120611 planning commissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES December 6, 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: Paul Anderson, Jim Brinkman, Jeff Houle, Sandra Hunten,
Roger Landy, Sunday Onadipe (arrived 7:03 p.m.), Steve
Svendsen
Absent: Ranjan Nirgude, Tom Schmidt
Also Present: Curtis Jacobsen, Director of Community Development,
Steve Sondrall, City Attorney, Eric Weiss, Community
Development Assistant, Pamela Sylvester, Recording
Secretary
OATH OF OFFICE The oath of office was administered to Mr. Christopher McKenzie and he
was welcomed to the commission.
CONSENT BUSINESS There was no Consent Business on the agenda.
PUBLIC HEARING
Planning Case 11 -08 Chair Houle introduced Item 4.1, request for a conditional use permit to
Item 4.1 allow a firearms training facility (commercial recreation) in the industrial
district, 5121 Winnetka Avenue North, Sealed Mindset Training, LLC,
petitioner.
Mr. Eric Weiss stated that Sealed Mindset Training (SMT) was requesting
a conditional use permit to allow a firearms training facility in an
industrial zoning district at 5121 Winnetka Avenue North. The site
contains 8.6 acres, and is surrounded by industrial uses to the west, north
and east. Various residential uses are located to the south of the site. The
building is located in planning district no. 5 which identified the site for
potential redevelopment.
Sealed Mindset Training was formed through a partnership between
Sealed Mindset and Range Systems. SMT is a provider of innovative
training courses that provide personal safety, crime avoidance, and
defense skills. SMT has utilized Range Systems' facilities for the past 18
month, however, due to increased demand, desires to expand into its
own tenant space. Range Systems' proprietary technology, SMASH
technology and gunfighter range design allows a range to be installed
within an existing commercial space with little to no modification to the
building. This system improves safety and reduces noise impacts.
Mr. Weiss stated that access and circulation on the site would not change.
No outdoor landscaping improvements are proposed. The submitted
plans indicate parking at 246 stalls and five handicap stalls. Not all of the
stalls are striped at this time. Another tenant in the building is utilizing 35
parking stalls for outdoor storage, leaving 211 stalls available for use. Due
to the building's current and proposed internal uses, city code would
require 177 stalls. Most of SMT's classes would be conducted in the
evening and weekend special events should not pose any concern for the
overall parking demand.
The two -story industrial building currently houses three businesses with
two more tenants proposed and one vacancy. SMT would be located on
the first floor in the middle of the building. The building -in -a- building
technology and design of the range system would help to reduce noise
impacts and muffle noise from gunfire. A private range already exists in
the Range Systems' facility with no impact to neighboring businesses or
residents.
A comprehensive sign plan was submitted by the property owner. Signs
would be less than 15 percent of the wall area and less than 100 square
feet in area, which meets city code for a multi- tenant building. The
property owner included three "for lease" signs in its application,
however, per code, one sign must be eliminated.
No additional lighting was proposed, nor would any utility changes be
required. The building is and will be fully sprinkled and would have a fire
alarm system per code. Outdoor storage for one of the tenants would be
limited to what has been proposed and should be shown in more detail
on the plan. Services, loading and trash are handled at the rear of the
building.
Mr. Weiss continued by stating that no exterior renovations would take
place. Noise and parking were addressed to reduce potential impacts on
the character of the neighborhood. There is a large distance and an
existing landscaped berm separating the building from residential areas
to the south. No environmental impacts are expected. SMT and Range
Systems have processes in place to responsibly handle gun by- products.
Mr. Weiss stated that the approval process for a conditional use permit
requires the applicant to meet a number of criteria. If that is done
satisfactorily, the CUP should be approved. Criteria for commercial
recreation facilities include: 1) access to an arterial (Winnetka Avenue) or
collector street; 2) compatibility with other uses in the building; 3)
existing lighting is hooded and not visible from the residential zoning
districts; 4) areas not occupied by the building or landscaping are
surfaced with bituminous; and 5) no landscaping alterations are
proposed.
Criteria to consider for a conditional use permit include: 1) consistency
with the comprehensive plan; 2) compatibility with adjacent uses - efforts
have been made to reduce all possible impacts; 3) use conforms to city's
performance standards — only concerns are with outdoor storage, striping
Planning Commission Meeting 2 December 6, 2011
of the parking lot, and limiting signage; and 4) depreciation — additional
tenant space should increase value of building. Additional criteria include
the potential for nuisance with regard to noise and parking. The use
should provide an economic return to the community by bringing jobs
and clients /customers to other businesses in the city.
Mr. Weiss stated that the Design and Review Committee considered the
proposal and was supportive of the proposal. The committee requested
additional information relating to parking, outdoor storage, building floor
plan, and comprehensive sign plan. Revised plans were received.
Property owners within 350 feet of the site were notified and no
comments were received.
Mr. Weiss stated that based upon review of the application, staff is
recommending approval subject to the three conditions in the staff
report.
Mr. Larry Yatch, Sealed Mindset Training, 5121 Winnetka Avenue North,
came forward to answer questions of the Commission. He stated he had
been a U.S. Navy SEAL for over 10 years until he was wounded in Iraq.
His wife has her Master's degree in International Security and
Counterterrorism. Together they determined to train civilians to protect
themselves. To date, they have trained over 700 citizens in the
Minneapolis area. Mr. Yatch stressed that their primary concern is safety.
They give individuals the knowledge to identify threats, assess dangerous
environments and take action to avoid conflict whenever possible. They
train individuals to safely use firearms, including hand guns, shotguns,
and rifles. All members are required to go through background checks
and an assessment of skills.
Commissioner Landy questioned whether or not members would carry in
their own firearms. Mr. Yatch responded that SMT's firearms are stored
on site in a locked area of the building and members' firearms could be
stored in this same area, if they so desired. A surveillance system will be
installed to monitor all internal rooms and doors and all external doors.
Commissioner Brinkman questioned what other training they offer. Mr.
Yatch replied that SMT offers programs on travel safety, college safety,
defensive flashlight, and firearms safe handling and storage. Many of the
classes do not require range usage. SMT's biggest innovation in actual
firearms training is the use of programmed dry -fire and live scenario
based training. These techniques require the specialized space, but do not
require live shooting, which is safer for customers and instructors. He
added that 75 percent of the space is utilized for non - firearms training.
Commissioner Brinkman asked for clarification of the special events. Mr.
Yatch responded that sometimes he has an outside expert come in to train
members. There are no competitions at this time, but it may be possible in
the future.
Planning Commission Meeting 3 December 6, 2011
Mr. Yatch stated that he also sells some firearms on site.
Commissioner Onadipe inquired about procedures to deter theft. Mr.
Yatch replied that the firearms are stored in the innermost space. There is
an instructor at the reception desk and several security doors to go
through before reaching the locked storage area. All instructors are
former military or law enforcement personnel. An alarm system is
activated after hours on all outside and inside doors. The city's police
chief visited the site and was supportive of the request.
Commissioner Svendsen asked for an explanation of the wall
construction materials. Mr. Yatch explained that the wall would be
constructed of a steel mesh attached to the stud walls with a reinforced
drywall over the mesh.
Chair Houle inquired if anyone in the audience wished to address the
Commission.
Ms. Betsy McMillan, 5041 Wisconsin Avenue North, stated she was
concerned with safety and the transportation of weapons to the site, noise
and traffic.
Mr. Yatch explained that members must follow strict rules and, if
bringing firearms to the site, must have them unloaded, cased and
locked. With regard to noise, he explained that they utilize a unique range
design and Acoustic Dura - Panel. The range design would be a box within
a box. The shooting range is a free standing structure that is housed
within insulated interior walls. The range is further buffered by an
airspace and the external walls of the building. Each wall and airspace
combination dramatically reduce the transmission of sound waves. The
Dura - Panels have a rubber composition to assist with noise abatement.
Ms. McMillan inquired as to the hours of operation. Mr. Yatch stated that
most of the training is done in the evening so members can come after
work until approximately 9 p.m. The instructor to student ratio is one to
eight. Special events would typically be held during the day on a
weekend. There are six shooting lanes.
Commissioner Brinkman wondered whether or not there was any noise
from the current shooting range and the answer was no. He also
wondered whether there would be cameras in the parking lot. Mr. Yatch
responded that there would be a camera at the front door which would
capture a large portion of the parking lot.
Ms. McMillan asked for clarification on membership. Mr. Yatch stated
that firearms training is a complex skill and members attend classes
regularly and have to practice to keep up their skills, therefore, they come
back to the facility on a regular basis.
Ms. Jeanne Kaufman, 5017 Wisconsin Avenue North, inquired if the
Planning Commission Meeting 4 December 6, 2011
classes were open to the public. Mr. Yatch replied that many non - firearms
students attend classes for instruction on family and personal safety and
to gain the knowledge to defend themselves. SMT has created an
environment and programs that are comfortable for individuals who are
not familiar with firearms. The most individuals at the facility at one time
could be 24 members and eight individuals in a classroom, plus
instructors.
Mr. Scott Tankenoff, managing partner with Hillcrest Development, came
forward and stated that Sealed Mindset Training and Range Systems were
good assets for the building. Range Systems is the largest client in the
building and have been there for over 10 years. He added that Hillscrest
purchased the building last year and they have done a lot of upgrading
and site cleanup. The building is close to 100 percent occupied. Mr.
Tankenoff mentioned that they do background checks prior to leasing
space to potential tenants. They would be striping the parking lot next
spring.
There was no one else in the audience wishing to speak at the public
hearing.
Motion by Commissioner Landy, seconded by Commissioner Svendsen,
to close the public hearing regarding Planning Cast 11 -08. All voted in
favor. Motion carried.
Chair Houle stated that Commissioner Schmidt had contacted him
regarding this request and offered his support.
MOTION Motion by Commission Landy, seconded by Commissioner Svendsen, to
Item 4.1 approve Planning Case 11 -08, request for a conditional use permit to
allow a firearms training facility (commercial recreation) in the
industrial district, 5121 Winnetka Avenue North, Sealed Mindset
Training, LLC, petitioner, subject to the following conditions:
1. The parking lot is properly striped to provide the required number
of parking stalls by May 15, 2012.
2. The property owner shall provide a site plan that identifies the
limits of allowed outdoor storage subject to the regulations of the
New Hope Zoning Code. No outdoor storage shall be permitted
within the required parking and driveway locations.
3. Approval of the comprehensive sign plan provided the number of
"For Lease" signs are limited to one per frontage. No "For Lease"
sign shall exceed 64 square feet.
Voting in favor:
Voting against:
Absent:
Motion approve
Planning Commission Meeting
Anderson, Brinkman, Houle, Hunten, Landy, Onadipe,
Svendsen
None
Nirgude, Schmidt
d.
5 December 6, 2011
Chair Houle stated the City Council would discuss this request at its
meeting on December 12, 2011.
COMMITTEE
REPORTS
Design and Review Commissioner Svendsen reported the Design and Review Committee met
Committee with the applicant. Mr. Jacobsen added that the committee would be
Item 5.1 meeting in December on a driveway variance.
Codes and Standards Mr. Jacobsen stated that a Codes and Standards Committee meeting has
Committee been scheduled for December 14 at 6 p.m. to review a request from the
Item 5.2 school district for a text amendment to allow a small in -house clinic for
staff and their dependents at the New Hope Elementary School.
Commissioner McKenzie was assigned to the Codes and Standards
Committee.
NEW BUSINESS There was no new business to discuss.
OLD BUSINESS
Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner Svendsen,
Item 7.1 to approve the Planning Commission minutes of August 3, 2011. All
voted in favor. Motion carried.
Mr. Jacobsen updated the commission on several potential
redevelopment projects in the city, including Kmart, Winnetka Learning
Center site, 6113 West Broadway, and a potential scattered site housing
project at 3757 Gettysburg Avenue.
ANNOUNCEMENTS Commissioner Brinkman gave a report on the school district's proposed
change for contracting bus services.
Mayor Hemken requested that commissioners participate in a brief online
survey on the city's website which is designed to measure resident's
satisfaction with several core city services. The survey is part of a
Performance Measurement Program coordinated by the state of
Minnesota and developed by the League of Minnesota Cities.
Commissioner Landy added that the neighborhood watch groups would
also be completing the survey.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:27
p.m.
Respectfully submitted,
Pamela Sylvester
Recording Secretary
Planning Commission Meeting 6 December 6, 2011