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
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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.
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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
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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
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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
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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
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Planning Commission Meeting March 3, 2015