070720 Planning CommissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES July 7, 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 Clark 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;
Kathi Hemken, Mayor; Jessi Weber, Recording Secretary
NEW BUSINESS The Planning Commission revisited commissioner appointments.
Commissioner Hanson was appointed Vice Chair and Commissioner
Mannix was appointed Third Officer.
PUBLIC HEARING
Planning Case 20-07
Item 4.1
Chair Clark introduced Item 4.1, Planning Case 20-07, Rezoning of
scattered site housing property to allow for construction of new single-
family home, 4215 Louisiana Avenue North, New Hope Economic
Development Authority, petitioner.
Mr. Jeff Alger, Community Development Specialist, gave background
information on the case. The city of New Hope Economic Development
Authority (EDA) purchased the vacant and distressed property in
February of 2020. The building was constructed in 1961 as a single-
family home and was later converted into office space. The property is
zoned CB, Community Business. The building was demolished and
must be rezoned to a residential district to facilitate redevelopment of
the property as a single-family home.
Alger then reviewed the zoning analysis for the property. The rezoning
of the property aligns with the 2040 Comprehensive Plan. The parcel is
10,640 square feet in area and 80 feet wide, meeting minimum lot size
requirements for the R-1 Single-family Residential district. Business or
industrial use abutting a residential property would require the business
or industry to provide screening along the boundary of the residential
property. Because the subject property is currently zoned for
commercial use, the neighboring commercial properties will not be
required to retroactively install screening. The request for prop osal
(RFP) will require the developer to install screening fence along the
south property line and coniferous trees near the southwest corner of
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Planning Commission Meeting July 7, 2020
the lot.
The driveway and curb cut included a large paved area that was located
on the south side of the lot that extended onto Cook Automotive’s
property, at 7100 42nd Avenue North. The area will be restored, with
hydroseed already being installed. The existing curb cut previously
served both properties. The RFP will require installation of a curb and
curb cut that meets requirements of the City Code.
Alger concluded that proper legal notice and mailing notice were given.
Staff did not receive any feedback on the request.
When Chair Clark questioned whether any of the Commissioners had
any questions for staff, Commissioner Schmidt asked if the asphalt on
Cook Automotive’s property would be removed. Mr. Alger showed
pictures from the presentation that showed the asphalt and light pole
were already removed. The disturbed areas were hydroseeded.
Commissioner Brinkman asked if the city would plant coniferous trees
on the lot before selling to a developer. Mr. Alger stated trees are
included with the landscaping requirements of the RFP and are typically
planted after construction is completed. If trees were planted before
construction, they may not receive the required care and watering and
may be damaged during construction.
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 Mannix,
to close the Public Hearing. All present voted in favor. Motion carried.
Motion
Item 4.1
Motion by Commissioner Landy, seconded by Commissioner Brinkman,
to approve Planning Case 20-07, Rezoning of scattered site housing
property to allow for construction of new single-family home, 4215
Louisiana Avenue North, New Hope Economic Development Authority,
petitioner.
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 July 27, 2020 City
Council meeting.
PUBLIC HEARING
Planning Case 20-08
Item 4.2
Chair Clark introduced Item 4.2, Planning Case 20-08, Conditional Use
Permit (CUP), to locate a church within the multi-tenant building located
at 9220 Bass Lake Road, Calvary Chapel, petitioner.
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Planning Commission Meeting July 7, 2020
Mr. Brandon Bell, Community Development Assistant, gave background
information on the case. The applicant wishes to open a church in the
multi-tenant building located at 9220 Bass Lake Rd, which is zoned R-O,
Residential Office. Public, educational, and religious uses are allowed by
conditional use permit within the district. The church will operate within
a small portion of the building by utilizing an existing 6,300 square-foot
office space. The area that will be used as the sanctuary is 3,300 square-
feet.
Next, Bell reviewed the zoning analysis for the case. Religious buildings
are required to have one parking stall per three seats in the main assembly
hall. West Metro Fire provided a total seating capacity of 471, which
would put the required parking spaces at 157. However, the applicant
states that 140 to 150 chairs will be set assuming that the average
attendance will not exceed more than 85 people. Based upon this desired
capacity, the church would only require approximately 29 parking spaces.
The site plan illustrates 220 available parking stalls for the entire building.
All other building tenants, other than Valiant Church, operate during
normal business hours of 7:00 am to 6:00 pm, Monday through Friday,
with 2 tenants having Saturday hours from 9:00 am through 12:00 pm. The
only overlap in tenant hours of operation would be with Valiant Church,
however the available off-street parking supply is considered adequate
for both operations to take place at the same time.
A signage plan was not submitted with the application. Any new signage
would require a sign permit after staff review. The applicant has
submitted a fire prevention plan that was reviewed by the Fire Marshall.
The preliminary assessment of the proposed use is attached to the
planning case report.
Bell concluded that proper legal notice and mailing notice were given.
Staff did receive a couple of inquiries regarding the screening of the
property and the potential removal of shrubs or trees on the north side
of the property. Staff believes these inquiries are not directly related to
the proposed CUP and are working with the property owner to ensure
that any tree or shrub removal meet the landscape plans and design
standards.
When Chair Clark questioned whether any of the Commissioners had any
questions for staff, Commissioner Landy stated he is in support of this
case, but wants the landscaping issues addressed. Mr. Al Brixius provided
input that staff met with the building owner on site. The concerns with
tree removal were addressed. The Amur Maples that had been planted
for screening have grown taller and do not provide sufficient screening.
The building owner agreed that the new trees would be allowed to grow
to provide sufficient screening before any more trees would be removed.
Mr. Jeff Sargent stated that the landscaping issues on the property are a
separate issue from the planning case. Commissioner Landy agreed that
those are separate issues, but just wanted to make sure the building owner
kept up with the landscaping.
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Planning Commission Meeting July 7, 2020
Commissioner Brinkman stated he would like the building owner to be at
the meetings that involve cases at his property. Mr. Sargent informed that
the applicant is required to attend the meetings and the property owner
is required to sign approval of the planning application. The building
owner did sign the application and an invitation would be extended to
the property owner to attend the City Council meeting.
Motion by Commissioner Redden, seconded by Commissioner Landy,
to open the Public Hearing. All present voted in favor. Motion carried.
Reverend Mike Fernandez, Pastor Mike, said he was excited to move to
the new space to remain in New Hope. They have been very happy with
New Hope and appreciates the help the staff has provided through this
process.
Jack Culbertson, 3806 Hawthorne Dr, said they are members of the
church for the past ten years. He loves New Hope and the people here
and is happy the church is able to move to another location in the city.
Mayor Hemken thanked Mr. Culbertson for the kind remarks.
Patricia Toro Gabries, 9209 59th Ave N, New Hope, expressed concern
with potential parking with having services at the same time. She did
say from the presentation that parking will not be an issue and she was
glad that was addressed. She thanked staff for working to address her
concerns with the landscaping issues. Wintertime can be bad with
screening issues, so she is happy it is being looked into.
Eric Wetter, 6420 Lancaster Ln, stated that moving to a new location will
allow them to continue to serve the community and feels it will be a
good fit.
Mike Solace, 8710 Bass Lake Rd, said new Hope is a great place to have
their church.
Motion by Commissioner Redden, seconded by Commissioner Landy,
to close the Public Hearing. All present voted in favor. Motion carried.
Commissioner Clark brought up the thought of possibly adding a
maximum number of attendees for the CUP. Since the CUP will follow
the property, if Calvary Chapel leaves the location, someone else could
come in with the full capacity determined by West Metro Fire. Mr.
Brixius stated a maximum number could be assigned. If the applicant
should have their attendance increase, they could always come back and
adjust the CUP requirements. Pastor Mike said he would be comfortable
with assigning a maximum number; he just would not be sure what that
number would be. If they had luncheons or other functions, there was a
maximum seating with banquet tables of 250, so that might be a good
number to stick with. Commissioner Clark stated 250 for a maximum
capacity sounded reasonable.
Commissioner Brinkman asked how many entrances would be used.
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Planning Commission Meeting July 7, 2020
Pastor Mike stated there was one entrance into the parking lot that
would be used. Commissioner Brinkman asked how many entrances
into the building would be used. Pastor Mike said there was a dedicated
entrance into their suite that would be used the most. There is also the
main entrance to the building that would also be used. Commissioner
Brinkman stated it would be nice to have the building owner present to
verify entrances and security. Mr. Sargent provided information from
the CUP for Valiant Church. They had designated volunteer greeters
that would ensure churchgoers would not wander the remaining part of
the building during services. Pastor Mike said he had heard no concerns
with security prior to the meeting. He wondered if it was the
responsibility of the building owner or applicant to provide security.
Commissioner Brinkman said it would be the responsibility of both.
Pastor Mike said they would have ushers for the services who could
provide that function. He also said that church members would be the
least likely group of people who would cause issues in the building.
Motion
Item 4.2
Motion by Commissioner Landy, seconded by Commissioner Schmidt,
to approve Planning Case 20-08, Conditional Use Permit (CUP), to locate
a church within the multi-tenant building located at 9220 Bass Lake Road,
Calvary Chapel, petitioner, with the addition of a maximum capacity of
250 people and the following conditions:
1. The CUP is approved based on the tenant occupancy and
church hours of operation presented with this application. If
conditions change that create an increase in parking demand
beyond current capacity, the property owner will be required
to construct additional parking or adjust building operations
to fit within the current parking available.
2. Approval of the CUP is contingent upon a complete review
and approval of the building and fire prevention plans by
the Fire Marshal and Building Official.
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 July 27, 2020 City
Council meeting.
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
The next potential meeting is on July 16, 2020. There are two people
attending the pre-application meeting. Staff will be informed either way
if the meeting will take place or will be cancelled. Commissioner Redden
said he should be able to attend the meeting. Commissioner Landy said
he would be available as a fill in if needed.
Codes and Standards
Committee
There currently is no meeting scheduled.
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Planning Commission Meeting July 7, 2020
Item 5.2
NEW BUSINESS
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Landy, seconded by Commissioner Schmidt,
to approve the Planning Commission minutes of June 2, 2020, with the
correction of the incorrect address on page 2. Motion carried.
ANNOUNCEMENTS
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:00
p.m.
Respectfully submitted,
Jessi Weber, Community Development
Administrative Specialist