010219 Planning CommissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES January 2, 2019
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, Matt Korkowski,
Michael Redden
Absent: None
Also Present: Jeff Sargent, Director of Community Development; Aaron
Chirpich, Community Development Specialist; Jeff Alger,
Community Development Coordinator/Management
Analyst; Stacy Woods, Assistant City Attorney; Al Brixius,
Planning Consultant; Jessi Weber, Recording Secretary
NEW BUSINESS None
PUBLIC HEARING
Planning Case 18-30
Item 4.1
Chair Schmidt introduced Item 4.1, a variance to subdivide a parcel in the
R-2, Single and Two-Family Residential District that currently contains a
twinhome, located at 3575 Independence Avenue North, Patricia
Slatosky, petitioner.
Mr. Aaron Chirpich, Community Development Specialist, gave
background on the case. The applicant currently owns both units of the
twinhome located at 3575 Independence Avenue North. The property
was originally platted as two separate lots, one for each unit. Shortly
after purchasing the property, the applicant combined the parcels into a
single lot for tax reasons. The applicant originally resided in one unit
while renting the other unit. The applicant has since moved out of the
twinhome, and renters currently occupy both units. The applicant now
wishes to split the single base lot back into two unit lots to allow for the
separate sale of each dwelling unit. To accommodate the requested
subdivision, the applicant is requesting a variance for reduced lot area
for both parcels.
Next, Chirpich reviewed lot areas for the property. The requested
variance and lot split reestablishes the original unit lots in a manner that
is consistent with the balance of twinhomes within the Highland 2 nd
Addition subdivision. The unit lot size for the R-2 District was increased
in the 2006 zoning update, making the unit lots legally nonconforming.
With the minimum lot size changed, the need arises for the variance to
accommodate reduced lot sizes.
Chirpich concluded that proper legal notice and mailing notice were
given. Staff did not receive any questions or comments regarding the
proposal. Staff recommends approval of the variance for reduced lot
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Planning Commission Meeting January 2, 2019
areas with the conditions outlined in the report.
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff, Commissioner Smith asked if the common wall
is soundproofed. Al Brixius responded it is. Commissioner Smith asked
if the garages and utilities were separate and if there was a meter for
each property. The property owner responded each unit had their own
meter, garage, and utilities.
Commissioner Redden asked if the Home Owners Association (HOA)
had any comments regarding the subdivision of the lot. Mr. Chirpich
responded there is no HOA for the property, however there are
covenants that dictate maintenance requirements and ownership
responsibility for the common wall. These are not enforceable by the city
and would be handled as a civil matter.
Commissioner Brinkman asked for clarification on the memo from
Northwest Area Consultants. Commissioner Brinkman asked if similar
lot splits would be likely to occur in the future and would they be
handled in a similar manner. Mr. Brixius stated situations of this nature
are not very common and if an exactly similar situation should arise in
the future, the variance request would be recommended for approval as
well.
Commissioner Smith asked about exterior maintenance agreements for
the property. The applicant approached the podium, David Slatosky,
4260 Lakeland Ave N, Robbinsdale. Mr. Slatosky stated the siding and
windows were all replaced for a uniform appearance from the outside.
Mr. Sargent stated in the future each lot would have an owner, and that
each owner could do what they desire with their own property.
Assistant city attorney, Stacy Woods stated there could be private
declarations included with the sale for the specific property regarding
the exterior maintenance.
Commissioner Landy asked if the current property owners would be
selling each property to homeowners or future renters. Mr. Slatosky
stated each tenant would be purchasing the side occupied.
Motion by Commissioner Landy, seconded by Commissioner Redden,
to open the Public Hearing. All present voted in favor. Motion carried.
No one wished to address the commission.
Motion by Commissioner Redden, seconded by Commissioner Landy, 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 18-30, variance to subdivide a parcel in the R-2
Single, and Two-family Residential District that currently contains a
twinhome located at 3575 Independence Avenue North, Patricia
Slatosky, petitioner, with the following conditions:
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Planning Commission Meeting January 2, 2019
1. The lot areas depicted on the survey submitted by the
applicant are approved.
2. The New Hope Building Official shall inspect the twinhome
to demonstrate that the current party wall between the
twinhome units has no openings, or doorway connections.
Voting in favor: Clark, Brinkman, Mannix, Hanson, Schmidt, Landy,
Smith, Korkowski, Redden
Voting against: None
Absent: None
Motion approved 9-0
Chair Schmidt stated the case will move forward to the January 28, 2019
City Council meeting.
PUBLIC HEARING
Planning Case 18-06, 18-
07, 18-08, 18-09, 18-10
Item 4.2
Chair Schmidt introduced Item 4.2, text amendments to Sections 4-2, 4-3,
4-15, 4-16, 4-20, and 9-11 of the New Hope City Code in relation to open
outdoor storage, semi-truck parking, mechanical/rooftop equipment,
trash enclosures at multiple-family properties, and landscaping
requirements.
Mr. Jeff Alger gave background on the text amendments. The Codes and
Standards Committee discussed establishing a Property Maintenance
Reference Guide. The Property Maintenance Reference Guide will
summarize minimum requirements and standards, encourage the
maintenance of buildings and homes, and create a centralized document
that addresses all property maintenance issues in “layman’s terms.”
Next Alger gave a description of the text amendments. Open outdoor
storage is allowed in the Limited Business (LB) and Community
Business (CB) zoning districts as a conditional use. This proposed text
amendment will expand open outdoor storage to allow recreational
vehicle storage in Industrial districts. With the exception of the
maximum space requirements, setback, surfacing, fencing,
screening/landscaping, required parking, hazardous material storage,
refuse and upkeep, and lighting, requirements are made consistent
within each of the three districts.
The City Code does not define semi-trucks or the parking of such
vehicles. This proposed text amendment will define trucks longer than
21 feet as semi-trucks and distinguishes semi-tuck parking from trailer
storage. The amendment limits semi-truck parking to the industrial
zoning district as an accessory use to the principal use, establishes
parking standards utilizing a MnDOT template, and specifies locational,
setback, and screening requirements.
Mechanical and rooftop equipment. This proposed text amendment
clarifies that ground mounted mechanical screening requirements do
not apply to air-conditioning units and redirects to the appropriate
section of code.
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Planning Commission Meeting January 2, 2019
Multiple-family trash enclosures. This proposed text amendment adds
multiple-family to the list of uses that must adhere to trash enclosure
standards specified in the City Code.
Landscaping. This proposed text amendment aligns ground cover
landscaping requirement in sections of the City Code, expands areas not
required to be landscaped to include open outdoor storage, and
eliminates duplication within the Code on areas that must be
landscaped.
Staff recommends approval of the proposed text amendments.
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff, Commission Clark addressed semi truck parking
in side yards along the street and expressed concern with many
properties being in violation once the proposed text amendment is
passed. Mr. Alger agreed there are properties that would not comply
with the text amendment. Commissioner Clark asked if these properties
would become existing non-conforming. Stacy Woods stated they
would not be considered non-conforming since semi trucks could be
moved. Clark asked if city staff will be addressing each property with
their violation. Alger responded that current code enforcement is
complaint based, and that is likely how this would also be addressed.
Motion by Commissioner Redden, seconded by Commissioner Mannix,
to open the Public Hearing. All present voted in favor. Motion carried.
No one from the audience wanted to address the commission.
Motion by Commissioner Landy, seconded by Commissioner Mannix, to
close the public hearing. All present voted in favor. Motion carried.
Motion
Item 4.2
Motion by Commissioner Landy, seconded by Commissioner Mannix, to
approve Planning Case 18-06, 18-07, 18-08, 18-09, 18-10, text amendments
to Sections 4-2, 4-3, 4-15, 4-16, 4-20, and 9-11 of the New Hope City Code
in relation to open outdoor storage, semi-truck parking,
mechanical/rooftop equipment, trash enclosures at multiple-family
properties, and landscaping requirements.
Voting in favor: Clark, Brinkman, Mannix, Hanson, Schmidt, Landy,
Smith, Korkowski, Redden
Voting against: None
Absent: None
Motion approved 9-0
Chair Schmidt stated the case will move forward to the January 28, 2019
City Council meeting.
COMMITTEE REPORTS
Design and Review
There are two applicants coming to the pre-application meeting on
Friday. If they submit an application, there will be a meeting on January
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Planning Commission Meeting January 2, 2019
Committee
Item 5.1
17, 2019. As usual, staff will update the committee on the meeting.
Commissioner Landy stated he would be taking Commissioner Clark’s
place if there is a meeting.
Codes and Standards
Committee
Item 5.2
There currently is no meeting scheduled.
NEW BUSINESS None
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Landy, seconded by Commissioner Brinkman,
to approve the Planning Commission minutes of December 4, 2018,
Motion carried.
ANNOUNCEMENTS None
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:32
p.m.
Respectfully submitted,
Jessi Weber, Recording Secretary