070522 Planning CommissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES July 5, 2022
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 Landy called the meeting to order at
7:00 p.m.
ROLL CALL Present: Ray Alkalai, Jim Brinkman, Howard Kaplan, Heather
Koshiol, Roger Landy, Matt Mannix, Mike Terres
Absent: Michael Redden
Also Present: Jeff Sargent, Director of Community Development; Jeff
Alger, Community Development Specialist; Al Brixius, City
Planner; Dan Boyum, City Engineer; Stacy Woods,
Assistant City Attorney; Jessi Weber, Recording Secretary
NEW BUSINESS Swearing in of new Commissioner Mike Terres.
PUBLIC HEARING
Planning Case 22-03
Items 4.1
Chair Landy introduced the planning case. Item 4.1, Planning Case 22-03,
Rezoning to Planned Unit Development with development stage review
for master concept plan, final stage review for phases I, IIA, and IIB of
master concept plan, and vacation of easement for the renovation,
improvement, and redevelopment of the senior living campus at 8000
Bass Lake Road; Saint Therese of New Hope, petitioner.
Mr. Jeff Alger, Community Development Coordinator, gave
background information on the planning case. Saint Therese plans to
redevelop their site and is requesting the property be rezoned to PUD,
Planned Unit Development. This will allow for grouping of buildings
for development as an integrated, coordinated unit. Saint Therese is
requesting approval of the maser concept plan and final stage review for
phases I, IIA, IIB of the master concept plan at this time. Other phases
would be presented to and reviewed by the Planning Commission at
future meetings. The overall redevelopment project is expected to take
between six and eight years.
Alger then reviewed the phases of the project; Saint Therese plans to
redevelop their site in five phases. Phase I would involve remodeling
the existing seven story assisted living apartment building on the
northwest corner of the parcel. The number of units in the building
would be reduced from 224 to 195. The remodeling includes replacing
the mechanical system and remodeling apartments; the main level east
wing would be remodeled to include office space, dining rooms, a bistro,
restrooms, and a barber/beauty shop. A locked household with 15
memory care units would be provided, outdoor terrace would be
repaired along with the seventh level balconies being repaired.
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Planning Commission Meeting July 5, 2022
Phase IIA involves replacing the existing nursing home building. The
southeast wing would be demolished prior to construction of the
easterly portion of the new skilled nursing building. The new three-
story building would have 80 skilled nursing beds. The main floor
elevation would be four feet higher than the existing seven story assisted
living apartment building. The nursing home would remain in
operation while construction takes place, as residents would be moved
to the southwest wing. A temporary connection to the existing town
center on the main level would be provided during construction.
Phase IIB, the second phase of the nursing home building replacement,
would involve moving residents into the newly constructed Phase IIA
building wing. The two existing westerly wings would then be
demolished prior to construction of the new west wing. The new three-
story building would have 80 skilled nursing beds.
Phase III, upon completion of both wings of the skilled nursing center,
the town center would be reconstructed. The northeast wing of the old
nursing home building and the existing town center would be
demolished prior to construction. It would be four feet lower than the
main floor level of the new nursing home building. The new town center
building would house the main lobby, administrative offices, a chapel,
pool & fitness center, a multipurpose room, and a bistro.
Phase IV would consist of a new five-story, 50-unit independent living
building with underground parking for 27 vehicles. It would be located
to the east of the existing assisted living building and would match the
ground floor elevation, connecting on the main level. Timing of the
construction would depend on marketing.
Next, Mr. Alger reviewed the setbacks for the property. All proposed
new construction meets setback requirements for the R-5 zoning district.
The existing seven story assisted living apartment building does not
meet setback requirements to the rear (north); 30 feet is required and 28
feet is proposed, or side interior (north central); 15/20 fee t is required
and 10 feet is proposed. The footprint of the building is not changing,
and these existing conditions are treated as legal non-conforming.
Parking and site access were reviewed next. During ph ases IA, IIA, IIB,
and IV fire truck access would remain on the east side of the campus.
During phase III, fire truck access on the east and west sides of campus
would be maintained by the contractor during construction. Fire lane
signage must be installed; temporary hydrants, fire department
connections, and permanent hydrants must be accessible at all times.
During all phases of the construction process, 128 off-site parking stalls
would be available to contractors. There would be 28 stalls at the
adjacent retail site to the south, 50 stalls across Bass Lake Rd, and 60
stalls at Saint Raphael’s Church. Shuttles would transport contractors
from Saint Raphael’s Church to the construction site. Construction
staging areas are indicated to the area east of the existing Bass Lake Road
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Planning Commission Meeting July 5, 2022
site entry. It is recommended that the applicant provide information
relate do the expectant timing of the completion of each construction
phase.
Upon completion of the project, the main entrance for residents and
visitors would be from Winnetka Avenue North. The southern entrance
on Winnetka Avenue North would be adjusted to align with the existing
driveway on the east side of the street. Underground parking garages
would be accessible from the northernmost driveway on Winnetka
Avenue North. Staff parking would be located on the west side of the
campus and accessed from Bass Lake Road. Trash and recycling
equipment would be stored within the easterly nursing home building.
Deliveries would also be accepted at this location accessible by a garage
door.
A parking configuration and pavement layout were submitted. It is
recommended that the site plan be adjusted to provide additional space
for fire truck turning movements in these areas. The turning movement
diagram must be revised to illustrate fire truck turning movements in
the drop-off loop located in the southwest corner of the site. Final fire
truck turning movement and paving plans are subject to approval by the
deputy fire marshal and city engineer.
Alger next discussed proposed site parking. The site currently has 314
total parking stalls. Upon completion of the project, there would be a
total of 283 total parking stalls. A net reduction of 31 parking stalls is
proposed. Saint Therese has a rental agreement for an additional 28
parking stalls immediately adjacent to the south property line. The retail
mall south of Bass Lake Road has an additional 50 parking stalls
available for short term rental or peak holiday parking needs, bringing
the total number of stalls potentially available to 361. The tota l number
of stalls required by the city is 354, so their proposed parking plan meets
requirements. The city has had issues with on-street parking associated
with Saint Therese in the past. As a condition of approval, the city shall
reserve the right to reexamine the parking for Saint Therese if parking
becomes an issue or if the site becomes reliant on street parking to meet
their needs.
The building elevations and building materials meet city code. An
exterior lighting and photometric plan has been submitted that indicate
28-foot-tall light fixtures are planned. City code limits the height of
fixtures to no more than 25 feet. The external fire protection loop shall
be subject to review by the city engineer and deputy fire marshal. The
fire hydrant separation plans are subject to review and approval by the
deputy fire marshal. All fire hydrants and FDCs require fire lane
markings and signage and must be accessible year-round. Underground
filtration tanks require ongoing maintenance. As such, the applicant
would be required to enter into a maintenance agreement with the city.
Fire department lock boxes must be installed at each main exit door on
every building.
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Planning Commission Meeting July 5, 2022
The easterly portion of the new skilled nursing building would encroach
into the existing wetland easement. A portion of the easement must be
vacated, and flexibility provided through the PUD rezoning allows this.
A final agreement related to this vacation of easement must be prepared
by the city attorney and recorded at the proper time. The wetland buffer
is a minimum of 15 feet; plans indicate the minimum proposed buffer is
9.5 feet. The city engineer is comfortable with this proposed buffer,
which is necessary to accommodate the placement of the new building.
Further discussions between the watershed, city, and applicant should
occur related to acceptance of the upland buffer in liu of a vegetated
native seed for a wetland buffer. The applicant has submitted plans to
the Shingle Creek Watershed District for review.
Staff recommends a sidewalk be added from Bass Lake Road to the west
side of the campus along with a connection from Winnetka Ave North
to the easterly town center building entrance. The tree removal and
replacement plan meet city code. The landscaping plan indicates traffic
visibility triangles. The traffic visibility triangles must be measured
along property lines and reconfigured accordingly. The snow storage
areas appear to provide sufficient area for snow removal.
Mr. Alger concluded that property owners within 500 feet of the parcel
were notified of the public hearing by mail, a legal notice was published
in the Sun Post newspaper, and a “Notice of Land Use Petition” sign
was installed at the property. The city did not receive any inquiries
regarding the case. The public hearing for vacating of easements will
take place at the July 25, 2022 City Council meeting.
Chair Landy invited the applicant to the podium. Dina Martin Kmetz,
project management and nursing home administrator with Saint
Therese introduced herself. Chair Landy asked if Saint Therese staff is
comfortable with the list of conditions that would accommodate the
PUD. Ms. Martin Kmetz confirmed she was comfortable with the
conditions.
Motion by Commissioner Brinkman, seconded by Commissioner
Mannix, to open the Public Hearing. All present voted in favor. Motion
carried.
No one addressed the commission.
Motion by Commissioner Brinkman, seconded by Commissioner
Mannix, to close the Public Hearing. All present voted in favor. Motion
carried.
Chair Landy asked if any of the commissioners had any questions. No
commissioners had questions.
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Planning Commission Meeting July 5, 2022
Motion
Item 4.1
Motion by Commissioner Mannix, seconded by Commissioner Koshiol,
to approve Planning Case 22-03, Rezoning to Planned Unit
Development with development stage review for master concept plan,
final stage review for phases I, IIA, and IIB of master concept plan, and
vacation of easement for the renovation, improvement, and
redevelopment of the senior living campus at 8000 Bass Lake Road;
Saint Therese of New Hope, petitioner, with the following conditions:
1. Applicant shall enter into a PUD agreement with the city.
2. Applicant shall provide timeline for each construction phase
and description of clean-up measures during construction
activities.
3. Landscaping plan shall illustrate entrance to indoor parking
area for new five story independent living building.
4. Sidewalk connections shall be provided from Winnetka
Avenue North to the easterly town center building entrance
and from Bass Lake Road to the west side of the campus.
5. Freestanding light fixtures shall be limited to 25 feet in height.
6. PUD flexibility shall allow for an onsite parking count of 283
stalls. The city reserves the right to reexamine parking
requirements if parking occurs on the property outside of
designated parking stalls or if the site becomes reliant on
street parking to meet parking needs. Additional on-site or
off-site parking may be required by the city if the proposed
on-site parking supply proves to be insufficient.
7. All parking areas shall meet the city standards for curbing and
surfacing.
8. Traffic visibility triangles shown on plans shall be
reconfigured to measure along property lines, not street curb
lines. Sight lines within these areas shall be protected.
9. Parking areas shall be adjusted to provide additional space for
fire truck turning movements in a manner that does not
encroach upon off-street parking stalls and drive aisle curbing
and plans are subject to approval by the deputy fire marshal
and city engineer.
10. The southwest drop-off area shall be adjusted to provide an
additional area for ambulance turning movements.
11. All fire hydrants and fire department connections shall be
accessible at all times.
12. External fire protection loop and fire hydrant separation plans
shall be subject to review and approval by the city engineer
and deputy fire marshal.
13. Grading, utility, drainage, stormwater management, and
wetland protection and buffer plans shall be subject to review
and final approval by the city engineer and watershed district.
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Planning Commission Meeting July 5, 2022
14. Applicant shall enter into a stormwater maintenance
agreement with the city for the underground filtration tanks
and wetland (to be prepared by the city attorney).
15. A final agreement related to the vacation of easement shall be
prepared by the city attorney and recorded to accommodate
construction of the easterly nursing home building.
16. As-built plans shall be provided to the city once the project is
completed.
Voting in favor: Alkalai, Brinkman, Kaplan, Koshiol, Landy, Mannix,
Terres
Voting against: None
Absent: Redden
Motion approved: 7-0
Chair Landy stated the case will be brought to the July 25, 2022, City
Council meeting.
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
The next meeting is scheduled for July 14, 2022. If an application is
submitted, staff will notify commissioners of the meetings.
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 Mannix, seconded by Commissioner
Brinkman, to approve the Planning Commission minutes of June 7,
2022. Motion carried.
ANNOUNCEMENTS
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:36
p.m.
Respectfully submitted,
Jessi Weber, Community Development
Administrative Specialist