020723 Planning CommissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES February 7, 2023
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, Don Collier, Heather Koshiol, Roger Landy,
Matt Mannix, Mike Terres
Absent: Howard Kaplan, Michael Redden
Also Present: Jeff Sargent, Director of Community Development;
Brandon Bell, Community Development Coordinator; Al
Brixius, City Planner; Stacy Woods, Assistant City
Attorney; Jessi Weber, Recording Secretary
NEW BUSINESS Swearing in of new Commissioner Don Collier.
Commissioners discussed and agreed to move the item of assigning
chair, vice chair, and third officer to the next scheduled meeting to
allow all commissioners to be present.
PUBLIC HEARING
Planning Case 22-04
Items 4.1
Chair Landy introduced the planning case. Item 4.1, Planning Case 22-04,
Conditional Use Permit for temporary outdoor storage, 7716 Winpark
Drive; Winsupply, petitioner.
Mr. Brandon Bell, Community Development Coordinator, gave
background information on the planning case. Winsupply is proposing
to utilize a portion of the site’s current parking lot for parking and
storage of sewer, water, and mechanical materials. The proposed storage
area would exceed 20 percent of the building’s approximately 30,000
square foot area which would trigger the need for a Conditional Use
Permit.
Bell then reviewed the zoning analysis. The site plan includes details on
screening and fencing. The applicant is proposing a 7-foot fence with
slat screening to meet the 80% opaque requirements. The applicant plans
to have two manually operated 24-foot-wide gates on the east and west
sides of the building. These will be secured with locks that will be
accessible for emergency crews via lock boxes. There will also be two
locked gates in the rear of the building, one on the northwest side of the
fence perimeter and one on the northeast side. These will remain locked
when not in use and will be utilized for snow storage in the winter
months and mowing during the warmer months. The snow storage plan
indicates snow will be stored to the northwest and northeast sides of the
rear lot though the aforementioned gates.
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Planning Commission Meeting February 7, 2023
Per CUP requirements, the applicant will be paving some areas in the
rear of the building to store materials and some small areas in the front
of the building to lengthen parking stalls to the required 19-foot length.
Per City Code, 27 parking stalls are required. The sight plan indicates
there will be 27 on-site parking stalls which meets requirements.
Next, Bell discussed the drive aisle for the property. The site plan
indicates a 24-foot drive aisle around the sides and rear of the property.
This will allow for adequate movement for on-site traffic as well as
emergency services if needed. The applicant has indicated that all
outdoor storage will not be located within this drive aisle.
The applicant has indicated minor lighting will be added to the back of
the building. The submitted photometric plan shows that the proposed
lighting is compliant with City Code. If any new exterior freestanding
lighting or wall mounted fixtures are proposed in the future, a
photometric lighting plan shall be submitted.
Mr. Bell 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.
Motion by Commissioner Mannix, seconded by Commissioner Alkalai,
to open the Public Hearing. All present voted in favor. Motion carried.
No one addressed the commission.
Motion by Commissioner Mannix, seconded by Commissioner Collier,
to close the Public Hearing. All present voted in favor. Motion carried.
Chair Landy asked if any of the commissioners had any questions. Chair
Landy invited the applicant to the podium. Trygve Hendriksen from
Winsupply approached the podium. Chair Landy asked Mr.
Hendriksen if he was in agreement with the conditions of approval
listed. Mr. Hendriksen asked for a copy of the conditions to review, and
he was okay with the conditions. He thanked staff for their patience in
working with their submission.
Motion
Item 4.1
Motion by Commissioner Mannix, seconded by Commissioner Alkalai,
to approve Planning Case 22-04, Conditional Use Permit for temporary
outdoor storage, 7716 Winpark Drive; Winsupply, petitioner, with the
following conditions:
1. All outdoor storage areas be screened and landscaped from the
adjacent right-of-way and adjacent residential property to the
East.
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Planning Commission Meeting February 7, 2023
2. Outdoor storage shall not be stacked above the height of the
screen fence.
3. Outdoor storage areas shall not occupy required off-street
parking, loading areas or access drives.
4. The arrangement of outdoor storage areas on the site shall
preserve a minimum 24-foot-wide drive aisle around the
building with turn radii sufficient to allow for passage of large
trucks and emergency vehicles.
5. Outdoor storage must be secured via locked gates during non-
business hours.
6. The outdoor storage will be surfaced with concrete or
bituminous material, a perimeter curbing provided in the areas
directed by the City Engineer.
7. Applicant must submit screening details for fence to be
approved by city staff prior to the installation of the material.
8. 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.
9. Property owners are required to address refuse and upkeep of
properties used for outdoor storage activities.
Voting in favor: Alkalai, Collier, Koshiol, Landy, Mannix, Terres
Voting against: None
Absent: Kaplan,Redden
Motion approved: 8-0
Chair Landy stated the case will be brought to the February 27, 2023,
City Council meeting.
PUBLIC HEARING
Planning Case 23-01
Items 4.2
Chair Landy introduced the planning case. Item 4.2, Planning Case 23-01,
Variances for outdoor storage in the side yard and for a fence to be
installed within 20-feet of the property line, 5701 International Parkway;
Paul Bunyan Plumbing, petitioner.
Mr. Brandon Bell, Community Development Coordinator, gave
background information on the planning case. The applicant has
experience growth and needs to utilize outdoor storage for their
material. This would include fill materials, propane, fuel, and a small
amount of miscellaneous sewer and water equipment, like trench boxes.
Due to unusual layout of the property, the building is surrounded on
three sides by streets, making the rear yard very small and still visible
from the south street. In order to accommodate the outdoor storage for
the site, a variance for side yard outdoor storage is required.
Additionally, the layout of this site makes it difficult to install a fence
within the 30-foot setback required for screen outdoor storage. Thus, the
applicant is applying for a variance to allow storage in the side yard of
their property and to also allow for a fence to be installed within 20-feet
of the property line.
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Planning Commission Meeting February 7, 2023
Next, Bell reviewed the zoning analysis. The corner side yard – south
has a setback requirement of 30 feet, and the site plan is proposing a 20-
foot setback variance to allow the fence to be installed as screening.
Based on the mixed use of the building, the site would require 78
parking stalls and the current site has 95 parking stalls. The applicant is
not proposing to remove any current parking stalls for outdoor storage
areas. There are loading areas on the south and west sides of the
building. The applicant has demonstrated that none of the storage areas
will interfere with loading.
The applicant is proposing to install a seven to eight-foot-tall chain-link
fence with bottom locking double-wall slats around the perimeter of the
outdoor storage area. The applicant has also agreed to a request from
staff to plant vegetation every 40-50 feet to break up the appearance of
the new fence. This was requested because of the length of the fence and
the close proximity to the street. The applicant has agreed to submit a
landscaping plan subject to city approval.
The applicant has not submitted a photometric plan for the site. If new
lights are added to service the outdoor storge area, the applicant must
demonstrate code compliant light levels. The outdoor storage area will
be placed on existing bituminous pavement. The applicant is proposing
to add a minor amount of paving where the powered gate will be
installed for easier maintenance. The Fire Marshal has requested access
for the proposed west and east gate entrances in lock boxes or code
access to the electric gat eon the east side of the building.
Mr. Bell 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 received one call from a resident
who wanted to make sure the outdoor storage would be screened.
Chair Landy asked if any of the commissioners had any questions.
Commissioner Collier asked for clarification on the type of material
stored within the cement blocks. Mr. Bell said the concrete blocks are not
a requirement from the city, and they are already on site. Chair Landy
invited the applicant to the podium. Justin Halpaus approached the
podium. Mr. Halpaus replied the concrete barriers are already on site
and help to contain the loose gravel and other fill material. There will
never be more than 10 cubic yards on site. Mr. Sargent referred to a
visual and stated the blue outlined areas are where current storage will
be located. The yellow outlined area is for future storage areas that can
contain material or equipment needed for their work. This can also
include loose material. The screening fencing will block view of these
materials from the street.
Commission Mannix asked Mr. Bell if the corner of the fence was the
only spot that was requiring the 20-foot setback variance. Mr. Bell
explained it was the closest point and was used for the counterweight to
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Planning Commission Meeting February 7, 2023
the gate mechanism. Commissioner Mannix asked if the remaining
section of fence would meet setbacks. Mr. Bell responded that a 30-foot
setback is required, and the remaining length of the fence is at 25-foot
setback. So, a variance would be required for the fence along that section
of the road.
Motion by Commissioner Mannix, seconded by Commissioner Alkalai,
to open the Public Hearing. All present voted in favor. Motion carried.
No one addressed the commission.
Motion by Commissioner Koshiol, seconded by Commissioner Collier,
to close the Public Hearing. All present voted in favor. Motion carried.
Chair Landy asked Mr. Halpaus if he had any questions about the case.
Mr. Halpaus did not have any questions. Chair Landy asked if the
applicant was comfortable with the conditions of approval. Mr. Halpaus
confirmed they were comfortable with the conditions.
Motion
Item 4.2
Motion by Commissioner Mannix, seconded by Commissioner Alkalai,
to approve Planning Case 23-01, Variances for outdoor storage in the
side yard and for a fence to be installed within 20-feet of the property
line, 5701 International Parkway; Paul Bunyan Plumbing, petitioner,
with the following conditions:
1. The applicant shall provide a detailed plan of the outdoor
storage areas showing how it will be delineated on the site.
The delineation is needed to ensure that storage is managed
and does not grow within the site. The site plan must show
that the outdoor storage area is sized and configured to
accommodate the proposed storage items. Outdoor storage
beyond the approved area shall be prohibited.
2. All the storage areas must be paved with bituminous or
concrete. Storage on the grass, dirt or landscaped areas is
prohibited.
3. Applicant must provide details on fence and gate design
(location, height, materials, screening materials, gate security,
lock boxes etc.). Before the fence is erected, the applicant must
provide exact details on the screening material and color that
will be used for screening on the chain link fence.
4. A landscape plan shall be provided illustrating proposed
plant species, location and size planting spaced along the
proposed fence line prior to any plantings. This plan must be
approved by city staff.
5. Outdoor storage items shall not be stacked above the height
of the screen fence or landscape screen.
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Planning Commission Meeting February 7, 2023
Voting in favor: Alkalai, Collier, Koshiol, Landy, Mannix, Terres
Voting against: None
Absent: Kaplan,Redden
Motion approved: 8-0
Chair Landy stated the case will be brought to the February 27, 2023, City
Council meeting.
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
The next meeting is scheduled for February 16, 2023. If an application is
submitted, staff will notify commissioners of the meetings.
Mr. Sargent explained the purpose of this subcommittee to the newer
members of the commission.
It was discussed and agreed to further look at subcommittee assignments
at the next meeting when chair assignments are discussed.
Codes and Standards
Committee
Item 5.2
There currently is no meeting scheduled.
Mr. Sargent explained the purpose of this subcommittee to the newer
members of the commission.
CONSENT BUSINESS Mr. Sargent provided an update to the commission on the possible
further regulation of RVs and where and how they can be stored. There
was an issue of the storage of a large boat near a side lot line. After
discussing the topic and researching how other cities regulate RV and
boat storage, it was decided to not further regulate these items and keep
the regulations stated in the City Code.
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Mannix, seconded by Commissioner Alkalai,
to approve the Planning Commission minutes of July 5, 2022. Motion
carried.
ANNOUNCEMENTS Chair Landy extended congratulations on behalf of the Commission to a
few members of the staff.
Mr. Sargent provided a reminder that the commission is one member
short and for Commissioners to spread the word if they know of anyone
to fill the vacancy. There may be someone interested in applying in the
spring if a spot is still available.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:35
p.m.
Respectfully submitted,
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Planning Commission Meeting February 7, 2023
Jessi Weber, Community Development
Administrative Specialist