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070715 planning commission CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING COMMISSION MINUTES July 7, 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; Vice Chair Schmidt called the meeting to order at 7:00 p.m. ROLL CALL Present: Christopher McKenzie, Greg Gehring, Wade English, Roger Landy, Bill Smith, Jim Brinkman, Tom Schmidt Absent: Steve Svendsen, Scott Clark Also Present: Jeff Sargent, Director of Community Development; Aaron Chirpich, Community Development Specialist; Stacy Woods, Assistant City Attorney; Alan Brixius, Planning Consultant; Jeff Alger, Community Development Assistant; Emily Becker, Recording Secretary PUBLIC HEARING Planning Case 15-14 Vice Chair Schmidt introduced Item 4.1, request for site plan review to allow construction of a 48,000 square foot industrial building, 9449 Item 4.1 Science Center Drive, John Allen, petitioner. Mr. Aaron Chirpich, Community Development Specialist, stated that Industrial Equities proposes to remove the existing site structure, which is deemed to be blighted and deteriorating, to facilitate construction of the new building. Mr. Chirpich explained the site requirements of the property. The proposed building meets all setback requirements. Circulation, access, traffic and emergency vehicle access of the site plan have received staff approval. Curbing and parking lot design are within regulation; soil borings will help assess the proposed paving design. Proposed parking of the site exceeds the required amount, as do the number of loading berths and bays. Planned landscaping meets City Code requirements, though staff has required the applicant provide information that tree growth near the filtration media and pipe locations will not compromise the function of the storm water pond. The lighting plan must be adjusted to meet city pole height and candle requirements. Proposed signage meets City Code requirements; staff has required each tenant have a suite number at their entrance. The revised utility plan addresses issues previously raised by staff. This plan, along with the grading plan and storm water design, is subject to review and approval of the City Engineer and Public Works. Per the request of West Metro Fire, the applicant must maintain a five foot area clear of snow and landscaping around all fire hydrants and fire department connections, and full architectural and building plans are subject to code review. The building architecture and design complies with the New Hope Design Guidelines. Mr. Chirpich went on that the preliminary site plan meets all zoning code criteria. The Design and Review Committee met with the applicant on June 18, 2015 and was in favor of the proposed redevelopment. Property owners within 350 feet of the parcel were notified by mail and a legal notice was published in the SunPost. Staff has not received any questions or concerns regarding the proposal. Mr. Chirpich concluded that staff recommends that the Planning Commission recommend approval of the site plan. He added that staff is excited about the opportunity to replace a vacant and deteriorated building with a new, flexibly laid-out facility that will meet needs of several prospective tenants and hopefully attract new businesses to New Hope. 12 staff-recommended conditions of approval were presented. Commissioner Brinkman was concerned about the proposed entrance at the southwest corner of the lot. He believes that creating this entrance on the frontage road to Highway 169 is potentially dangerous because of the high speed cars often drive on this road. Chirpich replied that staff acknowledges that grading is too steep to create this entrance and has considered limiting access to emergency vehicles only, pushing the entrance further north, or eliminating the entrance altogether. Commissioner Smith questioned if a stop sign could be added to slow down traffic. Mr. Alan Brixius, City Planner, retorted that the steep grade would prohibit this option and that the preference would be one of the solutions Chirpich presented. Vice Chair Schmidt motioned for the applicant to come forward to address the Commission. Mr. John Allen, of 321 First Avenue North of Minneapolis, MN stepped to the podium. Mr. Allen is the sole, principle owner and CEO of Industrial Equities. He began by commenting on the previous discussion about the entrance at the southwest corner of the site, stating that the preference of Industrial Equities would be to move or eliminate this access entirely; he will work with staff to come to the best solution. The goal of Industrial Equities, he stated, is to provide higher quality structures and sites to attract higher quality tenants, not to build or remodel and subsequently sell. Commissioner Brinkman questioned if the building was in fact a single story tall at a height of 33 feet and if the roof would be sloped. Mr. Allen responded the roof will be flat and the parapets reach a height of 33 feet, but the highest clear height of the actual building is 24 feet. Vice Chair Schmidt inquired if anyone in the audience wished to address the Commission. Being that no one spoke, he asked for a motion to close the Public Hearing. Motion by Commissioner Landy, seconded by Commissioner McKenzie, to close the public hearing. All present voted in favor. Motion carried. Motion Motion by Commissioner Landy, seconded by Commissioner Gehring, to Item 4.1 approve Planning Case 15-14, request for site plan review to allow 2 Planning Commission Meeting July 7, 2015 construction of a 48,000 square foot industrial building, 9449 Science Center Drive, John Allen, petitioner, with the following conditions: 1.The applicant shall enter into site improvement agreement with City to ensure the completion of all required improvements (to be prepared by the City Attorney). 2.The applicant shall enter into a storm water maintenance agreement with City (to be prepared by the City Attorney). 3.The applicant shall redesign the grading plan to reduce the slope of the southwest driveway and curb cut. The finished driveway slope shall be approved by the City Engineer. 4.The lighting plan shall be revised so that the light levels at building entrances maintain an average of 5.0 foot candles. 5.The applicant shall provide cut sheets and details for all exterior light fixtures to ensure compliance with City Code. 6.The site utility plan shall be subject to review and final approval by the City Engineer and Public Works. 7.The grading, drainage, and storm water management plans shall be subject to review and final approval by the City Engineer. 8.The applicant shall not store snow in the fire access turnaround at the southeast corner of the site. 9.The applicant shall remove landscaping at the fire department connection and maintain a five foot clear zone. Two parking stalls at the fire department connection shall be striped “no parking.” 10.All rooftop equipment shall be painted to match the building and screened from adjoining public rights of way with building parapets. 11.The applicant shall submit a comprehensive sign plan for the site detailing all sign locations and size. 12.The applicant shall provide financial guarantee and performance bond for landscaping and site improvements (amount to be determined by city engineer and building official). Voting in favor: McKenzie, Gehring, English, Landy, Smith, Brinkman*, Schmidt * Commissioner Brinkman excused himself from the meeting after this motion was approved Voting against: None Absent: Svendsen, Clark Motion approved 7*-0 3 Planning Commission Meeting July 7, 2015 Vice Chair Schmidt stated that the City Council would consider this planning case at its July 27th meeting. Planning Case 15-12 Vice Chair Schmidt introduced Item 4.2, request to consider text amendment to Sections 4‐2 and 4‐3 of New Hope City Code establishing Item 4.2 tree preservation policy, City of New Hope, petitioner. Mr. Jeff Alger, Community Development Assistant, stated that the Codes and Standards Committee discussed a Tree Replacement Policy at its March 25, 2015 meeting. Many other cities have such policies, and trees are often lost from privately owned land when development occurs, and the city is unable to regulate replacement standards. The Committee was in favor of establishing a Policy for commercial, industrial, multiple family, and institutional land uses. Mr. Alger explained the value trees provide as well as the proposed standards of the Policy. The draft ordinance, Alger elaborated, will define Significant Trees as healthy trees “measuring a minimum of six inches in diameter for deciduous trees, or a minimum of twelve feet in height for coniferous trees”, includes a list of Preferred Trees by species, and calls for the replacement (with a standard of 1:1 diameter ratio) for the loss of aforementioned significant, preferred trees due to construction, site grading, construction of parking lots, loading areas, outdoor storage areas, or storm water management features. The replacement trees must survive at least two years after the date of project closure or must be replaced again following standards. Alger clarified a landscape plan detailing on-site tree preservation measures, as well as an inspection by the City Forester identifying significant, preferred trees on site, would be required prior to approval of a building permit. He also outlined land uses and types of vegetation that would apply to the draft ordinance. Alger added that notice of public hearing to consider this ordinance was published in the SunPost June 25, 2015. Staff received no questions or complaints on the amendment. To conclude, he stated staff recommends that the Planning Commission recommend approval of the proposed ordinance, contingent upon review and approval of the Preferred Tree list by the City Forester. Commissioner McKenzie questioned if it would be better to have a list of unapproved trees rather than a list of approved trees. His reasoning was that the approved list excludes a significant number of desired species, including coniferous trees. Mr. Alan Brixius contested it is easier to provide a list of preferred trees rather than itemize exempt trees, as it evades debate, and the list may be amended. Mr. Jeff Sargent suggested the possibility to add “or as accepted by the City Forester” to the list of preferred trees. After further discussion, Mr. Brixius conceded he would discuss with the City Forester the possibility of creating an exempt species list as well as amending the 1:1 ratio replacement requirement. 4 Planning Commission Meeting July 7, 2015 Commissioner McKenzie inquired if the ordinance applies to City projects. Mr. Brixius replied that the current drafted ordinance does not. There was no motion to close the public hearing as the request would be tabled. Vice Chair Schmidt opened the case up to further discussion. Being that there was no further discussion, he opened for a motion. Motion Motion by Commissioner McKenzie, seconded by Commissioner Landy, Item 4.2 to table Planning Case 15-12, request to consider text amendment to Sections 4‐2 and 4‐3 of New Hope City Code establishing tree preservation policy, City of New Hope, petitioner, to a later meeting to allow time for further review. The areas of consideration included reexamining amending the preferred tree list to a non-preferred tree list, changing the 1:1 ratio requirement, and requiring city projects to adhere to the policy. Voting in favor: McKenzie, Gehring, English, Landy, Smith, Schmidt Voting against: None Absent: Svendsen, Clark, Brinkman Motion approved 6-0 Planning Case 15-13 Vice Chair Schmidt introduced Item 4.3, request to consider text amendment establishing governmental, park and open space zoning Item 4.3 district and text amendment to Section 3‐50 of New Hope City Code adding governmental, park and open space district to Sign Code, City of New Hope, petitioner. Mr. Jeff Sargent, Community Development Director, stated that the Codes and Standards Committee evaluated the possibility of creating a new zoning district for governmental, park, and open space properties (GPO) at its June 10, 2015 meeting. Open space and public land throughout the city is not currently associated with a specific zoning district and falls under the “OSP – Open Space/Public” overlay district. The draft ordinance, Sargent explicated, is to create a unified district for governmental operations and civic uses that does not have a minimum lot area or width and has zero foot setback requirements. He then presented a map of the proposed rezoning areas. Mr. Sargent added it is necessary that the Sign Code be amended to address such a zoning district. The draft Sign Code ordinance would allow one free standing sign per lot with a maximum height of 30 feet to not exceed 100 square feet per side and zero foot setbacks. Sargent concluded that a public notice regarding the text amendment was published in the SunPost and staff received no inquiries or objections. The Codes and Standards Committee was in favor of adopting and staff recommends approval of the proposed ordinance. No one was in the audience to speak during the public hearing. 5 Planning Commission Meeting July 7, 2015 Motion by Commissioner Landy seconded by Commissioner McKenzie to close the public hearing. All present voted in favor. Motion carried. Vice Chair Schmidt opened the case up to further discussion. Being that there was no further discussion, he opened for a motion. Motion Motion by Commissioner Landy, seconded by Commissioner Gehring, to Item 4.3 approve Planning Case 15-13, request to consider text amendment establishing governmental, park and open space zoning district and text amendment to Section 3‐50 of New Hope City Code adding governmental, park and open space district to Sign Code, City of New Hope, petitioner. Voting in favor: McKenzie, Gehring, English, Landy, Smith, Schmidt Voting against: None Absent: Svendsen, Clark, Brinkman Motion approved 6-0 Vice Chair Schmidt stated that the City Council would consider this planning case at its July 27th meeting. Planning Case 15-16 Vice Chair Schmidt introduced Item 4.4, request to consider text amendment to Sections 4-2, 4-16, 4-17 and 4-20 of New Hope City Code Item 4.4 related to trade school and specialty school definitions and permitted and conditional uses within Community Business, City Center and Industrial districts, City of New Hope, petitioner. Mr. Jeff Alger stated that the Codes and Standards Committee discussed amending the city’s zoning code to better define and regulate trade schools and specialty schools and where they can locate within the city at its June 10, 2015 meeting. City staff receives frequent inquiries about the possibility of locating schools with young children within the city’s Community Business (CB), Industrial (I), and City Center (CC) districts and would like the City Code to more clearly define trade schools and specialty schools. Mr. Alger listed concerns that locating schools with young children in a commercial or industrial zoning district would raise, including high traffic volumes, lack of school amenities, and potential loss of tax base. He went on to provide definitions the proposed ordinance would put in place of Health Club, Sports Training Center, and Trade School. The proposed ordinance would also remove Training and Specialty Schools from the City Code, specify what size Trade School, Health Club, and Sports Training Center is required to obtain a Conditional Use Permit (CUP) within the CB and CC districts, and require proof of adequate parking and a traffic study. To conclude, Alger declared the Codes and Standards Committee was in favor of and staff recommends approval of the proposed ordinance. 6 Planning Commission Meeting July 7, 2015 No one was in the audience to speak during the public hearing. Motion by Commissioner Landy seconded by Commissioner Englishto close the public hearing. All present voted in favor. Motion carried. Vice Chair Schmidt opened the case up to further discussion. Being that there was no further discussion, he opened for a motion. Motion Motion by Commissioner Landy, seconded by Commissioner McKenzie, Item 4.4 to approve PC 15-16, request to consider text amendment to Sections 4-2, 4-16, 4-17 and 4-20 of New Hope City Code related to trade school and specialty school definitions and permitted and conditional uses within Community Business, City Center and Industrial districts, City of New Hope, petitioner. Voting in favor: McKenzie, Gehring, English, Landy, Smith, Schmidt Voting against: None Absent: Svendsen, Clark, Brinkman Motion approved 6-0 Vice Chair Schmidt stated that the City Council would consider this planning case at its July 27th meeting. COMMITTEE REPORTS Design and Review Vice Chair Schmidt stated the Design and Review Committee was held on June 18, 2015 and that the next potential meeting was scheduled for July Committee 16, 2015, though there were no potential cases at the time. Item 5.1 Codes and Standards Vice Chair Schmidt stated that the Codes and Standards Committee was held June 10, 2015. The next meeting date is to be determined. Committee Item 5.2 NEW BUSINESS No new business. OLD BUSINESS Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner McKenzie, Item 7.1 to approve the Planning Commission minutes of June 2, 2015. All present voted in favor. Motion carried. ANNOUNCEMENTS Mr. Jeff Sargent updated the Commission on the Hy-Vee project, stating that the goal is for construction to be completed by late July and for the store opening to occur on September 22. North Memorial hopes to time nd construction so as to not interfere with Hy-Vee’s store opening. He stated that the City Council will have a special work session July 8 to discuss th potential development opportunities for the golf course. Mr. Aaron Chirpich informed the plan to bring a sandwich shop to the Gas N’ Splash site at 7820 42 Ave is moving forward, though nd environmental concerns are delaying the process. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:17 p.m. 7 Planning Commission Meeting July 7, 2015 Respectfully submitted, Emily Becker, Recording Secretary 8 Planning Commission Meeting July 7, 2015