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HomeMy WebLinkAboutJuly 10, 2001PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING JULY 10, 2001 7:00 PM The meeting was called to order at 7:00 pm by Chairperson Ramsdell. Roll Call: Commission Members present-Ramsdell, Ericson, Schrnitt, and Yehle. Commission member Johnson was not in attendance. Also present were Tim Johnson (City Planner), Marlaine Szurek (Council Liaison), Shelley Hanson (Secretary), Robert Donsker, Rich Abraham and Harold Hoium. Motion by Yehle, seconded by Ericson to approve the minutes from the meetings of May-l, 2001, and June 5, 2001, as presented in writing. All Ayes. MOTION PASSED. NEW BUSINESS A. Site Plan Review Case #2001-0712 Robert Donsker DDS 3844 Central Avenue NE Planner Johnson presented the request of Robert Donsker for site plan approval to allow a 16 foot by 26 foot (416 sf), two story addition at 3844 Central Avenue NE. The proposed addition would allow for a business office and expanded reception room. The property to the north, south and east is zoned GB, General Business District, and is used commercially. The property to the west is zoned R-3, Multi Family and is used residentially. The subject property is zoned GB, and the use of this property as a dentist office is a permitted use in this district. The setbacks requirements are being met even with the addition off the rear of the building. The number of parking spaces required according to Section 9.612(10) of the ordinance, would be 7. The site plan submitted indicates the clinic will have 9 off street parking spaces in the rear in addition to the garage parking. Kevin Hansen, the Public Works Director, and Tim Johnson, Planner, both agree the proposed parking configuration is the appropriate design for this lot. Currently, handicap access is only available through the fi'ont of the building. The city could request a handicap stall be provided in the rear, but this would require Dr. Donsker to install an elevator, which could be very cost prohibitive. Dr. Donsker stated the latest plan by MN DOT for the Central Avenue Improvements include a cut in space to allow for a handicap parking space in fi:ont of his business. He was asked if this would affect the placement of his sign, and he stated he felt the sign would be fmc at the present location. Staff recommends approval of the site plan as it meets the requirements of the Zoning Ordinance and is in compliance with the City's Comprehensive Plan. Motion by Schmitt, seconded by Yehle to approve the site plan to allow a two story 16foot by 26 foot addition onto the rear of the existing building at 3844 Central Avenue NE. All Ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINES OF THE MEETING OF JULY 10, 2001 PAGE 2 % B. Acquisition of 500 Mill Street The existing single family home at 500 Mill Street is being acquired by the City Council. The intention is to use the property in the future as an addition to Huset Park. 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 parkland use, and therefore, is consistent with the furore plans for this property. Council member Marlaine Szurek reported that the City Council had voted to purchase this property at their meeting of July 9, 2001. They have an agreement with the owner to allow the present tenant the fight to continue living there for three years with the possibility of a one year extension. This is an agreement that was mutual between the current property owner and the City, and is not a forced sale, or a condemnation. Motion by Ramsdell, seconded by Yehle to support the action of the Columbia Heights City Council to acquire the property at 500 Mill Street NE, provided the future development of this parcel remains consistent with the City Comprehensive Plan. All ayes. MOTION P,dSSED. C. Acquisition of 4401 Quincy Street; Sale of 3913 Polk Street The Columbia Heights EDA currently owns the vacant lot at 3913 Polk Street, which it is selling to Habitat for Humanity for $1. Habitat intends to build an affordable single family home on this property. The existing sub standard home at 4401 Quincy is proposed to be acquired by the City Council, by utilizing $70,000 in HOME Funds, a $17,500 city match, and $35,650 in monies from Habitat for Humanity. In its place (atter demolition), Habitat for Humanity will be constructing two owner-occupied affordable units. · Again, according to Minnesota Statutes 462.356 the City must notify the Planning Commission of the intent to purchase or sell land, if the City has a Comprehensive Plan. The Comprehensive Plan designates both properties for furore low density residential development, which includes single or two family development. The proposal is, therefore, consistent with the Plan. Motion by Ericson, seconded by Yehle to support the action of the Columbia Heights City Council to sell the property at 3913 Polk Street and to acquire the property at 4401 Quincy St., provided the final development proposals remain consistent with the City's Comprehensive Plan. All,dyes. MOTION P,dSSED. PLANNING & ZONING COMMI. SSION MINUTES OF THE MEETING OF JULY 10, 2001 PAGE 3 STAFFREPORTS Johnson presented a memo regarding comparisons for allowances for accessory structures. He also provided several options to be considered by the Commission. Johnson reported that he had gone back to the 1980's and researched how many variances have been requested for allowing larger accessory structures. He stated there had only been three and those three have all been in the last three years. The Commission members discussed this issue and reviewed the comparisons of the 15-other cities that were surveyed. The general consensus was that our Ordinance is in line with other cities and also covers at least 80% of the lots in Columbia Heights. They didn't feel it was necessary to change the language of the Zoning Ordinance that was just passed by the City Council. Richard Abraham fi:om 3954 Arthur Street made some comments. He feels Columbia Heights should use foresight, not hindsight. He said three cases in the last three years show that times are changing, and that families have more items that need to be stored now than families used to. He understands that ordinances need to be tweaked or changed as situations change throughout the years. This Ordinance is "A Work in Progress". He feels additional language is needed to cover allowances for homeowners with larger lots to accommodate their needs also. He felt the pementage of lot coverage akeady limits the size of an accessory structure so there is no need to limit by square footage also. Commission members felt that using the percentage of lot coverage role as the only criteria was not appropriate in Mr. Abraham's case. Ericson questioned what he would propose. Mr. Abraham pointed out that 6 cities on the list allow more square footage for accessory structures than Columbia Heights, and that 5 cities don't coUnt attached garages as accessory structures. He felt this type of language should also be adopted by Columbia Heights. Ramsdell stated that approximately 80% of the garages in Columbia Heights are detached, so the footage would be counted as an accessory structure. The size of the lots in Columbia Heights already deter us fi:om increasing the square footage amount. Council Member Szurek felt the Commission members should take a closer look at this issue to prohibit variances being needed at all. If the wording were amended to close some of the loop holes, and still accommodate those with larger lots, it would ultimately make the commission's job and the council's job easier. In changing the wording we would have more control over excessive sized structures being built. Commission member Schmitt stated if we eliminate attached garages as being an accessory structure that a person could conceivably build 5, 6, 7 attached structures to a home without limits. PLANNING & ZONING coMMIsSION MINUTES OF THE MEETING OF JULY 1 O, 2001 PAGE 4 After more discussion, Planner Johnson was directed to amend the wording of the ordinance as follows: o To eliminate attached garages as being counted as an accessory structure To limit the square footage/size of an attached garage-not to exceed a three car garage To allow for a detached accessory structure not to exceed the percentage of lot coverage now in effect _ To allow an accessory structure not to exceed 600 square feet if the percentage of lot coverage allows for this. The amendment also needs to clarify the footprint of the house does not include the square footage of an attached garage when detemfining that accessory structures cannot be larger than the home. Planner Johnson will forward the amendment to the Commission members for their review before publishing this to see if it encompasses all of the concerns that were addressed. A Public Hearing will be held at the next meeting so the Commission's recommendation can be passed on to the City Council for their action. Harold Hoium-4315-17-21 5th Street- addressed the commission regarding two new houses built by Habitat for Humanity on 43~d and 7th Street. He had concerns regarding the design of the two homes and the fact that Habitat leaves a lot of construction debris around the site that he felt should be cleaned up better. The commission members advised him to see the Building Inspector regarding these complaints. Motion by Ericson, seconded by Yehle, to adjourn the meeting at 8:05pm. All ayes. MOTION PASSED. Respectfully submitted, Shelley H~o~~n (~~ Recording Secretary