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HomeMy WebLinkAboutJanuary 4, 2000CITY OF COLUMBIA HEIGHTS 590 40TH AVENUE N.E., COLUMBIA HEIGHTS~ MN 55421-3878 (612) 782-2800 TDD 782-2806 PLANNING AND ZONING COMMISSION REGULAR MEETING- MINUTES January 4, 2000 MEMBERS Tom Ranmdell, Cha~' Kevin Hanson Ted Yehle Rory Franzen Marlaine Szurek The January 4, 2000 Planning and Zoning Commission meeting was called to order by Chairperson Ramsdell at 7:00 p.m. Members present were Yehle, Hanson, Szurek and Ramsdell. Commissioner Franzen was not in attendance. Also present were Joe Hollman {City Planner), and Kathryn Pepin (Secretary to the Planning and Zoning Commission). MOTION by Szurek, seconded by Hanson, to approve the minutes from the meeting of December 7, 1999 as presented in writing. Voice Vote: All Ayes. Motion passed. Mr. Hollman informed the Commission that it was time for election of a chairperson for the year 2000. It was the consensus of the members that Tom Ramsdell should continue in the position of Chair. Motion by Szurek, seconded by Hanson, to elect Tom Ramsdell the chair of the Planning and Zoning Commission for the year 2000. Voice Vote: All Ayes. NEW BUSINESS: Public Hearing Zoning Text Amendment Case #2000-0101 City of Columbia Heights Re: Central Business District Mr. Hollman presented the proposed amendment to the Central Business District regarding car/vehicle sales and display. He refreshed the Commissioner's memory that at the meeting of December 7, 1999, the Commission had directed staff to initiate the necessary process for the proposed amendment to allow five "for sale" vehicles to be displayed at any time in the Central Business District after hearing the request of Richard Lange of First Community Credit Union. Mr. Lange had approached staff and the Planning and Zoning Commission about amending Section 9.112(2)(o) of the Columbia Heights Zoning Ordinance which regulates car sales and fleet sales in the Central Business District by Conditional Use Permit. Mr. Hollman further explained that First Community Credit Union was approved for a Conditional Use Permit to sell cars at their site with a maximum of two cars allowed to be displayed at any one time at the Planning and Zoning Commission meeting of March 1996. Mr. Lange has recently requested that the number of cars permitted "for sale" be increased from two to five vehicles. The reason for the request is because the Credit Union currently holds an Auto Brokers License but want to apply for a Used Car Dealers License from the Department of Public Safety. 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 REGULAR MEETING- MINUTES JANUARY 4, 2000 Page 2 In order to receive a used car dealers license from the State, the applicant must have the authority to display a minimum of five cars on a lot. Mr. Lange stated that the used car dealers license will enable the Credit Union to buy cars for their members at auto dealers auctions. Mr. Hollman informed the Commission that Section 9.112(2)(o) of the Columbia Heights Zoning Ordinance currently reads as follows: 9.112(2)(o) (i) (ii) (iii) (iv) Car Sales/Fleet Sales/Advertisement provided that: The lot is surfaced and graded according to a plan submitted by the applicant and as approved by staff. The "for sale" or "fleet" vehicles cannot eliminate required parking spaces. No more than two (2) cars will be permitted for such use at any time. No "for sale" or "fleet" vehicle can remain on the lot for more than fourteen (14) days at any one time. He directed the attention of the Commission to the proposed amendment which reads as follows: 9.112(2)(o) Car Sales/Fleet Sales/Advertisement provided that: (i) The lot is surfaced and graded according to a plan submitted by the applicant and as approved by staff. (ii) The "for sale" or "fleet" vehicles cannot eliminate required parking spaces and must be parked entirely on a privately owned parking lot(s) with a surface impermeable to oil and water, such as asphalt or concrete. (iii) No more than ~ five (5) cars will be permitted for such use at any time. (iv) No "for sale" or "fleet" vehicle can remain on the lot for more than fourteen (14) days at any one time. (v) Size, type and style of any signage for such vehicle must be within the vehicle at all times and approved by staff. Again Mr. Hollman stated that currently no more than two vehicles are permitted for sale at one time and the "for- sale" or "fleet" vehicles cannot eliminate required parking spaces. In addition, Section 9.116(2)(m) of the Zoning PLANNING AND ZONING COMMISSION REGULAR MEETING- MINUTES JANUARY 4, 2000 Page 3 Ordinance states that required off-street parking spaces in all districts shall not be used for the storage of vehicles that are for sale or for rent. First Community Credit Union currently has 17 parking spaces available on site with 15 the number required. Mr. Hollman stated that utilizing two spaces to store "for sale" vehicles is consistent with zoning regulations. However, Mr. Hollman further explained that this property is located within the downtown parking district, and those non-residential parcels located in the district are not required to provide off-street parking facilities. As a result, if the number of parking spaces designated to display "for-sale" vehicles were increased from two to five, parking requirements will not be violated. He noted that the amended language for subpart (ii) states that vehicles must be parked entirely on a privately owned parking lot(s) with a surface impermeable to oil and water, such as asphalt or concrete. This will alleviate concerns about parking "for-sale" or fleet vehicles on-street or in one of the municipal parking ramps/lots, and it will also ensure that "for-sale" or fleet vehicles are parked on a hard surface. Mr. Hollman informed the Commission that Staff has reviewed other sections of the Zoning Ordinance, and found that auto sales are allowed in other districts as follows: RB, Retail Business District, as a Conditional Use Permit. 9.113(2)(k) Vehicles not to exceed 2 tons, for sale in conjunction with only automobile repair businesses which do not sell fuel, provided that the following requirements are met: 1) 2) 3) 4) Parking area for car sales cannot eliminate required parking spaces for primary use. No more than ten (10) vehicles can be displayed for sale at any one time. Traffic flow on lot, lighting, parking lot striping must be approved through the Conditional Use Permit process before approval for such operation can be granted. Size, type and style of any signage for such vehicle must be within the vehicle at all times and approved by staff. All required state and local licenses must be obtained. GB, General Business District, as a Permitted Use. §.114(1)(c) Auto and truck sales, auto repair. I-2, Industrial Business District, as a Conditional Accessory Use. 9.115A(2)(b) Auto sales, subject to the following conditions: (i) The use of the property for auto sales must be accessory only to auto repair or auto reduction yards. {ii) The permitted and accessory uses must be on a site plan approved by the Planning and Zoning Commission or by the City Council. (iii) An open auto sales lot must comply with the provisions of Section 9.116(14). (iv) All autos presented for sale must be parked on an impermeable to oil and water surface in good repair, such as asphalt or concrete and on parking spaces no smaller than twenty feet (20') in length by ten feet (10') in width. (v) No more than fifteen {15) cars may be available for sale at any given time. PLANNING AND ZONING COMMISSION REGULAR MEETING- MINUTES JANUARY 4, 2000 Page 4 (vi) (vii) All cars offered for sale must be stored within a securely fenced area. All customer and employee parking must be located on a parking lot with a surface impermeable to oil and water, such as asphalt or concrete, said surface must be maintained in a condition of good repair. Mr. Hollman stated that the City is somewhat inconsistent in our regulation of auto sales as evidenced by the information listed above. Staff will recommend that this issue be reviewed in more detail as we rewrite the Zoning Ordinance. Mr. Hollman stated that one concern is the potential impact that increasing the number of vehicles that can be displayed for sale may have on the Central Business District. He added, as a reminder, an application for a Conditional Use Permit to allow auto/fleet sales can be made by any property owner in the Central Business District. It is not limited to the Credit Union. Car sales lots are generally not desired in a Central Business District which is typically associated with higher density retail sales and service based businesses. The question arises whether increasing the number of cars allowed for sale from two to five will have an impact on Columbia Heights' Central Business District. Chairperson Ramsdell asked Mr. Lange what happens to cars after fourteen days of display on their lot. Mr. Lange stated that the cars are rotated back to the dealership they came from or the Fleet Manager drives the vehicle home. Commissioner Yehle stated that he has observed at least three vehicles being displayed at the site for several weeks and was concerned that, if granted the increase to five cars, the city will see more than five vehicles displayed at the site. Mr. Lange responded that one of the vehicles belonged to an employee that had a car for sale. He further stated that at times the Credit Union will display a repossessed vehicle for sale at the site. That is not to be considered part of fleet sales, but part of the Credit Union. He added that the State Statute allows financial institutions to display repossessed vehicles for sale. Mr. Lange stressed that, even if the increase to five vehicles is approved, he doesn't foresee any changes in the number of cars displayed at the site but will have the availability to do so. Commissioner Hanson asked Mr. Lange if he will always display two vehicles at the site. Mr. Lange responded that they try to always have two cars, but if there is a heavy snow, then they may be removed if needed. The question of signage was raised as the Credit Union currently uses pennants on the antennas of the vehicles which would not be allowed under the proposed ordinance which requires all signage to be inside the vehicle. Chairperson Ramsdell stated that the pennants placed on the antennas would be considered a form of signage and would not be allowed, adding that it is important to have limits and guidelines on signage. PLANNING AND ZONING COMMISSION REGULAR MEETING- MINUTES JANUARY 4, 2000 Page § Mr. Lange didn't see where having the pennants on the antennas were a problem as they needed some form of calling attention to the vehicle for sale not just the "for sale" sign in the window. Commissioner Szurek asked Mr. Lange if his operation was a credit union or a used car lot. She understood the Credit Union's desire to provide the additional service to its members but did not see the need for the pennants on each vehicle. She stated with two vehicles, the display would not be so bad but with five vehicles, it would then look more like a car lot, not a bank. Commissioner Yehle agreed stating that he also did not want the "car lot" look to occur. Mr. Lange again stated that what the Credit Union is currently doing as far as displaying vehicles will not change. Chairperson Ramsdell did not think the City was being overly restrictive in trying to maintain the overall look of the Central Business District. Commissioner Hanson asked Mr. Lange if they had considered any other sites in the area for the car lot. Mr. Lange replied that they had, but "why not do it where it is convenient for their members". It was the consensus of the Commission members that in order to make a change that would affect the whole Central Business District and open up this type of use, they would like to be able to have further information and time to review the issue further. Commissioner Szurek suggested that if staff could have additional information ready, she would like to have it presented at the next City Council work session in February for discussion. Motion by Ramsell, seconded by Szurek, to deny Ordinance 1404, an Ordinance amending Section 9.112(2)(o) of the Columbia Heights Zoning Ordinance, as follows until further study and review of additional information can be conducted: 9.112(2)(o) Car Sales/Fleet Sales/Advertisement provided that: (i) The lot is surfaced and graded according to a plan submitted by the applicant and as approved by staff. (ii) The "for sale" or "fleet" vehicles cannot eliminate required parking spaces and must be parked entirely on a privately owned parking lot(s) with a surface impermeable to oil and water, such as asphalt or concrete. (iii) No more than two-~ five (5) cars will be permitted for such use at any time. PLANNING AND ZONING COMMISSION REGULAR MEETING- MINUTES JANUARY 4, 2000 Page 6 (iv) No "for sale" or "fleet" vehicle can remain on the lot for more than fourteen (14) days at any one time. (v) Size, type and style of any signage for such vehicle must be within the vehicle at all times and approved by staff. Voice Vote: All Ayes. Motion by Hanson, seconded by Szurek, to direct staff to evaluate the regulations pertaining to auto sales in all Zoning Districts during the Zoning Ordinance rewrite process. Voice Vote: All Ayes. **THIS ITEM TO APPEAR ON THE JANUARY 10, 2000 CITY COUNCIL AGENDA. STAFF REPORTS. A. Mr. Hollman directed the Commission's attention to an attached copy of the proposed preliminary plat for the Greif Brothers property at 3755 University Avenue N. E. and 317.37~h Avenue N. E. which has been submitted by Greif Bros. for an initial review by the Planning and Zoning Commission. The property currently owned by Greif Brothers consists of two parcels totaling 5.64 acres. They are proposing to replat the property into a four (4) acre lot and a 1.64 acre lot (lots are outlined in bold on attached plat). Their intent is to sell the 1.64 acre lot. Mr. Hollman stated that the proposed plat meets minimum requirements of the Columbia Heights Zoning Ordinance. However, staff is concerned that continuing to subdivide our industrially zoned parcels into smaller lots will have a detrimental impact on our plans to enhance the industrial area of the City. The Comprehensive Plan for the City designates this area for future commercial and industrial development, and it identifies the area for future industrial and commercial redevelopment. This area is noted as a location of special interest, and the Plan states that the City should continue to pursue opportunities to assist the industrial redevelopment and upgrading of these sites because this is the only industrial area in Columbia Heights. The Plan also states that a commercial opportunity also exists near the intersection of University and 37th Avenue. Mr. Hollman added that one of the goals of our 1999 draft Comprehensive Plan is to provide opportunities and mechanisms for successful redevelopment of targeted areas within the community. The plan further states that the quality of the southwest industrial area needs to be improved. The following objectives are listed in the draft Plan: The City will amend the Zoning Ordinance to include aesthetic requirements for redevelopment and expansion projects. ~-, 2. The City will pro-actively promote redevelopment efforts in this industrial area to enhance tax capacity. PLANNING AND ZONING COMMISSION REGULAR MEETING- MINUTES JANUARY 4, 2000 Page 7 3. The City will promote the creation of higher wage jobs in this area. The City will identify a redevelopment strategy for this area as part of its economic development plan and program. The City will identify funding sources for redevelopment in this area, including tax increment financing (TIF), Department of Trade and Economic Development (DTED) Redevelopment Grants, and Metropolitan Council Livable Communities Demonstration Account funds. 6. The City will identify non-conforming uses in the area and take action to bring them into compliance. 7. The City will enhance the infrastructure in this area in order to encourage development and redevelopment. 8. The City will identify potential brownfield sites within this area for mitigation and redevelopment. 9. The City will encourage the elimination of land use conflicts on the edge of the industrial area. 10. The City, through its economic development efforts, will attempt to attract new and innovative industrial uses to this area. Mr. Hollman stated that it is staff's opinion that site assembly will be necessary to create redevelopment opportunities that will have a significant impact on the industrial area. Continuing to fragment the industrial district into smaller parcels is in conflict with this philosophy. He added that, at this point, the proposed plat is before the Planning and Zoning Commission for the purpose of discussion. He noted that the applicant has been informed of staff's concerns, and he requested that the issue be discussed by the Commission. Mr. Hollman informed the Commission that no formal motion or action needs to be taken at this point in time. Gary Eschedor, plant manager for Greif Bros, and Randy Kurth, Kurth Surveying, were present to answer any questions. Mr. Eschedor stated that he needed some feedback from the Commission as far as the Iotsplit proposal before he spent the additional monies on any further surveys as it has already cost t~6000 for the survey work done to date. The Iotsplit is being proposed as a plat would require a 10% park donation to the City which was not palatable to him. He added that the section proposed to be split is not beneficial to the rest of the property. It has no value to Greif Bros. and the buildings are not useable. He informed the Commission that a possible condemnation by the City precipitated this step by Greif Bros. main office. He added that the main office also wants to eliminate any properties that are not of value. PLANNING AND ZONING COMMISSION REGULAR MEETING- MINUTES JANUARY 4, 2000 Page 8 Chairperson Ramsdell asked Mr. Eschedor if soil tests had ever been done on the site. Mr. Eschedor replied that about ten to fifteen years ago, when underground fuel tanks were removed, the PCA placed Greif Bros. on a 4-§ year monitoring program for the area where the underground tanks were located. Commissioner Szurek expressed her surprise at staff's opinion of the Iotsplit adding that she would like to study the proposal further and perhaps even bring it to a City Council work session for discussion. The next work session would not be until after the February Planning and Zoning Commission, so the soonest anything could be brought back to the Commission would be at the March meeting. Chairperson Ramsdell asked staff what had changed over the last five years, as he was of the opinion there were parties interested in purchasing the whole site or at least a good portion of the site. Mr. Hollman responded that about a year ago, someone wanted to purchase a large parcel of land for a high impact development. He was not sure where that went between the interested party and the property owner. He added that the proposed split allowing a 1.64 acre parcel of land would allow only a small scale company to develop the lot. No action was taken on this item. B. Mr. Hollman informed the Commission that Rory Franzen had expressed some time ago, by telephone, his need to resign from the Planning and Zoning Commission. He was requested to submit his resignation in writing. As of this date, the formal resignation has not been received and Mr. Franzen has not attended a meeting for quite some time. Motion by Ramsdell, seconded by Szurek, to recommend the City Council officially remove Rory Franzen from the Planning and Zoning Commission and request the appointment of a new member as soon as possible. Voice Vote: All Ayes. **THIS ITEM TO APPEAR ON THE JANUARY 10, 2000 CITY COUNCIL AGENDA. Motion by Yehle, seconded by Hanson, to adjourn the meeting at 8:10 p.m. Voice Vote: All Ayes. Secretary to the Planning and Zoning Commission