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100416 PlanningPLANNING COMMISSION MEETING V4, City Hall, 4401 Xylon Avenue North Tuesday, October 4, 2016 7:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS 4. PUBLIC HEARING 4.1 PC 16-13, request for Conditional Use Permit (CUP) to allow for expansion of outdoor storage area for semi -trailer parking at 5000 Winnetka Avenue North, Allen Group, LLC, petitioner. 5. COMMITTEE REPORTS 5.1 Design and Review Committee - next meeting scheduled for Thursday, October 13, 2016. 5.2 Codes and Standards Committee - next meeting? 6. NEW BUSINESS 7. OLD BUSINESS 7.1 Approve August 3, 2016, Planning Commission Minutes. S. ANNOUNCEMENTS 9. ADJOURNMENT Petitioner must be in attendance at the meeting PLANNING CASE REPORT City of New Hope Meeting Date: October 4, 2016 Report Date: September 30, 2016 Planning Case: 16-13 Petitioner: Allen Group, LLC Address: 5000 Winnetka Avenue North Project Name: Millwood Inc. Outdoor Storage CUP Project Description: Request to expand outdoor semi -trailer storage I. Type of Planning Request A. Conditional Use Permit (CUP) for expansion of outdoor semi -trailer storage area II. Zoning Code References Section(s) 4-33 Administration - Conditional Use Permit III. Property Specifications Zoning: I, Industrial Location: The property is located to the east of the intersection of Winnetka Avenue North and 50th Avenue North. Adjacent Land Uses: I, Industrial to the northwest, east, and south; R-1, Single Family Residential to the northeast; and R-1, R -O, Residential Office, and R-2, Single/Two Family Residential to the west. The subject site is bordered to the northeast by the Soo Line railway. Site Area: 15.54 acres, or 676,842 -square feet Building Area: 209,670 -square feet Planning District: Planning District 5. The Comprehensive Plan supports the continued industrial use of the site and reinvestment with industrial businesses in the planning district. It encourages the promotion and enhancement of industrial land uses within the planning district in a manner that compatibly relates to the surrounding residential areas. Land use compatibility issues with adjoining residential areas can be reduced through site design, building aesthetics, property screening, and noise mitigation. Planning Case Report 16-13 Page 1 10/4/16 IV. Background The applicant, Allen Group, LLC, is requesting a Conditional Use Permit (CUP) to allow for the expansion of an outdoor semi -trailer storage area. The outdoor storage area would exceed 20% of the gross floor area of the principal structure, thus requiring a CUP. The building is currently occupied by three tenants, including Allen Interchange, Minnesota Computer, and Millwood Inc./CHEP. Millwood Inc./CHEP occupies the easterly 88,000 -square feet of the building where they produce packaging materials, including pallets and skids. The company wishes to expand the semi -trailer storage area on the site in order to better accommodate their business operations. The city approved the existing outdoor storage, consisting of 44 semi -trailer stalls, as an accessory use in 2003. The applicant is requesting to add 13 semi -trailer parking stalls on the south side of the building, resulting in a total of 57 stalls, and requiring a CUP. V. Zoning Analysis A. Plan Description 1. Landscaping and Screening The city requires outdoor storage areas to be screened and landscaped from adjacent residential uses and public rights-of-way. The site modifications do no incorporate any additional screening or landscaping. The proposed semi -trailer parking stalls are internal to the site. They are bordered by industrial buildings to the north and south and existing truck parking areas to the east and west. Staff does not believe that the proposed outdoor storage areas would be visible from Winnetka Avenue North or from the single-family residential properties to the west. 2. Fencing Open outdoor storage areas intended for the exclusive storage of semi -trailers may be exempt from required security fencing provided that the storage area is delineated and the individual trailers are secured. According to the applicant, the semi -trailers are locked during non -business hours. 3. Surfacing Storage areas are required to be surfaced with concrete or bituminous material. The expanded outdoor storage area is required to be paved and perimeter curbing must be provided. The proposed paving material must be suitable to accommodate semi -trailers, as determined by the City Engineer. The Industrial zoning district allows for a maximum of 80% impervious surface coverage. The expanded storage area would result in the loss of approximately 6,000 -square feet of greenspace. The site plan indicates that the proposed site modifications would result in 66% impervious surface and 34% greenspace, meeting the city's requirement. Stormwater and drainage impacts are subject to comment and recommendation by the City Engineer. 4. Setbacks The proposed outdoor storage areas meet the 5 -foot side and rear yard setback requirements for the Industrial zoning district. Planning Case Report 16-13 Page 2 10/4/16 5. Parking and Loading The site currently has 223 off-street parking stalls. Expanding the outdoor storage area would remove nine off-street parking stalls, resulting in 214 remaining stalls. It is not anticipated that the loss of these stalls would result in any parking issues for the building. Any future changes in building occupancy that increases parking demand would require a determination of adequate parking. The expanded outdoor storage area would result in the loss of one loading berth on the south side of the building. This would not have any impact on site maneuvering or access to other loading areas. 6. Fire Lane "No Parking Fire Lane" signs are proposed to be installed along the south curb line and northeast curb line, near the barrier gate, to prevent parking that may interfere with fire access or loading dock operations. Spacing intervals for the signs should be 50 feet and must be illustrated on the site plan. 7 Hazardous Materials Outdoor storage areas cannot be used for the storage of hazardous materials, such as hazardous liquids, solids, gases, or waste. According to the applicant, the storage areas would only be used for semi -trailer parking, and no hazardous materials would be stored on the site. 8. Refuse and Upkeep Refuse must be addressed and upkeep is required for outdoor storage areas. The subject site has been historically well-maintained. A site inspection reveals that some dumpsters are located within parking stalls away from the building. All dumpsters must abut to the building, and if stored outdoors, must be illustrated on the site plan. Any dumpsters to be stored indoors must also be noted on the site plan. The dumpsters are not required to be enclosed as they are considered legal non -conforming. When abutting to the building, the dumpsters would not be visible from residential uses or public rights-of-way. 9. Trailer Storage Trailers stored along the south side of the building would be backing toward the building. The site plan shows bollards that would protect the transformer, gas meters, fire hydrant, and fire connection. A wheel stop concrete curb is proposed to run continuously from the fire connection, extending west, to the existing trash location. It would encompass seven new trailer parking spots. The site plan indicates that the curb extends across four loading docks, which may interfere with operations. The curb should also be installed to the east, south of the gas meters and transformer, to incorporate the group of four new trailer parking stalls. Staff recommends that a continuous concrete curb be located six feet from the building and/or protective bollards to prevent the overhang of the trailers from reaching the building or equipment. Plans should also provide a detail of the concrete curb and proposed ground cover treatment between the curb and building. Planning Case Report 16-13 Page 3 10/4/16 10. Snow Removal The proposed site modifications are not expected to have a significant impact on snow removal activities. 11. Lighting A photometric plan demonstrating compliance with city lighting requirements must accompany any new freestanding or wall -mounted fixtures. According to the applicant, there is no new lighting proposed in conjunction with the site modifications. 12. Noise Complaints From 2004-2005, the city received complaints from residents who resided north of the property about noise generated from a dust collection system used by Scherer Brothers Cabinet Division. Noise level tests were conducted along several residential properties north of 5000 Winnetka Avenue North, and it was determined that ambient noise levels from vehicle traffic on Winnetka Avenue North could not be discerned from noise generated by the industrial businesses. The site testing could not definitely isolate the specific noise source as the Scherer Brothers site. Ultimately, the City Council decided to pay for the installation of a noise blanket to aid in reducing noise levels and help resolve neighborhood nuisance issues. Scherer Brothers has since relocated to another city. Staff is aware of one noise complaint that has occurred since 2013 (police records before that time are unavailable), which was related to truck noise. To be sensitive to these past issues related to noise, all outdoor storage and loading activities should be limited to the east and south sides of the building. As proposed, the reinstallation of the barrier gate at the northeast corner of the site would prevent semi -trailers from traveling along the north drive aisle. The applicant must provide a lock box, key code, or other means of access to allow for fire department access. According to the applicant, Millwood Inc./CHEP operates three weekday shifts: • 7:00 a.m. to 3:00 p.m. + 3:00 p.m. to 11:00 p.m. ® 11:00 p.m. to 7:00 a.m. There are occasional Saturday shifts as well. The applicant must provide a description of potential outdoor activities during the hours of 10:00 p.m. and 7:00 a.m. to understand the potential for future noise complaints and identify potential mitigation steps. B. Zoning Code Criteria 1. Conditional Use Permit (CUP) Criteria. The Planning Commission and City Council shall consider the possible adverse effects of the proposed conditional use. In determining whether to approve or deny a Conditional Use Permit, the City Council and Planning Commission shall find that the Conditional Use Permit complies with the following criteria. The burden of proof demonstrating compliance with the following criteria shall be the responsibility of the applicant. Planning Case Report 16-13 Page 4 1014116 a. Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive municipal plan of the city. Findings. The proposal is consistent with specific goals of the Comprehensive Plan. The Comprehensive Plan supports the continued industrial use of the site and reinvestment in industrial businesses located in the planning district. It encourages the promotion and enhancement of industrial land uses within the planning district in a manner that compatibly relates to the surrounding residential areas. b. Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findings. The proposed use of the building is consistent with allowable uses in the Industrial zoning district. The addition of 13 semi -trailer parking stalls would not significantly impact operations or noise levels, and the impact on adjacent land uses would be minimal. Reinstallation of the barrier gate at the northeast corner would prevent semi -trailers from traveling along the north drive aisle, limiting noise levels for the abutting residential neighborhood. c. Performance standards. The proposed use conforms to all applicable performance standards outlined in the Zoning Code. Per Code Section 4-20(e) (1), open outdoor storage is a conditional accessory use within the Industrial district when the area exceeds 20% of the gross floor area of the principal structure, provided that various standards are met. Findings. The proposed site modifications meet all applicable performance standards outlined in the Zoning Code, including those related to screening/landscaping, fencing, surfacing, setbacks, required parking, hazardous materials, and refuse and upkeep. All semi -trailers located upon the site are secured during non -business hours, and no hazardous materials would be stored within the outdoor storage areas. d. No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. The proposed use would not tend to or actually depreciate the area in which it is proposed. The increase of semi -trailer parking is unobtrusive to the area and fits well in the industrial setting. The site modifications would assist in retaining a large industrial business and would not impact the value of the property or neighboring properties. e. Zoning district criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts. Findings. Staff has concluded that the proposed use complies with all other zoning district criteria. f. In industrial districts (I): Planning Case Report 16-13 Page 5 10/4/16 a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. Findings. The proposed site modifications would expand a use that has been operating without issues for many years. It would not generate nuisance characteristics because of the low impact that the use would have on the surrounding area. b. Economic return. The use will provide an economic return to the community and be commensurate with other industrial uses for which the property could feasibly be used. In considering the economic return to the community, the planning commission and City Council may give weight to the sociological impact of a proposed use, both positive and negative. Findings. The proposed site modifications include the addition of 13 semi -trailer parking stalls, which would increase the total number of stalls by 29.55%. The site modifications would assist in retaining a tenant that leases 88,000 -square feet of industrial space within the city. The continued occupancy of the building would keep.jobs in the city and bring an economic return to the community. The site modifications would not impact business operations for other tenants within the building, or potential future tenants within the building. C. Design and Review Committee The Design and Review Committee met on September 15, 2016. The committee was generally supportive of the request for a CUP. D. Approval 1. Type of Approval a. Conditional Use Permit — quasi-judicial 2. Timeline a. Date Application Received: September 9, 2016 b. End of 60 -Day Decision Period: November 8, 2016 c. End of 120 -Day Decision Period: January 7, 2017 IV, Notification Property owners within 500 feet of the parcel were notified by mail and a legal notice was published in the Sun Post newspaper. VIII. Summary The applicant is requesting a CUP to allow for the expansion of an outdoor semi -trailer storage area. The outdoor storage area would exceed 20% of the gross floor area of the principal structure, thus requiring a CUP. Millwood Inc./CHEP, a packaging materials manufacturer, wishes to expand the semi -trailer storage area on the site in order to better accommodate their business operations. The Planning Case Report 16-13 Page 6 10/4/16 existing outdoor storage, consisting of 44 semi -trailer stalls, was approved as an accessory use in 2003. The applicant is requesting to add 13 semi -trailer parking stalls on the south side of the building, resulting in a total of 57 stalls, and requiring a CUP. IX. Recommendation Staff recommends that the Planning Commission recommend approval of the CUP, with the following conditions of approval: 1. All semi -trailers shall be stored in designated outdoor storage areas as delineated on the approved site plan. 2. All semi -trailers located upon the site shall be secured (locked) during non -business hours. 3. Outdoor storage materials shall be limited to semi -trailers which serve as an accessory to the principal use of the subject property. 4. The expanded outdoor storage areas shall be paved and perimeter curbing must be provided. Said curbing shall be located six feet from the building to prevent the trailer overhang from hitting the building along all new trailer storage spaces. The applicant shall provide a detailed plan of the continuous concrete curbing, design, location, and ground cover treatment between the building and curb line. 5. The expanded outdoor storage areas shall be surfaced with concrete or bituminous material. Such surfacing material shall be determined by the City Engineer to be suitable to accommodate the weight loads of semi -trailers. 6. The applicant shall provide a plan detail of the proposed bollard design, number, and location for city approval. 7. The City Engineer's comments and recommendations from September 28, 2016, related to grading and drainage issues shall be met. 8. If refuse is to be stored outdoors, the site plan shall be modified to illustrate dumpster locations abutting to the building. If refuse is to be stored indoors, such a notation shall be made on the site plan. 9. If any new freestanding or wall -mounted light fixtures are proposed, a photometric lighting plan shall be submitted which demonstrates compliance with city requirements. 10. All "No Parking Fire Lane" signs shall be spaced no more than 50 feet apart throughout the site and shall be illustrated on the site plan. 11. Signage shall comply with the city Sign Code and comprehensive sign plan for the building. Permits shall be obtained for each individual sign. 12. The applicant must provide a description of outdoor activities between the hours of 10:00 p.m. and 7:00 a.m. 13. Hazardous materials, as defined by City Code, shall not be stored within the proposed outdoor storage area. Planning Case Report 16-13 Page 7 10/4/16 14. The barrier gate arm at northeast drive aisle shall be reinstalled to prevent truck traffic from circulating along north drive aisle. Attachments • Application (September 8, 2016) • Aerial image • Northwest Associated Consultants memorandum from Alan Brixius (September 26, 2016) • Plans (September 26, 2016) • Applicant response letter (September 26, 2016) Stantec Consulting Services memorandum from Chris Long (September 15, 2016) • Pie Consulting & Engineering stormwater letter (September 22, 2016) • West Metro Fire Rescue memorandum from Shelby Wolf (September 28, 2016) Planning Case Report 16-13 Page 8 10/4/16 PLANN SEP 0 8 2016 APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No. , Planning Deadlineg let/( (D Receipt No. Received by JA Basic Fee Deposit $325.00 $900.00 Name of Applicant: Allen Group, LLC Phone: (763) 550-0455 Applicant Address 5000 Winnetka Ave N New Hope, MN 55428 Street Location of Property: 5000 Winnetka Ave N New Hope, MN 55428 PID: 08-118-21-23-0007 Legal Description of Property: 211 sob gtLot o the recBlack ured platthereoF therRve Thousand eof, County, Membraced innesota. Torrrenln the s Properly CerNcete ofTdle Nos. Quarterst Quarter arthe Northwest 391019 and 139477332. 118, Range Parcel 8: Lot 1. Block 1, Fwe Thousand 1M1lnnetka, excepting therefrom Ihat part ernhraced Whin the Saulhweat Quarter of the Northwest Quarter of Section 9, Township 119, Range 21. aocorWag to the recorded plat C:ereof, Hennepin County, Minnesota. Rtiatact Property. Overall Legal Description: Lot 1, Block 1, Five Thousand 4N' malka, according to the recorded plat thereof, Hennepin County, Minnesota, a pordon ofwh:ch a Torrens Property as Is evidenced by Certificate afTrds Nos. 1391079 and 1394733 descdt»d as follows: LM 1, Block 1, Five Thousand Winnetka, ",raced Nithin the SoLthwest Quarterof lie Natthweat Quarter of Section S Townsti 118 Ra a 21 according to the recorded plot thereof, Hennepin Coundy, h9nnesota. OWNER OF RECORD: Name: Alen Group, LLC Address: 5000 Winnetka Ave N New Hope, MN 55428 Home Phone: (763) 337-2345 Work Phone: (763) 550-0455 Applicant's nature of Legal or Equitable Interest: Owner Of Record Fax: (763) 550-0465 Type of Request: (pertaining to what section of City Code) Conditional Use Permit Please outline Description of Request: (use additional pages if necessary) See attached "Application To Planning Commission And City Council - Additional Pages" Why Should Request be Granted: See attached "Application To Planning Commission And City Council - Additional Pages" (attach narrative to application form if necessary) G:1CommDe,APLANNINGIMISC ITEMS1Planning app"Cation.doc (01..13) Applicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city. There are three city consultants — legal, planning, and engineering - that generate additional expenses. Expenses incurred that exceed the amount of the zoning deposit will be biped and are the responsibility of the applicant. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are apprvxsed by the applicant in writing. The Community Development Department will notify you of all meetir1js. Signed: Allen Group, LLC '_ Fee Owner (print or type n Applicant Other than Owner (print or type) FOR CITY USE ONLY Evidence of Ownership Submitted: Yes No Required Certified Lot Survey: Yes No Required Legal Description Adequate: Yes No Required Legal Ad Required: Yes No Required Date of Design & Review Meeting: Date of Planning Commission Meeting: Approved: Denied: By Planning Commission on: Approved: Denied: By City Council on: Subject to the following conditions: Steiner Development, Inc. 3610 County Road 10 1, Wayzata, MN 55391 (952) 473-5650 steinerdevelopment.com September 8, 2016 Via: E -Mail, Hand Delivered New Hope City Hall MR. JEFF SARGENT Director of Community Development MR. AARON CHIRPICH Community Development Specialist CITY OF NEW HOPE 4401 Xylon Avenue North New Hope, MN 55428 re: Application To Planning Commission And City Council —Additional Pages MR. SARGENT AND MR. CHIRPICH, Description of Request: Allen Group, LLC the property owner of record for 5000 Winnetka Ave N New Hope, MN 55428 is requesting the City of New Hope's approval to permit additional outside semi -trailer storage on the property which would allow the property owner to accommodate CHEP USA's request for additional outside semi- trailer storage. CHEP USA, an existing long term tenant, has occupied 54,600 square feet of rentable area in the building for a number of years. During CHEP USA's long tenure at the property, the City of New Hope has permitted the building owner to provide CHEP USA outside semi -trailer storage in certain areas in order for the owner to accommodate CHEP USA's site operational business requirements. CHEP USA recently signed a Fong term lease extension at the property which expands their rentable area inside the building by 67.1%. Subsequent to CHEP USA expanding their rentable area, they have requested the property owner provide additional outside semi -trailer storage to meet the growth of their site operational business requirements. Why Should Request be Granted: To support the property owners efforts in maximizing the use of the property while meeting all City and other required code requirements. Additional Information: The property owner has engaged Michelle Murray, Project Manager, Pie Consulting & Engineering, 10250 Valley View Road Suite 149 Eden Prairie, MN 55344, (612) 284-7080 to consult in the area of civil engineering to meet any/all civil engineering related code requirements related to this request. I am providing this narrative acting as Property Manager for Allen Group, LLC Thank you for your continued consideration of Allen Group, LLC's request. Ir Be Regards, J. ree Hennepin County Property Map Date: 9/28/2016 PARCEL ID: 0811821230007 OWNER NAME: Allen Group Llc Et AI PARCELADDRESS: 5000 Winnetka Ave N, New Hope MN 55428 PARCELAREA: 15.54 acres, 676,842 sq ft ATB: Both SALE PRICE: $10,600,000 SALE DATA: 1212004 SALE CODE: Excluded From Ratio Studies ASSESSED 2015, PAYABLE 2016 PROPERTY TYPE: Industrial -Preferred HOMESTEAD: Non -Homestead MARKET VALUE: $9,000,000 TAX TOTAL: $377,285.26 ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Industrial -preferred HOMESTEAD: Non -homestead MARKET VALUE: $9,000,000 Comments: This data (i) is furnished 'AS IS' with no representation as to oompleteness or aoruracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hen nepin County shall not be I iable fo r a ny damage, injury or loss resulting from this data. COPYRIGHT ®HENNEPIN COUNTY 2016 2 NORTHWEST ASSOCIATED CONSUtTANTS, t"C. 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 f' Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Jeff Sargent FROM: Bob Kirmis 1 Alan Brixius DATE: September 26, 2016 RE: New Hope - 5000 Winnetka Avenue Outdoor Storage Conditional Use Permit Amendment FILE NO: 131.01 - 16.09 BACKGROUND Allen Group, LLC has requested the approval of a conditional use permit amendment to allow an expansion of the outdoor trailer storage area associated with an industrial building located at 5000 Winnetka Avenue. The 210,000 square foot building in question is occupied by three tenants. These include Minnesota Computer, Allen Interchange and Millwood Inc./CHEP. Millwood Inc./CHEP occupies the easterly 88,000 square feet of the building and produces packaging materials including pallets and skids. To better accommodate their business operations, Millwood Inc./CHEP wishes to expand the semi -trailer storage area on the site. Specifically, 13 additional semi -trailer parking stalls are proposed on the south side of the building. Presently, 44 semi -trailer parking stalls exist upon the site. Thus, the 13 additional trailer parking stalls would result in a total of 57 semi -trailer parking stalls. The subject site is zoned I, Industrial which lists "open and outdoor storage which exceed 20 percent of the gross floor area of the principal structure" as a conditional use. The original administrative use to allow outdoor storage upon the site was approved by the City in 2003. The subject site is bordered in the north by an industrial use and the Soo Line railway, on the south and east by industrial uses and on the west by single family residential homes. Attached for reference: Exhibit A: Revised Site Plan Exhibit B: Applicant's Narrative Exhibit C: Engineer's Comments ISSUES AND ANALYSIS The applicants have requested a conditional use permit amendment to allow an expansion of the subject site's outdoor storage area. Specifically, 13 semi -trailer parking stalls have been proposed on the south side of the building. The areas in which the additional trailer parking is being proposed are devoted to off-street parking and adjacent green space. Such outdoor storage areas were not identified as permitted outdoor storage locations as part of the original approvals. Because the outdoor storage area exceeds 20 percent of the gross floor area of the principal building, the processing of a conditional use permit is required. In this particular case, the conditional use.permit is considered an amendment to the original administrative approval. Evaluation Criteria. Section 4-20(e)1 of the Zoning Urdinance establishes minimum requirements for outdoor storage activities such as that proposed. Specifically, outdoor storage areas which exceed 20 percent of the gross floor area of the principal structure must meet the following criteria: Screening and Landscaping. The City requires outdoor storage areas to be screened and landscaped from adjacent residential uses and public rights-of- way. No additional screening or landscaping has been proposed as part of the conditional use permit amendment application. The area in which the 13 additional semi -trailer parking spaces are proposed is internal to the site and is bordered by industrial buildings to the north and south and existing truck parking areas to the east and west. In this regard, it is not believed that the proposed site modifications will be perceptible from Winnetka Avenue and the single family residential neighborhood to the west. No additional screening will be required. 2. Fencing. The Urdinance states that open outdoor storage intended for the exclusive storage of semi -trailers may be except from security fencing requirements provided that the storage area is delineated and individual trailers are secured. As a condition of conditional use permit amendment approval, all trailers located upon the site must be secured (locked) during non -business hours. Outdoor storage of items other than trailers shall be prohibited. 3. Surfacing. The City requires outdoor storage areas to be surfaced with concrete or bituminous. As a condition of conditional use permit amendment approval, the expanded outdoor storage area must be paved and provided perimeter curbing. Further, an F assurance should be made that the proposed paving material is suitable to accommodate the weight loads of semi -trailers as determined by the City Engineer. The expanded outdoor storage area will result in the loss approximately 6,000 square feet of green space. With this in mind, potential stormwater and drainage impacts should be subject to comment and recommendation by the City Engineer (see Exhibit C). The I, Industrial District allows for a maximum of 80 percent impervious surface coverage (or a minimum of 20 percent green space). The site plan indicates that the proposed improvements will result in a hard cover of 66 percent. Thus, 34 percent of the site will be devoted to green space which significantly exceeds the minimum 20 percent requirement. 4. Setbacks. The City requires outdoor storage areas to maintain a five-foot setback from all side and rear property lines. The site plan demonstrates compliance with the minimum five-foot setback requirement. Further, the expanded outdoor storage area will not encroach upon any easements. 5. Required Space. Outdoor storage areas are not allowed to occupy "required" off- street parking, loading areas or access drives. Presently, 223 off-street parking stalls exist upon the subject site. Nine off-street parking spaces are proposed to be removed to accommodate the proposed outdoor storage area expansion. In this regard, a total of 214 off-street spaces are proposed. Site inspection reveals that the site has sufficient parking to meet current operations. Any change of building occupancy that increases parking demand in the future will require a determination of adequate parking. No changes in the parking count is being recommended at this time. 6. Hazardous Materials. Outdoor storage areas must not be used for storage of hazardous liquids, solids, gases or wastes. It is not anticipated that any hazardous liquids, solids gases or waste will be stored on the site. As a condition of conditional use permit amendment approval, the outdoor storage of hazardous materials shall be prohibited. 7. Refuse and Upkeep. Property owners are required to address refuse and upkeep of properties used for outdoor storage activities. The subject site has historically been well-maintained. Site inspections reveal dumpsters located within parking stalls away from the building. All dumpsters 3 must be located abutting the building. If refuse is to be stored outdoors, dumpster and dumpster enclosure locations must be illustrated on the site plan. If refuse is to be stored indoors, such notation should be provided on the site plan. & Trailer Storage Location. Trailers stored along the south side of the building will be backing toward the building. The site plan shows bollards located to protect the transformer, gas meters, stairway, fire connection and fire hydrant located in this area. This is consistent with our discussion with the applicant at the Design and Review meeting. A bollard detail showing bollard -type design, number and location of the proposed bollards must be provided and approved by the City. The revised site plan shows a concrete curb at the wheel stop location, a minimum of six feet from the building, protecting the fire connection and extending west. The issue with this design is: a. The curb extends across four loading docks. This may interfere with loading dock operations. b. The curbing is not provided for five trailer storage spaces east of the building's fire connection. Staff recommends a plan revision that shows a continuous concrete curb located six feet from the building and/or proposed protective bollards to prevent the trailers from backing into the building or the bollards. The plans should also provide a detail of the concrete curb and the proposed ground cover treatment between the curb and building. Loading. It appears that the expanded outdoor storage area will result in the loss of one loading berth on the south side of the building. This will not however, have any impact upon site maneuvering and access to other loading areas. Snow Removal. The proposed site modifications are not expected to have any significant impact on site snow removal activities. Lighting. It has not been indicated whether or not any new lighting is proposed as part of this application. If any new freestanding or wall mounted fixtures are proposed, a photometric lighting plan shall be submitted which demonstrates compliance with the following City requirements: Light fixtures shall be hooded with a 90 degree cut off lighting. 2. The height of the light fixtures and poles shall not exceed 25 feet. 4 3. The source of the wall -mounted lights shall be hooded or controlled in some manner so as not to light adjacent property. 4. Bare incandescent light bulbs are not permitted in view of adjacent property or public right-of-way. 5. Any light or combination of lights which cast light on a public street shall not exceed one -foot candle (meter reading) as measured from the right-of-way light of said street. Fire Lane. The revised site plan- shows that the applicant will install "No Parking Fire Lane" signs along the south curb line at 75 foot spacing to prevent parking that may interfere with fire access or interfere with outdoor storage of loading dock operations. The plan also provides "Fire Lane" signs along the drive aisle northeast of the building per the recommendation of the Design and Review Committee. Fire lane signs throughout the site shall meet a 75 foot spacing. Noise Complaints. The City has received past noise complaints regarding the activities on this site from residential property owners to the north. These may have been attributed to cabinet manufacturing company that has left the site. To be sensitive to these past noise issues we recommend all outdoor storage and loading activities be limited to the east and south side of the building. The site plan shows the replacement of an existing gate at the northeast drive lane that would prevent truck traffic from circulation around the north side of the building. The applicant shall provide a lock box, key code, or means for the New Hope Fire Department to open this gate. The applicant's narrative indicates that CHEP runs three shifts: First Shift: 7:00 AM to 3:00 PM Second Shift: 3:00 PM to 11:00 PM Third Shift: 11:00 PM to 7:00 AM They also occasionally work on Saturdays. In providing these working hours, the applicant must provide a description of potential outdoor activities between the hours of 10:00 PM and 7:00 AM to understand the potential for future noise complaints and to identify potential mitigation steps. RECOMMENDATION The proposed site modifications are considered minor in terms of impacts on adjacent properties and internal site functioning. As a result, our office recommends approval of the requested conditional use permit amendment per revised site plan of September 26, 2016 subject to the following conditions: Outdoor storage materials shall be limited to semi -trailers which serve as an accessory to the principal use of the subject property. 5 2. All semi -trailers located upon the site shall be secured (locked) during non- business hours. 3. The expanded outdoor storage areas shall be outdoor storage area to be surfaced with concrete or bituminous. Such surfacing material shall be determined by the City Engineer to be suitable to accommodate the weight loads of semi -trailers. 4. The expanded outdoor storage areas shall be provided perimeter concrete curbing. Said curbing shall be located six feet from the building to prevent the trailer overhang from hitting the building along all new trailer storage spaces. The applicant shall provide a detailed plan of the continuous concrete curbing, design, location, and ground cover treatment between the building and curb line. 5. The applicant shall provide a plan detail of the proposed bollard design, number, and location for City approval. 6. The City Engineer's comments and recommendations of September 15, 2016 related to grading and drainage issues shall be met. 7. Hazardous materials, as defined by City Code, shall not be stored within the proposed outdoor storage area. 8. If refuse is to be stored outdoors, the site plan shall be modified to illustrate dumpster and dumpster enclosure locations abutting the building. If refuse is to be stored indoors, such a notation shall be made on the site plan. 9. If any new freestanding or wall -mounted light fixtures are proposed, a photometric lighting plan shall be submitted which demonstrates compliance with City requirements. 10. 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Inc x'�.. en xrq� F�BN-831-8806 I: Naryr�Io—naM LOT COVERAGE BUILDING % 31.12 GREEN SPACE % 33.72 ASPHALT % 33.72 TOTAL % 99.99 C � L �- MONUMENT SIGN T TENANT NAMES T NANT NAMES ALSO AT G. ENTRY VERfFYPER SIGN ORO. de RLOG. MCMT. SIGN MANUAL '1 rr�&TE PLAN L y SCALE I = 50-0 A-1 BOLLARD DETAIL a : 1/2 - 1 -0 22 PARKING STALLS I .I [.I - I 15 T�1 F I..I.T 1.111111 WALL MTA. LIGLIi1NG ' 111111111111 ! l I 1 I I�R�M �Try.I EI .ABOVE EA. ENTRY TVP. RKING STAO l 5000 WINNETK, , AVENUE NORTH 209,670 S.F 1 1 sT 1 laa EXHIBIT A Steiner Development, Inc. 3610 County Road 101, Wayzata, MN 55391 (952) 473-5650 Steinerdevelopment.com September 26, 2016 Via: E -Mail, Hand Delivered New Hope City Hall MR. JEFF SARGENT Director of Community Development MR. AARON CHIRPICH Community Development Specialist CITY OF NEw HOPE 4401 Xylon Avenue North New Hope, MN 55428 Re: 5000 Winnetka — New Hope, CHEF Hours of Operation, MN Computer Waste Receptacle Information MR. SARGENT AND MR. CHIRPICH, CHEP Hours of Operation As per the attached e-mail correspondence, CHEP hours of operation are Monday — Friday 15t Shift 7am- 3pm, 2nd Shift 3pm-11pm, 31d Shift 11 pm -lam. There is occasional Saturday work, sometimes one or two shifts. CHEP sees weekend shifts coming to an end however estimated November 2016. MN Computer Waste Receptacle Information As per the attached e-mail, Minnesota Computer utilizes a 6 cubic yard trash container & a 3 cubic yard cardboard recycling container both serviced by Curbside Waste. My understanding is that each container is staged on the exterior of the building in the loading dock area as per the attached photograph and as noted on the revised plans, am providing this narrative acting as Property Manager for Allen Group, LLC. Thank you for your continued consideration of Alien Group, LLC's request. Be Regards, J ree EXHIBIT B From: Izzo, Nick <Nick.Izzo@chep.com> Sent: Monday, September 26, 2016 9:49 AM To: J. Free Subject: CHEP Operation Hours Free, as requested, below are our operational hours at the CHEP/Millwood New Hope facility on Winnetka: Mon -Fri: 11t shift = 7 a.m. — 3 p.m. 2m shift = 3 P.M. —11 P.M. 316 shift 11 p.m. -- 7 a.m. We occasionally work Saturdays—sometimes one and/or two shifts. I see our weekend production coming to an end once we acquire the additional square footage. CHEP A Brambles Company Nick Izzo Operations CHEP USA T +1763-238-5371 nick.izzc)@chep.com Visit our website: http://www.chep.com Confidentiality Notice: This email is intended only for the use of the party to which it is addressed and may contain information that is privileged, confidential, or protected by law. If you are not the intended recipient you are hereby notified that any dissemination, copying or distribution of this email or its contents is strictly prohibited. If you have received this message in error, please notify us immediately by replying to the message and deleting it from your computer. i EXHIBIT B J. Free From: Cameron A. Jaeger <Cameron@ minnesotacomputers.com> Sent: Monday, September 26, 2016 9:58 AM To: J. Free Subject: RE: Minnesota Computer - Trash & Recycling Service So the recycling and waste company we have is Curbside Waste (763-533-2500). The Garbage is a 6 cu. Yd. container @ 2400 lbs; max load The Recycling is a 3 cu.Y-6. co-1U:«iM,3r @ 1500 lbs max load Let me know if there is anything else you need to know. Thank you, Cameron Jaeger HP Desktop/Laptop Parts Barcode/Laserjet Printers & Parts Direct: 763-746-7480 Cameran* MinnesotaComoaters.eom "Customer service is very important to me, please send any feedback to me" INNE501 OMPUT BUY • SELL From: J. Free [mailto:JFree@steinerdevelopment.com) Sent: Monday, September 26, 2016 9:40 AM To: Cameron A.Jaeger <Cameron@minnesotacomputers.com> Subject: FW: Minnesota Computer - Trash & Recycling Service Here you are Cameron. Thanks. Best Regards, J. Free Property Manager Steiner Development, Inc. 3690 County Road 101 Wayzata, Minnesota 55399 Phone (952) 475-5126 Fax (952) 475-5920 www. steinerdevelopment. com siciner Development, inc. From: J. Free Sent: Monday, September 26, 2016 9:38 AM To:'Raymond Carlson' Subject: Minnesota Computer -Trash & Recycling Service Ray, My understanding is that you are out of the office, so — sorryto bug you, however l have a quick question foryou that requires timely attention on my end. Could you calf me (952) 567-4059. Best Regards, J. Free Property Manager Steiner Development, Inc. 3610 County Road 901 Wayzata, Minnesota 55399 Phone (952) 475-5926 Fax (952) 475-5920 www. steinerdeyelopment com stoner nevelot mem, w.. EXHIBIT B :Star$ec September 15, 2016 File: 193800102 Stantec Consulting Services Inca 2335 Highway 36 West St. Paul MN 55113 Tei: (651) 636-4600 Fax; (651) 636-1311 Attention: Jeff Sargent Community Development Director City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Reference: 5000 Winnetka Avenue North v Initial Plan Review Dear Jeff, We have reviewed the initial redevelopment plans for 5000 Winnetka Avenue North as submitted on September 9, 2016. Following are our initial comments and/or recommendations. Storm Water Comments 1. Improvements are required for storm water rate control and treatment of the new additional impervious area proposed. Provide calculations for the following: a. Runoff Rates: Peak storm water runoff rates may not exceed the existing rates for the 2-, 10-, and 100 -year storm events. b. Water Quality: Achieve 80% TSS and 50% TP removal for the additional impervious area. 2. This property is located in the sningle Creels watersnea, but does not require a plan review. 3. Depending on the best management practice chosen to provide the required storm water treatment and rate control, a maintenance agreement may be required. A sample agreement can be provided by the City. 4. Provide record plans or as -built drawings following project completion. Design with community in mind EXHIBIT C September 15, 2016 Mr. Jeff Sargent Page 2 of 2 If you have any questions or require further information please call me at (6511604-4808. Regards, STANTEC CONSULTING SERVICES INC. a&40411 Christopher W. Long, P.E. c. Aaron Chirpich, Susan Rader, Bob Paschke, Bernie Weber, Dave Lemke, Shawn Markham, John Blasiak, Jeff Alger, Roger Axel, Megan Albert - New Hope; Alan Brixius - NAC Planning; Shelby Wolf - West Metro Fire; Kellie Schlegel, Tyler Johnson, Adam Martinson - Stantec. Design with community in mind EXHIBIT C E iq? CONSULTING & ENGINEERING Technical Memorandum Date: September 22, 2016 To: J. Free - Steiner Development From: Michelle O. Murray - Pie Consulting & Engineering Subject: 5000 Winnetka - MN316208.00 (000) Conditional Use Permit Comment Response, Storm Water Related Dear Mr. Free: Pie Consulting & Engineering, has been retained by the property Manager, Steiner Development, to provide storm water related engineering to the property owner, Allen Group, LLC. Allen Group, LLC, has observed the comments provided by the City of New Hope, via Stantec, and intends to provide future supplemental documentation, as required, to demonstrate compliance as part of the Conditional Use Permit Application. The following options are being evaluated: A. Evaluate options to meet the request to account for the new paved area, may include, but are not limited to, a curb cut to a filtration basin, rain garden, gravel swale, retention pond expansion, or other. B. Replace the pervious site finish to equal, or exceed, the removed area at another location on site. MOM:mp Attachments: none K:120161MN316208001Task 000 -Consulting 5ervices105 Reports Attachments 5ubmittals12016-09-22-000-5000Winnetka- TechMem.docx Wk;ST METRO FIRE-RE,SCIIE DISTRICT .4eming rbe Cities of •Cry041 *.Vein Nope Neighbors Ser-Ving Neighhos s 4251 Xylan Ave N. New Hope, AIN 55428 Voice 763.230.7000 Fax 753.230.7029 September 28, 2016 Re: Preliminary revised site review new additional trailer spaces in parking lot at 5000 Winnetka Ave North, New Hope West Metro Fire -Rescue conducted a plan review on the revised preliminary site plan at the above mentioned address. The following items that are listed below are either comments or requirements per West Metro Fire -Rescue Districts Policies, City Ordinances and the 2015 Minnesota Fire Code and NFPA Standards: All items have been addressed on the revised site plan except for the item below. 1. Where Fire lanes are required on the site plan signage shall be placed every 50 feet. If you have any questions or concerns feel free to contact Shelby Wolf Deputy Fire Marshal at (763) 230-7006. Sin erely, j5A Shelby Wolf Deputy Fire Marshal www.westmetrofi re. coni CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, MINNESOTA 55428 PLANNING COMMISSION MINUTES August 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: Christopher McKenzie, Roger Landy, Steve Svendsen, Bill Smith, Jim Brinkman, Greg Gehring Absent: Tom Schmidt, Scott Clark, Christopher Hanson Also Present: Jeff Sargent, Director of Community Development; Jeff Alger, Community Development Assistant; Stacy Woods, Assistant City Attorney; Alan Brixius, Planning Consultant NEW BUSINESS None PUBLIC HEARING Vice Chair McKenzie introduced Item 4.1, request to consider a text Planning Case 16-11 amendment to Section 4-3 of New Hope City Code, opting -out from Item 4.1 state a statute allowing landowners to place mobile residential dwellings on their property to serve as Temporaxy Family Health Care Dwellings, City of New Hope, petitioner. Mr. Jeff Alger, Community Development Assistant, gave background on the proposed text amendment. He explained that a new state law was enacted on May 12, 2016, that would allow landowners to place a mobile residential dwelling unit on their property to serve as a Temporary Family Health Care Dwelling. He went on to explain the benefits and purpose of having such a dwelling unit, including how long the unit would be allowed for and who it would serve. Mr. Alger stated that cities have the option of passing opt -out ordinances if they feel that this type of dwelling unit would not be well-suited for the community. Alger recommended that the Planning Commission support the opt -out ordinance since there are other housing options currently in place in the city of New Hope. Being that there was no one in the audience, Chair Schmidt asked for a motion to open and close the Public Hearing. Motion by Commissioner Svendsen, seconded by Commissioner Landy, to close the public hearing. All present voted in favor. Motion carried. When Vice Chair McKenzie questioned whether any of the Commissioners had any questions for staff, Commissioner Smith questioned what option it gives the city by opting out of the ordinance. Alger answered by confirming that by opting out, the state statute would not apply to the city, and the city would not have to meet any of the newly created requirements. Motion Motion by Commissioner Svendsen, seconded by Commissioner Landy, Item 4.1 to approve Planning Case 16-11, request to consider a text amendment to Section 4-3 of New Hope City Code, opting -out from state a statute allowing landowners to place mobile residential dwellings on their property to serve as Temporary Family Health Care Dwellings, City of New Hope, petitioner. Voting in favor: Brinkman, Svendsen, McKenzie, Landy, Gehring, Smith Voting against: None Absent: Clark, Schmidt, Hanson Motion approved 6-0 Vice Chair McKenzie stated the City Council would consider this planning case at its August 22, 2016 meeting. PUBLIC HEARING Vice Chair McKenzie introduced Item 4.2, request to consider a text Planning Case 16-12 amendment to Section 3-50 of the New Hope City Code related to Item 4.2 monument signs and lighting regulations for multiple -family sites having not less than five lots or dwelling units, City of New Hope, petitioner, Mr. Jeff Alger, Community Development Assistant, gave background on the proposed text amendment. He stated that a sign contractor approached the City Council at the Open Forum to request that they consider amending the Sign Code to allow multi -family dwellings to have illuminated free-standing signs. Currently, the City Code prohibits the illumination of monument signs in residential districts. Alger explained that recent developments, including the Gates of New Hope and Compass Pointe, have been allowed to have illuminated monument signs through the Planned Unit Development and Site Plan approval processes. Alger went on to outline the proposed changes to the City Code that would allow for monument signs to be illuminated, and stated the standards that new signs would have to abide by if the ordinance was approved. Vice Chair McKenzie asked if any of the Commissioners had any questions of staff. Commissioner Svendsen asked Alan Brixius, City Planner, if the minimum standard for light emittance was 0.5 foot candles instead of 0.4 foot candles. Mr. Brixius clarified that the City Code requires no more than 0.4 foot candles of illumination from a property line abutting a neighboring residentially zoned parcel, Being that there was no one in the audience, Vice Chair McKenzie asked for a motion to open and close the Public Hearing. Motion by Commissioner Landy, seconded by Commissioner Svendsen, to close the public hearing. All present voted in favor, Motion carried. 2 Planning Commission Meeting August 3, 2016 Motion Motion by Commissioner Landy, seconded by Commissioner Svendsen, Item 4.2 to approve Planning Case 16-12, request to consider a text amendment to Section 3-50 of the New Hope City Code related to monument signs and Iighting regulations for multiple -family sites having not less than five lots or dwelling units, City of New Hope, petitioner. Voting in favor: Brinkman, Svendsen, McKenzie, Landy, Cehring, Smith Voting against: None Absent: Clark, Schmidt, Hanson Motion approved 6-0 Vice Chair McKenzie stated the City Council would consider this planning case at its August 22, 2016 meeting, COMMITTEE REPORTS Commissioner Svendsen stated the Iast Design and Review Committee Design and Review meeting was cancelled and inquired if there would be a Design and Committee Review meeting for August. Director Jeff Sargent indicated that there was Item 5.1 a pre -application meeting scheduled for August 5, but was unsure whether the applicant would be ready to submit an application in time for the August Design and Review Committee meeting. Codes and Standards Director Sargent stated that there has the next Codes and Standards Committee meeting has not yet been scheduled. Item 5.2 NEW BUSINESS None. Item 6.1 OLD BUSINESS Motion by Commissioner Svendsen seconded by Commissioner Landy, Approval of Minutes to approve the Planning Commission minutes of June 7, 2016. All Item 7.1 present voted in favor. Motion carried. ANNOUNCEMENTS None. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:14 p.m. Respectfully submitted, Jeff Sargent, Director Development of Community 3 Planning Commission Meeting August 3, 2016