HomeMy WebLinkAboutDecember 4, 2001CITY OF COLUMBIA HEIGHTS
i590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692
Visit Our Website at: www. ci. columbia-heights, mn. us
MEMBERS
Tom Ramsde//, Cha/r
Donna Schmitt
Ted Yeh/e
Stephen W. Johnson
Tammera Er/cson
PLANNING AND ZONING COMMISSION
REGULAR MEETING
7:00 P.M. TUESDAY, DECEMBER 4, 2001
CITY HALL COUNCIL CHAMBERS
590 N.E. 40TH AVENUE
Roll Call.
Minutes from the Planning and Zoning Commission meeting of October 2, 2001.
Public Heatings:
· None
4. New Business:
· Site Plan Review
Case #2001-1217
· TIF District Modification
5 Staff Reports:
· None
KFC of America, A & W
5060 Central Avenue NE
6. Adjoum.
THE CITY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES
EQUAL OPPORTUNITY EMPLOYER
PLANNING AND ZONING COMMISSION
MINUTES OF THE REGULAR MEETING
OCTOBER 2, 2001
7:00 PM
The meeting was called to order at 7:00 pm by Chairperson Ramsdell.
Roll Call:
Commission Members present-Ramsdell, Schmitt, Johnson and Yehle.
Commission Member Ericson arrived at 7:01 pm
Also present were Tim Johnson (City Planner) and Shelley Hanson (Secretary).
Motion by Yehle, seconded by Schmitt, to approve the minutes from the meeting of September 4,
2001. All ayes. MOTION PASSED.
PUBLIC HEARINGS
A. Lot Split
Case #2001-1016
Habitat for Humanity
4401 Quincy Street NE
Planner Johnson explained that Habitat for Humanity has requested 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.
He noted the surrounding property in all four directions is zoned R-2, single and two-family
residential, and is used residentially.
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, 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.
PLANNING & ZONING COMMISSION
MINTUES OF THE MEETING OF
OCTOBER 2, 2001
PAGE 2
Rear yard shall 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 fi.om 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 fi:om 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.
The positive aspects of this proposal are as follows.
1. The proposal is consistent with the City Comprehensive Plan, which designates this area
as future low-density residential development, and meets the minimum requirements of
the Columbia Heights Zoning Ordinance.
2. This will be the fn'st twinhome constructed in the City of Columbia Heights.
Habitat for Humanity will be demolishing the existing structure on the site as it is substandard.
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.
Ramsdell asked for a clarification of the difference between a twinhome versus a double
bungalow. Planner Johnson explained that even though you have the same number of living
units, a twinhome, with a zero lotline, actually creates two single family homes. They have
separate legal descriptions and would therefore, be two separate tax parcels, rather than one
taxable parcel of a double bungalow.
Ramsdell asked if the Fire Dept. had looked at the plans yet, and whether they had any issues
with the project. Johnson responded that they have not yet seen the plans, but they will be
reviewing them during the permit process.
PLANNING & ZONING COMMISSION
MINUTES OF THE MEETING OF
OCTOBER 2, 2001
PAGE 3
The Commissioners discussed how the outside maintenance of the structures would be handled
in the future. They were concerned that roofing, siding, or additions could be done piece meal
and would detract from the appearance of the structure. They questioned what the best way to
address this issue would be. Planner Johnson stated the Commission and/or City cannot attach
conditions or restrictions on a lot split request, however, an amendment to the Zoning Ordinance
could be made to address the long term appearance/maintenance for this new type of housing.
The other possibility discussed was to require a shared maintenance agreement to cover all future
owners. Planner Johnson was directed to speak with the City Attomey to seek information on
the best way to address this concern.
The Commission contemplated tabling the approval of the lot split until this could be resolved.
Once the lot split is approved, building permits can be issued. Therefore, it is imperative for the
City to see that this issue is addressed prior to that happening. The commission decided not to
hold up the lot split, but directed Planner Johnson to check into the course of action that
should be taken.
Motion byEricson, seconded byYehle, to recommend City Council approval of the lot split as it
is consistent with City subdivision standards. All ayes. MOTION PASSED.
NEW BUSINESS
A. Purchase of Property at 3718 Central Avenue
The existing single-family home at 3718 Central Avenue is in the process of being acquired by
the City. The single-family home is considered non-conforming and is dilapidated in nature. This
property is intended for future commercial revitalization purposes. However, there is no specific
plan as to what purpose the land will be used for.
Minnesota Statute 462.356 requires that ifa City has a Comprehensive Plan, it must notify the
Planning Commission of the intent to purchase or sell land.
The newly adopted City Comprehensive Plan designates this property for commercial use. A
future commercial use of this site would be consistent with the Comprehensive Plan.
Motion by Ramsdell,, seconded byYehle, to support the action of the City of Columbia Heights
to acquire the property at 3718 Central Avenue NE, provided the future development of this
parcel remains consistent with the City Comprehensive Plan. All ayes. MOTION PASSED.
PLANNING & ZONING COMMISSION
MINUTES OF THE MEETING OF
OCTOBER 2, 2001
PAGE 4
STAFF REPORT
Planner Johnson enclosed some articles related to Planning issues in the agenda packets for the
commissioners to review.
Planner Johnson also informed the commission members that Mr. Abraham, who was seeking an
amendment to the accessory structure portion of the Zoning Ordinance, has obtained a building
permit to turn two of his attached garage stalls into additional living space so he can build a
larger detached structure. His new plans are permitted under the present language in the Zonig. g
Ordinance.
Motion by Yehle, seconded by Schmitt, to adjourn the meeting at 7.'40pm.
Respectfully submitted,
Shelley Hanson
Secretary
Case: 2001-1217
Page: 1
Case #:
STAFF REPORT TO TIqE PLANNING AND ZONING COMMISSION
FOR DECEMBER 4, 2001
2001-1217
GENERAL INFORMATION
Owner:
Address:
Phone:
Central Avenue Partners
5060 Central Avenue NE
Columbia Heights, MN 55421
(800) 955-4731
(615) 885-4494 X 118
Applicant: GPD & Associates
520 S. Main Street
Akron, Ohio 44311
& KFC of America
51 Century Avenue
Nashville, TN 37214
Parcel Address: 5060 Central Avenue NE
Zoning: GB, General Business
Comprehensive Plan: C - Commercial
Surrounding Zoning
and Land Uses:
Zoning
North: GB
South: GB
East: GB
West: R-2
Land Use
North: Commercial
South: Commercial
East: Commercial
West: Residential
BACKGROUND
Explanation pt'Request:
This is a request for Site Plan approval to open a new concept KFC/A&W Fast Food Restaurant
on the site of the former Udupi Cafe at 5060 Central Avenue NE. The proposed restaurant will
house dining facilities for approximately 58 patrons as well as providing a drive-thru service.
Case Histo~_ :
Case 9912-38 was a request for Site Plan and Conditional Use approval to operate The Udupi
Cafe at 5060 Central Avenue NE. The restaurant had a short success at this location, however, a
fire consumed the building in February 2001.
Case: 2001-1217
Page: 2
ANALYSIS
Surrounding, Property:
The surrounding property on the north, south and east is zoned GB, General Business and is used
commercially. The property to the west is residential and is zoned residentially.
Technical Review:
The subject property is zoned GB, General Business District, and Section 9.1005 (2) of the
Columbia Heights Zoning Ordinance allows for Food Service, Convenience (fast food) as a
permitted use in the GB District, subject to Specific Development Standards in Section 7; Page
7-11 (a-f).
Minimum Yard and Density Requirements are as follows:
Lot Width shall be at least 40 feet - The subject parcel is approximately 165 feet in width.
Lot Area shall be at least 6,000 square feet - The subject parcel is 34,859 square feet.
Front Yard Setback shall be 15 feet - The proposed structure will be approximately 33
feet from front property line.
Side Yard setbacks shall be none- The proposed building far exceeds the side yard
requirements at 98 feet on the north, and 28 feet on the south.
Rear Yard Setback shall be 20 feet - The proposed building will be approximately 80 feet
from rear property line.
The floor area ratio shall not exceed 1.0 - the property does not exceed this requirement.
Maximum height of 35 feet - The proposed structure will be 25 feet at its highest point
Lighting shall not exceed ½ foot candles at residential property line, and 3 footcandles of
light at any non-residential property line or curb line - The applicants are proposing a
new lighting plan for the site which is included and meets City requirements.
Front Yard parking setback shall be 15 feet - The parking configuration meets this
requirement.
Side Yard and Rear Yard parking setbacks shall be 5 feet - The parking configuration
meets this requirement.
Specific Development Standards from Section 7; Page 7-11
Food Service, Convenience (Fast Food)
a) The use shall be served by a major collector or higher functional classification of
roadway - Highway 65 serves this purpose.
b) A landscape buffer with a minimum depth of 10 feet shall be installed and maintained
along all abutting public rights-of-way- This is a condition that does not apply as the
business fronts on the service road, and the lO foot buffer would not be feasible at
this location.
c) A transportation management plan shall be submitted to address off-street parking,
bus loading and unloading, traffic control, and the impact of the facility on
surrounding roadways - The City Engineer has determined that this is an existing site,
which is not establishing additional ingress or egress, and as such is not requiring
Case: 2001-1217
Page: 3
e)
any plan of this nature.
The premises, all adjacent streets, sidewalks and alleys, and all sidewalks and alleys
within 100 feet of the use shall be inspected regularly for the purposes of removing
any litter found thereon- Staff will periodically inspect commercial properties to
determine compliance or nuisance issues.
Curb cuts shall be located no less than 50 feet from the intersecting right-of-way line
on collector roadways and no less than 80 feet from the intersecting right-of-way line
on arterial roadways - The site meets this requirement, but the site is also existing and
as such the existing curb cut locations will not change.
A drive-up facility shall also be subject to the standards for a drive-up facility- Staff
has reviewed the site plans submitted and the drive-up facility meets the ordinance
standards for vehicle stacking space.
The applicant is proposing a 3,152 square foot new concept fast food restaurant featuring both
Kentucky Fried Chicken (KFC) and A & W. The restaurant will combine both menus of KFC
and A & W in one building. The applicants are also proposing the same type concept in various
locations in the metro area, including one that is already built in Brooklyn Center, on Brooklyn
Boulevard, just south of Brookdale Shopping Center. The exterior of the building will feature a
smooth sand finish stucco look, EIFS, exterior awnings, signage featuring the colonel and A &
W All-American food trademarks, as well as clear windows and doors to provide visual interest
and increase security. The new zoning ordinance requires that 30% of the first floor fagade facing
a public street be clear windows or doors to enhance aesthetics and promote varied architectural
appeal. The applicants have met this requirement with their proposal at 31%. (see the building
elevation drawings).
The applicants are proposing to erect a freestanding sign measuring approximately seventy-five
(75) square feet on an existing pole in the front of the building. There will also be wall signage as
well as some directional signage installed for entrance, exit, and pick-up window that will be
approved per the permit process. The ordinance requires that solid waste material is required to
be so located and fenced as to be removed from public view and shall be kept in an enclosed
building or properly contained for such purposes. The proposed site plan shows a new masonry
enclosure to be constructed to match the building on the north west side of the site.
Parking requirements for a restaurant are at least six (6) plus one per each 40 sq. ft of
dining/service area. According to the floor plan, there will be seating for 58 patrons in the
restaurant, which requires 29 parking spaces. There are a total of 36 parking spaces provided on
the site including two handicap accessible parking spaces with an access aisle located on the
north side of the building. The site access as such is existing, and as prior served a similar use,
with no ingress/egress issues as such. There is a small service road in front of the restaurant that
services both Wendy's and Superamerica. There is also an existing curb cut to allow for access to
Central Avenue. There is also an alleyway access route that allows for additional traffic
circulation behind Wendy's, Superamerica, and the new KFC/A&W, and follows out to 50th
Case: 2001-1217
Page: 4
Avenue.
The ordinance requires a minimum of one tree per every 50 feet of street frontage, or a minimum
of 4 trees for every acre of lot area. Based on the site configuration, a minimum of five (5) trees
are required, with a minimum of 180 square feet of landscaped area for the 36 parking spaces
provided. The setback areas are also required to be landscaped with turf grass, native grasses,
trees shrubs, perennial flowers, or other pervious cover. A landscaping plan has been submitted
showing 8 existing trees on the site, which will be kept, as well as four additional maple trees
added in front, and two spruce trees. The plan also shows shrubbery, lilac bushes, and arborvitae
plants that exceed our requirements (see plans).
The existing fence that sits on the rear of the property meets the screening requirements for
commercial/residential separation. Staffhas received phone calls in the past from adjacent
neighbors regarding the existing fence abutting the residential properties to the west. It appears
that the fence is in fairly good shape, however, we will visit the property to verify this.
Compliance with City Comprehensive Plan:
The City Comprehensive Plan designates this area for future Commercial development. One
goal of the Land Use and Redevelopment Plan is to improve the commercial viability of the
Central Avenue corridor while protecting nearby residential neighborhoods, and the Plan
promotes the rehabilitation of existing development land in the City. The proposal should not
negatively impact any nearby residential areas and will provide an appropriate reuse of an
existing commercial site, so the proposal is consistent with the City Comprehensive Plan.
SummarF:
The positive aspects of this proposal are as follows:
The proposal is consistent with the City Comprehensive Plan and minimum requirements
of the Zoning Ordinance are being met.
The proposed restaurant will provide an appropriate reuse of the commercial site.
The negative aspects of this proposal are as follows:
There do not appear to be any negative aspects to this request assuming conditions are
met.
CONCLUSION
Staff Recommendation:
Staffrecommends Site Plan approval to allow for a KFC/A & W Restaurant in the General
Business District, subject to the conditions listed in the recommended motion. These Site Plans
have been reviewed by the Fire Department and Public Works, and there appear to be no major
concerns.
Case: 2001-1217
Page: 5
Recommended Motion:
Move to approve the Site Plan to allow the operation of a KFC/A & W Restaurant at 5060
Central Avenue NE, subject to the following conditions:
1. All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
2. All proposed signage must be submitted on the City prescribed application form and must
fully comply with the Zoning Ordinance.
3. Solid waste material shall be so located and fenced as to be removed from public view
and shall be enclosed or contained.
4. Landscaping materials shall be installed in conjunction with site development and prior to
issuance of a final certificate of occupancy. A letter of credit or other security as
acceptable to the City shall be deposited with the Zoning Administrator in an amount
equal to ten (10%) of the estimated landscaping costs.
5. Lighting for the site shall not exceed City standards at ½ footcandle of light at any
residential property line, and 3 footcandles of light at any non-residential property line or
curb line.
Attachments:
Completed application form; Site Plans including demolition plans, landscaping plans,
building elevations, grading and utility plans; Fire Dept. comments; Narrative
~lication For:
Rezoning
Variance
Privacy Fence
Conditional Use Permit
Subdivision Approval
Site Plan Approval
Other
T
CITY OF COLUMBIA HEIGHTS
Application Date
case No:
· ..:
Receipt No:
1. Street Address of Subject Property: ~-~O
2. Legal Description of Subject Property:
Owner:
Address:
Phone:
Description of Request:
Zoning:
Applicable City Ordinance Nmnber
Present Zoning' ~
Present Use
Section
Proposed Zoning
Proposed Use
Reason for Request: ~FW~- ~ ~ ?A~-~-- ~ ~=~-~~
8. Exhibits Submitted (naps, diagrams, etc.)
9. Ac~ovled~men~ and $i~ature= ~e ~derst~ed hereby represents upon all of the
~penal~ies o~ law, for the pu~ose of ~duc~s ~he City o[ Col~bta Het8hts ~o take the
action herein requested, that all statements here~ are t~e and that all work herein
mentioned will be done in accordance with the 0rd~ances of the City of Columbia Heishts
Signature of Applicant: Date:
Taken
GPD ASSOCIATES
Engineers. Architects. Planners
98040.98
Mr. Tim Johnson
City Planner
City of Columbia Heights
590 - 40r* Avenue N.E.
Columbia Heights, MN 55421
November 15, 2001
Proposed Kentucky Fried Chicken (KFC) and A&W Restaurant
5060 Central Ave. N.E.~ Columbia Heights~ MN 55421
Dear Mr. Johnson:
Tricon Global Restaurants is proposing to construct a new concept restaurant at 5060 Central Ave.
N.E. The restaurant combines the menus of KFC and A&W in one building. This restaurant
includes in house dining facilities for 58 patrons as well as having a Drive-thru sewice. The project
consists of the demolition of the building foundation of the former Udupi Caf& and the surrounding
asphalt pavement. The proposed building is approximately 3,152 square feet, of which 346 square
feet consists of cooler and freezer storage. The exterior of the building will be constructed from a
combination of Stucco and EIFS.
The proposed building was placed in a location to minimize pedestrian traffic across the drive-thru
lane. The site has been designed to accommodate thirty-six (36) parking spaces as well as a by-pass
lane for drive-thru patrons. A new trash enclosure is proposed, and is to be constructed of masonry
walls and wooden gates. The color of the trash enclosure will match the building. All ingresses
and egresses to the site have not been modified from their existing configuration, which allows for
safe traffic circulation throughout the proposed KFC and A&W site.
At this time we are seeking approval of the Site Plan, Landscape Plan, and Exterior Elevations as
submitted. We are looking forward to working with The City of Columbia Heights in re-developing
the now-vacant parcel of land. We believe that The City of Columbia Heights will benefit in many
ways with th is new restaurant.
Please feel free to contact me at 800-955-4731, x275 or at skatanic~gpdco.com, via Email, with
any questions or concerns you may have.
Sincerely,
GPD ASSI~CIATES ~
Stanley Katanic
Encl.
Cc: John Coulter, Tricon Global Restaurants.
520 South Main Street. Suite 2531 . Akron, Ohio 44311 . 330-572-2100. Fax 330-572-2101 . Web www. gpdgroup.corn
Glaus Pyle Schomer Burns and DeHaven, Inc Akron. Cleveland. Stow, Ohio. Indianapolis, Indiana
From: Dana Alexon
To: Tim Johnson
Date: 11/28/01 1:21 PM
Subject: A&W/KFC
Fire Department has no issues with the site plan for this facility.
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Land For Sale
$060 Central Ave. N.E.
Columbia Heights, MN
Lot 1] m $1, Rf~lmd &udfm~
D J Sikka
· (952) 929-9273 or
Voice Mail (651) 4S8.7111
Restaurant Brokers of Minnesota, Inc.
6010 Hwy 7, St. Louis Park, MN ~5416
CITY OF COLUMBIA HEIGHTS
Public Works Department
TO:
FROM:
SUBJECT:
DATE:
TIM JOHNSON
CITY PLANNER
KEVIN HANSEN ~
PUBLIC WORKS DIRECTOR/CITY ENGINE
KFC/A&W SITE PLAN REVIEW
November 30, 2001
I have the following comments on the KFC/A & W site:
· Sanitary Sewer
A grease interceptor shall be provided in accordance with City ordinances.
· Landscaping
The rear screening fence must be repaired and maintained.
Large trees along the rear of the property require trimming to reduce interference
with overhead electric lines.
Snow removal for the sidewalk along Central Avenue is the responsibility of the
owner.
· Storm Water Management
As the proposal does not affect the impervious area, storm water runoff should
essentially be the same as pre-development.
The joint storm sewer system with the property to the south is private and the
responsibility of the owners to maintain.
· Transportation
Mn/DOT should be forwarded the plans for informational purposes.
If you have any questions or need additional information, please contact me at ext. 705.
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EXTERIOR ELEVATIONS
Columl~ Heighb. ~ 5~4.21 ~ 140. 12-'01~5
GPD ASSOCIATES
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EXTERIOR ELEVATIONS
50~0 Cartel .~., Pi[
Ccdumblo HetghtL, I,IH 55421
SlIT NO, 12-.0135
GPD ASSOCIATES
COMMUNITY DEVELOPMENT DEPARTMENT
Mayor
Gary L. Peterson
Councilmembers
Bruce Nawrocki
Marlaine Szurek
Julienne Wyckoff
Bobby Williams
City Manager
Walter 1L Fehst
Date:
To:
From:
Re:
November 30, 2001
Planning and Zoning Commission
Tim Johnson, City Planner
Approval of Resolution # 2001-01
The Columbia Heights City Council has proposed to adopt a modification to the Tax Increment
Financing (TIF) Plan for Housing Redevelopment Tax Increment Financing District # 1.
Minnesota State Statute 469.175, Subdivision 3, requires that the Planning Commission review
the modified plans to determine their conformity with the general plans for development and
redevelopment of the City as described in the City Comprehensive Plan.
Recommended Motion:
Move to adopt Resolution # 2001-01, and to support the action of the Columbia Heights City
Council.
PLANNING COMMISSION
CITY OF COLUMBIA HF. IGHTS, MINNESOTA
RESOLUTION NO. ,~/'~ 0 [
RESOLUTION OF THF. CITY OF COLUMBIA HEIGHTS PLANNING
COMMISSION FINDING THAT ~ MODIFICATION TO THF. DOWNTOWN
CENTRAL BUSINESS DISTRICT (CBD) REVITALIZATION PLAN FOR THF.
CBD REDEVELOPMENT PROJECT AND THE MODIFICATION TO THF. TAX
INCREMENT FINANCING PLAN FOR HOUSING REDEVELOPMENT TAX
INCREMENT FINANCING DISTRICT NO. I CONFORM TO THE, GENERAL
PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE, CITY.
WHEREAS, the City Council for the City of Columbia Heights, Minnesota, (the "City") has proposed
to adopt a Modification to the Downtown Central Business District (CBD) Revitalization Plan for the
CBD Redevelopment Project and adopt a Modification to the Tax Increment Financing Plan for Housing
Redevelopment Tax Increment Financing District No. 1 (collectively, the "Modified Plans") and has
submitted the Modified Plans to the City Planning Commission (the "Commission") pursuant to
Minnesota Statutes, Section 469.175, Subdivision 3, and
WHEREAS, the Commission has reviewed the Modified Plans to determine their conformity with the
general plans for the development and redevelopment of the City as described in the comprehensive plan
for the City.
NOW, THEREFORE, BE IT RESOLVED by the Commission that the Modified Plans conform with
the general plans for the development and redevelopment of the City as a whole.
Dated: December 4, 2001
Chair
ATTEST:
Ehlers and Associates
Tax Increment Financing District Overview
Columbia Heights ED . - Modification No. 1 to Housing Redevelopment
Tax Increment Financing District
Proposed action: Expansion of by Modification to Housing Redevelopment Tax Increment
Financing District
Development Program: Adoption of the RevitaLization Plan modification for the Downtown Central
Business District (CBD) Redevelopment Project. Language to change from
future to past tense.
Type of TIF District: A Redevelopment District
Parcels: I0 Parcels - Included on map (excluding 2 vacant land parcels: 4656 Monroe
NE & a..a.a, 1 Main NE
Location: See the attached map
Proposed development: The District is being expanded to create addition opportunities for upgrading
and redevelopment of certain homes in within the City. It is anticipated that 4
properties will be purchased, existing buildings demolished, the land cleared
and sold for new construction.
Estimated annual tax
increment:
If all additional parcels in the expansion were to be purchased and improved the
annual increment is estimated at $23,291. However, it is anticipated that 4 of
the properties will be redeveloped, with approximate annual increment of
$4,400. Following is an estimate of the total increment for the life of the district
based on 2002 data:
Estimated Total Increment* Total Increment Present Value 7%
Original District** ............. 500,157 ............ 188,100
Expansion Portion .............. 79.069 ............. 42,213
TOTAL ................... $579,226 ........... $230,313
Pooled Amount*** (aproximately) .. 87,000 ............. 34,500
*Increment is after 10% admin and OSA fees.
**Oribfinal District increment for 2001 was $10,444, 2002 estimated at
$22,000.
***15% ($87,00) of increment can be "pooled" or spent outside the district on
redevelopment activities. This amount includes administrative expenses.
COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA)
AGENDA SECTION: Items for
Consideration, Other Business
NO: 9-A-3
ITEM: Approve Resolution 2001-20,
Modification to the Downtown Central
Business District (CBD) Revitalization Plan
for the CBD Redevelopment Project and the
Modification of Housing Redevelopment TIF
District #1 (P3)
Meeting off November 20, 2001
ORIGINATING
DEPARTMENT: EDA
BY': Mark Nagel
DATE: November 14, 2001
EXECIrrlVB
DIRECTOR
APPROVAL
BY:
BACKGROUND: On May 27, 1997, the Columbia Heights City Council approved a scattered site
redevelopment TIF District to facilitate redevelopment of substandard single-family homes throughout
the City in order to improve the City's housing stock, increase property values, and prevent the spread of
blight. Tax increments from the 56 properties listed in the District were to be used to finance lani:l
acquisition, demolition, relocation, and related development costs.
During a meeting August 7~ with Shelly Eldridge, Ehlers and Associates, reviewing progress in TIF
District 1 and 2, it was determined that the City needs to show activity and any modifications need to.
be completed on each of the 56 parcels in the District by September 8, 2002, or they will be dropped
from the District. This would reduce the potential TIF revenue generated for the above purposes. Ail
projected funds generated- by the D/strict need to be obligated by that date.
At the EDA meeting of October 16% Commissioners approved mak/ng modifications to TIF District
#1 that would add 12 parcels to the District, which City Council also subsequently approved. The
modified plans are now complete and along with an updated schedule and a copy of the letter to Anoka
County Commissioner Jim Kordiak on the proposed modification, is attached. Fiscal Consultant,
Shelly Eldridge will be at the meeting to review the plan and answer questions.
RECOMMENDATION: Staff recommends the EDA approve Resolution 2001-20, Modification of
TIF District Number 1.
RECOMMENDED MOTION: Move to adopt Resolution 2001-20, a Resolution Modifying the
Downtown Central Business District (CBD) Revitalization Plan for the CBD Redevelopment Project
and the Modification of Housing Redevelopment Tax Increment Financing District No. 1 (P3).
Attachments
EDA ACTION:
· l:\consent Form2001\Approve Modif.of TIF
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