HomeMy WebLinkAboutSeptember 2, 2003CITY OF COLUMBIA HEIGHTS
590 40th Avenue N.E.. Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692
Visit Our Website at: n,wmci, cohtmbia-heights, mn.us
MEMBERS
Ted Yehle, Chair
Donna Schrnitt
Gary Peterson
Phillip Baker
PLANNING AND ZONING COMMISSION
REGULAR MEETING
7:00 P.M. TUESDAY, SEPTEMBER 2, 2003
CITY HALL COUNCIL CHAMBERS
590 N.E. 40TM AVENUE
1. Roll Call.
2. Minutes from the Planning and Zoning Commission meeting of August 6, 2003.
3. Public Hearings:
Case # 2003-0912
Rezoning of Kmart Redevelopment Area
City of Columbia Heights
4. New Business:
· Kmart TIF Plan Compliance (Resolution 2003-01)
· Met Council Comp Plan Amendment for Kmart site
5. Miscellaneous:
6. Adjourn
THE CiTY OF COLUMBIA'HEIGHTS DOES NOT DISCRIMINATE ON TIqE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES
EQUAL OPPORTUNITY EMPLOYER
PLANNING AND ZONING COMMISSION
MINUTES OF THE REGULAR MEETING
AUGUST 6, 2003
7:00 PM
The meeting was called to order at 7:00 pm by Chairperson, Tom Ramsdell.
Roll Call: Commission members present- Yehle, Schmitt, Baker, Peterson, and Ramsdell.
Also present were Tim Johnson (City Planner), Shelley Hanson (Secretary), and Tami Ericson
(Council Liaison).
Motion by Yehle, seconded by Schmitt, to approve the minutes from the meeting of July 1, 2003
as submitted All ayes. MOTION PASSED.
NEW BUSINESS
Case #:
Owner:
Address:
2003-0809
Discount Tire Company
20225 N Scottsdale Road
Scottsdale, Arizona 85225
Dave Parker (480) 606-5763
Parcel Address: 5280 Central Avenue NE
Zoning: GB, General Business District
Comprehensive Plan: Commercial
Applicant: Same
This is a request from the Discount Tire Company for Site Plan Review to construct a new
facility on the former Hardee's site at 5280 Central Avenue NE. The site was a former Hardee's
drive-thru and has been vacant since spring 2002.
The surrounding property to the north and south is used and zoned commercially. The property
to the east and west is used and zoned commercially. The intersection of 53rd and Central is the
north gateway to Columbia Heights and is visible from Highway 694. Fridley lies to the north of
53rd Avenue.
PLANNING & ZONING COMMISSION MINUTES
JULY 1, 2003
PAGE 2
The Discount Tire Company has purchased the former Hardee's Building and is proposing to
demolish the structure, and in turn build a new Discount Tire store. Discount Tire Company
owns and operates more than 500 stores in 16 different states. There are currently 8 other
Discount Tire stores in the Twin Cities. The plans are to construct a new facility fronting on
Central Avenue that showcases design features consistent with the new Columbia Heights
Design Guidelines and provide a visually attractive gateway to Columbia Heights from the north.
Discount Tire staff has been working with City staff to achieve a successful project since spring
of 2003. The proposed construction schedule from start to completion, including demolition, is
approximately 4 months, beginning this fall.
Although the Columbia Heights Design Guidelines are not officially adopted, staffand the
applicants have worked hard to meet the goals and objectives of these guidelines. The proposed
building has been designed with the building fronting closer to the street than most other
buildings in the highway district. This will allow for it to take advantage of comer sightlines.
The building design will focus on creating visual interest from Central Avenue and 53rd Avenue,
with the service bays designed to face toward the west and parking area. The building will
resemble a new Discount Tire prototype, but has been designed and tailored specifically for this
site. The building will feature split-face block at the base and top of the building, with brick
veneer around the entire building and window areas, and will be complemented by an EIFS
finish below the top of the parapet wall.
The front will also feature storefront pedestrian-friendly windows and doors and a row of
storefront display windows designed to be inviting and visually attractive, but also to hide the
tire storage behind the wall. A fourth set of windows and single-door facing Central (shown in
darker contrast) will be opaque spandrel glass and will hide tire storage and other service
facilities from view. The north facing elevation will feature similar materials listed above, but
will also be complemented by pedestrian-friendly windows and a sales display and office area.
The westerly facing elevation will be designed to accommodate the parking and servicing of
vehicles and will also feature complementary design finishes, including 3 overhead steel service
doors with clear glass panels. An attractive heavy fabric awning has been proposed to cover the
office and display area on the northeast side of the building and will wrap around to the
northwest comer of the building to complement and make the building flow well. There will
also be attractive wall-pack accent lighting on all sides for decorative appeal and to achieve safe
light levels.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 3
The proposed from faqade facing Central Avenue and the rear main entrance facing the parking
lot project a distinct character, and maximize natural surveillance and visibility. The building
elevations facing Central Avenue have been broken up with various design features, including
window variety, doors, faqade depression, contrasting building materials, and awnings. The
building height will be 26 feet, which will allow the building to achieve a stronger street
presence. The interior of the facility is being designed to operate with 6 service bays and
additional miscellaneous equipment associated with the tire business. Tire storage racks will be
placed behind the service bays the length of the structure, with a small dead tire storage area on
the south side of the building. All tire storage will be kept in the building, and not stored outside.
The applicant has designed the site plan in harmony with the goals and objectives of the
Columbia Heights Design Guidelines, even though as mentioned before, aren't officially adopted
yet. In this context, staffhas reviewed these plans and determined that the building and site plan
meet the design standards and in most cases exceeds these standards. With this in mind, the
commission can be confident that this site, as it's first test site, will set the standard for future
projects on Central Avenue.
The minimum from yard building setback is 15 feet; The proposed building meets this
requirement as it is 20feet from the property line. While the building foundation is set back at 20
feet, the ordinance allows for architectural features such as awnings to be placed in the setback
areas.
The minimum comer side yard building setback is 15 feet; The proposed building exceeds this
requirement as it is approximately 17.5feet from the north property line. Again with the
ordinance allowing for architectural features to be placed in the setback areas.
The minimum rear yard building setback is 20 feet; The proposed building meets this
requirement, as it is more than l OO feet from this property line.
The minimum side yard building setback is 0 feet; The proposed building meets this
requirement, as it is more than 20feet from this property line.
Minimum requirements for parking are one space per every 300 square feet of gross floor area
with 2 spaces required per service bay; The total gross floor are square footage calculation for
parking is based on 6,511 square feet. The site plan shows 34 off-street parking spaces proposed,
with the requirement being 34. There are two handicapped spaces shown which meet the
accessibility requirements. The parking lot is currently accessible from a curb cut on 53rd, with
an additional shared access from the US Bank property off of Central Avenue. The minimum
parking setbacks are 15 feet fi.om the front and comer side property lines and 5 feet from the rear
property line; Off-street parking proposed meets the City requirements as the parking is located
completely in the rear of the property, is 18 feet from the comer side property line, and 6 feet
from the rear yard property line.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 4
It should be noted that the lighting plan for the parking area submitted provides details on the
footcandle measurements. These measurements meet the City requirements for lighting intensity
at a maximum of 3 footcandles of light at the nearest non-residential property line. The lighting
for the site includes two pole lights to be located on the southeast and southwest comers of the
parking area.
The General Business District allows for wall signage not to exceed 200 square feet in size. The
applicant is proposing wall-mounted signage for the building, which will have to meet Zoning
and Design Guideline requirements as well. Signage will be verified during the permitting
process. No specific style has been chosen for the building yet.
The site plan proposal also includes a landscaping plan, which provides details on plant and tree
numbers, locations, and species. The ordinance requires a minimum of one tree for every 50
feet of street fi-ontage, or a minimum of 4 trees for every one-acre of lot area covered by
buildings, parking area, etc. But the Design Guidelines also require that parking areas adjacent
to public streets or sidewalks be screened with a combination of landscape material and
decorative fencing sufficient to screen parked cars. The landscaping plan includes 16 trees
consisting of ash, crab, and pine varieties. In addition, a variety of shrubs, wood and rock mulch,
and sod is proposed for groundcover, as well as 2 landscaped curb islands designed to break up
the parking lot area. The plan proposed exceeds minimum City landscaping standards. In
addition, a retaining wall will be rebuilt along the westerly property line to dress up the site and
to prevent erosion. The designated loading zone on the south side of the site will also be
screened with a row of Austrian Pine trees. In addition, the non hard-surface areas on the project
site will be sodded and mulched. Also, the dumpster will be located on the southwest side of the
structure, will be built to match the finish of the building, and will be enclosed as required by
ordinance.
Commission member Baker asked about the height of the retaining wall. He was told it will be
approximately 5-8 ft. in height.
The proposed building will be served by 53rd Avenue and Central Avenue, which should
provide for adequate ingress and egress. There is one existing curb cut allowing access to the
site off of 53rd Avenue, and a shared drive with U.S. Bank allowing for vehicular traffic from
Central Avenue. There should be no increase in traffic counts related to the site, as the site was a
former Hardee's Restaurant. The site plan has also been forwarded to MnDOT as they are
required to review site plans adjacent or fronting on Trunk Highways. From a brief conversation
had with MnDOT officials, it is anticipated that there should not be any issues with this site. The
plans also call for a sidewalk extension from the Discount Tire entrance to the existing Central
Avenue sidewalk and transit stop, which provide for a pedestrian friendly connection to the
Avenue and meet the intent of the Central Avenue Design Guidelines.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 5
Public Works Director Kevin Hansen has also reviewed the site plan and grading/drainage plans,
and submitted his comments to the commission members. He is requiring the following items:
· Perimeter easement of 5 ft on north and east property lines
· Erosion control measures shall be in accordance with MN Urban Small Sites BMP
Manual, published by Met Council dated 2001.
· Temporary erosion control shall be placed and inspected by Engineering Dept. prior
to grading activities.
· Cleaning the public streets as necessary throughout the site and building construction.
· A registered engineer shall certify the modular block retaining wall, providing
drawings to the Engineering Dept.
· A cash escrow of $1,500 be submitted for engineering inspection and erosion control
surety. Any unused portion would be returned upon completion of project.
· Subject to MN Dot approval.
Commission member Peterson asked who is responsible for clearing the sidewalk area along
Central Ave? Public Works would need to make that determination. Peterson recommended
that clarification of that issue be made and that the store owners are notified pr/or to building.
The applicants have submitted a plan which .directs the stormwater runoff towards 53rd Avenue,
and away from adjacent properties. Keeping in mind that the proposed stormwater flows are
comparable with the former use of the site. The Fire Department has also reviewed and
preliminarily approved the plans.
The 2001 City Comprehensive Plan designates the property for future commercial use, which
promotes commercial service development such as proposed. The new facility will further
enhance the commercial tax base and create new jobs lost when Hardee's closed. The facility
proposed features varied architectural materials designed to create visual interest and to provide
design features to the north gateway to Columbia Heights. Therefore, staff recommends approval
of the Site Plan proposal from the Discount Tire Company to construct a new 7,700 square foot
structure on the property at 5280 Central Avenue NE.
Commission member Schmitt asked several questions regarding signage, the location of the
other stores, stores hours and construction timelines. Bill Wendell, VP of Discount Tires and
Barry Wagner of Clark Engineering answered their questions. They explained that demolition of
the existing building is scheduled for this fall and they hope to be well underway before snow
falls, for an anticipated opening of early 2004. He said they would follow local ordinances
regarding signage and incorporate their typical signage design used at other sites into something
that will work in our City. Ramsdell asked about the windows on the east side and what would
be displayed in them. Mr. Wendell said he wasn't sure, but it would probably be artwork of
some type. The tire/wheel display would be in the showroom area. Yehle commented that he
liked the design of the building and how it would brighten up the area. Mr. Wendell said the
company is very conscience of the cleanliness and overall appearance of the store inside and out.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 6
Motion by Peterson, seconded by Yehle, to approve the Site Plan for the Discount Tire Company
for a 7, 700 square foot facility on the property at 5280 Central Avenue NE, subject to the
following conditions:
* All required state and local codes, permits, licenses and inspections will be met and in
full compliance.
* Final review and approval of grading~drainage, water and sewer plans by City Engineer
and Fire Chief.
* Approved landscaping and screening shall be installed in conjunction with site
development and prior to issuance ofa final certificate of occupancy.
* Perimeter easements of 5ft on east and north property lines.
* Subject to MN DOT approval.
All ayes. MOTION PASSED.
CASE NUMBER:
APPLICANT:
LOCATION:
REQUEST:
PREPARED BY:
2003-0810
City of Columbia Heights
Kmart Redevelopment Area (East of Central Avenue between
47th & 49th Avenues - See Figurel)
Comprehensive Plan Amendment
Ciara Schlichting, Planner, from Dahlgren, Shardlow and Uban
The Kmart Redevelopment Area Study began in May 2003 and is nearing completion. The
objectives of this study are to redevelop an outdated retail center, provide more employment
opportunities, provide new housing choices, reestablish transit use, and encourage walking and
biking. The end result of this study is the final Kmart Redevelopment Plan. The draft Kmart
Redevelopment Plan proposes mixed-use development that includes residential, commercial,
park, office, and civic uses. The adopted Comprehensive Plan does not currently allow for
mixed-use developments within the subject area. Since the Comprehensive Plan is the
framework for guiding zoning and development decisions, it must be amended to change the
land use designation of the subject parcels to be consistent with the concepts proposed in the
draft: Kmart Redevelopment Plan.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 7
Chapter 9 of the City Code requires that the Planning Commission prepare recommendations to
the City Council regarding changes to the Comprehensive Plan. This proposed Comprehensive
Plan amendment is on the City Council's August 11th meeting agenda. The City Council must
either approve the Comprehensive Plan amendment contingent upon Metropolitan Council
review or adopt a resolution transmitting the amendment to the Metropolitan Council for review.
After the Metropolitan Council review is completed, the. City will continue plan implementation
activities, including adopting the final Kmart Redevelopment Plan, establishing a Tax Increment
Finance (TrF) District, amending the Zoning Code, and review and approval of specific
redevelopment plans within the greater redevelopment area. The City will have ample
oppommities in the future to review and consider approving specific redevelopment plans
proposed for the subject properties.
DSU is advising the Planning Commission to recommend that the City Council approve the
Comprehensive Plan amendment for the Kmart Redevelopment Area, contingent upon
Metropolitan Council review, which changes the land use designation fi:om Commercial to
Transit Oriented Mixed-Use.
The existing land uses within the redevelopment area consist of six (6) commercial retail
buildings. The surrounding land uses include commercial retail, office, apartments, two family
residential, and single family residential. The total size of the redevelopment area is
approximately 21 acres. The subject properties are guided Commercial and zoned GB-General
Business District. These designations do not provide the flexibility needed to accommodate
mixed-use redevelopment projects, given the limited permitted uses allowed under each land use
category.
The 2001 Comprehensive Plan established three (3) Mixed-Use land use categories: Transit
Oriented Mixed-Use, Community Center Mixed-Use, and Transitional Mixed-Use. The purpose
of creating the Mixed-Use districts was to "facilitate redevelopment and enhancement efforts in
targeted areas of the community" (page 20, Comprehensive Plan). The Kmart Redevelopment
Area is a section of the community that has been officially targeted for redevelopment since the
adoption of the Comprehensive Plan.
The Transit Oriented Mixed-Use designation appears to be the most appropriate Mixed-Use
designation for the subject properties. Both the Community Center Mixed-Use district and the
Transitional Mixed-Use District are tied to specific geographic areas within the community. The
Community Center Mixed-Use district is intended to guide the redevelopment of lands in the
vicinity of City Hall. The Transitional Mixed-Use District is intended to guide the
redevelopment of lands along 40th Avenue from City Hall to Central Avenue. Criteria for the
location of Transit Oriented Mixed-Use district only requires that the district be located in areas
along existing transit routes.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 8
The Comprehensive Plan provides a description of areas guided Transit Oriented Mixed-Use.
Specifically, the Comprehensive Plan states that these areas "will focus on the commuting needs
of Columbia Heights residents. As a result, a higher percentage of service-oriented
commercial/retail development will be necessary with high-density residential development
providing the balance of the development. Mixed-Use pedestrian-oriented development near
transit nodes will provide oppommities for high-density residential and neighborhood
commercial development. Redevelopment of these areas will also provide the opportunity for
pedestrian linkages to other parts of the community and improvement of the overall non-
motorized circulation system within the community that will help improve the image of
Columbia Heights." (Page 22, Comprehensive Plan).
Although the final Kmart Redevelopment Plan is not being considered for approval at this time,
the draft Kmart Redevelopment Plan provides the framework for determining the most
appropriate land use designation. The Kmart Redevelopment Plan is consistent with the
description of the Transit Oriented Mixed-Use District:
The study area is located along an existing transit route;
New residents will be able to commute to work via the existing transit routes;
Potential patrons will continue to access existing business via transit and likewise, will be able to
patronize any new business via transit;
A high percentage of the area will continue to provide service-oriented commercial/retail along
Central Avenue and new higher density residential uses will balance the development and
provide a transition from commercial development to the adjacent residential areas; and
The plan will provide pedestrian connections to and through the subject properties.
The proposed Comprehensive Plan amendment is consistent with the goals contained in the
Comprehensive Plan, including, but not limited to:
Goal: Strengthen the image of the community as a desirable place to live and worlc The Transit
Oriented Mixed-Use designation provides new housing and job opportunities in close proximity
to one another.
Goal: Preserve and enhance the existing viable commercial areas within the community. Central
Avenue is an important commercial corridor within the community that will be enhanced by
more housing (potential customers) within walking distance, new businesses, and street
enhancements.
Goal: Provide opportunities and mechanisms for successful redevelopment of targeted areas
within the community. The land use change will support the implementation of the Kmart
Redevelopment Plan.
Goal: Advocate high quality development and redevelopment within the community. Urban
design guidelines and an overall redevelopment plan will help ensure high quality development.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 9
Goal: Provide a variety of life-cycle housing opportunities within the community. A new Mixed-
Use District will provide new residential oppommities in areas previously limited to commercial
use only.
Goal: Strengthen areas of commercial and civic activity by introducing complementary housing
development. The new Mixed-Use District will introduce housing opportunities mixed with
commercial and civic activity.
Goal: Increase pedestrian and bicycle safety in residential neighborhoods. The Kmart
Redevelopment Plan proposes streetscape enhancements, which include improved crosswalks
and sidewalks and pedestrian level lighting.
Goal: Manage and maintain the investment in the existing roadway system. The Kmart
Redevelopment Area will be served by the existing roadway system and will provide a new
internal circulation system within the site.
Given the description of the Transit Oriented Mixed-Use designation, the consistency of the
Kmart Redevelopment Plan with the Transit Oriented Mixed-Use description, and the
consistency of the proposed Comprehensive Plan amendment with the goals of the adopted
Comprehensive Plan, staff recommends amending the Comprehensive Plan, contingent upon
Metropolitan Council review, to change the land use designation of the subject properties from
Commercial to Transit Oriented Mixed-Use.
Baker asked if the City Council has seen these recommended changes yet. It was explained they
are aware that changes need to be made. The Planning and Zoning Commission must first make
a recommendation to the City Council regarding the Comprehensive Plan Amendments as
presented, so they can take the appropriate action, before a development plan can be considered.
Motion by Ramsdeli, seconded by Yehle to recommend approval of the Comprehensive Plan
amendments for the Kmart Redevelopment Area, contingent upon Metropolitan Council review,
which changes the land use desigination from Commercial to Transa Oriented Mixed-Use. All
ayes. MOTION PASSED.
Columbia Heights Design Guidelines
The Columbia Heights Design Guidelines process that started in 2002 is now complete and ready
for adoption. The Columbia Heights Design Guidelines document was developed by City Staff,
consultants, and a Task Force with representatives from the City Council, Planning Commission,
area businesses, landowners, and interested citizens.
Suzanne Rhees from the planning finn URS, that worked to develop these guidelines gave a
presentation to the Planning Commission.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 10
The Commission members commented that they felt it was a good document that will help with
future development in Columbia Heights. It is a logical follow-up to the street-scaping that was
started with the reconstruction of Central Avenue, and will compliment those design features.
Ms. Rhees explained that the plan focused on the Central. Business District and then eventually
worked all the way to the north boundary at 53rd Avenue. She reported that different plans that
coordinate with one another have been used for the CBD area versus the properties further north
on the Avenue. She responded to questions posed by the members regarding site design, and
parking allowances.
There was a discussion regarding where people can obtain a copy of the guidelines to encourage
compliance. The Commission suggested a copy be put at the Library and maybe on the City's
web site. And that anyone interested in developing or building on a site be given a copy of the
guidelines prior to submitting plans.
Staff recommends Adoption of Resolution 2003-30, approving the Columbia Heights Design
Guidelines, along with appropriate zoning text amendments necessary to implement the Design
Guidelines, as these guidelines are consistent with good design principles and complement recent
streetscape improvements on Central Avenue.
Motion by Peterson, seconded by Yehle, to recommend City Council adoption of Resolution
2003-30, which is a resolution adopting Design Guidelines for the Central and 40th Avenue
Corridors. All Ayes. MOTION PASSED.
PUBLIC HEARINGS
Case: 2003-0811
Zoning and Development Ordinance Amendments
During the Columbia Heights Design Guidelines adoption process, it became apparent that
several zoning and development ordinance amendments would be necessary in order to keep the
Design Guidelines and Zoning Ordinance consistent and to anticipate future changes designed to
facilitate redevelopment. These zoning ordinance amendments are now being proposed along
with the Design Guidelines in order to ensure that the guidelines are effective, useful, and serve
their purpose. The changes are quite lengthy to explain in great detail, but the amendments
address minor changes in various sections of the ordinance, including building design standards,
lighting, setbacks, parking exemptions, landscaping, mixed-use district, and the establishment of
a new Design Overlay District.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 11
Staff recommends adoption of the Zoning and Development Ordinance amendments, as these
amendments are necessary in order to ensure consistency with Columbia Heights Design
Guidelines. Planner Johnson reviewed the proposed changes with the Commission members.
ORDINANCE NO.
BEING AN ORDINANCE AMENDING ORDINANCE NO. 853,
CITY CODE OF 1977, PERTAINING TO ZONING AND DEVELOPMENT ORDINANCE
//1428
The City of Columbia Heights does ordain the following amendments:
Section 9.614 Building Design Standards.
Section 9. 614 shall be amended to read as follows:
5) Design Guidelines. The City Council may adopt by resolution design guidelines that
shall apply to designated areas or districts of the City with greater specificity than the
standards in this section. Where there is a conflict between the design guidelines and the
standards in this section, the guidelines shall apply.
9.614 Building Design Standards.
Building Materials and Design.
Currently reads:
3) (b) At least 30% of the first floor fagade that faces a public street, sidewalk or parking lot shall
be windows or doors of clear
or lightly tinted glass that allows views into and out of the building at eye level for non-
residential uses.
Shall be amended to read as follows:
3) (b) At least 39% 20% of the first floor fafade that faces a public street, sidewalk or parking
lot shall be windows or doors of clear of lightly tinted glass that allows views into and out of the
building at eye level for non-residential uses.
9.611 Lighting:
Currently reads:
Lighting Fixtures. Lighting fixtures shall be of a downcast with flat lens, cut-off type that
conceals the light source from view and prevents light from shining on adjacent property. At no
time should a fixture be aimed and/or tilted above a horizontal plane in commercial or industrial
districts.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 12
Shall be amended to read as follows:
Lighting Fixtures. Lighting fixtures shall be of a downcast with flat lens, cut-off type that
conceals the light source from view and prevents light from shining on adjacent property. At no
time should a fixture be aimed and/or tilted above a horizontal plane in commercial or industrial
districts, with the exception of architectural up-lighting or landscape lighting.
Section 9.612 Currently reads:
8) Off-street Parking District. Should the City establish a public off-street parking district,
those uses located within the district shall be exempt fi'om providing off-street parking spaces as
required herein.
Shall be amended to read as follows:
Off-street Parking District. Should the City establish a public off-street parking district, those
uses located within the district shall be exempt from providing off-street parking spaces as
required herein.
The CBD, Central Business District, is established as a public off-street parking district, so
that nonresidential uses are exempt from providing off-street parking spaces as required
herein. Residential uses, including those in mixed-use buildings, shall provide off-street
parking as required herein.
Section 9.1006 CBD, Central Business District
Shall be amended to read as follows:
Off-Street Parking. The CBD, Central Business District, shall be considered an Of-Street
Parking District in which off-street parking is not required for nonresidential land uses.
Residential uses, including those in mixed-use buildings, shall meet the parking
requirements of Section 9.612.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 13
Section 9.1003 Lot Dimensions, Height and Bulk Requirements
Currently reads:
LB GB CBD
Minimum Lot Area 6,000 sq. ff. 6,000 sq. ft.
Minimum Lot Width 50 feet 40 feet 20 feet
Minimum Lot D~pth
Lot Area Per Dwelling Unit
Single Family' Dwelling 6,500 sq. ft.
Multiple Family Dwelling
Efficiency 1,200 sq. ft. 1,200 sq. ft.
One bedroom 1,800 sq. ft. 1,800 scI. ft.
Two bedroom 2,000 sq. ft. 2,000 sq. ft.
Three bedroom 2,500 sq. ft. 2,500 sq. ft.
Additional bedroom 400 sq. ft. 400 sq. ft.
Congregate Living Units 400 sq. ft. 400 sq. ft.
Hotel or motel 400 sq. ft.
Hospital 600 sq. ft.
3uilding Setback Requirements
Front Yard 12 feet 15 feet 1 foot
Side Yard 15 feet None None
Comer Side Yard l0 feet 15 feet I foot
Rear Yard 20 feet 20 feet I0 feet
~arking Setback Requirements
Front Yard 12 feet 15 feet 1 foot
Side Yard 5 feet 5 feet None
Comer Side Yard 12 feet 15 feet 1 foot
Rear Yard 5 feet 5 feet 5 feet
Maximum HeiSt 35 feet 35 feet
Maximum Lot Coverage
~loor Area Ratio 1.0 6.0
Section 9.1003 Lot Dimension, Height and Bulk Requirements.
Shall be amended to read as follows:
LB GB CBD
Minimum Lot Area 6,000 sq. ft. 6,000 sq. ft.
Minimum Lot Width 50 feet 40 feet 20 feet
Minimum Lot Depth
Lot Area Per Dwelling Unit
Single Family Dwelling 6,500 sq. ft.
Multiple Family Dwelling
Efficiency 1,200 sq. ft. . 1,200 sq. ft.
One bedroom 1,800 sq. ft. 1,800 sq. ft.
Two bedroom 2,000 sq. ft. 2,000 sq. ft.
Three bedroom 2,500 sq. ft. 2,500 sq. ft.
Additional bedroom 400 sq. ft. 400 sq. ft.
Congregate Living Units 400 sq. ft. 400 sq. ft.
Hotel or motel 400 sq. ft.
Hospital 600 sq. ft.
Building Setback Requirements
Nonresidential/Mixed-Use Front Yard None
Residential Front Yard 5 feet
Front Yard 12 fzzt 15 feet 4- None
Side Yard 15 feet None None
Comer Side Yard 10 feet 15 feet I foot
Rear Yard 20 feet 20 feet 10 feet
Parking Setback Requirements
Front Yard 12 feet 15 feet I foot
Side Yard 5 feet 5 feet None
Comer Side Yard 12 feet 15 feet I foot
Rear Yard 5 feet 5 feet 5 feet
Maximum Height 35 feet 35 feet
Maximum Lot Coverage
Floor Area Ratio 1.0 6.0
PLANNING 8, ZONING COMMSSION MINUTES
AUGUST 6, 2003
PAGE 14
9.613 Landscaping and Screening.
Screening Requirements. Screening shall be provided in accordance with the following
requirements:
Currently reads:
All off-street parking areas containing six (6) or more parking spaces and located adjacent to or
across a public right-of-way (street or alley) from a residential or residentially zoned property,
the parking area shall be screened along the boundary with the residential use. Where any
commercial or industrial use is located adjacent to or across a public right-of-way (street or
alley) fi.om a residential or a residentially zoned property, the commercial or industrial use shall
be screened along the boundary with the residential use.
Shall be amended to read as follows:
All off-street parking areas containing six (6) or more parking spaces and located adjacent to o~
...... a ~..v.~;~ .4..5,, ^,- ...... ~+.~ ^. ~,~.^ c...._ tially rty
...... v ....... ~ ....... ., ~ ............,j .....a residential or residen zoned prope ,
the parking area shall be screened along the boundary with the residential use. Where any
commercial or industrial use is located a acent to,,, .... ,.,,.,,~,, a v ....... r:,--, cf way ~ .......
ageSq or across a public alley from a residential or a residentially zoned property, the
commercial or industrial use shall be screened along the boundary with the residential use.
Section 9.613 6)
Shall be amended to read as follows:
Screening of Parking Areas from Adjacent Properties. All parking and loading areas
(including drive-through facilities, pump island service areas and stacking spaces) abutting
a public street or sidewalk shall provide:
A landscaped frontage strip at least 5 feet wide along the public street or sidewalk. If a
parking area contains over 100 spaces, the minimum required landscaped frontage strip
shall be increased to 8 feet in width.
Screening consisting of either a masonry wall, fence, berm or hedge or combination that
forms a screen a minimum of 3 feet in height, a maximum of 4 ~ feet in height, and not less
than 50 percent opaque on a year-round basis. For reasons of personal safety and security,
parking lot screening should allow clear visibility of pedestrians above the 3-foot high
viewing range.
Trees shah be planted at regular intervals of no greater than 50 feet within the frontage
strip.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 15
Section 9.1203 Mixed Use Development District Types
Currently reads:
Mixed Use Development District Types. The City's Comprehensive Plan identifies three
distinct mixed-use development opportunities with the City.
l) Transit Oriented Mixed-Use. The purpose of the Transit-Oriented Mixed Use is to
promote development and redevelopment that facilitates linkages and interaction of transit
services, housing and neighborhood services. The focus of land use within this district is to
ensure a pedestrian friendly environment and pedestrian connections to and fi.om residential
development and transit facilities. The mix of land use shall be 60 percent service-oriented
commercial/retail and 40 percent high density residential development (12 units/acre minimum).
Section 9.1203 Mixed Use Development District Types
Shall be amended to read as follows:
Mixed Use Development District Types. The City's Comprehensive Plan identifies three
distinct mixed-use development oppommities with the City.
l) Transit Oriented Mixed-Use. The purpose of the Transit-Oriented Mixed Use is to
promote development and redevelopment that facilitates linkages and interaction of transit
services, housing and neighborhood services. The focus of land use within this district is to
ensure a pedestrian friendly environment and pedestrian connections to and fi.om residential
development and transit facilities. The mix of land use shall be ':'~ ...... · .... ;~ --"~-''~-~
....... ;~1/~-.;! ..~ an ...... * *':~ ~"~" ..... ;~"*;~ ~ .... ~ ..... * flexible to help facilitate
a successful development (12 units/acre minimum).
Section 9.1205 Performance Standards. The following performance standards shall be applied
to all mixed-use developments.
Currently reads:
The minimum size of a mixed-use development shall be five (5) acres.
Shall be amended to read as follows:
The minimum size of a mixed-use development shall be
facilitate a successful development.
flexible to help
Section 9.1301 General Provisions
Currently reads:
Establishment of Overlay District. The following overlay districts are established:
Floodplain Management Overlay District
Shoreland Management Overlay District
Section 9.1301 General Provisions
Shall be amended to read as follows:
4) Establishment of Overlay District.
Floodplain Management Overlay District
Shoreland Management Overlay District
Design Overlay District
The following overlay districts are established:
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 16
Section 9.1304
Shall be amended to read as follows:
1) Purpose: The Design Overlay Districts are established to increase the visual appeal
and pedestrian orientation of certain major street corridors within the City, thereby
increasing the economic vitality of these corridors, and to support the goals of the
Comprehensive Plan.
2) Establishment. The following design overlay districts are established:
Central Avenue Design District
40th Avenue Design District
Highway Design District
3) Design Guidelines. The Columbia Heights Design Guidelines shall apply to
development within the Design Districts. The Columbia Heights Design Guidelines are
hereby incorporated into this ordinance by reference in o~der to:
Guide developers or business owners wishing to propose expansions, renovations or new
construction of buildings or parking within the Design Districts;
Assist City officials and staff in reviewing development proposals.
4) Applicability of Design Guidelines.
Design guidelines shall apply to all nonresidential, mixed-use and/or multi-family
buildings, and to the following activities:
New construction;
Any exterior changes, including repainting, with the exception of replacement or repair of
existing materials;
Any internal remodeling or expansion activity that increases the overall size of the building
by 10 percent or more;
Any development or expansion of parking areas that would result in a lot with more than
four parking spaces.
Minor alterations such as repainting may be handled administratively, as determined by
the City Planner.
The guidelines are intended to be mandatory. It is assumed that the intent of the guidelines
shall be met; however, it is understood that there may be ways to achieve the same design
objective. The City may permit alternative approaches that in its determination, meet the
objective(s) of the guidelines(s) equally well.
The guidelines shall apply only to the building or site elements being developed or altered.
That is, a proposal for changes to a building would be required to meet only those
standards that pertain to buildings, while changes to a parking area would be required to
meet all standards for parking areas, but not for buildings. The City Planner will make the
initial determination as to which standards are applicable.
Design Review shall be conducted as part of the site plan review process, as specified in
Section 9.413.
PLANNING & ZONING COMMISSION MINUTES
AUGUST 6, 2003
PAGE 17
Members asked questions regarding some of the recommended changes especially in regards to
setback changes along 40th Avenue and whether existing homes along there are grandfathered in
as conforming structures. It was explained that, yes, they are grandfathered in and that setbacks
were reduced to allow for future development that would be consistent with the Master Plan such
as the construction of townhouses or high density housing along that corridor.
Motion by Peterson, seconded by Baker, to recommend City Council adoption of the Ordinance
amending the Zoning and Development Ordinance No. 1428. All ayes. MOTION PASSED.
MISCELLANEOUS
Planner Johnson acknowledged Tom Ramsdell's resignation and thanked him for his service to
the City by serving on this Commission. Tom then thanked everyone he has worked with over
the years. He then said a new chair should be elected to serve the remainder of 2003. He
recommended Ted Yehle as he is the senior member of the Commission.
Motion by Peterson, seconded by Baker to appoint Ted Yehle as the Chair for the remainder of
2003. All ayes. MOTION PASSED.
Motion by Ramsdell, seconded by Baker, to adjourn the meeting at 8:30pm. All Ayes.
Respectfully submitted,
Shelley Hanson
Secretary
CITY OF COLUMBIA HEIGHTS
590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692
Visit Otlr Website at: ww~,:ci, coht, tbia-Ileights, tnl~.Us
COMMUNITY DEVELOPMENT DEPARTMENT
Mayor
Julienne Wyckoff
Councilmembers
Bruce Nawrocki
Bruce Kelzenberg
Tammera Ericson
Bobby Williama
City Manager
Walter R. Fehst
Date:
To:
From:
Re:
August 28, 2003
Planning and Zoning Commission
Tim Johnson, City Planner
Kmart TIF District Modification
The City of Columbia Heights is considering a proposal to modify the Downtown CBD
Revitalization Plan for the CBD Redevelopment Project and to establish the Kmart/Central
Avenue Tax Increment Financing (TIF) District, a renewal and renovation tax increment
financing district. As dictated by MN State Statutes, the Planning Commission is required to
review the TIF District modification plans to determine that rkey conform with the general plans
for development and redevelopment of the City as described in the City Comprehensive Plan.
Recommendation:
Adoption of Resolution 2003-01, as the TW District modification conforms with the City
Comprehensive Plan.
Motion:
Move to adopt Resolution 2003-01, and to support the action of the Columbia Heights City
Council.
Attachments: Resolution 2003-01
THE CITY OF COLUMBIA HEIGHTS E)OES NOT OISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES
EQUAL OPPORTUNITY EMPLOYER
PLANNING COMMISSION
CITY OF COLUMBIA HEIGHTS
ANOKA COUNTY, MINNESOTA
RESOLUTION NO. 2003-01
RESOLUTION OF THE CITY OF COLUMBIA HEIGHTS PLANNING
COMMISSION FINDING THAT A MODIFICATION TO TI-rE, DOWNTOWN
CENTRAL BUSINESS DISTRICT (CBD) REVITALIZATION PLAN FOR THE
CBD REDEVELOPMENT PROJECT AND THE TAX INCREMENT
FINANCING PLAN FOR TI-rE K-MART/CENTRAL AVENUE TAX
INCREMENT FINANCING DISTRICT (A RENEWAL AND RENOVATION
DISTRICT) CONFORM TO THE GENERAL ?LANS 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 CBD Revitalization Plan for the CBD Redevelopment Project
(the "Revitalization Plan Modification") and adopt a Tax Increment Financing Plan for the K-
Mart/Central Avenue Tax Increment Financing District (the "TIF Plan") within the CBD Redevelopment
Project (the Revitalization Plan Modification and the TIF Plan are referred to collectively herein as the
"Plans") and has submitted the Plans to the City Planning Commission (the "Commission") pursuant to
Minnesota Statutes, Section 469.175, Subd. 3, and
WHEREAS, the Commission has reviewed the 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 Plans conform with the
general plans for the development and redevelopment of the City as a whole.
Approved: September 2, 2003
Roll Call:
Chair
ATTEST:
Secretary
City of Columbia Heights
Kmart Tax Increment Financing District
Legend
,.."",--*--' citylimit
~ Kmart Tax Increment Financing District
Case: 2001-09 ! 5
Page: 1
STAFF REPORT TO TEIE PLANNING AND ZONING COMMISSION
FOR TI:[E SEPTEMBER 2, 2003 PUBLIC HEARING
Case #: 2003-0912
GENERAL INFORMATION
Owner: Gerry Herringer Applicant: City of Columbia Heights
Address: 1731 Irmsbruck Pkwy W
Columbia Heights, MN
Phone: (763) 574-0293
Parcel Addresses: 4707, 4747, 4757, 4801, 4811, 4849 Central Avenue NE.
Zoning: GB, General Business District
Comprehensive Plan: Transit-Oriented Mixed-UseDevelopment
Comp Plan amendment was recently submitted to Met Council to change to Transit-Oriented
Development. This amendment request was accepted and ofticially endorsed on Aug 21, 2003.
Surrounding Zoning
and Land Uses:
Zoning
North: GB
South: R-3
East: R-2
West: (Hilltop) Commercial
Land Use
North: Commercial
South: Residential
East: Residential
West: Commercial
BACKGROUND
Explanation of Request:
The City of Columbia Heights has requested the rezoning of properties located at 4707, 4747,
4757, 4801, 4811, and 4849 Central Avenue NE from GB, General Business District, to a Mixed-
.Use Development District.
Property History:,
The Kmart building was built in 1972 as a big-box retail site. The operation survived until
Kmart bankruptcy proceedings in spring 2002. Since this time Kmart has been vacant.
Case: 2001-0915
Page: 2
ANALYSIS
Technical Review:
Rezoning
The properties to be rezoned are currently zoned GB, General Business District and the uses of
the property are currently commercial, with the Kmart space vacant. The Kmart site alone is 13.5
acres, with the remaining commercial businesses totaling an additional 7 acres. The total site
acreage of the Kmart property and Hollywood Video/Savers, Buffalo Wild Wings, Welle Auto,
Subway/TCBY/E1 Bustan, and Arby's is 20.5 acres.
When evaluating a rezoning request it is important to consider how the proposed zoning change
fits in with the surrounding area. The current commercial sites adjacent to Central Avenue have
maintained various forms of commercial uses throughout the years. However, the Kmart
property is considered a big-box retail site with detrimental topography and sightlines, which has
an impact on future commercial business interests. The owner of the Kmart property, Gerry
Herdnger tried to elicit commercial interest in the site since Kmart moved out, but has had no
such success. The market indicated that this is a dead commercial big-box site, which forced the
City and the property owner to reevaluate and consider a mixed-use concept for the site.
As mentioned above, the property is currently used for commercial purposes and is zoned
Commercial. Staff submitted a Simple Comp Plan Amendment to the Metropolitan Council at~er
the Planning Commission and City Council approved the Comprehensive Plan change from
Commercial to Transit-Oriented Mixed-Use Development. Metropolitan Council staff indicated
that this mixed-use project exemplifies what the Metro Council is trying to promote for first -
ring suburban/urban cities such as Columbia Heights. Staff recently received an affirmation from
the Metropolitan Council indicating their acceptance of the Comp Plan amendment and their
positive support for this project. A rezoning of the Kmart Redevelopment Plan Area to Mixed-
Use would be consistent with the recent change in the Comprehensive Plan to allow Transit-
Oriented Mixed-Use Development.
When evaluating a rezoning request to amend the district boundaries on the zoning map, the
Planning Commission and City Council shall make the Following Findings before granting
approval of this request:
The amendment is consistent with the Comprehensive Plan. As mentioned, staff
recently received official endorsement from the Met Council of the requested Comp Plan
amendment to be Transit-Oriented Mixed-Use.
The amendment is in the public interest and is not solely for the benefit of a single
property owner. - The project site redevelopment is certainly in the interest of the
public and does not just benefit the Kmart site owner, but benefits the entire City and the
future viability of this area. The fact that the property has been vacant for well over a
year is clearly indicative that the location is no longer a viable commercial site by itself.
Case: 2001-0915
Page: 3
Subsequently rezoning the property to allow the addition of a residential component
greatly improves the likelihood that the property will be put back into production for the
benefit of the entire community.
Where the amendment is to change the zoning classification of a particular property, the
existing use of the property and the zoning classification of property within the general
area of the property in question are compatible with the proposed zoning classification.
The proposed rezoning from General Business to Mixed-Use, which allows both
commercial/residential on the site, fits with the surrounding area as the proposed
residential component will be a compatible land use with the surrounding residential
neighborhoods.
Where the amendment is to change the zoning classification of a particular property, there
has been a change in the character or trend of development in the general area of the
property in question, which has taken place since such property was placed in its current
zoning classification. - As explained in the above technical review, the closure of
Kmart has necessitated the City address the failure of this commercial big-box sac. The
trend of development and the commercial market certainly has changed since the Kmart
closure in spring 2002. This trend necessitates the need to rezone the property for a
mixed-,tse purpose, which would allow for a residential component in addition to
commercial development,).
Purpose of Mixed-Use District:
The purpose of the Mixed-Use District is to promote efficient use of existing City
infrastructure; ensure sensitivity to surrounding neighborhoods, create linkages between
compatible areas of the City, provide appropriate transitions between uses, ensure high
quality design and architecture, create good pedestrian circulation and safety, promote
alternative modes of transportation, and increase the quality of life and community image
of Columbia Heights.
The proposed Kmart Redevelopment Concept Plan has been designed as a pedestrian
friendly mixed-use project that will accomplish these goals.
Upon successful rezoning of the property, the Transit-Oriented Mixed-Use District that
has been established by the City requires that the mix of land use shall be 60% service-
oriented commercial/retail, and 40% high-density residential development (12 units/acre
minimum).
As the Commission is aware, this requirement has been recommended to be changed so a
certain % will not be required, but rather this requirement shall be flexible to help
facilitate development. The future Kmart Redevelopment Concept Plan proposes a
higher % of residential land use than commercial.
Performance Standards of the Mixed-Use District are as follows: · Minimum size of a mixed-use development shall be 5 acres - Subject parcels meet
this requirement, as the site is 20.5 acres
· Maximum non-residential density is 6.0 FAR and the maximum residential density is
Case: 2001-0915
Page: 4
20 units/acre. Although the City Council can increase the maximum densities by up to
50% if certain conditions are met- The Kmart Redevelopment plan is still
conceptual and has not yet been officially endorsed by the City Council. The
densities have not been officially determined yet, but it is anticipated that the project
densities will be within the guidelines.
Design of the mixed-use development shall be sensitive to adjacent usable open space
and shall include design of pedestrian/bicycle connections to enhance existing
circulation patterns - Conceptual draft designs of the proposed mixed-use concept
for the site create and conserve usable open space on-site and provide the necessary
pedestrian connections to make the site viable and accessible.
Building setbacks shall be regulated by the final site plan and development agreement
approved by the City Council - The mixed-use development district does not require
specific setbacks, height restrictions, etc. So in essence it is essentially a Planned
Unit Development District, which allows for flexibility in redevelopment and design
of each redevelopment site.
Buildings shall be oriented to the street or a common open area. Building facades
shall be varied to create visual interest. All trash areas shall be screened with
consistent building materials as the principal buildings. Monument signage is
allowed and shall utilize the same exterior materials as the principal buildings -
Based on the preliminary concept plans for redevelopment, it is anticipated that these
standards will be met. The final concepts and renderings will go through Site Plan
Review and the Platting process and will be reviewed at that time for consistency with
the ordinance,
Planning Process:
In May of 2003, the City of Columbia Heights initiated a planning process for the redevelopment
of the Kmart site. As part of the planning process, the City appointed an eleven member
Redevelopment Advisory Committee comprised of local residents, business owners, and
members of key community groups. The purpose of the Advisory Group was to ensure
awareness of community stakeholder groups, and to serve as a sounding board to all the major
project recommendations and components. As part of this process,, the Kmart Advisory Group
recently met on August 7, 2003, and gave their strong support to the Kmart Redevelopment
Concept Plan.
Design Guidelines:
It should be noted that the future development of the Kmart site will be subject to recently
adopted Columbia Heights Design Guidelines for Central Avenue. This will allow the City and
developer to achieve varied building materials and styles, create curb appeal, and enhance the
visual interest of Central Avenue and adjacent areas.
Compliance with Ci,ty Comprehensive Plan:
The City Comprehensive Plan designates this area for future Transit-Oriented Development.
Staff recently submitted a simple Comprehensive Plan amendment to the Metropolitan Council
Case: 2001-0915
Page: 5
amending the future land use from Commercial to Transit-Oriented Mixed-Use. The
Metropolitan Council has officially endorsed this requested amendment. The rezoning will allow
for the future mixed-use concept of commercial/residential redevelopment plan to be consistent
with the Comprehensive Plan.
Summary:
The positive aspects of this proposal are as follows:
1. Rezoning these properties to Mixed-Use will allow for the properties to be redeveloped
into a traditional community development pattern allowing for pedestrian connections
and creating linkages and enhancing accessibility to the site.
2. Rezoning these properties to Mixed-Use will allow for creation of a neighborhood in-fill
residential urban style development project, which will allow for the project site to be
viable rather than continue to sit vacant.
3. The proposed Kmart Redevelopment Plan will enhance the tax base dramatically. The
projected taxes are not known exactly, but will be dramatically increased as a result of the
future assessed values of the site.
Conclusion:
S taft Recommendation:
Staff recommends approval of the rezoning of 4707, 4747, 4757, 4801, 4811, and 4849 Central
Avenue NE, from GB, General Business to Mixed-Use, as the rezoning request meets the
required findings listed from the Zoning Ordinance.
Recommended Motion:
Move to recommend City Council approval to rezone 4707, 4747, 4757, 4801, 4811, and 4849
Central Avenue NE from GB, General Business to Mixed-Use, as the rezoning is consistent with
the required findings from the Zoning Ordinance, as the proposed use of the property is
consistent with the City Comprehensive Plan, and is compatible with the surrounding area.
Attachments:
Zoning Amendment findings in staff report; Zoning Map