lot for the scattered site housing program. The
EDA also recently approved a listing agreement with Thorpe Bros., Inc. to market the City
property at 42nd/Nevada Avenues. This property needs to be surveyed so the exact size of the
parcel is known for marketing purposes and to combine the multiple parcels into one plat.
Quotes were solicited on these two platting projects and the following quotes were received:
Hy-Land Surveying Lot Surveys
Plat 6073 Louisiana $ 900 $1,400
Plat 42nd/Nevada 1,500 2,400
Total '$2,400 $3,800
Hy-Land Surveying submitted the lowest quote for both projects and stuff recommends
approval of a motion accepting the quote from Hy-Land surveying in the amount of $2,400 for
both projects. ~
MOTION BY SECOND BY
TO:
Review: Administration: Finance:
RFA-O01 ~
HY-LAND SURVEYING, P.A.
LAND SURVEYORS
July 14, 1994
Bonestroo, Rosene, Anderlik & Associates
Engineers & Architects
2335 West Highway 36
St. Paul, Minnesota 55113
Re:
Proposed Plat for 62nd/LoUisiana
Proposed Plat for 42nd/Nevada
Attn: Mark Hanson
Dear Mark,
Thank you for the opportunity of giving you an estimate on the
above referenced plats.
I estimate the cost of the Preliminary and Final Plat on
the property located on 62nd and LOuisiana to be
approximately $900.00.
e
I estimate the cost of the Preliminary and Final Plat on
the property located on 42nd and Nevada to be
approximately $1,500.00.
I will need a legal description for both properties prior to the
preliminary work. '-
Thank you for considering Hy-Land Surveying for your project.
look forward to working with you.
~Sincerelyt
I
7845 Brooklyn Blvd. · Brooklyn Park, Minnesota 55445 · 560-1984
RAYMOND A. PRASCH
MINN. REG. NO. 8743
LOT SURVEYS COMPANY
LAND SURVEYORS
REC',~ST~*RE.D U'h.~TDEK ~ OF STATE OF ~TA
7~. 73~ A~. NO.
July 18~ 1994
Hp. Mark Han~on
Bonestpoo Rosene Rnderlik & Associates
~335 West Highway 36 ~'*
St. Paul~ MN 5~5113
REt 6E~ & Louisiana site (~ lo~ plat)
Deap Mapk ~
I have looked into the coat of the following ~oek o~ the
above si~e.
1. Boundary
Topogpaphy
6. Photoplats
The cos~ of the above ~ items ~ill not e~cee~ $1~00.00.
RRP/l p
Post-It' Fax Note 7671
RAYMOND A. PRA$CN
MtNN RE(~. NO. 6743
LOT SURVEYS COMPANY
LAND SURVEYORS
RI~GISTERE:D UNL','EF I.AW$ OF STATE O,= IVJ,,N'~E.qOTA
7~01 · 73rd Ave. NO.
Minn~l~, Mlnae~3{a 55426
July ~8, 1994
2335 West Highway 36
St. Paul, MN 55113
RE: 4~nd & Nevada mite (1 large lot)
I have looke~ into the cost of the following work on the
1. Boundae¥ mupvey
Topography
Ppepape ppeltminapy plat
Ppepape final plat
The coif of the above 6 items will ~ot exQeed 6~400.00.
Plat checking fees a~ Hennepin County are not included.
RAP/Ip
X 972, ·
Q
Q
B
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Q Qn
861.4
8?0.4 /,Oil
6073 l.,oubiini Avenu
ZS'oo -~
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(HCS-Ag
· LO! ! m LOT
~CNE~GE
PLANNING AND DEVELOPMENT
Second Quarter 1994 Report
.City Council Synopsis
Overall, the activity in the planning and development area has been high during the second
quarter. Undoubtedly the greatest amount of staff time was spent on the application of District
281 to amend the existing conditional use permit to allow the construction of an athletic field
complex at Cooper High School. Staff has conducted many meetings with the District on a
va#ety of issues related to the proposal, including traffic management, an overall operational
plan, watershed issues and zoning code criteria; aside from the design and review of the
physical layout of the site. There was an overflow crowd at the June Planning Commission
meeting and this request will be continued into the third quarter when it will be considered by
the City Council.
Two planning issues from previous quarters were resolved during the second quarter, with a
decision being made on the Ponderosa well sign and the Wrobel rezoning issue finally
resolved through a Residential/Office PUD Agreement and code text amendment.
Two new construction projects also kept the staff busy, with SuperArnerica coming back for
approval to construct a new convenience store/gas facility at 62nd and Broadway and Brad
Hoyt's subdivision of his 19 acre parcel on 49th Avenue. The new 80,000 square foot
office/warehouse being constructed for Navarre Corporat/on is the beginning of the
development of the last major industrial zoned parcel in the City.
Also during the second quarter, staff assisted with the subdivision of the largest undeveloped
residentially zoned parcel in the City with the preliminary and final plat approvals for Kimbell
Adtfitfon on 36th Avenue.
Lastly, staff is looldng forward to working with Thorpe Bros., Inc. on the marketing of the City.
owned pro~ ~ 42m~ ~ Nevada Avenues to bring a quality development to the City.
Kirk McDonald
Management Assistant/
Community Development Coordinator
PLANNING AND DEVELOPMENT
Second Quarter 1994 Report
The Planning Commission reviewed the following cases during the f'n'st quarter:
No. of Cases Notices Sent
April 4 137
May 4 75
June 6 269
Month
April
May
Jun~
Tyne of Request Avproved
Final Plat 1 1
Variance-MC Side Yard 1 1
PUD 1 1
Prel. Plat I 1
Site/Bldg Plan Rev/Aprvl 1 1
Varian~-~t Width 1 1
CUP-Outdoor Storage 1
Variance-A/C Rear Yard 1 1
Site/Bldg Plan Rev/Aprvl I 1
CUP-Conv. Str. w/Gas 1 1
Variance-A/C Side Yard 1 1
Code Text Amendment-PUD Area 1
Final Plat 1 1
Rezone Property 2 1
Preliminaxy Plat I 1
CUP Amendment 2
Site/Bids Plan Rev/Aprvl
TOTALS 19 14
Number Denied Withdraw._.___.___nn Tabled
2
YEAR TO DATE TOTAI~
cUP-
Text Amend. -Off-Street Parking
Site/Bl
Text ~~as Can. Si~nage
Zone Dist. Um SttMy
Final Plat
Variance-Setback
PUD
Variance-Lot Width
CUP-Cony. Store w/Gas
Text Amend.-PUD Area
CUP Amendmem
TOTALS
1
1 2
1
1
3
3
1
1
1
2
3
1
1
1
1
22 2
1
1
2
PLANNING/DEVELOPMENT ISSI~'ES
~i~{~i~!{i~i.i~- The Planning Commission approved the Final Plat for
the Northwest Church Addition at their April 5th meeting. At the April l lth City Council
meeting, the Council approved the Final Plat subject to the conditions recommended by the
Planning Commi.~sion.
o
~~!!~:ii~i!!il i~- At the April Sth Planning Commission meeting, the
Commission approved a variance to allow an air conditioner in the side yard, 3432 Ensign Avenue
North, with several conditions. This variance was tabled by the City Council at the April llth
meeting because the petitioner was not in attendance. At the April 2$th City Council meeting,
the petitioner asked that this matter be tabled since he was looking for an alternative placement
of the air conditioner that would be within code and not require a variance. At the May 9th City
Council meeting, the Council approved a motion accepting the withdrawal of the request, per the
petitioner's request.
!0:::::.::i ................... ::ililliiiiiiili~:: ...................... .'::,?.i: .-a::::: .................................................................... :::::::::::::::::::::::::::: ................. i:i:i:i:i:i:i~ii~iiii!i!i::.:.:..+::~.:i~:~ii~ii~:i!i:i:i:?iiii5 ..........
~ - At the April 5th Planning Commi~ion iiiee~g~' 'the
Commission approved a request for a Residential/Office PUD rezoning to allow an existing use
to remain in place, subject to a number of conditions. At the April llth City Council meeting,
the Council tabled ~ request, per staff's recommendation, subject to further study on the PUD
Zoning District are~ requirement~ since it was discovered that the minimum pUD area r~luirement
was five acr~. Staff requested that the Planning Commission and City Council consider adoption
of Ordinance 9406 "~ the New Hope Zoning Code by Establi.~hing a Residential/Office
PUD Zoning District and Eliminating the Area Requirement for Mixed Use PUD Districts." The
Planning Commi~ion, at the May 3rd meeting, approved a change in the area requirement in a
PUD Residential/Offi~ Di~"ict. At the May 9th City Council meeting, the Council approved the
ordinance, which elimirm~ th~ PUD minimum area requirement. At the same time the Council
approved th~ Wrobel R~identi~Office PUD rezoning request.
~~ - Th~ ~ for site/building plan review, preliminary plat to
subdivici~ tl~ 19 acr~ pardi into thr~ lots and variaa~ m lot ~ m ~ow ~~fion of a
78,~ ~ f~ ~~ on ~t 1 w~ ~mv~ ~ m ~v~ ~fiom at ~e
~ 5~ ~ ~ ~. ~ ~~ ~ ~ ~~~ for Nav~e
C~~ a ~ of ~~ ~, ~ ~ ~~ ~ ~ 75 ~loy~. ~is
~ ~ ~~ ~ ~ 11~ CiW C~fi ~. ~ ~ p~ ~ ~mv~ by the
Ci~ C~~~~ ~ ~ P~ Commi~ion a~ m w~ve i~ ~ew of ~e fi~l
p~ m p~. ~ b~ ~ ~w ~r ~~on.
- At the April 5th Planning Commi.~ion meeting, the
' r~.omm~mlod denial of Ponderosa's request for a variance from the sign
code to allow a 484 squm~ foot pictorial sign to remain in place, after a six-month study of the
issue. At th~ April 11th Council meeting, the Council votmt 3-2 to allow th~ exi~ing mural to
remain in phum, subj~t to th~ removal of the lettering within th~ mural.
:~ . . .............. - At th~ April 1 lth EDA meeting, a request for aa interest rate reduction
on th~ Autolum~ loaa w~ comidm'ed and tabled to a future meeting so staff could research
variable rate option. At th~ May 9th meeting, the EDA agreed to reduce the interest rate to one
~ above prim~.
7. ~ - At the April l lth meeting, the EDA authorized an
independent consultant to perform a f'mancial analysis on the cash flows of the City's six tax
increment financing districts.
~ii~iii~ - At the April 25th Council meeting, the Council passeu a
resolution accepting the resignation of Todd Lifson from the Planning Commission and extended
their appreciation for his service. Lifson moved out of the City, necessitating his resignation.
New applications are in the process of being solicited.
!:~:~ i!.i '3piAe ~t~ i. i~!:' ....... ii~.ii!'J'."'i i" 'i'i ......... i~e~;iiN'~ ..................... - The EDA authorized the staff to pursue the
acquisition of property at 6073 Louisiana Avenue North for the City's scattered site housing
program. This is the rear portion of the Carol James property and the intent is to combine it with
the rear portion of the adjacent City-owned property at 7109 62nd Avenue to create a new
residential buildable parcel.
10.
~~ - At the May 3rd Planning Commission meeting, the Commission approved the
rear yard setback variance, site/building plan review/approval, and conditional use permit to allow
construction of a convenience store with gasoline subject to several conditions. The decision was
made at the May 9th City Council meeting to refer this matter to the City Attorney for preparation
of "findings of fact" for approval. At the May 23rd City Council meeting, the Council approved
the "f'mdings of fact' and the planning case request.
11.
?:~:d~i~!~!~ - At the May 3rd Planning Commission meeting, the Commission
approved a variance to allow an air conditioning unit in the side yard at 3352 Boone Circle with
the condition that several shrubs be planted to screen the unit from the street. The City Council
concurred with the Commi~ion and approved the request on May 9th.
12.
~ii~~ - The filing of the Final Plat for $.R. Sones Addition was
granted an extension until October 31st by the City Council on lune 13th, as the property owner
felt that it was a hardship to have to pay the second half of the property taxes five months early.
13.
15.
a ponding easenm~ from Collins Electric at 4990 Highway 169, which was a condition of their
previous condifioml use permit approval.
~.?.~.~~ - At the June 7th Planning Commi~ion meeting and the June 13th City
Council meeting, the Final Plat of Carol James Addition, 7105 62nd Avenue North, was
approved.
~into 9 lots, and variauce from the right-of-way
width ~ was apl~oved at the June 7th Planning Commi~ion meeting. The Commission
recommended appmwa[ stlbject to several conditions, and agreed to waive review of the Final Plat
to expedite the development. The City Cou _neil approved the Preliminary Plat at their June 13th
meeting. The Final Plat was approved by the City Council at the June 27th meeting.
16.
- At the June 7th Planning
Commission meeting, the Commi-~ion failed to approve the rezoning from I-1 to R-l, on a 3-3
split vote, as several of the Commi~ioners were not in favor of spot rezoning. This matter
proceeded to the City Council on June 13th and was approved by the Couneil, as the Council felt
the nature of the area had changed, the lots were too small for indusu~ development and it is
possible a mistake had been made in the original zoning.
17.
18.
19.
20.
21.
22.
23.
25.
26.
27.
~~iiii~ii~!~ii~- At the June 7th Planning Commission meeting, the
Commission approved the request for rezoning 5009 Winnetlo Avenue North from R-I, Single
Family Residential, to R-2, Single and Two-Family Residential, Zoning District to facilitate the
City's development of an accessible twin home for low/moderate income residents. The City
Council also approved this rezoning request at their June 13th meeting.
: ~~!i:~!iI ii~i~j~ - At the June 13th EDA meeting a request for an
increased loan amount was considered for the Broadway Village Community Center project, as
the building plans needed to be modified after utility (storm sewer) problems were discovered.
This discussion was continued until the June 27th meeting when the request for additional funding
was approved.
~iii~ii~~i!ii~ii~i!ii~- At the June 27th meeting the EDA passed a
motion approving a listing agreement with Thorpe Bros., Inc. to market the City-owned property
at.7300 42nd Avenue North.
~~ii~ - At the June 27th meeting the EDA considered a request by All Star Sports for
City f'mancial assistance with site improvements. This discussion will continue in July and staff
will meet with the property owner to clarify the request and describe the EDA's intent.
~i~~~[~~i~ - During the second quarter a considerable amount of
staff time was devoted to the analysis of the Cooper High School Athletic Field Complex and a
number of meetings were held with District 281 officials. At the Sune 7th Planning Commission
meeting, the Commi~ion tabled this request until the Suly 12th meeting.
~~i~i~ ' This request was tabled at the Sune 7th Planning
Commission meeting so the petitioner has time to submit more detailed plans and provide details
for several additional issue. The petitioner also agreed to conduct an informational meeting with
the neighborhood prior to the Suly Planning Commission meeting.
~~- During the second quarter staff continued to work with Gethsemane
C~ officials on n Developngm 'Agreement and bond. The outstanding consultant fees were
~- In lune Country Kitchen, on 42nd Avenue, submitted a plan for
expandi~tllm.~ restaurant and sim/building plan review/approval will be considered at the
~.~i~,, ' Don Harvey has submitted a Preliminary Plat and
~'{e'"i~iiflding on the Quebec Avenae extension and will be
requesting PUD Concept approval at the July 12th Planning Commi~ion meeting.
~ - On May 24th the City hosted the TwinWest "State of the City"
program in conjunction with the Ray Smith Insurance Agency and the City Manager presented a
program on current development projects.
~~ - Staff continued to be busy during the second quarter with
participation in the Business Retention Program coordinated by the North Metro Mayors
Association/Community Resource Parmerships. The surveying of businesses continued during the
second quarter and will extend throughout 1994. The program aggressively works to foster a
28.
to actively participate on the TwinWest Business Development Sub-C.ommittee which is in the
process of updating the demographic data and community profiles of all TwinWest Cities.
29.
~~ii~ii~~ - During the second quarter staff also continued
to actively participate on the TwinWest Bank Consortium Sub-Committee and hosted the meeting
in June in conjunction with Park National Bank and made a presentation on current development
projects.
30.
~ii~~{ilg~!i~ - Staff continued to participate in the TwinWest Executive
Call Program during the second quarter and a call was made on Ben Franklin Distribution, Inc.
Overall, the activity in the planning and development area has been high during the second quarter, with
24 applications being made through the end of June and a good deal of staff time devoted to the Cooper
High School, Wrobel PUD, Hoyt Development, Kimball Addition and rezoning issues.
Kirk McDonald
Management Assistant/Community Development Coordinator
ENGINEERING
Second Quarter 1994 Report
City Council Synopsis
VWth the onset of spring and summer, a variety of engineering projects got underway during
the second quarter. Two major projects, that the Council and staff have worked on for the
past several years, that moved forward were the City-W/de Retaining Wall Project and the
36th Avenue Railroad Bridge and Street Reconstruction Project. Public hearings were
held on both of these projects and final plans and specifications either ordered or approved,
with bids/contracts to be considered later this summer. The City was also successful in
obtaining a variance from the Department of Transportation on the bridge ownership issue,
which means that the City can utilize MSA funds for a portion of the project without owning
the bridge.
Two other projects also were initiated to improve the overall aesthetics of 42nd Avenue. The
contract was awarded for the repainting of the 42nd Avenue Railroad Bridge and that
work will be completed in July. A considerable amount of staff time was spent by the City
Forester meeting with property owners to review plans for the 42nd Avenue Landscape/
Maintenance Improvements Project. This project is also currently underway, with the
contract awarded and the work started. This project has generated a cooperative working
relationship between 42nd Avenue business owners and the City and both projects will have
a very positive impact on the City Center area.
Two other major projects related to site/building improvements for City facilities also
progressed from the planning to implementation stages. The contract was awarded for the
Public Works Site Improvements and Salt Storage Building Construction and work on
~that project is currently underway. Also, under the direction of the Director of Finance and
Administration, work progressed on Phase II of the City Hall Remodeling Project, with final
plans being approved. Bids on this project will be sought and presented to the Council in
August and construction is expected to begin in September.
These projects, along with a variety of other park improvement projects and water-related
projects, kept staff busy in the engineering area during the second quarter.
Respectfully submitted,
Kirk McDonald
Management Assistant/
Community Development Coordinator
ENGINEERING PROJECTS
Second Quarter 1994 Report
Progress took place on the following major engineering projects during April, May, June, 1994:
conducted a Public Hearing for the 36th Avenue Street Improvements between Winnetlm and
Louisiana Avenues and the Reconstruction of 36th Avenue Railroad Bridge. The project will
include utility and street improvements and it is intended to build the project in two phases. The
fin'st contract will include all work associated with the railroad bridge reconstruction and the
street utility work approximately 250 feet either side of the bridge, but not including the final
bituminous surface. Contract No. 2 will include all remaining work including the final
bituminous surface not constructed as pan of Contract No. 1. Contract No. 1 is proposed to be
constructed during the 1994 construction season and it is anticipated that Contract No. 2 will be
constructed during the 1995 construction season. The Council adopted a resolution ordering
construction of the project and the preparation of final plans and specifications.
At the April 25th meeting, the City Council passed a motion approving changes to the project
by eliminating the construction of a temporary bridge and including the construction of a roll-in
bridge. It was also determined that the railroad was agreeable to retaining ownership of the
bridge and that MnDOT may grant a variance on the ownership issue, due to the hardship of the
insurance premium. A resolution requesting a variance from the ownership requirement for
reconstruction of the 36th Avenue Railroad Bridge was approved at the May 23rd City Council
meeting. This variance request was made to .the Commissioner of Transportation to allow
reimbursement of project costs to the City. After learning that the ownership variance was
approved, at the June 27th meeting the City Council passed a resolution approving the plans and
specifications and ordering advertisement for bids. It is anticipated that the State will approve
the plans the fu'st part of July.
on the City-wide Retaining Wall Project and ordered the preparation of a Feasibility Report at
the April 25th meeting. A resolution was adopted at the June 13th City Council meeting
providing for public hearing on the retaining wall project to be held on June 27th. The Public
Hearing was held on June 27th and the Council approved a motion ordering construction of the
project and authorizing the preparation of final plans and specifications.
~ - At the April llth Cotmcil meeting, the
City Coumfll ~lpproved the final pay request to Hardrives, Inc. for the 1992 Local Street
Resurfacing ~ Utility Project in the amount of $4,811.08.
~~{i. ~- At the May 9th City Council
meeting, the Council approved a resolution awarding contract for construction of Public Works
Salt Storage Building and Site Improvements to C.S. McCrossan in the amount of $329,416.37.
The bid for the conveyor and conveyor pit was $94,320.00 and was removed from the contract.
Staff was directed to obtain a second bid for the conveyor portion.
~~}~- At the June 27th Council meeting,
the City Engineer presented the Northwood Lake Drainage Improvements Feasibility Report.
o
After considerable discussion, the Council directed staff to come back with other options at a
future meeting.
~j~iii!~i~!!~ii~ii~iii~ii~iii~iiiii~ili~- A presentation was given to the
Council at the May 23rd meeting regarding the project status of Phase II City Hall interior
remodeling. The purpose of the Phase II remodeling project is:
1) to provide work areas more conducive to the organizational structure
2) to
3) to
4) to
5) to
6) to
7) to
8) to
9) to
provide
provide
provide
provide
provide
provide
provide
flexible work areas that can adjust to future needs
adequate work space for the Dept. of Protective Inspections
adequate locker room space for Police Dept. personnel
a more functional squad room for police personnel
adequate space in the clerical area of the Police Dept.
the public with a more "user friendly" reception area
an environment that is conducive to technological changes
meet ADA requirements.
At the June 27th meeting, a resolution was passed approving the plans and specifications and
authorizing advertisement for bids.
awarding the contract to Rainbow, Inc. for the preparation and painting of the 42nd Avenue
Raikoad Bridge in the mount of $55,775. At the May 9th City Council meeting, the Couhcil
approved a resolution awarding contract for 42nd Avenue Landscaping/Maintenance
Improvements to C.S. McCrossan for $261,997.15. The resolution was approved excluding the
$20,000.00 for the clock tower. After further discussion on the 42nd Avenue Landscaping/
Maintenance Project at the June 13th meeting, the Council approved the signage and clock
tower.
~ii~i~~i~- At the April 25th City Council
::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::::::::::: ~ ::::::: ~ :::~::'>.'::::::::::::::::~:i$~:~.... ~:~:;::-... .::
meeting, the Council approved a resolution awarding contract to Aero Asphalt for basketball
court improvements in the amount of $58,750.
~ - At the April 25th meeting, the City Council
approved a resolution awarding contract to Morcon Construction for Liberty Park Shelter roof
repairs in the amount of $14,444. At the June 27th meeting, the City Council accepted the
project and authorized final payment.
~~"~:'"~'":~?'"":q ' "*':'"":"~ '" "~: '~:"":::'::"~" ........ ~ '~:~' - After discussion at the May-gth City Council
meeting re~ the storage building at Lighted Field, the resolutions awarding the contract
and adjustin~ ~ 1994-95 cna authorizing transfer of funds was tabled for further study. At the
May 23rd City Council meeting, the Council approved a resolution awarding contract to Western
Construction Co. for the new storage building for Lighted Field in the amount of $13,140. This
bid does include the overhang as originally proposed.
Kirk McDOnald
Management Assistant/Community Development Coordinator
HOUSING AND REDEVELOPMENT AUTHORITY
Second Quarter Report -- City Council Synopsis
During the second quarter City staff continued to meet with Metro HRA representatives
to finalize discussions on a new contract, which will be presented to the City later this
summer. The new proposed contract will increase the reimbursement for each contract
from the current $16.56 per voucher on certificates to $21.00, as the cities have long felt
that a higher reimbursement was justified. The contract also includes an "options"
package where the City could assume more responsibility including taking on additional
contracts from other cities to increase the amount of revenues received. Lastly, Metro
HRA recently conducted a study of "fair market rents" which the staff will be analyzing and
responding to during the third quarter.
Also during the second quarter, the City has been working on a number of housing and
redevelopment activities. Two City owned residential lots are currently being redeveloped.
The old house located at 5009 Winnetka Avenue North has been burned down in a Fire
Department training exercise and the site is being cleared. A handicap accessible twin
home will be built on the site during the second half of 1994. A small home at 7109 62nd
Avenue North is also being rehabilitated and should be finished by July 31. At that time
it will be put up for sale to a Iow/moderate income buyer. The City also purchased a
vacant lot at 6073 Louisiana Avenue North and anticipates development of this site
sometime in 1995.
Beginning this spring the City is participating the Minnesota City Participation Program
(MCPP). The MCPP is a program through the MHFA in which the MHFA sells mortgage
revenue bonds on behalf of participating cities to meet locally-identified housing needs.
The proceeds from the bonds provide below-market interest rate mortgage loans for Iow
and moderate income first time home buyers. The MCPP is a six month program
beginning in early July. For the first four months, participating cities have exclusive use
of their individual allotment. During the final two months, the individual allotment will go
into a statewide pool that will be available to all MCPP participating cities. The City
received $849,000 for 1994. The funds will be available to qualifying buyers at an interest
rate of 7.5 %.
The City has also bccn working with Habitat for Humanity to develop housing on three
vacant lots located at 4003-4015 Oregon. The lots are Hennepin forfeited land and have
never been det~. Habitaf is currently looking at the lots to determine-if they are
suitable buildin~.~ attes.
Respectfully submitted,
Kirk McDonald
Management Assistant/
Community Development Coordinator
Sarah Bellefuil
Administrative Analyst
HOUSING AND REDEVELOPMENT AUTHORITY
Second Quarter 1994 Report
The New Hope HRA continues to be busy with the management of housing programs and
redevelopment activities in the City.
Section 8 Rental Assistance Program
Currently, the Section 8 Rental Assistance Program is providing assistance to 251 New Hope low
income families. This is down from the 282 families that were being served in March. During
this same time period in 1993, New Hope was providing assistance to 275 families, so overall the
program is serving a lesser number of families in 1994 as in 1993. The difference is due to the
new portability policy adopted by Metro HRA which allows families with vouchers/certificates to
move from one jurisdiction to another.
The breakdown is as ~llows:
Certificates Vouchers Total
April 183 70 253
May 184 70 254
June 181 70 251
The number of housing inspections has increased compared to the same time period in 1993.
During the second of quarter of 1994 a total of 192 inspections were completed, as compared to
146 for the same time period in 1993.
A breakdown of housing unit inspections is contained in the following table:
Initial ReinsDect Total Year to Date
Section 8 100 92 192 372
Metro HRA has continued conducting quarterly meetings with the local housing representatives to
listen to complaints, work out procedures/problems, and to determine how clients can be served
more efficiently. New Hope's representative actively participates in these meetings. Also, during
the second quarter City staff continued to meet with Metro HRA representatives to f'malize
discussions on a new contract, which will be presented to the City later this summer. The new
proposed contract will increase the reimbursement for each contract from the current $16.56 per
voucher or certificate to $21.00, as the cities have long felt that a higher reimbursement was
justified. The conlxact also includes an "options" package where the City could assume more
responsibility, inghlding taking on additional contracts from other cities, to increase the amount of
revenues receiv~ .Lastly, Metro HRA recently conducted a study of "fair markeOeents" which
the staff will be ~ and responding to during the third quarter.
Commnnitv Dev~_~ Block Grant Program
~- Hennepin County manages the program for the City and maintains
a waiting list. The funds assist low income persons in making basic repairs to homes that
they own. Currently there is one residential household in the process of being assisted, with
one being rehabilitated and three on the waiting list. At this time all 1992/93 funds have
been expended or committed. There is approximately $35,000 in funds currently available
in 1993/94 and $26,400 available in 1994/95.
Scattered Site Housing Program -- During the second quarter the City continued to pursue
several projects which will be funded in part by previous years CDBG moneys for scattered
site housing programs. Projects which used scattered site housing funds include the
following:
5009 Winnetka Avenue North -- An Environmental of the property was accepted by
Hennepin County on May I0, 1994. It was also necessary to publish a notice in the
local paper stating that CDBG funds will be released from HUD in late June. The
City purchased the lot in February and will build a new handicap accessible twin
home on the site. The house located on the lot was burned down on June 19 by the
Fire Department for training purposes. At the lune 27 City Council meeting a
contract was awarded to Thomas Contracting to clear the site and prepare it for
development. The City is currently advertising for buyers from among the disabled
population and visiting builders who specialize in constructing housing for the
disabled. This project will be financially supplemented with other grant funds.
7109 62nd Avenue North -- An Environmental of the property was accepted by
Hennepin County on April 11, 1994. Hennepin County did not require further
action on this property. Specifications for rehabilitation of the property were
published in early May, and a contract was awarded at the June 13 City Council
meeting to Flag Builders. The cost for rehabilitation will be $25,085 and will be
paid for with CDBG funds. Rehabilitation of the house will be completed by July
31, 1994. This project will be f'mancially supplemented with MHFA grant funds.
6073 Louisiana Avenue North -- An Environmental of the property was accepted by
Hennepin County on April 29, 1994. It was also necessary to publish a notice in the
local paper stating that CDBG funds will be released from HUD in mid June. The
City purchased this property on June 27 for the development of a low/moderate
income handicap accessible twin home. The property cost $17,402 plus appraisal and
attorney fees of $711.97. These costs are covered by CBDG funds.
It is the intent of the City to join this property with the rear 100 feet of the adjacent
property located at 7109 62nd Avenue North. The City does not intend to build on
the site until 1995.
5501 Boone Avenue North - An Environmental of the property was accepted by
H~in County on June 16, 1994. It was also necessary to publish a notice in the
14 ~ statin~ tl~at CDBG funds will be released from HUD in 1~ July.
The City of New Hope EDA acquired 5501 Boom Avenue North and the northern
75 feet of 5425 Boone Avenue North through the eminent domain/condemnation
process to facilitate the construction of the Care Break Adult Day Care Center to be
operated by Senior Outreach Services. At the present time the New Hope ED A
owns a portion of 5425 Boone Avenue North and is proceeding in an ongoing
condemnation action for 5501 Boone Avenue North.
The total estimated cost of the project is 3.2 million dollars. The City will contribute
approximately $800,000 in tax increment assistance to this project, including land,
site preparation (pilings) and other site improvements. In addition, the City has
committed a total of $100,000 in CDBG funds to the project over the next three
years beginning in year 1993.
Minnesota Housine Finance Agency Grants
A. Blighted Residentiat ~rtY Acquisition Pr°gr~ - In 1992 the City, was awarded a
$60,000 grant for the 62nd Avenue/West Broadway neighborhood to finance the acquisition
of a blighted property and to provide gap financing for either rehabilitation of
demolition/new construction to provide affordable housing for low/moderate income New
Hope residents. During 1993 staff identified an eligible property at 7109 62nd Avenue
North and the City Council authorized the purchase of the property at the September 27th
Council meeting. The City acquired the site and closed on the property in November.
During the second quarter of 1994 specs for rehabilitation of the property were developed
and bids sought for the work. At the June 13 City Council meeting Flag Builders was
awarded the project. Rehabilitation will be completed by July 31, 1994. The project will
be finance with MHFA and CDBG grant funds.
ii~iii~i!i~ - On August 30th, 1993, staff was
notified that the MHFA had awarded the City funding in the amount of $45,000 for a Land
Trust Grant Application. The MHFA drafted a loan commitment document which was
approved by the City Council at the November 22, 1993 EDA meeting. These funds, in
conjunction with HOME and CDBG grant funds, were utilized to acquire the property at
5009 Winnetka Avenue North in February, 1994. The Land Trust Grant expired on June
3, 1994, but the City has received an extension until December 30, 1994.
On June 19, 1994 the house located on the property was burned down as a Fire Department
training exercise. At this time debris is being removed from the site and it is being made
ready for development of a handicap accessible twin home.
MHFA Minnesota Cit? Participation Pro_re'am
The MCPP is a program through the MI-IFA in which the MI-IFA sells mortgage revenue bonds on
behalf of participating cities to meet locally-identified housing needs. The proceeds from the bonds
provide below-market interest rate mortgage loans for low and moderate income first time home
buyers. The MCPP is a six month program beginning in early July. For the first four months,
participating cities have exclusive use of their individual allotment. During the final two months,
the individual alloImem wiU go into a statewide pool that will be available to all MCPP
participating citie~ The City received $847,000 for 1994. The funds will be availableet_ o qualifying
buyers at an ~ rate of 7.:5 %.
During the past two months the program has been advertised through a variety of sources including
the Sun-Post and the City newsletter. A letter was also sent to area realtors informing them about
the program.
CO-OP Northwest
A. ~i!ii~ - During the fall of 1993, staff was notified that Hennepin County had
approved a $274,100 5-City grant application for Federal HOME funds. New Hope will
utilize its portion of the funds, in conjunction with other grant moneys, to acquire property
at 5009 Winnetka Avenue North and demolish the sub-standard home and construct a new
handicap accessible twin home on the site.
5-CRy MUlti4ur~ti~i Housing/Human Services Group -- Staff continues to
participate in these groups which seeks programs to integrate human services with multi-
family housing complexes. Seven action groups have been formed and staff serves as Co-
chair for the Housing and Family Services Action Group. Besides serving on this Action
Group and reporting to/attending Executive Committee meetings, staff also continues to
serve on the Planners' Sub-Group, which meets on an informal basis to coordinate housing
programs and new initiatives.
Habitat for Humanity
Due to the City's interest in having Habitat for Humanity construct a home in the city of New
Hope, the City presented Habitat for Humanity with three vacant lots located at 4003-4015 Oregon.
The lots are Hennepin forfeited land and have never been developed because of subsurface
conditions.
Habitat for Humanity is currently looking at these lots and others in the Northwest suburbs to
determine which sites are buildable and appropriate for their activities.
Multi-Family Housing Financial Assistance Policies
At the July 26, 1993, EDA meeting a consultant agreement was approved with Public-Private
Ventures, Inc. to assist staff in formulating policies to address requests for funding assistance, for
building rehabilitation/renovation work from owners of multi-family buildings in the City. Staff
worked with the consultant throughout the third quarter and the policies were presented to and
approved by the EDA on September 13, 1993. In conjunction with the development of these
policies, staff and the consultant also met with the owners/managers of two complexes seeking
assistance during the third and fourth quarters: New Hope Apartments and Park Square
Apartments. Staff presented a loan proposal to the EDA for the New Hope Apartments in
February, 1994, and the first multi-family financial assistance project was approved. The closing
was completed in June and the rehab work will be underway in July.
Kirk McDonald
Management ~ :
Community De~ Coordinator
Sarah Bellef~il--~ ~
Administrative Analyst
ort wes ssoci Consul ants, Inc.
R B A P L A N G D N M A R K E R E S E A R C H
TO:
FROM:
DATE:
RE:
FILE NO:
Kirk McDonald
Dan Licht/Alan Brixius
21 July 1994
New Hope Industrial Outdoor Storage
131.00 - 94.04
BACKGROUND
At your request, we are providing you with suggested Zoning
Ordinance language regarding outdoor storage as a permitted use.
~SUES
Currently, the City of New Hope Zoning Ordinance stipulates that a
conditional use permit is required for outdoor storage within the
City's Limited Industrial District (I-l) and General Industrial
District (I-2). However, within these districts, there are many
instances of non-compliance, where outdoor storage is being
utilized on the property without a conditional use permit being
issued. In order to eliminate this non-compliance, the City may
seek to amend the Zoning Ordinance to make outdoor storage an
accessory use.
To amend t~e Zoning O~din~nce requirements to allow ~or open
storage within the I-1 and I-2 Districts without CUP, and to set
standards regarding the storage, following language is offered to
be integrated into the New Hope Ordinance.
5775 Wayzata Blvd.-Suite 555-St. Louis Park, MN 55416. (612)595-9636-Fax. 595-9837
4.033 (9) Exterior Storage.
(e)
Accessory outdoor storage within the I-1 and I-2
Zoning Districts is allowed under the following
conditions:
(i)
The outdoor storage is accessory to a
permitted or conditional principal use of the
site.
(ii) The outdoor storage must meet the required
setback of the respective zoning district.
(iii)The area is fenced, screened and landscaped
according to a plan approved by the Zoning
Administrator and a landscape guarantee as
determined by the Zoning Administrator is
provided.
(iv) The storage area is surfaced to control dust.
(v)
The exterior storage must be exclusive of
required parking and/or loading space.
To fully address this issue, it is suggested that the exterior
storage standards (Section 4.033 (9)) be expanded to include
outdoor storage as a permitted accessory use within the I-1 and I-2
Districts. Additionally, the open storage standards within the
conditional use sections of the I-1 and I-2 Districts (Sections
4.144 (1) and 4.154 (1)) would be repealed.
pc: Doug Sandstad
,¢,¢01 Xylon Avenue North
New Hope, Minnesota 55428-4898
Telephone:
TDD L¢ne:
612-531-5100
612-531-5109
City Hall Fax: #~12-$$1-$ ~
Police Fax: #612-531 -$
Public Works Fax: #612-533-
July l, 1994
Mr. David Kimball
8901 36th Avenue North
New Hope, MN 55427
Subject:
DEVELOPMENT AGREEMENT/PERFORMANCE BOND FOR
CONSTRUCTION OF KIMBALL ADDITION, PLANNING CASE 94-15
Dear Mr. Kimball:
On June 27, 1994, the New Hope City Council approved the final plat of Kimball Addition, as
submitted in Planning Case 94-15, subject to specific conditions. One of the conditions was that
a Development Agreement and suitable bond concerning site improvements be executed with the
City. I notified you that the City would draft the Development Agreement and notify you
regarding the appropriate security to be posed.
Enclosed please find three copies of the Development Agreement. The City Engineer and
Building Official have estimated the cost to install the site grading, sanitary sewer, watermain,
street/storm sewer, boulevard trees and sod, and driveway apron to be $89,000 and the total
bond to be posted is 150% of the cost of the work, or $133,500. On page 6 of the agreement,
the various types of financial guarantees that are acceptable to the City are outlined under #14F.
The performance bond or other type of guarantee is released upon completion and acceptance
of all the site improvement work by the City.
Please review-~ ~nclosed agreements, and sign all three copies in the appropriate place on page
7 and have ~ lli~atures notarized. Please return all three executed copies of the agreement
to the City with the appropriate type of financial guarantee. I will have the appropriate City
officials sign the agreements and will return one fully executed copy to you for your files.
Family Styled City ~~'~ For Family Living
Mr. David Kimball
July 1, 1994
Page 2
Please contact me if you have any comments or questions.
Sincerely,
Kirk McDonald
Management Assistant/
Community Development Coordinator
KM:lk
Enclosures: Three Copies Development Agreement
and Bond Letter
cc: Dan Donahue, City Manger
Steve Sondrall, City Attorney
Mark Hanson, City Engineer
Doug Sandstad, Building Official
Valerie Leone, City Clerk
Property File (8901 36th Avenue)
Planning Ca~ File 94-15
CITY OF NEW HOPE
DEVELOPMENT CONTRACT
THIS AGREEMENT, made and entered into on the date specified in
paragraph 15d hereinafter, by and between the City of New Hope,
a Municipal corporation of the State of Minnesota (hereinafter the
City), and the Owners or Subdivider identified in paragraph 15a
herein (hereinafter collectively the Developer whether singular or
plural), W[TNESSETH:
WHEREAS, the Developer has applied to the City for approval of
a plat or subdivision of certain ]and within the City as identified
in paragraph 15c herein, and
WHEREAS, it is not presently feasible to complete such
improvements, and the Developer is desirous of proceeding at once,
and the City Counci] has approved or agreed to approve said plat on
the conditions (1) that the Developer enter into this Development
Contract, which Contract defines the work which the Developer
undertakes to complete within the boundaries of said plat as
described hereinafter and (2) that the Developer provide a bond or
other collateral for an amount and with a surety and conditions
satisfactory to the City, to secure the actual construction and
installation of such improvements within the period specified by
the City,
NOW, THEREFORE, the City and Developer agree as follows:
1. The recitals above and the provisions of the Platting
Chapter of the New Hope City Code, as amended to date hereof, are
incorporated herein by reference.
2. The Developer agrees to complete the work provided for in
this paragraph and in paragraph 14e in accordance with City
specifications in all respects within one year from the date of
this instrument, except as this period of time is extended by
resolution of the Council, or by the City taking no a~tion to
require ccml~l'etion herednde~on a timely basis. It is unaerstood
and agreed ~b&t failure of the City to promptly take action to
draw upon t~ bond or other collateral to enforce this agreement
after the expiration of the time in which the work is proposed to
be completed hereunder will not waive, estop or release any rights
of the City and the City can take action at any time thereafter to
require completion of the specified work, and payment for same, and
the term of the contract shall be deemed to be automatically
extended until such time as the City elects by its Council to
declare the Developer in default thereunder pursuant to the
provisions of paragraph 5, and that the statute of limitations
shall not be deemed to commence running until the City Council has
been notified in writing by the Developer that the Developer has
either complied with the contract, or that it refuses to for any
reason. These provisions shall be applicable to any person who
shall give security as required by paragraph 8.
The Developer shall provide, pursuant to approved
City Specifications the following:
Lump Sum
350 LF
420 LF
400 LF
9 EA
1200 SY
9 EA
Site grading a $25,000
Sanitary sewer · $36/lf
Watermain a $35/lf
Street/storm sewer e $70/lf
Boulevard trees a $200 ea
Boulevard sod a $2/sy
Driveway apron a $500 ea
bm
The Developer shall construct drainage facilities
adequate to serve the addition, as directed by the
City Engineer, to conform with the overall City
storm sewer plan. Such construction shall be
subject to inspection and approval of the City, and
may include drainage swales, which shall be sodded
in the same manner as boulevards. The parties
understand and agree that sufficient data is not
now available to fully prescribe the standards for
said drainage and that the City may require such
additional facilities at a later date which it may
deem necessary.
The Developer shall grade and construct all
boulevard driveways to the City approved grades and
cross sections, as required by the City Engineer
and the City specifications. (See Chapter 13.084,
the platting Ordinance of the City as amended to
date hereof.) Any existing curb and gutter which
is damaged shall be replaced with concrete curb and
gutter, to City specifications.
The Developer shall install street signs and non-
mechanical and non-electrical traffic control signs
at the street intersections within or abutting the
subdivision, if any. Such signs shall be of a type
approved by the City, and shall be placed as
directed by the. City.
2
The Developer shall lay quality sod in boulevards
in the entire subdivision, and shall install one
tree per lot pursuant to the City specifications,
and shall replace any tree which the City finds
does not conform to said specifications, provided
that demand shall be made before release of the
bond or other security pertaining to this
Development Contract.
The Developer shall maintain reasonable access to
any occupied structure within the addition,
including such temporary grading and graveling as
is necessary during the course of construction of
buildings within the plat to provide said
reasonable access, from the time of final approval
of the plat until the finished streets are accepted
by the City, all in accordance with City
specifications.
Within one year from the date of this Agreement,
unless otherwise extended in writing, pursuant to
Resolution of the City Council, but after the
installation of sewer, water and gas utilities in
the streets of said plat, the Developer shall bring
said streets up to design grade and specifications
and install a wearing course, consisting of three
inches of bituminous material (Plant mixed, 200
lbs. per square yard) of a grade and type approved
by the City and in accordance with City
specifications, and shall thereafter apply a seal
coat in accordance with City specifications·
The Developer shall construct concrete curb and
gutter on all streets within the addition, subject
to inspection and approval by the City.
3. Upon the completion of the work and construction required
to be done hereunder, said improvements shall become the property
of the City, without~further notice or action on the part of either
party heretO, other than acc~eptance by usage. '~
4. T~e Developer shall pay for all costs of' persons doing
work or furnishing skill, tools, machinery or materials, or
insurance premiums or equipment or supplies and all just claims for
the same, and the City shall be under no obligation to pay the
3
Developer or any contractor or subcontractor any sum whatsoever on
account thereof, whether or not the City shall have approved the
contract, Contractor, subcontract or subcontractor, and the
Developer and its surety shall hold the City harmless against any
such claims, and provide the City with all necessary lien waivers.
5. In the event of default by the Developer as to any of the
work to be performed hereunder, the City may, at its option,
perform said work and the Developer shall promptly ,reimburse the
City for any expense incurred therein by the City, provided the
Oeveloper is first given written notice by United States Mail of
the work in default and required to be done by the Developer, not
less than 7 days being given thereby to the Developer to remove the
default status, said notice being addressed to the Developer at the
address shown in paragraph 14b herein, notice given in this manner
being sufficient as described, by agreement of the parties hereto.
Notice to the Developer shall also constitute without further
action, notice to any contractor or subcontractor, whether they are
approved and accepted by the City or not. In the event of
emergency, as determined by the City'Engineer, the 7 day notice
requirement to the Developer shall be and hereby is waived in its
entirety by the Developer, and the Developer shall reimburse the
City for any expense so incurred by the City in the same manner as
if mailed notice as described hereinbefore had been given. It is
understood by the parties, however, that the responsibility of the
Developer for completion of the work to be performed hereunder is
limited by strikes and force majeure.
6. The Developer agrees to hold the City harmless from any
and all claims which may arise from third parties, including
contractors or subcontractors, for damages sustained resulting from
the performance or failure of performance of the above-described
work or the work required in paragraph 14e.
7. The Developer agrees to reimburse the City for all costs
incurred by the C~ty ~n the enforcement of this contract, or any
portion thereof, ~nc]ud~ng court costs and reasonable engineering
and attorney's fees.
8. The D®veloper shall deposit with the,,C~ty a satisfactory
Subd~vJsioi~, ,,Blall~ for the work specified hereinbefore, wh~h shall
be in thereat descr~bed~in paragraph 14f, securJng The full
performan,¢.~', ~this Development Contract. The term Subdivision
Bond as u,~ herein-shall also include any type of collateral
agreement o¢ security accepted by the City.
9. The Developer unconditionally guarantees to the City all
work required to be performed hereunder for a period of one year
4
subsequent to acceptance of same by the City against poor material,
faulty workmanship, or any other failure of the work, whether or
not all or any portion of the Subdivision Bond shall have been
released by the City.
10. The Developer shall clear any soil, earth or debris from
the streets within the addition resulting from building on the land
within the addition by the Developer or its agents, successors or
assigns, and shall restore any gravel base deteriorated by mixing
construction or excavation debris or earth, and repair any damage
to bituminous surfacing resulting from the same causes.
11. The parties agree the breach of any terms of this
Agreement by the Developer shall be grounds for suspension or
denial of building permits for building within the addition until
such breach is corrected, either by the City or the Developer, as
the case may be.
12. If any portion, section, subsection, sentence, clause,
paragraph or phrase of this Development Contract is for any reason
held to be invalid, such decisions shall not affect the validity of
the remaining portion of this Agreement.
13. This Contract shall be binding upon the parties, their
heirs, successors or assigns as the case may be. The parties
understand and agree that the Developer is responsible under the
terms of this Contract for the acts or omissions of any of its
agents and successors in title other than the purchaser and
occupant of a home built upon any of the lots included in the
Subdivision.
14. a. The term "Developer" as used herein refers to:
David Kimball
bm
The address of the Developer, for purposes of this
Develol3ment Contract is as follows, and any notice
mailed by the City to this address shall be deemed
'sufficient n_otice under this Contract, unt~l notice
of a change of address is given to the City in
writing:
David Kimball
10801 Wayzata Blvd., Suite 140
Minnetonka, MN 55305
Phone: (612) 595-0932
The legal description of the premises to which this
Development Contract applies consists of premises
in the State of Minnesota, County of Hennepin, to-
wit:
Tract A, Registered Land Survey No. 157, Hennepin
County, Minnesota,
and is proposed to be known as Kimball Addition.
The date of this Development Contract is:
Requirements additional to those
paragraph 2 are as follows: None.
listed in
The total amount of the Subdivision Bond required
to secure the performance of this contract is
initially set at One Hundred Thirty-Three Thousand
Five Hundred Dollars, {$133,500.00), and is agreed
to by the Developer, and shall be in the form of:
/ Cash deposited with City at no interest.
/ /
Irrevocable Letter of Credit for one year,
cancellable on 30 days' written notice to
City thereafter·
/ Corporate Surety Bond.
Assigned Savings Certificate, Interest to
Developer.
The parties agree that from time to time, but not
more frequently than annually, the Developer may
request that the City Engineer evaluate the work
remaining to be done hereunder by the Developer,
and the amount of bond may be reduced by City
Council :action to such dollar amount a~ deemed
necessary for the City by the Engineer. The
parties agree that formal action taken by the City
Council in reducing the amount of .the bond as
initially set herein shall constitute sufficient
evidence, as public record, of the change i'n bond
amount and the parties waive written modification
of this Development Contract as to such reduced
bond requirement.
IN WITNESS WHEREOF, we have hereunto set our hands and seals,
CITY OF NEW HOPE
By
I t s Mayor
By
Its City Manager
David Kimball
STATE OF MINNESOTA )
) ss,
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this
day of , 1994, by EDW. J. ERZCKSON and DANIEL J.
DONAHUE, the Mayor and Manager, respectively, of the City of New
Hope, a municipal corporation of the State of Minnesota, on behalf
of said municipal corporation.
Notary Public
STATE OF MINNESOTA )
) SS.
COUNTY OF ~EPIN
The f~tng instrument was acknowledged before me this
day of , 1994, by David Kimball.
c\ w pS 1\Chh\ kimball, dc
Notary Public
Bonestroo
Rosene
m-m Anderlik &
Associates
Engineers & Architects
June 29, 1994
Mr. Kirk McDonald
City of New Hope
4401 Xylon Ave. N.
New Hope, MN '55428
Re:
Kimball Addition
Final Plat / Bond Amount
Our File No. 34 Bond
Dear Kirk:
We have reviewed 'the final plat for the above referenced project and find all items in order.
In addition, we have determined the bond amount which is listed below:
Lump Sum Site grading @ $25,000 $ 25,000
350 LF Sanitary sewer @ $36~ 12,600
420 LF Watermain @ $35/ff 14,700
400 LF Street/storm sewer @ $70/1f 28,000
9 EA Boulevard trees @ $200 ea 1,800
1200 SY Boulevard sod @ $2/sy 2,400
9 EA Driveway apron @ $500 ea 4,500
Subtotal $ 89,000
+ 50% Bond Increase 44,500
Total $133,500
The proposed bond amount is $133,500.
office.
Yours very ~
If you have any questions, please contact this
ANDERLIK & ASSOCIATES, INC.
MAil:pr
ce: Marty Malecha - City'Attorney .
2335 West Highway 36 · St. Paul, MN 55113 · 612-636-4600