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HomeMy WebLinkAboutJune 3, 2003PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING JUNE 3, 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, and Ramsdell. Commission Members absent- Peterson Also present were Tim Johnson (City Planner), Shelley Hanson (Secretary), and Tami Ericson (Council Liaison). Motion by Yehle, second by Schmitt, to approve the minutes from the meeting of April 1, 2003, with the addition of a comment by Commission Yehle concerning his agreement that the building design for 3929 California St. did meet the intent of the ordinance in regards to the required percentage of window area. All ayes. MOTION PASSED. The correction' was made to the minutes. PUBLIC HEARINGS NONE NEW BUSINESS Case #: Owner: Address: Phone: 2003-0607-Site Plan Review Todd Johnson DDS 5215 University Ave NE Columbia Heights, IVIN 55421 (763) 572-8040 Applicant: James Strapko Architects 4157 Minnehaha Ave So Mpls} MN 55406 Parcel Address: 5207 & 5215 University Ave NE Dr. Johnson and James Strapko Architects have requested a Site Plan Review to construct a new dental facility on the properties at 5207/15 University Ave NE. The site is undeveloped and consists of three platted parcels. The site is currently zoned General Business. The surrounding property to the north is used and zoned commercially. The property to the east across the alley is zoned and used residentially, and the property to the south is a single family home and is zoned commercial. Dr. Johnson owns 5 lots south of the City Liquor Store on 52nd and University Ave. He is proposing to move out of his current building at 5215 University Ave. He plans to construct a new 3,416 square foot dental facility on the three adjacent empty lots he owns, in order to accommodate the growth of his practice. Dr. Johnson is proposing to split off the northerly two lots which house the existing dental office and parking area. The current business employs a few workers and is anticipated to add additional dental hygienist employees in the design-build process. In moving forward with this project, Mr. Johnson has been working with City staff to identify the necessary processes and approvals since 2002. The proposed construction should take approximately 4 months and would begin this summer. PLANNING & ZONING COMMISSION MINUTES JUNE 3, 2003 PAGE 2 The 3,416 sq ft building foundation proposed is intended to function as a commercial office type use, but is being designed to have a residential type appearance. The building exterior will be a textured siding that is composed of cement and wood fibers that look like wood. It will have residential styled windows and decorative columns at the south entrance to give it a front porch type entrance. The proposed project achieves the 30% window and door area requirement for non-residential uses. The building will consist of several offices, a chart room and library, and seven patient rooms. The building will also feature a small basement area for mechanical units and storage, as well as a private office in the upstairs attic. * The minimum front yard building setback is 15 feet and the proposed building meets this requirement as it is 19 feet from the property line. While the building foundation is set back at 19 feet, the projecting bay juts into the setback area one foot. The ordinance does allow for architectural enhancements to be in the setback area. * The minimum comer side yard building setback is 15 feet and the proposed building exceeds this requirement, as it is approximately 60 feet from the south property line. * Minimum rear yard building setback is 20 feet; The proposed building meets this requirement, as it is 20 feet from this property line. * Minimum side yard building setback is 0 feet; The proposed building meets this requirement, as it is 5 feet from this property line. The minimum requirements are one parking space per every 300 square feet of gross floor area; The site plans shows 16 parking spaces, with the requirement being 14 based on 4,050 square feet. There is one handicap space shown which meets the accessibility requirements. 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, and a maximum of ~A footcandles of light at the nearest 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~ Minimum parking setbacks are 15 feet from the front and comer side property lines and 5 feet from the rear property line: The proposed off street parking meets the City requirements at 20 feet from the front property line, 15 feet from the comer side property line, and 6 feet from the rear yard property line. The General Business District allows for monument signage not to exceed 40 square feet in size; a maximum of 8 feet in height; and setback 5 feet from any property line. The applicant is proposing an 8 foot high monument sign, measuring 38 square feet in size, and setback at least 5 feet from any property line which meets City requirements. The wall mounted signage proposed for the building meets the City's requirements as well. PLANNING & ZONING COMMISSION MINUTES JUNE 3, 2003 PAGE 3 The site plan includes a landscaping plan detailing the number, species, and location of the plantings. The plans exceed the minimum City standards. It was noted that there is a 2 ½ foot grade difference from the front of the property to the back. A retaining wall will be constructed along the east side with additional plantings that will enhance the visual impact. The dumpster will be located on the east side of the structure and will match the finish of the building and will be enclosed as required by ordinance. The proposed building will be served by 52nd Avenue and University Avenue, and will provide adequate ingress and egress. The site traffic will be.completely separate from the adjacent residential properties and will not have an entry point on the alley side. The new parking lot area will require a new curb cut along the frontage road. Public Works Director Kevin Hansen has reviewed the plans and his comments are as follows: He would encourage the addition of some masonry, such as brick or stone to enhance the building entrance. There will need to be a cut in and new tee to the VCP sanitary line in accordance with City Specifications. The proposed Storm Sewer shall be a privately maintained line. Any work done in the public Right of Way shall be inspected by the Engineering Dept. The grading and erosion control plan is acceptable with the following conditions: *Site access during construction should be limited to the University Ave Service Rd. *The perimeter erosion control shall be placed prior to any site disturbance and inspected by the en~eering dept. *Any debris tracking shall be cleaned offofpublie sweets within a 24 hour period. If the work is not performed within a 24 hour period, the City of Columbia Heights will clean the streets and bill the Contractor. *The rear retaining wall along the alley should be three feet from the property line. *The gutter line at the main entrance is fiat. This should be reviewed in the field with engineering staffprior to concrete placement. The main entrance shall have a concrete apron from the curb to the property line. The location of the driveway cut is acceptable. No site access should be provided to the existing alley to the east. He would suggest an escrow account of $1,500 for engineering inspection and erosion control surety. Any unused portion of this escrow would be returned to the owner upon project completion (including landscaping and parking lot paving). The applicant's plan directs the storm water nmoffto the University Ave frontage road, away from adjacent properties. The plans proposed appear to meet the City storm water requirements. The Fire Department has also reviewed and preliminarily approved the plans. The proposed construction is consistent with the 2001 City Comprehensive Plan which designates the property for future transit-oriented use such as high density residential or neighborhood commercial development. The new facility will further enhance the tax base and create additional jobs. The building features varied architectural materials designed to create visual interest and to provide consistency with the sUrrounding area. PLANNING & ZONING COMMISSION MINUTES JUNE 3, 2003 PAGE 4 Therefore, staff recommended approval of the Site Plan proposal to construct a new 4,500 square foot dental facility on the property at 5207 University Avenue NE. with the addition of the condition suggested by Public Works Director, Kevin Hansen, regarding the escrow of $1500 for engineering inspection and erosion control surety. Commission member Baker questioned whether there is adequate parking. Ramsdell stated the proposal already exceeds the requirements of the Ordinance and we cannot make it more restrictive at this point. Dr. Todd Johnson addressed the commission. He explained that he has waited to see what the City plans to do with the Liquor Store property,' but that he can't'walt any longer. He has outgrown his space and needs to expand. He went on to state he felt the parking will be adequate as customers come and go throughout the day. He also explained he does not currently have a handicapped access space, but he and his staff take care of those who need assistance whenever necessary. He feels the requirement of one handicap space will also be adequate as he only sees approximately two patients a week that would need this provision. Commission member Ramsdell stated he liked the design and look of the building. He is excited about the development of the site. He concurred with the Public Works Director that he would like to see some brick or stone added to the south and west side to enhance the visual impact. He also asked Dr. Johnson what will happen to the old building, and whether it would be kept up. Dr. Johnson responded that he plans on keeping the building. He will continue to use it for storage of old charts and X-rays that must be kept up to 10 years per State law. He said he has been approached by an Oral Surgeon, and Endodontist, and a Chiropractor for possibly leasing the building for their practices. He has not made any decision regarding that at this point. Commission member Ramsdell stated he would like to see the old building painted to match the new facility. However, Dr. Johnson informed the commission that the old building has vinyl siding and new vinyl windows, and is in a good state of repair at the present time. Commission member Yehle agreed that the property is well maintained. When asked about how many people are employed at the facility and what his plans are for expanding, he replied that he currently has a part time dentist working with him and that he would like to go with a full time dentist and 2 or 3 additional hygenists. He is hoping to break ground within the next month and a half. Motion by Ramsdell, seconded by Yehle, to approve the Site Plan for Dr. Todd Johnson for4,500 sq fl dental facility on the property at 5207 University Avenue, subject to the following conditions: 1. ~4ll required state and local codes, permits, licenses and inspections will be met and in full compliance. 2. Final review and approval of grading/drainage, water and sewer plans by City Engineer and Fire Chief. 3. ~4pproved landscaping and screening shall be installed in conjunction with site development and prior to issuance of a final certificate of occupancy. 4. A cash escrow of $1,500 be submitted for engineering inspection and erosion control surety. All ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINUTES JUNE 3, 2003 PAGE 5 MISCELLANEOUS Enclosed in the agenda packets were several articles regarding redevelopment in the suburbs. Commission Chair Ramsdell checked with the other members to see if everyone woUld be available for the scheduled meeting July 1st. It was the consensus of the members to hold the meeting on that scheduled date. Commission member Schmitt asked about'the K-Mart site and whether the commission will be asked to consider any changes to our Ordinance regarding the m-development of this site. Planner Johnson said the issue of establishing Park Dedication Fees will be need to addressed again in the near future and the Design Guidelines will also be submitted to the commission for consideration. Commission member Baker asked if anything was happening with the Hardee's site. Planner Johnson stated there has been some interest and inquiries regarding this site recently, but that nothing formal has been submitted as of this date. Motion by Yehle, seconded by Ramsdell, to adjourn the meeting at 7:40pm. All Ayes. Respectfully submitted, Shelley Hanson Secretary