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HomeMy WebLinkAboutSeptember 2, 2003PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING SEPTEMBER 2, 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). The Commission members welcomed Marlaine Szurek who was recently appointed by the City Council to serve on the commission. Motion by Peterson, seconded by Baker, to approve the minutes from the meeting of August 6, 2003 as submitted. All ayes. MOTION PASSED. NEW BUSINESS Case #: Owner: Address: Phone: 2003-0912 Gerry Herringer 1731 Innsbruck Pkwy W Columbia Heights, MN (763) 574-0293 Applicant: City of Columbia Heights Parcel Addresses: 4707, 4747, 4757, 4801, 4811, 4849 Central Avenue NE. Zoning: GB, General Business District Comprehensive Plan: Transit-Oriented Mixed-Use Development The Comprehensive Plan amendment was recently submitted to Met Council to change to Transit- Oriented Development. This amendment request was accepted and officially endorsed on Aug 21, 2003. The City of Columbia Heights has requested the rezoning of properties located at 4707, 4747, 4757, 4801, 4811, and 4849 Central Avenue NE fi.om GB, General Business District, to a Mixed-Use Development District. This includes the Kmart building which was built in 1972 as a big-box retail site. The operation survived until Kmart bankruptcy proceedings in spring 2002. Since this time Kmart has been vacant. The properties to the north are zoned General Business and the properties to the south and east are zoned Residential. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 2 Rezoning The properties to be rezoned are currently zoned GB, General Business District and the uses of the property are currently commercial, with the Kmart space vacant. The Kmart site alone is 13.5 acres, with the remaining commercial businesses totaling an additional 7 acres. The total site acreage of the Kmart property and Hollywood Video/Savers, Buffalo Wild Wings, Welle Auto, Subway/TCBY/E1 Bustan, and Arby's is 20.5 acres. When evaluating a rezoning request it is important to consider how the proposed zoning change fits in with the sun'ounding area. The current commercial sites adjacent to Central Avenue have maintained various forms of commercial uses throughout the years. However, the Kmart property is considered a big-box retail site with detrimental topography and sightlines, which has an impact on future commercial business interests. The owner of the Kmart property, Gerry Herringer tried to elicit commercial interest in the site since Kmart moved out, but has had no such success. The market indicated that this is a dead commercial big-box site, which forced the City and the property owner to reevaluate and consider a mixed-use concept for the site. Staff submitted a Simple Comp Plan Amendment to the Metropolitan Council after:the Planning Commission and City Council approved the Comprehensive Plan change from Commercial to Transit-Oriented Mixed-Use Development. Metropolitan Council staff indicated that this mixed-use project exemplifies what the Metro Council is trying to promote for first -ring suburban/urban cities such as Columbia Heights. Staff recently received an affirmation from the Metropolitan Council indicating their acceptance of the Comp Plan amendment and their positive support for this project. A rezoning of the Kmart Redevelopment Plan Area to Mixed-Use would be consistent with the recent change in the Comprehensive Plan to allow Transit-Oriented Mixed-Use Development. When evaluating a rezoning request to amend the district boundaries on the zoning map, the Planning Commission and City Council shall make the Following Findings before granting approval of this request: The amendment is consistent with the Comprehensive Plan. - As mentioned, staff recently received official endorsement from the Met Council of the requested Comp Plan amendment to be Transit-Oriented Mixed-Use. The amendment is in the public interest and is not solely for the benefit of a single property owner. - The project site redevelopment is certainly in the interest of the public and does not just benefit the Kmart site owner, but benefits the entire City and the future viability of this area. The fact that the property has been vacant for well over a year is clearly indicative that the location is no longer a viable commercial site by itself. Subsequently rezoning the property to allow the addition of a residential component greatly improves the likelihood that the property will be put back into production for the benefit of the entire community. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 3 Where the amendment is to change the zoning classification of a particular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. The proposed rezoning from General Business to Mixed-Use, which allows both commercial/residential on the site, fits with the surrounding area as the proposed residential component will be a compatible land use with the surrounding residential neighborhoods. Where the amendment is to change the zoning classification of a particular property, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in its current zoning classification. - The closure of Kmart has necessitated the City address the failure of this commercial big-box site. The trend of development and the commercial market certainly has changed since the Kmart closure in spring 2002. This trend necessitates the need to rezone the property for a mixed-use purpose, which would allow for a residential component in addition to commercial development). Purpose of Mixed-Use District: The purpose of the Mixed-Use District is to promote efficient use of existing City infi'astructure; ensure sensitivity to surrounding neighborhoods,: create linkages between compatible areas of the City, provide appropriate transitions between uses, ensure high quality design and architecture, create good pedestrian circulation and safety, promote alternative modes of transportation, and increase the quality of life and community image of Columbia Heights. The proposed Kmart Redevelopment Concept Plan has been designed as a pedestrian friendly mixed- use project that will accomplish these goals. Upon successful rezoning of the property, the Transit-Oriented Mixed-Use District that has been established by the City requires that the mix of land use shall be 60% service-oriented commercial/retail, and 40% high-density residential development (12 units/acre minimum). As the Commission is aware, this requirement has been recommended to be changed so a certain % will not be required, but rather this requirement shall be flexible to help facilitate development. The future Kmart Redevelopment Concept Plan proposes a higher % of residential land use than commercial. Performance Standards of the Mixed-Use District are as follows: * Minimum size of a mixed-use development shall be 5 acres - Subject parcels meet this requirement, as the site is 20.5 acres * Maximum non-residential density is 6.0 FAR and the maximum residential density is 20 units/acre. Although the City Council can increase the maximum densities by up to 50% if certain conditions are met - The Kmart Redevelopment plan is still conceptual and has not yet been oj~cially endorsed by the City Council. The densities have not been officially determined yet, but it is anticipated that the project densities will be within the guidelines. Design of the mixed-use development shall be sensitive to adjacent usable open space and shall include design of pedestrian/bicycle connections to enhance existing circulation patterns - Conceptual draft designs oftheproposed mixed-use concept for the site create and conserve usable open space on-site and provide the necessary pedestrian connections to m~tke the site viable and accessible. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 4 Building setbacks shall be regulated by the final site plan and development agreement approved by the City Council - The mixed-use development district does not require specific setbacks, height restrictions, etc. So in essence it is essentially a Planned Unit Development District, which allows for flexibility in redevelopment and design of each redevelopment site. Buildings shall be oriented to the street or a common open area. Building facades shall be varied to create visual interest. All trash areas shall be screened with consistent building materials as the principal buildings. Monument signage is allowed and shall utilize the same exterior materials as the principal buildings - Based on the preliminary concept plans for redevelopment, it is anticipated that these standards will be met. The final concepts and renderings will go through Site Plan Review and the Platting process and will be reviewed at that time for consistency with the ordinance. Planning Process: In May of 2003, the City of Columbia Heights initiated a planning process for the redevelopment of the Kmart site. As part of the planning process, the City appointed an eleven member Redevelopment Advisory Committee comprised of local residents, business owners, and members of key community groups. The purpose of the Advisory Group was to ensure awareness of community stakeholder groups, and to serve as a sounding board to all the major project recommendations and components. As part of this process, the Kmart Advisory Group recently met on August 7, 2003,"and gave their strong support to the Kmart Redevelopment Concept Plan. Design Guidelines: It should be noted that the future development of the Kmart site will be subject to recently adopted Columbia Heights Design Guidelines for Central Avenue. This will allow the City and developer to achieve varied building materials and styles, create curb appeal, and enhance the visual interest of Central Avenue and adjacent areas. Summary,: The positive aspects of this proposal are as follows: Rezoning these properties to Mixed-Use will allow for the properties to be redeveloped into a traditional community development pattern allowing for pedestrian connections and creating linkages and enhancing accessibility to the site. Rezoning these properties to Mixed-Use will allow for creation of a neighborhood in-fill residential urban style development project, which will allow for the project site to be viable rather than continue to sit vacant. The proposed Kmart Redevelopment Plan will enhance the tax base dramatically. The projected taxes are not known exactly, but will be dramatically increased as a result of the future assessed values of the site. Therefore, staff recommends approval of the rezoning of 4707, 4747, 4757, 4801, 4811, and 4849 Central Avenue NE., from GB, General Business to Mixed-Use, as the rezoning request meets the required findings li~ted from the Zoning Ordinance and is consistent with the Comprehensive Plan. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 5 Chairperson Yehle opened the heating for comments and/or questions fi.om those in attendance. Mr. Jon Kalata of 1144 Khyber Lane presented a petition (attached to the end of these minutes) that objected to any development that would be more than two stories that would block their view fi:om the Cheery Heights neighborhood. He stated the residents in the area would rather see single family homes than high density housing, and to keep the current businesses in place. Yehle explained that the businesses currently located along Central Avenue have been involved in the planning process. He went on to invite anyone interested in the project to attend the joint meeting being held Thursday, September 4th at 7 p.m. in the Cguncil Chambers. The EDA Board, Planning and Zoning Commission and the City Council will be in attendance. They will be discussing the potential Plans for the property at that time. Residents will have an opportunity to view the preliminary drawings of what the site could look like. Keith Kirk of 1144 Cheery Lane stated he didn't think those residents who signed the petition know anything about the proposed development and that because of the elevations of the property, he didn't feel the view would be obstructed at all. Lee Stauch of 1155 Khyber Lane said he's seen some of the plans and he felt cond6' buildings 3 or 4 stories high would obstruct their view and bring down the property values. He also said due to the property being put into a TIF District, taxpayers would bear the brant of the cost as it would be approximately 20 years before any positive economic impact would occur. He also questioned whether the developer is able to handle a project this large when he hasn't finished some of the other projects he has started in the area. Planner Johnson responded to Mr. Stauch's concerns. He informed the Commission that Mr. Nedegaard's other project in the City is progressing. He has submitted his plans for the next set of 6 townhouses and they are in the process of being reviewed. He also reminded the Commission and those in attendance, the purpose of this meeting is to address the re-zoning of this site to allow flexibility for future development. It is not the purpose at this time to discuss or approve any specific plans for the property. Mr. Kalata questioned the various Residential categories and what could potentially be put on this site. Planner Johnson explained that if the mixed zoning is approved, it would allow for all types of uses to be considered. Yehle reminded those present that without the re-zoning, residential units could not be considered for the site at all as it is currently zoned for commercial/business use. The first step is to re-zone the site for the type of development that is working throughout the Twin Cities area. Kalata agreed that with the close proximity to downtown and the freeway systems, residential development is booming compared to the glu..t of commercial/retail space. Szurek stated that as a member of the advisory committee, owner occupied housing is what is desired for this site, not apartment buildings. And some commercial sites will be located closer to Central Avenue, with the hope of re-locating most of the present businesses now located there: PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 6 Ericson again invited everyone to attend the meeting Thursday evening and thought that the plans will be a pleasant surprise. She said it looks to be a nice mix of residential/commercial space and with the re-zoning we would not be bound to one or the other. Peterson reminded the audience that this is a recomme, ndation board only. The City Council will be making the final decisions regarding the re-development of the site. He stated it is important to attend the meetings, look at the plans, and express any concerns to the Council members before they mak.e their decision. Motion by Baker, seconded by Schmitt, to recommend City Council approval to rezone 4707, 4747, 4757, 4801, 4811, and 4849 Central Avenue NE from GB, General Business to Mixed-Use, as the rezoning is consistent with the required findings from the Zoning Ordinance, as the proposed use of the property is consistent with the City Comprehensive Plan, and is compatible with the surrounding area. All ayes. MOTION PASSED. ' NEW BUSINESS Kmart TIF District Modification The City of Columbia Heights is considering a proposal to modify the Downtown CBD Revitalization Plan for the CBD Redevelopment Project and to establish the Kmart/Central Avenue Tax Increment Financing (TIF) District, a renewal and renovation tax increment financing district. As dictated by MN State Statutes, the Planning Commission is required to review the TIF District modification plans to determine that they conform with the general plans for development and redevelopment of the City as described in the City Comprehensive Plan. Staff recommends adoption of Resolution 2003-01, as the TIF District modification conforms with the City Comprehensive Plan. Motion byPeterson, seconded by Szurek, the Columbia Heights City Council to adopt Resolution 2003-01, and to support the action of PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 7 RESOLUTION NO. 2003-01 RESOLUTION OF ~ CITY OF COLUMBIA m~IGHTS PLANNING COMMISSION FINDING THAT A MODIleICATION TO TI~E DOWNTOWN CENTRAL BUSINESS DISTRICT (CBD) REVITALIZATION PLAN FOR TI:gE, CBD REDEVELOPMENT PROJECT AND TIq'E TAX INCREMENT FINANCING PLAN FOR TI:rE K-MART/CENTRAL AVENUE TAX INCREMENT FINANCING DISTRICT (A RENEWAL AND RENOVATION DISTRICT) CONFORM TO TILE. GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. WHEREAS, the City Council for the City of Columbia Heights, Minnesota, (the "City") has proposed to adopt a Modification to the Downtown CBD Revitalization Plan for the CBD Redevelopment Project (the "Revitalization Plan Modification") and adopt a Tax Increment Financing Plan for the K-Mart/Central Avenue Tax Increment Financing District (the "TIF Plan") within the CBD Redevelopment Project (the Revitalizahon Plan Modification and the TIF Plan are referred to collectively herein as the "Plans") and has submitted the Plans to the City Planning Commission (the "Commission") pursuant to Minnesota Statutes, Section 469.175, Subd. 3, and WHEREAS, the Commission has reviewed the Plans to determine their conformity with the general plans for the development and redevelopment of the City as described in the comprehensive plan for the City. NOW, THEREFORE, BE 1T RESOLVED by the Commission that the Plans conform with the general plans for the development and redevelopment of the City as a whole. Approved: September 2, 2003 Roll Call: All Ayes Chair ATTEST: Secretary PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 8 Met Council Comp Plan Amendment for Kmart Site Planner Johnson enclosed a copy of the letter received from the Met Council regarding the Kmart TOD Comp Plan Amendment. The amendment proposed a change of land use designation for 21 acres located east of Central Ave between 47t~ and 49th Ave (old Kmart site) from Commercial to Transit Oriented Mixed Use. The purpose of the amendment is to facilitate redevelopment of the site. He stated we received approval within 2 ½ weeks as the Council was very supportive of our plan. Back in 2000, the governing body of the Council iden..tified certain types of local comprehensive plan amendments that may be reviewed by Council staff without further formal review by the governing body of the Council. Council staffhas applied the plan review waiver as it has no impact on the plans of the units of local government. The City may place this amendment into effect. However, they did offer the following advisory comments: Surface Water Management-The plan amendment application states storm water runoff generated from the site will be muted through detention basins meeting MN Pollution Control Agency and Nationwide Urban Runoff Program. Council staff encourages the city to work with developer when designing the parking lot to incorporate design techniques that will help reduce surface water runoff volume, as well as provide rate control and treatment of contaminants. They recommended using the Metropolitan Council's Urban Small Sites BMP Manual as it contains detailed information that could incorporate these techniques. Recreation Open Space-Staff recommends the City work with Three Rivers Park District to incorporate bicycle and pedestrian trails connecting the new development and the proposed park on the former Kmart site to the Silver Lake Special Recreations Feature and to the Mississippi Regional Trail. Transit-They addressed several changes that may have to be made to the transit service running along Central Avenue. Baker and Schmitt again expressed how excited they are to see this site moving forward toward re- development and with the re-zoning it opens up many possibilities. Other suburbs have done this and they look forward to it revitalizing our community. Baker thought this re-development and the new Discount Tires Building being built at 53rd and Central will bring a fresh new look to the Avenue. Motion by Peterson, seconded by Szurek, to adjourn the meeting at 8:00pm. All Ayes. Respectfully submitted, Shelley Hanson Secretary Heights and its elected officials to oppose the building of any development on the Kmart property of more than two stories or of an)' height that would obstruct our present view. r~4v4o , )131 Heights and Its elected of~cials to oppose the building of any development on the Ktnart property of more than two stories or of'any height that would obstruct our present view.