Loading...
060220 Planning CommissionCITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, MINNESOTA 55428 PLANNING COMMISSION MINUTES June 2, 2020 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. Due to the COVID-19 pandemic, this meeting was conducted virtually using the Webex video media platform. 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; Jeff Alger, Community Development Specialist; Brandon Bell, Community Development Assistant; Stacy Woods, Assistant City Attorney; Al Brixius, Planning Consultant; Dan Boyum, City Engineer; Kathi Hemken, Mayor; Jessi Weber, Recording Secretary NEW BUSINESS Staff discussion pertaining to new chair appointments. The Planning Commission elected the following: Commissioner Clark, Chair; Commissioner Smith, Vice Chair; Commissioner Hanson, Third Officer. PUBLIC HEARING Planning Case 20-05 Item 4.1 Chair Clark introduced Item 4.1, Planning Case 20-05, a 5-foot rear yard setback variance to accommodate the construction of the proposed garage, 7821 44th Avenue North, Seth Gagnon, petitioner. Mr. Brandon Bell, Community Development Assistant, gave background information on the case. The applicant is interested in tearing down an existing two-car detached garage in order to accommodate a new three-car detached garage. The applicant has indicated that the current garage has structural issues and needs to be replaced. Bell then reviewed the zoning for the property. The existing garage has a six-foot rear yard setback and is considered a legally non-conforming structure. The proposed garage would require a 5-foot variance for the rear yard setback. The required rear yard setback in the R-1 District is ten feet. The proposed new garage would have a setback of five feet from the rear property line, requiring a five-foot rear yard setback variance. Next, Bell reviewed the variance standards per New Hope City Code. Staff has determined the request meets these standards, as the new garage would be a reasonable use of the land. Bell concluded that proper legal notice and mailing notice were given. Staff did receive a letter in support of the garage variance from the 2 Planning Commission Meeting June 2, 2020 neighbor residing at 4322 Winnetka Avenue North. This neighbor would be the most affected by the garage variance. Staff recommended approval of the case. When Chair Clark questioned whether any of the Commissioners had any questions for staff, Commissioner Brinkman asked what the garage size is. Bell replied the current garage is a detached two -car garage and the proposed garage is a detached three-car garage. Commissioner Brinkman asked if there were garage doors for each stall. The applicant, Seth Gagnon, replied there is a 10-foot wide single garage door on the south end. There will be an 18-foot wide double garage door to the north of the single garage door. Then a service door will be north of the double garage door. Commissioner Brinkman asked what the height of garage would be. Mr. Gagnon stated the current garage height is 14 feet, 11 inches in height. He did not have the proposed garage height, but it would be slightly taller than the current garage. Commissioner Redden asked for confirmation that the letter received was in support of the garage variance. Commissioner Clark replied that is was in support. Commissioner Clark asked Mr. Gagnon if he was in agreement with all the conditions that were given. Mr. Gagnon replied he did agree with the conditions. Motion by Commissioner Landy, seconded by Commissioner Brinkman, to open the Public Hearing. All present voted in favor. Motion carried. No one from the audience wished to speak. Motion by Commissioner Landy, seconded by Commissioner Brinkman, to close the Public Hearing. All present voted in favor. Motion carried. Commissioner Smith asked what the concrete to green space ratio was with the proposed garage. Mr. Gagnon replied the amount of concrete added would only be 2-4 feet. There is already an existing concrete pad next to the garage, so the proposed garage would not be adding much more concrete to the property. Chair Clark asked how much the nonconformity would be for the proposed garage. Mr. Bell replied it would be 1 foot when compared to the existing garage. 3 Planning Commission Meeting June 2, 2020 Motion Item 4.1 Motion by Commissioner Landy, seconded by Commissioner Schmidt, to approve Planning Case 20-05, a 5-foot rear yard setback variance to accommodate the construction of the proposed garage, 7821 44th Avenue North, Seth Gagnon, petitioner, with the following conditions: 1. No business or home occupation shall be conducted in or around the garage. 2. The garage shall not be used as a living quarters, either temporary or permanent. 3. The area around the garage shall be seeded or sodded prior to the issuing of a certificate of occupancy. Voting in favor: Clark, Brinkman, Mannix, Hanson, Schmidt, Landy, Smith, Korkowski, Redden Voting against: None Absent: None Motion approved 9-0 Chair Clark stated the case will be brought to the June 22, 2020 City Council meeting. PUBLIC HEARING Planning Case 20-06 Item 4.2 Chair Clark introduced Item 4.2, Planning Case 20-06, Conditional Use Permit (CUP), site plan review, and two variances to allow for a 15,000 square foot expansion of warehouse located at 3101 Louisiana Avenue North, Furniture Industries, petitioner. Mr. Jeff Alger, Community Development Specialist, gave background information on the case. Furniture Industries submitted an application for a 15,000 square foot expansion to their existing building to allow for additional office and warehouse space. The business is growing and in need of the additional space to continue operations in New Hope. The CUP would allow for a placement of a loading bay fronting a public street. The variances would allow for a reduction of the rear yard setback requirement for the principal building and a reduction to the required curb cut setback from the public street at the intersection of Louisiana and 31st avenues. Next, Alger reviewed the zoning for the case. The existing building does not meet the required front yard setback of 30 feet. This is an existing legal non-conforming condition that would not be expanded upon as part of the proposed project. The proposed expansion would enlarge the building to the west, placing the footprint 10 feet from the rear yard property line. City Code requires a 30-foot rear yard setback, thus necessitation of a variance. The property abuts a wetland on an industrial- zoned property to the west. The wetland serves as a buffer between the two properties. The proposed expansion indicates 52 parking stalls, including two disability stalls, which exceeds the minimum requirement of 47 parking stalls. Landscaping is required at the perimeter to screen headlights. The applicant is proposing to move and enlarge the existing curb cut along 4 Planning Commission Meeting June 2, 2020 31st Avenue North to the west. The proposed curb cut is shown at a width of 32 feet. The applicant is also proposing a new 24-foot-wide curb cut for the new parking area at the southwest corner of the parcel. A variance is required to allow for a reduction to the required curb cut setback from the public street intersection. The applicant is proposing a 25-foot setback, whereas a 40-foot setback is required. The industrial zoning district allows for a maximum of 80% impervious surface coverage. The applicant’s code review indicates the site will be at 78.5% impervious surface coverage after completion of the project. The building expansion would involve the construction of two new loading bays. This meets the city’s requirements for number of loading bays; however, a CUP is required to allow loading bays in a side yard abutting a public street. The plans indicate the property will be regraded and a paved access to the existing overhead garage door on the north side will be installed. The application has provided a letter from the property owner at 3109 Louisiana Avenue North granting permission to access the garage door on a temporary basis from their property. The trash enclosure, landscaping, snow storage, and lighting all meet city requirements. The applicant must work with the city engineer for grading and drainage with the abutting wetland and ensure storm water will not damage the wetland. Alger concluded that proper legal notice and mailing notice were given. Staff did hear from one resident who expressed concern about the size of the project and plans to speak at the public hearing. Staff recommended that the Planning Commission conduct a public hearing and approve a site plan review for the expansion of the building located 3101 Louisiana Avenue North. Staff also recommend ed approval of a CUP allowing for the placement of a loading bay fronting a public street and two variances allowing for the reduction of the rear yard setback requirement for the principal building, and a reduction to the required curb cut setback from the public street at the intersection of Louisiana and 31st avenues. When Chair Clark questioned whether any of the Commissioners had any questions for staff, he first asked for clarification that there were two bay areas and one overhead door. Mr. Alger replied there were two loading pays and no overhead doors. The architect for the applicant, Jerry Anderson, stated when the drive entrance was narrowed, it eliminated 3 parking stalls in order to open up turning lanes for semi-trucks. The third loading bay was eliminated, but an overhead door remained. The door will be used for the trash removal/pickups and for mail to be delivered. Chair Clark thanked the applicant for working with city staff in making adjustments on the plans. Chair Clark asked how things were progressing with the Basset Creek Watershed District regarding their proposed plans. Dan Boyum, city engineer, added that the impervious surface noted on the proposed plans did not trigger an official watershed review. There is no wetland buffer that is being required, but a wetland delineation is 5 Planning Commission Meeting June 2, 2020 being addressed with the applicant and Stantec. Chair Clark then asked for clarification on the percentage of impervious surface. Mr. Alger clarified the percentage was at 78.5%. Commissioner Landy asked if Dan Boyum was comfortable with the direction the storm water plans were going. Mr. Boyum stated things were moving the right direction with the plans. Commissioner Landy asked the applicant if they were comfortable with the conditions listed. Mr. Anderson stated they were comfortable with the conditions. They noticed an additional condition was added to the list regarding the maintenance of the storm water, and they were comfortable with that. Stacy Woods, City Attorney, added that she would draft the storm water maintenance agreement for all parties to sign. Commissioner Schmidt asked if the email received was in support of the variance request and if it could be read aloud for the record to be included in the public hearing. Chair Clark read the email from Jeff Freeman for the Planning Commission. Mr. Freeman expressed concern the building expansion would result in an increase in truck traffic, noise, and the removal of green space. Motion by Commissioner Landy, seconded by Commissioner Mannix, to open the Public Hearing. All present voted in favor. Motion carried. Stan Matthews, 3016 Louisiana Ave N, Crystal, called in regarding his concerns about the parking lot and removal of the green space potentially leading to an increase in traffic noise. Mr. Matthews also had concerns with the noise generated from equipment for snow removal, as that often happens during the night. Mr. Matthews questioned how the buffer will be created with such a small space between the building and wetland, and asked for clarification on the location of the loading docks. Mr. Alger responded the loading docks are on the south side coming in off 31st Avenue North. The loading area will be located in the existing parking lot and the proposed new parking lot will be for passenger vehicles only. Pat Bowman, 3032 Louisiana Avenue North, Crystal expressed her opposition to the expansion of the parking lot. Her concern is an increase in activity noise and the overall look will be less like a neighborhood. Kathi Hemken, Mayor, asked the applicant if jobs would be created as a result of the expansion. David Fystrom, architect, stated seven new warehouse jobs will be created. With the current Covid-19 concerns, staff is working from home and the company will likely continue to have staff work remotely. He anticipates that not all the parking spaces will be used. Motion by Commissioner Landy, seconded by Commissioner Redden, to close the Public Hearing. All present voted in favor. Motion carried. Chair Clark asked the applicant about the functional need for parking 6 Planning Commission Meeting June 2, 2020 vs. the zoning requirement for parking. Mr. Anderson stated that the 11 outside stalls facing Louisiana A venue could be considered proof-of- parking in that not all required parking stalls would actually be needed. The boulevard could be kept intact in that area with no parking lot lights. If those stalls were needed in the future, the stalls would be available. Commissioner Clark agreed that the proof-of-parking idea might act as a viable solution. Jeff Sargent, Community Development Director, stated the proof-of-parking could preserve green space and address some of the concerns from the neighbors. Al Brixius, City Planner, contributed that adding the proof-of-parking as a condition of approval would eliminate the need for an additional public hearing at a later time. Ms. Woods agreed that adding the proof-of-parking and storm water maintenance agreement as conditions of approval would all be included with the current public hearing. Mr. Anderson contributed that there are very few over the road semi- trucks that enter the site. The bulk of the traffic on site will be step vans, UPS vehicles, USPS vehicles. Commissioner Brinkman thanked Mr. Anderson for clarifying that semi-trucks are not entering the site. Motion Item 4.2 Motion by Commissioner Landy, seconded by Commissioner Brinkman, to approve Planning Case 20-06, Conditional Use Permit (CUP), site plan review, and two variances to allow for a 15,000 square foot expansion of warehouse located at 3101 Louisiana Avenue North, Furniture Industries, petitioner, with the following conditions, plus the two additional conditions, #7 and #8: 1. Any outdoor mechanical equipment shall be identified on building plans and shall meet screening requirements specified in Section 4-3(b)(5)c. of the City Code. 2. With the exception of trash pickup day, trash-handling equipment shall be stored inside principal building. 3. Landscaping along south property line adjacent to parking lot shall be spread out for entire length of parking lot. 4. Tree preservation plan shall be submitted in order to ensure five trees on west side of the property will survive impact of construction. Replacement plan shall be submitted if trees do not survive. 5. Grading, drainage, storm water management, and wetland delineation, protection, and restoration plans shall be subject to review and final approval by the City Engineer and Storm water Specialist. 6. Applicant shall provide record plans or as -built drawings to the city following project completion. 7. Applicant shall enter into a storm water maintenance and easement agreement with the City to be prepared by the city attorney. 8. A restrictive covenant shall be recorded against the property that mandates the construction of the proof of parking for 11 7 Planning Commission Meeting June 2, 2020 additional parking stalls facing Louisiana Avenue North if the city finds that the demand for on-site parking exceeds the available supply. This covenant will also preserve the proof of parking areas from any other type of construction. 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 be brought to the June 22, 2020 City Council meeting. COMMITTEE REPORTS Design and Review Committee Item 5.1 The next potential meeting is on June 18, 2020. There are two people attending the pre-application meeting. Staff will be informed either way if the meeting will happen or will be cancelled. Codes and Standards Committee Item 5.2 There currently is no meeting scheduled. NEW BUSINESS OLD BUSINESS Approval of Minutes Item 7.1 Motion by Commissioner Landy, seconded by Commissioner Redden, to approve the Planning Commission minutes of January 7, 2020. Motion carried. ANNOUNCEMENTS Commissioner Landy thanked Commissioner Schmidt for leading the Planning Commission over the last three years. Chair Clark asked on the status of the distillery that came through the Planning Commission in January. Mr. Sargent provided an update that they are still moving forward as planned. Commissioner Brinkman asked for the next meeting to have a map of the subject property available during the presentation. Mr. Sargent replied that would happen for future meetings. Commissioner Landy stated he would attend the June 18th Design & Review meeting if Commissioner Redden was unable to attend. Commissioner Redden stated he was planning to attend the June 18th meeting. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:18 p.m. Respectfully submitted, 8 Planning Commission Meeting June 2, 2020 Jessi Weber, Community Development Administrative Specialist