060711 planning commissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES June 7, 2011
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 Houle called the meeting to order at 7
p.m.
ROLL CALL Present: Jim Brinkman, Jeff Houle, Sandra Hunten, Roger Landy,
Sunday Onadipe (arrived 7:04), Steve Svendsen
Absent: Paul Anderson, Kimberly Johnson, Ranjan Nirgude, Tom
Schmidt
Also Present: Curtis Jacobsen, Director of Community Development, Eric
Weiss, Community Development Assistant, Pamela
Sylvester, Recording Secretary
OATH OF OFFICE Mr. Curtis Jacobsen, director of community development, administered
the oath of office for Eric Skalland, and he was welcomed to the Planning
Commission. Mr. Skalland was assigned to the Codes and Standards
subcommittee.
CONSENT BUSINESS There was no Consent Business on the agenda.
PUBLIC HEARING
Item 4.1 Chair Houle introduced Item 4.1, discussion regarding the City Center
Transit Oriented Development (TOD) Study.
Mr. Eric Weiss, community development assistant, stated that the City
Council requested that the Planning Commission review the City Center
TOD Study and make a recommendation to the Council. The city received
a $50,000 grant from Hennepin County to study possible future TOD
improvements to the City Center area. The Council selected TKDA as the
project's consultant. The Planning Commission, City Council, staff and
consultant have been working on crafting the visioning document for
about one year. Several open houses were held to receive public input.
Mr. Weiss stated that the City Center Vision outlined the goals,
aspirations and action items to promote redevelopment in the City Center
area. The study calls for the city to take a stronger role, possibly the lead
role, in implementing redevelopment. The Vision utilized language from
several past studies that were never approved, and also from the current
Comprehensive Plan. A new study was completed due to the drastic
changes in the market since previous studies were conducted. A key
element for redevelopment projects in other cities was the adoption of a
plan or vision to outline their goals. Mr. Weiss commented that this was a
long -term plan and would take resources and time to implement. The
Vision also recognizes that the health of City Center is important to the
health of the entire community. The City Center area is the commercial
and cultural core of the city.
The document outlines the city's vision for the future in a number of
areas including transportation, public and community gathering spaces,
business, housing, environment, finances, and government. Mr. Weiss
explained that the Vision promotes building on existing assets in the City
Center area. New Hope has a great location and is close to Minneapolis
and growing suburbs in the northwest metro area. Transportation
connections are good. There are many successful businesses and
organizations in the city. City facilities in the City Center area include city
hall, Civic Center Park, the community pool and trails. The Vision
promotes creating a vibrant destination that will attract residents and
visitors to the area. The area should provide a "downtown" feel and offer
a place to shop, dine, and relax. The Vision suggests utilizing a mix of
uses to attract diverse commercial, office and retail businesses. The city
should work to retain existing businesses and support its organizations.
Currently, the city's zoning for this area only allows commercial uses. The
Vision recommends changing the zoning in this area.
Mr. Weiss stated that the Vision suggests providing more types of
housing and lifecycle options to support businesses and services in the
area. The lifecycle housing should provide places for young people,
young professionals, and young families, as well as housing for the
growing senior population. The housing should be linked to the
businesses, parks and surrounding neighborhoods through trails. A
major piece of the transportation section provides connections to and
from the City Center area. The city recently approved a Complete Streets
policy which connects pedestrians, bicyclists and commercial and
personal vehicles. A connection should also be made to the Bottineau
transit line located a few miles to the east.
The Vision recommends providing a variety of public spaces that attract
residents to shop, recreate, dine, and relax, and providing lighting and
maintenance to encourage evening and year -round use. The City Center
area should be linked to Civic Center Park, and space should be included
for the New Hope Farmers Market. Public and private partnerships
should support programming and maintenance of the area.
Redevelopment would revitalize the area and provide higher tax
revenues and a stronger tax base for the community. It would bring in
more jobs and workers, younger residents, and provide benefits for
existing businesses. Redevelopment would promote a healthier
community for the long -term — economically, socially and
environmentally.
Mr. Weiss stated that the next steps would be to identify priority areas for
redevelopment and the Kmart site was mentioned at the open houses;
adopt the Vision as part of the Comprehensive Plan; coordinate with
TKDA to update the City Code related to zoning (TKDA's cost is an
allowable expense for grant funds); coordinate with Ehlers to conduct a
Planning Commission Meeting 2 June 7, 2011
developers' roundtable sometime in July; begin the Request for
Qualifications process for potential redevelopers and eventually Request
for Proposals.
In answer to a question, Mr. Weiss stated that a developers' roundtable
would open a dialogue with developers and possibly find partners
interested in a potential project. The roundtable is intended to sell the city
and show developers that the city is interested in redevelopment of the
area.
Commissioner Brinkman confirmed that the City Council would discuss
the City Center Vision at its meeting on June 13 and wondered what
would happen after approval. Mr. Weiss stated that the roundtable could
take place in mid to late July. The city would inform developers of the
city's vision for the City Center area and then ask the developers what
may be viable in the future. Mr. Jacobsen reported that he had recently
attended a seminar presented by Ehlers and many of the developers who
spoke were discouraged with the current market. He stated that the
condo market in New Hope was not viable at this time, however, market -
rate apartments may be an option with the possibility of converting the
apartments into condos in the future. It was reported that developers are
more willing to consider a project where there is one landowner or where
the city controls the land. One of the speakers at the seminar indicated he
would not propose a mixed use development project with condos on the
Kmart site for several more years. Chair Houle indicated the city should
be flexible. Commissioner Skalland agreed that the roundtable would be a
good idea and, after providing key elements of the Vision, developers
could offer suggestions as to what the market could support based on
current economic and demographic conditions. Commissioner Onadipe
concurred that flexibility was very important. He cautioned that the RFQ
and RFP process was costly and time consuming for developers and,
stated he felt that if developers did not feel they could provide a
profitable project, they would not bother to go through the process.
Chair Houle questioned who should attend the developers' roundtable.
Mr. Weiss responded the roundtable would be a continuation of the study
itself so attendees would be staff, consultants, planning commissioners
and city council members. Houle suggested setting the date and
informing everyone as soon as possible.
Commissioner Hunten initiated discussion on the implementation section
of the document. Mr. Weiss stated that list of action items was intended
to be a guideline. A variety of city departments, as well as the Planning
Commission and Citizen Advisory Commission, may coordinate on those
action items. Mr. Jacobsen mentioned that the TOD study has been an
educational tool for the new Council and Planning Commission members.
There has not been a major project in the last several years in the city and
there are several new council and commission members. The Vision
would be presented to developers interested in completing a project in
the city. The city code would need to be modified to accommodate the
Planning Commission Meeting 3 June 7, 2011
Vision and make development easier and less onerous on developers.
Commissioner Hunten commented that New Hope had been compared
to presumably larger cities with access to more expendable dollars. Mr.
Jacobsen responded that New Hope should be compared to cities
approximately the same distance to downtown Minneapolis and job
growth in the metro area, as well as transportation to those jobs. He
stated that there were significant TIF funds available for redevelopment,
which would continue to grow each year. New Hope needed to make
wise purchases and expenditures. He reiterated that developers prefer to
work with one property owner on projects. The project in St. Louis Park
happened in part due to the city assembling all of the parcels and making
it available through an RFP process to a developer.
Commissioner Skalland commented that he worked for a development
company who had considered a project in the City Center area a while
ago, however, passed on the project due to having to work with three
different property owners, only two of which were willing to sell. He
mentioned they are working on a project in Bloomington now because
Bloomington's HRA purchased all of the separate parcels and put out an
RFP for a developer.
Commissioner Brinkman initiated discussion regarding the city being
more aggressive in purchasing available land, such as the Kmart site or
the vacant bank building. Mr. Jacobsen stated that the city's Economic
Development Authority (EDA) makes decisions on whether or not to
purchase property, and Tax Increment Financing (TIF) monies are
processed through the EDA. The economic development statutes are
processed through the EDA to make purchases possible. The EDA and
Council make decisions based on information and recommendations
from the Planning Commission and consultants. Chair Houle indicated
that residents, the Planning Commission, staff, or one of the council
members could suggest to the EDA that it be more aggressive in
redevelopment.
Commissioner Brinkman stressed that the Commission and Council
drafted this Vision together. Everyone believed in it and after approval
the Council should follow through to make redevelopment happen in the
city. Chair Houle cautioned that this is a long -term document and the
market is not strong for development at this time. He stated he felt the
roundtable would be a good first step in the process. Mr. Jacobsen
reminded the commissioners that a dialogue with the council was
scheduled in June and the commission could initiate discussion on this
topic.
Discussion ensued on the expenditure of a portion of the TIF money. The
Council approved pedestrian street lighting on Bass Lake Road. The city
is considering burying the lines in the future. Additional street lighting is
being considered at Medicine Lake Road /Winnetka, 36th /Winnetka, and
42nd /Winnetka which would utilize some of the TIF money. The city is
Planning Commission Meeting 4 June 7, 2011
looking into obtaining the vacant gas station at 62nd /West Broadway
under the tax forfeiture law with Hennepin County. The gas station
property could then be combined with the three city -owned parcels to the
west for a development project. Other potential sites are at 8001 Bass Lake
Road, the balance of the Hosterman /Winnetka Learning Center site,
vacant bank building, Gas 'N Splash, vacant gas station on 42nd Avenue,
and Kmart. Currently, the Council does not want to acquire land unless
there is a plan for the reuse of the land. Commissioner Brinkman stressed
that developers would take the city more seriously if it had land to offer
for redevelopment. The city needs to develop a partnership with the
developers.
Several commissioners wondered whether it was too soon to conduct a
developers' roundtable due to the fact that there is no land to develop.
Mr. Weiss mentioned that developers may inform the Council that to be a
partner the city needs to first acquire the land. Developers have to meet
their requirements and propose a project that would be financially
feasible. Commissioner Onadipe added that developers prefer to see
concrete intentions. He suggested conducting an open house for
developers to get feedback on what may be viable and then talk privately
with interested developers to come to an agreement.
Commissioner Hunten suggested that the commissioners discuss this
document and how to move forward to accomplish redevelopment goals
when the Commission meets with the Council in June.
Motion by Commissioner Landy, seconded by Commissioner Hunten, to
close the public hearing regarding the City Center Transit Oriented
Development Study. All voted in favor. Motion carried.
MOTION Motion by Commission Svendsen, seconded by Commissioner Landy, to
Item 4.1 recommend approval of the City Center Transit Oriented Development
(TOD) Study.
Voting in favor: Brinkman, Houle, Hunten, Landy, Onadipe, Skalland,
Svendsen
Voting against: None
Absent: Anderson, Johnson, Nirgude, Schmidt
Motion approved.
The City Council will discuss the document on June 13.
COMMITTEE
REPORTS
Design and Review
Commissioner Svendsen reported the Design and Review Committee did
Committee
not meet.
Item 5.1
Codes and Standards
Chair Houle stated that the Codes and Standards Committee had not met
Committee
recently. Mr. Jacobsen asked the committee to review the memo in the
Item 5.2
planning packet and prioritize the list of code issues for discussion. The
Planning Commission Meeting 5 June 7, 2011
consensus was to discuss the new variance legislation, sewer access
charges, and cell towers at the next meeting. Complete streets and the
TOD study would follow in the near future. The other issues would be
discussed as time allows. A suggestion was made to review wind and
solar energy together. Mr. Weiss stated that a group of businesses were
intending to send correspondence to the city requesting leniency for
temporary business signage and the consensus was to wait to discuss the
sign code until the city received the letter. The Design and Review
Committee volunteered to review a couple of the issues, if needed.
A meeting date (on a Wednesday at 5:30 p.m.) will be selected and
forwarded to the committee.
NEW BUSINESS
Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner Svendsen,
Item 6.1 to approve the Planning Commission minutes of February 1, 2011. All
voted in favor. Motion carried.
OLD BUSINESS There was no old business.
Miscellaneous Issues
ANNOUNCEMENTS Mr. Jacobsen announced that the city of Brooklyn Park was providing
training for their commissioners and invited New Hope's commissioners
to attend. The topic is "Your Role as a Planning Commission Member,"
which would be presented by John Shardlow. The cost would be free of
charge to New Hope attendees. Commissioners Hunten, Brinkman and
Svendsen stated they would be interested.
Commissioner Svendsen commented that he enjoyed reading the city
manager's Friday memo which is being sent to all commissioners and
found it very beneficial.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:25
p.m.
Respectfully submitted,
Pamela Sylvester
Recording Secretary
Planning Commission Meeting 6 June 7, 2011