HomeMy WebLinkAboutNovember 3, 2004CITY OF COLUMBIA HEIGHTS
590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692
Visit Our Website at: www. ci. columbia-heights, mn. us
Gary Peterson, Chair
Donna Schrnitt
Phillip Baker
Marlaine Szurek
Rob Fiorendino
PLANNING AND ZONING COMMISSION MEETING
7:00 PM WEDNESDAY, NOVEMBER 3, 2004
CITY HALL COUNCIL CHAMBERS
590 40TH AVENUE NE
1. Roll Call
2. Minutes from the Planning and Zoning Commission Meeting of
October 5, 2004
3. Public Hearings:
Case #2004-1101
· Final Plat Amendment
Nedegaard Custom Homes
4704-4747 Central Avenue NE
Case #2004-1102
· Temporary Use - Christmas tree sales
Jesse Collard
4300 Central Ave. NE
4. New Business: NONE
5. Miscellaneous: NONE
6. Adjourn
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Y u~ ~UIUMBIA MEIgHT5 UOE5 NOT UISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMEN~OR THE PROVISION OF;' SERVICES
EQUAL OPPORTUNITY EMPLOYER
PLANNING AND ZONING COMMISSION
MINUTES OF THE REGULAR MEETING
OCTOBER 5, 2004
7:00 PM
The meeting was called to order at 7:00 pm by the Chair person Gary Peterson.
Roll Call: Commission Members present-Peterson, Schmitt, Baker, and Fiorendino.
Commission Members Absent-Szurek
Also present were Ellen Berkelhamer (City Planner), Shelley Hanson (Secretary), and Tami
Ericson (Council Liaison).
Motion by Baker, seconded by Fiorendino, to approve the minutes from the meeting of
September 8, 2004. All ayes. MOTION PASSED.
PUBLIC HEARINGS
CASE NUMBER: 2004-1001
LOT SPLIT
Steve Johnson and Anthony Palacino
1600 41st Avenue NE/4050 Tyler St NE
Introduction
Steve Johnson and Anthony Palacino, the owners of the property at 1600 41st Ave NE, have made
application for a lot split of 1600 41st Ave and 4050 Tyler St NE to create a total of three lots. The lot at
4050 Tyler St NE is owned by Bennet W. Nelson, who has signed the lot split application.
Section 9.410 of the Columbia Heights Zoning Ordinance requires that an application for a lot split be
reviewed by the planning and Zoning Commission, which shall then provide a report to the City Council
either recommending approval or denial of the proposed lot split.
Planning Considerations
Consistency with Comprehensive Plan
The City Comprehensive Plan designates this area for Iow density residential development. The
proposed lot split will create newly configured lots that continue to be consistent with this designation.
Consistency with Zoning Ordinance
Both of the properties involved in the lot split are zoned R-1 Single Family Residential. The lots are
surrounded on all sides by property zoned R-I. The lot split meets all of the lot area, setback and lot
coverage requirements for the R-1 Zoning District. Section 9.903 of the Columbia Heights Zoning
Ordinance regulates lot area, setback, height and lot coverage requirements and Section 9.603
regulates accessory structures and lot coverages. Applicable requirements are as follows:
PLANNING & ZONING COMMISSION MINUTES
PAGE 2
OCTOBER 5, 2004
· Minimum lot size shall be 8,400 sq. ft. for a single family home. Currently, the lot at 1600 41st
Ave contains 18,941 sq. ft. and the lot at 4050 Tyler St NE contains 18,946 sq. ft. After the
proposed lot split, 1600 41st Ave NE would contain 8,699 sq. ft. and 4050 Tyler St St. NE would
contain 14,902 sq. ft. and the new, third lot would contain 8,452 sq. ft.
· Minimum lot width shall be 70 feet. After the lot split, each of the lots shall exceed this
requirement.
· Yard setbacks shall be as follows: Front yard - 25 ft; side yard - 7 ft.; rear yard - 20% of lot
depth; detached accessory structures - 3 ft. from side and rear property lines. All of the
setbacks of existing structures on both properties will continue to meet these requirements. Any
new structures that may be built subsequent to the lot split must also meet these requirements.
· Lots greater than 6,500 sq. ff. in area may have a lot coverage of up to 30 percent: After the
proposed lot split, 1600 41st Av. NE will have a lot coverage of 15.4 percent and 4050 Tyler St.
NE would have a lot coverage of 7.9 percent. Any new structures that may be built subsequent
to the lot split must also meet the lot coverage requirement.
Findings of Fact
1. The proposed subdivision of land will not result in more than three lots. The proposed subdivision
will create a total of three lots.
2. The proposed subdivision of land does not involve the vacation of existing easements. The
proposed subdivision does not involve vacating existing easements.
3. All lots to be created by the proposed subdivision conform to lot area and width requirements
established for the zoning district in which the property is located. As detailed above, the lots
conform to the minimum requirements of the R-1 Zoning District.
4. The proposed subdivision does not require the dedication of public rights-of-way for the purpose of
gaining access to the property. The proposed subdivision does not require any dedication of public
right-of-way.
5. The property has not previously been divided through the minor subdivision provisions of this
Ordinance. City records do not show that there have been any previous minor subdivisions of the
property.
6. The proposed subdivision does not hinder the conveyance of land. The prOPosed
subdivision will not prohibit the conveyance of land.
7. The proposed subdivision does not hinder the making of assessments or the keeping of records
related to assessments. As long as the applicant records the lot split with Anoka County in
accordal3ce with all City and County requirements, this finding will be met.
8. The proposed subdivision meets all of the design standards specified in the Section 14 (Subdivision
Regulations). The proposed subdivision meets the requirements of the Subdivision Regulations.
Staff finds that the proposed lot split is consistent with the City Comprehensive Plan and meets the
minimum requirements of the Columbia Heights Zoning Ordinance and recommends that the Planning
Commission recommend that the City Council approve the lot split, subject to four conditions.
PLANNING & ZONING COMMISSION MINUTES
PAGE 3
OCTOBER 5, 2004
Fiorendino asked what the width was parallel to the back of the houses. Planner Berkelhamer stated
the new lot would measure 73 feet, the property at 1600 41st Ave would measure 76 feet and the
property at 4050 Tyler would measure 72 feet. She noted the narrow side of the lot is considered
the front for setbacks for the 1600 41st Ave property.
Baker asked about how the parkland, dedication fee is arrived at. Berkelhamer explained that anytime a
new lot is created, an owner must dedicate 10% of the land or 10% of the assessed value for park.
Peterson opened up the Public Hearing.
Howard Wigand 4044 Tyler St had several questions and comments. He questioned if the property will
remain zoned R-I. Berkelhamer explained that is the current zoning for the area and that a Public
Hearing would be required to re-zone it or to change the land use of the property. He questioned
who would be developing the newly created lot. The applicants stated that a builder had not been
selected yet. But the only thing that could be built on the site is a single family home meeting all
the requirements.
He also was concerned about drainage issues if the property is developed due to elevation issues and
how it might affect his property. Berkelhamer stated this issue would be addressed as part of the
plan review process, as well as, setbacks, lot coverage, and parking.
Fiorendino asked the applicant, Steve Johnson, about the drainage issue. Johnson stated that water
runoff should run to 41st Ave and toward Tyler Street, and should not affect Mr. Wigand's property.
Johnson also said by re-configuring the lot splits, they were able to make all the current structures
conforming to the 7 foot side yard setback requirement.
Jonell Baker, 1508 41st Ave asked whether the two existing homes would remain. Johnson responded
that they are presently fixing up the house at 1600 41st Ave with hopes of selling it. And the owner
of 4050 Tyler St. has been a long time resident at that property and would probably continue to
live there.
Motion by Schmitt, seconded by Baker, to recommend that the City Council approve the lot split,
subject to the following conditions of approval that are deemed necessary to protect the public interest
and ensure compliance with the provisions of the Zoning Ordinance:
1. The applicant shall provide required utility and drainage easements for all newly created lots
and be responsible for the cost of filing and recording written easements with the Anoka County
Recorder's Office.
2. The applicant shaft pay a parkland dedication fee in the amount of $3,667 for the one newly
created lot. This fee is payable at the time of building permit.
3. The property owner of 1600 41st Ave NE shaft be responsible for relocating the water line that
currently runs from the rear of the house to the alley. The line shaft be rerouted out to 41st
Avenue. The property owner shaft be responsible for the cost of this relocation. All applicable
City requirements regarding street excavation shaft be met.
4. Upon approval of a minor subdivision, the applicant shaft be responsible for filing the subdivision
survey with the Anoka County Recorder's Office. The minor subdivision shaft become invalid if
not filed with the Anoka County Recorder within one (1) year of the date of the City Council
action.
All ayes. MOTION PASSED.
This will go before the City Council at the meeting of October 25, 2004.
PLANNING & ZONING COMMISSION MINUTES
PAGE 4
OCTOBER 5, 2004
RESOLUTION NO. 2004-
SUBDIVISION REQUEST
CITY OF COLUMBIA HEIGHTS
590 - 40TH AVENUE N.E.
COLUMBIA HEIGHTS, MN 55421
I, Stephen Johnson and I, Anthony Palacino, hereby request a split of
PIN 36-30-24-31-0006 Legally described as:
Lot 1, Block 21, Auditor's Subdivision of Walton's Second Subdivision, Anoka County,
PIN 36-30-24-31-0007 Legally described as:
Lot 2, Block 21, Auditor's Subdivision of Walton's Second Subdivision, Anoka County, MN
THE DESCRIPTIONS HENCEFORTH TO BE:
Northeasterly Parcel:
The East 87 feet of Lot 1, Block 21, Auditor's Subdivision of Walton's Second Subdivision, Anoka County,
Minnesota
Northwesterly Parcel:
That part of Lot 1, Block 21, Auditor's Subdivision of Walton's Second Subdivision, Anoka County, MN which
lies west of the east 87 feet thereof and that part of the North 13 feet of Lot 2 in said Block 21, which lies west
of the east 87 feet thereof.
Southerly Parcel:
Lot 2, Block 21, Auditor's Subdivision of Walton's Second Subdivision, Anoka County, MN except that part of
the North 13 feet thereof which lies west of the east 87 feet thereof.
Be it further resolved that special assessments of record in the office of the City of Columbia Heights as of this
day, against the above described property, are paid.
Any pending or future assessments will be levied according to the new split as approved this day.
Any lot split given approval shall become invalid if the resolution, motion or other Council action approving the
said lot split is not filed with the County Recorder within one (I) year of the date of the Council action.
PLANNING & ZONING DEPARTMENT ACTION:
This __ day of ,2004
Offered by: Schmitt
Seconded by: Baker
Roll Call: All ayes.
Signature of Owner, Notarized
Owner's Address
Telephone No.
Zoning Officer
SUBSCRIBED AND SWORN TO BEFORE ME
this ~ day of ,2004
Notary Public
PLANNING & ZONING COMMISSION MINUTES
PAGE 5
OCTOBER 5, 2004
CITY COUNCIL ACTION:
This day of ,2004.
Offered by:
Seconded by:
Roll Call:
Secretary to the Council
Julienne Wyckoff, Mayor
CASE NUMBER:
Appeal
Joseph Embury
640 40m Avenue
2004-1002
?ntroduction
Joseph Embury, the property owner of 640 40th Avenue NE, has made an application for an appeal of a
decision by the Fire Department and Zoning Administrator not to issue a rental license for the subject
property. Mr. Embury had submitted a letter explaining his request for an appeal.
Section 9.402 of the Columbia Heights Zoning Ordinance states that the City Council has designated
the Planning Commission as the Board of Appeals and Adjustments, responsible for making decisions
on all applications for an appeal of any administrative order, requirement, determination or final
decision made by the Zoning Administrator or other official in the administration of this Ordinance. The
Planning Commission must hold a public hearing on the appeal in accordance with the requirements of
Zoning Ordinance and after the close of the hearing, render its findings.
Planning' Considerations
The subject property is located in the R2 One and Two Family Residential District. This District allows
for single family and duplex units, if properties meet the minimum required lot, area, and bulk
requirements. The minimum lot area required for duplex use is 8,400 sq. ft. The subject property
contains only 6,250 sq. ft.
According to the Fire Department, this property was licensed for duplex use from the time the rental-
licensing program was originated in 1989 until 1998, when the property status changed to owner-
occupied. Mr. Embury purchased the home in Dec. 1997 and when he was sent the license renewal
forms in 1998, he chose not to renew the license as he had family members (grown children and
visitors) who occupied the entire residence. He has never combined the water meters, water heaters,
furnaces Asst. Chie~ Gorman stated that the property was built as a duplex and has had no problems.
The only issue is the lot size makes it a non-conforming use.
PLANNING & ZONING COMMISSION MINUTES
PAGE 6
OCTOBER 5, 2004
Knowing that Mr. Embury did not possess a rental license for the property, when he noticed it was for
sale as a duplex, he stopped and spoke with Mr. Embury to notify him of the situation and the need to
bring this before the Commission to see if in fact it could be sold as a duplex.
Because of the technical requirements of the Zoning Ordinance, City Staff is unable to approve the
request for the rental license.
Recommendation
That the Planning Commission deny the request for an appeal of the decision not to issue a rental
license based on the requirements of the Zoning Ordinance.
Fiorendino asked why the Fire Dept would deny a license based on square footage of the lot. Gorman
responded that it is a requirement of the Zoning Ordinance. Berkelhamer explained that the lot size
requirements are meant to control density.
Ericson asked if a person could access both units from the inside or was it strictly separate outside
access. Mr. Embury stated the apartment could be accessed from the inside and also had a walk
out entrance out the back of the home. Ericson then reminded the Commission members of their
decision last month and the need to be consistent with enforcing the Ordinance.
There were several people from the neighborhood that had no problem with re-instating the rental
license for this property. Those included Mr. Pat Grady from 636 40th Avenue and Viola Kordiak of
4017 Jefferson St NE. They also have duplex units that have not had rental licenses for some
time, and may or may not be able to get one in the future, depending on their lot size. And all of
these owners have been paying utilities (water, sewer, and garbage) based on a double
occupancy for years, even though they can't legally use it or sell it as such. They also stated they
are paying taxes on a value based on it being a duplex. They feel this policy of double billing
needs to be changed if they are going to enforce the square footage requirement which makes
these properties non-conforming. Many of the Commission members agreed, this policy should be
reviewed.
Leo Senart of 620 40t' Avenue stated he thought there was already enough rental in the area, and that
renters don't care as much about the property they live in as owners tend to.
Fiorendino and Baker felt the Commission needs to make their decision based on the requirements of
the Ordinance.
Peterson felt the Ordinance needs to be reviewed and changed to accommodate some of these
situations. He felt this appeal should be granted and that these cases need to be decided on a
case to case basis.
Schmitt questioned whether the applicants from last month could re-appeal to the Commission if the
Commission granted this appeal. She was concerned with inconsistency of enforcement.
There was a discussion regarding the plans for the Industrial site, and the higher density this property
has been re-zoned to. Berkelhamer explained that each zoning district has different lot size
requirements.
PLANNING & ZONING COMMISSION MINUTES
PAGE 7
OCTOBER 5, 2004
Steve Iserman of 662 40th Ave believes the City Council should change the double billing policy if the
property is not being used as a duplex.
Fiorendino stated the commission should support staff and the Ordinance in place. The Ordinance was
created in good faith to make positive changes in our community. Instead of making exceptions to
the Ordinance, if the Commission feels strongly about it, they should suggest a change to the
Ordinance itself. However this-would take at least 3-6 months to accomplish. He suggested
making a change to the Ordinance to give some flexibility to staff. Berkelhamer explained that the
Ordinance must be direct and firm, so staff is consistent. Only the Commission can address the
nuances of each case. Staff cannot be discretionary in the interpretation or enforcement of
requirements.
Baker disagreed with Peterson. This house could be used as a single family home as it does have
interior access, unlike the one last month that was denied. He doesn't feel it is necessary to
change the Ordinance, that there will always be special situations which arise, no matter what the
wording.
Motion by Baker, seconded by Fiorendino to deny the request to appeal the decision not to issue a
rental license for the property at 640 40~h Ave NE and to direct City Staff not to issue the rental
license for duplex use. Fiorendino, Baker-aye Schmitt, Peterson-nay. MOT/ON FALLS.
There was more discussion. It was brought up that if they would have kept their license for $22/year,
this would not be an issue. However, the question was raised if owners are even made aware of
the fact that if they let the license lapse for any reason more than six months, that they may not be
able to re-instate it.
Motion by Peterson, seconded by Schmitt to approve the request to appeal the decision not to issue a
rental license for the property at 640 4gh Avenue NE and to direct City Staff to issue the rental
license for duplex use. Fiorendino, Baker, Schrnitt-nay Peterson-aye. MOTION FAILS
It was the general consensus of the members to hold a work session on this issue in the next couple of
weeks to address possible changes to the Ordinance or the City's utility billing policy. Ericson
stated the City Council already asked the P & Z Commission to look at effective ways of limiting
the number of rental units in the City, so they would like them to offer recommendations regarding
either of these issues.
NEW BUSINESS
Planner Berkelhamer introduced the City's new Planner,
employment with the City last week.
Pat Smith,
who began his part time
PLANNING & ZONING COMMISSION MINUTES
PAGE 8
OCTOBER 5, 2004
MISCELLANEOUS
Peterson invited residents to the 4th Annual Holiday Party being held at Murzyn Hall on November 26th.
The cost is $20/pp and will include dinner, entertainment, and a silent auction.
Motion by Fiorendino, seconded by Schmitt, to adjourn the meeting at 9:1Opm. All ayes.
MO T/ON PA SSED.
Respectfully submitted,
Shelley Hanson
Secretary
C'rTY OF COLUMBTA HETGHTS PLANNZNG REPORT
CASE NUMBER:
DATE:
TO:
APPLICANT:
LOCATION:
REQUEST:
PREPARED BY:
2004-1101
November 3, 2004
Columbia Heights Planning Commission
Nedegaard Custom Homes
Grand Central Lofts
4707-4747 Central Av NE, Columbia Heights
Final Plat Amendment
Ellen Berkelhamer, AICP, .Consulting Planner
Introduction
Nedegaard Custom Homes has made an application for final plat amendment for the Grand
Central Lofts development. The applicant seeks approval of a plat revision to add one more
townhome unit to the development. The City Council previously approved a development that
contained 20 townhomes and up to 210 condominium units. The final plat revision would
increase the number of townhome units to 21.
Planning Considerations
Density
The proposed increase in one townhome unit does not significantly increase the density on site.
The previously approved final plat anticipated 230 units on a site of 14.91 acres, which yields a
density of 15.42 acres. The increase to a maximum of 231 units will yield a density of 15.49
acres. The Mixed Use zoning district in which the development is located allows an overall
density of 12-20 units per acre.
Park Dedication
The applicant will be required to pay an additional $750 in park dedication fees for the new
townhome unit. This fee is payable at the time of building permit, in accordance with the
Development Contract executed by the City Council and the developer. The Development
Contract will be revised and brought to the City Council to reflect the additional dwelling unit.
Approved Site Plan Changes
The developer has requested an increase in townhome 'units from 20 to 21 units. Section 9.413
of the Zoning Ordinance addresses changes to approved site plans and states that "(a)n
'City of Columbia Heights City Council November 3, 2004
Grand Central Lofts Final Plat Amendment
Case # 2004-1101
approved site plan may not be changed or modified without the approval of the City Zoning
Administrator. If the proposed change is determined by the Zoning Administrator to be minor in
nature, a revised site plan may not be required. In all other cases, a revised site plan shall be
submitted for review and approval in accordance with this Section."
The City Planner and Community~ Development Director determined that that the proposed
increase in units constituted a minor change because the increase in units doesn't increase the
density significantly, doesn't reduce open space significantly, and doesn't impact parking on site
because the townhome unit contains the two required garage spaces.
Findings of Fact
The Final Plat of Subdivision is found to meet the following Findings of Fact established in
Section 9.412 (6) of the Zoning Ordinance for Final Plats.
1. The Final Plat substantially conforms to the approved Preliminary Plat.
The Final Plat conforms substantially to the approved preliminary plat.
2. The Final Plat conforms to the requirements of the Subdivision Ordinance.
The list of attached conditions of approval ensures that the Final Plat conforms to the
requirements of the Subdivision Ordinance.
Recommendation
That the Planning and Zoning Commission recommend that the City Council approve the Final
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 Ordinance1, including:
Upon approval of a final plat, the applicant shall be responsible for filing and recording the
final plat with the Anoka County Recorder's Office within one year of the date of City
Council action. In the event that a final plat is not recorded within this time period, the final
plat will become void.
The Developer must dedicate 27 ft. of right of way to Anoka County along the 49th Avenue
access.
The Developer must install a sidewalk along the 47th Avenue right-of-way from the west
boundary of the property east toward Fillmore, and include a sidewalk link to Central
Avenue as part o the development of the commercial parcel, Outlot C.
4. The Developer must make a park dedication contribution in the amount of $173,250 (or
~ Please note, these are the same development conditions that were attached to the previous final plat approval, with
the exception of condition g4, which has been modified to reflect the additional park dedication.
Page 2
City of Columbia Heights City Council
Grand Central Lofts Final Plat Amendment
November 3, 2004
Case # 2004-1101
$750 per unit) prior to building permit issuance, in accordance with the Development
Agreement.
The Homeowners Association covenants will be submitted in a form acceptable to the City
Attorney, in accordance with the Development Agreement.
If the proposed retaining wall exceeds four feet in height, the final plans should include a
wall design by a registered engineer.
The Development shall provide the City of Columbia Heights with as-built drawings of all
newly constructed utilities, in both hardcopy and electronic (.dwg) format.
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, including the landscape and signage
plan.
A cop.~ of Anoka County's acceptance of the right turn lane construction and lane restriping
on 49'" Avenue must be provided to the City Engineer.
Attachments
· Final Plat
Page 3
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C'rTY OF COLUMBZA HEZGHTS
PLANNZNG REPORT
CASE NUMBER:
DATE:
TO:
APPLICANT:
LOCATION:
REQUEST:
PREPARED BY:
2004-1102
November 3, 2004
Columbia Heights Planning Commission
Jesse Collard, Rudolph's Trees
4300 Central Ave NE, Rainbow Parking Lot
Conditional Use Permit for Temporary Sales
Patrick Smith, AICP, City Planner
Introduction
Jesse Collard has applied for a Conditional Use Permit to allow temporary sales of Christmas
trees at 4300 Central Avenue NE. According to Section 9.607 of the Zoning Ordinance,
seasonal agricultural sales are a conditional use in all zoning districts. The ordinance limits the
number of days that a seasonal agricultural sales may occur to 90 days. The applicant proposes
to sell Christmas trees for 29 days, from November 26th through December 25th (see attached
letter).
The attached site plan shows the proposed location of the sales area in the east side of the
parking lot. Approximately 46 parking spaces will be used to display Christmas trees and
construct a temporary shelter for the cashier.
Heritage Property is the property owner, and although they did not sign off on the application,
they have submitted a letter permitting the applicant use of the parking lot for the Christmas tree
sales (see attached letter).
Planning Considerations
Consistency with Comprehensive Plan
The Comprehensive Plan designates the property for commercial use, including retail sales,
offices and service businesses. The proposal is consistent with the intent of the City's
Comprehensive Plan.
Consistency with Zoning Ordinance
The Zoning Map classifies the property as GB - General Business. Retail uses are allowed in
this zoning district.
City of Columbia Heights Planning Commission November 3, 2004
Rudolph's Trees - Conditional Use Permit
Case # 2004-1102
Existing parking exceeds zoning requirements. Section 9.612 of the Zoning Ordinance requires
that commercial uses provide 1 parking space for each 300 square feet of use. Therefore, the
existing 144,900-square-foot commercial building is required to have 483 parking spaces. After
using the 46 parking spaces for Christmas tree sales, the parking lot the site still has 582
parking spaces. Furthermore, with the location of the display area on the opposite side of the
parking lot as the store entrances, the operation should not have any effect on vehicular access
for the site.
Section 9.611 of the Zoning Ordinance requires that lighting fixtures have of a downcast, cut-off
type that conceals the light source from view and prevents light from shining on adjacent
properties. In addition, lighting shall not exceed one-half foot-candle as measured at the closest
residential property line and three feet as measured at the closest street curb.
Please note that the Fire Department has reviewed the proposal and has not concerns
regarding it.
Findings of Fact
Section 9.408 of the Zoning Ordinance outlines 9 conditions that must be met in order for the
City to grant a conditional use permit.
o
The use is one of the conditional uses listed for the zoning district in which the property is
located, or is a substantially similar use as determined by the Zoning Administrator:
Seasonal agricultural sales is a Conditional Use in all zoning districts, and is considered
retail sales, which is permitted in the GB - General Business District.
The use is in harmony with the general purpose and intent of the Comprehensive Plan: The
Comprehensive Plan guides the subject property for commercial use. Retail sales, such as
Christmas trees sales, is a permitted use in the commercial areas.
The use will not impose hazards or disturbing influences on neighboring properties: The
closest residential property to the south is over 300 feet from the proposed temporary use.
In addition, the amount of space dedicated for the Christmas tree sales lot is relatively small
at approximately 1,000 square feet. Therefore, the proposed temporary use should not have
any detrimental impact on neighboring properties.
The use will not substantially diminish the use of property in the immediate vicinity: The
outdoor storage as proposed will have no impact on the use of adjacent properties.
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 Christmas tree sales lot will consist of approximately 200 Christmas trees on
display, temporary lighting and an 8'x12' temporary shelter for the cashier. The area will be
lighted using lO-foot posts. The temporary lights shall meet zoning requirements that limit
the lighting levels to one-half foot-candles at residential property lines. Thus, the proposed
temporary use should not negatively impact the existing character of the vicinity.
Page 2
City of Columbia Heights Planning Commission November 3, 2004
Rudolph's Trees - Conditional Use Permit
Case # 2004-1102
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 utilities.
Adequate measures have been or will be taken to minimize traffic congestion on the public
streets and to provide for appropriate on-site circulation of traffic: The traffic generated by
the Christmas tree sales will not significantly increase the traffic on the public streets, and
the site is large enough to handle additional interior traffic.
The use will not cause a negative cumulative effect on other uses in the immediate vicinity:
As indicated by prior descriptions, the Christmas tree sales should not have a negative
impact on other uses in the immediate vicinity, which are zoned for residential and
commercial uses.
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 GB General
Business District.
Recommendation
Staff recommends that the Planning Commission recommend that the City Council approve the
Conditional Use Permit for seasonal agricultural sales subject to conditions of approval outlined
below.
Motion: The Planning Commission recommends that the City Council approve the Conditional
Use Permit for seasonal agricultural sales at 4300 Central Avenue NE from November 26
through December 25, 2004, subject to certain 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. The outdoor storage shall be located as indicated on the site plan.
A $500 deposit shall be submitted to the Community Development Department prior to
display of Christmas trees. The deposit shall be refunded after the Conditional Use Permit
expires and the site has been cleaned up.
Attachments
· Location Map
· Letter from Rudolph's Trees
· Letter from Heritage Properties
· Site Plan
Page 3
ERJTAGE PROPERTY
Har Mat Shopping Center, 2100 North Shelling Avenue, Rosevillc, Minnesota 55113
Telephone: (800) 98~0~R) (651) 631-0340 · Fax: {~rl) 6S1-$2§a
www. heri ta$cr ~c~lty. com
September 30, 200~.
TO WHOM IT MAY CONCERN:
Please be advised that Heritage Property Investment Trust, Inc. is the owner of Central
Valu Center, Property I.D. # 35 30 24 11 0083, located at 4300 Central Avenue
Northeast, Columbia Heights, MN 55421.
Heritage Property Investment Trust, Inc. has agreed.to emer into a temporam/license
agreement with Jesse Collard d.b.a. Rudolph's Trees for space in the parking lot of
Central Valu Center, as shown on the attached site plan, for a term commencing
November 25, 2004, and ending Dcccmbcr 2,$, 2004.
Please contact the undersigned at 651-631-3959 with any questions.
Sinc~ely,
L~dith A. Wahlstrom
Leasing Assistant
'.jw
cc: Pat Borgman
Attachment
RUDOLPH'S TREES
1426 64TH AVE NE
FRIDLEY, MN 55432
HOME (763) 502-8199
CELL (612) 203-9426
October 1, 2004
ATTN:C1TY OF COLUMBIA HEIGHTS
TO WHOM iT MAY CONCERN:
My name is Jesse Collard, I am the owner of Rudolph's Trees ,and I reside in the city of
Fridley. I have been in the Christmas tree business for l 5 years, for the past 3 years I have
sold Christmas trees in St. Anthony at Apache plaza. Do to the reconstruction of that area
there is no longer any space available for my tree lot.
So this year I have decided to move my business to my neighboring city of Columbia
Heights. The location I have chosen is located at the at the Central Value center at 44~' Ave
and Central, please refer to the site plan provided for the specific location.
My hours of business would be, Monday thru Friday -11:00am to 9:00 pm; Saturday
and Sunday - 9:00am to 9:00pm. I would be open for business from November 26'u, 2004
to December 25m,2004. With a few days before and after these dates for set up and dean
up.
I will display approximately 200 trees, I will also be lighting this area with temporary
lights which will be supplied by a GFCI receptacle which is already located at this location.
There will be a small structure also on this site which will be used for a cashier area. The
area will be kept dean throughout the season and a thorough dean up will be done at the
end of the season.
If you have any questions please contact me at the numbers provided. I am also
providing you with a few references as follows: Judy at St. Anthony City Hall
(612) 789-8881
Kelli Friese at Welch Company
(Apache Plaza Leasing Assistant)
(612) 599-7634
Thank you for your time
Sincerely,
Jesse Collard
iii
CENTRAI. VALU CENTER
COLUMBIA HEIGHTS, MINlXqESOTA