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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