Loading...
HomeMy WebLinkAboutDecember 3, 2002PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING DECEMBER 3, 2002 7:00 PM The meeting was called to order at 7:00 pm by Commission Chair, Tom Ramsdell. Roll Call: Commission Members present-Yehle, Schmitt, and Ramsdell. Commission Members absent- Ericson and Johnson Also present were Tim Johnson (City Planner), Shelley Hanson (Secretary), and Marlaine Szurek (Council Liaison). Motion byYehle, second by Schmitt, to approve the minutes from the meeting of November 13, 2002. All ayes. MOTION PASSED. PUBLIC HEARINGS Case#: 2002-1109 4350 Central Ave Conditional Use Permit-(Continued fi.om November Mtg) Northeast Metro 916 Planner Johnson updated the Commission on the Status of the Conditional Use Permit being requested by Northeast Metro 916 for an Area Learning Center at 4350 Central Ave. At the November meeting, the Commission tabled this matter and asked that staff work with School District Officials to identify other locations that may be more suitable as a Learning Center. During the past three weeks staff met with district officials and has identified several commercial-office locations on Central Ave that may meet the needs for this center. The owners of these spaces have not yet given their consent for this use. In addition, the school district needs time to analyze building plans to make sure the space can be retrofitted for their needs. The two locations that have been explored for possible use are: · 4111 Central Avenue (a two story office complex). If this space is used, the school district would use the entire second story of the south office building, as well as a portion of the first floor. However, there is no elevator in this building, which would need to be installed in order to meet accessibility codes. The building is also void of a sprinkling system, which would need to be added as well. There is plenty of parking on site, and the building is 100% office-oriented businesses. Staff would support this location as it would not negatively impact the retail district, and is substantiallY similar to uses listed in the Central Business District (CBD). · 3989 Central Avenue (Northeast Bank Building). The entire 4th floor is currently vacant. There is plenty of off street parking in the ramp. However, students would utilize a common lobby and elevator with all the other businesses in the building. Staff could support this location as it is substantially similar to uses in the Central Business District (CBD), but would prefer the 4111 Central Avenue complex. In addition, the planning Commission was informed that the School District has asked that their Conditional Use Permit request for 4350 Central Avenue remain on the table and be continued in case these two options are not available. Because of the pending 60-day requirement, staff has requested an additional 60-day extension in reviewing this application, in order to allow for other options and locations to be explored. The new 60-day period will expire on February 21, 2002. PLANNING & ZONING MINUTES MEETING OF DECEMBER 3, 2002 PAGE 2 The applicant intends to explore these office locations for possible use, and will submit a new Conditional Use Permit if either site works. No action was needed. The Commission agreed to continue this request and allow the 60 day extension. NEW BUSINESS The Planning Commission and Park and Recreations Commission have been asked by the City Council to review the City owned property at 3929 California St and to provide a recommendation, for or against, the removal of park status for this property. As you may be aware, the City Council recently identified potential industrial development of property north of Lomianki Park (39th to 40th Ave). Both the Planning & Zoning and the Park & Recreation Commissions previously recommended the removal of Park Dedication Status for the piece of property south of Lomianki Park in spring of 2002. The City Council then amended the Ordinance, and officially removed the park designation from the south parcel. The Park was originally three pieces of land between 37th Ave and 40th Ave, excluding the existing Industrial businesses. A citizens group raised funds to develop the park for their neighborhood. The funds were used on the middle piece between 38th and 39th Ave. The remaining two parcels remained undeveloped and are zoned Industrial, even though it is used as passive parkland. The land is maintained by the City of Columbia Heights. The north piece of property is currently accessible via a cul-de-sac that dead ends adjacent to approximately 7 homes which front on Main St. There is a platted and maintained alley that is used for garage access for those properties and for the existing Industrial business. The Commission has been asked to make a recommendation on whether to remove the park status on the north piece which is a little less than one acre in size, to allow for future economic development. The City Comprehensive Plan indicates that the loss of the north and south parcels of Lomianki Park would not be crucial to the integrity of the park system. Commissioner Ramsdell asked about the location of the 200 ft tower at the site. Planner Johnson informed him that the tower sits on property still owned by the railroad and is located just west of the cul-de-sac. He then opened the floor to comments from the public. Dave Peterson of 3950 Main Street asked why the City is trying to take park property away from its residents. He passed around a sheet showing the amount of parkland we have per person compared to other surrounding communities. The data was obtained from the various cities on the list. He also questioned why someone would want to locate a business next to residents who don't want him there. He asked why only seven properties were notified. Planner Johnson explained that according to State Law we only need to notify residents within a certain distance when a Public Hearing is called. This is not a Public Hearing, but the City Council specifically asked that residents in the area be notified that the topic was being discussed. Mr. Peterson stated that if it comes down to the property being sold, that the City should open it to bids and not just accept the first offer on the table, such as this. He felt the price being offered for the property was too low. PLANNING & ZONING MINUTES DECEMBER 3, 2002 PAGE 3 Commissioner Schmitt stated she had visited this park on occasion with her children. She said it is not easily accessible to the general public. Most parks have some parking for residents and this piece does not. It is not developed as a park and is not marked as such. Commissioner Ramsdell told those in attendance that the job of the Commission was to make a recommendation on whether the request to eliminate the park status meets the Zoning Ordinance and the intentions detailed in the Comprehensive Plan. He also went on to state that if the property were ever sold, a percentage of the money received will go to update Lomianki Park. He explained the City Council is looking at options to generate more tax dollars for the community, and that's the reason this is being discussed at this time. William Platt of 3942 Main Street said he believes this site is an unbuildable site. This is a wet, boggy area in the spring and needs drainage help. He is concemed with drifting of snow between the buildings and the fact the alley would be blocked. He was assured that soil tests would be done prior to any construction at the site. Cliff Engquist of 3928 Main Street wants the piece to remain park property. It is a buffer between the raikoad and the residential properties. That's what it was meant to be fi:om the time the railroad deeded it to the City. Once a building is built there, the City could never get this property back. There are better locations for a machine shop than this site. Planner Johnson agreed that there are potentially better sites for this shop, but at the present time with the moratorium in place for the Industrial area, nothing can be redeveloped there at this time. The purpose of the moratorium is to allow time for the City to decide how they want the property redeveloped. They do not want someone to develop a piece that would not fit into a future plan they decide would best suit Columbia Heights. Marlaine Szurek stated that if this business is built on this site, there would be buffering between the new building and the residences. The building would be set back and would be a better use of underutilized land. She said it is the Council's job to make financial decisions that impact everyone in the community, and she has to look at what's best for the City as a whole. Deanne Bogangrief of 3938 Main Street thought the project would deteriorate the area and the property values of the residences would drop as a result of being located next to businesses. She hates to see the overcrowding that is taking place by added development. She also felt the price being considered is too low. Ms. Bogangriefreviewed the history of the land being given to the City for safekeeping for the residents along the railroad property. She feels the added business on this site would have a negative impact on the residences and the citizens in this area. The business that is currently located adjacent to this site blocks the alley already and the addition of another business will only make it worse. Carol Ford fi:om 3942 Main Street stated if the City doesn't have room for kids to play, there will only be more crime as they will have fewer places to go to gather with their friends. She stated this park is used by most of the residents from a 5 block radius. She felt it should be left as park land. Another business added to the area will bring more truck traffic and make it unsafe for PLANNING & ZONING MINUTES DECEMBER 3, 2002 PAGE 4 children in the area going to and from the park. Once the park status is eliminated, there will be no way of getting it back again. Motion by Schmitt, second by Yehle, to recommend elimination of the current park status for the City-owned parcel at 3929 California Street, as it is consistent with the City Comprehensive Plan. Yehle and Schmitt-aye, Ramsdell-nay. MOTION CARRIES. The Commission encouraged the residents to attend the City Council meeting of December 16, 2002, where this will be decided by the City Council. The Park and Recreation Commission will also be discussing this item on December 10, 2002, so they can make their recommendation to the City Council prior to the December 16th meeting date. They made it clear that as a Commission they understand how the residents of this area feel and that this is a very difficult decision. Jeanene Unke from 4359 Street had been watching the meeting at home and came down to make a few comments to the Commission. She is a 4th grade teacher who grew up in this area and still lives here. She stated that even though the parks may be underutilized compared to years ago, they still are important to some, and should be saved. Once this property is given away, it cannot be retrieved. A dollar amount may not be able to be placed on the true value of parkland. She urged the Commission and the City Council to keep the parkland status of this piece of property. MISCELLANEOUS PARK DEDICATION-- Planner Johnson explained that he would like the Planning Commission to consider a change to our current ordinance as it relates to park dedication after looking at the comparisons of other cities' requirements in the Twin Cities area. The current language in our ordinance creates some confusion over interpretations of what "estimate of improvements" means. He reviewed some of the language and fees set by surrounding communities and suggested we amend the ordinance with specific fees. The Commission requested that Staff prepare an amendment change with fees that would be comparable to the surrounding communities and submit it for consideration at the next meeting. RESIGNATION OF STEVE JOHNSON-- Enclosed in the agenda packet was the resignation of Steve Johnson, due to time management conflicts in his schedule. This leaves two spots open on our commission with the election of Tami Ericson to the City Council. Two new members will need to be appointed in January. Motion by Yehle, second by Schmitt, to adjourn the meeting at 8:45pm. All Ayes. Respectfully submitted, Secretary 2002 PLANNING ZONING ATTENDANCE P= Present NA-Not appl i cab le A= Absent No Meet ing i Jan, Feb. March~ April May June July Aug. Sept. Oct. Nov. Dec. Ericson, Tammera NA P P P P NA P P P NA P A Johnson, Stephen NA ? ? ? A NA P A P NA A A Ramsdell, Thomas NA P.' P P P NA A A p NA p p Schmitt, Donna Kay ~ p p p P NA P P P NA p p Yehle, Ted NA P P P P NA P P P NA P p Marlaine Szurek NA P A A A NA A. A P NA A P Counc. Liaison