100416 Planning Commission
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES October 4, 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
Absent: Christopher McKenzie, Greg Gehring, Scott Clark
Also Present: Jeff Sargent, Director of Community Development; 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 Conditional Use Permit
Planning Case 16-13
(CUP) to allow for expansion of outdoor storage area for semi-trailer
Item 4.1
parking at 5000 – Winnetka Avenue North, Allen Group, LLC,
petitioner.
Mr. Jeff Alger, Community Development Assistant, gave background
on the planning case. 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 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. Alger added that the city approved the
existing outdoor storage, consisting of 44 semi-trailer stalls, as an
administrative use in 2003.
Next, Alger reviewed the zoning analysis. He reviewed landscaping and
screening, fencing, surfacing, setbacks, parking and loading, fire lane,
hazardous materials, refuse and upkeep, snow removal, lighting, and
noise complaints, finding that they all comply with City Code. However,
Alger noted that 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. He also added that the barrier gate at the
northeast corner needs to be reinstalled to prevent semi-trailers from
traveling along the north drive aisle, further assisting in limiting noise
levels.
Alger indicated that the trailers stored along the south side of the
building would be backing toward the building. He stated that staff
recommends 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. Alger also noted that
the site plan shows the addition of bollards to protect the transformer,
gas meters, fire hydrant, and fire connection.
Alger added 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.
Alger concluded that staff recommends approval of the conditional use
permit with outlined conditions.
When Chair Schmidt questioned whether any of the Commissioners had
any questions for staff or the applicant, Commissioner Smith asked Jeff
Alger what kind of bollards will be used. Alger noted that the details
have been requested. Commissioner Brinkman then inquired if the
request will affect parking for the other tenants of the building. Alger
responded that there is ample parking. Mr. Jef Free, Steiner
Development, Inc., 3610 – County Road 101, Wayzata, MN, was present
on behalf of the applicant, Allen Group LLC. Free went on to note that
the applicant acquired the property within the last couple years, whom
then awarded the management agreement to Steiner Development, Inc.
Free added that since the acquisition, they have been working with the
building tenants and residents to address known issues. He also
commented that their goal is to have a “best in class” building that
complies with all codes/ordinances, and to be a good neighbor while
creating value for the owner.
Chair Schmidt inquired if anyone in the audience would like to address
the Planning Commission.
John Parkin, 7631 – Angeline Drive, New Hope, MN, expressed his
concern with water drainage. He added that water is not draining to the
pond, but is instead pooling up in his backyard. Chair Schmidt noted
that the current planning request meets the city’s surfacing requirement.
Director Sargent added there may be some maintenance issues that need
to be looked at, which would be conditions of the water management
system. He also noted that engineering staff looked at this specific
project and is requiring the applicant to mitigate the amount of
greenspace that will be replaced by hard surface. In addition, Sargent
stated that it is city code and state statute that the water runoff doesn’t
leave the property in an excess rate than it did before the improvements.
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Planning Commission Meeting October 4, 2016
Carol Adams, 5200 – Oregon Avenue N, New Hope, MN, is concerned
with the back-up beeping of the semi-trailers. Jef Free responded that
they are in the process of determining what operations occur during
10:00 p.m. and 7:00 a.m., and what alternative possibilities there might
be (in lieu of the beeping).
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.
Commissioner Landy encouraged the neighboring property owners to
reach out to the applicant and discuss any issues that may arise.
Commissioner Svendsen then added that anyone with concerns should
also attend the City Council Meetings.
Motion Motion by Commissioner Svendsen, seconded by Commissioner
Item 4.1 Brinkman, to approve Planning Case 16-13, request for a CUP to allow
for expansion of outdoor storage area for semi-trailer parking at 5000 –
Winnetka Avenue N, with the following conditions:
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 15, 2016, related to grading and drainage issues
shall be met.
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Planning Commission Meeting October 4, 2016
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.
14.The barrier gate arm at northeast drive aisle shall be
reinstalled to prevent truck traffic from circulating along
north drive aisle.
Voting in favor: Svendsen, Smith, Hanson, Brinkman, Schmidt, Landy
Voting against: None
Absent: McKenzie, Clark, Gehring
Motion approved 6-0
COMMITTEE REPORTS Director Sargent stated that he expects there will be a Design & Review
Design and Review
Committee meeting on October 13, 2016, but no applications have been
Committee
received yet.
Item 5.1
Codes and Standards Chair Schmidt stated the next Codes & Standards Committee has not yet
Committee
been scheduled. Director Sargent commented that there are a few items
Item 5.2
being looked at, but nothing extensive enough for a meeting.
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 August 3, 2016. All
Item 7.1
present voted in favor. Motion carried.
ANNOUNCEMENTS None
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Planning Commission Meeting October 4, 2016
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:40
p.m.
Respectfully submitted,
Kaeley Cazin, Recording Secretary
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Planning Commission Meeting October 4, 2016