060722 Planning CommissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES June 7, 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, Michael Redden
Absent: Mike Terres
Also Present: Jeff Sargent, Director of Community Development; Jeff
Alger, Community Development Specialist; Brandon Bell,
Community Development Coordinator; Al Brixius, City
Planner; Stacy Woods, Assistant City Attorney; Jessi Weber,
Recording Secretary
NEW BUSINESS Swearing in of new Commissioners Ray Alkalai and Howard Kaplan.
Commission discussion to reappoint chair positions. The Commission
voted on the following officer positions: Commissioner Landy, Chair;
Commissioner Redden, Vice Chair; Commissioner Mannix, Third
Officer.
Appoint members of Design & Review and Codes & Standards sub-
committees. The Commission agreed on the following subcommittees:
Design & Review: Commissioner Alkalai, Commissioner Kaplan,
Commissioner Brinkman, Commissioner Landy
Codes & Standards: Commissioner Koshiol, Commissioner Redden,
Commissioner Mannix, Commissioner Terres
PUBLIC HEARING
Planning Case 22-01
Items 4.1
Chair Landy introduced the planning case. Item 4.1, Planning Case 22-01,
Conditional Use Permit to allow for open outdoor storage, 9210 Science
Center Drive, Pallet One MN, Inc., petitioner.
Mr. Brandon Bell, Community Development Coordinator, gave
background information on the planning case. Pallet One is requesting
the approval of a CUP to allow storage of up to 45 locked semi-trailers
on the site’s east parking lot.
Bell then reviewed the zoning analysis. Open outdoor storage areas are
required to be screened and landscaped from adjacent public rights-of-
way. The site plan calls for 18 Colorado Spruces trees, four to six feet in
height, along southern portion of the property to screen the proposed
storage from Science Center Drive. The applicant will need to amend
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Planning Commission Meeting June 7, 2022
their plan and add three to four trees to the east side of the east parking
lot entrance. No additional fencing would be required.
Surfacing of the outdoor storage is required by code to be concrete or
bituminous material. The CUP approval requires the outdoor storage
area be paved and provide perimeter curbing. The parking lot will be
expanded 50 feet to the north and 15 feet to the east. The stormwater and
drainage impacts shall all be reviewed and approved by the City
Engineer prior to any changes being made.
Next, Mr. Bell reviewed setbacks and parking. The setbacks required by
City Code for the outdoor storage area are in compliance based on the
site plan. The minimum requirement for the number of parking stalls on
the property is 52, and the site plan indicates there will be 53 on-site
parking stalls. The applicant has indicated they do not typically use
more than 36 stalls.
The applicant has indicated that no new lighting will be added to the
site. If any lighting should be added in the future, a photometric lighting
plan shall be submitted for review. The snow storage plan indicates
snow will be moved and stored to the north and east sides of the
proposed lot expansion.
Chair Landy invited the applicant to the podium. Todd Ernst, Director
of Operations for Pallet One introduced himself. Chair Landy asked Mr.
Ernst if he was comfortable with the list of conditions that would
accommodate the CUP. Mr. Ernst confirmed he was.
Motion by Commissioner Redden, seconded by Commissioner Koshiol,
to open the Public Hearing. All present voted in favor. Motion carried.
No one addressed the commission.
Motion by Commissioner Redden, seconded by Commissioner Koshiol,
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.
Motion
Item 4.1
Motion by Commissioner Redden, seconded by Commissioner Alkalai,
to approve Planning Case 22-01, Conditional Use Permit to allow for
open outdoor storage, 9210 Science Center Drive; Pallet One MN, Inc.,
petitioner with the following conditions,
1. All outdoor storage areas be screened and landscaped from the
adjacent right-of-way.
2. The applicant must add three to four Colorado Green Spruce
trees to their plan and locate them on the east side of the east
parking lot entrance, in line with those on the west side of said
entrance.
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Planning Commission Meeting June 7, 2022
3. Outdoor storage is exclusive to semi-trailers and the semi-
trailers stored on the lot must be locked and secured.
4. The outdoor storage will be surfaced with concrete or
bituminous material, a perimeter curbing provided in the areas
directed by the City Engineer.
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
Stormwater Specialist.
6. Outdoor storage areas shall not occupy required off-street
parking, loading areas or access drives.
7. If the applicant plans to add outdoor lighting they shall
submit a photometric plan shall meet minimum lighting
standards for buildings, parking lots, and pedestrian areas.
8. Applicant shall enter into storm water maintenance
agreement with city (to be prepared by city attorney).
9. Property owners are required to address refuse and upkeep of
properties used for outdoor storage activities.
10. Snow removed from the outdoor storage area will be stored at
the east and north ends of the proposed lot expansion.
11. An as-built plan shall be provided to the city once the project
is completed.
Voting in favor: Alkalai, Brinkman, Kaplan, Koshiol, Landy, Mannix,
Redden
Voting against: None
Absent: Terres
Motion approved: 7-0
Chair Landy stated the case will be brought to the June 27, 2022 City
Council meeting.
PUBLIC HEARING
Planning Case 22-02
Items 4.2
Chair Landy introduced the planning case. Item 4.2, Planning Case 22-02,
Conditional Use Permit to allow for a church within a multi-tenant
building, located at 9220 Bass Lake Road; The River of Covenant
International Ministry, petitioner.
Mr. Jeff Alger, Community Development Specialist, gave background
information on the planning case. The River of Covenant Church is
requesting a CUP to open a church at 9220 Bass Lake Road in Suite LL85,
in a 1,200 square foot space on the lower level. The building is home to
two other churches and several offices and service businesses. The
church would offer services, bible study sessions, and conferences. It is
estimated between two and 20 people would attend the various service
events.
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Planning Commission Meeting June 7, 2022
Other churches operating inside of the building include Valiant Church
and Calvary Chapel. Valiant Church obtained a CUP in 2019 for use of
up to 5,682 square feet of space with a seating capacity of 250 people on
the first floor. Cavalry Chapel obtained a CUP in 2020 for use of up to
6,300 square feet of space with a capacity of 250 people.
Mr. Alger then reviewed the zoning analysis. Site plan illustrates a total
of 220 available parking stalls for the entire building. Guests of The River
of Covenant International Ministry would park in the west part of the
parking lot and enter through a west-facing door. Per the deputy fire
marshal, the maximum occupancy load for this space is 120 people. The
applicant states that it is expected that 15 to 20 people will attend service
every Sunday. Staff is recommending a condition of approval limiting
occupancy to 50 people. If all three churches reached a maximum
capacity (550) people, City Code would require 183 parking stalls. The
tenant list states that all other offices/businesses within the building
operate Monday through Friday between 8:00 am and 5:00 pm. As a
result, the available off-street parking supply is considered adequate for
all building operations.
The application anticipates that the church will grow to 25 to 30 people
within the next five to 10 years. The applicant states that the church
hopes to have its own facility within that timeframe.
Signage will be installed to direct visitors to where the church is located.
Signage will be installed at the front lobby, outside of the building, and
inside of the building.
Next, Alger discussed building and fire codes. The floor plan will need
to be modified to include a scale to allow for measurements and the
identification of the intended uses within the floor tenant space. The
applicant should also provide a plan identifying the location of the
tenant space within the building, detailing building access to the church,
bathroom facilities, and other ancillary areas that may be available to the
church as a tenant.
The building official and deputy fire marshal completed a Business Use
Certificate of Occupancy inspection. The space appeared to be set up to
hold services. Staff conveyed to the applicant that services could not be
held in this location unless a CUP had been granted. A letter
summarizing this information was mailed to the applicant and property
owner. A letter was mailed to the applicant and building owner
indicating work that needs to be done to bring the space into compliance
with building and fire codes. Installation of one-hour fire walls between
the church’s suite and other suites, the addition of a second exit out of
the church’s suite, and the addition of a second exit out of the building
from the basement.
Chair Landy invited the applicant to the podium. Isaiah Pantoe, Pastor
for The River of Covenant International Ministry introduced himself.
Commissioner Redden asked staff when maximum capacity was
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Planning Commission Meeting June 7, 2022
reached, if it is based off the 50-person maximum capacity for this
church. Mr. Alger stated it was based off the 50-person maximum
capacity. If all churches reached their maximum capacities, there would
still be and extra 15 parking stalls.
Chair Landy asked Isaiah about the Friday Healing service that was
from 9:30 pm to 10:30 pm. Mr. Pantoe stated they are adjusting the time
to end by 9:30 pm. Chair Landy asked Mr. Pantoe if he was comfortable
with the conditionals of approval. Mr. Pantoe stated he was.
Motion by Commissioner Mannix, seconded by Commissioner Koshiol,
to open the Public Hearing. All present voted in favor. Motion carried.
Bill Gabres and Patricia Toro-Gabres, 9209 59th Ave N, New Hope.
Stated their back yard is adjacent to the business building. There was not
an issue with the proposed church but an issue with the lack of screening
between the business property and the single-family properties
adjacent. It was mentioned that a prior planning case had the
requirement to provide screening from the parking lot and the
neighboring properties. Staff acknowledged the concern and stated it
would be looked into. Mr. Gabres left his contact information for staff to
follow up with him on findings.
Chair Landy asked Mr. Pantoe if there would still be signage directing
parishioners through the building to the church location. Mr. Pantoe
confirmed there would be signage and ushers to help navigate.
Motion by Commissioner Mannix, seconded by Commissioner Redden,
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.
Motion
Item 4.2
Motion by Commissioner Redden, seconded by Commissioner
Brinkman, to approve Planning Case 22-02, Conditional Use permit to
allow for a church within multi-tenant building, 9220 Bass Lake Road; The
River of Covenant International Ministry, petitioner with the following
conditions
1. Service and meeting times shall be limited to the hours of
operation specified in the application. If conditions change
that create an increase in parking demand beyond current
capacity, the applicant and building owner shall construct
additional parking or adjust building operations to fit within
the parking available on site.
2. Seating capacity shall be limited to no more than 50 people
within Suite LL85. If a greater seating capacity becomes
necessary, an amendment to the conditional use permit shall
be required.
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Planning Commission Meeting June 7, 2022
3. Applicant shall provide a seating diagram illustrating seat
arrangements, aisle widths, access and egress, and other
features of the assembly area.
4. Building and fire code assessment and architectural drawings
shall be prepared by a registered architect illustrating the
improvements needed for the introduction of a church into the
proposed suite.
5. Building plans shall identify the location of the church within
the building and proposed access routes to the church,
bathrooms, and other ancillary areas of the building that may
be available to the church.
6. A complete review and approval of building and fire
prevention plans by the deputy fire marshal and building
official shall be completed. Services shall not take place until
the suite and building meet minimum requirements for the
proposed use and an occupancy permit has been issued.
Voting in favor: Alkalai, Brinkman, Kaplan, Koshiol, Landy, Mannix,
Redden
Voting against: None
Absent: Terres
Motion approved: 7-0
Chair Landy stated the case will be brought to the June 27, 2022 City
Council meeting.
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
The next meeting is scheduled for June 16, 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 Redden,
to approve the Planning Commission minutes of November 2, 2021.
Motion carried.
ANNOUNCEMENTS Director Sargent welcomed the new Commissioners. Sub-committee
assignments were reviewed. Staff will look into what numbers would
equal a quorum.
Commissioner Koshiol asked for an update on the gas station at the
intersection of Bass Lake Rd and Winnetka Ave N. Director Sargent stated
the owner resides out of state and the construction has stalled. City Code
does not prevent a property from being vacant. The owners are making
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Planning Commission Meeting June 7, 2022
proper payments. Staff will keep an eye on the property.
Chair Landy asked if staff knew anything about the United Hardware
building located in Plymouth. It looks like was recently torn down and
wanted to know if the City of Plymouth had provided notice to New
Hope city staff. Director Sargent confirmed that he was not aware of what
is happening in that location.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:53
p.m.
Respectfully submitted,
Jessi Weber, Community Development
Administrative Specialist