070517 Planning
PLANNING COMMISSION MEETING
City Hall, 4401 Xylon Avenue North
Wednesday, July 5, 2017
7:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
2.1 Swear in new Planning Commission members, Cedrick Frazier and Michael
Redden
3. CONSENT BUSINESS
4. PUBLIC HEARING
4.1 PC 17-07, request for approval of amendment to Conditional Use Permit (CUP) for
Planned Unit Development (PUD) to allow for installation of freestanding ATM
machine with drive-through service lane, known as New Hope Shopping Center,
4203 Winnetka Avenue North; Affinity Plus Federal Credit Union, petitioner
5. COMMITTEE REPORTS
5.1 Design and Review Committee – next meeting scheduled for Thursday, July 13,
2017
5.2 Codes and Standards Committee – next meeting?
6. NEW BUSINESS
6.1 Assign Design and Review and Codes and Standards committee members
7. OLD BUSINESS
7.1 Approve March 7, 2017, Planning Commission minutes
8. ANNOUNCEMENTS
9. ADJOURNMENT
Petitioner must be in attendance at the meeting
Planning Case Report 17-10 Page 1 7/5/17
PLANNING CASE REPORT
City of New Hope
Meeting Date: July 5, 2017
Report Date: June 30, 2017
Planning Case: 17-10
Petitioner: Affinity Plus Federal Credit Union
Address: 4203 Winnetka Avenue North
Project Name: New Hope Shopping Center ATM drive-through lane
Project Description: Installation of freestanding ATM with drive-through service lane in southern
parking lot
I. Type of Planning Request
A. Amendment to Conditional Use Permit (CUP) for Planned Unit Development (PUD)
II. Zoning Code References
Section(s) 4-34 Administration – PUD, Planned Unit Development
III. Property Specifications
Zoning: City Center (CC)
Location: The property is located northwest of the northwest quadrant of the
intersection of 42nd and Winnetka avenues.
Adjacent Land Uses: City Center to the north, east, and west; R-1, Single Family Residential to the south
Site Area: 7.31 acres, or 318,375 square feet
Building Area: 87,684 square feet
Planning District: Planning District 11. The Comprehensive Plan supports promoting private
reinvestment into commercial sites along 42nd Avenue North. It states that
the city should accommodate commercial sites, specifically the shopping
centers within the district, to promote new economic development.
IV. Background
The applicant, Affinity Plus Federal Credit Union, is requesting an amendment to a CUP for PUD to
allow for the installation of a freestanding ATM machine with a drive -through service lane in the
southern parking lot. Affinity Plus Federal Credit Union intends to open a branch in the vacant space
east of Jackson Hewitt, where Blockbuster Video was previously located. The new business would
occupy 2,235 square feet, approximately half of the vacant space in that area. Affinity Plus Federal
Planning Case Report 17-10 Page 2 7/5/17
Credit Union has indicated that an ATM with a drive-through service lane is an integral part of their
operations and that opening the location is contingent upon receiving the necessary approvals. Drive-
through service lanes are allowed by administrative permit in the City Center zoning district, however,
Section 4-3 (c) (3) (d) of the City Code requires that shopping centers be approved by PUD. The New
Hope Shopping Center was approved as a CUP for PUD in 1985. The CUP for PUD must be amended
in order to change the layout of the parking lot with the possible introduction of the 10-foot wide drive-
through service lane. The proposed ATM with a drive-through service lane would be located in
southern parking lot, north of the southeast entrance to the shopping center on 42nd Avenue North.
The ATM with a drive-through service lane would eliminate two existing parking stalls.
V. Zoning Analysis
A. Plan Description
1. Parking
The New Hope Shopping Center has 87,684 square feet of floor area. Section 4-17 (g) 1
requires a minimum ratio of four parking stalls per 1,000 square feet and a maximum ratio
of five parking stalls per 1,000 square feet for multi-tenant commercial buildings (shopping
centers). Based on these standards, the shopping center must provide between 351 and 438
parking stalls. The site currently provides 409 parking stalls. Installation of the ATM with a
drive-through service lane would eliminate two existing parking stalls, resulting in 407
available stalls. The attached report from the City Planner indicates that the building is
larger, thus the number of parking stalls indicated within this report differs slightly.
2. Stacking
The City Code requires not less than 100 feet of segregated automobile stacking for single
service lanes, but allows up to a 40-foot reduction in required length if peak average
monthly volumes justify a need for a different amount of queuing space. No part of the
public street or boulevard may be used for the stacking of automobiles. The applicant is
proposing an 84-foot long service lane with sufficient stacking to accommodate up to four
automobiles. The configuration of the parking lot and location of the proposed ATM with a
drive-through service lane would be problematic if queuing extends into the drive lanes of
the parking lot. According to the applicant, typical peak load for an ATM with a drive-
through service lane is four vehicles. The applicant states that if the service lane has four
vehicles in line, users will either park and go inside the facility or seek out another ATM.
The applicant states that the proposed 84-foot service lane meets industry standards and
will not encumber users of the shopping center.
The easterly entrance to the shopping center parking lot from 42nd Avenue North is often
blocked by exiting vehicles, causing traffic to stop on 42nd Avenue North until the driveway
has been vacated. Exiting vehicles often stop to the east of the center of the 24 -foot
driveway, not leaving enough room for vehicles to enter the shopping center safely.
Painting a 35-foot long stripe down the middle of the driveway from the sidewalk to the
edge of the westerly bump out would aid in correcting the issue. A painted arrow pointing
north on the easterly lane and a right turn arrow pointing west on the westerly lane would
also be helpful in managing traffic flow.
Planning Case Report 17-10 Page 3 7/5/17
3. Loudspeaker Noise
Noise from loudspeakers is limited to a maximum of 55 decibels at property lines. The
applicant indicates that ATM loudspeakers at other locations meet this standard and that
the subject ATM loudspeaker would meet this standard. The proposed location of the ATM
is approximately 90 feet from the easterly property line (McDonald’s), 140 feet from the
southerly property line, more than 350 feet from the westerly property line, and more than
550 feet from the northerly property line. The proposed ATM loudspeaker will not interfere
with the ordering menu and loudspeaker at McDonald’s, which faces north.
4. Lighting
The immediate area around the ATM machine would be lit from within the ATM canopy.
No additional lighting is proposed for the drive-through lane or parking lot.
5. Screening
Drive-through service lanes must be designed so that circulation and drive-up windows are
not adjacent to sidewalks, outdoor dining spaces, parks, and public open space or between
buildings and the street. In situations where drive -through service lanes must be located
between the building and the street, additional screening and landscaping is required. The
location of the proposed drive-through service lane is between the building and street. The
proposed design blends well with the existing parking lot and would be partially screened
by landscaping on the periphery of the parking lot. Landscaping at the New Hope Shopping
Center is in abundance and well maintained. The proposed concrete islands do not provide
adequate area for plantings and staff is not recommending additional landscaping.
6. Number of Lanes
No more than two drive-through service lanes are permitted per lot in the City Center
zoning district. A portion of the westerly drive -through service lane at McDonald’s extends
onto the New Hope Shopping Center’s property. No other drive-through service lanes exist
on the parcel. The proposed ATM with a drive-through service lane would be separated
from the McDonald’s drive-through service lane by a curb, drive aisle, parking stalls, and
landscaping.
7. Infrastructure
An electrical conduit would be installed and run from the Affinity Plus Federal Credit
Union location within the mall to the ATM. The ATM would be placed on a reinforced
concrete slab with a canopy above. A five -foot surmountable concrete island to the west and
a three-foot surmountable concrete island to the east would protect the 10-foot wide drive-
through service lane. New concrete curb and gutter would be installed and parking stalls
would be restriped as needed.
B. Zoning Code Criteria
1. Conditional Use Permit (CUP) for Planned Unit Development (PUD) Amendment
Purpose and intent. The purpose of this section of the zoning code is to provide for the
grouping of lots or buildings for development as an integrated, coordinated unit as opposed
Planning Case Report 17-10 Page 4 7/5/17
to traditional parcel by parcel, piecemeal, sporadic and unplanned approach to
development. This section is intended to introduce flexibility of site design and architecture
for the conservation of land and open space through clustering of lots, buildings an d
activities, which promote the goals outlined in the Comprehensive Plan or serve another
public purpose. It is further intended that planned unit developments are to be
characterized by central management, integrated planning and architecture, joint and
common use and maintenance of parking, open space and other similar facilities, and
harmonious selection and efficient distribution of uses. The PUD process, by allowing
deviation from the strict provisions of this Code related to setbacks, heights, lot are a, width
and depth, yards, etc., and from the provisions of section 3-50, New Hope Sign Code, by
either conditional use permit or rezoning to a PUD district, is intended to encourage:
a. A development pattern in harmony with the objectives of the Comprehensive Plan.
(PUD is not intended as a means to vary applicable planning and zoning principles.)
Findings. The proposal is consistent with specific goals of the Comprehensive Plan.
The Comprehensive Plan states that the city wishes to promote private reinvestme nt,
renovation, and redevelopment of commercial sites, specifically those along 42nd
Avenue. It states that the city should accommodate commercial sites, specifically the
shopping centers within the district, to promote new economic development.
b. Innovations in development to the end that the growing demands for all styles of
economic expansion may be met by greater variety in type, design, and siting of
structures and by the conservation and more efficient use of land in such
developments.
Findings. The proposed alterations promote efficient land use through the
improvement of an existing property. The proposed ATM with a drive-through
service lane would provide the opportunity to attract a new, desirable business into
the city, and fill a tenant space that has been vacant for many years.
c. The preservation and enhancement of desirable site characteristics such as existing
vegetation, natural topography and geologic features and the prevention of soil
erosion.
Findings. No vegetation, natural topography, or geologic features would be
impacted as part of the alterations. The proposed ATM with a drive-through service
lane would be placed on a bituminous surface that is presently used for driving and
parking.
d. A creative use of land and related physical development which allows a phased and
orderly transition of varying land uses in close proximity to each other.
Findings. The proposed improvements promote a creative use of the current site and
promote an orderly transition between commercial uses in a highly-visible area.
e. An efficient use of land resulting in smaller networks of utilities and streets thereby
lowering development costs and public investments.
Planning Case Report 17-10 Page 5 7/5/17
Findings. The project promotes efficient use of land through redevelopment. No
new streets or roads would be created and no new public utilities would be extended
as part of the development.
f. Promotion of a desirable and creative environment that might be prevented through
the strict application on zoning and subdivision regulations of the city.
Findings. Granting an amendment to a CUP for PUD would allow the city to secure
a new business in a prominent location within the City Center zoning district.
Because shopping centers must be approved by PUD, the proposed changes to the
parking lot layout must be approved as a CUP for PUD.
C. Design and Review Committee
The Design and Review Committee met on June 15, 2017. The committee was generally
supportive of the request for an amendment to the CUP for PUD.
D. Approval
1. Type of Approval
a. Conditional Use Permit (CUP) for Planne d Unit Development (PUD) – quadi-judicial
2. Timeline
a. Date Application Received: June 9, 2017
b. End of 60-Day Decision Period: August 8, 2017
c. End of 120-Day Decision Period: October 7, 2017
IV. Notification
Property owners within 500 feet of parcel were notified by mail and a legal notice was published in the
Sun Post newspaper.
VIII. Summary
Affinity Plus Federal Credit Union is requesting an amendment to a CUP for PUD that was approved
in 1985 to allow for the installation of a freestanding ATM machine with a drive-through service lane in
the southern parking lot of the New Hope Shopping Center. Affinity Plus Federal Credit Union intends
to open a 2,235-square foot branch if the drive -through service lane is approved. The ATM with a
drive-through service lane would eliminate two existing parking stalls. An amendment to the CUP for
PUD must be approved in order to change the layout of the parking lot with the introduction of a 10-
foot wide drive-through service lane.
IX. Recommendation
Staff recommends that the Planning Commission recommend approval of the amendment of a CUP for
PUD, with the following conditions of approval:
1. Noise from loudspeaker(s) shall be limited to a maximum of 55 decibels at property lines.
Planning Case Report 17-10 Page 6 7/5/17
2. Southeast parking lot entrance from 42nd Avenue North shall be striped with the following
markings:
a. 35-foot long stripe down middle of driveway from sidewalk to edge of westerly bump out.
b. Arrow pointing north on easterly lane.
c. Right turn arrow pointing west on westerly lane.
3. Provide as-built plans of existing utilities and drive-through service lane work upon completion of
construction.
Attachments
Application and plans (June 8, 2017)
Aerial image
Planning Consultant “New Hope – Affinity Plus Credit Union ATM Service Lane” memorandum
(June 14, 2017)
West Metro Fire “Site Plan Review for Affinity Plus Federal Credit Union (ATM Drive – up Lane)”
memorandum (June 14, 2017)
HTG ARCHITECTS 9300 Hennepin Town Road, Minneapolis MN 55347 (952) 278‐8880 htg‐architects.com
MINNEAPOLIS PHOENIX TAMPA
08 June 2017
City of New Hope
Community Development
Attn.: Aaron Chirpich
4401 Xylon Ave N
New Hope, MN 55428
Ph. (763) 531-5114
Re: Affinity Plus Federal Credit Union
Proposed ATM Drive-up Lane
New Hope Mall
4231 Winnetka Ave N
New Hope, Minnesota
Subject: CUP Amendment Application
Affinity Plus Federal Credit Union is seeking approval for their proposed ATM Drive-up Lane to be located in the existing New
Hope Mall parking lot.
General.
Affinity Plus Federal Credit Union is a potential tenant in the existing New Hope Mall.
Affinity has a tentative lease with the New Hope mall to occupy an approximately 2,235 square feet in Suite 4231.
Affinity’s interior tenant space will include 4-offices, waiting/member engagement area, breakroom, and work room spaces.
NOTE: Affinity’s lease is contingent on receiving City approval for their proposed drive-up atm located in the Mall
parking lot.
Proposal.
The atm drive-up lane is proposed to be located in the ‘south’ parking lot of the New Hope Mall (straight east of Applebee’s).
The atm drive-up lane will be (1) single 10’-0” wide lane. The stacking will be approximately 84’-0” or enough to
accommodate approximately four vehicles.
A 6” high concrete median is proposed to separate the atm lane from the parking lot traffic.
A 39’-0” section of the west median will be surmountable; meaning that if an atm user cannot wait line, they can drive over
the median without damaging their vehicle. A 3’-0” wide island/median will separate the atm lane from the mall parking lot
traffic to the east. A 5’-0” wide island/median will separate the atm lane from the mall parking lot traffic/parking to the west.
Affinity will be relocating an atm from another branch to this location. See the attached photo for clarification.
Peak Usage
HTG is an architectural firm with 55+ years experience working on 2,000+ financial institution projects.
We have learned that the typical peak load for an atm lane is a maximum of 4-vehicles.
Our experience tells us that users will not wait to use an atm if it has over 4-vehicles in line. Users will either park and go
inside the facility to get cash; or if after hours, seek out another atm.
In our opinion, the proposed drive-up with 4-stacking spaces will be more than adequate and will not impact parking lot
circulation during peak usage.
HTG htg-architects.com
9300 Hennepin Town Road, Minneapolis, MN 55347 952.278.8880
Minneapolis | Bismarck | Tampa Serve | Listen | Learn | Energize | Invest
Parking
Based on a site plan received from the New Hope Mall, we have counted that there are 409 existing parking stalls.
The proposed atm drive-lane will reduce the parking stall count from 409-stalls to 407-stalls (loss of 2-stalls).
In our opinion, a loss of 2-parking stalls should not affect the overall Mall parking even at peak times.
Noise
The proposed atm lane will not be exceed 55 decibels at the property lines. The atm will be located in the center of the south
parking lot and should not negatively impact other Mall tenants.
Site Lighting
At this time, no additional site lighting will be added for the proposed atm lane. The immediate area around the atm will be
light from within the atm canopy.
Case Studies
Affinity has recently installed an atm lane in the parking lot at one of their St Paul branch locations.
See attached photo.
Bank of America is currently completing construction of their new Edina branch location. BoA also installed their atm in the
parking lot.
See attached photo.
In both of these examples, each has less stacking than what is proposed at the New Hope Mall.
In conclusion, we believe that the proposed atm meets industry norms for financial institutions and will not have negative
impact on the users of the New Hope Mall.
Please call me with any questions.
Sincerely,
Russ Schramm
Project Manager
Cc: Roger Magnuson, Affinity
HTG htg-architects.com
9300 Hennepin Town Road, Minneapolis, MN 55347 952.278.8880
Minneapolis | Bismarck | Tampa Serve | Listen | Learn | Energize | Invest
Existing Affinity ATM to be relocated to New Hope
HTG htg-architects.com
9300 Hennepin Town Road, Minneapolis, MN 55347 952.278.8880
Minneapolis | Bismarck | Tampa Serve | Listen | Learn | Energize | Invest
Project: Bank of America
Location: Edina, MN
HTG htg-architects.com
9300 Hennepin Town Road, Minneapolis, MN 55347 952.278.8880
Minneapolis | Bismarck | Tampa Serve | Listen | Learn | Energize | Invest
Project: Affinity Plus Federal Credit Union
Location: St. Paul Branch
HTG htg-architects.com
9300 Hennepin Town Road, Minneapolis, MN 55347 952.278.8880
Minneapolis | Bismarck | Tampa Serve | Listen | Learn | Energize | Invest
Project: Affinity Plus Federal Credit Union
Location: St. Paul Branch
HTG htg-architects.com
9300 Hennepin Town Road, Minneapolis, MN 55347 952.278.8880
Minneapolis | Bismarck | Tampa Serve | Listen | Learn | Energize | Invest
Project: Affinity Plus Federal Credit Union
Location: St. Paul Branch
MEMORANDUM
TO: Jeff Sargent
FROM: Alan Brixius
DATE: June 14, 2017
RE: New Hope – Affinity Plus Credit Union ATM Service Lane
FILE NO: 131.01 – 17.06
BACKGROUND
Affinity Plus Credit Union is a potential tenant for the New Hope Shopping Center. The
tenant occupancy is contingent upon received approval for a freestanding ATM with a
drive-through service lane, located in the shopping center’s southern parking lot.
The site is zoned CC, City Center Zoning District. Within the CC District, drive-through
service lanes are allowed by administrative permit, provided the service lane design
meets the City’s performance standards. While the service la ne is an administrative use,
Section 4-3.C(3)d of the New Hope Zoning Ordinance requires shopping centers to be
approved by planned unit development. The New Hope Shopping Center design was
approved in 1987 as a conditional use/planned unit development (CUP/PUD). To
change the shopping center layout through the introduction of the drive -through service
lane, a CUP/PUD amendment must be processed through Planning Commission and
approved by the City Council.
ISSUES AND ANALYSIS
Zoning. The site is zoned CC District, which allows the use provided the following
design components are satisfied:
1. Stacking. Not less than 100 feet of segregated automobile stacking must be
provided for the single service lane. Where multiple service lanes are provided,
the minimum automobile stacking may be reduced to 60 feet per lane. No part of
the public street or boulevard may be used for stacking of automobiles. This
amount may be adjusted, higher or lower, if peak average monthly volume for the
2
business (or similar businesses) shows a need for a different amount of queuing
space.
Comment: The code requires 100 feet of stacking, but allows the City to consider
a reduced stacking length if peak average monthly volumes for the business
shows need for a different amount of queuing spaces. The location in the parking
lot will be problematic if the queuing extends into the d rive lanes of the parking lot
and if peak user time corresponds with the peak business hours of the balance of
the shopping center. In this regard, the applicant will need to provide information
on the traffic generation for the ATM, and a comparison with an ATM of similar
design and location in a shopping center parking lot.
The site plan shows an 84 foot long service lane with stacking for four
automobiles. The project narrative from the architect states that, in their
experience, the following trends have been identified:
a. Typical peak load for an ATM service lane is a maximum of four vehicles.
b. If the service lane has four vehicles waiting, users will either park and go
into the indoor facility, or seek out another ATM.
c. They offer case examples of the Affinity Plus St. Paul location and a Bank
of America Edina location that have stacking lanes shorter than the one
proposed at the New Hope site.
Based on the aforementioned information, the applicant believes that the
proposed 84 foot service lane meets industrial norms and will not negatively
impact the users of the shopping center.
Based on the applicant’s materials, the City may allow a service lane shorter than
the 100 foot requirement. In review of the alternative location, we find that these
ATMs are located in an office setting rather than within a shopping center. We
are concerned that the more intense commercial setting may create a higher ATM
use. If the applicant has examples of this design in a shopping center setting, it
would alleviate our concerns on stacking.
2. Noise. Loudspeakers shall not exceed fifty-five decibels at property lines.
Comment: The proposed service lane location will not create noise issues for
adjoining land uses. The site is near the center of the parking area, set back from
the property lines. The applicant has indicated that their facility will meet this
standard.
3. Drive-up facilities shall be designed so that circulation and drive-up windows are
not adjacent to sidewalks, outdoor dining spaces, parks, and public open space or
between buildings and the street. In situations where drive-through lanes must be
3
located between the building and the street, then additional screening and
landscaping will be required.
Comment: The drive-through lane is located between the building and the street.
We are of the opinion that the proposed design blends well with the existing
parking lot and will rely on the landscaping at the periphery of the parking lot. The
proposed service lane layout preserves the function of the parking lot, while
segregating the service lane. The concrete islands do not provide adequate area
for plantings. As such, we do not recommend additional landscaping with this
application.
4. No more than two drive-through stations are permitted.
Comment: The site meets this standard.
5. Pedestrian crossings of drive-through lanes shall be clearly marked with
crosswalk paint, signs, raised crosswalks, and other visual cues that alert drivers
to the crossing. Likewise, signs and other visual cues shall be provided to alert
pedestrians of the crossing.
Comment: A requirement of the CC Zoning District is to provide pedestrian
connections between the public sidewalks and building entrances. The New
Hope Shopping Center pre-existed this requirement, however, the introduction of
the drive-through service lane could provide a segregated raised sidewalk
connection between 42nd Avenue and the front of the shopping center.
According to the site plan, there is 60 feet between the east curb of the service
lane and the east edge of the parking lot in this area. The provision of a 20 foot
parking stall provides 40 feet of drive lane, which greatly exceeds the minimum
drive lane width of 24 feet.
The City may require a six foot raised sidewalk from 42nd Avenue to the shopping
center sidewalk. This sidewalk would run through the landscape islands and
along the east side of the ATM service lane to provide this connection. The
provision of this sidewalk would reduce some of the parking lot landscaping, lose
one parking stall, and reduce the north/south drive aisle from 40 feet to 37 feet.
City staff and the Design and Review Committee should give direction as to
whether this pedestrianway should be pursued.
Parking. The shopping center roughly has 91,000 square feet of floor area. Based on
CC District parking standards, this facility must provide between 328 to 411 parking
spaces. The site currently provides 409 parking stalls and will lose two stalls with the
drive-through service lane, resulting in 407 available parking stalls. This remaining
number is at the high end of required parking in the CC District.
4
CONCLUSION
The proposed drive-through service lane would provide the opportunity to bring a new
business into New Hope and fill a vacant tenant space. We offer the preliminary review
comments and request additional information on the following:
1. Examples of ATM drive-through service lanes in a shopping center setting.
2. Provision of a sidewalk connection between 42nd Avenue and the shopping center
building front.
CITY OF NEW HOPE
4401 XYLON AVENUE NORTH
NEW HOPE, MINNESOTA 55428
PLANNING COMMISSION MINUTES March 7, 2017
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; Vice Chair Clark called the meeting to order
at 7:00 p.m.
ROLL CALL Present: Scott Clark, Jim Brinkman, Steve Svendsen, Roger Landy,
Bill Smith, Chris Hanson, Matt Mannix
Absent: Tom Schmidt
Also Present: Jeff Sargent, Director of Community Development; Jeff
Alger, Community Development Assistant; Aaron
Chirpich, Community Development Specialist; Stacy
Woods, Assistant City Attorney; Alan Brixius, Planning
Consultant.
NEW BUSINESS
Vice Chair Clark acknowledged that there was no new business.
PUBLIC HEARING
Planning Case 17-07
Item 4.1
Vice Chair Clark introduced Item 4.1, request for a Variance to allow a
shed on the front campus of The Food Group’s property at 8501 – 54th
Avenue N, The Food Group, petitioner.
Mr. Jeff Alger, Community Development Assistant, gave background
on the planning case. He explained that in 2016, a 10’ X 12’ storage shed
was donated to The Food Group to help with the operations of the
community garden and demonstration farm. Alger showed photos of
the storage shed and the seasonal “hoophouse” currently located on the
property. Next, Alger indicated the current location of the storage shed,
noting that in order to access the shed, community gardeners would
have to travel approximately 140 feet and would have to traverse across
a parking lot and drive aisle.
Next, Alger reviewed the zoning analysis. He reviewed the setbacks for
the proposed location of the storage shed and indicated that the variance
request is needed because of the placement of the shed in the front yard.
Alger explained that the practical difficulty surrounding the variance
request revolves around pedestrian safety, and that placing the shed in
compliance with the Zoning Code would require users of the shed to
cross a parking lot and drive aisle for the business. This is a cause of
concern, especially for users of the garden and demonstration farm with
limited mobility.
Alger discussed the current and proposed screening of the “hoophouse”
and proposed location of the storage shed, snow removal requirements,
and also outlined the operations of the community garden.
Alger then reviewed the criteria needed in order to approve a variance,
2
Planning Commission Meeting March 7, 2017
and indicated that the owner will be using the property in a reasonable
manner, as the shed would be used to store tools and equipment
specifically for the community garden that the City of New Hope
approved in 2012. He also stated that the location of the existing
principle building on the property would make it difficult to locate a
storage shed that met City Code requirements pertaining to setbacks
while reasonably servicing the community garden.
Alger concluded that staff recommended approval of the variance with
the conditions outlined in the staff report.
When Vice Chair Clark questioned whether any of the Commissioners
had any questions for staff or the applicant, Commissioner Brinkman
asked where the entrance to the shed would be in its new location. Alger
stated that the shed doors would face west. Commissioner Svendsen
asked Al Brixius, City Planner, whether the quantity of trees used for
screening the shed was discussed. Mr. Brixius indicated that staff left the
number of trees used to screen the shed up to the applicant and that the
provided screening would be approved at a staff level. Commissioner
Smith asked who was responsible for the maintenance of the property
to ensure that items to be placed in the shed would not be left in the
open. Scott Leonard, Director of Operations for The Food Group, 8501 –
54th Avenue N, stated that the maintenance responsibilities would be
taken care of by The Food Group’s staff. Commissioner Smith also
questioned whether approving the variance request would set
precedent for other properties in the area wanting to do the same thing.
Brixius responded by stating that staff views each variance application
separately, and that since there is no other community garden in New
Hope with the same building configuration on its property, that this
situation is unique and no precedent would be set. Commissioner
Mannix questioned whether the skeleton of the “hoophouse” is required
to be taken down, or just the plastic membrane. Brixius indicated that
staff only requires that poly membrane to be removed during the off-
growing season.
Vice Chair Clark then opened the Public Hearing, and no one from the
audience wished to address the Commission. Being that no one wanted
to speak, Vice Chair Clark 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.
Motion
Item 4.1
Motion by Commissioner Svendsen, seconded by Commissioner Landy,
to approve Planning Case 17-07, request for a Variance to allow a shed
on the front campus of The Food Group’s property at 8501 – 54th
Avenue N, The Food Group, petitioner, with the following conditions:
1. Conifer trees shall be planted at a minimum height of 3 feet
to provide screening of the seasonal high tunnel (hoophouse)
3
Planning Commission Meeting March 7, 2017
and shed from the right-of-way. Trees should reach a
minimum of 6 feet in height at maturity.
2. The west side of shed shall be aligned with west side of
seasonal high tunnel (hoophouse).
3. The shed shall be anchored to the ground.
4. The shed shall be limited to 120-square feet in size and 11.5
feet in height.
5. Hazardous or toxic materials, as identified by local, State or
Federal government, shall be not be stored within the shed.
6. All materials and supplies associated with outdoor activities,
including the community garden, seasonal high tunnel,
demonstration farm, and compost pile shall be stored within
the shed.
7. All exterior storage shall be removed from the site or screened
from view of right-of-way and adjacent properties.
8. The existing compost pile shall be repaired and maintained.
9. All poly membrane shall be removed from seasonal high
tunnel (hoophouse) by December 1, for the duration of the
snow season, each year.
Voting in favor: Brinkman, Svendsen, Landy, Smith, Hanson, Mannix,
Clark
Voting against: None
Absent: Schmidt
Motion approved 7-0
PUBLIC HEARING
Planning Case 17-08
Item 4.2
Vice Chair Clark introduced Item 4.2, request for a Conditional Use
Permit (CUP) for Planned Unit Development (PUD) to allow re-
alignment of railway spur to accommodate the construction of a rail car
off-loading building and accessory storage building located at 7300 –
36th Avenue N, Dakota Growers Pasta Company, Inc., petitioner.
Mr. Aaron Chirpich, Community Development Specialist, gave
background on the planning case. He informed the Commission that
Dakota Growers Pasta receives nearly all of its flour by rail, and that
their current railway configuration and on-site storage capacity limits
their ability to receive adequate delivers of flour. The proposed
reconfiguration would allow ample storage and will give the facility the
ability to receive more train cars per delivery. The project includes the
construction of a flour storage bin building, a cold storage warehouse
building, and an outdoor storage area for semi-trailers.
Next, Chirpich reviewed the zoning analysis. He indicated that the
current number of parking stalls would be reduced by 16 stalls to make
room for the proposed improvements, and that this reduction would
need approval through the PUD process. He stated the rationale as to
why the reduced parking count is justified and that the applicants have
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Planning Commission Meeting March 7, 2017
identified areas on their property where additional parking could be
added if needed.
Chirpich addressed the site circulation, access, curbing and pavement
needs, and explained that PUD flexibility would be needed to allow a
proposed gravel surface driveway needed to service the rail cars. The
flexibility would be needed for both the surface material and setbacks
from the property line for the service drive.
When speaking about the building design, Chirpich informed the
Commission that PUD flexibility would be needed for the proposed
height of the bin storage building in that it exceeded the maximum
height requirements. Chirpich rationalized that the building’s height
would be offset by its location on the premises, along with natural
vegetation and a large berm on the north side of the property. The
buildings would also need flexibility through the PUD because of the
proposed building materials being used. Due to the nature of the
operation, metal buildings are preferable, but do not meet the city’s
Design Standards for new construction, as they would not be
constructed of similar building material as the principle structure. Being
that the proposed buildings would be adequately screened from
adjacent properties and the public right-of-way, the flexibility was
looked upon favorably by staff.
Mr. Chirpich then addressed the property’s grading, drainage and
erosion control measures, explaining that the plans are adequate and
that the property owner will work with the City Engineer to ensure
compliance with the code.
Next, Chirpich reviewed the proposed lighting plan and indicated that
the proposed lighting standards did not meet minimum code
requirements, as they did not incorporate 90-degree cutoff lights. A
condition of approval would address the need for the light standards to
meet City Code.
Chirpich outlined the findings of fact needed to approve the outdoor
storage component of the proposal and indicated that the applicant met
the requirements. He then outlined the finding of fact needed to approve
a CUP for PUD, and also indicated that the proposal meets the criteria.
Chirpich concluded that staff recommended approval of the
Conditional Use Permit for the Planned Unit Development with the
outlined conditions.
When Vice Chair Clark questioned whether any of the Commissioners
had any questions for staff or the applicant, Commissioner Svendsen
requested confirmation that when the rail cars enter the property to off-
load the flour, they will be placed inside the newly constructed silo
storage building and will not be unloaded until the doors to the building
are shut, thus reducing noise and particulate matter that would be
expelled. Victor Hutson, plant manager for Dakota Growers Pasta,
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Planning Commission Meeting March 7, 2017
located at 7300 – 36th Avenue stated that this was correct. Commissioner
Landy questioned whether the applicant was comfortable with the large
number of conditions imposed on the project, and Mr. Hutson indicated
that they were. Commissioner Brinkman wanted clarification on the
number of deliveries that the plant would receive and the need for the
re-alignment of the railway spurs. Mr. Hutson spoke of the plant’s
operations and indicated that the reconfiguration of the railway spurs
and the addition of the outbuildings would enable the plant to handle
larger deliveries and store larger quantities of product. Commissioner
Svendsen then asked for clarification that the number of deliveries to the
plant would be reduced, but the amount of product received per
delivery would increase, meaning that the neighborhood would see less
frequent railway deliveries than what is currently happening. Mr.
Hutson didn’t directly answer the question, but confirmed that the
proposed configuration and location of the buildings would greatly
reduce the noise and particulate matter currently emitting from the site
operations.
Vice Chair Clark opened the Public Hearing, and no one from the
audience wished to address the Commission. Being that no one wanted
to speak, Vice Chair Clark 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.
Al Brixius, City Planner, requested the Commission to consider a
sixteenth condition of approval being that “All offloading of rail cars take
place within the building with all doors closed.” Brixius stated that this
would ensure that the noise generated by the offloading operations would
be confined to the enclosed building.
Motion
Item 4.2
Motion by Commissioner Svendsen, seconded by Commissioner Landy,
to approve Planning Case 17-08, request for a Conditional Use Permit
(CUP) for Planned Unit Development (PUD) to allow re-alignment of
railway spur to accommodate the construction of a rail car off-loading
building and accessory storage building located at 7300 – 36th Avenue
N, Dakota Growers Pasta Company, Inc., petitioner, with the following
conditions:
1. The applicant shall provide evidence of the Canadian Pacific
approval of the 2/24/17 site plan with grading and site
improvements extending into the railroad right -of-way. The
applicant shall provide an easement or other recordable
document that allows the proposed site improvements
including, but not limited to, grading, drainage swale, catch
basin, storm sewer, and service road to be installed, operated,
and maintained for the perpetuity of business operations.
2. The applicant’s proposed parking design as shown on the
plans dated 2/24/17, is approved subject to the applicant
providing the following:
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Planning Commission Meeting March 7, 2017
Number of production shifts
Number of employees per shift
Maximum number of employees on site at shift
turnover
3. The outdoor storage is approved as illustrated on the site plan
dated 2/24/17. The storage area shall be used exclusively for
storage of semi-trailers. No outdoor storage shall be permitted
beyond the approved storage areas.
4. No hazardous liquids, solids, gases, or waste shall be stored
within the outdoor storage area.
5. The proposed height of the bin storage building as shown on
the site plan dated 2/24/17 and the elevation plans dated
2/10/17 is approved.
6. The proposed cold storage building with metal exterior
finishes, as shown on the site plan dated 2/24/17 and elevation
plans dated 2/10/17 is approved.
7. The gravel service road shown on the site plan dated 2/24/17
and its setback and crossing into the railroad right -of-way is
approved, if condition number 1 is met.
8. The wall mounted light fixtures shall be 90 -degree cutoff
fixtures with a full shielded light source.
9. The applicant shall enter in to 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 shall provide record plans or as -built drawings
to the city following project completion.
13. The conditional use permit for planned unit development
shall be recorded with Hennepin County.
14. The applicant shall enter into a site improvement agree ment
with the city to ensure proper completion of all utility
improvements that impact city infrastructure.
15. The applicant shall provide financial guarantee in the form of
an irrevocable letter of credit to cover costs of the
improvements specified in the site improvement agreement
(amount to be determined by city engineer).
16. All offloading of rail cars shall take place within the building
with all doors closed.
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Planning Commission Meeting March 7, 2017
Voting in favor: Svendsen, Landy, Smith, Hanson, Mannix, Clark,
Brinkman
Voting against: None
Absent: Schmidt
Motion approved 7-0
COMMITTEE REPORTS
Design and Review
Committee
Item 5.1
Director Sargent stated that staff met with some applicants at a pre-
application meeting, however they were not yet ready to make a formal
application. He stated that if a Design and Review Committee meeting is
necessary, staff will inform the committee appropriately.
Codes and Standards
Committee
Item 5.2
Director Sargent indicated that there were a couple items that staff was
working on and would schedule the next Codes and Standards
Committee meeting when they were ready.
NEW BUSINESS
Item 6.1
In regards to the Comprehensive Plan Update, City Planner Al Brixius
addressed the Commission stating that he would like to interview each
commission member separately to get their opinions on the current state
of the city and things that the commissioners would like to address in
the Comprehensive Plan. A sign-up sheet was passed around so that
commission members could sign up for specifics times to meet with Mr.
Brixius.
OLD BUSINESS
Approval of Minutes
Item 7.1
Motion by Commissioner Landy, seconded by Commissioner Brinkman,
to approve the Planning Commission minutes of February 7, 2017. All
present voted in favor. Motion carried.
ANNOUNCEMENTS Commissioner Landy questioned whether staff knew of any update
regarding the proposed redevelopment of the Four Seasons Mall in
Plymouth. Director Sargent indicated that he had not heard anything
lately and that staff will get information to the commission within the next
couple of weeks.
Aaron Chirpich asked the commission members whether they would like
to continue receiving a paper copy of the Planning Commission packets
delivered to their homes, instead of receiving the packets via email only.
The commissioners responded that they would.
Commission Svendsen announced his retirement from the Planning
Commission after 21 years of service. He indicated that his last meeting
would most likely be in April.
Director Sargent announced that each commissioner has received a
magnetic name tag that commissioners could wear when they attended
public functions as Planning Commission members.
Director Sargent announced that Recording Secretary, Kaeley Cazin,
accepted a position with Anoka County and that the city has hired her
replacement.
ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:18
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Planning Commission Meeting March 7, 2017
p.m.
Respectfully submitted,
Jeff Sargent, Community Development Director