080818 Planning CommissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES August 8, 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, Bill Smith, Michael Redden
Absent: Roger Landy, Cedrick Frazier
Also Present: Jeff Sargent, Director of Community Development; Jeff
Alger, Community Development Coordinator/
Management Analyst; Stacy Woods, Assistant City
Attorney; Ryan Grittman, Planning Consultant; Jessi
Weber, Recording Secretary
CONSENT BUSINESS None
PUBLIC HEARING
Planning Case 18-04
Item 4.1
Chair Schmidt introduced Item 4.1, variance, vacation of street and
easement, subdivision and platting at 5355 Oregon Avenue North; City of
New Hope Economic Development Authority, petitioner.
Mr. Aaron Chirpich, Community Development Specialist, introduced
the case and stated he was both the presenter and petitioner
representing the EDA. The city of New Hope Economic Development
Authority purchased the foreclosed property located at 5355 Oregon
Avenue N. as part of the city’s Scattered Site Housing Program. The
property was purchased with the intention of redeveloping the site by
removing all structures and potentially splitting the lot int o two single-
family parcels. In order to create two buildable lots, the city would have
to vacate a portion of the existing right-of-way in the northeast corner.
A portion of the newly created right-of-way will be covered by an
easement to protect access to underground utilities running through the
area. The proposed southern lot will have a lot size of 9,036 square feet,
which is 464 square feet short of the required minimum. A variance in
lot size will be necessary for the southern lot to allow for the subdivision.
Chirpich then went through the zoning analysis. As previously
mentioned, the southern lot would be short of the required total square
feet. Both lots are compliant in regards to lot width. Water and sewer
lines would run through a newly created easement in the northern lot.
The overhead utility line would be buried in a newly created easement
along the southern lot’s property line. As part of the subdivision, the city
will be required to pay park dedication fees of $3,000. The variance
requests meet the criteria of the city zoning code.
Chirpich concluded that proper legal notice, land use signs, and mailing
notice were given. Staff received a few inquiries regarding the proposal,
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Planning Commission Meeting August 8, 2018
but no direct opposition. Staff recommends approval of the variance for
reduced lot area, preliminary and final plat, and vacation of easements
with the conditions outlined in the report.
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff, Commissioner Redden questioned if floor plans
had been considered for these lots. Chirpich said they looked at floor
plans from homes recently built in the city and there are options that
will work, however, no specific floor plans have been approved for the
project.
Commissioner Brinkman asked where the entrances would be for the
new lots. Mr. Chirpich explained the current curb cut off St. Raphael’s
Drive would be closed, and two new curb cuts would be placed off
Oregon Avenue N. Brinkman asked if the new driveways would be
separate or joined and single or double lane drives. Chirpich responded
that three-car garages could be proposed with single driveways that
would flare wider to meet the garage. The distance between the
driveways would meet the city’s minimum requirements. Brinkman
pointed out the current houses in the neighborhood have single garages
with single-lane driveways. Brinkman also had concern with the steep
grade of the lot from curb to building pad. Chirpich stated the developer
would submit the grading and drainage plans to ensure the plan would
meet city code and prevent drainage issues. Brinkman asked if all trees
would be removed from the lot. Chirpich responded some trees would
be removed to allow for construction and some would remain. The
builders are typically required to plant 4 trees per lot, with two in the
front yard and two in the rear yard.
Commissioner Smith asked if the new houses would fall into the low-
income housing category. Director Sargent stated the Scattered Site
Housing Program is very competitive in nature, resulting in home
values increasing over the years that would most likely be priced out of
the low-income category.
Commissioner Mannix had concern with the uniqueness of the
intersection and if placing a home on the corner lot would obstruct the
visibility line for traffic. Sargent stated the typical corner lots are at 90
degrees. In this case the lot is more narrow, so the city will rely on the
setbacks to ensure the visibility lines are adequate.
Motion by Commissioner Redden, seconded by Commissioner Mannix,
to open the Public Hearing. All present voted in favor. Motion carried.
No one from the public was in attendance at the meeting.
Motion by Commissioner Redden, seconded by Commissioner Mannix,
to close the public hearing. All present voted in favor. Motion carried.
Motion
Item 4.1
Motion by Commissioner Clark, seconded by Commissioner Brinkman,
to approve Planning Case 18-04, variance, vacation of street and
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Planning Commission Meeting August 8, 2018
easement, subdivision and platting at 5355 Oregon Avenue North; City of
New Hope Economic Development Authority, petitioner, with the
following conditions:
1. Upon approval of the final plat, the EDA shall pay park
dedication fees totaling $3,000.
2. The lot areas depicted on the site plan are approved.
3. The city approves the vacation of the adjoining street right-of-
way as depicted on the final plat.
4. The city approves the vacation of the drainage and utility
easement as depicted on the final plat.
5. The city approves the new easement configuration as depicted
on the final plat.
6. At the time of building permits, the city will require the
builder to submit grading and drainage plans for each lot,
illustrating site grading, drainage patterns, and first floor
elevations. These plans will be subject to the review and
approval of the city engineer.
Voting in favor: Clark, Brinkman, Mannix, Hanson, Schmidt, Smith,
Redden,
Voting against: None
Absent: Landy, Frazier
Motion approved 7-0
Chair Schmidt stated the case will move forward to the August 27, 2018
City Council meeting.
Director Sargent reminded the commission that the August 27th
meeting will also be a public hearing for the vacation of easements
discussed as a part of Planning Case 18-04.
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
Staff anticipates a Design and Review meeting for August 16, 2018. An
update will be sent on Friday, when applications are due, on the meetings
for next week.
Codes and Standards
Committee
Item 5.2
Recently worked through several text amendments and there is
currently no meeting scheduled.
NEW BUSINESS None
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Clark, seconded by Commissioner Brinkman,
to approve the Planning Commission minutes of June 5, 2018, Motion
carried.
ANNOUNCEMENTS Mr. Sargent informed the commission that Councilmember Lammle has
resigned from the City Council affective August 15th. There are
applications available for those interested in the position. The application
process was explained to the commission members. Sargent also pointed
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Planning Commission Meeting August 8, 2018
out the new plat name for the 5355 Oregon Avenue N. lot split is the
Lammle Addition to recognize Councilmember Lammle’s almost 10 years
of service.
Chair Schmidt echoed the congratulations to Councilmember Lammle.
Schmidt brought up the idea of contacting a representative from Raising
Cane to propose the idea of a location opening in New Hope. Director
Sargent said the city is normally reactive in businesses coming to New
Hope, but could reach out to see if there would be interest.
Commissioner Clark asked for an update on the gas station/car wash. Mr.
Chirpich responded the owner is working through unexpected regulatory
issues with the Department of Labor and Industry that relate to the
rainwater capture and reuse system. The owner would need a variance
from the Department of Labor to capture 100% of the rainwater as they
have proposed to do. They still hope to break ground in August and are
currently three months behind schedule.
Commissioner Brinkman inquired as to the date of the bus tour. Chair
Schmidt responded it was schedule for September 11, 2018, which was a
Tuesday.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:34
p.m.
Respectfully submitted,
Jessi Weber, Recording Secretary