010218 Planning CommissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES January 2, 2018
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; Chair Schmidt called the meeting to order at
7:00 p.m.
ROLL CALL Present: Jim Brinkman, Matt Mannix, Chris Hanson, Roger Landy,
Bill Smith, Cedrick Frazier, Michael Redden
Absent: Scott Clark
Also Present: Jeff Sargent, Director of Community Development; Jeff
Alger, Community Development Assistant; Stacy Woods,
Assistant City Attorney; Alan Brixius, Planning Consultant;
Jessi Weber, Recording Secretary
CONSENT BUSINESS None
PUBLIC HEARING
Planning Case 17-23
Item 4.1
Chair Schmidt introduced Item 4.1, request for amendment to
Comprehensive Sign Plan to allow expansion and illumination of tenant
identification signs on the west wall of the New Hope Shopping Center at
4203 Winnetka Ave N; ARI LLC, petitioner.
Mr. Jeff Alger, Community Development Assistant, gave background
on the planning case. Alger stated the Design & Review Committee
reviewed the application at their December 15th meeting. In 2016, the
city approved up to 15 tenant signs and 3 marketing signs for the back
of the building. Currently, Life Time Fitness is the only business that has
installed signs. The applicant is requesting flexibility in the size and
location of the identification of tenant signs, as well as the ability to
illuminate the signs. The vertical location of the tenant identification
signs would remain consistent across the top of the building, while the
property owner would have discretion on the horizontal location of the
signs.
Next, Alger reviewed the zoning analysis. The applicant is requesting
the ability to install up to 14 additional signs, in addition to the four Life
Time Fitness signs and three Applebee’s signs that are currently in place.
According to the applicant, only three to four tenants plan to install
signage at this time; however, flexibility for tenants to install signs in the
future is preferred. The applicant is also requesting flexibility in the
allowable square footage for each individual sign to accommodate for
future tenants or logo changes. According to City Code, the cumulative
area of wall signs shall not exceed 10% of the face of the principal
commercial building upon which they are located. The applicant is
requesting the total area of the wall signage on the back wall be limited
to 10% of the façade. Individual signs would be limited to no more than
100 square feet. The property owner is also requesting the ability to
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Planning Commission Meeting January 2, 2018
illuminate each of the signs.
Alger then covered the sign plan, design guidelines, and zoning district
details. The Comprehensive Sign Plan meets submission requirements
for multiple occupancy building and illumination does not abut
residential district. The total sign area does not exceed maximum area
requirement of 10% of combined wall surfaces. Individual signs do not
exceed 100 square feet. Signs are positioned so they are integral design
feature of building and complement and enhance architectural features.
Signs may be placed in the horizontal lintel space above storefront
windows. “Marketing signs” are supported by city’s Design Guidelines.
The City Center district goals include requiring aesthetically pleasing
building and site design through use of high-quality building materials
and architectural design, and encourages sense of activity and liveliness
along building facades. Proposed improvements contribute to the
aesthetic appearance of building, giving a storefront impression.
Alger concluded that staff recommends that Planning Commission
recommend approval of the Comprehensive Sign Plan amendment with
the conditions outlined in the report.
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff or the applicant, Commissioner Landy said he
had questions for the applicant. Mercedes Rhoads, representative of the
building owner, 4600 Kingspoint Rd, Minnetrista, MN, came to the
podium. Commissioner Landy asked for clarification on the number of
tenant signs that had interest in being installed. The applicant replied
that three tenants are interested in having signs installed. Commissioner
Landy asked where the signs would be located on the building. Rhoads
informed that Affinity Plus has applied and has been given a prime
location over the garage area. Ideally, they would like to start all signs
at that spot and move south. A couple of tenants would have sign
locations on the rear face of their actual location. The signs would all be
consistently the same size vertically. Commissioner Landy asked if the
colors of the illuminated signs would all be different. The applicant
stated the larger franchises are limited to what the franchise allows for
signage. The applicant has also noticed the smaller, local tenants have
limited funding and have opted for the aluminum signage in the front
and are not sure if they would do additional signage in the back of the
building.
Chair Schmidt stated the signage on the front of the building is not
consistent. Al Brixius stated that color is not necessarily bad and that the
tenants and property owner should be allowed to work within the
framework of their guidelines. The aesthetics of the building has
improved greatly and sign illumination will help to draw attention to
the signage. Chair Schmidt said the inconsistency is in the materials, not
the signage itself. The applicant said there was pushback from tenants
saying they would not renew their leases if they could not switch to lit
signage to follow their franchise signage guidelines.
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Planning Commission Meeting January 2, 2018
Commissioner Brinkman said he was glad applicant is doing this and
glad the tenant signage size is increasing to help with visibility.
Commissioner Smith said the difference of coloring and franchise
specific signage would be nice to help with brand identification and
easily knowing where tenants are located versus all brushed metal
signage.
Commissioner Brinkman asked with Life Time Fitness taking up so
much space if signage from other tenants would be located in that
section of the building. The applicant said they believe enough space
was requested to keep all the signage from the Affinity Plus location on
down. Keeping the signs in one area of the building is due to not being
allowed to run electrical wiring through multiple tenant spaces to light
signs.
Chair Schmidt inquired if anyone in the audience would like to address
the Planning Commission.
Being that no one wanted to speak, Chair Schmidt asked for a motion to
close the Public Hearing.
Motion by Commissioner Landy, seconded by Commissioner Frazier, to
close the public hearing. All present voted in favor. Motion carried.
Motion
Item 4.1
Motion by Commissioner Landy, seconded by Commissioner Brinkman,
to approve Planning Case 17-23, request for amendment to
Comprehensive Sign Plan to allow expansion and illumination of tenant
identification signs on the west wall of the New Hope Shopping Center at
4203 Winnetka Ave N; ARI LLC, petitioner, with the following
conditions:
1. Individual tenant signs shall be placed within uniform sign
band in a consistent vertical location.
2. The horizontal placement and allocation of sign area shall be
at the discretion of the property owner, with the cumulative
sign area not to exceed 862.50 square feet and individual sign
area not to exceed 100 square feet.
3. The applicant shall obtain individual sign permits for each of
the signs to be installed.
Voting in favor: Brinkman, Mannix, Hanson, Schmidt, Landy, Smith,
Frazier, Redden
Voting against: None
Absent: Clark
Motion approved 8-0
Chair Schmidt stated the case will move forward to the January 22, 2018
City Council meeting.
COMMITTEE REPORTS There is a pre-application meeting scheduled for January 5, 2018. There
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Planning Commission Meeting January 2, 2018
Design and Review
Committee
Item 5.1
could potentially be a Design and Review meeting on January 18, 2018.
Commissioner Smith will not be in attendance and Commissioner Landy
will be taking his place.
Codes and Standards
Committee
Item 5.2
No meeting scheduled and staff will let the committee know when one is
scheduled.
NEW BUSINESS Al Brixius informed the Commission that a Comprehensive Plan
meeting is scheduled for January 24, 2018 from 6:00 pm – 8:00 pm. He
will be sending notice to all Comprehensive Plan members.
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Landy, seconded by Commissioner Frazier, to
approve the Planning Commission minutes of December 5, 2017,
Motion carried. Chair Schmidt abstained, as he was not in attendance at
the December 5, 2017 meeting.
ANNOUNCEMENTS Happy New Year
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:20
p.m.
Respectfully submitted,
Jessi Weber, Recording Secretary