050206 planning commission
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES May 2 2006
City Hall, 7 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, Tim Buggy, Pat Crough,
Kathi Hemken, Jeff Houle, Roger Landy, Ranjan Nirgudé,
Tom Schmidt, Steve Svendsen
Absent: Bill Oelkers
Also Present: Kirk McDonald, Director of Community Development, Steve
Sondrall, City Attorney, Vince Vander Top, City Engineer,
Curtis Jacobsen, Community Development Specialist, Pamela
Sylvester, Recording Secretary
CONSENT BUSINESS There was no Consent Business on the agenda.
PUBLIC HEARING
PC06-06 Chairman Svendsen introduced for discussion Item 4.1, request for
planned unit development, conditional use permit for shared parking and
Item 4.1
site access, preliminary plat for property to be known as New Hope
Quebec Addition, site/building plan review, comprehensive sign plan,
and an administrative permit for outdoor dining, 7500 - 7528 42nd
Avenue North, Manley Commercial Development and city of New Hope,
Petitioners.
Commissioner Anderson disclosed that, as a property owner along 42nd
Avenue, Starbuck’s had approached him regarding leasing a portion of
his building.
Mr. Curtis Jacobsen, community development specialist, stated that the
applicant was requesting a planned unit development to allow
construction of two condominium buildings, a conditional use permit for
shared parking and site access, preliminary plat for property to be known
as New Hope Quebec Addition, site/building plan review, comprehensive
sign plan, and an administrative permit for outdoor dining. The west
building on the site would be anchored by a Starbuck’s along with other
retail and restaurant uses and the east building would be two-stories and
anchored by a medical clinic on the second floor with other retail/office
uses on the first floor. The site is zoned CB, Community Business, and is
located in the northeast quadrant of 42nd and Quebec avenues. The site
area contains 109,899 square feet or 2.53 acres. Adjacent land uses are
industrial to the north, community business to the west (Sunshine
Factory) and south, the CP Rail line is located to the east adjacent to the
rear property line. The two-story east building would contain 8,680 square
feet per floor, or 17,360 square feet total. The west building would contain
11,472 square feet on one floor. Lot area ratios would be: green area at 12
percent, building area at 18 percent, and hard surface area at 70 percent.
This site was rezoned from industrial to community business in 1998.
Mr. Jacobsen explained that over the past 11 years the city acquired and
demolished buildings on three industrial sites at 7500, 7516, and 7528
42nd Avenue. Electronic Industries which was located at 7516 42nd
Avenue was responsible for the contamination of the groundwater and
was cooperating with the city in the cleanup of the site. The
environmental remediation efforts on the site are now complete. In order
to receive a “close out” letter from the Minnesota Pollution Control
Agency, the city must submit the proposed redevelopment plan to ensure
compliance with the Declaration of Environmental Restrictive Covenants
agreement that was approved by the city and the MPCA. Those efforts are
underway in conjunction with the redevelopment of the site. State and
county grants assisted with the site cleanup.
Previously, the city was unsuccessful in the pursuit of development on
this site. The 2003 proposal included a Culver’s restaurant and eight office
condominiums. The January 2005 proposal replaced the Culver’s
restaurant with a Viva Italia restaurant. In June 2005, the city entered into
a purchase agreement with Frey Development and Manley Commercial
Development for four buildings on the site including a restaurant/retail
building and three office/retail buildings. The final plat was approved in
October, and in December 2005, the applicant requested a delay to refine
operations. In January 2006, the city was notified that the Viva Italia
concept was no longer viable. Since that time, the developers redesigned
the site and have attracted other viable tenants.
Manley Commercial Development submitted the current plans in April
which represents a change from plans previously approved, including a
drive-through lane, additional retail uses in the east building, and a
reduction of office uses. Mr. Jacobsen indicated the petitioner was
proposing a mixed use development with a one-story building on the
corner of 42nd and Quebec avenues and a two-story building on the
eastern half of the site. Both buildings would be slab on grade foundations
with cast stone, brick veneer and accents of stucco. There would also be
awnings for accent color and lighting around the building’s exterior. Unit
sizes would vary, and each unit would have a separate entrance.
Property owners within 350 feet were notified and notice was published in
the official newspaper of the city. No comments were received by staff.
Mr. Jacobsen explained that the applicant proposed converting the three
existing lots into two lots for commercial subdivision. Lot 1 would contain
58,623 square feet and Lot 2 would contain 49,702 square feet, and
conform to city requirements. The preliminary plat indicated additional
easements including a 10-foot sidewalk easement on the south lot line,
and a 12-foot right-of-way easement for a future right turn lane.
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Planning Commission Meeting May 2, 2006
Revised plans were submitted and included recommendations from the
Design and Review Committee. Monitoring wells would be
removed/moved subject to MPCA requirements. The existing bus bench
and planters would be relocated on site. The mixed uses proposed for the
site are compliant with the CB zoning district. A drive through was
proposed for the south retail use on Lot 1 and is permitted by
administrative permit. All setbacks for both buildings are compliant with
city requirements. The plans show expanded sidewalks, ADA accessible
sidewalk access, striped crosswalk connections to building sidewalks and
retained street amenities. The sidewalk along Quebec Avenue extends
northward to the property entrance. City code requires 150 parking spaces
for the site, and 155 spaces are provided after subtracting 25 spaces for
winter snow storage. Current parking design would accommodate two
restaurants on the site. Snow storage was proposed for the northeast
corner of the site, utilizing up to 25 parking spaces. Staff recommends the
applicant provide a snow removal plan.
Mr. Jacobsen explained that the drive through lane was a permitted use
by administrative permit in the CB district. It exceeded stacking
requirements with over 300 feet of stacking space, assisted with on site
traffic control, separated drive through traffic noise from remainder of
site, and would be screened from adjacent street traffic. The trash
enclosure at the north side of the western building would be oriented to
face north for better access by the hauler, and building materials would
match the other proposed buildings, including gates. The traffic
circulation plan provided for a right in only from 42nd Avenue and a 36-
foot curb cut on Quebec to accommodate delivery trucks entering the site.
An easement was provided for a future right turn lane from 42nd Avenue
onto Quebec Avenue. Quebec Avenue would be widened on the east side
by moving a portion of the curb four feet to the east. Truck circulation
within the site was improved by narrowing parking lot islands and
adding surmountable curbs. Access to the loading area for the west
building was shown on the plans. Mr. Jacobsen stated the city engineer
was recommending that the city construct right/left/through lanes on
Quebec Avenue to access 42nd Avenue. The applicant would be required
to share some of the costs to modify this intersection. The basis for
determining the cost sharing was dependent upon the number of vehicles
generated from the redevelopment of the site. The applicant had agreed to
contribute a cash payment toward the construction of the turn lane in the
amount of $11,000.
The developer proposed to add 17 deciduous and evergreen trees to the
site as well as maintain the existing trees along Quebec. Two hundred
three shrubs would provide screening by the drive through and trash
enclosure, and 224 perennials would be planted on the site as decorative
accents. The lighting plan indicated 18, 22-foot poles for the parking lot
area, pedestrian scale lighting provided on eight poles with double
fixtures along the sidewalk and in front of the buildings, and motion
sensitive lighting behind building two for security. The two monument
signs would be 20 feet high by 10 feet wide made of cast stone base and
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Planning Commission Meeting May 2, 2006
uprights, have backlit lettering, and be located at each entrance point.
Building one tenants would be allowed wall signage on both front and
back of the building. Building two tenants would have wall signage on the
front (west) side of the building. The tenants in the end units could have
two wall signs each, both on the front of the building and one for each
business on the north and south sides.
Mr. Jacobsen stated that staff recommended approval of the request,
subject to the conditions listed in the planning report.
Commissioner Landy initiated discussion on the status of the MPCA final
letter. Mr. Steve Sondrall, city attorney, confirmed that the MPCA had
approved a commercial use of this property with various restrictions. Mr.
Jacobsen added that the MPCA required the final building plans so it
could see the exact design of the vapor extraction system and see that it
was not a passive system. Those portions of the plan are in the process of
being reviewed. Commissioner Crough questioned who would maintain
the fans after the developer took over the property. The city attorney
confirmed that the developer would be responsible for maintenance,
which would be addressed in the purchase agreement and development
agreement.
Commissioner Brinkman stated he was concerned with the road
construction and lane allocation at the 42nd and Quebec intersection. He
wondered whether or not there would be problems for vehicles
northbound on Quebec to cross over three lanes of traffic into the
Sunshine Factory parking lot.
Mr. Vince Vander Top, city engineer, explained future proposed road
construction for Quebec Avenue. He stated that the existing lane
configuration included one northbound lane and southbound lanes
included a dedicated left turn lane and a through/right turn lane at the
intersection, which was the predominant lane. With the first proposal for
this site in 2003, Bonestroo’s transportation engineer studied the
configuration of the intersection based on anticipated movements. The
proposed change would include one northbound lane and southbound
lanes to include a dedicated left turn, right turn lane and a through lane.
This configuration would limit stacking that could occur for southbound
traffic with free right turns at the signal. Mr. Vander Top stated that the
northbound lane would be 16 feet wide to better accommodate truck
traffic, and the southbound lanes are proposed at 11 to 12 feet wide. The
curbs would be moved out on both sides of the street, but not far enough
that traffic signals or masts would need to be moved, which would be a
significant cost. The signals belong to Hennepin County; however, the city
would be responsible for any costs associated with moving the signals.
The revised plan included a sidewalk along the curb on the east side of
Quebec. The city would move the curb line four feet to the east
approximately two-thirds of the way from the intersection to the driveway
into the property. Mr. Vander Top explained that at the same time the
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Planning Commission Meeting May 2, 2006
curbs would be moved, the city would be constructing storm sewer under
the curb line to eventually connect to the storm sewer at the north
property line to 42nd Avenue, which would reroute some of the drainage
from the underpass that currently floods during a large rain event. He
explained that the existing storm sewer along the north property line, then
turns south along the east property line for a distance and then turns east
to Fred Sims Park. This storm sewer was independent of the storm sewer
that goes through the railroad underpass. Mr. Vander Top clarified that
this development project would include storm sewer extension from the
north property line south toward 42nd Avenue, reconstruction of the curb
line on the east side, moving the east curb line four feet to the east, and
construction of sidewalk along the curb line.
Improvements on the west side of Quebec were not part of this
development and would need to be coordinated as part of the city’s future
infrastructure improvements. Mr. Vander Top explained that the revised
plans indicated a full right turn lane from 42nd Avenue to Quebec. The
construction of the full right turn lane would require the relocation of the
signal arm. Based on the proposed improvements, the developer would
be contributing $11,000 toward the improvements. The total cost of
improvements, including the signal mast, would by significantly higher
and the city would have to participate with dollars in the project. Staff
would recommend that the developer be responsible for constructing the
right in portion of the lane from 42nd Avenue accessing their site at this
time. The balance of the right turn lane would not be constructed now nor
would the improvements on the west side of Quebec Avenue. In the
future, whether driven by the city or county, the right turn lane could be
completed and the improvements on the west side of Quebec Avenue
could be completed. Commissioner Schmidt reiterated that only a portion
of the right in only lane would be constructed now and the balance of the
project at some point in the future. Mr. Vander Top confirmed that the
only reason half of the project would be constructed now was that it was
adjacent to the development of this site. The second half of the
improvements would be driven by when it could be included in the
capital improvement plan and scheduled as part of a budget item for an
infrastructure project.
Chairman Svendsen confirmed there is a storm sewer located along the
north property line. Mr. Vander Top responded that the majority of the
property drains to the northeast corner of the site. The catch basin at the
northeast corner is the low point on the site. Previously, the storm sewer
was adequate for the runoff. With the future rerouting of the storm sewer
and the construction of the east building, during a 100-year rain event,
there may still be flooding issues at that corner of the parking lot. An
alternative would be to provide an overland route for the runoff toward
42nd Avenue. The line in Quebec and along the north property line would
be city storm sewers and the storm sewer located within the site is private.
The issue was raised whether or not the 10-foot easement would be
adequate for the storm sewer along the north property line and Mr.
Vander Top stated he felt 10 feet would be adequate, but he would review
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Planning Commission Meeting May 2, 2006
the matter again.
Commissioner Anderson wondered whether the right in lane on 42nd
Avenue had been approved by the county. Mr. Vander Top stated it had
been approved verbally. Plans would need to be submitted to Hennepin
County prior to obtaining the permit.
Commissioner Houle questioned where the seven parking stalls at the
southeast corner of the property drained and the response was that they
drained to the boulevard at 42nd Avenue. In preliminary review of the
site, that catch basis would drain to the storm sewer in center of property,
which is a condition of approval.
Commissioner Brinkman requested clarification on the right turn lane.
Mr. Vander Top stated that the right turn lane would not be constructed
in full, only the right in portion to the entrance to the property. Quebec
Avenue would remain at three lanes, but would be widened by four feet
on the east side for a certain distance.
Commissioner Anderson stated he did not understand why the entire
right turn lane would not be constructed at this time, and the answer was
a money issue. He stated with the project built out and businesses doing
well he felt traffic congestion in that area would be difficult. Mr. Vander
Top indicated that at the Design and Review Committee meeting the
project’s development team indicated it would prefer to see the entire
turn lane constructed now, rather than having a construction disturbance
again in a couple years. A suggestion was made to see if the county could
help with funding for the construction of the turn lane. Vander Top stated
that generally the county’s feeling was that construction should be
supported by the adjacent development. The county indicated it
appreciated the fact that right of way had been dedicated on the plat for
the future right turn lane.
Mr. Terry Matula, of Manley Commercial Development, came forward to
address the Commission. He stated that the curb cut would be moved
slightly and there would be a right turn lane into the driveway apron into
the site, but no lane work along the frontage of 42nd Avenue to Quebec.
Mr. Matula strongly recommended that the Planning Commission
recommend to the City Council that they find a way to construct the right
turn lane with this development, rather than tear up the roadway again in
a few years. He stated he felt if the development was commercially
successful there may be some slowdown of traffic as cars queue up at the
driveway apron in the right-hand lane. Truck traffic would enter the site
from Quebec Avenue. Chairman Svendsen reiterated that the preliminary
plat indicated a dedicated right turn lane for future construction with the
movement of traffic signals, etc. Commissioner Schmidt acknowledged
that the developer would prefer to see the right turn lane constructed at
this time. He wondered whether or not the developer would consider
contributing more money to get the lane constructed at this time. Mr.
Matula answered in the affirmative depending on the cost. Commissioner
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Planning Commission Meeting May 2, 2006
Schmidt provided an example of a building near the University of
Minnesota that was to have been a multi-story building. The project was
started with one or two stories and never went any further. He stated he
did not want this project to mimic that example. Commissioner Brinkman
expressed concern that there may be traffic accidents along 42nd Avenue
if there was no right turn lane constructed along with the development.
Mr. McDonald interjected that he remembered the right turn lane had
been discussed with the Viva Italia proposal and that the Planning
Commission had recommended to the City Council to look at a full right
turn lane.
Mr. Matula commended city staff on the thorough report. He clarified
that the landscape species had been confirmed with experts and the types
of trees and plantings that would be tolerant to TCE in the soils; therefore,
there may be some changes in species of plantings. If there were
substantial changes, he understood those changes may need to be
reviewed by the Commission and Council.
Mr. Matula called attention to the maintenance of the exhaust fan system.
He explained the system had less air volume than a typical bathroom
exhaust fan. The developer proposed that the system be maintained by
the city. The alarm system should be similar to underground parking
garages with carbon monoxide sensors that turn on an exhaust fan and
send an alarm to the fire department. The system could be checked once
or twice a year to be sure it was working properly. His position was that
this system should be treated the same as a ponding basin or wetland that
the city would check and maintain. The fan would be located in the two-
story building. A system of perforated pipes would be installed under the
slab to move air volume gently through it. If any of the TCE vapors
penetrate the air, they would be drawn up through the vent system on the
roof and exhausted outdoors. This was standard practice with the MPCA,
state and federal regulations. The fan unit typically would be located in
the fire department room next to the sprinkler trees and the fireman’s key.
Commissioner Buggy stated it was his opinion that this system should be
part of the routine maintenance of the property. Property management
personnel would be on site more often than the fire department and
would notice immediately if there was a problem with the system. Mr.
Matula maintained that he would prefer a monitoring system with an
alarm that was linked to the fire department. Mr. Sondrall explained the
city’s alarm ordinance and the fact that if the city responded to an alarm
the cost would be charged back to the property owner. His
recommendation would be that once the property was turned over to the
developer, it would be the responsibility of the developer for maintenance
of the system. Commissioner Nirgudé stated that in his opinion this was a
fire department issue and they should be involved with the decision. He
agreed it should not be the city’s responsibility to maintain the system.
Mr. Matula indicated this is a low key operation and a passive system
would be preferred by the environmental consultant, who was in
communication with the MPCA on this issue. Mr. Matula pointed out the
city would not own the system; he was only requesting that the city
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Planning Commission Meeting May 2, 2006
monitor the system.
Chairman Svendsen requested that the applicant provide a snow removal
plan. He pointed out that the photometric plan indicated light levels
exceeded city requirements at the west, north and south property lines
and asked that the petitioner correct the levels and submit a revised plan.
Svendsen commended the applicant on all the changes incorporated into
the revised plans.
Commissioner Houle expressed concern with the traffic entering the site
from 42nd Avenue. He pointed out stop signs were shown on the plan for
vehicles entering the site, which would slow down traffic. Mr. Matula
responded that the signs were misplaced as the stop signs were for
vehicles exiting the drive through lane and the plans would be corrected.
There would be “Do Not Enter” signs placed in the vicinity of the drive
through lane for cars entering the site.
Commissioner Houle asked for clarification on whether or not the curb
line on 42nd Avenue would be moved to accommodate the right in lane.
He expressed concern that if the City Council did not authorize
construction of the full right turn lane to Quebec that there would a
significant safety issue with westbound traffic on 42nd Avenue. Houle
stressed if this issue was not resolved, he would have to vote against the
project. Mr. Vander Top pointed out the existing south curb line on the
plan and indicated that the curb would be moved north to accommodate
the right turn into the property to allow for the stacking of three to four
vehicles. Mr. Matula stressed that they would prefer that the entire right
turn lane be constructed now rather than having to tear up the street
again in a few years to construct the full turn lane.
Commissioner Landy inquired as to the mix of tenants on the site. Mr.
Matula replied that he could not reveal that information. They were in
active negotiations with Starbucks and were working with three or four
additional restaurant uses that generally locate near Starbucks; one of the
restaurants is known for soup/salad/bread selections. Discussion ensued
regarding Starbucks talking to several other property owners in New
Hope. Mr. Matula stated he was confident that if Starbucks did not
purchase the space that they would not have difficulty in locating another
restaurant use.
Commissioner Anderson stated his property on the west of this site had a
curb cut on 42nd Avenue and he had not witnessed any traffic problem
with vehicles entering his site. He pointed out that the topography in
front of his business was flat and the sight lines were good, and there was
a traffic signal located within one-half block.
Chairman Svendsen clarified that the area to the west side of building one
was specified for delivery vehicles and the fact that through traffic would
also move along the west side of the building to the drive up window. An
area would be specified for no parking near the fire department
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Planning Commission Meeting May 2, 2006
connection.
Commissioner Houle questioned the species of trees to be planted along
the north property line and whether or not the five foot area would be
adequate. Mr. Matula answered that the trees would be 2 1/2-inch fall gold
ash. At maturity the trees would be from 40 to 70 feet and the five-foot
planting area would be adequate.
There was no one in the audience to address the Commission; the public
hearing was closed.
Motion by Commissioner Landy, seconded by Commissioner Buggy, to
close the public hearing on Planning Case 06-06. All voted in favor.
Motion carried.
Chairman Svendsen recapped the discussion and suggested adding
several additional conditions of approval including 1) landscape plantings
to be tolerant of the soils, 2) completion of western half of right turn lane
on 42nd Avenue, 3) maintaining MPCA monitoring system by owner, 4)
providing a snow removal plan, and 5) photometric plan to conform to
city ordinances. It was noted that the general concept of the plan had been
presented to the City Council in April; however, the turn lane had not
been discussed.
Commissioner Hemken questioned whether the Commission could
impose the construction of the entire right turn lane on the applicant by
adding it to the conditions of approval. Chairman Svendsen responded
that the condition could specify whether the eastern half of the turn lane
would be constructed or the entire turn lane, which would involve
considerable expense by the city to move traffic signals, fire hydrants, etc.
Mr. Sondrall interjected that the full turn lane was not part of the
development and the approval of the project should not be structured
based on the turn lane. It was his understanding that the eastern portion
of the turn lane would be constructed at this time. The Commission could
recommend to the Council that the full right turn lane be constructed with
the project.
MOTION Motion by Commissioner Landy, seconded by Commissioner Schmidt, to
Item 4.1 approve Planning Case 06-06, request for planned unit development,
conditional use permit for shared parking and site access, preliminary
plat for property to be known as New Hope Quebec Addition,
site/building plan review, comprehensive sign plan, and an
administrative permit for outdoor dining, 7500-7528 42nd Avenue North,
subject to the following conditions:
1.Enter into a development agreement with the city and provide
performance bond (amount to be determined by city engineer and
building official).
2.Comply with city engineer recommendations dated April 13 and 25,
2006, including payment of storm water fee in the amount of
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Planning Commission Meeting May 2, 2006
$47,100, and payment of $11,000 to share the cost of adding a right
turn lane on Quebec Avenue.
3.Comply with city attorney recommendations on plat dated April 24,
2006 (full report and summary).
4.Approval of plans by building official.
5.Approval of plans by West Metro Fire-Rescue District and comply
with recommendations dated April 12, 2006.
6.Planning Commission to waive review of the final plat.
7.Comply with planner recommendations:
A.Final plat revised to show 10 and 12-foot sidewalk easements
on south edge of property.
B.Submit revised, accurate information on lot coverage for lot
areas, building, green space, and paved areas.
C.A total of two tenant bays shall be used for restaurant/café uses.
Future conversion of retail to restaurant uses shall require site
and building plan review to evaluate parking performance on
the site.
D.Applicant shall show truck circulation to loading area behind
building one, if applicable.
E.Drive through order board placement and related equipment
shall be subject to review of the building official.
F.Monument signage shall not be located in 10-foot sidewalk
easement on south end of site, and shall conform to 10-foot
setback requirement in Sign Code.
8.Provide snow removal plan.
9.Revise photometric plan to comply with city requirements.
10.Landscape plantings to be tolerant of soil on site.
11.Maintenance of MPCA monitoring system by owner.
12.Correct stop sign locations on signage plan.
The Planning Commission also recommends that, if possible, the city
work with the county and the property owner to complete the western
half of the right turn lane on 42nd Avenue, the entire distance toward
Quebec Avenue, in conjunction with this project.
Voting in favor: Anderson, Brinkman, Buggy, Crough, Hemken, Houle,
Landy, Nirgudé, Schmidt, Svendsen
Voting against: None
Absent: Oelkers
Motion carried.
Svendsen stated that this planning case would be considered by the City
Council on May 22 and asked the petitioner to attend.
Commissioner Brinkman commended the petitioner on the plans. The
Commissioners concurred on a recommendation for a sit-down restaurant
for the site.
Design and Review Chairman Svendsen reported that the Design and Review Committee met
with the petitioners in April. The next meeting would be held on May 18
Committee
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Planning Commission Meeting May 2, 2006
Item 5.1 at 7:30 a.m., and staff was expecting two residential applications.
Codes and Standards Commissioner Hemken stated that the Codes and Standards Committee
had not met in April. Mr. McDonald added that staff would be
Committee
coordinating a meeting in early June to discuss Sign Code revisions.
Item 5.2
OLD BUSINESS There was no old business.
Miscellaneous Issues
NEW BUSINESS There was no new business.
Motion to Approve Motion was made by Commissioner Schmidt, seconded by Commissioner
Minutes Brinkman, to approve the Planning Commission minutes of April 4,
2006. All voted in favor. Motion carried.
ANNOUNCEMENTS Chairman Svendsen stated he had addressed the City Council on behalf
the Planning Commission, introduced the commissioners, explained what
the Commission does, and described past and current projects that had
been recommended for approval. He added that residents have since told
him they appreciated the information, as they were not aware of the role
of the Planning Commission.
Mr. McDonald reminded the commissioners of the Citizen Advisory
Commission/Parks and Recreation and Community Development bus
tour of the city scheduled for June 19, which identified projects recently
completed or under construction.
Commissioner Houle explained that he had contacted city staff regarding
the use of planned unit developments and the requirements to preserve
open space and other site features and how that applied to the 42nd and
Quebec project. He stated Alan Brixius, the city’s planning consultant at
Northwest Associated Consultants (NAC), responded in writing with an
explanation of PUDs and their intended use, which had been distributed
to the commissioners. He indicated that he would like to discuss this
matter further at a future meeting when the planning consultant was
present.
Mr. McDonald explained that the City Council had tabled the NAC
proposal for the Comprehensive Plan update at the April 24 Council
meeting and would be discussing the matter at the May 15 work session.
Commissioner Landy had volunteered to sit on the new comprehensive
plan update committee that may convene later this year. Another one or
two volunteers may be needed, as well.
Commissioner Houle initiated discussion with regard to the proposal
from Northwest Associated Consultants to guide city staff through the
Comprehensive Plan update. He questioned the reason the Council
discussion of the proposal had been postponed. Commissioner Landy
added that NAC and Alan Brixius provided good leadership throughout
the 1998 update. Houle felt it was important for the Council members to
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Planning Commission Meeting May 2, 2006
know that NAC’s knowledge and background with the city was
invaluable.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:35
p.m.
Respectfully submitted,
Pamela Sylvester, Recording Secretary
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Planning Commission Meeting May 2, 2006