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HomeMy WebLinkAboutFebruary 4, 2003PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING FEBRUARY 4, 2003 7:00 PM The meeting was called to order at 7:00 pm by member Ted Yehle. Roll Call: Commission Members present-Yehle, Schmitt, and Peterson. Commission Members absent-Ramsdell The Commission welcomed new Commission Member Gary Peterson. Also present were Tim Johnson (City Planner), Shelley Hanson (Secretary), and Tami Ericson (Council Liaison). Motion bySchmitt, second by Yehle, to approve the minutes from the meeting of January 7, 2003. All ayes. MOTION PASSED. PUBLIC HEARINGS Case 2002-1109 (Continued from November 2002) Area Learning Center 4350 Central Avenue NE Conditional Use Permit Applicant has withdrawn the application as another site has been selected. No action was required by the Commission. Case 2003-0201 Linder's Greenhouse 4300 Central Avenue Conditional Use Permit Mr. Peter Linder of Linder's Greenhouses Inc. is requesting approval of a Conditional Use Permit to allow the operation of a temporary "mini garden center" in the east parking lot of Central Value Mall at 4300 Central Avenue, from April 15, 2003 through July 15, 2003. This is the 14th year Linder's will operate their greenhouse sales in Columbia Heights. The properties to the north and south of the subject parcel is zoned LB, Limited Business and is used commemially. The property across Central Avenue to the east is zoned GB, Retail Business and is used commemially. The area west of Central Value Mall is zoned R-2, Single and Two Family Residential and is used residentially. Section 9.607 1-E of the Zoning Ordinance requires a Conditional Use Permit for seasonal agricultural sales. The site plan and configuration remain unchanged from previous years. The Fire Department has reviewed the proposal and has expressed no concerns. The proposal is consistent with the intent of the City's Comprehensive Plan. PLANNING & ZONING COMMISSION MINUTES PAGE 2 FEBRUARY 4, 2003 Staff recommends approval of the Conditional Use Permit provided a $500 deposit is submitted to the License/Permit Clerk prior to the installation of the structures on the site to ensure the removal at the end of the approved time period. Motion by Peterson, Seconded by Schmitt, to recommend approval of the Conditional Use Permit to allow the operation of a temporary mini-garden center in the easterly portion of the parla'ng lot at 4300 Central Ave from April 15, 2003 through July 15, 2003 subject to the following conditions: A $500 deposit shah be submitted to the License/Permit Clerkprior to installation of the structures on the site. All Ayes. MOTION PASSED. Case 2003-0202 Area Learning Center 3989 Central Avenue (2nd Floor) Conditional Use Permit Staff has been working since November with representatives from the Area Learning Center to locate an alternative site for their program. After looking at various sites in the area, Northeast Metro 916 has requested a Conditional Use Permit to establish an Area Learning Center on the 2nd Floor of the Columbia Heights Business Center at 3989 Central Avenue NE. There are previous Planning Commission and City Council cases on this site. Site Plan Review was done in the early 1980's for this building. Several Conditional Use Permits were approved for various uses in the 1990's. The surrounding property on the south and to the north are zoned CBD and are used for business purposes. The property to the east and west are also zoned CBD. Section 9.1005 of the Columbia Heights Zoning Ordinance allows Vocational, Business, Performing, Visual and Martial Arts Schools as permitted used in the CBD (Central Business District). However, public or private K-12 schools are not listed as either permitted or conditional uses in this commercial district. Rather, public or private K-12 schools are allowed by conditional use in the residential districts. However, Section 9.1002 of the Zoning Ordinance does provide the Zoning Administrator the ability to determine if uses not listed are appropriate and compatible with the district. PLANNING & ZONING COMMISSION MINUTES PAGE 3 FEBRUARY 4, 2003 The Zoning Ordinance also identifies specific development standards that apply to Schools, K-12 in Section 7; 9.701 (3) Page 7-20; these standards are: The use shall include a regular course of study accredited by the State of MN-The area Learning Center meets this requirement. The site shall be served by a major collector or higher classification of roadway-Central Avenue is identified as a minor arterial roadway, and 40th Avenue is identified as a collector road. The parcel upon which the use is located shall have a lot area no less than four (4) times the area of the building footprint-The Current lot area is approximately (4) times the size of the building footprint. To the extent practical, new construction or additions to existing buildings shall be complementary and compatible with the scale and character of the surroundings and exterior materials shall be compatible with those used in the immediate neighborhood-There are no plans to alter the appearance of the structural exterior of this space, other than signage and fagade improvements. An appropriate transition area between the use and adjacent property shall be provided by landscaping, screening or other site improvements consistent with the character of the neighborhood-Because the use is proposed on the second floor of an existing building, this requirement is not applicable. A transportation management plan shall be submitted to address off-street parking, bus loading and unloading, traffic control, and the impact of the facility on the surrounding roadways-The applicants have submitted a narrative that describes what is anticipated for parking needs and bussing. It is anticipated that one shuttle will be used for drop offs and pick-ups twice through the day, which shouldn't create any traffic or transportation conflicts on site. The drop off point for the facility will be on the north side of the building on 40th Avenue. Staff has reviewed the applicants narrative and had these comments: The Area Leaming Center proposed is a very vital community program. Staff is supportive of this location as it is located in an office type setting and within the confines of an existing building. Staff also had a chance to visit with the new owners of the property and they are confident that this program will be a good fit at this location. K-12 School Programs are currently allowed by conditional use in residential zoning districts. School District 916 believes Area Learning Centers best survive and have success when located in non-traditional settings such as the Business Center. There are several Area Learning Centers located in commercial type settings around the Twin Cities area. Staff members had a chance to visit the Mahtomedi Area Learning Center and leam about its programs. Staff was impressed with the facilities, and the Learning Center appeared to blend in well with its otherwise surrounding commercial environment. PLANNING & ZONING COMMISSION MINUTES PAGE 4 FEBRUARY 4, 2003 Parking requirements for a Sr. High School are ten spaces plus one space per every 6 students. With a projection of 150 students initially and a 200 student maximum, a total of 43 parking spaces would be required. Currently, the vacant office space requires approx 40 parking spaces. This change in use would have virtually no impact from a parking standpoint as the adjacent parking ramp has enough spaces for this use. The school will be located on the second floor or skyway level which has direct access to the parking ramp and the outdoor patio area. The students will have direct access, and not have to access the space by using the main lobby. The cun'ent vacant second floor is approximately 12,000 sq ft in size, and Metro 916 intends to redesign the interior of this space to meet its needs. They will create an additional new access to the outside at the NE comer on the 2"d level. Staff recommends approval of the Conditional Use Permit for the establishment of an Area Learning Center for NE Metro School District 916 at 3989 Central Avenue NE, as the Learning Center is a substantially similar and compatible use with the other uses in the Central Business District as determined by the Zoning Official. Commission members were happy to see that the Learning Center found a more appropriate location and thought the mezzanine would be a nice asset for the students and faculty. Commission member Schmitt said her only concern would be safety/traffic issues in the ramp itself. The representatives from the District that were present at the meeting stated they were happy with the new site chosen and they thanked Planner Johnson and the rest of City Staff who helped them locate other options. Motion by Yehle, seconded by Peterson to recommend City Council approval of the Conditional Use Permit to allow for the establishment of an Area Learning Center for Northeast Metro School District 916 to operate at 3989 Central Avenue NE, as the Area Learning Center is a substantially similar and compatible use with the other uses in the Central Business District as determined by the Zoning Official. All ayes. MOTION PASSED. NEW BUSINESS Case 2003-0203 Minneapolis Water Works 4700 Chatham Rd Site Plan Review This is a request for Site Plan Review to construct a membrane filtration plant on the Minneapolis Water Works property at 4700 Chatham Road. This plant provides water to seven different cities. There is one previous Planning and Zoning Commission case on the property. A conditional use permit was granted in 1999 to allow for a monopole telecommunications tower on the site. The surrounding property in all four directions is zoned and used residentially. PLANNING & ZONING COMMISSION MINUTES PAGE 5 FEBRUARY 4, 2003 The Minneapolis Water Works has proposed to implement a new membrane filtration water treatment process on the site of their existing facility located off of Reservoir Boulevard. This new system will ensure the delivery of safe drinking water to its customers. In moving forward with this project, the MWW approached City staff in 2001, and also briefed the City Council on proposed plans for the site. The proposal includes an at-grade 65,000 square foot single-story steel framed and masonry structure that will house offices, conference facilities, equipment, and membrane filtration treatment units. The 55,000 square foot basement will house pumping equipment, piping/valves, cranes, and chemical storage and feed facilities. The proposed construction schedule from start to completion is 18 months, beginning this spring. The proposal includes consistent building architecture to blend with the existing water treatment buildings and the surrounding area. The renderings provided include elevations of what each building side will generally look like. The building materials will consist of face brick veneer, complemented by cast stone eyebrow and cornice features, as well as keystone block. The roof will feature an attractive clay tile roofing system. The roof top venting and mechanical units will be appropriately screened from view. The outside transformers and engine generators will be located on the east side and will also be appropriately screened and not visible or audible from adjacent properties. The new building itself is an enclosed high tech and highly secured facility, which should not generate additional noise or traffic to surrounding properties other than during construction. It should be noted that the building will not be more than 25 feet in height; less than the 35 foot requirement. The building will be constructed in the southwest comer of the property, and the current entrance will be moved slightly to the west. Minimum front yard building setback is 25 feet; The proposed building far exceeds this requirement as it is a couple hundred feet from the front entrance. Minimum side yard building setback is 40 feet; The proposed building far exceeds this requirement as it is approximately 200-300 feet from the nearest west residential property, and is approximately ¼ mile from the east properties. Minimum rear yard building setback is 40 feet; The proposed building far exceeds this requirement, as it is approximately ¼ mile from the north properties. Minimum requirements are met with parking arrangements proposed. Parking requirements for maintenance facilities are one per 3,000 sfoffloor area, plus one per 300 sfofoffice area. Based on this formula, the total number of parking spaces required for this facility is 26. The proposed plans show 28 parking spaces, with possible room for more. if needed. The site plan proposal includes several landscaping sheets, which provide dbtails on plant and tree numbers, locations, and species. The ordinance requires a minimum of one tree for every 50 feet of street frontage, or a minimum of 4 trees for every one acre of lot area covered by buildings, parking area, etc. The landscaping plan provided includes approximately 153 deciduous, coniferous, and evergreen species, as well as approximately 225 shrubs of various species. This plan more than meets the minimum landscaping standards established by the ordinance. A majority of the tree plantings will be a natural buffer for the residential homes on the west side of the MWW site, but additional trees will. be interspersed at various locations on the site. PLANNING & ZONING COMMISSION MINUTES PAGE 6 FEBRUARY 4, 2003 Public Works Director Kevin Hansen has reviewed the plans submitted and has been in contact with MWW staff and consultants since 2001 on various site issues. It appears fi:om Mr. Hansen's analysis that on-site surface water ponding has been proposed for the site, and is required by ordinance. Also, it appears that a new sanitary sewer and water line (looped) are proposed and have been reviewed and preliminarily approved by Public Works. The Fire Department has also reviewed and preliminarily approved the plans. Staffrecommends approval of the Site Plan proposal for the Minneapolis Water Works site on property at 4700 Chatham Road, as it is consistent with the City Comprehensive Plan. Commission member Yehle asked about how the dirt and construction debris would be contained. Kevin Hansen, Public Works Director, will work with the construction crews in regards to this issue to establish routes for truck traffic during construction. Mr. Adam Kremer, Director of the Waterworks stated that staff has been helpful and that they look forward to this facility being operational by the end of 2004. He explained that this plant will be the largest in North America, and maybe in the world, by the time it is completed. Councilmember Ericson questioned what security precautions were being taken to ensure the safety and protection of this facility. Mr. Kremer responded that measures were being taken to provide security for this facility, but he was not at liberty to go into detail, as then it would not be secure. Ms. Ericson then asked about the plans for the existing wildlife on the grounds of the current facility. Mr. Kremer stated that they will try to provide an area for the deer that reside inside the grounds, but realize the construction process will be hard for them. It is not their intention to harm the deer in any way. Commission member Yehle questioned what size trees would be planted around the site. Jonathan Prestby stated the trees would be larger, not seedlings, as they want to provide screening and blend into the neighborhood. Motion by Peterson, seconded by Yehle, to approve the Site Plan proposed for a 65, 000 square foot water treatment facility on the Minneapolis Water [York, property at 4700 Chatham Road, subject to the following conditions: Ail required state and local codes, permits, licenses and inspections will be met and in full Compliance, and final review and approval of grading/drainage, water and sewer plans by City Engineer and Fire Chief. Ail Ayes. MOTION PASSED. MISCELLANEOUS No further items. Motion by Peterson, seconded by Schmitt, to adjourn the meeting at 7:42pm. All Ayes. Resp~ submitted, Shelley Hanson~'~~ Secretary