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120523 PC Packet
PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Tuesday, December 5, 2023 7:00 p.m. Petitioner must be in attendance at the meeting 1. CALL TO ORDER 2. ROLL CALL 3. NEW BUSINESS 4. PUBLIC HEARING 4.1 PC 23-03, Amendment to Conditional Use Permit for open outdoor storage; 9210 Science Center Dr; Pallet One, Todd Ernst petitioner 4.2 PC 23-04, Conditional Use Permit for open outdoor storage; 3241 Winpark Dr; Sanders Properties LLC, Terry Sanders, petitioner 4.3 PC 23-05, Addition to Public Works Central Garage; 5500 International Parkway; City of New Hope Public Works, City of New Hope, petitioner 5. COMMITTEE REPORTS 5.1 Design and Review Committee – next meeting scheduled for Thursday, December 14, 2023 at 7:30 AM 5.2 Codes and Standards Committee 6. CONSENT BUSINESS 7. OLD BUSINESS 7.1 Approve October 3, 2023, Planning Commission minutes 8. ANNOUNCEMENTS 9. ADJOURNMENT Planning Case Report 23-03 Page 1 12/1/23 PLANNING CASE REPORT City of New Hope Meeting Date: December 5, 2023 Report Date: December 1, 2023 Planning Case: 23-03 Petitioner: Todd Ernst – Pallet One MN, Inc. Address: 9210 Science Center Drive Project Name: Pallet One MN, Inc. Project Description: Amendment to conditional use permit for open outdoor storage at 9210 Science Center Drive I. Type of Planning Request 1. Conditional Use Permit II. Zoning Code References Sections: 4-33 Administration – Conditional Use Permit 4-20(e)(1) – Industrial District, Conditional Uses III. Property Specifications Zoning: Industrial Location: 9210 Science Center Drive Adjacent Land Uses: North: Industrial West: Industrial South: Industrial East: Industrial Site Area: 9.49 acres Planning District: Planning District 3. The Comprehensive Plan supports working with existing industries to encourage business retention and to promote the proper screening of outdoor storage areas, exterior treatments, and trash enclosures within the district. Planning Case Report 23-03 Page 2 12/1/23 IV. Background Pallet One MN, Inc. is requesting an amendment to a conditional use permit for open outdoor storage that was approved at 9210 Science Center Drive in 2022. The approved conditional use permit allows for the parking and storage of up to 45 semi-trailers on the east side of the property. The trailer storage area is approximately 20,250 square feet in size. The current application is for a pallet storage area on the west side of the property. It would be approximately 8,000 square feet in size. The business manufactures and recycles pallets, some of which are stored outside. V. Zoning Analysis A. Plan Description 1. Size of Storage Areas The proposed pallet storage area is approximately 8,000 square feet. The existing trailer storage area is approximately 20,250 square feet. Combined, the areas would be 28,250 square feet. The city’s zoning code requires a conditional use permit for open outdoor storage in the Industrial zoning district when the area exceeds 20% of the gross floor area of the principal structure. The building is 55,153 square feet, resulting in an open outdoor storage area sized at 51% of the principal structure. 2. Setbacks The proposed open outdoor storage area on the west side of the property would be set back at least five feet from side and rear property lines, as required by City Code. 3. Parking, Loading & Surfacing As stated in the 2022 conditional use permit request, the 55,133 square foot building is comprised of 1,483 square feet of office space, 8,282 square feet of manufacturing space, and 45,368 square feet of warehouse/storage area. Minimum parking requirements are as follows: Floor Area Floor Area After 10% Deduction Ratio Required Parking Office 1,483 SF 1,335 SF 1 stall per 300 SF 4 stalls Manufacturing 8,282 SF 7,454 SF 1 stall per 500 SF 15 stalls Warehouse 45,368 SF 40,831 SF 1 stall per 1,500 SF 27 stalls Total Required 46 stalls The site plan includes 77 parking stalls available for standard vehicles (not semi-trailers). The applicant previously indicated that the business does not typically use more than 36 stalls. Open outdoor storage areas are not allowed to occupy required off-street parking, loading areas, or access drives. The proposed open outdoor storage area includes two site plans, one of which prohibits access to the three loading docks on the west side of the building. The loading docks may be closed/forfeited as the building also has loading docks on its east side. The other site plan restricts storage around the loading docks to allow for access. Exterior storage must be constrained to paved open outdoor storage areas depicted on submitted Planning Case Report 23-03 Page 3 12/1/23 plans and may not be relocated outside of the fenced area in order to access the loading docks. The site plan shows a 21-foot drive aisle through the open outdoor storage area. This area must remain unobstructed to allow for emergency vehicle access. As required by the zoning code, the entirety of the open outdoor storage area would be surfaced with bituminous material. Paving would be completed in 2024. The Industrial zoning district allows for a maximum of 80% impervious surface coverage. Because of the large wetland and wooded area north of the building/parking lot, the site does not come near exceeding this maximum. 4. Snow Storage The north portion of the open outdoor storage area would be utilized for snow storage. The area east of the pallet storage area may also be used as the chain link fencing extends into this area, allowing for unencumbered access and substantial snow storage. 5. Landscaping, Fencing & Screening Open outdoor storage areas must be screened from adjacent residential uses and the public right-of-way. The property owner recently installed a fence screen that is 95% opaque along the south side of the proposed open outdoor storage area, which is visible from Science Center Drive. This mechanism meets the city’s screening requirements and must be replaced as needed. The open outdoor storage area would be secured by an existing eight-foot-tall chain-link fence. Outdoor storage may not be located above the height of the screened fence. No new landscaping is being proposed. 6. Trash Enclosure Industrial uses must provide trash enclosures for any waste containers that contain refuse and recyclable material or equipment. The enclosures must fully screen the containers from view from adjacent properties. Waste containers must be located within an enclosure or inside of an approved open outdoor storage area. 7. Storage Materials Items stored within the open outdoor storage area must be related to operations of the on- site business. Pallet storage plans are subject to the requirements specified in the November 15, 2023, letter from West Metro Fire-Rescue and approval by the deputy fire marshal. The storage of any hazardous materials is prohibited. B. Zoning Code Criteria I. Conditional Use Permit (CUP) Criteria for decision. The Planning Commission and City Council shall consider the possible adverse effects of the proposed conditional use. In determining whether to approve or deny a Conditional Use Permit, the City Council and Planning Commission shall find that the Conditional Use Permit complies with the following criteria. The burden of proof demonstrating compliance with the following criteria shall be the responsibility of the applicant. Planning Case Report 23-03 Page 4 12/1/23 (1) Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive municipal plan of the city. Findings. The proposal is consistent with the goals of the Comprehensive Plan, which supports retaining, maintaining, and promoting the in-place expansion of New Hope’s industrial businesses. (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findings. The site is located within one of the city’s industrial parks and the existing use is consistent with allowable uses within the industrial zoning district and is compatible with adjacent present and future anticipated land uses. (3) Performance standards. The proposed use conforms to all applicable performance standards outlined in the Zoning Code. Findings. The city’s zoning code requires a conditional use permit for open outdoor storage in the Industrial zoning district when the area exceeds 20% of the gross floor area of the principal structure. Open outdoor storage areas must be fenced and screened from adjacent residential uses and the public right-of-way and must be located on concrete or bituminous surface treatments. The proposal meets these requirements. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. The proposed use will not depreciate the area’s value. No structural changes are being proposed to the footprint of the building and the proposed open outdoor storage area meets setback requirements. (5) Zoning district criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts. Findings. The proposed use complies with all other zoning district criteria. *Sections (6) and (7) apply to other zoning districts. (8) In industrial districts (B-W, I): a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. Findings. It is not anticipated that the use will generate nuisance characteristics because of the low impact it will have on the surrounding area. The storage of any materials related to business operations is restricted to approved open outdoor storage areas. b. Economic Return. The use will provide an economic return to the community and be commensurate with other industrial uses for which the property could feasible be used. In considering the economic return to the community, the Planning Case Report 23-03 Page 5 12/1/23 planning commission and city council may give weight to the sociological impact of a proposed use, both positive and negative. Findings. It is anticipated that the improvements will result in a positive economic return to the community. The upgrades will improve business operations and will be commensurate with other industrial uses for which the property could be used in the future. 1. Type of Approval i. Conditional use permit – quasi judicial 2. Timeline i. Date Application Received: November 9, 2023 ii. End of 60-Day Decision Period: January 8, 2024 iii. End of 120-Day Decision Period: March 8, 2024 VI. Notifications Property owners within 500 feet of the parcel were notified of the application and public hearing by mail, a land use petition sign was placed at the property, and a legal notice was published in the Sun Post newspaper and on the city’s website. Staff did not receive feedback or questions about the project. VII. Summary Pallet One MN, Inc. is requesting an amendment to a conditional use permit for open outdoor storage that was approved at 9210 Science Center Drive in 2022. The approved conditional use permit allows for the parking and storage of up to 45 semi-trailers on the east side of the property. The current application is for an 8,000 square foot pallet storage area on the west side of the property. VIII. Recommendation Staff recommends that the Planning Commission conduct a public hearing and approve an amendment to a conditional use permit for open outdoor storage at 9210 Science Cetner Drive, subject to the following conditions: 1. Exterior storage shall be restricted to paved open outdoor storage areas depicted on submitted plans and may not be relocated outside fenced area to gain access to loading docks. 2. Exterior storage shall be restricted to pallets and equipment accessory to on-site business and may not be located above height of screened fence. 3. Pallet storage plans shall be subject to review and approval by deputy fire marshal. 4. Open outdoor storage area shall be screened from adjacent public right-of-way. 5. Drive aisle lane within open outdoor storage area shall be delineated on-site and remain unobstructed. Planning Case Report 23-03 Page 6 12/1/23 Attachments • Application, plans, and screening details (November 9, 2023 and November 21, 2023) • Aerial map • Photos • ABCities memorandum from Alan Brixius (November 23, 2023) • West Metro Fire-Rescue letter from Shelby Wolf (November 15, 2023) Hennepin County Property Map Date: 11/21/2023 Comments: 1 inch = 400 feet PARCEL ID: 0611 82133 0010 OWNER NAME: Soussi Lea sing Llc PARCEL ADDRESS: 9 210 Scien ce Center Dr, New Hop e MN 55428 PARCEL AREA: 9 .49 acres, 41 3,5 47 sq ft A-T-B: Both SALE PRICE: $3,225 ,000 SALE DATE: 01/2022 SALE CODE: Warranty De ed ASSESSED 2022, PAYABLE 2023 PRO PERTY TYPE: In dustria l-Pre ferred H OMESTEAD: No n-Homeste ad MARKET VALU E: $3,2 29,0 00 TAX TOTAL: $108 ,59 1.5 4 ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Industrial HOMESTEAD: Non-Ho mestead MARKET VALUE: $3,384,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2023 9210 Science Center Drive 9210 Science Center Drive Abcities LLC PLANNING REPORT TO: Jeff Sargent FROM: Alan Brixius DATE: November 23, 2023 RE: Pallet One – Conditional Use- Expanded Outdoor Storage FILE NO: 131.01 23.08 ADDRESS: 9210 Science Center Drive BACKGROUND In 2022, the city approved a conditional use permit for outdoor storage and site alterations for Pallet one located at 9210 Science Center Drive. Pallet One is in the business of manufacturing and recycling pallets. The Site is now receiving pallets for recycling. These pallets are being stored outside northwest of the building. This area was not included in the previous outdoor storage permit approvals. Pallet One is now requesting to amend its Outdoor Storage Conditional use permit to include this expanded storage area. The subject site is bordered on the north, south and west by industrial uses and on the east by the Soo Line railway and an industrial use. The site is zoned I, Industrial within which “outdoor storage as a principal or accessory use” is listed as a conditional use. Thus, approval of a conditional use permit (CUP) is necessary to accommodate the proposed activity. Following the Design and Review Committee meeting the Applicant has submitted a revised site plan. In review of the submitted application materials dated 11/21/2023, the following comments are offered: 16405 78th Avenue N. Maple Grove Tel: 763-242-6955 Email AlBrixius@gmail.com ANALYSIS Setbacks: The proposed new storage area will be within an existing fenced area at the northwest corner of the building. The storage area will meet the required five foot interior side yard setback. Fencing: The proposed new storage area shall be enclosed within an existing fenced area of the site. The fence is a six foot tall chain link fence with security arms at the top increasing the height to eight feet. This fence meets code. Screening: The City requires outdoor storage areas to be screened from adjacent public rights-of-way. The applicant is proposing to screen the storage area using a fabric screen material along the south and a portion of the west fence. The screen material will provide a screen wall 8 feet tall. As a condition of approval storage materials shall not be stacked taller than the screen fence. Loading. The New Hope zoning code prohibits outdoor storage within the loading docks or access drives. The revised site plan shows a 21-foot drive through the outdoor storage area and reduces the areas of outdoor storage to provide access to the existing loading docks in response to City Staff preliminary comments. In review of the revised plan, we recommended the following comments. 1. The site must physically delineate the outdoor storage areas to ensure that the drive lane, loading docks and their access areas remain unencumbered by storage items. This delineation may be painted boundaries on the paved surface. 2. Storage items shall not be relocated outside of the fenced area to gain access to the loading areas. Surfacing. The City requires outdoor storage areas to be surfaced with concrete or bituminous. The entire new outdoor storage will have a bituminous surface. Lighting: The site plan does not show any new exterior lighting. Snow Storage. The site plan shows an area for snow storage in the northern portion of the new storage area (outlined in red). This snow storage area will seasonally reduce the area available for storage items. The applicants must address how the seasonal snow storage within the storage area will be managed. Hazardous Materials. Outdoor storage areas must not be used for storage of hazardous liquids, solids, gases or wastes. As a condition of conditional use permit approval, the outdoor storage of hazardous materials shall be prohibited. Approval of the CUP for Outdoor will be exclusive to the storage of pallets. CONCLUSION Outdoor storage is allowed in the “I” district by conditional use permit. In review of the Pallet One application, we would recommend approval of the conditional use permit with the following conditions. 1. Storage area shall be limited to the storage of pallets and equipment accessory to the on-site business. 2. City approval of the proposed screen materials. Storage items shall not be stacked to a height above the Screen fence. 3. The storage areas shall be physically delineated on the site to preserve truck maneuvering and access to the loading docks and to ensure that the drive through lane remains unencumbered. 4. Storage items shall not be relocated outside of the fenced area to gain access to the loading areas. 5. Applicant shall describe the snow management (storage / plowing / removal) within the approved expanded storage area. Cc. Jeff Alger Linda Bergemann Dan Boyum Eric Hanson Jon Jaeger David Lemke Nick Macklem Bernie Weber Shelby Wolf November 15, 2023 Re: Site review for 9210 Science Center Drive-Conditional Use-Expanded Outdoor Storage. West Metro Fire-Rescue District conducted a site review for Pallet One MN Inc. located at the above address. The items listed below are our comments and requirements per the 2020 Minnesota State Fire and Building Codes, NFPA Codes, West Metro Fire-Rescue District Policies: 1. Provide a fire department lock box on the west side of the building for gate access. 2. Provide a gate key for the fire department lock box. 3. Ensure that the pallets are stored per the code requirements indicated below: a. Pallets stored outdoors shall not be located within 10 feet of a lot line. b. Pallet storage shall not exceed 20 feet in height. c. Pallet stacks shall be arranged to form stable piles. Individual pallet piles shall cover an area n ot greater than 400 square feet. d. Pallet stacks that are 400 square feet shall have a separation of 45 feet from other wood pallet stacks and other combustible storage. e. Pallets stacks shall be at least 20 feet away from the building. If you have any questions or concerns don’t hesitate to email me at swolf@westmetrofire.com or call me at (763) 230-7006. Sincerely, Shelby Wolf Shelby Wolf Deputy Fire Marshal 4251 Xylon Avenue North • New Hope, Minnesota 55428 Telephone: 763.230.7000 • Fax: 763.230.7029 • www.wmfrd.org Planning Case Report 23-04 Page 1 12/1/23 PLANNING CASE REPORT City of New Hope Meeting Date: December 5, 2023 Report Date: December 1, 2023 Planning Case: 23-04 Petitioner: Terry Sanders – Sanders Properties, LLC Address: 3241 Winpark Drive Project Name: Sanders Properties, LLC Project Description: Conditional use permit for open outdoor storage at 3241 Winpark Drive I. Type of Planning Request 1. Conditional Use Permit II. Zoning Code References Sections: 4-33 Administration – Conditional Use Permit 4-20(e)(1) – Industrial District, Conditional Uses III. Property Specifications Zoning: Industrial Location: 3241 Winpark Drive Adjacent Land Uses: North: Industrial West: Industrial South: Industrial East: Industrial Site Area: 1.65 acres Planning District: Planning District 15N. The Comprehensive Plan supports working with existing industries to encourage business retention and to promote the proper screening of outdoor storage areas, exterior treatments, and trash enclosures within the district. The industrial park is nearly fully developed and future industrial growth depends on creative in-place expansions and re-use of existing space. Planning Case Report 23-04 Page 2 12/1/23 IV. Background Natural Environments Corporation (NEC) is a landscaping company that moved their operations to 3241 Winpark Drive in 2017. Sanders, LLC owns NEC and purchased the subject property on a contract for deed in 2021. The company is requesting a conditional use permit for open outdoor storage in areas on the north and southwest sides of the lot. The north storage area would be used primarily for company vehicles, machinery, and equipment. The southwest storage area would be used for the storage of materials such as boulders, rock, class 5 gravel, rubble, sand, topsoil, and mulch inside of concrete bins. In recent years these two areas were converted into open outdoor storage without any approvals, which resulted in the elimination of approximately 47 parking stalls. V. Zoning Analysis A. Plan Description 1. Size of Storage Areas The proposed north storage area is approximately 8,200 square feet and the proposed southwest storage area is approximately 12,300 square feet. Combined, the areas would be 20,500 square feet. The city’s zoning code requires a conditional use permit for open outdoor storage in the Industrial zoning district when the area exceeds 20% of the gross floor area of the principal structure. The building is 19,500 square feet, meaning the combined open outdoor storage areas are larger than the principal structure. 2. Setbacks Both open outdoor storage areas would be set back at least five feet from side and rear property lines, as required by City Code. 3. Parking, Loading & Surfacing The 19,500 square foot building is comprised of 1,500 square feet of office space and 18,000 square feet of warehouse space. Minimum parking requirements are as follows: Floor Area Floor Area After 10% Deduction Ratio Required Parking Office 1,500 SF 1,350 SF 1 stall per 300 SF 5 stalls Warehouse 18,000 SF 16,200 SF 1 stall per 1,500 SF 11 stalls Total Required 16 stalls The site plan includes 18 parking stalls outside of the area to the north designated for open outdoor storage. Of these stalls, seven are located on the north side of the building, nine are located in front of the building (east), and two are located south of the building. The north parking stalls would be located within a larger fenced area that includes the proposed open outdoor storage. These stalls must be kept separate from the open outdoor storage area to prevent equipment, machinery, and materials from occupying the necessary stalls. The applicant is proposing to separate these areas with a striped line. Two parking stalls are shown to the east of the fuel tanks near the southeast corner of the building. These stalls must be relocated due to their proximity to the fueling station. It appears the open outdoor Planning Case Report 23-04 Page 3 12/1/23 storage area to the north could be adjusted to allow for an additional two stalls. There are eight stalls within the open outdoor storage area, which will be used for the storage of company vehicles and machinery. Parking stalls and drive aisles meet dimensional standards, and one disability parking stall is depicted, meeting code requirements. Parking and open outdoor storage areas must be surfaced with concrete or bituminous material and parking stalls must be striped. Parking may not take place within drive aisles, loading areas, fire lanes, or on the street. The building has four overhead doors that face Winpark Drive. Storage, including the parking of vehicles, detached trailers, machinery, and equipment may not take place in this area. The staging of vehicles with attached trailers may not occur for more than 24 hours in this area. Open outdoor storage areas must be surfaced with bituminous material. Per the city engineer’s memorandum, as of November 22, 2023, a six-inch-thick section of concrete had been poured along the west and souths sides of the building in the south open outdoor storage area. The concrete stops at the gate and will be extended to the curb apron in the spring of 2024. The concrete section drains to the center of the open outdoor storage area. A concrete curb and gutter will be added along the south side of the parking lot and a retaining wall will be installed next to the curb. The existing sidewalk next to the west side of the building will also be replaced with a handicap ramp. An excavation/grading permit has been submitted for these improvements and is being reviewed by staff. Site drainage will be reviewed in conjunction with this permit application. The driveway that accesses the north storage area is in disrepair and requires resurfacing. The Industrial zoning district allows for a maximum of 80% impervious surface coverage. With the proposed open outdoor storage areas, the site does not exceed that maximum. 4. Snow Storage Snow storage areas are depicted on the original site plan at the northwest corner of the lot and along much of the south property line. The snow storage areas are located within fenced areas. 5. Landscaping, Fencing & Screening Open outdoor storage areas must be screened from adjacent residential uses and the public right-of-way. The open outdoor storage areas would be secured by an existing six-foot-tall chain-link fence. The applicant has provided screening details for the gates. Open outdoor storage areas must be at least 80% screened from Winpark Drive. Existing vegetation will be used to screen areas where chain link fencing will remain. The applicant must provide the West Metro Fire-Rescue District with keys to gates to be kept in lock boxes on the building. No new landscaping is being proposed. 6. Trash Enclosure Industrial uses must provide trash enclosures for any waste containers that contain refuse and recyclable material or equipment. The enclosures must fully screen the containers from view from adjacent properties. Waste containers must be located within an enclosure or inside of an approved open outdoor storage area. 7. Storage Materials Planning Case Report 23-04 Page 4 12/1/23 Within the last two years, a retaining wall was installed on the west side of the property without a permit. Following the Design & Review meeting, a building permit was submitted. The construction of this retaining wall involved excavation of the west slope to allow for the installation of concrete storage bins for bulk materials. Materials stored within these bins are not covered, and present concerns related to erosion and sedimentation into storm sewers. Plans indicate a structure will be installed above the soils/dirt and topsoil bays to provide cover. Other bays for erodible materials such as mulch, rubble, sand, class 2 trap, clear rock, and class 5 gravel must also be covered. The applicant must obtain a building permit for the cover and provide plans for the short-term and permanent containment of the materials stored within bins (anchored tarp, roof, etc.). There is a large pile of dirt being stored in the open outdoor storage area to the north. This must be removed to accommodate the storage of vehicles, machinery, and equipment. The pile of dirt must be covered with tarps until it has been removed. Items stored within open outdoor storage areas must be related to operations of the on-site business. Areas where the stockpile is located must be restored upon removal. The storage of any hazardous materials is prohibited. In the past, equipment and materials have been stored in landscaped areas (on the grass). This has resulted in some deterioration of the landscaped area. Exterior storage is restricted to approved open outdoor storage areas. All areas within the property lines not paved or designated for off-street parking, off-street loading, sidewalks, driveways, storage, or buildings must be landscaped using ground cover, ornamental grass, shrubs, trees, or other acceptable vegetation or treatment generally used for landscaping. B. Zoning Code Criteria I. Conditional Use Permit (CUP) Criteria for decision. The Planning Commission and City Council shall consider the possible adverse effects of the proposed conditional use. In determining whether to approve or deny a Conditional Use Permit, the City Council and Planning Commission shall find that the Conditional Use Permit complies with the following criteria. The burden of proof demonstrating compliance with the following criteria shall be the responsibility of the applicant. (1) Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive municipal plan of the city. Findings. The proposal is consistent with the goals of the Comprehensive Plan, which supports retaining, maintaining, and promoting the in-place expansion of New Hope’s industrial businesses. It also supports attracting new industrial businesses to fully utilize the city’s industrial areas. The business moved into the building in 2017 and purchased it on a contract for deed in 2021. (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Planning Case Report 23-04 Page 5 12/1/23 Findings. The site is located within one of the city’s industrial parks and the existing use is consistent with allowable uses within the industrial zoning district and is compatible with adjacent present and future anticipated land uses. (3) Performance standards. The proposed use conforms to all applicable performance standards outlined in the Zoning Code. Findings. The city’s zoning code requires a conditional use permit for open outdoor storage in the Industrial zoning district when the area exceeds 20% of the gross floor area of the principal structure. Open outdoor storage areas must be fenced and screened from adjacent residential uses and the public right-of-way and must be located on concrete or bituminous surface treatments. Upon completion of planned improvements to the site required as conditions of approval, the property will be in compliance with all applicable performance standards outlined in the Zoning Code. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. The proposed use will not depreciate the area’s value. No structural changes are being proposed to the footprint of the building and the proposed open outdoor storage areas meet setback requirements. (5) Zoning district criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts. Findings. The proposed use complies with all other zoning district criteria. *Sections (6) and (7) apply to other zoning districts. (8) In industrial districts (B-W, I): a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. Findings. The applicant must provide plans for the short-term and permanent containment of materials stored within the concrete bins. These plans are subject to approval by the stormwater specialist and building official. Materials that are not covered present concerns related to erosion and sedimentation into storm sewers. With the proper containment measures in place and completion of other planned improvements, it is not anticipated that the use will generate nuisance characteristics. The storage of any materials related to business operations is restricted to approved open outdoor storage areas. b. Economic Return. The use will provide an economic return to the community and be commensurate with other industrial uses for which the property could feasible be used. In considering the economic return to the community, the planning commission and city council may give weight to the sociological impact of a proposed use, both positive and negative. Findings. It is anticipated that the improvements will result in a positive economic return to the community. The upgrades will improve business Planning Case Report 23-04 Page 6 12/1/23 operations and will be commensurate with other industrial uses for which the property could be used in the future. 1. Type of Approval i. Conditional use permit – quasi judicial 2. Timeline i. Date Application Received: November 9, 2023 ii. End of 60-Day Decision Period: January 8, 2024 iii. End of 120-Day Decision Period: March 8, 2024 VI. Notifications Property owners within 500 feet of the parcel were notified of the application and public hearing by mail, a land use petition sign was placed at the property, and a legal notice was published in the Sun Post newspaper and on the city’s website. Staff did not receive feedback or questions about the project. VII. Summary Natural Environments Corporation is requesting a conditional use permit for open outdoor storage in areas on the north and southwest sides of 3241 Winpark Drive. The north storage area would be used primarily for company vehicles, machinery, and equipment. The southwest storage area would be used for the storage of materials such as boulders, rock, class 5 gravel, rubble, sand, topsoil, and mulch inside of concrete bins. VIII. Recommendation Staff recommends that the Planning Commission conduct a public hearing and approve an amendment to a conditional use permit for open outdoor storage at 3241 Winpark Drive, subject to the following conditions: 1. Exterior storage shall be restricted to paved open outdoor storage areas depicted on submitted plans. 2. Exterior storage shall be restricted to materials and equipment accessory to on-site business and may not be located above height of screened fence. 3. Open outdoor storage areas shall be screened from adjacent public right-of-way. 4. Area east of four overhead doors shall not be used for storage. Staging of vehicles with attached trailers shall not occur in area for more than 24 hours. 5. All proposed on-site parking shall occur in designated code compliant areas that are striped and meet dimensional standards specified within City Code. Parking and storage shall not take place within drive aisles, loading areas, fire lanes, or on street. 6. Two parking stalls east of fuel tanks shall be relocated. Planning Case Report 23-04 Page 7 12/1/23 7. North open outdoor storage area shall be separated from adjacent required parking area with striped line to prevent equipment, machinery, and materials from occupying necessary parking stalls. 8. Damaged or deteriorating parking, open outdoor storage areas, and driveways shall be repaired and resurfaced. 9. Grading, drainage, and stormwater protection plans subject to review and final approval by city engineer. 10. Paving, curbing, and retaining wall plans subject to review and final approval by city engineer and building official. 11. Short-term and permanent plans for containment of materials stored within concrete bins subject to approval by stormwater specialist and building official. 12. Dirt stored in north open outdoor storage area shall be removed from site. Tarps shall be used to cover dirt until removed. 13. Physical improvements restricted by weather shall be completed by June 1, 2024. Attachments • Application, narrative, and plans (November 9, 2023 and November 22, 2023) • Aerial map • Photos • ABCities memorandum from Alan Brixius (November 24, 2023) • West Metro Fire-Rescue letter from Shelby Wolf (November 15, 2023) • Stantec memorandum from Dan Boyum (November 28, 2023) Hennepin County Property Map Date: 11/28/2023 Comments: 1 inch = 400 feet PARCEL ID: 2011 82123 0005 OWNER NAME: Edwa rd A H Schmid t Jr Rev Tr PARCEL ADDRESS: 3 241 W inpark Dr,New Hope MN 55427 PARCEL AREA: 1 .65 acres, 71 ,80 2 sq ft A-T-B: Abstract SALE PRICE: $60 0,0 00 SALE DATE: 07/2021 SALE CODE: Excluded From Ratio Studies ASSESSED 2022, PAYABLE 2023 PRO PERTY TYPE: In dustria l-Pre ferred H OMESTEAD: No n-Homeste ad MARKET VALU E: $1,7 05,0 00 TAX TOTAL: $56,634 .46 ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Industrial HOMESTEAD: Non-Ho mestead MARKET VALUE: $1,932,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2023 3241 Winpark Drive 3241 Winpark Drive Abcities LLC PLANNING REPORT TO: Jeff Sargent FROM: Alan Brixius DATE: November 24, 2023 RE: 3243 Winpark – Conditional Use- Outdoor Storage FILE NO: 131.01 23.09 ADDRESS: 3243 Winpark Drive BACKGROUND Sanders Properties is requesting a conditional use permit for outdoor storage and site alterations for their site located at 3243 Winpark Drive. Sanders properties is a landscaping business operating from the 3243 Winpark Drive Site . The proposed outdoor storage area will contain the company’s vehicles, trailers, equipment, and materials. The site is zoned I, Industrial within which “outdoor storage areas larger than 30% of the total floor area of the principal building” is allowed by a conditional use permit. In review of the submitted revised application materials (11/22/2023), the following comments are offered: ANALYSIS Setbacks: The proposed new storage area will be within an existing fenced area at the northwest corner of the building. The storage areas meet the required five foot interior side yard setback. Fencing: The proposed new storage area shall be enclosed within an existing fenced area of the site. The fence is a six foot tall chain link fence. This fence meets code. 16405 78th Avenue N. Maple Grove Tel: 763-242-6955 Email AlBrixius@gmail.com Screening: The City requires outdoor storage areas to be screened from adjacent public rights-of-way. The applicant has provided a detail on the access gates. These gates provide the needed screening. As a condition of approval storage materials shall not be stacked taller than the screen fence. Loading. The building has four overhead doors facing Winpark Drive. The Zoning Code prohibits storage within the front yard of site. The area in front of these doors may be used for staging of vehicles with attached trailers, however, we recommend that storage of staged items in this area be limited to 24 hours. Storage of detached trailers and other materials or equipment is prohibited. Parking: The Site Plan shows 26 proposed parking spaces. In review of the on-site parking, we offer the following comments. 1. By code the proposed building requires 16 parking spaces. The site plan includes a demarcation line between the required parking and proposed north storage area. As a condition of the CUP approval storage in the required parking stalls shall be prohibited. 2. The site plan has parking stalls that are 9 foot wide and 19 feet in depth meeting city standards. All parking stalls shall be striped on-site meeting the City’s minimum dimensions. 3. The site plan provides one disability parking stall properly dimensioned in the south parking lot. Surfacing. The City requires outdoor storage areas to be surfaced with concrete or bituminous. The site plans show that the outdoor storage areas resurfaced and will have an asphalt surface on the north storage area and concrete surface on the south storage area. Site inspection reviews that the driveway that accesses the north storage area is in disrepair and requires resurfacing. The site plan illustrates that the entire north storage area and the driveway will be resurfaced to meet the City surfacing standards. All outdoor storage shall be in approved storage areas and on paved asphalt or concrete surfaces. The new surfaces shall be approved by the City to insure positive drainage. Lighting: The site plan does not show any new exterior lighting. Snow Storage. The site plan shows snow storage areas. The applicant must describe how the snow storage area at the northwest corner of the site will be accessed. Hazardous Materials. Outdoor storage areas must not be used for storage of hazardous liquids, solids, gases or wastes. As a condition of conditional use permit approval, the outdoor storage of hazardous materials shall be prohibited. Approval of the CUP for Outdoor will be exclusive to the list of materials and equipment listed by the applicant. The dirt pile in the north storage area must be removed to accommodate equipment storage. The dirt must be removed from the site as a condition of CUP approval. The timing of the removal of this dirt pile must be defined with the CUP approval. The retaining wall / storage bins along the west side of the south storage area were installed without a permit approved by the City. The construction of the retaining wall / storage bins involved excavation of the west slope expanding the storage area in this area of the site. Concern has been expressed regarding the retaining wall and the containment of the bulk landscape materials to avoid erosion and sedimentation into storm sewers. The applicant has provided a detail on the retaining wall and the bulk storage containers. The retaining wall / storage bins shall be subject to the review and approval of the City. The site has had items stored in landscaped areas of the site in the past. This has resulted in some deterioration of the landscaped area. All storage shall be restricted to the approved storage areas and the applicant shall provide for the restoration of the landscaped areas of the site. CONCLUSION Outdoor storage is allowed in the “I” district by conditional use permit. In review of the Pallet One application, we would recommend approval of the conditional use permit with the following conditions. 1. All outdoor storage shall be within the approved storage areas and on a paved asphalt or concrete surfaces. Storage beyond a paved surface or in required parking stalls shall be prohibited. 2. The dirt pile in the north storage area shall be removed from the site. 3. Storage area shall be limited to the materials and equipment accessory to the on- site business. Outdoor storage of hazardous materials shall be prohibited. 4. The applicant shall provide details of the retaining wall and the bulk material containers for City review and approval. 5. Applicant shall provide a restoration plan of landscape areas damaged by past outdoor storage. 6. Storage items shall not be stacked to a height above the fence. 7. The area in front of the four overhead doors may be used for project staging. Outdoor storage shall be limited to stage vehicles with attached trailers. Outdoor storage of staged vehicles with attached trailers in this area shall not occur for longer than 24 hours. 8. All parking stalls shall be dimensioned to a minimum standard of 8’9” wide and 19’ in length. The disability stall shall be striped to meet ADA disability parking dimensions. All parking stalls shall be striped on site. The parking lot shall have painted striping for the disability access aisle and door access aisles in the north parking lot. 9. The damaged or deteriorated parking, outdoor storage or drive ways shall be repaired and resurfaced. 10. The applicant must describe how the snow storage area at the northwest corner of the site will be accessed. 11. The project requires a number of physical improvements to the site that are needed to meet City Code standards and to properly function. Some of these improvements may be hampered by the onset of winter. Approval of CUP shall require the need for the improvements to be done in a timely manner. All improvements shall be completed by June 1, 2024. Cc. Jeff Alger Linda Bergemann Dan Boyum Eric Hanson Jon Jaeger David Lemke Nick Macklem Bernie Weber Shelby Wolf November 15, 2023 Re: Site review for 3243 Winpark Drive-Conditional Use-Outdoor Storage. West Metro Fire-Rescue District conducted a site review for Natural Environments Corporation located at the above address. The items listed below are our comments and requirements per the 2020 Minnesota State Fire and Building Codes, NFPA Codes, West Metro Fire-Rescue District Policies: 1. Provide a site plan showing what type of equipment/vehicles and where you will be storing your landscaping equipment in both outdoor storage areas. 2. The emergency access roads shall be a minimum of 24 feet in width. Provide information on how you will ensure that the emergency access road is maintained throughout all seasons. 3. Provide keys for the gates to put in the fire department lock box on the front of the building. 4. There shall be no storage around the diesel fuel tanks. They shall be kept clear of combustible materials and vegetation for a minimum distance of 30 feet. If you have any questions or concerns feel free to contact Shelby Wolf, Deputy Fire Marshal at (763) 230 -7006 or swolf@westmetrofire.com. Sincerely, Shelby Wolf Shelby Wolf Deputy Fire Marshal 4251 Xylon Avenue North • New Hope, Minnesota 55428 Telephone: 763.230.7000 • Fax: 763.230.7029 • www.wmfrd.org Stantec Consulting Services Inc. 733 Marquette Avenue, Suite 1000 Minneapolis, MN 55402 November 28, 2023 File: 193806134 Attention: Jeff Sargent Community Development Director City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Reference: Sanders Properties, Inc. – 3241 Winpark Drive - Outside Storage and Parking Lot Improvement Dear Jeff, Public Works and engineering staff made a site visit and reviewed the submitted revised application materials (11/22/2023). At the site visit, the applicant updated us on the following: ·They have poured a 6” thick concrete section along the west and south side of their building in the outside storage area. ·They have stopped the new concrete section to the west of the gate. They need to figure out final gate type and power source. ·The concrete section drains to the center of the storage area. ·They plan to continue to extend concrete through the gate and then connect into the existing concrete apron along Winpark Drive in Spring 2024. ·They will add a concrete curb and gutter along the south side of the parking lot from the gate to the existing concrete apron. ·They have removed the dirt pile from the south storage area. This dirt pile was contributing to the sediment leaving the site during previous site visits. ·The dirt pile on the outside storage area on the north side of the property will start being removed on or around November 29. ·They plan to replace existing walk next to the east side of the building to create a handicap ramp. ·They plan to place a retaining wall along the south side of their outside storage area next to the new concrete. Based on the site visits and the above referenced discussions, we have the following comments on the application: Fall 2023 1.Cover the north dirt stockpile with tarps. Tarps should be properly anchored. 2.Remove north dirt stockpile and temporarily stabilize and restore areas where stockpile was located as well as where the loader has been parking. 3.Clean up material that tracks out of the outside storage area as part of removal of the north dirt stockpile. Spring 2024 1.If a roof is added to topsoil/soils dirt storage area, obtain the appropriate permit. 2.If a roof is not added over the topsoil/soil’s dirt storage area, those items will need to be covered with a tarp and anchored. November 28, 2023 Mr. Jeff Sargent Page 2 of 2 3.Construct the retaining wall to protect from disturbed soil area along the south side of the south outside storage area. If the retaining wall is higher than 4’ in height, it will need to be designed by a professional engineer. 4.Provide permanent restoration to the areas discussed above as well as unrestored areas next to the Weiser Concrete – Precast Panels. 5.Place the concrete surface on the south outside storage area from the end of the 2023 construction to the existing concrete apron along Winpark Drive. 6.Place a concrete curb and gutter along the south side of this concrete surface discussed above between the gate and the existing concrete apron. 7.See the city planner’s comments on the June 1, 2024 timing for completing items. 8.Continue to monitor and cleanup any tracking of sediment from the site. If you have any questions or require further information, please call me at (612)-712-2021. Regards, New Hope City Engineer Dan D. Boyum c. Bernie Weber, Nick Macklem, Dave Lemke, Jeff Alger, Eric Hanson – New Hope; Alan Brixius – City Planner; Shelby Wolf – West Metro Fire; Ann Ackerson – Stantec. Planning Case Report 23-05 Page 1 12/1/23 PLANNING CASE REPORT City of New Hope Meeting Date: December 5, 2023 Report Date: December 1, 2023 Planning Case: 23-05 Petitioner: City of New Hope Address: 5500 International Parkway Project Name: Public Works Expansion Project Description: Addition to Public Works Central Garage I. Type of Planning Request 1. Site Plan Review II. Zoning Code References Sections: 4-35 Administration – Site Plan Review III. Property Specifications Zoning: GPO – Governmental, Park and Open Space Location: 5500 International Parkway Adjacent Land Uses: North: Industrial West: Industrial South: Industrial East: R-4 – High-Density Residential Site Area: 4.84 acres Planning District: Planning District 3. The Comprehensive Plan cites a need for additional indoor storage to accommodate the city’s expanded equipment inventory. It supports expanding the Public Works Central Garage to increase indoor storage and parking. IV. Background The city of New Hope is requesting a site plan review to allow for a 20,000 square foot building expansion and site improvements to the Public Works Central Garage. The 37,800-square foot building was constructed in 1980 with additions/remodeling occurring in 1997 and 2001. The building houses utilities, streets, park maintenance, and vehicle maintenance. The expansion and site improvements Planning Case Report 23-05 Page 2 12/1/23 would include additional space for vehicle and equipment storage, a new fuel system, security improvements, new EV charging stations, and pavement replacement. V. Zoning Analysis A. Plan Description 1. Zoning, Lot Standards & Setbacks The property is zoned GPO – Governmental, Park and Open Space. The district allows for the proposed uses, which include storage and warehousing. The property meets minimum lot area and width standards, and the proposed expansion meets setback requirements for the district. 2. Size of Addition The existing building is 37,800 square feet in size. The proposed addition on the south side of the existing building would be 20,000 square feet. The city’s zoning code requires a site plan review for additions that increase the gross floor area of a building by 25% or more. 3. Parking & Curb Cuts The addition would result in the elimination of nine parking stalls along the south side of the existing building. The new site plan illustrates six (6) new parking stalls at the northwest corner of the proposed addition. There are seven (7) stalls at the southwest corner of the existing building that will remain and there are 42 stalls on the north side of the building that will remain. This brings the total number of parking stalls to 55. Minimum parking requirements for the building are as follows: Floor Area Floor Area After 10% Deduction Ratio Required Parking Office 8,700 SF 7,830 SF 1 stall per 300 SF 26 stalls Warehouse 49,100 SF 44,190 SF 1 stall per 1,500 SF 29 stalls Total Required 55 stalls The proposed parking stalls south of the addition meet minimum width and length requirements, as does the drive aisle. All parking areas will be surfaced with bituminous material and curbing will be installed around the perimeter of the area. The addition of a third curb cut is being proposed. City Code allows one curb cut for every 125 feet of street frontage. With approximately 590 feet of frontage along International Parkway, the third curb cut is permissible. The new curb cut is estimated at 32 feet wide, which is acceptable with approval of the city engineer. The vertical pivot gate was shifted two feet to the west to ease a pinch point and avoid conflicts. 4. Landscaping The proposed addition would result in the removal of seven trees along the southwest side of the property. Two red oak trees and dogwood bushes are being proposed in the boulevard west of the fuel pumps. The city’s tree preservation ordinance applies to any preferred and Planning Case Report 23-05 Page 3 12/1/23 significant trees that will be removed. Any significant and preferred trees to be removed must be replaced at a one-inch to 0.5-inch ratio. The applicant must identify preferred and significant trees to be removed and replace such trees in a manner that meets requirements of the city’s tree preservation ordinance. A tree preservation plan is required for remaining trees on the west and south sides of the property that may be impacted by construction. 5. Trash Enclosure Industrial uses must provide trash enclosures for any waste containers that contain refuse and recyclable material or equipment. The enclosures must fully screen the containers from view from adjacent properties. Waste containers must be located within an enclosure or inside of an approved open outdoor storage area. Storage containers will continue to be located within the open outdoor storage area. 6. Building Design Exterior building materials include pre-cast concrete panels with a sand blast finish with spaced translucent wall panels. The materials and building appearance meet the New Hope Design Guidelines. All rooftop equipment must be screened from view from across adjacent streets 15 feet behind the curb or adjacent properties at the property line. The applicant provided elevations from east, west, and south perspectives demonstrating that mechanical equipment would not be visible at an eye level of five to six feet. 7. Stormwater Treatment No new stormwater treatment measures or Best Management Practices (BMPs) are being proposed with this project. An underground stormwater chamber was installed with Phase 1 improvements that took place in 2021. That chamber collects drainage from the existing storage yard where the expansion is being proposed. The east side of the building expansion would continue to route drainage to the existing storm sewer that feeds into the chamber and the west side of the building would drain to the street. B. Zoning Code Criteria I. Site Plan Review Criteria. In making recommendations and decisions upon site and building plan review applications, the staff, Planning Commission, and City Council shall consider the compliance of such plans with the following standards: (1) Consistency with the various elements and objectives of the city's long range plans, including, but not limited to, the Comprehensive Plan. Findings. The proposal is consistent with the goals of the Comprehensive Plan, which cites a need for additional indoor storage to accommodate the city’s expanded equipment inventory. It supports expanding the Public Works Central Garage to increase indoor storage and parking. (2) Consistency with the purposes of this Code. Planning Case Report 23-05 Page 4 12/1/23 Findings. The proposal is generally consistent with the purposes of the City Code, meeting all minimum requirements. (3) Preservation of the site in its natural state, insofar as practicable, by minimizing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearance of neighboring developed or developing areas. Findings. The proposed addition involves the removal of at least seven (7) trees, that must be identified, measured, and replaced in compliance with the city’s tree preservation ordinance. Landscaping plans include the installation of two red oak trees and dogwood bushes in the boulevard adjacent to International Parkway. Natural topography and geologic features will be maintained, and the erosion of soil will not take place. (4) Creation of a harmonious relationship of buildings and open spaces with the terrain and with existing and future buildings having a visual relationship to the proposed development. Findings. Staff believes the addition and newly paved areas will have a harmonious relationship with the existing building and open spaces. The building materials selected for the renovation will be complimentary to the surrounding area and improve the overall aesthetic of the site. (5) Creation of a functional and harmonious design for structures and site features including: a. Creation of an internal sense of order for the various functions and buildings on the site and provision of a desirable environment for occupants, visitors, and the general community. Findings. The proposed site plan delivers a desirable environment for occupants, visitors, and the general community. It will allow for expanded indoor storage of vehicles and equipment. b. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. Findings. Proposed landscaping elements compliment the function of the site. Any trees that will be removed must be identified, measured, and replaced in compliance with the city’s tree preservation ordinance. c. Appropriateness of the materials, textures, colors, and details of construction as an expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and functions. Findings. The addition features pre-cast concrete panels with a sand blast finish with spaced translucent wall panels. The materials and building appearance meet the New Hope Design Guidelines and will be complimentary to the surrounding area and improve the overall aesthetic of the site. Planning Case Report 23-05 Page 5 12/1/23 d. Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives and parking, in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian, cycling and vehicular traffic and arrangement and amount of parking so as to be safe, convenient and, insofar as practicable, compatible with the design of proposed buildings, structures and neighboring properties. Findings. The proposed site plan provides for adequate vehicular, pedestrian, and cycling circulation. The proposed access points to public streets are adequate in both number and size. The amount of parking provided meets minimum City Code requirements. (6) Creation of an energy-conserving design through design, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. Findings. All construction activity will comply with current building code standards that relate to energy efficiency. New EV charging stations will be installed as part of the improvements. (7) Protection of adjacent and neighboring properties through reasonable provisions for such matters as surface water drainage, sound and sight buffers, preservation of views, light and air, and those aspects of design, not adequately covered by other regulations, which may have substantial effects on neighboring land uses. Findings. The proposed project will not interfere with the views or limit access to light and air of adjacent properties. It is not anticipated that the project will have an adverse effect on adjacent properties. 1. Type of Approval i. Site plan review – quasi judicial 2. Timeline i. Date Application Received: November 9, 2023 ii. End of 60-Day Decision Period: January 8, 2024 iii. End of 120-Day Decision Period: March 8, 2024 VI. Notifications Property owners within 500 feet of the parcel were notified of the application and public hearing by mail, a land use petition sign was placed at the property, and a legal notice was published in the Sun Post newspaper and on the city’s website. Staff did not receive feedback or questions about the project. VII. Summary The city of New Hope is requesting a site plan review to allow for a 20,000 square foot building expansion and site improvements to the Public Works Central Garage. The expansion and site Planning Case Report 23-05 Page 6 12/1/23 improvements would include additional space for vehicle and equipment storage, a new fuel system, security improvements, new EV charging stations, and pavement replacement. VIII. Recommendation Staff recommends that the Planning Commission conduct a public hearing and approve a site plan review to allow for a 20,000 square foot building expansion and site improvements to the Public Works Central Garage at 5500 International Parkway, subject to the following conditions: 1. Installation of fueling system shall be subject to approval by deputy fire marshal. 2. Rooftop mechanical equipment shall be identified on building plans and screened in compliance with city’s Design Guidelines. 3. Preferred and significant trees to be removed shall be identified, measured, and replaced in compliance with city’s tree preservation ordinance. 4. Tree preservation plan shall be submitted for trees impacted by construction on west and south sides of property. Attachments • Application and plans (November 9, 2023 and November 22, 2023) • Aerial map • Photos • ABCities memorandum from Alan Brixius (November 27, 2023) • Applicant responses to ABCities memorandum from Alan Brixius (November 28, 2023) • Stantec memorandum from Dan Boyum (November 15, 2023) Hennepin County Property Map Date: 11/22/2023 Comments: 1 inch = 400 feet PARCEL ID: 0611 82134 0020 OWNER NAME: City Of New Hop e PARCEL ADDRESS: 5 500 International Pkwy, New Hop e MN 55428 PARCEL AREA: 4 .84 acres, 21 0,9 91 sq ft A-T-B: Both SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2022, PAYABLE 2023 PRO PERTY TYPE: In dustria l-Pre ferred H OMESTEAD: No n-Homeste ad MARKET VALU E: $0 TAX TOTAL: $0.00 ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Industrial HOMESTEAD: Non-Ho mestead MARKET VALUE: $0 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2023 5500 International Parkway 5500 International Parkway Abcities LLC PLANNING REPORT TO: Jeff Sargent FROM: Alan Brixius DATE: November 27, 2023 RE: New Hope Public Works – Building Expansion FILE NO: 131.00 23.01 BACKGROUND The City is considering a 20,000 square foot building expansion and site improvements for the Public Works Building located at 5500 International Parkway. The current building is at its capacity for the uses needed to serve the City. The new building expansion and site improvements will include expanded garage/ equipment storage, renovation of the existing garage, new fuel system, security improvements, EV charging stations, and pavement replacement. The Site is zoned GPO Government, Parks, and Open Space district. Within the GPO district the Public Works building and site uses are permitted uses. The expansion of the building and alterations to the site require a site and building plan review. ANALYSIS Zoning: The site is zoned GPO district. Public Works uses are permitted uses within the GPO District. The Public Works site meets the GPO lot area, width, and setbacks requirements. Site Access and Circulation: The proposed building addition on the south side of the existing building. The plans include a vehicle circulation plan that demonstrates the turning movements of an intermediate semi-trailer (total vehicle length of 45 feet) work with the site layout. In reviewing these turning movements we offer the following comments. 16405 78th Avenue N. Maple Grove Tel: 763-242-6955 Email AlBrixius@gmail.com 1. The site plan proposes the addition of a third driveway curb cut for the public work site. Code allows a curb cut for every 125 feet of street frontage. The site’s frontage along International Parkway is approximately 590 feet which allows the third curb cut. 2. The new curb cut is approximately 32 feet wide, which is acceptable with the approval of the City Engineer. This wider curb cut is needed for the larger truck and truck and trailer movements. 3. The truck movement plan shows a close pinch point near the curb and vertical pivot gate. Shifting the vertical pivot gate to the west will ease this pinch point and may avoid conflicts with gate. 4. The truck movement plan shows trucks entering the site at the center curb cut to access the gas pumps having a travel path that encroaches into the new parking stalls. This may be resolved by increasing the radius on the back side of this curb cut. Parking: The current site has 13 parking stalls that will be removed with the new building addition. The new site plan illustrates 6 new parking stalls along the west side of the building addition. In review of the parking layout, we offer the following comments. 1. The new plan results in a net loss of 7 parking stalls. The applicant must demonstrate that fewer parking stalls is adequate. 2. The stalls have a width of 10 feet, the length dimension is 19 feet. All stall dimensions meet code. 3. The City requires a drive aisle width of 24 feet for 90 degree parking stalls. The site plan shows a drive aisle width of 24 feet between the parking stalls and the parking lot curb. The truck movement plan shows trucks entering the site at the center curb cut to access the gas pumps having a travel path that encroaches into the new parking stalls. This may be resolved by increasing the radius on the back side of this curb cut. 4. The parking lot and paved areas meet the City design standards with regard to paving, and continuous concrete perimeter curb. Landscaping: The plans result in the removal of a number of existing trees. The grading plan identifies the need for tree protection. 1. The site plan shows new trees and shrubs in the west front yard. The plan must illustrate the species and sizes of the proposed new plantings that meet the City standards. 2. The plans include tree preservation measures that will be implemented prior to site grading. The grading plans show new grading in close proximity to the trees on the south end of the site. The grading is not consistent with the proposed tree preservation plan’s temporary fencing standards. This may result in damage or loss of these trees. Tree preservation measures must be in place prior to grading, a tree replacement plan is required for the trees that are damaged or lost. Building Design: The exterior building materials include pre-cast concrete panels with a sand blast finish with spaced translucent wall panels. The materials and building appearance meet the New Hope Design Guidelines. The roof plan shows the location of rooftop exhaust units, make up air units and the heating unit. The building elevations illustrate the some of these units extend above the building parapet. The plans must illustrate the height and screening of the roof top mechanical equipment. The New Hope Design Guidelines established the following standard for rooftop equipment. “All rooftop equipment shall be screened from view across adjacent streets, 15 feet behind the curb or from adjacent properties at the property line.” CONCLUSION Based on our review we recommend approval of the Public Works Site and building plan with the following conditions. 1. Shift the vertical pivot gate to the west to ease the truck exiting pinch point near the gate. 2. The new plan results in a net loss of 7 parking stalls. The applicant must demonstrate that fewer parking stalls is adequate. 3. The drive aisle width is 24 feet adjoining the 90-degree parking stalls. The plan must be adjusted to prevent truck movements through the center curb cut from encroaching into the required parking stalls. 4. The plan must illustrate the species and sizes of the proposed new plantings will meet the City standards. 5. The plans must include tree preservation measures that will be implemented prior to site grading. These measures must be in place prior to grading. 6. The plans must illustrate the size and screening of rooftop mechanical equipment meets the City’s Design Guidelines. Cc. Jeff Alger Linda Bergemann Dan Boyum Eric Hanson Jon Jaeger David Lemke Nick Macklem Bernie Weber Shelby Wolf ABCITIES LLC PLANNING REPORT (See design team response to comments below in red) TO:Jeff Sargent FROM:Alan Brixius DATE:November 27, 2023 RE:New Hope Public Works – Building Expansion FILE NO:131.00 23.01 BACKGROUND The City is considering a 20,000 square foot building expansion and site improvements for the Public Works Building located at 5500 International Parkway. The current building is at its capacity for the uses needed to serve the City. The new building expansion and site improvements will include expanded garage/ equipment storage, renovation of the existing garage, new fuel system, security improvements, EV charging stations, and pavement replacement. The Site is zoned GPO Government, Parks, and Open Space district. Within the GPO district the Public Works building and site uses are permitted uses. The expansion of the building and alterations to the site require a site and building plan review. ANALYSIS Zoning:The site is zoned GPO district. Public Works uses are permitted uses within the GPO District. The Public Works site meets the GPO lot area, width, and setbacks requirements. Site Access and Circulation:The proposed building addition on the south side of the existing building. The plans include a vehicle circulation plan that demonstrates the turning movements of an intermediate semi-trailer (total vehicle length of 45 feet) work with the site layout. In reviewing these turning movements we offer the following comments. 16405 78TH AVENUE N. MAPLE GROVE TEL: 763-242-6955 EMAIL ALBRIXIUS@GMAIL.COM 1. The site plan proposes the addition of a third driveway curb cut for the public work site. Code allows a curb cut for every 125 feet of street frontage. The site’s frontage along International Parkway is approximately 590 feet which allows the third curb cut. 2. The new curb cut is approximately 32 feet wide, which is acceptable with the approval of the City Engineer. This wider curb cut is needed for the larger truck and truck and trailer movements. 3. The truck movement plan shows a close pinch point near the curb and vertical pivot gate. Shifting the vertical pivot gate to the west will ease this pinch point and may avoid conflicts with gate. The gate was shifted 2’ west from the previous design to address this comment. 4. The truck movement plan shows trucks entering the site at the center curb cut to access the gas pumps having a travel path that encroaches into the new parking stalls. This may be resolved by increasing the radius on the back side of this curb cut.We adjusted the curb layout on the turning template drawing but did not rerun the model. Attached is a rerun truck model that shows there is no conflict. Parking:The current site has 13 parking stalls that will be removed with the new building addition. The new site plan illustrates 6 new parking stalls along the west side of the building addition. In review of the parking layout, we offer the following comments. 1. The new plan results in a net loss of 7 parking stalls. The applicant must demonstrate that fewer parking stalls is adequate.Public Works feels the loss of 7 lots will not be an issue. If there are issues that arise in parking in the future, there is a 140’ area on the north side of the existing facility and within the gate that can be used by public works staff for vehicle parking. See attached exhibit related to parking stall analysis and locations. 2. The stalls have a width of 10 feet, the length dimension is 19 feet. All stall dimensions meet code. 3. The City requires a drive aisle width of 24 feet for 90 degree parking stalls. The site plan shows a drive aisle width of 24 feet between the parking stalls and the parking lot curb. The truck movement plan shows trucks entering the site at the center curb cut to access the gas pumps having a travel path that encroaches into the new parking stalls. This may be resolved by increasing the radius on the back side of this curb cut.We adjusted the curb layout on the turning template drawing but did not rerun the model. Attached is a rerun truck model that shows there is no conflict. 4. The parking lot and paved areas meet the City design standards with regard to paving, and continuous concrete perimeter curb. Landscaping:The plans result in the removal of a number of existing trees. The grading plan identifies the need for tree protection. 1. The site plan shows new trees and shrubs in the west front yard. The plan must illustrate the species and sizes of the proposed new plantings that meet the City standards.See the legend on tree and plant species in the upper left corner of Sheet C101 that lists tree and plant species. 2. The plans include tree preservation measures that will be implemented prior to site grading. The grading plans show new grading in close proximity to the trees on the south end of the site. The grading is not consistent with the proposed tree preservation plan’s temporary fencing standards. This may result in damage or loss of these trees. Tree preservation measures must be in place prior to grading, a tree replacement plan is required for the trees that are damaged or lost.A bid item for Evergreen Tree 5’ – 7’ HT is included in the bid form for contractors. Based on the previous tree preservation comments, a note of “Select Pine removal per direction of Engineer based on root depths/grading conflicts.” was added in the bottom right corner of Sheet C101. Also, a note in this same area of Sheet C101 was added as “Potential area for less than 4-ft tall modular retaining wall”. A quantity for “Modular Block Wall” was also added to the bid form. The existing trees and condition will be reviewed with the City Forester in the field after grading limits are staked. A decision will be made if the grading will affect the existing trees and root structure, and then whether the trees being affected will be removed and replaced with a 5’ to 7’ evergreen or if a less than 4-ft tall modular retaining wall is added in lieu of tree removal. Let us know if that language added to Sheet C101 and the comments above related to the site visit with the City Forester addresses the comments. Building Design:The exterior building materials include pre-cast concrete panels with a sand blast finish with spaced translucent wall panels. The materials and building appearance meet the New Hope Design Guidelines. The roof plan shows the location of rooftop exhaust units, make up air units and the heating unit. The building elevations illustrate the some of these units extend above the building parapet. The plans must illustrate the height and screening of the roof top mechanical equipment. The New Hope Design Guidelines established the following standard for rooftop equipment. “All rooftop equipment shall be screened from view across adjacent streets, 15 feet behind the curb or from adjacent properties at the property line.”The rooftop equipment shown on Sheet A201 was inadvertently left on the drawing for contractor reference purposes and will be removed from this plan sheet. Figure 1 (the last sheet of the submittal) reflects the design teams analysis of rooftop exhaust units, make up air units, and heating units based upon treating the site as flat. Also, in the model, the designer treated the site as flat. However, the actual grade is lower than the first floor elevation at the 3 perspective views. The actual grade being lower will lower the eye level a few feet more than what is shown in Figure 1. If during the shop drawing review process and if the contractor chooses to want to provide equipment that is higher than shown on Figure 1, then screening will be required of the contractor per New Hope Design Guidelines. CONCLUSION Based on our review we recommend approval of the Public Works Site and building plan with the following conditions. 1. Shift the vertical pivot gate to the west to ease the truck exiting pinch point near the gate.The gate was shifted 2’ to the west from previous submittals to address this item. 2. The new plan results in a net loss of 7 parking stalls. The applicant must demonstrate that fewer parking stalls is adequate.Public Works feels the loss of 7 lots will not be an issue. If there are issues that arise in parking in the future, there is a 140’ area on the north side of the existing facility and within the gate that can be used by public works staff for vehicle parking. See attached exhibit related to parking stall analysis and locations. 3. The drive aisle width is 24 feet adjoining the 90-degree parking stalls. The plan must be adjusted to prevent truck movements through the center curb cut from encroaching into the required parking stalls.We adjusted the curb layout on the turning template drawing but did not rerun the model. Attached is a rerun truck model that shows there is no conflict. 4. The plan must illustrate the species and sizes of the proposed new plantings will meet the City standards.See the legend on tree and plant species in the upper left corner of Sheet C101 that lists tree and plant species. 5. The plans must include tree preservation measures that will be implemented prior to site grading. These measures must be in place prior to grading. Tree preservation details have been added to the plan set on Sheet C802. A bid item for Evergreen Tree 5’ – 7’ HT is included in the bid form for contractors. Based on the previous tree preservation comments, a note of “Select Pine removal per direction of Engineer based on root depths/grading conflicts.” was added in the bottom right corner of Sheet C101. Also, a note in this same area of Sheet C101 was added as “Potential area for less than 4-ft tall modular retaining wall”. A quantity for “Modular Block Wall” was also added to the bid form. The existing trees and condition will be reviewed with the City Forester in the field after grading limits are staked. A decision will be made if the grading will affect the existing trees and root structure, and then whether the trees being affected will be removed and replaced with a 5’ to 7’ evergreen or if a less than 4-ft tall modular retaining wall is added in lieu of tree removal. Let us know if that language added to Sheet C101 and the comments above related to the site visit with the City Forester addresses the comments. 6. The plans must illustrate the size and screening of rooftop mechanical equipment meets the City’s Design Guidelines.The rooftop equipment shown on Sheet A201 was inadvertently left on the drawing for contractor reference purposes and will be removed from this plan sheet. Figure 1 (the last sheet of the submittal) reflects the design teams analysis of rooftop exhaust units, make up air units, and heating units based upon treating the site as flat. Also, in the model, the designer treated the site as flat. However, the actual grade is lower than the first floor elevation at the 3 perspective views. The actual grade being lower will lower the eye level a few feet more than what is shown in Figure 1. If during the shop drawing review process and if the contractor chooses to want to provide equipment that is higher than shown on Figure 1, then screening will be required of the contractor per New Hope Design Guidelines. Cc. Jeff Alger Linda Bergemann Dan Boyum Eric Hanson Jon Jaeger David Lemke Nick Macklem Bernie Weber Shelby Wolf Attached: Revised Turning Movement Exhibit. Parking Analysis Exhibit Memo bd r:\client\municipal\new_hope_ci_mn\planning\2023\public_works_building\sargent_boyum_memo_pw_phase_2_update_2023_11_15.docx To:Jeff Sargent From:Dan D. Boyum Community Development City Engineer File:City Project No. 1106, Stantec Project No. 193806297 Date:November 15, 2023 Reference: Public Works Facility – Phase 2 Expansion I reviewed the planning report dated November 14, 2023, and the items discussed at the development review meeting on November 15, 2023 with the design team. Here is an update on some of the items. 1. Vertical Pivot Gate Shift – Both the vertical pivot gate and card reader need to be located in the island at the south entrance. There is a spacing required between the gate and the card reader to allow trucks with plows on them enough space to use the card reader. There will be bollards placed to protect the gate mechanism and card reader. The gate mechanism and card reader will be shifted 2 feet to the west to ease truck pinch points as discussed in the planning report. 2. Net loss of 7 parking stalls – Public Works Director Bernie Weber addressed at the meeting. 3. Parking Stall Length – the parking stall length for the stalls on the west side of the new building expansion will be adjusted to 19 feet as discussed in the planning report. 4. Drive aisle width – This width will be adjusted to 24 feet adjoining the 90-degree parking stalls discussed above. 5. Tree and bush species and sizes – The species and size information will be added to the plans. 6. Tree preservation measures – Tree preservation measures will be added to the plans. The contract documents will require the contractor to implement tree preservation measures prior to grading. 7. Rooftop mechanical equipment screening – Illustration of the size and screening of rooftop mechanical equipment will be added to the plans. 8. Fueling area lane width – The width at the fuel lane is 28.33 feet from face to face of curb. The fueling island width is 4 feet. 9. Aerial plan showing new building expansion – A aerial plan will be prepared for staff use in the planning process. 10. Location of underground tanks from the building expansion – The Minnesota State Fire Code indicates fuel tanks be placed a minimum of 5 feet from the building. The tanks depicted on the plans are shown at 6.5 feet. The 5 feet minimum distance is denoted on a plan sheet. 11. Fuel island spacing from the building – the design team provided the following code information used in locating the fuel island. Minnesota State Fire Code requires spacing as indicated in the code below. There is also a requirement in Section 2306.7.5 that limits houses to 18 feet, so a building opening must be 18 feet + 5 feet = 23 feet from the building opening. November 15, 2023 Jeff Sargent Page 2 of 2 Reference: Public Works Facility – Phase 2 Expansion bd r:\client\municipal\new_hope_ci_mn\planning\2023\public_works_building\sargent_boyum_memo_pw_phase_2_update_2023_11_15.docx 2303.1 Location of dispensing devices. Dispensing devices shall be located as follows: 1.Ten feet (3048 mm) or more from lot lines. 2.Ten feet (3048 mm) or more from buildings having combustible exterior wall surfaces or buildings having noncombustible exterior wall surfaces that are not part of a 1-hour fire-resistance-rated assembly or buildings having combustible overhangs. Exception: Canopies constructed in accordance with the International Building Code providing weather protection for the fuel islands. 3.Such that all portions of the vehicle being fueled will be on the premises of the motor fuel-dispensing facility. 4.Such that the nozzle, where the hose is fully extended, will not reach within 5 feet (1524 mm) of building openings. 5.Twenty feet (6096 mm) or more from fixed sources of ignition. 12. Canopy height – The canopy height is 15.5 feet. 13. Venting – The underground tanks will be vented. The venting will extend up the south wall of the new building, not at the canopy location. Please contact me with any further questions. Stantec Consulting Ltd. Dan D. Boyum Phone: 651-775-5098 Attachment:None CC:Bernie Weber, Nick Macklem, Dave Lemke, Jeff Alger, Eric Hanson – New Hope; Alan Brixius – City Planner; Shelby Wolf – West Metro Fire; Bruce Paulson, Ann Ackerson – Stantec. CITY OF NEW HOPE 4401 XYLON AVE NORTH NEW HOPE, MINNESOTA 55428 PLANNING COMMISSION MINUTES October 3, 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: Absent: Also Present: Ray Alkalai, Natalie Brown, Don Collier, Howard Kaplan, Roger Landy, Matt Mannix, Michael Redden, Mike Terres Heather Koshiol Jeff Sargent, Director of Community Development; Jeff Alger, Community Development Specialist; Al Brixius, City Panner; Stacy Woods, Assistant City Attorney, Linda Bergemann, Recording Secretary NEW BUSINESS Swearing in new Commissioner Natalie Brown. Commission discussion to reappoint chair positions. The Commission voted on the following officer positions: Commissioner Mannix, Chair; Commissioner Redden, Vice Chair; Commissioner Koshiol, Third Officer. Appoint members of Design & Review and Codes & Standards sub- committees. The Commission agreed on the following sub-committees: Design & Review: Commissioner Alkalai, Commissioner Brown, Commissioner Kaplan, Commissioner Landy Codes & Standards: Commissioner Koshiol, Commissioner Mannix, Commissioner Redden, Commissioner Terres Floater: Commissioner Collier PUBLIC HEARING Planning Case 23-02 Items 4.1 Chair Mannix introduced the planning case. Item 4.1, Planning Case 23-02, Conditional Use Permit for deferment of required parking at 5017 Boone Ave North; Kurt Scepaniak, Petitioner. Mr. Jeff Alger, Community Development Specialist, gave background information on the planning case. The owner of 5017 Boone Ave North is requesting a conditional use permit for the deferment of required parking. The initial application also included a request for a variance related to an open outdoor storage area on the west side of the property. The variance would have exempted the applicant from fencing portions of the open outdoor storage area. After receiving feedback at the Design & Review Committee, the applicant withdrew that portion of the application and now plans to fence the entire area. Because the proposed open outdoor storage area was less than 20% of the gross floor area of the principal building, the request was processed administratively. Regarding the Conditional Use Permit request, the building requires a minimum of 71 on- site parking stalls. The site plan submitted by the applicant includes 54 parking stalls, resulting in the required deferment of 17 parking stalls. The site plan includes 20 possible future parking stalls, which is the proof of parking area, within the open outdoor storage area on the west side of the building. The building is currently occupied by three tenants with a total of 20 employees based out of the location. Alger then reviewed the zoning analysis. The applicant is not proposing any changes to the footprint of the building or the size of the parking lots or outdoor storage area. The interior floor plan indicates that there is about 8,600 square feet of office space and about 75,000 square feet of warehouse space within the building. Per city code regulations, this requires a minimum of 71 parking stalls. The site plan includes 54 parking stalls, and 71 stalls are required resulting in the deferment of 17 parking stalls. The plan includes 20 possible future parking stalls the proof of parking area within the paved open outdoor storage area on the west side of the property. Parking demand is significantly lower than what is required by city code. The City Code allows for a deferment of required parking not less than one half of the amount required by ordinance. This request would result in the building having 76% of the stalls required by code. In the event of changes to the building occupancy or parking demand, the city can require that the proof of parking area be converted into parking stalls. This would be possible through the recording of a restricted covenant against the property title providing that additional parking shall be constructed if the demand exceeds the actual on-site parking supply. The building owner intends to make some repairs and stripe areas of the parking lot and open outdoor storage area in the fall of 2023. The parking stalls and drive aisles must match what is depicted on the submitted plans. Snow will be moved and stored to the east of easterly parking lot and to the north of the westerly parking lot. There is a snow storage area depicted within the open outdoor storage area as well. The site plan indicates a trash enclosure will be constructed for the trash container located near the entrance to the open outdoor storage area at the northwest corner of the west parking lot. The applicant must submit a building permit for the enclosure, which must comply with standards for the district. Additionally, there are several containers and dumpsters located within the westerly parking lot. Waste containers must be located within an enclosure or inside of an approved open outdoor storage area. Several parking stalls within the west parking lot are occupied by exterior storage. Exterior storage is restricted to the approved outdoor storage areas and may not take place within designated parking areas. There are also a few propane tanks being stored within the west parking lot. The storage of these tanks is not permitted within side yards abutting public streets. Therefore, the applicant must obtain a Special Hazard permit for the storage of these propane or LP gas tanks and that is subject to approval by the Deputy Fire Marshal. 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. Motion by Commissioner Landy, seconded by Commissioner Redden, to open the Public Hearing. All present voted in favor. Motion carried. No one addressed the commission. Motion by Commissioner Landy, seconded by Commissioner Redden, to close the Public hearing. All present voted in favor. Motion carried. Chair Mannix asked if any of the commissioners had any questions. Kurt Scepaniak from 5017 Boone Ave North approached the podium. Commissioner Landy asked about on-street parking that is currently taking place and how it would be discouraged. Mr. Scepaniak stated he has discussed with staff that on-street parking is not allowed. Commissioner Landy then asked about the materials in the parking stalls and Mr. Scepaniak stated that they are working on consolidating the materials and restricting it to the approved outdoor storage areas. Commissioner Landy asked Mr. Scepaniak if he was in agreement with the conditions of approval listed. Mr. Scepaniak stated that he was okay with the conditions. Chair Mannix asked the commission for any discussion. Commissioner Redden stated that he does not foresee the applicant needing 74 stalls within the foreseeable future. Mr. Scepaniak confirmed that the parking lot is already striped and repairs are being completed on the parking lot. Motion Item 4.1 Motion by Commissioner Redden, seconded by Commissioner Roger. To approve Planning Case 23-02, Conditional Use Permit for deferment of required parking at 5017 Boone Ave North, Kurt Scepaniak, petitioner, with the following conditions: 1. A restrictive covenant shall be recorded against the property that mandates the construction of the proof of parking area, if the city finds that the demand for on-site parking exceeds the available supply. This covenant shall preserve the proof of parking area from any type of construction. 2. All proposed on-site parking shall occur in designated code compliant areas that meet dimensional standards specified within the City Code. Parking shall not take place within drive aisles, loading areas, fire lanes, or on the street. 3. Exterior storage shall be restricted to approved open outdoor storage areas. 4. Special hazard permit shall be obtained for the storage of any propane or LP gas tanks, which is subject to approval by the deputy fire marshal. 5. Waste containers shall be located within enclosures or inside of approved open outdoor storage areas. A Building permit shall be obtained for the construction of any trash enclosures, which must comply with standards for the district. Voting in favor: Alkalai, Brown, Collier, Kaplan, Landy, Mannix, Redden, Terres Voting against: None Absent: Koshiol Motion approved: 8-0 Chair Mannix state the case will be brought to the October 23, 2023, City Council meeting. COMMITTEE REPORTS Design & Review Committee Item 5.1 The next meeting is scheduled for October 18, 2023. If an application is submitted, staff will notify commissioners of the meetings. Mr. Sargent explained the purpose of this subcommittee to the new member of the commission. Codes and Standards Committee Item 5.2 There currently is no meeting scheduled. Mr. Sargent explained the purpose of this subcommittee to the new member of the commission. CONSENT BUSINESS None OLD BUSINESS Approval of Minutes Item 7.1 Motion by Commissioner Roger, seconded by Commissioner Redden, to approve the Planning Commission minutes of February 7, 2023. Motion carried. ANNOUNCEMENTS Commissioner Landy welcomed Linda Bergemann, Recording Secretary, to the Planning Commission. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:21 p.m. Respectfully submitted, Linda Bergemann, Community Development Administrative Specialist