050305 planning commission
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES May 3, 2005
City Hall, 7:00 p.m.
CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to
due call and notice thereof; Chairman Svendsen called the meeting to
order at 7 p.m.
ROLL CALL Present: Paul Anderson, Jim Brinkman, Kathi Hemken, Jeff Houle,
Roger Landy, Ranjan Nirgudé, Bill Oelkers, Tom Schmidt,
Steve Svendsen
Absent: Tim Buggy, Pat Crough (not sworn in yet)
Also Present: Kirk McDonald, Director of Community Development,
Clarissa Klug, Assistant City Attorney, Vince Vander Top,
City Engineer, Shawn Siders, Community Development
Specialist, Pamela Sylvester, Recording Secretary
CONSENT BUSINESS There was no Consent Business on the agenda.
PUBLIC HEARING
PC05-06 Chairman Svendsen introduced for discussion Item 4.1, Request for
preliminary plat approval to subdivide two parcels into six lots, rezoning
Item 4.1
from R-1, single family to R-3, medium density residential, variances for
reduced lot area and site/building plan review to allow construction of
three twinhomes, Northwest Community Revitalization Corporation and
city of New Hope, Petitioners.
Mr. Shawn Siders, community development specialist, stated that the
petitioner was requesting preliminary plat approval to subdivide two
parcels into six lots, rezoning the parcels from R-1, single family, to R-3,
medium density residential, variances for reduced lot area, and
site/building plan review to allow construction of three twinhomes.
Adjacent land uses include high density to the west, single family to the
north and south, and Fred Sims Park to the east. Total property area
consists of 29,703 square feet or .68 acres. Proposed building area would
be 9,787 square feet or 33 percent of the site, green area would be 52
percent of the site, and hard surfaced area would be 15 percent of the site.
The Comprehensive Plan indicated the city would pursue redevelopment
of the low density properties in this area with medium density residential
alternatives.
Mr. Siders explained that the redevelopment consisted of the properties at
4301 and 4317 Nevada Avenue. The city purchased 4317 Nevada Avenue
in 2003 and demolished the structure in 2004 utilizing federal Community
Development Block Grant funds. Northwest Community Revitalization
Corporation (NCRC) purchased 4301 Nevada Avenue in 2004 in
anticipation of partnering with the city on a redevelopment project.
NCRC will demolish the dilapidated house in spring 2005. In April 2004,
the New Hope City Council approved a sale/purchase agreement with
NCRC for the redevelopment of the site into six owner-occupied zero lot
line twinhomes or townhome units. In September 2004, the New Hope
EDA expressed reservations regarding a townhome development with an
association due to the small number of units. Therefore, NCRC revised the
plans to redevelop the site into three twinhome units. The proposed
twinhomes would be owner-occupied with a combination of two-story
and single-level units. The single level units would be handicap accessible.
Each homeowner would be responsible for all interior and exterior
maintenance. Common wall maintenance would be governed by a “Party
Wall” agreement recorded with each deed. In February 2005, the EDA
supported the revised concept plans.
Property owners within 350 feet of the site were notified. NCRC and the
city conducted a neighborhood open house on April 27 and sent
invitations to 35 surrounding neighbors; no neighbors attended that open
house. Staff received several telephone inquiries all of which were
positive.
Mr. Siders explained that the preliminary plat had been distributed to city
consultants, utility companies, and staff. The city attorney commented
that the proposed subdivision must be named. Upon consulting the city
manager, his suggestion was to possibly incorporate the name of the park
in the plat name.
The applicant requested rezoning the property from single family to
medium density residential, to accommodate the six twinhome units.
After considering the variance criteria, it was determined that: 1) there
was no mistake in the current single family zoning, 2) the character of the
lots changed to allow consideration of replacing the deteriorated
buildings with new twinhomes, and 3) the change in zoning was
consistent with the Comprehensive Plan. The twinhomes would provide a
natural transition between the apartments to the west and single family
homes to the north and south.
Approval of a variance is a policy decision by the Planning Commission
and City Council. The proposed twinhome development meets all zoning
standards set forth in the Zoning Code with the exception of lot area. In
the R-3 zoning district, each lot must be 5,000 square feet and the
proposed lots are 4,950 square feet. Therefore, each lot would need a
variance of 50 square feet. Staff recommended approval of the variances
based on the following facts: 1) These two properties have deteriorated to
the point where the city and Comprehensive Plan identified the properties
for redevelopment, 2) costs for redevelopment would exceed new
development costs, 3) change in land use and new development benefit
the city by preserving housing stock and residential neighborhoods, 4)
project site is finite with a clear limit of the project, 5) 50 square foot
variance for lot area is the minimum variance possible to make project
work, all other setbacks have been met, and 6) project offers a natural
transition from the high density apartment complex to single family.
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Planning Commission Meeting May 3, 2005
The development review team reviewed the plans and was supportive of
the project. The team discussed several items including an easement over
the swale on the west side of the properties, installation of a retaining wall
at the northeast corner, landscaping, water and sanitary sewer service
connections, street repair, burial of overhead utilities, and fencing. The
Design and Review Committee reviewed the plans with the applicant and
indicated support for the project. The committee suggested the basement
plans show the sewer ejection system as well as the location of the sump
pumps and where they would drain. The basements must be
waterproofed. Revised plans were submitted as a result of those meetings.
Mr. Siders stated staff recommends the Planning Commission waive
review of the final plat. The petitioner would need to select a name for the
plat. The properties would drain from north to south along a swale
located in the rear yards to an existing catch basin at the south end of the
project. The applicant would need to provide the city with a 15-foot
drainage and utility easement across the entire western property line. The
city is also requiring a 10-foot utility easement between each twinhome
unit (five feet on each lot). A one-foot tall retaining wall would be
constructed on the northernmost unit to insure water flowing from north
to south would flow toward the swale in the rear yards. The city engineer
added that there would be a slope of two percent on the swale. Each
property would have its own water and sewer service, which would come
from Nevada Avenue. The applicant planned to utilize the two existing
water and sewer service connections, however, Public Works will inspect
the connections to determine whether or not they are usable. Nevada
Avenue would be repaired by the applicant after the utility connections
are completed. The catch basin would take the water from the rear yards
to the existing storm sewer in Nevada Avenue.
The applicant would provide one 2 1/2 inch caliper patmore ash in the
front yard of each lot to satisfy the requirements of the subdivision
ordinance, and three lots with a 2 1/2 inch caliper autumn purple ash in
the rear yard and three lots with a 2 1/2 inch caliper red maple tree in the
rear yard, as well as several dogwoods along the swale in the rear yards to
screen the twinhomes from the apartment complex to the west.
Foundation plantings will include chokecherry, junipers, and potentilla.
The balance of the lots would be sodded.
Each twinhome would have one two-story non accessible unit and one
single-level accessible unit. Basements would not be finished except for
the plumbing rough-ins for a future bath. Due to the fact that the
basement elevation will be lower than the sewer system in Nevada
Avenue, each unit will have an ejection system installed in the basement
to tie into the sewer system in the house and gravity flow to the street at
that point. The twinhomes will have wall mounted lights in the front by
the garage, by the side door, and in the rear. Air conditioning units would
be at the rear of the units. The accessible ramps would be on the north
side of each twinhome. Each unit would have a two-car garage, as well as
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Planning Commission Meeting May 3, 2005
parking for two additional vehicles in the driveway. The accessible units
have an oversized garage which would accommodate the installation of a
ramp inside the garage in the future. The sump pump is proposed to
discharge in the side yards, however, the city engineer is recommending
that the sump pumps discharge in the rear yard toward the swale.
Mr. Siders pointed out each building would have the same floor plan,
however, the façade of each building was modified to create a different
look. The accessible units would have a nine-foot high paneled garage
door and the non-accessible units would have a seven-foot paneled door.
An egress window would be provided in each basement. The accessible
unit would contain 1,240 square feet of living space; two bedrooms, one
large bathroom and laundry on the first floor. All doors and hallways
would be wider to accommodate a wheelchair. The non-accessible units
contain 1,640 square feet with 808 square feet on the first floor and 832 on
the second floor. The first floor includes the kitchen, dining and living
room, laundry and bathroom, with three bedrooms and a bathroom on
the second floor. Building façade treatments would include composite
stone or brick on the lower portion of each front elevation and around a
portion of each side elevation. The balance of the buildings would be vinyl
siding. The eave on the accessible unit of the south building encroaches
one foot into the side yard setback, however, this would be considered a
permitted encroachment.
Mr. Siders reiterated that if the R-3 zoning is approved, the required lot
area should be 5,000 square feet per lot and the proposed area for each lot
is 4,950, therefore, a 50 square foot variance is needed for each lot. The lot
width requirement and all other setback requirements are in compliance
with the Zoning Code.
The applicant must pay a park dedication fee in the amount of $9,000 or
$1,500 per lot. Each property owner would be responsible for snow
clearance with adequate snow storage in the side yards. Individual access
to Nevada Avenue would be provided for each property. A development
agreement would be required with the project as well as the applicant
posting a financial security. The applicant would also be required to pay a
storm water fee in the amount of $11,856 in lieu of on site ponding.
Staff recommends approval of the preliminary plat, the rezoning, variance
and site/building plan review subject to the conditions in the planning
report.
Commissioner Nirgudé questioned the location of the mailboxes and
Commissioner Oelkers and the city engineer indicated that the post office
determines the location.
Mr. Siders added that the Design and Review Committee recommended
that the applicant bury the utilities along the street in front of the
properties, however, Xcel Energy indicated that it would cost
approximately $25,000 to $30,000 to bury the lines. The applicant
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Planning Commission Meeting May 3, 2005
requested that they not be required to bury the lines along the street, just
from the street to each unit. The utility pole located at 4301 Nevada would
need to be relocated, and the applicant would work with Xcel Energy to
accomplish that pole relocation.
Commissioner Nirgudé questioned the lighting along the ramp at the
accessible units.
Mr. Gene Nicolelli, architect for the project, came forward to answer
questions. He stated no special lighting would be provided on the
accessible units. Lighting would be the same on all units including a light
on the front by the garage-sidewalk area, a light by the porch side door,
and at the rear of each unit.
Commissioner Hemken wondered what happened when it was time to
reside or reroof. It was explained this would be addressed through party
wall agreements. Covenants for past projects state that when residing is to
occur that the siding for both units had to match and it had to be in
general conformance with the existing neighborhood. The city would
exercise some control prior to the project being started.
Commissioner Hemken inquired why there was no master bath in any of
the units. Mr. Nicolelli replied that would drive up the cost of the units.
NCRC was trying to building quality, affordable units. Another bathroom
could be accomplished in the basement. Sales prices for the units would
range from approximately $200,000 to $250,000.
It was noted the garage size for the non-accessible units would be 22 by 22
or 484 square feet. The garages for the accessible units would be 24 by 22
or 528 square feet. The garages should provide storage for garbage cans,
etc.
Ms. Kristine Madsen, executive director for NCRC, came forward to
address the commission. She asked that the commission waive review of
the final plat.
Ms. Madsen explained that NCRC is the Northwest Community
Revitalization Corporation, a non-profit housing organization that has
been in existence since the early 1990s. They are a community housing
organization as designated by HUD to do affordable home ownership in
suburban communities in New Hope, Crystal, Robbinsdale, Brooklyn Park
and Maple Grove. Mr. McDonald added that the city had partnered with
the NCRC on a number of other projects in the past, including the
accessible twinhomes at 51st and Winnetka avenues, the
accessible/adaptable twinhomes at 62nd and Louisiana avenues, the single
family accessible home at 5620 Wisconsin Avenue, and the single family
home at 4864 Flag Avenue.
Chairman Svendsen clarified that the party wall agreement included
language regarding the exterior of the home.
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Planning Commission Meeting May 3, 2005
Discussion ensued on SAC, sewer accessibility charges, fees and why only
four were required. Ms. Madsen responded that two charges had been
paid previously with the existing homes. Mr. Vince Vander Top, city
engineer, explained that the SAC charge goes to the Metropolitan Council
and is not a city charge. There is no city SAC or WAC, water accessibility
charge.
Commissioner Landy questioned whether there would be any Section 8
units. Ms. Madsen confirmed that these are home ownership units. NCRC
expects the units to appraise in the low $200s. They have access to other
funds, such as through Hennepin County, to write down the cost so the
home would be affordable to someone with a slightly lower income. Ms.
Madsen explained that NCRC does provide a no-interest second
mortgages that would be payable upon sale or refinancing of the home.
Commissioner Nirgudé asked for the project schedule. Ms. Madsen
replied that upon approval of the plans and purchase of the city-owned
parcel, NCRC was proposing to start the bidding process in June and
hoped to have the units occupied by the end of the year.
Commissioner Houle questioned how many units NCRC develops per
year. Ms. Madsen responded that NCRC had been involved in more than
60 projects over the last 12 years. Mr. McDonald added that the property
NCRC owns at 4301 Nevada would be available to the police and fire
department for training purposes in the next six weeks.
There being no one in the audience to address the Commission, the public
hearing was closed.
Motion by Commissioner Landy, seconded by Commissioner Schmidt, to
close the public hearing on Planning Case 05-06. All voted in favor.
Motion carried.
Commissioner Oelkers asked to clarify two conditions of approval from
the staff report. Number 6e should include the verbiage separate
“water/sewer” connection rather than “utility” connection. Number 9
should include the verbiage “electric/gas/phone/cable” connections rather
than individual “utility” connections.
Commissioner Nirgudé suggested that the city erect a redevelopment sign
on the properties giving phone numbers for interested people to contact.
He also suggested that in the future an open house or neighborhood
meeting be taken to the neighborhood so there would be better attendance
and more input from New Hope residents. Mr. McDonald interjected that
city staff conducted an informational meeting with residents in the Bass
Lake Road Apartments neighborhood last summer. One of the residents
opened up their garage and invited all of the neighbors to come and see
proposed plans for the apartment site, and the meeting was well received
by all the residents.
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Planning Commission Meeting May 3, 2005
MOTION Motion by Commissioner Oelkers, seconded by Commissioner Hemken,
Item 4.1 to approve Planning Case 05-06, Request for preliminary plat approval
to subdivide two parcels into six lots, rezoning from R-1, single family,
to R-3, medium density residential, variances for reduced lot area and
site/building plan review to allow construction of three twinhomes,
Northwest Community Revitalization Corporation and city of New
Hope, Petitioners, subject to the following conditions:
1.Enter into a development agreement with the city and provide a
performance bond (amount to be determined by city engineer and
building official)
2.Comply with city engineer recommendations, including those dated
April 13 and April 27, 2005.
3.Comply with city attorney recommendations on plat dated April 28,
2005.
4.Approval of plans by building official.
5.Approval of plans by West Metro Fire-Rescue District and comply
with recommendations.
6.Comply with planning consultant recommendations including:
a.Pay $1,500 per lot park dedication fee ($9,000 total) at the time
the final plat is submitted.
b.Pay SAC charges for four units.
c.Pay stormwater management fee in lieu of on-site ponding in
the amount of $11,856. Payment will be due prior to building
permit issuance.
d.The overall grading and drainage plan shall be subject to the
review and approval of the city engineer.
e.Each unit shall have separate sewer and water connections. The
overall utility plan shall be subject to the approval of the city
engineer.
f.Utility cuts and street restoration plans and timelines shall be
subject to city review and documented within the development
agreement.
g.All garage doors on the handicap accessible units shall be nine
feet in height.
h.A lighting plan shall be provided for any lights at or near the
rear yard patio.
i.Party wall agreements shall be provided for review and
approval of the city. Those agreements will also contemplate
façade treatments to ensure continuity.
7.Planning Commission to waive review of final plat.
8.Relocate the proposed sump pump discharge area to the rear of each
property, facing the proposed swale.
9.Provide underground individual electric, gas, phone, and cable
connections that will service each property.
10.Provide the city with drainage and utility easements as outlined by
the city engineer.
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Planning Commission Meeting May 3, 2005
Voting in favor: Anderson, Brinkman, Hemken, Houle, Landy, Nirgudé,
Oelkers, Schmidt, Svendsen
Voting against: None
Absent: Buggy
Motion carried.
Svendsen stated that this planning case would be considered by the City
Council on May 23 and asked the petitioners to be in attendance.
Design and Review Svendsen reported that the Design and Review Committee met in April
with the petitioners. Mr. McDonald stated two potential applications
Committee
would be filed for the June Planning Commission meeting: the project at
Item 5.1
42nd and Quebec avenues and a CUP for Northwest Gymnastics to move
into the industrial building across the street from their current location.
The deadline is May 13 and the committee would be contacted regarding
a meeting on May 19. Commissioner Schmidt was invited attend the
meeting.
Codes and Standards Commissioner Hemken reported that the Codes and Standards
Committee did not meet in April. McDonald added that the committee
Committee
would probably meet again in June to finish discussing transit shelters
Item 5.2
and initiate discussion on the 60-day rule for approving planning
applications to comply with state law.
OLD BUSINESS Chairman Svendsen reported that the request for reduced parking for
Alfa Muffler had been approved as an amendment to the original CUP.
Miscellaneous Issues
Council action for the parking variance request for the group home was
postponed per the request of the petitioner.
NEW BUSINESS Motion was made by Commissioner Landy, seconded by Commissioner
Brinkman, to approve the Planning Commission minutes of March 1,
2005. All voted in favor. Motion carried.
ANNOUNCEMENTS Mr. McDonald stated that the City Council met with the City Center Task
Force on May 2 and stated there had been a good discussion and
exchange of ideas. City staff was meeting with businesses and property
owners in the City Center area and would take that information back to
the Council in June. The Council informed the task force of some plan
adjustments it would like to see. Commissioner Landy volunteered to
bring the task force back together to address the Council’s concerns and
make some plan modifications to move the project forward.
Discussion ensued regarding consideration by Aldi Grocery to locate in
New Hope at 42nd and Nevada avenues. Mr. McDonald added that this is
one of many inquiries the city receives on a monthly basis. Commissioner
Oelkers stated he felt the city should encourage any businesses interested
in locating in New Hope to do so.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8 p.m.
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Planning Commission Meeting May 3, 2005
Respectfully submitted,
Pamela Sylvester
Recording Secretary
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Planning Commission Meeting May 3, 2005