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Home My WebLink AboutJune 7, 2005 CITY OF COLUMBIA HEIGHTS S (~..J ,_ 1,~,'L--- 590 40th Avenue N.E.. Columbia Heights, MN 55421-3X7H (763) 706-3600 TDD (763) 706-3692 Visit (Jur Wehsite at: www.ci.columhia-Iu:ights.mn.us MEMBERS: Marlaine Szurek, Chair Donna Kay Schmitt Rob Fiorendino Michael Peterson David Thompson Tammera Ericson Diehm-Liaison PLANNING AND ZONING COMMISSION MEETING 7:00 PM TUESDAY, JUNE 7,2005 CITY HALL COUNCIL CHAMBERS 590 40TH AVENUE NE 1. Roll Call 2. Minutes from the Planning and Zoning Commission Meeting of May 3, 2005 3. Public Hearings: . Grand Central Lofts, Final Plat/Vacation, 4747 Central Avenue Case # 2005-0601/Nedegaard Custom Homes . Industrial Park Redevelopment, Preliminary Plat/Site Plan Case #2005-0602/Ryland Homes . Site Plan, 4545 Central Avenue Case #2005-0603/ Advanced Auto Parts 4. New Business: NONE 5. Other Business: Report from staff 6. Adjourn The Responsibility of the Planning Commission is to: . Faithfully serve the public interest. . Represent existing and future residents, and base our decisions and recommendations on the Comprehensive Plan and Zoning Ordinance. . Recognize the rights of citizens to participate in planning decisions. . Protect the natural environment and the heritage of the built environment. . Exercise fair, honest, and independent judgment. . Abstain from participation when they may directly or indirectly benefit from a planning decision. THE CiTY OF COL.UMBIA HEIGHTS DOES NOT DISCRIMINA TE ON TH[ B~S'S OF DIS:"BILlTY IN [MPI_OYMENT OR THE PROVISION OF SERVICES EQUAL OPPORTU~JITY E'.1PLOYER PLANNING & ZONING COMMISSION MINUTES OF THE REGULAR MEETING MAY 3, 2005 7:00 PM The meeting was called to order at 7 :00 pm. by Donna Schmitt. Roll Call: Present: Schmitt, Peterson, Fiorendino & Thompson Excused Member: Szurek Also present were Pat Smith (City Planner), and Shelley Hanson (Secretary). A motion was made by Fiorendino. seconded by Peterson, to approve the minutes from April 5. 2005 as written. All Ayes. MOTION PASSED. PUBLIC HEARINGS None NEW BUSINESS Planner Smith eXplained this is the last training session he will be holding. So, he again reviewed the Roles and Responsibilities ofthe Commission. He then proceeded with training on Variances, Non-Conforming Uses and Lots, Bulk Requirements, and Subdivision Regulations. Variances- A variance is a minor exception to the zoning regulations that, if granted by the City Council, allows an applicant to do what could not otherwise be legally done. Variances are a quasi-judicial decision. The variance process is treated somewhat like a regular trial in court, therefore, there are strict rules on how a variance procedure is conducted. There are four procedural rules that must be followed: 1. The Zoning Ordinance lists five "finds of fact" that must be met in order to grant the variance (Section 9.407). 2. The burden is on the applicant to show why the application meets the standards for vanances. 3. Regardless of the opinions of people present at the variance public hearing, the attention of decision makers must remain focused on the standards governing variances and upon the testimony as it relates to those standards. 4. Variances require a public hearing to be held by the Planning Commission, which recommends approval or denial to the City Council. A notice is place in the Sun Focus 10 days in advance of the hearing and notices are sent to property owners within 350 feet of the subject property. Planner Smith then reviewed some of the State law requirements regarding variance requests: · Variances may be granted from the Zoning Ordinance if enforcement would cause undue hardship to the property owner. · "Undue hardship" means: PLANNING & ZONING COMMISSION MINUTES PAGE 2 MAY 3,2005 I. The property in question cannot be put to a reasonable use if used under conditions allowed by the zoning ordinance. 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner. 3. The variance, if granted, will not alter the essential character of the locality, and 4. The Economic considerations alone will not constitute an undue hardship if reasonable use for the property exists under the terms ofthe ordinance. · The applicant has a heavier burden to establish the need for a variance than a conditional use permit because a variance allows something that is otherwise prohibited by the ordinance. · Variances from the Ordinance are possible for structures only and cannot be granted for a use, which is not permitted in the applicable zoning district. · Like CUP's, variances are attached to the property and not the applicant. It remains in effect as long as the conditions are met. · Broad discretion is permitted when denying a request for a variance, but there must be legally sufficient reasons for the denial. · An applicant cannot rely on similar variances granted more than a year before. Schmitt questioned a statement in the Handbook that said members should avoid contact with a party who is requesting a variance. Smith explained it is better to seek information through staff than to have direct contact with the individual requesting the variance. He said it is important to stay neutral in such situations, and not be influenced by the applicant prior to the meeting. Smith was asked once a variance is granted, how long do they have to act on it. Smith responded that the applicants have one year to act on the variance or it becomes null and void. And since a variance is on the property, not the owner, if the property is sold, the new owners would have any remaining time to act on it. Non-Conformities-Chapter 5 of the Zoning Ordinance regulates non-conformities. Non- conformities occur when new zoning text or map amendments are adopted and existing uses, structures or lots do not meet the new regulations. This results in legal non-conforming uses, structures and lots. Non Conforming Uses-An example ofa non-conforming use is if the City amended the zoning test in CBD zoning district and prohibited automotive repair uses. Any existing automotive repair businesses would be considered a legal non-conforming use. Another example is if the City amended the zoning map and changed all R-2 (single and double-family) areas to R-l (single family). Existing duplexes would be considered legal non-conforming uses. PLANNING & ZONING COMMISSION MINUTES PAGE 3 MAY 3, 2005 Non-Conforming Lots-An example of a non-conforming lot is if the City changed the minimum lot size requirement for the R-I zoning district from 8,400 sq ft to 10,000 sq ft. Any lot less than 10,000 sq. ft in the R-I zoning district would be a legal non-conforming lot. Non-conforming structures-An example ofa non-conforming structure is if the City changed the minimum front yard setback in the R-l from 25 feet to 30 feet. Every residence that had a front yard setback less than 30 feet would be considered a legal non-conforming structure. Non-Conforming Site Improvements- The City of Burien required a non-conforming site improvement (including landscaping, parking, signs, design features, and impervious surface coverage) to be brought into conformance with the Zoning Ordinance whenever a business expanded. Columbia Heights does not have such a provision. This provision is usually used for commercially zoned properties. City Regulations-Legal non-conforming uses and structures may be continued as they existed when they became non-conforming. Non-conforming uses may not expand in size or intensity, and if the use reduces in size, intensity or becomes more conforming in any way, it may not again be expanded or become less conforming. Minor repairs and maintenance are permitted for non-conforming uses and structures. State Law-The City's Zoning Ordinance requires non-conforming uses to become conforming if the use has been discontinued for six months, and con-conforming uses and structures to become conforming if they are damaged or destroyed more than 50% ofthe assessed value. State Law was recently passed that supercedes the City's Zoning Ordinance. Instead of requiring non-conforming uses to be brought into conformance after six months of vacancy, State Law extended that period for a year. Moreover, if a structure is destroyed by more than 50%, State law gives the property owner six months to apply for a building permit to reconstruct the non- conforming use or structure. Amortization-is when a municipality specifies a certain date in which non-conforming uses or structures must come into compliance with the Zoning Ordinance. He gave examples of other cities who have done this. A new state law prohibits municipalities to establish or enforce the amortization of non-conforming uses, except adult-only businesses. Bulk Requirements-This usually relates to the height and bulk requirements for structures on properties. Smith gave examples of requirements other cities have in their Zoning Ordinances that are not addressed in ours. We have no height requirements of buildings in our CBD District- we have no maximum amount of impervious surface allowed, nor do we have any requirements for the amount of green space for properties. There also is no minimum lot size required in the CBD District. And front yard setbacks vary from district to district. He feels these are all items that need to be addressed when the Zoning Ordinance is updated as they allow for inconsistent development throughout the City. PLANNING & ZONING COMMISSION MINUTES PAGE 4 MAY 3,2005 Subdivision Re2ulations- The regulations for the division ofland and provision of public improvements (storm sewer, water, electricity) are established in the subdivision ordinance. This ordinance establishes minimum standards for lot and street design, storm water drainage, park dedication, required improvements and other similar items. The regulations of subdivisions, as with all of planning, are based on the police power of cities to protect the public health, safety, and welfare. Preliminary Plat-Preliminary and Final Plats are required for all major residential and commercial subdivisions. A preliminary plat is a detailed set of maps, showing: lot and street layout, connection to utilities, location of natural features and topography, and the location of nearby parks and recreational facilities. The preliminary plat is reviewed by the Planning Commission for evaluation of its compliance with subdivisions regulations. The Planning Commission makes the final decision on building and site plane reviews. Public hearings are not required. Staff has 15 days to review the documents to see if they are complete. Once all the information is received, the Commission has 120 days in which to review and act on the Plat. The Commission certifies that development proposals meet the standard of the zoning district such as parking, traffic, landscaping, architecture, and building materials, pedestrian pathways, etc. In addition, the commission reviews any impacts the developments may have on topographical features and adjacent properties. The City's Design Guidelines allows considerable discretion to be exercised by the Planning Commission. Section 9.413 of the Zoning Ordinance lists four findings that the Planning Commission must make in order to approve a building and site plan: I. The site plan conforms to all applicable requirements of this Ordinance. 2. The site plan is consistent with the applicable provisions of the City's Comp Plan. 3. The site plan is consistent with any applicable area plan. 4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right of way. Thompson asked about how subdivision covenants affect decisions made by the Planning & Zoning Commission. Smith told the members that this month's Planning Journal had an article regarding homeowner's associations and their regulations versus City Zoning Ordinances. Since a large percentage of homes being built are now under some type of association, this has become an issue to be aware of. However, most the association regulations are usually equal to or greater than those of the City. OTHER BUSINESS Planner Smith gave a Planning Update to the members. He reported that Ryland Homes, a National Development Co. has signed a development agreement with Shaffer-Richardson to develop 75% of the Industrial area into Townhouses. Shaffer-Richardson will develop the remainder of the site. They hope to bring in the Preliminary and Final Plats and the Building and Site Plan Reviews for the June meeting. PLANNING & ZONING COMMISSION MINUTES PAGE 5 MAY 3, 2005 Smith told members about the Model Unit now open at Grand Central Lofts. He said the 2nd phase for Grand Central Lofts will be brought to the Commission at the June meeting also. Advanced Auto Products will be submitting a Building and Site Plan Review to the June meeting for their new building at the Mr. Steak site. A Downtown Planning meeting will be held for business owners on Monday, May 16, 2005 at 11 :30 am at the Library. Any members who wish to attend should contact our office to confirm. A second meeting will be held for all residents on May 19th at 6:30 pm at the Library. The goal is to get ideas of what people like and dislike about the downtown area in writing, so as developers come forward, there is some concrete ideas to work with. Once the plan is established, it will be brought before the Planning and Zoning Commission. And the last thing Smith shared with the Commission was his resignation to take a new position with the City of Richfield as their Community Development Manager. He is excited to take on the challenge of this new position as Richfield is undergoing a lot ofre-development similar to Columbia Heights. He begins his new position the middle of May. The Commission members wished him well in his new endeavor. Motion by Peterson, second by Fiorendino, to adjourn the meeting at 8:30 pm. Respectfully submitted, Shelley Hanson Secretary CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2005-0601 DATE: June 7,2005 TO: Columbia Heights Planning Commission APPLICANT: Nedegaard Construction LOCATION: East of Central Avenue between 4ih and 49th Avenues REQUEST: Final Plat - Grand Central Lofts Second Addition and Vacation of Drainage and Utility Easement over Outlot B of Grand Central Lofts Plat PREPARED BY: Perry Thorvig, Consultant Planner Introduction Nedegaard Construction has requested two approvals: 1. The final plat for the Grand Central Lofts Second Addition, including additional street right of way, and 2. Vacation of a drainage and utility easement over Outlot B of the Grand Central Lofts plat. The Second Addition plat contains 21 townhouse lots, a lot for the community center, and a reconfigured Outlot B that contains common space for the development, including a stormwater retention pond. There is also additional land shown in the plat for an expanded Grand Avenue near 49th Avenue. Part of the proposed Grand Avenue is on the Savers property. The final plat is consistent with the preliminary plat. The drainage and utility easement proposed for vacation will be replaced by another easement that will more adequately provide for the needs of the project. Planning Considerations 1. The final plat must be substantially similar to the preliminary plat. 2. The City must find that the vacated drainage and utility easement is not needed for any public purpose. City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-0601 Findings of Fact Final Plat Section 9.412 (6) of the Columbia Heights zoning code requires that the City Council make each of the following findings before approving a final plat: 1. The final plat substantially conforms to the approved preliminary plat. The final plat does substantially conform to the approved preliminary plat. However, additional land is included in the proposed final plat. In order to provide the necessary area to continue Grand A venue through to 49th A venue, to provide the area necessary for landscaping and a sidewalk as well as room to work during the construction, the developer has attempted to acquire property from Savers. The area needed is currently a grassy area with conifer trees used to buffer the parking lot from the residential property to the east. The acquisition of this properly would not result in the loss of any parking, as the area needed does not encroach into the parking lot. The developer has attempted to acquire this properly but the landowner has not been willing to cooperate. Consequently, on April 26, 2005, the developer did request, and the EDA agreed to assist the developer in acquiring the necessary right of way using its power of eminent domain. The process is underway and EDA is expected to own the property in October or November of 2005. 2. The proposed subdivision conforms to the requirements of the Subdivision Ordinance. The final plat conforms to the requirements of the Subdivision Ordinance. Vacation of Prior Outlot 8 This request is not the typical vacation of a street or alley right of way. The applicant is requesting that the Outlot B in the original Grand Central Lofts plat be vacated and replaced by a new Outlot B. The original Outlot B was established as a common lot for utility and drainage purposes. However, the outlot, as originally described, did not allow for an adequate amount of back yard ownership after building style revisions were made. The revised Outlot B drainage and utility easement will provide for 14' of individual back yard ownership. No other property is affected by the vacation proposal. The original Outlot B is not needed for any public purpose if a new Outlot B replaces it. Staff recommends approval of the vacation. Page 2 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-0601 Recommendation Motion: That the Planning Commission recommend that the City Council approve the final plat with the condition that the plat not be approved by the City for filing until the legal proceeding to acquire the additional street right of way property from Savers has been completed and ownership is transferred to the developer. Motion: That the Planning Commission recommend that the City Council approve the vacation of the existing drainage and utility easement known as Outlot B the plat known as Grand Central Lofts. Attachments · Figure 1: Location Map · Figure 2: Previously Approved Final Plat · Figure 3: Proposed Final Plat Revision · Figure 4: Landscape and Site Plan · Applicant's Project Description Page 3 ;/ _--'r'""("in x w ~ ~ ~ ~U if] 0 II) z .. - II) u ;l: t: ct A. Q 0 ! ....J ... ;! - ... 0 III ;l: ct l:l .. -.J II: z in W z u .. :;; 0:: 0 z :!f II) -0: ....J III II: (L :I: Cl """ Cl :I: Z """ Cl: ;::: Z s II) '" U1 :::> ct " x IJ:l "II: 3 W ~O 0 u . f 1 ~ ~" ..- "\\ --r,-'; \ \ \,. ~ \ , .l II II: I. /._-:,/---+- i / l. '-fa , . ~ :t r ~ .J if] 0:: t::::l >- < if] w Z ----: :J >- >- 0:: W 0.. o 0:: 0.. >- Z W :::;: W U1 -0: W >-Z >-0 Zi= ::)-0: Ou Ui5 _____ -o:W ::.:;0 >- 0>- >- z<( :J -0::;; ;::: -o~ ::J "'0 0 I >- I Cl iY o W U1 o (L o 0:: (L W Z ::; >- >- 0:: W 0.. o 0:: 0.. W >- -0: :::;: X o 0:: 0.. 0.. -0: >-' -.J W Z-.J > g;::-o:gs -o:U10U1 O:::::OW..J ~ZO:::W ~-O:g~ --l>-{/)<( ='..JZ(L 0::1580:: o 0 u..U1W r.nWCD>- -~~~ U1(LOo ::::0:::2Z >-::) ::) 0.. 0 rn I :J ~, i ,. ~. r:E~ iii rlij8 ;1~. i:~ ~~: ,I ;! 6 ~> i ~~~; ~m . ~~~= m; ~;~; ~5~~ ~;~'~ -l .1 - ----I ~ ~ ! 8 ~ f I 45th COLUMBIA HEIGHTS 53RD 49TH ZONING LOCATION MAP CITY OF COLUMBIA HEIGHTS Public Works Department TO: PERRY THOR VIG, CONSULTANT PLANNER FROM: KEVIN HANSEN PUBLIC WORKS DIRECTOR/CITY ENGINEER DATE: June 2,2005 SUBJECT: Grand Central Lofts Second Addition - Final Plat Review I have reviewed the Final Plat submittal packet dated May 9th, 2005, and have the following requirements/comments for final plan approval: Gradin2/Erosion Control · The site grading shown is consistent with the first phase plans previously approved. · The City reserves the right to require additional erosion control measures during construction. · Perimeter erosion control measures shall be installed and inspected by the City prior to major grading activities beginning. · Vehicle tracking offsite shall be the responsibility of the Development to clean as required by the City. Utilities · The sanitary sewer and water main shown are consistent with the first phase plans previously approved. · New utility connections and several disconnects within public ROW's will need to be made on 4th and 49th A venues. The Contractor may apply for a single Work Within ROW from the Engineering department for all connections and disconnects. · All utilities (water main, sanitary sewer and storm sewer) shall meet the City of Columbia Heights specifications. · The City shall inspect all work in the Public roadway for the utility connections to 49th Avenue. · 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 second phase plat indicates a change in the type of storm water treatment pond and area around the pond. The first phase plans indicated an infiltration trench type treatment system. The second phase changes this to a conventional type 'wet' detention basin with a permanent pool of water. Both types meet the requirements of the City's Storm water Grand Central Lofts Second Addition - Final Plat Review Perry Thorvig Page 2 Management Ordinance and Water Resource Management Plan (WRMP). A wet detention basin actually provides an additional reduction in the outflow from the pond as compared to the original infiltration trench, which is a benefit to the downstream storm water system. The walking trail proposed in the original design has also now been removed with a wet detention basin design. With the new pond design, I would recommend the following: 1. Due to the sandy soils in this area, please indicate if a pond liner will be required and how that will be accomplished. 2. The storm inlet area should be pulled back with a flatter, hydric vegetative area incorporated at the NWL level prior to entering the permanent pool area. 3. Provide a detail on the outlet device for the new pond design. 4. The site landscaping plan should be revised to address the types and method of pond planting along with landscaping around the pond. Streets · Please provide horizontal curve data on the Public Street and radii for the connections to the public street. · Please provide the City with a copy of Anoka County's acceptance of the work and County Access Permit for the work on 49th Avenue. · Please provide a copy of the County approved plans for the right turn lane and restriping on 49th Avenue. General · The phase one Letter of Credit (LOC) currently expires at the end of the year. This should be extended to at least 9/31/06. · The same requirements in the original Development Contract shall apply to the second phase. Specifically, the Developer is limited to one 70 unit condo building and 4 townhome building permits until work has been initiated on the: a. Sanitary Sewer Reconstruction from 4 ih to 51 st Avenues. and b. Right turn lane construction and lane restriping on 49th Avenue as required by Anoka County. If you have any questions or need further information, please contact me at (763) 706-3705. Cc: Bob Streetar, Community Development Director Lauren McClanahan, Public Works Superintendent Kathy Young, Assistant City Engineer KH:kb G' \Users\PubIic Works\plan reviews\200S'>Grend Central Lofts Second_Final Plat Review.doc ~ '~, ')-:'.-. J It ~ ~ ~ ~I ~i i iHI~ ~ ~ -t -t ~~~~ ~ OJ iii ~ ~ ~ jjj ~ ~~!~ ~~;ij r::: ~ I ~B UUI II 'C ~ i~ .I!~ Q) ~ Q) <) ~ ~ 119 ~~nl~ c I . ;!; -'~ -t W flnlll r::: 'g> " 5 ~i ~1'l1l~8~ ~ W-sW ~ lil ~ ~inU i5~ m COo> 0 . ~~"'21'1lJl r::: m 's.. ~~ Q) c: ~ "'. ::J cilf en ., ~ o . '" ~ I h ~ ~ ( ~ 1 , .. ..... ~ G tl ~ . f ~ ~ l _. - -. - _. - -. - _. - -. - _. - _. - _. - -. - _. - -'- . - -. - -. ~ -. - -. - -. - -. _ --->IU~!~~ 3nN3^V H1Lt -~.&t.tCf~- -. .. -.--.--.--.-- " lO"Lt9 3 9t !i;1.68S ~ g" v 1011no 3nN3A tI H1L (f) L "'OK 1I.l1._ . rUll\: II.lI.~ . 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LU llJ (k" 1- , lO I fI- r- I' Kj 'Li l~l I ~-41: Ii i I 1 , , i i , I! -~ Q- -::1/\ V lv'CllN3::) , --------------- .-1 I __~~JJ CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2005-0602 DATE: June 7,2005 TO: Columbia Heights Planning Commission APPLICANT: Ryland Homes and Shafer Richardson LOCATION: South side of Huset Park from Jefferson/Madison Street to 5th Street - Industrial Park Redevelopment Area (Park View) REQUEST: Preliminary Plat - Phase 1 and Site Plan PREPARED BY: Perry Thorvig, Consultant Planner Introduction Ryland Homes and Shafer Richardson have requested two approvals: 1. The preliminary plat for the Phase 1 of the redevelopment of the industrial area south of Huset Park, and 2. The site plan for Phase 1. Phase 1 is part of a larger 28-acre redevelopment area that the developers are now calling Park View. Phase 1 contains 123 dwelling units on approximately 11 acres of land (11.18 dwelling units/acre). There are 46 two-story townhomes and 77 three-story carriage home units. Each unit has two parking spaces in the building and two in the driveway. There are 51 additional parking spaces in parking bays or on the private streets. There are no public streets proposed within the project. Planning Considerations 1. A concept site plan was prepared in 2004 by the developer as part of the preliminary development agreement entered into with the City. The concept plan was found to be compatible with the provisions of the Transit Oriented Mixed-use Zoning District. 2. This zoning district calls for a flexible mix of uses with a minimum residential density of 12 units per acre and a maximum density of 20 units per acre, unless otherwise approved by the City Council. The concept site plan showed a density of less than 20 units per acre. The subject property is located adjacent to a transit corridor City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 (University Avenue NE) and will include a trail connection linking the new residential and mixed-use neighborhood to and through Huset Park. The trail will be constructed as part of the parkway along 39th Ave NE. 3. The City Staff has prepared Design Guidelines to be applied to the redevelopment of the subject property. These guidelines are directly based on the existing City Design Guidelines adopted in 2003. The guidelines include characteristics that are appropriate to the residential and mixed-use character of the Industrial Park redevelopment area, and not those aimed at highway, strip or suburban architecture and development. 4. The purpose of the Mixed-Use District is to promote efficient use of existing City infrastructure; 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 Industrial Park redevelopment will be designed as a pedestrian friendly mixed-use project that will accomplish these goals. 5. The Transit-Oriented Mixed-Use District requires that the mix of land use include two or more of the following uses: residential, commercial and industrial. The proposed Industrial Park redevelopment will meet this requirement by including predominantly residential uses with some mixed-use commercial/residential uses. 6. Though the concept plan was previously approved for this project, the detailed site plan and preliminary plat must comply with the specific requirements of the zoning ordinance. Several zoning compliance issues are discussed below. Findings of Fact Preliminary Plat Section 9.411 (6) of the Columbia Heights zoning code requires that the City Council make each of the following findings before approving a preliminary plat: 1. The proposed preliminary plat conforms to the requirements of Section 14 of this ordinance. Section 14 of the ordinance only requires that the streets conform to the Comprehensive Plan by allowing the continuation of the appropriate projection of principal streets and that the plat conform to the neighborhood plan. In Phase 1, there are no existing streets other than 39th Avenue and Jefferson Street/Madison Street that must be preserved. Both Jefferson/Madison and 39th Page 2 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 will be preserved, though slightly realigned to form the parkway and traffic circle. No other streets go through the property at the present time. Industrial traffic will go around the project, not through it. 2. The proposed subdivision is consistent with the Comprehensive Plan. The Comprehensive Plan has been modified to Mixed-use in expectation of this kind of development. Therefore, the project is consistent with the plan. 3. The proposed subdivision contains parcel and land subdivision layout that is consistent with good planning and site engineering design principles. The site layout does have some issues. They are as follows: a) Ownership of the utilities not 'vinG within the riGht of wa V of a public street. Kevin Hanson, Public Works Director, believes that it would be beneficial that the City take ownership of all the 8 inch water mains and sanitary sewer that is in any private street that is 22' or greater in width. This is the accepted practice in similar developments in the city. The utilities would be built according to City specifications and there will be no confusion as to who is responsible for maintenance and repair. Therefore, the preliminary plat should be approved with a condition that specifically states that the City will take ownership of the utilities described above. b) SpacinG between b uildin as. No building will be closer than 25' to another building. However, the distance from garage door to garage door across the private street is only about 62 feet. Two, 20' wide driveways (parking spaces) in front of the garage doors and a 22 foot wide private street occupy the 62- foot space between the garage doors. These dimensions are less than what is normally required. For example, the The Columbia Heights code requires a 24-foot wide access drive. Section 9.612 (7) reads as follows: "b) Access and Circulation. Except for parking accessory to one and two family dwellings, each required off-street parking space shall have direct access to an aisle or driveway no less than 24 feet in width and designed to provide safe and efficient means of vehicular access to and from the parking space without using public right-of-way for maneuvering. 11 Staff is recommending approval of the driveway and private street dimension. Staff has worked with the applicant to minimize the amount of hard surface space on the site in favor of more green space between or in front of the buildings. Therefore, staff, including the fire department, is comfortable with the 20-foot driveways and 22' private streets in the project. Page 3 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 c) Amount of useable common open space. There is only one common open space area in Phase 1 that is not directly in front of a townhome unit. That is the triangular space located approximately in the left center of the site. It contains a pergola according to the site plan and will serve as a passive open space area. It is about 20,500 sq. ft. in size. This is a fairly small amount of common open space for the number of units it serves. However, this lack of common open space on site is compensated by the presence of Huset Park. It provides for a substantial amount of open space to offset the small amount on site. Therefore, the plan should be acceptable with respect to common open space. e) Sidewalk connections. All units should be connected by way of sidewalk to the city's sidewalk system and the new parkway. Most of this project has the required sidewalks. However, the two-story townhomes on the south side of the project do not have them on their side of the street. This should not be a problem, however, because there is an east-west sidewalk just across the private street that should serve the needs of pedestrians in the development. f) Enaineerinq considerations. Kevin Hanson has reviewed the plat and found that there are several technical changes typical with all plats that must be made in order to assure that the utilities are installed properly and up to City and State requirements. Several conditions of approval are included in the recommendation to address Mr. Hanson's concerns. Site Plan Section 9.413 (4) of the Columbia Heights zoning code requires that the Planning Commission make each of the following findings before approving a site plan: a) The site plan conforms to all applicable requirements of the Ordinance. The Phase 1 site plan is consistent with the ordinance except for the following: 1. Internal street access drive widths are less than 24 feet in most of the project. However, as explained above, this should not be an issue in this development. 2. Ornamental trees must be 2" not 1.5' as proposed. b) The site plan is consistent with the applicable provisions of the City's Comprehensive Plan. Page 4 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 The project is consistent with the general direction established in the Comprehensive Plan. c) The site plan is consistent with any applicable area plan. A concept plan for the area has been accepted by the city and Design Guidelines have been adopted. A shortened list of the Design Standards is attached. Staff has found the project to be in substantial compliance with the standards. However, some discussion of various issues is needed. 1. Buildings are 15 to 35 feet from the sidewalk along the new parkway. Some of the buildings may be a little farther from the street than the standards suggest (20 feet maximum). However, the spirit of the ordinance is certainly met by fronting units on the street with garages hidden to the rear of the buildings. 2. The density of 11.18 dwelling units per acre in this phase is slightly below the 12 DU/A minimum required for the Park View area. The density will be greater in Phases 1 and 3 to compensate for the lower density in Phase 1. 3. The exterior materials proposed for the project are vinyl, brick, and cultured stone. The developer has submitted drawings that show that the entire end wall of selected units will be entirely brick. In addition, the three-story buildings with seven or more units will have 3 units that have brick faces. The other three-story buildings will have 2 units that have brick faces. The two story units will have cultured stone to a height of about four feet above grade. The rear sides of all the buildings will be heavy gauge vinyl siding. d) The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right-of-way. The two-story townhouses on the south edge of Phase 1 have their back yards adjoining the back yards of single-family homes. However, there is a heavily landscaped buffer consisting of evergreen and deciduous trees proposed in the plan. The buffer should be enough to minimize any adverse impacts on the residential neighbors. Conclusion The site plan is acceptable provided the ornamental tree diameters are 2" as required by ordinance and the brick facades are built as proposed by the developer. The subdivision plat needs to reflect any site plan changes resulting from the comments above. Assuming those issues can be resolved, the preliminary plat can be approved. It is expected that the final plat will need to be modified a bit between the time the preliminary plat is approved and the final plat is submitted for approval. Page 5 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 Recommendation Motion: That the Planning Commission approve the site plan based on the following conditions: 1. Ornamental tree diameters must be specified at 2 inches. 2. The brick facades be built as shown in the attached exhibits. Motion: That the Planning Commission recommends that the City Council approve the preliminary plat based on following conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: 1. The development agreement must reflect an agreement between the City and the developer on what utilities and streets within the project will be the City's long-term maintenance and repair responsibilities. 2. The Common Interest Community documents clearly state the responsibilities of the City and homeowners association related to streets and utilities. 3. The Plat should identify the name of the proposed development. 4. All vacations (by the City) should occur concurrent or prior to the final plat approval (by phase) by the City Council. 5. The Street names must be included on the final plat and follow 'Street' for North- South and 'Avenue' for East-West 6. All construction traffic must be controlled and shall be directed through the vehicle tracking pads, as indicated on the SWPPP plan. Due to the traffic volume on Jefferson Street, frequent street cleaning may be necessary. 7. All erosion control measures shall be installed and inspected by the City prior to any site activities beginning. 8. In areas of concentrated flow or where slopes exceed 3:1, silt fence shall be heavy duty (wire backed). 9. Under Erosion Control Notes, note 10, the 14-day requirement is a maximum for restoration as described. 10. Due to the Public construction of Huset Parkway and related timing/schedule, other erosion control devices may be necessary. A temporary sedimentation pond (or other approved means) shall be utilized until the offsite ponding is completed. Page 6 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 11. Wherever any of the proposed retaining walls exceeds four feet in height, the final plans shall include a wall designed by a registered engineer. The wall shall also have protective fencing at the top where the vertical height exceeds 48 inches. 12.Any site grading prior to final plat approval will require an excavation permit, obtained from the Engineering department. 13.An NPDES permit will be required, at the time of construction. Additional erosion control measures along the southerly property line (at 5th and 38th Streets) are recommended, due to the slope of the adjoining property. The City also reserves the right to require additional erosion control measures during construction, as conditions warrant. 14. All restoration of turf areas in the Public ROW shall be by sodded with 4 inches of topsoil. 15. All streets, storm sewer, signage and striping serving the development shall be privately owned and maintained. 16.AII utilities (water main, sanitary sewer and storm sewer), shall meet the City of Columbia Heights specifications for materials and installation. 17. The developer must provide the City with locatable references for service lines, such as swing ties or GPS coordinates. 18. The final plans should provide detail and design information on the proposed method, such as a Stormceptor Chamber, or other approved means, as required by the City's Stormwater Management Ordinance, to remove coarse-grained particles. 19. The 8" water main (note 15 on sheet C5.3) must be connected to the existing main in 38th Avenue. 20. Additional 8" gate valves must be added in-line for isolation. 21.AII sanitary service pipes shall be SDR 26 or Schedule 40 pipe. 22.AII street signage shall meet MnMUTCD (latest version) requirements. For regulatory signage, the City requires VIP grade. Street name signs shall be a different color (for private streets), and must be approved by Public Works. 23.AII sidewalks shall meet ADA requirements for pedestrian ramps and grade. 24.At final plan submittal, the developer must provide plan/profile sheets for the Page 7 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 utilities. 25. The developer shall provide the City of Columbia Heights with as-built drawings of all newly constructed utilities, in both hardcopy and electronic (.dwg) format. Attachments · Figure 1: Location Map · Figure 2: Adopted Concept Plan (2004) · Figure 3: Preliminary Plat · Figure 4: Site Plans · Figure 5: Building Elevations Showing Brick Facades · Applicant's Project Description · Industrial Area Redevelopment Design Guidelines (brief outline on next page) Page 8 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 Attachments Industrial Area Redevelopment Design Guidelines Building Placement Well designed front fagade facing the street Res. Buildings 10-20 ft. from sidewalk edge Articulation in front facades encouraged Primary Facades Pitched roofs One foot eves Building Width and Articulation Articulation through off-sets or different textures Building Ht. 2-4 stories Window and Door Openings 20% window and door openings in front 15% in sides Entries Face street or walkway Or linked by sidewalk to the street or courtyard Building Materials Required brick (33 to 38%), natural stone, precast concrete or block (integrally colored), jumbo brick, - 40%, lower third Glass for windows and doors Synthetic wood (fiber cement, Hardie board) resembling horizontal lap siding NO unadorned plain concrete block, tilt-up concrete panels, prefab steel or sheet metal panels, Aluminum, vinyl, for commercial and mixed-use ), fiberglass asphalt or fiberboard masonite siding. Page 9 City of Columbia Heights Planning Commission Huset Park Preliminary Plat and Site Plan June 7, 2005 Case # 2005-02 Accent materials on 15% Front and rear should have similar materials Res. Permitted - vinyl, heavy gauge, deep colors of gray, tan, olive, blue, or red. Building Colors Complement surroundings, warm toned, 2 principal colors per fac;ade, Architectural Detailing Ornamental cornices, arched windows, warm-toned brick, bands of contrasting colors, Page 10 " ::,.< ~ " 1 ~ ~ j ~ -J ,..'- ):: \........ .}.... "~ \..l I... '\/' ,1, ~; ~ ~~, ., 'il . IJ;~" .:~ ~i ~. <'..~. ; ,-., ~~ "':. ~":':'~" -: ~~q ~:,<~fr.: 'f:? ~. r~(' (~~~:;'~ (;;7~-' ",,- C:::'d~ l::,='~"'::l _ (-'~'-::i '.~ ~'~ r.;. '" -.0'" 'c~ '7..~ p ~o ", - \A ~ 6 ~ '( J .~ 'v <:,' , J-.- \., >- ~; "- V 1- " v ('; cJ '" .... , '" ~ .j -... '\ '-' ,,' "- \~ .>-. 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"" - 1.'rIM~ ;;J\t 3I'fe'I'I' .uJlilcl3f,Nr'1 A'lM ~._- Park View Site Plan Review Application Park View is a 28-acre redevelopment of the Industrial Park located east of University Avenue at 37th Avenue in Columbia Heights. This project is located south and southwest of Huset Park, near the border between Columbia Heights and Minneapolis. Park View is designed to be a highly desirable, active! pedestrian-oriented and transit- oriented residential community. Park View will fit well within the existing development pattern in Columbia Heights, while providing a distinct neighborhood identity. Park View will be a master-planned neighborhood with common architectural features and streetscape elements to provide a sense of place. Park View will take place over three phases; this application is for Phase 1. This phase will provide 46 two-story town homes and 77 three-story carriage home units. Subsequent phases will include higher density, mixed-use housing products incorporating neighborhood retail. Throughout the total redevelopment, Park View will provide a range of housing products and neighborhood services connected by well- landscaped private streets and sidewalks. The project area is surrounded by residential land use to the north and south and is consistent with the City of Columbia Heights' Comprehensive Plan, which calls for Transit Oriented Development. The current zoning for the project area is Transit Oriented Mixed Use, which requires at least two of the following three land use categories: residential, commercial or institutional. Park View will contain residential and commercial land uses. The purpose of the mixed use zoning district is to provide pedestrian-oriented development that connects residential land uses to neighborhood commercial development and transit opportunities. Park View incorporates shared green spaces for residents throughout the neighborhood! as well as provides convenient pedestrian and vehicular access to Huset Park. Phase I contains about 11 acres. Therefore, the density for the first phase is just over 11 dwelling units per acre. The zoning requirement for the Transit Oriented Mixed Use district is a minimum of 12 dwelling units per acre and a maximum of 20 dwelling units per acre. The entire project will attain a density of 19.7 dwelling units per acre. Page 1 of 2 Park View Site Plan Review Application As required by the Zoning Ordinance, Park View's design is sensitive to adjacent usable open space which is, in this instance, Huset Park. The plan also includes sidewalks throughout the site providing pedestrian and bicycle connections which will enhance circulation patterns. The landscaping plan! in accordance with the Zoning Ordinance, will provide greenway connections to Huset Park, as well as provide a desirable residential neighborhood. All proposed residential buildings in Phases I are in accordance with the Zoning Ordinance and are oriented to either the future Huset Parkway, a private street within the neighborhood or to a common open area. The proposed residential buildings in Phase I provide residents many desirable options. As required by the Zoning Ordinance, the proposed building facades of the townhomes are varied to create visual interest. The housing products that will be offered at Park View have been well-received in other communities throughout the Metro Area. Buyers of these products will include young professionals without children, young families and empty nesters. These housing options will ensure that Park View is a neighborhood with an intergenerational mix of people. Young professionals will be attracted to the site's close proximity to employment opportunities, while young families will prefer the site's amenities, and proximity to Huset Park, shopping and retail services. Older buyers will be attracted to the maintenance-free housing choices with neighborhood amenities close to City services and transit options. The housing products at Park View will provide life-cycle housing options for current Columbia Heights residents, while attracting new households to the community. Page 2 of 2 CITY OF COLUMBIA HEIGHTS Public Works Department TO: PERRY THORVIG, CONSULTANT PLANNER FROM: KEVIN HANSEN PUBLIC WORKS DIRECTOR/CITY ENGINEER DATE: May 27,2005 SUBJECT: P ARK VIEW DEVELOPMENT - Preliminary Plat Review, Phase I I have reviewed the Preliminary Plat submittal packet dated May 9t\ 2005, and have the following requirements/comments prior to final plan approval: Preliminarv Plat · The Plat should identify the name of the proposed development. · Since the development will be split into multiple phases and platted by phase, should the preliminary plat be amended to be consistent with the platting sequence? · The vacation ofthe University Avenue Frontage Road needs to be amended to reflect MnDOT' s most recent direction of vacating the half ROW. · All vacations (by the City) should occur concurrent or prior to the final plat approval (by phase) by the City Council. · The Street names should be included and follow 'Street' for North-South and ' Avenue' for East- West Gradin2:/Erosion Control · All construction traffic must be controlled and shall be directed through the vehicle tracking pads, as indicated on the SWPPP plan. Due to the traffic volume on Jefferson Street, frequent street cleaning may be necessary. · All erosion control measures shall be installed and inspected by the City prior to any site activities beginning. · In areas of concentrated flow or where slopes exceed 3: I, silt fence shall be heavy duty (wire backed). · Under Erosion Control Notes, note 10, the 14 day requirement is a maximum for restoration as described. · Due to the Public construction ofHuset Parkway and related timing/schedule, other erosion control devices may be necessary. A temporary sedimentation pond (or other approved means) shall be utilized until the off site ponding is completed. · Wherever any of the proposed retaining walls exceeds four feet in height, the final plans shall include a wall design by a registered engineer. The wall shall also have protective fencing at the top where the vertical height exceeds 48 inches. · Any site grading prior to final plat approval will require an excavation permit, obtained from the Engineering department. P ARK VIEW DEVELOPMENT - Preliminary Plat Review, Phase I Perry Thorvig Page 2 · An NPDES permit will be required, at the time of construction. · I would suggest additional erosion control measures along the southerly property line (at 5th and 38th Streets), due to the slope of the adjoining property. The City also reserves the right to require additional erosion control measures during construction, as conditions warrant. · All restoration of turf areas in the Public ROW shall be by sodding with 4 inches of topsoil. Streets / Utilities · The review ofthe hydrology report and drainage calc's is incomplete at this time. · All streets, storm sewer, signage and striping serving the Development shall be privately owned and maintained. · All utilities (water main, sanitary sewer and storm sewer), shall meet the City of Columbia Heights specifications for materials and installation. · Provide the City with locatable references for service lines, such as swing ties or GPS coordinates. · The final plans should provide detail and design information on the proposed method to remove coarse grained particles, such as a 'Stormceptor Chamber,' or other approved means, as required by the City's Stormwater Management Ordinance. · Connect the 8" water main (note 15 on sheet C5.3) to the existing main in 38th Avenue. · Please add additional 8" gate valves in-line for isolation. · At final plan submittal, provide plan/profile sheets for the utilities. · All sanitary service pipe shall be SDR 26 or Schedule 40 pipe. · The City has our specifications available electronically in Word fOffi1at. · All street signage shall meet MnMUTCD (latest version) requirements. For regulatory signage, the City requires VlP grade. Street name signs shall be a different color (for private streets), to be approved by Public Works. General · 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. · All sidewalks shall meet ADA requirements for pedestrian ramps and grade. If you have any questions or need further information, please contact me at (763) 706-3705. 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