110315 planning commission
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
Increment Financing District, City of New Hope, petitioner.
Item 4.1
Mr. Jeff Sargent, Community Development Director, stated that at the
October 12, 2015 City Council meeting, staff and representatives from the
city’s redevelopment consultants, Ehlers & Associates, Inc., identified 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
with the city’s development and redevelopment plans.
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 occupied, and even if it weren’t, taxes would still need to be
paid.
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
scheduled for Thursday, November 12, 2015.
Committee
Item 5.1
Codes and Standards Chair Svendsen stated the next Codes & Standards Committee meeting is
scheduled for Wednesday, November 18, 2015 at 5:30 pm.
Committee
Item 5.2
NEW BUSINESS No new business.
OLD BUSINESS
2
Planning Commission Meeting November 3, 2015
Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner McKenzie,
Item 7.1 to approve the Planning Commission minutes of September 1, 2015. All
present voted in favor. Motion carried.
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
th
and 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 on Channel 12 during Community Corner.
th
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
3
Planning Commission Meeting November 3, 2015