HomeMy WebLinkAbout2010-03-02I T`~ F L I I T
590 40th Avenue N.E., Columbia Heights, MN 5542I-387$ (763) 706-360d TDD (~63} 706-3692
Visit Our Website at: www.ci.columbia-hei~hts.mn.us
M[?M13ERS:
Marlainc Szurek. Chair
I~onna Schmiet
Rob Piorendina
Mike Peterson
I~avid ~I'hompsrn~
PLANNING AND ZONING COIYIMISSION M~ETII`~G
7:00 PM TUESDAY, MARCH 2, 2010
CITY HALL COUNCIL CHAMBERS
590 - 40~~'~ AVENUE NE
1. Roll Call
1Vlinutes (Jai~~~ary 5, 2010 meeting)
(February 2, 2010 Meeting Ca~ncelled'}
2. Public Hearings:
Case #2010-0301 Interim Use Perrnit (Outdoor Seasonal Sales}
4300 Central Avenue
Linder's Greenl~ouses
Case #2010-0304 Site Plan Aj~pF-oval (New Siding}
4048 Central Avenue
Randy Yeary
Case #2010-0303 Min~r Subdivisic~n, Site Plan Approval
Northeast Corner 47`~' Avenue & Grand Avenue
Grand Central Apartmenis
David Kloeber
Case #2010-0302 7c~ning Alnendl~neiit (R-3 District}
City Wide
City of Coiumbia F~~eights
i'ase ~2G i i~-u~u5 ~.oning Arnendmeni ~riarir7ir~g re~s j
City Wide
City of Columbia Heights
3. New Business
4. Other Business
5. Adjourn
The Res~onsibility of the Planning Commission is to:
• Faithfi-lly serve the publie interest.
• Represent existing and futlire reside~its, and base our decisions and recommendations
on the Comprehensive Plan and 2,onin~ Ordi~~ance.
• Recognize the rights of citizens to participate in planr~in~ decisions.
• Protect ihe natl~~ral envirc~nme~~t ancl the heritage of the built enviromr~ent.
• Exercise fair, honest, a~1d independent judgment.
• Al~stain fronl particip~tion when they may directly or indirectly be~~efit from a planning
decision.
THE QTY OF COLUMBIA HEIGHTS DOES NOT DISCRlMINATE ON THE BASIS OF DISABILITY W F_MPLOYMENT OR THE PROVISION OF SERVICES
EQUA~ OPPORTUNITY EMPLOYER
PLANNING AND ZONING COMMISSION
MINUTES OF THE REGULAR MEETING
JANUARY 5, 2010
7:00 PM
The meeting was called to arder at '7:00 pin by Chair-Marlaine Szurek.
Commission Members present- Thompson, Schmitt, Peterson, and Szurek
Members Absent: Fiorendino
Also present were Gary Peterson (Council Liaison), Jeff Sargent (City Planner}, and Shelley Hanson
(Secretary}.
Motion by Thompson, seconded byPeterson, to approve the m~inutes from the meetings af No~~emhe~ 3,
2009. All ayes. MOTION PASSED.
PUBLIC HEARINGS
CASE NUMBER: 2010-0101
APPLICANT: City of Calumbia l~eights
LOC'ATION: Caty Wide
REQUEST: Zoning Amendment for LED Signs
~At~K~i~(~iI1T~1i~
On July 13, 2009, the Ciry Council issued a six-inonth emergency inoratorium on the issuance of LED sign
permits throughout the city. The ratianale behind the moratorium was to study whether newiy adopted
language pertaining ta LED signs was consistent with the intent of the ardinance that the City Cauncil
passed. The intent of the LED sign ardinance was to permit dynamic LED signs anly as an integral part of a
monument sign, with the exce~tion of inotor fuel stations, which may utilize such signage on existing pylon
signs in order to display fuel prices or~ly. It was discovered that the language speeifying that motar fuel
s~ation5 ~nay onl~ utilize dynamic LED signs as a part ~f existi~ig ~yloi~ ~ig71s to dis~la~ only fuel prices
was inadvertently omitted from the ardinance.
At this time, St~ff recommends amending the City Cade as it pertains to LED signs to a11ow for motor fuel
stations to only be allowed to utilize LED siQna~e on an existing p~lon sign if the messa~e of the displa~s
motor fuel prices anly.
COMPI2EHENSIVE PLAN
One of the goals of the Coizlprehensive Plan is to preseive and ei~liance the existing viable commercial
areas within the coinmunity, and to promote reinvestinent in properties by the cominercial and indus~rial
sectars. Allowing dynamic si~,mage is a way fo enhance economic vitality by ~iving the commercial
awners a mechanism t~ advertise their bnsaness in an efficient and aesthetic manner. Limiting the use of
the LED signag~e to irtonum~ent siglls only will l~elp keep will co~~tribute ta the aesthetic appeal of the
cominercial sectars.
ZONING ORDINANCE
Sectioll 9.106 (P)(8)1 currently states that "Dyna~nic LED signs are allowed only on monument signs for
coi~ditionally permitted used in all zoning districts, with the exception of motor fuel stations, whieh may
display LED sigi~s as a part of the pyIon sign. Dynamic LED signs may occupy no more tllan fifty percent
(50%) of the aetual copy and graphic area. Tl~e remainder af the sign must not have the capability ta have
dynamic LED signs, even if l~ot used. Only one, contiguous dynamic display area is allowed on a sign
face".
Planning & Loning Cominissian Minutes
Page 2
January 5, 2010
The praposed language would limit motor fuel stations to display only fuel prices as LED signs on existing
pylon signs.
FINDINGS OF FACT
Section 9.104 (F) of the Columbia Heights zoning code requires that the City Council make each of the
fol~owing four findings before approving a zoning amendment:
The amendinent is cansistent with the Camprehensi~~e Plan.
One of the goals of the Comprehen~sive PZan is to p~°eserve c~nd enhance the existing viable
commercial aNeas within the con~n~unzty, and to pNOrrtote ~einvestment in p~~opertie.s by the
comrnercial and in~dustr•ial sectors. Allotiving dynamic signage is a way to enhc~n~ee econo~nic
vztality by giving the comynercial owners a meehanism to ad~~e~t~ise their business in an effzcient and
aesthetic manner~. Limiting the use of the LED signage to monurr~ent szgns only ivill help keep will
cont~ribute to the aesthetic a~peaZ of the ca~nm~r~eial sectors.
2. The amendment is in the public interest and is not salely for the I~enefit of a sil~gle property
owner.
The p~^oposed arr~endrYrent would affect all commercially zoned prope~^ties throughout the city and is
yiot solely fo~ the benefit of a single propeNty owner.
3. Where the amendment is to change the zoning ciassification of a particular property, the existing
use af the property and the zanin~ classification of praperty within the gen~ral area of the
property in question are colnpatible with the propased zoning classification.
Tlze amendment would nat change the z~ning elassificatior~~ of a~articular pr~o~ef-ty.
4. Where the amendment is to change the zolling classification of a particular praperty, there has
been a change ii~ the eharacter ar trend of development in tlle general area of the property in
question, which has taken place since such property was placed in the current zaning
classificatioiz.
The amend»~ent wo~rld yaot ehange the zoning clnssi~ecztion of a pa~^tieulczr pr~ope~~ty.
Staff rec~mr~sel~ds app~°oval of the proposed ~~nirig Ainei~dinent.
Questions from members:
Szurek asked if the language on page 2 of the staff report is how the current Ordinance reads. Sargent
stated it was. He then went on to explaiil how the language revision would affect what type of advertising
messages businesses could display.
Schrriitt asked if pylan signs were sti11 allawed along University Avenue, and if so, wauld this prevent
those businesses from having LED displays as part of their signs. Sargent stated they could have a LED
display of the dollar ainount only. He went oi1 to say if this proves to be a problem, the Coinlnission could
re-address this at a later time.
Planning & Zoning Commission Minutes
Page 3
January 5, 2010
She then asked if Jeff, Bobby & Steve's is still planning on cllanging their sign. Sargent stated they haven't
obtained their permit to do sa yet. He said the CUP for a fu11 dynamic display was approved by the City
Council prior to the moratorium being put in place, and prior to this change in language to the Ordinance.
Scl~nitt asked if he hasn't obtained the permit by the time the Ordinance becomes effective, would they
stili be able to get one. Sargent said he has to check with the City Attorney for the answer to that question.
Public Hearing Opened.
No one ~~as present to speak on this matter.
Public Hearin~ Closed.
Motion dy Schrnitt; seconded byPeterson, that the P'lannzng Com~~~ission recorrirnehcls the C'ity Council
ap~rave the ~NOposed zoning amendment. All ayes. MOTION PASSEI~.
The flowing draft Ordinance will go to the City Council at the January 1 ltj' meeting far the first reading.
~~F~' ~~~FAIV~E 1~0. ~~
BEING AN ORBINANCE AMENDING ORBIN~NCE NO. 1440, CITY CQBE OF 2005 RELATING TO LED,
DYNAMIC, AND (7TNFR SiGNACiF, WITNIN THE CITY OF COLUMBIA HEIGHTS
The City of Columbia Heights does ordain:
Chapter 9, A~°ticle I, Secti~n 9.106 (P) of th~e Colun~~bia Heights City Code, is proposed to include the following
additions ~nc~ c~eletiofzs:
~ 9,1(1~ rP~TTRAT, I~F,VF.T,(l~1ViF.NT CTAIV~AR~l~:
(P) Sigr~ regulations.
(8) Dyllamic LEI7 signage.
(a) Regulations. Dy~aa~nic LED si~ zage is allowed as a conditioy2al use i~z those zonir~g distr°icts
specified in t1~is code. ~ll dyrzai~~ic LED signage is sicbject to the following co~~ditions:
1. Dynanaic LED signs are allowed only on nzos~un~ent signs for conditior2ally pe~naitted uses
in a~l zoning distriets, with tl~e exce~tion of moto~° fuel statzons, which mcry display dy~~arnic LED sig~zs as a part of
the ~ylon sib ~ to prnmote rriotar, f'uel prices arrly. ,Sue~i rraatar, fuet p~ice sib ns clo ~taY require c~ Cortctztiant~l Flse
Perirtit. All Dyyzarrzic LED signs inay occ~r~y no rrzore than f fty pe~~ce»t (50%) of the actual copy and graphic a~°ea.
The Nernai~~der of the sign nazrst r2ot have the capability to have dy»an~ic LED sig~~s, even if not used. Only one,
contiguous c~ynarnic dis~Zay area is allowed on~ a sigi~ face.
Sectia~l2:
This ordirzar2ce slaall be in full fo~°ce ai~~d effectfirona and a,f'ter 30 c~ays after its passage.
PLANNING & ZONING COMMISSION MINUTES
PAGE 4
JANUARY 5, 2010
NEW BUSINESS- None
OTHER BUSINESS
Parkin~ Stai1 Len~th Discussion-
Commission member Thompsan had a concern that an 18 ft length for parking stalis may nat be adequate
especially when there is an adjacent sidewalk between the parking space and the building. He wanted the
Plarnler to bring back same information so tl~e Commission could re-address this situation.
Sargent reminded members that an Ordinance was passed in April 2007 that changed the minimum length
for a parking stall from 20 ft to 1& ft. He attached notes from the meeting wheee this was discussed and
decided. The decision was based on the fact that we are a built out cammunity and we have some very
sr~1a1~ l~ts, especially along ~entral Avenue. Therefore, some businesses need setback variances to meet
the requirement of the 18 ft length of parking stalls. If we increase the length, it may prohibit business
developmeizt due to the size of the Iots. He also reviewed the memo enclosed in the packets showing that
most of tl~e surrounding communities have the same 18 ft requirement.
Szurek said the City Council had no problem with the 18 ft lengtll and she sees no real problem leaving it at
that. It eliminates the need for excessive variances.
Thoinpson said he is not opposed to the present length requirement, but is concerned that if cars and tn.icks
~rP ~aeke~ ~n±c s~acPs, t~e~ Qv~rran~ ±h~ s~~e~xl~lk a~r~~ ai~~? there~;~ er~ate tuc ra~rcr.~ ~f ar~ a~cess. T~~
issUe is the widtil af the sidewalks more than the length of the stalls. He said that maybe by loaking more
closelv at future site t~lans for sidewalk width wauld be the best t~lace to focus on this issue. Sarae~lt a~reed
that each case sl~ould be looked at to ensure they meet a11 the minimum requirements. v V
Schinitt suggested Iooking at the handicapped spats a11d sidewalks adjacent ta these spots more closely in
the future. She also thought angled parking would eliininafe the ovei-hang issue.
Gaiy Peterson thought the Coinmission should look at ane case at a tiine. If the site is pressed for space in
the first place, ta extend the length of parkii~g s~a11s would make th~ sidewalk areas narrower. Therefore,
this does not l~e1p make the sidewalk access sTtuation ar~y better.
Thompson agreed. He just wanted to make the members aware that they should be taking a closer loak at
this in the future.
The meeting was adjourned at 7:27 pm.
Respectfully submitted,
Shelley Hanson
Secretary
CITY OF COLUMBIA HEIGHTS PLANNING REPORT
CASE NUMBER: 2010-0301
DATE: March 2, 2010
TO: Columbia Heights Planning Commission
APPLICANT: Linder's Greenhouses, Inc.
LOCATION: 4300 Central Avenue, Rainbow Parking Lot
REQUEST: Interim Use Permit for Seasonal Sales
PREPARED BY: Jeff Sargent, City Planner
INT~ODUCTION
Linder's Greenhauses has applied for an Interim Use Permit to aliow the operation of a
seasonal mini-garden center for flowering plans and retail sales. The City of Columbia
Heights has recently amended the ordinance regarding outdoor seasonal sales in all
zoning districts, and now requires an Interim Use Permit rather than a Conditional Use
Permit. The specific development standards for an outdoor sales/display establishment
are found at Section 9.107 (C)(28), and vvill be added as conditions of approval far this
permit. The will be the Linder's 21St year operating a temporary greenhouse at this
location in Columbia Heights.
The attached site plan illustrates the configuration of two structures plus a patio area in
front. This site plan and configuration remains unchanged from previous years. A
fence will enclose the patio and connect to each structure. The greenhause structures
wili be the same as previous years with four, six-foot doors remaining open at all times
during business hours. There will be at least four fire extinguishers in the Flower Mart
and all smoking will be prohibited. The principal uses of the subject parcel are
preexisting and comply with zoning regulations. The two structures and patio will
displace approximately 30 parking spaces and a drive aisle.
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.
City of Columbia Heights Planning Commission March Z, 2010
Linder's Greenhouse - Interim Use Permit Case # 2010-0301
ZONING ORDINANCE
The zoning classification for this property located at 4300 Central Avenue is GB,
General Business District. Retail uses are allowed in this zoning district.
Existing parking exceeds zoning requirements. Section 9.106 (L)(10) 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 foat commercial building is required
to have 483 parking spaces. After using the 30 parking spaces for the greenhouses, the
site still has 598 parking spaces. Furthermare, 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.
PPease note that the Fire Department has reviewed the proposal and has no concerns
regarding it.
FINDINGS OF FACT
S~ction 9.104 (H) af the Z~ning Qrdinance outlines seven findings af fact that must be
met in order for the City to grant an interim use permit. They are as follows:
1. The use is one of the interim uses listed for the zoning district in which the property
is located, or is a substantially similar use, as determined by the Zoning
Administrator.
Outdoor sales/display estab(rshments are an lnterim Use in the GB, Gerteral
Business District, and are considered retail sales, which are permitted.
2. The use is in harmony with the general purpose and intent of the Comprehensive
Plan.
The Comprehensive Plan gurdes the subject property for commercial use. Outdoar
sales/display uses are allowed as conditional uses in all residential districts.
3. 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. Ir~ ac{dition, the ame~unt af space dedicated far the greenhouse sa/es
is relatively small at approximately 1, 000 square feet. Therefore, the proposed
temporary use should not have any detrimental impact on neighboring properties.
4. The use will not substantially diminish the use of property in the immediate vicinity.
The garden center as proposed will have no impact on the use of adjacent
properties.
Page 2
City of Columbia Heights Planning Commission March 2, 2010
~inder's Greenhouse - Interim Use Permit Case # 2010-0301
5. 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.
Linder's has been in operation for 20 years at this location, with the City
experiencing no complaints. The proposed garden center should not negatively
impact the existing character of the vicinity.
6. Adequate measures have been ar will be taken ta minimize traffic congestion on the
public streets and to provide for appropriate on-site circulation of traffic.
The traffic generated by the garden center will not significantly increase the tratfic on
the public streets, and the site is large enough to handle additional interior traffic.
7. The use will not cause a negative cumulative effect an other uses in the immediate
vicinity.
As indicated by pri~r~ descriptions, the garden cer~ter should not have a rtegative
impact on other uses in the immediate vicinity, which are zoned for residential and
cammercial uses.
RECOMMENDATION
Staff recommends that the Planning Commission approve the Interim Use Permit for
seasonal agricultural sales subject to conditions of approval outlined below.
Motion: The Planning~ Commission ~~c~rav~~ thP Interim ~1sP Permit f~r S~~Spnal
agricultural safes at 4300 Central Avenue NE from April 15 thraugh July 15, 2010,
subject to certain conditions af approval that have been found to be r~ecessary to
protect the public interest and ensure campliance with the provisians of the Zoning and
Development 4rdinance, including:
1. Outdoor agricultural/produce sales located within the public right-of-way are
prohibited.
2. All goods shall be displayed in an orderly fashion, with access aisles provided
as needed.
3. Music or amplified sounds shall not be audible from adjacent residential
properties.
4. Signage shall be limited to (2) professionally made signs per structure, not
exceeding thirty-two (32) square feet per sign.
Page 3
City of Columbia Heights Planning Commission March 2, 2010
Linder's Greenhouse - Interim Use Permit Case # 2010-0301
5. The outdoor storage shall be located as indicated on the site plan.
6. A$500 deposit shall be submitted to the Community Development
Department prior to installation of the structures on the site. The deposit shall
be refunded after the Conditional Use Permit expires and the site has been
cleaned up.
7. The praposed fence must be 20 feet from the retaining wall for safety
vehicular access.
ATTACHMENTS
^ Location Map
^ Draft Resolution
^ ~etter from ~inder's
^ Srte Plan
^ Elevations
Page 4
RESOLUTION NO. 2010-PZO1
RESOLUTION OF THE PLANNING AND ZONING COMMISSION APPROVING AN
INTERIM USE PERMIT FOR LINDER'S GREENHOUSES, INC WITHIN THE CITY
OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2010-0301) has been submitted by Linder's Greenhouses to the
Planning and Zoning Commission requesting ~n Interim Use Permit approval from the City of
Columbia Heights at the following site:
ADDRESS: 4300 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS TI-IE FOLLOWINU PERMIT: Interim Use Permit for outdoor
seasonal sales from April 15, 2010 to July 15, 2010.
WHEREAS, the P1amling Commission has held a public heariilg as required by the city Zoning
Code on March 2, 2010;
WHEREAS, the Plamling and Zoning Commission has considered the advice and recommendations
of the City staff regardin~ the effect c~f the proposed site plan upon the health, safety, and welfare of
the cominunity and its C'omprehensive Plan, as well as any concerns related to compatibility of uses,
traffic, property values, light, air, danger of f re, and risk to public safety in the surrounding ai-eas;
and
Na-~'6', ~'~~~~~'t~~dE, S~ IT RE~~LVED by the Planning and Zoning Commission ofthe City of
Columbia Heights after reviewin~ the proposal, that the Planning and Zoning Comi7lission accepts
and a~iopts the ioilowing tindings:
t TL_ ____ ' r,~ • . . ,. . ,. . .
~. ~ ~~e; u~~ ~s one or tne znterzm uses iisted tor the zonin~ district in which the property is
located, or is a stiibstantially similar use, as deteriniiled by the Z~ning Administrator.
2. The use is in harmony with the general purpose and intent of the Comprehensive P1an.
3. The use will not impose hazards or disturbing influences on neighboring properties.
4. The use will not st~bsta~~tially diminish the use of properiy in the imm~diate vicinity.
5. 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.
6. Adequate measiires have been or will be taken to minimize traffic congestion on the
pubic street~s and to provide for appropriate on-site eirculation of traffic.
Resolution No. 2010-PZO1
Pa~e 2
7. T'he use will i~ot cause a negative cumulative effect, when considered in conjunction with
the cumulative effect c~f other uses in the immediate vicinity.
FURTHER, BE IT RESOLVED, that the attached collditions, maps, and otller infc~rmation shall
become part of this permit and approval; and in granting this perrnit the city and the applicant agree
that this permit shall become null and void if the project has nc~t been completed within one 1
calendar, ear after the approval date, subject to petition for renewal of the permit.
CONDITIONS ATTACHED:
1. Oiitdoor a~ricultural/produce sales located within the public right-of-way are prohibited.
2. All g~~ods sha11 be displayed in an orderiy fashion, with access aisles provided as needed,
3. Music or amplified sounds shall not be audible from adjacent residential properties.
4. Signage shall be limited to (2) professionally made signs per structure, not exceedin~
thirty-two (32) square feet per sign.
The outdoor stc~ra~e shall be Ioca#ed as indicated on the site p1an.
5. A n~~v de~c~sii shali be silbmitied to the Community L~eve'lopment I}epartment prior to
installation of the structures ~n the site. The deposit shall be reh,inded after the Interim
~..~T.~,P ~vii~iiti, t°..n~~i.i~~ uitu. i.i1~ JiIC 11QJ tl~Gll 1.:2GQ.1'tCU U,~.7.
The proposed fence must be 20 feet fr~m the retaining w~ll fa~~ safety vehicular access.
Passed this 2"`~ day of March 2010,
Oi~rered by:
Seconded by:
Roll Call:
Ayes:
Nays:
CI-IAIR Marlaine Szurek
Resolution Na. 2010-P701
Attest:
SECRETARY, Shelley Hanson
P
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.
Ciao Cella Date
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GREEfVHO[J~ES, C~ARDE~I CEf~TER & FLt~tn(ER t~AFi°f~
Mr. Jeff Sargent January 22, 2010
City of Columbia Heights
590 40th Ave NE.
Columbia ~Ieights, MN 554~ 1-2800
Dear Mr. Sargent,
Attached to this letter is my application for the 2010 Linder's Flower Mart at the Central Value
Mall at 44th and Central. The season for 2010 is planned to be from April 15 thru July 15. We plan
to start the set-up about the end of March, as we always done. The season corresponds to a11 the
other seasons whick we have been at this location. We az-e eager to return for our twenty-~rst
successful year in Columbia Heights.
We have developed a very loyal customer base in Columbia Heights who looks forward to our
returning year after year. They aiways want the consistent quality that we provide as well as our
excellent customer service. Linder's eansiders Columbia Heights to be one of our best Flower Mart
locations.
We will be locating in the same location as we have for these past years.
1. There is no parking adjacent to the Flower Mart. We do not allow smaking and place many
signs ta that effec~. Smoking is harmful ta the plants.
2. There are four 6 foat doors which remain opcn at all timcs durin~ business hours.
3. There will be at least twa fire extingLiishers in the Flower Mart
4. The flammability information on the poly is in the enclosed material.
If you have any questions about this application please ca11 me. I will address any issues promptly.
We feel we are an asset to this community and want to grow here to meet our customers needs.
Please let me know when this item will be on the agenda f~r considerati~n. I laak f~rward to a
successful spring season iri 2010 in ~olumbia Heights.
Any questions or concerns please call me at 612-685-7993.
Sincerely,
,.~- ~ `~~°-`-~
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~ a O Cella
Division Manager - Flower Marts
~~~ ~~ ~~~ ~~ ~~~ ~~ ~~~
CITY OF COLUMBIA HEIGHTS PLANNING REPORT
CASE NUMBER: 2010-0304
DATE: March 2, 2010
TO: Columbia Heights Planning Commission
APP~ICANT: Randy Yeary
LOCATION: 4048 Central Avenue
REQUEST: Site Plan Approval for Siding
PREPARED BY: Jeff Sargent, City Planner
INTRODUCTION
At this time, Randy Yeary is requesting a site plan approval for new siding on the
building he owns at 4048 Central Avenue. Mr. Yeary purchased the property with the
intent on making major improvements in order to have apartment tenants move inta the
upstairs. The proposed new siding for the building requires a site plan approval
because the property is located within the Design Overlay Downtown District.
COMPREHENSIVE PLAN
T~S ~~!?l~?rg~?gnc~ya Pl~n ~i il~SS t~?IS ~t'P~ ~~!" r~!?1!?~!@!'~ial r~l~tPCi ~r~lv~tl~~. n~~ ~f th~
goals of the Comprehensive P6an is to provide opportunities and mechanisms for
successful redevelapment af tarqeted areas within the cammunity, by enhancing the
image and viability af the Centra! Avenue corridor. One way to accomplish this goal is
for the businesses along Central Avenue to canfarm tc~ the Design Guidelines for
comrnercial-related activity. The proposed site pfan meets the intent of the
Comprehensive Plan.
ZONING ORDINANCE
The property is located in th~ CBD, Ce~tral Business ~istrict, as are the properties to
the north, south and east. The properties to the west are zoned R-3, Multiple Family
Residential. The subject parcel is also located within the Design Overlay Downtown
District, and is subject the regulations for such properties.
DESIGN GUIDELINES
BUILDING MATERIALS. The Design Guidelines specify the types of building materials
City of Columbia Heights Planning Commission March 2, 2010
4048 Central Avenue, Randy Yeary Case # 2010-0304
required for all buildings along Central Avenue. A list of accepted primary materials
includes: brick, natural stone, stucco and precast concrete units and concrete block,
provided that surFaces are molded, serrated or treated with a textured material in order
to give the wall surface a three-dimensianal character. A list of prohibited materials
include: unadorned plain or painted concrete block, tilt-up concrete panels, pre-
fabricated steel or sheet metal panels, aluminum, vinyl, fiberglass, asphalt or fiberboard
(masonite) siding.
Originally, the applicant proposed to install vinyl siding on the top half of the entire
building, as he was unaware that the City had Design Guidelines gaverning the type of
building materials that he may use. Once informed of the Design Guidelines, the
applicant agreed to place a combination of stone and stucco on the front of the building,
but contended that he would not be able to afford to cover the entire building with such
materials. The applicant had a specific budget for upgrading the building prior to buying
it, and discavered many more carrections that the building needed after purchasing it,
which depleted his budget.
Mr. Yeary's proposal is to ~over the entire front of the building with a combination of
stor~e and stucco, and wrap those materials around the corr~er~ for 5 feet or s~. Frc~rn
there, he would side the remainder of the building with a heavy gauge (0.046") thick
vinyl siding, using Earth-tone colors.
In this case, staff feels that the deviation from the Design Guidelines can be justified.
This is an existing, old building in dire need of repair and upkeep. The north side of this
building is located approximately 4 feet from the neighboring structure, and passersby
would have difficulty seeing any type of siding on that wal(. The south side of this
building is visible from Central Avenue, but not entirefy. The west side (back) of the
I~~~I~~n~ ~~~ts rPsic~enti~l zQninc~ ~nc~ r~~~d~ntial uses to the west across the allev.
Being that vinyl siding is typical in a residential context, stafF feels that the building
wauld fit into the surrounding area.
FINDINGS ~F FACT
Site Plan Approval
Section 9.104 (M) requires that the Planning and Zoning Commission shall make each
of the fallowing findings before approving a site plan:
~. The site plan conforrr~s ta all applicabl~ requirement~ of thi5 article
The proposed site plan meets all the Design Guidelines standards for building
materials, but the applicant is requesting a deviation from the guidelines for a
portion of the building.
2. The site plan is consistent with the applicable pravisians af the city's
comprehensive plan.
Page 2
City of Columbia Heights Planning Commission March 2, 2010
4048 Centra) Avenue, Randy Yeary Case # 2010-0304
The proposed site plan is consistent with the Comprehensive Plan in that the
proposal will upgrade an existing commercial business and will enhance the
image and viability of the Central Avenue corridor.
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 site plan will upgrade the image of the surrounding area
tremendously. The proposed deviation from the Design Guidelines wiif also fit
into the character af the surrounding properties as it incarporates design
elements commonly seen in residential districts.
RECOMNIEND~TI~fV
Staff recommends approval of the proposed site plan with the proposed deviations from
the Design Guidelines, as it is consistent with the Comprehensive Plan and will severely
upgrade the appearance of the building, enhancing the image of the Central Avenue
corridor.
Move to waive the reading of Resolution No. 2010-PZ02, there being ample capies
~~~ilabl~ t~ th~ ~ublic.
Move to adopt Resolutian No. 2010-PZ02, being a resalution appraving a site plan for
new siding for the building located at 4048 Central Avenue.
ATTACHMENTS
^ Draft Resolution
• Locatior~ !Vlap
^ Applicant narrative
Page 3
RESOLUTION NO. 2010-PZOZ
RESOLtiTION OF THE PLANNING AND ZONING COMMISSION APPROVING A
SITE PLAN FOR NEW SIDING FOR TH~ COMMERCIAL BUILDING LOCATED AT
4048 CENTRAL AVENUE WITHIN THE CITY OF COLUMBIA HEIGHTS,
MINNESOTA
WHEREAS, a prop~sal (Case #2010-0304) has been submitted by Randy Yeary, to the Planning
and 7oning Commission requesting a site plan approval from the City of Columbia Heights at the
following site:
ADDRESS: 4048 Celltral Avenue
LECiAL DESCRIPTION: On file at City Hall.
Z'HE APPLICANT SEEKS THE FOLLO~UING PERMIT: Site P1_an approval for new siding
for t11e commercial building located at 4048 Centrat Avenue.
VVHEREAS, the Planning Commission has held a public hearing as required by the city Zonin~
Cade on March 2, 2010;
WHEREAS, ~he Planning and Zoning Commission has considered the advice and recommendations
of the City staff regarding the effect of the proposed si~e plan upon the health, safety, and welfare of
the community and its Comprehensive Plan, as well as any concerns related to compatibility of LiseS,
traffic, property values, Iight, air, danger of fire, and risk to public safety in the surrounding areas;
and.
NOW, THEREFORE, SE IT RESOLVED by the Planning and Loning Commissiotl of the City of
Columbia Heights after reviewing the proposal, that the Planning and Zoning Commission accepts
and adopts the following findings:
1. The site plan conforms to all applicable rec~uirements 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 minirnizes any adverse impacts oi~ property in the immediate vici~uty and the
public right-of-way.
FURTHER, BE IT RESOLVED, tliat the attached conditions, maps, aizd other information shall
become part of this permit and approval; and in granting this permit the city and the applicant agree
that this permit sha11 become null and void if the project has not been completed within one 1
calenda~~ vear after the approval date, subject to petition for renewal of the perniit.
Resolution No. 2010-PZ03
Passed this 2"d day of 1Vlarch, 20l 0,
Offered by:
Seconded by:
Roll Call:
Ayes:
Nays:
Attest:
SECR~;TAhY, Shelley Hans~n
CF~AIR Marlaine Szurek
Approval is contingent upon execution and retu~rn of this docuinent to the City Planning Office.
I ha~ve read and agree to the conditions of tlzis resoliitic~n as outlined above.
2
Randy Yeary Date
4048 Central Avenue
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February l, 2010
Froin: Randy Yeary, Owner
United Properties of Anlerica, Inc.
4048 Central Ave NE
Columbia Heights, 1VIN 55421
Re: Site Plan Approval
Dear Planning Commission,
I purchased 40A8 Central Ave in January 2009. The exteric~r of the building consisted of
stucco that was in very poor c~ndition; cracked, heaving, ana falling off in several areas.
It posed a hazard to any pedestrian in close proximity to the building.
In August of 2009 t~~ie stuceo was completely removed, My proposed plan for replacing
the exteric~r of this property coiisists of the followin~:
Fror~r.t (east): The front of the building would consist of a stone and stucco inix or
possibly even all sto~le. The selected stone is Bc~ulder Creek Stone, color is Grancl
Canyon which is a light Gray. Each wind~~v would be trilnnlecl out witli Smart Trim
which is a wood product. By trimnling out the windows with Smart Trim it would give
the frc~nt of t~~e builcling a very c(ean, prof~essioi~~al loc~k.
Si~le (south): As you'11 notice froln the included photos, the south wall of the building
has a small 3-4 ft. alley-way that butts up against tl~e wall of the nei~hboring pool hall.
1VIy proposal for this side is to use Timber Grest Premium Vinyl Siding (.046 thickriess),
Dutch lap irs Cot~alf ~lu~. It is of coa~rse a~i~aintena~~ce fr~~e siding and althougli it's a
very ilice product it would have very limited visibil~ity based on the lc~catioi~ of the
~~>tall~tic~~7.
~~1_)!~Q ~d1fT}^tltl; A~;tit~~ ac vn~F'll tinf~ir_P fi•n~n thP ipc~.l~i~iP~~ r~hntnc~ t1~P r~tr~rtli gi~1.P nfthP hlria
is connected to the barber shop anci ~nly the top residential portion of the build~ing
requires sidin~. Again, for cc~nsistency, this side would col~sist of Timber Crest Prelzlium
Vinyl Siding (.046 thickness), Dutch 1ap in Gobalt Blue.
Back (west): Lastly, the reai° of the building is right across the alley from other
residential properties. The back would also consist of Timber Crest Premium Vinyl
Siding (.446 thiclcness), Dutch lap in Cobalt Blue.
As previously stated, the overall condition of tliis building was "poor" and had not been
properly maintained for years. It had becc~me an eye-sore and a hazard (due to the
condition of the stucco}. Mueh work l~ias already been perforlned to date; skylights and
chim»ey stacks were removed and a professional roofer capped the holes with rubber
inembrane roofing, 16 new residential windows were iilstalled and all of them were
reframed as were the 2 commercial storefront windows. The i-im board was replaeed on
the soutll and west sides, plaster & lathe was removed in a~ll 4 apartment units, leveling of
floors, new plywood on the front, south side, and rear.
Going forward the plan is to have all new electrical, new pluinbii~ig, sheetrock, floorirlg,
doors, trim, appliances, lightiilg, secured entralice doc~rs, new staircase in the rear, and
more.
I ain not attempt~ing to "cut corners" with this project~ but am tiyiizg to stay as close to my
budget for remodeling this building as possible. Additional time aild lnoney ha~e already
gone into the building as a result of some areas being worse than initially anticipated.
Please consider and approve my applic~tion for exterior finishing. I an1 anxious to get
this project completed and filled with tenants. I cail assure you that you will be very
pleased with the finished product. This l~uildin~ will go from being the ugliest on the
block to tl~1e absolute nicest with a very cleali, pl•ofessional appeal~ance.
I Iook forward ta hearing your respanse.
Sincerely,
Randy Yeaiy, Ow~1er
United Properties of America, Inc.
Ce11612.910.8443
Mailing ac~dress: 10906 33`d Street Ln N, Lake E1mo, MN~ 55042
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CASE NUMBER: 2Q10-f3303
DATE: March 2, 2010
TO: Cofumbia Fleights Planning Commission
APPLECANT: Grand CentraE Apartments, David 6~loeber, Jr.
~4CATION: 47th Avenue & Grand Avenue
REQUEST: Mirtor Subdivisian, Site Plan Approval
PREPAFiED ~Y: Jeff Sarg~nt, City Pkanner
~ ~`F~~ U~~I
At this time, the applicant is requesting t~nro (2} land use actians. They are as foElaws:
1. A mincr subdi~ision per C~de Secti~~ 9.104 (K} ta split off a pa~ti€~n of
existing "Outlot A" ~s described in the Grand Gentra! Lofts plat. The nevvly
created parcel will then be grouped ~vith existing Lats 1 and 2, Block 1 of the
~r~nd ~~r~tr~l Lc~fts plat tc~ ~s~~r~bBe l~rrd r~~eded far the canstruc~ion ~f t~ve~
100-unit apartmenfi buifdings.
2. A Site Plan Approval per Cade Sectior~ 9.104 (~J} far the cc~nstruetion af two
1f~~-c~r-ait ~cs~rtr~~rsfi ~~~il._d.~n~ss at ~h~ nc~rth~~st cc?rr~~r of 4~7th Aver~ue ~~d
~rand /~venue in the Cifiy of Ca~urr~bia Heights.
~ ~ ~U
in August 2004, the City Cauncil approved the Final Plat far the Grand Central Lofts.
The proposal included the canstructian of 218 tatal units of housing, consisting of three
66-€~r~it candomic~ium buildir~gs and 20 to~nrnhome~. Per the exe~uted ~~~elopm~nt
Agreement, the project was to take four year to complete. Tc~ date, ~ 0 of the 20
townhames have been constructed, as well as one of the three 66-unit condaminium
buildings.
Since the original appraval af the Final Plat, David Klaeber has purchased the Grand
Central Lafts project and has expressed the desire ta continue its development. Mr.
Kloeber is praposing tc~ construct two 1 QO-unit apartrnent bui(dings, which would replace
the twa ~6-unit candc~minium buildings yet ta be buift. Once constructed, fihe Grand
City af Columbia Heights Planning Commission Mareh 2, 2010
Grand Centraf Apartments Case # 2010-0303
Centra! Apartment prajecf will be a completely separate entity fram the Grand Central
Lafts praject with site modifications, and for this reason a new site plan appraval for the
praposed development is required. It should be nated that the City's Econamic
Devebpment Authority (EDA) waufd still be required to amend the ariginal Development
Agreement allowing far the construction af the 200-unit apartment camplex. This
approva! by the EDA has not yet been made.
C~ PE~E~~~1~EVE ~LA
The Comprehensive Plan guides this area for Transit C}riented Development.
Specifically, the Comprehensive Plan states that these areas "will focus on the
cammuting needs of Cafumbia Heights residents. As a result, a higher percentage of
service-ariented cammercial/retail develapment will be necessary with high-density
residential development providir~g the balance of the developr~ent. Mixed-Use
pedestriae~-ariented dev~lapmer~fi near transit ~odes will pravide opp~rtunities for high-
de~sity residentia( and neighborhood commercial development. Redevelopment af
these areas wi61 also provide the oppartunity for pedestrian linkages to oth~r parts of fihe
comrnunity and improvemen~ of the overafl nc~r~-rnotarized circulation syster~ v~rithin the
cammunity that wilf heip improve the image af Coiumbia F~eights.,,
~ ~ f ~ ~E
~he subject prop~rty is zoned ~}CD, ~lixed Use Development Districf. The intenfi c~f this
districfi is to encourage a flexib(e high-quafity design strategy far develo~ment arrd/ar
redevelopment of specific are~s within the cammunity. Careful anaEysis af the site plan
revealed elements c~f the proposal that are consisfent with the type of developments
sought in the M~D Disfrict.
There are three deve6opment district types within the MXD district. They include: the
Transit Oriented EVlixed-Use, the Communifij Center Nlixed-Use and the Transiti~nal
Mixed Use. Due ta the underlying Camprehensive Plar~ Land Use guidance of this
area, the praposed praject wauld fall under the Transit Qriented Mixed-Use type.
According to the Zoning Code, the purpose o# the Transit C~riented Mixed Use type is to
"pramate devele~pmer~t and redevelopment that facilitates linkages and infieracfiic~n af
transit services, housing and e~eighborh~od services. The focus of land use within this
Page 2
City of Calumbia Heights Planning Commission March 2, 2010
Grar~d Central Rpartments Case # 2010-0303
district is ta ensure a pedestrian-friendly enviranment and pedestrian connectians to
and from residential development and fransit facilities. The mix af land use shall be
flexible to help facilitate a successful devefopment (12 units/acre minimum)."
In the MXD, building setbacks shalf be reguPated by the final site pfan and Planning
Agreement approved by the City Council, based an the follawing findings:
1. The setbacks provide aciequate distances from uses ir~ ~djacent districts.
2. The setbacks maintain and enhance the characfier af the neighbarhaod in which
the mixed-use development is lacated.
Although the setbaeks for th~ buildings are flexibCe, there are other elements of the
proposed develapment, which require adherence ta the Zaning Code. They are as
f~llows:
WF~en camplete, the development as a wha(~ will incfude 20 townhomes, 66
condominiums and 200 apartments, for a tatal of 286 unifs. Ta meet the 30 units per
acre requirement, these ~nits would have to be placed on 9.5 acres of land. The total
development is approxim~tely 11 acres, meeting the minim~m requirernents for density.
~~r~dsc~p~ng. The Gifiy Cade requires fandscape plans that incEude a minimum o~ ane
tree far every 50 feefi af street frantage or fractian thereof. Parking areas shall have a
rninimum of ane aver-stary tre~ for each 20 spaces ar fracfiian thereof as well. The
praperty at 4707 Central Avenue has appraximately 1,000 feet of street frontage along
Grand Avenue and 47t" Avenue, and incarporates 20 ab€~ve-grade parking stalls. This
requires 21 firees. The proposed plans indicate a total a~€ 116 trees and 523 shrubs,
meeting the minimum requir~ments.
Page 3
~ity of Columbia Heights Planning Commission March 2, 2010
Grand Centrai Apartments Case # 2010-0303
Starrt~water anagerr~ent. The stormwater retentian pond buiEt in canjunctian af the
first phase of the condaminium project, located just narth of the cammunity center
building for the condaminiums was sized appropriately to accommadate the
construction e~f the two 100-unit apartment buildings. Rlo ather an-site pands have been
proposed in ~ssaciation with the project.
P~rl~ ~~~ica~~or~. Park dedication fees will be negatiated as part of fihe Planning
Contract, which wil6 be approved at a later date. To ~e consistent with fees coffected far
the first phase of the Grand Central Lafts Condominium project, the park dedication wil(
be $750 per unit.
K~RT REDEVELOP E l' CO C~PT ~LA
R~though the prc~perty ~tas ch~r~g~d ownership and th~ use af the buildings has
Cii^tts'l~~s`~,at ~~CC^°`.e~ ~~~~~ iiic"~~ ~~E° ~~i`i~e~ ~ii..'~a leii~(3~ ~^.~ ~ho ~m~r~ ~~~ny°'~f~^,'~'~,~a..°~'~ ~(.'.r~iAr~~ Plu~a' C>
S~IOli~£~ S~f'~ ~3G CT'6E~t.
esides~f~~l ~a~l. The ~rand Ce~traf Apartments site plan meefis the stated goal far
resid~nti~l dev~dc~prroent, w~tich is t~ "prov€de the Gity c~f Columbia Fleights a variety ~f
hausing types, styles and chaices to meet the needs of the community." The praject
meets the stafied goa(s because it:
^ Pravides a diversity of housing choices that wilf satisfy customer preferences for this
{acation. ,4 key factor is that the pre~posed aparfrnent corr~~l~x wiA/ o~'er a price paint
and ameni~y package in a~rodcrct that Cofc~mk~ia Fleigftts e~oes rot }ret f~ave.
^ Supparts appropriate urban hausing densities along with performance standards to
create fiinancial value and achieve strong purchasing power ta support neighborho~d
service businesses.
~ Promofes a redevelopment concept fihat creates an attractive urban neighborhoad
that incfudes housing amenities such as decks, open spaces, gathering areas,
Page 4
City of Columbia Heights Planning Commission March Z, 2010
Grand Centra) Apartments Case # 2010-0303
recreational amenities, pedestrian ways, landscaping and green spaces to ensure a
safe funetional and desirable living environment.
^ Requires high quality cornmunity design and constructian standards.
DE51GN GUIDEL6 ~S FIIGHVV~Y DIST6~ICT
The Columbia Heights Design Guide6ir~es were created to guide d~velapers and
bus'rnesses in the design af expansions, renavatians ar new constructian of buildings or
parking wifh€n the Central Avenue and 40t" Avenue cammerciaf corridors, and to assisf
City afficials and staff in reviewing development propasals. The guidelines are
mandatary, but the City may permit alternative approaches that meet the abjectives of
the design guidelines. The design district that is applied to the Grand Central
Apartments is the Highway District.
~UfLDf~tG ~'LACE~I~~T. Residen~i~l buifdings may be orien~ed taward ~entral Avenue
or to~naard ir~ternaf stree~s or caurts, with side fa~~de par~lf~! fio Central Avenue.
Farades par~Clel to G~r~tr~l Avenue sha~ald be v~e[I detailed and service areas shauld
nat be {ocafeci alang the C~rttral P~ver~ue frant~ge. The fror~tage sha~ald be ~ppropriafe(y
landscaped.
The develaprrrent meets this objective. The residential develapment is separated
~rom Centra! Avenc~e by existin~ camrraercial clevelopment. The resider~tia!
develapment rs also facused toward i~~ternal caurtyards. The rear faraa`es of the
western mast apartment building is paralle! to Central Avenue and rs
architeeturally detai~ed. Ap~ropriate 6~~rdscapinc~ is also ~arovided.
T~re pro~c~sed apartmer7ts will ~e cc~nstructed of ~rick araa' EIF~ and wi!! be
accented with cement fiber panel siding and pressed stone windaw headings.
Final buile9ing plans shall be sul~jeet ta the review and approval of the City Staff to
ensure that the building materials and c~esign meet the requirements af the
Design Guidelines for the Highway District.
BUILDING COLOf~. To ensure th~t building coiors are aestheticalfy pleasing and
compatible with their surroundings, building colors should accent, blend with, or
complement surroundings. Princip~l building calars should consist of subtle, neutral ar
Page 5
City of Columbia Heights Planning Camrrtissian March Z, 2010
Grand Centraf Apartments Case # 2010-0303
muted colors with law reflectance. Warm-taned calors are encauraged. Na more than
twa principal colors may be used on a fa~ade. Bright or primary ca{ors should be used
anly as accents, occupying a maximum af 15 percent c~f building fa~ades.
The proposed apartment burldings will inearporate a color palate and
architectural detailing thaf is consrstent with and wi/I complement the existing
Grand Centrat Lofts condominium burlding.
BUILDI~iG HEPGHT. Twa and three stary buildings ~re strangfy encaur~ged in the
Highway District. Rlf bui{dings shali have a mir~imum cornice height of 22 feet.
The height af the apartmen~ buildings will be cansistent with the previausly
approved height of the condominiurrr buildings far the Grand Central Lo~ts
projeet. Both apar~ment l~uildings will be 4~taries in height, with two fevels of
underground parking.
F6 ~[ ~S ~ F ~~' ( i~ar ~~~adav~si~~)
Sectign 9.104~ (J) c~~ the Zc~ning ~rdi~~nce c~~~li~tes e~gh# corrdi~i~ns tP ~~~ mus~ be rret i~
c~rcfer for the City to gran~ a minor subdivision. They are as fo[faws:
(a} The praposed subclivisian of lar~d wi(I not resu6t in mare fhan three lats.
The ~roposed subc~ivision will be cfividing existing Quflot A into two parcels.
The lat created wi{l not be a buildable parcel and will not have ta confarm to
the minirnurr- lot are and lot width requirements.
(d) The proposed s~bdivisian does nofi require the dedication af pubf€c rights-of-
way far the purpose ~f gaining access to the property.
This rs a true statemei~t.
(e) The property has not previausly been divided fhraugh the minor subdivision
provisions af this article.
This is a true statement.
Page 6
City af Columbia Heights Planning Cammission March 2, 2010
Grand Central Apartments Case # 2010-0303
(f} The prapc~sed subdivision does not hinder the canveyance of (and.
This is a true sta~ement.
(g) The prapased subdivision daes nat hinder the making of assessments or the
keeping af r~cords related to assessments.
This is a true statem~nt.
(h) The praposed subdivision meets all af the design standards specified in
Section ~.114.
Sectiort 9.114 r~fers to the subc~ivrsion reguiations set forth ir~ the City's
2oning Cac~e. The prc~posed subc~ivision meets all of the a"esign standards
spec6tied in fhis section.
F~ C~~ ~ ~ F F ~1' ~~~te ~~~ ~ppr~~~~~
Section 9.014 (~ll) af the Cai~mbi~ Neights Zo~ir~g ~ode r~qui~es that the F'lar~r~~r~g
C~mmissian make each af the following faur (4) findings before approving a site plan:
1. ~"~e site plar~ cont€~rms to all app[icable requirer~ents of this artide.
The site plarr cor~~~rms to al/ s~~back requirernents, parking requirements,
landscape requirements a~tc~ alf requireme~ts outFined in fh~ i.?~srgn ~cric~el6ne
Hiqhway Distriet.
2. The ~ite plar~ is c~~sistent wi~h ~he applicable provisions of ~he C~ty's
Carr~preh~r~s€ve P6~n.
The ~ropased pla~- is ce~nsisfent with the geeid~r~ce e~f this area ~s a Trarrsi~
Oriented Development District.
3. The site pl~n is cartsistenfi with any applicable area plan.
Th~ sit~ p1~n is car~sisfent with fhe bCmart Redevefopment Cortcept Plan.
4. The site pfan minimizes any adv~rse impacfis c~n property in fihe immediate
vicinity and the pubfic right-of-way.
The propased plan is consistent with a prevfously approved plan for the Grarrd
Cenfral Lof~s rn relatian ta burlding size, bulk, placement and heights. For this
reasan, the plan minimizes adverse rrrrpac~s an property i~~ the immediafe vicinity.
Page 7
City of Columbia Heights Pianning Cammission March 2, 2010
Grand Central Rpartments Case # 2010-d303
~ECO E~lDA1"10
Because the site plan meets all the minimum requirements of the City Code, staff
recammends approval af the minor subdivision and site plan for twa 100-unit apartment
buildings to be canstructed at the nartheast corner of 47tfi Avenue and Grand Avenue.
c~tior~s: That the Planning Commission recammends that the City Council approve
the site plan for the construction of fwa 10~-unifi apartment buildings located at the
northeast corner of 47~h Avenue and Grand Avenue, subJect ta certain conditions of
approval that have been found ta be necessary to protect the pubiic interest and ensure
compliance with the provisions af the Zoning and Development Ordinance, including:
1. The ~pplicant sha61 enter into a Planning Contract ~greer~ent with the City per
reg~f~tior~s o~ ~he N{1CD, i1~i~ed lJse C~eveloprr~en~ District.
2. All necessary dr~ve~r~y, ~ccess, drair~age and rnaint~nance ease~n~nts shaEl be
~stabli~hed and re~orded v~ith Anc~k~ Cou~ty.
3. The applicant shall insf~fl a guardrail or safety fence aiang ~he pec(estrian
wa(kway of 47~h Avenue per specifications and approval of the City Engineer.
4. A fire truck access shall be installed connecting the southern most drive within
the development to Grand Avenue.
5. Ifi shafl ~e fhe resportsibili~y of the apartment management company to ensure
th~t the fire access remains clear of debris ac~d sn~w ~t all times~.
6. (f the cc~nstr~aetion af the prc~posed developrr~er~t is cc~m~leted aver 2 phas~s,
the ~c~r~structior~ af the Cor~tmu~rity Building shail accur during Pha~e 1.
7. The applic~nt shall s~pply the ci~y wif~ a Le~ter of ~redit in fhe amaun~ as
specified by the City Engine~r to ensure completion af all public improvements.
Page 8
City of Columbia Heights Planning Cammission March 2, zaia
Grand Central Apartments Case # Z010-0303
public interest and ensure compliance with fhe pravisions af the Zaning and
Develapment Ordinance.
AT1'~4CH EE~T~
• Draft Reso(utions
~ ~acation 6Vfap
^ Site ~'I~n Infarmatian
Page 9
~~L~JTION N~. 2014-
RES~LU'I'ION AP~IZOVIl'~G A MII~OR SUBDI~ISI(31~T
~VITH C'ERTAIl~i ~~N~ITION~ F4R HUSET PARK I}EVEL~3PM~NT Cd .
~I3ER.~AS, a propasal (Case No. 2010-0303} has been submitted by David Kloeber ta the City
Coutlcil requesting a minor subdivisiol~ fram ~11e City of Columbi~ ~Ieights 5ubdivision Code at the
fallowing site:
ADDRESS: Nartheast cc~rner of 47'h Avenue and Central Avenue
EXISTII'dG LEGAL DESCRIPTION: Outlat A, Grand Gentral Lofts Addition.
PROPt~SED LEGAL DESCRIPTIOl`1: That pa~-t ofQUt~ot A, lying souti~erly of Lot l, Block
I, and lying sautherly of the easterly extei~s~oi~ of tlle North Iii~e of Lot 2, Blaek 1, a11 in
Grand Cei~tral Lofts, An~ka C~unty, Mir~7esota.
THE A~PLICAI~T SEEK~ API~F~.~~~L ~F A IvIIIvT~R SUI~I~IVISI~I~.
~' ~ ~S, the City Council has considered the advice and reco~ninendations af the P1anr~ing
CoFiunission regardiirg tl7e effect of tl~e proposed subdivisioi2 upan the health, safety, and welfare of
the cominunity and its Comprehe~lsive Plan, as ~uell as any concerns related to traffic, properiy
values, light, air, danger of fire, and rislc to public safety, in the suroundii~g area; and 1~as held ~he
required public hearing ~n this praposal on Marcll2, 2010.
1~i0-~, '~"~IE F{~ ,~E I'I' ~~I,~J~I~ by the City Courlcil of the City of Columbia He'r~l~ts
after reviewing the proposal, t17at the City Couneil ~ecepts ai~d adopts tl~e fallowirig fii~dings of the
P1ani~ing Cc~n~nzissic~n:
1. Tl~e proposed subdivisic~~ of land ~iII not res~zlt in ine~re thapl three lots.
2. The proposed subdivisiai~ af la~~d does n~t invalve the vacatic~n of existi7~g easements.
3. Alllots to be created by the proposed subdivisian cai~orm to Iat area and u~idth requireznents
establislled for the zo~7ing distriet in whieh the property is lacated.
4. The propased subdivision does not rec~uire the dedication of public ri~hts-af-way for the
pul~pose ~f gaining access to the prc~perty.
5. The praperty has nat previously been divided through the minor sul~divisioli provisians af
this article.
6. The proposed subdivision daes not hii~der the conveyar~ce of land.
7. The proposed subdivisian daes not hinder t12e making of assessinents or the keeping af
records related to assessments.
8. The pro~ased subdivision meets all of the design stai~dards specified in the §9.114.
Resolution No. 2010-XX
PaQe 2
~URT~~~, ~~ IT RES~L~ED, that the attached condition, plails, zriaps, and atller illformation
shall beco~ne part of this ~uhdivision approval.
Passed this 8`~' day of March 2010
Offered by:
Seconded by:
Roll Call: Ayes:
lV1ay€~r C'rary L. Petersan
Attest:
Patricia Muscavitz, CM~
City C1erk
t~pproval is cc~~~tingei~t upc~n execution at~d retural of this docul~~ei~t tc~ the City Planning Office.
I have read and a~,rree to tl~e canc~itians af this resalution as outlined above.
David Kloeber Date
~OLIITI~N N~. 2014-
~ZESC}L~TTIOI~1 ~~' THE PLAl`~I~IING ANI7- ZONING CC~IIVIIIVIISSI~1~1 A~PR~VING A
SITE PLAN F~R TWO 100-UI'~IT APAR'TMEl~'I' ~3UII,DII~~S ~.Q~'ATED EiT THE
N~RTHEr~.ST C~ E~i OF 47T~ AVENFJE A1~D G Ii?I3 r~~EI~1UE ~IT~IIN THE
~ITY OF COLUId~IBI~ HEIGH'I'S, I~IINNESOTA
~II~12~+ ~~, a proposal (Case #2010-0303} has beei~ submitted by David I~laeber to the Planning
and Zaning Cammission requesting a site plan approval from the City of Calumbia Heights at the
following site:
ADDRESS: Northeast corner of 47t" Avenue alld Grand Avenue
LEGAL DESCRIPTION: On file at Czty Hall.
TI~E APPLIGANT SEEI~S THE FOLLOWII~G PERMIT: Site ~Ian ap~~raval f~r thP
cal~struction of two 100-u1~it apartnlent buildings.
VV~~~~~5, the Plam~i~~g ~ozn~~lission has I2eid a public hearing as required by the city Zaning
~oae on March 2, 2010;
~~I~~A~, tl~e City Cauncil lzas cansidered the advice and recomi~nendatiaF~s of tl~e Planning and
Zo~Zing Cammissran regarding the effect af the proposed site plan upon the lzealth, safety, and
welfare of the community and its Campreheaisive Plan, as well as any concenls related ta
colnpati~ility of uses, zraffic, property values, light, air, danger af fire, and risk to public safety in the
surrou~lding areas; and
~~~, rI"I~~K~I+~- , I~E IT' ~ES~lI1~ET1 by the Ciiy Cauncil af the City af Colurnbia Heights
after reviewing the propasal, t1~at t1~e City Cauncil accepts and adcrpts tl~e f~Ilc~wing findii~gs of the
P1a~lning Caannlission:
1. The site plan co~lforms to a1I a~plicable requirernei~ts of this articl~, except signage.
2. TIZe site plan is cal~sisten~ with the applicable provisions of the city's cainprehensive plai~.
3. The site plan is cor2sistent wifh any applical~le area plai~.
4. The site plai~ aninimizes any adverse impacts o1~ }aroperty in the i~nmediate vici~lity and the
public right-of-way.
~~J~'~~~R, BE I'I' ~ZES~L~~~i, that the attached conditians, inaps, and other information slzall
become part o~this permit and approval; and in granting this permit the city and the applicant agree
that this pei~nit sl~all beeome null and void if the project has nat been campleted within one (1
calenda~ vear^ after the approval date, su~iject to petition far renewal ofthe permit.
Resalution I~o. 2010-XX
CONDITIONS ATTACHED:
2
1. The applicant shall enter into a Plar~ning Contract agreement witl~ the City per regulations
of the MXD, Mixed Use Developineiit District.
2. A11 i-~ecessary driveway, access, drainage and maii~tenanee easements sl~all be estal~lished
and recorded with Anoka County.
3. The applicant shail install a guardrail or safety fence along the pedestrian walkway of 47~h
Avenue per specificatiaz~s a.t1d ap~roval of t~1e ~aty Engi~eer.
4. ~i fire truck access shall be ~rastalled cc~r~nec~ing the southe~n mast drive withi~~ tl~e
devel~pment to Grand Avenue.
5. It shall be the respc~nsibality ~f the ~partment ~nanage~rzent cQ~~pa~~y tQ e~,s~re that tl~~ fire
~ccess remains clear of debris and snow at aII times.
6. If the construction af the proposed developfnent is eampleted over 2 phases, the
construction af the Cominunity Buildin~ shali occur during Phase 1.
7. The applicant s11a11 su~ply the city with a Letter af Credit in the amaunt as specified by the
City Engineer to ens~ue ccrmpletion c~f a11 ~ublic in~provements.
8. The apnlicaz~tt sha11 pay a~ark dedieation fee in the ainount of $75~ per unit due at the time
af building permit issuance.
9. Per the MXD, Mixed Use I~eve~opment District, the site ~Ian 4~~ust be approved by the ~ity
Council.
Passed this gtl' day of March 2010
~ffered by:
Seconded by:
Rall Call: Ayes: Nays:
Mayor Gazy L. Peterson
Resolution No. 2010-XX Page 3
Attest:
Patricia Muscovitz, CMC
City C1erk
Approval is eontingei~t upo~~ execution and retun~ af tllis docl~lnel~t to the City Planning Office.
I hav~ read and a~ree to the c~ndltians of this resolution as outlined abQVe.
David Kioeber Date
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45TH
Location Map ~~'~
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4-STORY NEW BUILDING w/ BASEMENT PARKING
Wood-frame New Construction
Unit Type Description
Level ~
,
N
w ~
_
U
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1 2 3 4 H ~~
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Total STUDIOS ~~~ ~ ~.. ~~~.~"t. . ~. 6i... ~ ~ 22 .,., , ,~'~'~~~; ,
1 B~d~`OCr111'Ut1i#s
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Total 1 BEDRCIOMS ,=' ~~i.. ,. .,.,.~~ . ~ 28. „ F.; ~~ ~ 112 .~ x.;a ..~t~~~~,~ s ~.,., ,"
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Housing GSF Parking GSF Parking
Stal Is
Floor
4TH ~EVEL HOUSING 48,980 0
3RD LEVEL HOUSING 48,9$0 0
2ND LEVEL HOUSING ' 48,980 0
1ST LEVEL NOUSING ' S2,002 0
LEVEL P1 0 55,218 130
LEVEL P2 0' S5;218 140
Total ~N
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CITY OF CO~UMBIA HEIGHTS PLANNING REPORT
CASE NUMBER: 2010-0302
DATE: March 2, 2010
TO: Columbia Heights Planning Commission
APPLICANT: City of Columbia Heights
LOCATION: City Wide
REQUEST: Zoning Amendment for the R-3, Multiple Family Residentia! District
PREPAREQ BY: Jeff Sargent, City Planrer
INTRODUCTIaN
The purpose of the R-3, Multiple Family Residential District is to provide appropriately
located areas for small lot single-family dwellings, multiple-family dwellings with up to eight
units per structure (town homes, condominiums and apartments), congregate living
arrangements and directiy related camplementary uses. Staff has determined that the
current setback requirements for the R-3 District make it extremely difficult, if not
impassible, ~o buiEd addi~ior~~ or r~e~nr hornes cr~ a majority af the R-3 zo~ed properties
because af the preexisting size of the properties.
The purpose of the proposed zoning amendment is ta modify the setback requirements for
~ r-_-c~.- ~---'°ec---' i ~_-- e• rt__ r1 n~:_s_:-tt_ V!_ t_..,x:_.., tL....,...
one ana ~vvo-ramiiy ~wening ut~i~s iocatec~ i~~ ~n~ rc-,~ uis~nc,~ w er~aui~ ~G~ isu uc,~wn i~i i u ic~c
parcels without the constant need for a variance to do sa.
COMPREHENSIVE PLAN
One goal of the Comprehensive Plan pertaining to housing is to "preserve and expand the
single-family neighborhoods as the community's strongest asset." The majority of the R-3
District throughout the City of Columbia Heights is populated with single-family dwellings.
Amending the Zoning Code to promote the construction of additions and new homes would
be directly consistent with the intent of the Comprehensive Plan.
ZONING ORDINANCE
The current Zoning Code pertaining to the R-3 District requires substantial setback
requirements compared to other residential zoning districts. The following table outlines
the setback requirements for each residential zoning district:
City of Columbia Heights Planning Commission March 2, 2010
City of Columbia Heights, R-3 District Case # 2010-0302
R-1 R-2A R-2B R-3 R-4
Front Yard 25 ft. 25 ft. 25 ft. 30 ft. 15 ft.
Side Yard 7 ft. 5 ft. 5 ft. 20 ft. 10 ft.
Corner Side Yard 12 ft. 10 ft. 10 ft. 30 ft. 15 ft.
Rear Yard 20% of ~at De th 20% of Lot De th 20% of Lot De th 30 ft. 15 ft.
A study was conducted of the R-3 District to determine whether single and two-family
properties would be able to sustain the required setbacks. The study revealed that there
are 469 single and two-family parcels in the R-3 District. The following table breaks down
the average lot size and number of unbuildable lots currently in the R-3 District:
One and Two Famil Residences in the R-3 District
Avera e Lot Width 50.99
Avera e Lot De th 129.18
Avera e S uare Foota e 6,587.03
Total Number of One and Two Famil Lots 469
Number of Unbuildable Lots 261
Percenta e of Unbuildable Lots 55.65%
Number of Unlikel Buildable Lots 315
Percentage of Unlikely Buildable Lots 67.16%
As the table indicates, the average lat width for single and two-family parcels is 51 feet. (n
order to build within the specifications of the Zoning Cade, a new house would have to be
s~t b~~k 20 fe~~ fr~~ th~ ~i~l~ I~at lines. ~iven the average lot width of 51 feet; this would
leave a perspective builder approximately 11 feet on the property ta build a house.
The study also indicated that 315 of the 469 {ots, or 67% of the total number of a~re and
twa-family parcels in the R-3 District, were too small to build an without the need of a
variance to do so. For this reason, Staff is proposing a Zaning Amendment that would
alleviate the setback restrictions imposed on these properties.
Staff recommends recreating a separate setback category for one and two-family dwelling
units within the R-3 District, and imposing setback restrictions consistent with the R-2A
District on those parcels. The following table outlines Staff'~ recornmendation:
R-1 R-2A R-2B R-3 R-4
Front Yard
25 ft.
25 ft.
25 ft. 1& 2 Family - 25 ft.
Multi-Famil - 30 ft.
15 ft.
Side Yard
7 ft.
5 ft.
5 ft. 1& 2 Family - 5 ft.
Multi-Famil - 20 ft.
10 ft.
Corner Side Yard 12 ft. 10 ft. 10 ft. 1& 2 Family - 10 ft. 15 ft.
Page 2
City of Columbia Heights Planning Commission March 2, 2010
City of Columbia Heights, R-3 District Case # 2010-0302
Multi-Famil - 30 ft.
Rear Yard
20% of Lot Depth
20% of ~ot Depth
20% of Lot Depth 1& 2 Family - 25 ft.
Multi-Famil - 30 ft.
15 ft.
The purpose of the Zoning Amendment is to create 315 more buildable lots for one and
two-family dwelling units within the R-3 District.
FINDINGS OF FACT
Section 9.104 (F) of the Columbia Heights zoning code requires that the City Council make
each of the following four findings before approving a zoning amendment:
The amendment is consistent with the Comprehensive Plan.
One goal of the Comprehensive Plan pertaining to housing is to "Preserve and
expancf the sirrgle-famify neighborhoods as the community's stron~rest asset." The
majority of the R-3 District throughout the City of Columbia Heights is populated with
single-family dwellings. Amending the Zoning Code to promote the construction of
addrtions and new homes would be directly consrstent with the intent of the
Comprehensive Plan.
2. The amendment is in the public interest and is not solely for the benefit of a
single property owner.
The proposed zoning amendment is not solely for the benefit of a single property
owner. The praposed amendment would allow prospective builders ta canstruct
addifions to existing hauses, or ta construct new hauses in the t?-3 district on
properties which now wou/d not be legally able to be built on.
3. Where the amendment is to change the zoning classification of a particular
property, the existing use of the property and the zoning classificaiion at
property within the general area of the praperty in question are compatible with
the proposed zaning classification.
This zoning amendment will not change any existing zoning classification.
4. Where the amendment is to change the zoning classification of a particular
property, there has been a change in the character or trend of development in
the general area of the property in question, which has taken place since such
property was placed in the current zoning classification.
This zoning amendment will not change any existing zoning classification.
Page 3
City of Columbia Heights Planning Commission March 2, 2010
City of Columbia Heights, R-3 District Case # 2010-0302
RECOMMENDATION
Staff recommends amending the Zoning Code to help alleviate the setback restrictions
currently imposed on the R-3, Multiple Family Residential District, in regards to one and
two family properties as outlined in the Draft Ordinance.
Motion: That the Planning Commission recommends that the City Council approve the
proposed zoning amendment, allowing for businesses subject to modifying the setback
requirements for one and two family dwellings in the R-3, Multiple Family Residential
District.
Attachments
• Draft zoning ordinance
Page 4
ORDINANCE NO. XXXX
BE1NG AN ORDINANCE AMENDING ORDINANCE NO. 1490, CITY CODE OF 2005
RELATiNG TO THE R-3, LIMITED MULTIPLE FAMILY RESIDENTIAL DISTRTCT
The City of Colunlbia Heights does ordain:
Chapter 9, Article I, Section 9.109 (C) of the Columbia Heights City Code, is proposed to include the
foilow~ing additions and deletions:
§ 9.109 RESIDENTIAL DISTRTCTS.
(C} Lot Dimension, Height; and 13u1k Requirernents. Lot area, setback, height asld 16t coverage
requirements for uses ii1 the residential districts shall be as specified in the following table:
R-1 R-2A R-2B R-3 R-4
;Vtinirnum Lot l~rea
Single Family Dwelling 8,400 sq. ft. 6,500 sq. ft. 6,500 sq. ft. 6,500 sq. ft. 6,500 sq. ft.
Two-Fami(y and Twinhome
Dwelling 12,000 sq. ft. Existing on January
l, 2005 - 5,100 sq. ft.
EsTablished after
January 1, 2005 -
12,000 sq. ft. 8,400 sq. ft. 8,400 sq. ft.
Multiple Family Dwelling 10,000 sq. ft. 10,000 sq. ft.
Non-resedentia! Structare 8,444 sq. ft. 5,50~ s~. ft. 5,5~~ sq. ft. 1~,~OQ sq. f*. 14,400 sq. ft.
Lot ~rea Per Dwelling Unit
iLiuiiipie Famiiy i~weiiing
Efficiency 1,200 sq. ft. 800 sq. ft.
One bedroom 1,800 sq. ft. 1,000 sq. ft.
Two bedroom 2,000 sc~. ft. 1,200 sq. ft.
Three bedroom 2,500 sq. ft. 1,500 sq. ft.
Additional bedroom 400 sq. ft. 200 sq. ft.
Congregate Living Units 400 sq. ft. 400 sq. ft.
Mini~num Lot Width 70 feet 60 feet 60 feet 70 feet 70 ft.
Minimum Lot Depth
Residential Building Setbacks
Front Yard 25 feet 25 feet 25 feet l& 2 Family - 25 ft.
Multi-Family - 30 ft. 15 feet
Side Yard 7 feet* 5 feet* 5 feet* 1& 2 Family - 5 ft.
Multi-Family - 20 ft. 10 feet
Corner Side Yard
, 12 feet 10 feeY l0 feet 1& 2 Family - 10 ft.
Multi-Family - 30 ft. I S feeti
Rear Yard 20°/o of lot
depth 20% of lot
depth 20°/o of lot depth
~ 1& 2 Family - 25 fY.
Multi-Family - 30 ft. 15 feet
Non-residential Building Setbacks ~
Front Yard 25 feet 25 feet 25 feet 30 feet 15 feet
Side Yard 40 feet 30 feet 30 feet 25 feet l0 feet
Corner Side Yard 12 feet 10 feet 10 feet 30 feet 15 feet
Rear Yard 40 feet 30 feet 30 feet 25 feet 10 feet
Single & Two Family Parking Setbacks
Pront Yard (excluding drives/pads) 25 feet 25 feet 25 feet 30 feet 30 feet
Side Yard 3 feet 3 feet 3~feet 3 feet 3 feet
Corner Side Yard 3 feet 3 feet 3 feet 3 feet 3 feet
Rear Yard 3 feet 3 feet 3 feet 3 feet 3 feet
Multiple Fa~~nily Parkin~ Setbacks
Front Yard 30 feet 30 feet
Side Yard 10 feet 10 feet
Corner Side Yard 30 feef 30 feet
Rear Yard l0 feet 10 feet
Non-residential Parking Setbacks
Front Yard 25 feet 25 feet 25 feet 30 feet 30 feet
Side Yard 10 fee2 10 feet 10 feet 10 feet l0 feet
Corner Side Yard 25 feet 25 feet 25 feet 30 feet 30 feet
Rear Yard 10 feet 10 feet 10 feet~ 10 feet 10 feet
M~imui~i Height
Residenfiai structures 2~ Feet 2$ feet L8 ieet 3S ieeC 35 feet
Non-residential structures 35 feet 35 feet 35 feet
----- 35 feet
~~~ ~~~~ ~~ 35 feet
(;~o~~-residentiai'r'ioor ~rea Kaiio ~ ~ ~ ~ ~ ~.~ (
Section 2:
This ordinance shall be in full force and effect from and ai'ter 30 days after its passage.
First Reading: March ~, 20l 0
Second Reading: March 22, 2010
Date of Passage:
Offered by:
Seconded by:
Roll Call:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
City Glerk/Coiincil Secretary
CITY OF COLUMBIA HEIGHTS PLANNING REPORT
CASE NUMBER: 2010-0305
DATE: March 2, 2010
TO: Columbia Heights Planning Commission
APPLICANT: City of Columbia Heights
LOCATION: City Wide
REGlUEST: Zoning Amendment Pertaining to Zoning Applicatian Fees
PREPARED BY: Jeff Sargert, City Plar~ner
BACKGROUND
At the August 25, 2009 EDA meeting and the City Council meeting of November 30, 2009
staff presented its recommendation to revert planning fees back to a flat fee system.
Currently, planning fees are dane on an escrow based system that creates a significant
amount of work (that is not reimbursed) to receive a check, create an escrow, receive
dacumentation fram departments regarding time allocations and then reissuing checks
back to the app6icant. Most of the planning applicatians are straightforward and a simple
flat fee would reduce all of the aforementianed work.
As part of the planning fee structure, staff has included language that the City retains the
right ta seek an escraw anq adaitionai payment fiar any out-ot-pocket expenses for
cansultants and/or to obtain an escrow for cases that are extraordinary in size or
complexity.
COMPREHENSIVE PLAN
Restructuring the fee schedule for Planning and Zoning land use requests enables staff to
more efficiently use their time and thus prouides a better service to the community.
Processing land use requests more efficiently will also make it easier to pursue many of the
goals of the Comprehensive Plan.
ZONING ORDINANCE
As stated previously, the current zoning ordinance requires an escrow to be collected as
the sole means for funding land use requests. Staff spends a considerable amount of time
tracking the hours of phone calls, emails, meetings and staff report writings in an effort to
City of Columbia Heights Planning Commission March 2, 2010
City of Columbia Heights, Application Fees Case # 2010-0305
accurately account for the amount of time each land use application takes to complete.
More time is then taken to process refund checks - if needed - and then mail out the
checks to the applicants.
The proposed ordinance would revert back to a flat-rate fee for Planning and Zoning
applications. The following table depicts the amount of escrow the City had previously
required for each land use application, as well as the proposed amount the City will collect
as a flat rate fee:
PLANNING AND ZONING FEE SCHEDU~E
Land Use Action Escrow Previousl Collected Pro osed Flat Rate Fee
A eal $185 $185
Com rehensive Plan Amendment $545 $500
Canditional Use Permit $220 $200
Prelimina Plat $670 $500 + Escrow
Final Plat $395 $1d0
Interim Use $255 $250
Minor Subdivision Lot S lit $275 $275
Site Plan Review $370 $250
Vacation $150 $150
Variance $235 $200
Zonin Amendment $545 $500
It is anticipated that larger redevelopment projects will take a considerable more time to
process than smaller, simpler land use requests. For this reason, the City will retain the
right to seek an escrow and additional payment for any out-of-pocket expenses for
cor~sultants ar~d/c~r to c-btain ar~ escrc~w f~r c~s~s th~,t ~re extraordinary in size or
complexity.
Staff also conducted a comparison of Application Fees other cities in the area charge. This
infnrmatican c:an hP fn~~nc~ nn Ann~nclix A
...._...--~-~--~ --... --- ~--..._. _... .a-~---------
FINDING~ OF FAC~'
Section 9.104 (F) of the Columbia Heights zoning code requires that the City Council make
each of the following four findings before approving a zoning amendment:
The amendment is consistent with the Comprehensive Plan.
Restructuring the fee schedule for Planning and Zoning land use requests enables
staff to more efficiently use their time and thus provides a better service to the
community. Processing land use requests more efficiently will a/so make it easier to
pursue many of the goals of the Comprehensive Plan.
2. The amendment is in the public interest and is not solely for the benefit of a
single property owner.
Page 2
City of Columbia Heights Planning Commission March 2, 2010
City of Columbia Heights, App(ication Fees Case # 2010-0305
The proposed amendment is a citywide endeavor and is not solely for the benefit of
a single property owner.
3. Where the amendment is to change the zoning classification of a particular
property, the existing use of the property and the zoning classification of
property within the general area of the praperty in question are compatible with
the proposed zoning classification.
The amendment would not change the zoning classification of a particular property.
4. Where the amendment is to change the zoning classification of a particular
property, there has been a change in the character or trend of development in
the general area of the property in question, which has taken place since such
pr~perty was placed in the current zoning classification.
The amen~rrrent v~~ould nat change the zoning cla~sificatiQn of a partrcular pr:~~erty.
RECOMMENDATION
Staff recammends approval of the proposed Zaning Amendment.
Motion: That the Planning Commission recommends that the City Council approve the
proposed zoning amendment.
Attachments
• Draft zoning ordinance
Page 3
DRAFT ORDINANCE NO. XXXX
BEING AN ORDINANCE AMENDING ORDINANCE NO. 1490, CITY CODE OF
2005 RELATING TO MINIMUM PLANING AND ZONINU APPLICATION FEES
WITHIN THE CITY OF COLUMBIA HEIGHTS
The City of Columbia Heights does ordain:
Chapter 9, Article I, Section 9.104 (C)(5) of the Coltunbia Heights City Code, is
proposed to include the following additions and deletions:
§ 9.104 ADMINSITRATION ANll ENFORCEMENT.
(C) General application pracec~uNes.
(5) A~~liccztion fe~s. Tees for all applications for development or land use
approval shall be a flat rate and established by resolufiion of the City Council. ~4
. , ,
~~~ The City retains the right to require an escrow and additional
payment for any out-of-pocket expenses for consultants and/or to obtain an escrow
for cases that are extraordinary in size or complexity. Remaining escrowed funds
not spent in reviewing the application shall be retarned to the applicant. r~ *~
. Payment c~f a11 fees is a car~dition of application approval. Th~ fee
schedule shall be:
PLANNING AND ZONING FEE SCHEDULE
~Ylt~~.! V'u4 av6lVie ~iNi RMC~ s~6dr
A eal $185
Com rehensive Plan Amendment $500
Conditional Use Permit $200
Preliminar Plat $500 + Escrow
Final Plat $100
Interim Use $250
Minor Subdivision Lot S lit $275
Site Plan Review $250
Vacation $150
Variance $200
Zonin Amendment $500
Section 2:
This ordinance sha11 be in full force and effect froin and after 30 days after its
passage.
First Reading: March 8, 2010
Second Reading: March 22, 2010
Date of Passage:
Offiered by:
Seconded by:
Roll Call:
Mayor Gary L. Petersan
Attest:
Patricia Muscovitz, CMC
City Clerk/Council Secretary
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