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090192 Planning3. 3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 ® 4.1 4.2 6.1 6.2 AGENDA PLANNING COMMISSION MEETING OF SEPTEMBER CITY OF NEW HOPE, MINNESOTA 7:00 p.m. CALL TO ORDER ROLL CALL PUBLIC HEARINGS Case 92-21 Case 92-24 Case 92-19 Case 92-23 Case 92-20 Case 92-25 Case 92-17 Case 92-18 1, 1992 Request for a A Front Yard Setback Variance to Allow a Garage Addition, 2800 Boone Avenue North, Harry Wong, Petitioner Request for Variance to Parking Setback, 8711 Bass Lake Road, Darryl Brinker, Petitioner Request for Text Amendment to Rezone 5501 and a portion of 5425 Boone Avenue North from an I-1 (Limited Industrial) to an R-5 (Senior Citizen and Physically Handicapped Residential Housing) Zoning District, City of New Hope/Senior Outreach Services/North Ridge Care Center, Petitioners Request for Site/Building Plan Review Approval and Conditional Use Permit to Allow an Adult Day Care Facility in an R-5 Zoning District, 5501 & 5425 Boone Avenue North, Senior Outreach Services/North Ridge, Petitioners Request for Text Amendment Regarding Elimination of Square Foot Floor Limitation Requirement on Limited B-4 Uses in the B-2 Zoning District City of New Hope, Petitioner Request for a Text Amendment, Conditional Use Permit to Allow Open Sales Lot, and Site/Building Plan Review Approval to Allow a Garden Novelty Store, 8001 Bass Lake Road, Lyndale Garden Center, Petitioner Request for Text Amendment Regarding Apartment Sign Setbacks, City of New Hope, Petitioner Request for Text Amendment Establishing Signage Regulations (Size and Setbacks) for Churches, Schools, Non-profit Institutions, and Governmental Buildings, City of New Hope, Petitioner COMMITTEE REPORTS Report of Design and Review Committee Report of Codes and Standards Committee 1. Crystal Comprehensive Plan OLD BUSINESS Miscellaneous Issues NEW BUSINESS Approval of Planning Commission Minutes of August 4, 1992 Review of City Council Minutes of July 27 and August 10, 1992, and City Council Executive Session Minutes of July 27, 1992 ANNOUNCEMENTS ADJOURNME~ CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: o 92-21 Request for a Front Yard Setback Variance to Allow a Garage Addition 2800 Boone Avenue North 19-118-21-43-0012 R-1 (Single Family Residential) Harry Wong August 28, 1992 September 1, 1992 UPDATE The petitioner is requesting a front yard setback variance to allow a 21' x 22' garage addition to existing structure, pursuant to Section 4.034(3) of New Hope Code of Ordinances to construct a 420 square foot'attached double garage to the west side of the existing house (in front of the existing garage) and convert the existing garage to living The Planning Commission reviewed this request on August 4th, requested that the petitioner consider an alternative plan, and tabled the request. Petitioner met with staff on 8/27 regarding alternative plans and staff has developed several concept sketches with estimated setback variances that would be required. Petitioner has not submitted revised detailed plans and stated that he wants to review the concept sketches with the Commission and get input/direction before he spends additional funds on detailed alternate plans. RECOMMENDATION Staff recommends that the Commission review the concept sketch, give the petitioner input and table the case for an additional month. Attachments: Alternative Concept Sketches August Planning Report GERALD T. COYNE 300 BRUNSWICK AVE. S. GOLDEN VALLEY, MINN. MINN. REG. NO. 4741 INDUSTRIAL -- JUDICIAL COMMERCIAL -- TOPOGRAPHICAk, CITY LOTS -- PLATTING H EDTK i~ C ON S tit UC T I ON l'~o. .>~()() [>;~o~Je Ave. C O, 1 LOT SURVEYS COMPANY LAND SURVEYORS REGISTERED UNDER i..AW~I OF 8TATg Ol~ MINNESOTA LICENSED BY ORDINANCE OF CITY OlP MINNEAPOLIS 5747 W. Broadway Minneapolis, M:nnesota 55428 533-9922 m'o gars rttfka e -I -12Y. RAYMOND A. PRASCH 6917 IDAHO AVE. N. BROOKLYN PARK, MINN. MINN. R~. NO. 6743 INVOICE NO. ,~.: r C) q F. B. NO. 11,',-59 7 ~ t SCAL~ I" '-- -~ ' I 0 -- DENOTES IRON '~\ ,',; O~E3- Denotes Wood Hub ~, "i Set For Excavati,n~ Only Lot 5, We he,obr cart;fy th,~t fhis is e t~ue a"O correct representation c{ o survey of the boundaries of the ~bove d~sr';bed Jcnd eed the 'u¢ ~*;cn of ~:~ Du]}Jd~nqs end v;s]ble encr~ack, mer'ts, ~f cny. fro'~ (:r on said land. Signed -- LOT SURVEYS COMPANY CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 92-21 Request: Request for a Front Yard Setback Variance to Allow a Garage Addition Location: 2800 Boone Avenue North PID No.: 19-118-21-43-0012 Zoning: R-1 (Single Family Residential) Petitioner: Harry Wong Report Date: July 31, 1992 Meeting Date: August 4, 1992 BACKGROUND 1. The petitioner is requesting a front yard setback variance to allow a 21' x 22' garage addition to existing structure, pursuant to Section 4.034(3) of New Hope Code of Ordinances. 2. The petitioner is proposing to construct a 420 square foot attached double garage to the west side of the existing house (in front of the existing garage) and convert the existing garage to living area. 3. The New Hope Zoning Code imposes a greater front yard setback along heavily used collector streets or thoroughfares, including Boone Avenue, where the minimum setback requirement is 50 feet, rather than the usual 30 feet required for setback distance. 4. The existing structure is set back 51 feet 6 inches from the front yard property line, and the proposed garage addition will extend out 21 feet 4 inches from the front of the house, therefore the proposed front yard setback would be 30 feet 2 inches. The Zoning Ordinance calls for a 50-foot front yard setback on Boone Avenue, therefore a 19 foot 10 inch variance (rounded up to 20 feet) is needed. 5. The existing structure meets all rexluired setbacks (front/rear/side yards). 6. The proposed garage addition will have brick veneer (face brick) to match the lower level of the home, matching roof pitch and asphalt shingles, and matching cedar facia. Surrounding land uses/zoning include R-1 Single Family Residential on the north/east/ south/west with Sunny Hollow School and Park located across Boone Avenue to the southwest. 8. No change in the existing curb cut or driveway is proposed and the driveway length would be 31 feet (plus boulevard), similar to most other properties in the City. 9. The topography of the site is flat. 10. Property owners within 350' of the request have been notified. ANALYSIS 1. The purpose of the variance is to permit relief from the strict application of the zoning code where undue hardships prevent the reasonable use of the property and where circumstances are unique to the property. A hardship may exist by reason of narrowness, shallowness, or shape of property or because of exceptional topographic or water conditions. The hardship cannot be created by the property owner and if the variance is granted, it should not alter the essential character of the neighborhood or unreasonably diminish or impair property values in the neighborhood. Planning Case Report 92-21 August 4, 1992 Page -2- 2. "Undue hardship" as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of the landowner is due to circumstances unique to his property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance. 3. Additional criteria to be used in considering requests for a variance includes the following and the Planning Commission/City Council shall make findings that the proposed action will not: A. Consistent With Purpose of Variance Be contrary to the purposes of a variance. B. Light and Air. Impair an adequate supply of light and air to adjacent property. C. Street Connection. Unreasonably increase the congestion in the public street. D. Public Safety. Increase the danger of fire or endanger the public safety. E. Property Values. Unreasonably diminish or impair established property values within the neighborhood, or in any other way be contrary to intent of City Code. 4. A hardship could be determined in this case because the existing home could not be expanded with a similar-sized addition in the front, rear, or side yards without a variance. 5. Many homes in the City were not built to meet the stricter 50-foot setback along thoroughfares, or were constructed prior to the adoption of this setback, resulting in a mix of setbacks for structures. 6. The Planning Commission and City Council reviewed the "50-foot setback along thoroughfares" issue in Planning Case 77-90, where a homeowner across the street at 3025 Boone Avenue requested an identical variance 15 years ago (see staff exhibi0. At that time the consensus was that a decision to approve the variance would have the effect of reducing the front setbacks all along Boone Avenue to 30 feet, however, no controversy or flood of variance requests resulted from that action. RECOMMENDATION Staff recommends approval of the request for a 20-foot front yard setback variance at 2800 Boone Avenue North for purposes of constructing a garage addition no closer than 31 feet from the front yard property line, pending public comment, subject to the following condition: 1. The property owner should confirm that the dwelling is and will continue to be used as a single family dwelling with one common household and shared cooking/living facilities. Attachments: Section Map Topo Map Site Plan Certified Survey West/South/North Roof Plan Floor Plan Excerpt/Planning Elevations Case 77-90 $1~ ) i H &i SUNNY HOLLO~ SCHOOL 8~ I:M~R K mmmmmmmlmmmmmmm COUNTY m RO&O mmm NO 10 mm m mmmm mmmm m ~m m mmm m mm m DATE: November 1, 1977 CASE: 77-90 PETITIONER: Warren/Dorothy Jorenby REQUEST: Variance LOCATION: 3025 Boone Avenue STAFF FINDINGS AND COMMENTS: 5o The petitioners are proposing to add a 20 x 22 foot garage in front of their existing home. The home is on Boone Avenue which requires a 50 foot front setback. The proposed garage would extend to within 28 feet of the front lot line. While not stated in the application, it is assumed that the existing single car garage is to be converted into living space. The 28 feet of setback is only two feet less than the normal 30 feet required on streets other than major arterials. There are, of course, many homes in the City that have a projection of one kind or another that extend a couple of feet into the setback, including three or four garages that have received variances over the past years. This case will probably set the stage for additional requests since this is the only type of expansion possible for many of the homes in the City. It is, therefore, most important to provide a carefull review. If this is permitted it would in effect change the setback on Boone. The extra setback on major arterials is g~nerally justified on two counts. Firstlis that it provides space for future widening if and when necessary. Secondly, the setback removes the home to some small degree from traffic noise, smell, etc. The basic question is really if these are still valid reasons for maintaining the setback. Since the lot is now used in full compliance with the ordinance, it is able to have all the development rights other lots in the same district and situation do, there is no hardship involved. -1- PLANNING CASE 77-90 PLANNING E 77-90 - REQUEST FOR VARIANC~ IN FRONTYARD SETBACK AT 3025 BOONE AVENU~ - WARREN AND DOROTHY JORENBY , PETITIONER~, Mr. Jorenby stated they wished to make some changes to their home and it had seemed to them that the simplest way was to use the existing single garage for living space and were requesting the 22 foot vari- ance to allow them to add a garage at the front of the house. In answer to a question from Commissioner Atchley about the possibility of putting the addition on the rear of the house, Mr. Jorenby noted that the architect had not recommended it, stating they would lose too much natural light and it would be more expensive. He noted that he had spoken to the immediate neighbors -- the one to the ,'outh was in favor and the one to the north he felt had mixed feelings about the project. Mr. Jorenby stated that the siding, roof line, pitch of the roof would all match the existing home. Commissioner Anderson raised the issue of the setback on Boone and the fact that this was a different type of request because it would in effect change the 50 foot se=back presently in force on Boone Avenue which is a major arterial. This would be, in his opinion, a fairly significant change. Con~issioner Atchl~y questioned what the street width was now and asked what the dimensions would be, should Boone Avenue ever need to be widened? Mr. Reimer, the Director of Protective Inspections,~tated he thought that Boone was now 60 feet wide and noted that when Winnetka had been widened, his property had lost seven feet to the street. Commissioner Bartos commented that it was his opinion that the City could go up to 75 feet for the width of the street - this would come extremely close to the structure if the variance were granted. Commissioner Anderson questioned whether Boone would ever be widened, since Winnetka and Highway #18 were so close. Mr. Jorenby noted that Boone began to curve away from his lot at the south end and noted that the house on the corner of 30th~Boone was located only 30' feet from the street. It was determined that this house did not front on Boone and the 30 feet was a sideyard setback. Discussion then centered on the size of the variance and that the traditional reason for granting a vari- ance was that there was some hardship involved. commissioner Anderson noted that a persuasive case had been made for granting a 22 foot variance. Commissioner Bartos noted that in the past the variance requests hah usually been for 1-4 feet and this was a much larger request. Commissioner London noted that each request had to be considered separately. Commissioner Atchle~ made a motion to recommend denial of Case 77-90 due to the fact that there had not been a hardshi$ proven, other than the fact that the petitioner would like for economic reasons and venience, to build his ~ara~e toward the front of the property. Corm~issioner London second. Voting in favor: London, Bartos, Atchley, Cameron, Anderso~ Voting against: None Absent: Christensen, Gustafson, Gundersha~g. Motion carrie4. ..~ ~ /- '7 .. Mr. Jorer&bg c~m~e~ed tha~ he had .bee~ treate~ well bg the Cit~, bu~ fel~ tha~ it migh~ be practical to make future ~ecitioners aw~e early thaC there ~re cerCa/n sCr~s in the City chat had ~ifferent setback restrictions cha~nor~al, j?O_ //- / - -; ~ j'J 4. P]ann~nq Case No. 77-90; request f~om Warren and Do~oth¥ Jore,b¥, 30~5 ~oone Avenue North, ~gr a variance 4n ~rontyard setback to 9erm~t a garage add{~%n to f~t of the4~o~ ~ come w~t-7~-n 28 feet o~¥;~, was cons4dered by the Counc4]. M~. Narren ~orenby a~Deared. He sa~d that the variance was needed to perm4t the double garage add4t~on and that he would be agreeable to a 30 foot ~ather than the 28 foot setback or4g~na]]¥ requested. He sa~d that he had not been awa~e of t~e 50 foot setback ~equ4rement on Boo~e. D~$cuss~on fo]lowed as to the w~dth of the Davement on Boone and whether future w~den~ng of the street was a Doss4b~]4tY. It was noted that 8none had been str~Ded for b~cyc]e use which restricts traffic to a s~ng]e lane, that Boone ~s 9r~mar~]Y. a re$4dent~a] street and the need for w~den~n9 Boone d~d not aD,ear ~obg~]e.O~U~C; /, //~/g-? 7/~ -2- PLANNIN~ CAS£ 77-g0 Upon qUestion as to utilization of the existing garage, Mr. Jorenby said that it · . be converted to living quarters. Further discussion followed as to setback of the neighboring homes, feelino~s of the neighbors, and whether consideration should be given to a code amendment. Mr. Jorenby said that he would like to start construction this year. · Motio~ by Councilperso6 Plufka, second by Councilperson Otten _t_o__t_~able_P_l_ann_ing Cas_e_._No. 77-90_ .until the meetinq of November 28, 1977 and askinq the.~_e_t!_t_~on_e_r t.Q_p, ut_a._r, ow~9_f_stakes ~n_t_he_yard_to .i~d_i.c_ate the 30 foot setback line and to canvass his neighbors by_pe_t~t1OnL as to their feelinqs on the encroachment. Voting in favor: Erickson, Enck, Hokr, Otten, Plufka. Voting against: None. Motion carried. Councilperson Enck asked that staff review the setback requirements for Boone Avenue and the number of requests which could be anticipated for setback variances along Boone. The Mayor acknowledged the group of Boy Scouts in attendance at the meeting, this being Troop 405 from First Lutheran Church of Crystal. ? 4.~ F_i :,-~ ~ / /~ ,//_ /~/_ ~ ~ .l~ ~9 PUBLIC HEARINGS Planning Case No.,77-9~request from Warren and Dorothy Jorenby, 3025 Boone Avenue North, for a variance in frontTard setback to permit a garage addition to the front of their home, ~o come within 30 feet of'£he front lot line was considered by Council. (Planning Case 77-90--tabled at meeting of November 14, 1977). Mr. Warren Jorenby appeared. He presented written statement from four of his neighbors: Mary & Linne Johnson, Mr. and Mrs. James Brunelle, Mrs. Gerald Quenemoen, and Louis A. Doerr. The statements were in support of the requested variance. Motion by Councilperson Enck, second by Councilperson Otten to accept statements from Jorenby's neighbors and placing them on file. Voting in favor: Erickson, Enck, Hokr, Otten, Plufka. Voting against: None. Motion carried. No one appeared in regard to this case. The petitioner stated that the garag~ ~iding would match the masonite siding now on the house as would the shingles and the Koof line. It is intended that the addition match the house identically. Motion by Councilperson Otten, second by Councilperson Hokr grantino variance in front yard. setback to permit the addition of a ~araQe to the front of the house ~t 3025 Boone Avenue North, Lot 13, Block 3, West Winnetka Park 2nd ~ddition; the garaoe to come within 30 feet of the front tot line. Voting in favor: Erickson, Enck, Hokr, Otten, Plufka'. Voting against: None. O._C,~ .~t C._ ~ II //-,~. ~"- ? "7 .~ ~'~' Motion carried. Work Phone SLAB LOCATION AND BUILDING Flat Countour of Lot At Garege Site Permit to be obtained Permit No. Home Days PERMIT SLIP Addition Home Phone ~'~- Garage Size Gradual Steep X Slope Slope /Mi les ~'/ Customer Lot No. Block No. Lot Size Home Evenings iI-t-~7 [] Check here if alley i i [] Paved ~ Not Paved Width [] Office Copy [] Cement Copy GERALD T. CO~IE 3Q0 BRUNSWICK AYE. S. GOLDEN VALLEY, MINN. MINN. REG.,NO. 4741 INDUSTRIAL -- JUDICIAL COMMERCIAL -- TOPOGRAPHICAL CITY LOTS -- PLATTING ~o. 2800 Boo. e /ire. No. X~ Deacte~ gl evatica~ LOT sURVEyS.Y ~.~ ._ . ....... ~---"'~-X--'..~" ' Lot ~, Block l, BOONE T£RRACE We hereby certify thnt this is · true and correct rept~.sentation of · sur~ey of the boundaries of the eh·ye delcrlbed Innd end the location of nil buiUdinc~ and ei$ible encroachments, if any, from or on said lead. Surveyed by uS th,$ 2. d doy a April 19 76 ."" -. 69t7 IDAHO AVE. N. U,NN. Rm. NO. 67,3 ~. ~ ~. 1A?-59 O ~ DENOT~ IRON ~.Denot es SeC For Wood Hub ~ gxcava~io~ -'~ 1 LOT SURVEYS COMPANY ./'~ g 4 ?. 3 itl/ AVE. N. SITE PLAN DECLARATION I CERTIFY THAT I AM THE PROPERTY OWNER, OR OWNERS REPRESENTA-i-IVE & P~AY TO P~ 7' CITY OF NEW ItOPE PLANNING CASE REPORT Planning Case: Request: Location: PID No: Zoning: Petitioner: Report Date: Meeting Date: 92-24 Request for Parking Lot Setback Variance 8711 Bass l_ake Road 06-118-21-31-0001 I-1 (Limited Industrial) Darryl Brinker August 28, 1992 September 1, 1992 o BACKGROUND Darryl Brinker, owner of the Twin City Acoustics building at 8701/11 Bass Lake Road, is requesting a variance from the parking lot setback requirement in the I-1 Limited Industrial Zoning District in conjunction with the upcoming 1993 Bass Lake Road widening and channelization project, pursuant to Section 4.145(4) of the New Hope Code of Ordinances. The construction of left turn lanes on Bass Lake Road at Boone Avenue has been included in the 5-year Minnesota State Aid Capital Improvement Program as a 1993 Project. The City of New Hope supports the upgrading of this intersection for traffic safety purposes and has encouraged Hennepin County to proceed with this project. The project basically consists of widening and channelizing Bass Lake Road from International Parkway to Zealand Avenue, with new traffic signals being installed at International Parkway and at Boone Avenue. The project is scheduled to be let in February, 1993, and construction is expected to be completed by early Fall, 1993. Hennepin County will be responsible for acquiring all right-of-way for this road widening project and all right-of-way to be acquired will be on the south side of Bass Lake Road. The only property signifi- cantly impacted in regards to setbacks is the property located at the southwest inter- section of Bass Lake Road and Boone Avenue. The City Council conducted an informational meeting on the project at the August 10th Council meeting, where consideration was given to approval of the preliminary plan. All affected property owners were notified. The most significant issue raised was whether a raised center median was to be installed, which would block left turns into properties located on the north side of Bass Lake Road. The Council approved the preliminary plan and the County will return with final plans for approval within the next several months. Mr. Brinker appeared at the meeting and indicated that a variance would be required for his parking lot, due to the taking of property for the road project. The Council advised him that the variance was a separate issue from the approval of the preliminary plans and that he should make application to the Planning Commission. The City Manager has waived the application fee. Planning Case 92-24 September 1, 1992 Page -2- o o The existing setback of the parking lot from the public right-of-wayis 15 feet. City Code states that the minimum setback for parking lots shall be 20 feet adjacent to a residential district and 10 feet adjacent to a non-residential district. Technically, this property abuts residential districts, with an R-4 District located to the south and an R-1 District located to the north across Bass Lake Road. The City has met with the petitioner on several occasions and two alternate plans have been developed. The original "preferred City Plan" would leave a 10 foot green area between the right-of-way and the parking lot, requiring a 10-foot variance, and the "Brinkerpreferred plan" would leave 2 feet of green area, requiring an 18-foot variance. The site is zoned I-1 Limited Industrial with R-4 zoning to the south (Pheasant Park Apartments), R-5 zoning to the east across Boone Avenue (senior housing), I-1 zoning to the west, and R-1 zoning across Bass Lake Road to the north. The comprehensive plan states that industrial developments were intended in this "gateway" area of Highway 169/Bass Lake Road with an emphasis on good maintenance. The topography of the site slopes sharply downhill from the north to the south for one- way traffic flow exiting onto Boone Avenue. Property owners within 350' of the subject property have been notified of the request/public hearing. ANALYSIS The purpose of the variance is to permit relief from the strict application of the zoning code where undue hardships prevent the reasonable use of the property and where circumstances are unique to the property. A hardship may exist by reason of narrowness, shallowness, or shape of property or because of exceptional topographic or water conditions. The hardship cannot be created by the property owner and if the variance is granted, it should not alter the essential character of the neighborhood or unreasonably diminish or impair property values in the neighborhood. "Undue hardship" as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of the landowner is due to circumstances unique to his property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance. It certainly could be argued in this situation that the hardship is not being created by the property owner and is due to circumstances beyond his control. The interpretation of the ordinance is also important. While it is true that this property abuts residential districts, one of the districts is to the south (multiple family) and is not impacted by the parking lot reconfiguration on the north. The other two residential districts are north and east across Bass Lake Road and Boone Avenue. The argument could be made that the district boundaries end at the center of these two right-of-ways and more than a 20-foot setback is already provided. Planning Case Report 92-24 September 1, 1992 Page -3- o 10. On the other hand, a green area variance was approved on this property in 1980 (27.8% instead of the required 35%) and any reduction in setback will increase the non- conformity. The City's primary concerns are maintaining some green area and landscaping between the right-of-way and the parking lot and not being held responsible for vehicles that might be damaged resulting from snow removal on the sidewalk/street. As part of the road project the shared entry on Bass Lake Road will be rebuilt and narrowed and will only serve as an entry to this property; all exiting must occur on Boone Avenue. Existing Site: Lot area = 77,319 square feet Building area = 26,330 square feet Green area = 27.8% Parking spaces provided = 56 Parking spaces required = 47 Comparison of Plans: A. City Proposal: Green area = 26% Parking spaces provided = 54 10-foot green area strip between parking lot and right-of-way 8 parallel parking stalls in front of building 10-foot variance required B. Brinker Proposal: Green area = 26% Parking spaces provided = 56 2-foot green strip between parking lot and right-of-way Wide green/landscaping area provided on both sides of parking area 12 45-degree angle parking stalls in front of building 18-foot variance required While the Brinker plan requires a greater variance and leaves little green area between the parking lot and right-of-way, more parking stalls are provided, the 45-degree parking may be more desirable, and a larger clump of green area is provided on the sides of the parking area. The City plan provides a greater width of green strip between the parking area and right-of-way but does not provide as many parking spaces and the parallel stalls may not be desirable. RECOMMENDATIQN If the Commission recommends approval of the "Brinker preferred plan" for the parking variance at 8701 Bass Lake Road, staff recommends that it be with the following conditions: Plant four new boulevard caliper trees (minimum 2-1/2" diameter) in a city-approved location along Bass Lake Road, to compensate for the scarcity of landscaping on the site today. Numerous trees and shrubs that were planted in 1980 are gone. Planning Case 92-24 September 1, 1992 Page -4- o Restripe the entire lot. in white per approved plan. Install "NO EXIT" sign at location "S"on attached plan to remind users that Bass Lake Road is only an entry point as agreed by Hennepin County in 1980. Property owner to indemnify the City/County from any damage to vehicle claims resulting from snow removal on sidewalk or street adjacent to new parking stalls. Install colored 1" landscape rock in the 2-foot space between the County retaining wall (low) and the new parking curb. Attachments: Topo/Zoning/Section Maps City and Brinker Plans Notice/Road Plan Engineer Letter 8/10 Council Minutes 3nN~ ~.1 BERTY PARK GOTH NO. L ,a I~ E PARK VILLAGE GREE~ GOLF COURSE R'0 VICTORY PARK R CENTER SCIENCE CENTER DRIVE SOO UNE RAILROAD COMPANY CENTER RO ~ t.181,, lC WORK8 GARAGE ST. AVE. ~B R.5 NORTH RIDGE CARE CENTER' 54 TH. .3 NOSTERMAM JR HIGH :SCHOOL $STH AVE. ~1, BEGIN PARK AVE. ST. THE; NUR$~ R.4 8801 8701 Bass Lake Rd Redesign fi) I : OIIIGINALI ' IIEDEIIGll I ~t '8801 imm mm - w, (l~,.) em. mm m'm (iL-riG) - ~) 8701 /8801 BASS LAKE RD.IMPACTS V V 13' RGA ~. Ilemtotmd 0 ;:8 4,.¢01 Xylon A venue Nortl~ New Hope. Minnesota 55428 Phone:531-5100 PAX 57 5~' 5' - gust 3, 1992 '. 1993 BASS LAKE ROAD WIDENING AND CHANNELIZATION PROJECT To Whom it May Concern: The construction of left turn lanes on Bass Lake Road at Boone Avenue has been included in the 5-year Minnesota State Aid Capital Improvement Program as a 1993 Project. The City of New l-Iope supports the upgrading of this intersection for traffic safety purposes and has encouraged I-Iennepin County to proceed with this project. The project basically consists of widening and channelizing Bass Lake Road from International Parkway to Zealand Avenue, with new traffic signals being installed at International Parkway and at Boone Avenue. The project is scheduled to be let in February, 1993, and construction is expected to be completed by early Fall, 1993. The purpose of this notice is to inform all property owners adjacent to the project about the proposed construction and to inform you that the New Hope City Council will be considerin~ approval og the prelhninm-y plan atthe Council meetin~ to be conducted at 7:00 p.m_ om Monday, August 10, lg92. All adjacent property owners are invited to attend the Council meeting, where ttennepln County officials and the City Engineer will be making a presentation on the project. Your input is welcome and a scaled copy of the preliminary construction plan is enclosed for your reference. If you are interested in learuin~ more about the project, please plan on attending the August 10th City Council meeting. Council meetings are conducted in the Council Chambers at City l~all, 4401 Xylon Avenue North in New Hope. If you have questions prior to that time, please contact the City Hall at $31-$119. Thanks for your cooperation. Sincerely, Kirk McDonald Management Assistant/Community Development Coordinator IO4/Ib EnClosure: Barn Lalm Ro~d Plan Dan Donahue, City Manager Mark Hanson, City Engineer Project File//494 DAVID KOHNER, DAVE SCHMIDT, HENNEPIN COUNT~V~ PARK V I CT ORY' TER ROAD ~'&oo PARK ICE CENTER DRIVE CENTER RO PUBLIC WORKS GARAGE 5'5"o J i 5OO NORTH RIDGE CARE .,c,t.~ CENTER 54 TH. HOSTEF JR HIGH S Hennepin County Public Works Attention: Mr. Dave Schmidt Page 2 June 25, 1992 If you have any questions please contact this office. Yours very truly, BONESTROO, ROSEN-E, ANDERLIK & ASSOCIATES, INC. Mark Hanson MH:Ik cc: Daniel Donahue Kirk McDonald~ Doug Sandsted' Roger Paulson RESOLUTION 92-144 Item 8.3 Councilmember Otten introduced the following resolution and moved its adoption: "RESOLUTION AWARDING CONTRACT FOR THE CONSTRUCTION OF STORN WATER DRAINAGE IHPROVEHENT NOS. 482, 483, AND RETAINING WALL PROJECTS". The motion for the adoption of the foregoing resolution was seconded by Councilmember L'Herault, and upon vote being taken thereon; the following voted in favor thereof: Enck, Otten, Williamson, L'Herault; and the following voted against the same: None; Absent: Erickson; whereupon the resolution was declared duly passed and adopted, signed by the mayor which was attested to by the city clerk. IMPROVEMENT PROJECT #494 Item 8.4 Mayor Pro tem Enck introduced for discussion Item 8.4, Resolution Approving Preliminary Plan for Proposed Improvement of Bass Lake Road (County State Aid Highway 10) and Authorizing County to Acquire All Necessary Rights-of-Way, Permits, and/or Easements for Said Improvement (#494). Mr. Donahue explained that a preliminary plan for improvements to Bass Lake Road will be presented tonight. He stated several years ago the Council indicated an interest in upgrading the intersection of Bass Lake Road and Boone Avenue. He stated due to lack of proper turning lanes and signage there have been many problems with east and westbound traffic on Bass Lake Road attempting to turn north and south onto Boone Avenue. He stated the project consists of widening Bass Lake Road from International Parkway to .Zealand Avenue with new traffic signals being installed at International Parkway and at Boone Avenue. Mr. Donahue stated all property owners who will be affected by the plan have been notified of tonight's informational meeting. Mr. Dave Schmidt, Hennepin County Design Engineer, was recognized. He stated the purpose of the proposed project is primarily to increase the safety of the intersection at Boone Avenue and Bass Lake Road. The need stems from a five-year accident history at that intersection {1986- 1990) when there were 107 reported accidents and 58 of those were left-turn accidents. There were another 17 rear-end accidents that could be attributed to left- turning vehicles depending on the situation. These numbers translate into an accident rate of 1.94 accidents per million vehicles entering the intersection. The average rate for Hennepin County intersections of this nature is 1.13. The numbers of these accidents place this intersection seventh in the accident severity ranking in Hennepin County. New Hope City Council Page 8 August 10, 1992 Mr. Schmidt continued by stating the features of the proposed project are to widen the roadway, construct a raised median down the center with protected left-turn l~nes at the intersections, a modified traffic signal at the Boone Avenue intersection, and a new traffic signal at the International Parkway/Gettysburg Aven~e and Bass Lake Road intersection. With these improvements, a reduction of up to 60% is anticipated in the accident rate. Sidewalks will also be constructed on both sides of the roadway. He noted that ~~ay acquisitions will be necessary on the south side of Bass La~j ~-~d] Thermate f6~ areas cu~n%yl~-wi~h~fet~ining walls which will be replaced with a 4 to 1 slope. He noted a recommendation made by city staff will also be a part of the project. The culvert that crosses Bass Lake Road east of International Parkway will be adjusted and lowered to resolve a drainage problem on Gettysburg Avenue. Mr. Schmidt also stated a driveway will be added west of Zealand Avenue. Councilmember Enck inquired of proposed changes on Boone Avenue north and south of Bass Lake Road. Mr. Hanson stated striping for three lanes (one left turn lane and two through lanes) will be done similar to Boone Avenue/42nd Avenue. Mr. Schmidt stated the proposed improvement is scheduled for 1993 and construction is expected to be completed by late summer/early fall. Councilmember L'Herault inquired whether Bass Lake Road would be completely torn up. Mr. Schmidt stated it would be new construction but two lanes would remain open for traffic. Councilmember Williamson encouraged communication between the city, county, and state to avoid simultaneous street work in this area of the City. The Council discussed the need for a public hearing. Mr. Donahue stated since it is a county project, no formal public hearing is necessary. He stated after the right- of-way is acquired, Hennepin County will bring final plans back before the Council. New Hope City Council Page 9 August 10, 1992 Mr. Vern YoungqUiSt,'8710 Bass [a'ke Road, was recognized. He commented that with the proposed changes, he will be unable to make a left-hand turn out of his driveway. MX. Schmidt stated left turns would be prohibited. The only access to Bass Lake Road would be a right turn in and a right turn out of his driveway. Mr. Youngquist commented that his property value will be reduced if the project goes forth. The Council directed Mr. Youngquist to appear before the Board of Review in April if he wishes to request a reduction in valuation. Mr. Schmidt continued by stating traffic volumes are approaching 21,000 vehicles per day and volumes are projected to reach 31,000 by the year 2010; therefore, it is necessary to keep two through lanes and prohibit left turns. He stated Mr. Youngquist's concern is real and typical with this type of an intersection improvement. However, it is necessary for the safety of all motorists and the capacity of the intersection. Ms. Marion Waldron, 5801 Cavell Avenue North, was recognized and questioned the retaining wall issue. She stated she has a steep hill with a retaining wall which is not high enough. She also questioned the possibility of sound barriers. Mr. Schmidt stated it is proposed to slope the property. He assured her that none of her trees or shrubs would be removed. Mr. Schmidt stated .to be effective, sound barriers should be continuous and they would not be in this instance. Mayor Pro tem Enck asked why it is necessary to remove the retaining walls on the north side. Mr. Schmidt stated new sidewalks will be constructed with the project and the County believed the City was experiencing problems with the retaining wall (i.e. difficulty in plowing sidewalks). Councilmember L'Herault commented that the new modular brick available for retaining walls may be an alternative to the grassy slope. He further commented that the trees may not survive with the dramatic slope. Mr. Schmidt stated if the Council chooses to have the retaining walls re-constructed, the materials used would probably be the modular type walls. New Hope City Council Page 10 August 10, 1992 Ms. Barbara Brandt, 5801 Decatur Avenue North, was recognized. She inquired whether there will be both left and right-hand turn lanes for Cavell, Boone, and Ensign Avenues. She stated she has had several close calls when turning left onto Decatur when traveling east on Bass Lake Road. Mr. Schmidt stated the eastbound traffic turning northbound on Decatur will have a left-hand turn lane; westbound traffic may turn north on Decatur with a through lane. There are no plans for a right-turn lane as right- of-way would be necessary on the north side. Ms. Brandt questioned the responsible parties for payment of the project. Mr. Schmidt stated replacement construction is paid 100% by Hennepin County. The only additional costs which the City will have to participate in is the new south-side sidewalk from International Parkway eastward to the existing sidewalk (approximately 400 feet), 75% of the cost for the new signal at International Parkway, and 50% of right-of way acquisitions. The Council clarified that Road and Bridge funds would be used for the signal costs, sidewalk costs, drainage improvements, and right-of-way acquisitions. Mr. Donahue stated the City has a policy that all residents in the City must pay for road improvements. Property owners who directly ~ront Bass Lake Road may be asked to participate in an assessment. Corner lots are only assessed for the short side of their property lines. Mr. Mark Wilson, 8604 Bass Lake Road, was recognized. He stated there will an increase in traffic on West Meadow Lake Drive. He noted persons traveling east on Bass Lake Road who are unable to make a left-hand turn into their driveways will use West Meadow Lake Drive as the short- cut. He suggested inviting residents residing on West Meadow Lake Drive to future meetings since they will be impacted by the project. It was noted that there will be three property owners unable to make left-hand turns into their driveways. Mr. DarYl Brinker, 8731 Bass Lake Road, was recognized and stated a parking setback variance is required for his property due to the shifting of the road southward. He inquired of the procedure to follow. New Hope City Council Page 11 August 10, 1992 Mr. Donahue stated Staffhas advised Mr. Brinker that due to the project he will have to reconfigure his parking area. Mr. Donahue noted that staff's recommendation differs from Mr. Brinker's wishes; therefore, Mr. Brinker was advised that he will have to go to the Planning Commission with his request for the variance. Mayor Pro tem Enck informed Mr. Brinker that the variance process is separate from the construction project. He explained that Mr. Brinker should make application for the variance to the Planning Commission. Mr. Donahue recommended that all fees related to this variance request be waived. Mr. Tom Davis, Minnesota Suburban Sun Publications, 8801 Bass Lake Road, inquired of the impact on their property regarding right-of-way. Mr. Schmidt illustrated the small amount of property necessary from that property for right-of-way. Mr. Chuck Thompson, North Ridge Care Center, questioned whether the project includes construction of an access to 5700 Boone Avenue. He also asked whether the Chardon Court sign will be impacted. Mr. Schmidt informed him that a driveway access will be constructed. Also, relocation of the Chardon Court sign would be compensated for in the right-of-way acquisition settlement. Mr. Milt Krampitz, 5800 Ensign Avenue North, inquired how he is to access Bass Lake Road from Ensign Avenue and whether he will be able to make a u-turn. Mr. Schmidt replied that u-turns are legal unless posted otherwise. Mr. Krampitz commented that there is an incline from Ensign Avenue onto Bass Lake Road which becomes hazardous under icy road conditions. Mr. Schmidt informed Mr. Krampitz that the County will investigate that situation and work with City staff in an attempt to resolve the situation. A lengthy discussion ensued regarding whether affected properties should be assessed for the project. Mr. Sondrall, City Attorney, stated if the project is New Hope City Council Page 12 August 10, 1992 CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: Request: Location: 92-19 Request for Text Amendment to Rezone 5501 and a portion of 5425 Boone Avenue North from an I-1 (Limited Industrial) to an R-5 (Senior Citizen and Physically Handicapped Residential Housing) Zoning District 5501 and 5425 Boone Avenue North PID No: 06-118-21-34-0007 & 06-118-21-34-0010 Zoning: Petitioner: Report Date: Meeting Date: I-1 (Limited Industrial) City of New Hope/Senior Outreach Services/North Ridge Care Center August 28, 1992 September 1, 1992 BACKGROUND This is a request by the City of New Hope, Senior Outreach Services and North Ridge Care Center to consider an ordinance amending the New Hope Zoning Code by rezoning industrial property from an I-1 (Limited Industrial) to an R-5 (Senior Citizen and Physically Handicapped Residential) Zoning District, pursuant to Sections 4.23 and 4.24 of the New Hope Zoning Code. Senior Outreach Services/North Ridge Care Center is proposing to construct an adult day care facility, which would accommodate up to 120 adults, on vacant property located at 5501 and a portion of 5425 Boone Avenue North. The property is currently zoned I-1 and this request regards the rezoning of the property to an R-5 District. The rezoning issue precedes the request for a conditional use permit and site/building plan review/approval for actual construction of the facility, which will be considered later on the agenda under Planning Case 92-23. The City has been working with North Ridge and Senior Outreach Services and the owners of both properties over the past year in regards to the acquisition of the property west of Boone Avenue for the construction of an adult day care facility. A. At the June 22nd EDA meeting a resolution was passed authorizing the acquisition of 5501 Boone Avenue North by eminent domain proceedings, which authorizes the City to acquire the property by direct purchase or to utilize the "quick take" procedure. The resolution states that the acquisition of the property is reasonably necessary to the furtherance of the goals and objectives of the redevelopment plan and will be for the benefit of the public health, welfare, and safety of the citizens of New Hope. B. The 5501 Boone Avenue property is already included in the North Ridge/City Hall tax increment district. At the July 27th EDA meeting a resolution was passed amending the tax increment district to include the north 100 feet of the 5425 Boone Avenue property. Planning Case 92-19 September 1, 1992 Page -2- o 10. The property has not yet been acquired, but North Ridge and the City are in negotiations with both owners at this time. The owner of the 5501 Boone Avenue parcel is Mel Doyle and the owners of the 5425 Boone Avenue parcel, where Lee Brothers Manufacturing Co. is located, is Charles Lee, Jr. The rezonlng of the site would be subject to acquisition of the property, combination of the two parcels and platting, and completion of the development. The actual ordinance officially rezonlng the site would not be published or become effective until all of the above conditions are met. This process will prevent the site from being officially rezoned until it is acquired by the City or North Ridge and until the development is completed. The reason the rezoning is being requested prior to final acquisition is because the conditional use permit for an adult day care center in an R-5 District cannot be considered or acted upon while the property is zoned I-l, as an adult day care facility is not a permitted or conditional use in an I-1 Zone. This request is for the rezoning of the entire 5501 parcel and a portion of the 5425 parcel. The exact amount of property to be split off, purchased, and rezoned from the 5425 parcel is not yet known. It will not exceed the northerly 100 feet (that is the amount of land that was amended into the TIF District) and will probably not be less than the northerly 75 feet. The public hearing notice is for the maximum. Again, due to the fact that the acquisition of the property is still under negotiation, the exact amount of the Lee property to be rezoned is not known. The official rezoning of the parcel will not be published until the development is completed. This request actually entails rezoning whatever amount of propertyis acquired by the City/North Ridge for the Senior Outreach Services project and requires some flexibility on the part of the Commi~ion. Several concept sketches have been prepared by the Building Official (attached) showing the impact on the Lee Brothers prope, rty and these are being reviewed by the owners prior to any decision to sell off a piece of the property. There is a possibility in the future that North Memorial Hospital, in conjunction with North Ridge, may acquire the property located at 5555 Boone Avenue North for the construction of a hospice facility. The New Hope site is one of the locations being considered. If the hospice facility would become a reality, then that parcel would also need to be rezoned from I-1 to R-5, but that parcel is not included in this rezoning request. The Planning Consultant prepared the attached report on this rezoning amendment and, due to the benefit of clustering together health care related facilities which can support one another, he is recommending approval of the rezoning subject to specific conditions. The City Attorney has reviewed and is in agreement with the Planner's report and recommendation and has prepared the attached ordinance amendment for consideration. The Codes & Standards Committee considered this amendment at their August 19th meeting and is supportive of the rezoning~ Notice of public hearing to consider the rezoning has been published and affected property owners have been notified. Planning Case 92-19 September 1, 1992 Page -3- o o ANALYSIS The proposed development of an adult day care facility is to be located on a site along the westerly side of Boone Avenue between Science Center Drive and East Research Center Road, currently zoned I-1. The North Ridge Care Center and senior citizen apart- ment complex are located across Boone Avenue to the east, currently zoned R-5. Currently, New Hope has the R-5, Senior Citizen Residential Housing District. This district is specifically intended to define locations and amenities for elderly housing and related complementary uses. The R-5 District currently allows elderly housing as a per- mitred use and nursing homes and adult day care by conditional use. Under this zoning, the proposed adult day care is allowed. The subject property is currently zoned I-l, Limited Industrial. A rezoning to R-5 is Senior Citizen Residential Housing, is necessary in order to allow (by CLIP) the proposed adult day care facility. Consideration of any rezoning in the City of New Hope involves the review of two criteria, outlined as follows: A. Does the existing zoning represent a mistake in the original layout? B. Have the characteristics in the area changed, warranting reconsideration of the existing zoning? The existing zoning designation does not allow health care facilities, thus it is necessary to rezone the subject site to R-5 to accommodate the adult day care, given the location of the North Ridge Care Center and apartments across Boone Avenue. Although the R-5 District is very limited in the types of uses which are allowed in the zone, it is of benefit to maintain a clustering of health care properties which can support one another. The existing zoning designation does not necessarily represent a mistake in the original layout, however, the characteristics of the area are changing with the expansion of North Ridge and related facilities and this change warrants consideration of changing the existing zoning. As mentioned previously, the applicant will require CUP approval to construct the pro- posed adult day care facility with an R-5, Senior Citizen Residential Housing Zoning District. The Planning Commission and City Council will consider possible adverse effects of the use through review of specific criteria outlined in Section 4.212 of the City Zoning Ordinance under Planning Case 92-23. RECOlVIMENDATION Staff recommends approval of An Ordinance Amending New Hope Zoning Code by Rezoning Industrial Property from 'I-1" Limited Industrial and "R-5" Senior Citizen and Physically Handicapped Residential Housing, subject to the following conditions: 1. Acquisition of the property by the City and/or North Ridge/Senior Outreach Services. Planning Case 92-19 September 1, 1992 Page -4- 3. 4. 5. Platting of the property/subdivision with legal description. Only the property acquired for the Adult Day Care Facility to be rezoned at this time. Rezoning subject to approval of CUP for facility and completion of project. Rezoning not to be officially published or changed on the zoning map until after acquisition of property and completion of construction of facility. If facility not constructed on the proposed site, rezoning is null and void. Attachments: July 10th Attorney Correspondence June 22nd Planner's Report City Code/R-5 Maps/Site Plan TIF Amendment Eminent Domain Proceeding Options: Lee Property & Public Hearing Notice NOT[CE OF PUBLIC HEARING TO CONS[DER ORDINANCE AMENDING NEW HOPE ZONING CODE BY REZONING INDUSTRIAL PROPERTY FROM "[-1" LIMITED INDUSTRIAL TO "R-5" SEN[OR CITIZEN AND PHYSICALLY HAND[CAPPED RES[DENT[AL HOUSING 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 September, 1992, 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 rezoning the following described properties from "I-1" Limited Industrial to "R-5" Senior Citizen and Physically Handicapped Residential Housing: Parcel 1: That part of Lot 2, Block 2, lying north of the north line of the south 639.88 feet of said Lot 2, Block 2 as measured along the east and west lines thereof, except the north 100 feet thereof; Science Industry Center, according to the plat thereof on file or of record in the Office of the Registrar of Titles in and for said Hennepin County. Parcel 2: The north 100 feet of the south 639.88 feet (as measured along the east and west lines thereof) of Lot 2, Block 2, Science Industry Center, according to the plat thereof on file and of record in the Office of the Registrar of Titles in and for said Hennepin County. All persons interested are invited to appear at said hearing for the purpose of being heard with respect to the zoning code amendment. Dated the 11th day of August, 1992. s/ Valerie J. Leone Valerie J. Leone City C]erk (Published in the New Hope-Golden Valley Sun-Post on the 19th day of August, 1992.) SITE SITE ~1 / cu,,, L.~VONNI l. <E~I July 21, 1992 Kirk McDonald Management Asst. City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 RE: 1992 Amendment to Redevelopment Plan 82-t and Tax Increment Financing Plan 82-1 (North Ridge Adult Day Care Project) Dear Kirk: Please find enclosed the following Resolutions for consideration at the July 27th, 1992 Council meeting and EPA meeting in connection with the referenced matter. Also enclosed is the Amendment to Redevelopment Plan and Tax Increment Financing Plan 82-1. EDA Resolution APproving 1992 Amendment to Redevelopment Plan 82-1 and Tax Increment Financing Plan 82-1 and Requesting the Approval of the City Council. City Council Resolution Approving 1992 Amendment to Redevelopment Plan 82-1 and Tax Increment Financing Plan 82-1 and Making Findings with respect thereto. I would recommend that when we get to this item on the City Council agenda that the City Council meeting be suspended and that we go to the EPA meeting so that the EDA Resolution is adopted prior to the City Council Resolution. Procedurally, I believe this is the correct way to handle adoption of the Resolutions. It is also my understanding that our bond counsel, Jerry Gilligan, is correcting page 2 of the Amendment to reflect changes in the budget for expenditures of tax increment that we previously discussed. Hopefully that modification will be provided prior to the Council meeting. If it is not, there should be some indication on the record to publicly indicate a change in that budget. 1992 AMENDMENT TO REDEVELOPMENT PLAN 82-1 AND TAX INCREMENT FINANCING PLAN 82-1 (NORTH RIDGE) NEW HOPE ECONOMIC DEVELOPMENT AUTHORITY I. INTRODUCI"ION The Commissioners of the Housing and Redevelopment Authority in and for the City of New Hope, Minnesota (the "HRA") and the City of New Hope, Minnesota (the "City"), have previously approved Redevelopment Plan 82-1 ("Redevelopment Plan 82-1") and Redevelopment Project 82-1 ("Redevelopment ?roject 82-1") to be undertaken pursuant thereto, and in order to finance the public redevelopment costs to be incurred by the City and the HR~ in connection with Redevelopment Plan 82-1 and Redevelopment Project 82-I, the HRA and the City have approved Tax Increment Financing Plan 82-1 ("Financing Plan 82-I"), which establishes Tax Increment Financing District No. 82-1 which is designated by Hennepin County as Tax Increment Financing Districts Nos. 1603 and 1604 ("District 82-1"). The HRA and City have also approved amendments to the Redevelopment Plan 82-1, Redevelopment Project 82-1 and Financing Plan 82-I. Pursuant to Minnesota Statutes, Section 469.094, subdivision 2, the City has transferred control of Redevelopment Plan 82-1, Redevelopment Project 82-I, Financing Plan 82-1 and District 82-I from the Hi'LA to the New Hope Economic Development Authority (the "EDA"). It has been proposed that additional property be included in the area subject to the Redevelopment Plan 82-1 and that public redevelopment costs incurred by the City and EDA in conneCtion with the development and redevelopment of such additional property and property adjacent thereto which is already included in Redevelopment Plan 82-1 be paid from tax increment derived from District 82-1. The Additional Property to be included in Redevelopment Plan 82-1 is as follows: Street Address and Pll'q: 5555 Boone Avenue North (06-118-2I 34 0006) Legal: Lot 2, Block 2, Science Industry Center - the north 150 feet. Street Address and PIN:' 5425 Boone Avenue North (06-118-21 34 0010) Legal: Lot 2, Block 2, Science Industry Center - that part of Lot 2 lying North of the South 339.88 feet thereof and South of' the North line of Lot 2, Block 2 extended east. (the "Additional Property"). By this Amendment the Commissioners of the EDA amend Redevelopment Plan 82-1, Redevelopment Project 82-1 to include the Additional Property in the area subject to Redevelopment Plan 82-1 and authorizes the expenditure of tax increment revenues derived from District 82-1 for public redevelopment costs incurred by the City or EDA in connection with the development and redevelopment of the Addi~onal Property and 5501 Boone Avenue North which is located adjacent to the Additional Property and is already included in the area subject to Redevelopment Plan 82-1. This Amendment does not. include the Additional Property in District 82-1. This Amendment is approved by the Commissioners of the EDA and the City pursuant to Minnesota Statutes, Chapter 469.029, subdivision 6, and Minnesota Statutes, Section 469.175, subdivision 4. II. STATEMENT OF NEED AND OBIECTIVES The inclusion of the Additional Property in the area subject to Redevelopment Plan 82-1 will aid in the redevelopment of the Additional Property in accordance with Redevelopment Project 82-1 and in a manner beneficial to the residents of the City and consistent with the objectives of the EDA as stated in Redevelopment Plan 82-1 all of which will meet the needs specified in Redevelopment Plan 82-1. IlL ADDITIONAL EXPENDITURE OF TAX INCREMENT It is proposed that the Additional Property and 5501 Boone Avenue North be acquired by the EDA and sold to a private developer for construction thereon of a t~acility for use as a senior day care center and hospice. The estimated public redevelopment costs that are proposed to be paid by the EDA or City with respect to development of the Additional Property and 550I Boone Avenue North from tax increment derived from District 82-1 are as follows: Land Acquisition Sitework and Public Utilities Contingency Administrative $ 800,000 300,000 100,000 50.000 $1,250,000 The use of tax increm-ent derived from District 82-I to pay the costs of fire public redevelopment costs with respect to the Additional Property and 5501 Boone Avenue North described herein is hereby authorized. Such costs may be paid directly from tax increment derived from District 82-1, or may be paid indirectly from tax increment derived from District 82-1, by the payment of debt service on a loan or loans made by the City to the EDA to finance such cost. Any such loan made by the City will be repaid, with interest, from the tax increment derived from District 82-1. Other than the loan or loans from the City to the EDA, it is not expected that any obligations will be issued by the City or EDA to finance such costs. IV. FISCAL AND ECONOMIC IMPLICATIONS OF ADDITIONAL EXPENDITURES It is estimated fiscal and economic implications of the additional expenditures of tax increment revenue derived from District 82-1 authorized by this Amendment will be as follows; -2- The local governmental units other than the City which are authorized by law to levy ad valorem property taxes irt the area where District 82-1 is located are Independent School District No. 281, Hennepin County, the HRA, the EDA, and various metropolitan area authorities, including the Metropolitan Council, the ~fetropolitan Transit Commission, the Metropolitan Airports Commission and the Metropolitan Mosquito Control District (the local government units). After the establishment and during the continuation of District 82-1, as a result of Redevelopment Project 82-1 and the implementation of Redevelopment Plan 82-1 and the improvements in District 82-1 there has been an increase in the tax capacity of the taxable property in District 82-1. I.f the tax increments derived from District 82-1 are not applied to pay the public redevelopment cost of the Additional Property and 5501 Boone Avenue North described herein, District 82-1 would terminate approximately two (2) years earlier than would otherwise be tl".e case assuming ad valorem taxes are paid with respect to the taxable property in D/strict 82-1 in the anticipated amounts. Upon such termination such increased tax capaci~ would be available for taxation by the local governmental units. However, as a result of this Amendment such increase in tax capacity will not be available for taxation by the local governmental units until approximately two (2) years later. Offsetting such later termination of District 82-1 will be an increase in tax capacity to the Additional Property and 5501 Boone Avenue North as a result of the development of a senior day care center and hospice thereon. Since the Additional Property and 5501 Boone Avenue North are not included in District 82-1, such increase in tax capacity will be available for taxation by the City and the local governmental units. V. DETERMINATIONS IN OltiaINAL FINANCING PLAN The determinations made in Financing Plan 82-1 with' respect to designation of District 82-1 as a Redevelopment District and Housing District, the impact of the establishment of District 82-1 and the implementation of Redevelopment Plan 82-I and undertaking of Redevelopment Project 82-I and the captured assessed value of District 82-1 upon the redevelopment thereof are not affected by this Amendment and such determinations remain in full force and effect following the adoption of this Amendment. vi. ADDITIQNAL AMENDMENTS TO PLAN The City and the £DA reserve the right to alter this Amendment and to further amend or modify Redevelopment Plan 82-1 and Financing Plan 82-1 by their joint action, subject to the provisions of state law regulating such action. 34~254& DORSEY WHITNEY ~ 54th .N. REQUEST FOR ACTION originating Department Approved for Agenda Agenda Section City Manager EDA ~?~22-92 Kirk McDonald Item No. By: Management Assistant By. 5 / RESOLUTION AUTHORIZING ACQUISITION OF 5501 BOONE AVENUE NORTH BY EMINENT DOMAIN PROCEEDING (#6,93) The enclosed resolution authorizes eminent domain proceedings to acquire the property at 5501 Boone Avenue North. This action is necessary to initiate the adult day care facility proposed by North Ridge. This action does not include any additional property, as previously discussed, in the event that the North Memorial Hospital project is completed in conjunction with the North Ridge Project. Due to the uncertainty of the North Memorial Project, consideration for taking the required property is being delayed until such time that the project may materialize. The subject property is located in the North Ridge Tax Increment Financing District. The resolution states that the EDA has determined that the acquisition of this property is reasonably necessary to the furtherance of the goals and objections of the redevelopment plan and will be for the benefit of: t. he public health, welfare, and safety of the citizens of New Hope. The resolution authorizes the Executive Director to acquire the property by direct purchase or to commence eminent domain proceedings, to utilize the "quick-take' procedure if necessary, and to obtain additional appraisals necessary to establish fair market value and just compensation for said property. Staff recommends approval of the resolution. Review: Administration: Finance: RFA-O01 ~ CORI~CK tAW OFFtGE~. P.A. WII.L [,M4 J. CORled~I{ A. ~ONORAI. L pA. STE'V~N A.SONOf~AJ-i. MICHAEL Pl. )AA/~TIN I· M~.ECHA WILLIAM C. CORRICK & SONDRALL A I~At~TN~i~HII~ O~ I~O F~X~iAI. GORI~O~TIO~ Edinburgh ExecutiVe Office Plaza 8525 Edinbrook Crossing Suite #203 Brooklyn Park, Minnesota 55443 TELEPHONE (~12) 425-5671 FAX (~12) 425-5~7 June 16, 1992 Mr. Daniel J. Donahue City Manager City of New Hope 4401Xylon Avenue North New Hope, MN 55428 RE: Resolution Authorizing Acquisition of 5501 Boone Avenue North By Eminent Domain Proceedings Our Fi]e No: 99.11101 Dear Dan: Please find enclosed for consideration at the June 22nd, 1992 Economic Development Authority meeting a proposed Resolution Authorizing Eminent Domain Proceedings to acquire the property at 5501 Boone Avenue North. As we have discussed, this Resolution is necessary to initiate the adult day care facility proposed by North Ridge. Please bear in mind that it does not include a reference to the additional property we have discussed in the event that the North Memorial Hospital Project is done in conjunction with the North Ridge Project. Due to the uncertainty of the North Project, we have decided to de]ay consideration for taking the required property for that project if it does materialize. Please contact me if you have any questions. Very truly yours, Steven A. Sondrall slt Enclosure cc: Kirk McDonald Valerie Leone EDA RESOLUTION NO. 92- RESOLUTION AUTHORIZING COMMENCEMENT OF EMINENT DOMAIN PROCEEDINGS TO ACQUIRE PROPERTY AT 5501 BOONE AVENUE NORTH, NEW HOPE, MINNESOTA BE IT RESOLVED, by the Economic Development Authority in and for the City of New Hope, Minnesota, as follows: WHEREAS, a Tax Increment Financing Plan 82-1, Redevelopment Project 82-1, and Redevelopment Plan 82-1 has been established within the City commonly referred to as the North Ridge Project and identified as Hennepin County TIF District Nos. 1603 and 1604, and WHEREAS, by a 1989 Amendment to Tax Increment Financing Plan 82-1, Redevelopment Project 82-1 and Redevelopment Plan 82-1 the following described property was included in the area subject to Redevelopment Plan 82-1: Lot 2, Block 2, Science Industry Center, That part of Lot 2 lying South of North 150 feet, thereof, and North of North line of Lot 2, Block 3, extended, (PID #06-118-21-34 0007), and WHEREAS, the Economiq Development A~thority in and for the City of New Hope does hereby determine that the acquisition of this property is reasonably necessary and convenient to the furtherance of the goals and objectives of the redevelopment plan and redevelopment project, and that in its judgment t. he acquisition of this property will be for the benefit of the public health, welfare and safety of the citizens of New Hope, and WHEREAS, Minn, Stat. §469.101, Subd. 4 gives the Economic Development Authority in and for the City of New Hope the authority to acquire property by power of eminent domain under Minn. Stat. Chapter 117, including the power of acquiring possession of the property per the "quick-take" provisions of §117.042, if necessary to carry out the redevelopment plan and redevelopment project, and WHEREAS, the Economic Development Authority in and for the City of New Hope has determined it is necessary to acquire this property by eminent domain proceedings, and WHEREAS, said redevelOpment Plan and redevelopment project were established under the authority of Minn. Stat_. Chap. 462 pursuant to various studies undertaken by the City of New Hope which have shown that certain redevelopment activities in the plan area are warranted and would not have occurred through private development alone. NOW, THEREFORE, BE IT RESOLVED by the Economic Development Authority in and for the City of New Hope as follows: 1. That the Executive Director is hereby directed and authorized to acquire by direct purchase or if direct purchase is unsuccessful to commence eminent domain proceedings under Minn. Stat. Chapter 117 to acquire the property at 5501 Boone Avenue North in the City of New Hope, legally described as follows: Lot 2, Block 2, Science Industry Center, That part of Lot 2 lying South of North 150 feet, thereof, and North of North line of Lot 2, Block 3, extended, (PID #06-118-21-34 0007). 2. That the Executive Director is further directed to utilize the "quick-take" procedure per Minn. Stat. §117.042 if in the judgment of the Executive Director it is necessary to acquire possession of the property prior to the conclusion of the eminent domain proceedings. 3. That the Executive Director is hereby directed and authorized to obtain additional appraisals necessary to establish fair market value and just compensation, for said property in preparation for said eminent domain proceedings. Adopted by the Economic Development Authority in and for the City of New Hope this day of , 1992. Edw. J. Erickson, President Attest: Daniel J, Donahue, Executive Director t SU~dL~ FLIdii. T R[SIO[NTI ~ A~CI TwO FLYBY U~ld o~TY R[SIO~TIAL ~MIT[D N~l~eO~O BUSIN~SS ~-I w(T ~NO R.4 itl I,t ZONING DISTRICT MAP CITY of NEW HOPE Zoning Map ] I I I I I I I I I I I II I/Vou $ SCllENCE INDUSTRY 2ND Qr) ADD. NORTH 'GE CARE CENTE~ ADDITION Plat Map ] TO: DAN DONAHUE KIRK McDONALD FROM: DOUG SANDSTAD DATE: AUGUST 13, 1992 -- SUBJECT: NORTHRIDGE CARE CENTER/LEE BROTHERS SITE REDESIGN OPTIONS 5425 & 5501 Boone Avenue North The attached exhibit is a possible "Max" development for the 5425 lot, if a 100 foot section is cut off. Note that two additions are illustrated, with a total area of 6,500 square feet, bringing the overall building size to 17,500 sf, an increase of 63%. Much of the lot is chewed up by providing the 35% Green area and a safe trucking design. The existing lot would likely handle a building 250% larger than today's condition. The difference is a net 87 %, or 9,500 sf of building on a 30,000 sf larger lot. One alternative that softens the impact is to enlarge the 5425 lot so as to permit north side loading which can be done with 25 feet of additional land. The split would be 225' to remain on the 5425 lot and 75' to be sold for combination with the Doyle lot for the Northridge project. Exhibit "B" shows the improvements along these lines. No problem results on the Northidge project in this scenario. A Tmp~oved Load~ 11,000 6,500 17,500 sf '35~ G~ 26 space...s~ . lt,O00 + 120% 13,000 ' 24,000 sf 35% GREEN LOAU 26 spaces CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 92-23 Request: Location: Request. for Site/Building Plan Review Approval and Conditional Use Permit to Allow an Adult Day Care Facility in an R-5 Zoning District 5501 & 5425 Boone Avenue North PID No: 06-118-21-34-0007 & 06-118-21-34-0010 Zoning: Petitioner: Report Date: I-1 (Limited Industrial)/R-5 Senior/Disabled Senior Outreach Services/North Ridge August 28, 1992 Residential Meeting Date: September 1, 1992 BACKGROUND Senior Outreach Services/North Ridge are requesting site/building plan review/approval and a conditional use permit to allow an adult day care facility in an R-5 Senior/Disabled Residential Zoning District, pursuant to Sections 4.039A and 4.08A3(2) of the New Hope Code of Ordinances. o The request is being made subsequent to a request to rezone the site from an I-1 Limited Industrial District to an R-5 Senior Citizen and Physically Handicapped Residential Housing District, which is considered under Planning Case 92-19. The Design & Review Committee met with the petitioner on August 13th and revised plans were submitted that incorporated changes recommended by the Committee. This request was also referred to the Planning Consultant for review (please see attached report). o In careful review of the plan it has been discovered that the proposed building under the current development scenario does not meet the required setback requirements. The proposed building is set back 35 feet from Boone Avenue and 16.5 feet from the west property line. The setback requirements for the R-5 District are as follows: Front Yard- 35 feet Side Yard - 20 feet Rear Yard - 35 feet With the exception that any front yard on Boone Avenue must have a minimum setback of 50 feet. When the original concept proposal was developed it included a second building (North Memorial Hospice) on the 5555 Boone Avenue property at the southwest comer lot of Boone Avenue North and East Research Center Road. Under this concept the three parcels would be developed under a PUD, with all 3 properties being combined/platted into one lot. The "front" of the lot, for zoning purposes, would have been the narrowest frontage or the frontage abutting East Research Center Road. The setback requirements would be: Planning Case 92-23 September, 1992 Page -2- Front Yard 50 feet Side Yard 35 feet 20 feet Rear Yard 35 feet However, the Hospice facility was dropped East Research Center Road Boone Avenue West property line South property line from the plan, thus no longer making it a comer lot and shifting the front yard to Boone Avenue. Due to the plan changes and the fact that the setbacks are not met, staff and petitioner are requesting a tabling of the ease for one month. This will give the staff appropriate time to either advertise for the variances, the petitioner to change the setbacks, or acquire the property at 5555 Boone Avenue and proceed with the corner lot PUD. 7. Property owners within 350' of the subject property were notified. RECOMMENDATION Staff recommends that the case be tabled for one month. Attachments: Area Map Site Plan Landscape Plan Lighting Plan Floor Plan Elevations Building Section Planner's Report AREA ' ' SENIOR OUTREACH SERVICES ADULT DAY CARE NEW HOPE, MINNESOTA SITE eel ~'~--~r--i --~ SIT! PLAN LANDSCAPE L "-,.dm SCREEN · · aJeMdr OM-. _1_1_1_1_1_1.~ )l&" _ FENCE __WASI'E~JIEEN DETAIL '/ ---EI~HTING J( FLOOR PLAN PO0 E4 POD e2 ~ OlNINO POD · 3 PO0 et FLOOR PLAN lODeS ,,._,3_ ......................... ELEVATIONS NOR1H ELEVATION - ENTRY *- ::3~.. SOUTH ELEVATION · '~/l'' I ; I F rtTI( ~ . lort west ssoci Consultants, Inc. U R B A PL A N NG · D N · M AR K E,T R ES E A RC H PLANNING I~PORT TO: FROM: DATE: RE: FILE NO: Doug Sandstad Ann Miller/Elizabeth Stockman/Alan Brixius 28 August 1992 New Hope - Adult Day Care Facility 131.01 92.02 EXFCUTIVE SUMMARY BACKGROUND The applicant, North Ridge Senior Outreach Facility, is seeking rezoning and conditional use permit approval necessary in order to develop a proposed adult day care center located at 5501 Boone Avenue North. The site is currently zoned I-l, Limited Industrial District. The applicant is requesting to rezone the site to an R- 5, Senior Citizen Residential Housing District. Attached for reference: Exhibit A - Site Location Exhibit B - Area Plan Exhibit C - Site Plan Exhibit D - Landscape Plan Exhibit E - Floor Plan Exhibit F - Building Elevations Exhibit G - Lighting Plan RECOMMENDATION Based on the review of issues contained herein, we recommend the following: The City Council must determine the acceptability of the rezoning request in regards to City policies based on the following requirements: The applicant or the EDA of New Hope must purchase land on which the development is proposed. 5775 Wayzata Blvd.-Suite 555· St. Louis Park, MN 55416. (612) 595-9636-Fax. 595-9837 b. Rezoning will not occur until subdivision of properties at 5425 and 5501 Boone Avenue North takes place establishing a proper legal description of the said property and zoning district. If the proposed rezoning is approved, approval of a conditional use permit is recommended based upon the following conditions: ae be The proposed building must be in compliance with required 50 foot front yard setback from the right-of-way and the rear yard 35 foot setback from the property line or the applicant may pursue a variance for each setback requirement. The entrance which delivery and service vehicles will utilize be verified and indicated on site plans. Ce de The proposed 30 foot wide curb cut be reduced in width to comply with the 24 foot width residential requirement or seek a variance for the proposed 30 foot width subject to review and recommendation of the City Engineer and approval of City Council. Provisions be made for adequate snow storage or removal. More landscaping and boulevard trees be incorporated into the design as suggested by the City's Design and Review Committee. Plant material be incorporated in such a manner as to not obstruct views in parking lot and drive land areas based upon the Zoning Ordinance criteria of no obstruction 24 inches in width from zero to eight feet in height from top of curb is allowed. Grading and drainage plans be submitted which show the direction of drainage flow in parking and driveway areas. These will be subject to review and written approval of the City Engineer. plan be submitted indicating sign location and design in compliance with City Ordinance. The rear yard be fenced and Ordinance for purposes of activities in the rear yard. screened containing as stated by recreational Applicant acquires operating permits necessary under State Law and Statutes governing adult day care. k. Comments by other City Staff. 2 ISSUES ANALYSIS Rezoninq Request. The applicant is requesting an existing I-1 site be rezoned to an R-5 designation. This request is based upon locating an adult day care center which is a conditional use in the R-5 District. The proposed zoning change is compatible with adjacent properties and complementary to existing hospital and health care facilities, located across the street and in the immediate area of the proposed center· It is a policy decision of the City Council to determine approval of the rezoning of a particular site. Rezoning requests are granted by the City Council based upon two conditions: If there is an error in zoning designation of a site or parcel; or If the character of the area has changed and is deemed appropriate for rezoning. Upon review of the land use policies of the City, the following points must be considered prior to approval of the rezoning request: Analyze the undeveloped land parcel on an individual basis from a physical, economic and social standpoint to determine the most appropriate uses within the context of the planning district in which it is located and the community as a whole. Ensure that intensification of land use activity and development is accompanied by sufficient corresponding increases in related supportive and service facilities such as off-street parking. .3. Accomplish transitions between distinctly differing types of land uses in an orderly fashion which does not create a negative (economic, social or physical) impact on adjoining developments. Comments made in the Vacant Land Study Report, 1989, advises that the 'general character of most neighborhoods must not be substantially altered by new development. Land east of the subject site has undergone rezoning in the past (as indicated from a 1975 Land Use Framework Plan) to accommodate a facility/service compatible with adjacent neighborhoods. This eastern property, North Ridge Care Facility, is zoned R-5, the same zoning designation requested for the site of the proposed adult day care center. The proposed rezoning can be viewed positively given the rezoning which has occurred in the surrounding area in order to accommodate related health care uses. In addition, the character and building orientation on the site is complementary to existing I-1 properties and the R-5 properties across Boone Avenue. The proposed adult day care center is similar in character to the existing North Ridge Nursing Home and elderly housing facilities in the immediate area. The selection of materials/architecture are similar to the materials and style of the' North Ridge elderly housing building and thus represent a positive addition to the overall health care campus theme. The proposed development provides for ample parking and may reduce on-street parking along Boone Avenue North through the shared use of parking among adjacent health care facilities. Compatibility of the proposed day care center at this location can be enhanced by effective screening. In addition, the proposed building is compatible in size to limited industrial activities occurring on adjacent properties. Conditional Use Permit. Assuming R-5 zoning is approved, the applicant needs to apply for a conditional use permit for the adult day care center in order to allow the facility as a conditional use in the R-5 District. As stated in the Ordinance, the Planning Commission and City Council shall consider possible adverse effects of proposed conditional use. In determining approval of conditional use permit, the following criteria will be considered: Comprehensive Plan. The proposed center is not in compliance with the existing official Comprehensive Land Use Plan of the City, however, it meets policy provisions used in determining the appropriate use for undeveloped land on an individual basis as outlined in the-Community Development Plan, Report 4. Compatibility. The proposed adult day care center is compatible to adjacent properties and complementary to existing nursing and elderly housing facility located across the street from the proposed center. The orientation of the proposed building is keeping with the campus quality of North Ridge facilities. In addition, the size and specified materials of the proposed center is compatible to adjacent I-1 properties. Performance Standards. The proposed use will be required to meet all performance standards contained in the City Code including setbacks, landscaping, and street access. No Depreciation in Value. The proposed adult day care center is found not to depreciate the area given the need for such professional service which will be provided as adult day care. 4 In addition to the general criteria~as~listed abqve, the proposed site and building needs to meet the ~P criteria specified for residential districts, including R-5. These have been outlined as follows: Traffic. Non-residential traffic must be channeled into thoroughfares or onto a street abutting business or industrial uses leading directly to thoroughfares. The submitted plan indicates compliance with stated traffic requirements given the existence of East Research Center and Science Center Drives, which channel industrial traffic away from the proposed residential use. Screeninq. The proposed use must be sufficiently separated by distance or screening from adjacent lands. The submitted plan indicates compliance through use of screening materials along property lines. However, the submitted planting plan may need revision as stated later in this report for meeting minimum zoning requirements. Compatible Appearance. The structure and site shall have an appearance that will not have adverse effect upon adjacent properties. The submitted plan indicates compliance given the high quality appearance, choice of materials and styles similar to that of the adjacent North Ridge facility. In addition, the size of the proposed building is similar to existing neighboring I-1 structures. Area and Buildin~ Size Requlation. The minimum area and building size requirements for an R-5 District are: Lot Area: 15,000 square feet Lot Width: --100 feet Building Height: 4 stories The submitted plans meet and exceed the required lot'area and width · requirements of the R-5 District. The submitted building elevations and floor plan indicate the proposed structure to be one story with potential addition of a second story at a later date. Setbacks. District: The following are required minimum setbacks in an R-5 Front Yard. The proposed site is located along a thoroughfare and must comply to the "Special Exceptions to Setback Standards". Boone Avenue North is stated by City Ordinance to be a thoroughfare or collector street. As such, the building must meet the minimum front setback of 90 feet from center line of the street or 50 feet from the right-of-way line, whichever is greater. 5 Planning Case 92-20 September 1, 1992 Page -2- o o 10. The Codes & Standards Committee considered this amendment at their August 19th meeting and are recommending approval of the text change. There was considerable discussion about the impact on other B-2 Districts, which is reviewed under the Analysis section of this report, and about possible rezoning the entire Bass Lake Road/Winnetka Avenue intersection to a B-4 District. However, the Committee did not support the rezoning to B-4 and supports the original proposal. The Committee also requested that a listing of current B-2 uses in other areas of the City be prepared and said list is attached to this report. It should be emphasized that this text amendment was initiated by the staff last spring and is in no way tied to the Lyndale Garden Center proposal that is to be considered under Planning Case 92-25. It is true that the approval of this text amendment would eliminate the 3,500 square foot floor area limitation, which will benefit a number of potential users of the building, however, this text amendment alone will not permit Lyndale Garden Center to locate in the building. Staff is recommending approval of the amendment regardless of whether the Lyndale proposal is approved or not. An ordinance amendment to the Zoning Code does require a public hearing and official notice has been published. This amendment would be effective city-wide in all B-2 Districts, thus notification of all property owners within a specified distance is not required. o o ANALYSIS The use potential and marketability of the Country Club Foods building site a 8001 Bass Lake Road is limited by the B-2 Retail District, which limits a large range of commercial uses to 3,500 square feet of floor area. Per the Planner's report, the purpose of the B-2 Zoning District is to provide areas for low intensity retail and service outlets that serve on a limited community market scale. Through the limiting of allowed uses and restriction on floor area size, the district is intended to accommodate commercial activities of a scale compatible with adjacent residential neighborhoods. The B-2 Zoning District also establishes a lot area requirement of one acre (43,560square feet) and a lot width of 100 feet. The New Hope Building Official conducted an inventory of the B-2 sites to check compliance with the B-2 standard for building size, lot area, and lot width. This inventory is summarized in the attached table, which also provides B-2 site locations and lot coverage information. This table was expanded, per the request of the Codes & Standards Committee, to include specific uses (business names). As shown in the table, the majority of B-2 sites do not comply with the maximum floor area standard. In the recent Frank's Nursery application review, the City has approved business expansion on a B-2 site beyond the 3,500square foot floor area standard. It does not appear that the City has limited building size in most B-2 sites. The enforcement of this standard runs contrary to City economic development policies, limits private expansion of B-2 businesses, and has not been an effective means of ensuring compatible land use arrangements. Planning Case Report 92-20 September 1, 1992 Page -3- Se o Of the 11 B-2 sites identified near the Bass Lake Road/Winnetka Avenue intersection or on West Broadway, 6 exceed the 3,500 square foot floor area standard. The only other B-2 District in the City is the Norwest Bank site at the intersection of 42nd/Xylon Avenues and that building also exceeds the 3,500 square foot standard. Now it is true that the existing 3,500 square foot standard in the B-2 Zone is only applicable to B-4 uses not marked with an asterisk (*) in the zoning code and many of the existing B-2 uses are permitted as a conditional use, but it probably is questionable to have a floor limitation requirement for permitted uses and not conditional uses. It is also doubtful that this amendment would have the impact of encouraging large expansion on small B-2 lots because the properties are restricted through building setback requirements. Based on the Planner's/staff's review of the B-2 zoning standards, we would recommend that the City repeal the 3,500 square foot floor area standard for B-2 commercial uses. Other options to be considered in maintaining compatible land use arrangements include restricting the type of commercial uses in the B-2 District, enforcement of commercial landscaping and screening requirements, and requiring high quality commercial construction. Each of these measures are currently being effectively implemented in New Hope today. RECOMMENDATION Staff recommends approval of An Ordinance Amending Section 4.112 of the New Hope Zoning Code by Eliminating the 3,500 Square Foot Floor Limitation on Limited B-4 Uses in the B-2 Zoning District. Attachments: Ordinance Amendment Public Hearing Notice Attorney Correspondence Planner's Report B-2 Survey/Uses & Size Current Ordinance CONCLUSION Based on our review of the B-2 zoning standards, we would recommend that the City repeal the 3,500 square foot floor area standard for B-2 commercial uses.' Other options to be considered in maintaining compatible land use arrangements include restricting the type of commercial uses in the B-2 District, enforcement of coL~Lercial landscaping and screening requirements, and require high quality commercial construction. Each of these measures are currently being effectively implemented in New Hope today. pc: Dan Donahue Doug Sandstad 3 4/2 I,v[. NUR$1N~ R, 4. WlHNF..TK& F.A.R. = ~loor Area Ratios * = More than one floor i ~ I'-I · ~ldg: Lot: R.4 A. 5,815 $£ / 51,700 sff 11% F.A.R. ;. B-1 ST. RA.eM~L .CATHOLIc 5,130 sf / 45,340 ~f 29,500 sf / 100,520'3 13% Y.A.R. E. 8,750 sf / 122 F.A.E. F. 1,580 sf / 8X F.A.R. 1,760 sf / 12% F.A.R. H. 6,150 sE / 421 I. 6,000 sf / · 17Z F.A.R. J. 4,$$0 sf / · 9Z F.A.R. K. 34560 sff / 15~ F.A.a. 70,500'Sr.. 18,000's~. 15,000 s~- 14,700 S~ 35,133 sf 51,770'SE 19,930 sE [Addresses on back] EXHIBIT A Planning Case: Request: Location: PID No: Zoning: Petitioner: Report Date: Meeting Date: CITY OF NEW HOPE PLANNING CASE REPORT 92-25 Request for Text Amendment, Conditional Use Permit to Allow Open Sales Lot, and Site/Building Plan Review Approval to Allow a Garden Novelty Store in a B-2 Zoning District 8001 Bass Lake Road 06-118-21-41-0006 B-2 (Retail Business) Lyndale Garden Center August 28, 1992 September l, 1992 BACKGROUND Lyndale Garden Center has made application for a text amendment to allow a garden novelty store in a B-2 Zoning District, a conditional use permit to allow outdoor sales and site/building plan review/approval to redevelop the vacant Country Club Market building/site into a garden center facility, pursuant to Sections 4.20, 4.112, 4.132, 4.033(10), and 4.039A of the New Hope Code. Petitioner met with the Design & Review Committee on August 13th and submitted revised plans as a result of that meeting. The plans were submitted to the Planning Consultant for review and there are a number of issues that need to be resolved between the staff, Planner, and petitioner. (see attached report from Planner). 3. Property owners within 350' of the request have been notified. RECOMMENDATION Staff recommends tabling this case for one month so that the petitioner can meet with staff and resolve the site issues discussed in the planning report and so the Design & Review Committee has another opportunity to review the plans before they are presented to the Planning Commission. Nor west Associated Consultants, Inc. U R B P L A N N I N G · DES I G N · MAR K E T R ES E A RC H PLANNING REPORT TO: FROM: DATE: RE: FILE NO: Doug Sandstad Elizabeth Stockman/Alan Brixius 28 August 1992 New Hope - Lyndale Garden Center 131.01 - 92.01 EXECUTIVE SUMMARY BACKGROUND Preliminary site and building plans have been submitted which propose a Lyndale Garden Center in a vacant 21,840 square foot building which Country Club Foods previously occupied. The site is located at 8001 Bass Lake Road, just west of Winnetka Avenue North. The applicant is proposing to remove a portion of the front of the building in order to construct a greenhouse and rebuild the facade. The site is zoned B-2, Retail Business. Current regulations prohibit the proposed garden novelty store and development within a building size in excess of 3,500 square feet. The applicant has applied for a change in the text of the Zoning Code which will require passage by a four-fifths vote of the full City Council prior to consideration of the proposed development. The requested change would allow the garden novelty store as a permitted (limited B-4) use within the B-2 District by eliminating the need to comply with the 3,500 square foot building size maximum. This topic is discussed further within the Issues and Analysis portion of this report. Attached for reference: Exhibit A - Site Location Exhibit B - Preliminary Site Plan Exhibit C - Preliminary Floor Plan Exhibit D - Preliminary Elevations Exhibit E - Recommended Parking Lot Layout 5775 Wayzata Blvd.- Suite 555 · St. Louis Park, MN 55416, (612) 595-9636. Fax. 595-9837 Exhibit F - Grading and Drainage Plan Exhibit G - Landscape Plan Exhibit H - Site Survey RECOMMENDATION Our office recommends approval of the proposed preliminary site and building plans, provided the following conditions are met to the satisfaction of the City: The proposed Zoning Ordinance text change is approved which would allow garden novelty stores within the B-2 District with a building size in excess of 3,500 square feet. Determination be made by the City Council as to the allowance of outdoor sales/storage uses on the subject site through either text amendment or rezoning. 3. The curb cut is increased to the required 26 foot width. 4. Curbing be utilized for median areas as discussed herein. 5. All handicapped parking be provided adjacent to the building. Ail off-street loading and parking areas are screened as specified within the City Zoning Ordinance. A detailed lighting plan is submitted which shows the types, sizes, and locations of lights to be used throughout parking and exterior building areas of the site, including any new fixtures which may be required. Consideration be given to the recommended parking lot design as shown in Exhibit E. ¸9. A variance is approved which will allow the truck loading area in the side yard and within 100 feet of a residential zoning district. 10. Proper turning/maneuvering space is provided on site for delivery trucks up to 55 feet in length. 11. Additional screening be provided along the south and west sides of the property where abutting land is zoned for residential use. 12. Existing vegetation should be shown on the site survey and grading/drainage plan. 2 13, !4. 15. 16. 17. 18. 19. 20. Dead/dying trees are removed from the subject remaining trees be inspeCted for disease/infection. site and Healthy trees which exist on site be preserved where possible. A revised landscape plan is submitted, which focuses on the establishment of additional vegetation for screening purposes, as specified herein for review and approval by the City Council. The scored block sides and rear of the building which are to bemaintained be painted and the rooft.op equipment be screened from view on all sides. A variance be approved to allow seven foot fencing in front of the front yard building setback line. Decorative fencing proposed at the front of the building be set back a minimum of 15 feet from the property line. The chain link fencing proposed at the rear and side of the building be set back further to allow for required screening and drainage easements in these areas. A detailed signage plan is submitted which indicates the type, size, materials, and location(s) of the proposed sign(s) and consideration be given to relocating the proposed sign to the northwest corner of the site. ISSUES AND ANALYSIS Zoninq. The site is zoned B-2, Retail Business. The purpose of the B-2, Retail Business District is to provide for low intensity, retail or service outlets which deal directly with the customer for whom the goods or services are furnished. The uses allowed in this district are to provide goods and services on a limited community market scale and located in areas which are well served by collector or arterial street facilities at the edge of residential districts. zoninqOrdinance Text Chanqe - Buildinq Size Maximum. As mentioned previously, the proposed garden novelty store is currently not a permitted use within the B-2 District and development within a building size in excess of the 3,500 square foot maximum is also prohibited. However, the applicant has requested a Zoning Ordinance text change which would allow garden novelty stores as permitted uses and would eliminate the need to comply with the maximum building size requirement as stipulated for limited B-4 uses within the B-2 District provisions. 3 This request is viewed positively for several reasons, as outlined below. The proposed garden store is in compliance with the purpose of the B-2 Zoning.'District given its location along a major street corridor and market focus toward adjacent residential areas and communities proximate to New Hope. Given the limited number of permitted uses which are allowed in the B-2 District, and limitation on the building size, the vacant grocery store facility and site has been difficult to redevelop. The proposed garden store is viewed as a positive reuse of the site. Considering adjacent residential and school properties, the B- 2 District provides land use protection and allows the proposed garden center to compatibly coexist with surrounding area uses· Frank's Nursery, which is located just east of the subject site on Winnetka Avenue and also zoned B-2, was recently allowed to expand from its legal non-conforming standing to a building size in excess of the 3,500 square foot maximum. Given the similarities in use and locational characteristics between the Frank's Nursery and proposed Lyndale Garden Center sites, a precedent has been set which should be upheld. Zoninq Ordinance Text Chanqe - Outdoor Sales. An additional text change in the Zoning Code must also be considered in order for the proposed redevelopment to occur. Outdoor sales and/or storage of goods is not a permitted use within the B-2 District· The applicant is proposing approximately 26,000 square feet of open, outdoor sales, and storage Space. As such, the area exceeds the outdoor sales and services limitation of 30 percent of the gross floor area of the principal use. In this regard, either a text change must be pursued which would allow the use as outdoor storage by means of a conditional use permit or a rezoning must be considered· It should be noted that Frank's Nursery currently contains outdoor sales/storage area and was recently allowed to expand within the B- 2 District. Given this precedent, it may be difficult to deny the applicant's request for the same type of use on the proposed Lyndale Garden Center site. However, given the fact that the Lyndale Garden Center facility is not existing, it consequently does not have the benefit of long term standing in the community as does the Frank's Nursery facility. City Staff must carefully evaluate this proposal with the knowledge of both situations. 4 Surro~undinq Area Uses. Land uses whiCh Surround the proposed Lyndale Garden Center site include the following: Direction Land Use Zoninq North Northwest Northeast South East West Adair Liquors/Printmakers St. Theresa Nursing Home Amoco Station Hosterman Jr. High/Winnetka Elementary Schools Sinclair Station Apartment Complexes B-2, Retail Business R-4, High Density Residential B-3, Auto Oriented Business R-l, Single Family Residential B-3, Auto Oriented Business R-3, Medium Density Residential While the commercial nature of the proposed use is complimentary to the existing B-2 and B-3 commercial facilities. With proper site planning and landscape screening, this use can compatibly coexist with adjacent residential uses. Lot Area, Width and Setback Requirements. The following provisions are applicable to the proposed development and must be met prior to approval of any site or building plans. Required Proposed Minimum Lot Area 1 acre 2.31 acres Minimum Lot Width 100 feet . 400 feet Building Setbacks: Front 35 feet 70 feet Side 10 feet 10 feet (from residential district) 25 feet 105+ feet Rear 35 feet 35 feet Thoroughfare (greater of two) 90' from centerline 50' from right- of-way line 70 feet The proposed garden center facility meets or exceeds all the lot area, width and setback requirements of the B-2 Zoning District, as shown above. 5 Park~. The submitted plan shows a total of 103 parking spaces on site; 103 standard and four handicapped. Section 4.036 (10) (t) of the Zoning Ordinance (various auto intensive uses) requires eight spaces plus one per 800 square feet over 1,000 square feet of gross floor area for a total of 34 parking spaces. The provision of more parking space than is required is viewed positively, however, several deficiencies exist in the proposed parking lot ~ayout which should be addressed prior to final site plan approval. 1) Curb Cut Width. The curb cut along Bass Lake Road is shown on the plan as being 24 feet wide. The standard allowable width for commercial facilities is 26 feet, thus revised site plans must meet this standard. However, it may be beneficial to maintain the 32 foot wide curb cut as was shown on previous plans given the type of land use the curb cut will serve, the extent and nature of the vehicular traffic anticipated and the type/width of street which serves the property. It should be noted that two curb cuts currently exist along Bass Lake Road on the subject site. The proposed development shows an elimination of one curb cut and subsequently, an increase in the distance of the curb cut from the Winnetka Avenue intersection and neighboring curb cuts. While this is viewed as highly positive for the safe movement of vehicles in the area, it does, however, necessitate that trucks utilize the same access point as all other traffic. In this regard, the 32 foot curb cut would be advantages in order to provide for the additional turning movement that trucks require. The 32 foot wide opening may be Permitted after review by the City Engineer and approval of the City Council. 2) Surfacing/Curbing. During a recent site inspection of the subject site, it was .noted that the existing paved areas remain in a deteriorated state with many cracks, potholes, and weeds throughout. The proposed development should include complete resurfacing of the parking and drive lane areas. Additionally, the site plans show curbing around the perimeter of the entire parking lot as required in Section 4.036 of the City Zoning Ordinance. 3) Handicapped Parking. Four handicapped parking stalls have been provided on site, which is the required number given the total number of parking spaces. One stall must be provided for every 50 parking spaces thus three handicapped stalls are necessary. It is recommended that the location of all stalls be adjacent to the entrance, on either side of the door. The location of two handicapped stalls across the main drive lane is not acceptable as shown on submitted plans. The distance from the door in addition to the need for an impaired person to cross traffic is not the optimum situation. 6 4) 5) 6) 7) Screening. The City Zoning0rdinance requires that all open, off-street parking areas of five or more spaces shall be screened and landscaped from abutting residential districts. In this regard, screening is required along the south and west sides of the parking/loading areas. Fencing or a screening hedge should be provided along a portion of the west property line where space does not allow for the planting of larger evergreen or deciduous species. (The minimum five foot parking lot setback must be maintained in this location to allow for the proper maneuvering of trucks.) In all other surrounding areas, there is ample space to plant evergreen or larger deciduous trees, as is shown in Exhibit E, to satisfy the screening requirements. Lighting. The submitted plans do not include a detailed lighting plan for the parking or other site areas. Two light pole standards are currently located on the subject site within the proposed parking area which are to be reused. One will remain in its current location and the other will be moved near the loading area. Additional light standards are to be maintained at the front and rear of the building area. The adequacy of all existing light standards should be evaluated by the City Engineer. It is possible that additional lighting will be required and reuse of the lights may require painting or repair. Snow Storage. An area of approximately 8,000 square feet has been designated in the southwest portion of the site for snow storage purposes which represents approximately 20 percent of the proposed parking lot area. The section of fencing between the outdoor storage and parking areas is to be removed during the Winter months to allow snow plow access to the rear yard area. The location an~ size of the snow storage area appears to be adequate, however,' the plan should be subject to review and comment by the City Engineer. Recommended Parking Lot Layout. Given the issues associated with the design of the parking area as indicated above, a redesign and recommended layout of the parking lot has been proposed as shown in Exhibit E. The layout more adequately responds to truck and auto maneuvering needs, and landscaping/screening requirements as outlined below. a) While curbing has been provided around the periphery of the parking area as is required by Ordinance, the plan also indicates additional curbed medians which aid in identification of drive lanes and provide space for landscaping/plantings to improve the aesthetic quality on site and help to buffer the effects of the parking area. 7 b) Two parking stalls have been eliminated near the entrance of the parking lot to provide stacking distance for cars waiting to turn onto Bass Lake Road. c) The necessary turning movements of trucks has been indicated on the parking lot plan. The proposed design of parking lot drive lanes and adjacent parking stalls is reflective of these needs. d) More landscaping and screening space has been provided on the recommended parking lot layout' through the elimination of unnecessary paved areas in the northwest and southwest portions of the site. e) The proposed parking stalls in the southwest portion of the site have been eliminated in order to provide additional maneuvering space for semi-trucks and space necessary for required screening of parking and loading areas. The blockage of parking stalls by trucks is consequently avoided in this regard. Separation of trucks and cars is beneficial near the loading dock/refuse area. Loading. The applicant has proposed the elimination of the existing loading docks at the rear of the building. A new loading area has been proposed at the southwest corner of the building as shown on submitted plans. The City Zoning Ordinance requires that loading berths be located no closer than 100 feet from a residential district unless within a structure. Exhibit E indicates the required 100 foot setback from residential districts on the south and west sides of the property which results in a virtually unusable zone for loading purposes. The location of the loading area, as proposed by the application, is viewed as acceptable, given the existing site circumstances, although approval of a variance to allow the loading area closer than 100 feet to a residential zone will be required prior to final site plan approval. The front left outside path of an average (55 foot) length semi- truck has been shown on the submitted site plan, however, the proposed parking lot layout is not responsive to the path of the trailer (right rear side). A clear path should be ensured for the entire movement of semi-trucks throughout the parking area as shown in Exhibit E. Screeninq/LandscaDin~. The City Zoning Ordinance requires that screening be provided along the boundary of the subject property where any business use abuts land zoned for residential use (south and west sides). While screening measures have been discussed for the west side of the property in association with site parking requirements, screening will also be necessary along the south side of the property. This is particularly important given the location of an elementary and junior high'SdhO°1~ in this area. The proposed chain link fencing poses a concern with regard to the required screening/landscaping along the south property line in that there is not sufficient space for planting/berming in this location given its setback of between 13-27 feet from the property line. Additionally, a drainage easement in this location may require more area. A slope also exists along the site's southern border which may further complicate the screening requirements and/or dictate which options are best suited for the location. A revised site plan should be submitted which addresses screening and landscaping requirements as outlined in Section 4.033 of the City Zoning Ordinance. A landscape plan has been submitted which shows plantings throughout the site, however, some concerns exist in this regard. 1) Several deciduous trees exist along the north side of the subject site parallel to Bass Lake Road which should be shown on the site survey. Recent site inspection showed that several of these trees are either dead or dying. The proposed redevelopment on site should include the removal of the dead/dying trees and inspection of remaining trees for any potential disease/infection. Efforts to save any healthy trees will be viewed positively. 2) Limited vegetation currently exists on the subject site, thus the quality design and increase in the amount of landscaping/ green space on site will be required prior to final plan approval. While much of the required vegetative plantings will be for purposes of screening, focus should also be toward the establishment of plantings for aesthetic purposes. The proposed landscape plan does an adequate job of providing a variety of species and colors for aesthetic purposes, particularly along the front yard area. The plan does not, however, adequately screen parking and loading areas from adjacent residential uses. The Zoning Ordinance requires that screening form a complete barrier to a minimum height of six feet. The proposed deciduous trees shown along the south and west property lines do not adequately accomplish this. Dra£naqe/Utilities. A drainage and utility plan has been submitted as required for the proposed development. The plan should be subject to review by the City Engineer prior to final plan approval. A drainage easement may be required along the south property line as determined by the City Engineer which should be included on the plan. 9 Building Appearance. Exhibit D indicates that in addition to the proposed glass greenhouse structure, wood siding will replace the existing corrugated metal facia and a new entrance/overhang will be constructed. This is viewed as positive for an overall improvement in building appearance. The existing scored block on the sides and rear of the building is to be maintained as is. It is recommended that the block be repainted, as years of wear and some graffiti are evident. Additionally, the rooftop equipment should be screened. Given the site location at a lower elevation than portions of Bass Lake Road and Winnetka Avenue, the rooftop is highly visible from surrounding areas and should be screened on all sides. Fencing. The submitted plans propose a seven foot decorative steel fence at the front of the building and a seven foot chain link fence at the rear and sides of the building to enclose plant and other materials for sale. While the heights of the fences are within the eight foot limitation, several concerns do exist which must be reviewed further. !) A variance will be required to allow the proposed steel picket fence in front of the building setback line. 2) The proposed five foot setback at the front lot line for decorative steel picket fencing is inadequate for several reasons: a) Assuming that materials will be stored adjacent to the fence, partial or full blockage of views from vehicles may occur. This will provide a safety hazard for motorists attempting to enter onto Bass Lake Road. b) Minimal area for landscape/boulevard plantings is available. It would be beneficial to provide more area between the fence' and property line for aesthetic purposes as well as ensuring ample growth area for plantings. It is therefore recommended that a minimum 15 foot setback from the front property line be required for the proposed fencing. 3) Determination should be made as to the exact types of materials which will be stored within the fenced areas. Concern exists as to the aesthetic quality of the storage areas and manner in which they will be kept. Placing conditions on the approval of the development may be an option to control the types of materials which are stored within the fenced outdoor areas. 4) The chain link fence along the south and west sides of the property does not allow ample space for the required landscaping and screening of the site. If berms and vegetative 10 materials are to be utilized, it ~s recommended that a minimum of 20 feet be provided. If fencing is desired for use as the screening material, it must provide a solid screening effect, the materials of which should be either masonry, brick, wood or steel and are.subject to review and approval by City Staff. The required screening may not interfere with the drainage easement in this location. Si~naqe. A monument sign has been proposed on the subject site at the northeast corner of the property. Detailed plans which indicate the type, size, materials, and location of the sign will be required prior to final development approval. The proposed sign will be subject to rules outlined in Section 3.40 of the City Code. Care should be exercised so as not to impede the vision of vehicles or concentration of drivers in any way. The revised parking lot plans shown in Exhibit E may better provide for the location of a sign in the northwest corner of the site where a more aesthetic setting for the sign in this area of the site may be possible. Liqhtinq. A detailed lighting plan has not been submitted for the proposed redevelopment. The submittal of a detailed plan will be required for review and comment by City Staff. Additionally, evaluation of the proposed reuse and movement of existing fixtures will be necessary to ensure that they provide adequate lighting and are in good working order. It is possible that additional lighting may be necessary as may the painting and/or repair of existing lights/poles. Refuse. The refuse area has been~located and screened properly according to Zoning Ordinance requirements. CONCLUSION Given the number of issues which pertain to the proposed Lyndale Garden Center development as highlighted herein, it.is recommended that revised site plans be submitted which address these issues. We recommend approval of the proposed development subject to the conditions as listed in the Executive Summary of this report and approval by the Planning Commission and City Council. pc: Dan Donahue Kirk McDonald 11 ^V ~NN ]NO0~ w A~UI 0 ~' n LLI O0 '3AY 3AV 0 EXHIBIT A- SITE LOCATION rn INSUFFICIENT TRUCK TURNING RADIUS , ~/ ~', ~ / ~ iCCiRNER PARKING SITUATION DOES, ~,, ~J ~,~---'~ . ..,.:.. ~~x, ~ ~ NOT ALLOW FOR PROPER~. ~L~'~ ~". '..'~~; / ~ ~ ,~ MANUEVERING SPACE -.-~~ ~ ~V~~ / C · ~.' ' / 7A~,~,~'.'~ CURB CUT DOES NOT MEET~'~''~""'"'e~ , / . ~':~"" ,._26' ORDINANCE REQUIREMENT OpF~~ ~ u~. ,, ~. -~ ~,. ,~. / , --~,-.~ / z ~- ; ~. ~ .... - ',OMMENDED 15' FENCE SETBACK , '. .~ / , ~ ~ q :, ':::::: ~ POSSIBLE GATE CONFLICT~. ~,~'- WITH PARKED CARS · ,/ : ' %c~,~__ , ,. . . ~. *~ -~;: L. - - ~.~ ~~Y ; . .,~,,.. ...:.: ./ , ~- -..._~.,.~; ~:;'~ . , ... . i / ~',~ ' · ,,' :'. :~ ' . ..... / / e'~ ~~ ADDITIONAL SPA UIRED FOR SCREENING & DRAINAGE AREA EXHIBIT B2 - SITE PLAN ISSUES I I I I. I I I I I I I I I I I I I I I I I I I I I I I 1 I I I I I ' I I I I I I I I I -1 / ; I -1 EXHIBIT C - FLOOR PLAN ITl Z m r- rn /. / / EXHIBIT E - RECOMMENDED PARKING LAYOUT SCALE: .t," " 30' EXHIBIT F - GRADING & DRAINAGE PLAN ITl '13 rrl r- Z 'I Plant Material Notes Z C~ n,- ,I,13 6~6 ,T. G~S t GAS VALVE N SCALE: 1' = 30' EXHIBIT H - SITE SURVEY Planning Case: Request: Zoning: Petitioner: Report Date: Meeting Date: e o o o o o CITY OF NEW HOPE PLANNING CASE REPORT 92-17 Request for Text Amendment Regarding Residential Sign Setbacks Residential Zoning Districts City of New Hope August 28, 1992 September 1, 1992 BACKGROUND This is a request by the City of New Hope to consider a sign code text amendment to amend Section 3.464 of the New Hope Sign Code by establishing new setback requirements for residential zoning districts. The sign setback requirement for multi-family residential uses was discussed earlier this year in conjunction with the Royal Oaks Apartments ground sign setback variance request, Planning Case 92-06, and this ordinance amendment was initiated as a result of that request. In the analysis of that planning case, it was pointed out that while the setback require- ment for commercial and industrial signs is 10 feet, the requirement for multi-family residential signs is one-half the required front yard setback. The typical front yard setback for multi-family residential districts is 35 feet, thus the sign setback requirement is 17-1/2 feet. Staff noted the discrepancy in sign setback requirements between zoning districts and suggested that it be reviewed, to which the Council and Commission agreed. The Planning Commission and City Council approved the variance for Royal Oaks Apartments to allow them a 10-foot sign setback. The approval was based on providing the sign with better visibility to passing traffic. The reduced setback was not viewed as a problematic issue. The granting of the variance establishes a precedent for considering future sign setbacks and the City needs to evaluate whether a reduction in the required sign setback is warranted. Staff is recommending a reduction in the required residential sign setback to 10 feet from any property line in order to provide a uniform application of setbacks to residential ground signs without variances and to make the setback requirements consistent between zoning districts. The Planning Consultant prepared the attached report on this amendment and recommends a reduction in the setback. The City Attorney has reviewed and is in agreement with the Planner's report and recommendation and has prepared the attached ordinance amendment for consideration. The Codes & Standards Committee considered this amendment at their August 19th meeting and the majority of the Committee is recommending approval of the text change for a setback reduction to make the requirements consistent between zoning districts. Planning Case 92-17 September 1, 1992 Page -2- o This text change deals with an amendment to the Sign Code, which is contained in Chapter 3 of the City code (not the Zoning Code), therefore a public hearing is not necessary to amend the code section being addressed. Only Zoning Code amendments require a public hearing before changes can be made. Legal notices for public hearings are not necessary in this case and if approved, the ordinance change would become effective on publication. ANALYSIS The Planner's report provides a comparison of the sign regulations governing multiple family uses and commercial uses. Residential Signage Regulations. According to Section 3.464 of the City Sign Code, ground signs accessory to residential uses must be set back from the street right-of-way line a distance at least one-half of the required front yard setback. Considering that a typical setback within residential districts is 35 feet, a 17 foot 6 inch sign setback is typically employed. Section 3.464. l(b)allows multiple family developments to have one identification sign of 25 square feet. Two signs are allowed on corner lots, each facing a separate street. Commercial/Industrial Signage Regulations. In contrast to the residential signage regulations, regulation of commercial and industrial ground signage is considerably less restrictive. Per the Sign Code, a 10-foot setback from any lot line is permitted. Additionally, ground signs may have a size of 40, 75, or 200 square feet, depending upon the functional classification of the street abutting the commercial or industrial site. In evaluating the proposed text amendment, the City needs to consider the difference between multiple family and commercial land uses and their needs for site identification. While the Sign Ordinance limits the setback number and size of residential signs to promote the residential environment and compatibility with adjacent residential uses, commercial areas rely on signage for site identification in areas of more intense land use activities and greater signage flexibility is viewed as necessary to accommodate the commercial activities. Although arguments can be made for more restrictive signage regulations in residential areas, the proposed change in the required setback is not viewed as significant as the sign size continues to be regulated. The reduction of the setback to 10 feet will serve to improve visibility and increase the usable front yard area. The only proposed change to the sign code is the setback distance. Existing code language stating that "signs accessory to residential uses shall be set back from the street right-of- way line a distance on-half of the required minimum setback specified in the district regulation" is proposed to be changed to simply state that "signs accessory to residential uses shall be set back from the street right-of-way line a distance of at least ten feet". Planning Case 92-17 September 1, 1992 Page -3- RECOMMENDATION Staff recommends approval of the text amendment to reduce the setback requirement for residential ground signs to 10 feet so that it is consistent with other zoning districts. Attachments: Proposed Ordinance Amendment Attorney Correspondence July 31st Planner's Report Current City Code Royal Oaks Planning Case 92-06 Planning Commission/City Council Minutes ORD:NANCE NO, 92- AN ORDINANCE AMENDING SECTION 3.464 OF THE NEW HOPE SIGN CODE BY ESTABLISHLNG NEW SETBACK REQUIREMENTS The City Council of the City of New Hope ordains: 'S_e~tion t.. Section 3.464 "S~ns_ Accessory to Re~dentta] U_s_es" of the New Hope City Code is hereby amended to read as follows: 3,464 Signs A¢~e~s.ory to Residential u~e$. Each sign accessory to residential uses shall be set back from the street right-of-way 1the a dtstance of at least [an feet ~.r '~ ~''~ .... - ......... ~ .... which may ~ocated anywhere in ~he front sat~ack area for that district. Stgns accessory to a residen~ta} use shall not be ~erm~tted except in comp~tance ~ith the regulations: Section_~. Effective Date. This Ordinance sh&11 be effective upon its passage an~ ~ub]ication, Dated the _ day.of . , 1992. Edw. J. ErickSon, Mayor Attest: Valerie Leone~ City Cler~ (Publls~e~ in the NeW Hope-Golden Valley Sun-Post the _~ 1992.) day of CO~CK ~ ~nb~ ~u~e O~ce P~ 8525 ~b~k C~ Sm~ ~203 ~LE~NE (el~ August 11, 1992 Kirk McDonald Management Asst. City of New Hope 4401Xy]on Avenue North New Hope, MN 55428 RE: Apartment Sign Setbacks/Planning Case No. 92-17 Government Signs/Planning Case No. 92-18 Our File Nos: 99.40049 and 40050 Dear Kirk: This is a reminder that the referenced planning cases deal with amendments to the sign code in Chapter 3 of our ordinances, As a result, a public hearing is not necessary to amend the code sections in issue. Only zoning code amendments require a public hearing before changes cam be made. :' Therefore, legal notices-for public hearings are not necessary in these cases. You are free to discuss the code amendments with the Planning Commission without a public hearing. Very truly yours, S~. Sondrall slt Enclosures August 14, 1992 Mr. Kirk McDonald Man&gement Assistant City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 RE: Planntng Case No. 92-17/Ap&rtment Sign Setback Amendment Our File No. 99.40049 Dear Kirk: Please find enclosed referenced matter for Commission meeting, proposed Ordinance dealing with the consideration at your next Planning Very truly yours, St even A. Sondrall slf Enclosure Northwest Associated Consultants, Inc. U R B A N P L A N N I N G ' DES i G N · M A R K E T R E S E A R C H M~.~[O~[.T~ TO: , FROM: DATE: RE: FILE NO: Kirk McDonald Alan Brixius 31 July 1992 New Hope Apartment Sign Setbacks 131.00 - 92.05 BACKGROUND Due to the City's recent consideration of sign setback variance requests for multiple family residential uses, City Staff has reco~ended that an amendment to the Sign Code be considered which would impose sign setback requirements on multiple family uses which are similar to that imposed on commercial and industrial uses. This memorandum is;'intended to determine whether such an amendment should be pursued~ ISSUES AND ANALYSIS Prompted by the request of the Royal Oaks Apartments, the City has been asked to evaluate the appropriateness of the required sign setbacks for multiple family uses. The owner of the Royal Oaks Apartments contends that the apartment complex was at a disadvantage with regard to site identification when compared with the adjacent commercial properties. The following pages provide a comparison of the sign regulations governing multiple family uses and commercial uses. Residential Siqnaqe Requlations. According to Section 3.464 of the City Sign Code, ground signs accessory to residential uses must be set back from the street right-of-way line a distance at least one- half of the required front yard setback. Considering that a typical setback within residential districts is 35 feet, a 17 foot 6 inch sign setback is typically employed. 5775 Wayzata Blvd.- Suite 555 · St. Louis Park, MN 55416. (612) 595-9636-Fax. 595-9837 Section 3.464.1.(b) allows multiple family developments to have one identification sign of 25 square feet. Two signs are allowed on corner lots, each facing a separate street. Commercial/Industrial Sicrnaqe Requlations~ In contrast to -the residential signage regulations, regulation of commercial and industrial ground signage is consistently less restrictive. Per the Sign Code, a 10 foot setback from any lot line is permitted. Additionally, ground signs may have a size of 40, 75, or 200 square feet, depending upon the functional classification of the street abutting the commercial or industrial site. Ordinance Evaluation~ In evaluating the difference in the zoning regulations, the City must consider the difference between multiple family and commercial land uses. While they both need site identification, their use characteristics vary considerably. 1. Multiple family area is a residential land use. The quality of the living environment is of prime importance. This land use is frequently used as a transitional land use between commercial areas and less dense' single family areas. Consistent with these characteristics, the Sign Ordinance limits the setback number and size of signs to promote the residential environment and compatibility with adjacent residential uses. Commercial areas rely on signage for site identification in areas of more intense land use activities (e.g. variety of competitors, high traffic volumes, higher traffic speeds, etc.). In this land use environment, greater signage flexibility is viewed as necessary to accommodate the commercial activities. 2. Site inventory of New' Hope apartments locations reveal that the vast majority of the City's apartments exist as a campus setting involving a number of buildings on a single site. This development pattern affords the multiple family site greater street frontage and visual exposure from on-street traffic than most freestanding co~ercial sites. The Royal Oaks Apartments have 410 feet of frontage on 36th Street and 490 feet of frontage on Winnetka Avenue. In these cases, site visibility is far greater than adjacent co~=L~ercial sites. Commercial sites vary in size from sites having shopping centers to independent freestanding businesses. The site size, the variety of businesses, and traffic movements create a greater reliance on signage for commercial site identification. 2 Although agreements can be made for more restrictive signage regulations in residential areas, the change in the required setback is not viewed as significant as the sign size continues to be regulated. The reduction of the setback to 10 feet will serve to improve visibility and increase the usable front yard area. Sign Code Amendment. With an understanding of basis of original code, the City can now evaluate whether a reduction in the required sign setback is warranted. The City approved a variance for Royal Oaks Apartments to allow them a 10 foot sign setback. This approval was based on providing the sign with better visibility to passing traffic. The reduced setback was not viewed as a problematic issue. This City action establishes a precedent for considering future sign setbacks. In this light, a reduction of the required residential sign setback to 10 feet from any property line is recommended in order to provide a uniform application of setbacks to residential ground signs without variances. 3 (3) Industrial or commercial Property. In the event of an LndustrLal or commercial sale or rental of real property, there shall be permitted one sign facing each public street providing access to the property being offered. Each sign shall not exceed seventy- five square feet in area and must be devoted solely to the sale or rental of the property being offered and must be removed immediately upon the sale or rental of the last property offered at that location. Said sign may not be located closer to the property line than fifty percent of the setback required within the particular zoning d~strict in which the property is located. 3.462 $~qns Accessory to Parking Areas. Signs accessory to parking areas are perm~=uea suSject to the following regulations: Entrance and Exit Signs. One sign may be erected to designate each entrance to or exit from a parking area; each such sign shall be no more than two square feet in area; such signs are exempt from m~nimum setback requirements but shall be located at least one foot behind the lot line. (2) Use Signs. One sign designating the conditions of use shall be perml~ued at each entrance to a parking area; each such sign shall be limited to a maximum area of nine square feet; such s~gns are exempt from minimum setback requirements, except that they must be located ak least one foot behind the lot line. 3.463 Signs Accessory to Churches, Schools or Non-Profit Institutions. Signs accessory to churches, schools or non-profit institutions are permitted su~jec~ to the following regulations: (1) Maximum S~pna~e. There shall be not more than one sign per lot, except than on a corner lot two signs, one facing each street, shall be permitted. No such sign shall exceed twenty square feet in area. Such signs shall be set back from the street line a distance at least one-half of the minimum setback specified in the district regulations. (2) Temporary Signs. Temporary signs, banners and displays for church, school, institutional or civic events are permitted but must be located on proper~y owned or control by the church, school, institution, or civic organization and may be displayed only during a period-commencing thirty days prior to the scheduled event and ending three days after closing date of said scheduled event. /" 464' /. /~. Signs Accessory to Residential USES. Each sign accessory to residential uses shall be set back from the street right-of-way line a -. distance at leas= one-half of the required minimum setback specified in the district regulations provided fE chapter ~-w~ich ma~ ~W~l'oca--~ed '~ywhere in the front setback area for that district. Signs accessory to a residential use shall no= be permitted except in compliance wi~h the following regulations~ (1) Name Plate! Directional and Identification Signs. Name Plate, directiona~ and identification sxgns shall be permitted subject to the following regulations~ (a) Size. For each dwelling unit (single family, two family or townhouse), there shall be permitted one name plate not exceeding two square fee= in area indicating the name and/or //~ ....... address of the occupant. (b) (c) Name Plate~ Directional and Identification Signs. For each apartment development there shall be permitted one identzficatzon sign or two signs on corner lots each facing a separate street, each not exceeding twenty-five square feet ~n area located near the mazn entrances to the building or complex of buzldings, and indicating only the name and address of the building or complex of buildings, the name of the owher or manager thereof, and the phone number of the manager or owner thereof. In addition each building within an aparr, ment development with a separate address shall be ~dentifled by a separate sign not exceeding five square feet in area with letters o~ a size and color to clearly ~den~lfy the individual building. New Construct%on or Remodeling. In connection with the construction or remodeling of a building there shall be perm,%ted one sign not exceeding twenty-f~ve square feet in area indicating the names of any or all of the architects, engineers and contractors engaged in the construction; on corner lots two such signs, one facing each street, shall be permit=ed. All sxgns permitted under this paragraph shall be removed by the person or persons erecting the same not longer than two wee~s after final inspection by thr Director of Fire and Safety of the structure indicated, or two years, whlchever is less. (Ord. 76-17) 3.465 (d) Home Occupations. A residential unit with an approved home occupation requiring customer o~ client visits to the home la allowed, in addition to the signs in Sections (a) and (b) adore, one identification sign for the home occupation. Sald sign shall hOC exceed two square feet in size; ic shall be attached to the wall of the residential unit, no higher than six feet a~ove grade, lettering shall not exceed six inches in height and the wording shall be Limited to the name and/or function of the home occupation. In addition, a sign not to exceed one square foot in size shall be permitted at the entrance to the home occupation if the entranoe is not the main entrance to the muilding. No illumination of the sign is permitted other than the general house illumination. (ord. 76-17, 79-T}' Signs Accessory to Single Occupanc~ Business or Industrial Uses. No s~gn accessory to any business or industrlal use shall be permitted, except in compliance with the following regulations: (1) Front Wall Signs. (a) Maximum Siqnage. Not more than two signs shall be permitted on the front wall of any principal building. The total area of such sign or signs shall not exceed fifteen percen~ of the area of the front face (including doors and windows) of the principal building in Limited Business, Retail Business and General Business Districts, and ten 9ercent in Limited Industry and General Industry Districts, provided that the total area of each sign shall not exceed one hundred and twenty-five square feet. 3-~2 07268~ ~ COUNC[ REQUF T FOR ACTION Originating Department Approved for Agenda Agenda Section Planning & ,;/ 5-26-92 Item No. By: Kirk McDonald B~. ~/ 8.1 PLANNING CASE 92-06 - REQUEST FOR A SIGN SETBACK VARIANCE TO ALLOW PROPERTY IDENTIFICATION SIGN 10 FEET FROM PROPERTY LINE AT 8015 36TH AVENUE NORTI-I, (PID #19-118-21-11-0002), ROYAL OAK PROPERTIES LIMITED The petitioner is requesting a sign setback variance to Section 3.464 of the New Hope Code to allow installation of a 25-square foot property identification sign stating "ROYAL OAKS APARTMENT - 588-2888' 10 feet from the property line. City Code states that signs accessory to residential uses shall be set back from the street right-of-way line a distance at least one-half of the required minimum building setback. In this situation the building setback requirement is 35 feet, thus the minimum sign setback is 17-1/2' and therefore a 7-1/:1 foot variance is required. The petitioner desires to install the new sign on 36th Avenue to improve the property appearance and visibility. The sign would be an entrance monument with two single-sided clear redwood sandblasted sign panels mounted back to back, with the design blending with the brick exterior of the building. Apartment complexes are allowed one 25-square foot sign per street frontage, so the number/size of sign(s) comply with ec~!...e requirements - the only issue is the setback distance. Both commercial and industrial signs (except shopping centers) are permitted to be located 10 feet from the property line but residential signs are restricted to a setback from the property line of 1/2 the building setback. The Planning Commission considered this request at their April 14th meeting and recommended approval of the request and further recommended that the Codes & Standards Committee research the reasoning for the discrepancy in sign setback requirements between commercial/industrial and residential properties. This request was tabled at the April 27th Council meeting due to three main issues: I) definition of sign area, 2) hardship, and 3) possible amendment to the existing ordinance. MOTION BY ~ SECOND BY Review: Admln/strat~n: Finance: I RFA-O01 Request for Action Planning Case 92-06 May 26, 1992 Page -2- 1. Definition 9f Sign Area The Royal Oaks sign will be mounted on at 4 foot x 14 foot brick structure or wall and the question arose as to whether the brick wall should or should not be included in the computation of sign area. It was staff's opinion that the brick wall should not be included in the sign area computation and that only the area that is needed to circumscribe the message or lettering should be included in the area calculation. This matter was referred to the Building Official, City Attorney, and Planning Consultant for review. Per the enclosed letter, it is the opinion of the City Attorney that the wall should not be included in the area calculation and that staff's interpretation excluding the brick base from the computation of sign area is correct. The Building Official has provided examples of other sign area calculations and in all cases the support structure is not included in the area calculation if the message is visually distinct from the support structure. The Planning Consultant also concurs with this viewpoint. The comment was made at the Council meeting that the petitioner had not demonstrated a hardship and Royal Oaks Apartments/Sage Co. responded that the Fina Station blocked visibility of their property and that the sign would not be noticeable of placed 17 feet back from the property line near the garages. The Planning Commission considered this a reasonable hardship and recommended approval. The City Code outlines the following criteria for sign variances: Unique Conditions. That the conditions involved are unique to the particular land or use involved. parcel of Variation Puroose. That the purpose of the variation is not based exclusively upon a desire to increase th~ value or income potential of the business involved. Cause of Hardshiv. That the alleged difficulty or hardship is caused by this Sign Code and has not been cre~tefl by any persons presently having an interest in the parcel. Effect of Variance. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements to the neighborhood. 3. Code Amendment There has not been sufficient time for Codes & Standards or the Planning Commission to consider a code amendment. This issue was discussed with both the Planning Consultant and City Attorney, and background research and recommended code language changes are in the process of being prepared. It is anticipated that Codes & Standards will meet on this issue in June, however, there presently is not a July Planning Commission meeting RequeSt for Action Planning Case 92-06 May 26, 1992 Page -3- scheduled and so the earliest the Commission would consider a code amendment is August 4th and that recommendation would be presented to the Council on August 10th. The Planning Consultant supports a code amendment for multi-family residential sign setbacks. If a 10-foot setback is adequate for signage in a commercial district where there is more traffic congestion, it is the Planner's opinion that a 10-foot setback is adequate for a multi- family residential district. In short, the code amendment will probably be recommended, but not until August. Options/Recommendation The Council has two options: Deny the variance, in which case the petitioner would have to wait until mid-August until the code was changed .if they wanted to install the sign 10 feet from the property line. e Grant the variance, with the understanding that a code amendment is being pursued and will be presented in August and probably approved. Due to the fact that the code will most likely be amended in the near future to allow for a lO-foot setback, staff recommends approval of the variance and resolution. CITY OF .YEw I=IOPE PLA~NL'VG CASE REPORT Planning C~.~: Request: Locauon: PID No.: Zoning: Petitioner: Report Date: Meeting Date: Request for Variance or Text Amendment To Section 3.46,$ of the New Hope' Zoning Code to Allow Installation of a Property. ldenufication Sign 8015 36th Avenue North 19-118-21-11-0002 R-4 (High Density m denuai) Royal Oak Properties Limited P'a~"mership April 10, 1992 April 14, 1992 BACKGROUND The peutioner is requesting a text amendment to or va~'iance fr~m Section 3.46~ of New l-lope Zoning Code to allow installation of a property identificauon sign set back no less than 10 feet from the proper~ line. Petitioner is requesting to instsil a 25-square fOOt property identification {ign 10 feet from their property Line on Winnetk~ Avenue that states "Royal Oaks Al:m'uuents -5~-2888". City Code states thal signs accessory to residential us~ shall be set ba~:k fi'om the right-of-way ~ a distsnc~ at le~t one-half of the squired minimum building seti~ack. In this situation the sido yard building ~k requirement is 35 feet, thus the minimum sign s~tba~k is 17-1/2'. The applicant wants to piaoe tl~ si~n 10 feet ii'om the proper~y line, thus n 7-1/2 fo~t vnrinn~ is r~quirud. Ap~'tment complexes am ail~ one 2~ square foot sign per street f~ontage so there amrm no problems with the number or size of the The sign would be an ent~-anc~ monument with two single-sided clear redwood Petitioner s~ks to ~ the ~ ~ arid visibility through new and signa{m. Petitioner stn{~ that 'although we am on tbe comer of 36th & Winnetka Avenue~, w~ do not ~ t{~ exposure of a t~/pic~ ~ due to th~ Fi/h1 ~ st~uon which blocks our visibility to drive-by u'afl~¢. The sih~na{m design will blend well with brick extnm'{or of om' ~ and improve tl~ property cu~ appenl.' Surroundin~ land us~ inciudo sin~ family homen on the west and south, Winnetka Commons Shoppin$ Cenmr on the east across W'mnemkz Avenue, and a gas stauoni convenienc~ storm on th~ uorth. Property owners within 350'of the request have been notified. Staff would recommend that tl~ Commission consider either a v-arianc~ to the exisu~{ sigu sett~ck requirements and/or consider a code text change now or in the future that residential si~n settmcks would conform to the requirements for commer¢:a.~, ^phi 14, '['he Bui/ding Official h~ encouz-a~e r.~s propert3, owne~ a~d or, em ~o pu~ue ~is of ~u~ ~u~ of ~ 'o~~ m~ui~'. Signs ~ ~ e~ ~way from building ~e refe~ to u '~mund signs', whe~ ~ey ~ ~m~ent or 's~ event" (~m~). A~ ~mm~indus~ signs (ex~ Shame C~) ~ f~ d~d~{ u~ ~e ~c c~aoa (~d s~ li~t) of ~e ~way. l~aon, ~ b~k ~m ~e p~ Une 1/2 of ~e b~d~g ~k. [n p~U~ mog ~d~, chub, ~d ~h~l signs ~ ~~ ~ ~ 17.5 f~ or 2~ f~t ~hind · e lot ~. S~ ~ is no ~eW or visib~ pu~ for ~e {~ ci~iy ~nds to a I~ n~ for "comm~' si~e. ~is is ~mpiish~ ~lo~ng comm~dus~ signs ~ ~ 1~% l~ger ~ madenua. ~o[ is li~e or no ~efit ~v~ by ~e ~ ~id~ ~, but ~iy ~ ~m ~ways, wh~ p~ p~iy. ~y ~~t o~e~ at a ~-f~ ~k ~t inqu~g ~ut a si~n ~t. As long u we qu~a~le. S~ ~mm~ a~ of a si~ o~~ ~t c~ge m S~ 3.4~: "~i~A~ m ~~ U~". ~b ~ ~ ~ a ~ of~ ~ ~f~.. di~ of ~ ~ ~f~'. 3.481 ~nia~ C~fi~. ~ ~ ~d~s ~{v~ ~ ~m ~ ~e ~cul~ ~ of ~ ~ ~ ~v~. 3.3~ V~-8~ ~~. ~ ~ ~ of ~ ~ is 3.4~ c,,,~ of ~P- ~ ~ ~ ~ffi~ ~ ~P ~ ~ by ~is Sign Pla~. ~ Ca.se Report 92-0~ April 14, 1992 Pa e -3- 3.484, Eff"~- of Varig.nc.e_. · e put)tic welfare neighix~rhood. That the granting of the variance will not be detrirnen~ :o or injurious to other land or improvements to 4. Stzff finds that this is a minor vaziance request (7-I/2 feet) and the property may ~e unique in [ts' location. ~ECOM'MEN~A1'~ON Staff recommends approval of ~ minor sign se~ack variance to allow the apartment comPtex sign to be located 10 feet from the Winnetka Avenue property line and recommends that a study be undermke~ to ciera'mine if ~: ~ text change should be made in the future. Attachments: Section ~ Siin Lotion 1~ Siin De~ P~ione~ ~er~ MOTION Mr. Winston presented a photograph representing the poly house and Mr. Pulkrabek confirmed that Frank's has these houses at all their stores in the Twin Cities, with the exception of the 8urnsville Commissioner Watschke complimented the petitioner on the good job they had done to addresl the issues and concerns of the Commission. Commissioner Underdahl questioned if all of the old fencing will be removed. Mr. Gregory replied that the entire fence across the rear of the property along Sumter Avenue will be replaced and fences along south and north side will remain as is at the present time. Mr. Skelton interjected that the fence on the south side will be repaired and all of the cyclone fencing material on the fence on that side will be replaced, and Mr. Gregory added that even though it is no= shown on the plans, Frank's would eventually like replace Chairman Cameron complimented the petitioner on the upgrade they are making and he questioned how the new sod will be =akin care of. Mr. Skil=on replied that a lawn service will take care of it and he pointed out that he was not there in past years, but it will be his responsibility to correct the past neglect and see that it is taken care of now. Motion by Commissioner Watschke, second by Commissioner Friedrich, to approve Plan~ing Case 92-0%, subject to the following ~. Greenhouse to be £nflated and or£ented as shown on tho plans with to=aX sise not to exceed 3,528 square feet. Installat£on of new cedar/mason~ screening fence along east prope~y l£ne, per plan. build stee, 'caF~corra,s' in center of front lot. Balance of space to be pedestrian walkway and to=a, parking stalls will nunber Development Contract and Performance Bond to be provided for inprovenents on public properS! (anoun= to be determined by City Eng£neer). An-ua, reV£ew by staff. Zakv sons£n, Cameron, Vot£ng £n favowt UndeFdah,, Lifson, Friedrich, Watschke vot£ng againe=z None Absents Cassen, Oundershaug Mot£on carr£od. Chairman Cameron informed the petitioner that the Council will review the case on April 27th. Chairmarl Cameron introduced Planning Case 92-06 and asked Mr. McDonald to explain the need for the variance or change in the ordinance. Mr. McDonald prison=ed the request and explained that the Commission will have to decide £f they wish to handle i= as a variance or a text amendment. Me stated that the petitioner claims a hardship resulting from a v£sib£1ity problem with the F£na Station located on the corner in front of the complex and would like to eric= a 25 square foe= prope~y identification sign set back 10 fee= from the property line. Ho noted that the Planning Commission can grant the request as a variance to the existing ordinance and then pursue a text amendment to the ordinance in the future, if they so desire. Ms. Jill Gilbertson addressed the Commission on behalf of the Royal Oaks Apartments and the Sage Company and stated that as Property New Hope Planning Commission -2- Apr£1 l&, MOTXO Supervisor part of hat' ,cb is to improve and upgrade the ~operty appearance and since t~ current signage is small and difficult to equal to commercial p%'%._, setback. She presented photographs showing the current Chairman Cameron ask~ Ns~ Gilbertson to speak to the hardship involved since they dc ~avs exposure on two main streets. M ........ t~,,,~lt that the Fins Mart on the corner limits .. ~er~son po~n -~a" are behind it and the Fins signage and easy to see. Chairman Cameron ad'yelled leafs regarding any reports or complaintl againlt the complex- Mr. McDonald reported ~%at both the Building Official and Housing Inspector had nothing ~egative to say about it. Commissioner Zak cons%~ed with the petitioner that the old signs will be removed. ......... ~,~%l%er questioned the ~et~ack of the current alan ~rxx%us, U%:y ~ ...ease along 36th, an~ Where the new sign is signs, the amount of to be located, did not have the information and pointed out the Commissioner Underdal~ asked the petitioner to point out the driveway location, ualled the petitioner's ~tten~ion to a Commissioner Sonsin IH~ from one of the garages t~at snows on one temporary banner hangf~,~estioned how long it had been there, and of the pictures and advised =he petitione~ ~o consult staff about the use of temporary banners. ,__~..~.,,mg Sonsin, second by Commissioner Zak, to Motion by C...m...&--.- m~-O& &e submitted for I variance, bu~ not approve Planing Case 'L~th ~he condition that ~he ~emporary sign for a code tex~ change, -- . voting in f.vor, ' =i,.on, FrA~fL~ , Watschke Zakf SOnSin, tilers=, Voting against~ None Gundershaug Motion carried. PC 92-07(3.3) Chairman Cameron caijed for Planning case 92-07 and noted than staff recommends the ~,~se be tabled in order for the petitioner to VARXANC~ TO Mr. McDonald re z~~4 ~ h&C revised plans have been submitted since EXPAND NON- CONFO~MXN~ the re ~c wa BUiLDiNG AND PO I .' , ~-d that the Commission would hear'the case, VARXAN~ TO Chairman Cameron co~),'~'~ould still have to be tabled. RF~t XARD- but without a surge! · ' - .......... Mr. McDonald o ~he request for an adaLcLon co =ne .AL.---- SET BACK TO utlind~ -e--,ires · variance to the 3S-foot rear yard ALLOW EXPAN- attached garage whi~W /~'& variance =o expand & non-conformigg SION &~ 3910 setback.requiremen~ ~ that by code definition the front of. BOONS &V N structure. He expld~;.~_no~ch with a rear yard (south) house should be to ~-~' ~,,~ instead it was built facing west requirement of 35 f _d~w.''~ 7 feet from the south lot line requ~r=gg the new addition wou~ '- the way the house is situated a 2S-foot variance, ~Ae side yard where the setback would be addition would be ia with a garage, thil addition since · H . .~4.~.dsF, explained hie need for Craig all. p ........ -_. including motorcycle and snowmobile, and he has several Veh~9'f',' pole barn end since he has lived currently rents s=o~ space in · Mew Hope Plan~ing Commission -3- April 14, 1992 MOTION ¢OMNZ'Z'Z~B :RZPOR~S OLD BUSZNESS NEW BUSTNESS ANNOUNCEMENTS ADJOURNMBN~ Chairman Cameron wondered if the ordinance could be presented =o residen=l in an unde=s=and~le fashion and the Comission agreed unanimoully =ha= a~ C~pY of the.Color.coded diagram which Mr. Brixius d~mons=rated would be an excellent handou= to give =o applican=s for fence permits. Chairman Cameron thanked Mr. Brixiue for his thorough presentation. Motion by Commissioner Sonsin, second by Comissioner Zak, to forward the o~din~nce to the Council with Planning Co~-ission approval with the recomendation fo= Council consideration and approval. voting in favors Undardahl, Llfson, Friadrich, Watschke Voting againets None Absents Cassen, aundershaug Motion carried. Zak, Sonein, Cameron, Design & Review me~ on Frank's Nursery. Codes a Standards has not met recently, but has been re,vested =o study the sign ordinance in regard to multiple-dwelling ~.~g~, p~u~ · --l~on =he conversion, renovation, and remodeling of apar=men~ complexes. Chairman Cameron questioned staff about the reason for apartment converlion study and Mr. McDonald replied that there have been several applications made for conversion to accommodate 3-bedroom units, but the City has a concern as to the impact they will have on green space, parking, playgrounds, and city facilities. Commissioner Sonsin cautioned that as the need has changed since some of the complexes were built, it also may be changing again in the future and tha=poesibil£ty should also be given consideration and study. Commissioner Sonsin complimented staff on the Miscellaneous Issues report in the packet which summarizes pas~ and current issues =ha= have been acted upon or e~udied and he emphasized how helpful =his is to him. Planning CommisSion minutes of March 4th met with approval. No comments on oth~'minu=ee. None. Meeting was unanimously adjourned at 8~05 p.m. RespecCfully submitted, Secretary New SopoPXanning Comaissiou -6- April 14, 1992 New Hope City Council Page 17 amended. The following voted in favor thereof: E, okson, Enck, L'Herault, Otten, Williamson; and the following voted against the same: None; Absent: None; whereupon the resolution was declared duly oassed and adooted, signed by the mayor which was attested to by the city clerk. Councilmember Enck advised that staff at Frank's was extremely helpful during his last visit there. Mr. Winston complimented the City Council on the manner in which it performed during the street improvement public hearing. Mayor Erickson introduced for discussion Item 8.2, Planning Case 92-06, Request for a Sign Setback Variance to Allow Property Identification sign 10 Feet from Property Line at 8015 36th Avenue North, (PID #19-118-21 11 0002), Royal Oak Properties Limited Partnership, Petitioner. Mr. McDonald stated the petitioner is requesting a sign setback variance to allow installation of a 25-square foot property identification sign stating "Royal Oaks Apartment" 10 feet from the property line. The sign would be an entrance monument with two single-sided clear redwood sandblasted sign panels mounted back to back, with the design blending with the brick exterior of the building. He stated both commercial and industrial signs (except shopping centers) are permitted to be located 10 feet from the property line but residential signs are restricted to a setback from the property line of 1/2 the building setback. The building setback is 35 feet so the sign setback would be 17-1/2 feet. Since the petitioner would like the sign 10 feet from the property, a 7-1/2 foot variance is required. The petitioner would like to be more visible to drive-by traffic as well as improve the appearance of the property. It is felt that Fina somewhat detracts from the apartments. The Planning Commission considered the case on April lCth and recommended approval. The Codes & Standards Committee of the Planning Commission will be researching the reasoning for the discrepancy in sign setback requirements between commercial/industrial and residential properties. The Council discussed the actual size of the sign. Mr. McDonald stated apartment complexes are allowed one 25- square foot sign~er street frontage. He explained that the sign dimensions are 10 x 3' or 30 square feet but due to the rounding effect, the total square footage is actually 25. April 27, 1992 Item 8.2 PLANNING CASE 92-08 Item 8.3 RESOLUTION 92-85 Item 8.3 New Hope City Council Page 18 Counci]member Enck questioned whether the entire Size of the structure should be considered part of the sign rather than only the~lettering. Councilmember Enck commented that the petitioner has not demonstrated a hardship. He stated Fina will be rebuilt so it is premature to believe that it detracts from the neighboring property. Councilmember Enck recommended tabling the planning case to allow the Planning Commission adequate time to study the ordinance. He noted that a variance may not even be required byRoya] Oaks. Ms. Sharon Gully addressed the Council on behalf of the Royal Oaks Apartments and the Sage Company. She indicated they believe there is a hardship with the Fina station next door since it definitely detracts. She stated the current apartment signage blends in and is not visible. Signs placed 17 feet back would be close to the garages and will not be noticeable. She indicated money has been allocated for this year and they would like to erect the new signage this summer. Ms. Gully stated the signs on 36th Avenue will be replaced with the new sign; the current sign on Winnetka will remain. She explained that the brick monument type sign is an attractive design as well as long-lasting. Mr. Sondrall, City Attorney, called attention to sign measurements. He stated the ordinance allows for 25 square feet regardless of. sign shape. He stated when lettering-constitutes a sign, then a dimension is taken around'the lettering to determine the square footage. Motion for Councilmember Enck, seconded by Councilmember Otten, to table Planning Case g2-05 Until Nay 26, 1992, to allow the Planntng Conmatsston to study the ordinance. All present voted in favor. Motion carried. Mayor Erickson introduced for discussion Item 8.3, Planning Case g2-08, Request for a Variance from the Parking Distance from Property Line Requirement to Allow Existing Driveway and Curb Cut to Remain in Place, 6109 Gettysburg Avenue North (PIO #06-118-21 22 0008), James Benson, Petitioner. Counctlmember Enck introduced the following resolution and moved its adoption: 'RESOLUTION APPROVING PLANNING CASE 92-08 REQUESTING YARIANCE FRO# THE PARKING DISTANCE FROM PROPERTY LINE REQUIREMENT TO ALLOW EXISTING DRIVE'HAY AND CURB CUT TO REMAIN IN PLACE AT 6109 GETTYSBURG AVENUE NORTH (PID #05-118-21 22 0008) SUBMITTED BY JANES 8ENSON'. April 27, 1992 ~OTIO# RESOLUTION 92-99 Item 7.1 PLANNING CASE 92-06 Item 8.1 New Hope City Council Page 7 assessment with no interest within 30 days ~,ter the Council adopts the assessment roll; 2) pay over a ten year period of time at 8% interest through property tax statements; or 3) in subsequent years, the remaining principal due may be paid off through Hennepin County. Mr. Donahue also noted that the City has a Special Assessment Deferment Policy whereby per. sons 65 years of age or older who meet low income guidelines may apply for a deferment of the assessment. He stated the full assessment plus interest would be due at the time the property is sold. He encouraged interested persons to contact the City Manager's office. Motion was made by Councilmember Enck, seconded by Councilmember L'Herault, to close the public hearing on Improvement Project No. 470 (1991 Street Resurfacing Project). All present voted in favor. Motion carried. Councilmember Enck thanked the audience for their comments and input, especially Mr. Bernick. He stated it is nice to see that people are reading the notices and asking the necessary questions. Councilmember Enck introduced the following resolution and moved its adoption: "RESOLUTION ADOPTING ASSESSMENT FOR IMPROVEMENT PROJECT NO. 470 (1991 STREET RESURFACING PROJECT)'. The motion for the adoption of the foregoing resolution was seconded by Councilmember Otten, and upon vote being taken thereon; the following voted in favor thereof: Erickson, Enck, L'Herault, Otten; and the following voted against the same: None; Absent: Williamson; whereupon the resolution was declared duly passed and adooted, signed by the mayor which was attested to by the city clerk. Mayor~rickson introduced for discussion Item 8.1, Request for a Sign Setback Variance to. Allow Property Identification Sign 10 Feet from Property Line at 8015 36th Avenue North, (PID #19-118-21-11-0002), Royal Oaks Properties Limited Partnership, Petitioner. Mr. Kirk McDonald, Management Assistant/Community Development Coordinator, stated the petitioner would like to locate a 25-square foot property identification sign 10 feet from the property line, and the request was tabled at the April 27th Council Meeting due to three main issues: 1) definition of sign area, 2) hardship, and 3) possible amendment to the existing ordinance. He stated the City Code states that signs accessory to residential uses shall be set back from the street right- of-way line a distance of at least one-half the required minimum building setback. In this situation the building setback requirement is 35 feet, thus the minimum sign May 26, 1992 setback is 17-1/2 feet and a requ i red. 7-1/2 foot variance He stated both commercial and industrial signs (except shopping centers) are permitted to be located 10 feet from the property line. In question was the discrepancy in sign setback requirements between commercial/industrial and residential properties and whether a code amendment is necessary. Also in question was measurements of the sign area. Mr. McDonald stated an extensive review was undertaken relating to prior area calculations of signs. He stated it was staff's opinion that the base should not be included in the sign area computation and that only the area that is needed to circumscribe the message or lettering should be included in the area calculation. The City Attorney agreed with staff's interpretation. He stated a comment was mad~ at the Council Meeting that the petitioner had not demonstrated a hardship and Royal Oaks Apartments responded that the Fina Station blocked visibility of their property and that the sign would not be noticeable if placed 17 feet back from the property line near the garages. The Planning Commission considered this a reasonable hardship and recommended approval. He stated there has not been sufficient time for Codes & Standards or the Planning Commission to consider a code amendment. The issue was discussed with both the Planning Consultant and City Attorney and a code amendment is recommended to allow for a 10 foot setback for multi- family residential districts. However, the code amendment would not be before the City Council until August. Mr. McDonald informed the Council that it basically has two options regarding the planning case: 1) grant the variance with the understanding that a code amendment is being pursued and will be presented in August and then the variance would no longer be effective and no precedent would be set; or 2) the Council could deny the variance at this time and if the code is changed in August, then the petitioner could install the sign without a variance. Mayor Erickson remarked that the amendment will bring the city code up to date. He agreed with not including the base as part of the sign. Councllmember Enck reported that he had previously asked that the matter be referred back to staff for consideration and he is now in agreement with staff and the Planning Commission. New Hope City Council Page 8 May 26, 1992 /RESOLUTION 92-100 . .Item 8.1 CouncilmemberEnck introduced the following resoi ion and moved its adoption: "RESOLUTION APPROVING PLANNING CASE 92-06 REQUESTING VARIANCE TO SECTION 3.464 OF NEW HOPE CODE TO ALLOW PROPERTY IDENTIFICATION SIGN 10 FEET FROM PROPERTY LINE AT 8015 36TH AVENUE NORTH (PID #19-118-21 11 0002) SUBMITTED BY ROYAL OAKS PROPERTIES LIMITED .PARTNERSHIP". The motion for the adoption of the *foregoing resolution was seconded by. Councilmember L'Herault, and upon vote being takeh thereon; the following voted in favor thereof: Erickson, Enck, L'Herault, Otten; and the following voted against the same: None; Absent: Williamson; whereupon the resolution was declared duly passed and adooted, signed by the mayor which was attested to by the city clerk. CITY HALL REHODELING (IMP PROJ. NOS. 472 AND 489) Item 8.2 Mayor Erickson introduced for discussion Item 8.2, Resolution Approving Plans and Specifications for City Hall Remodeling/Front and Rear Building Additions at 4401 Xylon Avenue North and Ordering Advertisement for Bids (Improvement Project Nos. 472 and 489). Mr. Donahue stated the City Hall improvements include several different options but the basic improvement is centered around accessibility to the building by all citizens of the City. He stated under federal rules, the City and all of its programming, services, etc., must be accessible to all of its citizens Which includes handicapped citizens. He stated the City Hall building was built in 196g at which time it did meet code. He explained that by 1gM5 the City must comply with the 1991 American Disabilities Act. A front addition is being proposed so that an elevator can be incorporated into the front entry. He stated:the police garages in the rear of the building were originally built to accommodate a second story. One of the options would be this second story for office space. Another option to the project would be interior remodeling. Mr. Donahue reported that Bob Russek, Bonestroo, Rosene, Anderlik & Associates, was retained for architect services. He stated Mr. Russek has been holding weekly meetings with a number of staff persons to develop the plans. He stated Shari French, Parks and Recreation Director, has been coordinating the project with City staff. Mr. Bob Russek presented the plans and cost estimates for the proposed improvements to city hall. He explained that the project focuses primarily on handicapped accessibility. Other problems include: usage New Hope City Council Page 9 May 25, 1992 Planning Case: Request: Zoning: Petitioner: Report Date: Meeting Date: crr oF mw OPE PLANNING CASE REPORT 92-18 Request for Text Amendment Establishing Signage Regulations (Size and Setbacks) for Churches, Schools, Non-Profit Institutions and Governmental Buildings All Zoning Districts City of New Hope August 28, 1992 September 1, 1992 BACKGROUND o This is a request by the City of New Hope to consider a sign code text amendment to amend Section 3.463 of the New Hope Sign Code by establishing signage regulations for churches, schools, non-profit institutions and governmental buildings. The request regards adding language to the code that specifically addresses slgnage for government buildings, increases the sign area regulations for each of these four types of uses, and decreases the setback requirements for each of these four types of uses. The sign area requirement for governmental buildings was discussed earlier this year in conjunction with the City Hall Planned Unit Development Conditional Use Permit request to allow front and rear additions, Planning Case 92-12, and this ordinance amendment was initiated as a result of that request. One 75-square foot monument identification sign for the City Hall and one 27-square foot directional sign for the Police Department were proposed in the City Hall remodeling site plans. However, the R-1 Zoning District, in which the City Hall is located, only allows one sign no larger than 20 square feet in area. Staff felt that the City Hall was a unique situation because it is a public facility and the proposed signage would clarify exactly where specific facilities/departments/entrances are located. Staff also felt that the existing ordinance did not clearly set a standard for public buildings located in an R-1 Zone. The three options staff disucssed at the time are as follows: A. Reducing the size/number of signs to comply with the current ordinance. B. Consider granting a variance in this unique situation. C. Table this part of the plan and research a text amendment to address public facilities in R-I Zones. It was determined that Option C would be pursued and the signage requests were tabled, pending investigation of a code amendment. The Planning Consultant prepared the attached report on this issue and is recommending that to more adequately address government signs which are being proposed as part of the City Hall expansion, a Sign Ordinance amendment be considered. Planning Case 92-18 September 1, 1992 Page -2- o The proposed amendment attempts to consider the function of such signs and set realistic parameters relating to their erection. The amendment regulates signage per principal building and addresses both identification and directional signs. Specific regulation of directional signs is considered positive in consideration of sites which commonly hold more than one principal structure. Area allotments are provided both for identification and direcitonal signs. The stipulated areas are reflective of the sign area proposed as part of the City Hall expansion plan. The City Attorney has reviewed and is in agreement with the Planner's report and recommendation and has prepared the attached orndinance amendment for consideration. The Codes & Standards Committee considered this amendment at their August 19th meeting and are recommending approval of the text change. This text change deals with an amendment to the Sign Code, which is contained in Chapter 3 of the City code (not the Zoning Code), therefore a public hearing is not necessary to amend the code section being addressed. Only Zoning Code amendments require a public hearing before changes can be made. Legal notices for public heatings are not necessary in this case and if approved, the ordinance change would become effective on publication. Per the Planner's report, the existing sign ordinance does not specifically regulate institutional or government signs such as those proposed in conjunction with the proposed City Hall expansion plans. The ordinance regulates sign types by association with a particular use rather than zoning district. City Hall Sienage. Two monument signs have been proposed in conjunction with the City Hall expansion. To the southeast of the City Hall, a 75 square foot sign illustrating the City logo and directional elements (identifying the location of administration and police facilities) is to be provided. To the east of the City Hall, a 27 square foot directional sign identifying the police station is provided. Ordinance Re~_,ulation. In review of the City Sign Ordinance, it is apparent that specific regulation of the type of signage being proposed is not offered. Because the subject property holds a residential zoning designation (R-IL the aplicafion of commercial signage requirements has been determined to be inappropriate. In response to this condition, the following options have been viewed as viable: A. Consider the proposed signage as "accessory to churches, schools or non-profit institutions". If such a definition is utilized, signage would be regulated by Section 3.463 of the Sign Ordinance which states that: -Not more than one sign per lot is permitted (except on corner lots). -No sign shall exceed twenty (20) square feet in area. -Such signs shall be set back from the street line at least one-half the minimum 30 foot setback specified in R-1 Zoning District. Planning Case Report 92-18 September 1, 1992 Page -3- While the proposed signage does meet required setback requirements, they fail to meet maximum allowable sign area and exceed the maximum number of signs -allowed on the subject property. B. Amend the Sign Ordinance to specifically address institutional, non-commercial public, and semi-public uses. In review of the aforementioned options, the City has requested that a Sign Ordinance Amendment be pursued which will adequately address the type of City Hall signage being proposed. Del'tuition of Sign Area. A key item to be considered in this matter is the City's definifion of sign area and whether a monument sign's graphic symbols may constitute sign area. Currently Section 3.433(4) of the City Sign Ordinance defines sign area as: "That area within the marginal lines created by the sign surface which bears the advertisement or, in the case of messages, figures or symbols attached directly to the part of a building, which is included in the smallest geometric figure which can be made to circumscribe the message, figure, or symbol displayed thereon." Based on the above definition, it would appear that the outer perimeter of the proposed City Hall monument signs would constitute their sign area. The existing sign area definition is considered appropriate in recognition of the following: A. Potential abuses could exist if only a monument sign's graphic letters or symbols were used in the calculation of sign area. For instance, the outer perimeter of a monument sign would have no size limitations. B. The fact that, while most monument signs are considered aesthetically pleasing, this is a subjective viewpoint which is not reason to allow excessive sign dimensions. C. The transferability of the sign area definition to other sign types such as billboards, business signs, etc. If the sign area for monument signs were calculated as only that area devoted to letters and/or symbols, the same method of calculation should be applied equally to other sign types. This application would undoubtedly create some problems. Based on the preceding items, it is believed the City's existing definition of sign area and its application to monument signs should remain intact. The three specific changes to the ordinance are as follows: A. The existing ordinance only addresses signs accessory to churches, schools or non- profit institutions; "governmental buildings* are not identified. This amendment would add "governmental buildings" to this category. Planning Case 92-18 September 1, 1992 Page -4- Co Only one (1) sign per lot not exceeding twenty (20) square feet (except on corner lots) is permitted under the existing ordinance and no reference is made to directional or identification signs. This amendment allows one (1) directional sign per lot not exceeding thirty (30) square feet in area and one (1) identification sign per lot not exceeding seventy-five (75) square feet in area (except on corner lots where two signs facing each street are permitted). (The City Hall is not located on a corner lot.) Staff does not find that the sizes of signs proposed in the amendment are unreasonable when compared to the sign areas permitted in other zoning districts and when consideration is given to identification of public or semi- public buildings. The existing setback requirement is a distance at least one-half the minimum setback specified in district regulations. This amendment would change the setback to ten (10) feet from the property line. While the proposed signage on the site plan complies with existing setback requirements, staff is proposing the change to 10 feet to make the setback consistent with other zoning districts. RECOMMENDATION Staff recommends approval of An Ordinance Amending the New Hope Code Section 3.463 Establishing Signage Regulations for Churches, Schools, Non-profit Institutions and Governmental Buildings. Attachments: Ordinance Amendment July 17th & August l lth Attorney Correspondence June 3rd and 24th Planner's Memos Sign Elevations/Site Plan Current Sign Code - Excerpts Planning Case 92-12, City Hall PUD ORDINANCE NO. 92- AN ORDINANCE AMENDING THE NEW HOPE CODE SECT[ON 3.463 ESTABLISHING SIGNAGE REGULATIONS FOR CHURCHES, SCHOOLS, NON-PROFIT INSTITUTIONS AND GOVERNMENTAL BUILDZNGS The City Council of the City of New Hope ordains: Section 1. Section 3.463 "Signs Accessory to Churches, Schools or Non-Profit Institutions "of the New Hope City Code is hereby amended to read as follows: 3.563 Signs Accessory to Churches, Schools, e~~ Non-Profit Institutions, or Government Buildings. Signs accessory to churches, schools, e~ non-profit institutions o__~r government buildinqs are permitted subject to the following regulations: (1) (a) Directi'~nal Signs. For each principal building on a lot, there shall be not more than one (1) directional sign except on a corner lot where two (2) signs, one facin~ each street, shall be permitted. No such signs shall exceed thirty (30) square feet in area, Such signs shall be set back not less than ten (10) feet from the property line. (b) Identification Signs. For each principal building on a lot, there shall be not more than one (1) identification siqn except on a corner lot where two (2) signs, one facin~ each street, shall be permitted. No such siens shall exceed seventy-five (75) square feet in area. Such signs shall be set back not less than ten (10) feet from the property line. Temporary Signs. Temporary signs, banners and displays for church, school, ~overnment buildings, inst'itution or civic events are permitted but must be located on property owned or controlle{ by the church, school, local ~overnment unit, institution, or civic organization and may be displayed only during a period commencing thirty days prior to the scheduled event and ending three days after closing date of said scheduled event. Section 3. Effective Date. This Ordinance shall be effective upon its passage and publication. Dated the day of , 1992. Edw. J. Erickson, Mayor Attest: Valerie Leone, City Clerk (Published in the New Hope-Golden Valley Sun-Post the , 1992.) day of COII~I~CK LAW O~II~CFJ, WILLIAM ~. ~'LIVEN ~MM'IN ff. ~.AI. EGN& ~ O, OF..m~Y August 11, 1992 Kirk McDonald Management Asst. City of New Hope 4401Xylon Avenue North New Hope, MN 55428 RE: Apartment Sign Setbacks/Planning Case No. 92-17 Government Signs/Planning Case No. 92-18 Our File Nos: 99.40049 and 40050 Dear Kirk: This is a reminder that the referenced planning cases deal with amendments to the sign code in Chapter 3 of our ordinances. As a result, a public hearing is not necessary to amend the code sections in issue. Only zoning code amendments require a public hearing before changes can be made. Therefore, legal notices for public hearings are not necessary in these cases. You are free to discuss the code amendments with the Planning Commission without a public hearing. Very truly yours, Ste~~n A. Sondrall slt Enclosures LAW OFm(:E~, PA. W~(.~Ud J, COIq~lC K A. ~3N0PL~UJ. P.A. WILLbUd C, ~I'~ L,AVONN! ii ~ July 17, 1992 Kirk McDonald Management Asst. City of New Hope 4401Xylon Avenue North New Hope, MN 55428 RE: Sign Code Amendment for Government Residential Zoning District Our Fi]e No. 99.40050 Building Signs in Dear Kirk: I apologize for the delay in responding to your request for comments on a proposed ordinance amendment dealing with government building signs. I have had a chance to review the City Planner's June 3rd and June 24th, 1992 memos regardiog this matter. It is my understanding that the ordinance amendment being proposed is precipitated by the City's own sign plan due to the City Hall remodeling project. The City Planner is proposing that we repeal §3.463 in its entirety and replace it with a new §3.463 attached to their June 3rd memo. I have only one concern with their proposed ordinance. Specifically, their is no definition of an institutional, non- commercial public or semi-public use. I would prefer that we maintain the original prefatory language of existing 3.463 and simply add the words governmental buildings to the existing prefatory language. We would then utilize the new maximum signage language and temporary signage language as proposed by the City Planner. Enclosed herein is a revised draft of the Planner's draft incorporating this recommendation. Mr. Kirk MCDonald July 17, 1992 Page 2 By copy of this letter to Northwest Associated Consultants, ! would request your comments on the change [ am recommending herein. Very truly yours, Steven A. Sondra11 slf2 Enclosure cc: Northwest Associated Consultants, Inc. U R B P t A N G ° 0 I G N · M AR K E R ES E A R C ~ TO: FROM: DATE: ' RE: FILE NO: Steve Sondrall Bob Kirmis/Alan Brixius 24 June 1992 New Hope - Sign Ordinance - Government Signs 131.00 - 92.06 This memorandum is intended to clarify our position regarding the City's regulation of government signs. As a means of providing more appropriate regulation of such signs, a draft amendment was prepared. The amendment, as provided to you in a memorandum dated 3 June 1992, is intended to replace Section 3.453 of the Sign Code as it currently exists. The said amendment basically allows an identification sign for institutional, non-commercial public and public uses (including churches and schools) to be no greater than 75 square feet in area. The existing Ordinance requires that such' signs not exceed 20 square feet in area. Our o~fice believes that uniform application of the signage area requirement to churches, schools, government buildings, etc. is appropriate. In addition to the regulation of identification signs for such uses, the amendment also specifically addresses directional signs. Considering that such uses commonly hold multiple structures, the regulation of such signs is considered warranted. The draft amendment states that directional signs not exceed 30 square feet in area. It should also be noted that a setback requirement of not greater than 10 feet from the property line has been stipulated for both identification and directional signs. Again, this memorandum is intended to clarify our recommendation relation to the regulation of government signs. If you have any questions or co~ents regarding this material, please do not hesitate to call. pc: Kirk McDonald Dan Donahue Doug Sandstad 5775 Wayzata Blvd.- Suite 555. St. Louis Park, MN 55416. (612) 595-9636. Fax. 595-9837 ort west ss ciate onsultants, Inc. R B A P L A N N G D E S _1 G N:: ~ M A R K E T R E S E A R C H TO: , FROM: DATE: RE: FILE NO: Kirk McDonald Bob Kirmis/Alan Brixius 3 June 1992 - New Hope Sign Ordinance - Gove=nment Signs 131.00 - 92.06 BACKGROUND At your request, we have reviewed the City Sign Ordinance in regard to the regulation of institutional or government signs such as that proposed in conjunction with the proposed City Hall expansion. As noted in previous discussions, the existing Sign Ordinance does not specifically regulate such signage. It should also be noted that the Ordinance regulates sign types by association with a particular use rather than zoning district. Attached for reference: Exhibit A - City Hall Sign Plan Exhibit B - Draft Ordinance Amendment ISSUES ANALYSIS City Hall S&=na=e. As shown on Exhibit A, two monument signs have been proposed in conjunction with the City Hall expansion. To the southeast of the City Hall, a 75 square foot sign illustrating the City logo and directional elements (identifying the location of administration and police facilities) is to be provided (see Exhibit A). To the east of the City Hall, a 27 square foot directional sign identifying the police station is provided. 5775 Wayzata Blvd.- Suite 555 .St. Louis Park, MN 55416. (612) 595-9636-Fax. 595-9837 Ordinance Requlation, In review of the City Sign Ordinance, it is apparent that specific regulation of the type of signage being proposed is not offered. Because the subject property holds a residential zoning designation (R-l), the application of commercial signage requirements has been determined to be inappropriate. In response to this condition, the following options have been viewed as viable: Consider the proposed signage as "accessory to churches, schools or non-profit institutions". If such a definition is utilized, signage would be regulated by Section 3.463 of the Sign Ordinance which states that: Not more than one sign per lot is permitted (except on corner lots). o NO sign shall eXceed twenty (20) square feet in area. o Such signs shall be set back from the street line at least one-half the minimum 30 foot setback specified in R-1 Zoning District. While the proposed signage does meet required setback requirements, they fail to meet maximum allowable sign area and exceed the maximum number of signs allowed on the subject property. Amend the Sign Ordinance to specifically address institutional, non-commercial public, and semi-public uses. In review of the aforementioned options, the City has requested that a Sign Ordinance amendment be pursued'which will adequately address the type of City Ha~l signage being proposed. Def~nition of Si=n Area.-' A key item to be considered in this matter is the City's definition of sign area and whether a monument sign's graphic symbols may constitute sign area· Currently Section 3.422.(4) of the City Sign Ordinance defines sign area as: That area within the marginal lines created by the sign surface which bears the advertisement or, in the case of messages, figures or symbols attached directly to the part o~ a building, which is included in the smallest geometric figure which can be made to circumscribe the message, figure, or symbol displayed thereon. 2 Based on the above definition, it would appear that the outer perimeter of the proposed City Hall monument signs would constitute their sign area. The existing sign area definition is considered appropriate in recognition of the following: Potential abuses could exist if only a monument sign's graphic letters or symbols were used in the calculation of sign area. For instance, the outer perimeter of a monument sign would have no size limitations. The fact that, while most monument signs are considered aesthetically pleasing, this is a subjective viewpoint which is not reason to allow excessive sign dimensions. The transferability of the sign area definition to other sign types such as billboards, business signs, etc. If the sign area for monument signs were calculated as only that area devoted to letters and/or symbols, the same method of calculation should be applied equally to other sign types. This application would undoubtedly create some problems. Based on the preceding items, it is believed the City's existing definition of sign area and its application to monument signs should remain intact. Ordinance Amendment. To more adequately address government signs which are being proposed as part of the City Mall expansion, a Sign Ordinance amendment has been prepared. The amendment attempts to consider the function of such signs and set realistic parameters relating to their erection. The draft amendment (attached as Exhibit B) regulates, signage per principal building and addresses both identification and directional signs. Specific regulation of directional signs is considered positive in consideration of sites which con~nonly hold more than one principal structure. In this regard, the City should consider the amendment's applicability to other public buildings (i.e., fire · hall, civic center, etc.). As referenced in the amendment text, area allotments are provided both for identification and directional signs. The stipulated areas are reflective of the sign areas proposed as part of the City Hall expansion plan. 3 CONCLUSION Based on the preceding analysis, it is recommended that the City pursue a Sign Ordinance amendment to adequately address institutional/government signs such as proposed as part of the City Hall expansion. A draft amendment addressing this issue has been attached for City consideration. It should be noted that the amendment is an initial draft and should be subject to City Staff comments prior to further distribution. pc: Dan Donahue Doug Sandstad 4 ° 000 . I Jl 3'-0' x 3'-o" PRE:CAST CONC. CAP WITH DRIP TYP.. ALL SIDES~x,~ cAPPRECASTwITH CONC.DRiP EACH SIDE.--~ I I , i i HIGH ALUM. 3.-o' x _~'-o' PRECAST CONC. I I CAP WITH DRIP I ' I TYP. ALL SlO£$.-~ \' I Ca." WITH DR~P I ~1 EACH S,DE.-~ I BRICK TO I~ATCH' ~ , ' TYP. t .... TI . ,~T--"-! .1___....i..I -":'::. · ,:. ~.~' :'~' 6'-o' 6 -o".."- .~ -I~ -? ,-c~ LO4O ~e ...,.-~-~.~'q~ / _1 . "'" "'.~-'..~'::~:: /~'~~ ~-'-'4'I HIGH ALU . L.. 6' HIGH ALUM. II11£R$. I~P. " NO SCALE r~ SCALE 1"=1 '-0' 6'-0' 6'-0' 6'-0" t'-0' = CITY LC 30 MADE CONC, FROM ~ hUM. PLATE DRIP W/ BA K LIGHTED NE co,c. ,. ~ I ~ WITH DRIP T ~ ./--4 HIGH ALUM. LETTERS '~TCH i I L 6~ HI ~ TYP. TO klATCH LEII'E ~ BUILDING BACK HIGH ALUM. LEITERS. TYP. 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In the event of an ~ndustri or commercial sale or rental of real property, there shall be permitted one sign facing each public street providing access to the property being offered. Each sign shall not exceed seventy- five square feet in area and must be devoted solely to the sale or rental of the property being offered and must be removed immediately upon the sale or rental of the last property offered at that location. Said sign may not be located closer to the property l~ne than fifty percent of the setback required within the particular zoning district in which the property is located. 3.462 Signs Accessory to Parking Areas. Signs accessory to parking areas are permitted subject to the following regulations: (1) Entrance and Exit Signs. One sign may be erected to designate each entrance to or exit from a parking area; each such sign shall be no more than two square feet in area; such signs are exempt from m~nimum setback requirements but shall be located at least one foot behind the lot line. <2) Use Signs. One sign designating the conditions of use shall be permitted at each entrance to a parking area; each such sign shall be limited to a maximum area of nine square feet; such s~gns are exempt from minimum setback requirements, except that they must be located at least one foot behind the lot line. ~igns Accessory to Churches, Schools or Non-Profit Institutions. S~gns accessory to churches, schools or non-profit institutions are permitted subject to the following regulations: (1) Maximum Signa~e. There shall be not more than one sign per lot, except that on a corner lot two signs, one facing each street, shall be permitted. No such sign shall exceed twenty square feet in area. Such signs shall be set back from the street line a distance at least one-half of the minimum setback specified in the district regulations. (2) Tem~orar~ Signs. Temporary signs, banners and displays for church, school, institutional or civic events are permitted but must be located on property owned or control by the church, school, institution, -Or civic organization and may be displayed only during a period commencing thirty days prior to the scheduled event and. ending three days after closing date of said scheduled event. 3.464 Signs Accessor~ to Residential Uses. Each sign accessory to residential uses shall be set back from the street right-of-way line a distance at least one-half of the required minimum setback specified in the district regulations provided in Chapter 4 which may be located anywhere in the front setback area for that district. Signs accessory to a residential use shall not be permitted except in compliance with the following regulations: (1) Name Plate! Directional and Identification Signs. Name Plate, directional and identification signs shall be permitted subject to the following regulations: (a) Size. FOr each dwelling unit (single family, two family or townhouse), there shall be permitted one name plate not exceeding two square feet in area indicating the name and/or address of the occupant. 3-41 072684 3.43 3.432, 3,433 (15) Sign,_Non-¢onforming. (a) (16) (17) (19) (20) (21) Legal. A sign which Lawfully existed at the time of the original passage of this Sign Code oc amendment thereto but which does not conform with the regulations of this Sign Code, is legal. (b) Illegal. A sign which was constructed after the original ~assage of this Sign Code or Amendments thereto and does not conform with regulations of this Sign Code ie illegal. Sign, Portable. A sign so designed as to be movable from one location to another and which is not permanently attached to the ground, or structure. Sign~ Pro~ecting. Any sign, which is affixed to a building and which projects ~rom the building wall a distance greater than twelve inches. Sign~ Public. Signs of a public, non-commercial nature, to include safety signs, danger signs, trespassing signs, traffic signs, signs indicating scenic or historical points of interest, memorial plaques, and the like, when signs are erected by or on order of a public officer or employee in the performance of official duty. Sign~ Roof. A roof sign is defined as a sign which is located above the save or coping line. Sign~ Structure. The supports, foundations, uprights, bracing ~nd framework for a sign, including the sign area. Signr Temporary. A sign other than a portable sign, that is not intended to be permanently displayed or affixed to the ground or to a building. {22) Sight Wall. A sign which is affixed to the exterior wall of a ~uilding and which does not project more than twelve inches from the surface to which it is attached. (23) Sign{ Wall Letters. A sign composed of individual Letters which are attached (not painted) separately on a wall surface. (24) Sign, Window. A sign affixed to a window or located inside a window surf6e legible to the general public.' (Code 072684) Regulation And Permit Exceptions. The signs indicated in Sections 3.431 through 3.436 are exempt from the permit requirements of Section 3.116 and from the regulations of the New Hope Sign Code, Section 3.40 through 3.485, except that they shall be set back from the street right-of-way line a distance of at least one-half of the minimum setback specified in the New Hope Zoning Code district regulations. 3.43l Flags. Flags or emblems of a national, federal or state government, or a subdivision thereof, displayed on private 3.432 Memorial Sign~. Memorial signs and tablets displayed on private property. 3.433 Signs Required BY Law. Legal notices, address numerals and other signs required to be maintained by law or governmental order, rule or regulations, provided that the content and size of the sign do not exceed the requirements of such law, order, rule or regulation. 3-38 072684 3.43, 3.434, 3.439, 3.43S, 3.44 .434 PUblic Convenience Signs. Small signs, not exceeding two square feet in area, displayed on private property ~or the convenience of the public, including directional or identification signs for restrooms, freights entrances, garage and ru~unage sales and abe like. Garage and rummage sale signs shall show, clearly imprinted, tbs name and address of the person erecting the sign, or responsible for the same. Said signs shall not be erected more than Sire days before or maintained more than one day after the sale to which the sign relates. 3.435 3.436 Political Signs. Small signs, not exceeding eight square feet in area, displayed on private property, containing matter which is intended or tends to influence directly or ind£rectly any voting at any primary, general, municipal, special or school e~ection, including pictures or announcements relative to candidates or campaign advertising. Said signs are perm£tted in addition to other s£gne in any zoning district provided that no person shal~ permit or allow any such sign to be located or ~aintained on his property more than thirty-one days before or five days after the election to which the sign relates. Government Signs. Signs of a duly constituted governmental body including traffic or similar regulatory signs, legal notices and warnings at railroad crossings. (Code 072664, Ord. 67-5) 3.44 GENER&~ STANDARDS. AIl signs hereafter painted, constructed, erected, remodeled, relocated or expanded shall comply with the following standards= 3-38A 072664 _.iii .......... v~ I II I I I Originating Department" Approved for Agenda Agenda Section P1 anning.& City Manager 5-11-92 Oeve 1 o pmen t Itero No. By:. Kirk McDonald 13y:. 8.3 Management Assistant PLANNING CASE 92-12 - REQUEST FOR A PLANNED UNIT DEVELOPMENT CONDITIONAL USE PERMIT AND SITE/BUILDING REVIEW/APPROVAL TO ALLOW FRONT AND REAR ADDITIONS AT CITY HALL, AND A CONDITIONAL USE PERM1T FOR DEFERMENT OF REQUIRED PARKING, 4401XYLON AVENUE NORTH (PID #18-118-21-12-000~i), CITY OF NEW HOPE, PETITIONER The petitioner is requesting conditional use permits and site/building plan review/approval to allow front and rear building additions at City Hall and deferment of parking. The City is proposing to construct a 1,120 square foot 1-1/2 story front entry addition on the south side of the existing building, a 4,000 square foot second story addition above the existing police garages on the north side of the building and a 100 square foot entry/vestibule addition to the Police Department on the east side of the existing building. The front addition is being constructed so that an elevator can be incorporated into the front entry to provide access to both the lower and upper level floors for the disabled, in accordance with the 199l American Disabilities Act (ADA), as the existing handicapped access ramp is no longer in compliance with accessibility requirements. The existing ramp would be eliminated, the elevator would be installed just west of the existing entry steps and the entire area would be enclosed with the existing automatic doors being relocated to sidewalk grade: A new metal roof (blue) would be constructed over the new entrance which would match the roofs' at the new fire station and swimming pool bathhouse, essentially tying all of the City buildings wgether with similar roof colors. The new addition would include an elevator equipment room and storage area and a roof-top skylight would be installed over the currently open roof area on the east side of the entrance, with the two-story open area being utilized as an expanded lobby/waiting area/meeting space. (cont/nued) MOTION BY ~/-/- SECOND BY Review: Administration: Finance: RFA-O01 Planning case 92-12 Council Meeting May 11, 1992 The rear second story addition is being constructed to add additional office space, sWrage space, and conference room areas. The existing lower level police garages constructed in 1973 were specifically designed to accommodate an upper level expansion. A staircase will be built at the north end of the addition and the lower level former firing range will undergo lead removal/decontamination and be renovated into four (4) additional police garages and storage space for the Park and Recreation Department. A small vestibule addition is proposed to be added to the Police Department on the east, which will contain,automatic doors to accommodate handicapped persons and which will improve the energy efficiency of the area and increase adjacent lobby space. A number of site improvements are also proposed with the additions including a six (6) inch watermain connection to building on east side for future sprinkling, new storm sewer on west, new landscaping/benches/concrete walk and optional fountains, new entrance lighting and new trash/recycling enclosure at rear of building. The proposed signage has been deleted from the plan as it does not conform to R-1 Zoning District sign requirements and staff will research either an amendment to the existing code or rezoning the City Hail site. A parking deferment is being requested so that the 14 additional stalls do not have to be constructed unless the need arises. A deferred parking area is shown on the plan as an extension of the existing north parking lot. The Planning Commission reviewed this request at their May 5th meeting and recommended approval subject to the following conditions: Under a deferred parking arrangement, 14 additional off-street parking stalls are constructed if the need arises. .... Substitute rhododendron for azaleas along north retaining wall per planning consultant and City Forester recommendation. Proposed signage to be tabled, pending staff research, and brought back at a later date for consideration. 4. Trash enclosure to be constructed of materials compatible with principal structure. o Watermain brought to building to accommodate automatic fire sprinkler installation with 2nd story office addition. Replace existing equipment enclosure on west side of building with new cedar fence to match trash/recycling enclosure and extend to enclose generator shed. 7. Complete lead cleanup of former firing range prior to police garage renovation. Staff recommends approval of the resolution. CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: Request: Location: PID No.: Zoning: Petitioner: Report Date: Meeting Date: 92-12 Request for A Planned Unit Development Conditional Use Permit and Site/Building Plan Review/Approval to Allow Front and Rear Building Additions at City Hall and A Conditional Use Permit for Deferment of Required Parking 4401 Xylon Avenue North 18-18-21-12-0005 R-I (Single-Family Residential) City of New Hope May I, 1992 May 5, 1992 BACKGROUND The petitioner is requesting conditional use permits and site/building plan review/approval to allow front and rear building additions at the City Hall and deferment of required parking. The City is proposing to construct a 1,120 square foot 1-1/2 story front entry addition on the south side of the existing building, a 4,000 square foot second story addition above the existing police garages on the north side of the building and a 100 square foot entry/vestibule addition to the Police Department on the east side of the existing building. The front addition is being constructed so that an elevator can be incorporated into the front entry to provide access to' both the lower and upper level floors for the disabled, in accordanc~ with the 1991 American Disabilities Act (ADA), as the existing handi- capped access ramp is no longer in compliance with accessibility requirements. The existing ramp would be eliminated, the elevator would be installed just west of the existing entry steps, and the entire area would be enclosed with the existing vestibule/ automatic doors being relocated to sidewalk grade. A new metal roof (blue) would be constructed, over the new entrance which would match the roofs at the new fire station and swimming pool bathhouse, essentially tying all of the City buildings together with similar roof colors. The new addition would include an elevator equipment room and storage area and a roof-top skylight would be installed over the currently open roof axes on the east side of the entrance, with the two-story open area being utilized as aa expanded lobby/waiting area/meeting space with Cable TV monitor. The rear second story addition is being constructed to add additional office space, storage space, and conference room areas. The existing lower level police garages constructed 'in 1973 were specifically designed to accommodate an upper level expansion. A staircase will be built at the north end of the addition and the lower level former firing range will undergo lead removal/decontamination and be renovated into four (4) additional police garages and storage space for the Park and Recreation Department. Planning Case Report 92-12 May 5, 1992 Page -2- 5. A small vestibule addition is proposed to be added to the Police Department on the east, which will contain automatic doors to accommodate handicapped persons and which will improve the energy "efficiency of the area and increase adjacent lobby space. 6. A number of site improvements are also proposed with the additions including six (6) inch watermaln connection to building on east side for future sprinkling, new storm sewer on west, new landscaping/benches/concrete walk and optional fountains, new entrance lighting, new signage and new trash/recycling enclosure at rear of building. 7. There are three specific zoning requests for the proposed additions: A'. Site and Buildin~ Plan Review/Anorovai- required for all additions/new construction. B. Planned Unit Develo0ment Conditional Use Permit - the City Hall property is Zoned R-l, Single Family Residential, which allows for public buildings as conditional uses. The entire Civic Center area, including the City Hall, Fire Station, Swimming Pool, etc. is considered a planned unit development/ conditional use permit, thus a PUD amendment is necessary. C. Conditional Use Permit for Deferred Parkinl - the additional office area being constructed requires that additional parking be added, however, due to the fact that no additional employees are anticipated the City is requesting a conditional use permit for deferred parking. The City Code was amended several years ago to allow deferred parking . Under this process, the required parking is shown on the plan, but is not constructed unless deemed necessary. ~- in addition to the above listed requests, the signage requested for the site and the applicability of the ordinance must be addressed (see Analysis). 8. Surrounding land uses/zoning include R-5 elderly housing (VOA) and K-Man (B-4) to the east, swimming pool and fire station to the immediate south, and Norwest Bank (B-2) on 42nd Avenue, Civic Center Park to the immediate west, and R-1 residential across Zealand Avenue, and Civic Center Park and the cemetery to the immediate north and R-I Residential on 46th Avenue North. 9. The topography of the site is fiat with a minimal slope to the northeast. Surface drainage problems around the City Hall are addressed by the plan. 10. Two preliminary reports were prepared in 1991 (attached) regarding the addition over the police garages and the entrance remodeling/landscaping plan. The entrance plan was later revised to include an elevator to address ADA concerns. An informational meeting on thes~ additions was conducted in October, 1991, by the Citizen Advisory Commission, and no negative comments were received. 11. The City Council has authorized this project to proceed up to the bidding process, which is scheduled to take place in Suly. The project is being bid in phases and with alternates, and depending upon the bids received, the Council may or may not authorize proceeding -with all or a portion of the project. The front entrance addition would be funded almost totally with Community Development Block Grant Funds (handicapped accessibility is one of the items for which the funds can be used). 12. Residents within 350' of the request have been notified and no comments have been received. Planning Case Report 92-12 May 5, 1992 Page -3- ,, The petitioner met with the Design & Review Committee on April 20th and the following issues were discussed: parking requirements, landscaping, lighting, signage, roof-top equipment, utilities, trash enclosure, and construction materials. Staff drafted a detailed list (enclosed) of items to be added to the site plan. Revised plans were submitted that include all recommendations made by Design & Review and staff. The Planning Consultant has prepared the enclosed report which addresses parking reituirements, the building additions/height, landscaping, signage, setbacks, trash enclosure, and pedestrian circulation. ~- the revised plan shows 75 new shrubs and trees to be added to the site in addition to the existing landscaping around the building (existing Iow-lying shrubs around entrance to be removed). Design & Review requested that additional conifers be added and 23 lunipers are included on the revised plan. The Planning Consultant has recommended that the azalea plants (I6) be replaced with a more healthy plant that thrives in direct sunlight and staff is conferring with the City Forester and will have a recommendation at the Commission meeting. Architectur~- the architecture of all the work matches the existing City Hall, while incorporating a new "blue-gable roofed entry" element which has been used in the other Civic Center buildings, pool bathhouses and fire station. This is consistent with our "Commercial Core Design Guidelines" adopted twelve years ago for "city center". A convenience benefit to thc blue gable entries is the easy identification of the two access points for the public-Police on the east and Administration on the south. Many people have been baffled by what is where over the years. A more prominent sign at the man driveway will help even mor~ in this regard. Clear readable address numerals will also be added. Rooftop equipme~it will be color clad to match the brown brick. A new cedar fence enclosure for trash and recycling containers is shown and already ordered. The elevator and some internal bathroom changes will mal~ the building fully accessible to the disabled, meeting the requirements of the "Americans with Disabilities Act" (ADA). A complete analysis is underway for other needed improvements such as door hardware, etc, and is not included in these plans. P_itr.]l[l~- the Planning Consultant has calculated that eight (8) additional parking stalls are needed for the office addition and the building official has calculated that fourteen additional spaces ~ needed. The plan is based on the higher calculation and shows a deferred parking area which could be constructed on the north side of the building. ~-please review the comments in the Planner's report regarding signage. Two monument signs are proposed at ?5 square feet and 2'7 square feet (identifying the _location of the Administration/Police facilities and Police Station, respectively). R-I Zoning only allows one sign no larger than 20 square feet in area. This is a unique situation due to the fact that the City Hall is a public facility and the proposed signage is intended to clarify exactly where specific facilities are located. The existing ordinance does not clearly set a standard for public buildings located in an R-1 Zone. The three options that staff will be discussing with the Commission include: Planning Case Report 92-12 May 5, 1992 Page -4- C. 7, Reducing the size/number of size to comply with the current ordinance. Consider granting a variance in this unique situation. Table this part of the plan and research a text amendment to address public facilities in R-l Zones (a study is already scheduled on another portion of the sign ordinance). Staff recommends option C. Condition Use Permit Standards - A. Ce Staff finds that the proposed additions are compatible with the existing consistent with the Comprehensive Plan, and will not have a detrimental surrounding property values. Government buildings are allowed as a conditional use in an R-1 Zoning District provided that: Comoatibility and Setbacks. Conformity with the surrounding neighborhoc,:[ is maintained and required setbacks and side yard requirements are met. Eauioment Enclosed. Equipment is completely enclosed in a permanent structure with no outside storage. General criteria for conditional use permits includes: Comorehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official Comprehensive Municipal Plan of the City. .C,.9..!:~LLL~c. The proposed use is compatible with its adjacent land uses. Performance Standards. The proposed use conforms with all applicable performance standards contained in City Code. No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Zoning District Criteria. In addition to the above general criteria, the proposed CUP meets the criteria, specified for the various zoning districts. Residential Zoning District criteria for a conditional use permit includes: Traffic. Non-residential traffic is channeled into thoroughfares or onto a street abutting business of industrial uses leading directly to thoroughfares, and not onto minor residential streets. ~ The proposed use Will be sufficiently separated by distance or screening from adjacent residentially zoned land so that existing homes will not be materially depreciated in value and there will be no deterrence to development of vacant land. (~omuatible Appearance. The structure and site shall have an appearance that will i~ot have an adverse effect upon adjacent properties. structure, impact on RI~COMMENDATION Staff recommends approval of the Planned Unit Development Conditional Use Permit and Site/Building Plan Review/Approval for the proposed City Hall Additions and the Condition~ Use Permit for Deferred Parking subject to the following conditions: Planning Case Report 92-12 May 5, 1992 Page -5- Under a deferred ~arking arrangement, 14 additional off-street parking constructed if the need ari.~. Consider substituting a different plant variety for the proposed azaleas within the entrance plaza. Amend the sign ordinance to address public building signage in a residential zone, Trash enclosure to be constructed of materials compatible with principal structure. Watermain brought to building to accommodat~ automatic fire sprinlder installation with 2nd story office addition, Replace existing equipment enclosure on west side of building with new cedar fence to match trash/recycling enclosure. Complete lead cleanup of former firing range prior to police garage renovation. stalls are Attachments: Topo/Zoning Map Design & Review List Parking Requirements Site Plan Survey/Utilities Landscape Plan/Schedule Floor Plans: Uppe.r/Lower Building Eleva_ti'on$ Detail Sheet Planner's Report l~eliminary Feasibility Reports Geot~chnical Report 916.6 X 913.9 X × 914.3 917.3 X 928.2 X x 920 POOL x im x X 923.0 X 922. 'C / iilN North. wes. t.u.,. .A, sso. ciat,e . o.s . Consultants,. .,. K,. .,s,,. c.lnc' PLANNIN~ REPORT TO: FROM: DATE: RE: FILE NO: Kirk McDonald Robert Kirmis/Alan Brixius 30 April 1992 New Hope City Hall Expansion 131.00 - 92.12 EXECUTIVE SUMMARY BACK~ROUND~ Plans have been submitted to construct three additions (totalling 4,900 square feet) to the New Hope City Hall located west of Xylon Avenue and north of 42nd Avenue North. The said expansion is to include the construction of a 4,000 square foot wing on the facilities north side, 800 square foot addition to the City Hall's south entry, and a 100 square foot vestibule addition to the Police Station entry. The proposed north wing addition is to lie atop the existing Police Station parking garage and incudes area for offices, conferences and storage. The south"entry addition has been prompted by a desire to improve handicap access to the City Hall and is to include an elevator, storage area and expanded foyer. The Police Station entry vestibule will improve the energy efficiency of subject structure while increasing adjacent lobby space. The City Hall property is zoned R-l, Single Family Residential which allows publio buildings as conditional uses. The entire Civic Center Campus, which includes the City Hall, Fire Station, swimming pool, etc. is considered a planned unit development/CUP. As such, a PUD amendment will be necessary. Attached for reference: Exhibit A - Site Location Exhibit B - Site Plan Exhibit C - Landscape Plan Exhibit D - Floor Plans Exhibit E - Building Elevations Exhibin F - Details 5775 Wayzata Blvd.- Suite 555. St. Louis Park, MN 55416. (612) 595-9636.Fax. 595-9837 RECOMMENDATIONs Based on the following review, our office recommends approval of a PUD conditional use permiZ amendment to allow the proposed City Hall expansion. Approval should, however, be contingent upon the fulfillment of the following conditions: Under a deferred parking arrangement, eight additional off- street parking stalls (as required by Ordinance) are constructed if the need arises. Consideration is given to substituting a different planu variety for the proposed azaleas within the pedestrian plaza. It is questioned as to whether the plant will survive in an area where very little shade is provided. Either the proposed signage is modified to conform to the ordinance's most applicable signage requirements, or an amendment .is pursued to more appropriately address the type of signage which is being proposed. The proposed trash enclosure is constructed of materials judged as compatible with the principal structure. 5. Comments from other City staff. ISSUES ANALYSIS Off-Street Park~n=. The New Hope Civic center Park Complex holds a variety of uses with differing off-street parking requirements. Currently, the site's existing uses hold a literal parking demand of 289 spaces as shown beldw (93 spaces for outdoor theatre/City Hall): Re_uuired Parking Outdoor Theatre/City Hall Fire Hall Swimming Pool Community Park 93 52 58 86 TOTAL 289 Spaces In past review, it was determined that the site's existing supply of 265 spaces was found to be acceptable in consideration of the shared and overlapping nature of the site uses and events. The combined 93 stall requirement for the City Hall and outdoor theatre is responsive of the differing off-hour peak demand situation which exists between the two uses. entrance. The proposed north wing addition is to lie atop the existing Police Station parking garage and is to include area for offices, conferences and storage. The south entry addition has been prompted by a desire to improve handicap access to the facility via the installation of an elevator. The Police Station vestibule would simply improve the structure's energy efficiency and provide additional lobby space. From a visual standpoint, the proposed additions are considered to be highly compatible to the existing City Hall structure and are to be finished in brick which is to match the building's existing brick work in terms of color, style and pattern. In addition, the building's roof top equipment screen is to match that which currently exists on the existing structure (metal standing seam) Buildin= Kei=ht. At 20 feet in height, the proposed building addition is to match that of the existing structure. The said building heigh~ complies with the maximum height allowed with the site's applicable R-1 zoning (2 1/2 stories). LandscaD~n=. The proposed building addition incudes a provision for a pedestrian court/plaza adjacent to the City Hall's south entry. The said court is to include pedestrian seating, fountains, and landscaping. The inclusion of the pedestrian court is considered highly positive, both from a functional and visual standpoint. As noted on the landscape plan (Exhibit C), the court area is to include a variety of planting types, including species of juniper, and azalea. While the proposed plantings appear well placed, some concern exists in regard tO..the azalea plants ability to sustain in an area where very little shade is provided. As such, consideration should be given to replacing the azalea plantings with a more healthy plant variety which thrives indirect sunlight. Si=hate. As shown on the submitted site plan, two monument type signs are to be constructed in association with the City Hall expansion. To the southeast of the City Hall, a 75 square foot sign illustrating the City logo and directional elements (identifying the location of administration and police facilities) is to be provided. To the east of the City Hall, a 27 square foot directional sign identifying the Police Station is provided. In review of the City Sign Ordinance, it is apparent that specific regulation of the type of signage being proposed is not offered. Because the subject property holds a residential zoning designation (R-l), the application of commercial signage requirements is not considered appropriate. In response to this condition, the following options appear to exist: 4 Consider the proposed signage as "accessory ~o churches, schools or non-profit institutions". If such a definition is utilized, signage would be regulated by Section 3.463 of the Sign Ordinance_which states that: Not more than one sign per lot is permitted (except an corner lots). o No sign shall exceed twenty (20) square feet in area. Such signs shall be setback from the street line at lease one-half the minimum 30 foot setback specified in zoning district. While the proposed signage does meet required setback requirements, they fail to meet maximum allowable sign area and exceed the maximum number of signs allowed on the subject property. Amend the Sign Ordinance to specifically address institutional, non-commercial public and semi-public uses. If pursued, the maximum sign area could be directly related to site area. If the City wishes to impose the most applicable existing sign regulation (pertaining to non-profit institutions), then a single sign not exceeding 20 square feet in size should be provided. If however, the City feels that item i above does not adequately address the signage in question, an amendment should be pursued. Setbacks. As noted previously, the proposed building addition is to lie atop the existing ..Police Station garage. As such, the building addition meets apPL$cable 30 foot R-1 setbacks for front yards. Trash. The submitted site plan indicates that trash handling activities are to occur within a enclosure on the northeastern side of the City Hall facility. The proposed containment of facility refuse is considered highly positive.· The said enclosure should, however, be constructed of materials judged compatible with the City Hall structure. Liqhtin=. Based on the received plans, it appears that the only new exterior lighting to be provided as a result of the City Hall addition is to be in the form of Bollard Lights within the pedestrian court/plaza. The said lights are to be low lying and should not inflict any glare upon the neighboring residential properties or adjacent street rights-of-way. CITY OF NEW HOPE MEMORANDUM DATE: TO: FROM: SUBJECT: August 24, 1992 Planning Commission Kirk McDonald, Management Assistant/Community Development Coordinator RESOLUTION: COMMENTS REGARDINg CITY OF CRYSTAL COMPREHENSIVE PLAN UPDATE In May, the Crystal City Council approved an update of the Comprehensive Plan for the City and authorized submission of the plan to the Metropolitan Council and adjacent communities. The major issues in the plan refer to the reuse and re-development of certain areas within the City...specifically redevelopment of the Crystal Airport site. Adjacent communities and governmental units have an opportunity to comment on the plan and although the 45-day comment period has lapsed, comments are still being accepted. The city Manager has requested that the Planning Commission approve a resolution containing comments on the plan and that the resolution be forwarded to the city Council for adoption. The resolution would then be forwarded to both the City of Crystal and the Metropolitan Council. Staff outlined several of our key concerns in a June 8th letter to the Planning Consultant in which staff requested the Planner to review and comment on the plan. Mr. Brixius responded with the enclosed July 1st memorandum. This issue was also discussed at the August 19th meeting of the Codes & Standards Committee. All comments from the staff, Planner, and Committee members have been incorporated into the enclosed draft resolution. Please review the Resolution prior to the meeting so that the Commission can pass this on to the Council for their September 14th'Council meeting. The draft resolution can certainly be modified and staff is open to any comments or input that Commission members may have. Staff will be requesting a motion to approve the enclosed resolution or a modified version at the meeting. Attachments: Draft Resolution Planner's July 1st Memo Staff's June 8th Letter Crystal Comprehensive Plan CITY OF NEW HOPE PLANNING COMMISSION RESOLUTION 92-2 RESOLUTION REGARDING COMMENTS CITY OF CRYSTAL COMPREHENSIVE 'PLAN UPDATE ON Be it resolved by the Planning Commission of the City of New Hope as follows: Procedural Background WHEREAS, on May 19, 1992, the Crystal City Council granted preliminary approval to an update of the Comprehensive Plan for the City and authorized submission of the Plan to the Metropolitan Council and adjacent communities; and WHEREAS, the major issues in the plan refer to the reuse and redevelopment of areas in the City, wiih the Crystal Airport site being the major area targeted for redevelopment and the Plan calling for the long term (after 2000) relocation of the airport; and WHEREAS, adjacent communities and governmental units have the opportunity to comment on the Plan and all comments will be considered by the Metropolitan Council as advisory; and WHEREAS, the City of New Hope desires to submit comments on the Plan and said comments are contained within this resolution; and WHEREAS, the New Hope City staff, the Planning Consultant, and the Codes & Standards Committee of the New Hope Planning Commission have reviewed the Plan and formulated comments regarding said Plan, and these comments were reviewed by the full New Hope Planning Commission at their regularly scheduled meeting on September 1, 1992. Comments on Plan/Findings of Fact WHEREAS, based on the procedural background referenced herein, the New Hope Commission hereby makes the following comments on the plan/findings connection with the proposed updated City of Crystal Comprehensive Plan: Planning of fact in PUBLIC FINANCE (page 26, Assumption and Projections). The Crystal Comprehensive Plan recognizes from its community profile as an older, fully developed community, its tax base will not be growing with its public service expenditures. Crystal identifies alternative financing and servicing options including service sharing, municipal consolidation, and public and private partnership. The situation facing Crystal will also impact New Hope. As such, shared joint service arrangements should be considered in the near future, similar to the joint swimming pool facilities program undertaken in 1992, and the on-going joint fire services study. o -2- LAND USE ELEMENT (page 31). The Crystal Comprehensive Plan indicated a redevelopment proposal for 36th Avenue/Highway 100 has been approved by the City. Figure 19 on page 111 indicates that the potential redevelopment area at this location east of Highway 100 appears to include the Mielke Field site. The City of New Hope is opposed to having Mielke Field relocated within its City boundaries to facilitate commercial development at the 36th Avenue/ Highway 100 intersection. NEIGHBORHOOD/HOUSING PLAN (page 37). The Crystal Comprehensive Plan does not give attention to the multi-jurisdictional housing and human services group that has been established among five northwestern communities for evaluating housing and social service needs. The housing objectives, elements and policies focus specifically on Crystal's housing issues. Some recognition of this multi-jurisdictional housing group and any cooperative housing or social service efforts should be provided in the Crystal Plan. COMMERCIAL/MIXED USE POLICIES (page 46). The Crystal Comprehen- sive Land Use policies are similar in character to those adopted by New Hope in its City Center design guidelines, 42nd Avenue Plan, and the Vacant l_and Study. In this regard, the plan is consistent with the commercial objectives of New Hope. COMMUNITY IMAGE POLICIES (page 95). The Crystal Community Image Objectives and Policies are consistent with New Hope's policies pertaining to commercial development and redevelopment guidelines. Crystal's Community Image Policy #13 reads as follows: "To work with adjoining municipalities to improve common and shared images and reconfigure boundaries." The City of New Hope feels that a cooperative effort is essential to coordinate commercial development and redevelopment objectives along shared commercial street corridors, particularly along Bass Lake Road, 42nd Avenue, Medicine Lake Road, and in the 36th/Winnetka Avenue areas. Consistent design guide- lines for development and streetscape should be promoted in a joint effort by both cities. APARTMENT CONVERSIONS . The City of New Hope currently has in effect an interim ordinance establishing a moratorium on the conversion renovation, or remodeling of existing multiple residential housing apartment complexes, the purpose for which would increase the number of bedrooms per unit. The ordinance establishes a City-wide ban on the application for an issuance of building permits, text changes, variances, conditional use permits and rezoning requests for any construction that would change the number of bedrooms per unit in any multiple residential housing complex or apartment containing four or more dwelling units. The majority of apartment complexes in the City were constructed as one or two bedroom units and over the past several years there has been an increased demand for three or more bedroom dwelling units primarily due to an increase of single parent families. While apartment conversions could provide good affordable housing within the City for single parent families, the following issues need to be studied to determine overall impacts on the community: A. Apartment conversions could result in the loss of other complex amenities, including swimming pools, park area or open space, game or party rooms, and parking area. B. Many apartment complexes were allowed credits for increased density subject to providing amenities which may be subject to removal to accommodate the conversion for increased bedrooms per unit. C. An increase in bedrooms per unit without sufficient amenities could result in an overuse of property and be detrimental to the health, safety, and welfare of potential renters, as well as the City at large. D. Said converted apartment complexes could detrimentally affect adjacent municipal amenitites. The Planning Commission finds that the apartment conversion issue is not an issue isolated to New Hope and finds that the cities of Crystal and New Hope, with their intermingling boundaries, share the same market for apartment rentals. The Commission recommends that this issue be addrssed in the Plan Update and be coordinated between the two cities or on a multi-jurisdictional level. CRYSTAL AIRPORT REDEVELOPMENT The Commission supports the redevelopment of the Crystal Airport site and finds that it would have a positive impact on the tax base of the northwest metro area. The Commission recommends that more details be included in the Plan regarding what type of development/use the City would propose for the site; whether it be light industrial, housing, commercial, mixed-use, etc. STREETS . The cities of Crystal and New Hope currently coordinate/cooperate with one another on most occasions regarding street improvement projects that are constructed on each city's border. The Commi~ion supports the continuation of this cooperation and recommends that the continued upgrading of collector and residential streets be addressed in the Plan Update. WETLAND AREAS. The Commission supports retaining open space within the two communities, particularly those wetland areas that are common to the two city's borders such as at the northeast intersection of 36th & Winnetka Avenues, and recommends that this issue be addressed in the Plan Update. RECOMMENDATION WHEREAS, The Planning Commission hereby recommends that the City Council consider adopting these recommendations regarding the City of Crystal Comprehensive Plan Update so that said recommendations can be forwarded to the City of Crystal and the Metropolitan Council. Adopted by the Planning Commission of the City of New Hope, Hennepin County, this 1st day of September, 1992. Dr. Robert Cameron, Chairman Attest: Kirk McDonald, Community Development Coordinator Nort west ssociated Consultants, Inc. U R B A P L A N N G DE S I G N ' M AR K E T R ES E A R C H TO: FROM: DATE: RE: FILE NO: Kirk McDonald Alan Brixius 1 July 1992 New Hope - Crystal Comprehensive Plan Review 131.00 92.13'~ .. We have reviewed the Crystal Comprehensive Plan and offer the following comments on issue areas that may impact New Hope. PAGE 26, ASSUMPTION AND PROJECTIONS Publ&c Finance. The Crystal.Comprehensive Plan recognizes from its community profile as an olde~, fully developed co~m~[unity, its tax base will not be growing with its public service expenditures. Crystal identifies alternative financing and servicing options including service sharing, municipal consolidation, and public and private partnership. The situation facing Crystal will also impact New Hope. As such, shared joint service arrangements may need to be considered in the near future. PAGE 31, LAND USE ELEMENT The Crystal Comprehensive Plan indicates a redevelopment proposal for 36th Avenue/Highway 100 has been approved by the City. Figure 19 on page 111 indicates that the potential redevelopment area at this location east of Highway 100 appears to include the Mielke field site. Past discussions indicate that New Hope is opposed to having Mielke field relocated within its City boundaries to facilitate cor~ercial development at the 36th Avenue/Highway 100 intersection. 5775 Wayzata Blvd.-Suite 555-St. Louis Park, MN 55416. (612) 595-9636. Fax. 595-9837 The City should reiterate its position on this issue in its response to the Crystal Comprehensive Plan. PAGE 37, NEIGHBOP. HOOD/HOUSING PLAN The Crystal Comprehensive Plan does not give attention to the multi-jurisdictional housing group that has been established among five northwestern communities for evaluating housing and social service needs. The housing objectives, elements and policies focus specifically on Crystal's housing issues. Some recognition of this multi-jurisdictional housing group and any cooperative housing or social service efforts should be provided in the Crystal Plan. PAGE 46, COMMERCIAL/MIXED USE POLICIES The Crystal Comprehensive Land Use Policies are similar in character to those adopted by New Hope in its City Center design guidelines, 42nd Avenue Plan, and the Vacant Land Study. In this regard, the plan is consistent with the commercia objectives of New Hope. PAGE 95, COMMUNITY IMAGE POLICIES The Crystal Community Image Objectives and Policies are consistent with New Hope's policies pertaining to commercial development and redevelopment guidelines. ..Crystal's Community Image Policy ~13 reads as follows: "To work with adjoining municipalities to improve common and shared images and reconfigure boundaries." The City of New Hope feels that a cooperative effort is essential to coordinate commercial development and redevelopment objectives along shared coLL=~ercial street corridors. Consistent design guidelines for development and streetscape should be promoted in a joint effort by both cities. pc: Dan Donahue 2 CITY CRYSTAL 4141 Douglas Drive North · Crystal, MN 55422-1696 · 537-8421 ADMINISTRATIVE OFFICE May 28, 1992 Mr. Kirk McDonald City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Dear Kirk: On May 19, 1992, the Crystal City Council granted preliminary approval to the update of the Comprehensive Plan for the City and authorized submission of the Plan to the Metropolitan Council and adjacent communities. Enclosed for your review is a copy of the updated Crystal Comprehensive Plan. In general, the major issues in the Plan refer to reuse and redevelopment of areas in the City. The major area targeted for redevelopment is the Crystal Airport site. The Plan calls for the long-term (after 2000) relocation of the Airport. Adjacent communities and governmental units have the opportunity to comment on the Plan. Any comments must be made within 45 days of receipt of the Plan. Comments should be sent to me at the City of Crystal and John Rutford at the Metropolitan Council, Mears Park Centre, 230 East 5th Street, St. Paul, MN 55101-1634. Any comments you may have will be considered by the Metropolitan Council as advisory. Please feel free to call me if you have any questions or need additional information on the Plan. Thank you for your anticipated cooperation. Community Develbpment Director ALN: jt Encl. COMPREHENSIVE PLAN UPDATE MAY 1992 Prepared by Hoisington Group Inc. C T Y © C R Y S T A L '1~ ~LE OF CONTKNTS INTRODUCTION PURPOSE AND SCOPE REGIONAL AND HISTORICAL SEWING POPULATION, ECONOMIC ACTIm/1TY AND HOUSING POPULATION ECONOMIC ACTIVITY HOUSING ASSUMPTIONS ASSUMPTIONS AND PROJECTIONS COMMUNITY GOALS AND ISSUES LAND USE I~.~MENT EXISTING LAND USE LAND USE PLAN NEIGHBORHOOD/HOUSING PLAN TRANSITIONAL USE AREAS COMMERCIAL AND MIXED USE AREAS INDUSTRIAL USE AREAS TRANSPORTATION ELEMENT EXISTING TRANSPORTATION SYSTEMS TRANSPORTATION PLAN COMMUNITY FACILITIES AND SERVICES i~.~MENT EXISTING FACILITIES AND SERVICE8 PUBLIC FACILITIES AND SERVICES PLAN PARKS, OPEN SPACE AND TRAILS ELEMENT EXISTING PARKS, OPEN SPACE AND TRAILS PARKS AND TRAILS PLAN ENVIRO~AL PROTECTION ~ .~MENT EXISTING NATURAL FEATURES ENVIRONMENTAL PROTECTION PLAN ECONOMIC DEVELOPMENT ~ .h'MENT EXISTING ECONOMIC DEVELOPMENT PROGRAMS ECONOMIC DEVELOPMENT PLAN EXISTING CRYSTAL IMAGE COMMUNITY IMAGE PLAN IMPLEMENTATION PLAN ZONING ORDINANCE HOUSING COMMUNrrY IMAGE/IDENTITY CAPITAL IMPROVEMENTS PROGRAM COMMERCIAI./INDUSTRIAL ECONOMIC DEVELOPMENT/REDEVELOPMENT LIGHT RAIL TRANSIT PAGE $ 12 17 25 28 31 35 37 41 43 48 51 54 65 69 73 79 85 87 9O 90 93 94 96 97 100 103 110 112 TABLES 1 2 3 5 6 7 8 9 10 1! 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 POPULATION TRENDS POPULATION AND HOUSEHOLD ESTIMATES 1980-89 HOUSEHOLD COMPOSn~ON AGE DISTISTRIBUTION 1980.1995 1990 MINORITY POPULATION CHANGES IN MINORITY POPULATION 1980-90 ROBBINSDALE SCHOOL DISTRICT 1989 MINORITY ENROLLMENT COMPARITIVE PER CAPITA INCOMES 19'/9-88 HOUSEHOLD INCOME DISTRIBUTION 1980.95 EMPLOYMENT TRENDS 1980-88 RETAIL SALES 1980.88 RETAIL CAPTURE RATE 1980.88 PULL FACTORS 1980-88 HOUSING MIX SINGLE-FAMILY HOUSING AGE FUTURE LAND USE EXISTING LAND USE FUNCTIONAL MAJOR THOROUGHFARE CLASSII:ICATION SYSTEM THOROUGHFARE STANDARDS THOROUGHFARE IMPROVEMENTS PHASING EXISTING PARK FACILITIES PARK INVENTORY/CLAS sn;ICATION PARKLAND STANDARDS COMPARISON FACILITY STANDARDS COMPARISON PARK DESIGN STANDARDS TRAIL DESIGN GUIDELINES PAGE 10 11 11 12 13 13 14 15 16 16 17 19 27 57 58 59 73 74 76 77 79 84 FIGURES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 REGIONAL SETTING DEMOGRAPHIC TRENDS CRYSTAL BIRTHS 1980-88 METROPOLITAN AREA AGE DISTRIBUTION HOUSING CONDITION HOUSING AGE HOUSING VALUE PROJEC17ONS EXISTING LAND USE HOUSING AND POPULATION DISTRIBUTION LAND USE PLAN EXISTING TRANSPORTATION SYSTEMS TRANSPORTATION PLAN EXI~G COMMUNITY FACILITIES EXISTING PARKS EXISTING SIDEWALKS PARK AND TRAILWAYS PLAN EXISTING NATURAL FEATURES FOTENTL~L REDEVELOPMENT AND REHABILITATION ARE~ 5 7 9 20 21 22 27 32 34 50 53 6,* 68 75 78 81 86 111 iNTRODUcTIO~~:'~' PURPOSE AND SCOPE The City of Crystal is part of the seven-county Metropolitan Area and as such it is required to update its Comprehensive Plan every ten years as prescribed by the Mandatory Land Planning Act of 1976. This is actually the third generation of Comprehensive Plans that the City of Crystal has adopted with the most recent plan being that approved in 1980. The purpose of the Comprehensive Plan is to guide the City in all of its decisions relating to land use, transportation, community facilities and public improvements and investments. It is no more and no less that a body of public policy consisting of policy statements, goals, standards, and maps for guiding the physical, social and economic development, both public and private, of the municipality and its environs. It sets forth a vision for the future community that is intended to guide growth and development decisions toward that end. The Comprehensive Plan is a general statement of policy that can be interpreted rather broadly. Too loosely 'interpreted, it loses its value and is subject to challenge. Too rigidly interpreted, it assumes the role of a zoning map and ordinance which, unlike a Comprehensive Plan, are very legal, rigid and static. A Comprehensive Plan on the other hand is dynamic and multi-dimensional. It establishes concepts, principals, relationships, patterns and phasing which., maintains flexibility while providing for investment phasing and therefore affordability. This Comprehensive Plan was prepared by the City Planning Commission. It will be used by the Planning Commission to evaluate all public and private land use, transportation, community facilities and investment proposals to ensure that they are consistent with the City's long-term vision. If proposals do not adhere to adopted planning principals, as embodied in the Comprehensive Plan, the Planning Commission has the authority to recommend denial though it may also elect to amend the Comprehensive Plan. If it chooses to amend the Plan, the proposer of the amendment should have the burden to prove that such amendment and the resultant development will not be detrimental to the City, the neighborhood or the environment and will not substantially increase the City's need to fund public improvements. TheOretically, the Comprehensive Plan establishes an optimal balance between land use intensity, street and utility capacities and the carrying capacity of other natural and cultural systems. As such, an amendment may be far more complex than may be immediately apparent. All must be considered by the Planning Commission as it faces the challenges of community growth and change. City of Crystal/Comprehensivc Plan Page 2 REGIONAL AND HISTORICAL SETTING The City of Crystal is essentially a first tier suburb of Minneapolis. As such it is located within the fully developed area of the Metropolitan community. According to the Metropolitan Development and Investment Framework, the fully developed area is comprised of contiguous communities that were more than 85% developed at the end of 1984. The fully developed area represents a large proportion of the re~ion's total investment in housing, streets and highways, public utilities and parks. It has fully developed systems already in place for the delivery of social and governmental services. Located immediately northwesterly of the City of Minneapolis, the City of Crystal enjoys a unique socioeconomic relationship with its central city cousin. Since the City of Crystal provides relatively few employment opportunities, it depends on the City of Minneapolis for at least part of its economic well-being. It also shares many of the same problems that accrue to Minneapolis. Originally part of Crystal Lake Township, the City of Crystal was incorporated as a Village in 1887. It originally contained 16 square miles but was reduced to its present size by the incorporation of Robbinsdale and the secession of New Hope. Minneapolis and Golden Valley also annexed portions of Crystal Lake Township reducing it to its present size (5.7 square miles). The Village of Crystal originally incorporated to protect itself from further annexation. Although the Village had its own post office and Village Hall (1891) it ceased to function as a Village for a time. In 1911, again to prevent annexation by Minneapolis, the Village of Crystal was reorganized. At that time it contained approximately 7,300 acres and had 550 people. The City of Crystal adopted its first platting and building ordinance in February of 1939 when it had a population of only 2,300 people. It continued to grow rather slowly until its population exploded from 5,713 to 24,280 during the 1950's, attributable to the post-war housing boom. continued to grow to a population of 30,925 by 1970 but since that time, the population has declined, attributable almost entirely to shrinking household or family size. It City of Crystal/Comprehensive Plan Page 3 The City of Crystal essentially grew to saturation by 1970. By 1980 it had only 200 acres of vacant developable land remaining and in 1990 it had only a very few scattered vacant parcels comprising a total of 40 acres of difficult to develop land. FIGURE 1 REGIONAL SETTING City of Crystal/Comprehensive Plan Page 4 POPULATION, ECONOMIC ACTIVITY AND HOUSING POPULATION Pooulation and Household Trends The City of Crystal experienced virtually all of its growth during the 1950 through 1970 period when it grew from just 5,713 people and 1,591 households to a population of 30,925 (see Figure 2) and 8,296 households. Crystal's growth was attributable to the post-World War II baby boom which precipitated a substantial volume of middle income housing and consumed nearly all of its land resources. FIGURE 2 DEMOGRAPHIC TRENDS 35 30,000 25,000 20,000 __ ~ POPULATION ' / ~ HOUSEHOLDS 15,000 / - , ~ EMPLOYMENT 10,000 1950 1960 1970 1980 1990 City of Crystal/Comprehensive Plaa Page Over the past 20 years, the growth pattern has been very different. The City has continued to add modestly to its housing stock but household size has decreased significantly since 1970 resulting in a population of only 23,788 in 1990 according to the U.S. Census Bureau. Household size reached its peak at 4.1 persons per household in 1960. It has since shrunk to approximately 2.55 persons per household, accounting for nearly all of the City's population decline. Table 1 compares Crystal's population to that of the State, County and Metropolitan Area. Table 2 illustrates Crystal's population and household trends for the most recent decade. TABLE I POPULATION TRENDS 1980-1990 CATEGORY ° 1980 1985 1990 80-90 CHANGE Minnesota 4,076,000 4,193,000 4,375,000 +7.4% Metropolitan Area 1,986,000 2,075,000 2,288,000 +15.2% Hennepin County 941,000 960,000 1,032,000 +9.7% City of Crystal 25,543 24,690 23,788 -6.9% Source: U.S. Census Bureau YEAR TABLE 2 CITY OF CRYSTAL POPULATION AND HOUSEHOLD ESTIMATES 1980-1990 POPULATION HOUSEHOLDS HOUSEHOLD SIZE 1980 Census 1981 estimate 1982 estimate 1983 estimate 1984 estimate 1985 estimate 1986 estimate 1987 estimate 1988 estimate 1989 estimate 1990 Census 25,543 8,977 2.80 25,210 8,981 24,910 8,984 24,890 9,011 24,850 9,030 2.73 24,690 9,112 24,826 9,154 25,009 9,361 24,900 9,389 2.63 22,851 9,423 2.40 23,788 9,272 2.55 Source: Metropolitan Council U.S. Census Bureau City of Crystal/Comprehensive Plan Page 6 Another factor which has the potential to affect population growth is the number of births ~d deaths during the decade. As Figure 3 indicates, with minor aberration, the annual number of births during the 1980's was Constant. As a relatively young community, deaths played no significant role in the City's population decline. Crystal is not alone with regard to declining population. Household size is declining generally throughout the State and Nation. 400 350 300- 250- 200- 150- 100- 50- FIGURE 3 BIRTHS 1980-88 0 1980 1981 1982 198~ Source: Hennq:~in County 1984 YEAR 198~' 1986 1987 1988 City of Cryst,q/Comprehensive Plan Page 7 Household' Con~oosition Household composition has changed appreciably over the past decade (see Table 3). Married-couples occupied 60% of all households in the City in 1990 while single persons comprised one-fifth of all households. Female headed households with two or more persons accounted for nearly 10% and non-families 7% of all households in 1990. Since 1980 there have been substantial increases in one person and non-family households and male headed households having two or more persons. TABLE 3 HOUSEHOLD COMPOSITION TYPE NUMBER % 1980 % 1990 % CHANGE One Person Household · Male 587 6.5 733 7.9 +24.9 · Female 888 9.9 1,194 12.9 +34.5 Two or More Person Household · Married Couple · Male Householder · Female Householder Non-Family · Male Householder · Female Householder TOTAL HOUSEHOLDS Source: U.S. Census Bureau 6,130 68.3 5,$49 59.9 -9.5 179 2.0 309 3.3 +72.6 762 8.$ 87~ 9.4 +14.8 235 2.6 352 3.8 +49.8 196 2.2 260 2.8 +32.7 8,977 100.0 9,272 100.0 City of Crystal/Comprehensive Plan Page Agt Trends The aging of the population is a telling factor in the future of a community. The regional trends, depicted in Figure 4 will also impact Crystal, increasing its median age by several years over the next two decades. FIGURE 4 METROPOLITAN AREA AGE DISTRIBUTION TRENDS 800,000 700,000 600,000. 500,000 400,000 300,000 200,000~/'-'''-x-. IO0,O00 0 1970 1975 1980 1985 1990 1995 2000 2005 2010 YEAR' Soume: Metropolitan ~ouneii ~ 0-19 ~ 20-24 A 25-34 ~ 35-49 ~ 50-64 --O-- 65+ The following trends are anticipated: · The growth and decline of the 35-49 age group from 1990 to 2010. · The decline in the 25-34 age group from 1990 to 2010. · The increase in the 50-64 age group from 1990 to 2010. · The continuing growth of the 65+ age group from 1990 to 2010. The shrinidng 25-34 age group will reduce the demand for starter homes. The large size of this age group in the 1980's was mostly responsible for the regional housing boom. The lower demand for modest priced housing in the future will affect Crystal whose housing stock is primarily modest in price. The growth in size of the groups over age 50 applies directly to Crystal where that population segment will continue to grow during the 1990's. City of Crystal/Comprehensive Plan Pag~ 9 Table 4 provides a breakdown of the changes in the City's age distributior~-' for the period 1980 throUgh 1990. It illustrates that the population is aging and will continue to do so in the foreseeable future. The 10-17 age group will grow modestly in the 1990's following its precipitous decline in the 1980's. This correlates with the Robbinsdale School District's enrollment forecasts and portends a slowing of the decline in household size. TABLE 4 CITY OF CRYSTAL AGE DISTRIBUTION 1980-1990 AGE 1980 % 1990 % % CHANGE Under 5 1,583 6.2 1,722 7.2 + 5-9 1,564 6.1 1,536 6.4 + 10-14 2,117 8.3 1,331 5.6 15-17 1,585 6.2 760 3.2 18-20 1,518 5.9 786 3.3 21-24 2,045 8.0 1,374 5.8 25-29 2,263 8.9 2,522 10.6 + 30-34 1,992 7.8 2,389 10.0 + 35-39 1,639 6.4 1,771 7.4 + 40-44 1,457 5.7 1,539 6.5 + 45-49 1,559 6.1 1,327 5.6 50-54 1,695 6.6 1,224 5.1 55-59 1,609 6.3 1,260 5.3 60-64 1,135 4.4 .1,297 5.4 + 65-69 697 2.7 1,171 4.9 70-74 -~- 470 1.8 836 3.5 + 75-79 273 1.1 493 2.1 + 80-84 199 0.5 260 1.1 + 85 Over 140 0.5 190 0.8 + Source: U.S. Census Bureau Comprising over 20 percent of the City's total population in 1990, Crystal's 25-34 age group will begin to decline at about the same rate as for the region. This decline is the result of the drop in the number and rate of births in the region during the 1960's. The aging of the post-war baby boom population will expand the 40-49 age group during the next decade. The group over 60 years of age will continue to increase in size, consistent with regional trends, during the 1990's. The increase in Crystal's median age is generally consistent with the aging patterns of populations in suburban areas developed during the 1950's and 1960's. CitY of Crystal/Comprehensive Plan Page Mil~oritv and Ethnic Ponulations One of the major changes experienced during the 1980's has been the gradual shift in minority populations from the central cities to the suburbs. Tables 5 and 6 provide a picture of the changes in Crystal's minority population. TABLE 5 1990 MINORITY POPULATION CATEGORY HEN CO % TOT CRYSTAL % TOT Caucasian 922,321 89.3 22,669 95.3 African Amedcan 60,114 5.8 432 1.8 Native American 14,912 1.4 144 0.6 Asian/Pacific 29,588 2.9 439 1.8 Other · 5,496 0.5 104 0.4 TOTALS Source: Metropolitan Council 1,032,431 99.9 23,788 99.9 TABLE 6 CRYSTAL CHANGES IN MINORITY POPULATION 1980-1990 CATEGORY 1980 % TOT 1990 % TOT % CHANGE Caucasian 24,961 97.7 22,669 95.3 -9.2 African American _.. 152 0.6 432 1.8 184.2 Native American 121 0.5 144 0.6 19.0 Asian/Pacific 215 0.8 439 1.8 104.2 Other 96 0.4 104 0.4 8.3 TOTALS 25,545 100.0 23,788 99.9 Persons of hispanic odgin are included in the numbers above. Hispanics may be of any race. Source: Metropolitan Council The Robbinsdale School District which encompasses all or portions of Crystal, New Hope, Robbinsdale, Golden Valley, Plymouth and Brooklyn Park, reported a minority enrollment of 1,549 or I1.3% in 1989. This compares with a minority enrollment of 1,098 or 7.4% in 1984. The total student enrollment in 1989 was 13,691. City of Crystal/Comprehensive Plan Page l I TABLE 7 ROBBINSDALE SCHOOL DISTRICT 1989 MINORITY ENROLLMENT MINORITY GROUP # STUDENTS Native American 156 Afdcan Arnedcan 730 Asian 528 Hispanic 135 TOTAL 1,549 Source: Robbinsdale School Distdct The continuing increase in minority populations and School District enrollments support the conclusion that minority populations will continue to grow in Crystal during the 1990's. Crystal will become an increasingly diverse ethnic and racial population in the future. ECONOMIC ACTIVITY Income According to Table 8, the City of Crystal has a somewhat lower per capita income than tho Nation, State, Melxo Area and County. Crystal's per capita income also grew less during the period 1979-1988 than the larger units to which it belongs, attribut, able in large part to its lack of developable land. Per capita income did, however, grow faster than the Metropolitan Area's consumer price index (CPI) (65.5%) indicating a growth in real income. In 1979 and 1988 Crystal's per capita income was 25.3% and 28% respectively below that of Hennepin County. This suggests that the City is not keeping pace with the County in income growth. City of Crystal/Comprehensive Plan Page 12 CATEGORY TABLE 8 COMPARATIVE PER CAPITA INCOMES 1979-1988 1979 1988 % CHANGE 80-88 United States State of Minnesota Metropolitan Area Hennepin County City of Crystal $9,033 $16,490 +82.6 9,226 16,655 +80.5 10,672 19,721 +84.8 · -11,564 21,485 +85.8 8,638 15,479 ' +79.2 * The 1989 Crystal per capita income is an estimate prepared by the National Planning Data Corporation Source: Minnesota State Planning Agency National Planning Data Corporation A change in income distribution has also taken place since 1980. While becoming more broadly distributed (Table 9), the City continues to have a large percentage of its households in lower income ranges. In 1980, over 40% of all households had incomes below $20,000. In 1990, approximately the same percentage of households had incomes of less than $30,000. TABLE 9 CITY OF CRYSTAL HOUSEHOLD INCOME DISTRIBUTION 1980-1990 CATEGORY 1980 1990 Under $9,999 11.7 5.7 10,000-19,999 28.4 14.8 20,000-29,999 33.5 18.3 30,000-39,999 17.0 21.6 40,000-49,999 5.6 16.9 50,000-74,999 3.0 18.0 75,000-99,999 0.6 3.0 100,000-149,999 0.2 1.5 $150,000 & Over 0.1 0.3 TOTALS 100.1% Source: National Planning Data Corporation 100.1% The Community survey conducted by Decision Resources in 1991 reported an average household income of $33,350. This is about $6,000 less than City of Crystal/Comprehensive Plan Page 13 other suburban cities surveyed by the same company. Median 1990 household income estimated by National Planning Data Corporation is $35,627 and it is forecast to increase by over 15% to $41,100 by 1995. All of the income data and forecasts indicate that income levels in Crystal will continue to be below those for the Metropolitan Area and the County. There has apparently been an increase in Iow income households during the 1980's in the Robbinsdale School District and, Crystal specifically, based on increased rates of participation in Aid to Families with Dependent Children (AFDC) and Free Lunch Programs. Income data suggests that the number of low income households may grow during the 1990 to 2000 period. Emolovment Crystal experienced a modest increase in employment during the 1980's (see Table 10) but the rate of employment growth is much less (6.2%) than that of the Metropolitan Area and suburban Hennepin County, the latter of which grew 54% from 1980-87, attributable, once again, to the City's lack of developable vacant land. Employment will remain relatively stable unless major redevelopment is undertaken. TABLE 10 CRYSTAL EMPLOYMENT TRENDS 1980-1988 CATEGORY ' -1-980 1985 1988 80-88 CHANGE Total Employment 5,829 5,452 6,192 +6.2 Manufacturing 900 776 742 -17.6 Non-Manufacturing 4,763 4,268 5,020 +5.4 Construction 193 233 224 +16.1 Trans/Comm ** 258 157 200 -22.5 Wholesale 105 195 155 +47.6 Retail 2,182 2,044 2,389 +9.5 F.I.R.E. 288 289 272 -5.5 Services 1,737 1,350 1,780 +2.5 Government 166 408 430 +159.0 * The categories are not mutually exclusive so the columns cannot be summed to equal total employment. ** Classification includes communications, utilities and transportation. Source: Minnesota Department of Jobs and Training City of Crystal/Comprehensive Plan Page 14 The number of businesses in the City of Crystal grew from 312 in 1980 to 438 in 1988 and gross sales (total receipts of all businesses and persons who sell, lease or rent tangible personal property at retail or provide taxable services) increased from $83.1 to $161.8 million or 94.7% during this period. This represents a constant dollar increase that was greater than that experienced by Hennepin County. The City experienced a healthy improvement in economic activity during the 1980's based on gross sales. Table 11 shows that the City of Crystal experienced a dramatic 95% increase in total retail sales from 1980-1988. The CPI for the 1980-1988 period increased by just 65%. The rate of increase was substantially greater than the rate of inflation for the period. During the five year period 1982-1987, retail sales in the Metropolitan Area increased by 62% from $11.2 to $18.1 billion. The increases in Crystal were much higher than the increases experienced for the Metropolitan Area. The completion of the Bass Lake Road commercial redevelopment area was the major reason for the increase. TABLE 11 CRYSTAL RETAIL SALES 1980-1988 (Data - $ Million) CATEGORY 1980 1985 1988 % CHANGE Total Retail ° $62.9 $99.1 $122.6 +95 Lumber/Hardware - 4.1 0.5 -88 Food 1.8 6.9 21 ;9 +1117 Auto Sales/Service 8.3 10.1 8.0 -4 Apparel - 6.2 9.6 +55 Furniture - 7.0 6.1 -13 Eating/Drinking 8.8 11.2 14.2 +61 Miscellaneous Retail 38.5 53.5 62.4 +62 Total retail sales includes all the categories in the balance of the column and and several small categories not included in the table. The categories included in the table represent the major retail activities in the City. Source: Minnesota Department of Revenue City of Crystal/Comprehensive Plan Page 15 Tables 12 and 13 illustrate the Crystal capture rates and pull factors respectively, both indications of the City's retail competitiveness. The capture rate is an estimate of customer equivalents shopping in the City. If the customer equivalents exceed the City population, Crystal is drawing customers from other cities. TABLE 12 CRYSTAL RETAIL CAPTURE RATE 1980.1988 (EQUIVALENT POPULATION) CATEGORY * 1980 1985 1988 Total Retail 15,681 18,284 20,089 Miscellaneous Retail 50,934 49,573 47,208 Auto Sales/Service 7,791 7,169 4,859 Food 2,875 7,782 21,839 Eating/Drinking 25,482 24,334 27,566 * Only the major retail sales sectors in Crystal are listed. The pull factor is the ratio of customer equivalents to the City's population. If the ratio is greater than one, the City is pulling customers from surrounding communities. TABLE 13 CRYSTAL PULL FACTORS 1980-1988 CATEGORY 1980 1985 1988 Total Retail 0.61 0.74 0.80 Miscellaneous Retail 1.99 2.00 1.89 Auto Sales/Service 0.30 0.29 0.20 Food 0.11 0.31 0.87 Eating/Drinking 1.00 0.98 1.10 These factors indicate that the City has generally improved its retail position since 1980, attributable, in part, to completion of improvements in the Bass Lake Road/West Broadway retail area. Redevelopment will have to continue if the City wishes to protect its retail competitiveness. City of CrYstal/Comprehensive Plan Page 16 HOUSING Comnosition In 1990, the City had a total housing stock of 9,541 units according to the U.S. Census Bureau. This represents a 5% increase in the number of units reported by the 1980 census with nearly 80% of the stock being single- family homes. Table 14 illustrates the City's housing mix. TABLE 14 HOUSING MIX - 1990 TYPE # UNITS % TOTAL Single-Family 7,470 78.3 Two, Three and Four-Family 231 2.4 Apartments 1,813 19.0 Other 27 0.3 TOTALS 9,541 100.0 Source: U.S. Census Bureau According to building permit records, 222 new single-family building permits were issued during the 1980's many of which replaced existing housing. Permits were issued for a total of 317 multi-family units. Except for 1988 when 105 permits were issued, overall single-family housing starts ranged between 5 and 15 units per year. The City has almost no vacant land available to accommodate new housing. Housin~ For Snecial Ponula~ions There are 120 units of housing reserved for senior citizens in two apartment projects (Calibre Chase and The Crystal). The City also has four subsidized Section 8 apartment units and 124 Section 8 vouchers and certificates which are being used for scattered site rental housing according to the Metropolitan Council. In 1991, 300 additional Section 8 certificates and vouchers will be made available in the Metropolitan Area. These will be divided among ten area housing agencies leaving the City of Crystal with very few. According to the 1990 Census, 184 persons lived in group homes, down from 198 in 1980. There are currently three group homes in the City including a nursing home (192 beds) and two homes for the mentally/ developmentally impaired (ten units). City of Crystal/Comprehensive Plan Page 17 Housin~ Costs/Values In 1989, 75% of Crystal's single-family housing was valued at $80,000 or less according to the Hennepin County Assessor, reflecting a large stock of modest-cost housing. This compares to 77.5% for Robbinsdale and 82.4% for Brooklyn Center. Only 3.4% of Crystal's single-family homes were valued at more than $100,000 in 1989, a Iow percentage when compared to other Metro Area first-ring suburbs. According to the 1990 census, 91.2% of the City's owner occupied housing was valued at less than $100,000. The pattern of housing values, according to LOGIS, shows generally lower valued homes in northern Crystal and the Crystal panhandle and higher values in middle and southern Crystal. For MLS Area 575 which includes Crystal, Robbinsdale and New Hope the average and median sales prices of homes was $81,260 and $78,950 respectively in 1989. Sales of homes in Crystal in 1989 totaled 294 or 45% of the 654 homes sold. This correlates closely with the City's total stock of single-family housing which comprises 44.5% of all housing in Area 575. The City has approximately 2,000 multi-family housing units, most of which are rentals, and 350 single-family rental units. Approximately 23% of its households are renter occupied. Single-family rental units are widely dispersed throughout the City while apartment units are largely clustered in southern Crystal. Most of the City's apartments are 20 years old or older. According to the Apartment Guide, average rental rates in June 1990 were as follows: Studio $325 One-bedroom $434 Two-bedroom $526 Three-bedroom $708 The vacancy rate for one-bedroom apartment units was less than 3% in 1990. The rate for two-bedroom units was approximately 10% in 1990. The City's overall vacancy rate in 1990 was 2.8% according to the U.S. Census Bureau. City of Crystal/Comprehcnsivo Plan Page 18 Housin~ A~e and Condition Well over half of the City's existing single-family housing stock was built during the 1950's (see Table 15). TABLE 15 CRYSTAL SINGLE-FAMILY HOUSING AGE AGE # UNITS % TOTAL Older1940 344 4.8 1940-1949 738 10.2 1950-1959 4,117 57.0 1960-1969 1,415 19.6 1970-1979 386 5.3 1980-1989 220 3.0 7,220 99.9 Source: U.S. Census Bureau The condition of housing in two areas of the City is of special concern. Figure 5 generally illustrates housing age and condition. The area generally lying north of 43rd Avenue and east of Douglas Drive, has been targeted for a low interest rehabilitation loan program through the Minnesota Housing Finance Agency's Neighborhood Improvement Program. Up to 148 homes have been determined to be substandard comprising 20% of the area's stock of housing. The second area comprising the area east of Highway 100, is also a candidate for rehabilitation and/or clearance though no program has yet been established. Beyond the 43rd Avenue/Douglas Drive area, less than 5% of the. housing stock is estimated to be substandard. City of Crystal/Comprehensive Plan Page 19 Housing A~e and Condition Well over half of the City's existing single-family housing stock was built during the 1950's (see Table 15). TABLE 15 CRYSTAL SINGLE-FAMILY HOUSING AGE AGE # UNITS % TOTAL Older 1940 344 4.8 1940-1949 738 10.2 1950-1959 4,117 57.0 1960-1969 1,415 19.6 1970-1979 386 5.3 1980-1989 220 3.0 7,220 99.9 Source: U.S. Census Bureau The condition of housing in two areas of the City is of special concern. Figure 5 generally illustrates housing age and condition. The area generally lying north of 43rd Avenue and east of Douglas Drive, has been targeted for a low interest rehabilitation loan program through the Minnesota Housing Finance Agency's Neighborhood Improvement Program. Up to 148 homes have been determined to be substandard comprising 20% of the area's stock of housing. The second area comprising the area east of Highway 100, is also a candidate for rehabilitation and/or clearance though no program has yet been established. Beyond the 43rd Avenue/Douglas Drive area, less than 5% of the. housing stock is estimated to be substandard. City of Crystal/Comprehensive Plan Page t9 BU ]]LTD ]]N COND 17 '1- ]] ON ( OLIAL.]]TY CLASS ) POOR:~:"~"7~.., YEAR i700- ~90'0 - 1950- BUILT t700 ~ 1929 1959 ~960 ' 1989 t990- TOTAL VALUE ( ASSESS. YR. 1991) L.T. 1000 1000-¥9999 40000-59999 60000-79999 8000'0-99999 100000-149999 150000-199999 200000- Demo~ranhics and Housin~ Demand Prior to 1990, the Twin Cities Metropolitan Area experienced considerable population growth~ and even faster household growth, the most important factor in housing demand. But the changing demographic characteristics from a national perspective will begin to have a decided effect on the local housing market. The "baby boom" generation, those persons born between I946 and 1964, fueled the recent growth in the housing market. Most of this generation, however, has now purchased' "starter homes" and'is moving or has moved on to bigger, more expensive housing. This large group is followed by a population group that is smaller, one which will demand less housing, even allowing for no major changes in the economy. Already the smaller size of this group is being reflected in higher vacancy rates in rental housing, the first kind of housing most young people occupy when they leave their parents homes. The next logical step for a young family is the purchase of a starter home, either new construction or an existing residence, and it is this .market which is expected to be significantly weaker in the years to come. Some of the people already in starter homes may find them more difficult to sell if they want to move up to larger homes. This may mean an increase in remodeling to enable these families to satisfy their increased space requirements if they are unable to sell their smaller homes. At the same time, a larger percent of the population will be in the over 55 age group. Some of these people might want to change their living arrangements but may be forced to stay in their single-family homes because of the lack of demand. Although the elderly command more resources than ever before, there still are a number, especially older single women, whose incomes severely limit their choice of housing. Most will have to depend on low-cost rental units. Another demographic trend which may significantly affect the demand for housing, and for social services as well, is the growth in the number of female-headed households. The U.S. Census Bureau estimates that 15% of the household growth between 1985 and 2000 will be of this type. Typically, these are households with much lower than average incomes and many fall below the poverty line. These families increasingly result from unwed births rather than divorce and they .characteristically have lower incomes than female-headed households created by divorce, separation or widowhood. Most of these households will be outside of the City of Crystal/Comprehensive Plan Page 23 traditional housing market entirely. They will need low-cost rental housing. In addition, they may require many other social services along with housing. There is one additional factor that might have an impact on Crystal's housing in the future. Currently, there is a tentative plan to run a light rail transit line (LRT) from downtown Minneapolis to a point just north of Crystal in Brooklyn Park. At least one station is tentatively planned for Crystal. If LRT becomes a reality, it might increase the demand for some of Crystal's modest-cost housing because LRT would make Crystal more accessible for transit-dependent people. City of Crystal/Comprehensive Plan Page ASSUMPTIONS AND PROJECTIONS ASSUMPTIONS Based on current trends the following assumptions are made: Ponulation and Households · Population and household growth will be slower for the Metropolitan Area than during the 1980's. · Due to the lack of vacant developable land, the number of households in Crystal will increase modestly between 1990 and 2000. · The dramatic decrease in household size (number of persons per household) experienced since 1960 will slow during the next decade. · If redevelopment is pursued, the number of households and employment could increase substantially during the 2000-2010 decade. · The percentage of the population over age 65 will approach 20% by year 2000. Incom~ Crystal's per capita income will remain below the Metropolitan Area average and the percentage of households categorized as low and modest income will increase making it increasingly difficult to finance needed public improvements. · Unless neighborhoods are stabilized, the rate of increase in Iow and moderate income families will accelerate. Emnloymenl · Without redevelopment employment Will increase only slightly, primarily in non-manufacturing sectors. Employment income will not increase significantly because growth will occur in retail and service sectors which generally have lower wage rates. City of Crystal/Comprehensive Plan Page 25 Selective housing/neighborhood redevelopment will occur between 1990 and 2000'resulting in a slight increase in multi-family housing as a percent of the total housing stock. This and the aging of the population will continue to reduce household size but at a slower rate than during the 1980's. · Housing units will increase in approximately the same number as experienced during the 1980's. Transnortation Fuel prices will remain relatively low and public policy will continue to give preference to individual versus public transit. LRT and/or other forms of rapid and efficient public transit will not be made available until after year 2000. · Auto use and the attendant growth in traffic will continue to create a demand for increased street and highway capacity. · The Crystal Airport will not be relocated until well after the turn of the century. Public Finance · It will become increasingly difficult to fund local public services over the next decade due to the general public perception that taxes are too high. This will necessitate consideration of a whole 'range of new financing/servicing structures including service sharing, municipal consolidation and public/private partnerships. City of Crystal/Comprehensive Plan Page 26 FIGURE 8 PROJECTIONS 35 30,000 .I.~ H~GH 25,000 1._ ,,' 20,000 15,000 HIGH 10,000 5,000 1 ' ' Oa~ 1950 1960 1970 1980 1990 2000 2010 · -.[3-- POPULATION --~-- HOUSEHOLDS ~, EMPLOYMENT YEAR TABLE 16 FUTURE LAND USE USE 1990 % TOTAL 2000 % TOTAL 2010 % TOTAL Single-Family 1,758 1,740 Two-Family 25 30 Multi-Family 109 125 TOTAL RESIDENTIAL 1,892 50.2 1,895 50.3 Public/SemiPublic 626 16.6 645 17.1 Commercial/Mixed Use 174 4.6 205 5.5 Industdal 59 1.6 45 1.2 Undeveloped 39 1.0 0 0.0 Open Space * 137 3.6 137 3.6 Transportation 8'41 22.3 841 22.3 TOTALS 3,768 acres 99.9 * Protected due to environmental limitations 1,600 30 135 1,765 46.8 670 17.8 560 14.9 25 O.7 0 0.0 137 3.6 611 16.2 3,768 100.0 3,768 100.0 City of Crystal/Comprehensive Plan Page 27 COMMUNITY GOALS AND ISSUES On October 18 and 24, 1990, the City conducted two public forums which were attended by '45 to 50 participants, most of whom were members of the City Council, Planning Commission, Park Board, EDA. Advisory Commission and Environmental Commission. 'A total of 200 people were sent invitations. A general public invitation was also extended to everyone in the City. Those attending participated in small group discussions ranging in size from five to eight persons each. All groups were provided with a general discussion guide to help focus the discussions on the same topics. Table reports were presented verbally in open forum to identify similarities and differences of opinion. At Forum I, participants discussed strengths and weaknesses, City image, growth and the impacts of economic trends. Forum II focused on housing quality, economic development and a vision for year 2000. Findings were summarized as a set of community goals around which this plan has been formulated. The following are the City's goals as generated by the 1990 public forums. 1. An enlightened, aware and involved citizenry which plays an active and continuing role in evaluating trends and participating in futures decision making. -.. 2. An increasingly economical and efficient governance/public servicing capability based on intergovernmental cooperation, service sharing, municipal boundary adjustments and volunteerism. 3. Public services at approximately current levels but with increasing emphasis on senior citizens and housing maintenance programs. 4. A safe and healthy environment that is enhanced by the responsible management of wastes and the protection of natural resources (air quality, wetlands, surface waters and trees). 5. An identity that establishes Crystal as having a sense of place which is distinctively different from its surrounding neighboring cities. City of Crystal/Comprehensive Plan Page 28 6. An image that exudes stability and good hOusing values and portrays Crystal as a good place to live and raise a family. 7. The conservation and protection of stable neighborhoods from external nonresidential influences. 8. Safe and well maintained neighborhoods with increasing housing values and continuing neighborhood improvement and awareness programs. 9. A housing stock that' satisfies the needs of a diverse population including people of all socioeconomic, ethnic and educational backgrounds. 10. An ever improving and well maintained housing stock with expanded opportunities for seniors and young families. 1 1. An expanded tax base primarily through redevelopment and rehabilitation of the existing building stock. 12. Compatible and functional relationships between dissimilar land uses. 13. Shopping environments that are attractive for shoppers, satisfy an appropriate level of retail goods and services needs for residents and create a distinctive identity for Crystal. 14. Continuing redevelopment and rehabilitation of the West Broadway/ Bass Lake Road central business district for retail, office, dining/ drinking/entertainment establishments and cultural and civic functions. 15. A balanced park system consisting of active and passive recreation, natural areas and interconnecting trails with a minimal increase in land area that is capable of evolving to meet the needs of a changing population. 16. A diverse transportation system with increasing emphasis on affordable public transit. City of Crystal/Comprehensive Plan Page 29 17. An LRT system that provides rapid transit for Crystal residents while~. serving as a catalyst for redevelopment, tax base growth and image enhancement. 18. Relocation of the Crystal Airport to mitigate aviation/land use conflicts, provide development opportunities and expand Crystal's tax base. 19. Maximum communication and cooperation with MTC, RTB, Hennepin County Regional Rail Authority, MnDOT, MAC, Hennepin County, Cities, Metropolitan Council and State and Federal agencies. City of Crystal/Comprehensive Plan Page 30 LAND USE ELEMENT EXISTING LAND USE Crystal is predominantly a residential community that has changed in composition only slightly since 1978, attributable primarily to its lack of vacant developable land. It has 40 more acres of residentially used land than it did in 1978. It also experienced an increase in land used for public/semi-public purposes attributable to the expansion of its park system. Industry used 24 acres and commercial development claimed nine additional acres of land between 1978 and 1990. Transportation (e.g. streets/airport) consumed another 27 acres of land. Figure 7 is a portrayal of the City's generalized land use as it existed in 1990. In 1978, the City had a total inventory of 215 developable acres of land which inventory has been reduced to just 39 acres. Most of the City's remaining supply of vacant developable land includes hard to develop sites and parcels that are owned by institutional land users. Virtually all of it is currently zoned residential. The City is 99% developed and essentially has no vacant land with which to increase its property tax base. The City is relatively long and narrow with most of its multi-family housing located in south Crystal and a large share of its retail activity located in north Crystal at Bass Lake Road and West Broadway. Mixed commercial and industrial development is stripped along West Broadway and County Road 81 south of Bass Lake Road. Strip commercial also extends along Bass Lake Road to the west City limits. Due to irregular boundaries, much of the latter land is in New Hope. The Bass Lake Road/Broadway retail area is anchored by the Crystal Gallery Mall, which was built during the 1980's, and a Target store. This is the City's primary retail district. Substantial redevelopment and rehabilitation has taken place but much more still needs to be done throughout the West Broadway/County Road 81 corridor. The City has several small convenience retail centers located at 42nd Avenue and Douglas Drive, 36th Avenue and Douglas Drive and 36th Avenue and Highway 100. All are in need of substantial rehabilitation or redevelopment. A redevelopment proposal has been approved by the City for a 36th Avenue/Highway 100 project. Much of the commercial development located along the west side of Highway 100 and south of 36th Avenue is scheduled to be taken as part of the Highway 100 reconstruction project. City of Crystal/Comprehensive Plan Draft 31 LEGEND 0 1000 2000 North CITY o, CRYSTAL COMPREHENSIVE PLAN 1990 EXISTING LAND USE FIGURE 9 As a bedroom community, Crystal has very little industrial development. It has only one small industrial area in south Crystal and scattered industry in the West Broadway corridor. Some of the airport operation might also be classified as industry. Residential development comprises 50% of the City's land area. Virtually all of its stock of high-density housing at densities of up to 18 units per acre is located in south Crystal. Single-family housing at densities of four to five units per acre predominates in south and central Crystal comprising ~,7% of the City's total land area. Housing and population distribution are shown on Figure 8. portrays changes in land use since 1978. Table 17 City of Crystal/Comprehensive Plan Draft 33 LEGEND lO(X) 2OO0 North 1980 1990 HU ¥' ~' 518 518 19t 1980 1990 46 1,221 HU 980 1990 16 675 1980 POP 1,985 1,919 HU 746 779 CITY ~ CRYSTAL POPULATION & HOUSING DISTRIBUTION COMPREHENSIVE PLAN FIGURE USE TABLE 17 EXISTING LAND USE 1978 1) %TOTAL 1990 (acres) % TOTAL %C~E Single-Family 1,741 1,758 1.0 Two-Family 18 25 38.9 Multi-Family 93 lo9 17.2 TOTAL RESIDENTIAL 1,852 49.2 1,892 50.2 2.2 Public/SemiPublic 552 14.6 626 16.6 13.4 Commercial 1 63 4.3 1 74 4.6 6.7 Industrial 35 0.9 5 9 1.6 68.6 Undeveloped/vacant 21 5 5.7 3 9 1.0 -81.9 Open Space 2) 137 3.6 137 3.6 0.0 Transportation 81 4 21.6 841 22.3 3.3 TOTALS 3,768 99.9 3,768 99.9 1 ) Source: 1980 Comprehensive Plan. 2) Protected due to environmental limitations. LAND USE PLAN General Objectives 1. Modest growth in population with a population of 24,000 by year 2000. A population by 2010 of between 25,000 and 30,000. 2. Maintain a housing unit mix between 1990 and year 2000 of approximately 75% single-family and 25% multi-family. By 2010 a housing mix consisting of 70% single-family and 30% multi-family. 3. Modest growth in employment between 1990 and year 2000. Employment by 2010 of between 7,000 and 10,000 jobs. 4, Redevelopment of the Crystal Airport site between year 2000 and 2010 for commercial, industrial, office, residentiai and recreational mixed use. City of Crystal/Comprehensive Plan Draft 35 General Policies 1. To permit State licensed group homes as required by State law but require an adequate separation between such homes to assure that they are equitably distributed throughout the City. 2. To permit State licensed day care facilities as required by State law in all areas of the City. 3. To provide transitional zones or uses between distinctly different and incompatible land uses. 4. To discourage spot zoning of all kinds throughout the City unless supported by the Comprehensive Plan or it is demonstrated by the proponent that such development will have no greater impact on surrounding areas than the use for which the land is guided. 5. To continue to communicate openly with and solicit input from the public throughout the planning and development process before decisions are made. 6. To review, and if appropriate, update the Comprehensive Plan on an annual basis. 7. To update the Capital annual basis. Improvements Program (CIP) on an 8. To consider plan amendments only on the basis of thorough documentation by the proponent and careful analysis by the City of the probable impacts of such change on the environment, the City and its finances and the neighborhood within which the change is to occur. 9. To cooperate with neighboring Cities, Hennepin County, the Metropolitan Council, State and Federal regulatory agencies, MnDOT, MAC and Watershed Management Commissions in the protection of the natural environment and the interests of Crystal residents. City of Crystal/Comprehensive Plan Draft 36 NEIGHBORHOODS/HOUSING PLAN Nei~hborhoods/Housin~ Objectives 1. Create and maintain quality living environments for all residents. 2. Generally upgrade and maintain the existing housing stock. 3. Provide a variety of housing types, styles and costs to meet the housing needs of people of all socioeconomic backgrounds and lifestyles. 4. Develop housing assistance programs designed to encourage rehabilitation and home ownership, and improve property values and neighborhood character. 5. Recreate and reinforce a sense of residential place and security by planning improvements which create neighborhood cohesiveness and investing in neighborhood infrastructure and support services. Neiahborhood/Housin~t Elements Except for a few scattered in-ifil sites, the City of Crystal has virtually no land remaining within the City limits for new residential development. Its primary effort over the next two decades will be to stabilize/improve the present housing stock and ..upgrade neighborhoods while using selective redevelopment to eliminate blighted structures and satisfy an increasingly diverse housing need. Given the current lack of vacant land, the ratio of multi-family to single- family housing will change only slightly by 2000. Factors which could have a substantial impact on housing mix include the development of LRT and the redevelopment of the airport site. Even if these should occur, the primary objective will be to ifil market niches and encourage the development of unique housing products. The plan establishes three categories of residential land use including Low- Density (LR), Medium-Density (MR) and High-Density (HR) Residential. City of Crystal/Comprchcnsiv¢ Plan Draft 37 Low Density Residential (LR) Low-density residential correlates with the City's established single-family residential neighborhoods which comprise 47% of the City. Within these areas, neighborhood improvements and housing maintenance are intended to be used to achieve neighborhood conservation objectives. Though there is very little vacant LR land available, the full range of single-family housing (detached and attached) is intended to be accommodated at five or less units per gross acre. Attached single-family housing is especially appropriate at neighborhood edges (adjacent to nonresidential uses or a major street) where infill potential exists. Selective redevelopment is also viewed as appropriate to improve neighborhood quality and character. Whether infill or redevelopment, projects are intended to: 1) be relatively small, 2) be compatible in design with the established neighborhood, 3) increase the ratio of owner occupied housing, and4) fill unique market niches (e.g. seniors cottages). Medium Density Residential (MR) These are primarily transitional areas where a mid-density gradient in housing intensity from high to low density is appropriate and desirable to optimize land use compatibility. These primarily correlate with existing MR developments but two areas, one in the Crystal panhandle and the other south of the Soo Line west of Douglas Drive, involve redevelopment. In these latter situations, it is intended that projects be carefully designed and evaluated to insure maximum compatibility with-the surrounding neighborhood. Medium density housing is intended to have a density of five to 12 units per gross acre. High Density Residential (HR) These areas consist mostly of already established apartment developments that exceed a density of 12 units per gross acre. Because of the lack of available privately owned vacant land and the fragility of established neighborhoods, the City will entertain only limited expansion of HR housing contiguous to established projects at maximum densities of 22 units per gross acre. Essentially, all but a small amount of new high density housing is intended to take place in Mixed Use Areas which can be serviced efficiently by and supportive of public transit. City of Crystal/Comprehensive Plan Draft 38 Nei~hborhoods/Housin~ Policies The following are the City's policies for neighborhoods/housing: 1. To eliminate code violations and nuisance conditions (e.g. junk cars) that adversely affect neighborhoods. 2. To encourage neighborhood watch programs as a way to improve communications and security. 3. To adopt and strictly enforce a point-of-sale housing maintenance code to insure the upgrading of the existing single-family housing stock and require the on-going maintenance and rehabilitation of multi-family housing developments. 4. To aid in the acquisition, clearance and resale, on a scattered site basis, of blighted residential properties when it is judged not economically feasible to correct deficiencies. 5. To facilitate the redevelopment of blighted single-family areas for low to medium density residential reuse. 6. To formulate housing rehabilitation and energy conservation grant/loan programs targeted primarily at low and moderate income households (both single-family and multiples). 7. To continue to accept rental assistance vouchers for low and modest income residents through the Metropolitan Housing and Redevelopment Authority Section 8 Program. 8. To encourage infill development/redevelopment that is compatible in use and scale with the surrounding neighborhood. policy may have differing ramifications for interior and neighborhood edge locations. This 9. To require high quality development standards for landscaping and buffering at neighborhood edges where residential uses interface with major streets and nonresidential uses. City of Crystal/Comprehensive Plan Draft 39 10. To facilitate neighborhood planning with neighborhoods for improvements which create/reinforce neighborhood cohesiveness and increase home ownership potential. Improvements may include, landscaping,' park improvements and local street modifications to reduce traffic impacts. 1 1. To formulate a phased, shared cost, funding program for the ongoing reconstruction (not maintenance) of local residential streets. 12. To reconstruct local residential (not major or MSA) su:eets' to a standard that is consistent with neighborhood scale and character and preserves healthy significant trees. 13. To conduct an ongoing residential street tree maintenance and replacement program. 14. To disperse low and moderate income housing throughout the City rather than concentrate it in large projects or in close proximity to other such projects. 15. To locate senior citizens housing in close proximity to support services and convenience retail areas. 16. To consider, innovative housing designs and products that target the life style needs of increasingly diverse household arrangements such as---senior citizens cottages and single resident housing. 17.' To consider alternative housing arrangements for small extended families within existing residences. City of Crystal/Comprehensive Plan Draft 40 TRANSITIONAL USE AREAS Transitional Use Ob|ectives 1. Improve compatibility at neighborhood edges between residential and nonresidential uses and major streets. 2. Minimize adverse external impacts on established residential areas by the use of appropriately sized compatible land uses. Transitional Use Elements Transitional areas generally occur at neighborhood edges where a greater degree of sensitivity is required to allow for modest changes in use while protecting established neighborhoods from nonresidential influences. Their purpose is to allow a degree of flexibility in order to accommodate a gradual use/intensity transition between two distinctly different kinds of land uses. There are actually two different types of transitional areas intended; those specifically shown on the land use plan and those which are less formal and allow only residential uses. Generally, transitional areas lie between residential and commercial/industrial areas or highways. Designated transitional areas are intended to accommodate offices, churches and other institutional uses, apartments, townhouses, two-family dwellings, off- street parking and personal_-service uses within existing residences. Informal transitional areas are those which allow only low to medium density residential uses and may be permitted at neighborhood edges or along major streets where small parcels of vacant land remain, redevelopment is appropriate or a land use transition is needed. All transitional uses are intended to be of a size/scale that is compatible with uses permitted in the adjoining residential area and each is intended to be permitted only by CUP on a case-by-case basis. Transitional Use Policies The following are the Cities policies for transitional areas: 1. To consider changes in use, from residential to transitional, in neighborhood edge situations where residential uses interface with nonresidential uses across the street or are demonstrably impacted by the nonresidential use. City of Crystal/Comprehensive Plan Draft 41 2. To generally require that residential/nonresidential edges have~- regularly configured boundaries and interface along rear lot lines. Some already established land use patterns may not be able to comply with this policy. City of Crystal/Comprehensive Plan Draft COMMERCIAL AND MIXED USE AREAS Commercial/Mixed Use Objectives 1. Continue to revitalize the Bass Lake Road/West Broadway retail area as the City's central business and entertainment district. 2. Improve existing retail centers to provide viable, safe, convenient, accessible and attractive, shopping environments that are user friendly and able to satisfy market area demands. 3. Substantially improve the quality and image and increase the value of retail centers with particular emphasis on the West Broadway/County Highway 81 corridor through Crystal. 4. Intensify but contain existing retail centers to minimize sprawling impacts on adjacent residential areas. Commercial/Mixed Use Plan Elements Community Retail These areas are primarily intended to accommodate the full range of nonautomotive retail trade and service establishments and business and professional offices which serve the entire community or subregion. Generally, retail uses are intended to be clustered in shopping center configurations but freestanding buildings are also allowable. Substantial redevelopment, .rehabilitation and image enhancement is proposed within Community Retail areas. Community retail areas are also intended to accommodate convenience retail and service establishments which serve the day-to-day shopping needs of surrounding neighborhoods. Neighborhood Retail These areas are generally relatively small in size and provide day-to-day convenience retail and service opportunities within easy walking and biking distance of surrounding neighborhoods. These generally contain smaller shops in shopping centers or freestanding structures. They are intended to be more personal in scale and as compatible as possible with the neighborhoods they serve. Typical uses include grocery stores, laundromats, barber and beauty shops, pharmacies, hardware stores, small scale offices and clinics, and nonautomotive repair shops which are accessory to retail establishments. City of Crystal/Comprehensive Plan Draft 43 Hi,il Intensity Mixed Use These areas are primarily intended to ~. accommodate uses that are capable of supporting, but are not dependent on, public transit and, in particular, light rail transit (LRT) should it become a reality. These are also high visibility areas where development appearance will be important to the City's image. In order to support LRT, land uses are intended to facilitate transit ridership and/or accommodate services to transit riders. Primary uses include residential, employment, hospitality, institutional and public facilities uses. Secondary uses are commercial in nature and focus on before and after work and mid-day activities including such uses as restaurants, night clubs, dry cleaners, health clubs, banks, day care centers, pharmacies, and convenience shopping. High intensity light manufacturing with a high percentage of office use is also intended to be accommodated in High Intensity Mixed Use Areas. Single-family homes that are designated for mixed use are not intended to be zoned for higher intensity uses until a specific development is proposed. It is the intent of the City to insure that the LRT option is protected, that densities are high enough to support LRT and that uses are properly positioned to support public transit while minimizing impacts on existing residential areas. Criteria to be applied in evaluating land use opportunities include the following: 1. The use is sufficiently dense (intensive vs extensive) to provide transit riders, or .. 2. The use is a retail sales or service use which will be of service primarily to transit riders, and 3. Except for retail uses, tho use has multiple stories and a FAR of 1.0 or greater and may involve a vertical use mix (e.g. residential over commercial), 4. The use is urban (rs suburban) in nature with a pedestrian orientation and has high quality appearance/finishes, 5. If the use is unable to meet desired use intensities, plans provide for phasing which will meet target intensities over time, and City of Crystal/Comprehensive Plan Draft a-~ 6. The intensity of use is in balance with adjacent land uses while not compromising the intent of the mixed use area. Ideally, High Intensity Mixed Use Areas would be designed and built as a unit around an integral LRT statiOn. This would involve a dense clustering of structures and the creation of a pedestrian friendly environment and intermodal transit transfer opportunities. However, since significant redevelopment may occur within these areas prior to LRT, all improvements should be done in a manner that is sensitive to and supportive of LRT. Emniovment Oriented Mixed Use These areas are primarily intended to accommodate employee intensive light industrial and office uses with integrated retail and service accessory uses. Secondarily, they are intended to accommodate compatible automobile service establishments and motor fuel stations by CUP. Planned Unit Develonment (PUD) Mixed USe This area correlates with the Crystal Airport and its immediate environs and is intended to be planned as an integral unit and developed in phases as a community within a community. It is intended that the PUD Mixed Use area be developed with the full range of residential types and densities, retail, service, office, recreational, institutional and public uses. This mixed use area is proposed to be an urban (vA suburban) development with a dense grid street (.vA .-hierarchical) system, sidewalks and trails, buildings oriented to the street, on-street parking and small parking lots, town squares, neighborhood retail and parks and open space. Uses are intended to be mixed rather than rigidly segregated and performance standards will be required to insure land use compatibility. Existing airport, residential and commercial uses are intended to continue as interim uses but should not be expanded. They are not intended to be rezoned for mixed use until a specific development is proposed. Town Center Mixed USe The corner of Douglas Drive and 42nd Avenue is the City's Town Center consisting of a mixture of public/institutional and convenience retail/service land uses. This area is literally the center of Crystal and contains uses that primarily, but not exclusively, serve Crystal residents (City Hall and the Library). It is an area that is primarily intended to serve as the City Center providing convenience retail and governmental services to the entire population of Crystal. City of Crystal/Comprehensive Plan Draft 45 An important element of Town Center is the Crystal Community Center which is not contiguous to the Town Center~ Efforts are intended to be made to link the Community Center into the Town Center, in spite of this separation, by a system of walkways and bikeways. Commercial/Mixed Use Policies The following are the City's policies for Commemial and Mixed Use Areas: 1. To encourage the assembly of properties within Commercial and Mixed Use areas to accommodate well planned projects in deference to the development of small individualized parcels. 2. To discourage strip commercial and spot zoning patterns throughout the City that are not in conformance with the Comprehensive Plan. 3. To properly space street and driveway accesses to major streets in business districts and, wherever possible, reduce the number of access points to increase traffic safety and efficiency. To encourage and participate in private sector commercial redevelopment efforts. 5. To utilize redevelopment as a tool to create mixed use developments that are-. supportive of LRT and offer superior urban environments. 6. To use streetscape improvements as a corollary public sector inducement to enhance the scale and appeal of the Bass Lake Road/West Broadway retail core area. 7. To intensify and improve present retail centers rather than create new ones. 8. To maximize land use compatibility between business and residential areas by proper design and land use transitions and requiring buffering, landscaping and screening. 9. To provide sufficient parking within retail centers but encourage the joint or shared use of parking, wherever possible, to minimize the commitment of land surface to unnecessary parking. City of Crystal/Comprehensive Plan Draft '~6 10. To ensure safe and convenient pedestrian access within and to retail centers from surrounding residential areas. 1 1. To generally-upgrade business signage throughout the City and phase out off-site advertising signs. 12. To minimize commercial traffic impacts on surrounding residential areas. 13. To carefully control commercial uses that are generally considered to be offensive by. requiring that they be concentrated and sufficiently spaced from residential areas, churches, schools, parks and other public facilities. 14. To rezone properties that are not in conformance with the Comprehensive Plan for uses that are consistent with public land use policy as embodied in the Comprehensive Plan. City of Crystal/Comprehensive Plan Draft INDUSTRIAL USE AREAS Industrial Use Obiectives 1. Increased industrial employment with emphasis on head-of- household jobs. 2. More diversified employment centers consisting of a mixture of office, industrial, wholesaling and ancillary commercial uses rather than monotypical industrial/manufacturing uses. 3. Pursue quality industrial/office development that is unified and well planned; compatible with the natural environment, adjacent uses and public streets and visually attractive. 4. Reuse of blighted and obsolete industrial areas. Industrial Use Elements The City of Crystal has very little area that is entirely industrial in nature, and is intended to remain as such. Within these pure industrial areas, it is, the City's intent to insure that industries are operated so as to maximize their compatibility with surrounding land uses. Industrial Use Policies The following are the City'S .policies for Industrial Areas: 1. To maximize land use compatibility by requiring additional setbacks, buffering, fencing, screening and landscaping between industrial/office and other uses. 2. To provide financial incentives for redevelopment and assist with the assembly of land for blighted and obsolete industrial areas. 3. To facilitate or assist with the planning of industrial redevelopment areas to maximize development potential and be assured of satisfying public interest needs. 4. To have all industrial development occur in compact well designed parks. City of Crystal/Comprehensive Plan Draft 48 5. To develop internal street systems with relatively few well spaced accesses (streets or driveways) to major streets. 6. To ensure that industrial traffic cannot utilize local residential streets. 7. To accept no industry that is unable to meet MPCA environmental standards. 8. To require that new industrial developments have all storage completely enclosed within' a structure. 9. To require that industrial developments have adequate off-street parking and loading facilities and that loading docks and bays be completely screened from view from public streets and adjoining 'nonindustrial/office properties. City of Crystal/Comprehensive Plan Draft a9 'k HR NR LEGEND ~ ~ ~ ~ ~ ~ ~. CITY 0' CRYSTAL 0 lO~0 2O0O North Malo~ C4.11~cto~ \ LRT Route LRT Stat~,n LAND USE PLAN ~ PIMned Lk'dt Der MU F~SL.I~ ~ Tow~ C~ntm' MU QUASI ~ I"is-I mums/ ~ P Mre Statfo. I. Q Qua~l COMPREHENSIVE PLAN FIGURE 11 TRANSPOrtatiON ELEMENT EXISTING TRANSPORTATION SYSTEMS Major Thoroughfares The City of Crystal currently has 99.0 miles of improved streets including 2.3 miles of State Trunk highways (Trunk Highway 100), 7.8 miles of County roads and highways and 17.5 miles of municipal state aid streets which comprise most of the CitY's major thoroughfare system. Figure 11 illustrates roadways' jurisdiction: Only Highway 100 is classified as a Metropolitan System Highway according to the Metrbpolitan Council's Transportation Development Guide. An Environmental Impact Statement (EIS) is currently in process for Highway 100. It is proposed to be up- graded to a four or six-lane urban freeway with grade separated intersections from Glenwood Avenue to CSAH 81. In 1988, Highway 100 carried 46,700 vehicles per day through Crystal. Trunk Highway 100 will have three major interchanges that will be of importance to the City of Crystal. They are proposed for 36th Avenue North where a substantial amount of existing commercial development will be removed west of Highway 100; 42nd Avenue North which will involve the replacement of an existing grade-separated interchange and CSAH 81 which is currently an at-grade intersection. The only thoroughfares currently in need of capacity improvements include West Broadway from CSAH 9 to Fairview and 36th Avenue North from Douglas Drive to Winnetka Avenue. The former is proposed by Hennepin County for improvement in 1993. The latter is a two-lane street which already carries in excess of 12,000 vehicles .per day but has a capacity of less than 7,500 ADT. Most other current traffic problems involve a number of uncontrolled intersections along the major street system. Public Transit According to the 1986 RTB Transit Service Needs Assessment, Crystal has a medium level of transit dependency. Primary needs include low income households and persons over age 65 and under 18. Sector 18, containing Crystal, Brooklyn Center, New Hope, Robbinsdale and Golden Valley, has a strong work trip travel desire to the Minneapolis CBD, to Sector 27 (Maple Grove, Plymouth and Brooklyn Park) and internal to itself. It has a medium level work trip attraction to St. Louis Park/Edina and the Minneapolis central city outside the CBD. City of Crystal/Comprehensive Plan Draft Page The City of Crystal is serviced by the Metropolitan Transit Commission (MTC) which provides express bus service along Bass Lake Road to downtown Minneapolis during rush hours. MTC provides local bus service throughout the day along West Broadway, Douglas Drive, 4.2nd and 36th Avenues North between Brooklyn Park and south Minneapolis. Metro Mobility also serves Crystal. Park and ride lots are located at Winnetka and 4.5th Avenue North in New Hope, 42nd Avenue North near Welcome Avenue in Robbinsdale and 4.1st Avenue North at Colorado in Crystal. The joint use Crystal facility is privately owned. It has limited capacity and is heavily used. The Crystal Airport is pan of the Metropolitan Airport Commission's (MAC) regional system of reliever airports and is classified as a minor airport. It occupies 4.30 acres (330 acres in Crystal) of land and has available storage for 448 aircraft. Currently, 325 aircraft are based at Crystal. It accommodated 172,074 operations in 1988. According to MAC, Crystal can handle 355,000 general aviation operations and is currently operating at 4.8.5% of capacity. Crystal Airport has three paved runways and one turf runway the longest of which is 3,267 feet. It is expected to be operating at close to 80% of its capacity by year 2010 but major capacity enhancements are unlikely due to the lack of a land envelope adequate to extend runways. Because of this limitation, it will not qualify as an instrument flight rule (IFR) airport and would conflict with IFR operations at the Anoka County/Blaine facility. It will, therefore, be relegated to the role of a visual flight rule (VFR) facility. While Crystal is considered by MAC to meet accepted noise and safety standards, it is surrounded by residential development. Even Safety Zones A and B, where residential development is normally precluded or restricted "to protect life and property in the case of accident," are filled with homes. These areas were excepted as "Established Residential Neighborhoods in Built-Up Urban Areas" at the time the City's Airport Ordinance was adopted in 1983. This represents an unacceptable level of risk to life, property and aviation safety. MAC has no master plan for the Crystal Airport and it offers little, if any, economic or aviation benefit to the City of Crystal and its residents. The City is located within a Critical Airspace Policy Area which must be protected from obstructions to air navigation until the Airport is relocated. City of Crystal/Comprehensive Plan Draft Page 52 KEY 6H5 I ?':1 40:.1 Uae I I I C LEGEND ~1 State ~ .e,.e Bu~ Route ~ Gmmt~ ~l~ttw~j, /~ P~ & R~ Lota 0 1000 2000 North 1350 11,10~ CITY o' CRYSTAL COMPREHENSIVE PLAN s ~3.~o0 13.600 ~ -~12.100 \ EXISTING TRANSPORTATION SYSTEMS AOT Notem County Route~ Me 1990 AAOT Volumee MSA Routel Me 1989 AAOT Volume~ FIGURE 12 TRANSPORTATION PLAN Tran$_oortation Objectives 1. Plan transportation facilities to function compatibly with adjacent land uses. 2. Reduce dependency on the automobile by providing a balanced and diversified transportation system that includes affordable public transit alternatives. 3. Provide optimum accessibility with maximum safety, efficiency and energy conservation, and minimum impact on the natural and social environment. 4. Reduce single occupant automobile travel demand by encouraging the use of alternative modes of transit. 5. Ensure the continuity of transportation systems between neighboring communities. 6. Provide a choice of transportation modes and improved mobility for all City residents. 7. Develop an efficient hierarchy of streets that provides for the movement of larger volumes of traffic on major streets and minimizes congestion on local streets within neighborhoods. 8. Continue to improve and monitor traffic conditions and reconstruct the City street system. 9. Protect airspace throughout the City from vertical obstructions to aviation. 10. Relocation of the Crystal Airport but, in the interim, minimize the impact of the Airport on surrounding residential areas. City of Crystal/Comprehensive Plan Draft Page 5-~ Major Thoroughfare Plan Element The City's major thoroughfare system consists of Principal Arterials which are designated by the Metropolitan Council as Metropolitan System Highways; Minor Arterials and Collector streets. These axe intended to carry larger volumes of through traffic while optimizing cross traffic friction to meet traffic efficiency needs. The characteristics of these major roadways are illustrated in Table 18, Major Thoroughfare Functional Classification System. All nonmajor streets are classified as local streets over which the City presides. Some of these are more important than others in that they already function as neighborhood collectors and will continue to do so in the future. Streets designated as Municipal State Aid (MSA) streets comprise this local street category. As a fully developed City, Crystal's major thoroughfare plan remains relatively unchanged. It includes just one Principal Arterial (Trunk Highway 100) which is programmed for improvement to an urban freeway during the mid-1990's. It is the City's intent to support full interchanges at CSAH 81, 42nd Avenue North and 36th Avenue North. There are no major new streets proposed for Crystal with the exception of a collector which is intended to service the redeveloped airport site. It is intended that this proposed street extend from 62nd Avenue North to Bass Lake Road and have not more than one direct access to CSAH 81. Over the next 20 years, capacity improvements will have to be made to most of the City's east/west arterial street system with volumes expected to increase by 20 to 25 percent. When these streets are upgraded, the number of intersections are intended to be reduced to improve traffic efficiency. Of particular importance is the upgrading of 36th Avenue North from Douglas Drive to Winnetka Avenue which already has an unfavorable volume to capacity ratio. Minimal volume increases are projected for major north/south streets necessitating only intersection improvements. Of particular note are uncontrolled intersections along CSAH 81 where improvements are needed and/or i.ntersections should be closed. City of Crystal/Comprehensive Plan Draft Page 55 Major Thoroughfare Policies The following are the City's policies for Major Thoroughfares: 1. To formulate a phased, shared cost program for the ongoing reconstruction of City streets and poorly designed intersections. All street improvements should include surfacing, curb and gutter and sidewalks where designated on the Comprehensive Plan. 2. To require adequately spaced driveways and street intersections along major streets. 3. To generally reduce the number of local street and direct driveway accesses to the arterial street network over time. 4. To limit new direct land access to arterial streets. 5. To properly detach frontage roads and driveways from major street intersections, as opportunities present themselves, to increase safety, accommodate future signalization and provide for automobile stacking. 6. To require that sight lines be protected at street intersections. 7. To build walkways as an 'integral pan of the upgrading of major streets, other MSA streets, more major local streets and all mixed use areas where feasible, ag designated by the Comprehensive Plan. Factors that will need to be considered are the availability and cost of right-of-way and the loss of significant trees. 8. To support all direction access to/from Highway 100 at 42nd Avenue. 9. To coordinate all street planning and design with County, Metropolitan, State, Federal and neighboring City agencies. City of Crystal/Comprehensive Plan Draft Page 56 FUNCTIONAL TABLE 18 MAJOR THOROUGHFARE CLASSIFICATION SYSTEM ARTERIAL COLLECTOR LOCAL SPACING LOCATION LAND ACCESS INTERSECTION CHARACTERISTICS VOLUMES CARRIED PARKING MANAGEMENT TOOLS PLACE CONNECTIONS SYSTEM ACCESS TRIP-MAKING SERVICE PERFORMED TRANSIT ACCOMMODATIONS Principal: 2 - 3 miles Minor:. 0.5 - 1.0 miles On edges of development and neighborhoods, Limited direct land access. Principal: Grade separated. Minor:. Traffic signals and cross street stops. Principal: 15,000 - 100,000 Minor: 5,000 - 30,000 Principal: None Minor: Restricted as necessary. Principal: Ramp metering. Minor: Traffic signal timing, land access control, prefer- ential treatment for transit. Interconnects adjacent subregions and activity centers wi'thin subregions. To interstate freeways, major arterials, other minor arterials and collectors. Principal: Over 8 miles/ express transit. Minor: Medium to short trips (2-6 miles) at moderate speeds; local transit tdps. Prindpal: Priority access. Minor: Preferential treat- ment. 0.25 - 0.75 miles 1 block On edges or within neighborhoods. Some limitation on direct land access. 4-way stops and some traffic signals. Local street stops. 1,000 -15,000 Restdctedas necessary. Continuity, number of lanes, traffic signal timing, land access control. Interconnects neigh- borhoods and minor business concentra- tions within MUSA. To minor arterials, other collectors and local streets. Short trips (1-4 miles) at Iow speeds; local transit trips, Regular route buses. Within neighborhoods and other homogeneous land use areas. Direct access. As required. Less than 1,000 Restricted if MSA. Intersection control, cul-de-sacs, diverters. Interconnects blocks within neighborhoods and parcels within commercial and industrial areas. To collectors and other local streets. Short trips at Iow speeds. Buses only in nonresidential areas. Source: Metropolitan Council City of Crystal/Comprehensive Plan Draft Page 57 DESIGN ELEMENT TABLE 19 THOROUGHFARE STANDARDS PRINCIPAL MINOR COLLECTOR ARTERIAL ARTERIAL STR E ET LOCAL STREET Number of Traffic Lanes 6 4 2-4 2 Lane Widths (It) 12-16 12-16 12-16 10-12 Curb Parking/ Shoulder width (It) No Parking No Parking 8-10 8 Minimum Pavement Width (ft) 52 48 32 30 Minimum R-O-W Width (ft) 300 80-120 60-80 60 Design Speed (mph) Legal Emit 35-40 30-35 30 City of Crystal/Comprehensive Plan Draft Page 58 TABLE 20 THOROUGHFARE IMPROVEMENTS ROADWAY SEGMENT DESCRIPTION PHASING CONSTRUCTION SCHEDULE 36th Avenue 36th Avenue Wilshire Boulevard Medicine Lake Road Welcome Avenue Brunswick Avenue 32nd Avenue Hampshire Avenue 32nd Avenu~NevadaAvenue Corvallis Avenue 47th Avenue Hampshire Avenue 32nd Avenue Sherbume, 55th & Douglas Drive Noble Avenue Reconstruction, Douglas Dr. to TH 100 Overlay, Regent Ave. to June Ave. Douglas Dr. to Louisiana Ave. Intersection Improvements, Wi[shim Blvd. at CR 81 Reconstruction, Douglas Dr. to Brookridge Ave. Reconstruction, 34th Ave. to 36th Ave. Reconstruction, 32nd Ave. to 36th Ave. Reconstruction, Douglas Dr. to Brunswick Ave. Reconstruction, 27th Ave. to 32nd Ave. Oveday, Louisiana Ave. to Winnetka Ave. Overlay, West Broadway to CR 81 Reconstruction, Douglas Dr. to Welcome Ave. Reconstruction, 32nd Ave. to 36th Ave. Reconstruction, Winnetka Ave. to Aquila Ave. Overlay, CR 10toCR8 Reconstruction, 36th Ave. to 34th Ave. 1991 1992 1992 1992 1992 1993 1993 1993 1994 1994 1994 1994 1995 1995 1995 ClP for reconstruction of local collectors on State-Aid Street System City of Crystal/Comprehensive Plan Draft Page 59 Public Transit Plan Element In 1988, the Hennepin County Regional Railroad Authority (HCRRA) completed a 20 year Comprehensive Light Rail Transit System Plan which includes an LRT line from downtown Minneapolis along Highway 55 to the Burlington Northern Railroad line and then north through Crystal within the Broadway/CSAH 81 corridor to 85th Street in Brooklyn Park. Stage I is potentially scheduled for development to 63rd Street within ten years though it is designated as a Group B or second stage project. Preliminary Design Plans have been completed for this segment including one LRT Station at Bass Lake Road. The Minneapolis Northwest Transit Corridor EIS is scheduled for completion in early 1992. The City of Crystal supports LRT in the Minneapolis Northwest Corridor and a station at Bass Lake Road which can also service the Crystal airport site. This site is, however, very small, having capacity for only a 350 car parking lot in conjunction with the station and relatively little redevelopment potential which would allow for the integration of the station with a high intensity commercial/employment center. The City supports the development of a second station at Corvallis Avenue North in an area that has been identified for potential redevelopment. A station at this location has the potential for integration with a high intensity development which is supportive of and by LRT and is consistent with the City's plans. This station is not intended to come on line until after the Bass Lake Road and 42nd Avenue facilities are developed which means that redevelopment of this area may be rather far into the future and any development that precedes the station should be consistent with LRT station development criteria. When LRT is extended to the Minneapolis Northwest Corridor the entire existing public transit service will change. There will be no need for express bus (park and ride) service to downtown Minneapolis and local bus service will focus more on LRT stations. Riders using the Crystal LRT stations will be primarily from New Hope and Crystal and many will use LRT as a park and ride service not wishing to transfer from bus to LRT. Since a relatively small percentage of the Crystal work force is employed southeasterly of the City where LRT service will be available, there will be a growing need, as fuel and parking costs and congestion increase, for other local services. Paratransit, circulator and suburb-to-suburb service will grow in importance but each should be programmed to interface with LRT. LRT will not provide a transit option for all of the City's current transit dependent constituencies but it may provide both commute and City of Crystal/Comprehensive Plan Draft Page 60 reverse commute opportunities for lower income Crystal and central city residents. The City of Crystal-intends to work with the MTC and neighboring cities to tailor public transit services to the needs of the elderly (over 65) and youth (under age 18). These services are needed both now and in the future. The City also intends to continue to search for a location for a joint use but dependable park and ride lot in the vicinity of the Community Center. While there is a need for additional capacity, a permanent lot will cease to be needed when LRT is introduced. Public Transit Policies The following are the City's policies for Public Transit: 1. To require that the planning and design of redevelopment areas take public transit into consideration including the orientation of building entrances, walking distances and walkways relative to transit stops and ridership potential. 2. To ensure that noise impacts along LRT lines are adequately mitigated to minimize residential impacts. 3. To protect pedestrian movements to and along the entire length of the LRT system. 4. To maintain a degree Of flexibility which would allow for L R T stations/stops at both Bass Lake Road and Corvallis Avenue. 5. To encourage travel demand management (TDM) provisions as an element in redevelopment agreements including ride-sharing. 6. To advocate improved service to satisfy the needs of the transit dependent population, especially the elderly and handicapped. 7. To support an expansion in public transit offerings over time to include suburb-to-suburb, off-peak, circulator and demand- responsive service in addition to the existing Minneapolis express bus service. 8. To cooperate with all public agencies responsible for the planning and implementation of transit services (MTC, RTB and HCRRA) to secure an appropriate level of service and increase ridership. City of Crystal/Comprehensive Plan Draft Page Aviation Plan Element It is the City's intent to have the Crystal Airport relocated to Search Area A in western Hennepin County at the earliest possible date. The City opposes any improvements to the present airport facility that would be contrary to this policy including utility extensions. In the meantime, the City understands that the Crystal Airport will continue to operate at its present location until beyond year 2000. It is, therefore, the City's intent to comply with all requirements necessary to protect the life and safety of residents and property and maximize aviation safety. The City intends to continue to enforce its Crystal Airport Joint Airport Zoning Ordinance which was adopted in 1983. It will continue to prevent the establishment of airport hazards or obstructions to aviation which would project above established airspace zones. It also intends to insure that no further safety violations be created within Land Use Safety Zones A, B or C. On the other hand, since it is the City's intent to have the airport relocated, it does not intend to: 1) play a role in the removal of incompatible Iand use activities within established land use safety zones, 2) implement a noise attenuation overlay ordinance, or 3) participate in noise attenuation programs on private property. Aviation Policies The following are the City's policies for Aviation: 1. To support the relocation of the Crystal Airport. 2. To oppose expansion of Crystal Airport and any extension of runways. 3. To formulate a program with MAC to landscape and buffer the edges of the Airport to mitigate noise and view impacts on adjacent residential areas. Also, to improve airport access and signage to enhance emergency vehicle accessibility. 4. To protect all primary, horizontal, conical, approach and transitional airspace zones from vertical intrusions and prohibit general obstructions to air navigation per Minnesota Department of Transportation Rule 14 MCAR 1.3015 Subdivisions C and D. City of Crystal/Comprehensive Plan Draft Page 5. To require that tall towers exceeding a height of 200 feet above the ground be the subject of Conditional Use Permit (CUP) procedures. 6. To require that heliports comply with the licensing requirements of MnDOT, the approach and altitude standards established by the Federal Aviation Administration (FAA) and noise standards established by the Minnesota PollutiOn Control Agency (MPCA) as requirements of CUP approval. 7. To requLre that helicopters operate, only along approved flight paths to minimize noise impacts. 8. To prohibit the operation of seaplanes within the airspace directly over the Crystal City Limits. City of Crystal/Comprehensive Plan Draft Page 63 I / C LEGEND 0 1000 2000 North · ~.r-~ CITY o' CRYSTAL 0 Yee' ~010 aOT COMPREHENSIVE PLAN TRANSPORTATION PL FIGURE COMMUNITY FACiLITIEs SERVICES ELEMENT EXISTING FACILITIES AND SERVICES Fire and Rescue. The City currently has a volunteer fire department with 38 firefighters and two stations. The South Station comprising 7,300 square feet of floor area is located at 42nd Avenue and Douglas Drive. It has three apparatus bays with room for up to six vehicles. Apparatus stored include two pumpers, one rescue vehicle, one inspections vehicle and one Chief's vehicle. The SOuth Station also provides office space for departmental staff. Because of lthe close proximity of volunteers and short turnout times, this station can serve all but the extremities of the south half of the City within a five to seven minute response time. Areas west of Winnetka Avenue and east of Trunk Highway 100 generally have longer response times where service would not appreciably improve even if the station was relocated to 32nd or 36th Avenues, due to the lack of nearby volunteers. While heavy recruitment in these areas could support relocation, the overall response time would not improve sufficiently to warrant the expenditure. The North Fire Station is located at West Broadway and Hanson Court and has a floor area of 9,176 square feet with four apparatus bays. It houses two fire pumpers, one aerial ladder truck, one rescue vehicle and one utility vehicle. It services the high value West Broadway/Bass Lake Road commercial area and the entire north half of the City within a five to seven minute response time. This station is necessitated by barriers which substantially increase response times from the South Fire Station site to areas north of the Soo Line and east of County Road 81. The City enjoys a Fire Insurance Rating of five but has very limited space for training due to the fully developed nature of the City. Schools. Crystal is located in Robbinsdale School District No. 281. Schools located in Crystal include Neill and Forest Elementary Schools. Three other elementary schools have been closed due to enrollment declines and are used by the District or leased to another agency for educational purposes. Crystal Heights Elementary has become a church and Cavanaugh Elementary has become the Cavanaugh Early Childhood Center. The Thorsen Elementary School is now a family resource center and Fair Elementary School is leased to I-Iennepin Technical College. There are no junior, intermediate or senior high schools located in Crystal. City of Crystal/Comprehensive Plan Draft Page 65 The District's elementary age school enrollment is increasing slightly but this growth is not enough to warrant the imminent reopening of the three' former elementary .schools according to the District. City Administration/Police Services. City Hall is located at the corner of 42nd Avenue and Douglas Drive. It has a floor area of 23,000 square feet and houses the City's Administrative staff and Police Department. This facility is currently being expanded to include a two-story addition for the Police Department (3,600'square feet) and a single story addition for Administration (1,600 square feet). The Parks Department offices at the new Crystal Community Center where it occupies approximately 2,000 square feet. The City has a total of 89 full-time employees, 56 of which office at City Hall. The Public Works Department, located on 41st Avenue, has a total of 27 full-time employees. The Parks Department has a staff of five full-time employees at the Crystal Community Center. The expansion of City Hall will satisfy current space needs. Sanitary Sewer Service. All but two City residences are serviced by the MWCC with a single discharge point, a lift station, located at the intersection of Quail and 53rd Avenues. From this point sewage is transported via a MWCC interceptor and forcemain to the Pig's Eye Sewage Treatment Plant. An estimated 9,211 dwelling units plus 235 commercial, industrial and institutional buildings are serviced by this system. These discharged an estimated 925 million gallons of sewage annually in 1990, which is well within the MW/2C allocation to Crystal. Public Water Service. The City is a member of the Joint Water Commission founded in 1963 by Crystal, New Hope and Golden Valley. Water is purchased from the City of Minneapolis. The Commission currently has no alternative water source. Crystal facilities include a five pump intake station and a 19 million gallon water reservoir located at 41st and Brunswick Avenues and 90 miles of distribution water mains. All but 279 dwelling units and 32 commercial/industrial buildings are serviced by this system which supplied 765 million gallons of water to Crystal alone in 1986. City of Crystal/Comprehensive Plan Draft Page 66 Storm Water Service. Surface water from Crystal and its neighboring cities is directed to the Mississippi River via a series of creeks, ponds, pipes and open ditches. The two major carriers of runoff are Shingle and Bassett Creeks. Crystal maintains a complex network of storm sewers, ponds, open ditches and even a pump station plus 32 miles of pipe ranging in size from 12 to 102 inches in diameter. City of Crystal/Comprehensive Plan Draft Page 67 LEGEND · Cay uft Staum CITY ~' CRYSTAL EXISTING COMMUNITY FACIUTIES 0 1.000 2000 North COMPREHENSIVE PLAN FIGURE 14 PUBLIC FACILITIES AND SERVICES pLAN Community Facilities and Services Objectives 1. Provide a consistent and equitable level of public services to all City residents. 2. Provide adequate safeguards to insure against public service disruptions. 3. Increased cooperation-and shared use of public lands and facilities to minimize excess costs and service duplications. 4. Explore service sharing, alternative governmental structures and public/private partnerships as ways to maintain public service levels without substantial increases in servicing costs. 5. Maintain an appropriate amount of administrative and maintenance plant to meet the contemporary servicing needs of the City at all times. 6. Continue to communicate effectively with the l~ublic to facilitate its understanding of the need to balance costs against servicing demands. 7. Continue to monitor .and maintain public utility systems as a means to protect the-public's investment and minimize catastrophic systems failures. Community Facilities and Services Elements Fire and Rescue For the next 20 years there will be no need to expand the present fire stations or increase the number of major fire fighting apparatus. There will, however, be a continuing need to periodically upgrade or rehabilitate existing fire stations and replace fire apparatus to maintain the optimum level of fire protection. The southerly relocation of the South Fire Station to 32nd or 36th Avenues will be considered only if an alternative cannot be found to improve response times to areas east of Noble and west of Winne&a Avenues, areas which cannot be serviced within a five to seven minute response time from the present station facilities. If the need for additional administrative space at City Hall was to require the use of the present South Fire Station or its site, this could warrant its relocation to 32nd or 36th Avenues and Douglas Drive. City of Crystal/Comprehensive Plan Draft Page 69 A large scale training facility will be needed which is beyond the City's capabilities to finance. Such a facility should include space for training volunteers, drivers training and a burn/smoke building. The provision of this type of facility should be done through the North Suburban Mutual Aid Association. Schools The City will have literally no control over the opening and closing of public schools though it supports the use of existing schools for elementary education and the continuation of joint City/District use of school/park facilities. It is the City's intent to insure that any reuse of school buildings is compatible with the underlying use of lands for residential, purposes. City Administration Over the next 20 years the City intends no further expansion of City. Hall beyond the remodeling that is programmed for 1993-94. As the City matures, however, and assumes a redevelopment/ housing maintenance posture, there may be a need for additional staff. There may also be a growing need for expanded police service, senior services, an ombudsperson and services that improve public relations/ communications to an increasingly diverse population. There is no way of knowing how servicing demands will change over the next 20 years which might necessitate an expansion of City Hall. As servicing demands increase, and it seems inevitable that they will, the City will be prudent to co~isider service sharing and/or consolidation with other municipalities. If the expansion of City Hall becomes a necessity, use of the fire station site/building will be considered as a first priority. The City intends to keep options open for future City Hall expansion should it be needed. Sanitary Sewer Service The City sanitary sewer system is in sound condition and no major collection system improvements are scheduled with tho exception of tho Perry Avenue Lift Station which is obsolete. Sewer flows are expected to bo 944 million gallons in 2000 and 990 million gallons in 2010. Public W~l~er Service The City's water system is in sound condition requiring only preventative maintenance over the next 20 years. There is, however, the need to evaluate a backup water source plus conservation measures to insure continuity of service in case of drought or other service disruptions. City of Crystal/Comprehensive Plan Draft Page 70 Community Facilities and Services Policies The following are the City's policies for Community Facilities and Services: I. To provide fire and rescue service to all but the areas east of Noble Avenue and west of Winnetka Avenue within a five to seven minute response time. 2. To continue to maintain fire stations at present locations and negotiate with adjoining communities to provide services to areas of Crystal that cannot be serviced within the target response time. 3. To work with surrounding fire departments and the North Suburban Mutual Aid Association to explore/provide a shared training facility that may include a drivers training facility and a burn/smoke building. 4. To continue to replace and upgrade fire fighting and emergency equipment as needed to maintain present levels of service and fire insurance ratings. 5. To initiate a fire prevention program in recognition of the aging character of the City's building stock. 6. To develop and maintain public buildings according to the highest standards of design and performance to serve as examples for private development. 7. To locate and/or retain public administration and other facilities that service the entire community in a central location. 8. To improve and maintain City Hall with the amount and quality of space needed to meet accepted contemporary workspace standards. 9. To evaluate/study with neighboring Cities alternative governance opportunities/systems ranging from increasing levels of service sharing (police, fire, recreation, etc.) to boundary adjustments and municipal consolidation. 10. To wOrk closely with the Robbinsdale School District to expand the joint use and programming of City park and school facilities and maximize benefits to both residents and students. City of Crystal/Comprehensive Plan Draft Page 71 1 1. To support the upgrading and reopening of elementary schools wherever the school age population may warrant. 12. To cooperate with the School Board in cases of school closings to insure that any reuse of buildings/sites is entirely compatible with the Comprehensive Plan and the surrounding neighborhood. 13. To monitor, clean, repair and replace City sewer and water systems in order to provide uninterrupted service. 14. To work to reduce inflow and infiltration in the sanitary sewer system including reduction/elimination of the pumping of storm water from basement sumps directly into the sanitary sewer system. 15. To continue to prohibit the use of private waste water treatment plants in the City. 16. To insure that public improvement projects are coordinated to minimize duplicative and costly reconstruction. 17. To require the installation of new semi-public utilities (electricity and phone) underground and phase the conversion of existing overhead systems to underground as financing permits. 18. To develop, in conjunction with Golden Valley and New Hope, a backup plan for public water service in case of drought or disruption of service that consists of an alternative water source and appropriate conservation measures. 19. To initiate an annual storm drainage maintenance program that will include storm sewer cleaning and dredging area ponds to maintain hydraulic efficiency and improve water quality. 20. To continue to cooperate with neighboring Cities, the MWCC and the Bassett Creek and Shingle Creek Water Management Commissions in the maintenance and improvement of public utility services. City of Crystal/Comprehensive Plan Draft Page 72 PARKS, OPEN SPACE AND TRAILS ELEMENT EXISTING PARKS. OPEN SPACE AND TRAILS The City of Crystal has no federal, state or regional parks or trails within its boundaries. It does have a mostly developed local park system (see Table 21, Existing Park System) that comprises 24 parks and 228 acres (see Park Inventory, Table 22 and Figure 13) with mini-parks ranging from less than one acre to the 70 acre Bassett Creek Community Park. The City has added very little land to its park inventory over the past ten years. TABLE 21 EXISTING PARK FACILITIES SIZE (ac) BASSE'[T CREEK 70.0 BECKER 12.4 BROADWAY 3.3 BROWNWOOD 4.1 CAVANAGH SCHOOL 4.8 COMMUNITY CENTER 14.7 CRYSTAL HIGHLANDS 2.5 FAIR SCHOOL 5.0 FLORIDA 0.5 FOREST SCHOOL 5.7 IRON HORSE 3.1 KENTUCKY 2.1 LEE 0.7 LION'S SOO LINE 0.5 LION'S VALLEY PLACE 19.8 MAC PARK 40.0 MEMORY LANE 2.8 NORTH BASS LAKE 1.5 NORTH LION'S CLUB 12.0 SKYWAY 3.5 SUNNYVIEW 2.6 TWIN OAK 3.9 WELCOME 9.5 YUNKERS 3.2 228.2. I 1 1 10 1 1 1 1 1 1 1 1 I 1 I 1 1 I I 11(D 1 1 111 1 1 1(~ 21 1 1 2 I 1 1 1 11 11 1 1 011001 2 I ~)11 1 1 1 11 (Dll 111 (~1 1 I i 1 I 1 (~ 1 I I i 1 I I 3 ~ I I O Denotes Lighted activity area City of Cr~s~al/Coraprchcnsivc Plan Draft Page 73 NAME PARK TABLE 22 INVENTORY/CLASSIFICATION SIZE CLASSIFICATION Bassett Creek Becker Broadway Bmwnwood Cavanagh School Community Center Crystal Highlands Fair School Florida Forest School Iron Horse Kentucky Lee Uon's Soo Line Lion's Valley Place MAC Park Memory Lane North Bass Lake North Lion's Club Skyway Sunnyview Twin Oak Welcome Yunkers 70.0 12.4 3.3 4.1 4.8 14.7 2.5 5.0 0.5 5.7 3.1 2.1 0.7 0.5 19.8 40.0 2.8 1.5 12.0 3.5 2.6 3.9 9.5 3.2 Community Park Community Park Neighborhood Park Conservancy Neighborhood Park Community Park Neighborhood Park Neighborhood Park Conservancy Neighborhood Park Neighborhood Park Neighborhood Park Mini-Park Mini-Park Community Playfield Conservancy Conservancy Neighborhood Park Community Playfield Neighborhood Park Neighborhood Park Neighborhood Park Community Playfield Neighborhood Park TOTAL ACRES (Acreage on November 27, 1990) Source: City Parks Oeparlment 228.2 City Of Crystal/Comprehensive Plan Draft Page 74 KEY 4 Bromdwmy I 8 In~ Horae ~ Uml~ Soo I0 11 12 14 MmllQF 15 1~ 17 LEGEND CITY o' CRYSTAL EXISTING PARKS 0 ~0~0 20o0 N~ COMPREHENSIVE PLAN FIGURE The City has an excellent park system. It is, however, deficient in the size of neighborhood parks and in acres per 1,000 population for community parks. Accepted National Recreation and Park Association (NRPA) standards call for 6.25 to 10.5 acres of park land per 1,000 population or a total of 150 to 250 acres for the present City population of 23,788. Crystal has 9.59 acres of park land per 1,000 population. Due to the lack of vacant land in the City, there will be only limited opportunities to increase either total acreage or parks size. Table 23 represents a comparison of accepted parkland standards with Crystal's inventory. TABLE 23 PARKLAND STANDARDS COMPARISON PARK DESIRABLE 1) CRYSTAL NUMBER CRYSTAL'S TYPE ACRES/1000 POP ACRES/1000 POP OF PARKS PARK ACREAGE Mini Park 0.25 - 0.5 Neighborhood 2.0 Community Playfield 2.0 Community Parks * 5 to 8 Conservancy Variable .05 2 1.2 1.8 12 41,2 1.8 3 41.3 4.1 3 97.1 2.1 4 47.4 TOTAL ACRES 228.2 * Includes Community Center/Municipal Pool 1) Source: NRPA The City has a sufficient number of athletic fields (football, soccer, baseball, softball) based on accepted standards. It actually has an excess of softball fields (see Table 24, Facility Standards Comparison) based on present demographics. Demographics will, of course, change as the population ages requiring a gradual change in emphasis from active to passive recreation over the next 20 years. The City's new Community Center has already begun to respond to this demographics change. City of Crystal/Comprehensive Plan Draft Page 76 FACILITY TABLE 24 FACILITY STANDARDS NATIONAL OTHER STANDARD COMMUNITY RATIO AVERAGE RATIO 2) COMPARISON NUMBER OF FIELDS (APPLYING OTHER COMMUNITY RATIO) Softball 1/5,000 1/3,600 7 Baseball 1/5,000 1/3,000 8 Soccer/ FootbaLl 1/10,000 3) 1/3,000 8 NUMBER OF FIELDS (EXISTING IN CRYSTAL) 25 4) 5 6 1) Source: Recreation, Park and Open Space Standards and Guidelines. 1983 National Recreation and Park Association. 2) Includes: Edina, Eden Praide and Burnsville 3) Depends on popularity of Soccer. 4) Ten regulation size for adults and 15 regulation size for youth. The City has no current trail or bikeway system though limited number of sidewalks (see Figure 14). it does have a City of Crystal/Comprehensive Plan Draft Page 77 LEGEND CITY o' CRYSTAL EXISTING SIDEWALKS 0 10~0 ~000 North COMPREHENSIVE PLAN FIGURE 16 PARKS Parks. Open 1. Maintain AND TRAILS PLAN Soace and Trails Obiectives the present park system at the highest quality. 2. Provide an equitable distribution and mix of park facilities to satisfy the needs of ail residents. 3, Continually improve/upgrade the park system to satisfy the needs of a dynamic population; 4. Utilize the park system to protect natural features. Parks and Onen Snace Elements The few opportunities that exist to increase the park inventory include the expansion of the Bassett Creek Park westerly of Brunswick Avenue to Douglas Drive in the near term and the use of some part of the redeveloped airport site for a larger community scale park plus the acquisition of the open space corridor just north of the Soo Line and west of Douglas Drive, in the longer term. Expansion of existing neighborhood parks, wherever possible, in order to meet minimum size standards is also desirable (see Table 25 Park Design Standards). TASLE2~ PARK DESIGN STANDARD~ 1 or ieee 5oo-t ooo 1/4 w111~. ~ doee City of Crystal/Comprchensivo Plan Draft Page 79 Two options should be evaluated for westerly expansion of Bassett Creek Park. One is to develop the lands proximate to Douglas Drive as a small 27 golf course. While the current golf market would likely support the construction and operation of such a facility, it would probably not be able to recover the cost of land immediately. If wetland losses would preclude golf course development, the City should still consider the' acquisition of that land near 32nd Avenue and Douglas Drive as a means to protect wetlands and landforms while maintaining the open space character and image of this important segment of Douglas Drive. The Crystal park system consists of five components: ~.iI~. Sites up to one acre in size which are located within neighborhoods and have specialized facilities that serve a concentrated or limited population or specific groups such as tots or senior citizens. Neighborhood Parks/Playgroull~ls. Sites preferably six acres or larger in size which are centrally located within neighborhoods and are designed primarily for use by neighborhood residents within easy walking and biking distance. They are intended for both active and passive facilities such as field games, court games, crafts, playground apparatus, skating and picnicking. They are preferably combined with elementary schools. Community Plavfields. Sites at least ten acres in size consisting of active recreational fields for intensive use and organized athletics. These sites have regulation size p!ayfields and are intended to have supportive facilities for competitive athletics for several age groups. Supportive facilities include parking, lighting, bathroom facilities and warming shelters. Community Parks, Community parks are much larger than neighborhood parks and are intended to serve the entire community. They are areas of diverse environmental character and contain both active and passive recreational facilities including athletic fields, tennis courts, basketball courts, picnic areas and trails. These may also correlate with unique natural features which are intended to be protected. Conservancy Areas, Conservancy lands are land holdings for which limited facilities are intended. The primary objective is the protection and management of the natural/cultural environment. Native interpretation and similarly compatible passive recreational uses are also intended to be accommodated in conservancy areas. City of Crystal/Comprehensive Plan Draft Page 80 LEGEND 0 10~0 2000 North CITY ~' CRYSTAL COMPREHENSIVE PLAN PARKS & TRAILS PLAN FIGURE Trails Element Because the City is essentially fully developed, has no trails and has relatively few sidewalks, it will be very difficult to develop an independent or off-street trail system. Though it is the City's intent to develop such a system, it will inevitably evolve slowly. It is also the intent of the City to carefully consider the potential effects of a trail network on mature street trees. The ability to effectively replace street trees will be considered in the development of trail segments. The City's plans for trails will be carried out in three phases as follows: Phase I Provide trails within large community parks and playfields. Phase II Provide on-street trails along major thorough- fares to all community parks, playfields and other points of interest (0-5 years). Phase III Provide a network of major off-street trails which connect Crystal to neighboring City trails (5-20 years). Parks. Ooen $oace and Trqils Policies ~, The following are the City's ;.policies for Parks, Open Space and Trails: 1. To add, as feasible, to the park/open space land inventory for the purpose of eliminating land use conflicts, expanding deficient parks and facilities, creating open space linkages and/or protecting natural resources (wetlands, etc.). 2. To continually upgrade the existing park and open space system to keep it functionally current and attractive, protect the City's investment, minimize liability and satisfy the changing needs of an aging population. a. Provide additional facilities for the elderly and handicapped to include ramps, railings, and special areas. b. Upgrade facilities to meet adult requirements, i.e. softball fields, basketball courts, etc. City of Crystal/Comprehcnsivc Plan Draft Page 3. To cooperate with the Robbinsdale School District to develop and maintain joint use school/park facilities. 4. To establish a safe and convenient trail system which interconnects schools and parks throughout the City and consists of both on-street and independent pathways, where feasible. 5. To provide pedestrian facilities, such as lighting and benches, in parks and open space areas to facilitate convenience, comfort and the safety of users. 6. To provide opportunities for all-season use of the park system ranging from nature interpretation to athletics. 7. To maintain a level of activity within each park that is consistent with its surroundings. 8. To plan for the reforestation and landscaping of parks and open spaces. 9. To maintain/establish Crystal's control of the MAC park/Twin Lake area property and cooperate with neighboring cities in the development of a multi-community nature interpretive center and trail system. 10. To program, plan, cooperate with and share the use of City parks and other resources wi~h neighboring communities to minimize duplication and costs. 1 1. To evaluate the need for a golf course at Bassett Creek Park that will be self supporting as well as to protect the natural environment at the site. 12. To continue to operate the Community Center as the focal point of the community. City of Crystal/Comprehensive Plan Draft Page 83 TAlal I= 2~ TRAIL/BIKEWAY DESIGN GUIDELINES DESIGN CONSIDERATION~ ONE-WAY TWO-WAY 3~' minimum 5.0' rm:~mmended 3.5' minimum 4.0' mc~rnmended 7.0' minimum 8.0' recommended Maximum VerlJc~ Graclent · S~art Runs (less ~ 100~ 15% ' 15% · S~oet Runs 10% 10% · Desira~e 5% Curve Radius 15' minimum 15' minimum 20' recommended 20' recammenclecl Source: Handl:x)ok M LAndscape An:hitec~um Cans~t~J~n- 1976 City of Crystal/Comprehensive Plan Draft Page 8,-* ENVIRONMENTAL PROTECTION ELEMENT EXISTING NATURAL FEATURES The City of Crystal is located in two watershed districts, Bassett Creek which covers the south end of the City and Shingle Creek which embraces the north. Both Districts have adopted Water Management Plans which axe intended to maintain/improve water quality and manage storm waters. The North Branch of Bassett Creek traverses the southern half of the City of Crystal and has a history' of' flooding, the most recent flood of consequence having occurred in July 1987. Through a series of projects with the Bassett Creek Watershed Commission and U.S. Army Corps of Engineers, Crystal has been able to protect developed areas and limit high water levels to a confined area around Bassett Creek Park Pond. Similar improvements are proposed in the Shingle Creek Watershed as the result of a storm sewer trunk extension that will increase the system capacity and also provide some water quality enhancements to protect Twin Lakes. To further protect its environmental resources, Crystal will need to address issues involving wetland protection, shoreland management, erosion control, well abandonment, tree replacement, water conservation and floodplain management. Being fully developed makes it imperative that Crystal put forth a sustained effort to protect and improve what resources now exist. City of Crystal/Comprehensive Plan Draft Page 85 I~ote~te4 wete~ I~otegte¢l Water P~otegted Wat~. LEGEND 0 1000 20~0 North CITY o, CRYSTAL ,COMPREHENSIVE PLAN SHINGLE CR~EK 8ASSETT CREE~WA~ SHED ED EXISTING NATURAL FEATURES FIGURE .ENVIRONMENTAL PROTECTION PLAN Environmental Protection Obiectives 1. Ensure that community development/redevelopment is compatible with the natural environment. 2. Conservation of unique and essential natural features. 3. Mitigate the adverse impacts (noise, diminution of air quality, odor, etc.) of major nonresidential facilities on residential areas. 4. Protection of people and property from natural hazard. 5. Participation in responsible methods of waste management with emphasis on reducing the waste stream. 6. Conservation of energy resources. 7. Protection of storm water storage capacity and improvement in surface waters quality. Environmental Protection Plan Elemen~n The City of Crystal intends to cooperate with the respective water management organizations, ..-I-Iennepin County (groundwater management plan currently being drafted)'and the State and Federal government to address all aspects of environmental protection including the management of shorelands, the protection of lakes, wetlands and floodplains and the maintenance of water related scenic and aesthetic qualities. Of paramount importance to environmental quality is the need to protect the storage capacity of the City's existing lake, wetiand and pending system and to enhance water quality. To do that, the City intends to prepare a local stormwater management plan in 1992 which will establish the measures needed to manage runoff, control erosion and sedimentation, treat stormwater, manage wetlands and protect groundwaters. It also intends to minimize vegetation losses, protect solar access, encourage energy efficiency and promote sound waste management practices. Environmental Protection Policies The following are the City's policies for Environmental Protection: City of Crystal/Comprehensive Plan. Draft Page 87 1. To protect/preserve wetlands and shoreland with State rules and regulations. areas in accordance 2. To consider energy conservation, solar access protection and the use of vegetation to facilitate summer shading and winter solar gain when reviewing plans for new development. 3. To prohibit developments which will cause shading of residential areas. 4. To support/institute programs (loans, grants or technical assistance) which will generally increase the energy efficiency of the City's public and private building stock. 5. To continue to facilitate the development of alternative transit modes (public transit, ear pooling, bike and pedestrian ways) as an energy conservation measure. 6. To utilize high efficiency heating and cooling systems when constructing/redeveloping public buildings. 7. To identify and minimize the loss of trees (in excess of 30 years old) on public and developable land and, where loss is unavoidable, require their replacement with acceptable substitute vegetation. Also, to minimize the".loss of significant trees in residential areas and consider measures for-disease prevention/eradication. 8. To conduct/initiate a City-wide tree planting program for the specific purposes of beautification and facilitating carbon dioxide/oxygen and thermal balances in the event of significant tree losses due to disease or storm disasters. 9. To institute a water conservation program to diminish water consumption for nonessential purposes/uses. 10. To establish and protect all lands below the 100 year floodplain elevation from encroachment by habitable structures and improvements that will impair flood storage capacity or cause storage displacement. 11. To protect the existing storage capacity of protected waters, wetlands, water storage areas and watercourses. City of Crystal/Comprehensive Plan Draft Page 88 12. To establish a program to affect a 40% reduction in the non-point source pollution of surface waters. 13. To enforce erosion and sedimentation control ,plans during construction in accordance with measures established by the Bassett Creek and Shingle Creek Watershed Management Plans and manage shorelands in accordance with State rules and regulations. 14. To limit runoff to the rate projected by the Watershed Management'Organization' for each subwatershed. 15. To maintain natural cover along the edges of lakes, ponds and watercourses as a means to filter runoff and minimize runoff velocities. 16. To provide for a minimum of 1.0 foot of freeboard above the 100 year flood elevation for all new developments. 17. To continue to actively participate in a Metropolitan-wide integrated waste management program that is comprised of waste reduction, resource recovery, recycling and limited landfilling. 18. To continue to program while wastes. participate encouraging in/administer a curbside recycling the on-site management of yard 19. To institute/support measures to improve air and water quality and reduce nois~, dust, odor, glare, thermal and visual pollution. 20. To work with the MPCA and the Hennepin County Department of Environmental Management to track and remediate sites contaminated by hazardous wastes. 21. To protect groundwaters by tracking and monitoring abandoned water wells to insure they are capped in accordance with State regulations. 22. To cooperate with the U.S. Fish and Wildlife Service, the U.S. Army Corps of Engineers and the Minnesota Department of Natural Resources in the management and protection of surface and groundwater resources. City of Crystal/Comprehensive Plan Draft Page ECONOMIC DEVELOPMENT ELEMENT EXISTING ECONOMIC DEVELOPMENT PROGRAMS The City of Crystal has an Economic Development Authority (EDA) and an Economic Development Authority Advisory Commission. The Commission advises the EDA/City Council in matters relating to the economic development and redevelopment of the City. The City has undertaken a major redevelopment project in the Becker Park/Bass Lake Road area while identifying other potential redevelopment areas. It has been heavily involved with the upgrading of its housing stock by obtaining state and federal funds for low interest home improvement loans for moderate income households. It has identified areas for housing rehabilitation and spot clearance and it has adopted a housing maintenance code. ECONOMIC D[~VELOPMENT PLAN Economic Develonment Obieetives 1. Remove, prevent or reduce blight by stimulating redevelopment. 2. Promote growth in employment and the City tax base. 3. Retention of existing ~businesses through encouraging expansion or relocation in the City. 4. Attract and retain stable and growing businesses. 5. Foster well planned and well balanced growth and development. 6. Seek out and use ail available financial programs for the redevelopment of the City. 7. Insure that publicly assisted redevelopment projects meet established criteria for tax base enhancement, employment growth, blight removal, and market and financial feasibility. City of Crystal/Comprehensive Plan Draft Page 90 Economic Develonment Pro,ram Element~ The City has no vacant land resource which is capable of accommodating new tax base. Likewise, blight and deterioration will make the City even less attractive for private investment. It is therefore the City's intent to pursue the following economic development programs as funding can be made available: * Housing rehabilitation and spot redevelopment. · Phasing redevelopment of the West Broadway/CR 81 corridor. · Business retention. · Business attraction. · Redevelopment of the Crystal Airport property. Economic Develonment Policies The following are the City's policies for Economic Development: 1. To-make infrastructure and financial assistance available in support of redevelopment projects which eliminate blight, increase head of household employment or retain existing businesses and jobs. 2. To make financial redevelopment assistance available only when it can be demonstrated that a project could not be done without such assistance. --- 3. To make financial redevelopment assistance available only when it can be demonstrated that the project is feasible and will produce tax base benefits to the City which reasonably exceed its public costs. 4. To participat~ in the rehabilitation of substandard buildings only when the estimated cost does not exceed $0% of the present value of the building. 5. To identify potential redevelopment areas/needs and actively initiate redevelopment projects which meet the City's qualifying criteria and economic development goals and objectives. 6. To encourage the relocation of the Crystal Airport and reuse of the property for commercial, industrial, office, residential and recreational mixed use. City of Crystal/Comprehensive Plan Drab Page 7. To recognize the importance of existing businesses in Crystal and the need for business retention while continuing to participate with business groups in business retention programs. 8. To communicate regularly with all appropriate governmental agencies. City of Crystal/Comprehensive Plan Draft Page 92 COMMUNITY IMAGE ELEMENT EXISTING CRYSTAL IMAGE The City of Crystal is a first ring suburban community located northwesterly of the City of Minneapolis. With most of its growth having occurred in the 1950's and 1960's, it was developed as a vehicular (versus pedestrian) environment with a modified grid system and major roadways which divide neighborhoods and create land use conflicts. As traffic increases, streets are continually "upgraded" to carry more traffic exacerbating the City's image as a place to accommodate automobiles rather than people. The factor which detracts most from the City's image is commercial in nature· Most residential areas are attractive, well maintained and represent a-good housing investment but commercial areas are unattractive thus establishing a negative image while creating stress at neighborhood edges.. Generally, commercial developments do not appear as visually unified centers or they have out-dated architecture or they are simply functionally obsolete. Commercial development is often the measure by which a community's image is judged. Interestingly enough, the Crystal Airport contributes to the City's image/identity. There are,. after all, only a few cities that have a MAC Reliever Airport. None but Crystal Airport are' such a visceral part of their host city's residential neighborhoods. For aviation enthusiasts and those who remember the series of'accidents that occurred in the early 1980's, Crystal Airport provides an identity for Crystal. Because of the adverse impact it has on surrounding land use, it obviously does not create a positive community image. The City of Crystal has a number of accesses or entryways but none of them distinguish themselves so that people know that they have entered yet another community. Once inside Crystal, there are numerous competing images probably the worst of which is sign,ge. Sign,ge is not only unattractive it is also prolific and gives the impression of having been applied as an afterthought rather than as an integral part of any development. Crystal's image is a product of numerous unrelated and unconnected public and private developments that characterized the development patterns of the 1950's and 1960's. Decades of piecemeal development will have to be City of Crystal/Comprehensive Plan Draft Page 93 integrated over many years by/with a carefully crafted plan which provides a sense of purpose and direction. COMMUNITY IMAGE PLAN The following objectives and policies are from a study of the City of Crystal's image and identity that was completed as part of the comprehensive planning process. That study, termed An Evaluation of Crystal's Image and Identity, should be referenced for more detailed plans and recommendations. Community Image Obiectives 1. Upgrade the City's infrastructure and streetscape to improve resident and nonresident perceptions of neighborhoods, business areas and public ways. 2. Create a sense of identity and unity within each commercial district. 3. Minimize obtrusive elements and structural blight which detract from the City's image. 4. Provide guidance which establishes consistency and unifies community elements (buildings, signage, parks, etc.). 5. Establish landmark locations to better organize the City. 6. Initiate an evolutionary transition from the automobile to a pedestrian scale of community development especially in neighborhood settings. 7. Establish more meaningful and identifiable municipal boundaries. 8. Phase out billboards and other off-site advertising. Community Image Policies The following are the City's Policies for Community Image: 1. To replace the Crystal airport with development which will create a positive regional image for the City. City of Crystal/Comprehensive Plan Draft Page 9,~ 2. As pan of the site plan review process, to require that all new development adhere to established guidelines for building massing, architectural style, color, texture, scale, landscaping and signage. 3. To establish and require compliance with development parameters for landmark locations. 4. To require the placement of overhead utilities underground as part of the redevelopment process. 5. To identify and protect viewsheds within the City from view obstruction. 6. To initiate/participate in redevelopment and rehabilitation programs as a means to eliminate blight and blighting influences. 7. To coordinate, where possible, the design and planning of redevelopment projects. 8. To consider financial participation in projects only when the developer agrees to participate in architectural design review. 9. To take an active rather than passive role in initiating projects which have a high potential for improving community aesthetics. 10. To phase out off-site _-advertising signs and require plans as a condition of sign permit approval which demonstrate signage consistency and compatibility with the City's image objectives. 1 1. To reduce the overall amount of signage in business districts and pursue a performance approach to sign control. 12. To require the landscaping and lighting of public rights-of-way at a scale and character that is appropriate for the setting. 13. To work with adjoining municipalities to improve common or shared images and reeonfigure boundaries. 14. To carefully evaluate each new improvement and redevelopment project (park, street or building) to insure that it is designed to be consistent with the City's image objectives. City of Crystal/Comprehensive Plan Draft Page 95 IMPLEMENTATION PLAN ZONING ORDINANCE The Zoning Ordinance is one of the most important tools to use in implementing the Comprehensive Plan. In order to conform to the revised Comprehensive Plan, the City Zoning Ordinance will have to undergo a substantial and comprehensive amendment procedure to include the following: 1. Inclusion of wetland and shoreland management, and erosion control regulations. 2. The establishment of performance standards/guidelines for infill, edge and transitional uses. 3. Spacing requirements for group homes and low and modest income housing. 4. Elimination of the B-3 District and/or folding it into a new district that will conform to the Employment Mixed Use Comprehensive Plan designation. 5. Creation of zoning districts that correlate with High-Density Mixed Use, Employment Mixed Use, Town Center Mixed Use and PUD Mixed Use Plan designations:~. 6. Creation of performance standards/guidelines for districts which correlate with High-Density Mixed Use and PUD Mixed Use areas. 7. Establishment of performance and spacing standards/guidelines for offensive commercial uses. 8. Rezoning of the Airport property, m.lrlng the Crystal Airport a legal nonconforming use. 9. Formulation of access spacing requirements. 10. Definitions enhancement. 1 1. Elimination of the I-2 District. City of Crystal/Comprehensive Plan Draft Page 96 12. Creation of a Transitional District or amendment to the R-0 and B-la Districts to conform to the Comprehensive Plan's intent. 13. Establishment. of Interim Use Permit (I'UP) provisions. 14. Establishment of a site plan review process. 15. Rezone properties not in conformance with the Comprehensive Plan. 16. Documentation of legal nonconforming uses. 17. Updating of the Zoning Map. COMPREHENSIVE PLAN DESIGNATIONS CORRELATING ZONING DESIGNATIONS LOW-DENSITY RESIDENTIAL (LR) MEDIUM-DENSITY RESIDENTIAL (MR) HIGH-DENSITY RESID~~ (HR) TRANSITIONAL COMMER~ USE · Community Retail · Neighborhood Retail * High-Density Mixed Use · Employment Mixed Usc · PUD Mixed Use · Town Center Mixed .Usc INDUSTRIAL -' R-l, R-2 R-3 R-4, R-0 R-2, B-Ia, P-l, P-2 B-4 B-1 New B-$ (eliminate) I-1 I-2 (eliminate) The Comprehensive Plan has identified a decline in the size of the cohort (age 25 to 34) that typically comprises the market for fa'st time home buyers, which is the housing that predominates in Crystal. It also identifies a significant change in household composition and a inexorable growth in the seniors population from 1980 to 1990, trends that are expected to continue, suggesting the need to accommodate more and more nontraditional families (female headed households, singles, etc.). The plan also anticipates a potential continuing growth in minority popttlations. It identifies areas of special housing concern where blight is evident and at least five percent of the housing stock is considered to be substandard. City of Crystal/Comprehensive Plan Draft Page 97 None of these trends are alarming in and of themselves. They are, in fact to be expected in first-ring suburbs which have a more affordable housing stock and the locational advantage of immediate accessibility to employment opportunities in Minneapolis. Collectively, these trends warrant actions which are designed to remove blight and blighting influences, improve the housing stock and instill confidence in homeowners that their housing investment will continue to be sound. A combination of actions and programs will be required to improve the City's housing as follows: 1. Housing Redevelopment/Rehabilitafign Neighborhood edges that are under stress from traffic and commercial influences and residential areas that have too little mass and are already undergoing a transformation are candidates for redevelopment and substantial rehabilitation. The City will continue to utilize the following programs: - Neighborhood Improvement Program, Minnesota Housing Finance Agency. This program provides low interest rehabilitation loans within the area north of 43rd Street and east of Douglas Drive. The total amount available is $120,000 and monies can be used for either owner occupied or rental units. This program is available only through June 1992. - Deferred Loan Program, CDBG, This program currently involves approximately four loans per year up to a maximum of $10,000 each. It has strict income limits and the principal need not be paid back until the: property is sold. If the owner keeps the home as his/her principal residence for ten years or longer, the principal need not be paid back. - Vacant Housing Acquisition, CDBG. The City acquires blighted vacant homes on a scattered site basis, clears the land and resells the lot to a developer. Eighteen properties have been acquired in this fashion and 12 have been redeveloped for new single-family homes. The City is currently exploring other funding sources for residential rehabilitation 'for the area east of Highway 100. 2. Housing Mgintenance. The City has adopted a point-of-sale housing maintenance code. It is also investigating new home improvement loan program opportunities. City of Crystal/Comprehensive Plan Draft Page 98 3. N~ighborhood lnfrastro~ture Improvemen~. The City is already exploring ways to reconstruct neighborhood streets including surfacing, curb and gutter and sidewalks on a continuing or phased basis Utilizing MSA funds and special assessments. Additionally, the City intends to consider the upgrading of other neighborhood facilities (parks, trees, signage) and the correction of adverse neighborhood influences by altering traffic patterns and internalizing neighborhoods. 4. Neighborhood Security. Because it will not be able to expand its police force appreciably, given the City's immediate inability to grow, there will be an increasing need for volunteerism as a way to create community awareness and provide neighborhood surveillance. In addition to DARE and Neighborhood Watch programs, the City intends to initiate a neighborhood forums program as a means to improve communications, enhance recognition, identify needs and tailor-make volunteer programs to satisfy neighborhood security needs. 5. Satisfying Special H0u~ing Needs. Because the City already has approximately 22% of its housing stock in multi-family units, it intends to focus on generally smaller projects that fill market niches ---'and' satisfy the needs of otherwise nontraditional family constituencies. The City intends to explore senior citizen housing alternatives that provide for independent living, security and accessibility. It intends to study and address the modest c°st housing needs of singles and female headed households and the continuing use of Section $ vouchers and certificates for low and modest income scattered site rental housing, if available. The City intends to identify: 1) issues related to integrating larger minority and ethnic populations into the community and 2) the public and private social and economic programs that will be needed to serve the needs of these populations. City of Crystal/Comprehensive PIan Draft Page 99 COMMUNITY IMAGE/IDENTITY The City will consider the following measures as ways to implement its community image plan: 1. Formulation of design guidelines and a site plan review (SPR) process covering exterior building design, landscaping, site plans and signage for commercial, industrial and multi-family developments and public improvements'projects. 2. Initiation of a major amendment to the existing sign ordinance from its current regulatory code model to a performance code model. 3. Initiation of an ordinance modification to facilitate the phased placement of overhead utilities underground. 4. Establishment of an "LRT Review Committee" to create a pro-active response to LRT planning and design. Responsibilities may include: a. Coordination of planning and development with the HCRRA. b. Evaluation of compatibility With residential neighborhoods to minimize negative property value impacts. e. Development of strategies for joint-use development at station sites. d. Coordination of vehicular and pedestrian access surrounding station sites. 1. Initiation of a three dimensional municipal design plan which will: a. Encompass all things as seen from public right-of-ways. b. Assign appropriate levels of protection to key vistas within the City. e. Establish critical locations and parameters for "landmark architecture." City of Crystal/Comprehensive Plan Draft Page 100 2. Initiation of the redevelopment of the County Road 81 corridor from Trunk Highway 100 northwest to 62nd Avenue north. 3. Creation of a "municipal gateway" at the County Road 81/Corvallis intersection to announce entry to the City. 4. Initiation of the redevelopment of the Broadway/Douglas Drive intersection including removal of multi-family and car wash facilities to create the commercial district's southern limits. 5. Establishment of a Crystal municipal golf course/or open space attached to the Basset Creek Park with its boundaries extending to Douglas Drive. 1. Initiation of specific redevelopment of the blank facades from Target and Crystal Gallery Mall to Bass Lake Road. 2. Creation of a more functional pedestrian circulation system for the Bass Lake Road/Broadway commercial district. 3. Selection of a coordinated group of street furnishings, light fixtures, benches, waste receptacles and bike racks to be specified for all municipal projects. 4. Provision of additional screening requirements for transitions between commercial/industrial and residential development. minimum of 80% year-round vegetative screening should be required. A 5. Creation of green space buffers between commercial development/ parking lots and street edges along Bass Lake Road, Broadway and County Road 81. 6. Establishment of an 8% minimum interior landscaping requirement for all commercial, industrial and multi-family parking lots. City of Crystal/Comprehensive Plan Draft Page 101 ?. Establishment of a series of architectural achievement awards to promote creative and quality design. Categories to include: a. Municipal. b. Commercial/Industrial. c. Retail. d. Multi-Family. e. Recreational. 8. Creation of a sidewalk development plan to service neighborhood parks and neighborhood commercial districts. 9. Creation of a "City of Crystal" signage element to be placed at key intersections. 10. Creation of an updated design theme or framework for all public facilities to be applied to all public buildings and signage. The plan should stipulate colors, textures, materials, sizes and style. Maintenance 1. Creation of a maintenance requirement as part of the SPR process to facilitate municipal control over issues of aesthetics and overall image. 2~ Repainting and striping of all crosswalks within the City. 3. Replacement of dead vegetation along all public ways. 4. Repainting or replacement of worn street directional signage in commercial districts. 5. Provision of more/improved waste receptacles along public sidewalks and parking lots. 6. Initiation of a public way beautification project to include general clean-up and annual planting beds. City of Crystal/Comprehensive Plan Draft Page 102 CAPITAL IMPROVEMENTS PROGRAM A five year schedule of capital expenditures has been prepared to insure for the improvement/maintenance of a wide range of municipal facilities. Individual department programs have been combined into a single plan that is arranged by year and funding source for ease of review. Specific areas included in the program involve the following: · Police · Fire · Buildings and Grounds · Park & Recreation · Sanitary and Storm Sewer · Water Distribution System · Streets Redevelopment projects have been purposely excluded from this document as they are more specifically described in individual redevelopment program plans and independently financed. A variety of funding sources are noted as part of the Capital Improvement Program. The PIR, Infrastructure, Enterprise and Equipment Reserve Funds are all existing City Funds that are projected to have adequate balances to cover the noted expenditures. The Municipal State Aid (MSA) Street Fund is financed on an annual allotment basis by MnDOT. Allocated fund projections will financ..e the street projects identified. To finance capital vehicle/equipment purchases, a combination of short term anticipation notes and equipment certificates are proposed. .Issuance of municipal bonds is not expected to be required to fund capital improvement items. City of Crystal/Comprehensive Plan Draft Page 103 Item Description PIR Fund 1992 Department Cost Replace Underground Fuel Tanks MAC Park/Twin Lake Trailway, Master Plan/Study Repair Tennis Courts, Valley Pl. and Bassett Creek Park City Hall Renovation Protective Body Armor Replacement Infrastructure Fund 36th Avenue Overlay - Louisiana Ave. to Douglas Dr. Wilshire Blvd.,CR81 Intersection Improvements Enterprise (Utility) Fund Misc. Water Commission Improvements Repair and Repaint 1.5 Million Gallon Hydropillar Water Tower at Hillsboro Ave. (City of New Hope) (1990 cost) Additional Cost if High Lead Content (1990 cost) Equipment Reserve Replace Two Single Axle Dump Trucks State Aid Street Funds Street Park Park Building Police Street Street Water Water Street $125,000 7,000 30,000 1,000,000 15,000 225,000 300,000 15,100 175,000 110,000 Wilshire Blvd./CRS1 Intersection Improvements 36th Avenue Overlay/Regent. Ave. to June Ave. 32nd Avenue Overlay/Louisiana Ave. to Winnetka Ave. and Nevada Avenue Overlay/32nd to 36th Ave. Short Term Anticipation Notes Police Vehicle Relacement (203, 204, 208, 211) 1992 TOTAL Street Street Street Police 1,000,000 200,000 300,000 80,000 $3,582,100 1993 Item Description PIR Fund Enclose Upper Level and Provide HVAC System, South Fire Station Repair Roof, South Fire Station Playground Equipment, Bassett Creek Park Update Exhaust System in Mechanic & Park Shops and Modify Overhead Crane Construct Salt Storage Building City Hall Renovation HR-12 Radar Replacement Hand Held (Portable) Radio Replacement Emergency Light Bar and Siren Replacement (all vehicles) Enterprise (Utility) Fund Repair of Underground Concrete Reservoir Misc. Water Commission Improvements Replacement of 1/2 Ton pickup (~28) Dredging of Storm Sewer Ponds Purchase of Easement Machine Replacement of Heaters in Utility Garage Prepare Local Storm Water Management Plan State Aid Street Funds Medicine Lake Road Reconstruct Douglas Dr. to Brookridge Ave. (.40) Welcome Avenue Reconstruct 34th Ave. to 36th Ave. (.25) Short Term Anticipation Notes Replace Car #3391 Police Vehicle Replacement (200, 201, 202, 215) Unknown Storm Sewer Lift Station for Memory Lane Pond to Divert Flow Either Along Tracks or down Louisiana Department Cost Fire $15,000 Fire 30,000 Park 66,000 Street 10,000 Street 125,000 Bldg. 500,000 Police 25,000 Police 50,000 Police 30,000 Water 90,000 Water 25,150 Sewer 16,000 Sewer 40,000 Sewer 19,000 Sewer 30,000 Sewer 60,000 Street 400,000 Street 250,000 Fire 15,000 Police 110,000 Sewer 300,000 1993 TOTAL $2,206,150 1994 Item Description PIR Fund Provide Radiant Heat on Apparatus Floor of South Station Change Heating System in Street & Park Buildings Repair and Widen Pathway, Bassett Creek Enlarge Parking Lot at Pool Picnic Building, Bassett Creek Golf Course Feasibility Study Reconstructed Wading Pool/Water Play System Mobile Video Docu-Cam System Mobile Radio Replacement Computerized Document Storage/Retrieval (Optical Disk) System Enterprise (Utility) Fund Misc. Water Commission Improvements Repair and Repaint .5 MMG Water Tower at 47th & Aquila Ave. (City of New Hope) (1990 cost) Replacement of Sewer Rodder (#430) Replacement of Sanitary Sewer Lift Station Replacement of 3/4 (#427) Ton ~Pickup Truck Dredging of Storm Sewer Ponds Equipment Reserve Replace Unit 311, 1985 Ford Truck with Plow & Radio State Aid Street Funds 32nd Avenue Reconstruct Douglas Dr. to Brunswick Ave. (.12) Hampshire Avenue Reconstruct 27th Ave. to 32nd Ave. (.50) Short Term Anticipation Notes Police Vehicle Replacement (209, 212, 213, Reserve #214) 1994 TOTAL Department Cost Fire Street Park Park Park Park Park Police Police Police $15 000 i5 000 42 350 42350 86~500 12 000 150.000 25.000 60 000 65,000 Water Water Sewer Sewer Sewer Sewer 32,350 60,000 25,000 120,000 18,000 40,000 Street 55,000 S tree t Street 120,000 500,000 Police 77,000 $1,560,550 1995 Item Description PIR Fund Provide Apparatus Floor Ventilation System at Both Stations Refurbish and Repair Aerial 5 Add Addition to Rear of Main Building for additional Storage (30' wide-length of building) Sun Shelter, Sunnyview Install Drinking Fountains at Skyway, Lee, Sunnyview, Iron Horse, Fair & Bassett Creek Skyway Park, Pathway Parking Lot, Yunkers Shade Areas at Municipal Pool Three Stall Indoor Handgun Range Base Radio System Upgrade Enterprise (Utility) Fund Misc. Water Commission Improvements Dredging of Storm Sewer Ponds Replacement of 1/2 (401) Pickup Truck Replacement of Trailer Mounted Air Compressor Replacement of Alarm System .in Lift Stations from Telephone to Radio State Aid Street Funds Brunswick Avenue Reconstruct 32nd Ave. to 36th Ave. (.50) Corvallis Avenue Overlay West Broadway to CR81 (.25) Department Fire Fire S tree t Park Park Park Park Park Police Police Water Sewer Sewer Sewer Sewer Street Street Cost $30,000 45,000 25,000 8,000 30,000 18,000 19,800 25,000 120,000 300,000 71,200 40,000 14,000 16,000 178,000 500,000 175,000 (1995 Continued) Equipment Certificates Replace Rescue 4 Replace Car #3390 Replace Unit 321, 1956 Road Grader, with Ten Yard Dump Truck Replace Unit 324, 1981 Elgin Sweeper Rubber Tire Tractor Backhoe Replacement of Vacall Sewer Cleaning Machine Replace Holder Tractor (maint.) Replace 1 Ton Pickup (maint.) Department Van (recreation) Replace Rescue 3 Replace Unit 303, 1980 Trackless Sidewalk Plow Replace Unit 319, 1955 Oil Dis. Hustler Mower (Maint.) Utility Truck (Recreation) Police Vehicle Replacement (205, 206, 207, 210 & 1) Short Term Anticipation Notes Police Vehicle Replacement (203, 204, 208, 211) 1995 TOTAL Fire Fire Street Street Sewer Sewer Park Park Park Fire Street Street Park Park Police Police 60,000 20,000 60,000 90,000 150,000 120,000 40,000 22,000 20,000 60,000 47,000 75,000 35,000 12,000 100,000 93,000 $2,619,000 1996 Item Description Department Cost PIR Fund Replace All Fire Radio Equipment (if 800 Megahertz Trunking System is Established) ApparatusfEquipment, Fair School Bleachers Bike Racks Picnic Shelter, North Lion Storage Building, Becket Park Construction of Twin Lake Trail System Development of MAC Park Fingerprinting System Photo Imaging Fire $30,000 Park 18,000 Park 12,000 Park 4,000 Park 90,000 Park 15,000 Park No Estimate Park No Estimate Police 50,000 Police 30,000 Enterprise (Utility) Fund Replacement of Sanitary Sewer Lift Station Dredging of Storm Sewer Ponds Sewer 120,000 Sewer 40,000 State Aid Street Funds Hampshire Avenue Reconstruct 32nd Ave. to 36th Ave. (.50) 36th Avenue Reconstruct Douglas Drive to Louisiana Ave. Street 500,000 Street 500,000 Short Term Anticipation Notes Police Vehicle Replacement (200, 201, 202, 215) Police 100,000 1996 TOTAL $1,509,000 COMMERCIAL/INDUSTRIAL ECONOMIC DEVELOPMENT/ REDEVELOPMENT This is not a particularly propitious time to consider redevelopment given the State Legislature's attitudes toward tax increment financing (TIF). The potential for creating new economic development districts has effectively disappeared and redevelopment districts are harder to qualify and much less productive of revenues because the City must now compensate the State of Minnesota for school aid "losses" by giving up a like amount of its State distributed local government aids (LGA). Most new projects are being done today on a pay-as-you-go basis to limit the City's liability in the event a project fails to cash flow. This approach has become increasingly popular since Congress changed the tax exempt status of some bonds in 1986. When the State Legislature eventually recognizes the importance of redevelopment, TIF will be resurrected or a new tool will be created in its place to provide for the locally determined replacement of obsolete land uses. When that time arrives, the City intends to facilitate the redevelopment of substantial areas within the West Broadway/County Road 81 corridor including the Crystal Airport site. City of Crystal/Comprehensive Plan Draft Page 110 LEGEND R CITY o, CRYSTAL POTENTIAL REDEVELOPMENT & REHABIMTATION AREAS 0 10~0 2000 COMPREHENSIVE PLAN FIGURE 19 LIGHT RAIL TRAI'~SIT Since the Minneapolis Northwest' LRT Corridor is a Group B corridor with relatively significant ridership potential, it could become a fairly high priority segment of the LRT system. The City is expected to participate during each of the five stages in the LRT planning process as follows: Phase I ............................................ Land Use Evaluation/ElS (already complete, FEIS Pending) Phase II..:. ...................................... Station Area Land Use Planning/ Preliminary Engineering (10-30%) Phase III ........................................ Detailed Station Area Land Use Planning/Final Engineering (30-100%) Phase IV ......................................... Station Area Construction Phase V ........................................... Station Area Development The City intends to participate in all planning/design stages as specified by the Regional Transit Board's Light Rail Transit Coordination Plan. It also intends to insure that the potential impacts of LRT on neighborhoods will be mitigated. City of Crystal/Comprehensive Plan Draft Page 112 DATE: TO: FROM: SUBJECT: CITY OF NEW HOPE MEMORANDUM August 24, 1992 Planning Commission Members Kirk McDonald, Management Assistant/Community Development Coordinator Miscellaneous Planninq Issues Cooper Hiqh School Siqn The request was approved at the August 10th City Council meeting. No neighbors were present to speak in opposition. The License Agreement between the City and School District is attached for your information. Monumentation of Subdivision Plats A new statute dealing with the monumentaton of subdivision plats took effect August 1st and the City Attorney and the Planning Consultant are reviewing the change to see if an amendment to the City Code is necessary. See enclosed memo from County Surveyor. Adult Foster Care vs Nursinq/Group Home Definition The Planning Consultant prepared the attached one page memo to the Building official regarding the classification, location, and definition of adult foster care in a residential zoning district vs commercfal nursing homes. J.R.Jones Site Improvement Agreement The J.R.Jones Site Improvement Agreement is attached for your information. You will recall that the Council denied the requests for parking or green area variances and instead granted a conditional use permit for deferred parking. J.R.Jones is in the process of acquiring the adjacent property to the north so we have given them some flexibility with their revised "proof of parking" plans. Side Yard Air Conditioners This issue was discussed at the August Codes & Standards meeting and a code amendment clarifying the current ordinance and addressing "replacements" wil be forthcoming in October. See attached reports from Planner. Attachments: Attorney Letter/License Agreement-Cooper Sign County Surveyor Letter, July 15, 1992 Planner Memo, August 21, 1992 City Letter/Variance & CUP Agreement-J.R.Jones Attorney Letter/Planner Memo-Air Conditioners CORRICK [.AW OFRCE~, WILLIAM J, CORRICK STE~/~N A. ~)NDRALI. ST EVEN A.~ON ORAI. L MICHAEL R. L~FLEUR MAF~'IN P. MALECHA WILL{AM G. CORRICK & SONDRALL A PARTNERSHIP C~ p~FI~NAL COI=LI=O~4TIO N~ Edinburgh Executive Office Plaza 8525 Edinbrook Crossing Suite #203 Brooklyn Park, Minnesota 55443 TELEPHONE (612) 425-5671 FAX (612) 425-5867 LAVONNE E. ~ SHARON O. OER~Y August 20, 1992 Mr. Jim Dah]e Director of Business Independent School District No. 281 4148 Winnetka Avenue North New Hope, MN 55427 RE: License Agreement Cooper High School Sign on New Hope City Property Our File No: 99.11105 Dear Mr. Dahle: Please find enclosed four copies of a revised License Agreement including the amendments we discussed at our August 19th conference. Paragraph 3 of the document regarding maintenance was amended to clarify the School District's responsibility for edging, weed removal and snow removal around the sign area. Grass mowing will not be required if the City mowers can mow up to and over the sign edging. However, any unsightly weeds or growth of grass that requires trimming rather than mowing caused by the sign placement on the City property will be the responsibility of the School District. Again, I am sure that the City and School District will be reasonable with each other in regards to the mowing and trimming responsibilities caused by the sign. Paragraph 5 regarding message content was amended to prohibit commercial non-public fund raising advertisements. Relative to paragraph 13 regarding addresses, we are using the School District address at 4148 Winnetka Avenue North. I believe that theSe changes have addressed your concerns raised the August 19th meeting. Please contact me if you have any questions or concerns regarding the amended documents. If not, Mr. Jim Dahle August 20, 1992 Page 2 please sign and return three copies. We will have the Mayor and Manager execute said copies and return one fully executed copy for your records. Very truly yours, ~l;~h~AL SIGNED I~Y 51EVEN A SONDRALL Steven A. Sondrall New Hope City Attorney slt2 Enclosures ,~ 'I-Hi$C0~, cc: Kirk McDonald, Management Asst, (w/enc) Shari French, Park & Rec Director (w/enc) Dps: Dear Kirk and Shari: Please look the amended agreement over. If you have any other concerns, please contact me immediately otherwise we will go with the language indicated in the agreement attached to this letter, SAS LICENSE AGREEMENT THIS AGREEMENT is entered into this day of , 1992, by and between the City of New Hope, Minnesota, a Minnesota municipal corporation, (hereinafter the "City"), an~ Independent School District No 281, an Independent School District (hereinafter WHEREAS, the City is the fee owner of certain real property known as Corner Park, located in Hennepin County, Minnesota and legally described in the attached Exhibit A (southwest corner of 47th & Winnetka, hereinafter "the Premises"); and WHEREAS, the Premises is used as a City park; and WHEREAS, the ISD #281 operates a public school located two blocks from the Premises; and WHEREAS, ISD #281 wishes to place an informational message board sign on the Premises, located as indicated on the attached Exhibit B; and WHEREAS, the City and ISD #281 wish to reach an agreement by which the City licenses ISD #281 to use a portion of the Premises for placement of said sign. NOW, THEREFORE, IT IS AGREED AS FOLLOWS: 1. Use of the Premises. The City agrees to license and allow ISD #281 to occupy that portion of the Premises for the construction, placement and maintenance of an informational message board sign, which sign shall be located as shown on the attached Exhibit B, and shall be constructed in a good and workmanlike' manner to appear as set forth in Planning Case No. 92-22, specifically including a secure, locked cover, and including all landscaping shown on said plan. No other use of the Premises is authorized by this Agreement without the written consent of the City. 2. Payment for Improvement of the Premises. In consideration for this Agreement, ISD #281 will be responsible for the entire cost of the improvement of the Premises, including the construction and maintenance of the sign, as well as the cost of bringing electrical power in the manner described as Option 1 in the letter from Mark Hanson, City Engineer, to the City dated July 16, 1992, attached hereto as Exhibit C. After installation of the sign, ISD #281 agrees to restore the site to a condition acceptable to the City in the sole discretion of the City. Site restoration shall include, but not be limited to, clean up of construction debris, replacement of all damaged sod resulting from construction and removal of any ruts caused by construction vehicles. 3. Maintenance. ISD #281 shall be responsible for the completion of and payment for all maintenance associated with the sign, including responsibility to maintain the sign in a clean and businesslike condition. This shall include but not be limited to cleaning the sign as needed, including removal of any graffiti on the sign, prompt replacement or repair of any cracked, broken or inoperable parts, trimming and care of all shrubs planted around 2 the sign, and edging of all grass and removal of all weeds growing around the sign and/or its landscape edging, any and all snow removal blocking visibility of the sign notwithstanding that snow removal is caused by street or sidewalk snowplowing and payment of and maintenance of the supply of electricity to the sign for illumination purposes. If said maintenance is not completed promptly, the City shall, after seven days written notice to ISD #281, complete said maintenance and bill ISD #281 for the cost, which cost ISD #281 shall promptly pay to the City. This shall be in addition to any other remedy for default as set forth below. Further, adequacy of maintenance, or lack thereof, per this provision shall be in the sole discretion of the City. 4. Lighting. The sign shall be illuminated in a manner approved by the City, with the illumination to be on only during the hours of dusk to 10:00 p.m. Internal lighting shall be controlled by a timer. Illumination shall not be so bright as to be offensive to adjacent residences. 5. Message Content. Message content shall be limited to civic, community or school district-sponsored events. Commercial non-public fundraising shall not be included in the sign content. ISD #281 shall be responsible for installing and changing all messages, which messagee shall be changed weekly during the school year and bi-weekly during the summer recess. If no message is displayed, the message board may be used to promote City events, all with the consent of ISD #281. 3 6. Insurance. During the term of this Agreement, ISD ~281 shall maintain public liability insurance in the amount of $500,000.00 per person, $100,000.00 per occurrence for personal damage, and $100,000.00 for property damage. ISD #281 shall provide the City with a Certificate of Insurance listing the City as an insured party on said policy and providing for 30 days written notice to the City in the event of non-renewal or cancellation of the insurance coverage. 7. Indemnification. ISD #281 will indemnify the City and its agents and employees against, and hold the City, its agents and employees harmless from, any and all demands, claims, causes of action, fines, penalties, damages (including consequential damages), losses, liabilities, liens, mechanic's liens, judgments and expenses (including, without limitation, attorney's fees and court costs) incurred in connection with or arising from: a. The use or occupancy of the Premises by ISD #281 or any person claiming under ISD #281; b. Any activity, work or thing done or permitted or suffered by ISD #281 in or about the Premises including all maintenance activity; c. Any acts, omissions or negligence of ISD #281 or any person claiming under ISD #281, or the contractors, agents, employees, invitees or visitors of ISD #281 or any such person; 4 d. Any breach, violation, or non-performance by ISD ~281 or any person claiming under ISD #281 or the employees, agents, contractors, invitees or visitors of ISD ~281, or any such person of any term, covenant, or provision of this Agreement or any law, ordinance, or governmental requirement of any kind; or e. Except for loss of use of all or any portion of the Premises or the sign located within the Premises which is proximately caused by or results from the gross negligence of the City, any injury or damage to the person, property, or business of ISD #281, it employees, agents, contractors, invitees, visitors or any other person entering upon the Premises under the express or implied invitation of ISD #281. 8. Assi9nment. ISD #281's interest in this Agreement shall not be assigned, mortgaged, or otherwise encumbered or transferred. 9. Term/Removal. Thi~ Agreement shall run for a term of ten years beginning upon the date of this Agreement, and upon the end of initial ten year term, ISD #281 may renew this Agreement for an additional eight ten-year periods if the following conditions are met: a. Notice. ISD #281 delivers to the City in writing notice of its intent to renew the term of this Agreement by the additional ten year period, which notice must be received by the City prior to the expiration of the then existing Agreement term. 5 b. Default, ISD #281 is not in default under any of the terms of this Agreement. c. Cancellation. The City may cancel this Agreement at any time for any purpose upon sixty (60) days written notice to 1SD #281. 10. Condemnation. In the event of a complete taking of the Premises by eminent domain, this Agreement and any options to renew shall terminate upon the commencement of the condemnation action, and ISD #281 shall not be entitled to any part of the condemnation award of damages. Upon the taking of a part of the Premises by eminent domain, this Agreement shall continue for that portion of the Premises not taken as a result of the condemnation and ISD #281 shall not be entitled to any part of the condemnation award of damages. 11. Default. If ISB #281 is in default under any of the terms of this Agreement and_has not cured said default within 30 days after written notice of the existence of the default by the City, this Agreement shall terminate and ISD #281 shall forfeit all right and interest in this Agreement to the City. Failure of the City to immediately notify ISD #281 of a condition of default does not waive the right of the City to notify ISD #281 of said condition of default at a later date and to require curing of the default. Additionally, failure of the City to notify ISD #281 of a condition of default shall not in any way reduce ISD #281's 6 liability for the condition of default. Termination of this Agreement shall not waive or release ISD #281 from any of its obligations under this Agreement prior to termination, including but not limited to, its obligations in paragraphs 2, 3, 4, 5, 7 and 9. 12. Surrender of Premises. Upon the expiration or termination of this Agreement, ISD #281 shall remove the sign, including any electrical service lines supplying electrical power to the sign, shall restore the surface of the Premises to its condition existing before this Agreement, including sodding of disrupted areas, all at ISD #281's sole cost, and shall then quietly yield and surrender the Premises to the City. Removal of the sign and power lines, and restoration of the Premises, shall be completed within 60 days of expiration or termination of this Agreement, unless reasonably delayed by the seasonal weather, in which case removal and restoration shall be completed within 60 days of the beginning of weather allowing removal of the sign and its power supply. 13. Addresses. For the purpose of notice, the following shall be addresses for the parties: a. City of New Hope 4401Xylon Avenue North New Hope, MN 55428 b, ISD #281 ~148 Winnetka Avenue North New Hope, MN 55427 7 CITY OF NEW HOPE By Its Mayor By Its City Manager ISD #281 By Its STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing was acknowledged before me this day of , 1992, by Edw. J. Erickson and Daniel J. Donahue, the Mayor and City Manager, respectively, of the City of New Hope, a Minnesota municipal corporation, on behalf of said municipal corporation. Notary Public STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing was acknowledged before me this day of , 1992, by , the of Independent School District No. 281, an Independent School District, on behalf of said school district. Notary Public 8 oJ 03 Z ..J 48" 2" Z 97.5' 3 lines of 6" Copy or 4 lines of 4" Copy SIDE ELEVATION DOUBLE FACED/INTERNALLY ILLtJMINAI'EO ALUMINUM CABINET. WITH HINGEO FACE WI'I'FI ' CLEAR LEXAN PROTECTIVE LENS COVER. WITH READER BOARD TRACK 3O _11 .... __ NEW HOPE I I ~I. NNE. TKA nes roo I osene Anderlik & Associates Engineers & Architects July 1.6, 1.992 City. of New Hope 4401 Xylon Avenue North New Hope, Minnesota 55428 Attn: Kirk McDonald Cooper Sign at Corner Park 47th AvenuePAtinnetka Avenue Our File No. 34-Gert Dear Kirk: We have reviewed the Cooper sign installation in Corner Park. [c's recommended the sign be located a mirdmum of 40' south from the south curia line along 47th Avenue not to cortt]ict with existing underground utilities (sanitary sew,~r and storm sewer). The location from Winnetka Avenue shall comply with set back requirements, We have also reviewed two options.fo.r prodding electrical service to the sign which are discussed below and shown on the attached figure. Option t o NSP provide power pole in park located on south line at no cost to City. Electrical contractor direct bury approximately 200' of #8 wire to sign providing polo (5' high, 6"x 6") with disconnect and meter. Electric Contractor Estimated Cost SZ400 Option 2 - NSP provide power pole adjacent to Cooper Sign with overhead wire across Winnetka Avcnuo at no cost to City. Electrical contractor direct bury minimum/~8 wire to sign providing pole (5' high, 6"x 6") with disconnect and meter. Electric Contractor Estimated Cost $10(X) Option i would not require a power pole along Winnetka Avenu~ and overhead wire across Winnetka Avenue wtU.'ch maybe mom desirable than Option 2. K. irk. McDaaald City of New Hope July 16, 1992 Our File No. 34.Gcn If you have any questions ~leas¢ Contact this office. Yours very truly, ~oN~oo, r~?~, ~r~r~u~: a~ ~ssoc~^~r~s, ~Nc. Mar~. Hanson N'~:dh HENNEPIN DATE: July 15, 1992 .~ TO: City Administrators ~'~/ FROM: Bernard H. Larson, County Surveyor ~ SUBJECT: Monumentation of Subdivision Plats On August 1, 1992, a revision to Minnesota Statutes, Chapter 505.02, Subdivision 1, dealing with the monumentation of subdivision plats takes effect. This revision gives municipalities the option of allowing up to one year after the recording of the plat to require the monuments be set. The change is "...0r will be se1; within one year after rec0rdinq, or sooner as specified by the aooroving local government unit. A financial guarantee may be required for the olacement of monuments." As a municipality within Hennepin County, it will now be your responsibility to ensure compliance with this part of the requirements of Minnesota Statute, Chapter 505.02, Subdivision 1. Municipalities will need to coordinate with the County Surveyor's Office to administer this revision. Any delay in the monumentation of a subdivision plat according to this statute should be reviewed closely before being permitted. There may be some merit to the revision, because grading and utility operations make it difficult, if not impossible, to prevent some monuments from being disturbed. However, this could be handled through an escrow account established to fund the replacement costs for monuments that have been destroyed. With the revised statute in mind, the Hennepin County Surveyor's Office would offer the following comments/suggestions: The exterior plat boundary should never be subject to delayed monumentation because excavation should not be occurring across property lines, thereby protecting adjacent property. The County Surveyor's Office must be notified in writing by the city if delayed monumentation is permitted or not and to what extent on each plat. This will determine the land surveyor's certification and the delineation of monumentation on the plat. city Administrators Page 2 July 15, 1992 Lot conveyances and/or building permits should not be allowed until monuments have been placed in the ground according to state statute specifications and certified to by a land surveyor. This will hell~ avoid possible litigation in the future concerning monumentation and boundary locations. The municipality could require at a minimum, that durable iron monuments be set at all angle and curve points on the outside boundary lines of the plat and also at all block corners and at all intermediate points on the block lines indicating changes of direction in the lines. These boundaries should be monumented at the time of recording the plat. This would allow for survey control of the developing subdivision. The adiacent land owners would know the limits of the development. If another land surveyor has to be called in to finish the job, the necessary survey control is in place. The lot corners could be delayed up to one year if it was deemed necessary. If you have any questions, or would like to meet and discuss this in more detail, please don't hesitate to call. BHL:bd U R B A PLA NG · D N · MAR K E T R SE Inc. ARCH TO: FROM: DATE: RE: FILE NO: Doug Sandstad Elizabeth Stockman/Alan Brixius 21 August 1992 New Hope - Zoning Ordinance Revision - Nursing/Group Home Definition 131.00 - 92.14 Relative to the situation in New Hope, where an individual wishes to care for elderly persons in his/her home, I have contacted the State and County offices to obtain the following information. This situation would be classified as Adult Foster Care, the definition of which is attached for your reference. Up to five persons may be cared for, provided a license is obtained. (Application for and regulation of this use is done by the County, however.~, the State issues the license.) There is no State or County limitation as to the location of the Adult Foster Care operation; this is done at the. City level. Adult Foster Care facilities.can therefore be located in any residential zone. Nursing homes are considered commercial in nature and contain more than five persons, unlike the Adult Foster Care situation at hand. Contact Person: Hennepin County Adult Management Elwood Swanson 348-6397 Please let me know if you need any further assistance in this regard. pc: Dan Donahue Kirk McDonald 5775 Wayzata Blvd.. Suite 555. St. Louis Park, MN 55416. (612) 595-9636. Fax. 595-9837 4401 Xylon Avenue North New Hope, Minnesota 55428 Phone:531-5100 FAX (612) 531-517-' August 20, 1992 Mr. Bob Jones J.R.Jones Fixture Company 3216 Winnetka Avenue North New Hope, MN 55427 Subject: VARIANCE AND CONDITIONAL USE PERMIT SITE IMPROVEMENT AGREEMENT/PERFORMANCE BOND FOR EXPANSION OF J.R.JONES FIXTURE COMPANY AT 3216 WINNETKA AVENUE NORTH IN NEW HOPE Dear Mr.Jones: On May 11, 1992, the New Hope City Council approved your requests for a conditional use permit for a loading berth fronting a street, a variance to expand a non-conforming building and site/building plan review/approval for expansion of the J.R.Jones Fixture Company, as submitted in Planning Case 92-10, subject to specific conditions. One of the conditions was that a Development Agreement and suitable bond concerning site improve- ments be executed with the City. I notified you that the City would draft the Development Agreement and notify you regarding the appropriate security to be posted. Enclosed please find three copies of the conditional use Permit site Improvement Agreement. The City Engineer and Building Official have esti- mated the cost to install the landscaping and bituminous repair at $6,900 and the total bond to be posted is 150% of the cost of the work, or $10,350. On Page 4 of the agreement various types of financial guarantees that are acceptable to the City are outlined under #10, "Financial Guarantee". The performance bond or other type of guarantee is released upon completion and acceptance of all site improvement work by the City. Please review the enclosed agreements, and sign all three copies in the appropriate place on page 5 and have your signature notarized. Please return the three executed copies of the agreement to the City with the appropriate type of financial guarantee. I will have the appropriate City officials sign the agreements and will return one fully executed copy to you for your files. As you are aware, J.R.Jones also made application for variances form either the green area or parking requirements for this expansion. That request was denied by the City Council and instead, they approved a conditional use permit for deferred parking. Condition #5 of the approval stated that revised plans were to be submitted showing a deferred parking area whereby parking and green area requirements would both comply with City Code, which could necessitate removal/reconstruction of the front semi-circular drive, with a restrictive covenant for deferred parking to be filed against the property titl~ FamilyS~ledCi~~ForFamilyLivin~ -2- At the end of June you wrote the City and indicated that the soil borings on the adjacent property to the north that you are trying to purchase were proceeding faster than projected and that you were planning on closing on the property very soon. Once that happens, J.R.Jones would have the necessary land available to be in compliance with green area and parking requirements. You indicated that, in light of this fact, you were not planning to do any reconstructing of the semi-circle front driveway at this time because it is your intention to reconstruct that area along with drainage revisions in the future. The City is willing to cooperate with J.R.Jones over an extended time period until you determine whether the adjacent property will be purchased or not. But at some future date the City must either have revised plans showing adequate parking and green area on the existing property (if the new property is not purchased) or evidence of title that J.R.Jones has purchased the adjacent property. If J.R.Jones proceeds to purchase the property, the City would consider the enclosed plan Al.1 that you submitted showing future parking on the adjacent property as adequate. Basically, the City is acknowledging the fact that you are not submitting revised plans showing proof of parking on the existing property at this time due to purchase negotiations on adjacent property. However, by December 31, 1992, the City requires that J.R.Jones either provide evidence to the City that you have acquired the additional property (by providing a recorded title to the property) or submit revised plans showing proof of parking on your existing property, per the original condition of approval. Please contact me or Doug Sandstad, Building Official, if you have any comments or questions. Sincerely, Kirk McDonald Management Assistant/Community Development Coordinator KM/lb Enclosures: Engineer's Letter Re: Bond Amount Three copies Variance and CUP Site Improvement Agreement Plan Al.1 cc: Dan Donahue, City Manager Steve Sondrall, City Attorney Mark Hanson, City Engineer Doug Sandstad, Building Official Valerie Leone, City Clerk Plagning Case File 92-10 Bonestroo Rosene m-m Anderlik & Associates Engineers & Architects Otto G. aonestroo, PE. Howa~ ^. Sanfo~. RE Gary E ~4ander, PE Philip J. CaswetL PE Rc~en ~ Rosene. PEY Ke~h A. C~rdon. RE. Ismael Mamnez. RE. Mark D V/atlls, PE. Jo~oh C. ^ndedik. RE, Rot~r~ R. F'K-ff~r~. FE. Michael P Rau. RE. Mi~es Marvin L Sorvala, RE. Richard VI4 Foster, RE. Agnes M. Ring. A.LC.R L. Phflli Richard EE Turne~ PE. Dawd O, Los~ota. I~E. Thomas ~V, Peterson, Glenn R Cook. RE. RoDert C. Russell A.I.A. Michael C. Lynch. F~E. F Todd Foster. RE. Thomas E, Noyes. pi:. Jem/A 8ourdon. RE. James R. Maland. RE. Keith R. YaDD, RE. Robert G Schunicht, RE. Mark A Hanson, RE. Jerry O. PertzsCh, RE. Shawn D. Gustafson, RE Susan 6'4 Eberiin, C.R^. Michael T Rautmann. RE. Kennet~ P Anderson. RE. CeCJllO Oliwer. RE. 'Semor Consultant Tect K. Field. RE. Mari( R. Rolls. RE. Charles A. Er~:kson Thomas R. Anderson. A.L^. Mark A. Seip. RE. Leo M. Pawe~sky Donald C. Burgardt. RE. Gary ~(4 Monen. RE. Haflan 6.4. Olson Thomas E. Angus. RE. Daniel J. Edgerton. PE. James I~ Engelhardt May 22, 1992 City of New Hope 4401 Xylon Avenue New Hope, MN 55428 Attention: Mr. Kirk McDonald Re: J.R. Jones Fixture Our File No. 34-Bond Dear Kirk: We have reviewed the bond amount for the above referenced project and recommend the 500 Sq. Yd. Lump Sum following: Bituminous Repair @ $12.00/sq. yd. $6,000 Landscapes @ $900/LS 900 .. $6,900 + 50% Bond Increase 3,450 $10,350 The estimated bond amount is $10,350. Yours very truly, If you have any questions please contact this office. BONESTROO]. ]~OSENE,/ANDERLIK & ASSOCIATES, INC. Mark Hanson MH:lk CC: Doug Sandsted Marty Malecha 34gen/bond.cor 2335 ~Vest Highway 36.e St. Paul, Minnesota 55113 · 612-6364600 CITY OF NEW HOPE VARIANCE AND CONDITIONAL USE PERMIT SITE IMPROVEMENT AGREEMENT THIS AGREEMENT is entered into by J.R. Jones Fixture Co., a Minnesota corporation (hereinfter "Developer") and the City of New Hope (hereinafter "City"), this day of , 1992. WHEREAS, on May 11, 1992, by Resolution No. 92-93, the City Council approved Developer's request for a Variance and a Conditional Use Permit (hereinafter "CUP") for certain real property located in the City of New Hope, County of Hennepin, State of Minnesota known as 3216 Winnetka Avenue North, legally described as: The South 352.7 feet of the WeSt one-half of the Southwest Quarter of the Northwest Quarter of Section 20, Township 118, Range 21, (hereinafter "Property") to be used for a warehouse expansion, and WHEREAS, the City Council also approved Developer's site development plans for the Property as set forth in Planning Case 92-10 (hereinafter "Plans"), and WHEREAS, said Variance and CUP were granted subject to the following conditions: -- Developer to immediately repair/redesign plans for sawdust collection system including handling. Said plans to be on paper and approved by Building Official 14 days prior to a building permit application for the addition. Developer to provide additional landscape improvements required for the building front yard including 2-~" maple tree (3) and 20+ shrubs (as per Planning Commission) and per revised 5-7-92 landscape plan. City Engineer to review site drainage changes and forward to Bassett Creek Watershed Management Commission, if necessary. Developer to sign this Improvement Agreement for all parking lot work and grading/landscaping. Developer to submit revised plan showing deferred parking area whereby parking and green area requirements would both comply with City Code, which could necessitate removal/reconstruction of front semi-circular entry drive, and to sign and file restrictive covenant for deferred parking against property title. NOW, THEREFORE, IT IS HEREBY AGREED as follows: 1 INCORPORATION OF RECITALS. incorporated herein by reference, conditions of the Variance and CUP. The recitals above are specifically including the 2. THE WORK. The Work shall consist of the site improvements described in the Plans, including any amendments to the Plans which are approved by the City Council. The Work shall be performed by the Developer to the City's satisfaction in compliance with all applicable codes, ordinances, standards, and policies of the City. The Work includes all on-site exterior amenities shown on the Plans that are listed below. Quantity 500 sq. yd. Lump Sum Item Bituminous Repair $12.00/sq. yd. Landscape ~ $900 Subtotal + 50% Security Increase TOTAL: Estimated Cost $6,000.00 900.00 $ 6,900.00 3~450.00 $10,350.00 The Developer unconditionally guarantees to the City all of the Work for a period of one year subsequent to the Completion Date of the Work. This guarantee shall include failure of the Work due to poor material, faulty workmanship, or any other failure of the Work. This guarantee shall continue whether or not all of the financial guarantee shall have been released by the City. 3. COMPLETION. The Developer agrees that the Work shall be completed in its entirety on or before the 11th day of May, 1993, except as this period of time is extended by resolution of the Council, or by the City taking no action to require completion hereunder on a timely basis. It is understood and agreed that failure of the City to promptly take action to draw upon the bond or other security to enforce this Agreement after the expiration of the time in which the Work is to be completed hereunder will not waive, estop or release any rights of the City and the City can take action at any time thereafter to require completion of the Work, and payment for same. Furthermore, the term of this Agreement shall be deemed to be automatically extended until such time as the City Council declares the Developer in default thereunder, and the statute of limitations shall not be deemed to commence running until the City Council has been notified in writing by the Developer that the Developer has either complied with this Agreement, or that it refuses to for any reason. These provisions shall be applicable to any person who shall give a financial guarantee to the City as required below. 4. COST OF WORK. The Developer shall pay for all costs of persons doing work or furnishing skill, tools, machinery or materials, or insurance premiums or equipment or supplies and all just claims for the same, and the City shall be under no obligation to pay the Developer or any subcontractor any sum whatsoever on account thereof, whether or not the City shall have approved the subcontract or subcontractor, and the Developer and its surety shall hold the City harmless against any such claims, and provide the City with all necessary lien waivers. 5. DEFAULT. In the event of default by the Developer as to any of the Work to be performed hereunder, the City may, at its option, perform the Work and the Developer shall promptly reimburse the City for any expense incurred therein by the City, provided the Developer is first given w~itten notice by United States Mail of the Work in default and required to be done by the Developer, not less than 48 hours being given thereby to the Developer to remove the default status, said notice being addressed to the Developer at the address set forth below. Notice given in this manner being sufficient as described, by agreement of the parties hereto. Notice to the Developer shall also constitute, without further action, notice to any contractor or subcontractor, whether they are approved and accepted by the City or not. In the event of emergency, as determined by the City Engineer, the 48 hours notice requirement to the Developer shall be and hereby is waived in its entirety by the Developer, and the Developer shall reimburse the City for any expense so incurred by the City in the same manner as if mailed notice as described above had been given. It is understood by the parties, however, that the responsibility of the Developer is limited by strikes and force majeure. 3 6. REVOCATION OF CUP. The City Council approved a Variance and CUP for the Property subject to certain conditions including completion of the Work. As an additional remedy separate and independent from any other remedy available to it, qpon breach of this Agreement by Developer, the City may revoke the Variance or CUP for the Property. Developer acknowledges and agrees that the City may also revoke the Variance or CUP for failure of the Developer to satisfy any of the other conditions of the Variance or CUP. 7. ADMINISTRATION COSTS. Developer agrees to reimburse the City for the actual costs to the City associated with Planning Case 92-10, the Variance and CUP, and this Agreement, including but not limited to, engineering and attorney's fees. Developer agrees that the financial guarantee shall not be released until all such costs have been paid to the City. 8. HOLD HARMLESS. The Developer agrees to indemnify and hold harmless the City and its agents and employees against any and all claims, demands, losses, damages and expenses (including attorney fees) arising out of or resulting from the Developer's negligent or intentional acts, or any violation of any safety law, regulation or code in the performance of this Agreement, without regard to any inspection or review made or not made by the City, its agents or employees or failure by the City, its agents or employees to take any other prudent precaution. In the event any City employee, agent or representative shall come under the direct or indirect control of the Developer, or the City, upon the failure of the Developer to comply with any conditions of this Agreement or the Variance or CUP, performs said conditions pursuant to the financial guarantee, the Developer shall indemnify and hold harmless the City, its employees, agents and representatives for its own negligent or intentional acts in the performance of the Developer's required work under this Agreement or the Variance or the CUP. 9. COST OF ENFORCEMENT. The Developer agrees to reimburse the City for all costs incurred by the City in the enforcement of this Agreement, or any portion thereof, including court costs and reasonable engineering and attorney's fees. 10. FZNANCIAL GUARANTEE. The Developer shall furnish the City with a financial guarantee acceptable to the City in one of the following forms: a) cash escrow; b) a performance bond issued by an approved corporate surety licensed to do business in the State of Minnesota, and executed by the Developer as the principal; c) an irrevocable letter of credit; d) an automatically renewing certificate of deposit in Developer's name but assigned to the City; e) other financial instruments which provide equivalent assurance to the City. Said financial guarantee shall be furnished to the City as security to assure completion of the items of Work as set forth above, and payment of the costs of administration as set forth above. The financial guarantee shall be in an amount of 150% of the cost of the Work as estimated by the City Engineer. The financial guarantee provided shall continue in full force and effect until the City Council approves and accepts all of the Work undertaken and releases the surety and/or the Developer from any further liability, and until all administrative costs are paid in full. The City Council may reduce the amount of the financial guarantee upon partial completion of the Work and payment of all outstanding administrative costs. -11. NOTICE. The address of Developer, for purposes of this Agreement is as follows, and any notice mailed by the City to this address shall be deemed sufficient notice under this Agreement, until notice of a change of address is given to the City in writing: J.R. Jones Fixture Co. 12. SEVERABILITY. If any portion, section, subsection, paragraph, sentence, clauses'or phrase of this Agreement is for any reason held to be invalid, 'such decisions shall not affect the validity of the remaining portion of this Agreement. 13. SUCCESSION. This Agreement shall be binding upon the parties, their heirs, successors or assigns as the case may be. IN WITNESS WHEREOF, we have hereunto set our hands and seals. CITY OF NEW HOPE By Its Mayor By Its City Manager 5 J.R. JONES FIXTURE CO. By Its By Its STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of , 1992, by EDW. J. ERICKSON and DANIEL J. DONAHUE, the Mayor and Manager, respectively, of the City of New Hope, a municipa] corporation of the State of Minnesota, on behalf of said municipal corporation. Notary Public STATE OF MINNESOTA ) ) SS. , COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of , 1992, by , the , respectively, of J.R. Jones Fixture Minnesota corporation, on behalf of said corporation. and and Co. , a Notary Public DRAFTED BY: CORRICK & SONDRALL, A PARTNERSHIP OF PROFESSIONAL CORPORATIONS 8525 Edinbrook Crossing, #203 Brooklyn Park, MN 55443 (612) 425-5671 6 _J ABCIIII'IBC'lS J. R. Jom F'lxtme ~omplily ~le WllmMkl Ave, 14. -mm ~ J.R. Jones Fixture Company 3216 Winnetka Ave. North Minneapolis. Minn. 55427 {612) 544'4239 June 29, ]992 City of New Hope 4401Xylon Ave N New Hope, MN 55428 Attn: Mr. Kirk McDonald RE: City of New hope correspondence dated May 12, 1992 Item #5; conditions for parking & green area requirement. Dear Mr. McDonald: The soil borings on the adjacent property we are trying to buy are proceeding faster than our orginal projections. Therefore we are planning to close on this property very soon. Once that happens we will be in compliance with the green area and parking requirements. Therefore we are not planning to do any reconstructing of the semi-circle front driveway at this time. It is our intention to reconstruct this area along with drainage revisions in the future as our budget allows. If the city has any disagreement or questions concerning this plan, please call me. RJ/jph Very truly yours, Robert M. Jones J.R. Jones Fixture Co Manufacturers of Custom Woodwork May 12, 1992 4401 Xylon Avenue North New Hope. Minnesota 55428 Phone: 531-5100 FAX (5~2) 53'~-£ Mr. Bob Jones J.R. Jones Fixture Company 3216 Winnetka Avenue North New Hope, MN 55427 and Mr. Mark Marlowski Belair Builders, Inc. 443 8th Avenue NW St. Paul, MN 55112 Subject= REQUEST FOR CONDITIONAL USE PERMIT FOR LOADING BERTH FRONTING STREET, VARIANCES TO EXPAND NON-CONFORMING BUILDING AND FROM GREEN AREA OR PARKING REQUIREMENTS, AND SITE/BUILDING PLAN REVIEW/APPROVAL TO ALLOW EXPANSION OF EXISTING BUILDING, 3216 WINNETKA AVENUE NORTH, PLANNING CASE NO. 92-10 Dear Mr. Jones and Mr. Marlowski: Please be advised that on May 11, 1992, the New Hope City Council acted as follows regarding the above request, as submitted in Planning Case 92-10: Approved site/building plan review for expansion of building, Approved variance to expand a non-conforming building, Approved conditional use permit for loading berth fronting street, Denied variances for.green area and/or parking requirements, Approved a conditional use permit for deferred parking, subject to the following conditions: Immediately repair/redesign plans for sawdust collection system including handling· Said plans to be on paper and approved by Building Official 14 days prior to a building permit application for the addition· Additional landscape improvements required for the building front yard including 2-1/2" maple tree (3) and 20+ shrubs (as per Commission); per revised 5-7-92 landscape plan. City Engineer to review site drainage changes and forward to Bassett Creek Watershed Management Commission, if necessary. Owner to agree to Development Contract and bond for all parking lot work and grading/landscaping (amount to be determined by City Engineer). Revised plan to be submitted showing deferred parking area whereby parking and green area requirements would both comply with City Code, which could necessitate removal/reconstruction of front semi-circular entry drive and restrictive covenant for deferred parking to be filed against property title. Family Styled City'~~ For Family Living -2- The City Council approved the building addition based on the plan showing a 36.5% green area and the provision of 87 parking stalls. The Council granted a conditional use permit for deferred parking and is not requiring that additional parking (beyond 87 stalls) be constructed at this time. However, the City does request that a revised s~te Dlan be submitted showing the deferred parking area and indicating that parking and green requirements could be met if deemed necessary. Once the revised plan is submitted showing the deferred parking area, the City Attorney will prepare the restrictive covenant document and it will be forwarded to you for execution. The City will be responsible for filinq/recording the d~um~nt. After the revised plan is received the City will also draft a DeveloPment contract and forward to you for execution and the bond amount will be determined. It is the City's written policy (stated on the application) that the petitioner is responsible for consulting expenses incurred by the City that exceed the deposited amount. Legal expenses will be incurred in the drafting of the Development Contract and in the preparation and filing of the restrictive covenant and expenses that exceed the deposit will be billed to J.R.Jones. Please be advised that if the work authorized by this special zoning procedure has not been implemented within a year after final council approval said procedure shall automatically terminate, unless a written petition for extension of time to implement the use of or complete the work has been filed with the City Manager at least thirty (30) days before the expiration. There is no charge for filing of a petition for extension, which should include a statement of facts explaining the circumstances necessitating the extension. If you have questions, please call. Sincerely, Daniel J. Donahue City Manager .Kirk McDonald Management Assistant/Community Development Coordinator KM/lb CC: Dan Donahue, City Manager Steve Sondrall, City Attorney Mark Hanson, city Engineer Doug Sandstad, Building Official Valerie Leone, City Clerk Property File Planning Case File 9Z-10 t.~VONNI~ ~ KE~I(! SH.ad~QN D. ~EI~IY Ju]y 17, 1992 Kirk McDonald Management Asst. City of New Hope 4401Xylon Avenue North New Hope, MN 55428 RE: Air Conditioner Side Yard Setback Requirements Our File No. 99.40051 Dear Kirk: I have had a chance to review the City Planner's June 25th, 1992 memo in connection with the referenced matter. If we do adopt an amendment to our zoning code allowing air conditioners in side yards, I agree with the recommendations of the City Planner relative to the placement of air conditioners in a side yard. Please contact me if you ha~e any questions. Very truly yours, Steven A. Sondra11 slf Nor wes ssoci Consultants, Inc U R B P L A N G . D N . M A R K E T R E $ E A R C ~ TO: FROM: DATE: RE: FILE NO: Kirk McDonald Bob Kirmis/Alan Brixius 11 June i992 New ~ope - Air Conditioner Setback Requirements 131.00 92.10 At your request, I have contacted a number of communities in regard to setbacks imposed upon air conditioners. This effort has been prompted by some questions raised as to whether the City of New Hope's existing setback regulations (imposed upon air conditioners) are appropriate. Currently, Section 4.032 (3) (i) of the New Eope Zoning Ordinance prohibits the location of air conditioning cooling structures or condensers within required side yards (except on side yards abutting streets). The intent of the stated requirement is generally to limit potential adverse effects of air conditioning units upon neighboring properties (noise, visual concerns). Recently, the City'has received numerous requests for variance from the existing standard. The following is a listing of City's con~acted and their specific regulations relating to air conditioner setbacks. Setback Requirement Burnsville Prohibited in side yard, except those abutting public streets. Cottage Grove May encroach 2-1/2 feet into required setbacks. Eden Prairie Five foot side yard setback (not within required drainage and utility easement). Eagan None must not lie within required drainage and utility easement. 5775 Wayzata Blvd.- Suite 555 · St. Louis Park, MN 55416. (612) 595-9636'Fax. 595-9837 City Edina Inver Grove Heights Minnetonka Plymouth St. Louis Park Setback Requirem~n~ Five foot side yard setback. No requirement. Varies, may encroach five feet into required yard setbacks. Not allowed in side yard. Within 6 feet of principal building, must comply with nuisance ordinance. As shown above, setbacks imposed upon air conditioners vary widely in the sampled communities. It should be recognized, however, that the prohibition of air conditioners within required side yards is not unco~on as evidenced in the sample communities previously listed. If the City does wish to allow ground mounted air conditioners within required side yards, it is recommended that the following conditions be upheld to limit adverse impacts: The air conditioner does not produce noise considered a nuisance as defined by the nuisance ordinance. The air conditioning unit is screened via landscaping and/or fencing as judged acceptable by the City. The air conditioner d~es not lie within required drainage and utility easements. If you have any questions or comments regarding this material, please do not hesitate to ask. With your authorization, we can prepare a Zoning Ordinance amendment. IIC II II ! I I I I I L (h) (f.) Air Conditioners. ~o eccessor~ uses or e~uiG~eflt suc~ ag ~, air cofldi~ioniflg coof,f,ng structures or condensers vh£ch ~ generate noise may be located ~n a required side ~ard excep~ ~or side yards abutting streets and in such case ~e eq~ipmenc s~alL be ~ul~y screened ~rom v~ev. ; (Code 072684, Ord. 84-3) Communication Reception/Transmission Oevice~. Satellite Oisnee, ~elevision and radio antennas and o~her communication transmission/reception devices are permitted accessory uses within af,L zoning districts, provided ~ney meeC the following condiCioflsz ~. The communication device height shall exceed twenty fcic from ground level. (ii) Yards. The communication device shal~ nec be located w~---~-~n the required ~ron~ yard or s£de yard secDac~, or any side yard abutting a screen. (iii) (iv) signals aC · location in any allowable pf,acemenc area', the communication device may ~e placed.on the roo~ any auchor~sed structure on t~e premises. Setbacks. The height off the commuflicaCf,on device exceed ~£ve ~eeC above the pea~ o~ the roo~ oflly by condiCf,onal uae permit. Communication devices s.hail be located ~ve £eee or more ~rom all ~oc ~ifles off ad~of,oAnV ~oCs and shall nec ~e located vic~ifl a ucLLf,~y easement. (v) (vL) for c~e Laa~aAla~ton o~ any communication device eppLLcaC~onl shall be accompanied by a sire ps,an and structural components dace ~or the communication device, f,noludf,ng deca~f,s o~ anchoring. The Self,ding O~f,cf,al mu~t approve the plans ~oce installation. ~ ground~ co pcocec~ aVa~flsC natural lightning sCFIAei ~m cofl~omflce v~C~ CAe ~a~lonaL Electrical C~e aa a~pCM by ~e CLeF o~ ~ Sops. 21erOtical Code. Commu~Lcacion device electrical equ~uenc and connections shaf,l be designed and installed La condolence vtcn the National Electrical (Ord. 84-], Ord. 81-8)