HomeMy WebLinkAboutNovember 4, 2003PLANNING AND ZONING COMMISSION
MINUTES OF THE REGULAR MEETING
NOVEMBER 4, 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, Baker, and Yehle.
Also present were Tim Johnson (City Planner), Shelley Hanson (Secretary), and Tami Ericson
(Council Liaison).
Approval of the October 28, 2003 minutes was tabled until the December meeting as
commission members did not have time to review them pdor to the meeting.
PUBLIC HEARINGS
Case #: 2003-1116-17
Site Plan Approval, Conditional Use for Outdoor Storage
Applicant: Columbia Heights RentaI--RJ Ryan Construction
Address: 5045 & 5065 51st Court, Columbia Heights, MN
Zoning: General Business
This is a request from R.J. Ryan and Columbia Heights Rental for Site Plan Review to construct
a new facility on the vacant land behind White Castle on 51st Court, and a request for a
Conditional Use Permit to allow for outdoor storage accessory to the business. Columbia
Heights Rental Center recently purchased the vacant land behind White Castle on 51st Court for
the purpose of constructing a new rental center. They own all 3 vacant parcels which include
5045, 5065, and 5075 51't Court totaling 2 acres, but are only Proposing to construct on the
south 2 parcels of 1.02 acres. They have proposed to build a new 5,500 square foot (40 X 136)
retail and office showroom store housing equipment for rent. The plans are to construct a new
facility fronting on 51st Court facing west that showcases design features consistent with the
new Columbia Heights Design Guidelines. The proposed construction schedule from start to
completion is approximately 4 months, beginning next spring.
PLANNING & ZONING COMMISSION MINUTES
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The north floor plan of the facility is being designed to offer an office/showroom, with the rest of
the building functioning as a party goods and industrial equipment storage area. The proposed
site design will include an off-street parking facility on the north side of the building, which will
also provide access to the rear loading and storage area via an access gate. There will also be
a fenced-in paved area on the east side designated for outdoor towable storage items and
operable Rental Center vehicles and equipment. There will be an access gate on the south
side of the site to allow for vehicles and rental equipment to exit.
The site has no prior building history, and as such has always been a vacant parcel of land. In
1991 the City of Columbia Heights approved a site plan for a 2-story office complex, which was
never built.
Plannina Considerations:
Comprehensive Plan:
The 2001 City Comprehensive Plan designates the property for future commercial use, which
promotes commercial service development such as what is proposed.
Zoning Ordinance:
The Zoning Classification for the property is General Business. Offices, and retail sales and
service businesses are permitted uses in this district. Outdoor Storage is allowed by conditional
use.
Highway District Design Guidelines
Th'e 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 40t~ 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 this site is the Highway District.
The applicant has designed the site plan and elevations in harmony with the goals and
objectives of the Columbia Heights Design Guidelines, even though as mentioned before, aren't
officially adopted yet.
1)
Building Placement Objective: To orient non-residential buildings toward the street in order
to improve its walkability, while creating opportunities for more internally-focused
residential develOpment. Nonresidential buildings should have a well-defined front fac,,ade
with entrances facing the street.
a. The development meets this objective. The development features well-defined
front, and side facades visible from 51st Court and Central Avenue.
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3)
4)
5)
2)
Pdmary Fac,,ades and Roof Treatment Objective: Nonresidential or mixed-use buildings
may be designed with fiat or pitched roofs. The base or ground floor of the building
should include elements that relate to the human scale, including texture, projections,
doom and windows, awnings, canopies or ornamentation.
· The development meets this objective. The building proposed has a fiat roof, with
entries, a variety of pedestfian-frfendly doors and windows, color variations, many
canopies, and defined building texture that relate to the human scale and help to
define the primary faEade.
Building Width and Fa(;ade Articulation Objective: To add visual interest and variety to
buildings and emphasize the pedestrian scale. The primary fac,,ades 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 building facade has been broken up broken up through several techniques and
meets this requirement. The facades are articulated in part through window and door
openings, various textures including stamped aggregate finishes, and smooth
troweled accent bands. The facades are also articulated around the entire building
with burgundy canvas awnings, along with decorative light fixtures.
Building Height Objective: To create increased sense of enclosure, diminish the perceived
width of the street. 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.
o The building is one story in height. The comice height will actually be 24 feet at
the northwest entry point, but will achieve a consistent cornice height of 22 feet
around the building and will have the appearance of a two-story building.
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 commercial or office uses, a minimum of 20 percent of
primary (street facing) fac,,ades and 15 percent of any two side or rear la,des shall consist
of window and door openings as specified in the guidelines.
· The proposed building contains entries, doors and windows along the front, side and
rear facades that meet this requirement. The window shape, size and patterns
emphasize the organization of the facade and the definition of the building.
Entries Objective: To establish the visual importance of the primary street entrance, and to
ensure that entdes contribute to the visual attractiveness of the building and are readily
visible. For nonresidential 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. Entries shall be designed with a variety of attractive features.
· The bu/Tding meets the objectives as the building provides two entrances, one facing
51~t Court and the other facing the off-street parking lot. The entry features a raised
parapet, display windows, and canvas awnings.
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7)
8)
9)
10)
Rear Fa~de and Entries Objective: To improve the appearance of rear fa~des, odent
customers parking or walking to the rear of buildings, and provide safe and convenient
access to all building entrances.
· The rear entry has been designed with a canvas awning and meets this requirement.
Building Materials Objective: To ensure that high-quality, durable and authentic building
materials are used. 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 material in order to give the
wall surface a three-dimensional character; stucco; jumbo brick, and EIFS. Buildings 100
feet or more in width shall employ at least two masonry types or colors on the primary
fac,.ade.
· The building will be constructed of a precast Fabcon material with an aggregate
finish. The applicant has proposed a new product type stamped aggregate finish in
two complementary colors that give the wall a textured look and achieve a three-
dimensional character. Staff believes this to be a design that meets the objectives and
intent of the guidelines. The primary facade is proposed with two masonry colors; an
off-white and plum finish.
Rooftop Equipment Objective: To ensure that views of rooftop equipment from 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.
· Any rooftop equipment will be designed in accordance with this requirement. The
comice height wi//be approximately. 4 feet higher than the actual roof line which wi//
be sufficient for screening any mechanical rooftop units.
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 Iow reflectance. Warm-toned colors are encouraged. No more than two
principal colors may be used on a fac,.ade. Bright or primary colors should be used only as
accents, occupying a maximum of 15 percent of building far.,,ades.
· The building meets this requirement. Warm-toned plum and off-white co/ors are the
primary co/ors proposed for the front and side facades. A smooth trowel rose-colored
accent band is featured on the front facade.
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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 Heights
Theater- while enlivening building fac,.ades and contributing to a human-scaled
environment. Architectural details such as omamental 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 building meets this requirement as the building is designed with warm-toned and
contrasting colors and architectural detailing.
12) Awning Objective. To encourage the use of awnings as a way to shelter customers,
reduce glare and conserve energy, and provide additional accent color to building
facades. Where awnings are desired, canvas or fabric awnings should be used, rather
than wood or metal.
· Red Canvas awnings are featured on all the building elevations and meet this
requirement.
13)
14)
Parking Location Objective: To ensure than buildings, rather than parking lots dominate
the appearance of the streetscape.
· Parking for the building is proposed on the north side and is set behind the building
facade so as to soften the paved area 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. Parking areas adjacent to public streets or sidewalks shall be screened with a
combination of landscaping and decorative fencing or similar features to screen parked
cars.
· The landscape plan proposes a combination of trees, shrubbery, and decorative
fencing that meets this requirement, and also provides necessary screening from
adjacent residential properties.
15)
16)
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 6-foot high fence and the landscape screening proposed meet this requirement..
Signage 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, wall signage is proposed on the west building facade. Plans
for signage must be submitted to City Staff for review and approval to confirm that the
signage meets the Design Guidelines and Zoning Ordinance requirements.
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17)
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 far,,,ades are encouraged.
· The Developer has submitted a site lighting plan showing the concentrations and
location of site lighting in accordance with City requirements. Complementary building
mounted fixtures are proposed.
Non-residential building/parking setbacks:
· Minimum front yard building setback is 15 feet; The proposed building meets this
requirement as it is 15 feet from the property line. While the building foundation is set
back at 15 feet, the ordinance allows for architectural features such as awnings to be
p/aced in the setback areas.
· Minimum rear yard building setback is 20 feet; The proposed building meets this
requirement, as it is 55 feet from this property line.
· Minimum side yard building setback is 0 feet; The proposed building meets this
requirement, as it is more than 50 feet from either side property lines.
· Minimum parking setbacks are 15 feet from the front and 5 feet from the side and rear
property lines; Off-street parking proposed meets City requirements as parking is
located 15 feet from the front property line, 5 feet from the side property line, and 15 feet
from the rear property line.
Parking area requirements:
Minimum requirements for office/showroom are one space per every 300 square feet of gross
floor area; Outdoor storage requires one space per 3,000 square feet;
The site p/an shows 22 off-street parking spaces proposed, with the requirement being 19.
There is one handicapped space shown which meets accessibility requirements. The parking
lot wi//be accessib/e from 51~t Court, and as mentioned will feature a 6-foot high chain-/ink
fence with privacy s/ars to conceal the outdoor towab/e storage area. it shou/d be noted that
the/ighting p/an for the parking and storage areas submitted provides detai/s on the footcandle
measurements. These measurements meet the City requirements for/ighting intensity.
In addition, the site plan shows an outdoor propane tank and related equipment in the northeast
comer of the parking lot. In accordance with safety guidelines, the propane tank will be
protected by steel bo/lards spaced accordingly around the equipment. There are no screening
guidelines required for propane tanks, however the landscaping plan and decorative fencing
proposed will help to minimize this necessary site feature. However, propane tanks are
required to be a minimum distance of 25 feet from adjacent structures, which this site p/an
accomplishes.
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Landscaping/screening:
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 frontage, or a minimum of 4 trees for every one-acre of lot area covered by
buildings, parking area, etc. The site requires 11 trees per landscape standards. 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 25 trees consisting of maple, spruce, and crab varieties. In
addition, a variety of shrubbery, rock mulch, and sod is proposed for groundcover, as well as a
landscaped curb island designed to break up the parking lot area. The plan proposed exceeds
minimum City landscaping standards. The trees, shrubbery and decorative fencing proposed
along 51st Court as you enter the parking lot will provide a nice screening feature. In addition,
the non hard-surface areas on the project site will be sodded and mulched, and an underground
irrigation system will be installed for all sod and planting areas. It should also be mentioned that
because of proximity to the proposed fence and changing elevations on site, it is anticipated that
all or most of the existing trees on the east side of the site will have to be removed. The
contractor will make every effort to save existing trees, but this may not be feasible. However
these trees will be replaced by additional plantings such as Colorado Blue Spruce and
Flowefing Crab varieties that will be consistently spaced as a vegetative buffer along the
easterly property line.
Access; Grading/Drainage; Water/Sewer Issues:
The proposed building will be served by Central Avenue but specifically by 51st Court, which
should provide for adequate ingress and egress. The existing roadway system is sufficient to
handle anticipated traffic flow related to the site.
City Engineer Kevin Hansen has also reviewed the site plan and grading/drainage and utility
plans. The plan directs the stormwater and impervious surface runoff to an on-site pond and
away from adjacent properties. The City Engineer has indicated that the plans proposed are
adequate, with some minor changes to be made before excavation and building permit review.
The Fire Department has also reviewed and approved the plans with no concerns.
Performance Standards - Outdoor Storage Areas:
· Outdoor storage area shall be accessory to a commercial or industrial use. The outdoor
storage area proposed is an accessory part of the rental center business.
· Outdoor storage within the public right of way is prohibited. The outdoor storage area
will not impact the public fight of way.
· All outdoor storage areas shall meet the setback requirements for a principal structure in
the zoning district in which the use is located. The outdoor storage area meets all the
required setbacks from property lines.
· Outdoor stq~'age areas shall be located in rear or side yards behind the front building line
of the principal structure. The outdoor storage area is located behind the building line
facing 51~t Court and continues around to the rear of the building.
PLANNING & ZONING COMMISSION MINUTES
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The storage area shall be fenced and screened from adjacent uses and the public right-
of-way. Required screening shall consist of a fence, wall, berming, and/or vegetation no
less than 6 feet in height and no less than 80% opaque on a year round basis. The
proposed outdoor storage area will be screened by a 6 foot high chain-link fence with
privacy slats that will achieve the desired opacity, and will be complemented by
additional plantings to provide a landscape buffer.
· All goods, materials and equipment shall be stored on an impervious surface. All
outdoor storage and driving areas are proposbd to be paved.
· All goods, materials and equipment shall be stored in an orderly fashion, with access
aisles of sufficient width to accommodate emergency vehicles as needed. The storage
and pick-up area provides ample space to meet this requirement.
· The height of materials stored, excluding operable vehicles and equipment, shall not
exceed the height of the Screening provided. The 6-foot high privacy fence along with
the proposed vegetation and plantings will achieve the objective of concealing outdoor
storage items other than operable truck and equipment rental.
Conditional Use Permit Required Findings:
The Zoning Ordinance requires that certain findings are necessary in order to determine if
outdoor storage meets the identified standards from the zoning ordinance. These standards
are:
· The use is one of the conditional uses listed for the zoning district in which the property
is located; Outdoor storage is listed as a conditional use in the GB District.
· The use is in harmony with the general purpose and intent of the Comprehensive Plan;
Retail and office/showroom uses and their accessory storage are allowed in the GB
District.
· The use will not impose hazards or disturbing influences on neighboring properties;
The accessory outdoor storage proposed will be screened with both fencing and
plantings so as to provide an appropriate buffer from adjacent residential properties.
· The use will not substantially diminish the use of property in the immediate vicinity; The
accessory outdoor storage proposed should not have the effect of substantially
diminishing adjacent uses of property.
· The use will be designed, constructed, operated and maintained in a manner that is
compatible with the appearance of the existing or intended character of the surrounding
area; The accessory storage proposed will be appropriately fenced/screened with
plantings that should blend in with the existing character of the district, and should not
negatively impact the existing character of the vicinity. The property has always been
zoned for commercial use and as such meets the intent of the district guidelines. The
outdoor storage proposed for the site includes towable items and rental trucks. Only
rental trucks would be visible from adjacent properties. Also, the facility will continue to
operate under similar hours, which are typically 7 am to 6 pm, Monday through
Saturday..
· The use and property upon which the use is located are adequately served by essential
public facilities and services; The property is currently served by adequate public
roadways and neCessary City utilities.
PLANNING & ZONING COMMISSION MINUTES
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· Adequate measures have been or will be tak~en to minimize traffic congestion on the
public streets and to provide for appropriate on-site circulation of traffic; The proposed
Columbia Heights Rental Center office/showroom should not generate excessive traffic
that the existing 51st Court roadway system can,t handle.
· The use will not cause a negative cumulative effect on other uses in the immediate
vicinity; As indicated by prior descriptions, the proposed office/showroom and related
accessory storage area should not have a negative impact on other uses in the
immediate vicinity. Because the site is located a block east of Central, and is located
behind White Castle, the site will be more sheltered from passerby, but will be partially
visible from Central Avenue.
· The use complies with all other applicable regulations for the district in which it is
located; As determined by staff, the use complies with the applicable regulations of the
General Business District and Design Guideline Overlay District.
Site Plan Review Required Findings:
The Zoning Ordinance requires that certain findings are necessary before approvirig a site plan:
· The site plan conforms to all applicable requirements of this Ordinance; Per staff
review, the site plan meets all applicable requirements of the GB District.
· The site plan is consistent with the applicable provisions of the City's Comprehensive
Plan; The proposed use is compatible with the future commercial land use designation
for this parcel.
· The site plan is consistent with any applicable area plan; The proposed use is
compatible with all City plans and guidelines for this district.
· The site plan minimizes any adverse impacts on property in the immediate vicinity and
the public right-of-way; There are no anticipated adverse impacts of the proposed
facility on the adjacent area.
Therefore, Staff recommends approval of the Site Plan proposal and CUP for Columbia Heights
Rental to construct a new 5,500 square foot structure with outdoor storage on the property at
5045 and 5065 51't Court.
Yehle expressed his desire to see the property developed with such a nice looking business.
Schmitt asked whether the business would have a monument sign or just the wall signage as
indicated on the plans. Johnson said the only thing proposed at the present time is the wall
signage on the building. She then questioned the 6-7 ft high fence around the storage area.
She thought there was a six foot maximum height. Johnson explained that in a commercial
zone a 6-8 foot height is allowed. Most of the outside storage items will be in the enclosed area,
so it will not be an eyesore to the surrounding properties. Schmitt asked whether the 25 trees
being planned for the site were new trees or if that number included some of the existing trees.
Johnson indicated .the owners want to save as many of the existing trees and buffer vegetation
as possible, but the 25 trees mentioned in the plan are the number of new trees being added to
the site.
PLANNING & ZONING COMMISSION MINUTES
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Schmitt questioned whether the holding ponds were designed to hold water at all times or just when
storm water fills them. Johnson stated the ponds will be located on the south side of the building
and that the Public Works Director is requesting they be fenced for safety purposes. The Public
Works Director stated in his report that the designed ponding areas would be sufficient to handle the
storm water drainage.
Baker asked whether the garbage dumpsters would be placed in the fenced area to the east of the
building. The owner responded that the business doesn't generate much garbage and yes, the
dumpster would be placed in that area.
Frank Novotny of 1061 Polk Place expressed concern that his house is at a higher elevation than
this property and he is concerned about his view if a lot of items would be stored outside, and
drainage problems. Johnson answered his questions about the storage items and went over the
landscaping being proposed for the site that will buffer the business from the existing homes located
to the east of the property.
Victor Weiz of 1051 Polk Place also was concerned about the amount of outside storage that would
occur. The owners spoke with him and he seemed satisfied with the information h~ was given.
Motion by Szurek, seconded by Baker, to approve the Site Plan for Columbia Heights Rental for a
5,500 square foot facility, on the properties at 5045 and 5065 51't Court, as the Site Plan meets
required findings and subject to the following conditions of approval that have been found necessary
to ensure compliance with the requirements of the Zoning and Development Ordinance:
5.
All ayes.
All required state and local codes, permits, licenses and inspections will be met and in full
compliance.
Final review and approval of grading/drainage, utility plans by City Engineer and Fire Chief.
Approved landscaping and screening shall be installed in conjunction with site development
and prior to issuance of a final certificate, of occupancy.
Cash escrow of $1,500 shall be submitted for engineering inspection and erosion control.
The approval of the Site Plan shall be valid for a period of one year.
MOTION PASSED.
Peterson commended staff for the presentation and completeness of'the staff report. He stated that
the detailed information provided makes it easier to make an educated decision regarding projects
brought before the members.
Motion by Yehle, seconded by Peterson, to recommend the City Council approve a Conditional Use
Permit for Columbia Heights Rental to allow for outdoor storage in conjunction with the primary
business at 5045 and 5065 51st Court as the requested Conditional Use Permit for outdoor storage
meets all required performance standards and required findings.
All ayes. MOTION PASSED.
PLANNING & ZONING COMMISSION MINUTES
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PAGE 11
The Conditional Use Permit will go to the City Council for their approval on November 10, 2003.
Szurek commended the owners on the design of the building. She likes the colors and th/nks it meets
the objectives of the Design Guidelines. She also stated she is glad they are staying in Columbia
Heights.
The owners then thanked Planner Johnson for his help and guidance in preparing the plans for
consideration. They thought staff did a good job offering suggestions that were workable to
accomplish their goal. '
NEW BUSINESS
None
MISCELLANEOUS
Yehle wanted to comment on something he had recently observed while shopping locally. He
witnessed several items being .
discarded in local parking lots that made the site look trashy. He encouraged residents to take care
of our community and to
help keep it clean. He wants to portray a better image of our community.
Peterson invited the residents of the community to attend the 3ra Annual Holiday Kick Off that will
be held on November 29 at
Murzyn Hall. The funds raised by this event will go to the future Community Activity Center for the
youth of our City. There
will be a social hour starting at 5:30 pm, with dinner, a silent auction, and entertainment to follow.
Anyone interested in
attending can obtain tickets from him or by stopping by Jeff, Bobby and Steve's. The cost is
$20/each.
Motion by Peterson, seconded by Szurek to adjourn the meeting at 8:00 pm. All ayes.
MOTION PASSED.
Respectfully submitted,
Secretary