050316 planning commissionCITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES May 3, 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, Bill Smith, Christopher Hanson, Jim
Brinkman, Tom Schmidt, Roger Landy, Greg Gehring, Scott
Clark
Absent: Christopher McKenzie
Also Present: Jeff Sargent, Director of Community Development; Aaron
Chirpich, Community Development Specialist; Stacy
Woods, Assistant City Attorney; Kaeley Cazin, Recording
Secretary
NEW BUSINESS None
PUBLIC HEARING
Planning Case 16-06
Item 4.1
Chair Schmidt introduced Item 4.1, requests for lot consolidation,
vacation of easement and conditional use permit for the expansion of an
existing church at 8624 - 50th Avenue North, Northwest Church of
Christ, petitioner.
Mr. Aaron Chirpich, Community Development Specialist, gave
background on the planning case. The Northwest Church of Christ is an
existing church in the community that desires to expand their current
facility. The expansion would provide a completely new assembly hall,
and existing space would be repurposed to provide new office space,
meeting rooms and classrooms. The church purchased the residential
property to the north and removed a single family home in preparation
of the proposed expansion.
Chirpich went on to explain that the request for vacation of easement is
to facilitate the minor lot consolidation, and the lot combination request
is to combine two parcels (current parcel and parcel to the north) into
one lot.
Next, Chirpich reviewed the zoning analysis. He reviewed building
setbacks, parking, traffic circulation and access, landscaping and
screening, building design and exterior materials, lighting, storm water,
and fire code, finding that they all comply with City Code. However,
Chirpich commented that the lighting plan must be updated, as a few of
the areas didn’t meet the required light levels. He also indicated that the
4” water main serving the building may be required to be replaced with
a 6” main.
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Planning Commission Meeting May 3, 2016
Chirpich added the Comprehensive Plan supports the requested
conditional use within the district and promotes reinvestment in New
Hope’s residential neighborhoods.
Chirpich also noted the CUP for religious buildings requires the
doubling of the required base district side yard setbacks, not to exceed
30 feet. The setbacks on the site plan are within or exceed the minimum
requirements.
Chirpich concluded that staff recommended approval of the lot
consolidation, vacation of easement and conditional use permit with
outlined conditions.
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff or the applicant, Commissioner Svendsen
inquired about the new trees being planted over the storm sewer drain,
and the type of irrigation system that will be used. He cited an email
received by a neighbor concerned the church won’t be able to properly
maintain the vegetation with a spigot and hose irrigation system.
Chirpich and Director Sargent indicated the irrigation system meets
code standard, but could be added as a condition by the Planning
Commission. Svendsen also questioned the details of the screening
around the mechanical equipment pad (on grade level). The project
architect, Ross McIntyre, JLG Architects, 801 - Washington Ave N #120,
Minneapolis, MN 55401, explained that the plan represents where the
mechanical equipment will go, but it is currently unknown what
equipment will be housed there. When those details are received, the
material and height will be determined.
Chair Schmidt inquired if anyone in the audience would like to address
the Planning Commission.
Jeremy Osterhout, 8609 – 50th Avenue North, New Hope, MN
addressed the Planning Commission. He stated that he was one of the
neighboring property owners who had concerns regarding the lighting
and traffic circulation. Osterhout informed the Commission that the
church’s current lighting shines directly towards 50th Avenue North.
He also noted the heavy traffic on 50th Avenue North, and suggested
the church change the flow of traffic away from 50th Avenue North
(towards Boone Avenue North). Commissioner Svendsen reminded
Osterhout the lighting will be replaced, and the new lights will have a
90° cut-off lighting correction. Commissioners Landy and Svendsen
added if the lighting isn’t corrected, it should be reported because it is a
condition of approval.
Being that there was no one else in the audience, Chair Schmidt asked for
a motion to close the Public Hearing.
Motion by Commissioner Landy, seconded by Commissioner Svendsen,
to close the public hearing. All present voted in favor. Motion carried.
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Planning Commission Meeting May 3, 2016
Commissioner Clark asked Chair Schmidt what the City’s past practice
has been for screening material, and if the proposed hedgerow would
provide immediate relief. Director Sargent confirmed code requirements,
and noted the applicant has the choice. Commissioner Landy also
encouraged the applicant to reach out to neighbors and discuss any
possible issues.
Motion
Item 4.1
Motion by Commissioner Svendsen, seconded by Commissioner Landy,
to approve Planning Case 16-06, requests for lot consolidation, vacation
of easement and conditional use permit for the expansion of an existing
church at 8624 - 50th Avenue North, Northwest Church of Christ,
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 (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.
5. The storm water management and drainage plans 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 five trees that conflict with the proposed parking lot and
curb improvements shall be removed.
8. The no parking signs as described in the engineer’s report
dated 4/29/16 shall be added at the intersection of Boone
Avenue and 50th Avenue.
9. The applicant shall make changes to the lighting plan in order
to bring the plan into compliance with city code.
10. An easement must be established and recorded to cover all
storm water improvements on the southeast corner of the site.
11. The private sanitary sewer service for the home that was
removed needs to be fully disconnected from the city’s sewer
system.
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Planning Commission Meeting May 3, 2016
12. a. Ensure landscaping hedge on east property line provides
proper screening.
b. Ensure landscaping doesn’t interfere with proposed storm
water line on north end of property.
Voting in favor: Svendsen, Smith, Hanson, Brinkman, Schmidt, Landy,
Gehring, Clark
Voting against: None
Absent: McKenzie
Motion approved 8-0
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
Chair Schmidt stated the next Design & Review Committee meeting is
scheduled for Thursday, May 19, 2016. There may be one case to review,
but it’s uncertain at this time. Commissioner Landy also confirmed that
he is taking Commissioner McKenzie’s seat on the committee, as
Commissioner McKenzie is unable to attend meetings on Thursdays (due
to work commitments).
Codes and Standards
Committee
Item 5.2
Chair Schmidt stated the next Codes & Standards Committee has not yet
been scheduled.
NEW BUSINESS
Item 6.1
None
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Landy seconded by Commissioner Brinkman,
to approve the Planning Commission minutes of April 5, 2016. All
present voted in favor. Motion carried.
ANNOUNCEMENTS Director Sargent introduced the new Administrative Specialist in the
Community Development Department, Kaeley Cazin.
Commissioner Brinkman asked if there were any updates on the
proposed Dunkin Donuts lot at 7820 - 42nd Avenue or the Jimmy John’s
restaurant at 3535 Winnetka Avenue. Director Sargent explained that
Dunkin Donuts is in the process of further refining their plans before they
submit for a building permit and indicated that staff has not heard
anything new regarding the proposed Jimmy John’s Restaurant.
Commissioner Svendsen noted the gas pumps at 3535 - Winnetka Avenue
(proposed site for Jimmy John’s restaurant, currently operating as
Winnetka Fuel) do not have the proper licensing.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:50
p.m.
Respectfully submitted,
Kaeley Cazin, Recording Secretary