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