030513 planning commissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES March 5, 2013
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 Houle called the meeting to order at
7:00 p.m.
OATH OF OFFICE The oath of office was administered by Director of Community
Development Curtis Jacobsen for Planning Commissioner Mikel
Dumonceaux and he was welcomed to the Commission.
ROLL CALL Present: Jim Brinkman, Mikel Dumonceaux, Jeff Houle, Sandra
Hunten, Roger Landy, Christopher McKenzie, Tom
Schmidt, Steve Svendsen
Absent: Ranjan Nirgude
Also Present: Curtis Jacobsen, Director of Community Development,
Steve Sondrall, City Attorney, Alan Brixius, Planning
Consultant, Jeff Sargent, Community Development
Specialist, Pamela Sylvester, Recording Secretary
ELECTION OF Chair Houle opened the floor for nominations for 2013 officers.
OFFICERS Commissioner Brinkman nominated Commissioner Svendsen for chair,
Commissioner Schmidt for vice chair, and Commissioner McKenzie for
third officer. Seconded by Commissioner Landy. All voted in favor.
Motion carried.
CONSENT BUSINESS There was no Consent Business on the agenda.
PUBLIC HEARING
Planning Case 13 -01 Chair Svendsen introduced Item 4.1, discussion regarding a conditional
Item 4.1 use permit /planned unit development, site and building plan review, and
comprehensive sign plan, 2717 Winnetka Avenue North, Daniel
Engelsma, petitioner.
Mr. Jeff Sargent, community development specialist, stated that the
applicant was requesting a conditional use permit amendment for
outdoor storage, planned unit development for an addition to Midland
Shopping Center and site plan review for a facelift to the entire shopping
center. The site is located in a CB, Community Business, zoning district at
the northeast quadrant of Winnetka Avenue North and Medicine Lake
Road. It is surrounded by commercial properties to the east, residential to
the north and west and the city of Golden Valley to the south. The total
site contains 280,696 square feet or 6.44 acres. The existing building
contains approximately 50,500 square feet and the proposed addition
would add 8,695 square feet. The property is located in planning district
16, and the Comprehensive Plan identified the back of the shopping
center as a compatibility and aesthetic issue with the abutting residential
properties.
Mr. Sargent explained that Arc's Value Village requested an addition to
the northwest portion of the shopping center to expand its sales floor and
add a new production room. The expansion is addressed under the
planned unit development section of the city's zoning code due to the fact
that shopping centers are considered as having more than one principal
building. Arc's Value Village also requested an amendment to the existing
CUP to increase the number of semi trailers for outside storage from one
to four. The storage of one trailer was approved in 1997. Midland
Shopping Center also requested a site plan review to approve a new
facade on the entire building.
The expansion meets the setback requirements as set forth in the zoning
code. The expansion and proposed service lane extends into the existing
paved driveway, which narrows the driveway at the northwest corner of
the site. The proposed expansion would lie 28 feet from the edge of the
pavement and would impact traffic circulation. The applicant proposes a
20 -foot wide, one -way drive aisle along the north side of the site, an eight -
foot wide drop off area for vehicles, elimination of four parking stalls on
the north property line, and moving the dumpster for A+ Coin Laundry.
A 20 -foot drive aisle would be the minimum allowed for emergency
vehicles, but would not allow proper access if the drive lane was being
utilized. The one -way traffic route would affect the entire shopping
center's traffic circulation.
Mr. Sargent stated that staff was concerned that the proposed drive aisle
was not adequately sized for emergency vehicles to pass through in the
event of a large snowfall or when vehicles parked near the door for
dropping off merchandise. Staff recommended that the drop off lane
width be increased from eight feet to 12 feet to accommodate door swing.
Mr. Brixius added that the current proposal indicated 28 feet from the
edge of the pavement to the northwest corner of the building. The
building's doors would swing in to reduce encroachment on the drive
lane. The landing by the door would be three feet wide and with the
drop -off lane would be eight feet wide. Mr. Sargent stated that reducing
the drive aisle from its current two -way flow to a one -way route posed
concern by changing the circulation through the property. Commissioner
Schmidt interjected that snow be removed from the property in this area.
As part of the shopping center facade remodel, the applicant proposed to
upgrade the sidewalk in front of the stores to better accommodate
handicap access. The proposed addition would increase the floor area of
the shopping center to 59,277 square feet. Total parking stalls required
would be 404 stalls and 444 are being provided. The zoning code allows
for a reduction of up to 50 percent where shared parking may be supplied
by primary daytime uses. Several parking spaces would be eliminated
along the north and west property lines to provide adequate drive aisle
widths and turning radii for semi traffic at the rear of the building.
Planning Commission Meeting 2 March 5, 2013
Mr. Sargent explained that a fire suppression system would be required
in the addition. The northern building does not have a sprinkler system,
and due to the fact that the addition would connect the two existing
buildings, a two -hour, fire -rated wall would need to be installed where
the two buildings meet. The northern building does not need to be
sprinkled until such time that work requiring a building permit is
proposed. The applicant indicated they would stub in for fire suppression
now for the future.
The existing metal mansard roof would be removed. The facelift would
incorporate a variety of building materials and colors as required in the
Design Guidelines. The improvements would include staining the brick a
darker color and installing corrugated metal panels for variety. The
proposed amount of metal siding would be acceptable due to the removal
of the existing metal canopy. The rear of the building would be painted to
match the proposed color scheme. Rooftop equipment would be painted
to match the building or screened from view.
The applicant proposed additional plantings along the northern property
line to better screen the shopping center from the adjacent residential
properties. The city recommended staggering the plantings to provide
better coverage with immature trees. City code requires screening along
the west property line; however, the applicant did not propose any
additional plantings in that area. The dumpster for Arc's Value Village is
not adequately screened. Code requires that all dumpsters should be
enclosed; however, the final plan illustrated no enclosures for any of the
trash receptacles. The applicant's photometric plan indicated compliance
with the city's minimum and maximum lighting standards. Details on the
lighting fixtures for the front of the building should be submitted to the
city.
Mr. Sargent stated that city code requires a stacking lane for six vehicles.
The location of the stacking lane encroaches in front of Domino's Pizza's
back door. Through the PUD flexibility, staff recommended that the
stacking lane be reduced to three car lengths and the applicant is
providing space for four vehicles.
Discussion ensued on the outdoor storage area and the fact that the
request was for three semi trailers and a compactor. Commission Hunten
pointed out that currently there is a small delivery truck parked in the
area as well. Mr. Sargent indicated that size truck would normally be
parked in a regular parking stall. The outdoor storage would be for the
trailers that are parked in the dock area for an extended period of time.
Mr. Brixius interjected that the outdoor storage area would have to be
striped for the trailers. Commissioner Hunten questioned where
adjoining tenant's employees would park. Commissioner McKenzie
inquired where the Domino's delivery truck would park and how that
might interfere with the proposed stacking lane and drive aisle.
Mr. Sargent reported that the water main located to the west and north of
Planning Commission Meeting 3 March 5, 2013
the building has had a history of water main breaks. Staff recommended
the applicant consider replacement of this water main as part of the site
improvements; however, the applicant does not feel the need to replace it
at this time. He added that the city engineer recommended that storm
water quantity and quality be addressed. The existing storm water
currently enters the storm sewer without any treatment or rate control.
Commissioner Brinkman questioned whether or not the water storage
tank that CVS installed was intended to control water from the shopping
center's parking lot and Mr. Brixius stated that storage tank was only for
the CVS lot. Mr. Jacobsen added that staff had discussed concerns with
water runoff and area flooding with Kraus Anderson, but under the
guidelines of the Bassett Creek Watershed District, the city has no
authority to require them to address water quality and quantity issues.
The project will not increase the impervious surface area.
Mr. Sargent explained that the site is located in a Community Business
zoning district and outdoor storage is allowed as an accessory use with a
conditional use permit. The outdoor storage area must be landscaped,
fenced and screened from view of adjoining properties, the area must be
surfaced with concrete or bituminous, and should not take up required
parking spaces. He stated that staff does not feel the outdoor storage area
is adequately screened from the residential property to the west.
According to the applicant, some of the landscaping in that area was
removed to accommodate an expansion of the Good Samaritan Society
and they feel current sightlines should remain. Staff's viewpoint is that
the current CUP application is a new proposal and an intensification of
the outdoor storage area, which moves it closer to the western property
line, and triggers the city code requirement for ample screening.
Per CUP requirements, the proposed plan is consistent with the
Comprehensive Plan, the property is located in a commercial district and
the outdoor storage does not change the character of the neighborhood,
there would be no depreciation in value of the neighborhood, and the
proposed use complies with other zoning district criteria, including traffic
generation. Traffic patterns should not be affected along the public rights -
of -way due to the outdoor storage. Nearby residences would be affected
due to the lack of screening to the west.
Mr. Sargent explained that a PUD provided the grouping of lots or
buildings for development in a coordinated manner. A PUD is intended
to introduce flexibility of site design for the conservation of land and
open space. Shopping centers are interpreted as having more than one
principal building and are handled as a planned unit development.
The proposed facelift would be consistent with the New Hope Design
Guidelines as the color scheme includes warm tones, a mix of textures
and building materials. Site plan review is triggered by modification of or
additions to a building that increased the gross floor area of the building
by 25 percent or more. This proposal modifies the outside of the building
Planning Commission Meeting 4 March 5, 2013
by adding a new facade. The existing metal canopy would be removed
and corrugated metal in varied colors would be used either vertically or
horizontally to break up the facade wall as an architectural element. The
existing brick would be stained using warm building colors including
deep brown, brown, tan and black. The heights of the parapets would be
varied to create a more aesthetic appeal. More than 60 percent of the
building face is brick and glass.
The applicant would be submitting a revised comprehensive sign plan to
insure that all tenant signage would be sized appropriately and have the
same look.
Property owners within 350 feet of the site were notified and a public
hearing notice was published in the New Hope /Golden Valley SunPost.
Staff did receive a few phone calls and no one objected to the proposal.
Mr. Sargent stated that staff was generally supportive of the proposed
application and the upgrade to the shopping center. The addition would
be a great asset to Arc and a benefit to the community. He reiterated that
staff does have some concerns including: inadequate screening from the
residential property to the west, lack of dumpster enclosures, and
inadequate drive aisle width along the north side of the building.
Mr. Sargent explained that the applicant had responded to staff concerns
just prior to the meeting. He explained that the applicant proposed to
widen the drop -off lane from eight feet to 12 feet, they desired to maintain
the one -way drive lane of 20 feet, they would set the building back an
additional four feet from the north lot line, eliminate one trailer dock, and
allocate $10,000 toward plantings on the west property line. Staff would
have to review a new landscaping plan to determine the acceptability of
plantings on the west property line.
Mr. Sargent stated staff was recommending that this request be continued
until the April Planning Commission meeting to give the applicant ample
time to correct all zoning code requirements not currently met. The
Planning Commission could recommend approval with additional
conditions and have the applicant submit revised plans for staff to review
prior to the Council meeting.
Commissioner Landy indicated concern with the 20 -foot drive aisle and
whether or not it would be wide enough for West Metro Fire's equipment.
Mr. Sargent responded that plans had been reviewed by the fire marshal
and the indication was that 20 feet was adequate.
Commissioner Brinkman pointed out that the fire marshal had requested
two additional fire hydrants but he did not see them on the plans. Mr.
Brixius stated that the applicant would need to meet all elements of the
fire code.
Commissioner Houle asked for the location of the fire department
Planning Commission Meeting 5 March 5, 2013
connection, which could impact circulation around the building. He
questioned whether or not a car could be parked in front of an exit door.
He stated that at the Design and Review Committee meeting they had
discussed the number of breaks in the water main. Mr. Sargent replied
that the city engineer and public works staff had indicated there were
enough breaks in the line to warrant replacement. It is a private line and
out of the city's jurisdiction to require replacement. Houle cautioned that
there may be a public safety issue for West Metro Fire if that line served
the sprinkler system and fire hydrants.
Commissioner Houle stressed that rooftop units must be screened from
view and wondered how that would be accomplished if the parapets
were lowered. Mr. Sargent responded that the applicant had indicated the
rooftop units would be adequately screened. Houle commented that
RTUs visible above the parapets would not be a step forward.
Commissioner Houle questioned if a topographical survey had been
submitted for the west and north property lines to know if the sight lines
are accurate. Mr. Brixius answered that a topographic survey was
submitted and staff requested the landscape plan be located on the
topographic. A cross section was submitted for the properties to the
north. Staff does have concerns about where the sight lines come across
the top of the trees and gaps between trees, which was why staggering the
plantings was suggested.
Commissioner Houle suggested that along with the upgrades at Midland
Center measures should be taken to alleviate the storm water issue,
especially knowing that the site is over - parked. There would be ample
area to construct a feature to provide for rate and quality control.
Commissioner Schmidt wondered if replacing the water main should be a
condition of approval or if the fire marshal should address it as a safety
requirement. Mr. Steve Sondrall, city attorney, stated that the city would
need a nexus as to why it was being required. It is a private water line and
was not mentioned in the fire marshal's report. Mr. Sargent commented
that the water line was maintaining pressure and was functional.
Commissioner McKenzie inquired if calculations were submitted as to fire
flow for the added sprinkler system and hydrants.
Commissioner Hunten stated she was glad to see the center being
upgraded, but was disappointed with the usage of metal and, in her
opinion, an outdated color scheme. Mr. Brixius responded that with the
changes proposed and the elimination of the awning, the proposed metal
usage would be much less than the previous arrangement. The metal
would be used as an accent and more brick would be exposed. The
windows would be more visible. The Design Guidelines emphasize earth
tone colors for the buildings.
Commissioner Hunten stated that there did not appear to be ample space
Planning Commission Meeting 6 March 5, 2013
for trash enclosures at the back of the building or by the laundromat to
accommodate emptying the dumpsters by the trash hauler's truck. Chair
Svendsen mentioned that the dumpsters are generally on wheels and
would need to be moved out of the enclosure on trash day for the hauler.
Commissioner Houle pointed out that trash enclosures are required on all
projects in the city.
Mr. Brixius stated that the fire marshal asked for hydraulic calculations
showing adequate water supply for current and future systems. Two
alternatives were suggested in the list of conditions of approval for the
trash enclosures.
Commissioner Hunten commented that the pylon sign on Winnetka was
barely visible for anyone driving by the shopping center and did not feel
it was helpful for the businesses. The mature height of boulevard trees
and the placement of signage should be better coordinated.
Mr. Ken Piper, architect of record with Tanek Architects, 118 East 26th
Street, Minneapolis, came forward. Mr. Piper thanked the Commission
for their time in reviewing this request.
Mr. Piper stated that at the time of the CVS construction approximately
550 feet of the water line through the west side of the site from south to
north was replaced. On the line that runs east to west, there has only been
one break in the last five years and it was repaired. They are confident
that issue has been addressed.
A topographic survey was submitted and all the site sections were done
utilizing the survey. The high point is the northwest corner of the
property and there is a fair amount of exposure looking down to the site.
He explained that there was a lot of mature growth on the west side at the
time of the Good Samaritan addition. A construction easement was
required for the construction and the trees were removed at that time.
Good Samaritan did not require the trees be replaced. Mr. Piper stated
Midland was willing to look at landscaping there, but believed that
growth was the way to handle the screening on the property line at the
higher trajectory. On the north side, conifers would be planted at a height
of six to eight feet with a mature height of 12 to 20 feet.
Mr. Piper noted that they were trying to reuse some of the materials for
the upgrade, such as painting the brick. There would be some limitations
on the parapet based on the structural capacity. They were confident they
would meet the city's requirements and be able to screen the rooftop
units from Medicine Lake Road and Winnetka Avenue with a
combination of parapets and painting the units. Chair Svendsen pointed
out that the RTUs must be screened from adjacent properties, as well as
the street.
Mr. Piper clarified that the outdoor storage area would contain the trash
compactor and two trailers. The compactor location would be closest to
Planning Commission Meeting 7 March 5, 2013
the building wall.
Mr. Piper reiterated that there would be a 12 -foot drop off aisle on the
north side of the building with a four -foot clear area next to the building.
Bollards would also be installed. Their rationale for the 20 -foot, one -way
drive aisle was that it would help with traffic flow as it approached CVS
on the south end of the property. The drive aisle would be signed as one -
way behind the shopping center. Commissioner McKenzie pointed out
that vehicles could access the site from Medicine Lake Road and
requested appropriate signage so drivers knew to immediately turn east
into the CVS parking lot.
Commissioner Houle questioned where the Domino's drivers park. Mr.
Piper indicated the drivers would be parking in the front parking lot in
designated spaces. Commissioner Hunten clarified that all employees
would need to enter the site from Winnetka Avenue to park at the back of
the shopping center. Mr. Piper maintained that the one -way traffic would
create a safer flow.
Ms. Janet Goossens, Kraus Anderson, 4210 West Old Shakopee Road,
Bloomington, came forward. She stated that Golden Valley TV moved
closer to the south end of the shopping center and Backstage Bar and Grill
would occupy three tenant bays.
Mr. Brixius clarified there would be no parking on the north side of the
building and that area would be solely for the drive through circulation
and dumpster locations. Mr. Piper concurred. Ms. Goossens asked that
two parking spaces be allowed to stay on the far northeast corner as the
dentist in the adjacent building parks there. All other parking along the
north side of the building would be removed.
Mr. Piper stated that there would be a striped pedestrian connection on
the north by the laundromat to Winnetka Avenue and there was an
existing connection from CVS to Medicine Lake Road. There would be a
number of accessible ramps in the sidewalk and additional parking stalls.
The addition would be fully sprinkled. There would be a two -hour fire
wall where the two buildings connect. In addition to stubbing the main,
the main would be extended to the laundry so it is ready for distribution
at the time permits would be pulled for tenant improvements. The fire
department connection is near the end of the hallway between the new
addition and Cinema Grill. The hallway conforms by way of certain
widths and nomenclature that allows it to be under code.
Commissioner Brinkman wondered if consideration had been given to
widening the pavement for the drive aisle to allow for two -way traffic and
the 12 -foot drop off area. Mr. Piper commented that the grade increased
rapidly to the north. Their intent was not to increase the impervious
surface. They felt that the 20 -foot drive aisle would be adequate and one -
way traffic would be safer. They considered widening the pavement and
constructing a retaining wall, but decided against that approach.
Planning Commission Meeting 8 March 5, 2013
Commissioner Houle wondered how staff felt about the one -way traffic.
Mr. Brixius replied that staff was initially under the impression that two -
way traffic was best. At the Design and Review Committee meeting, after
much discussion on one -way versus two -way traffic, the one -way option
was brought forward as the applicant's preferred option. The city
engineer did not comment on the one -way arrangement. Staff was
familiar with the current two -way arrangement and was hesitant to
introduce the one -way pattern. Brixius added that the north side of the
property is the preferred drop -off area and this design works as far as
how Arc functions.
Mr. Piper commented that they had tried to work with staff regarding the
site design, safety, and clearance away from the building. From Arc's
perspective, flow is important from the donation drop -off to salvage.
They have reduced the expansion by 207 square feet and eliminated one
trailer on the site.
Commissioner McKenzie stated he liked the overall concept of the project
and was in agreement with the one -way traffic and the fact that it would
be more efficient and safer. He inquired as to the on -site drainage flow.
Mr. Piper answered that on the west side there were three catch basins to
address the drainage on that side. Along Winnetka there are a total of five
catch basins and the parking lot runoff flows east, as well as the runoff
from the north side of the building. CVS constitutes 25 to 30 percent of
the site and their underground tank takes care of the southern quarter of
the total site. Mr. Piper indicated that Kraus Anderson felt the drainage
issues on site were adequate. Commissioner McKenzie commented that
the drainage issues included a storm sewer network issue for the area
rather than just a site issue. By taking out a few excess parking stalls,
Kraus Anderson would be able to improve its impervious situation and
add a feature, such as a rain garden. It would add a natural landscaping
feature, improve water quality, and offer a beneficial public image by
putting groundwater back into the ground.
Commissioner McKenzie added the petitioner should be sure there was
fire flow as well as fire pressure for the water mains.
Ms. Laurel Hansen, director of Arc Value Village thrift stores, came
forward to answer questions of the Commission. She stated that as a
green business, they recycle millions of pounds of merchandise per year.
The trailers are a key component of that operation. The minimum
numbers of trailers needed to keep the operation flowing is two; One for
textiles /recycling and the second for seasonal products. The third dock
would be for the compactor. Ms. Hansen mentioned that their Richfield
operation was set up the same way as this location in that CVS is located
in close proximity and the traffic flow around the mall was redirected
from two -way to one -way. The change has been positive and has
eliminated speeding in the area. She thanked the Commission for
considering this application and stated that, after 20 years in New Hope,
Planning Commission Meeting 9 March 5, 2013
the expansion was vital to what they do and the people they serve. All of
the money they raise goes back into the community. Arc generates a lot of
traffic to the center which helps the other businesses in the area. All of the
tenants will benefit from the facelift to the center.
Chair Svendsen requested clarification on trash enclosures for the
dumpsters. Mr. Piper replied that due to a large number of utility lines
running behind the shopping center, it would be difficult to construct
trash enclosures with footings. He indicated they could group several
dumpsters together in various locations on the west side of the center.
Mr. Piper stated that they were asking for consideration to vary from city
standards on the trash enclosure requirement. Mr. Brixius stated that he
had recommended they provide details regarding the location of
dumpsters and trash enclosures or provide an alternative plan
designating locations, containment, and screening of the shopping center
dumpsters. Currently, the shopping center is an existing business and the
conditions predated the existing enclosure ordinance. Along the north
and west sides, the dumpsters need to be accessible and screened. The
city may need to consider some flexibility through the PUD; however, the
city would need assurances by management that the dumpsters are
monitored to be certain they do not move from place to place. Ms.
Goossens indicated she would designate and stripe acceptable areas near
the building as the dumpster locations. She added that landscaping
would provide screening on the north lot line. Mr. Brixius maintained
that Kraus Anderson management would have to be responsible for
keeping the dumpsters in the proper locations in the future. Ms. Goossens
added there is a management person on site four hours daily.
Mr. Piper commented that he appreciated the Commission's time in
considering this application. He stated Kraus Anderson hoped the
Commission would recommend approval based on conditions rather
than postponing a decision for another month, as moving forward was
critical to the project.
Chair Svendsen inquired if anyone in the audience wished to address the
Commission.
Ms. Molly Lindblad, 15 East Franklin Avenue, Minneapolis, commented
that she was supportive of Arc's expansion. She explained that her
brother has down's syndrome and her family has benefitted from Arc's
services for about 40 years. She was confident that the expansion of the
sales floor would translate into more services available for other families.
Mr. Andrew Odney, Colliers International, 10135 48th Avenue North,
Plymouth, came forward. He stated he represented Arc in their real estate
dealings. His brother -in -law has severe special needs and Arc has been a
tremendous advocate for the family. Without Arc stores, the
opportunities for special assistance for the family may not have been
available. He added that he donates to Arc and shops at this store and
was excited for the potential expansion. He commented that the
Planning Commission Meeting 10 March 5, 2013
expansion and facelift to Midland Center would be a great asset to the
community and Arc's mission.
Ms. Goossens added that Kraus Anderson had been wanting to renovate
the center for a long time. They are now able to complete the renovations
due to having two long -term leases at the shopping center — Cinema Grill
and Arc Value Village.
There was no one else in the audience that wished to speak at the public
hearing.
Motion by Commissioner Houle , seconded by Commissioner Landy to
close the public hearing. All voted in favor. Motion carried.
Mr. Brixius asked for feedback from the Commission on the one -way
traffic pattern.
Commissioner Houle stated he felt the project should be tabled to the
April Planning Commission meeting to allow time for staff to review the
most recent plans and allow time for the applicant to address additional
issues.
Discussion ensued on whether or not the Commission should conduct a
special meeting on this issue prior to the March 25 City Council meeting.
Mr. Sargent answered that if detailed revised plans were received in the
next week, staff would be able to review them and make a determination
based on feedback received from the Commission and attaching
conditions of approval for Council review.
Mr. Sondrall reminded the Commission that procedures would need to
be followed if a special Planning Commission meeting was called.
Mr. Jacobsen interjected that one -way traffic around the building would
not be a problem. The trash enclosures could be addressed by the
applicant. The water main and storm water issues discussed were not
under the city's control.
Commissioner Hunten added that the fire flow issue would be for fire
department follow through once the new hydrants are in place.
Mr. Sargent added that many of the conditions have been addressed since
the planning report was written. The applicant has made a good faith
effort by quickly revising their plans to bring them to this meeting. They
should also provide more detail on the landscaping plan to show the
type, number and location of plantings on the west property line. If the
Commission is in agreement with the 20 -foot wide drive aisle, that will be
a condition of approval. The PUD process would allow flexibility on the
dumpster locations and screening as a condition of approval.
Motion Motion by Commissioner Schmidt, seconded by Commissioner Landy, to
Planning Commission Meeting 11 March 5, 2013
Item 4.1 approve Planning Case 13 -01, conditional use permit /planned unit
development, site and building plan review, and comprehensive sign
plan, 2717 Winnetka Avenue North, Daniel Engelsma, petitioner,
subject to the following conditions:
1. A 20 -foot wide drive aisle accommodating a one -way circulation of
traffic around the back side of the shopping center shall be
acceptable given the following criteria:
a. The drop off service lane for Arc's Value Village shall be a
minimum of 12 feet in width, the location and design of the
service lane shall not interfere with on -site traffic circulation,
shopping center deliveries or trash collection.
b. The 20 -foot fire lane used to accommodate emergency vehicle
access shall remain unencumbered at all times.
c. No parking shall be permitted along the north side of the
building. Applicant shall provide a sign plan that posts no
parking signs and provide a management plan that outlines
how this parking prohibition will be enforced.
d. No snow storage shall be located on the pavement area on the
north side of the building. Snow storage shall not interfere
with on -site traffic circulation patterns nor reduce the width of
required drive lanes or fire lanes.
e. All trash enclosures along the north side of the building shall
be located in designated area approved by the city. The location
of trash equipment must be accessible to trash hauler but shall
not interfere with the tenant delivery areas, the approved
service lane, drive lanes, or the required fire lane.
f. No pizza delivery pick -ups shall occur along the north side of
the building.
g. Applicant shall provide a sign plan that identifies the type and
location of all directional signs to be installed directing the
traffic flow as one -way around the shopping center. This sign
plan shall be reviewed and approved by the city.
2. In relation to the existing dumpsters, the following shall apply:
a. Specific locations for all dumpsters shall be designated on the
site plan, and delineated on the site in a permanent manner.
b. The site plan shall indicate proper screening of the dumpsters.
c. The shopping center shall create a management plan for the
maintenance of the dumpsters in relation to keeping them
contained in their designated areas, maintaining the approved
screening, and insuring that they are kept in a clean and
orderly manner.
3. Drop off activities (donations) shall occur only via the proposed
drop -off lane with the assistance of store personnel.
4. Plantings north of the drop -off lane and outdoor storage area shall
be located (staggered) and sized to provide a full and immediate
screen from the adjacent property to the north.
5. Landscaping of appropriate sizes and number shall be extended
along the west lot line in a staggered row of plantings to screen the
Planning Commission Meeting 12 March 5, 2013
loading and outdoor storage areas from the residential use to the
west.
6. The landscape plan shall be modified to note how plant
installation, irrigation, and maintenance may occur to insure tree
survival and growth.
7. Site drainage and utilities shall be subject to approval by the city
engineer.
8. The rear of the building (north and west facades) shall be painted
to improve their appearance.
9. Lighting fixture details shall be submitted subject to city approval.
10. All rooftop equipment shall be screened from view of abutting
properties and rights -of -way.
11. The following sign - related sign plan shall be satisfied:
A. The sources of all lights shall be shielded of direct visibility of
the light source. This standard shall also apply to any light
banding or light architectural accents.
B. All individually designated tenant sign areas shall be sized not
to exceed 15 percent of the total fagade tenant bay.
C. All new signs shall be subject to permit.
D. The comprehensive sign plan shall address the shopping
center's freestanding signs.
12. All submitted plans shall be subject to review and comment by the
city fire marshal and all applicable requirements of the Fire Code
shall be satisfied.
13. Applicant to enter into a conditional use permit /planned unit
development, site improvement agreement to be prepared by the
city attorney.
14. Applicant to provide a performance bond with amount to be
determined by the city engineer and building official.
15. Comments of other city staff.
Voting in favor: Brinkman, Dumonceaux, Hunten, Landy, McKenzie,
Schmidt
Voting against: Houle, Svendsen
Absent: Nirgude
Motion approved.
Chair Svendsen stated that the City Council would consider this planning
case at its March 25 meeting and requested the petitioner to be in
attendance.
Planning Case 13 -02 Chair Svendsen introduced Item 4.2, Ordinance #13 -03, an ordinance
Item 4.2 amending the New Hope Sign Code regarding changeable copy sign
requirements, city of New Hope, petitioner.
Mr. Sargent stated that in January 2013 the Codes and Standards
Committee reviewed a proposed text amendment related to the
changeable message signs. School District 281 was considering changing
the existing Cooper High School monument sign at Corner Park with an
illuminated changeable copy sign. City code requires a 100 foot setback to
Planning Commission Meeting 13 March 5, 2013
adjacent properties in the R -1 zoning district. Signs can be no brighter
than 500 lumens and the message can change no more frequently than
once every five seconds. Corner Park is located in an R -1 single family
residential zoning district and is surrounded by residential properties.
There would be nowhere on the property to place a changeable copy sign
and meet code requirements.
The proposed amendment would reduce the minimum setback from 100
feet to 30 feet from residential properties. An automatic dimming device
to control the sign's brightness would be required to reduce negative
impacts to surrounding properties. The maximum illumination at an
adjacent property line would be no greater than 0.4 foot candles above
ambient light readings.
Mr. Sargent stated staff recommended approval of the ordinance
amendment. He added that the amendment would relate to all signs in
residential areas throughout the city.
Commissioner Houle clarified that the message copy could be changed
every five seconds. He questioned how scrolling messages worked with
the five second rule. Mr. Sargent answered that the current ordinance
does not allow for any type of animation or scrolling. The change would
have to be instantaneous with a static message.
Mr. Brixius mentioned a couple word changes in the ordinance: 1) 3-
50(k)91)d3iv to change the last word from district to dwelling; and 2) 3-
50(k)(1)d6 change ... lumens per "square meter foot" to ... lumens per
"square meter" and delete "foot."
Motion Motion by Commissioner Landy, seconded by Commissioner Brinkman,
Item 4.2 to approve Ordinance #13 -03, an ordinance amending the New Hope
Sign Code regarding changeable copy sign requirements, city of New
Hope, petitioner.
Voting in favor: Brinkman, Dumonceaux, Houle, Hunten, Landy,
McKenzie, Schmidt, Svendsen
Voting against: None
Absent: Nirgude
Motion approved.
Chair Svendsen stated the City Council would consider this ordinance
amendment at its March 25 meeting.
COMMITTEE
REPORTS
Design and Review Chair Svendsen stated the Design and Review Committee met in
Committee February with the petitioner. Mr. Jacobsen reported that there were no
Item 5.1 pre - application meetings conducted and staff was not aware of any new
planning applications for April. The committee members would be
contacted if an application was submitted.
Planning Commission Meeting 14 March 5, 2013
Chair Svendsen appointed Commissioner McKenzie to the Design and
Review Committee along with himself and Commissioners Houle and
Nirgude, and Commissioner Dumonceaux to the Codes and Standards
Committee with Commissioners Schmidt, Brinkman, and Hunten.
Commissioner Landy will continue as a floater.
Codes and Standards Chair Svendsen reported that the Codes and Standards Committee met in
Committee January. Mr. Sargent stated the next meeting is scheduled for March 20.
Item 5.2
NEW BUSINESS There was no new business.
OLD BUSINESS
Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner Brinkman,
Item 7.1 to approve the Planning Commission minutes of November 7, 2012.
Commissioner Houle abstained. Balance of commissioners voted in favor.
Motion carried.
Motion by Commissioner Landy, seconded by Commissioner Brinkman,
to approve the Planning Commission minutes of December 4, 2012. All
voted in favor. Motion carried.
Commissioner Houle commented on a statement made by Mayor
Hemken at the workshop on December 4 that once a decision was made
on a planning application by the City Council that city commissioners
should stand as a united front with the Council. He indicated that he was
a taxpayer as well as a city commissioner and sometimes disagreed with
the decisions made by the Council. The fact that he was part of a city
commission should not bind him to one way of thinking. Commissioner
Hunten concurred.
ANNOUNCEMENTS Chair Svendsen announced the Remodeling Fair would be held on April
6, 2013.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 9:45
p.m.
Respectfully submitted,
Pamela Sylvester, Recording Secretary
Planning Commission Meeting 15 March 5, 2013