HomeMy WebLinkAboutFebruary 6, 2001CITY OF COLUMBIA HEIGHTS
590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692
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PLANNING AND ZONING COMMISSION
WORK SESSION
7:00 P.M. TUESDAY, FEBRUARY 6, 2'001
CITY HALL CONFERENCE ROOM
590 N.E. 40TM AVENUE
Roll Call
Minutes from the Planning and Zoning Commission meeting of January 9, 2001 and the work session of
January 23, 2001.
New Business:
A. Site Plan Approval PMJ Group, Inc.
Case//2001-0201 Re: 4417 University Ave.
Staff Reports.
A. Continue review of proposed Zoning Ordinance.
5. Adjourn.
THE CiTY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES
EQUAL OPPORtUNitY EMPLOYER
Case: 2001-0201
Page: 1
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
FOR THE FEBRUARY 6, 2001 MEETING
Case ti: 2001-0201
GENERAL INFORMATION
Owner:
Address:
Mike Juaire
PMJ Group, Inc.
PO Box 43243
Brookly Park, MN 55443
(763) 382-0704
Applicant:
Same
Parcel Address: 4417 University Avenue N.E.
Zoning: LB, Limited Business District
Comprehensive Plan: C-Commercial
Surrounding Zoning
and Land Uses:
Zoning Land Use
North: LB North: Vacant - Residential
South: LB South: New Residential
East: R-2 East: Residential
West: R-2 West: Residential
BACKGROUND
Explanation qf Request:
The applicant requests site plan approval to permit construction of a four unit, rental townhouse,
multi-family building at 4417 University Avenue Northeast.
Case Histo~_ :
This property had been vacant for an extended period of time. However, in July 2000 the
abutting property fronting on 44~h Avenue to the south was approved for a similar style four unit
rental townhouses. The townhouses were then constructed in the fall of 2000 and are now fully
occupied In 1998 and 1999 a number of requests were submitted for City approvals, most notable
was submitted by Casey's General Store, which was denied due to noise and traffic concerns.
PMJ Group has purchased the northernmost parcel and combined lots 19, 20, 21 for a new parcel
measuring 120 ft. by 119 ft. The submitted plans show a building footprint of 88 ft. by 56 ft.
Case: 2001-0201
Page: 2
which includes 1,232 square feet of living space for each four units, and each with an attached
garage of 20 fi. by 20 fi., You will find attached a narrative describing the project proposal as
well as elevation drawings, and floor plans for these two level split entry design townhouse units.
ANALYSIS
Surrounding Property:
Surrounding property on the north, south, is zoned LB, Limited Business District and is used
residentially. Property to the east and west (of University Ave. and frontage road) is also used
residentially.
Technical Review:
The Zoning Ordinance specifies that this proposal is a permitted use in the LB District as noted
in Section 9.111 (1)(d), which states that "Multiple family buildings [are permitted uses] subject
to the lot area per family provisions of Section 9.110(4)."
The revised proposal meets and exceeds the minimum yard and density requirements of the
Zoning Ordinance as follows:
Lot Width shall be at least 50 fi. - subject parcel exceeds this requirement with a lot width
of 120 feet.
Minimum lot area shall be at least 10,000 sq. fi for each four units. - subject parcel
exceeds this requirement with 14,280 square feet.
Front Yard Setback shall be 12 fi. - the proposed building will front on the service road
facing University Avenue N.E. as currently proposed and exceeds the requirement with a
twenty foot setback. The twenty foot setback is necessary as the garage doors face a
street.
The Side Yard Setback shall be 15 ft. - the proposal will exceed this requirement with 16
foot setbacks from both property lines.
Rear Yard Setback shall be 20 fi. - the subject parcel exceeds this requirement with a 43
foot setback.
Parking requirements will be met as each unit includes a two stall attached garage which is 20 ft.
by 20 ft. However, this is the minimum recommended size for a two stall garage.
Compliance with City Comprehensive Plan:
The 1992 City Comprehensive Plan designates this area as a future redevelopment area as a
potential light rail transit development influence area. However, development of light rail transit
in the immediate future is not likely given fiscal and competitive constraints. The Land Use Plan
shows this area for development of a LRT station with medium density residential immediately
to the north (see attached). One goal of the land use and redevelopment plan is to protect the
nearby residential neighborhoods. In addition the plan promotes the rehabilitation of existing
development in the City. The proposal will not negatively impact any adjacent residential areas
Case #: 2001-0201
Page: 3
and will provide an appropriate aesthetic improvement to the former, vacant residential use, so
the proposal is considered to be consistent with that portion of the City Comprehensive Plan. The
recently built four-unit townhome building has provided visual improvement to this intersection
and this new development should provide the same.
The new Comprehensive Plan designates this area as Transit Oriented Development. As such, a
higher percentage of service-oriented commercial/retail development will be necessary with
high-density residential development providing the balance of the development. Permitting this
development to go forward will likely necessitate any future transit development to the south
side of this intersection or another of the identified sites along the corridor.
Positive aspects of this proposal are as follows:
· The proposal is an opportunity to meet the identified need for more upscale
townhouse and condominium style housing in the City.
· The proposal will provide an opportunity to enhance University Avenue, the tax
base will be increased, and the community image will be improved.
Negative aspects of this proposal are as follows:
1) The proposal will remove a potential site in the City for a LRT station, which is
identified in the 1992 Comprehensive Plan.
CONCLUSION
Staff Recommendation:
Staff recommends approval of the site plan to allow the construction of a four-unit, rental
townhouse multi-family building at 4417 University Avenue Northeast in the LB, Limited
Business District.
Recommended Motion:
Move to approve the site plan request to allow an 88 ft. by 56 fi., four unit rental townhouse
multi-family building at 4417 University Avenue Northeast in the LB, Limited Business District.
Attachments: Survey Site Plan; area map; completed application form; applicant narrative;
elevation drawings; floor plan drawings.
Pz2001-0201 4417UnivAveNE
CITY OF COLUHBIA HEIGHTS
pplication For,
Rezoning
Variance
Privacy Fence
Conditional Use Permit
Subdivision Approval
Site Plan Approval
Other
Street Address of Subject Property, ~}7
Les,1 Description of Subject Property,
Applicant
Address:
Description of Request:
e
Zoning:
Applicable City Ordinance Number
Present Zoning
Present Use
Reason for Request:
Section
Proposed Zoning
Proposed Use
8. l~ibtts Submitted (maps, diagrams, etc.)
e
Acknowledgment and Sisnature= The undersiined hereby represents upon all of the
penalties of law, for the purpose of inducing the City of Columbia Heights to take the
action herein requested, that all statements herein are true and that all work herein
mentioned will be done in accordance with the Ordinances of the City of Columbia Heights
and the laws of the State of.~innesota.
Signature of Applicant: ~/~~~ Date, /:~/0 /
· / C./// ' Taken By,--,~/~T-'/__
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Memo
Columbia Heights Planning Department
Michael P. Juaire, Owner, PMJ GROUP, INC.
01119/01
Description of Proposed 4Plex Project at 4417 University Ave. NE
The Purpose of this memo is to describe a proposal for a new construction 4Plex
project at 4417 University Ave. NE. presented by PMJ GROUP, INC.
The proposal is for the 4Plex to be constructed on Lots 19, 20, and 21 Block 20,
Columbia Heights Annex to Minneapolis. This property is owned by PMJ GROUP,
INC., as well as Lots 16, 17, and 18 of the same addition. A proposal was made to,
and approved by, the Columbia Heights Planning Commission in July of 2000 for a
4Plex to be built at 315 44~ Ave. NE (which included lots 16, 17, 18, and 19). The
proposal included removing Lot 19 from 315 44~ Ave., and adding it to 4417
University Ave. NE. The documentation for this lot split, and lot combination have
been submitted to the Anoka County Recorder.
The site plans for 315 44~ Ave. NE and 4417 University Ave. NE, for before and after
the lot change, are attached.
The plans for the 4Plex to be considered for this proposal are attached. The 4Plex
will have four Town house style units, with each unit including the following:
1,232 square feet of living space.
2 bedrooms
2 Bathrooms
Full Kitchen with range, dishwasher, and refrigerator
Utility and Laundry Room with Furnace, Central Air, washer, and dryer
2 car garage with automatic garage door openers
As shown in the site plan, the 4Plex will be positioned on 4417 University Ave. NE
with a 20 foot front yard, 16 foot side yards, and a 51 foot mar yard.
® Page I
CERTIFICATE'
FOR
I HEREBY CERTIFY THAT 'THIS SURVEY. PLAN OR REPORT
vas .REPAREO .Y .~ OR L--)ER .Y O,.~C~ SUPERV,S~O.
AND ~T I ~ A ~Y L~ENSED LAN~ SURVEYOR ruDER
RUn,ell J. Kurlh. L.L.S. No. 16113
OF SURVEY
OgEASUREMENTS SHOVN IN FEET AND DECIMALS OF A FOOT)
o ~o
SCALE 11'4 FEET
· 4002 ~_FFERSON ST. N.E..
CO[UM3IA IJ~IOH'I-S. IvlN. 55421
(612) 788-g769 FAX 1612) 788-7602
DATE -.~m~, \"~j Z. CK)~
0 : IRON MONUMENT
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TRACT A (Existine~
Lots 16, 17, 18, and 19, Block 20, COLUMBIA HEIGHTS ANNEX TO MINNEAPOLIS,
Anoka County, Minnesota, except that part of said lots taken for highway purposes.
TRACT A (Propos, ed)
Lots 16, 17 and 18, Block 20, COLUMBIA HEIGHTS ANNEX TO MINNEAPOLIS, Anoka
County, Minnesota, except that part of said lots taken for highway purposes.
TRACT B (Existimt}
Lots 20 and 21, Block 20, COLUMBIA HEIGHTS ANNEX TO MINNEAPOLIS, Anoka
County, Minnesota, except that part of said lots taken for highway purposes.
TRACT B (Proposed)
Lots 19, 20 and 21, Block 20, COLUMBIA HEIGHTS ANNEX TO 1VHNNEApoLIs, Anoka
County, Minnesota, except that part of said lOts taken for highway purposes.
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