HomeMy WebLinkAboutOctober 2, 2007
CITY OF COLUMBIA HEIGHTS
590 40th Avenue N.E., Columbia Heights, MN 55421 387H (763) 706-3600 TDD (763) 706-3692
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MEMBERS.
~vlarlainc Szurck, Chair
Donna Schmitt
Rob Fiorendino
Mike Peterson
David Thompson
PLANNING AND ZONING COMMISSION MEETING
7:00 PM TUESDAY, OCTOBER 2, 2007
CITY HALL COUNCIL CHAMBERS
590 40 Tll AVENUE NE
1, Roll Call
2. Minutes from the Planning and Zoning Commission Meeting of
September 5, 2007
3. Public Hearings:
Case #2007-0903 Zoning Amendment
to the Zoning Code as it relates to Nightclub Uses
City of Columbia Heights
(Continuation from last month)
Case #2007-1001 Site Plan Approval for Signage
4621 Central A venue NE
Signl11inds/Saigon Dclight
4. New Business
5, Other Business
6, Adjourn
The Responsibility of the Planning Commission is to:
. Faithfully serve the public interest.
. Reprcsent existing and future residents, and base our decisions and recommendations
on the Comprehensivc 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 COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES
EQUAL OPPORTUNITY EMPLOYER
PLANNING AND ZONING COMMISSION
MINUTES OF TilE REGULAR MEETING
SEPTEMBER 5, 2007
7:00 I'M
The meeting was called to order at 7:00 pm by Chair-Marlainc Szurek.
Commission Members present- Thompson, Fiorendino, Schmitt, Peterson, and Szurek.
Also present were Jeff Sargent (City Planner), Gary Peterson ( Council Liaison), and Shelley Hanson
(Secretary).
JvIotion by Fiorendino, seconded by Peterson, to approve the minutesji-om the meeting of August 8,
2007. All ayes. MOTION P ASSbj].
PUBLIC HEARINGS
CASE NUMBER:
API'LlCANT:
LOCATION:
REQUEST:
2007-0901
Mister Car Wash
4423 Central Avenue NE
Site Plan
INTRODUCTION
At this time, Robert l'landt is requesting a site plan approval for the remodeling of the existing car wash,
located at 4423 Central A venue. CWP, Inc, d/b/a IvEster Car Wash has recently purchased Don's Car
Wash ffild would like to revamp the building to be more consistent with the appearance of other Mister
Car Wash businesses that they control and operate. The car wash is also located in the Design
Guidelines Highway District.
COMPREHENSIVE PLAN
Discussion of regulations begins with identifying the community's goals for cconomic and commercial
vitality found in the Comprehensive Plan. The Comprehensive Plan identifies the goals; the purpose of
the zoning ordinance is to guide private activity toward the achievement of those goals.
The City's Comprehensive Plan indicates several goals for the economic and commercial vitality of the
city. Some of these goals inelude:
I. Strengthening the imagc of the community as a desirable place to live and work.
2. Encouraging thc continuation and enhancement of existing businesses within the
community.
3. Improving the image of commercial areas as friendly and safe environments for residents
and visitors.
The implementation of these goals centers on the City's ability to redevelop the commercial and retail
sectors and establish a friendly working and living environment for the residents of and visitors to
Columbia Heights.
The Comprehensive Plan designates this area for "COImnercial" uses, and car washes are permitted in
the district thc property is located in. The proposed site plan upgrades an older building, bringing the
required building materials indicated in the Dcsign Guideline District into compliance. The proposal is
consistent with the Comprchensive Plan because the use is proper for what the area is guided for, and
revitalizing the appearance ofthe building helps achieve the goals outlined in the Comprehensive Plan.
PLANNING & ZONING COMMISSION MINUTES
PAGE 3
SEPTEMBER 5, 2007
2. The site plan is consistent with the applicable provisions of the city's comprehensive plan.
The proposal is consistent with the Comprehensive Plan because the use is proper for what the
area is guidedfor, and revitalizing the appearance of the building helps achieve the goals
outlined in the Comprehensive Plan.
3. The site plan is consistent with any applicable area plan.
There is no applicable area plan for this area.
4. The site plan minimizes any adverse impacts on property in thc immediate vicinity and the
public right-of-way.
771e proposed building meets all the minimum setback requirements and all Design Guideline
requirements. For this reason, the property in the immediate vicinity should not be adversely
impacted.
Staff recommends approval of the site plan request.
Ouestions from members:
Mr. Handt was not present, but a representative and the Architect working with them was there to
answer any questions the commission had.
Fiorendino stated he thought the band of color on the photo looked like more than the 15% allowed
under the guidelines. He was told the photo submitted was to indicate the color scheme only, and that
the band will not exceed the 15% allowed.
Schmitt asked why the pylon sign wasn't being replaced. Sargent explained that since the business use
is remaining the same, they are not required to change out the existing signage. Schmitt also asked if the
access off the street in back was to remain open, and was told yes.
Peterson questioned the garage door openings in the drawings submitted. The architect passed out a
revised drawing that indicated the two existing doors in the front and the two sets of windows on the
side would remain. They had decided to keep the windows on the side instead of covering them up with
the exterior tinish.
There was some discussion regarding the signage that would be on the building. The original photo
depicted a seeond pylon sign at the corner of the building. The architect stated there would be signage
on the building itself using the logo depicted in the pictures, but that there would not be a second pylon
type sign.
Szurek asked if it would be the same type of car wash, where customers sit in their cars during the wash
process. The architect said that it would be similar, but they will be incorporating a more energy
efficient way to rinse the cars so that less water would be used. The water will come from above the
cars rather than the side as was done in the past, to create a waterfall affect.
PLANNING & ZONING COMMISSION MINUTES
PAGE 5
SEPTEMBER 5, 2007
ADDRESS: 4423 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for a new
building fayade.
WHEREAS, the Planning Commission has held a publie hearing as required by the eity Zoning Code
on September 5, 2007;
WHEREAS, the Planning and Zoning Commission has eonsidered the adviee and reeommendations of
the City staff regarding the effeet of the proposed site plan upon the health, safety, and welfare of the
community and its Comprehensive Plan, as well as any concerns related to compatibility of uses, traffic,
propeliy values, light, air, danger of fire, and risk to public safety in the surrounding areas; and
NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Commission of the City of
Columbia Heights after reviewing the proposal, that the Planning and Zoning Commission accepts and
adopts the following findings:
I. The site plan conforms to all applicable requirements of this article, except signage.
2. The site plan is consistent with the applicable provisions of the city's comprehensive 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.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become pmi of this permit and approval; and in granting this permit the city and the applicant agree that
this permit shall become null and void if the project has not been completed within one (1) calendar
vea,. after the approval date, subject to petition for renewal of the permit.
Passed this 5th day of September 2007,
Offered by: Fiorendino
Seconded by: Schmitt
Roll Call: All ayes
CHAIR Marlaine Szurek
Attest:
SECRETARY, Shelley Hanson
~---------- -------- --------------------------- ------- -------------
---------------- -------- -------- ------- ------- ------- --------
Approval is contingent upon execution and return of this document to the City Plmming Office.
I have read and agree to the conditions of this resolution as outlined above.
Bob Handt
Date
PLANNING & ZONING COMMISSION MINUTES
PAGE 7
SEPTEMBER 5, 2007
FINDINGS OF IiACT
The City Council shall make the following four tindings before granting approval of a request to amend
the City Code. These tindings are as follows:
a) The amendment is consistent with the comprehensive plan.
The proposed amendment would help ensure that the specific goals for economic
development as stated in the Comprehensive Plan are met, by regulating seasonal
commercial activity.
b) The amendment is in the public interest and is not solely for the benetit of a single property
owner.
The proposed amendment would establish standard,' for seasonal commercial activity
throughout the city that would help ensure the general health, salety and weljcll'e of the
public.
c) Where the amendment is to change thc zoning classitication of a particular property, the
existing use of the property and the zoning classification of property within the general area
of the property in question are compatible with the proposed zoning classitication.
The zoning classification of land will not change.
d) Where the amendment is to change the zoning classitication of a particular property, there
has been a change in the character or trend of development in the general area of the property
in question, which has taken place since such property was placed in its current zoning
classitication.
The zoning classification of land will not change.
Staff recommends that the Planning and Zoning Commission recommend approval of the proposed
zoning amendment as outlined in the attached draft ordinance. Sargcnt reviewed the changes made to
the Ordinance with the members.
Ouestions bv members:
Szurek questioned ifthe same process would still be used in processing these requests. Sargent
explained that it will no longer require a Conditional Use Permit, but would now be processed as an
Interim Use Permit. The Planning and Zoning Commission would review these requests, but they will
not go before the City Council. It was the desire of the City Council to handle these requests in this
manner.
Schmitt asked if there have been any problcms in the past with any of the uses that will now be
administered as an Interim Use. Sargent said there haven't been any problems thus far, but by creating
the Interim Use PelTI1it we will be able to control these tent sales operations better. We will be able to
ensure not too much parking is taken and that public safety is protected. The Fire Dept. will still be
involved and will review the plans for flammable materials, adequate access routes and that escape exits
are provided.
(b) Duties. The Zoning Administrator shall have the following responsibilities:
PLANNING & ZONING COMMISSION MINUTES
PAGE 9
SEPTEMBER 5, 2007
3. Receive, file and forward all applications for appeals, variances,
conditional use permits, interim use permits, zoning ordinance amendments, vacations, minor
subdivisions, preliminary plats, final plats or other matters to the appropriate decision-making body.
Chapter 9, Article 1, Section 9.104 (B)( 4) of the Columbia Heights City Code, is proposed to include the
following additions and deletions:
~ 9.104 ADMINISTRATION AND ENFORCEMENT.
(B) Authority and duties for administration.
(4) Planning Commission.
(b) Duties. The Plam1ing Commission shall have the following responsibilities:
I. Hear and make recommendations to the City Council regarding all
applications for a conditional use pel111it or an amendment to a conditional use permit.
2. Hear and make the final decisions on all applications for an interim
use as defined in this article.
;&,3. Hear and make recommendations to the City Council regarding all
applications for an amendment to this article, both text amendments and amendments to the district
boundaries on the official zoning map.
~4. Hear and make recommendations to the City Council regarding all
applications for minor subdivisions, preliminary plats and final plats.
+'5. Review, hold public hearings, and prepare recommendations on any
changes to the City's Comprehensive Plan.
~6. Review this article from time to time and make recommendations to the
City Council that changes be initiated.
€r. 7. Hear amI make recommendations on any other matter referred to it by the
City Council.
**NOTE** Existing ~ 9.104 (B)(4)(b)(2) and ~ 9.104 (B)(4)(b)(3-6) shall be renumbered
accordingly.
Chapter 9, Article 1, Section 9.104 of the Columbia Heights City Code, is proposed to include the
following additions and deletions:
PLANNING & ZONING COMMISSION MINUTES
PAGE II
SEPTEMBER 5, 2007
(7) Time duration. An interim use shall be granted for a maximum of ninety (90) days per
calcndar year, unless othenvise specified in this article.
(8) Discontinuance. An interim use shall be dcemed discontinued aftel' the specified time
dm'ation has elapsed. Upon discontinuance of an interim use, all subsequent interim uses shall
rcquiI'e an interim use permit.
**NOTE** Existing ~ 9.104 (I) and ~ 9.104 (J-O) shall be re-Iettered accordingly.
Chapter 9, Article I, Section 9.106 (G) of the Columbia Heights City Code, is proposed to include the
following additions and deletions:
~ 9.106 GENERAL DEVELOPMENT STANDARDS.
(G) Temporw)' uses and structures. The following temporary uses and structures shall be pennitted
in all zoning districts unless specified otherwise, provided such use or structure complies with the
regulations of the zoning district in which it is located and all other applicable provisions of this article:
E31 &atHmal ag;'icu!:ural sdes. The seasonnl-Butdoor sale of agricultural products, inelBffiflg
But not limited to produce, plants and Christmas trees, may be allowed as a conditional use (temporary
ffi-Bature) for a mm~imum of 90 days per calendar year, provicleEl-frHeh-Hse docs not utilizc p~lblic right
of way or public property for the sale or display of such items.
(61(5) Other temporal)' uses. In addition to the temporary uses and structures listed above, the
Zoning Adminish'ator may allow other temporary uses and structures for a maximum of 15 days per
calendar year, provided the said use or structure is substantially similar to the uses and structures listed
herein.
Chapter 9, Article I, Section 9.107 (C) of the Columbia Heights City Code, is proposed to include the
following additions and deletions:
~ 9.107 SPECIFIC DEVELOPMENT STANDARDS.
(C) Specific Development Standards. The following uses are subject to specitic development standards:
(20) Fireworks tents.
(a) The fircworks tent, display area, access aisles, and surrounding arca shall be
revicwed by the Commnnity Development Department and the Fire Dcpartment.
(b) Thc sale of fireworks shall meet all requircments of Chapter 24 of the Fire
Code and NFP A Chapter 1124.
(c) The fireworks tent shall be accessory to a commercial use.
PLANNING & ZONING COMMISSION MINUTES
PAGE I3
SEPTEMBER 5, 2007
(28) Outdoor agricultural/produce sales.
(a) The outdoor agricultural/produce salcs lot shall be accessory to a commercial
use.
(b) Outdoor agricultural/produce sales located within the public right-of-way
are prohibited.
(c) All goods shall be displayed in a designated area that is hard surfaced.
(d) All goods shall bc displaycd in an onlerly fashion, with access aislcs provided
as needcd.
(e) Music or amplificd sounds shall not be audible from adjacent residential
propertics.
(f) The outdoor agricnltural/produce sales lot shall not rcduce thc amount of
off-stI'eet parking provided onc-site below the Icvel reqnired for the principal use.
(g) An appropriate transition area between thc use and adjaccnt propcrty shall
be provided by landscaping, screening or other site improvcments consistent with
the character of the neighborhood.
(h) Signage shall be Iimitcd to (2) professionally made signs per structure, not
excecding thirty-two (32) square feet per sign.
(i) Outdoor agricultural/produce sales facilities may be allowed for a maximum
of ninety (90) days pcr calendar year.
(29) Outdoor Christmas tree sales.
(a) Outdoor Christmas tree sales lots shall be accessory to a commcrcial use.
(b) Outdoor Christmas tree sales located within the public right-of-way are
prohibited.
(c) All goods shall be displayed in a designated area that is hard surfaced.
(d) All goods shall be displayed in an orderly fashion, with access aisles providcd
as needed.
(e) Music 01' amplificd sounds shall not be audible from adjacent residential
propcrties.
(a-h) [SECTIONS TO REMAIN UNCHANGED
PLANNING & ZONING COMMISSION MINUTES
PAGE 15
SEPTEMBER 5, 2007
(G) R-3, Limited Multiple-Family Residential District.
(4) Interim Uses. Except as specifically limited herein, the following uses may be allowed in
the R-3, Limited Multiple-Family Residential District, subject to the regulations set forth for
interim uses in ~ 9.104, Administration and Enforcement, and the regulations for specific uses set
forth in ~ 9.107, Specific Development Standards:
(a) Greenhouse.
E4j(5) Permitted accessory uses. Except as specifically limited herein, the following accessory
uses shall be in the R-3, Limited Multiple-Family Residential District:
(a-h) [SECTIONS TO REMAIN UNCHANGED]
(H) R-4 Multiple-Family Residential District.
(4) Interim Uses. Except as specifically limited herein, the following uses may be allowed in
the R-4, Multiple-Family Residential District, subject to the regulations set forth for interim uses
in ~ 9.104, Administration and Enforcement, and the regnlations for specific uses set forth in ~
9.107, Specific Development Standards:
(a)
Greenhouse.
E4j(5) Permilled accessory uses. Except as specifically limited herein, the following accessory
uses shall be in the R-4, Multiple-Family Residential District:
(a-h) [SECTIONS TO REMAIN UNCHANGED]
Chapter 9, Article I, Section 9. 110 of the Columbia Heights City Code, is proposed to include the
following additions and deletions:
~ 9.110 COMMERCIAL DISTRICTS.
(E) GB, General Business District.
(4) Interim Uses. Except as specifically limited herein, the following uses may be
allowed in the GB, General Business District, snbjcct to the regulations set forth for interim uses
in ~ 9.104, Administration and Enforcement, and the regulations for specific uses set forth in ~
9.107, Specific Development Standards:
(a) Fireworks tents.
(b) Outdoor agricultnral/produce sales.
(c) Outdoor Christmas tree sales.
PLANNING & ZONING COMMISSION MINUTES
PAGE 17
SEPTEMBER 5,2007
CASE NUMBER:
APPLICANT:
REQUEST:
2007-0903
City of Columbia Heights
Zoning Amendment to the Zoning Code as it relates to Nightclub Uses
Planner Sargent explained that staff is still working on this and ask that it be tabled to the next meeting.
Motion by Fiorendino, seconded by Schmillto table Case 2007-903 to the next regular meeting. All
ayes. MOTION r ASSED.
CASE NUMBER:
APPLICANT:
LOCATION:
REQUEST:
2007-0904
Oertel Architects/ City of Columbia Heights
4950 Central Avenue
Zoning Amendment (Monument Signs), Site Plan App,'oval
INTRODUCTION
At this time, Oeltel Architects is requesting two approvals in conjunction with the construction of a new
municipal liquor store, located at 4950 Central Avenue. They are:
I. A text amendment to the zoning code at section 9.106 (P)(l2), to increase the height of
monument signs in the Design Overlay Highway District from 8 feet to 10 feet.
2. A site plan approval for signage for the new liquor store per Code Section 9.113 (D)(4)(d).
On May 1,2007, the applicant requested and received site plan approval for the new liquor store to be
constructed at 4950 Central Avenue. At that time, the applicant did not have a sign plm1 for the
building. A condition of approval was imposed, stating that the applicant would have to submit for site
plan approval for building's signage once the design was complete. At this time, the sign plan for the
building and propelty are completed and the applicant is requesting approval for them.
When designing the monument sign for the building, the applicant claimed that the current height
standards for monument signs were limiting in respect to traffic visibility. The applicant claimed that
vehicles traveling nOlthbound on Central Avenue are moving uphill and that the liquor store is on the
opposite side of the street, creating a limited view for passersby. The southbound traffic has a more
limited view, as the SuperAmerica, the bus stop and utility poles partially block the site from motorists.
Staff believes that there is merit to the claims of limited visibility. Staff conducted a site inspection and
took several pictures of a storage container that was placed in the same general location as the proposed
monument sign. The storage container in the attached pictures is 8'6" in height. From the southbound
traffic perspective, the storage container's visibility is slightly obscured by the SuperAmerica, bus stop
and utility poles.
Staff viewed the storage container location from multiple angles in both the northbound and southbound
traffic directions. After reviewing the pictures taken of the site, Staff believes that the visibility gained
the building will utilize approximately 50 square feet of signage for the two signs on the building.
PLANNING & ZONING COMMISSION MINUTES
PAGE 19
SEPTEMBER 5, 2007
FINDINGS OF FACT
Zoning Amendment
The City Council shall make the following four findings before granting approval of a request to amend
the City Code. These findings are as follows:
I. The amendment is consistent with the comprehensive plan.
One of the goals of the Comprehensive Plan is to strengthen the image of the community as a
desiraNe place to live and work. The applicantfeels that the increased height in the sign would
allow more a more aesthetically pleasing sign while promoting the safety of the public because it
would be easierfor motorists to see.
2. The amendment is in the public interest and is not solely for the benefit of a single property
owner.
Staff believes that an increased monument sign height would be safer for motorists, as it 'would
be easierfor the public to read when traveling along Central Avenue.
3. Where the amendment is to change the zoning classification of a particular property, the existing
use of the property and the zoning classification of propelty within the general area of the
property in question are compatible with the proposed zoning classification.
The proposed amendment does not change the zoning classification of a particular property.
4. Where the amendment is to change the zoning classification of a particnlar propelty, there has
been a change in the character or trend of development in the general area of the property in
question, which has taken place since such property was placed in its current zoning
classification.
The proposed amendment does not change the zoning classification of a particular property.
Site Plan Approval
Section 9.104 (M) requires that the Planning and Zoning Commission shall make each of the following
findings before approving a site plan:
1. The site plan conforms to all applicable requirements of this article
The proposed site plan meets all the requirements pertaining wall sign size, placement and
illumination. The proposed plan also meets all the Design Guidelines standards for monument
signs in relation to the color of the sign and the types of materials used to construct it. However,
the proposed text amendment would be required in order for the applicant to construct a
monument sign at 10 feet in height.
2. The site plan is consistent with the applicable provisions ofthe city's comprehensive plan.
The proposed project is consistent with the Comprehensive Plan, as it part of a redevelopment of
commercial entities into an economically viable and aesthetically pleasing project.
PLANNING & ZONING COMMISSION MINUTES
PAGE 21
SEPTEMBER 5, 2007
Sargcnt agreed that flashing and changing signs are not allowed. Statf will be looking into how other
cities regulate clectronic signs and how often mcssages are allowed to change. He has already polled
other cities to find out what their height restrictions are and he informed the members that the majority
of the cities have a 10 foot limit. Only St. Anthony has an 8 foot hcight restriction. He explained that
the text amendment, if approved, wonld allow other bnsinesses along Central from 42nd to 53rd to do the
same. The only monument sign that has been installcd to date since the Design Guidelines wcre
established has been Advanced Auto Parts. He explained that staff felt it was more acceptable to file
this request as a text amendment to make an even playing field for all the businesses, rather than to grant
a variance which sets precedcnce for all futurc requests and possibly subjects the city to scrutiny of its
actions.
Fiorendino didn't feel a larger size sign was any safer, nor would it be more aesthetically pleasing. Hc
felt Sarna's went through the right process and proved their hardship. He doesn't fcel it is necessary to
change the whole district, but he understands the political ramifications.
Thompson said he is not against a 10 foot high sign, but he thinks it looks bad for the city to gct an
exception to the rules. He felt the rules, as estahlished, should be respected.
Fehst stated the only reason they decided on the text amendment was so the city wouldn't be allowed an
exception. lIe thinks the height increase makes sense for the businesses along Central Ave. He
understands that not everything is looked at elosely when guidelines are first established and that some
things need to be tweaked. He does feel that 8 feet is too short due to visibility of the sitc and traffic
speeds at that intersection.
Szurek also was not against a 10 foot high sign and that it makes sense in this case, howevcr she was
concerned about how it looks to do the city a favor. She said the increased height wouldn't look out of
place because the building has a two story front. Howcver, she thought it would look out of place if a
one story building made the request.
Diane from Oertel Architects spoke to thc members regarding the design of the sign. She said
proportion should be considcred when considering this request. She stated the Design Guidelines
address the cosmetic look of signage and were established to guide the design, however there must be
some flexibility for what best fits the site.
Larry Scott, Liquor Store Manager said the sign was designed to hc demur and to blend well with the
building, and thirucs it is marc attractive than most.
Szurek had no problem with the design or actual size of the sign. The membcrs were marc concerned
with the perception of approving the request. There was more discussion about whether it would be
better to consider a variance or the text amendment.
Mayor Peterson stated he felt the sign fit the building. He suggested that maybe the height limit was too
stringent when the guidelines were passed in the first place. But to deny the request to prove a point
may not be the right thing to do either.
PLANN1NG & ZON1NG COMM1SSION MlNUTES
PAGE 23
SEPTEMBER 5, 2007
OTHER BUSINESS
Jeff passed out an informational flyer regarding the Comprehensive Plan Update Proeess. He noted the
dates ofupeoming meetings and reminded members that the Planning Commission is the authorized
body to make deeisions on the Comprehensive Plan. He stated that we will be working with
DSU/Bonestroo Consultants during this proeess. The Consultants are eurrently working on an
inventory of the housing stock and preparing an analysis of the history, demographics, and
transportation needs. They will present this information at the October 29th kick off meeting. The
second meeting scheduled for November 1st is a public meeting so that we can get input from throughout
the community on what vision they have for our city. The goal is to submit the plan by June 2008 so that
it can be reviewed before the deadline of December 2008.
Sargent also stated the intent is to simplify the contents of the Plan to list the goals and how to
implement them. It should be a tool that staff and the Commission can make decisions from.
The meeting was adjourned at 9: I () pm. All Ayes.
Respectfully submitted,
Shelley Hanson
Secretary
CITY OIF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER:
2007-1001
DATE:
October 2, 2007
TO:
Columbia Heights Planning Commission
APPLICANT:
Signmindsl Saigon Delight
LOCATION:
4621 Central Avenue
REQUEST:
Site Plan Approval for signage
PREPARED BY:
Jeff Sargent, City Planner
INTRODUCTION
At this time, Signminds is requesting a site plan approval for new signage at the Saigon
Delight Vietnamese Restaurant, located at 4621 Central Avenue. This restaurant was
previously operated as Cousin's Subs and was taken over by the Thanh Thanh
Vietnamese Restaurant when the Cousin's Subs went out of business.
Thanh Thanh Vietnamese Restaurant utilized temporary signage to identify the
business, as well as the freestanding pylon sign along Central Avenue. The pylon sign
became inoperable when a vehicle struck the pole and knocked the sign over. The
Planning Staff (Staff) has had several conversations with the business owner regarding
the use of temporary signage on the building, as well as the use of pylon signage in the
Design Overlay Highway District.
The business owner has decided to change the name of the restaurant and incorporate
a monument sign along Central Avenue.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for Commercial related activities. One of the
goals of the Comprehensive Plan is to provide opportunities and mechanisms for
successful redevelopment of targeted areas within the community, by enhancing the
image and viability of the Central Avenue corridor. One way to accomplish this goal is
for the businesses along Central Avenue to conform to the Design Guidelines for
commercial-related activity. By using a monument sign instead of the pylon sign,
Saigon Delight's signage plan would be consistent with the Design Guidelines and thus
consistent with the Comprehensive Plan.
City of Columbia Heights Planning Commission
Saigon Delight, 4621 Central Avenue
October 2, 2007
Case # 2007-1001
ZONING ORDINANCE
The property is located in the General Business District (GB), as are the properties to
the north and south. The properties to the east are zoned R-3, Multiple Family
Residential and the properties to the west are in the City of Hilltop. The subject parcel
is also located within the Design Overlay Highway District, and is subject the regulations
for such properties.
The City Code at Section 9.106 (P)(12) states that monument signs in the GB District
shall be limited to 40 square feet per side, eight feet in height, and shall be set back a
minimum of five feet from all property lines. The applicant's sign plan indicates that the
monument sign will be eight (8) feet in height and 36 square feet in area. The site plan
for the sign also indicates that the monument sign will be located five (5) feet from the
front property line.
Signage on the building is limited to two square feet of signage for each one foot of
building frontage along Central Avenue, and is capped at 200 square feet for the entire
building. The restaurant has 62 feet of frontage along Central Avenue, giving the
restaurant a maximum of 124 square feet of signage. The sign plan indicates that the
restaurant will utilize only one wall sign, measuring 32 square feet in area.
DESIGN GUIDELINES
SIGNAGE. The Design Guidelines prohibit the use of pylon signs and require that all
monument signs be constructed of materials compatible with those that are used on the
principal structure. The proposed plans indicate that the monument sign's base will be
constructed of brick to match the building.
The Design Guidelines also prohibit internally lit box signs. The proposed monument
sign incorporates backlit channel letters that would be consistent with the intent of the
Design Guidelines.
FINDINGS OF FACT
Site Plan Approval
Section 9.104 (M) requires that the Planning and Zoning Commission shall make each
of the following findings before approving a site plan:
1. The site plan conforms to all applicable requirements of this article
The proposed site plan meets all the Design Guidelines standards for monument
signs in relation to the color of the sign and the types of materials used to
construct it.
2. The site plan is consistent with the applicable provisions of the city's
Page 2
City of Columbia Heights Planning Commission
Saigon Delight, 4621 Central Avenue
October 2, 2007
Case # 2007-1001
comprehensive plan.
The proposed sign plan is consistent with the Comprehensive Plan, as it is
consistent with the Design Overlay Highway District.
3. The site plan is consistent with any applicable area plan.
There is no applicable area plan for this area.
4. The site plan minimizes any adverse impacts on property in the immediate
vicinity and the public right-of-way.
The proposed sign age meets all the mll1l111Um setback requirements and all
Design Guideline requirements. For this reason, the property in the immediate
vicinity should not be adversely impacted.
RECOMMENDATION
The signage plan conforms to all standards outlined in the Design Guidelines. Staff
recommends approval of the site plan for the Saigon Delight Vietnamese Restaurant,
located at 4621 Central Avenue.
Move to waive the reading of Resolution No. 2007-PZ06, there being ample copies
available to the public.
Move to adopt Resolution No. 2007-PZ06, being a resolution approving a site plan for
Saigon Delight Vietnamese Restaurant, located at 4621 Central Avenue.
ATTACHMENTS
. Draft Resolution
. Location Map
. Site Plan
. Monument Sign Elevations
. Building Signage
Page 3
RESOLUTION NO. 2007-PZ06
RESOLUTION OF THE PLANNING AND ZONING COMMISSION APPROVING A
SITE PLAN FOR SIGNAGE FOR SAIGON DELIGHT VIETNAMESE RESTAURANT
WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2007-1001) has been submitted by Signminds to the Planning and
Zoning Commission requesting a site plan approval fi'om the City of Columbia Heights at the
following site:
ADDRESS: 4621 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for signage
for Saigon Delight Vietnamese Restaurant.
WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning
Code on October 2, 2007;
WHEREAS, the Planning and Zoning Commission has considered the advice and recommendations
of the City staff regarding the effect ofthe proposed site plan upon the health, safety, and welfare of
the community and its Comprehensive Plan, as well as any concerns related to compatibility of uses,
traffic, property values, light, air, danger of fire, and risk to public safety in the surrounding areas;
and
NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Commission ofthe City of
Columbia Heights after reviewing the proposal, that the Planning and Zoning Commission accepts
and adopts the following findings:
I. The site plan conforms to all applicable requirements of this article, except signage.
2. The site plan is consistent with the applicable provisions of the city's comprehensive 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.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become part ofthis permit and approval; and in granting this pertnit the city and the applicant agree
that this permit shall become null and void if the project has not been completed within one (1)
calendar veal' after the approval date, subject to petition for renewal of the permit.
Resolution No. 2006-PZ06
Page 2
Passed this 2nd day of October 2007,
Offered by:
Seconded by:
Roll Call:
Ayes:
Nays:
CHAIR Marlaine Szurek
Attest:
SECRETARY, Shelley Hanson
--- ------- -------
--------.- ---------
Approval is contingent upon execution and return of this document to the City Planning Office.
I have read and agree to the conditions of this resolution as outlined above.
Bjorn Bowman
Date
4621 Central Avenue
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