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
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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
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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.
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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.
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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.
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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.
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Planning Commission Meeting July 7, 2015
Respectfully submitted,
Emily Becker, Recording Secretary
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Planning Commission Meeting July 7, 2015