Loading...
080217 Planning CommissionCITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, MINNESOTA 55428 PLANNING COMMISSION MINUTES August 2, 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; Chair Schmidt called the meeting to order at 7:00 p.m. ROLL CALL Present: Tom Schmidt, Scott Clark, Roger Landy, Bill Smith, Chris Hanson, Matt Mannix, Michael Redden Absent: Jim Brinkman, Cedrick Frazier Also Present: Jeff Sargent, Director of Community Development; Aaron Chirpich, Community Development Specialist; Stacy Woods, Assistant City Attorney; Alan Brixius, Planning Consultant; Brandon Bell, Recording Secretary PUBLIC HEARING Planning Case 17-12 Item 4.1 Chair Schmidt introduced Item 4.1, request for a preliminary Planned Unit Development, preliminary plat approval, rezoning, and vacation of easements to allow expansion at 2765 and 2773 Virginia Avenue North, Community Asset Development Group, petitioner. Mr. Aaron Chirpich, Community Development Specialist, provided background on the planning case. The Community Asset Group in conjunction with the Good Samaritan Society are planning to develop a three-story, 3-unit assisted living facility. The new facility would connect to the current Good Samaritan facility located at 8100 Medicine Lake Road by an enclosed walkway. The new building facility will be owned by the Community Asset Group, but will be operated by Good Samaritan under a long term operating agreement. Next, Chirpich reviewed the zoning analysis. He explained that the site for the new facility is currently planned on two vacant parcels, 2765 and 2773 Virginia Ave N, that would need to be combined into one final plat and adjust the adjoining property line to the south. Hennepin County must review the plat and approve the new layout. A cross access easement or other form of recordable agreement must be recorded separate from the plat that details the maintenance and ownership responsibilities for the shared building connection. A description of all easements to be vacated must be provided, and the plat must show and describe all new easements to be dedicated. These easements will be reviewed and subject to the approval of the City Engineer and Public Works. The new property will need to be rezoned from R-3 Medium Density Residential to a PUD. Chirpich noted that the Senior/Disabled Residential zone would be used as the base zoning classification for the PUD zoning district. The proposed project and land use is consistent with the Goals, Policies, and Planning District recommendations of the 2 Planning Commission Meeting August 4, 2017 New Hope Comprehensive Plan. Park dedication fees in the amount of $4,150 will be collected prior to recording of the plat. It was also discussed that rezoning to a PUD would allow for shared parking between the old and new facilities, which would allow the proposed facility to meet parking requirements from the City. Next, Chirpich discussed the issue with the adjoining driveway that the new plat will have with 2757 Virginia. An agreement will need to be in place between both owners for the removal and relocation of the driveway. The driveway setback and curb cut will both need to meet City requirements and the parking area at the end of the driveway may need to be reconfigured. There was some concern regarding the landscaping on the north side of the property. The plantings are Buckthorn and are not on the proposed project’s property. These plantings are being relied on as a form of screening. As a condition of approval, if the current plantings are removed they will have to be replaced with another form of adequate screening on the project site. Chirpich concluded that staff recommended approval of the PUD, preliminary plat approval, rezoning, and vacation of easements with the conditions outlined in the staff report. Chair Schmidt inquired as to whether or not Good Samaritan had responsibility to maintain the Buckthorn plantings that were acting as screening. Chirpich explained that because the plantings occur on both properties it wouldn’t be fair to place the burden of maintaining the plantings solely on Good Samaritan; especially because they would have to cross into three other private properties in order to conduct maintenance. Commissioner Redden questioned whether the lengthening of the parking stalls from 18 to 19 feet would create a loss of stalls. Both Chirpich and Al Brixius, Planning Consultant, stated that the number of parking stalls would remain the same. Commissioner Hanson asked whether the neighbor with the shared driveway had been consulted. Chirpich stated that the applicant is in discussions with the owner. Commissioner Smith inquired of the amount of noise that would be created by the different trucks coming in and out of the site’s parking lot. Mark Wentzell, an architect at 292 Design Group, addressed the question. He stated that all services to the new facility would be run through the current Good Samaritan facility. The only trucks that would be utilizing the new parking lot would be weekly trash collection. Chair Schmidt opened the floor for comments from the audience. Mary Zak of 8100 28th Ave N approached the podium. She questioned how the rear setbacks worked and wondered about the specifics for replacing 3 Planning Commission Meeting August 4, 2017 the Buckthorn in case that ever happened. Al Brixius explained that Landscape Plans require specifics if such a situation occurred, and those would have to be approved. Ms. Zak inquired whether such a tall building would seem to be looming over the northern properties. Both Al Brixius and Mark Wentzell explained that because of the grading of the property, the building would only look like a two -story building from the neighboring north properties. No other members of the audience addressed the Planning Commission for the public hearing. Motion by Commissioner Landy, seconded by Commissioner Redden, to close the public hearing. All present voted in favor. Motion carried. Chair Schmidt opened Item 4.1 for discussion. Commissioner Clark explained that he had concerns about the building design. He stated that he felt that as a freestanding building, the proposed building would not meet design guidelines for the City. He indicated that he would like to see a statement memorialized in the PUD that designs for this property are acceptable predicated on the proposed site being connected to the existing building. Motion Item 4.1 Motion by Commissioner Landy, seconded by Commissioner Hansen, to approve Planning Case 17-12, request for a preliminary Planned Unit Development, preliminary plat approval, rezoning, and vacation of easements to allow expansion at 2765 and 2773 Virginia Avenue North, Community Asset Development Group, petitioner, with the following conditions: 1. All subdivision and rezoning conditions of approval have been met. 2. The applicant must provide a plan for the relocation of the existing driveway and parking area along the site’s west lot line. The relocation must be resolved prior to pursuing any site work or building permits. 3. All parking areas and curb cuts to meet city dimensional standards. 4. The front access drive be shifted north or narrowed to be located outside of the public right-of-way. The driveway shall be signed “Fire Lane No Parking.” 5. The applicant shall provide a truck-maneuvering template illustrating service vehicle movements for accessing and exiting the site. 6. The applicant shall provide a plan for installation and maintenance for the short grass prairie area through its maturity. A landscaping warranty shall be extended on the ground cover to ensure successful establishment of the short grass prairie. 4 Planning Commission Meeting August 4, 2017 7. The applicant shall provide additional on-site snow storage areas equal to 10 percent of the paved area, and a snow removal plan if snowfall exceeds the snow storage area capacity. 8. The proposed landscaping improvements in the public rights-of- way are approved. 9. The applicant provides information on the installation of an irrigation system. 10. The applicant provides cut sheets for building mounted light fixtures. 11. The applicant shall enter into a site improvement agreement outlining the terms and conditions of the PUD development. This agreement will also ensure the completion of all required improvements (to be prepared by the city attorney). 12. Additional bollard lights be added to ensure compliance with City code for light levels on the south sidewalks. 13. The site utility plan shall be subject to review and final approval by the City Engineer, Fire Marshal, and Public Works. 14. The grading, drainage, and storm water management plans shall be subject to review and final approval by the City Engineer. 15. The applicant shall provide financial guarantee in the form of an irrevocable letter of credit for landscaping and site improvements located in the public rights-of-way (amount to be determined by City Engineer). 16. The applicant will provide record plans or as-built drawings to the City following project completion. 17. The applicant shall enter into a storm water maintenance and management agreement with the City (to be prepared by City Attorney). 18. The owner shall be required to install screening on the north property line if the existing plantings are removed. 19. The design of the proposed building is acceptable only because it will be connected to the existing facility and the effort to maintain architectural compatibility within the complex will be achieved. Voting in Favor: Clark, Mannix, Hanson, Schmidt, Landy, Smith, Redden Voting Against: None Absent: Brinkman, Frazier 5 Planning Commission Meeting August 4, 2017 Motion approved 7-0 NEW BUSINESS Planning Case 17-13 Item 5.1 Chair Schmidt, introduced Item 5.1, Good Samaritan Assisted Living Increment Financing District, City of New Hope, petitioner. Mr. Jeff Sargent, Community Development Director, provided background on the planning case. The developer of the proposed Good Samaritan site asked for the creation of a TIF district to help recuperate costs of the construction of a 3-story 31-unit building. The creation of the TIF district will need to be approved by the City Council at a Public Hearing on August 14, 2017. He stated the proposed TIF needs to be reviewed by the Planning Commission per state statutes to ensure that it meets the standards and requirements of the City’s Comprehensive Plan. Sargent explained that the proposed project and land use is consistent wit the City’s Comprehensive Plan.. Commissioner Landy asked how the TIF district would work, specifically regarding the timeframe. Sargent stated that it was a fairly standard TIF District that was going to be created, and it would be about 20 years before the City started seeing the benefit of the full tax capacity. Commissioner Smith inquired about the nature of the park dedication fees of $4,125. Sargent explained that anytime a new plat is created in the City, there is a requirement that the owner of the new property is required to pay a fee. Motion Item 5.1 Motion by Commissioner Clark, seconded by Commissioner Landy, to approve Planning Case 17-13, Good Samaritan Assisted Living Increment Financing District, City of New Hope, petitioner. Voting in favor: Clark, Schmidt, Landy, Smith, Hanson, Mannix, Redden Voting against: None Absent: Brinkman, Frazier Motion approved 7-0 COMMITTEE REPORTS Design and Review Committee Item 6.1 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 6.2 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. OLD BUSINESS Approval of Minutes Item 7.1 Motion by Commissioner Landy, seconded by Commissioner Mannix, to approve the Planning Commission minutes of July 5, 2017. All present voted in favor. Motion carried. ANNOUNCEMENTS There were no announcements. 6 Planning Commission Meeting August 4, 2017 ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:07 p.m. Respectfully submitted, Brandon Bell, Recording Secretary