11032015 planning commission (2)
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES November 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: Steve Svendsen, Christopher McKenzie, Greg Gehring, Wade
English, Roger Landy, Bill Smith, Scott Clark, Jim Brinkman,
Tom Schmidt
Absent: None
Also Present: Jeff Sargent, Director of Community Development; Stacy
Woods, Assistant City Attorney; Emily Becker, Recording
Secretary
PUBLIC HEARING
Planning Case 15-20 Chair Svendsen introduced Item 4.1, request for Industrial Equities
Item 4.1 Increment Financing District, City of New Hope, petitioner.
Mr. Jeff Sargent, Community Development Director, stated that at the
October 12, 2015 City Council meeting, staff and representatives from the
need to conduct a public hearing for the creation of a Tax Increment
Financing (TIF) district for the Industrial Equities property located at 9449
Science Center Drive. The City Council called for a public hearing to
consider this request for the November 23, 2015 City Council meeting.
This action and the establishment of a TIF plan and district will, if
approved, help the developer reimburse costs associated with the
demolition and asbestos remediation in preparation for the construction of
a new 48,000 square foot industrial building. The developer is seeking
approximately $250,000 for the demolition and asbestos abatement.
Minnesota State Statues, Mr. Sargent explained, require that the Planning
Commission review TIF plans to ensure that the TIF plan is compatible
He stated staff recommends that the Planning Commission approve the
Resolution finding that the Industrial Equities TIF plan conforms to the
general plans for the development and redevelopment of the city. He
opened up the opportunity for questions to staff from the Planning
Commission.
Commissioner Landy asked what would happen if the Tax Increment
Financing District was approved and the developer went out of business or
bankrupt. Mr. Sargent answered that the financing would only be made
available as long as the assistance is needed. If the developer could not
keep the building, the TIF District would be decertified. He added that the
building can accommodate one to eight tenants and would most likely be
Chair Svendsen inquired if redevelopment of this district was in the
Comprehensive Plan. Mr. Sargent stated the building of new buildings for
redevelopment does meet the intent and goals of the Comprehensive Plan.
Commissioner Brinkman questioned if it were common for the city to offer
this type of financing to developers, and if a precedent is being set in doing
so for this developer. Mr. Sargent replied that the developer worked with
Ehlers & Associates and gave a pro forma to redevelopment. It was
determined that they do meet the requirements for Tax Increment
Financing. He added that TIF is a tool to help bridge financial gaps for
redevelopment in the city and is viewed in a positive light, as long as there
are checks and balances, which Ehlers & Associates performs.
Commissioner Clark added that the financing is distributed on a yearly
basis, not all at once, so if the developer was to default and the city does
not capture taxes from the project, financing from the city would not
continue.
Chair Svendsen clarified this was not a public hearing. He asked for a
motion.
Motion Motion by Commissioner Landy, seconded by Commissioner Schmidt, to
Item 4.1 approve Planning Case 15-20, request for Industrial Equities Increment
Financing District, City of New Hope, petitioner.
Voting in favor: Svendsen, McKenzie, Gehring, English, Landy, Smith,
Clark, Brinkman, Schmidt
Voting against: None
Absent: None
Motion approved 9-0
Chair Svendsen iterated this was a passed ordinance. It would be signed by
himself and the Recording Secretary. It was stated the City Council will be
approving the Tax Increment Financing (TIF) District at its November 23,
2015 meeting.
COMMITTEE REPORTS
Design and Review Chair Svendsen stated the next Design & Review Committee meeting is
Committee scheduled for Thursday, November 12, 2015.
Item 5.1
Codes and Standards Chair Svendsen stated the next Codes & Standards Committee meeting is
Committee scheduled for Wednesday, November 18, 2015 at 5:30 pm.
Item 5.2
NEW BUSINESS No new business.
OLD BUSINESS
Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner McKenzie, to
Item 7.1 approve the Planning Commission minutes of September 1, 2015. All
present voted in favor. Motion carried.
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Planning Commission Meeting November 3, 2015
ANNOUNCEMENTS Chair Svendsen announced the Space Needs Task Force would meet
November 17 from 4:30 p.m. to 8:00 p.m. This meeting will be televised and
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will clarify how the concept is going forward. Several members will be in
attendance, and there will be two presentations, one at 5:00 p.m. and one at
6:30 p.m., focusing on financing. Commissioner Landy added that more
information on the Space Needs Task Force will be featured on November 9
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on Channel 12 during Community Corner.
It was stated that the application to request a Conditional Use Permit for 8701
Bass Lake Road to establish a microbrewery and taproom that was to be
heard at this meeting had been withdrawn. The applicant would like to find
an interested brewer and design the space to meet the needs of that tenant.
When that design is complete, the applicant will resubmit the application for
approval to the Planning Commission.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned 7:18 p.m.
Respectfully submitted,
Emily Becker, Recording Secretary
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Planning Commission Meeting November 3, 2015