090214 planning commission
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES September 2, 2014
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 Svendsen called the meeting to order at 7:00 p.m.
ROLL CALL Present: Jim Brinkman, Wade English, Greg Gehring, Jeff Houle, Roger
Landy, Christopher McKenzie, Tom Schmidt, Steve Svendsen
Absent: None
Also Present: Jeff Sargent, director of community development; Stacy Woods,
assistant city attorney; Debra Somers, recording secretary
CONSENT BUSINESS There was no Consent Business on the agenda.
PUBLIC HEARING Chair Svendsen introduced Item 3.1, Planning Case PC 14-10, review of City
Planning Case 14-10
Center Tax Increment Financing District Plan, 4300 Xylon Avenue North, City
Item 3.1
of New Hope, petitioner
Director Sargent stated that in order to establish a tax increment financing
(TIF) plan and district, the Planning Commission must establish that the TIF
plan meets the intent of the Comprehensive Plan. This redevelopment
includes not only the future Hy-Vee development site, but also the Winnetka
Mall site, located to the east of the Hy-Vee site, and incorporates the Unique
Thrift Store component.
The TIF plan includes a Resolution for the Planning Commission to pass and
forward to the City Council. The TIF plan will be discussed in full at the City
Council meeting on September 8. Technical questions or comments may be
presented, in writing, to the City Council.
A public hearing notice was published in the SunPost newspaper.
Commissioner Brinkman questioned what the Commission did when it
approved the TIF for the Winnetka Green project and at what point the city
began to capture TIF funds. Director Sargent explained that the Planning
Commission would have looked at the plan to make sure it met the intent of
the Comprehensive Plan prior to the district being established. The outcome of
the Winnetka Green TIF District was favorable and the plan is in place today.
He further explained to the Planning Commission that the TIF district starts to
capture money after the redevelopment project is completed and begins
generating the excess TIF that normally would not have been generated.
Commissioner Houle asked Director Sargent to review the basics of a TIF plan.
Director Sargent explained the basics of TIF financing and that excess taxes are
captured to help pay for eligible costs.
Commissioner Schmidt inquired as to why 4200 & 4300 Xylon Avenue were
the only properties included in the in the TIF plan. Director Sargent informed
the Commission of the rules used to determine key TIF decisions
Commissioner Houle questioned whether the current developer expressed
interest in the housing component, or would that be in the future. Director
Sargent reported that it would be considered during future redevelopment
needs.
Commissioner Brinkman asked which properties were currently owned by the
city. Director Sargent stated that the Economic Development Authority (EDA)
owns the 4200 and 4300 Xylon Avenue, which were the former Kmart and
Wells Fargo shopping center area, and the third outlot parcel that was
established for overflow parking for Applebees.
Motion Motion by Commissioner Landy, seconded by Commissioner Schmidt, to
Item 3.1 approve Planning Case 14-10, City Center Tax Increment Financing District
Plan, 4300 Xylon Avenue North.
Voting in favor: Brinkman, English, Gehring, Landy, McKenzie, Schmidt,
Svendsen
Voting against: Houle
Absent: None
Motion approved.
Director Sargent asked the dissenting vote to give a reason for the dissent so
staff had clear minutes to forward to the City Council.
Commissioner Houle stated there are no concrete plans for a retail, office or
housing in the TIF plan; therefore, the proposal does not meet the proof of a
mixed use property.
COMMITTEE REPORTS There were no Committee Reports on the agenda.
NEW BUSINESS There was no New Business on the agenda.
OLD BUSINESS There was no Old Business on the agenda.
ANNOUNCEMENTS The Planning Commission will have a dialogue with the City Council at the City
Hall on September 15 at 6:30 p.m. in the Park & Recreation conference room.
Director Sargent updated the Planning Commission regarding recent actions of
the City Council:
Planning Commission Meeting 2 September 2, 2014
1.The City Council looked favorably on the Hy-Vee development.
Approval was recommended. It will be necessary to rezone the
property from City Center to Planning Unit Development.
There was some question regarding the ability for PUD flexibility on the
Comprehensive Sign Plan for the development. After review by the City
Attorney it was determined there is flexibility of the sign code through
the PUD. This will be incorporated with the ordinance and presented to
the City Council on September 8.
2.Director Sargent gave a brief update on the Winnetka Commons project.
Through dialogue with the City Council, the representative for the
applicant explained that the applicant would take care of all the snow
removal requirements without shifting the building seven feet. Staff has
been working with the applicant to create an agreement for snow
removal. That will be presented to the City Council on September 8.
3.Centra Homes made a determination that there are poor soils on the
property and it will be necessary to revise their site layout.
4.The Planning Commission is down to eight members and the city
ordinance requires nine members. Staff is in the process of filling the
vacancy.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:23 p.m.
Respectfully submitted,
Deb Somers
Recording Secretary
Planning Commission Meeting 3 September 2, 2014