HomeMy WebLinkAboutAugust 7, 2001PLANNING AND ZONING COMMISSION
MINUTES OF THE REGULAR MEETING
AUGUST 7, 2001
7:30 PM
The meeting was called to order at 7:30 pm by Chairperson Ramsdell.
Roll Call:
Commission Members present-Ramsdell, Ericson, Schmitt, and Yehle.
Commission Member Johnson arrived at 7:35 pm
Also present were Tim Johnson (City Planner), Marlaine Szurek (Council Liaison-
arrived at 8:15 pm), and Shelley Hanson (Secretary). In the audience were various
residents, Heritage Investment Development Representatives, and Pastor Russ
Cowenhoven.
Motion by Yehle, seconded by Ericson, to approve the minutes from the meeting of July 10, 2001, as
presented in writing. All Ayes. MOTION PASSED.
PUBLIC HEARINGS
Conditional Use Permit
Case #2001-0813
ChristLife Evangelical Church
4555 University Avenue NE
Planner Johnson explained this is a request for a Conditional Use Permit to use the former Heights
Medical Clinic as a place of worship at 4555 University Avenue NE. The applicant has purchased
the building and plans to convert the inside space into a congregational worship center if approved.
There previously was one Planning and Zoning case on this site. A conditional use permit was
granted to allow for an animal hospital and clinic in 1999, but the business never became
operational. The existing building was constructed in 1965 and has approximately 3,375 sq ft.
The surrounding property on the south and east is zoned and used residentially. The property to the
north is zoned LB Limited Business, but is used residentially. The property to the west across
University Ave is in the City of Fridley and is also used residentially.
This property is zoned LB and Section 9.1004 (3) (a) of the Zoning Ordinance allows religious
facilities as a conditional use permit in the LB district. The proposal should not negatively impact
any nearby residential areas and will provide an appropriate reuse of an existing building. The
proposal is consistent with the intent of the City Comprehensive Plan. The only negative aspect of
this proposal is that the church will not provide any commercial tax revenue.
The property meets lot size and setback requirements. There are no plans to alter the appearance of
the exterior of the building with any additions. The parking requirements will be met when the
parking lot is striped as a condition of approval. The congregation will be reusing the existing sign
which meets requirements. And the wood privacy fence currently in place provides the necessary
screening along the east property line between them and the residential properties. The Church will
need to extend their screening on the south side which is addressed as a condition of the approval.
There was some discussion regarding whether the members felt the fencing should be extended or if
PLANNING 8,: ZONING COMMISSION
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shrubbery/trees could be used. Joyce Meyer from 4548 4th Street who lives behind the subject
property expressed her concern that any screening being considered should not totally obstruct the
view for the adjoining property owners. Pastor Cowenhoven stated that he would check with the
property owners to the south and see if they had a preference of a fence versus greenery. In the
discussion that followed, it was decided to make an amendment to condition #4 of the
recommended motion that any screening/buffer on the south side be continued either as fence or
greenery not to exceed the height of the wood fence currently in place.
Yehle questioned whether 30 parking spaces would be adequate for a congregation of 90. Planner
Johnson responded that the 30 spaces proposed meets the minimum standards set for this type of
use. If there is a need for additional parking, church members would need to park on the street. It is
legal to park on the street (along 47thand on 4th St), SO that is not something we can control. He
also stated that this would only happen on Sunday mornings and maybe one evening a week, so it
would be considered to have minimal impact on the neighbors.
Ramsdell questioned if they had planned for snow removal so as not to eliminate any of the parking
spaces. Pastor Cowenhoven stated he felt there was enough green space to pile the snow to
accommodate most snow accumulations.
Staff recommends approval of the Conditional Use Permit to allow CbxistLife Evangelical Church
to operate at 4555 University Avenue NE, subject to the conditions listed in the recommended
motion.
Motion by Yehle, seconded by Johnson, to recommend the City Council approve the Conditional
Use Permit to allow for ChristLife Evangelical Church to operate at 4555 University Ave NE,
subject to the following conditions:
2.
3.
4.
All required state and local codes, permits, and inspections including, but not limited to
building permits, fire code, will be met and in full compliance.
The parking lot shall be signed and striped in a manner that is consistent with the
Zoning Ordinance.
All proposed signage must be submitted on the City prescribed application form and
must fully comply with the Zoning Ordinance.
Acceptable screening shall be continued along the south property line as either fencing
or greenery not to exceed the height of the wood fencing currently in place.
All ayes. MOTION CARRIES.
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NEW BUSINESS
A. Site Plan Review
Case #2001-0814
Heritage Property Investment
Rainbow Foods
4300 Central Avenue NE
The applicants are requesting concurrent but separate site plan approvals from the Planning &
Zoning Commission to construct a four-pump fuel center and a 9,000 square foot multi-tenant retail
building in the east parking area of the Central Valu Shopping Center at 4300 Central Avenue NE.
The only recent Planning application on this site has been from Linder's seasonal greenhouse.
The surrounding property to the north and south is zoned LB, and is used commercially. The
property to the west is zoned GB, and is used commercially. The area to the east is zoned GB,
General Business, and is used commercially.
Rainbows Foods has submitted a narrative describing the proposed four pump Fuel Service Center
to be located on the southeast comer of the Central Valu Center parking area. This proposal will
include installation and construction of a 30,000 gallon underground fuel storage tank, concrete
drive pads, fuel pump islands and dispensers, small (8 x 8) attendant kiosk, and patron canopy. The
fuel center is expected to mainly service Rainbow mall customers, and hopefully attract new
customers with the additional retail space proposed.
The applicants submitted a narrative that describes how they meet the standards outlined in Section
7 for permitted use in the General Business District. The proposed fueling center will provide a
covered canopy measuring 24 feet by 112 feet to cover the four pump islands and kiosk area. The
required parking for the Automobile Convenience Facility will exceed what is required.
Planner Johnson addressed two issues of the standards narrative that he thought should be brought
to the commission's attention. The first being their transportation management plan for the center
detailing parking, bus loading and unloading, traffic control, and the impact of the facility on the
surrounding roadways. Both the City Engineer and MnDOT's engineer have reviewed the site plans
submitted and have determined no significant traffic impactS for the proposed project site. Ingress
and egress points will be analyzed by Engineering to determine if any changes should be made.
The second issue deals with the environmental management plan, including storm water
management and drainage plan. The project is not expected to generate additional storm water
runoff as the site will actually have less hardcover with the addition of proposed landscaping
throughout the site. The proposed fuel system will be subject to State of Minnesota requirements
governing fuel centers. The underground fuel tanks will be fully contained and will provide
monitoring equipment in case of emergency spills. The City Engineer and Fire Department have
PLANNING & ZONING COMMISSION
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PAGE 4
also asked the developer to provide additional floatable containment devices to capture and separate
petroleum products from the storm water drainage for Jackson Pond. They have agreed to do this.
There is a reciprocal cross-easement parking agreement that is necessary in order for the proposal to
work. This agreement allows for ingress and egress across respective parts of the property and
establishes maintenance and repair obligations for the owners of the shopping area.. The city
council will need to review this agreements and act on it at their next meeting in August.
The landscaping plans and signage for the proposed auto fuel center is well within the requirements
of the ordinance.
Heritage Investment has proposed the 9,000 sq ft retail building, which will be built to house from
one to six establishments ranging in size from 1,200 sfto 9,000 sf. Each space will contain a glass
storefront and entrance door, and will be complemented by a parapet wall element design to conceal
any and all rooftop mechanical units from view. Lot size and setbacks exceed requirements. The
design features proposed are in harmony with the criteria established in Building Design Standards.
Because the retail front will face west, the east or rear elevation will only be partially visible from
Central Avenue. Passing vehicles on Central will mainly see the top of the parapet wall, signage,
and the canopy. The rear of the building facing Central has been redesigned to be consistent with
the front faCade with matching canopy and brick veneer. Commissioner Ramsdell stated the Project
Managers have been very cooperative with making necessary design changes to accommodate the
elevation challenges for developing this property. As part of the overall design of the parking area,
the existing sloped retaining wall on the east side of the parking lot will be repaired and painted to
maintain visual consistency. 2/3 of the wall will be replaced, however, they have not decided on
what type of design or painting will be done on it. The railing will also be repaired and painted so
everything will coordinate. Mark Kampmeyer, representing Heritage Investment, also informed the
commission members that the entire fa¢ade of the cun'ent shopping center will be refurbished. He
also said that snow will be removed from the site as there will no longer be space to store it on-site.
The plan requires a minimum of 30 parking spaces. There are more than 30 spaces adjacent to the
building, and the entire site will utilize a cross easement parking agreement. This will allow for
vehicles to park in any spaces on the site, aside from no-parking areas, and handicap spaces. The
landscaping meets requirements and could be enhanced further due to additional space in the lot.
The signage planned will be consistent with current signage and meets the requirements of the
ordinance.
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The City Comprehensive Plan designates this area for future commercial use. Both the fueling
center and the retail building proposed are consistent with the newly adopted City Comprehensive
Plan.
The positive aspects are: the site plans are consistent with the City Comprehensive Plan and meet
the zoning ordinance. The City will benefit from additional commercial tax base and the city will
benefit from new design commercial buildings, which will further enhance the development and
appearance of Central Ave. There aren't any negative aspects assuming all the conditions are met.
Staff recommends approval of the site plans for the Rainbow Foods Fuel Service Center and the
9,000 sq fi multi tenant retail building at 4300 Central. The proposals are consistent with the zoning
ordinance and the city comprehensive plan, subject to the conditions listed in the recommended
motion.
Yehle questioned the lighting under the canopy of the fuel service center. He had concerns that
because of the elevation of the structure in relation to Central Avenue that the lighting may blind the
drivers along Central. Steve Schwanke, a consultant for the project, explained that the structure
itself is 18 feet in height with a 3 foot fascia. The lighting would be recessed under the canopy so
as not to reflect into the traffic along Central Avenue.
There was some discussion regarding the fencing and screening along the west property line that
encloses and screens the dumpsters. The members felt this is very unsightly, and needs to be
replaced or repaired and maintained better. It was noted the City owns the fence, but it is the
property owner's responsibility to maintain the area and provide screening. The commission
members want the city and the developers to work together to improve the screening along the west
side of this property as part of the development improvements taking place.
When asked about the timeframe of this project, Mr. Kampmeyer stated that the fueling center will
begin this fall along with the railing, wall repair, and screening issues. The retail structure will not
begin construction until next spring. They already have letters of intent for 50% of the retail space.
The commission members felt this has been wasted space for quite some time and are happy to see
improvements being made along the Avenue.
PLANNING & ZONING COMMISSION
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Motion by Ericson, seconded by Yehle, to approve the site plan for the Rainbow Foods Fuel Service
Center at 4300 Central Avenue NE, as the proposal is consistent with the Zoning Ordinance and
the City Comprehensive Plan, subject to the following conditions:
All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
At the request of the City Engineer and the Fire Sept., a separation unit shall be
provided to separate petroleum products from the storm water drainage for Jackson
Pond in case ora spill.
The reciprocal cross easement parla'ng agreement for the site shall be reviewed and
approved by the City Council
City Engineer review of parking analysis and access points for the site.
All proposed signage must be submitted on the City prescribed application form
Lighting shall not exceed the maximum allowed by ordinance and shall not be obtrusive
to adjacent properties.
Landscape buffer shall be maintained and/or enhanced to provide an appropriate
separation from adjacent properties.
All ayes. MOTION PASSED.
Motion by Ericson, seconded by Yehle, to approve the site plan to allow for the 9,000 sf multi-
tenant retail building at 4300 Central Avenue, as the proposal is consistent with the Zoning
Ordinance and the City Comprehensive Plan, subject to the following conditions:
All ayes.
All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
Concrete retaining wall on east property lines shall be repaired and painted to maintain
structural integrity and consistent visual appearance..
The reciprocal cross easement parking agreement for the site shall be reviewed and
approved by the City Council
City Engineer review of parking analysis and access points for the site.
All proposed signage must be submitted on the City prescribed application form
Lighting shall not exceed the maximum allowed by ordinance and shall not be obtrusive
to adjacent properties.
Landscape buffer shall be maintained and/or enhanced to provide an appropriate
separation from adjacent properties.
Shall provide enclosure of existing dumpster area behind Rainbow Foods.
That the developer and City work together to repair and maintain screening fence on the
west line.
MOTION PASSED.
PLANNING & ZONING COMMISSION
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AUGUST 7, 2001
PAGE 7
STAFF REPORTS
Johnson presented a memo addressing existing businesses in the residential district at 37th
and Johnson Street NE. The owner of the Hair Salon on the comer of 37th and Johnson has
been trying to sell her business. It came to her attention that her property is zoned
residential and not commercial. She is grandfathered in to continue using the building for
the type of business she is currently doing, but cannot intensify or change the type of
business without commercial zoning. This limits her options drastically, and she is seeking
to have her property and the commercial business across the street from her re-zoned.
The commission members instructed Planner Johnson to prepare a list of possible uses in the
various districts that it could be re-zoned to, that would allow a suitable business to operate
in a residential area. He also is to contact the Met Council and inquire what procedures
must be followed to get the two properties re-zoned as we need their approval for an
amendment to our Comprehensive Plan. He is to report back at the September meeting.
Johnson presented the proposed Zoning Text Amendment regarding Accessory Structures
based on the comparisons obtained from other cities for allowances for accessory structures.
He explained the two options and how they differ.
The current language now reads: 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.
Proposed: Option #1
For single and two family residential dwellings, no detached garage or accessory
structure shall exceed 1,000 square feet or the footprint of the principal structure
(excluding attached garage area), whichever is less. In addition, no attached garage shall
exceed 1,000 square feet. When an attached garage is present, no detached garage or
detached structure shall exceed 600 square feet.
Option #2
For single and two family residential dwellings, no detached garage or accessory
structure shall exceed 1,000 square feet. In addition, no attached garage shall exceed
1,000 square feet. When an attached garage is present, no detached garage or detached
structure shall exceed 600 square feet.
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Option #1 is a little more restrictive. If the decision is to change the current zoning text, the new
language would need to be published and a public heating would need to be held in September
before it could go to council. After much discussion, the commission felt the existing language in
the ordinance covers 90% of the properties in Columbia Heights. They didn't feel complicating the
language would benefit the majority of our residents, and that amendments shouldn't be made to
accommodate 1 or 2 people. The existing language is typical with other communities that were
surveyed.
Motion by Johnson, seconded by Yehle to recommend the City Council leave the language
regarding accessory structures as is in the newly adopted Zoning Ordinance.
Roll Call Vote: Yehle-yes, Ericson-no, Ramsdell-yes, Schmitt-yes, Johnson -yes. MOTION
PASSED.
Motion by Ericson, seconded by Yehle, to adjourn the meeting at 9:50pm. All ayes.
MOTION PASSED.
Respectfully submitted,
Shelley Hanson
Recording Secretary