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HomeMy WebLinkAboutOctober 2, 2001MEMBERS Tom Ramsdell, Chair Donna Schmitt Ted Yehle Stephen W. Johnson Tammera Ericson PLANNING AND ZONING COMMISSION REGULAR MEETING 7:00 P.M. TUESDAY, OCTOBER 2 2001 CITY HALL COUNCIL CHAMBERS 590 N.E. 40TM AVENUE Roll Call. Minutes from the Planning and Zoning Commission meeting of September 4, 2001. Public Hearings: Lot Split Habitat for Humanity Case #2001-1016 4401 Quincy Street NE New Business: · Purchase of property at 3718 Central Avenue Miscellaneous: · Planning Related Articles Adjourn. PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING SEPTEMBER 4, 2001 7:00 PM The meeting was called to order at 7:00 pm by Chairperson Ramsdell. Roll Call: Commission Members present-Ramsdell, Ericson, Schmitt, and Yehle. Commission Member Johnson was absent. Also present were Tim Johnson (City Planner) and Shelley Hanson (Secretary). Motion by Yehle, seconded by Ericson, to approve the minutes from the meeting of August 7, 2001, with the following correction: Page PUBLIC HEARINGS A. Rezoning Case #: 2001-0915 2, paragraph 2, should read (46th Ave and 4th St.). All ayes. MOTION PASSED. 37t~ & Johnson Hair Salon, Dave's Heating & AC 1529 and 1601 37~ Avenue NE ?lanner Johnson explained the applicants have applied for the rezoning of property at 1529 and 1601 37~h Avenue NE from R-2, Single and Two-Family Residential District, to LB, Limited Business District. There are no prior Planning or Zoning cases on either of these two parcels. However, the history of these two properties are such: The structure at 1529 37th Ave that currently houses the 37th and Johnson Hair Company was built in the 1950's and was initially used as a small grocery store. Since the late 1970's, the structure has been a hair salon. The structure at 1601 37~h Ave currently occupied by Dave's Heating & AC and Appliance, was previously used by Commer's Water Softener and as a floral shop, but has been occupied by Dave's since the early 1980's. Both structures have always functioned as commercial businesses, but according to Zoning records, have always been zoned Residential. The property to the north is zoned R-2, and is used residentially. The property to the west of 1529 37~ Ave is zoned R-2 and is used residentially. The property to the east of 1601 37~ Ave is zoned as R-2 and is used residentially, The properties to the south are in the City of Minneapolis. Planner Johnson stated the subject properties are currently zoned R-2, Single and Two-Family Residential, and the uses of the property are commercial. When evaluating a rezoning request it is important to consider how the proposed zoning change fits in with the surrounding area. Although the surrounding area is entirely residential, these two comer properties have always maintained some commercial purpose over the years. But for some reason, the properties were never correctly zoned for commercial purposes. Both businesses are currently considered non-conforming uses. PLANNING & ZONING COMMMISION MINUTES OF THE MEETING OF SEPTEMBER 4, 2001 PAGE 2 The 372 and Johnson Hair Salon if rezoned, would be a permitted use in the LB (Limited Business District), as it is considered a professional service and would be an appropriate use in the Limited Business District. Dave's Refrigeration could also be considered a permitted use in the LB District, as the business is also considered a professional service, but is a questionable use in this district because of its intensity. This particular business is a more intensive use than would typically be allowed in the Limited Business District. The business provides service repair on-site and utilizes a number of delivery trucks, which is more than the parcel can handle. The 1601 37th Ave parcel is 26 feet wide, which is almost entirely occupied by the structure, and has no on-site parking for employees, customers, or delivery trucks. This use seems most compatible in the commercial districts on University or Central Avenues. However, the business is considered 'grand fathered'. Minimum Yard and Density Requirements of the LB (Limited Business District) are as follows: Minimum Lot Area shall be at least 6,000 square feet - subject parcels do not meet this requirement; However, these are previously platted lots. Minimum Lot Width shall be 40 feet - subject parcel at 1529 37m Avenue meets this requirement with 50 feet of lot width, but 1601 37'h Avenue does not meet this requirement with a lot width of 26 feet. However both structures are 'grandfathered' Front Yard Setback shall be 12 feet - both structures were built a number of years ago and both structures are within a few feet of the front property line, but are considered 'grandfathered'. Side yard shall be 15 feet and comer side yard shall be 10 feet; Both structures are approximately a few feet fi:om the comer side yard property line. Required Findings: As indicated in the new Zoning and Development Ordinance, the Planning Commission and the City Council shall make each of the following findings before rezoning property: · The amendment is consistent with the City Comprehensive Plan - The Comprehensive Plan currently designates these parcels for future iow-density residential use. However, the City is waiting for the Metropolitan Council to determine if they will recommend for a future land use change fi:om Iow density residential to commercial. · The amendment is in the public interest and is not solely for the benefit of a single property owner - The rezoning is being requested fi:om two business owners. The two owners are requesting that they be rezoned so that appropriate future commercial uses in these structures can be considered legal conforming businesses. · Where the amendment is to change the zoning classification of a particular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification - Staff believes that a rezoning to LB (Limited Business) zoning will not adversely effect the neighborhood. The parcels have always been and are currently being used for commercial purposes, and a rezoning to LB would be a practical solution to legitimize the future of these commercial structures. PLANNING & ZONING COMMISSION MINTUES OF THE MEETING OF SPETEMBER 4, 2001 PAGE 3 The Planning Commission had asked for a list of permitted and conditional uses for the LB District which are listed below. As indicated in the ordinance, the purpose of the LB District is to provide appropriate locations for limited retail sales and services for the convenience of adjacent residential neighborhoods. Multi-family dwellings are allowed in the LB, but neither of these parcels would be large enough to accommodate high density housing. · Government offices are allowed in the LB, but neither of these parcels would be large enough to accommodate this use. · Public park and/or playgrounds are allowed; This could be an appropriate future use of the 1601 37~' Avenue parcel if the building was ever demolished. · ' Medical, dental, veterinary clinics are allowed. However, neither site could support a large clinic of any kind. · Office space would be ideal for both of these buildings, but the parking would still be an issue for 1601 3Th Ave. A small office of some sort would seem to be an appropriate reuse for 1529 37'~ Avenue. · Professional service or professional studio would also be an ideal reuse for these buildings. Dave's space would be ideal for a studio of some sort because it wouldn't generate the traffic that currently exists. But it would depend upon the type of business and its needs, especially parking. · Retail Sales and a Coffee shop/deli (subject to CUP) would also be an appropriate reuse for the 1529 37~ Avenue location ifrezoned to LB, but these uses would need to be evaluated for parking needs as well. An issue that should be addressed is the off-street parking requirements for these parcels. Obviously both businesses are considered 'grandfathered' even without the zoning change, but furore uses will need to be analyzed in relation to intensity and need for off-street parking. The 37~ and Johnson Hair Salon parcel has more than the required number of parking spaces for its use. However, Dave's Heating & AC and Appliance has zero (0) off-street parking spaces, and any future use of this space would not have any either unless another site were used or a shared parking arrangement could be made. It is possible that the 1529 property could be used to achieve some off-street parking for the 1601 property. It should also be mentioned that several adjacent residential property owners have contacted staff regarding this issue and have expressed their concerns about tiffs rezoning issue. The neighbors expressed their frustration mostly with Dave's business, including outside storage, and vehicle parking and unloading. Several neighbors were also concerned about any future business opportunities in these structures and their potential impact on the neighborhood. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF SEPTEMBER 4, 2001 PAGE 4 The City Comprehensive Plan designates this area for future low density residential development. However, staff has submitted a simple Comprehensive Plan amendment to the Metropolitan Council addressing this request for future land use change, and should be receiving a response shortly. It should also be noted that these structures have always maintained some form of commercial use so a change in the future use of this land to allow for commercial would seem to be consistent with prior uses. The positive aspects of this proposal are as follows: 1. Rezoning these properties to LB, (Limited Business) will allow for the properties to be sold in the future for legitimate limited commercial opportunities. 2. Rezoning these properties to LB will allow for the zoning to be consistent with future land uses. The negative aspects of this proposal are as follows: 1. The proposal does not comply with the recently adopted City Comprehensive Plan. ,~.~ 2. The issue of spot zoning could be argued, but staff does not believe that the rezoning of these two parcels would necessarily constitute spot zoning. Staff recommends approval of the rezoning of 1529 and 1601 374 Avenue NE, from R-2 (Single and Two- Family Residential) to LB, Limited Business, as the proposal is in the best interests of the public, and these buildings cannot reasonably be put to use under current residential zoning. Commission Member Yehle asked if Dave's was ever tore down, if the site would be large enough for another structure. Planner Johnson stated that it would take a number of variances for this property ever to be useable again. The properties on either side of it could possibly purchase it for extra green space if they chose to do so. Chairperson Ramsdell explained to Mr. Roberts that by re-zoning his property, he would have a slightly better chance of selling it than he does now, when the time comes that he wishes to do so. Mr. Roberts stated he knows he has outgrown the current site and is keeping his eyes open for a possible relocation site. Ms. Neeb told the commission she has taken her property offthe market until this situation is resolved. She is hoping that the re-zoning will open up the list of possible buyers for her business site. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF SEPTEMBER 4, 2001 PAGE 5 Georgene Baker fi.om 1621 372 Avenue questioned what uses would be allowed in LB. Chairperson Ramsdell read the list of allowable uses in this district. Some of the listed businesses would not be suitable due to the size of the lots and lack of parking. Roger Shafsky of 3719 Johnson St passed out pictures he had taken of some of the parking problems, trucks unloading, storage of equipment, etc. that the neighbors have had to contend with caused by Dave's business. At times there have been as many as 13-14 cars parked along the street. This prohibits street sweeping and snow plowing from taking place as it should due to lack of access for the City crews. Kim Trombley of 3716 Johnson St said the neighborhood is mostly concerned with Dave's business and that by re-zoning these two sites that it could intensify the use of Diane's also. Chairperson Ramsdell again explained if the properties are re-zoned, only certain businesses would be allowed and these types of businesses would be more compatible with the neighborhood, and may actually make it easier for them to ~--sell their property to someone else. Helen Olson of 1625 37th Ave asked ifa business could force a residential neighbor to sell their house so the business could expand. She was informed this cannot happen. Marge Ubl of 3707 and 3715 Johnson St stated she would like to see the re-zoning go through so they both could move from their present locations. She feels it would benefit the neighborhood to expand the list of potential buyers so more appropriate businesses could locate there. A resident asked if the city could purchase the lot by eminent domain and make a green space out of it. She was told, yes, they could, but that is highly unlikely. Chairperson Ramsdell closed the Public Hearing after everyone had voiced his/her concerns. Motion by Ericson, seconded by Yehle to recommend City Council approve the rezoning of 1529 37h Avenue NE and 1601 37th Avenue NE from R-2, Single and Two-Family Residential District, to LB, Limited Business District, as the rezoning is consistent with the commercial land use, and these buildings cannot reasonably be put to use under current residential zoning. All ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF SEPTEMBER 4, 2001 PAGE 6 NEW BUSINESS 1. Sale of the Property at 4656 Monroe St NE. The City cun'ently owns a vacant lot at 4656 Monroe St that is to be sold through a public bidding process. The property will be sold for a single family residential home. MN Statute 462.356 requires the Planning Commission be notified of the intent to purchase or sell land. The new Comprehensive Plan designates this property for low density residential and the proposed sale for development is consistent with this use. Motion by Ramsdell, seconded by Schmitt to support the action of the Columbia Heights City Council to sell the property at 4656 Monroe St NE, provided the future development of this parcel remains consistent with the City Comprehensive Plan. All ayes. MOTION PASSED. STAFF REPORTS 1. The City Council recently discussed the accessory structure issue. They recommended amending the Zoning Ordinance fi.om the present language of: An accessory structure, or any combination of accessory structures, storage sheds, and attached garages, shall not exceed one thousand (1,000) square feet in area; To~ "For single and two-family residential dwellings, no detached garage or detached accessory structure or combination of detached garages or detached accessory structures shall exceed 1,000 square feet. Nor shall any detached accessory garage or accessory structure footprint exceed the footprint of the principal structure (excluding any attached garage area). In addition, no attached garage shall exceed 1,000 square feet, when an attached garage is present, a single detached garage or detached structure is allowed not to exceed 600 square feet with an additional allowance of a maximum of 150 square feet for a storage shed or other accessory structure." There was some discussion regarding this issue. Chairperson Ramsdell felt the square footage on the storage shed should be set at 120 square feet as that is the size most commonly sold or constructed. Commission member Schmitt said that this amendment may help people with very large lots like Mr. Abrahams, but at the same time, becomes more restrictive than our present language for those that have single attached garages. Those residents would be restricted by the new language to a 600 square foot detached structure, compared to a possible detached structure of approximately 720 square feet under the "-"resent language. Commissioner Schmitt felt there are many more residents in this situation than there are ,'esidents with extra large lots, and it is the commission's job to do what is best for the majority of the community. She felt that the present language of the ordinance, which has been reviewed many times, should remain as is. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF SEPTEMBER 4, 2001 PAGE 7 A recess was called at 8:45 pm. The Commission re-convened at 8:50 pm. Motion by Ramsdell, seconded by Yehle to recommend the City Council leave the Ordinance pertaining to accessory structures as is. All ayes. MOTION PASSED. Chairperson Ramsdell directed Planner Johnson to relay the action taken by the commission to the City Council. He instructed Johnson to inform them it is because of the number of properties that could possibly be affected or restricted with the new language in an attempt to accommodate the one or two residents that have properties with larger than normal square footage. The Commission felt there are many more properties in this City with single attached garages that may wish to have a detached accessory structure, and the commission needs to protect their ri~hts also. They felt the present language was the best for the majority of the situations that may be addressed by residents. Motion by Yehle, seconded by Schmitt to adjourn the meeting at 9:00pm. Respectfully submitted, Shelley Hanson Secretary Case: 2001-1016 Page: 1 STAFF REPORT TO THF. PLANNING AND ZONING COMMISSION FOR THE. OCTOBER 2, 2001 PUBLIC HEARING Case#: 2001-1016 GENERAL INFORMATION Owner: Address: Phone: Parcel Address: 4401 Quincy Street NE Zoning: R-2, Single and Two-Family Residential Comprehensive Plan: LDR, Low Density Residential Habitat for Humanity 4401 Quincy Street NE Columbia Heights, MN (612) 331-4090 Surrounding Zoning and Land Uses: Zoning North: R-2 South: R-2 East: R-2 West: R-2 Applicant: same Land Use North: Residential South: Jackson Pond East: Residential West: Residential BACKGROUND Explanation qf Request: A request for a lot split of the property located at 4401 Quincy Street NE. Currently 4401 Quincy Street is made up of two parcels measuring 40 feet by 128 feet, and one parcel measuring 20 feet by 128 feet. Habitat for Humanity is proposing to split these properties in half, thereby creating two new parcels, each measuring approximately 50 feet by 128 feet. Case History: There are no previous Planning and Zoning Commission cases on this site. Case: 2001-1016 Page: 2 ANALYSIS Surrounding Property: The surrounding property in all four directions is zoned R-2, single and two-family residential and is used residentially. Technical Review: Section 9.410(5) of the Columbia Heights Zoning Ordinance requires that an application for a lot split be reviewed by the Planning and Zoning Commission, which shall make findings and submit its recommendation to the City Council. Section 9.903 of the Columbia Heights Zoning Ordinance regulates lot area, width, and yard requirements in the R-2 District, and Section 9.603 regulates accessory structures. Applicable requirements are as follows. Minimum lot size shall be 9,000 square feet for both twinhome lots or 4,500 for each twinhome lot - Parcel "A" will be 6,444 square feet and Parcel "B" will be 6,443 square feet, both of which meet and exceed minimum lot size requirements. Minimum lot width shall be 60 feet - Both parcels together are 100 feet wide, exceeding requirements. Front yard shall be a minimum of 25 feet - The proposed twinhome building on Parcel A will be 25.41 feet from the front property line, and the proposed twinhome building on Parcel B will be 25 feet from the front property line. Rear yard ~hall be 20% of lot depth - The proposed twinhome buildings on Parcel A and Parcel B will both meet this requirement. Side yards shall be at least five feet - The proposed twinhomes on Parcel A and Parcel B will meet all setbacks from side property lines, which exceed 5 feet. The comer side yard setbacks will be approximately 18 feet, also exceeding requirements. Detached accessory structures shall be at least 3 feet away from side and rear property lines - The proposed detached garage for Parcel A will be 5 and 25 feet from the north and south side yard property lines respectively, and the detached garage for Parcel B will be 16 and 14 feet from the north and south side yard property lines respectively. Any lot over 6,500 square feet may have a lot coverage of up to 30% - the lot coverages on Parcel A and Parcel B will be well under 30%, so the proposal meets these requirements. The survey submitted includes perimeter easements of five (5) feet on the north, east, and south property lines, as well as a ten (10) foot easement on the west property line facing Quincy Street, as requested by the City Engineer. Compliance with City Comprehensive Plan: The City Comprehensive Plan designates this area as future low-density residential development. Case: 2001-1016 Page: 3 Summary.'. The positive aspects of this proposal are as follows. 1. The proposal is consistent with the City Comprehensive Plan and meets the minimum requirements of the Columbia Heights Zoning Ordinance. 2. This will be the first twin_home constructed in the City of Columbia Heights. CONCLUSION Staff Recommendation: Staff recommends approval of the lot split as it meets the technical standards of the Zoning Ordinance and is consistent with the City Comprehensive Plan. Recommended Motion: Move to recommend City Council approval of the lot split as it is consistent with City subdivision standards. Attachments: Completed application form; Certificate of Survey; Area map; Resolution; and Notice of Public Heating ~_AuDlication For: Rezoning Variance Privacy Fence Condi=ional Use Permit Subdivision Approval $1Ce Plan Approval Other ' CITY OF COLUMBIA HEIGHTS x (Lot Split) Application Da:~:_ Sept. 12, 200] Case No: Fee: ~15N.Nfi Date Paid Kecetpt No: 1. Street Xddres~ of Subject Property: ~N1 ~ncy_ R~ ~ (PTD qK_qN_24-ll-~N54) 2. Legal Description of Subject Property:Lots 16. 17. and the South 1/2 of Lo~ 18, 3. Applicant: 4. Owner: Name: Twin Citi~ Nmhieae F~r ~]mmnlty, Inc. (TCHFH) Name: Gary J. Pikala Address: 3001 4th St. SE. Mpl~., MN 55414 Address: Phone: (~12) 331-4090 Phone: 5. Description of Request: Divide the existinq tax parcel into two tax parcels in ,-- accordance w~th th~ ~n~l~a ~u~v~v. Zoning: Applicable City Ordinance Number Present Zoning. R2 Residential Present Use Residential S~ng~-F~m~ly Section Proposed Zoning R2 R~d~n~l Proposed Use Re~. ~ng~e-F~md~y 7. Reason for Request: TCHi~4 prapo~d ~ h~lH ~ np~-mnn~m~P~nn twin are qained. TCFT~4 w411 ~m~( r~ ~.hA ?rn?~r~_.v (n ~rl_v O~.~h~_r. Exhibits Submitted (maps, dia~rams, etc.) ~perty survey showino proposed boundaries. penalties of la~, for the action herein requested, tl mentioned ~ill be done ~. /'-'and the lays of the State Signature of Applicant~_/. J Acknowledgment and Si~ature: The unders£sned hereby represents upon all o£ the )urpose of inducin8 the City of Columbia Heights to take the /all statements herein are true and that all work herein rdance w/~ the Or,antes o~ the City of Columbia Heights ir~esot~. / Taken By: Tho/nas Ramsdet/, Cha~ Ted Y~h/e Z2onna $chrnitt Stephan JohAson Tamara Ericson PLANNING AND ZONING COMMISSION NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning and Zoning Commission will conduct a public hearing in the City Council Chambers of City Hall, 590 N.E. 40th Avenue, at 7:00 p.m. on Tuesday, October 2 2001. The order of business is as follows: A request for a lot split of the property located at 4401 Quincy Street NE. The current property measures approximately 100 feet by 129 feet and consists of 2 ~lots. The proposed split will allow for a twinhome which will split these lots down the center, thereby creating two new lots. Section 9.410 of the Columbia Heights Zoning Ordinance requires that an application for a lot split be reviewed by the Planning and Zoning Commission, which shall submit its findings and provide a recommendation to the City Council. Notice is hereby given that all persons having an interest will be given an opportunity to be heard. For questions, you may contact Tim Johnson, City Planner, at 763-706-3673. Planning and Zoning Commission CITY OF COLUMBIA HEIGHTS Walt Fehst City Manager tj 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 hearing impaired only.) 4510 4512 4500 ~ 4504 45TH AVE 4455 4454 4442 69.2' 60.0' 129.2' 4456 808 4450 4445 4444 4441 4436 4433 ....... .,4432 4429 4426- 4421 4420 4417 4416 4413 4412 4400 ?29.2' 4457 4456 4453 4452 4449 4448 4445 4444 4441 4440 4436 4433 4430 4431 442~ 4427 4423 4420 441 ~ 4414 4415 4411 4408 4407 4404 4405 4400 4452 4456 4449 4450 4447 4450 4446 4445 4440 4440 4459 4456 4459 4456 4452 4431 4ff32 4435 4438 4428 4424 4427 4426 4425 ;' 4424 4422 4421/ 4420 4421 4416 4414 4416 441.3 4415 4410 4408 4408 ~-~404 4409 4404 .400 g 44'01 4400 4400 '!44TH AVE 4356 ~ 670 4345 4348 4341 4338 4337 4326 4531 4325 4321 4320 4307 4549 4350 4344' 4541 4336 4323 4528 4321 4324 4319 4322 4311 4512 ~ 4304 '* 4300 4556 4550 4338 4334 4301 4300 4326 4320 4312 4306 45RD AVE 4257 4256 4251 4250 4247 4246 4243 4240 4237 4238 4233 H = 4257 4258 F--- 700 : 4256 ~ ~ 4257 4256 ~256 U ~ 4253 4252 ~ ~ 4255 4252 ~ 4250 4250 ~ 4249 4248 4251 4250 ~ 42~5 4242 4243 4240 ~ 4243 4242 ~ 4241 42~ 4236 4237 4236 ~239 ~258 ~ 4237 , 4256 444 Twin Ci'oie~ HAI31TAT FOE HUMANITY Bui~''~ ' Community 3001 Fourth Street SE Minneapolis MN 55414 612 331-4090 Fax 612 331-1540 www. tchabitat.org September 12, 2001 Mr. Tim Johnson City of Columbia Heights 590 40~ Avenue NE Columbia Heights, MN 55421 Dear Tim: Enclosed is our application for Administrative Lot Split for the property at 4401 Quincy Street NE. We are requesting that the existing tax parcel be divided in accordance with the survey that accompanies our application. Our objective is to build a twin home on the lot line that would be created as a result of the split, thus creating two new units of housing. Our research indicates xve would meet all the lot size and setback requirements and comply with the existing zoning code that applies to the property. As you know, the City has an agreement with the current owner for purchase of the property. Shortly thereafter, our organization will acquire the property from the City. We antic/pate that we w/Il be in title to the property by October 101 Please process our application as soon as possible. It is my understanding that our request for the lot split will be reviewed by the Planning Commission on October 2, and we would like to apply for a building permit as soon after that date as possible, provided the proposed lot split is approved. Please contact me at (612) 331-4090, extension 672, or Bill Powell at extension 638, with any questions or concerns you may have. Your help is appreciated. Matt Soucek Real Estate Associate CC: Julie Gugin, TCHFH Ryan Karis, TCHFH Bill Powell, TCHFH Equal Housing Opportunity Agency / Equal Opportunity Employer RESOLUTION NO. 2001 - 57 SUBDIVISION REQUEST CiTY OF COLUMBIA HEIGHTS 590 - 40TH AVENUE N.E. COLUMBIA HEIGHTS, MN 55421 I, Julie Gugin, Vice President, for Twin Cities Habitat for Humanity, Inc., hereby request a split of PIN 35 30 24 11 0054 Legally described as: Lots 16, 17 and the South Y= of Lot 18, Block 11, Columbia Heights Annex to Minneapolis, Anoka County, Minnesota. THE DESCRIPTION HENCEFORTH TO BE: Pamel A The South Half of Lot 18, and the North 30.00 feet of Lot 17, Block 11, Columbia Heights to Minneapolis, Anoka County, Minnesota. Subject to proposed easement described below. Annex Parcel B Lot 16 and that part of Lot 17 lying southerly of the northerly 30.00 feet thereof Block 11, Columbia Heights Annex to Minneapolis, Anoka County, Minnesota. Subject to proposed easement described below. Proposed Easement A permanent easement for drainage and utility purposes over under and across the south 5.00 feet of Lot 16; the north 5.00 feet of the south half of Lot 18; the east 5.00 feet of Lots 16, 17 and the south half of Lot 18; and the west 10.00 feet of Lots 16, 17 and the south half of Lot 18, all in Block 11, Columbia Heights Annex to Minneapolis, Anoka County, Minnesota. Be it further resolved that special assessments of record in the office of the City of Columbia Heights as of this day, against the above described property, in the amount of $38.68 are delinquent and are being certified to Anoka County to be added to the real estate taxes payable in 2002. There is currently a pending assessment in the amount of $1794.00 to be divided. Any pending or future assessments will be levied according to the new split as approved this day. Any lot split given approval shall become invalid if the resolution, motion or other Council action approving the said lot split is not filed with the County Recorder within one (I) year of the date of the Council action. PLANNING & ZONING DEPARTMENT ACTION: This day of ,2001. Offered by: Seconded by: Roll Call: Zoning Officer Julie Gugin, Vice President of Twin Cities Habitat for Humanity, Inc. Signature of Owner, Notarized 3001 4~' St. SE, Minneapolis, MN 55414 Owner's Address Telephone No. 612-331-4090 SUBSCRIBED AND SWORN TO BEFORE ME this., day of .., 2001. CITY COUNCIL ACTION: Notary Public This ~ day of Offered by: Seconded by: Roll Call: ,2001. Patrlcia Muscovitz, Deputy City Clerk Mayor Gary L. Peterson FEE $150.00 DATE PAID ~'-/~/-~. =,/RECEIPT No.: Garage I p~so~Jd J Residence Res~ence I I I I Z SEND US YOUR STAFF REPORTS...ON DEVELOP- HENT PROPOSALS The APA Research Department is conducting research for a manual on how to write better staff development review reports. The manual, which will be published as a Planning Advisory Service Report next year, will cover staff reports on rezoning, subdivisions, conditional uses, vari- ances, and similar applications or pro- posals for development. One issue it will cover is how to digest large amounts of technical information (including recommendations from other local government departments) for lay boards and elected officials in easily readable and understandable formats. We would like to receive examples of well-written, well-organized staff reports and internal memoranda on preparing such reports, as well' as materials on development impact reviews, review criteria, and methods of determining consistency, with vari- ~ ous comprehensive plan elements and proposed developments. Please send these materials to Marya Morris, AICP, Senior Research Associate, c/o APA, 122 South Michigan Avenue, Suite 1600, Chicago, Illinois, 60603. Envelopes should be marked "Development Review Reports." NEW HOPE FOR DESERTED "BIG-BOX" STORES Washington, D.C. -- At one time or another, each community comes face to face with the dreaded remnants of an abandoned retail anchor :- the '"big-box" full of shopping promise that now stands dark and empty. While many retailers relocate for larg- · er space, today's ·economic indictors suggest that cutbacks will be prompt- ing "big-box" closures for some time yet. Following last year's bankruptcy announcement, Chicago-based Montgomery Ward completed the closing of 250 stores in March; J.C. Penney plans to close 47 stores; Sears will close at least 89 stores; Bradlee's, Office Max and Ames have all announced closures and cutbacks slat- ed for this year. Abandoned parking lots and dark stores quickly attract broken glass, damaged window boards and offer an unsightly and potentially dangerous element to communities. The American Planning Association's Suly issue of Zoning News highlights two examples of collaborative panner- ships between Wal-Mart, Eckerds and local planning officials to prevent the blight associated with retail reloca- · tion. Wal-Mart's cooperation with the Evanston, Wyoming Planning Dept., and Eckerds' cooperation with Georgia's Peachtree City City Council, resulted in successful retail relocation that retained community aesthetics and managed growth using methods that can be easily replicated in communities nationwide:' "Any town can do what Evanston and Peachtree City did with Wal-Mart and Eckerds," said Jim Schwab, Editor of Zoning News. "In a classic win-win situation, the companies obtained the desired ne~v space, and the' old space avoided long-term abandonment." Last year, when Wal-Mart officials approached Evanston city leaders about vacating an existing store for larger space on the outskirts of town, they were met with initial resistance. Evanston's comprehensive plan focused on preserving the city's archi- tectural heritage and managing growth, and city leaders were already facing concerns about the prolifera-' tion of local big-box retailers. Rather than refuse Wal-Mart altogeth- er, Evanston officials deferred judg- ment and began a review process and negotiations with the company. As a result, the corporation agreed to assist the city in placing new tenants in the building and sublet the property if -:7 necessary. Wal-Mart also agreed to maintenance provisions including lighting of the parking lot and por- tions of the interior, sign removal and .. repainting. Following Wal-Mart's contractual marketing efforts and non- exclusive listing with Realtors for a capped fee, a local groUP is currently considering purchase of the property within a time frame that would pre- vent the s~ore from going dark at all. A similar case can be found in Peachtree City where Eckerds drug- store chain approached city officials with a plan to construct larger, more modem space. City officials were pleased when Eckerds agreed to hold offconstruction until the current space was leased to a new tenant. It was during this process that local planners had to address a common -- commercial real estate situation: ten- ants vacate a property but continue to pay rent to a landlord who then has no incentive to lease the property. Similarly, companies who own com- mercial real estate often vacate and _ refuse to lease the property to a com- petitor, leaving it dark instead. Peachtree City officials have now passed an ordinance that prohibi!s tenants from voluntarily vacating the premises while preventing occupation by another tenant. The ordinance also includes property maintenance requirements, a veritable disincentive for any company to hold on to prop- erty it does not intend to use. "Dark stores bring both inherent and' perceived community value down," said Shannon Armstrong, APA Research Associate and Planning Advisory Service Supervisor. "Wal- Mart and Eckerds have taken the lead in working with planners to retain community value and protect retail investments by taking simple steps that can be mirrored anywhere in America." Source: APA press release. See uovw. t~l anning, o~Tg/inf o/f orthep- ress/2OO l f!p/fipO815O l.htm pla Newsbriefs: Sprawl and Hore SUBURBS NOW RIVAL CITIES AS TOP SITES FOR OFFICES Downtowns losing share to new "edgeless cities" Suburbs now contain the majority of office space in many of the country's top metropolitan office markets, according to a new study by the Brookings Institution Center on Urban and Metropolitan Policy. Before 1980, central cities dominated the office market, but over the last two decades, office space has become much more dispersed..The old, cen- tral-city downtown has lost its prima- cy in most major office markets. According to Bruce Katz, Director of the Center on Urban and Metropolitan Policy, "This study con- firms that sprawl and decentralization are the dominant trends in the American economy today. It p.roVides more evidence of why We are increasingly stuck in traffic, losing open space and breathing polluted air., In addition to examining the city-sub- urban trend in office space, the study compares the amount of office space in a metropolitan area's primary downtown with the amount found in "edgeless cities." An edgeless city is deemed as a highly dispersed office cluster, lacking clear boundaries, and containing less than 5 million square feet of office space (as compared to an "edge city," which has recognized borders and contains at least 5 mil- lion square feet). Nationwide, 38 per- cent of office space was found in tra- ditional downtown areas, while 37 percent was found in edgeless loca- tions in 1999. Based on the percent of office space in a traditional downtown versus in an edgeless city, the study classifies thirteen top metropolitan office mar- kets as either "core dominated," "bal- anced," "dispersed," or "edgeless." New York and Chicago are "core dominated." Boston, Washington D.C., Denver, Los Angeles, and San.. · Francisco are "balanced." "Dispersed" Cities include Dallas, Houston, · Atlanta and Detroit. The "edgeless" cities identified in the study are Philadelphia and Miami. Robert E. Lang, of the Fannie Mae Foundation, the study's author, said, "Edgeless cities should concern any- one seeking to curb sprawl because they are the most dispersed, low-den- sity form of development. They are not mixed-use, pedestrian fhendly, or accessible by transit, and they cannot be remade into traditional down- towns. They represent a new and dif- ferent urban form." wHo SPRAWLS THE MOST?. Contrary to conventional wisdom, cities in the East are sprawling - faster than their West coast coun- terparts. A recent Study-by the Brookings' Institution indicates that, in many ways, the conventional wisdom about metropolitan densities and sprawl in the United States is inaccurate. The authors, William Fulton, Rolf Pendall, Mai Nguyen, and Alicia Harrison, calculated the density of every metro- politan area in the United States between 1982 and 1997. Density was defined as the population (estimated from the decenaial census) divided by the urbanized land (derived from the National Resources Inventory's national survey of land use, conduct2 ed every five years). The research was based on an actual measurement of urbanized land, rather than the Census Bureau's definition of "urban2 ized area," which does not measure land use. The authors found that many of the densest metropolitan areas in the United States are located in the West - specifically, in California, Arizona, and Nevada. The older metropolitan - areas-of the Northeast and Midwest also have historically high density at their core, but their recent develop= ment has sprawled dramatically, redUCing their overall population den- sity by large amounts in only 15 years. AcCording to conventi0naI'wisdom, Western cities are sprawling because they are auto-Oriented and older Northeastern and Midwestern cities are dense because they are dense in the aging core. In some sense, the conventional, wisdom is correct. continued on page G Who Sprawls the Most - cont'd from page Z Western cities are auto oriented -- that is, they do not have extremely dense old cores and they are built at densities that make it difficult to provide public transit alternatives. And in the Northeast and Midwest, older core areas continue to func- tion at very high densities by national standards. They contain densely developed neighborhoods and business 'districts, and they often include a very high level of public transportation riders compared to national averages. But at the scale of the metropolitan area, the conventional wisdom is wrong -- at least so far as consumption of land for urbanization is concerned. Summarized from an oP/ed piece by the study's authors on www. planetizen, corn. The full report is available from www. brookings, edu/eS /urban/ ASCP SMART GROWTH - SUSTAINABILITY AWARDS - NOMINATIONS REQUESTED The American Society of Consulting Planners ASCP) announces its nomination process for the 2002 APA Awards Program. The deadline is October 15 (postmark) for ASCP member firms to submit nominations of projects completed after December 1999 that address social, environmental and econom- ic aspects ofsustainability. For detailed award infor- mation, contact Glenn Co,ne, AICP, ASCP Administrator, at 202-872-0643, or gcoyne@plan- ning.org. 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