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HomeMy WebLinkAboutOctober 28, 2003PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING OCTOBER 28, 2003 7:00 PM The meeting was called to order at 7:00 pm by Chairperson, Ted Yehle. Roll Call: Commission members present- Peterson, Szurek, Schmitt, Bakerl and Yehle. Also present were Tim Johnson (City Planner), Bob Streetar (Community Development Director), Kevin Hansen (Public Works Director), Shelley Hanson (Secretary), Tami Ericson (Council Liaison), and Ciara Schlicting (From Dahlgren, Shardlow, and Uban). Motion by Szurek, seconded by Schmitt, to approve the minutes.from the meeting of September 2, 2003 as submitted All ayes. MOTION PASSED. PUBLIC HEARINGS Case #: 2003-1014-15 Preliminary Plat, Site Plan Review of Grand Central Lofts Applicant: Nedegaard Custom Homes Address: 4707, 4747, 4757, 4801, 4811, 4849 Central Avenue NE, Columbia Heights, MN Zoning: Transit Oriented Mixed Use Development District Nedegaard Custom Homes has requested the approval of the Preliminary Plat and Site Plan of properties located at 4707, 4747, 4757, 4801, 4811, and 4849 Central Avenue NE. Bob Streetar, Community Development Director, provided some background on the site and how a task force made up of residents, business owners, and the developer worked together to arrive at the concept being proposed in this plan. He then introduced Ciara Schlicting from Dahlgren, Shardlow, and U-ban who made the presentation to the Commission and people in attendance. Ms. Schlicting explained this project is bounded by 49th Avenue on the north, Cheery Heights Neighborhood on the east, 47TM Ave on the south, and Central Avenue on the west. This new project area will be referred to as Grand Central Lofts. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 2 An application has been made by Nedegaard Custom Homes ("the Developer"), the owner of the subject property, for Preliminary Plat approval and Site Plan review for the Grand Central Lofts, a redevelopment of the Kmart Site. Proposed are 218 units of for-sale housing with price points ranging from $170,000 to $330,000. The housing includes three condominium buildings containing 66 units each and 20 townhomes in four groupings, with associated open space. Future phases of development will include a community center and commercial uses. Two actions will be taken by the Planning Commission--one for the Preliminary Plat and one for the Site Plan. The Preliminary Plat review only pertains to the portion of the Kmart redevelopment area that contains the vacant Kmart store and parking lot and the Arby's site. The Site Plan review pertains to the entire residential portion of the site plan except for design of the townhomes. The community center building design will be reviewed at such time as the final program and design of the center has been determined. The commercial site plan and building design will be reviewed as part of a future development phase. The Grand Central Lofts Site Plan has been designed in accordance with the goals and objectives of the Kmart Redevelopment Concept Plan developed by the Kmart Advisory Group under the guidance of the City Council. In May 2003, the City of Columbia Heights initiated a planning process for the Kmart Site for the purpose of creating a redevelopment plan for the outdated and mostly vacant retail center. Goals of the plan include more employment opportunities within the City, new housing option previously not available in the City, increased oPportunities for transit use, amenities to promote walking and biking, and an improved image and vitality of Central Avenue. A City Council-established citizen advisory group and the Developer worked closely to create the Concept Plan to meet the needs of both the community and the Developer. Planning Considerations Comprehensive Plan 1) Approval of the Comprehensive Plan designation for this site was recommended by the Planning Commission on August 2, 2003; approved by the City Council on August 11, 2003; and approved by the Metropolitan Council on August 21, 2003. 2) The Comprehensive Plan designation for the property is Transit Oriented Development. 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." PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 3 3) The proposed Kmart redevelopment complies with the Comprehensive Plan designation: · The development is located along an existing transit route; · New residents will be able to commute to work via the existing transit routes; · The development will occur in phases, with the initial phase being high-density residential development. Subsequent phases will include commercial development and a community center. Patrons of the existing and new commercial areas 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 densi/y residential uses will balance the development and provide a transition' fi.om commercial development to the adjacent residential areas; and · The development will provide pedestrian connections to and through the subject properties. Zoning Ordinance 4) 5) 6) 7) The zoning classification for the property is Mixed-Use District. The Planning Commission recommended approval of the rezoning on September 2, 2003. The first reading of the City Council for the rezoning was held on Sepiember 22, 2003. The second reading of the City Council was held on October 13, 2003. Rezoning officially takes effect on November 13, 2003. The purpose of the Mixed Use District 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 flexible to help facilitate a successful development. The minimum density allowed is 12 units/acre and the maximum density is 20 units/acre. The proposed Kmart redevelopment complies with zoning designation. The size of the subject property is approximately 14.91 acres. A total of 218 units are proposed for the site, for a density of 14 units/acre. Residential uses are comprised of three condominium buildings containing 66 units each and four groupings oftownhomes containing a total of 20 units. The proposed plat is divided into four outlots. Outlot A contains the three condominium buildings, community center and pond; Outlot B contains the 20 townhome units, open space, and ponds; Outlot C will contain commercial uses in future phases of development; and Outlot D is comprised of a sloped landscaped buffer that will be privately owned and maintained. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28,2003 PAGE 4 Circulation, Access, Parking and Sidewalks 8) Circulation through the site is provided through a new public right of way that hms along the western boundary of the site from 47th Avenue to 49t~ Avenue. A privately-maintained interior roadway circulates through the rest of the site providing access to the condominium garages and townhome garages, as well to the community center site and on-street parking spaces. 9) 10) 11) 12) The new right-of-way access at 47th Avenue does not align directly with Tyler Street but is off set. It is not the ideal alignment, but given site constraints, City Staff finds it acceptable. The parking requirement for multiple family biaildings is two covered spaces per every two- bedroom unit and one covered space for every one-bedroom unit. The condominium buildings meet this requirement. Each building contains a total of 66 units. There will be a maximum of 62 2-bedroom units and a minimum of 4 1-bedroom units. There will be 128 garage spaces per building, satisfying the requirements for both 1- and 2-bedroom units. The parking requirement for townhomes is two covered spaces per unit. There are 20 units, each with a two-car garage, for a total of 40 parking spaces. Additionally, there are 83 on-street parking spaces, for a total of 507 spaces at the development. The performance standards for the Mixed Use District require sensitivity to adjacent usable open space and include pedestrian/bicycle connections to enhance existing circulation patterns. The development will provide approximately 5 acres of green space (34% of site area) and .77 acres of sidewalks (5% of site area). The green space includes areas of open space surrounding ponds and buildings. The sidewalks consist of trails around open space areas, along the edges of the condominium buildings and surrounding the interior edge of the development. When Outlot C is developed in a later phase, the internal sidewalk on the 47th Avenue side of the development will be extended to Central Avenue. Additionally, staff encourages the extension of the sidewalk east toward Fillmore. The Fire Department indicated that access to the condominium buildings may be restricted. The comer radii of the privately-maintained interior roadway, which circulates around the condominiums, may not allow emergency vehicles (e.g., fire tracks) to move around freely. The turning radii of the interior roadways need to accommodate emergency vehicles. The on-street vehicle parking shown around two of the condominium buildings, Block 2 and Block 3, may restrict the access of fire equipment. Before final plat approval, the Site Plan will need to assure that adequate access to the condominium buildings is provided. Also, the location of the proposed fire hydrant located on the south side of 47th Avenue does not benefit the site due to topography. A fire hydrant should be located on the south side of Outlot A. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 5 Transit 13) The transit stop servicing northbound traffic currently stops just north of 47th Avenue, directly in front of Arby's. The transit stop servicing southbound traffic currently stops on the Hilltop side of Central, on the northwest side of 47th and Central. The development currently includes a sidewalk along the edge of the residential development along 47th Avenue, and will include a sidewalk link to Central Avenue as part of the development of the commercial parcel, Outlot C. The City Staff and the Developer have talked with Metro Transit about possible site improvements to the Metro Transit stops along the west side of Central Avenue to enhance transit use from the development. The city and Developer agree that these improvements are crucial to drawing transit users from the development. Lot Lines and Setbacks 14) Building setbacks in the zoning district are regulated by the final site plan and development agreement approved by the City Council, based on the following findings: a) the setbacks provided adequate distances from uses in adjacent districts, and b) the setbacks maintain and enhance the character of the neighborhood in which the mixed-use development is located. The setbacks shown on the site plan provide adequate distances to adjacent properties and provide an urban character on the interior of the develoPment appropriate for mixed use development. 15) The preliminary plat and site plan show proposed land swaps occurring with the property at 4811 Central Avenue for the purpose of right-of-way configuration and the property at 4849 Central Avenue for the purpose of maximizing the amount of fight-of-way, and therefore buffering, between the proposed roadway and the property located at 1040 49th Avenue. These land swaps must be completed and reflected on the final plan prior to approval of the final plat. Landscape Plan 16) The Developer has submitted a Landscape Plan in accordance with the requirements for site plans in the Zoning Ordinance. The Landscape Plan is well done and consistent both with the Zoning Ordinance and with the Highway District Design Guidelines. In fact, the Landscape Plan exceeds many of the requirements of the Ordinance with respect to plant sizes and quantities. The one aspect in which the Landscape Plan does not meet the Zoning Ordinance concerns coniferous plantings, although we believe the intent of the Zoning Ordinance is met. The Ordinance requires that the plantings include 25 percent Evergreens. The plans show 17 percent. However, the plan provides an excess of the required amount of street trees, with one tree per 30 feet rather than the required one tree per 50 feet. We believe that these additional streets trees maintain the integrity of the landscape design and balance out the need for additional evergreens. Adding more evergreens would mean removing street trees, and we find the plan as shown to be preferable. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 6 Minor revisions should be made to the Landscape Plan prior to final plat approval, with respect to the following issues: · The list of trees is extensive and should be reorganized to show the breakdown of trees into different categories and/or planting hierarchies for the site to ensure the trees are falling into appropriate categories (such as street tree species, open space species, water/pond edge species, and buffer/slope species). Specifically, certain trees shown would not be acceptable as street trees, such as Silver Maple or Willows; therefore categories should be clarified. · The stairway to 47th Avenue is shown on the site plan but is not noted on the Landscape Plan. This note should be added. · The plantings shown at the edge of trails and ponds are noted to be 6 to 8 ft in height. Confirmation should be made that the heights of these plants do not impact views into and out of the open space. · A typical planting plan should be provided to show the types of plantings that Will occur at the edge of private patios in the courtyard areas of the condominium buildings. · The Landscape Plan should include a note that addresses slope and general drainage. · Consideration should be .given to breaking up the repetition of the privacy wall adjacent to the 4 tll . . property at 1040 9 Avenue through vaned heights of plants, such as shrubs and perennials. 17) The landscape plan shows buffering through plantings, fencing and a boulder retaining wall to th . th buffer the property at 1040 49 Avenue from the new pubhc roadway and access at 49 Avenue. The landscape plan is appropriate for purposes of providing an aesthetic and safety buffer, subject to confirmation to the City Engineer that adequate sight triangles are preserved from the new roadway toward 49th Avenue. Maintenance 18) The private elements of the developmer~t, including all buildings, private roads, sidewalks, ponds, open space, landscaping, including the landscape buffer adjacent to 1040 49th Avenue, and all utilities out of the public fight of way will be maintainec~ by the Grand Central Loft Homeowners Association in accordance with approved Homeowners Association covenants. Highway District Design Guidelines The Columbia Heights Design Guidelines were created to guide developers and businesses in the design of expansions, renovations or new construction of buildings or parking within the Central Avenue and 40th Avenue commercial corridors, and to assist City officials and staff in reviewing development proposals. The guidelines are mandatory, but the City may permit alternative approaches that meet the objectives of the design guidelines. The design district that is applied to the Grand Central Lofts is the Highway District. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 7 Architectural Guidelines 1) 2) 3) Building Placement Objective: To orient non-residential buildings toward the street in order to improve its walkability, while creating oppommities for more internally-focused residential development. Residential buildings may be oriented toward Central Avenue or toward internal streets or courts, with side fagade parallel to Central Avenue. Fa9ades parallel to Central Avenue should be well-detailed and service areas should not be located along the Central Avenue frontage. The frontage should be appropriately landscaped. · The development meets this objective. The residential development is separated from Central Avenue by existing commercial development. The residential development is focused toward internal courtyards and streets. The rear facades of the western most condominium building and townhome grouping is parallel to Central Avenue and is well- detailed. Appropriate Iahdscaping is provided. Primary Facades and Roof Treatment Objective: To encourage attached residential and mixed- use buildings that are compatible with the prevailing single-family residential surroundings. Residential buildings may be designed with flat or pitched roofs. A variety of roof shapes and parapet details are encouraged; however, non-structural, purely decorative roof elements should be avoided. · The development meets this objective. The condominiums have a flat r6of and the entries and windows on the first floor relate to human scale. · The townhomes have pitched roofs with a variety of peak heights. The townhomes are complementary to the design of houses in adjacent neighborhoods and evoke the same design as the "northeast Minneapolis bungalow." Building Width and Faqade Articulation Objective: To add visual interest and variety to buildings and emphasize the pedestrian scale. The primary faqades of buildings should be 40 ft. or more in width and should be articulated into smaller increments by following methods listed in the Design Guidelines to lessen apparent bulk. · The minimum fa¢ade width of the cbndominium buildings exceed the 40 ft. requirement and are articulated into smaller increments by projections and balconies. · The minimum facade widths of the townhome groupings exceed the 40 ft. requirement. The facades are articulated in part through windows, door and garage door placement. The facades are also articulated through the use of complementary materials, including stone veneer, stucco, copper roof structures over bay windows, decorative half timbering, and cedar brackets and along with other faqade ornamentation. Building Height Objective: To create increased sense of enclosure, diminish the perceived width of the street, and provide opportunities for upper-story housing, offices or studios. Two and three story buildings are strongly encouraged. All buildings shall have a minimum cornice height of 22 feet. This height is adequate to achieve the building height objective, conveying a multi-story appearance even if the building has only one occupied floor. · The condominium buildings are 4 stories and approximately 43 ft. from foundation to the roof. · The townhomes are one and two stories. They have a maximum height of 36.5 feet and have the appearance of two stories. These buildings are in keeping with nearby single- and two-family housing units. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 8 5) Transparency - Window and Door Openings Objective: To reflect the character of existing storefront commercial buildings, enliven the streetscape and enhance security by providing views into and out of buildings. For residential buildings, a minimum of 20 percent of primary (street facing) fagades and 15 percent of each side or rear faqade shall consist of window and door openings as specified in the guidelines. · The condominium building contains entries, balconies and windows along the front and rear fagades and balconies and windows along the side facades to meet this requirement. The window shape, size and patterns emphasize the organization of the fagade and the definition of the building. · The townhomes include window and door openings to provide sufficient views out of buildings, and to provide a human scale and pleasant pedestrian experience. 6) 7) 8) Entries Objective: To establish the visual impi)rtance of the primary street entrance, and to ensure that entries contribute 'to the visual attractiveness of the building and are readily visible. For residential buildings, primary building entrances should face the primary abutting public street or walkway, or be linked to that street by a clearly defined and visible walkway or courtyard. Additional secondary entrances may be oriented to a secondary street or parking area. Porches, steps, pent roofs, roof overhangs, hooded front doors or similar architectural elements should be used define the primary entrances to all residents. · The condominiums meet the objectives. · The townhomes meet the objectives. Rear Faqade and Entries Objective: To improve the appearance of rear fagades, orient customers parking or walking to the rear of buildings, and provide safe and convenient access to all building entrances. · Each of the facades of the condominium buildings and townhomes will be designed to the same high standard and meet this requirement. Building Materials Objective: To ensure that high-quality, durable and authentic building materials are used in residential and nonresidential construction. All buildings should be constructed of high-quality materials, including the following: brick; natural stone; precast concrete units and concrete block, provided that the surfaces are molded, serrated or treated with a textured mater/al in order to give the wall surface a three-dimensional character; stucco; jumbo brick may be used on up to 30 percent of any faqade, provided that it is used only on the lower third of the building wall; wood, consisting of horizontal lap siding with an exposure no greater than 5 inches or wood shakes (surfaces must be painted); synthetic wood (fiber cement) siding resembling horizontal lap siding. · The condominiums will be constructed of brick, stucco and siding. According to the Developer, the condominium exterior materials will be approximately 20 percent brick with two different colors, 20 percent stucco and about 60% acceptable siding materials. Final building plans shall be subject to the review and approval of the City Staff to ensure that the building materials and design meet the requirements of the Urban Design Guidelines for the Highw. ay District. · The townhomes will be constructed of stucco with stone veneer and decorative half timbers. They will complement the materials used on the condominium buildings. Final building plans shall be subject to the review and approval of the City Staff to ensure that the building materials and design meet the requirements of the Urban Design Guidelines for the Highway District. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 9 9) 10) Rooftop Equipment Objective: To ensure that views of rooftop equipment fi.om public streets or pedestrian ways are minimized. All rooftop equipment shall be screened from view from adjacent streets, public rights-of-way and adjacent properties. Preferably, rooftop equipment should be screened by the building parapet, or should be located out of view from the ground. · According to the Developer, rooftop equipment will be designed in accordance with this requirement. Final building plans for the condominium and townhouse buildings shall be subject to the review and approval of the City Staffto confirm that this requirement is met. Building Colors Objective: To ensure that building colors are aesthetically pleasing and compatible with their surroundings. Building colors should accent, blend with, or complement surroundings. Principal building colors should consist of subtle, neutral or muted colors with low reflectance. Warm-toned'colors are encouraged. No more than two principal colors may be used on a fagade. Bright or primary colors should be used only as accents, occupying a maximum of 15 percent of building facades. · The condominiums meet this requirement. · The townhomes meet this requirement. 11) Architectural Detailing Objective: To encourage new building design that echoes the design of the few iconic buildings that remain in Columbia Heights - notably the Heighis Theater - while enlivening building facades and contributing to a human-scaled environment. Architectural details such as ornamental cornices, arched windows and warm-toned brick with bands of contrasting color are encouraged in new construction. The contemporary adaptation of historic and vernacular residential, institutional and commercial styles found in Columbia Heights and in Northeast Minneapolis is encouraged. · The condominium buildings meet this requirement. · The townhomes meet this requirement. Site Design Guidelines 12) Parking Location Objective: 13) 14) To improve the appearance and convenience of parking lot circulation for vehicles and pedestrians by breaking the parking area up into smaller units. · Parking for the condominiums is provided in underground garages and parking for the townhomes is provided in two-car garages. Visitor parking is located along the privately- maintained roadway, in accordance with these requirements. Parking Area Screening Objective: To soften the appearance of parking areas when viewed from an abutting street or sidewalk and to screen parking areas from residential yards. · The landscape plan for the development illustrates that these requirements are met. Structured Parking Objective: To ensure that parking structures are compatible with surrounding buildings and make a positive contribution to the streetscape. Entrance drives to structured parking (including underground parking) should be located and designed to minimize interference with pedestrian movement. Pedestrian walks should be continued across driveways. The underground condominium parking garages will project out between 1 to 4 feet above ground according to the site topography. According to the Developer, these will be architecturally designed to match the Highway District Design Guidelines. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 10 15) Placement and Screening of Service, Loading and Storage Areas Objective: To screen views of service and loading areas, and to ensure that the noise impacts of these functions are fully contained and not audible from surrounding streets and properties. Screening must be provided in accordance with the Zoning Ordinance. · The landscape plan for the development illustrates that these requirements are met. 16) Pedestrian and Bicycle Access Objective: To ensure that pedestrians and bicyclists have safe and convenient access to all business establishments to all business establishments. · The proposed development includes a sidewalk and trail network throughout the site. 'This includes trails around ponds with open space areas, along the edges of the condominium buildings and surrounding the interior edge of the development. When Outlot C is developed in a later phase, the internal' sidewalk on the 47th Avenue side of the development will be eXtended to Central Avenue. Additionally, staff encourages the extension of the sidewalk east toward Fillmore. The development also includes a sidewalk connection to the 49th Avenue right-of-way. · A completion of a link should be provided from the interior trail system on Outlot B west toward the public roadway. A link currently exists to the gazebo, and then from the gazebo to the pool. A link should also extend around the outside edge of the pool west to the roadway. 17) Signs Objective: Signs should be architecturally compatible with the style, composition, materials, colors and details of the buildings and with other signs on nearby buildings. Signs should be an integral part of the building design. · According to the Developer, there will a monument sign for the project. Detailed plans for the sign must be submitted to City Staff for review and approval to confirm that the sign meets the Design Guidelines prior to final plat approval. 18) Lighting Objective: To ensure that safe and attractive lighting levels are provided around all buildings and parking areas, without excessive glare or brightness. Exterior lighting should be the minimum necessary for safety and security. Lighting should be designed to coordinate with building architecture and landscaping. Building mounted fixtures compatible with building faqades are encouraged. · The Developer has submitted a site lighting plan showing the location of site lighting. · Lighting fixtures must be reviewed and approved by City Staff to ensure conformance with Design Guidelines, prior to final plat approval. · The Developer'must submit a lighting spread pattern map to the City Engineer for review and approval that shows boarder illumination not to exceed the maximum allowable foot candles at the property line, prior to final plat approval. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 11 Kmart Redevelopment Concept Plan The Grand Central Lofts Site Plan has been designed in accordance with the goals and objectives of the Kmart Redevelopment Concept Plan developed by the Kmart Advisory Group under the guidance of the City Council. In May 2003, the City of Columbia Heights initiated a planning process for the Kmart Site for the purpose of creating a redevelopment plan for the outdated and mostly vacant retail center. Goals of the plan include more employment opportunities witkin the City, new housing option previously not available in the City, increased opportunities for transit use, amenities to promote walking and biking, and improving the image and vitality of Central Avenue. A City Council-established citizen advisory group and the Developer worked closely to create the Concept Plan to meet the needs of both the community and the'Developer. Residential Goal The Grand Central Lofts site plan meets the stated goal for residential development, which is to "provide the City of Columbia Heights a variety of housing types, styles and choices to meet the needs of the community. The main objectives for the residential development include: Provide a diversity of housing choices that will satisfy customer preferences for'this location SUpport appropriate urban housing densities along with performance standards to create financial value and achieve strong purchasing power to support neighborhood service businesses. Promote a redevelopment concept that creates an attractive urban neighborhood that includes housing amenities such as decks, open spaces, gathering areas, recreational amenities, pedestrian ways, landscaping and green spaces to ensure a safe functional and desirable living environment. Successfully integrate the new neighborhood into the surrounding older established neighborhoods. Require high quality community design and construction standards." Parks, Open Spaces and Natural Environment Goal The Grand Central Lofts site plan meets the intent of the stated goal for open space, being that the redevelopment "will include a neighborhood park that will act as the focal point for the neighborhood and provide an amenity to the surrounding community. A series of trails and landscaped boulevards will connect the park to the elements within the development and to the adjacent neighborhoods. A stairway connection will also be provided from the development up to 47th Avenue to provide access to the adjacent neighborhoods. The existing slope along the eastern edge of the site will be enhanced with terraced walls, native landscape materials and stormwater enhancements. Other sloped areas throughout the development will receive the same type of treatments." The concept plan suggested that the location of the open space extend westward to abut the Central Avenue commercia! development. This created a view and connection from Central Avenue into the open space. The Grand Central lofts, site plan provides ponding and the community center site adjacent to the new right of way, east of the commercial development, limiting the view of the interior open space from Central Avenue. Consideration should be given as to how the view and connection from Central Avenue to the open space may be enhanced. PLANNiNG & ZONiNG MINUTES OCTOBER 28, 2003 PAGE 12 Therefore, it is the recommendation of staff and the task force to approve the Preliminary Plat as it is found to meet the following Findings of Fact established in Section 9.411 (6) of the Zoning Ordinance for Preliminary Plats. 1. The proposed Preliminary Plat conforms to the requirements of the Subdivision Ordinance. 2. The proposed subdivision is consistent with the Comprehensive Plan. o The proposed subdivision contains parcel and !and subdivision layout that is consistent with good planning and site engineering design principles. Site Plan Staff also recommends approval of the Site Plan as it also meets the following Findings of Fact established in Section 9.413 of the Zoning Ordinance for Site Plan Review. 1. The Site Plan conforms to all applicable requirements of this Ordinance. 2. The Site Plan is consistent with the applicable provisions of the City's Comprehensive Plan. The Site Plan is consistent with the applicable area plan. The Site Plan has been designed in accordance with the goals, objectives and concept plan of the Kmart Site Redevelopment Concept Plan. The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public fight-of-way. At this time Commission Chair Yehle opened up the Public Hearing. He reminded residents that no one is guaranteed a view forever. He listed several examples around Columbia Heights and Minneapolis of views that have changed due to re-development. Kevin Doty of 1845 Fairway Dr. asked who would be responsible for infra-structure improvements such as water and sewer. He also questioned plans for rain water/storm water runoff and whether any of the new housing will be used for Section 8 purposes. Kevin Hansen, Public Works Director answered his questions. He told him it is the responsibility of the developer to pay for the infrastructure changes and improvements for the project. And these residential units are not for Section 8 housing. They will be sold in the range of $170,000 to $330,000 and are geared to be owner-occupied. Ken Myhre of 1141 Cheery Lane has lived there since 1990. His concern was his nice view being taken away and he feels the present owners in the neighborhood shouldn't be ignored. He was shown projected views that were taken from three points in Cheery Heights. After seeing what the view is projected to look like, he thought the plans were acceptable. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 13 John Kalata of 1144 Khyber Lane said the height of the proposed construction was lowered from 52 feet to 43 feet. He thinks that was a nice compromise and acceptable. He is pleased with the cooperation shown by the developer to accommodate some of the concerns of area residents. It was also explained that a retaining wall and a double row of trees will be placed along the east side of the development to buffer the new units from the Cheery Heights Neighborhood. John Feges fi-om Nedegaard Homes explained the placement of the sidewalks and how they will tie into those on 49th Avenue. Pastor Bob Lyndes said he is in favor of the development. He said it will bring people to this community, add to our property' tax revenue, increase school revenues, and be an asset to the community as a whole. Keith Dreyer of 1041 49th Avenue is concerned about the added traffic on 49th Ave with the opening of the new road. He believes the traffic count is already too high on that street. Kevin Hansen reported that a traffic study had been done in August and it was adjusted for seasonal changes such as school being in session. The study showed that it wouldn't create problems except possibly during the morning school rush. The sight distances coming in and out of the proposed street location were designated as good. He said the study indicated approximately 900 vehicles per day would be added to the current traffic count of 5400 on 49th Ave with the new development. He said the traffic count on Central Avenue is approximately 28,000 ,Pther d,ar~Y, and that MN DOT is currently doing a timing study of the lights on Central Avenue fi.om 40 - 53 and that the timing of the lights may be changed to help traffic flow. Commission member Baker asked about the big hill behind K-Mart and how it would be stabilized. Kevin Hansen explained that the storm water currently drains to the north to 49th Avenue and is not directed down the hill. He said Engineered plans will be submitted and reviewed as part of the development building review process for any ietaining wall or erosion control due to the change of elevations between this property and the existing neighborhood to the east. Kevin Hansen was asked about the existing watermain and whether it could be re-used. He said if it is in good condition, they would have the right to do so. Bruce Nawrocki of 1255 Polk Place asked whether the developer would be responsible for the expense of putting the new road in to 49th Avenue. He was told, yes. Mr. Nawrocki also wanted to make sure the conditions of approval were read to those in attendance for the record. Schmitt asked about the ponds that will be created. She wanted to know if they were going to have water in them at all times or just used for storm water. She was told they would hold water all the time, but the level..would go up due to storm water running into those ponding areas fi-om time to time. With that the hearing was closed. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 14 Preliminary Plat Motion by Peterson, seconded by Szurek to recommend that the City Council approve the Preliminary Plat of Subdivision subject to the following conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: 1. An approved Preliminary Plat shall be valid for a period of one year from the date of City Council approval. In the event that a final plat is not submitted within this time period, the Preliminary Plat will become void. 2. The proposed land swaps shown on the preliminary plat concerning the properties located at 4811 and 4849 Central Avenue must be completed and reflected on the final plat prior to final plat approval. · ' 3. The Developer must obtain the approval of Anoka County on the 49th Avenue access prior to approval of final plat. 4. The Developer must submit plans to MnDOT for review and recommendation prior to approval of final plat. 5. The public roadway curbing should be a B618 design. 6. The City's requirement for intersection clear zone or a 30-foot triangle must be maintained at the public road access on 49th and 47th Avenues. 7. The Developer must make a park dedication contribution in the amount of $163,5OO prior to approval of the final plat. 8. If stormwater is to be conveyed off site following the same discharge route as it currently follows, the preliminary plat must include a utility easement. This utility easement must be added to the preliminary plat prior to review of the preliminary plat by the City Council. 9. Data on the public road curve should be included on the preliminary plat prior to review of the preliminary plat by the City Council. 10. The written legal description on the preliminary plat should be reviewed as the distances do not match what is shown on the drawing· The legal description must be corrected prior to review of the preliminary plat by the City Council. 11. The Developer must explain why there is a change in the public road right-of-way width from 50' to 55' and back to 50' to the satisfaction of the City Engineer or revise the right of way width per the direction of the City Engineer prior to review of the preliminary plat by the City Council· 12. A storm water management plan, meeting the requirements of City Code Section 9. 609 will be required prior to final plat approval. 13. Catchment area maps and stormwater water calculations must be submitted and approved prior to final plat approval. 14. The proposed surface water ponding plan generally meets the minimum requirements for the I O0-year storm event. Please provide supporting documentation for the WRMP policy of "new development shall incorporate storm water controls to prevent any increase in Peak discharge rates, "for the critical storm event. 15. The existing K-Mart property drains through a CMP storm line into Central Avenue, through private property. The condition of the line requires replacement to Central. 16. A detailed erosion control Plan should be prepared and submitted with the final plans. 17. If the project is going to be phased, the erosion control plan should be representative of the phasing plan. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28,2 003 PAGE 15 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. All Ayes. A site gradingplan will be requiredprior tofinalplat approval If the site will not be mass graded, a phasing plan should be included. If the proposed retaining wall exceeds four feet in height, the final plans should include a wall design by a registered engineer. Any site grading prior to final plat approval will require an excavation permit, obtained from the Engineering department. The Developer must address how will the steep slopes on the entire east side, part of the south and bordering the westerly commercial property will be restored and maintained with the submittal of the final plat. An NPDES permit will be required. AH public utilities shah meet the City of Columbia Heights specifications. AH utility work shah be consistent with the City of Columbia Heights specifications, at a minimum. The plans should indicate what existing watermain will be utilized and what main will be abandoned. The method of abandonment (or removaO should also be indicated. AH public watermain should be minimum 8 inch in diameter. Include adequate valving for water main isolation. The Development shaH provide the City of Columbia Heights with as-built drawings of all newly constructed utilities. The Homeowners Association covenants will be submitted to the City Attorney and City Engineer for review and approval prior to final plat approval. Afire hydrant should be located on the' south side of Outlot A. MOTION PASSED. Site Plan Motion by Yehle, seconded by Peterson to approve the application for Site Plan, including the design of the condominium buildings, based on the Findings of Fact and subject to the following conditions of approval that have been found to be necessary ensure compliance with the requirements of the Zoning and Development Ordinance: 1. The approval of a Site Plan by the Planning Commission shah be valid for a period of one year. , 2. Final building plans for the condominium and townhouse buildings shah be subject to the review and approval of the City Staff to ensure that the building design meets the requirements of the Urban Design Guidelines for the Highway District, prior to issuance of any building permits. 3. AH outstanding items listed under Highway District Urban Design Guidelines on pages 5- 9 of this report must be submitted to City Staff 4. Detailed plans for the monument sign must be submitted to City Staff.for review and approval to confirm that the sign meets the Design Guidelines prior to final plat approval. 5. Lighting fixtures must be reviewed and approved by City Staff.to ensure conformance with Design Guidelines, prior to final plat approval. 6. The Developer must submit a lighting spread pattern map to the City Engineer for review and approval that shows boarder illumination not to exceed the maximum allowable foot candles at the property line, prior to finalplat approval. 7. The Developer must work with City Staff.and the Fire Department to assure that the Site Plan provides adequate building access and circulation for emergency vehicles, prior to final plat approval. All ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINUTES OCTOBER 28, 2003 PAGE 16 NEW BUSINESS None MISCELLANEOUS Yehle reminded members of the joint Holiday Dinner that will be held December 10 at Murzyn Hall to honor those who volunteer their time on various boards and commissions. He also reminded members of the regular meeting on Tuesday, November 4, 2003 at 7 pm when plans will be reviewed for Heights Rental Center that will be located on 51st Court. Motion by Baker, seconded by Schmitt to adjourn the meeting at 8.'30pm. All ayes. MOTION PASSED. Respectfully submitted, Shelley H~s~o~ ~~ Secretary