110194 Planning AGENDA
PLANNING COMMISSION MEETING OF NOVEMBER 1, 1994
CITY OF NEW HOPE, MINNESOTA
7:00 p.m.
,.
4.2
5.1
5.2
7.1
7.2
7.3
CALL TO ORDER
ROLL CALL
CONSENT
PUBLIC HEARINGS
Case 94-16 Request for Zoning Code Text Amendment Amending Regulations
Governing Off-Street Parking Requirments in the I-1 Zoning District
Case 94-30
Request for Site/Building Plan Review/Approval to Allow Construction
of a 40,000 Square Foot Office/Warehouse (Paper Transfer) Facility
and a Conditional Use Permit to Allow Outside Storage (20 Semi-
Trailers), 7300 49th Avenue North, Hoyt Development, Petitioner
COMMITTEE REPORTS
Report of Design and Review Committee
Report of Codes and Standards Committee
OLD BUSINESS
Miscellaneous Issues
NEW BUSINESS
Review of Planning Commission Minutes of October 4, 1994.
Review of City Council Minutes of September 26, October 10, and Work Session Minutes
of October 3 and 12, 1994.
Review of EDA Minutes of September 26, 1994.
ANNOUNCEMENTS
9. ADJOURNMENT
NOVEMBER
Planning Cases
PC94-30
7300 49th Av. N
(to be tabled)
Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
94-16
Request for Zoning Code Text Amendment Amending Regulations
Governing Off-Street Parking Requirements in the I-1 Zoning District
All I-l, Limited Industrial, Zoning Districts
I-l, Limited Industrial, Zoning District
City of New Hope
October 27, 1994
November 1, 1994
BACKGROUND
This is a request by the City of New Hope for consideration of a Zoning Code Text
Amendment amending the regulations governing off-street parking requirements in the I-1,
Limited Industrial, Zoning District (Section 4.145(5) of the New Hope Code of Ordinances).
The City Attorney has prepared the enclosed proposed Ordinance No. 94-15, An Ordinance
Amending the Special Requirements for All Limited Industrial Uses by Repealing the
Prohibition Against Employee Parking in Front of Limited Industrial Buildings.
Section 4.145 of the New Hope Code contains a number of special requirements for all
Limited Industrial uses, including lot coverage, green area, parking lots, employee parking,
parking lot screening, etc. The existing requirement for employee parking states that "no
parking lot in front of the building shall be used by vehicles of employees."
The proposed ordinance amendment eliminates/repeals the prohibition against employee
parking in front of industrial buildings in the I-1 Zoning District and would allow employee
parking in front yard parking lots of buildings located in the Limited Industrial I-1 Zoning
District.
The Codes & Standards Committee, Planning Consultant and City staff have studied this issue
over the past several months and are forwarding this recommendation to the full Planning
Commission for consideration after considering several alternatives and reviewing a survey
of existing conditions in the City by the Building Official.
This code amendment would be effective in all I-l, Limited Industrial, Zoning Districts in the
City and legal notice was published. It is not necessary to notify all property owners within
350 feet of all I-1 Zoning Districts for a City-wide Zoning Code Amendment.
ANALYSIS
1. The Zoning Code currently prohibits employee parking in the front yard of the I-1 Zoning
Planning Case 94-16
2
October 27, 1994
District. This requirement is difficult to enforce and has not been stringently enforced for the
past several years. Staff has wanted to raise this issue for discussion purposes to determine
if the Planning Commission and/or City Council are interested in modifying this requirement.
It is staff's feeling that site issues can best be addressed through landscaping and berming
requirements. Recent developments that include some front yard parking include: Paddock
Laboratories, J.R. Jones, Englund Graphics, Navarre Corporation and Versa Die Cast, Inc.
All of these developments have incorporated a significant amount of landscaping and/or
berming in their plans, therefore eliminating the concern regarding "employee" parking in the
front yard.
Last spring the Building Official completed a survey of the City on this issue (and outdoor
storage), which is summarized in the attached report. The significant points of the survey and
reasons that staff is requesting consideration of an ordinance repealing the existing requirement
include the following:
Of the approximately 115 industrial lots in the City, the majority have a reasonable
strip of greenery between the parking lots and public street near the main (front) entry
and many have a berm with landscaping.
Bo
The City Code language relating to "front" parking in industrial areas and the Zoning
Code definition of "front yard" are not always the same, because there are a number
of industrial properties on corner or "through" lots where the building front and the
front yard are different. Also, in some instances the "def'med front yard" is not the
same as the "perceived front yard," where the building entrance is located.
Co
It may make more sense to focus on the quality of the front landscaping and provide
property owners with more site design flexibility rather than prohibiting employee
parking in the front yard.
The green area ratio was reduced from 35% to 20% in 1993 in the I-1 Zoning District
to provide greater opportunity for businesses to expand and remain in the City instead
of relocating. Some property owners in the I-1 Zone are now able to consider building
expansions, but are prevented from adding required parking in the "front" where an
oversized yard often exists.
Eo
The current ordinance requirement is extremely difficult to enforce, as it is often
impossible to distinguish between employee, employer and visitor parking. Many
"visitor" parking signs are missing and those that are in place are often ignored by
employees and the owner of the business, who expect to park by the front door.
The I-1 Zoning District is the only Zoning District in the City where this parking
restriction is in effect.
Go
Enclosed are samples of recently approved developments (site and landscaping plans)
where front yard parking has not been an issue, due to careful review and scrutiny by
the Design & Review Committee, Planning Commission and City Council. The new
Paddock Laboratories and Navarre Corporation projects are good examples where
Planning Case 94-16 3 October 27, 1994
employee parking has been allowed in the front with appropriate screening/landscaping.
3. The Planning Consultant also prepared a brief report on this issue along with several draft
ordinances. The report states that historically the "no employee parking in front of a building
in the I-1 Zone" provision has produced problems both in terms of facility need and the City
enforcement of the standard. The Planning Consultant has indicated that he views the
proposed amendment as positive for the following reasons:
A. The ordinance will become more readily enforceable.
B. Site aesthetics can be maintained through alternative means.
C. The amendment would provide greater flexibility in the use of the industrial site and
would help accommodate in place expansion of local industries.
4. The Codes & Standards Committee considered the reports/surveys of both the City staff and
Planning Consultant and discussed two alternate options:
A. Try to maintain the original intent of the Ordinance by stipulating that up to 20% of
a facility's required off-street parking may occur in front of the building.
B. Repeal the employee parking requirement.
After discussing/reviewing all of the issues covered in the reports/surveys, the Committee
recommended that the existing requirement be repealed in its entirety.
5. The City Attorney prepared the enclosed Ordinance in response to the Committee's
recommendation.
RECOMMENDATION
Staff recommends approval of Ordinance No. 94-15, An Ordinance Amending the Special
Requirements for All Limited Industrial Uses by Repealing the Prohibition Against Employee Parking
in Front of Limited Industrial Buildings.
Attachments:
Public Hearing Notice
City Attorney Correspondence
Ordinance No. 94-15
Current City Code
Planning Consultants Report
Building Official's Report/Maps/Photos
Site/Landscape Plans of Recent Developments
NOTICE OF PUBLIC HEARING TO CONSIDER ORDINANCE
AMENDING NEW HOPE ZONING CODE BY
REPEALING FRONT YARD PARKING PROHIBITION
IN'I-1 ZONING DISTRICTS
City of New Hope, Minnesota
Notice is hereby given that the Planning Commission of the
City of New Hope, Minnesota, will meet on the 1st day of November,
1994, at 7:00 o'clock p.m. at the City Hall, 4401 Xylon Avenue
North, in said City for the purpose of holding a public hearing to
consider the adoption of an ordinance amending the New Hope Zoning
Code.
Said ordinance will have the affect of repealing New Hope Code
§4.145(5) Employee Parking. Said action will allow employee
parking in front yard parking lots of buildings located in the
Limited Industrial I-1 Zoning Districts.
All persons interested are invited to appear at said hearing
for the purpose of being heard with respect to the zoning code
amendment.
Auxiliary aids for persons with disabilities are available
upon request at least 96 hours in advance. Please contact the
City Clerk to make arrangements (telephone 531-5117, TDD
number 531-5109).
Dated the 12th day of October, 1994.
s/ Valerie J. Leone
Valerie J. Leone
City Clerk
(Published in the New Hope-Golden Valley Sun-Post on the 19th day
of October, 1994.)
STEVEN A. SONDRALL
MICHAEL R. LAFLEUR
MARTIN P. uAL.ECHA
WILLIAM C. STRAIT
COR~ICK & So~r~P-~LL, P.A.
ATTORNEYS AT LAW
Edinburgh Executive Office Plaza
8525 Edinbrook Crossing
Suite #203
Brooklyn Park, Minnesota 55443
TELEPHON£ (612) 425-5671
FAX (612) 425-586'/
LAVONNE E, KESKE
SHARON D. DERBY
September 23, 1994
Mr. Kirk McDonald
Management Assistant
City of New Hope
4401Xylon Avenue North
New Hope, MN 55428
RE:
Front Yard Parking in the I-1 Zoning District
Our File No: 99.49415
Dear Kirk:
In follow up to our September 22, 1994 Codes and Standards meeting
pl~ease find enclosed a proposed Ordinance eliminating the
prohibition against employee parking in front of industrial
buildings in the I-1 Zoning District.
Please contact me if you have any questions.
Very truly yours,
Steven A. Sondrall
slf
Enclosures
cc: Valerie Leone
ORDINANCE NO. 94-15
AN ORDINANCE AMENDING THE SPECIAL
REQUIREMENTS FOR ALL LIMITED INDUSTRIAL USES
BY REPEALING THE PROHIBITION AGAINST
EMPLOYEE PARKING IN FRONT OF LIMITED INDUSTRIAL BUILDINGS
The City Council of the City of New Hope ordains:
Section 1. Section 4.145 "Special Requirements for all
Limited Industrial Uses" of the New Hope City Code is hereby
amended by repealing subsection (5) "Employee Parking" in its
entirety.
Section 2. Effective Date. This Ordinance shall be effective
upon its passage and publication.
Dated the day of , 1994.
At t est:
Valerie Leone, City Clerk
Edw. J. Erickson, Mayor
(Published in the New Hope-Golden Valley Sun-Post the
, 1994..)
day of
145
(~)
~, ,(5)
Smecia ' ',, ~i~,,i;~ industrill Us~-.
~. , Not more than forty percent of the lot, parcel or track of
land shall be covered in a Limited Znduetry District.
(2) Lot Area. Zn determining the minimum lot area requirement of one acre, the
contiguous dedicated streets shall be excluded.
(Coda 072684)
(3) Green Area. At least twenty percent of the lot, Parcel or tract of land
shall remain ma a grass plot, including shrubbery, plantings or fencing, and
shall be landscaped. Required minimum green area should be emphasized ~n the
front and s~de yardm abutting streets or residential property. The word
'*landscaped' ~anm ~ controlled surface and grade and plantings to a11o~ a
smooth 8urfmce flow and being unQer continu~l ma J ntenance for the
Preservation of scenic hmr~ny.
(Code 072684, Ord. 93-04)
(4) ~. The m~n~m setback for p~rking lots shall be twenty feet
adja~en~ to a reltdent~al d~etrict and ten feet adjacen~ to a non residential
Emolovee Park~n-. No parkJ'ng lot ~n front o~ ~he buildtng .hall be used b~
vehicle~ of emplo~ee~.
(e)
(7)
Parkinm Lot Screentnm. The parking lot in front of the building shall be
screened from the street and from adjoining property in the residential
district in conform&ncc wtth the provisions of Section 4.033 (3).
Landacaotng Plan~. Oet&tled landscaping plane aha11 be submitted to City
Council and approved before &butldtng permit may be obtained.
Design Standardl - Curb Cute. All off-street Parking facilities shall be
designed with aDDroDrt&te meane of vehicular access to a street or alley as
well aa maneuvering &tel. Curb cuts aha11 be placed at intervals of not less
than one hundred fifty flit and no curb cut aha11 be located within
seventy-five fee~ of an Intersection, aa measured fr~ the driveway
centerltne alongtheedge of the traveled surface to the intersecting edge of
&-7TB
072684
Pi. NG . DES N · M AR K E T R S E A
TO:
FROM:
DATE:
RE:
FILE NO:
Kirk McDonald
Bob Kirmis/Alan Brixius
15 April 1994
New Hope - Zoning Ordinance - I-1 District
131.00 94.02
At your request, we have prepared two alternative draft Zoning
Ordinance amendments which address off-street parking lot
regulations within I-I, Limited Industrial Zoning Districts.
Currently, Section 4.145 (5) of the City Zoning Ordinance
stipulates that no parking in front of a building (within
zoning districts) may be used by vehicles of employees.
Historically the above referenced provision has produced problems
both in terms of facility need and City enforcement of the
standard. "
In addressing this issue, two alternative draft Zoning Ordinance
amendments have been prepared for consideration.
Amendment Alternative A simply repeals the above referenced
employee parking requirement.
Amendment Alternative B on the other hand attempts to maintain the
original intent of the Ordinance provision (avoiding large scale
front yard parking lots) by stipulating that up to twenty percent
of a facilities required off-street parking may occur in front of
the building.
Generally speaking our office views the proposed amendment
alternatives as positive for the following reasons:
1. The Ordinance will become more readily enforceable.
2. Site aesthetics can be maintained through alternative means.
5775 Wayzata Blvd.. Suite 555. St. Louis Park, MN 55416. (612) 595-9636. Fax. 595-9837
The amendment would provide greater flexibilityin the use of
the New Hope industrial site. This will help accommodate in
place expansion of local industries·
If you have any questions or comments regarding this material,
please do not hesitate to call.
pc:
Doug Sandstad
Steve Sondrall
DRAFF - DRAFT - DRAFT
ORDINANCE NO. 94
AN ORDINANCE A~I~NDING THE NEW HOPE ZONING CODE BY ADDRESSING OFF'
STREET PARKING REQUIREMENTS IN I'1, LIMITED INDUSTRIAL ZONING
DISTRICTS.
THE CITY COUNCIL OF THE CITY OP NEW HOPE ORDAINS:
Section 1. Section 4.145 "Special Requirements for all
Limited Industrial Uses" of the New Hope City Code i hereby amended
to read as follows:
4.145
special Requirements for all Limited Industrial Uses.
(1)
Lot CoveraGe. Not more than forth percent of the lot,
parcel or track of land shall be covered in a Limited
Industry District.
(2)
~ In determining the minimum lot area
requirement of one acre, the contiguous dedicated streets
shall be excluded.
(Code 072684)
(3)
Green Area. At least twenty percent of the lot, parcel
or tract of land shall remain as a grass plot, including
shrubbery, plantings or fencing, and shall be landscaped.
Required minimum green area should be emphasized in the
front and side yards abutting streets or residential
property. The word "landscaped" means a controlled
surface and grade and plantings to allow a smooth surface
flow and being under continual maintenance for the
preservation of scenic harmony.
(Code 072684, Ord. 93-04)
(4)
Parking Lots. The minimum setback for parking lots shall
be twenty feet adjacent to a residential district and ten
feet adjacent to a non residential district.
(5)
(6)
(7)
(8)
Parking Lot Screeninq. The parking lot in front of the
building shall be screened from the street and from
adjoining property in the residential district in
conformance with the provisions of Section 4.033 (3).
Landscaping Plans. Detailed landscaping plans shall be
submitted to City Council and approved before a building
permit may be obtained.
Design Standards - Curb Cuts. Ail off-street parking
facilities shall be designed with appropriate means of
vehicular access to a street or alley as well as
maneuvering area. Curb cuts shall be placed at intervals
of not less than one hundred fifty feet and no curb cut
shall be located within seventy-five feet of an
intersection, as measured from the driveway centerline
along the edge of the traveled surface to the
intersecting edge of the traveled surface.
Section 2. Effective date. This ordinance shall be effective
upon its passage and publication.
Dated this day of 1994.
Edward J. Erickson, Mayor
ATTEST:
Valarie Leone, City Clerk
(Published in the New Hope-Golden Valley Sun-Pst the
1994)
day of
2
DRAFT- DRAFT - DRAFT
ORDINANCE NO. 94
AN ORDINANCE AW~m~DING THE NEW HOPE ZONING CODE BY ADDRESSING OFF'
STREET PARKING REQUIREMENTS IN I'1, LIMITED INDUSTRIAL ZONING
DISTRICTS.
THE CITY COUNCIL OF THE CITY OF NEW HOPE ORDAINS:
Section 1. Section 4.145 "Special Requirements for all
Limited Industrial Uses" of the New Hope City Code i hereby amended
to read as follows:
4.145
Special Requirements for all Limited Industrial Usgs,
(1)
(2)
Lot Covera=e. Not more than forth percent of the lot,
parcel or ~rack of land shall be covered in a Limited
.Industry District.
Lot Area. In determining the minimum lot area
requirement of one acre, the contiguous dedicated streets
shall be excluded.
(Code 072684)
(3)
GreenArea. At least twenty percent of the lot, parcel
or tract of land shall remain as a grass plot, including
shrubbery, plantings or fencing, and shall be landscaped.
Required minimum green area should be emphasized in the
front and side yards abutting streets or residential
property. The word "landscaped" means a controlled
surface and grade and plantings to allow a smooth surface
flow and being under continual maintenance for the
preservation of scenic harmony.
(Code 072684, Ord. 93-04)
(4)
P~rking Lots. The minimum setback for parking lots shall
be twenty feet adjacent to a residential district and ten
feet adjacent to a non residential district.
(5)
(6)
(7)
(8)
Parking Lot Screening. The parking lot in front of the
building shall be screened from the street and from
adjoining property in the residential district in
conformance with the provisions of Section 4.033 (3).
LandscaDing Plans. Detailed landscaping plans shall be
submitted to City Council and approved before a building
permit may be obtained.
DesiGn Standards - Curb CU~, Ail off-street parking
facilities shall be designed with appropriate means of
vehicular access to a street or alley as well as
maneuvering area. Curb cuts shall be placed at intervals
of not less than one hundred fifty feet and no curb cut
shall be located within seventy-five feet of an
intersection, as measured from the driveway centerline
along the edge of the traveled surface to the
intersecting edge of the traveled surface.
~ Effective date. This ordinance shall be effective
upon its passage and publication.
Dated-this day of 1994.
Edward J. Erickson, Mayor
ATTEST:
Valarie Leone, City Clerk
(Published in the New Hope-Golden Valley Sun-Pst the
1994)
day of.
2
TO : KIRK McDONALD
FROM: DOUG SANDSTAD
DATE: APRIL 20, 1994
SUBJECT: FOCUSED REVIEW OF EXISTING CONDITIONS-INDUSTRIAL LAND WITH
OUTDOOR STORAGE AND/OR "FRONT" PARKING.
This summary and the attached graphics respond to a recent Planning Case,
number 94-9 and the staff perception that our older front yard parking
prohibition in the I-1 Zone may be obsolete or in need of improvement,
most recently discussed with Planning Case number 94-8. The former involved
an industrial property owner who was ordered to remove illegal outdoor
storage or obtain the necessary CUP. His petition is pending. The latter
case involved a recently approved office-warehouse project of Brad Hoyt's
with significant front yard parking that was well buffered with landscaping
and eventually approved by both the Planning Commission and Council.
The pertinent city code sections for outdoor storage in industrial areas
are; 4.142, 4.144, subdivisions 1, 2 & 12, 4.145 and general language in 4.2i.
Note that 4.142 lists one classic major outdoor storage business as a Permitted
Use , Lumber Yards (~7)! By code , all other outdoor storage varieties require
a CUP.
The code language that relates to "Front" parking in industrial areas is
4.145(4) and 4.145(5) and 4.022(84). The latter deals with the definition
of a "front yard", although the parking issue at hand results from "parking
in front of the building" verbage which normal humans take to be the same.
Not this time. We have a number of industrial properties on lot corners or
"through" lots where building front and front "yard" are different. See photos
#6 and #17. While both are attractive lots with greenery on the pictured
street, #17 represents the prohibited parking in "front", which is also
the front "yard". Photo #6 illustrates how the front "yard", as defined,
has nothing to do with the perceived front, usually where the entry exists.
This is a green front yard that complies with the code intent in 4.022(84)
but the actual parking is lumped in the defined side yard along Boone
Avenue, where the fron~ door is (the pe£ceive4 front). While the practice
has been ~o consider the I-1 limitation language to pertain to front "yard"
parking, i~ does no~ say that in 4.145(4). Only a Zoning Administrator could
follow this maze. Perhaps we need to clarify and modernize.
In brief, che assorted photos will confirm my conclusion after visiting all
115 industrial lots in the iasc week: All of the existing parking situations
have been Planning Commission and Council approved. Most of the projects
built since 1970 have a reasonable s~rip of greenery between the parking
lots and the public street near the main (front) entry. They all include
sod and a few treeS, while many have a berm and shrubbery, also. Photo #12
has been enlarged for you (before the crees have had a chance to leaf out
this Spring) to show a recent office-warehouse whose building and four front
doors are almost concealed from street view to "screen" abouc 6 parking
spaces. This building is nearly 100 feet back of streec curb. Ic may make
more sense for everyone to focus on the quality of the front landscaping,
continued...
and the value in our new 20Z Green Area Ratio. In addition, the security
is enhanced because our police patrol cars can view front doors without
high berms in the way, otherwise encouraged by 4.145(6), requiring
screening. Site design flexibilty is restored to the property owners, while
the variety and investment in the greenery can be assured through our
process, if we recognize how development has occured. Some property owners
in I-[ zones are now able to consider building expansion, because of our
1993 decision on green area ratios, but are prevented from adding required
parking in "front" where an oversized yard exists. Everyone agrees that
the street views of a property, regardless of which "yard" the code labels it,
are always more important from an aesthetic and property value standpoint.
Maintenance of properties, including industrial, is related to the owners
willingness to fully, reasonably, develop and use the building and land.
We can encourage investment and improve the "curb appeal" of industrial
lands, by removing an artifical barrier to "front" parking and placing
emphasis on the quality of the site design, by policy or law. For example,
the same I-1 list of special restrictions in 4.145 requires a 20 foot green
yard along lot lines near residential and l0 foot along other properties.
Ignoring the question of the increasingly blurred line that used to contrast
"Heavy Industry" (I-2) from "Limited Industry" (I-l), we could establish
a minimum green setback along those visible street areas of something like
25 feet, allowing significant landscaping, while continuing to require the
20% G.A.R. in I-1 zones. Another observation I made during this survey
is that "Visitor" parking signs, suggested by 4.145(5), are now missing,
never were installed 20 years ago, are ignored by employees and the owner
of the business, who expects to park by the front door, or seem to make
no sense to normal humans. Since we do not allow property owners to "reserve"
parking spaces on their land with signs, except for state required disability
parking, the posting of a few "Visitor" signs seems superfluous.
Attachment "A" provides the counts for both front parking and outdoor storage
scattered among our industrial properties.
Outdoor storage in industrial zones always requires a CUP, by city code.
As identified by Mr. Palanisami in his recent planning case discussions,
significant numbers of violations exist on this subject. A quick survey
of all 115 lots suggest that about one-third of the outdoor storage uses
are illegal! Semi-trailers seem to be the most common variety, as revealed
in photos #1, 13 and 15. Note that photo #15 is approved outdoor storage
with screening-solid fencing,shrubs and a hill near the property line. It
is barely visible from the street 400 feet away. Photos ~1 and 13 are taken
near heavily-traveled roads, Medicine Lake Rd. and State Highway #169.
Both uses are plainly visible. Photo #1 is the Petitioner requesting a
CUP and the bottom photo shows the adjacent neighbor with about 10 semi-
trailers, not-approved by the city. In general, New Hope has approved
many CUP requests for outdoor storage, but they tend to be located in rear
or less-visible areas and to some degree have visual screening. Photo ~14
is an approved CUP with storage on an expensive slab with solid screening
' fence in the rear yard of a lot. Photos #i0 and 11 show front and rear
storage plainly visible through an open cyclone fence.the same lot. The
numbers clarify that it is somewhat common to have a need for outdoor
storage in our least sensitive zoning districts, and Council has recognized
this fact with many approvals. The same code even. allows a lumber yard
in these areas.~eithout special approval. Should the focus of the city be
continued...
City of Ney Hope
INDUSTRIAL PROPERT~ LIMITED SCOPE STUDY
April 20, 1994
Industrial
Land
Map:
BASE DATA: 96 Lots I-1 Zone (83%)
19 " 1-2 " (17%)
total 115 Properties
*************************************************************************
A
B
C
D
1
OUTDOOR STO~GE~ "FRONT" PA~ING:
I-1 I-I
I-2 I-2
11 -
2 3
I 2
11 -
13 -
- 3
4 6
Cotmcil Approved:
25
total
5
( [26 z]
22 9
total ~31~ [27 %]
66 % 100 %
NOTE:
47 Different properties have storage or front parking [41%]
IO Lots have illegal storage [9 %]
1
Does not include LP tank installations
All Properties visited between April 14 and April 20, 1994.
DES 4-94
New Hope
Industrial Land
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Planning Case:
Request:
Location:
PID No:
Zoning:
Petitioner:
Report Date:
Meeting Date:
CITY OF NEW HOPE
PLANNING CASE REPORT
94-30
Request for Site/Building Plan Review/Approval to Allow Construction of a 40,000
Square Foot Office/Warehouse (Paper Transfer) Facility and a Conditional Use
Permit to Allow Outside Storage (20 Semi-Trailers)
7300 49th Avenue North
08-118-21-24-0012
I-l, Limited Industrial, Zoning District
Hoyt Development Company
October 27, 1994
November 1, 1994
BACKGROUND
The petitioner is requesting a Site/Building Plan Review/Approval to allow the construction of a
40,000 square foot office/warehouse (paper transfer) facility and a Conditional Use Permit to
allow outside storage (20 semi-trailers), pursuant to Sections 4.039A, 4.21 and 4.144 of the New
Hope Code of Ordinances.
Hoyt Development is proposing the construction of a paper collection/transfer station on Lot 2,
Block 1 of the recently approved plat of Five Thousand Winnetka 2nd Addition. The property
is located on 49th Avenue, west of the intersection of 49th and Quebec Avenues, between the
newly constructed Navarre Corporation and the New Hope Ice Arena.
The facility is being constructed for Waldorf Corporation and would be a collection site where
recycling trucks would dispose of their paper products and the paper would be baled and shipped,
with the potential for future shipment by rail.
The petitioner is requesting site and building plan review/approval and approval of a conditional
use permit for the outside storage of 20 semi-trailers.
Preliminary site/building data is listed below:
Site area:
Warehouse area:
Office area:
Total Building Area
Building footprint:
Parking provided:
420,273 square feet, 9.6 acres
37,600 square feet
800 square feet
38,400 square feet
38,400 square feet
20 spaces provided - 8'-9" x 19'
(includes 1 ADA space)
The Design & Review Committee met with the petitioner on October 13th where preliminary plans
were presented/discussed. Staff requested that a traffic analysis be completed that would identify
the number of trucks per day that would utilize the site, hours of operation, truck routes, etc. The
Planning Case Report 94-30
2
October 27, 1994
staff and Design & Review Committee also requested that more detailed plans be provided,
including landscaping, grading/drainage, and more specific site and building plans. Revised plans
and the traffic analysis have not been submitted as of this date.
At the Design & Review Committee meeting, the petitioner questioned whether the request could
be divided into two parts, with the Commission/City Council granting "concept CUP approval"
in November and site/building plan review and final CUP approval in December. After discussing
this request with the City Manager and City Attorney, staff has informed the petitioner that the
City Zoning Code does not allow for a "concept" CUP approval. Staff has also indicated that the
CUP for outdoor storage and site/building plan review are integrally related and should be
considered/approved in conjunction with one another and not be separated into two issues.
While the City supports a development proposal for this site, staff has no alternative except to
recommend a tabling of this request until the December Planning Commission meeting so
that more detailed plans and a traffic analysis can be submitted/reviewed. Staff has so
notified the petitioner and has requested that the petitioner submit the requested information prior
to the November Design & Review Committee meeting and attend that meeting, so that both the .
CUP and building plans can be considered at the December Planning Commission meeting.
It should also be noted that the Codes & Standards Committee will be informally discussing their
recommendations on the outdoor storage issue with the full Commission at this meeting. If the
Commission is in general agreement with the recommendations, a public hearing on the code
amendment will be scheduled for the December Planning Commission meeting. Said proposed
amendment may have an impact on this CUP application for outdoor storage and the petitioner
may have comments relative to this issue.
10.
Property owners within 350' of this request have been notified and staff have received no
comments on the application. The Commission may want to announce at the start of the meeting
that this request will be tabled and continued in December.
RECOMMENDATION
Staff recommends tabling the request for site/building plan review/approval to allow the construction of
an office/warehouse (paper transfer) facility and a conditional use permit to allow the outside storage of
20 semi-trailers for one month. Staff also recommends that the petitioner meet again with the Design &
Review Committee at their November 7th meeting and submit more detailed plans and a traffic analysis.
Attachments:
Section/Zoning/Topo Maps
Five Thousand Winnetka 2nd Addition Final Plat
Preliminary Site Plan
Preliminary Project Data
Building Elevations.
Floor Plan
Preliminary Grading/Drainage Plan
Letter to Petitioner
Design & Review Report/Check List
WINNETKA
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ADDITION
tR.T. DOC. NO.
RON KRUEGER & ASSOCIATES, INC. '
LAND SIIRV~,Ynp~ ~, h"M/"TMI~IP
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L-OT 2
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W/ RIPRAP
STORM MH#1
SITE
4401 Xylon Avenue North
New Hope, M¢nnesota 55428-4898
Telephone:
TDD Line:
612-531-5100
612-531-5109
City Hall Fax: =612-53 t
Pohce Fax: =612.53 ;-5 ~ -
PuOlic Works Fax: #612-533-765
October 18, 1994
Mr. Brad Hoyt
Quebec Limited Partnership
cio Hoyt Development Company
13400 15th Avenue N., Suite F
Plymouth, MN 55441
Subj~t:
Proposed Waldorf Paper Transfer Station on 49th Avenue
Dear Brad:
Enclosed please find the information on outdoor storage that you requested. As I indicated
earlier, the Planning Commission is currently studying an ordinance revision that would allow
certain outdoor storage without a conditional use permit. Outdoor storage is currently allowed
in the I-1 and I-2 Zoning Districts, but a conditional use permit is required for all outdoor
storage. Over the years staff has found that a number of businesses are not in compliance,
therefore we are considering loosening the ordinance up and allowing a certain mount of
outdoor storage without a CUP. The current proposal is to allow outdoor storage with a
building/outdoor storage ratio limiting the permitted outdoor storage to a maximum of 20 percent
of the adjacent building area. Other conditions are also outlined in the attached materials. The
Planning Commission will be discussing this code amendment informally at their November 1st
meeting. If the Commission is in general agreement with the code amendment, it would then
be advertised and a formal public hearing would be held on the code amendment at the
December 6th Plannin~ Commi~ion meeting. The City Council would probably consider the
Planning Commi~ion's recommendation at their meeting on December 12th. This could work
well with your proposal, but keep in mind that if Waldorf's outdoor storage exceeded 20 percent
of the buildi~ size, a conditional use permit would still be necessary.
As I stated, I ~ your proposal with Dan to possibly get a "concept" CUP approval at the
November Planning Commission meeting and delay the site and building plan review approval
until December. We are generally not in agreement with that strategy, as the Zoning Code does
not allow for any type of "concept" CUP approval; this is only allowed under the PUD process.
If you come to the Planning Commission meeting with only half of the information in November
I am certain that you will be tabled, because the site and building approval and CUP for outdoor
storage are integrally related to each other. I think you would be much better off to either
present all the information for the November meeting or hold off until December. If you want
Family Styled City '~~ For Family Living
Mr. Brad Hoyt
Page 2
October 18, 1994
both the CUP and site/building plan review considered at the November 1st meeting, you need
to get revised plans, traffic analysis, etc. to us by this Friday, the 21st. I think you would
probably have better luck with your approvals if you waited until the December meetings and
submitted plans/information to us by November 10th, came back to the Design & Review
Committee on November 17th and were on the agenda for the December 6th Planning
Commission meeting.
I hope this answers some of your questions. Please contact me if I can be of further assistance,
and keep me posted as to what your plans are for the November and December Planning
Commission meetings.
Sincerely,
Kirk McDonald
Management Assistant/
Community Development Coordinator
KM/prs
Enclosures: As stated
cc:
Dan Donahue, City Manager
Doug Sandstad, Building Official
DESIGN-REVIEW
Preliminary Staff Report
MEETING DATE: October 13, 1994
SITE: 7300 49th Avenue North
PETITIONER: Brad Hoyt
PLAN CASE: 94-30
LAND OWNER:Brad Hoyt
VALUE $ ?
RE C O MMENDA TIONS :
Person: Dept.:
Paulson PUBLIC WORKS; Unable to comment-no utility or grading/drainage plans
Kastanos
POLICE; Major concerns in 3 areas:
1) Traffic problems on shared drive and public roadways to #169
2) Security problems with outdoor storage-no fencing & gates in a secluded
area near Park facility and residences.
3)Nighttime noise and conflicts resulting from trucking.
Smith
FIRE; Plans incomplete -no water mains shown-3 yard hydrants are required in
location shown for adequate fire department use, pending review. Outside storage
of 20 semi-trailers is a major concern, depending on the contents of them and the
security of the are~
Hanson Engineering; No complete plans received.
Sandstad
Planning / Zoning;
Filing is incomplete- ' * Extra fees required for CUP filing (deposiO
* Lot survey required.
* Grading/drainage plans required.
*.TraJfic study is required for truck terminal.
* Landscaping plan & schedule required.
* See Design-Review checklist for many missing details.
* No architect's certification of plans.
** Building Code redesign needed, due to indoor vehicle access. Different
standards apply for ventilation, plumbing and electrical in vehicle areas.
* Outdoor storage of 20 semi-trailers raises concerns about security, contents,
snow plowing, nuisances and more.
* Outdoor storage of 20 semi-trailers raises questions about security,
contents, nuisances and fire suppression.
Staff recommend continuing the matter due to incomplete plan preparation and submittal.
DESIGN-REVIEW
All construction projects that require Planning Cammission and
Council approval and which exceed $10,000 in value m~t be submit~ to
the Design & Review C~,,l,~tt~e prior to the public hearing/s. Filing
deadlines for these reviews are approximately 30 days before the
regularly scheduled Planning C~,~ssion meetings.
Each proposal, in order to be accepted, ~ust include all of the following:
kkk~s: ~$ Value of Constr~e~on:
8 sets of blueprints
one set 8 1/2" x 11" reductior~
one set of 8 1/2" x 11" transparencies.
8 current lot surveys with legal description.
Detailed Sits Plans designed and signed by a reg~ architect;
Site dimensions
All setbacks to property lines
All building locations ar~ dimensions
Adjacent build/rig locations
Adjacent building an~ lan~ use
Adjacent streets
Drair',ac~ plans (~ ~ ~ g~cl~ with drainage
Lot O~verage: Bldg. %, Green Area %, As~lt %
Design & Review Form
Page2~_
&' 4. Traffic Circulati
5/08/89
Access points
Sidewalk plans, public and private
Parking 'areas 'with all dimensions
(50 ' r for semis)
Type and location of curbing
Snow storage (Area = 10% of ~t)
Detailed. landscape plan and schedule illustrating:
Location of existing plantings
Location of proposed plantings
Size of plants
Type of plants (s~ecies)
Number of plants
Specify 'boulevard trees' close to property lines (Min/aum 2 1/2"
dieter)
Estimated value of landscapin~ ~ 2% of c~cruction value)
Exterior elevations and floor plans designed by a re~~
All elevations, labeled North, South, East and West
Build/n~ materials
Special details and features (security, amenities, etc.)
Iawn sprinkl~ syste~, if included
Fire Protection Sprinkler system, if included
Iayout and dim~,-~ions in plan view
Points of access ~or people and vehicles
~e~lan~ / Erosion Control ~ssues Illustrate4
CODES & STANDARDS COMMITTEE REPORT
The Codes & Standards Committee met on October 13th to discuss the following City Code
issues and will be reviewing their recommendations on several of the issues with the entire
Commission at this meeting.
1. Outdoor Storage in the I-1 Zoning District
This issue has been discussed at the last several Codes & Standards meetings. 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 Committee is considering amending the Zoning Ordinance to make outdoor storage
an accessory use.
To amend the Zoning Ordinance requirements to allow for open storage within the I-1
and 1-2 Districts without a CUP, and to set standards regarding the storage, the Planning
Consultant has suggested that the following language be integrated into the New Hope
Ordinance:
Exterior Storage.
Accessory outdoor storage within the I-1 and 1-2 Zoning Districts is allowed under the
following conditions:
Do
The outdoor storage is accessory to a permitted or conditional principal use of the
site.
The outdoor storage must meet the required setback of the respective zoning
district.
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.
The storage area is surfaced to control dust.
The exterior storage must be exclusive of required parking and/or loading space.
The Building Official recommended that, in addition to the above language, that the
following two items be addressed:
Bo
Building/Outdoor Storage Ratio: Limit the "permitted outdoor stOrage'' to a
maximum of 10% of the adjacent building area. This underscores the
ACCESSORY nature of the use.
Prohibition of hazardous liquids, solids, gases and waste other than a rear yard
LP tank, approved by the DirectOr of Fire & Safety.
At the September meeting, the Committee requested that staff do further research on the
10% recommendation for outdoor storage vs. building size and bring this item back for
further discussion at the October Codes & Standards meeting. The Building Official has
prepared the enclosed memo in response to the request and the Committee further
discussed this issue in October. The Committee is in agreement with the
recommendations of the Planning Consultant and Building Official and are
recommending that a CUP for outdoor storage not be required if the outdoor
storage area does not exceed 20% of the building area and if specific performance
standards are met.
Subsequent to the Codes & Standards meeting, the Planning Consultant prepared a
report/draft ordinance and the City Attorney put the ordinance in final format (these
items are inserted as a separate document with your packet, as they were not ready
when the packet was assembled). If the Commission is in agreement with the
recommendations of the Committee, then a formal public hearing will be scheduled for
the December Planning Commission meeting.
2. Furniture and Appliance Sales in the I-1 Zoning District
This issue was discussed at the September Codes & Standards meeting and was briefly
discussed at the October 4th Planning Commission meeting, with no definite
recommendation being made pending further research by the staff/discussion by the
Committee. As you are aware, A.C. Carlson, a New Hope furniture and appliance
retailer currently located on Bass Lake Road east of Winnetka Avenue, owns the property
at the southeast intersection of Bass Lake Road and International Parkway. Carlson also
recently purchased the west portion of the former Post Publications property, adjacent
to the comer site, when it was subdivided and sold last year. The current A.C. Carlson
business is located in a B-2 Retail Business Zoning District, which allows furniture and
appliance sales as a permitted use (B-4 uses not marked with an asterisk -see attached
City Code). The proposed future location is located in an I-1 Limited Industrial Zoning
District, which does not permit retail sales of products not manufactured on the site.
While the property owner has not made a formal application for a code text amendment
to date, staff has been requested to explore the alternatives as to how the Code might be
amended to allow this use on the I-1 site.
The three alternatives considered included:
Adding furniture and appliance retail sales as a permitted use by defining
"building materials" to include furniture and appliances.
Amending the Zoning Ordinance to allow furniture and appliance sales as a
conditional use in the I-1 District.
Rezone the property or general area as a B-4, Community Business, Zoning
District, where furniture and appliances are allowed as a permitted use.
The Committee requested staff to do further research on the type of bUsinesses currently
in operation along Bass Lake Road to determine if rezoning is appropriate and bring the
item back for further discussiOn at this' meeting. Staff prepared the enclosed map
identifying the businesses located in this area and the Building Official prepared the
enclosed memo regarding the appropriateness of rezoning the property.
These materials were further discussed by the Committee in October and it was the
general consensus that rezoning the area to B-4 was not appropriate due to the fact that
it would make some of the businesses non-conforming uses. It was also generally agreed
that it would not be appropriate to allow the retail sales of furniture/appliances as a
permitted use in all I-1 zones, but that it may be appropriate in specific industrial areas
located on collector roads as a conditional use (see enclosed report by Planning
Consultant, which is included as a separate document as it was not available to
insert in the packet at the time the packet was assembled). The Committee will be
discussing this recommendation with the full Commission.
Staff is simply seeking direction from the Commission on this issue so that the potential
petitioner can be notified as to whether they should make application for a code text
amendment, a rezoning or if the Commission is not favorable toward allowing the use
at this site.
OUTDOOR STORAGE
IN THE
I-1 ZONING DISTRICT
SPECIAL PROJECT
TO: KIRK McDONALD ~ /
FROM: DOUG SANDSTAD
DATE: OCTOBER 6, 1994
SUBJECT: PROPOSED I-1 TEXT AMENDMENT FOR OUTDOOR STORAGE
Site Ratio Examples
I have attached three lettered exhibits that illustrate four industrial properties that
have, or could have, outdoor storage. I have included building sizes and the corresponding
maximum outdoor storage ratios that could fit on the lots without reducing parking, or exceeding
ten percent (10%) of the building footprint.
One example shows a 1992 CUP for 36% of the building area at 3531 Nevada. Another
reveals that many of our lots are already developed at MAXIMUM, and no room is available at
5201 Winnetka Avenue. A third example requires a CUP, since the site design at 5121 Winnetka
has left only a SIDE YARD for potential storage. Staff emphasize that the "permitted" outdoor
storage be premised upon a CONFORMING SITE, REAR YARD location, NO VARIANCES and
NO "HAZARDOUS MATERIALS'; per the State Building Code, and SCREENING for looks and
security.
While a ratio of ten percent (10%) is modest, special needs can be reviewed under the
CUP process, such as the "VIDCO" example provided (36%). We may want to discuss whether
it is possible and reasonable to restrict visible signage (above screening fence) on an aesthetic
basis. We are not dictating which trucks service a property, but clarifying those that may be
routinely stored outside, after plan approval. Other tall objects could contain "messages'; also.
Fencing musty comply with the language in 4.033(3)d[ii] of the city code.
cc: attachments
file: l- l STOR
NEV ~DA
X
AVENUE
AVENUE
_ /
AVENUE
U R B A P L A N N I N G D E :S I G N
Consultants, Inc.
M A R K E T R E $ E A ~ ~ ~
M~E.~IORA~N-DC~I
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.
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-1) 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 wi=hour 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 the Zoning O~din~nce requirements to allow for open
storage wi~in the I-1 and I-2 Districts without CUP, and to set
standards regarding the storage, following language is offered to
be integrate~ into the New Hope Ordinance.
5775 Wayzata Blvd.. Suite 555. St. Louis Park, MN 55416. (612) 595-9636.Fax. 595-9837
4 933 9" Ex:=~-~ ~torage.
Accessory outdoor storage within the i-I and 1-2
Zoning Districts is allowed unde~ ~=
i)
The outdoor storage is .accessory to a
permitted or conditional prlncipai use of the
site.
ii) The outdoor storage must meet the required
setback of the' respecXive 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 ~ha~ the exterior
s~orage standards (Sec=ion 4.033 (9)) be expanded to include
outdoor storage as a permit=ed accessory use within ~he I-1 and I-2
Districts. Additionally, ~he open s~orage s~andards 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 Sands=ad
TO: KIRK McDONALD
FROM: DOUG SANDSTAD ~'
~ / ,
DATE: SEPT. 12, 1994 ~
SUBJECT: PROPOSED ORDINANCE CHANGES REGARDING INDUSTRIAL OUTDOOR
STORA GE
I would recommend that we add some clarifying langauge to the draft ordinance in the July
21st letter from our consulting planner. With an apparent serious need .for minor outdoor
storage, nearly 40% of our 113 industrial property owners could become benefit from an
improvement in the code. A number of them would be required to reduce their storage or,
perhaps, install fencing or screening, however. Legal, nonconforming outdoor storage would be
allowed to continue, but that which we have not allowed through a CUP could be subject to a
new code.
Two areas must be specifically outlined in any such code change:
* Building / Outdoor Storage Ratio;
My suggestion is to limit the "permitted outdoor storage" to a maximtan of 10%
of the adjacent building area ~ underscores the ACCESSORY nature of the
* Prohibition of htmar~ liquids, solids, gases and waste other than a rear yard LP
tank, ~ by the Director of Fire & Safety.
In all ~ ~ would want a current lot survey submitted, along with a "Proposed
Outdoor Storage ~tm~, before approving then~
cc: file
4
4,14l
4.142
pro.:de for the establishment of industr:al deve!opmen: :na well
planned, residentXally compac:ble set:eng.
Perm:tied Uses. The following are permitted uses in an "I-l"
C
(2)
(3)
(4)
($)
(7)
(9)
(10)
(12)
(13)
(',-4)
Radio and Television Antenna Farm
Research La.rarefy
Trade School
wlrehoulel
· ssen~al Service~
Governmenca~ and Public Utility Suildinqs and Structure~
Medicalr Dental and O~t~cal Laboratorie~
wholesale Business
Han~£ac~urinq etc.. The ~anutacturing, c~pounding, assembly,
pic~uging, processing, trea~en~ or storage st products and
uteriale.
Aut~obile Major Repair
Ccllirciel O~£1cee
Cable TV Limited scope prodUction studio for ~ranchised Cable
TV c~mpeny allowing ~or production o~ community oriented cable
television programming produced by and ~or members o£ the
community or cemmercial programming limited to presentation on
~Ae cable system serving only New Hope and other me~ber cities si
the Nor~veec Suburb-- Cable C~-unicatione C~iaeion. Said use
shall requite all anti~nae cofl£orm to height limits o£ Section
4.03S. Ad~llCLoflal antenna height may bi permitted by Conditional
UIi Pez~l~ ~rluuC to those procedures sec ~orch and regulated
by S~Cton 4.20. Nocvichscanding Section 4.20, no Conditional
~11 Permi~ eh&Il be granted u~llll i public hearing is held and
chtri il I ~loding Chat Cae additional height il technically
necelsa~ ~o lerve chi New Hope &tee and ChaC thil add~tional
heAghc will have no adviret i£~lc~ o~ chi ar~ lurrounding the
ec~dloo
(OZS. 82-7)
4.143 Pe.--miC~ed Acmp~lOrT glel. ~he £olloving ate peml~ed accessory uses
~ntq~Ave Dli~ric~ ~se. AIl permi~ted accessory uses aa
b~blli~tl. ~feCerial, res~uranCs, cigar and ~ndy
mek Mrs nd similar uses, provid~ such uses ire
for Ue use of mployees la ~e ~lace area.
4.144 Conditional Osas. ~ ~ollowinq are conditional uses in an
Districts (l~iulres a conditional uae permit Meed upon procedures
aec ~orta in &nd regulated by Section 4.20 &nd ~pliance rich 4.033
(3], Screening, 4.033 (S) Shielding o~ ~lghte).
~oen Storeqe, &cceelor¥. Open and ouuloor storage al i
~ndi~i~al accee~ry uae provided that: ·
07268/.
i
I
I
I
4.033
Cb) Surfacing.
dus~.
(2) Out~oor Sales and Se=v~ce~ Accessory. O~en or outdoor
sale and rental as an accessory use ~rov~ded that: service,
m (&) Area limit. Accessory outside service, sales and equipment
rental connected with a principal use is limited to thirty
percent of tee gross floor area of the principal use.
im (b) Scrmaned from Residential. Outside sales areas are fenced
or screened from v~ew o~ neigAboring residential uses.
I (c) Sur~acint. Sales area is grassed or surfaced to control
dust.
I
I
(3)
(4)
Planned Unit Oevelo~nentr ~n~ustFia]. Znduotrial planned unit
development ss regulated bM Secu, o~ 4.19 of this Code.
~.chools, Specialty. Schools such as g~unastic training which
require building design features (height, clear span roo~, etc.)
typically ~ound in induscria~ bui~dings exclusively, provided
I
I
(&) Hours. School may operate only between CAe hours of 6:00
(b)
Sc~edulLnq of Specl&1 Even,. Ali special events
(IxAibic/one, icc.) IAsc be scheduled on night, weekend or
and parking deemnd.
(c) Code tonsil&ace. Cmpilance vice City and SCats Xl~e IJ~d
laZe~y mdel.
(S) Sc~ooll. Tz~AoLna. Training ScAools, provided CAAtt
(&) ~T~l.~- The school is spar&ced II in ad~uacC o£ CAe
.P~.ZOq}paA uae co provide training ~or CAe consular,
~ - azserLtmcor, or installer o~ cae pr~u~c, pr~e. or service
~A~ AI Mid, dis~/~C~ or unuhe~ur~ under ~e
(b) Code ComoXLanee. Proof o~ compliance with City and Scats
~t£e and ma£ety codes ia c~early shown. '
(c)
Perk/sq. Adequate on-site parking is provided es CheC no
cultaerl, vllitorl, or employees are required to perk ouC-
aide CAe existing o~-screec packing areal of the b~mifleel
&-7&
07268&
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warehousing facility.
(Ord. 8S-24)
9utdoot Storage of Propane or LP Gasr Accessori. Outdoor storage
o~ propane oF ~P gas shall be a~iowed as a conditional accessory
use p~ovided it is used exci~lvely b~ t~e occupant se site vance
£t is stored eot · ~e incidental to said occupaflt*s business, it
is not stated eof wholesale or tetal~ sale ~n:ess specifically
requirmente ere s·Cisfiod.
(e) Loc·rios. All propane or LP gee outdoor storage tanks shell
be Located in CAe Fear yard not less then twenty-Siva (2S)
~e·t ~r~ any property ~Qufldety lines. Mo teaks shell be
streets.
(b)
Open Area. SCar·ge Canes shell be surrounded by twenty-five
(25) ~eet of open aras. Storage o~ sfly kind iS prohibited
in said open ire·, except equip~ent incidental to the
(c) Seth·oki fram Bulldie-. S~orsg· tanks shell be setback et~a
existing structures, ·s outlined in t~e Uflieotm ~lre Code,
based on tank size.
(d) Circulation. Storage tanks shall riot interests with site
circul·tiofi including, but hoc limited to, parking,
~rivev·y, curb cuts ·nd lo·ding areas.
(e)
(g)
(h)
. A wirav~ave/chain link security Sene· shell be
· round all
fence shall be as per the Oflifom Fire Code.
Access. S~otage mites shall be accessible by service end
mergency vehicles.
valves. AIl filling valves of tho ecotage tanks shall be
~d and ~ave locking devices.
#amine IL~ulee. A yarning sign shell be required for every
tans aaa anLLA be placed in · conspicuous Location directly
on the ease indicating a supplier's flame, address, phone
number~ t~a~ #lg~ly dangerous and flameabLe material is
stored ehereAa add th&~ no making requirements eu~t be
observed or a eufficiene yarning to th·t ·elect. Said
e/gangs ~ay no~ exceed ~our (4) square ~eet nor may it be
used for advertising purposes.
(Ord. OI-~S)
01~Jll4
FURNITURE AND APPLIANCE
SALES IN THE
I-1 ZONING DISTRICT
~6oo
PARK
ShOo
~?oo
PUBLIC
WORKS
GARAGE
Bass Lake Road
Vacant (A.C. ('arlson)
Road
Chippewa Graphics
Lake Road
Darryl Brinkcr
Prolcclivc Surfacing
Insty Prinl
Twin Cities Tcmp Itclp
Twin Cities Accoustics
~i701A747 Inlemational Parkway
5701 Independent Melals
5717 Foy's Pigeon Supply
5747 Sir Speedy
5651 Custom Glass
5661 Palani Construction
Advance Roofing
5671 PEM Millwork
5650 International Parkway
Snap-On Tools
GS Graphics
[1700-8714 E. Research Center l{d.
8700 Automation Engineering
8710 Crystal Mfg.
8714 Rapid Heating & AC
5600 Grizzley Gear
5604 Midwest Container Systems
5608 Winger Associates
5612 Nucom Ltd.
5620 Bosser! Industrial Supply
5640 I Potato 2
SPECIAL PROJECT
TO: KIRK McDONALD ~/'~._,//
FROM: DOUG SANDSTAD
DA TE: OCTOBER 5, 1994
SUBJECT: LAND USE ON BASS LAKE ROAD WITH COMMERCIAL & INDUSTRIAL
CHARACTERISTICS
I have looked at the area between Boone Avenue and State Highway #169, in an effort to
research the question of the Codes & Standards Committee. The possible appliance sales on the
corner of International Parkway and Bass Lake Rd. (hereafter, BLR) raised several questions
about existing businesses in the area who may already have a "retail" component, such as
printing services.
Exhibit "A ", attached, shows the five lots on the south side and one lot on the north of BLR
with non-residential zoning. All but one are developed. The recent A.C. Carlson request pertained
to the undeveloped lot. An illustrative comparison chart looks like this:
Lot # Owner: # of Tenants: Any "Retail" ?
1 Palani 3 Some window sales
2 Griffin Co. 4 Some printing
3 A.C. Carlson undeveloped n/a
4 Chippewa 1 Printing
5 D. Brinker 4 Printing & Real Estate
6 Prudential 1 No
I
None of the above uses has primary retail sales, and the real estate office is more of a
"service" business. Real estate uses are common, however, in retail (Business) shopping areas.
None of the businesses has official city approval for significant retail sales, because of the
I-1, Industrial zone. All have declared major WHOLESALE customer bases, which we do permit
in our industrial zones.
Of the six buildings, two have e.r. pressed no interest in retail 'traffic", # 4 & # 6. The
location along a minor arterial street across from iow and medium density residential uses, is
ideally suited for a transitional use. The city chose in the 1960's to focus industrial uses in the
entire "Science Industry Park" area that extends 1 mile along State Highwa~v #169 and 1/2 mile
wide. Our comprehensive plan, in 1978, underscored the value of a cohesive, large, industrial
park with good highway access. Two fundamental questions arise with a potential change along
Bass Lake Road:
Can a "retail" business component be added to the I-1 ZONING TEXT in this
area, and citywide, that does not compromise the integrity of the large, successful
industrial park ?
Can the area along BLR reasonably be REZONED towards a more "retail"
(Business) nature, given its distinctness:
*location on major arterial street
*high visibility
*across the street from residential area
*great vehicle and pedestrian access
*sidewalks
*traffic signals
*good street lighting levels
*end of industrial area well suited to a transitional use ?
Note from exhibit "B"-"ZONING" that one rezoning has occured in the area that was not
anticipated, south of the lots in question. A large wetland and new City Park provide a
"natural" buffer to the heavier industrial area to the souti~
An important point to consider in this kind of exploration is the possible long-term
value of reexamining our entire Bass Lake Road corridor, since other problems or challenging
pockets exisa Exhibit "C" highlights the 1.6 mile corridor from Crystal to Plymouth. It is
tempting to look at single properties, but there are times when a focus on the community
is appropriate.
I would suggest that we meet with our planner and the City Manager to pinpoint our
thoughts, before r~erring material back to Codes & Standards or the full Planning Commissio~
cc: file BLRRETAI~
./
INTERNATIONAL
State Highway t [69
INDE
HILLSf
mm .. _. N.el GN
CAVELL
ZONING
AVE
~es~
INTERNATIONAL I~RK~
YUK~
AVE.
C
East Half
NO.
O
O
O
i
RHODE
N
MARYLAND
AV
Ill W
:I~ISYLVANIA
)N ~
VADA A v
BASS i~tKE ROAD CORRIDOR ZONING
R-I
ZONES
ZONES
al
[Unmarked-- R-I ]
[East]
Associated
Consultants,
Inc.
NNING
O E $ ~ G N
MARKET
PLA>,.-N'LNG REPORT
FRC~:
2ATE:
FILE NO:
Kirk Mc2cnald
2an Licht/Alan Brixius
23 Augus~ 1994
New Hope i-I Furniture and Appliance
Sales
131.00 - 94.05
SL~%454ARY
A.C. Carlson, a furniture and appliance retailer and long term New
Hope business, has outgrown its current facilities at Bass Lake
Road. A.C. Carlson is seeking to relocate, preferably in New Hope
to maintain its established customer base. To this end, a
potential site has been located. It is a 1.3 acre lot located at
the intersection of Bass Lake Road and Gettysburg Avenue,
approximately 6 blocks from A.C. Carlson's present location. The
property is identified for use as an office/warehouse in the City's
1989 Vacant Land Study. The property is located along the
periphery of an I-1 District. This zoning district does not
especially address the use proposed by A.C. Carlson. However, A.C.
Carlson's operation is similar in character to light industrial
uses and is similar to existing uses in the area.
Attached for reference:
Exhibit
Exhibi~
ExhibiZ
Exhibi~
Exhibit
Site Location
Proposed Site
Concept Plan
Current Site
Neighboring Uses
The City must determine if a relocation of A.C. Carlson would be a
compatible use and a good utilization of the site. If the City
determines that A.C. Carlson would be a good fit for the site,
there are several options for accommodating the relocation that
could be pursued. These options are as follows:
5775 Wayzata Blvd.- Suite 555 · St. Louis Park, MN 55416. (612) 595-9636-Fax. 595-9837
'Cur office suggests ~hat these options be discussed a:
mee~Lng cf the Codes and Standards Committee wkere these
may be ~kcrcughly explored and reviewed for d_~_rm_n_..g
appropriate course cf action to pursue.
ISSL'ES ANALYSIS
S.R. ~arriS Buildin~. The S.K. Karris case provides an example cf
an undesirable use that could develop if ~he City does nc~ proceed
wi~h caution. The S.R. Harris building was a multiple occupancy
building located in an industrial district. The si~e became over-
utilized as a result of occupancy of a retail operation. There was
not enough off-street parking to accommodate the traffic generated.
An on-street parking situation resulted, increasing traffic and
congestion within the district.
If the City determines A.C. Carlson is a good fit for the proposed
site, it will want to proceed with care to limit exposure uo
creating an undesirable situation such as S.R. Harris. In order uc
limit this e~osure, the City will need to maintain control and
authority over location and lot/building performance standards.
Use. Charac~mrLs~=s. In deciding on whether to accommodate A.C.
Carlson, the City should consider the characteristics associated
with A.C. Carlson's operation. A.C. Carlson's operation involves
a large showroom/warehouse for displaying products for site and a
significant amount of car and truck traffic. A.C. Carlson's
building use characteristics, large building, shipping and
receiving by large trucks, appear quite similar wi~h those of a
light indue~rial use.
Site Cha=&etexis~s. The proposed relocation site is currently
zoned I-1, where furniture and appliance retail sales are not an
allowed use. The site is currently vacant and was identified in
the City's 1989 Vacant Land Study. There has been little interest
in developing this property.
2
Zoning As m_..sLcned ~= *~', , z~= - -
. ._v_~sly ..- = s zoned Z-l,
industrial where = .... ~-. ~= -
....... ~u._ and appliance retail i= not an
use. However A C. Car!scn's coera:icns are similar
allowed as pe-~m.,it~ed cr ccnditlcnal uses within the dlstricu.
Building materials sales are a permit:ed use within :he dis:rlcu.
This category includes businesses such as Knox or Menard's, where
produc~s range from raw lum~er to finished produc~s. The prin~in=
operations !oca:ed ~o ~he ease and west of ~he proposed si:e appea-
~o have commercial retail sales associa:ed with ~heir opera~icn.
The prin~ing cpera~ions are a pe.-~m.i::ed use within the I-1Distric~
and also a B-4 District.
O~tions to Acco~unoda~e. If ~he City de~ermines tha~ A.C. Carlson
offers an appropriate use and good u~iliza~ion of ~he si~e, ~here
are ~hree options ~o pursue ~o accommodate ~he relocation. Each of
~hese options involves changes ~o ~he Zoning Ordinance as i~ now
exists. These options are as follows:
Add £urnilure and appliance sales
de£ining "buildin~ ma~erials" to
appliances.
as a permitted use by
include £urni~ure and
The benefits of ~his option include the accommodation of A.C.
Carlson's reloca~ion and also the possibility of similar uses
entering ~he area. Negatives associated wi~h ~his option
focus on ~he po~en~ial creation of an undesirable situation,
as similar operations could loca~e anywhere within an
Dis~ric~ wi~hou~ restriction. As demonstrated by ~he S.R.
Harris case, re~ail operations are no~ always compatible wi~h
industrial uses.
~ ~h~ ZonLn9 Ordinance ~o allo~ £urni~ure and appliance
re~aL1 ~mlee as a conditional use in ~he ~-L Zonin~ Dis~r~c~.
The benefits associa~ed wi~h this option are ~he accommodation
of A.C. Carlson's relocation and the City's limited exposure
to an undesirable si=ua=ion =brough con=rol over loca=ion and
building/lo= performance s=andards. Such con=rols might
include limiting access =o poin=s along a collec=or sires=.
· Drawbacks may include facili~a~ing increased re=ail opera=ions
wi=bin an I-1 Dis=tic=.
3
Rezone tke property cr qeneral area B-4, Community Business
District.
-~rl~--'$ re12~as~cn, ~h_= cre--icn=~ cf a mcre a~rc~r~a~e
iissr'c~ f~r A.-. Carlson and exls~!n~ s~milar uses an~ 5he
...... : .... -n-_ -zandarls. in rev±ewtn~
cueraulcn, easz c=. -he~ = proposed siue, as ~hey are per~..~i::e.~ use-
w_,.~_., uhe B-4 District.
Each of :hese options offers uniTae benefits and drawbacks. Cur
office believes tha~ each of these options should be fully explored
at the next Codes and Standards meeting. Through review and
discussion, the City will be able to determine the most appropriate
course of action.
CONCLUSION
The determination of whether A.C. Carlson is an appropriate use for
the vacant site is a policy matter to be decided by City Officials.
Based on the limited size, good accessibility, and visibility and
general compatibility of A.C. Car!son's operations with existing
uses near the site, our office believes that the City should
consider A.C. Carlson a good fit. In order to accommodate A.C.
Carlson's relocation, our office suggests pursuing one of the three
options outlined in this report.
pc:
Doug Sandstad
Dan Donahue
R-5 R.4
v~C~O~W
R.4
R.4
,C
'.7
N~W ~
R.4
COOP(II
NIIN ICNOOt,
NQUI~ ar NallE
serve~ ~y c~11ector or arterial street *ac~1~:~ea a: :me eage
rea~en~al d~e~rtc~a.
L~mt:md Nitgn~rnocHl 8ueineal OtetrlC:.
(2)
(&) Ltmttid I--4 UIII. All "8-4" ulll Chi%' ire
&i~rtlk(I). '
(Code 072el4, Ord. NO. $2-13)
CS)
(Ord. NO.
4.113
4.1 1&'
(1) LIlI tfltInIdve U# OtltrlG~. All pI~IliC~HICCIIHry viii Il allowed in
The fo11~ing ire
Oy SKUon &.~0. ~ W11~ce wt~ &.o3e.
- ~ .'~ ~ .~
~'ZaWi~~ OtatrlG~. Ail cofldiUonal
Ce)
I
4 .L32
(4)
($)
(6)
(?)
(8)
(lO)
ecl2)
Less In:ensive Use Dis~ri:=s. All ~er=i==ed uses in 'B-l' and
Antique Shops
Ar:/ScnOol Suppliesr Book, O~ice Su~pliesr S~acioflery SCores
Bacy¢le Sales/~epa~r
C&ndyr Ice Cream~ Ice Milk, Popcorn~ Nu~s~ ~rozen Oesser~s~ Packa~e~
Snao~sr Sol= Orin~s
Carpetr iuqs &nd Tile and O~er Pleat Coverings
Coin and P~ila~elic $~ores
Commerci&l end ~o~ess~on&l Off£ces
Cop~ &nd Prin~imq Service
Costume &nd Clo~es ~en~al
Office Equipmen~ S~ores
Enclosed 8oac end Marine Sates
OrZ ¢lelnin~ Includin~ Plafl~ Accessory here~oEore~ Press~n~ and
(14) Oru~ S~o~e
(iS) EmpLo~meflC Aqeflc~es
(L6) FLorist S~O~
Furniture S~ores
Fu==Le£s when conaP(ced only for Re(ail Trader on Premises
Garden Novelty SCOre~
GA£C os Novelty SCores
Ho~ SCore
Zns~rance Sales
SeaC ~urkeC bu~ NeC lncludin~ Locker S~orate
I(
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gleccrica~ Sales and Suc~ is '
*(tg)
(20)
(21)
(22)
(23)
(24)
(28)
'(29)
(30)
(3].)
(32)
(34) Umr
(3S)
(37)
( 38! '
(39)
m (40)
(43.)
c42)
(42) o~-s~],e Liquor SCores
I ( 44 ) Medical
(45) ~ Goods SCores
(46)
( 47 ) ~vare
4.133 PermicCed Accessory Usesr B-4-
uses in a "B-4'
I
e. her Similar Oses
O~£1cea
Cores si s"milar Nature
o£ Recall Nature in To~ally Inclosed
The ~o~lowing are permic~ea accessory
Les~ Intensive use Dis(rico. ALl permi==ed accessory uses in a
&-70
0'7268&
;Lanne~, residentially c~m~a:::le
<1.
<2
<3
(4
('7
(lO
(3.3.)
(13)
(14)
~a~e~o~ses
~ssen~al Serv£ces
Governmenta~ and Public ~t~li~y Suil~Lnqs and
Medicalr Oefltal and O~tical ~a~,oratorie~
Wholesale
Maflufa¢~urLfl~ etc. ?he numflu~acturiflp, com~ufldiflq, assembly,
pac~agzng, processing, trea~.ment o~ sto~age o~ p~oducts and
materials.
Automobile Ma~or Repair
CaUls TV Limited scope production studio ~or ~ranchised Cable
TV company allowLn9 ~or production o~ comm~m~ty orxented camle
televta~ofl p=og~au~ng p~odgced by and ~o= m~s of ~e
c~cy o~ c~ercXal progr=mm~ng ~imLc~ co presentation on
4.035. AdditioflaA antenna he~gnt ~y ~ ~mitt~ by Cofld~tional
by Sec~ofl 4.20. No~wi:~s:afldiflg S~iofl 4.20, no Cofldit~ofla~
~nere La · ~Afldin9 ~Aa~ ~e idd~oflil ~e~ Ls ~ecnfl~caX~y
necessary ~o serve ~Ae Hw Hope area and ~nat tA~s add~t~ofla~
heig~ will nave flo adveFse e~ec~ on ~Ao aFea
(O:d.. 82-7)
in iff "~-l" Dis~r%c~
(1} Legs intensive O~ecr~cc ese. All permitted accessory uses as
&ll~ AA ~o 'B-4" OAs~rict.
uae of employees ~a c~e Aamecliece area.
4.144 Cofld~tion&l Uses. The ~oXlovifl9
O~scricc~ (Requires s ~ondicAoflel uae pa~m~c ~eed apafl procedures
sec £orth La &nd regulated by SecC~ofl 4.20 and cmaplAaace with 4.033
(3), Screening, 4.033 (S) Shielding of LAghcs).
open s~oraqer Accessory. Open end ou~door storage as a
cofld~c~ofle~ accessory use provided that:
&-73
07268~
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(4)
4 .333 (3).
sa e an~ ran:al as an accessory usa
Area Limit. Accessory ou:s:~e servLce, sales and e~u:;zen:
Screened from ResL~en:£a:. Outside sales areas are fenced
developmen~ al regulated 0y Seat:on 4.19 o£ tans Code.
typically ~oufld Ln ifldus~rLal buildiflgl exclusively, provided
(&)
(b)
a.m. co L0:0O p.m. da~ly.
codes.
(a) prLneLo4~ use.
dAs~rLbuur, or LneuL~er o£ t~e produc~, process or servLce
v~Ac~ LI sold,
I
I (c)
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and safety codes ts clearly Shorn.
PareLn~. Admqu&te on-cite park/fig ia provided so t~a~ no
cucumbers, v~sA~ore, or employees are required
lade ~e existing o~-stree~ parking areas o~ ~Ae
as a resul~ 0~ toe operat:ofl o~ the
&-7&
072'68&
C
Sr~¢e~se~ :n ~ne s~e.
Access. The ~uLld~ng where such use ~s ~ccated ~s one
Hours. Hours of operation are l~m~ted =o 8:00 a.m. to 9:~0
p.m.
(7) Res ~auran~s.
¢ 8 ) Mo:e/.
Commercial Recreation Fac~l~t'~es. Commercial
afl ·~cerial scree~ ·s defined ~fl cae C~:y Code,
(b)
s~ce, as Legally described is, 500 ~eet or more ~rom cna
bound·fy of · residential zoning classification, or
I
Cc~patibiL/t¥. The ·rchitecturaL appearance and ffunc~ionai
pL·n of the DuiLding and site shall not be so dissimilar
·
~he existing buildings or ·re· ·s to cause ~mp·irmen~
property values o~ constitute · ~lightiflg influence.
(d)
(f)
(g)
r~ghc-of-v~y or ~r~ a res~dencia~ z~e or use.
I
bituminous or concrete material which will cont:ol dust and
approval o~ ~ae City.
I
ch) nd~~. La·dsc·ping shall he provided and the type o~
sub,oct ~o ~he approval o~ ~he city.
072684
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Area. T~e s£:e must be .five acres, or larper.
A~-ess. T~e sL:e shall no: ~e more :has one
pre,erred.
(£ii) OeveLopment. T~e s£te development shall not require
(iv) C~nership. ne site must be owned by HennepLn County
or privately ~eLd and currently eot sale.
Tra~eLc. A thorouc]h ?ree~ic Analysis must be made o~
chi e-~stinc] end anticipated impacts upon streets
within the City se Mew Hope. This study would ~e ~ased
upon the Goals and Objectives o~ the 1974 Hew Hope
Transportation Pi&n, Development eha~ bi consistent
with this Plan &nd shell bi evidenced by the ?faCeit
An&lysis.
(vi)
(vii)
EAviroflmentai. The site must bi veil-buS,Ired and have
m. tflim&L visual, activity, and noise impact on
~esidences.
to lamed pollution, and eh&Xl coneom vitA the Noise
Ordinance of cae City o! Ney Hope.
(viii) Lend UM. The site development eh&il coneocm with the
ccepreueasiva Plan o£ the CLty o£ Hey Hope.
ilpec~e on wetlands, streams, ~ekel end pondiflc] areas.
Public Heirinq. C~lments end tiltilony o~ tho public
on the propolOd usa o! such a site vi~ bi heard and
made available ac one or ~re, ~blie Hearinc]s in the
~cy.
(l~) Se~ S~caqe (~nL ~rehouee). Facilities. Pr~id~
OTtll4
. I
CITY OF NEW HOPE
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
October 28, 1994
Planning Commission Members
Kirk McDonald, Management Assistant, Community Development Coordinator
Miscellaneous Issues
October 10th City Council Meeting - At the October 10th Council meeting, the City
Council took the following action on planning cases and other related issues:
Ao
Planning Case 94-21, Request for Final Plat Approval for City Center Addition,
7300 42nd Avenue North, City of New Hope, Petitioner: Approved subject to
the conditions recommended by the Planning Commission.
Bo
Planning Case 94-22, Request for Final Plat Approval for Cameron Addition,
6073 Louisiana Avenue North, City of New Hope, Petitioner: Approved subject
to the conditions recommended by the Planning Commission.
Planning Case 94-27, Request for Site and Building Plan Review Approval for
Construction of a 2,718 Square Foot Office/Warehouse/Machine Space Addition
Along with Additional Parking Spaces at 9100 49th Avenue North, Englund
Graphics, Inc., Petitioner: Approved subject to the conditions recommended by
the Planning Commission.
Planning Case 94-28, Request for a 6' Variance to the Rear Yard Setback
Requirement to Allow Construction of a 20' x 20' Garage 29' from the Rear
Yard Property Line, 4052 Cavell Avenue North, Robert Funk, Petitioner:
Approved subject to the conditions recommended by the Planning Commission.
Eo
Planning Case 94-29, Request for a Conditional Use Permit to Allow a
Commercial Recreation Facility (Billiard Room) at Midland Shopping Center,
2703 Winnetka Avenue North, Dave Dahl/Gregg Kegley/Engelsma Investment
Ltd. Partners, Petitioners: Tabled for two weeks to October 24th to allow
additional study on issues of hours of operation, house rules, and loitering.
Planning Case 94-14, Request for Conditional Use Permit Amendment and
Site/Building Plan Review/Approval to Allow Expansion of School Uses in an
R-1 Zoning District, 8230 47th Avenue North, Independent School District
(Cooper High School), Petitioner: Approved a revised compromise plan that had
been tentatively agreed to by the City Manager and School Superintendent. The
City Council approved the attached resolution which approves the CUP request
subject to the preparation of acceptable site and building plans that incorporate the
conditions listed in the resolution. The conditions include shifting the parking lot
and field to the north to allow for the construction of 47th Avenue as a thru street
between Del Drive and Zealand Avenue. Zealand Avenue would become a cul-
de-sac at the south end (near 47th Avenue) and the athletic field would be
lowered 9 feet to allow for additional berming and screening.
Resolution Vacating Utility and Drainage Easement in Cameron Addition: The
City Council passed a resolution vacating the drainage and utility easement.
October 24th City Council and EDA Meeting - At the October 24th Council meeting,
the City Council took the following action on the following planning issues:
Planning Case 94-29, Request for a Conditional Use Permit to Allow a
Commercial Recreation Facility (Billiard Room) at Midland Shopping Center,
2703 Winnetka Avenue North, Dave Dahl/Gregg Kegley/Engelsma Investment
Ltd. Partners, Petitioners: Tabled until November 14th to allow for additional
study of existing billiard rooms during late night hours and so the petitioner can
hold a neighborhood meeting.
Discussion Re~ardinll Proposal for Transportation Plan Update - Approved
a proposal by the City Engineer to prepare a Transportation Plan Update for the
City. The most recent plan that was prepared for the City was in November,
1974, when Barton-Aschman Associates, Inc. prepared "A Five Year Transpor-
tation Plan for the City of New Hope." The proposal by Bonestroo will utilize
the 1974 plan as base document and will review the present conditions and set
guidelines for the future. The scope of work will include data collection,
mapping, identification of existing transportation problems, transportation plan
elements analysis, and preparation of draft and final plans. Data to be collected
will include physical characteristics (street widths, traffic control, parking), traffic
volumes, transit service, land use, bicycle routes, accident data, roadway
improvement plans/programs, and plans from adjacent cities. The identification
of existing transportation problems will be through field reconnaissance, staff
interviews and possible public input meetings.
Third Quarter Reports - Enclosed for your information are the 3rd quarter planning/
development, engineering and housing reports.
1995 Planning Commission Schedule - Enclosed for your information is the 1995
Planning Commission Schedule. Please mark your calendars with meeting dates for next
year.
Attachments:
Cooper High School Athletic Field CUP Resolution
3rd Quarter Reports
1995 Planning Commission Schedule
RESOLUTION NO. 94-
RESOLUTION APPROVING PLANNING CASE 94-14
REQUESTING CONDITIONAL USE PERMIT TO ALLOW
ATHLETIC FACILITY EXPANSION AT
COOPER HIGH SCHOOL, 8230 47TH AVENUE NORTH,
SUBJECT TO PREPARATION OF ACCEPTABLE SITE
AND BUILDING PLANS INCORPORATING ATTACHED
CONDITIONS OF APPROVAL
WHEREAS, Independent School District No. 281 (Petitioner) has
petitioned the City of New Hope for an expansion of the athletic
facility at Cooper High School, 8230 47th Avenue North, Planning
Case 94-14, and
WHEREAS, the City Council hereby finds and determines that an
expanded athletic facility at Cooper High School would not be
contrary to the City's Comprehensive Plan and Zoning Code if
constructed in compliance with those Conditions of Approval as set
out in Exhibit A attached, and
WHEREAS, the City Council hereby approves a conditional use
permit contingent upon acceptance of the attached Conditions of
Approval by the Board of Independent School District 281.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of New Hope as follows:
That Petitioner hereby resubmits site and building plans
for the proposed athletic complex incorporating the
attached Conditions of Approval.
That upon receipt of site and building plans acceptable
to the City which incorporates the attached Conditions of
Approval, Petitioner's conditional use permit for said
expansion shall be effective.
The City shall be responsible for preparation of all
street and parking lot plans applicable to the compromise
plan set out in attached Exhibit A.
That the Mayor and City Manager are hereby authorized and
directed to sign the herein Conditions of Approval and
the City. Manager is hereby directed to submit the
Conditions of Approval for execution by the appropriate
officials of the petitioner.
Adopted by the City Council of the City of New Hope, Hennepin
County, Minnesota, this lOth day of October, 1994.
At t est:
Va]erie Leone, City Clerk
Edw. J. Erickson, Mayor
NEW HOPE PLANNING CASE 94-14
REQUEST FOR CONDITIONAL USE PERMIT
AMENDMENT AND SITE/BUILDING PLAN
REVIEW/APPROVAL TO ALLOW EXPANSION OF
SCHOOL USES IN R-1 ZONING DISTRICT,
INDEPENDENT SCHOOL DISTRICT 281
PETITIONER
CONDITIONS OF APPROVAL
Purpose. The purpose of this document is to set out proposed
conditions of approval for Petitioner's application on
expanded conditional use permit to allow construction of an
athletic stadium at Cooper High School. Cooper High School
has a common address of 8230 47th Avenue North, New Hope.
Need for Conditions. Cooper High School is situated in the
middle of a single-family residential zoning district. It is
boarded on the south by 47th Avenue North, on the north by
49th Avenue North, on the west by Zealand Avenue North, and on
the east by Virginia Avenue North. These streets are
constructed to a residential standard. New Hope City Code
requires non-residential school traffic to be channeled to a
"collector type" street (i.e. 70' minimum ROW and 44' minimum
street width). The referenced streets do not meet these
standards.
Cooper is currently considered a legal non-conforming use,
When it was built the City Code did not require a collector
street standard for streets serving Cooper. The conditional
use requirements were passed at a later date (specifically
1979). As a result, Cooper is "grandfathered" as a legal non-
conforming use despite daily traffic counts indicating average
non-residential school traffic far exceeding maximum vehicle
trips for residential street design (e.g. 1,000 vehicle trips
maximum for residential street/I,850 vehicle trips on 47th
Avenue North).
City Code does not permit the expansion of legal non-
conforming uses. Basically, we are not required to make a bad
situation worse by allowing the expansion of an already
overused property. Due to primary traffic problems and
secondary compatibility problems with adjacent residential
use, the herein conditions are suggested by City and School
District Staff as a compromise to bring the Petitioner's
proposed athletic stadium at Cooper in compliance with zoning
code standards for traffic and compatibility.
Exhibit A
Conditions of Approval. The following conditions shall apply
to the City's approval of Petitioner's CUP application:
The Cooper athletic facility design plan shall be subject
to approval by the City Engineer and shall include, but
not be limited to, the following requirements:
1)
The field shall be moved approximately 120' north
and 20' east of its proposed location.
2) The field shall be lowered approximately 9'
3)
Home bleachers shall be located on west side of
field (2,000 seats, 16 rows); visitor bleachers
shall be located on east side (500 seats, 10 rows)·
4)
The dry detention basin located north of the
football field shall be eliminated to allow the
discuss and shot put event to be located in this
general area. The Shingle Creek Watershed
requirements for storm water quality shall be
satisfied as set out in its September 8, 1994
watershed recommendations item 12-8. All
conditions of the recommendations shall be met at
the sole cost of the School District.
5)
The existing north-south storm sewer through Cooper
High School to 49th Avenue North shall be given to
the City and a 20' wide drainage and utility
easement shall be dedicated over it. The City will
update and modify the existing storm sewer as
required and extend it to the new low point in 47th
Avenue North.
The excess material resulting from lowering the
field, relocating the parking lot and
reconstruction of 47th Avenue North shall be used
to construct a berm on the west and north side of
the field. Consideration should also be given to
redirecting the discuss area to the east to allow
additional material to be placed north of the
field.
As part of the design plan Petitioner acknowledges and
agrees various street improvements are necessary to
correct existing traffic problems generated by school
traffic, The field upgrade will exacerbate the problem,
therefore CUP approval for the upgrade will not be
granted unless the underlying traffic problems are
resolved as follows:
1)
Cooper's existing parking lot located immediately
north of the New Hope Elementary School shall be
relocated north to allow 47th Avenue to be extended
between Del Drive and Zealand Avenue. A 66' wide
right-of-way shall be dedicated through the parking
lot between Del Drive and Zealand. The southerly
ROW line will be located approximately 50' north of
the New Hope Elementary School building.
Additional right-of-way shall be dedicated west of
Zealand Avenue abutting New Hope Elementary School
and Highview School to provide a full 66' wide
right-of-way. (The existing right-of-way is 60'
wide west of Zealand Avenue).
2)
Zealand Avenue shall be cul-de-sac opposite 4757
and 4765 Zealand Avenue (45' radius offset to
east). Additional right-of-way (60' radius) will
be dedicated by school district. The residential
portion of Zealand Avenue north of the cul-de-sac
will access 49th Avenue while the southerly portion
serving Highview School, Homeward Bound, and the
westerly exit to Cooper's parking lot shall access
47th Avenue. A cul-de-sac shall not be provided on
the southerly portion. The City will properly
maintain the southerly portion of Zealand Avenue to
Cooper's parking lot.
3)
Zealand Avenue's east curb line shall be relocated
10' to west, sidewalk shall also be relocated
allowing for 8' wide boulevard on east side of
Zealand Avenue.
4)
The City of New Hope and School District shall
equally share in the cost of the improvements in
Zealand Avenue, 47th Avenue, and relocating
Cooper's parking lot north of New Hope Elementary.
The estimated project cost is $600,000 to $700,000.
The City of New Hope's share and the School
District's share is estimated between $300,000 and
$350,000 each. The cost to update, modify and
extend the north-south storm sewer between 47th
Avenue and 49th Avenue across Cooper High School
shall be New Hope's responsibility.
3
The School District shall have the option of
financing these street improvements by petitioning
the City for said improvements pursuant to Minn,
Stat. Chap. 429. The City will assume construction
and financing responsibility for the street
improvements. The School District's allocated and
agreed upon share of said costs will be assessed
against their property and paid over time subject
to an interest rate and term period mutually
acceptable to the parties·
The School District shall comply with all provisions of
its proposed June 21, 1994 Traffic Management Plan
prepared by Allan Klugman of Westwood Professional
Services, Incm, attached hereto as Exhibit A. In
addition to the provisions of said plan, the School
District shall provide at its cost in the opinion of the
New Hope Chief of Police police, reservists or attendants
sufficient to control traffic at all facility events.
This number will be based on maximum crowd capacity.
Fewer attendants may be permitted if a significantly
smaller crowd is anticipated.
The School District shall comply with all provisions of
its proposed June 30, 1994 Athletic/Physical Education
Complex Management Plan/Operational Plan prepared by R.
"Whitey" Johnson, Project Director, attached hereto as
Exhibit B. The School District further agrees to amend
the plan relating to the following issues:
1)
Snow Storage. Snow storage in Lot C will be
accomplished at the south rather then the north
end,
2)
Noise. The School District also agrees to submit a
Noise Impact Statement to address noise related
concerns if deemed necessary by the City.
3)
Litter. The School District also agrees to publish
a telephone number for neighborhood complaints
relating to litter problems after facility events·
4)
Facility Usage. The athletic facility will be
limited to only Cooper events as follows:
i)
four (4) varsity home football games plus any
post-season competition;
4
ii) seven (7) varsity home soccer games plus any
post-season competition;
iii) all daytime school uses currently made of the
existing field and track including daytime
track meets;
iv) the spring graduation ceremony;
v) it is expressly agreed no Armstrong High
School events will be held at the Cooper
facility.
The Design Plan proposed by the School District shall
comply with all conditional use permit standards. These
shall include, but not be limited to, the following:
1)
Additional bus parking spaces shall be provided, if
needed, as determined by the City, after one year
of operation.
2)
All lighting on-site shall be arranged to not
reflect onto adjacent property.
3)
All signage on-site shall-comply with the New Hope
Comprehensive Sign Code.
The School District further acknowledges and agrees to
comply with its revised plan to upgrade the athletic
facility submitted as part of Planning Case 94-18. In
addition to the conditions stated herein, these plans
include, but are not limited to, the following:
1)
Additional screening at the west end of the parking
lot.
2) Potential parking spaces for 2 more buses.
3)
Relocation of the perimeter fence to an area
immediately north of the field to provide more open
space.
4)
Location of trash receptacles indicated on the
pl an.
A defined schedule of site improvements for New
Hope Elementary School including the following:
i)
parking lot upgrade including sealcoating and
curbing by September, 1997;
ii) storm water drainage and deficiencies resolved
by September, 1997;
iii) the fields west of New Hope Elementary do not
properly drain. It is recommended New Hope
Park & Recreation Department and the School
District review the use of the fields west of
New Hope Elementary and evaluate if regrading
and reconfiguring the fields is beneficial
because it is expected excess material from
the football/soccer field and street/parking
lot improvements could be disposed of in this
area to allow the fields to be properly graded
to drain.
The School District shall enter into a site improvement
and development agreement prepared by the City
incorporating all agreed upon commitments and conditions
of the site plans, traffic plans, management/operational
plans accompanied by an adequate financial guarantee
determined by the City to insure completion of all agreed
upon improvements of the plan. The amount of the
financial guarantee shall be determined by the City
Engineer. The performance guarantee amount may exclude
the cost of the street work discussed above if it is
financed by school property assessments at the School
District's option. Further, the CUP and development
agreement shall be subject to annual review by City
staff. The School District shall also execute all
necessary documents to dedicate street right-of-ways and
utility easements discussed herein. The School District
also acknowledges it must comply with all requirements of
the Shingle Creek Watershed District and all other
governmental entities, if any, having jurisdiction over
this upgrade project.
Effect of Agreement. This agreement constitutes the general
framework for the proposed City/School District Alternate
Compromise Plan. The New Hope City Council's recommendations
are subject to final approval by the Board of ISD 281. The
City Council's October 10, 1994 approval of the Cooper
Athletic Field Expansion Conditional Use Permit is contingent
upon the School District's acceptance of the conditions
contained herein.
6
Date:
INDEPENDENT SCHOOL DISTRICT 281
CITY OF NEW HOPE
By
Its
By
Its Mayor
By
Its
By
Its City Manager
c: \ t~ p51 \Ch h\school.ca
PLANNING AND DEVELOPMENT
Third Quarter 1994 Report
City Council Synopsis
Overall, the activity in the planning and development area has been high during the third
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. The Planning Commission continued consideration of this
issue at their July meeting and a motion to approve the CUP, subject to a number of conditions,
failed on a 2 - 3 vote. The issue was considered by the City Council in August and, after
considerable discussion, was tabled until October for further research. The City Manager
worked diligently with the School Superintendent to work out a compromise proposal, which was
presented to the Council and the public in September, when additional public input was
received.
Two new commercial and two new industrial projects were initiated during the third quarter.
The new SuperAmerica convenience store/gas facility at 62nd and Broadway was substantially
completed and a new addition for the Country Kitchen restaurant on 42nd Avenue was
approved, with construction underway. The new 80,000 square foot office/warehouse for
Navarre Corporation on 49th Avenue was completed.and a 40,000 square foot addition for
Versa Die Cast, Inc. on Quebec Avenue was approved, along with numerous site
improvements, and this project is currently under construction.
The consolidation/platting of two City-owned parcels was also completed during the third
quarter, with City Center Addition being platted on 42nd Avenue for marketing purposes, and
Cameron Addition being platted at 63rd and Louisiana Avenues for the creation of a new
residential scattered site housing parcel. In conjunction with the 42nd Avenue platting, staff
continued to work with Thorpe Bros, Inc. on the marketing of this property and received several
proposals.
The Administrative Analyst also continued work on the Business Retention Program with the
North Metro Mayors Association and has established a new inventory of vacant/available land
and buildings in the City to improve our responses to inquiries from businesses desiring to
locate in New Hope. She has also followed-up a number of "red flag" issues derived from the
business retention survey so the business community is aware that we do value their responses
and want to address their concerns.
Respectfully submitted,
Kirk McDonald
Management Assistant/
Community Development Coordinator
PLANNING AND DEVELOPMENT
Third Quarter 1994 Report
The Planning Commission reviewed the following cases during the third quarter:
No. of Cases
Notices Sent
July 4 50
August 1 26
September 4 55
TOTALS 9 131
Month
July
August
Sept.
Type of Request Number Approved
CUP Amendment 2 2
Site/Bldg. Plan Rev. 3 3
Prel. Plat 1 1
Concept PUD ! 1
PUD Dev. Stage 1 1
Final Plat 1 1
Prel. Plat 2 2
CUP - Tower 2 2
TOTALS 13 13
Denied Withdrawn
YEAR
TO DATE TOTALS
CUP-Parking
Rezone Property
Text Amend.-Off-Street Parking
CUP-Outdoor Storage
Site/Bldg Review
Preliminary Plat
Text Amend.-Gas Canopy
Text Amend.-Gas Can. Signage
Zone Dist. Uses Study
Final Plat
Variance-Setback
PUD
Variance-Lot Width
CUP-Cony. Store w/Gas
Text Amend.-PUD Area
CUP Amendment
Concept PUD
PUD Devel. Stage
CUP - Tower
TOTALS
APPROVED
1
1
1
1
6
6
1
1
1
3
3
1
1
1
1
2
1
1
35
DENIED
2
WITHDRAWN
Tabled
TABLED
1
1
1
2
2
PLANNING/DEVELOPMENT ISSUES
~iiii!iii~~iiiiiii~!ii!iiiii~iiiii!ili~!~iiiiiiii~ This request to allow Hope Allianc~o--.
Chapel/BeaUtiful Savior Lutheran Church to lease space to District No. 287 for purposes ,_
conducting educational classes was approved at the July 12th Planning Commission meeting and
after a lengthy discussion was approved at the July 25th City Council meeting, subject to
conditions as recommended by the Planning Commission. The Development Agreement was
mailed to Hope Alliance on September 22nd, however, it has not yet been executed due to the fact
that no agreement has been reached on the sale of the property. Consequently, educational classes
are not being conducted at the site this fall, but may be initiated in January, 1995.
~iiii~~?i~~iii?i~~ - At the July 12th Planning Commission meeting, the
Commission approved the request for site and building plan review to construct a 1,000 square
foot addition on the east/south sides of the existing building and to make other site improvements.
The City Council approved the request at the July 25th meeting.
Commission meeting, the Commission approved the Preliminary Plat of Don Harvey 2nd Addition
and Concept Stage Planned Unit Development approval to allow a 40,000 square foot building
addition for Versa Die Cast, Inc. The City Council approved the request at the July 25th Council
meeting. The Final Plat and Development/Final Stage PUD was approved at the August 2nd and
August 12 Planning Commission and City Council meetings, respectively. The proposal will
include numerous improvements to the existing buildings and the correction of a drainage
problem, in addition to the new construction. A Development Agreement was executed between
the City and the developer and a performance bond has been submitted to the City.
~ii~ii~!i~ii~ii~ - During the third 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 July 12th Planing Commission meeting,
the Commission recommended denial of this request. Staff received a request from the School
District prior to the July 25th City Council meeting to table this request until August 8th so the
District could be better prepared to make their presentation to the Council. After a lengthy
discussion between the Council and the School District on August 8th, the Council voted to table
this matter for 60 days. On September 12th at the City Council meeting, this case was removed
from table for an update from the City Manager, and at the September 26th meeting a revised plan
was discussed and public input was heard. This item will be on the agenda on October 10th.
o
the Council approved the release of the Letter of Credit held on the Paddock Laboratories
development in the amount of $67,200, as all work had been satisfactorily completed.
~~ - At the July 25th City Council meeting, the Council approved the quote
from 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 $1,500, respectively.
~~ - At the July 25th
EDA meeting, the EDA passed a resolution Approving Master Modification to Redevelopment
Plans and Tax Increment Financing Plans and Requesting Approval of the City Council. On the
same date the City Council passed a similar resolution with findings. The resolutions authorize
the expenditure of tax increment revenues derived from the established Districts to pay public
10.
11.
12.
13. ·
14.
redevelopment costs in additional areas and costs related to the construction of a community
center.
~:!:~l~-:i~:i:~~..~~!i~~ - A request was received from All Star Sports to
receive financial assistance from the City for site improvements along 42nd Avenue. This request
was denied at the July 25th EDA meeting, due to the fact that the majority of the improvements
were routine maintenance items.
~~ - A request was received from Autohaus at the July 25th EDA meeting to allow an
existing retaining wall to remain in place five feet from the property line. The EDA indicated that
they desired to review all outstanding issues related to this development before taking any action
on the retaining wall request.
~~!i!ii~ - A request was received by the EDA at the August 8th EDA meeting from
Foremost, Inc. to delay payment of real estate taxes in full for 1994 and allowing them to make
two payments. This request was denied by the EDA. At the September 12th EDA meeting, the
EDA again discussed the request for a delay in payment of taxes and possible legal action if the
original contract was not upheld. The EDA approved a motion requiring Foremost to pay the first
half property tax payment by September 14th and to allow a delay in payment of the second half
until November 15th. Staff confu'med that the first half taxes were paid per the time schedule
agreed to by the EDA.
~~i!i.i~{iiii!i~iiiii~~- At the August 22nd City Council meeting, the Council
approved the release of the Performance Bond being held for Lakeside Ltd. in the mount of
$123,600 for the improvements to the site. These improvements have been completed to the
City's satisfaction.
~ili!~~:. ...... ~iiii~ili~iiii~iiii~j~iiiii~ - At the August 22nd Council meeting, staff
informed the Council that Conductive Containers, Inc. was interested in purchasing the vacant
industrial building at 4500 Quebec Avenue, but due to track maneuvering problems the existing
site did not meet code requirements. Staff is interested in pursuing the possible acquisition of the
vacant property south of that site (4400 Quebec), which is for sale, and possibly selling a portion
to the adjoining property to facilitate a new business moving into the City. The remaining portion
of the property would be utilized as a stormwater holding pond, as designated in the City's
Stormwater Management Plan. The Council authorized staff to proceed with the formulation of
a proposal and during the third quarter staff met with all parties and had GME Consultants prepare
a wetland delineation and soil boring report and had the property appraised. Staff will be
presenting a proposal to the EDA in October.
~iii~i~~ ' At the August 22nd
Council meeting a resident who raises pheasants in his back yard requested that the Council
consider amending the existing ordinance which prohibits this activity unless there is a minimum
lot size of 54,450 square feet. The Council referred this matter to the Planning Commission for
study and the Commission will be making a recommendation to the Council in the fourth quarter.
Preliminary Plat approval of City Center Addition to consolidate several parcels into one lot to
facilitate the sale of the property at 7300 42nd Avenue North. The Planning Commission
approved the Preliminary Plat at its September 6th meeting and the Council approved the plat
September 12th.
15.
16.
17.
18.
19.
20.
21.
staff to acquire the 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 wirJ---,
the rear postion of the adjacent City-owned property at 7109 62nd Avenue 'to create a ne,.
residential buildable parcel. The City requested Preliminary Plat approval to combine part of
7109 62nd Avenue North and the parcel of property acquired from Carol James into one parcel
for development. The Planning Commission approved the Preliminary Plat at its September 6th
meeting and the Council approved the plat on September 12th. The Council passed a resolution
on September 12th to transfer ownership of this property from the City to the EDA, per
recommendation from the City Attorney, so that the newly platted property would be under one
ownership. Also at the September 12th meeting, the City Council passed a resolution setting
October 10th as the public hearing date to vacate an unnecessary utility/drainage easement on the
property.
Corporation requested a conditional use permit to erect a 150 foot ESMR cellular telephone
antenna/radio tower at 5008 Hillsboro Avenue North. The Planning Commission approved the
request at its September 6th meeting and the City Council approved the tower at its September
12th meeting. A Development Agreement was prepared and sent to OneComm for execution
along with performance bond requirements.
Planning Commission approved a request for a conditional use permit to erect an antenna tower
and construct an equipment building in Victory Park off International Parkway at its September
6th meeting. The City Council also approved this request at its September 12th meeting. U.S.
West will lease the land at Victory Park from the City. A Development Agreement, Antenna Site
Lease Agreement and performance bond requirements have been sent to U.S. West for execution.
residents to fill vacancies on the Planning Commission, the City Council conducted interviews
prior to the September 12th Council meeting. At the conclusion of the meeting, the Council
passed a resolution appointing three new Planning Commission members:
Roger Landy,
William Oelkers,
Richard Stulberg
The Commissioners will be officially sworn in at the October 4th Planning Commission meeting.
~~iiiiii~~iiiii~iii!ii~ilili~!- A request was received from
CareBreak for a one-year extention of time on their CUP to allow an adult day care facility in an
R-5 Zoning District at 5501 and 5425 Boone Avenue North. The City Council approved the one-
year extention until November 9, 1995, at its September 26th meeting.
~iii!~i!~~'!ii~i!i~iii~i!~!ii~- At their September 26th
meeting, the City Council approved a reduction in the Letter of Credit for Five Thousand
Winnetka 2nd Addition (Navarre Corporation) from $193,350 to $29,250, as the majority of the
improvements have been completed.
~!~i~iii~i~i~ - A Letter of Intent was submitted to the City from Minne
Mufflers, Inc. (Car X) regarding their interest in purchasing the City-owned property at 42nd and
Nevada Avenues. At the September 26th EDA meeting, the EDA declined the Letter of Intent
22.
23.
24.
25.
26.
27.
28.
29.
30.
from Minne Mufflers, as the City is not interested in locating an auto-oriented facility on this site.
$~~~g - The Development Agreement between SUperAmerica and the City was executed
and the appropriate bond posted at the beginning of the third quarter. Construction of the new
facility at 62nd/West Broadway was substantially completed and the facility is close to opening
for business.
':,~§~[~::-~fi~ The Development Agreement on this project was executed during the third
quarter and the appropriate bond posted. A substantial amount of grading work was completed
on this project during the third quarter and the subdivision will add nine new residential lots for
development in the City.
~~iiii~iiii~- The Final Plat of Northwest Church was filed during the third quarter
and a landscaping plan was submitted and approved by the City and the work has been completed.
~ii.ii~~iiiii~~ii~iiii!~O~iii~ - The Final Plat of Five Thousand Winnetka 2nd
Addition was signed and filed/recorded during the third quarter for the Hoyt property on 49th
Avenue.
~~iiii~iiiii~~iiii~giiiii~i~- Work progressed on the construction of this
facility during the third quarter with two payment requests being processed, after review/approval
of the work by the Inspections Department.
iii~ - Work also progressed on this project during the third quarter, with the
office building opening and the mausoleum nearing completion.
~iiiiii!~iiiiii~ - Staff continued to be busy during the third quarter with
participation in the Business Retention Program coordinated by the North Metro Mayors
Association/Community Resource Partnerships. The surveying of businesses continued during the
third quarter and will extend through the fourth quarter. The program aggressively works to
foster a healthy economy by systematically surveying businesses to identify issues and
opportunities.
Staff developed lists and categorized "red flag" issues relating to the Fire Department, Public
Works, NSP and the Post Office. Lists of businesses that had specific concerns were then
channeled to the appropriate department/agency for follow-up.
During the third quarter staff also updated all available vacant land and building listings in the
City and the list is now being updated on a monthly basis. The purpose of maintaining a current
vacant land/building listing is to provide more accurate information to businesses/industries
wanting to locate in New Hope.
~iiiii~ - Ground breaking ceremonies were held for the new Navarre Corporation
building and for the Versa Die Cast building addition during the third quarter, with the City
Manager attending both events.
~iii~ - The Codes & Standards Committee of the Planning Commission met several
times during the third quarter to study the following City/Zoning Code issues and will be
forwarding recommendations to the full Planning Commission and City Council during the fourth
quarter:
2.
3.
4.
Front Yard Parking in the I-1 Zoning District.
The Keeping of Animals and Birds in Residential Zoning District.
Furniture and Appliance Sales in the I-1 Zoning District.
Outdoor Storage in the I-1 Zoning District.
31.
.i.~~i.i~~~i~i~~~ - During the third quarter, staff continued to
actively participate on the TwinWest Business Development Sub-Committee which completed the
updating of the demographic data and community profiles of all TwinWest Cities.
32.
~~}ii::~i!i~~i~g~~[~ - During the third quarter staff also continued to
actively participate on the TwinWest Bank Consortium Sub-Committee.
Overall, the activity in the planning and development area has been high during the third quarter, with
30 applications being made through the end of September and a good deal of staff time devoted to the
Cooper High School athletic field issue, new retail/industrial projects by SuperAmerica, Country Kitchen,
Navarre Corporation and Versa Die Cast, and the completion of the platting of several City-owned
parcels. More time and attention has also been focused on the Business Retention Program with the
hiring of the Administrative Analyst.
Kirk McDonald
Management Assistant/Community Development Coordinator
ENGINEERING
Third Quarter 1994 Report
City Council Synopsis
A variety of important engineering projects continued throughout the City during the months of
July/August/September and most of the projects were a continuation of projects initiated in 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-Wide Retaining Wall Project and the 36th Avenue
Railroad Bridge and Street Reconstruction Project. Plans and specifications were approved
and the bid awarded on the' retaining wall project, with an informational bulletin begin sent out to
residents. Work started after Labor Day and the majority of work is scheduled to be completed
by the end of October. Council and staff also continued to work out agreements between the two
railroad companies regarding reimbursement for the bridge closure. The State Transportation
Department approved the plans and the project is currently being advertised for bids, with possible
construction this winter. Both projects are on schedule and have met the goals/objectives for the
quarter, however work with a variety of parties on the railroad agreements has been frustrating,
as staff had hoped to have all agreements resolved by this time.
The 42nd Avenue Railroad Bridge Repainting Project was completed during the third quartbr
on schedule. The 42nd Avenue Landscape/Maintenance Improvements Project continued
during the third quarter with a majority of the work being completed. However, the goal of
completing the project by the end of the season will not be met due to delays by property owners
in approving the two City sign agreements (for 42nd Avenue and 45th and Winnetka Avenues) and
a delay by the School District on the approval of the clock tower at 42nd and Winnetka. The intent
of both projects was to improve the overall aesthetics of 42nd Avenue and the landscaping project
most likely will not be finalized until the spring of 1995.
The two major projects related to site/building improvements for City facilities progressed on
schedule during the third quarter. The Public Works Site Improvements and Salt Storage
Building Construction was essentially completed during the quarter. Also, under the direction
of the Director of Finance and Administration, work got under way on the Phase II City Hall
Remodeling Project, with bids being awarded in August, employees moving to temporary
quarters in September and construction currently under way. Both of these projects met the goals
and objectives for the quarter.
Lastly, a tremendous amount of staff and engineering time was devoted to the Cooper High
School Athletic Field Complex issue during the third quarter, which culminated in a compromise
proposal that was acceptable to both the City and the School District.
These projects, along with a variety of other park improvement projects and water-related projects,
kept staff busy in the engineering area during the third quarter.
Respectfully submitted,
Kirk McDonald
Management Assistant/Community Development Coordinator
ENGINEERING PROJECTS
Third Quarter 1994 Report
Progress took place on the following major engineering projects during July, August and September, 1994:
~ i!~iii~~} ' At the July 25th Council meeting, the City Council approved a resolution
indemnifying the State of Minnesota for granting variance from Minnesota Transportation Fund
requirements. The City Council also approved an agreement with the Soo Line Railroad for
reconstruction of 36th Avenue Bridge. The Railroad will perform certain parts of the project,
including removing and replacing track and track bed, and alterations'to communication, signal lines,
signals, etc. The City will reimburse the Railroad for its participation in the project. At the July 25th
Council meeting, the City Council passed a resolution prohibiting on-street parking for the portion of
36th Avenue that will be reconstructed in conjunction with the 36th Avenue Railroad Bridge
Reconstruction Project. The City will be enforcing this no parking policy. At the September 12th
meeting, notice was given that the Cities of Crystal and Plymouth have not responded to the proposed
cost participation of storm sewer improvements in Winnetka Avenue. The Council directed staff to
schedule a meeting with Crystal officials to discuss this project. At the September 12th City Council
meeting, it was noted that the City has received approval of a variance relative to the bridge ownership
issue. An agreement between the railroad and New Hope still needs to be resolved, with considerable
work on negotiating this agreement taking place during the third quarter.
~!ii~i~ii~ii~i{~~ ' City staff met with Northern
Environmental representatives in September regarding the clean-up status of the City-owned property
at 42nd and Nevada Avenues. Northern Environmental indicated that the groundwater samples
indicated only minimal amounts of gasoline contamination and recommended that the City formally
apply to the MPCA for an "all clear" letter on the property. Northern Environmental will prepare the
request which will be submitted to the Council during the fourth quarter. The City will also be
submitting an addendum to the original Petro Fund request so that the City can be reimbursed for the
work that has taken place at the site in 1994.
~iiiii~iiiiiii!~iii~~iiii~- A resolution approving plans and specifications and
ordering advertisement of bids was approved by the City Council on July :Sth. Bids were opened on
August 19th and Classic Asphalt was awarded the contract in the amount of $191,185 at the August
22nd Council meeting. This bid also includes work for the 49th Avenue athletic field. The bid was
reduced by $18,016 by using a diamond wall instead of keystone, which makes the total bid $173,169.
A project bulletin was mailed to all impacted property owners informing them of the work schedule
and other project details. On September 12th the Council approved Change Order No. 1 for the
project in the mount of $40,000 for storm sewer and retaining wall improvements on 36th Avenue
near St. Joseph Church. At the September 26th meeting, the Council approved Change Order No. 2
for the project in the amount of $2,278 for the reconstruction of a sidewalk at 8431 Bass Lake Road.
Work is currently in progress on retaining walls throughout the City and the majority of work should
be completed during the fourth quarter.
~iiiii~iiiiii~iiiiii~~iiiii~- The City Council, at its August 22nd meeting,
approved plans and specs for 1994 Sanitary Sewer and Storm Sewer Repairs and ordered advertisement
of bids. At the September 12th meeting, the City Council awarded the contract to Penn Contracting,
Inc. for $65,248. This includes three repairs at 5701 International Parkway, 5944 Boone Avenue and
Boone and 60-1/2 Avenue North. The project should be completed by the end of October.
o
10.
11.
12.
~O,j~ii~7~ sait?$t~g~!ii~g ~g:~g~i~ag~}- At the July 25th Council meeting, the
City Council approved Change Order No. ! for modifications that were found to be necessary since
awarding the original contract to C.S. McCrossan. The amount of the change order is $12,866.35
which brings the total contract to $342,282.72. At the August 22nd meeting, the Council approved
Change Order No. 2 in the amount of $4,370.50 for relocating the fence along the north property line.
The majority of work on this project was completed during the third quarter with all yard
improvements and the salt/sand dome being constructed.
~jg([iii~S~iii~R~ii~iii~~- At the August 22nd City Council meeting, the Council passed
a motion accepting the City Hall Remodeling Project (Phase I) and authorized final payment.
~j~iiii~iiii iiiii~iiiii~~ili~ ~- At the $uly 25th City Council meeting,
the Council continued discussion of improvements to be made to Northwood I.atke. The improvements
are required to reduce the time it takes the water level in Northwood Lake to recede from the low
elevation in Boone Avenue to the normal water level of Northwood Lake. Staff was authorized to
develop plans and specifications for the project.
~ii~iiiiii~g!!~!i~ii~i~~iii~!i~ - At the August 22nd City Council meeting,
the Council approved the bid from Mikkleson-Wulff for $409,777 for Phase II City Hall Remodeling.
Two alternates were discussed at this meeting: Alternate No. 1 for a 15' bridge connecting the office
area and the front entry, was not recommended for approval; and Alternate No. 2 for three additional
windows on the east wall in the former Park & Rec area showed some support and will be considered
at another meeting. City staff requested 15 % contingency above the contract amount for furniture and
modular walls. The Council also approved the 15 % contingency costs along with the base bid. It was
noted at the September 26th Council meeting that the 45-day bid deadline for Alternate No. 2 expired.
Work on the project is currently in process.
~~ -~ Work continued on these twi3'~rojects
Railroad Bridge Repainting being completed and the majority of work on the landscaping project was
completed. An agreement was reached with Gethsemane Cemetery on the location of the 42nd Avenue
City sign during the third quarter and the sign will be constructed during the fourth quarter. Staff also
prepared a sign agreement for the 45th and Winnetka intersection at the shopping center, but the
owners have not yet executed the agreement. The clock tower and school sign issue at the intersection
of 42nd and Winnetka also still needs to be resolved and it is apparent that this project will not be
completed until the spring of 1995.
~l~ii~~i!~ii~~~.i~- At the April 25th City Council meeting,
the Council approved a resolution awarding contract to Aero Asphalt for basketball court
improvements in the amount of $58,750. The majority of this work is completed, with only minor
punch list items still remaining to be completed. The project included remodeling/resurfacing five
basketball courts and color coating seven courts.
~i!i~!i~!!~ii~!~ - This project was completed during the second quarter and
f'mal payment was approved at the tn'st part of the third quarter.
~j...'~iiiii~iiiii~iii~iiii~!iiii~iiii~- At the May 23rd City Council meeting, the
Council approved a resolution awarding the contract to Western Construction Co. for a new storage
building at Lighted Field in the amount of $13,140. This work was completed during June/July and
final payment has been made.
14.
15.
~M~iiii~]i~i:~:~i~5!i~gii~p~~t:.ii!~- The Surface Evaluation Report for the 1995
Street Improvement Program was completed during the third quarter and will be presented to the Ci~L.ty
Council for consideration during the fourth quarter.
~J~i~ii~iii~:. ..... i~}i~~liii~i~ii~- The City Council approved plans and specifications
and authorized advertisement for bids for new play area equipment at Jaycee Park at the July 25th
meeting. The City Council awarded the contract for play area equipment at Jaycee Park to Sunram
Landscaping for $43,313 at the August 8th meeting. The installation of the equipment has not yet
started and progress during the fourth quarter is dependent on weather conditions. The targeted
completion date for the project is spring of 1995.
~iiii~iiii~~i ii~ii~ - At the September 12th Council meeting, the City
Council approved plans and specifications and authorized advertisement for bids for the installation
of a traffic signal at the intersection of 36th and Boone Avenues. Several residents residing close to
the intersection raised concerns about the signal installation at the September 26th Council meeting.
An informational meeting to gain residents input was conducted on October 6th and staff will present
options for the Council to consider at the October 24th Council meeting.
Kirk McDonald
Management Assistant/
Community Development Coordinator
HOUSING AND REDEVELOPMENT AUTHORITY
'.
Third Quarter Report -- City Council Synopsis
The most significant activity that took p/ace during the third quarter regarding the Section
8 Housing Program was the approval of a new Contract for Administrative Services
between the Metropolitan Council and the City. The EDA approved the new contract at
the August 8th EDA meeting. The two major changes in the contract were that the
administration fee available to the City increased form $16.56 per unit/month to $21.00 per
unit/month for basic administrative services and the City will only be required to submit
quarterly invoices/reports instead of monthly reports. City staff supported the new contract
and the increased administrative fee, and welcomes the decrease in monthly reporting
requirements.
During the third quarter the City continued work on a number of housing and
redevelopment activities. The house located at 5009 Winnetka Avenue North was
cleared in July, and the site is ready to be developed. Staff is currently looking for sing/e-
story, twin home plans that can be adapted to be handicap accessible. The house located
at 7109 62nd Avenue North is in the final stages of rehabilitation and will be completed
and sold in October. This site and 6073 Louisiana Avenue North, which adjoin at the
property line, were replatted in September. It is anticipated that development will take
place at 6073 Louisiana Avenue North sometime in 1995.
Since July 7, 1994, the City has been participating in the Minnesota City Participation
Program (MCPP). The MCPP provides below-market interest rate mortgage loans for Iow
and moderate income first-time home buyers. For the first four months of the program,
participating cities have exclusive use of their individual allotment. During the final two
months, the individual allotment goes into a statewide pool that will be available to all
MCPP participating cities. The City originally received $849,000 in funds and has
$678,728 still available to qualifying buyers.
Respectfully submitted,
Kirk McDonald
Management Assistant/
Community Development Coordinator
Sarah Bellefuil
Administrative Analyst
HOUSING AND REDEVELOPMENT AUTHORITY
Third 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 Pro_re'am
Currently, the Section 8 Rental Assistance Program is providing assistance to 253 New Hope low
income families. This is up slightly from the 251 families that were being served in June. During
this same time period in 1993, New Hope was providing assistance to 252 families, so overall the
program is serving the same number of families in 1994 as in 1993. 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 follows:
Certificates Vouchers Total
July 183 7 254
August 184 69 253
September 185 68 253
The number of housing inspections has decreased compared to the same time period in 1993.
During the third of quarter of 1994 a total of 106 inspections were completed, as compared to 109
for the same time period in 1993. A total of 280 inspections had been completed at the end of the
second quarter.
A breakdown of housing unit inspections is contained in the following table:
Initial Reinspect Total Year to Date
Section 8 72 34 106 396
The most significant activity that took place during the third quarter regarding the Section 8
Housing Program was the approval of a new Contract for Administrative Services between the
Metropolitan Council and the City. The EDA approved the new contract at the August 8th EDA
meeting. The two major changes in the contract were that the administration fee available to the
City increased form $16.56 per unit/month to $21.00 per unit/month for basic administrative
services and the City will only be required to submit quarterly invoices/reports instead of monthly
reports. City staff supported the new contract and the increased administrative fee, and welcomes
the decrease in monthly reporting requirements.
Community_ Development Block Grant Pro.am
Housing rehabilitation -- 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 are 5 residential households in the process of being assisted, 1 being rehabilitated
and 3 on the waiting list. At this time all 1992/93 funds have been expended. Approximately
$31,115 in funds has been expended or committed for 1993/94 and $26,400 has been committed
in 1994/95.
Scattered Site Housing Program -- During the third 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 -- In July, 1994 the house and garage located at 5009
Winnetka Avenue North was leveled and made ready for development by Thomas
Contracting. Originally funds for purchasing and developing the site included HOME,
CDBG, and MHFA Land Trust funds. After consideration by the EDA, it was decided at
the September 26, 1994 meeting not to form a Land Trust. Instead, development of the site
was approved using CDBG funds and an increase in HOME funds to $40,000. The new
budget was also approved by the CHDO/CRC Executive Board on September 28, 1994.
Since approval by the EDA and the CHDO/CRC, staff has been working to find a plan and
a developer for the site. It is anticipated that the City will find a developer in October and
begin construction in November. In addition, the City has a list of buyers who are
interested in purchasing the twin homes and will be sending application forms to them in
October.
7109 62nd Avenue North -- Rehabilitation of this property was completed during the third
quarter and the City Forester will complete landscaping of the proPerty by October 14. The
total cost of rehabilitation is estimated at $30,510 which will be paid for through CDBG
scattered site housing funds. The City purchased the property for $36,263 using MHFA
grant funds, for a total project cost of $66,773. The house was appraised in late September
and a sales price has been set at $59,900. The $6,873 difference between the sales price
and the cost of purchasing and rehabilitating the home is also being paid for through MHFA
grant funds. The City will put the house up for sale during the third week of October and
will sell it to a low or moderate income family. It is estimated that a person will have to
earn $17,800 with mortgage assistance and $21,800 without mortgage assistance to afford
the home.
o
6073 Louisiana Avenue North -- The property at 6073 Louisiana Avenue North and 7109
62nd Avenue North is in the process of being replatted as the Cameron Addition.
Replatting the property will increase the size of 6073 Louisiana Avenue to 16,542 feet and
decrease the size of 7109 62nd Avenue North to 9,500 square feet. The City does not
intend to build on this site until 1995.
5501 Boone Avenue North -- The New Hope EDA acquired 5501 Boone. Avenue North and
the northern 75 feet on 5425 Boone Avenue North through 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 EDA owns a
portion of 5425 Boone Avenue North and is proceeding in an ongoing condemnation action
for 5501 Boone Avenue North. Recently, Care Break has shown interest in purchasing the
Homeward Bound site at 4741 Zealand Avenue North. If this occurs, the City will sell the
property at 5501 Boone to another interested buyer. The $100,000 in CDBG funds are still
designated for the future Care Break facility.
4. Agreements
Ao
At the July 25th Council meeting, the City Council approved the Third Party
Agreement for the Greater Minneapolis Day Care Association, Hennepin County and
the City for Year XX CDBG funds and staff followed-up to insure that a portion of
the funds were allocated to the Adventure Club.
At the July 25th Council meeting, the City Council also approved the routine
Subrecipient Agreement with Hennepin County.
Minnesota Housing Finance Agency Grants
Blighted Residential Property Acquisition Program -- 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, demolition, or new constructionl
The purpose of the grant is 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, 1993, 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 in October, 1994. It will be put on the market during the third week of October. The
project is being financed with MHFA and CDBG grant funds.
Publicly-Owned neighborhood Land Trust Program -- On August 30, 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 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. At the June 27, 1994 meeting EDA Commission members expressed concern
over establishing a land trust. At the September 26, 1994 meeting, staff presented 3 options to the
EDA for dealing with the site. On September 26, 1994 the EDA approved a revised plan for
development of the property located at 5009 Winnetka Avenue. The revised plan utilizes CDBG
and HOME funds for purchase and construction of the proposed twin home. The MHFA Land
Trust funds will not be utilized for this project and will be returned to the MI-IFA.
MI-IFA Minnesota City Participation Pro_re, am
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 which began on July 7, 1994 and runs for six months.
During the first six months, participating cities that have exclusive use of their individual allotment.
During the f'mal 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 are
available at an interest rate of 7.3%. As of September 30, 1994, the City has $$678,728 still
available. Therefore, the City has published an advertisement in the Star Tribune and the SunPost
with information about the loan program. A letter was also sent to area realtors informing them
that funds were still available.
CO-OP Northwest
HOME Grant --'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 $40,000
worth of HOME funds, in conjunction with other grant moneys, to acquire and build a handicap
accessible twin home at 5009 Winnetka Avenue North.
5-City Multi-Jurisdictional 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 served as Co-chair for Housing and
Family Services Action Group until October of 1994. 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
The City is interested in having Habitat for Humanity construct a home or homes in New Hope.
In July, the City presented three vacant, tax forfeited properties located at 4003-401-5 Oregon to
Habitat for Humanity for their inspection. Habitat for Humanity is currently reviewing these lots,
and others in the Northwest suburbs to determine which sites are buildable and appropriate for their
activities. New Hope does not expect to hear from Habitat for Humanity until November
concerning the usefulness of these sites.
Multi-Family Housing Financial Assistance Policies
In September, 1994, the EDA approved a Multi-Family Housing Financial Assistance Policy to
address requests for funding assistance for building rehabilitation/renovation work from owners of
multi-family dwellings in the City. In February, 1994, a loan proposal was approved for New
Hope Apartments (four 12-unit buildings) for $200,000 in rehab work. The closing on the loan was
completed in June and the renovation work was started in July. A substantial amount of work was
completed during the third quarter and several payment requests have been approved, subject to
recommendations from the Inspections Department. This project should be completed by the end
of 1994 and several other apartment owners have requested information on the loan program.
Kirk McDonald
Management Assistant/
Community Development Coordinator
Sarah Bellefuil ~
Administrative Analyst
0CT-27-1994 15:37 NAC 612 595 983? P.07×10
_N or t h we s,t, A,,,SS o,, coi JC- Consultants,iii _Inc._
U'R B A N P L N I N G · · M A R K E T R ~ 8 E A R C H
FROM
DATE
RE:
Kirk McDonald
Alan Brixius
27 October 1994
New Hope - I-1 Furniture and Appliance
Sales A.C. Carlson
131.00 - 94.05
BACKGROUND
The City of New Hope has the opportunity to assist a local business
in its relocation and expansion. A.C. Carlson wishes to relocate
their furniture and appliance store to a site located at the
southeast corner of Bass Lake Road a~d International Parkway. This
site is approximately 1.3 ares in size and is zoned I-l, Light
Industrial District.
The I-1 District does not allow furniture and appliance sales as an
acceptable use within the district. In review of this issue, City
staff outlined three options to acc~imiodate A.C. Carlson at the
subject site in a 2 August 1994 planning report. The three options
included:
Add furniture and appliance retail sales as a permitted use by
defining "building materials, to include furniture and
appliances.
Amend the Zoning Ordinance to allow furniture and appliance
sales as a conditional use in an I-1 Zoning District.
Rezone the property or general area B-4, Co~L~nity Business
District.
These options were discussed at a New Hope Codes and Standards
Comittee meeting. The Committee did not llke OptiOn i which would
allow furniture and appliance sales as a permitted use within the
I-1 District. This would allow this type o~ retail enterprise to
enter any I-1 site within the City. This raised compatibility and
traffic concerns.
5775 Wayzata Blvd.-Suite 555-St. Louis Park. MN 55416-(612) 595-9636-Fax. 595-9837
IDCT-27-i~94 15:58 61~ 595 983? P.SB×IO
Option 2 a~d 3 wo~ld provide the City some geographic limits to the
proposed use within the City.
Option 2 would establish furniture sales as a conditional use
within the I-1 Zoning District. In developing the Ordinance
language, the City would establish performance standards that would
provide some geographic limitation to the sites capable of
accoa~iodating the proposed retail use. We have attached a draft
ordinance as an example of the proposed performance standards.
Option 3 would be to rezone the site to a B-4 Zonin9 District.
This option would limit the geographic opportunity for furniture
sales to the specific site.
In evaluating the subject site's location at the periphery of the
I-1 Zoning District, surrounding land uses, and the mixture of
businesses occupying the site tO the east of the subject site, City.
staff believes a case could be made for commercial rezoning.
CONCLUSION
In review of the available options, the Codes and Standards
Committee concluded that the option to be pursued to accommodate
the A.C. Carlson request would ~e ? text amendment to allow the
furniture and appliance stores wzthin the I-2 District by CUP.
With the consensus of the Planning Co~m~ission and Council, City
staff will advise A.C. Carlson to submit an application for the
zoning amendment.
0CT-27-1994 15:38 612 595 983? P.09×10
CITY OF NE~ HOPE
'ORDINANCE NO. 94-
AN ORDINANCE AMENDING THE NEW HOPE ZONING CODE TO ALLOW FURNITURE
AND APPLIANCE SALES AS A CONDITIONAL USE WITHIN THE I-1, LIMITED
INDUSTRIAL DISTRICT.
THE CITY COUNCIL OF THE CITY OF NEW HOPE HEREBY ORDAINS:
fleution 1_. Section 4.144 of the Zoning Code is hereby amended
by adding the following language:
(13) Furniture and Appliance Retail Sales. Retail sales of
furniture and appliances, provided that:
(a)
Frontage. Site where business is located shall
have frontage on a major collector or arterial
street.
(b)
~ Vehicular access points shall be limited
and designed and constructed to create a minimum of
conflict with through traffic movement on public
streets.
Parkin=. The number of parking spaces shall be as
required by Section 4.036 (10) (g), and subject to
other provisions of Section 4.036.
(d)
Loadin~ Areas.
the provisions
Ordinance.
Loading areas shall be subject to
of Section 4.037 of the Zoning
(e)
(£)
S_urfacing. The entire area other than that
occupied by buildings, structures or plantings
shall be surfaced with a bituminous or concrete
material which will control dust and drainage. The
material and grading shall be subjec= to the
approval of the City.
Compatibility, The architectural appearance and
functional plan of the building and site shall not
be so dissimilar to the existing buildings or area
as to cause impairment in property values or
constitute a blighting influence.
~ 0CT-27-1994 15:58 NAC 612 595 983? P.10/10
(g)
(i)
Liahting Shielded.. Ail lighting shall be hooded
and so directed that the light source .is not
visible from the right-of-way or from a residential
zone or use.
Scre~ninq from Resi~ntial. Parking areas shall be
screened from view of residential districts and
shall be curbed with continuous concrete curbs not
less than six inches high above the parking lot or
driveway grade, at the curb line.
Landscaping. Landscaping shall be provided and the
type of planting material and the number and size
of plants shall be subject to the approval of the
City.
~e~ This Ordinance shall take effect upon its passage
and publication.
PASSED this day of 1994.
ATTEST:
Edward J. Erickson, Mayor
Valerie Leone, City Clerk
TOTAL P. 10
, 00T-28-94 FRI 13:20 P, 02/05
.crE'v~/A.
M~HAEL R. L,,~LI~JR
%t~.J~e~ ~. MAt
'AqLUAU I~.
CoRRIC~ & SO~r~rta~,, P.A.
ATTORNEYS Ar L~w
E~bu~gh Ex~ufive Office
8525 Edinbr~k Crossln~
~te ~203
Brookl~ P~k. ~nneso~ 55443
LAVON~ g. Kg;KE
Td'IARON D. DI:RRy
October 28, 1994
Kirk McDonald
Management Asst.
City of New Hope
4401 Ay]on Avenue North
New Hope, MN 55428
RE:
Proposed Ordinance Regulating Outdoor Storage in the
I-1 Zoning D/strict
OUr File No: 99.49417
Dear Kirk:
I have reviewed the City Planner's October 27~ 1994 memo and
proposed Ordinance in connection with outdoor storage in the I-I
Zoning District. Please find enclosed a revised Ordinance
incorporating the Planner's recommendations into our City Code
format for oonsideratlon at the next Planning Commission meeting.
The only substantive change I made from the City Planner's
Ordinance is found in section 2 dealing with open storage as a
conditional accessory use. The Planner deleted subsection (a) and
Cb) of the existing ordinance and rewrote the provisions as
subsection (c) and (d) in the ordinance attached to his memo. [
simply amended subsections (a) and (b) of the existing ordinance to
conform to the Planner's rewrite. Therefore, the lettering system
between the enclosed Ordinance and the one proposed by the Planner
are not identical, however the substantive content of the
provisiOnS are identical. [ hope this iS not too confusing.
Contact me if you have any questions.
Very tru~l y
-~-.. you rs,
Steven A. Sondrall
alt
Enclosure
cc: Valerie Leone (w/enc)
Daniel J. Donahue (w/eric)
P. 03/05
00T-28-94 FRI 13:21
ORDINANCE NO. 94-17
AN ORDINANCE AMENDING NEW HOPE ZONING CODE
TO ALLOW OPEN/OUTDOOR STORAGE AS A PERMITTED
ACCESSORY USE WITHIN THE I-1 LIMITED
INDUSTRIAL DISTRICT
The City Council of the City of New Hope ordains:
~ectjon .1, SecTion 4,143 "P~er~itted Accessory Uses" of the
New Hope City Code is hereby amended by addin9 subse'o~ion (3)
"Limited Open,,,~torage Apcessory" to read as tollows:
(3) Limited Open Storage Acce_s~or~. Open outdoor storage as m
P,,ermitted accessory u, se provided that: -
L~m~ted Acc, essoqy Usff. Th9 open outdoor storage must bo
an accessory use, as defined by.Section 4.022 (1.) of this
~ode. Lo a permitted or conditional principal use on th~
site, ' ''
(b)
~.d)
Maximum ~pace..
(20) De r.c_en}-
st ruct ute..
Open storage a.F~a may not exceed twenty
of the gross floor area of principal
Setbacks. Open ~toraae ~rea ~hall not be loc~ed ~ithin
any front YaEd or side zard ~butting a ~ublic right-of
way.,, Accessory open outdoor storage .shall be set hack
~lve (5) feet from all side and rear lot lines and shall
~ot b~ located within a utility or drainage easement,
~urfact~R. ~en stor~_ge area is ~rface~ to control
dust..~ -
Bcr'eenin~/Landscapin? Ar.~a is screened.and landscaDe~
from ad~ace,nt res~dent~a3 U~es.aqd public riRhts-of-wa¥
J_n accordance with the pro¥1s~ons o~ Section 4 033 of
this Code, '
~eouiFed Sp,aco. A¢cessorx ,open/outdoor storage spaco
shall not utilize a~y areas ~sed [p? ~eou~red off-street
pa?kin~..],oad~n~ aF~as..or access space, as reau!.red by
~Le~tion 4.036 (6)(~) and 4,037 .(.~) of this Code.
H~zar~ou$ Materials. Limited_.accessory o~en. outdoor
storage space ~ha]] not be used for Storage of hazardous
.~quids, ..s_o]ids, ~ses or wastes,
00T-28-94 FRI 13:23
P, 04/05
~ ,Refqse ~n.d~. The oroperty owner shall keeB
designated open outdoor storage, areas free of r'efus~
trash~ debris, wee~s, and waste fill. ' '
.Section..2. Section 4.144 (1) "Qpen Storaoe, Accessory" of tho
New HOpe City Code is hereby amended to read as follows:
(1) Opeo Storage. Accessory, Open and outdoor storage as a
conditional accessory use, w_here the storage a~ea ff,xceeds
%wenty (20) twenty percent of the gCpss floor are,,,, of t h~
prin,c~al structure provided that: ' '
(a) ~e4~---¢.~-.,R · '~ Scre~ndsc~pin~,
The area is-f-e~eed--e~ screened and landscaped from ...~ ....
...... ~,,~, ,,~, adjacent residential uses cr ~f -~ .... ~
-~--' r;;id:~t-~3 d~ctric~ ,~nd public ri~ht-of-wa~ in
compliance with Section 4,033 (3) o¢ this Cod!.
(b) Surfacing. fpen storage area is ~ surfaced to
¢ontro~ dust.
..(_g~. Accessory U~, The ppen outdoor storaae must be ar
accessory use, es defined DY Section 4.022 (1) of this
Cofe, t.o a permitted or conditional pr~nci.pa] use on the
sit~. '' ' "
(d~ Setbacks. Open storage areas shall not be located.within
any front yard or side.yard abutt~n~ a public [_iRh[-of
~ay. Accessory open outdoor storage sflall be s~
~ve (§) feet from all s. ide and rear }ct 3.~nes and shal]
Dot. be lqCated w4thin a ~.t~l~ty or drainage e~sement.
~e) ~equi.red ..8pac_~. Acces.sorv ql;::Len/outdoor storage specn
~h~]l not utit~ze any areas used for_ required o~f-stree-~-
parking. ~oading areas, or access space, as required b-¥~
Section ¢,O~6 (§) (a) and 4,037._~4) o¥ th~s Code± '
-(-f--)- Hazardous Mater~ale. L~m~ted Accessory oDe~ outdoor
storage space sha~l not be used for s[o.ra~e of h~zardous
]1qUids, solids, g~ses o.r wast~.
~ R_efuse end UpKeep. The propert.y owner shall keep
deslgnat¢d open outdooE storage ~reas free of refuse,
trash_, debris,..weeds, and waste lilt. '"'
00T-28-94 FRI 13:25
~eA~j.~.. Effective Date. This Ordinance shall be effective
upon its passage and publication.
0ated the day of , t994.
At t est:
VAlerie Leone, city Clerk
Bdw. J. Erickaon, Mayor
(Published in the New Hope-Go3den Valley Sun-Post the
, 1994.)
day of
Nort.hwest A, ssociat,e=d..Consultants, Inc.
U R B A N P L A N N I-N G - D E s '. M A R K E T R E S E A R C H
TO:
FROM:
DATE:
RE:
FILE NO ·
Kirk McDonald
Alan Brixius
27 October 1994
New Hope - Outdoor Storage
131.00 - 94.04
BACKGROUND
In review of New Hope's industrial zoned properties, City staff has
discovered that many industries include some accessory outdoor
storage as an element of their business. While outdoor storage in
industrial zones is necessary, concerns with regard to storage
type, appearance, site function, and impacts on surrounding
properties are addressed in the performance standards of the New
Hope Zoning Ordinance addressing this land use.
Currently, the City of New Hope Zoning Ordinance stipulates that a
conditional use permit i; required for all outdoor storage within
the City's Limited Industrial District (I-1) 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 m~ny cases, the outdoor storage represents only a minor
portion of the site operation. As such, staff believes that a
mandatory CUP process becomes an encumbrance on enforcement. To
ease ordinance enforcement and to address the issue of non-
compliance, City staff and the Codes and Standards Committee
formulated the attached ordinance which would allow limited outdoor
storage as a permitted accessory use.
5775 Wayzata Blvd.- Suite 555- St. Louis Park, MN 55416. (612) 595-9636-Fax. 595-9837
0CT-27-1994 15:56 612 595 9839 P.03/10
The' mai Or points of emphasis include:
Limited Accessory Use
The City would allow some limited accessory outdoor storage as a
permitted accessory use. We emphasize and define accessory storage
as storage ancillary to the principal use of the site and limited
to not more than 20 percent of the principal structure. Outdoor
storage that does not meet these standards would still have to
pursue a CUP.
As a permitted accessory use, the business could have some outdoor
storage without the need to process a CUP. This administrative
change should serve to ease implementation and enforcement.
Compatibility of Performance Stand ,xls
The proposed ordinance would require the permitted accessory
storage provided it comply with performance standards that address
appearance and comDatibiiity, includin9 setbacks, screening,
required space, and prohibition of hazardous waste.
CONCLUSION
The industrial zoning districts are designed to accommodate intense
industrial activities, many of which include some outdoor storage.
The proposed ordinance change is mainly directed to accommodate
sorae outdoor storage without the need for CUP approval. City staff
believes this limited flexibility in the process will benefit both
local businesses and the City in the enforcement of its zoning
regulations.
2
0CT-27-1994 15:36 612 595 983? P.0~/10
CITY OF NEW HOPE
ORDINANCE NO. 94-
AN ORDINANCE AMENDING TH~ NI~W HOPE ZONING CODE TO A~LOW OPEN/
OUTDOOR STORAGE AS A PERMITTED ACC~.SSORY USR WITHIN THE I-l,
LIMITED INDUSTRIAL DISTRICT.
THE CITY COUNCIL OF THE CITY OF NEW HOPE HEREBY ORDAINS:
Section 1, Section 4.143 of the New Hope Zoning Code is
hereby amended by adding the following language:
(3)
Limited Open Storage. Accessory_~_ Open outdoor storage as
permitted accessory use provided that:
Limited ACcessory_ Use. The open outdoor storage
must be an accessory use as defined by Section
4.022 (1) of this Ordinance to a permitted or
conditional principal use on the site.
(b)
Maximum_ Space. Open storage area may not exceed
twenty (20) percent of the gross floor area of
principal structure.
(c)
Setbacks. Open storape area shall not be located
within any front yard or side yard abutting a
public right-of-way. Accessory open outdoor
storage shall be set back five (5) feet from all
side and rear lot lines and shall not be located
within a utility or drainage easement.
id)
Surfacing, Open storage area is surfaced to
control dust.
(e)
Screening/Landscaping. Area is screened and
landscaped from adjacent residential uses and
public rights-of-way in accordance with the
provisions of Section 4.033 of this Ordinance.
(f)
Required Space. Accessory open/outdoor storage
space shall not utilize any areas utilized for
required off-streeC parking, loadin~ areas, or
access space, as required by Section 4.036 (6) (a)
and 4.037 (4) of Chis Ordinance.
Hazardous Mate=ials. Limited accessory open
outdoor storage space will not be used for storage
of hazardous liquidS, solids, gases or wastes.
0CT-27-1~94 15:37 NAC 61~ 595 983? P.05×10
(h)
~e_fuse and Upkeep. The property owner shall keep
designated open outdoor storage areas free of
refuse, trash, debris, weeds, and waste fill.
Section 2. Section 4.144 of the New Hope Zoning Code is
amended by adding the following language:
.Open. S.toragg, Accessory. O~e~ and ~,~oor storage as a
~ondltional accessory use ~~~
· . .... , .,-~ , :'~. .~. . ., ,.~ ..... ~, ~
....... ~..~.,...,.,~. ....... ~: .... ~ ............. ~,~......~ ..... .~ ~;~~~~
(a)
Accessory. Use. The open outdoor storage must bean
a~cessory use as defined by Section 4.022 (1) of
this Ordinance to a permitted or conditional
principal use on the Si~e.
(b)
(c)
~9_~backs. Open storage area shall not be located
within any front yard or side yard abutting a
public right-of-way. Accessory open outdoor
storage shall be set back five (5) ~eet from all
side and rear lot lines and shall not be located
within a utility or drainage easement.
Surfacin=. Open storage area is surfaced to
control ~ust.
(d)
Screening/L~.ndscaDing, Area is screened and
landscaped from adjacent residential uses and
public rights-of-way in accordance with the
provisions of Section 4.033 of this Ordinance.
(e)
Require~ Space. Accessory open/outdoor storage
space shall not utilize any areas utilized for
required off-street parking, loading areas, or
access space, as required by Section 4.036 (6) (a)
~nd 4.037 (4) of this ordlrla~ce.
(f)
Hazardous M~erials. ~imited accessory open
outdoor storage space will not be used for storage
of hazardous liquids, solids, gases or wastes.
2
8C1-27-1994 15:~? HAC 612 595 98J7 P.06/10
(g)
Refuse and Upkeep. The property owner shall keep
designated open outdoor storage areas free of
refuse, trash, debris, weeds, and waste fill.
Section S. This Ordinance shall take effect upon its passage
and publication.
PASSED this day of 1994.
ATTEST:
Edward J. Erickson, ~ayor
Valerie Leone, City Clerk
Hoyt Development
C O M P A N Y
13400 15th AVENUE NORTH, SUITE F
PLYMOUTH, MINNESOTA 55441
Phone 612-551-4944 Fax 612-551-4943
October 26, 1994
Mr. Kirk McDonald
City of New Hope
4401 Xylon Avenue North
New Hope, MN 55428-4898
RE:
Proposed Waldorf Paper Project
New Hope 3
Dear Kirk:
I have visited with the handling engineers for Waldorf, Inc.
regarding traffic projections for the above captioned
facility. I have been provided with detailed information
regarding the tonnage projections for the facility. I will
summarize the traffic projections as set forth by Waldorf:
Total trips per day are anticipated to be 33 trucks
in-coming and five trailers out-going. This will
take place over a period of ten hours for an
average of three vehicles per hour. This would
appear to be extremely minimal in terms of the
size of the site.
With regard to the type of truck traffic, the in-coming
traffic is broken down into three groups:.
A. 70% of the tonnage received is in roll-off forty
yard enclosed containers as utilized by grocery stores
for cardboard compaction.
B. 20% is in the form of rear-end packers (traditional
garbage trucks).
C. 10% are in neighborhood collection, straight-axle
light duty trucks.
The out-going traffic of five trailers per day is the
enclosed traditional van trailers for transfer to the
plant in St. Paul.
DEVELOPMENT ' CONSTRUCTION ' MANAGEMENT ' INVESTMENT
Mr. Kirk McDonald
Page 2
October 26, 1994
It is anticipated there will be approximately 12 employees
in the facility. Consequently the trip generation for
employees and customers would seem to be approximately one-
third the trip generation in traffic engineering guidelines
for a facility of this size. I am hopeful, therefore, that
any concerns about excessive traffic can be alleviated.
Please contact me if you require any additional information
on this subject for this staff report.
Very truly yours,
Bradley A. Hoyt
President
BAH:kc
YEAR
TONS
OCC
ONP-HHV~
LEDGER
OTHER
TOTAL
LOADS /
YEAR
LOADS /
MONTH
LOADS /
WEEK
LOADS /
WK DAY
LOADS /
HOUR
WALDORF WEST TRAFFIC STUDY
2 3 4 5 8
7 8 9 10
9000 18000 24000 25200 26500 27800 29000 30500 32000 33000
2000 3500 4300 5100 5900 6700 7500 8300 9100 10000
0 0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0 0
11000 21500 28300 30300 32400 34500 36500 38800 41100 43000
3666.7
7166.7 9433.3 10100.0 10800.0 11500.0 12166.7
12933.3 13700.0 14333.3
305.6 597.2 786.1 841.7 900.0 958.3 1013.9 1077.8 1141.7 1194.4
70.5 137.8 181.4 194.2 207.7 221.2 234.0
248.7 263.5 275.7
14.1 27.6 36.3 38.8 41.5 44.2 46.8 49.7
52.7 55.1
1.2 2.3 3.0 3.2 3.5 3.7 3.9 4.1 4.4 4.6
HOURS OF OPERATION
MON-FRI
6:00 AM-6:00 PM
SIZE OF TRUCKS
PICKUPS
SINGLE AXEL
DOUBLE AXEL
30-55' TRAILER VANS AND FLATBEDS
WHERE COMING FROM
PLYMOUTH
ROBBINSDALE/CRYSTAL
GOLDEN VALLEY
HOPKINS
MINNETONKA
ST. LOUIS PARK
EDINA
EDEN PRAIRIE
CHANHASSEN
OUT STATE NEAR METRO
TPY %
1745 7.52
745 3.21
2660 11.47
665 2.87
1630 7.03
545 2.35
450 1.94
1130 4.87
205 0.88
8275 35.68
ANOKAJCOON RAPIDS
BROOKLYN PARK/CENTR
MAPLE GROVEJOSSEO
TPY %
1850 7.98
1865 8.04
1430 6.16