050608 planning commission
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES May 6, 2008
City Hall, 7 p.m.
CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to
due call and notice thereof; Chair Hemken called the meeting to order at
7 p.m.
ROLL CALL Present: Jim Brinkman, Pat Crough, Kathi Hemken, Jeff Houle,
Sandra Hunten, Roger Landy, Ranjan Nirgudé, Bill Oelkers,
Tom Schmidt, Steve Svendsen
Absent: Paul Anderson
Also Present: Curtis Jacobsen, Community Development Director, Alan
Brixius, Planning Consultant, Steve Sondrall, City Attorney,
Jason Quisberg, City Engineer, Eric Weiss, Community
Development Assistant, Pamela Sylvester, Recording
Secretary
CONSENT BUSINESS There was no Consent Business on the agenda.
PUBLIC HEARING
Planning Case 08-07 Chair Hemken introduced for discussion Item 4.1, request for variance to
rear yard setback requirement, 4551 Flag Avenue North, Jeff and Tammy
Item 4.1
Northrup, petitioners.
Mr. Curtis Jacobsen stated that the petitioner was requesting a 20-foot
rear yard setback variance to allow an addition to the existing garage
currently aligned five feet from the south property line. The site is located
in an R-1 district with single family residential properties in all directions.
The lot is irregularly shaped and contains 12,227 square feet. The existing
house and garage contains 1,079 square feet and 445 square feet,
respectively. The proposed house addition would add 1,294 square feet
and the garage would add 597 square feet. The lot ratios are 24 percent for
the building, five percent for paved area, and 71 percent for green space.
Mr. Jacobsen explained that the official front for the lot is 46th Avenue,
which is the narrowest lot frontage on a street. The house was placed
facing Flag Avenue making the legal rear (south) property line the side
yard at the time of construction.
The petitioner was requesting a variance in order to make significant
improvements to the property, including the house and garage, to
accommodate their growing family and remain in New Hope. The
variance would be needed for the garage addition only, which would
follow the existing alignment of the garage along the rear property line.
City code states the rear yard setback should be 25 feet. The existing
garage is considered legal, non-conforming.
Due to the fact that the legal notice was not published prior to the
Planning Commission meeting, the public hearing will be conducted at
the May 27 City Council meeting. Legal notices would be mailed to
neighbors 10 days prior to the meeting, per city code. The neighbor
immediately to the south submitted a letter of support.
Mr. Jacobsen stated that the purpose of a variance was to permit relief
from the strict application of the terms of the zoning code and an undue
hardship would be created by failure to grant the variance. The physical
hardship was created by the shape of the lot, was not created by the
owner but instead by a change in the interpretation of the code, and the
variance would not alter the essential character of the area.
The development review team and Design and Review Committee
reviewed the application and were supportive of the variance application.
The garage addition would be 597 square feet immediately behind the
existing garage. An L-shaped addition of 1,294 square feet would be
added behind the existing house.
Mr. Jacobsen summarized by saying that the petitioner was planning to
make a significant investment in their New Hope property, which would
include a new roof with increased roof pitch, new soffit and fascia, low
maintenance siding with accents of stone and shakes. Staff and the Design
and Review Committee recommend approval of the variance based on
the findings of fact in the planning report.
Commissioner Oelkers pointed out that the dimensions for the house and
garage addition on the survey and floor plan do not match and should be
corrected.
Mr. Jeff Northrup, 4551 Flag Avenue North, and Mr. Chalee Dennis,
Mahalo Construction, contractor, came forward. Mr. Dennis stated that
the survey had been completed prior to the Design and Review meeting.
At that meeting, he was instructed to reduce the size of the garage to meet
the city’s 1,000 square foot maximum garage size requirement. After that
meeting, the floor plan had been changed. He stated he would correct the
survey prior to the City Council meeting.
Chair Hemken questioned whether or not the shed would remain, and
was informed the shed would be moved closer to the house and away
from the property line.
Chair Hemken asked for clarification on the garage addition and whether
or not there would be a garage door between the old and new portions.
Mr. Northrup stated that the wall between would be removed to make
one large garage.
Discussion ensued on the orientation of the house on the lot and the fact
that when the home was constructed in 1968 that the south property line
was considered the side yard. Since that time, the code defines the front
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Planning Commission Meeting May 6, 2008
yard as the narrowest street frontage, which then makes the south
property line the rear yard. Mr. Alan Brixius, planning consultant,
explained that the current definition allows for the largest building
envelope on a corner lot. Also, the front yard was established based on
the assessment policy, therefore, the property is assessed on the smallest
street frontage. From a zoning standpoint, the definition using the
narrowest width abutting a street, allows for the largest building pad and
greatest flexibility in the use of the property. The city does not dictate the
orientation of the house.
It was noted that this property and the property to the south utilize the
shared side yards as a side yard. When staff considered the reduced
setback, it wanted to maintain the side yard status for the property.
Commissioner Houle initiated discussion on whether the hobby room
would be considered habitable space requiring a 10-foot setback. Mr.
Brixius explained that the hobby space would be considered a workshop
and a continuation of the garage. The city considered the proposal to be
in conformance with the goals of the Comprehensive Plan to allow for the
modernization and enlargement of the home.
Discussion ensued on whether the city needed a guarantee that the space
would not be converted to living space. A determination was made that
the city did not assume the petitioner was misrepresenting the use of the
new space. Mr. Sondrall reminded the commissioners that the city code
prohibited living space in this area, and if the property owner converted
an area of the garage to living space, the situation would be dealt with at
that time.
Commissioner Schmidt added that the appearance from the street would
not change with the garage addition.
Mr. Jacobsen stated that Mr. Northrup’s neighbor submitted a letter of
support, which was included in the planning packet.
Motion Motion by Commissioner Oelkers, seconded by Commissioner Landy, to
Item 4.1 approve Planning Case 08-07, request for variance to rear yard setback
requirement, 4551 Flag Avenue North, Jeff and Tammy Northrup,
petitioners, subject to the following condition:
1.Move the existing shed at least five feet from the property line.
Voting in favor: Brinkman, Crough, Hemken, Houle Hunten, Landy,
Nirgudé, Oelkers, Schmidt, Svendsen
Voting against: None
Absent: Anderson
Motion carried.
Chair Hemken stated that the public hearing on this planning case would
be conducted by the City Council at its meeting on May 27, 2008, and
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Planning Commission Meeting May 6, 2008
asked that the petitioner attend that meeting. The petitioner was
reminded to make the necessary corrections on the survey.
Planning Case 08-06 Chair Hemken introduced Item 4.2, request for site and building plan
review and conditional use permit for convenience store with gasoline
Item 4.2
sales, car wash, and outdoor sales, 7180 42nd Avenue North, Holiday
Stationstore/Chuck Durand, petitioners.
Mr. Eric Weiss stated that petitioner was requesting site and building
plan review and a conditional use permit for a convenience store with
gasoline sales, car wash and outdoor sales in the Community Business
(CB) district. The property is located at the northeast quadrant of 42nd
and Nevada avenues. There is a single family home and apartments to the
north of the site, and CB uses to the east, west and south. The site
contains 63,654 square feet or 1.46 acres. Proposed lot area ratios include
33 percent green space, 12 percent building, and 55 percent paved area.
The site is located in the city center area of the city and the
Comprehensive Plan identified this site for redevelopment and promotes
private reinvestment along 42nd Avenue.
Mr. Durand would be purchasing the property from Mr. David Lasky and
would demolish the existing two-story building to accommodate
construction of the Holiday gas station and car wash. Mr. Durand owns
and operates stores in Lakeville and Moundsview. Staff had been working
with Mr. Durand for the past several months on this proposal. The slope
of the site to the north makes redevelopment difficult and Mr. Durand
had requested a $60,000 low interest loan from the city to help finance the
project.
Mr. Durand was proposing construction of a convenience store, fuel
dispensers, and a car wash. He requested 24-hour operation of the store
and fuel dispensers, and 6 a.m. to 9 p.m. car wash operation. Adjacent
residential properties would be screened to limit noise and light.
Mr. Weiss stated that due to the fact that a public hearing notice had not
been published prior to the Planning Commission meeting, the public
hearing would be conducted at the May 27 City Council meeting.
Mr. Weiss explained that site and building plan review was required for
new construction projects, especially where parking and traffic demand
changed. The purpose of a conditional use permit is to provide the city
with a reasonable and legally permissible degree of discretion in
determining the suitability of certain designated uses upon the general
welfare, public health and safety of the community. Per city code, outdoor
sales should be 1) limited to 30 percent of the gross floor area of the
principal use, 2) screened from residential uses, 3) shield lighting from
public right of way and neighboring residences, 4) sales area to be grassed
or surfaced to control dust, and 5) use may not take up required parking
spaces. A convenience store with gasoline is a permitted conditional use
in the CB district. Any sale of food would be subject to approval of the
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Planning Commission Meeting May 6, 2008
county. Non-automotive sales should obtain annual food handling retail
sales license or other license as required. Hours of operation shall be
limited to 6 a.m. to 12 a.m. unless extended by City Council. The car wash
should match the principal building. Car stacking should be screened.
Entire area other than what is occupied by building or landscaping shall
be surfaced with bituminous and curbing. Vehicular access points shall
be limited and provisions made to control and reduce noise.
The development review team reviewed the project and was generally
supportive. The Design and Review Committee met with the petitioner
and was supportive of the project, however, requested several changes to
the plans including: 1) outdoor sales not to exceed 10 percent of floor
space, 2) relocate propane tank per fire department recommendations, 3)
plant taller trees along northeast corner of property, 4) install security
camera for safety purposes and to limit possible graffiti on north wall of
car wash, 5) relocate fire connection on convenience store to south or
west wall of the store, 6) split water service to building and provide turn
off valves, and 7) add a surmountable curb along pond to allow for snow
storage.
Mr. Weiss explained that the convenience store would contain 4,448
square feet. The car wash, detached from the store, would be 108 feet long
and contain 3,191 square feet. Fuel dispensers would include six gas
pumps, two diesel, and one E-85 pump. The project was consistent with
the business redevelopment goals of the comprehensive plan. The
proposed use would be permitted as a conditional use in the CB district.
All setback requirements are compliant with city code.
Sixteen parking spaces are required for the site and 23 stalls are provided.
Surmountable curbing should be provided on the north end of the pond
to assist with snow storage in the pond. The circulation plan indicated
adequate circulation for cars and trucks, although truck circulation would
be limited. The car wash stacking lane is adequate and an escape lane has
been provided. Plans indicate a storm water pond in the southwest corner
of the property, therefore, no storm water fee would be required. The city
engineer recommended either relocating the pond to a less visible
location or redesigning the pond as a filtration basin to control
vegetation. Structural treatment devices for pretreatment of runoff prior
to discharging into the basin should be provided. The existing water main
should be relocated, the retaining wall on the west side should be
removed and the slope graded out toward Nevada Avenue. A fence
should be provided on the east side of the pond due to the height of the
wall.
Exterior light fixtures appear to comply with the city’s outdoor lighting
standards. Trash and recycling containers would be housed in a brick
enclosure along the south wall of the convenience store. Mr. Weiss stated
that staff recommended metal gates for durability rather than the cedar
gates shown on the plan. All air conditioning equipment would be
housed along the east wall of the convenience store and would be
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Planning Commission Meeting May 6, 2008
screened with a brick wall. No rooftop equipment was indicated on the
plans.
The landscaping plan was submitted with a wide variety of plantings.
Landscaping proposed around the fire hydrant on 42nd Avenue should
be removed to provide access. The convenience store and car wash were
designed to match and would be constructed with brick and EIFS
(exterior insulated finish system), along with buff stone, aluminum, glass,
glazed brick and lighting accents. The canopy would be designed to
reflect the architecture of the buildings. The buildings conform to the
city’s design guidelines.
Mr. Weiss stated that seven signs are proposed for the site to include two
Holiday logo signs on the canopy, one car wash identification sign on the
car wash, two car wash directional signs, one Holiday Pantry sign on the
store, a 28-foot pylon sign to include the Holiday logo, pricing, LED
reader board, and car wash. Outdoor sales areas identified on the plan
total 200 square feet. The areas would be in front of the store, by the fuel
dispensers and by the car wash. The total sales area is consistent with
code.
Mr. Weiss reported that West Metro Fire-Rescue District inspectors had
concerns with filling of propane tanks on the site. Propane tanks are a
permitted use as long as gas station CUP requirements are met. Tanks
may not be located in the front yard (Nevada Avenue) or within 25 feet of
any property line. The propane tank must be surrounded by 25 feet of
open space and be located 10 feet away from parking areas. The proposed
location does not meet code for tank filling. Tank exchange would be
allowed without the filling station. The fire department connection is
located on the south wall of the store. The lockbox was identified on the
front of the store and must be relocated to the rear of the store. Domestic
and fire water service have been separated as recommended.
A 39-foot wall extension at the car wash exit would be constructed to
block noise from the dryers. The applicant should provide details on
decibel levels for the car wash dryers.
The applicant requested 24-hour operation of the convenience store and
fuel operation. City code allows hours of operation from 6 a.m. to 12 a.m.,
however, the City Council could extend the hours of operation. The car
wash hours requested are 6 a.m. to 9 p.m. on weekdays and 9 a.m. to 9
p.m. on weekends/holidays. Mr. Weiss explained that staff was
recommending a 7 a.m. weekday and 9 a.m. weekday/holiday start time
to reduce noise issues.
Significant grading would need to be accomplished to level the site for
construction. The car wash building would act as a retaining wall to
support the slope along the north property line.
The project was in general compliance with the design guidelines. The
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Planning Commission Meeting May 6, 2008
guidelines call for buildings to face the principal arterial street, which
would be 42nd Avenue. Due to site restrictions, this requirement was
waived. A pedestrian connection from the sidewalk to the store was
included. Additional landscaping and screening along 42nd Avenue has
been provided.
Mr. Weiss stated that staff and the Design and Review Committee were
recommending approval of the site and building plan review and
conditional use permits subject to the conditions listed in the planning
report.
Commissioner Hunten questioned whether the size of the ingress/egress
points would remain at the current size. Mr. Jason Quisberg stated that
the access point along 42nd Avenue would be relocated and be
constructed at 36 feet. Both access points would have one ingress and two
egress lanes. Hunten initiated discussion on the large difference in
elevation on the site and how the grading would be accomplished. Mr.
Quisberg stated that there would be a steep slope north of the drive aisle
for the car wash. The slope would be 3:1 and still could be maintained by
mowing. The outside edge of the drive lane would have curb and gutter
to prevent water/snow from flowing over the edge to the north and onto
adjacent properties. Hunten clarified that snow storage would take place
in the pond and that the surmountable curb would accommodate
pushing snow into pond. She asked for clarification on the number of
employees working on site overnight and was told there would be two
employees on that shift.
Mr. John Baregi, director of engineering for Holiday Stationstores, and
Mr. Chuck Durand, applicant, came forward to address the Commission.
Commissioner Svendsen requested that the landscaping plan and
planting schedule be changed to indicate the correct number of blue
spruce. Svendsen initiated discussion on whether or not an easement was
required over the pond and who would maintain the pond. Mr. Steve
Sondrall, city attorney, interjected that it was always the responsibility of
the applicant to maintain the pond. The city would not require an
easement, nor would it be responsible for maintenance. This pond would
only serve this property.
Discussion ensued regarding the exact location of the surmountable curb
for the pond and pushing snow into the pond. Mention was made that
due to the depth of the pond a fence would be required on top of the
retaining wall, thereby, making pushing snow into the pond between the
tanks and 42nd Avenue impossible. Mr. Baregi indicated they would
prefer to utilize the pond for snow storage and not have to haul snow off
the site.
Commissioner Hunten stated she was concerned with the steep sides of
the pond potentially being taken over by weeds and difficulty in mowing
that area. Mr. Quisberg stated that the city had asked that the petitioner
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Planning Commission Meeting May 6, 2008
consider grading the area with a gentler slope for maintenance purposes.
A dry pond should be considered where water would not sit in the pond
during normal conditions. The city engineer stated he felt the wall on the
west side of the pond could be eliminated and that area graded out. The
wall currently maintains a cover over a water main. If the water main was
relocated, it may be possible to move the pond to the west and reduce the
size of the wall on the east side of the pond. If the pond depth was less
than 42 inches, the fence along the top of the wall would not be required.
Through a combination of treatment devices for the water and under
drain system, the requirements for the site could be met. The applicant
indicated agreement for the elimination of the westerly retaining wall.
The developer would need to pay for the relocation of the water main.
The applicant indicated they would review the costs associated with
moving the water main.
In a dry pond, during heavy rains, water would enter the area and then
drain through a grit chamber to remove floatables and some silt out of the
water before it entered the dry pond area and filtration system for water
quality benefits. The applicant would meet the quality requirements as
well as the storage requirements and have an area that could be
maintained by mowing.
Commissioner Houle questioned why so many extra parking stalls were
being provided on the site and whether some of the parking area at the
southeast corner of the pond could be utilized to accommodate a gentler
slope for the pond. Mr. Baregi stated that Holiday preferred to provide as
much parking as possible.
Commissioner Hunten clarified that all landscaping areas would have
underground irrigation.
Commissioner Crough questioned if the sidewalk along 42nd Avenue
would be replaced during construction. He also confirmed that the
current ponding at the northeast corner of the site would be redirected
toward the pond. Mr. Quisberg interjected that there was a catch basin
near the apartment complex. Drainage issues on the adjacent properties
would need to be taken care of on those sites. The developer for this
project would only be responsible for drainage on this site.
Commissioner Crough stated he was concerned with ingress/egress cross-
over onto 42nd Avenue and wondered whether the county would
regulate that traffic pattern. Mr. Quisberg confirmed that would be
reviewed by the county for final approval. It is possible the county may
allow right in/right out only. Mention was made that large trucks would
need to utilize the Nevada Avenue access. Trucks could potentially exit
the property eastbound onto 42nd Avenue, if allowed by the county.
Commissioner Brinkman questioned whether or not 24-hour operation
was standard for the Holiday stores. Mr. Baregi stated that 70 percent of
the stores are open 24 hours. Commissioner Schmidt interjected that the
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Planning Commission Meeting May 6, 2008
station at 42nd and Highway 169 in Plymouth is open 24 hours, but the
station at Schmidt Lake Road and Highway 169 is not. Mr. Baregi stated
that Mr. Durand was making a significant investment in this site and was
requesting the option to operate 24 hours. If, in the future, the business
was not profitable from midnight to 6 a.m., it may be closed during those
hours. Mr. Durand stated that at the store in Moundsview, a significant
amount of business was done during the late night hours due to the fact
that a lot of people work later hours. A typical day starts about 4:30 a.m.
when people are on their way to work. He mentioned that from a safety
perspective, it was better to have the store open 24 hours. He added that
his Lakeville store, which is not open 24 hours, had been robbed three
times, whereas the Moundsview store had not. Commissioner Oelkers
stated that the Design and Review Committee was recommending 24
hour operation. Commissioner Svendsen reported that the car wash must
meet MPCA noise standards. He added that the sound wall at the car
wash exist was a great addition. The lighting plan was reviewed carefully
to be certain there was not spillage into the residential neighborhood to
the north. A great deal of landscaping would be provided along the north
property line.
A question was raised as to whether the pumps could be operated
without the store open and the response was that could be done with
specific requirements being met. An operation of this type typically
makes most of its money on items in the convenience store rather than on
gasoline sales. Mr. Durand added that the New Hope community does
not have anywhere to purchase grocery items or medicine in the late
night hours, and he stated he wanted to provide this service for the
community. Mr. Baregi added that all of the SuperAmerica stores in the
area, except New Hope, are open 24 hours. Commission members
concurred that the 24-hour operation would be desireable for the
community.
Commissioner Oelkers initiated discussion on the car wash hours of
operation. Mr. Durand stated that in summer (April 1 to October 1) he
was in agreement with the hours of operation from 7 a.m. to 9 p.m.,
however, during the winter he requested the hours be 6 a.m. to 9 p.m. as
the car wash was busier during the winter months. Durand maintained
that people work different shifts and many come in early in the morning.
He added that his stores offer a membership program where for a certain
dollar amount the member can wash their car as many times as they want
during the month. Many of these members come to the station by 6 a.m.
Mr. Baregi stated that noise from the car wash dryers would be
approximately 45 decibels at the property line. He did not have
calculations on noise penetration through the 35-foot wall or landscaping
along the property line. Those numbers would be presented to city staff
when the report was ready. Mr. Durand stated they had discussed the
project with the neighbor to the north, who indicated he was glad to see
the site would be cleaned up. A suggestion was made to have that
homeowner at the City Council meeting.
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Planning Commission Meeting May 6, 2008
Commissioner Hunten confirmed that there are a lot of people out at all
times of the day and night. Mr. Durand stated that the traffic count for
that area of 42nd Avenue was 20,000 cars per day. He added that his
customer base was all the homes within a one mile radius of the site.
Discussion ensued on how this project may impact nearby businesses.
This site was projected for redevelopment in the city’s comprehensive
plan. No other redevelopment proposals have been received by the city
for properties adjacent to the site. Mr. Durand added that a lot of new
development had taken place in Moundsview since his store opened.
Commissioner Schmidt pointed out the fact that the existing building on
the site, many years ago, had been utilized for city council meetings, had
housed the city jail, the municipal liquor store, and Paro’s Pub.
Motion Motion by Commissioner Svendsen, seconded by Commissioner Landy,
Item 4.2 to approve Planning Case 08-06, request for site/building plan review
and conditional use permit for convenience store with gasoline sales,
car wash, and outdoor sales, 7180 42nd Avenue North, Holiday
Stationstore/Chuck Durand, petitioners, subject to the following
conditions:
1.Developer shall execute CUP/site improvement agreement with
city, to be prepared by the city attorney.
2.Developer to provide financial guarantee/performance bond for site
improvements (amount to be determined by city engineer and
building official)
3.Approval of all plans by the building official.
4.Comply with West Metro Fire-Rescue District recommendations
(May 1, 2008).
5.Comply with city engineer recommendations (April 16 and April
24, 2008).
6.Payment of park dedication fee of $3,650 at the time the building
permit is issued.
7.Comply with planning consultant recommendations:
a.The applicant shall receive an access permit from the county
for access onto 42nd Avenue.
b.The applicant shall replace any trees along the north property
line that may die within two growing seasons of construction.
The replacement trees shall be shade tolerant species.
c.The applicant shall provide details on decibel levels for the car
wash dryers including test data specifications.
d.Outdoor display and sale areas shall be limited to those
identified on the revised plans dated April 25, 2008.
e.The bulk propane tank and pump shall be relocated in a
manner consistent with the fire code.
f.Per City Council approval of business hours, the Holiday
convenience store and fuel service may be open 24 hours a day.
The car wash shall be limited to the hours of 7 a.m. to 9 p.m.
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Planning Commission Meeting May 6, 2008
from April 1 to October 1 and 6 a.m. to 9 p.m. from October 2 to
March 31.
g.Final grading and utility plans are subject to approval of the
city engineer.
h.The pond on site should be constructed as a dry pond design.
Voting in favor: Brinkman, Crough, Hemken, Hunten, Landy, Nirgudé,
Oelkers, Schmidt, Svendsen
Voting against: Houle
Absent: Anderson
Motion carried.
Chair Hemken stated that the public hearing on this planning case would
be conducted by the City Council at its meeting on May 27, 2008, and
asked that the petitioner attend that meeting. Chair Hemken suggested
that the petitioner encourage the adjacent property owner to come to that
meeting in support of the project.
Planning Case 05-17 Chair Hemken introduced Item 4.3, discussion of New Hope 2030
Comprehensive Plan, city of New Hope, petitioner.
Item 4.3
Mr. Alan Brixius stated that the last comprehensive plan was completed
in 1998. The Metropolitan Council mandated that cities update their
comprehensive plans to reflect the 2030 Regional Development
Framework, which was what all communities in the seven county metro
area must be consistent with in regard to regional utilities, transportation,
recreational infrastructure and other regional components. The deadline
for completion was the end of the year 2008. Once approved by the City
Council, the plan would be submitted to adjacent communities, school
district, watersheds, and the county for comment. New Hope is classified
within the Regional Development Framework as a fully developed urban
community, including utilities, and urban densities.
Mr. Brixius stated that the city and task force had been working on the
update since the fall of 2006. Monthly task force meetings were conducted
and the City Council reviewed each section as it was completed. The task
force was charged with developing a draft comprehensive plan document
that addressed the community’s issues and laid a foundation for
community planning and land use development through 2030.
The comprehensive plan is broken down into several sections including
the planning inventory, visioning/tactics interviews, policy plan,
development framework, and implementation. The inventory is a
snapshot of where New Hope is today and includes population,
households, and employment information; housing profile includes type
and age of housing stock; natural profile includes topography, soils, water
resources, and lakes; transportation includes traffic counts, roadway
classification, transit opportunities, railroads and airports; and
community facilities includes sanitary sewer, storm sewer, water supply,
parks, and community services. All of these infrastructure components
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Planning Commission Meeting May 6, 2008
have a Met Council interest.
A community tour was conducted early in the process. The city has
approximately 11 acres of vacant land available. The majority of the
community is developed with low density residential properties. New
Hope has a high number of high density units, but those properties total a
much smaller total acreage. The medium-to-high density acreage has
increased somewhat during the last ten years with the addition of
Winnetka Green and Winnetka Townhomes.
Mr. Brixius explained that the inventory provided empirical data and the
planning tactics section identified the perception of the community. The
task force utilized the 2006 community survey and comments from the
2007 community tour to outline issues both on a community wide and
planning district basis. The issues identification map summarized the
issues raised during the tour and identified specific areas requiring
attention. Most of the issues relate to maintenance, upkeep, infrastructure
repair, and redevelopment.
The policy plan outlines the goals for addressing the issues and
opportunities identified in the tactics and inventory. The policies are
action statements utilized to implement the goals. The development
framework gives specific recommendations on land use and planning
recommendations by topic, for residential, commercial, industrial,
community facilities, transportation, and planning districts. The goals are
broken down by planning district for individual neighborhood
recommendations.
Mr. Brixius explained that the city-wide goals are broader to protect the
city’s positive identity and property values, aggressively improve
substandard areas, promote cohesive land use patterns, promote
pedestrian and bicycle movements, and promote an active and healthy
community. Due to the aging population and changing lifestyles, the city
should offer a full range of opportunities and programs as well as
infrastructure that allows people to remain healthy and stay in their
homes. The proposed land use areas did not change dramatically. Two
new land use classifications were added: low/medium density and
commercial/mixed use.
Residential goals include providing a variety of housing types, maintain
and enhance the strong character of single family residential
neighborhoods, and maintain and enhance multiple family
neighborhoods. Due to the fact that New Hope is fully developed,
residential recommendations include maintenance and redevelopment.
Maintenance includes private reinvestment, code compliance which has
maintained the city’s housing values, and the adoption of the
International Property Maintenance Code. In 1998, it was determined that
the city’s multiple family buildings were minimally inspected and
maintained and the city’s single and two-family properties were not
tracked or inspected. The new rental registration program includes
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Planning Commission Meeting May 6, 2008
inspections for the single and two-family properties, as well as the
multiple family buildings. The city continually reviews its ordinances to
determine if there are opportunities to “make land” or give property
owners the means to utilize their site more effectively. The city offers
financing programs through Hennepin County and participates in the
remodeling fair. The city partners with the private sector and non-profit
groups in redeveloping residential properties in the city.
Commercial land use goals include maintaining and improving the
commercial areas as vital retail and service locations, redeveloping sites
that display building deterioration, obsolete site design, and a high level
of vacancies, and creating a cohesive and unified identity. Commercial
recommendations include implementing the design guidelines,
investigating mixed land use options, improving commercial
streetscapes, providing pedestrian friendly commercial areas, and
pursuing redevelopment of select commercial locations. Target areas
include portions of the Bass Lake Road corridor, City Center area, and
Midland Center.
Mr. Brixius explained that the industrial goals include retaining and
expanding the city’s industrial land uses to insure a diverse tax base and
employment opportunities, redeveloping sites displaying building
deterioration, and promoting environmentally friendly buildings and site
design. New Hope offers several large industrial areas and has been
successful in retaining businesses and promoting expansion
opportunities. Industrial recommendations include communication with
business owners, re-evaluating land use requirements, emphasizing site
and building maintenance through code enforcement, promoting
industrial land uses as a first priority for those areas, and looking at
redevelopment and utilization of the guidelines for new growth within
the community.
The transportation goals include providing a functional street network
that addresses future traffic demands, provides mass transit options, and
pedestrian and bicycle friendly systems in the city. Mr. Brixius explained
that the north/ south connections through the city are good. The city may
want to explore the east/west connections into Plymouth. Bike and
trailway routes were proposed in conjunction with the existing city
sidewalk network.
Goals for community facilities include improving and creating services
and facilities to meet the needs and interests of the changing community,
improving the civic beautification program and stimulating investment in
private property, and developing a diverse and comprehensive park
system to serve the recreational needs of all residents. Recommendations
would include maintaining city services, reducing infill and infiltration
into the sanitary sewer, and implementation of the 2007 Surface Water
Management Plan. The city should partner with other communities to
provide park programs and avoid duplication, promote existing
programs, and remain flexible to the changing recreational demands of
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Planning Commission Meeting May 6, 2008
the community.
Administration goals include operating the city within a fiscally sound
philosophy, responding to concerns and issues of residents, and
maintaining the strong level of confidence in the city’s advisory
committees and lines of communication between the committees and City
Council. Recommendations for the administration of the city include
budgeting and finance, community facilities, codes and ordinances,
redevelopment and maintenance, and intergovernmental cooperation.
Solar access was mandated by the Met Council.
Mr. Brixius stated that the city is divided into 16 planning districts to
provide goals and recommendations for specific neighborhoods. The
boundaries were established based on land use patterns and physical
barriers within the city.
Commissioner Hunten asked for clarification on what land is included in
the right of way and Mr. Brixius explained that the right-of-way included
the street surface – local streets are 60 feet wide and collector streets are
80 to 120 feet wide – street and sidewalk/boulevard area. Streetscape was
defined as the treatment of the boulevard areas and could include the
utilization of sidewalks, landscaping, and transportation components
such as benches, mass transit stops, street lighting, and underground
utilities.
In response to a question regarding the city center plan, Mr. Brixius
reported that a plan had been compiled several years ago but never
adopted. Commissioner Landy interjected that a task force established a
document with ideas for the city center area. One of the options the task
force suggested for the city center area was the same as Ryan Companies’
recommendation for phase one - a big box type store. Brixius stated that
the city’s design guidelines included a city center district that established
guidelines unique to that area and could be utilized as private
development comes forward.
Commissioner Hunten initiated discussion on the district goals. Brixius
responded that as opportunities come forward from private developers,
residents or businesses, the city utilizes the goals established for that
particular planning district. For example, the city could be reviewing
several development applications at the same time and would utilize the
comprehensive plan to define how the city would react to each
application. Mr. Sondrall added that the comprehensive plan was a
regulatory document that had to be consistent and work with the zoning
code. When developers or homeowners want to do things that are geared
toward land use, the city utilizes this document to determine whether the
proposed use is consistent with the city’s goals, policies and
recommendations. The Council and Planning Commission can then
justify their decisions, either for or against. The Comprehensive Plan lays
out the city’s rules and regulations as to how the city would look at land
use planning and how the zoning regulations are applied to land use
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Planning Commission Meeting May 6, 2008
planning.
For city infrastructure improvements such as street or park projects,
priorities are established and funds budgeted. The city can take a more
passive approach and deal with specific district goals as projects come
forward. Funding requests for city projects may be brought forth by each
department during the budget process and are approved by the City
Council. The city can initiate specific projects to stimulate development,
but if the city does not own the land, it usually waits for a developer to
initiate a project. The city then uses the Comprehensive Plan as a
regulatory document to insure the property would be used in a way that
meets the goals outlined in the plan. In determining how passive or
aggressive the city would be depends on the political philosophy of the
Council and the economical viability of the projects. Mr. Sondrall added
that for larger projects, it would be best to have a private sector investor
to partner with the city for a successful redevelopment project. The city
has utilized a number of funds and programs over the last several years.
Funding requests are approved on a case by case basis.
Commissioner Oelkers pointed out that in 1998 the large lots along
Winnetka Avenue were discussed as a potential for redevelopment, and
through the city aggressively purchasing the properties, the Winnetka
Green project was accomplished in 2004. The Bass Lake Road Apartment
site was also discussed in 1998 and redevelopment of the site is now in
process. Several redevelopment projects have been discussed for the site
at Nevada and 42nd Avenue over the last several years prior to the
Holiday station plans discussed tonight.
Motion Motion by Commissioner Landy, seconded by Commissioner Svendsen,
Item 4.3 to approve Planning Case 05-17, New Hope 2030 Comprehensive Plan,
city of New Hope, petitioner.
Voting in favor: Brinkman, Crough, Hemken, Houle, Hunten, Landy,
Nirgudé, Oelkers, Schmidt, Svendsen
Voting against: None
Absent: Anderson
Motion carried.
Commissioner Landy commended Mr. Brixius for his work on the update
of the Comprehensive Plan.
Chair Hemken stated that the public hearing on this planning case would
be conducted by the City Council at its meeting on May 27, 2008.
Design and Review Commissioner Svendsen reported that the Design and Review Committee
met in April to review the projects discussed at this meeting. Mr.
Committee
Jacobsen added that several pre-application meetings were scheduled and
Item 5.1
staff expected one or two of the projects would move forward for the June
Planning Commission meeting. The committee meeting is scheduled for
May 15.
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Planning Commission Meeting May 6, 2008
Codes and Standards Chair Hemken stated that the Codes and Standards Committee did not
meet in April.
Committee
Item 5.2
OLD BUSINESS There was no old business.
Miscellaneous Issues
NEW BUSINESS There was no new business.
Motion to Approve Motion by Commissioner Landy, seconded by Commissioner Schmidt, to
Minutes approve the Planning Commission minutes of April 1, 2008. All voted in
favor. Motion carried.
ANNOUNCEMENTS Chair Hemken announced that John Elder had been appointed to the City
Council to fill the term vacated by Steve Sommer until the end of the year.
Mr. Jacobsen reported that the city closed on the Bass Lake Road
Apartment complex property today. The buildings would be demolished
and the site hydro-seeded and land banked for future development. The
police department intends to utilize the site for training and West Metro
Fire would be utilizing at least one building for a practice burn.
Chair Hemken thanked staff for the article in “In The Pipeline” reminding
residents to maintain their properties in the city.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 9:10
p.m.
Respectfully submitted,
Pamela Sylvester, Recording Secretary
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Planning Commission Meeting May 6, 2008