020618 Planning CommissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES February 6, 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: Scott Clark, Jim Brinkman, Matt Mannix, Chris Hanson,
Tom Schmidt, Roger Landy, Bill Smith, Michael Redden
Absent: Cedrick Frazier
Also Present: Jeff Sargent, Director of Community Development; Aaron
Chirpich, Community Development Specialist; Stacy
Woods, Assistant City Attorney; Alan Brixius, Planning
Consultant; Jessi Weber, Recording Secretary
CONSENT BUSINESS None
PUBLIC HEARING
Planning Case 18-01
Item 4.1
Chair Schmidt introduced Item 4.1, building and site plan review for
renovation of an existing building and modification of a current drive
through service lane to accommodate a second ordering board for the
McDonald’s restaurant building located at 4201 Winnetka Ave N; Kevin
Shay, petitioner.
Mr. Aaron Chirpich, Community Development Specialist, gave
background on the planning case. This case involves a complete
renovation of the McDonald’s restaurant, which includes replacement
of the entire exterior of the building, ADA accessibility updates, parking
lot improvements, new signage, and installation of a second drive -
through ordering board. The site is part of a larger PUD that established
certain design elements and associated agreements that will remain
intact as part of this project.
Next, Chirpich reviewed the zoning analysis. A map was shown of the
location of McDonald’s in relation to the strip mall. The overall building
location is not changing, thus setbacks would not be affected. The site
requires 61 total parking stalls per code requirements, which makes the
site reliant on shared parking. Through a cross access shared parking
agreement there are 67 parking stalls, thereby meeting code. The
proposed drive-through service lane will introduce one additional
ordering station, for a total of two. The new menu boards are compliant
with the city’s requirements for signs. Chirpich then showed the drive
traffic through the site parking lot and the two ordering stations.
The submitted landscaping plan details the plantings that are included
with the drive-through re-design. There are three green space areas
identified on the plan that do not have specific planting details. The
landscaping plan shall be revised to illustrate plantings for these areas.
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Planning Commission Meeting February 6, 2018
The applicant’s plan for the proposed changes to the building’s exterior
meet the Design Guidelines in materials used, placement of windows
and entryways, and the trash enclosure materials. The site plan shows
two pedestrian connections, one from Winnetka Avenue and the other
from 42nd Avenue. Both of these connections will be ADA handicap
accessible. There is also a proposed bike rack located on the southern
side of the building. A full signage plan was not submitted with the
application; any new signage will require a sign permit after staff
review.
Chirpich concluded that staff recommends that Planning Commission
recommend approval of the site plan with the one condition outlined in
the report.
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff or the applicant, Commissioner Schmidt
commented he noticed the land use signs at the location and appreciated
that.
Commissioner Smith questioned if the purpose for the two ordering
boards is to speed up the ordering process. Chirpich confirmed the idea
is to increase efficiency and this was their best option since the site does
not allow room for a double ordering lane.
Chair Schmidt invited the applicant to the podium. Kevin Shay,
representing Landform, 105 S 5th Avenue, Minneapolis MN came to the
podium.
Commissioner Landy said he appreciated the second ADA crossing
being included in the plan and wanted to verify the applicant was
comfortable with the southwest ADA crossing from a safety perspective.
Mr. Shay said they were proposing the two crossings and were
comfortable with them. Commissioner Landy wanted to state his
concern for the record from a safety standpoint for the southwest ADA
handicap accessible crossing.
Commissioner Brinkman suggested a speed bump be installed by the
southwest ADA crossing to help increase safety. The applicant replied
at this time they are not proposing a speed bump; however, they could
look into it. Commissioner Brinkman asked if the current ordering
location would remain where it is. Mr. Shay replied the location would
generally be the same with the two new ordering boards installed.
Brinkman then asked if this proposal for two ordering boards would
eliminate a staff person standing outside during peak business times
taking orders. The applicant was unaware of staff taking orders outside,
but the hope of installing two ordering boards is to increase the
efficiency. Commissioner Brinkman mentioned the stacking at the drive-
through interrupts the flow of traffic through the site and questioned if
this proposal would help to correct the issue. Mr. Shay responded the
goal is to reduce the amount of stacking occurring. Unfortunately, the
property just to the north is not part of McDonald’s and they are unable
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Planning Commission Meeting February 6, 2018
to utilize that for increasing space to reduce stacking. Commissioner
Brinkman asked if the drive-through business is continuing to increase.
The applicant stated that regionally, McDonald’s serves roughly 65% to
75% of their customers via the drive-through.
Commissioner Hanson stated concerns with the handicap parking spot
on the southwest corner of the lot. Typically, the handicap spots are
located closest to the front entrance and not across a drive aisle. Mr. Shay
responded they did look at locating the third handicap accessible
parking spot near the front door. The existing curb line and the closeness
of the door makes it very difficult to meet ADA requirements without
making significant changes to the layout. Aaron Chirpich asked if it was
required to have three handicap accessible parking spots. Shay
confirmed it was required based on their overall number of parking
stalls.
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 Redden, to
close the public hearing. All present voted in favor. Motion carried.
Motion
Item 4.1
Motion by Commissioner Clark, seconded by Commissioner Landy, to
approve Planning Case 18-01, building and site plan review for
renovation of an existing building and modification of a current drive
through service lane to accommodate a second ordering board for the
McDonald’s restaurant building located at 4201 Winnetka Ave N; Kevin
Shay, petitioner, with the following condition:
1. The landscaping plan shall be updated to show details on how
the green space on the south and east of the building will be
landscaped with plantings, shrubs, and ground cover.
Voting in favor: Clark, Brinkman, Mannix, Hanson, Schmidt, Landy,
Smith, Redden
Voting against: None
Absent: Frazier
Motion approved 8-0
Chair Schmidt stated the case will move forward to the February 26,
2018 City Council meeting.
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
No meeting scheduled for next week. It is anticipated there will be no
March Planning Commission meeting. Sargent clarified if there are no
outstanding code issues the meeting would be cancelled.
Codes and Standards No meeting scheduled and staff will let the committee know when one is
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Planning Commission Meeting February 6, 2018
Committee
Item 5.2
scheduled.
NEW BUSINESS Al Brixius informed the Commission that a Comprehensive Plan
meeting is scheduled for February 21, 2018 from 6:00 pm – 8:00 pm.
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Landy, seconded by Commissioner Mannix, to
approve the Planning Commission minutes of January 2, 2018, Motion
carried.
ANNOUNCEMENTS None
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:25
p.m.
Respectfully submitted,
Jessi Weber, Recording Secretary