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030315 planning commission CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING COMMISSION MINUTES March 3, 2015 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, Scott Clark, Wade English, Greg Gehring, Roger Landy, Christopher McKenzie, Tom Schmidt, Steve Svendsen Absent: None Also Present: Jeff Sargent, Director of Community Development, Aaron Chirpich, Community Development Specialist, Stacy Woods, Assistant City Attorney, Alan Brixius, Planning Consultant, Eve Lomaistro, Recording Secretary NEW BUSINESS No new business. PUBLIC HEARING Planning Case 15-01 Chair Svendsen introduced Item 4.1, request for a conditional use permit to allow for additional outdoor storage and a CUP for a deferment of Item 4.1 required parking for the Scrap Metal Processors (SMP), Inc. building located at 9000 Science Center Drive, Michael Minter, petitioner. Mr. Aaron Chirpich, Community Development Specialist, explained that the applicant is requesting a Conditional Use Permit (CUP) for additional outdoor storage and a CUP for a deferment of required parking. The outdoor storage area would be primarily used for the storage of switch containers, which are large metal bins and roll off containers that SMP uses to haul scrap materials. SMP plans to build their outdoor storage area in phases as needed. During the transition from their current location to New Hope, SMP will have two metro locations where they can store excess switch containers that will not fit at the New Hope site. The applicant has requested the CUP for deferred parking as they feel that the site has sufficient existing hard surface to create enough parking that will meet the needs of all tenants. Mr. Chirpich explained that the property is located in the I, Industrial Zoning District, with industrial property to the north, south east and west. The property is also located in Planning District 3, which supports the proposed use of the property. Mr. Chirpich discussed the site plan, indicating that the proposed setbacks, circulation, access, traffic and emergency vehicle access and curbing around the property all met minimum code requirements. He stated that because of the added outdoor storage area, a parking calculation was required to determine code compliance. Mr. Chirpich informed the Commission that the applicant’s plan would indicate a shortage of 14 parking stalls once the outdoor area was completed. The requirement of the CUP for deferred parking, or “Proof of Parking” is needed to accommodate the shortage in parking. He explained that as a condition of CUP approval, a restrictive covenant must 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. The covenant would also protect the designated area from any other construction activity. Chirpich informed the Commission that the applicant has appropriately designated 14 proof of parking stalls on the site. Eight spaces are illustrated in the northeast corner of the site and six spaces are illustrated south of the building, near the current main entrance. The eight proof of parking stalls located in the northeast corner of the site are not connected to the building with any pedestrian walkway, so the applicant would have to revise the site plan to include a pedestrian connection from the parking area to a building entrance. Mr. Chirpich explained the building’s floor plan and the use of the interior of the building. He indicated that it is SMP’s intent to purchase the entire property. The Fire Marshal reviewed the plans and will work in conjunction with the Building Official and the applicant to ensure that adequate fire suppression is supplied to the building. Next, Chirpich outlined the proposed outdoor screening for the storage area, stating that the applicants will install a wooden opaque fence along those areas of the outdoor storage that abut or face the public right-of- way. The gate along the screened fence along Science Center Drive will remain unscreened, per request of the New Hope Police Department, so that a sightline of visibility into that portion of the property could be maintained. Pertaining to the outdoor storage area, Chirpich stated that the proposed outdoor storage area is located in the northwest corner of the site. The applicant proposes to construct the outdoor storage area in three phases. Following construction of phase one, each additional phase would expand the storage area east towards International Parkway. When all phases of the outdoor storage area are complete, there would be approximately 32,000 square feet of outdoor storage space. In relation to hard surface coverage, Mr. Chirpich explained that the Industrial District allows for a maximum of 80 percent impervious surfacing. The site plan indicated that the proposed improvements would result in a hard cover of 76 percent. The proposed site plan does not include the deferred parking areas in this hardcover calculation. It was noted that the applicant must demonstrate that the site hardcover will not 2 Planning Commission Meeting March 3, 2015 exceed the 80 percent standard if the deferred parking is required in the future, and that this may require a reduction in the size of the outdoor storage area. Mr. Chirpich stated that the outdoor storage area must not be used for storage of hazardous liquids, solids, gases or wastes. He explained that the applicants supplied a list of the outdoor materials that they would store, which includes: empty switch containers, full containers on a temporary basis, reusable metals, such as steel and aluminum, trucks and trailers, Tioga portable heaters, and snow. He stated that all of the residual oils and solvents left on the scrap metal would be cleaned off indoors and would be washed into catch basins, and would dissipate through evaporation.No contaminates will be released outdoors. Finally, Mr. Chirpich reviewed all of the findings of fact that the City Council would need to find true in order to approve both Conditional Use Permits. He informed the Commission that the proposed use meets the minimum requirements of each finding of fact. He then stated each of the conditions of approval for both conditional use permit requests. He concluded that staff recommended approval of both conditional use permit requests. Chair Svendsen asked why the city is not requiring any landscaping in relation to the proposed use. Planning Consultant Al Brixius explained that the requirements for outdoor storage allow various kinds of screening mechanisms, and the use of a board-on-board fence would meet the requirement. Commissioner McKenzie questioned whether the city should require a lighting plan for the site. Brixius replied that the zoning code does not require additional lighting for outdoor storage areas. McKenzie asked about the future proof of parking area and whether additional lighting should be required if and when the parking is built. Brixius stated that the city would require a lighting plan at that time. Commissioner McKenzie also questioned the relationship between the future drainage basin and the existing railroad tracks, and whether there was a survey that indicated that the drainage basin would not encroach into any right-of-ways. Brixius explained that the City Engineer has reviewed the plans and was satisfied with both the size and the location of the proposed drainage basin. Commissioner Brinkman requested some clarification on what areas would be used for outdoor storage and the height of the material being stored. Chair Svendsen invited the applicant to come to the podium to answer questions. Michael Minter, owner and Patricia Crumley, attorney, stepped forward. 3 Planning Commission Meeting March 3, 2015 Chair Svendsen stated that there was a proposed trash enclosure outside, but no plans to screen it with masonry that matches the building. Mr. Brixius stated that the trash enclosure would be placed within the screening for the outdoor storage area, which meets city code for screening. Commissioner McKenzie asked several questions regarding the accuracy of the site plan. He stated that according to his calculations from the site plan, the property would exceed the allotted 80% of impervious surface coverage once all of the outdoor storage areas were built. Mr. Chirpich explained that he had a conversation with the applicants regarding the need to meet the 80% threshold, and that the city would not permit the construction of any hard surface area that would exceed 80% of the land area. Commissioner McKenzie then questioned the proposed turning radii and whether full sized semis would be able to make the turns as illustrated on the site plan. Mr. Minter, owner, answered that the turning movements shown on the site plan were for full semis and that they would be able to maneuver throughout the property. Commission McKenzie asked if there was an outcome to whether or not there was an underground storage tank on the property. Ms. Crumley, applicant attorney, stated that she checked with the MPCA and it appears that the tank was removed, but there are no supporting documents that confirm this. Commissioner Brinkman asked for some clarification regarding the types and sizes of containers that will be stored outdoors. Mr. Minter explained that there are two different size containers and that they will be used frequently for removing the scrap metal from the processing plant. Chair Svendsen inquired if anyone in the audience wished to address the Commission. Being that there was no one else in the audience that wished to speak at the public hearing, he asked for a motion to close the Public Hearing. Motion by Commissioner Landy, seconded by Commissioner Schmidt to close the public hearing. All voted in favor. Motion carried. Motion Motion by Commissioner Landy, seconded by Commissioner Schmidt, to Item 4.1 approve Planning Case 15-01, a Conditional Use Permit to allow outdoor storage located at 9000 Science Center Drive, Michael Minter, petitioner, subject to the following conditions: 1.The outdoor storage area shall be paved. The applicant shall provide paving details that demonstrate the proposed pavement will accommodate anticipated weight loads of heavy trucks and 4 Planning Commission Meeting March 3, 2015 equipment. 2.The applicant shall provide tree preservation measures during the installation of the northern fence line for the outdoor storage. 3.All parking areas and spaces shall be constructed and striped as shown on the applicant’s site plan and directional arrows shall be provided. 4.A key will be placed on-site in a lock box, or an access code shall be provided to West Metro Fire for security gate access. 5.The submitted grading and drainage plan shall be subject to review and approval by the City Engineer. 6.The applicant will construct site improvements in accordance with their site plan to ensure compliance with all standards set forth in section 4-20 (e)(1) of the New Hope city code. 7.The conditional use permit shall be recorded with Hennepin County. 8.The applicant shall revise the site plan to indicate the location of a pedestrian sidewalk that connects the future proof of parking areas to an entrance into the building. 9.The applicant shall supply the city with a revised site plan that verifies the impervious surface calculations for when all phases of the outdoor storage areas is complete and when all areas of the proof of parking are constructed, including the required sidewalk connections from the proof of parking areas into the building. Voting in favor: Brinkman, Clark, English, Gehring, Landy, McKenzie, Schmidt, Svendsen Voting against: None Absent: None Motion approved 8-0 Motion by Commissioner Landy, seconded by Commissioner Brinkman, to approve Planning Case 15-01, a Conditional Use Permit to allow a deferment of parking for the property located at 9000 Science Center Drive, Michael Minter, petitioner, subject to the following conditions: 1.The applicant will submit a revised site plan that shows a pedestrian connection “sidewalk” from the proposed deferred 5 Planning Commission Meeting March 3, 2015 parking area in the northeast corner of the site to a building entrance. 2.A restrictive covenant shall be recorded against the subject 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 will also preserve the proof of parking area from any other type of construction. 3. The applicant must submit a revised site plan that includes the proof of parking areas in the impervious surface calculations. In no case shall the amount of impervious surface upon the subject site exceed 80 percent of the total lot area. 4.The applicant shall revise the site plan to indicate the location of a pedestrian sidewalk that connects the future proof of parking areas to an entrance into the building. 5.The applicant shall supply the city with a revised site plan that verifies the impervious surface calculations for when all phases of the outdoor storage areas is complete and when all areas of the proof of parking are constructed, including the required sidewalk connections from the proof of parking areas into the building. Voting in favor: Brinkman, Clark, English, Gehring, Landy, McKenzie, Schmidt, Svendsen Voting against: None Absent: None Motion approved 8-0 Chair Svendsen stated that the City Council would consider this planning case at its March 23 meeting and asked the petitioner to be in attendance. COMMITTEE REPORTS Design and Review Chair Svendsen stated the Design and Review Committee was held on December February 12, 2015 and that the next potential meeting was Committee scheduled for March 19, 2015. Item 5.1 Codes and Standards Chair Svendsen asked if there were any items for the next Codes and Standards Committee meeting. Director Sargent indicated that staff has Committee some topics to discuss with the committee and will be scheduling the Item 5.2 next meeting soon. OLD BUSINESS Approval of Minutes Commissioner Svendsen informed staff of some small revisions needed to 6 Planning Commission Meeting March 3, 2015 Item 7.1 the minutes from the January 6, 2015 Planning Commission meeting. Motion by Commissioner Landy, seconded by Commissioner Schmidt, to approve the Planning Commission minutes of January 6, 2015 as revised. All voted in favor. Motion carried. ANNOUNCEMENTS Commissioner Brinkman asked for an update related to the incident that occurred at the January 26, 2015 City Council meeting. Director Sargent explained that the incident was still under investigation and that the City Council has initiated some higher forms of security for the meetings. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:12 p.m. Respectfully submitted, Jeff Sargent, Director of Community Development 7 Planning Commission Meeting March 3, 2015