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HomeMy WebLinkAboutJune 5, 2001PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING JUNE $, 2001 7:00 PM The meeting was called to order at 7:04 pm by Chairperson Ramsdell. Shelley Hanson was appointed Secretary for this meeting. Roll Call: Commission Members present-Ramsdell, Ericson, Schmitt, and Yehle. Commission member Johnson was not in attendance. Also present was Tim Johnson (City Planner). The minutes fi-om the meeting of May 1, 2001, were not included in the agenda packets, so could not be approved at this time. NEW BUSINESS A. Public Hearing-Lot Split Brian Roeller Case #2001-0609 3855 Main Street Planner Johnson presented the request of Brian Roeller for a lot split of the property located at 3855 Main Street. The lot is cun'ently 40 x 126 in size and the proposal is to divide the property in half and add 20 feet to each of the adjoining property owners at 3859 Main St and 3849 Main Street. This lot split resulting in additional footage for both properties would bring both lots into conformance with current City lot standards. The proposal is consistent with the City Comprehensive Plan and meets the minimum requirements of the Columbia Heights Zoning Ordinance. Section 9.108(4) of the Columbia Heights Zoning Ordinance regulates lot area, width, and yard requirement in the R-3 District, and Section 9.104(5) regulates accessory structures. Applicable requirements are as follows: Minimum lot size shall be 6,500 square feet for a single family home-the proposed tract "A" is 7,572 square feet and Tract "B" is 8,834 square feet, both of which meet minimum lot size requirements. Minimum lot width shall be 60 feet-Tract "A" will be 60 feet wide and Tract "B" will be 70 feet wide. Front yard shall be a minimum of 25 feet-the existing house on Lot 30 does not meet this requirement as it is 24 feet from front property line, but is considered 'grandfathered'. The existing house of Lot 28 does not meet this requirement either as it is 15 feet fi-om the front property line, but is also considered 'grandfathered'. PLANNING AND ZONING COMMISSION MINUTES OF MEETING OF JUNE 5, 2001 PAGE 2 Rear yard shall be at least 30 feet-the existing houses on Tract "A" and Tract "B" will both meet this requirement. Side yard shall be at least five feet-the existing house on Lot 30 is currently 6.5 feet from side property line, and the new side yard setback will be 26.5 feet, meeting requirements. The existing house on Lot 28 is currently 3.4 feet fi'om the side property line, but the lot addition will provide an eighteen(18) foot side yard setback, thus meeting requirements. Detached accessory structures shall be at least 3 feet away from side and rear property lines-there is currently a detached garage on Lot 30 which meets the setback requirements. The detached garage on lot 28 is 2.3 feet from the property line, which does not meet requirements. However, the new side yard setback will be 22.3 feet, thus meeting requirements. Any lot over 6,500 square feet may have a lot coverage of up to 30%-the lot coverage on Tract "A" and Tract "B" will be well under 30%, so the proposal meets these requirements. Staff recommends approval of this request. Ramsdell asked about the background of how this property became available. Planner Johnson explained that Mr. Roeller purchased the property from the city and had the old structure demolished in December 2000. The two adjoining property owners have been maintaining the property since the time of their purchase. The request for a lot split of 3855 Main St was opened up for a Public Hearing. There were no further questions or comments. Motion by Yehle, seconded by Ericson, to recommend City Council approve the lot split as it is consistent with city subdivision standards. Ail ayes. MOTION PASSED. B. Site Plan Review Case #2001-0610 PMJ Group-Mike Juaire 4255 3~ Street NE The applicant requests site plan approval to permit the construction of a four unit, rental rd townhouse, multi-family building at 4255 3 Street. The submitted plans show a building footprint of 70 fi by 42 Ii which includes 1,245 sq Ii of living space for units 1 and 2, and 1,295 sq Ii of living space for units 3 and 4. Each unit includes two bedrooms, and furnished appliances. PMJ Group has purchased the property, which measures 110 it PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF JUNE 2, 2001 PAGE 3 x 110 R and intends to build a new 4-plex identical to the one formerly approved at 4301 3rd St, which abuts this site. The structure will face 3rd Street and have University Ave for its back. It does comply with the new Comprehensive Plan for medium and high density residential. The proposal fills a need for more upscale rental housing, will enhance the surrounding neighborhood, increase the tax base, and the community image will be improved. The Zoning Ordinance specifies that this proposal is a permitted use in the R-3 Multi- family District as noted in Section 9.109 (1) (b), which states that "Multiple family buildings are permitted uses subject to the lot area per family provision of Section 9.109 (4)(5)." The revised proposal meets and exceeds the minimum yard and density requirements of the Zoning Ordinance as follows: Lot width shall be at least 80 feet-subject parcel exceeds this requirement with a lot width of 110 feet. Minimum lot area shall be at least 10,000 sq R-subject parcel exceeds this requirement with 12,188 sq It. Total lot coverage of the primary building and accessory structures is 30%. Front yard setback shall be 30 R-building proposed is at the minimum 30 foot setback. The side yard setback shall be 10 R-the proposal will exceed this requirement with 20 foot setbacks from both property lines. Rear setback shall be 20 It-the subject parcel exceeds this requirement with a 38 foot setback. The front fagade area as recommended in the proposed zoning ordinance requires a minimum of 20% of the front fagade area facing a street to be doors or windows in residential areas. This proposal covers 21% of the front fagade area, meeting the requirements of the proposed ordinance. Parking requirements will be met as each unit will have a two stall 20 x 20 garage. This is the minimum recommended size for a two stall garage. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF JUNE 5, 2001 PAGE 4 Staff recommends approval of the site plan to allow the construction of a four unit, rental townhouse, multi family building at 4255 3rd St in the R-3 Multi Family District. Commissioner Yehle questioned how we know these rental units will be maintained in the future. Planner Johnson responded the city can only address code issues and building quality, not future maintenance. Commissioner Ericson added she has spoken with other cities where PMJ Group has built and managed other rental units, and they have been pleased with both the construction and the maintenance of these rental units. Mike Juaire was present at the meeting and stated that he plans on owning these units for quite some time as this is his livelihood. He further said that he constructs these units to be fairly maintenance free on the exterior and they are built to last. He also reported he would probably put off developing the 4241 3faSt site until next year. Motion by Ericson, seconded by Ramsdell to approve the site plan request to allow a 70 fix 42 ft four unit rental townhome building at 4255 3rd St in the R-3 Multi Family District, subject to City Engineer review and approval before excavation or construction occurs. All ayes. MOTION PASSED. C. Public Heating-Conditional Use Kmart Corp Case//2001-0611 4747 Central Ave Brett Carey, manager of the Kmart store at 4747 Central Avenue is requesting a Conditional Use Permit to allow for the placement of a tent measuring 40 x 80 ft for the display and sale of clearance items fi.om June 15 through August 15, 2001. The display is to be located on the west side of the store in the parking lot at 4747 Central Ave. Approximately sixteen (16) parking spaces would be taken up as part of the tent display in front of the Kmart store. This is the first time Kmart has applied for a conditional use permit for this type of operation. The Fire Department has reviewed and approved the construction plans for the tent. Staff therefore, recommends approval of the Conditional Use Permit provided a $500 deposit is submitted to the License/Permit Clerk prior to the display of the tent on the site to ensure removal at the end of the approved time period. Mr. Carey was present and stated the tent size has changed from the original request (40 x 80) to 40 f~ x 60 fi. He was questioned about previous tents erected on the site and plans for security. He stated that he was not aware of any previous tents being erected on the property as he's only been with this store for 6 months. He also stated he has arranged for night security to prohibit vandalism or thefts from occurring. This is being PLANNING AND ZONING COMMISSION MINUTES OF THE MEETING OF JUNE 5, 2001 PAGE 5 done on a trial basis and depending on the results, it may become an annual event. He explained that other stores will also be sending over merchandise to this location to move seasonal and clearance items. Commissioner Schmitt asked whether Big Lots has been informed of these plans. She was told that they had discussed the plans and both managers felt it would only help attract consumers to the site. Motion by Schmitt, seconded by Ericson to recommend City Council approve the Conditional Use Permit to allow the placement ora 40 x 60foot tent for the display and sale of clearance merchandise from June 15, through August 15, 2001 at 4747 Central Avenue subject to the following conditions: 1. A $500 deposit shall be submitted to the License/Permit Clerk prior to display of the merchandise tent on the lot. 2. Fire Dept shall review and approve the site plans and tent construction before the tent can be erected. All ayes. MOTION PASSED. STAFF REPORTS Planner Johnson informed the Commission members that the Second Reading of the Zoning Ordinance took place May 29, 2001, and assuming there are no challenges, it will take affect 30 days from that date. He thanked all the commission members for their hard work and support during the process of getting this passed. Planner Johnson presented data he had collected showing comparisons of other cities allowances for accessory structures. The City Council had asked that data be obtained so a comparison could be done to the language we have in our ordinance. Golden Valley has the same language as ours even though some of their lots are larger. St. Louis Park, New Brighton, and West St. Paul, allow for less square footage than our ordinance. It was fairly common that a detached structure cannot exceed the square footage of the principle structure. Johnson also noted that some cities do not count attached garages as accessory structures, as we do. PLANNING & ZONING COMMISSION MINTUES OF MEETING OF JUNE 5, 2001 PAGE 6 After reviewing the comparisons, Commissioner Yehle didn't feel there was any reason to change from the language we have. He feels it is basically a fair way to deal with this issue. Commissioner Schmitt stated that 7 of the 12 cities polled, had the policy that accessory structures cannot exceed the footprint square footage of the principle structure. She felt maybe this should be incorporated into our language as well. Also noted was if accessory structures exceed the 1,000 sq ft, there are setback and fire safety requirements that need to be met. Chairperson Ramsdell asked Johnson to do more research on this issue. He asked if Johnson could determine the number of lots in our city over 6500 sq ft. He also asked how many variances have been requested over the last 10 years for additional sized accessory structures. Once this information has been obtained, the commission will make a decision regarding the language in the zoning ordinance pertaining to this issue. Commissioner Ericson asked for an update on the conditional use permit that was approved for the property at 508 40th Avenue. Planner Johnson stated that the owners have complied with all the conditions that were established. (The pole barn was removed, the siding repaired, railings were installed in rear, and the parking lot has been striped). However, no other progress has been made, and the building is still vacant. Motion by Ericson, seconded by Schmitt, to adjourn the meeting at 7.'50pm. All ayes. MOTION PASSED. Respectfully submitted, Shelley H~s~on ' Recording Secretary