060716 Planning Commission
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES June 7, 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, Greg Gehring, Scott Clark
Absent: Christopher McKenzie, Roger Landy
Also Present: Jeff Sargent, Director of Community Development; Aaron
Chirpich, Community Development Specialist; Jeff Alger,
Community Development Assistant; Stacy Woods,
Assistant City Attorney; Bob Kirmis, Planning Consultant;
Kaeley Cazin, Recording Secretary
NEW BUSINESS None
PUBLIC HEARING Chair Schmidt introduced Item 4.1, request for an amendment to an
Planning Case 16-09
existing Conditional Use Permit for Planned Unit Development at 4203
Item 4.1
– Winnetka Avenue North, Life Time Fitness Architecture, LLC,
petitioner.
Mr. Jeff Alger, Community Development Assistant, gave background on
the planning case. Life Time Fitness is an existing business and owner of
a multi-tenant retail facility that is undergoing an expansion and wishes
to enhance the wall treatments on the west side of the building, which
faces the Hy-Vee redevelopment site. The wall treatment and signage will
give the building attractive, four-sided architecture. The applicant is
proposing one sign for each of the 13 existing tenants, reserved space for
two potential future tenants, and three “marketing signs,” to promote Life
Time Fitness. The proposed signage requires an amendment to a CUP for
PUD that was approved in 1985, to allow for flexibility in the number and
location of wall signs.
Alger went on to explain that the only illuminated sign would be the Life
Time Fitness tenant identification sign, and no individual tenant
identification sign exceeded the 100 square foot area limit.
Alger also noted the proposed signage meets the city’s Design Guidelines,
and the City Center zoning district goals.
Alger concluded that staff recommended approval of the amendment of
a CUP for PUD.
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff or the applicant, Commissioner Brinkman
questioned the height of the signs and if it was visibly adequate. Alger
responded that this is the petitioner’s request. Commissioner Clark noted
the City should request trash screening as a condition of approval.
Commissioner Smith questioned if the tenants agreed upon the cost of the
signage, and Alger commented that the City doesn’t get involved with
those discussions. Commissioner Gehring clarified with Alger that the
petitioner was seeking improvements on their own, and not being
mandated by the City.
Andrew Griffin, Life Time Architecture, 2902 – Corporate Place,
Chanhassen MN 55317, answered questions on behalf of the petitioner.
Brinkman asked if the signage would be in color or anodized aluminum.
Griffin confirmed the signage would be in anodized aluminum, with the
exception of Subway and Taco John’s. The signage for these tenants
would be in color, matching the front of the building. Schmidt commented
that all signage on the front was anodized aluminum, and then
questioned when and why it changed. Alger verified in the past the
tenants requested to update their signage to match the corporate brand
and for easier visibility. Brinkman inquired why Applebee’s wasn’t
included in the new signage. Griffin and Alger confirmed Applebee’s
already had signage, and Director Sargent reminded the Commissioners
that it’s their corporate decision as to what tenant signage to include in
the request.
Clark questioned Stacy Woods, Assistant City Attorney, if the CUP could
include screening for rooftop units and/or trash. Woods responded she
would have to research and clarify what the original CUP stated.
Being that there was no one in the audience, Chair Schmidt asked for a
motion to close the Public Hearing.
Motion by Commissioner Svendsen, seconded by Commissioner Smith,
to close the public hearing. All present voted in favor. Motion carried.
Motion Motion by Commissioner Svendsen, seconded by Commissioner
Item 4.1 Gehring, to approve Planning Case 16-09, request for an amendment to
an existing Conditional Use Permit for Planned Unit Development at
4203 – Winnetka Avenue North, Life Time Fitness Architecture, LLC,
petitioner, with the following conditions:
1.The number and location of wall signs to be installed shall not
differ from that depicted on the Exterior Signage Schedule.
The size of the wall signs to be installed shall not exceed the
sizes depicted on the Exterior Signage Schedule.
2.The applicant shall obtain individual sign permits for each of
the signs to be installed.
3.Dependent on the Assistant City Attorney’s findings, the
applicant shall provide screening for the trash and rooftop
units, and improve lighting on the west side of the building.
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Planning Commission Meeting June 7, 2016
Voting in favor: Clark, Brinkman, Svendsen, Schmidt, Gehring, Smith,
Hanson
Voting against: None
Absent: McKenzie, Landy
Motion approved 7-0
Chair Schmidt stated the City Council would consider this planning case
at its June 27, 2016 meeting.
PUBLIC HEARING Chair Schmidt introduced Item 4.2, request for a site plan review to allow
Planning Case 16-10
construction of a building addition of AVTEC Finishing Systems Inc. at
Item 4.2
9101 – Science Center Drive, Quinn Hutson, CNH Architects, petitioner.
Mr. Aaron Chirpich, Community Development Specialist, gave
background on the case. AVTEC Finishing Systems specializes in metal
plate finishing, and desires to expand their operations. The proposed
20,763 square foot addition will improve workflow through added space
and remodeling. The proposed expansion will enlarge the shipping and
receiving operations and will also include a new two-story office. Along
with the building addition, the parking lot will also be enlarged to
accommodate the minimum code requirements.
Chirpich added the property currently has only one access point off of
Science Center Drive, and the proposal would add a second access point,
greatly improving the site circulation for traffic. The Fire Department
also reviewed the plans and has no problem with future emergency
vehicle access.
Next, Chirpich addressed the landscaping and screening. He reported
the property contains a number of mature trees that will be removed to
accommodate site improvements. Chirpich noted there are staff
concerns related to the size and placement of some new tree plantings.
He added the proposed trees along the north property line are in too
narrow of a space, and that section of the property contains
underground utilities. Chirpich also confirmed that New Hope Code
requires parking lots to be screened from adjacent rights-of-way.
Chirpich then reviewed the lighting plan, utility plan, storm water,
snow storage, fire code, and the zoning analysis, finding 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 the applicant is currently working with the City
Engineer to finalize the storm water management requirements of the
city, and noted the Fire Marshal had a few comments.
Chirpich concluded that staff recommended approval of the 20,763
square foot addition to their existing building, in order to facilitate
improved operations and workflow. Staff determined that the proposal
would result in an upgraded site, improved exterior appearance, and
the expansion would allow AVTEC to continue their growth in New
Hope.
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Planning Commission Meeting June 7, 2016
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff or the applicant, Commissioner Svendsen asked
about parking lot setbacks, as the five-foot minimum setback wasn’t
reflected in the plans on the northwest side of the parking lot. Quinn
Hutson, CNH Architects, 7300 – West 147th Street, Suite 504, Apple
Valley, MN 55124, agreed with Svendsen that it was missed while
updating the plans. Hutson noted they would make the adjustments.
Svendsen also asked what the width of the fire lane was and if there was
screening for the rooftop unit. Hutson replied the fire lane is at a
minimum of twenty-four feet, and the rooftop unit was positioned with
no designated screening, so that it would not be seen from the property
line. All Commissioners agreed it’s a good looking plan.
Being that there was no one in the audience, Chair Schmidt 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 Motion by Commissioner Svendsen, seconded by Commissioner Clark,
Item 4.2 to approve Planning Case 16-10, request for a site plan review to allow
construction of a building addition of AVTEC Finishing Systems Inc. at
9101 – Science Center Drive, Quinn Hutson, CNH Architects, petitioner,
with the following conditions:
1.The west trash enclosure screen wall shall be extended an
additional five feet to fully screen the trash handling
equipment.
2.The applicant shall resubmit a photometric plan that verifies
light levels at all building entrances meet code.
3.The pole height for freestanding light fixtures shall not exceed
25 feet in height.
4.The applicant shall revise the site plan by adding no parking
signs along both sides of the southeast drive aisle.
5.The site plan shall be revised to provide a fire lane directly in
front of the fire department connection as described in the Fire
Marshal’s report dated June 3, 2016.
6.The landscape plan shall be revised to show that the three trees
proposed along the north property line that are located in-
between the curb cuts, have been moved to another area on the
site.
7.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.)
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Planning Commission Meeting June 7, 2016
8.The applicant shall provide financial guarantee in the form of
an irrevocable letter of credit for landscaping and site
improvements located in the public domain (amount to be
determined by city engineer and building official).
9.The applicant shall enter into a storm water maintenance
agreement with the City (to be prepared by the City Attorney).
10.The storm water management and drainage plans shall be
reviewed and be subject to final approval by the City Engineer
and Public Works.
11.The site utility plan shall be subject to review and final
approval by the City Engineer, Fire Marshal, and Public Works.
12.The applicant will provide record plans or as-built drawings to
the City following project completion.
13.The applicant shall revise the site plan to reflect the northwest
parking lot is a minimum of five feet from the property line.
Voting in favor: Brinkman, Svendsen, Schmidt, Gehring, Smith,
Hanson, Clark
Voting against: None
Absent: McKenzie, Landy
Motion approved 7-0
Chair Schmidt stated the City Council would consider this planning case
at its June 27, 2016 meeting.
Chair Schmidt introduced Item 4.3, request to consider text amendment
PUBLIC HEARING
to Section 4-3 of New Hope City Code related to home occupations
Planning Case 16-07
within residential structures, City of new Hope, petitioner.
Item 4.3
Mr. Jeff Alger, Community Development Assistant, stated that the
Codes and Standards Committee discussed the city’s home occupation
ordinance in residential zoning districts at its November 18, 2015, and
February 3, 2016, meetings. After the initial meeting, staff researched
policies for surrounding cities and developed a draft ordinance for the
Committee to review.
Alger stated the draft ordinance for New Hope takes somewhat of a
hybrid approach, compared to surrounding cities, by regulating home
occupations through general standards and by specifying prohibited
uses. It protects and helps maintain the integrity of residential districts
in the city through stricter guidelines and regulations. It does not allow
for “special exceptions” that do not meet the standards and does not
allow for deviation from the list of prohibited home occupations.
General standards addressed by the draft ordinance include structural
changes, traffic, parking, deliveries, number of employees and clients,
permitted location and size, sales on premises, outside storage, adverse
effects, and signage. The draft ordinance also states that day care
businesses are subject to the applicable county and state licensing
requirements.
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Planning Commission Meeting June 7, 2016
Alger went on to discuss the prohibited uses in the draft ordinance.
Manufacturing businesses are not allowed. The repair, service, building,
rebuilding, or painting of autos, trucks, boats, engines, and other
vehicles is prohibited. Businesses, educational programs, or similar
gatherings which meet on a regular basis and have more than five non-
residents at a time are also prohibited. As outlined by the Assistant City
Attorney, any existing home occupation would essentially be
“grandfathered” as a legal non-conforming use despite the fact that it
may not comply with the revised Section 4-3(g). The use as a home
business could not be expanded. If the use was discontinued for more
than a year, compliance with the revised Section 4-3(g) would be
required to recommence that use.
Alger added the Codes and Standards Committee discussed requiring
home occupations to register with the city and whether or not a fee
should be charged. The Committee felt a one-time registration at no cost
would be appropriate and would be helpful in addressing complaints.
Applicants would receive information at the time of registration
detailing regulations for home occupations.
Alger concluded the Committee was in favor of adopting a text
amendment to the home occupation ordinance, pursuant to three
recommendations, including not allowing home occupations in
accessory buildings, listing engine repair as a prohibited use, and
requiring all home occupations to register with the city at no charge.
Staff also recommends approval of the proposed text amendment.
Commissioner Svendsen questioned how the home occupation of
cabinet making would be classified. Director Sargent pointed out it
would force the City to review each situation and determine if
ordinances are being followed. Svendsen then asked what would
happen if the home occupation didn’t register, and Commissioner Smith
asked what home occupations would be under this ordinance. Sargent
reiterated that the ordinance notifies staff where the businesses are
located, and assists with complaints and code enforcement.
Being that there was no one in the audience, Chair Schmidt 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 Motion by Commissioner Svendsen, seconded by Commissioner
Item 4.3 Gehring, to approve Planning Case 16-07, request to consider text
amendment to Section 4-3 of New Hope City Code related to home
occupations within residential structures, City of new Hope, petitioner.
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Planning Commission Meeting June 7, 2016
Voting in favor: Svendsen, Schmidt, Gehring, Smith, Hanson, Clark,
Brinkman
Voting against: None
Absent: McKenzie, Landy
Motion approved 7-0
Chair Schmidt stated the City Council would consider this planning case
at its June 27, 2016 meeting.
PUBLIC HEARING
Chair Schmidt introduced Item 4.4, request to consider text amendment
Planning Case 16-08
to Section 4-20 of New Hope City Code related to street access
Item 4.4
requirements for health and social services and trucking operation
conditional uses in the Industrial district, City of New Hope, petitioner.
Mr. Jeff Alger, Community Development Assistant, stated that the
Codes and Standards Committee discussed possible changes to
conditional uses that require sites to have direct access to arterial or
collector streets at its February 3, 2016, meeting. The city’s streets and
highways are classified by using functional classification criteria
contained in the Metropolitan Council Transportation Development
Guide and the existing classification system within the city. Alger then
explained the difference between the various types of streets.
Alger stated the Committee discussed the addition of collector street
access for the health and social services conditional use in the Industrial
district. The Committee felt that both types of streets (arterial or
collector) would be appropriate for this type of use. The Committee also
determined that it was unnecessary to impose street access requirements
for trucking operations in the Industrial district and recommended
eliminating the existing arterial street requirement.
Alger concluded the Codes and Standards Committee was in favor of
adopting a text amendment to the City Code related to street access
requirements for health and social services and trucking operation
conditional uses in the Industrial district. Staff also recommends
approval of the proposed text amendment.
Commissioner Svendsen inquired if the City had a minimum width
requirement for collector streets, as he is concerned with the semi-truck
traffic in and out of the Industrial district. Director Sargent noted that’s
a question for the City Engineer and Public Works, and then pointed out
the City has a Complete Streets Policy – any time a road is up for
improvement, the City reviews any necessary changes that may need to
be made.
Being that there was no one in the audience, Chair Schmidt asked for a
motion to close the Public Hearing.
Motion by Commissioner Clark, seconded by Commissioner Brinkman,
to close the public hearing. All present voted in favor. Motion carried.
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Planning Commission Meeting June 7, 2016
Motion Motion by Commissioner Clark, seconded by Commissioner Svendsen,
Item 4.4 to approve Planning Case 16-08, request to consider text amendment to
Section 4-20 of New Hope City Code related to street access requirements
for health and social services and trucking operation conditional uses in
the Industrial district, City of New Hope, petitioner.
Voting in favor: Schmidt, Gehring, Smith, Hanson, Clark, Brinkman,
Svendsen
Voting against: None
Absent: McKenzie, Landy
Motion approved 7-0
Chair Schmidt stated the City Council would consider this planning case
at its June 27, 2016 meeting.
Commissioner Svendsen stated the last Design and Review Committee
COMMITTEE REPORTS
Design and Review
meeting was held on May 19, 2016, and it is not yet determined if there
Committee
will be a meeting on June 16, 2016.
Item 5.1
Codes and Standards
Director Sargent stated there will be a Codes & Standards Committee
Committee
meeting on June 29, 2016. Items to be discussed include: solar panels,
Item 5.2
illuminated signs, and food truck requirements.
None. However, Commissioner Svendsen noted he will be attending a
NEW BUSINESS
meeting on June 22, 2016, regarding plans for the new City Hall. He
Item 6.1
commented that some of the original plans needed to be revised because
of the recent boring samples found on the build site.
Motion by Commissioner Svendsen seconded by Commissioner Clark, to
OLD BUSINESS
approve the Planning Commission minutes of May 3, 2016. All present
Approval of Minutes
voted in favor. Motion carried.
Item 7.1
Chair Schmidt asked if there were any updates on the proposed Dunkin
ANNOUNCEMENTS
Donuts lot at 7820 - 42nd Avenue. Director Sargent explained that Dunkin
Donuts is in the process of further refining their plans before they submit
for a building permit.
The Planning Commission meeting was unanimously adjourned at
ADJOURNMENT
8:34 p.m.
Respectfully submitted,
Kaeley Cazin, Recording Secretary
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Planning Commission Meeting June 7, 2016