Loading...
HomeMy WebLinkAboutOctober 30, 2000 Work SessionCITY OF COLUMBIA HEIGHTS 59040tH AVENUE N.E., COLUMBIA HEIGHTS, MN 55421-3878 (612) 782-2800 TDD 782-2806 Please note: City Hall Phone Numbers have changed. New numbers are. Main Number (763) 706 3600; TDD (763) 706-3692 A DMINIS TRA TION NOTICE OF COUNCIL WORK SESSION Notice is hereby given that a work session is to be held in the CITY OF COLUMBIA HEIGHTS as follows: Mayor Gary L, Peterson Councilmembers Donald G. Jolly Mar/aine 3~urek dulienne John Hunter City Manager Walt Fehst Meeting of: Date of Meeting: Time of Meeting: Location of Meeting: Purpose of Meeting: COLUMBIA HEIGHTS CITY COUNCIL OCTOBER 30, 2000 7:00 P.M. CONFERENCE ROOM 1 WORK SESSION A GENDA Consent Items Set Public Hearing date for review of Equipment Block Grant. Election Canvas date. Discussion Items 1. Storm Water rate review. 3. 4. 5. 6. Review Transition Block Redevelopm ent Project Proposal. Consider property purchase offer at 4656 Monroe St. Review 40th Avenue N.E. Mixed-use Options Review 37l I Van Buren St. N.E. Garage Height Variance. Discussion to reschedule date for second meeting in December, 2000 The City of Columbia Heights does not discriminate on the basis of disability in the admission or access to, or treatment or employment in, its services, programs, or activities. Upon request, accommodation will be provided to allow individuals with disabilities to participate in all City of Columbia Heights' services, programs, and activities. Auxiliary aids for handicapped persons are available upon request when the request is made at least 96 hours in advance. Please call the City Council Secretary at 706-3611, to make arrangements. (TDD/706-3692 for deaf or heanng impaired only) For Work Session CITY COUNCIL LETTER AGENDA SECTION: Consent NO. ITEM: Establish date for Public Hearing, Federal NO. Block Grant for Equipment Purchase Meeting of November 13, 2000 ORIGINATING DEPARTMENT POLICE c~ BY: Thomas M. Johnson DATE: November 2, 2000 CITY MANAGER BACKGROUND On September 18, 2000, the City Council approved the acceptance of a federal equipment block grant in the amount of $21,578 with a match of $2,398. On November 1, 2000, a review committee made up of department members, the City Attorney, a district judge, a junior high school principal, Anoka County Corrections, the Anoka County Sheriffs office, a local business man, a local pastor, and a representative from Immaculate Conception Church and School met to review this list and offer any ideas for changes. The list was approved as stated. RECOMMENDED MOTION Move to establish a public hearing date of November 13, 2000, at approximately 7:00 p.m., regarding the purchase of equipment with federal block grant funding totaling $21,578 with a $2,398 match by the City, and to approve the proposed list of equipment to be purchased with these funds. TMJ:mld 00-251 COUNCIL ACTION: CITY OF COLUMBIA HEIGHTS DATE: TO: FROM: OCTOBER 27, 2000 WALT FEHST FINANCE DIRECTOR CANVASSING OF THE NOVEMBER 7, 2000 GENERAL ELECTION By Minnesota state statutes, the City Conncil is required to canvass the General Election within seven days. This is a change from the two days previously required. This means it is possible to canvass the election at the regular City Council meeting on November 13th rather than holding a special meeting. If you have any questions on this or would like any additional information, please let me know. WE:sms 0010271 ELECT c: Jean Andres Patty Muscovitz City of Columbia Heights Public Works Department Work Session Discussion Item Work Session Date: October 27, 2000 e~ Prepared by: Kevin Hansen, Director of Public Works/City Engine Item: Storm Water Utility: Review of Policy Adopting Rates Background: ~he City Council accepted the report titled "Financing Columbia Heights' Storm Water Management Program" dated November 1999, at the December 132 1999 regular meeting. After a public informational review and comment process, the rate structure was adopted by the City Council at their February 28, 2000 regular meeting. As a reminder, the rates were offset by reductions in the sanitary sewer and refuse rates resulting in a negligible increase for single-family homes. Analysis/Conclusions: In recent months, concems or questions regarding the impacts of the utility on church property and from a single owner of a few duplexes in the community have been raised. To date, I have received less than ten questions since the utility was put into place effective April 1, 2000. Aside from the duplex owner stated above, the questions have come from business owners in the community. Based upon telephone discussions, I forwarded background information including copies of the Storm Water Utility Report, which provides a detailed explanation of the method of computing rates, along with the resolution establishing rates, to all entities requesting more detailed information. To date, I have not received one additional or follow-up phone call based upon the information sent. It was the original intent to keep the rate structure 'simple and flexible.' The majority of the land use in the community is residential. Recognizing this, it was proposed by staff for R1 zoned customers to pay a flat, equal fee. After council and public review, the same flat fee was applied to R2 zoning. Furthermore, based upon public input and discussions with the City Council, it was determined to establish storm water utility rates based upon actual land use, rather than the designated zoning as described in Report. This required staff to perform a survey of every parcel in the community to establish existin~ land uses and apply the adopted rates. Church properties are unique from a land use perspective as they are typically found in residential zoning, but have a higher intensity of impervious surface coverage (building and parking lots), similar to business districts. The following church parcels were reviewed for impervious coverage areas: Monthly fee 1. Oak Hill Baptist 4th & 42nd $58.05 2. St. Matthews Lutheran Washington & 4Pt $22.45 3. Greater Life Tabemacle Monroe & 40th $23.57 4. Immaculate Conception Jackson & 40th $70.62 5. United Methodist Central & 39th $18.93 6. First Lutheran Tyler & 40Ih $121.08 Therefore, due to impervious coverage area and resulting surface water runoft; a rate of $19.22 (adopted limited and retail business rate) was selected for all churches in the community. As a reminder, this conforms with the philosophy of the establishment of a storm water utility in that 'contributors pay.' The fee is based on how much surface water is contributed by a particular parcel. The City does not pick up refuse for church properties, but they would realize a reduction in the sanitary sewer rate dependent on usage. (note: St. Timothy's Church pays a rate of $116.79 per month). Work Session Discussion Item Item: Storm Water Utility: Review of Policy Adopting Rates Page 2 As stated previously, residential properties pay a flat rate per unit of $1.48 for both R1 and R2 parcels. ~nis means that a duplex will pay (2) times $1.48 per month or $8.88 per billing quarter. This could be construed as unfair when making comparisons to R3 or R4 properties with small land areas that are calculated on an area basis, until you consider how the rate reductions affect all parcels. The R2 property pays twice what a R1 property pays, but also receives a double credit from refuse and sanitary sewer rates. The refuse was dropped by $1.00 per month for residential, so a duplex receives a reduction of $6.00 per billing quarter alone. The rate for sanitary sewer was also dropped by from $2.00 per 1,000 gallons to $I .93 per 1,000 gallons, with the minimum dropped from $33.00 per quarter to $31.76 per quarter, a reduction of $1.24 for the minimum usage. I have included a recent billing from a duplex property printed by the Finance department. It shows the quarterly bill of $8.88 for the Storm Sewer fee, but it also provides that the refuse has dropped by $6.00 and the sewer has dropped by $2.48, which results in a net increase of $0.40 per billing quarter or $0.13 per month. Attachment: Resolution establishing Storm Water Utility Rates Billing inquiry history RESOLUTION NO.2000-15 ESTABLISHING RATES FOR A STORM WATER UTILITY REDUCING RATES ON SEWAGE DISPOSAL AND REFUSE COLLECTION Whereas, the attached policy defines the structure for establishing rates for a Storm Water Utility, and Whereas, Ordinance 1397 established a Storm Water Utility for Columbia Heights. NOW, BE IT HEREBY RESOLVED by the City Council of the City of Columbia Heights, that: In accordance with the Storm Water Management costs as identified in the engineering report titled: 'Financing Columbia Heights' Storm Water Management Program,' dated November, 1999, the following rates shall be put into effect as of April 1, 2000, on all billings rendered thereafter: Storm Water Utility Rate Structure: The storm water utility rate shall be calculated on a monthly basis per single family unit for R-1 and R-2 land use and on an area basis for all other land uses. The proposed rates, monthly, are as follows: Land Use Rate R-1 $ 1.48/unit R-2 $ 1.48/unit R~3 $ 9.87/acre R-4 $ 9.87/acre RB $19.22/acre LB $19.22/acre GB $21.74/acre CBD $21.74/acre 1 $16.96/acre I- 1 $19.22/acre MWW $ 2.57/acre Sanitary Sewer Disposal Rate The minimum sewer disposal charge shall be reduced from #33.00 per quarter to $31.76 per quarter on a quarterly basis per family unit for the first 16,457 gallons (2,200 cubic feet); and the sanitary sewer disposal rate charge shall be reduced from $2.00 per 1,000 gallons to $1.93 per 1000 gallons. 3. Refuse Rate Ihe monthly refuse rates shall be reduced by $1.00 per month for residential and 5% for multi- family service refuse levels only. The rates for all other services shall remain the same as most recently established by Council Resolution. BE IT FURTHER RESOLVED that all foregoing rates are reduced to meet offset the cost of the Storm Water Utility fee for the City of Columbia Heights residents for these respective services. Dated this 281h day of February, 2000. Offered by: Seconded by: RollCall: CITY OF COLUMBIA HEIGHTS BY Mayor Patty Muscovitz, Deputy City Clerk 10/26/2000 AcSl~nt No 310 0465 00 CITY OF COLUMBIA HEIGHTS *** HISTORY INQUIRY *** 00 Type R Cust Name UT009-05 AUDREY STAUCH WB BILLING PAYMENT BILLING PAYMENT BILLING A/R Desc 10/04/2000 8/04/2000 7/06/2000 5/09/2000 4/05/2000 WATER 76.47 68.19 68.19 70.24 70-24 SEWER 63.52 63.52 63-52 63.52 63.52 REFUSE 71.10 71.10 71.10 71.10 71.10 PENALTY -00 .00 .00 .00 .00 STORM SEWR 8.88 8.88' 8.88 8.88 8.88 · 00 .00 -00 .00 -00 TAX 6.93 6.93 6.93 6.93 6.93 MISC/PEN 2.61 .00 .00 .00 .00 METER CHG 3.00 3.00 3.00 3.00 3.00 SERV FEE .00 .00 .00 .00 .00 NONTAX REF 19.08 19.08 19.08 19.08 19.08 UNDIST .00 .00 .00 .00 .00 240.70 240-70 REG Cmd 4 or 10-Show Newer Cmd 3-Screen i -- Total 251.59 Cmd 2 or 8-Show Older Cmd 1-End of Job 242.75 242.75 REG Cmd 5-Previous Screen '77, CITY OF COLUMBIA HEIGHTS 590 40TH AVENUE N.E., COLUMBIA HEIGHTS, MN 55421-3878 (612) 782-2800 TDD 782-2806 COMMUNITY DEVELOPMENT DATE: OCTOBER 26, 2000 TO: MAYOR CITY COUNCIL CITY MANAGER FROM: TIM JOHNSON, CITY PLANNER TRANSITION BLOCK REDEVELOPMENT PROJECT (NEI SITE) Staff has prepared a brief analysis for the City Council to review regarding the NEI Transition Block Project. This is an update and approximate timetable for City public hearing processes that still need to be visited. Background: As you should be aware, the NEI project has been on-going for some time, and the public hearing process was started in the spring of 2000. At the April Planning Commission meeting, a rezoning from R-2 (single-family and two-family) to R-4 (multi-family) for the entire NEI site less the Ostrander parcel was approved and sent to the City Council. A variance of five (5) feet in height was also approved for the proposed senior building and passed on to the City Council. The City Council then acted on and approved the five (5) foot height variance. The Planning Commission also reviewed the Preliminary PUD. and voted to approve the plan. This plan was also passed onto the City Council. At the April 2000 City Council meeting, both the rezoning and the PUD were tabled for further staff review. Next steps for NE1 site: Staff has had a chance to review the NEI site and the next steps that are needed in order to finish the project. 1) The Planning Commission will hold a public hearing on November 8, 2000, on the Preliminary and Final Plat for the NEt site, including all easements and alley vacations, newly created lot lines, and outlots. 2) The Planning Commission will also hold a public hearing on November 8, 2000, for the rezoning of the Ostrander parcel at 4157 Jackson Street. This parcel was left out of the initial rezoning boundaries. 3) The Traffic Commission needs to hold a public hearing for the proposed on-street parking, which will require first and second readings and will not be official until thirty (30) days after approved. 4) Ihe City Council will need to act on the original rezoning of NEI and the rezoning of the Ostrander piece if approved at its meeting on November 13, 2000. 5) The City Council will need to act on the Preliminary PUD and PUD agreement on November 13, 2000. 6) The City Council will need to act on the Preliminary and Final Plat for NEI if approved at its meeting on November 13, 2000. 7) The City Council will need to hold a public hearing for the TIF District at one of the next two City Council meetings. CITY OF COLUMBIA HEIGHTS AGENDA SECTION: NO: ITEM: Offer to Purchase 4656 Monroe Street N.E. ISSUE STATEMENT: Inc. for $16,000. Meeting of: November 13, 2000 ORIGINATiNG DEPARTMENT: Commtmity Development BY: Kenneth R. Anderson DATE: October 27, 2000 Consider offer to purchase 4656 Monroe Street N.E. by Williams Design and Construction, CITY MANAGER APPROVAL B Y/////~~ BACKGROUND/ANALYSIS: City of Columbia Heights is the current owner of 4656 Monroe Street N.E. which is in the R-1 Zoning District. The lot size is 82.85 by 134.05 feet for a total square footage of approximately 11,106 square feet. The lot fronts on 47~h Avenue N.E. and includes some mature trees. In the recent past, this lot had been held for consideration to relocate the single family structure at 4157 Jackson Street (Ostrander home) to the site. Upon receiving cost estimates from house moving firms, Real Estate Equities Development Company determined that it was not cost effective to relocate this home to the site because of the size of the home and the need to relocate existing power poles and signs along the proposed route. Williams Design and Construction is proposing to construct a home in general accordance with the attached plans which show a single family structure of 24 feet by 44 feet with an attached garage of 22 feet by 22 feet. The proposed home foot print is 960 square feet with the proposed garage measuring 484 square feet. The proposed home will be of a split entry design with a living room, dining room, kitchen, bath, and two bedrooms in the upper level and future recreation room, two future bedrooms, future bath, and utility room shown on the plans for the lower floor plan. We have attached copies of the elevation drawings and site plan. The floor plans will be available at the meeting for your review. Mr. Williams noted that they built a home at 685 46 ½ Avenue N.E. in 1997 and early 1998. You'll note from their proposal letter of October 20, 2000 they would like to start construction this fall if the offer is accepted. The sale of the property by the City of Columbia Heights requires a first and second reading and becomes effective 30 days after the date the Ordinance is adopted. If the City Council is interested in accepting this purchase offer, the first reading may be held on November 13, 2000 with the second reading on November 27, 2000. The Ordinance would become effective 30 days thereafter resulting in a construction start date in late December, 2000. The Anoka County Assessors office shows an estimated market value for taxes payable 2001 of $31,300 for this property. The options available to the City Council are to accept the purchase offer subject to complying with the terms of our standard Sale and Development Agreement. The second option would be to propose a counter offer in an amount at least equivalent to the estimated market value set by Anoka County. A third option would be to publically advertise the sale of this property and to accept the offer which meets the criteria established by the City Council. In addition to the purchase price, in the past the Council has also been concerned about the quality, design, and construction value of the home to be constructed on the property. The Assessor's appraised value appears to be substantially above this offer. As the Council is aware, we have sold these vacant lots to developers in the past as they have approached us with requests. However, this offer is low, given that the property is so large. RECOMMENDED MOTION: Move to waive the reading of Ordinance No. 1422, there being ample copies available to the public. RECOMMENDED MOTION: Staff recommends either Option 2 or Option 3. If we agree to negotiate for the sale of this property, we should set a minimum acceptable price for the land closer to the appraised value. Attachments: COUNCIL ACTION: H:\consent\Ofl~r to Purchase 4656 Monroe St, YOUR REAL ESTATE NEEDS CUSTOM BUILT - QUALITY HOMES B.L. #4245 WILLIAMS DESIGN & CONSTRUCTION, INC. 19087 18GTH AVENUE BIG LAKE, MN 55309 (612) 263-7490 WILL/AMS DESIGN & CONSTRUCTION, I]~C. yOUR REAL ESTATE ~ - CU~IOM BnalLT - QUAIATY H0bIIES Bus. 763-263-7490 MOBam 840-0815 DIG. 901-9722 19087 18(~H AVE. BIG LAKE, MN 55309 ..re ~/ ~ 0 J Segment: Numb~i' 2527,3 i R I ~ ' gl ly - F,~ ~.l. den tial ~ in a Fam.l Street Feet 3treet Feet 33.000 Avenue Feet 177 000 A>enue Feet O 000 NC Alley Fee~ 0 000 :W Alley Feet 0 OOO Footd,3e 1 0 000 Fez, rage 2 0 000 Lot Sq.~,veL lllOG 000 Special Rule ~ Special Rule 2 ~33 -Exi~ PgBn -Nax~ FZ Help PgUp Prey F2~.Menu 0.000 on MONROE 3T 0 35170 on 47Tt4 AVE Plat oil MONROE ST Bloc], on Lot on Street Side on Optlonl orl TOR/A~S on HOUSE ~ on Division Date Combine Odte 9 Even ~o P,,~ge 2 FIO Delete Attached: Custome.'(,s) Property Screen PIN 20-30~-2,1-43-0097 Status 1 Regular' Units 0.000 Name CITY OF COLUMBIA HEIGHTS Permit Numbe~ 0 Year Lot ~ddress 4656 M_0NROE ST Segment Number 26270 .st Deecr ZoRe , Zalliilg ZORe Iilr'O t R-Z Res.idcntial Single Family 3t,'eet Feet O.000 orl MON?,OE ST ~ 83.000 oil 47TH AVE Plat 351701 Street Avenue .Fewt 177.000 oil MONROE ST Block Av:?nue Feet 0,000 ,sn Lot 9 NS All,a~, Feet 0.000 on Dtrc,~t Side Evei'l r:l..I Alley Y,:.et 0.000 oil 0p~Ljnl Foo~ag~z t 0.000 dn TOR/ABS Foc,~agc 2 0.0O0 oil HOUSS Lo~ Sq. Feet tl]00.000 Special Rule 1 Division Date; Special Rule 2 Con,bi,tu Ddte ESC Exit PgOn -Next F1 Ilelp F3 Page 2 FlO Delete PgUp-Prev F2-Menu PL'opert2 Screen Att~,zhed: Customer(,,) Gs:23sment5 PIN 26-30 21--,13-0097 Stutu,; t Regular Units Name CITY OF COLUMBI,% HOIG',ITS P~z;'lflZt Number 0 Yedr Lot Add;'2,~ 4656 MONROE ST Segment Numnbe~ Lut Decor 82 °5 " ~34 nF, .... ~=' ...... ............ [ Pi'up,:i LnT 9, E::CEPT WEST R0,AO AHO UTELtTY :,AOEXO:NT O','Er: ;'I0nT',I ~?~ FEET ~FE 0.00 0 ,_o27 3U3JECT TO VACANT LAND IN CITY OF COLUMBIA HEIGHTS ADDRESS PIN OWNER INFOR~TION 1334 44 l/2Ave. 36 30 24 21 0075 685 46 i/2Ave. 26 30 24 43 0133 4460 BuchananSt. 36 30 24 21 0160 4470 Buchanan St. 36 30 24 21 0161 4201 Cleveland St. 36 30 24 14 0008 3723 Jackson St. 35 30 24 44 0095 David Williams Soil Correction CITY,==~__~ HRA- Needs Soil Correctioq HRA - Needs Soil Correction CITY - Street not opened Tax Forfeit Condemned 73 x 140.9W/124.78E 82 x 149.05 83 x 100 82.95 x 100 100 x 234N/23t.46S 40 x 129.15 4501 Madison St. 26 30 24 43 0012 4656 Monroe St. 26 30 24 43 0097 3710 Pierce St. 36 30 24 34 0067 .1135 Polk Race 25 30 24 22 0051 3982 Van Buren St. 35 30 24 41 0086 4343Washington St 35 30 24 12 0187 Tax Forfeit City 7/95 Gregory F. Steiner 331-9108 Dolores Strand 571-1709 HRA - Commercial Lois J. Masko 4012 Standish Ave. S. Minneapolis, MN 55407 41.5 x 116.7 less drive ease. N.12' 70 x 80 70/90 x 144.12/146.52 62.5 x 129.15 55 x 143.65 Jane.g\ac~devlp\vacantld Ist ~y 23, 1997 STATE OF MINNEEOTA DEPARTMENT OF COMMERCE Qp: ~ Wn*.~s~k~8 ~L F ~L =0 CITY OF COLUMBIA HEIGHTS 590 40TH AVENUE N.e., COLUMBIA HEIGHTS, MN 55421-3878 (612) 782-2800 TDD 782-2806 COMMUNITY DEVELOPMENT DATE: OCTOBER 26, 2000 TO: MAYOR CITY COUNCIL CITY MANAGER FROM: TIM JOHNSON, CITY PLANNER 40th AVENUE SiNGLE-FAMILY ZONiNG Staff has prepared a brief analysis for the City Council to review regarding recent concerns about the current business zoning of properties on and adjacent to 40{" Avenue, and how the zoning effects existing single-family homes. The issue is whether or not single-family home owners in business districts are being unfairly treated by not allowing them to add onto their existing homes. Background: Both the current Zoning Ordinance and the proposed Zoning Ordinance treat existing single-family homes as legal non-conforming uses in LB (Limited Business) and RB (Retail Business) zones. Legal non-conforming uses are uses that don't conform to the zoning district. These uses are essentially considered 'grandfathered' until any changes are proposed. Section 9. 104 of the current Zoning Ordinance allows for normal maintenance of non- conforming uses, and incidental alterations, as long as the maintenance is non-structural in nature, and the alterations do not intensify the degree of non-conformity. What this means is that currently, single-family homes cannot be expanded in the LB or RB zones. Analysis: Staff has had a chance to visit this issue and believes that because of the relatively high number of existing single- family homes along 40th Avenue, the City may want to discuss the pro's and con's of the current and proposed zoning. The new Comprehensive Plan calls for 40th Avenue to remain somewhat commercial in nature, with a variety of mixed-use opportunities. These mixed use opportunities include transit-oriented development. community-center development, and transitional development. The mixed-use concept would incorporate medium and high-density housing along with neighborhood retail and commercial development. Staff believes that in order to follow trm-ough and maintain consistency with the plans now in place, the City should keep its current and proposed zoning language in place. Allowing for single-family homes to remain as conforming would tend to defeat the purpose of the Comprehensive Plan, the Zoning Ordinance, and Downtown Master Plan. The intent of these plans is to create and maintain neighborhoods that complement each other, and to provide opportunities for redevelopment by creating linkages. However, single-family homes have their place in creating community, but are they a good complementary use along the 40th Avenue stretch which is slated for redevelopment? The issues are such: 1 ) Under current business zoning, single-family homes camrot be expanded or added onto. This is fairly standard language for most cities in commercial zones. However, does commercial zoning of residential properties create valueless properties? 2) It appears that some homeowners and realtors are having a difficult time selling some homes zoned as business. Should the City allow for single-family homes to be permitted uses in commercial or mixed-use districts? 3) If the City would allow for single-family homes as permitted uses in the business or mixed-use zones, the entire non-conforming section of the zoning ordinance would need to be amended and/or changed. 4) One option the Council could consider would be to only allow for existing single-family homes to be permitted uses. However, this would defeat the purpose of the recent redevelopment plan. THE CITY Of COLUME~[A HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OF~ THE PROVISION Of SERVtCES EQUAL OppORtUNiTY EMPLOYER CITY OF COLUMBIA HEIGHTS 590 40TH AVENUE N.E., COLUMBIA HEIGHTS, MN 55421-3878 (612) 782-2800 TDD 782-2806 COMMUNITY DEVELOPMENT DATE: OCTOBER 26, 2000 TO: MAYOR CITY COUNCIL CITY MANAGER FROM: TIM JOHNSON, CITY PLANNER PRIOR HEIGHT VARIANCE REQUEST FOR DETACHED GARAGE Staff has prepared a brief update for the City Council in regards to the prior application for a height variance to allow for a detached garage to exceed fifteen (15) in height at 3711 Van Baren Street NE. Background: As you should be aware, the Council tabled a variance request at the September 11, 2000 meeting, and had asked staff to consider looking at ways of accommodating garage heights in excess of fifteen (15) feet. The City Council had approved the variance to allow for the proposed garage to be fifteen (15) rather than twenty (20) feet from the rear property line. Staff has extended the deadline for approval of this case until December 18, 2000, so as to avoid an automatic approval if not extended within 60 days. Staff has had numerous discussions regarding this issue and has come up with some suggestions for the City Council to review. Analysis: Upon staff review, one suggestion was to amend the zoning ordinance to maintain the current maximum height of accessory structures at fifteen (15) feet, but would allow for an exception if the architectural style and pitch matched that of the principal structure. This item will be discussed at one of the next few Planning Commission meetings, during which we will review the proposed Draft Zoning Ordinance. This option would allow for an exception and would not require a variance. However, the City Council would need to make a decision on the variance by December, 2000, as the Planning Commission is not planning on adopting the new ordinance until January 2001. If the City Council is agreeable to the suggestion above, staff would recommend that the Council approve the height variance with the understanding that the new ordinance would be consistent with their decision. Staff also discussed maintaining the existing fifteen (15) foot high restriction for accessory structures, as there are numerous other cities that have the exact same restriction in their ordinance. In this case we would leave the ordinance as is, and require that the applicant prove a hardship on a case by case basis.