020216 planning commissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428
PLANNING COMMISSION MINUTES February 2 , 2016
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 Schmidt called the meeting to order at 7:00
p.m.
ROLL CALL Present: Steve Svendsen, Christopher McKenzie, Greg Gehring, Bill
Smith, Christopher Hanson, Jim Brinkman, Tom Schmidt
Absent: Roger Landy, Scott Clark
Also Present: Jeff Sargent, Director of Comm.unity Development; Aaron
Chirpich, Community Development Specialist; Stacy Woods,
Assistant City Attorney; Al Brixius, City Planner; Emily Becker,
Recording Secretary
NEW BUSINESS New Planning Commission member, Chris Hanson, was officially sworn in
by Recording Secretary Becker.
PUBLIC HEARING
Planning Case 16-01
Item 4.1
Chair Schmidt introduced Item 4.1, request for Conditional Use Permit to
establish a mental health facility, a variance to loading dock requirements and
a variance to allow the use along a non-arterial street, 5555 Boone Avenue
North, People Incorporated, petitioner.
Mr. Aaron Chirpich, Community Development Specialist, gave
background on the planning case. He stated People Incorporated is
requesting a Conditional Use Permit (CUP) to convert an existing 10,750
square foot office/warehouse building, located in the Industrial Zoning
District, to a children’s mental health treatment facility. The applicant is
also requesting two variances, one to allow the proposed facility to operate
along a non-arterial street and the other to waive the requirement of
providing a designated loading area on the property. The building, located
at 5555 Boone Avenue North, is currently vacant and for sale. People
Incorporated has agreed to purchase the building contingent upon
securing the requested CUP and variances. Industrial sites are located at
the north and west of the property, and High Density Residential sites are
located to the south and east.
People Incorporated, Chirpich elaborated, is a nonprofit organization that
provides mental health services. The New Hope site would allow them to
consolidate their children’s mental health programs to one location. The
facility would offer day treatment programming in three hour blocks
provided by a multi-disciplinary staff under the clinical supervision of a
mental health professional. The site would serve up to 36 children per day,
who would be transported to the facility by parents, insurance-provided
transportation or area schools via school busses.
Planning Commission Meeting February 2, 2016
2
Chirpich went on to present a zoning analysis, first evaluating the site’s
access and the request for a variance to allow the use along a non-arterial
street. The Conditional Use Permit for health and social services requires
that the facility be located along an arterial street. The subject site does not
adjoin an arterial street. The site is located on Boone Avenue, a community
collector street designed to accommodate both industrial and residential
land uses. It is at the periphery of the industrial park, and the proposed use
presents an opportunity to provide a good transition between industrial
and residential land uses. The building footprint will remain the same;
most of the renovations will be inside the building. The requested variance
will allow the proposed use along a community collector street. Chirpich
went on to introduce practical difficulties the site faces in complying with
the city’s zoning code CUP for health and social services requirement that
the facility be located on an arterial street.
Next, Chirpich analyzed the requested variance to loading dock
requirements. Industrial buildings larger than 7000 square feet are
required to provide a designated loading area that is at least 10 feet by 70
feet in dimension. The existing building has an overhead door on the west
side of the building to accept deliveries, which will be removed due to the
changed use. Staff desires a narrative from the applicant explaining types,
frequency, location, and modes of site deliveries. Practical difficultes the
sites faces due to its changed use in complying with the city’s zoning code
requirement for a loading area were elaborated.
Further evaluation of the site plan was provided. The building setbacks
will remain the same and are compliant. Curbing does not currently exist
along the perimeter of the lot, and repurposing the building would not
necessitate the installation of new curbing. A new parking lot on the
northwest corner proposed on the site plan meets setback requirements
and would have curbing. The proposed number and dimensions of
parking stalls meets City Code requirements. The one-way south entrance
driveway into the site from Boone Avenue is 21 feet wide and should be
signed one-way and posted no parking. Landscaping meets requirements,
proposing twelve evergreen shrubs providing screening from East
Research Center Road and four other trees. Rooftop screening will meet
city standards. Exterior building improvements will include repainting of
existing CMU walls grey, replacement of the overhead door with new
doors and windows, and installation of new windows on the east elevation
along Boone Avenue. Site inspection has determined that the existing trash
enclosure, to be utilized by the proposed new use, meets city standards.
The lighting plan is mostly code compliant, though the light on the south
side of the building needs to be relocated closer to the entrance on the
south side of the building. Because no sidewalk exists on East Research
Center Road where the main entrance of the building faces, it is felt that it
is appropriate to waive pedestrian access requirements. Signage, which
will be minimal, will require permits, as a signage plan was not submitted
with the application. A storm water basin connecting to the existing drain
tile at the back of the curb will be installed to the east of the new parking
area and has been reviewed by the City Engineer. Snow storage areas
Planning Commission Meeting February 2, 2016
3
indicated by the site plan appear to be adequate. Fire sprinklers will need
to be provided to the building, which will require the addition of a new
water service line. The City Engineer has reviewed the utility plans and
provided comments. The fire department connection is on the front of the
building, though if this is not accessible, two fire department lock boxes at
the front and back of the building will be needed.
Zoning code criteria for the requested Conditional Use Permit to establish a
mental health facility in the Industrial District were outlined. The
proposed use of the building is consistent with the intent of the
Comprehensive Plan; is compatible with allowable uses in the Industrial
District; conforms to all applicable performance standards; will not
depreciate the area’s value; complies with all other zoning district criteria;
will not generate nuisance characteristics; and will bring an economic
return to the community through the creation of 30 new jobs.
The Design and Review Committee met on January 14, 2016 to consider the
proposal and was in favor of the proposed use and requested variances.
Property owners within 350 feet of the parcel were notified by mail and a
legal notice was published in the SunPost newspaper. Staff has received no
questions or concerns regarding the proposal.
Chirpich concluded that staff recommended approval of the two
variances. He added that if the variances are approved, staff recommends
approval of the requested Conditional Use Permit with outlined
conditions.
When the opportunity for questions to staff arose, Commissioner
McKenzie inquired if the site would include bicycle parking. Mr. Alan
Brixius, City Planner, answered that bicycling parking is not mandated in
Commercial or Industrial Zoning Districts. Mr. Jeff Sargent, Community
Development Director, suggested that if the Planning Commission desires
requirements for bicycle parking in such zoning districts, the Codes and
Standards Committee should review a possible change to the zoning code
to reflect this.
Chair Schmidt motioned the applicant to come forward. Mr. Joe Conlin,
Facilities Director of People Incorporated, of 2060 Centre Pointe
Boulevard, Suite 3, Saint Paul, MN 55120, approached the podium.
Commissioner Brinkman asked for clarification on site visit length. Mr.
Conlin replied that site visits are three hours in length and held twice
daily; one session in the morning and one in the afternoon. Children only
attend one three-hour block per day. If necessary, there is possibility of
monthly evening sessions for patients unable to attend during the day.
Concern was voiced about the possible simultaneous arrival of several
vehicles and consequential queue that may cause buses to overflow in to
the street. Mr. Conlin assured the Commission this would not be a
problem as a maximum of four buses would be present at the property at
one time; staying for a maximum length of time of five to seven minutes.
Additionally, most vehicles would utilize the west entrance, though
Planning Commission Meeting February 2, 2016
4
parents would be allowed to deliver children via the south entrance.
Commissioner Gehring inquired if the designated picnic area would be
used as a smoking area. Mr. Conlin answered the patients would not be of
legal age to smoke and that the picnic area would was intended for staff to
use on break and as an exercise area for children if need be. Children will
not be served food on site as the sessions are scheduled either before or
after, not during, lunch.
Commissioner Svendsen motioned the project architect to come forward.
Mr. Jeff Schuler, Project Designer of Firm Ground Architects & Engineers,
275 Market Street Suite 368, Minneapolis, MN 55405, came forward.
Commissioner Svendsen requested explanation for the location of the fire
department connection being on the opposite side of the building from
where the water is going to come in and where the riser room is. Mr.
Schuler explained that the water is coming in on the north side of the
building, which will have a fence around it and not be visible to the Fire
Department without getting through the fence. Furthermore, to create the
least impact on the building, they are utilizing the existing garage door
opening which is being filled in by fiber cement panels. Svendsen also
requested that two key boxes for the fire department be provided and that
an irrigation system be shown on the plan. Mr. Schuler conceded to both
requests.
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 Svendsen, seconded by Commissioner Brinkman,
to close the public hearing. All present voted in favor. Motion carried.
Motion
Item 4.1
Motion by Commissioner McKenzie, seconded by Commissioner Svendsen,
to approve Planning Case 16-01, request for Conditional Use Permit to
establish a mental health facility, 5555 Boone Avenue North, People
Incorporated, petitioner, with the following conditions:
1. The applicant shall enter into a site improvement
agreement with the city to ensure the completion of all
required improvements on the plan dated 1-22-16 (to be
prepared by the City Attorney).
2. The applicant shall provide financial guarantee and
performance bond for landscaping and site improvements
(amount to be determined by city engineer and building
official).
3. The applicant shall enter into a storm water maintenance
agreement with the city (to be prepared by the City
Attorney).
4. The site utility plan shall be subject to review and final
approval by the City Engineer, Fire Marshal, and Public
Works.
Planning Commission Meeting February 2, 2016
5
5. The storm water management plan shall be reviewed and
be subject to final approval by the City Engineer and
Public Works.
6. The applicant will provide record plans or as-built
drawings to the City following project completion.
7. The site plan must be revised to show one-way traffic and
no parking signs for the one-way drive isle located on the
south side of the building.
8. The city shall waive the pedestrian connection
requirement.
9. The applicant must provide a narrative on types of
deliveries, types of vehicles making deliveries, and where
deliveries will occur.
10. The applicant shall revise the site plans to show the
installation of a wall mounted light near the south building
entrance.
11. The parking lot pavement shall be inspected and areas of
disrepair must be repaved.
12. An irrigation system must be shown on the plan.
Voting in favor: Svendsen, McKenzie, Gehring, Smith, Hanson, Brinkman,
Schmidt
Voting against: None
Absent: Landy, Clark
Motion approved 7-0
Motion by Commissioner McKenzie, seconded by Commissioner Svendsen,
to approve Planning Case 16-01, a variance to loading dock requirements
and a variance to allow the use along a non-arterial street, 5555 Boone
Avenue North, People Incorporated, petitioner.
Voting in favor: Svendsen, McKenzie, Gehring, Smith, Hanson, Brinkman,
Schmidt
Voting against: None
Absent: Landy, Clark
Motion approved 7-0
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
Chair Schmidt stated the next Design & Review Committee meeting is
scheduled for Thursday, February 11, 2016. It is expected there will be two
planning cases to review.
Commissioner Hanson will serve on the Design & Review Committee.
Codes and Standards
Committee
Item 5.2
Chair Schmidt stated the next Codes & Standards Committee will be held
Wednesday, February 3, 2016.
NEW BUSINESS No New Business.
Planning Commission Meeting February 2, 2016
6
Item 6.1
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Svendsen seconded by Commissioner Brinkman,
to approve the Planning Commission minutes of January 5, 2016. All
present voted in favor. Motion carried.
ANNOUNCEMENTS Mr. Jeff Sargent announced the City would soon be looking for a
replacement for Recording Secretary Becker as this would be her last
Planning Commission with the City of New Hope.
Chair Schmidt once again welcomed Commissioner Hanson.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:49 p.m.
Respectfully submitted,
Emily Becker, Recording Secretary