HomeMy WebLinkAbout2012-04-03CITY OF COLUMBIA HEIGHTS
590 - 401' Avenue NE, Columbia Heights, NIN 554243878 (763) 706 -3600 'rDD (763) 706 -3692
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MEMBERS:
Mat lain Szurck, Chair
Rob Fiorendino
Mike Peterson
David Thompson
Tracey Kinney
PLANNING AND ZONING COMMISSION MEETING
7:00 PM TUESDAY, APRIL 3, 2012
CITY HALL COUNCIL CHAMBERS
590 - 40TH AVENUE NE
1. Roll Call
Minutes March 6, 2012 meeting
2. Public Hearings:
Case #2012 -0401, Zoning Amendment
Precious Metal Dealers
City Wide
3. New Business
4. Other Business
5. Adjourn
The Responsibility of the Planning Commission is to:
• Faithfully serve the public interest.
• Represent existing and future residents, and base our decisions and
recommendations on the Coin preliensive 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.
PLANNING AND ZONING COMMISSION
MINUTES Or THE REGULAR MEETING
MARCH 6, 2012
7:00 PM
The meeting was called to order at 7:00 pm by Chair- Marlaine Szurek.
Commission Members present- Thompson, Fiorendino, Peterson, Kinney, and Szurek.
Also present were Bobby Williams (Council Liaison), Jeff Sargent (City Planner), and Shelley
Hanson (Secretary).
Motion by Thompson, seconded by Peterson, to approve the minutes from the meeting of
February 8, 2012. All ayes. MOTIONPASSED.
PUBLIC HEARINGS
CASE NUMBER:
2012 -0301
APPLICANT:
Linder's Greenhouses
LOCATION:
4300 Central Avenue NE
REQUEST:
Interim Use for Outdoor Seasonal Sales
Sargent explained that Linder's Greenhouses has applied for an Interim Use Permit to allow the
operation of a seasonal mini - garden center. The specific development standards for an outdoor
sales /display establishment are found at Section 9.107 (C)(28), and will be added as conditions
of approval for this permit. This will be Linder's 23`1 year operating a temporary greenhouse at
this location in Columbia Heights.
The greenhouse structures will 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.
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 foot commercial building is required to have 483 parking spaces.
Page 2
March 6, 2012
After using the 30 parking spaces for the greenhouses, the site still has 598 parking spaces.
Furthermore, with the location of the display area on the opposite side of the parking lot as the
store entrances, the operation should not have any effect on vehicular access for the site.
FINDINGS OF FACT
Section 9.104 (II) of the Zoning Ordinance outlines seven findings of 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 establishments are an Interim Use in the GB, General 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 guides the subject property for commercial use. Outdoor
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. In addition, the amount of space dedicated for the greenhouse sales 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.
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 22 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 or will be taken to minimize traffic congestion on the public
streets and to provide for appropriate on -site circulation of traffic.
The traffic generated by the garden center will not significantly increase the traffic 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 on other uses in the immediate vicinity.
As indicated by prior descriptions, the garden center should not have a negative impact on
other uses in the immediate vicinity, which are zoned for residential and commercial uses.
Page 3
March 6, 2012
Staff recommends that the Planning Conunission approve the Interim Use Permit for seasonal
agricultural sales subject to conditions of approval outlined below.
Questions from members:
Peterson asked if there were any changes from other years. Sargent told him no.
Piorendino asked if staff ever receives any complaints on this seasonal business. Sargent told
him, not to his knowledge.
Public Hearing Opened:
No one was present to speak on this issue.
Public Hearing Closed.
Motion by Fiorendino, seconded by Kinney, that the Planning Commission approves the Interim
Use Permit for seasonal agricultural sales at 4300 Central Avenue NE from April 15 through
July 15, 2012, subject to certain conditions of approval that have been found to be necessary to
protect the public interest and ensure compliance with the provisions of the Zoning and
Development Ordinance, including:
1. 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.
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 proposed fence must be 20 feet from the retaining wall for safely vehicular
access.
All ayes. MOTIONPASSED.
Page 4
March 6, 2012
RESOLUTION NO.2012 -PZ01
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 #2012 -0301) has been submitted by Linder's Greenhouses to the Planning
and Zoning Commission requesting an 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 THE FOLLOWING PERMIT: Interim Use Permit for outdoor
seasonal sales from April 15, 2012 to July 15, 2012.
WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on
March 6, 2012;
WHEREAS, the Planning and Zoning Commission has considered the advice and recommendations of
the City staff regarding the effect 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,
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 of the City of
Columbia Heights after reviewing the proposal, that the Planning and Zoning Commission accepts and
adopts the following findings:
1. The use is one of the interim uses listed for the zoning district in which the properly is located,
or is a substantially similar use, as determined by the Zoning Administrator.
2. The use is in harmony with the general purpose and intent of the Comprehensive Plan.
3. The use will not impose hazards or disturbing influences on neighboring properties.
4. The use will not substantially diminish the use of property in the immediate 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 measures have been or will be taken to minimize traffic congestion on the pubic
streets and to provide for appropriate on -site circulation of traffic.
7. The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become part 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 par
after the approval date, subject to petition for renewal of the permit.
CONDITIONS ATTACHED:
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.
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 Interim Use
Permit expires and the site has been cleaned up.
7. The proposed fence must be 20 feet from the retaining wall for safety vehicular access.
Passed this 6 "' day of March 2012,
Offered by: Fiorendino
Seconded by: Kinney
Roll Call: All ayes
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.
Ciao Cella Date
CASE NUMBER: 2012 -0302
APPLICANT: O'Reilly Auto Parts Store
LOCATION: 3700 Central Avenue
REQUEST: Site Plan Approval
At this time, O'Reilly Auto Parts Store is requesting a Site Plan approval for a 7,500 square foot
building located at 3700 Central Avenue per Code Section 9.104 (N). In December 2011,
O'Reilly Auto Parts applied for and received an 11 -foot front yard setback variance for parking.
It was noted at the City Council meeting that O'Reilly Auto Parts would need to apply for the
Site Plan approval at a later time. The applicant has submitted the information needed for the
Site Plan approval and is requesting the same of the Planning Commission.
The City has been working with the developer of this property for several years. The subject
property is approximately 0.65 acres and comprised of land that was owned both by the City of
Columbia Heights Economic Development Authority (EDA) and the developer. Through the
Development Agreement, the EDA and the developer have sold the land to O'Reilly Automotive
Stores, Inc. so that construction may take place on the parcel. Because of the tie of the land to
the EDA Development Agreement, the Site Plan is required to be forwarded to the City Council
for final approval.
Page 6
March 6, 2012
COMPREHENSIVE PLAN
The Comprehensive Plan guides the property as Commercial. The proposed retail center is
consistent with the types of uses allowed in all commercially zoned areas of the City.
ZONING ORDINANCE
The property located at 3700 Central Avenue is zoned GB, General Business, as well as the
properties to the north and east. The properties to the west are zoned R -3, Multiple Family
Residential, and the property to the south is located in the City of Minneapolis. The subject
property is also located in the Design Overlay Central Business District and is subject to a set of
specific development standards as outlined in the Design Guidelines.
PARKING. Properties located in the GB, General Business District are required to provide one
(1) parking stall for each 300 square feet of gross floor area for retail establishments. The total
amount of retail space provided by this development is 7,452 square feet, which requires a
minimum of 23 parking stalls. The site plan indicates a total of 29 on -site parking stalls, meeting
the city's requirements.
LANDSCAPING. The City Code requires landscape plans that include a minimum of one tree
for every 50 feet of street frontage or fraction thereof. Parking areas shall also have a minimum
of one over -story tree for each 20 spaces or fraction thereof as well. The property at 3700
Central Avenue has approximately 367 feet of street frontage along Central Avenue and 37`x'
Avenue, and incorporates 29 parking stalls. This requires seven regular trees and two over -story
trees. The proposed plans indicate a total of 16 trees, six of which are over -story trees, meeting
the City's minimum requirements.
Per Staff's request, the landscape plan indicates trees planted on the parking islands and
peninsulas along the western property line. This would serve as a screening mechanism for the
parking lot while adhering to the landscape requirements.
SIGNAGE. The O'Reilly Auto Pails building will incorporate three wall signs. Two wall signs
will be 70 square feet in area, and the third will be 42 square feet in area, totaling 182 square
feet. The City Code allows for 2 square feet of signage for each linear foot of building along a
public right -of -way, with a maximum allowance of 200 square feet for the building. The
proposed building is approximately 88 feet wide along both 37"' Avenue and Central Avenue, for
a total of 176 linear feet. Being that the building has greater than 100 linear feet along a public
right -of -way, the City Code would allow for the maximum of 200 square feet of signage. The
proposed 182 square feet of signage meets the minimum Code requirements.
City Code allows for the monument sign to be 10 feet in height and 50 square feet in area. The
proposed plans indicate that the monument sign will be 10 feet in height and 48 square feet in
area, meeting the minimum Code requirements. The Design Guidelines do not allow for the
monument sign to be internally lit, unless it is done in a manner consistent with allowable
Page 7
March 6, 2012
illumination. The proposed sign will utilize a 100% opaque application to ensure that the "red"
area will not allow light to pass through it. This method of illumination meets the Design
Guidelines standards.
STORMWATER MANAGEMENT. The subject property is less than one acre in size, which
means that on -site stormwater ponding is not required. However, the property is still required to
control the rate of rainwater run -off from the property. The Site Plan includes a large green
space area along the north side of the property, which will aid the rate of run -off.
COMPARISON TO PREVIOUS PLAN. In 2008, CROS Companies submitted a Site Plan
Review application for a 9,400 square foot retail center for this property. Although this plan was
approved, the building was never pursued due to a weak commercial economy. It would be
worth noting the comparisons of the two plans.
*Projected trips based on a coffee shop without a drive -ttsu with the remainder of the nuuamg
being a shopping center.
DESIGN GUIDELINES
The property at 3700 Central Avenue is located in the Design Overlay Central Business District
and is subject to a set of specific development standards as outlined in the Design Guidelines.
Some of the following areas of interest are as follows:
BUILDING PLACEMENT. Buildings should have a well - defined front fagade with primary
entrances facing the street. At intersections, buildings should "hold the corner" — that is, have
street facades at or near the sidewalk on both streets. The building at 3700 Central Avenue will
be placed very near the intersection of Central and 37`x' Avenues. The proposed placement of the
building meets the Design Guidelines for the district, with the main entrance facing north
towards the parking lot and a secondary entrance along Central Avenue.
BUILDING HEIGHT. All buildings shall have a minimum cornice height of 22 feet, in order to
give the impression of a two - storied structure. The building for this project alternates in height
and measures 22 feet in height at its highest point, meeting this requirement.
2008 Plan
2012 Plan
Building square footage
9,400 s.f.
7,500 s.f.
# of Parking Spaces
34
23
# of Access points from
Central Ave
1
1
# of Access points from the
alley
2
2
Projected Average PM peak
trips
98.5*
44.8
*Projected trips based on a coffee shop without a drive -ttsu with the remainder of the nuuamg
being a shopping center.
DESIGN GUIDELINES
The property at 3700 Central Avenue is located in the Design Overlay Central Business District
and is subject to a set of specific development standards as outlined in the Design Guidelines.
Some of the following areas of interest are as follows:
BUILDING PLACEMENT. Buildings should have a well - defined front fagade with primary
entrances facing the street. At intersections, buildings should "hold the corner" — that is, have
street facades at or near the sidewalk on both streets. The building at 3700 Central Avenue will
be placed very near the intersection of Central and 37`x' Avenues. The proposed placement of the
building meets the Design Guidelines for the district, with the main entrance facing north
towards the parking lot and a secondary entrance along Central Avenue.
BUILDING HEIGHT. All buildings shall have a minimum cornice height of 22 feet, in order to
give the impression of a two - storied structure. The building for this project alternates in height
and measures 22 feet in height at its highest point, meeting this requirement.
Page 8
March 6, 2012
WINDOW AND DOOR OPENINGS. The Design Guidelines require that at least 30% of the
front fagade be covered with window or door openings and that at least 20% of any two side or
rear facades be covered with window or door openings. The proposed plans initially indicated a
shortfall in this requirement. However, after discussions with the applicant, more windows were
included in the plans for both the front and two side facades.
The applicant will need a deviation from the Design Guidelines as all the windows on the south
and east elevations will be non- transparent, as well as the smaller windows on the north
elevation. This is due to the location of the proposed windows in relation to the interior layout of
the store. Staff feels that utilizing this much non - transparent window area does not meet the
intent of the Design Guidelines. Staff has had conversations with O'Reilly regarding this
situation and would rather see the larger windows on the East Elevation be transparent. O'Reilly
contends that the wall space given up by the windows would hurt their sales, as this space is
needed to display their merchandise.
Sargent explained to members that staff had no problem with having non - transparent windows
on the south and west sides of the building, as that area is their storage /warehouse area.
However, he feels the windows in the middle section on the east side along Central Avenue
should be transparent windows which would better meet the intent of the Design Guidelines.
BUILDING MATERIALS. The building will incorporate, brick, glass, and EIFS, which are all
acceptable building materials for the district in which the building is located.
FINDINGS OF FACT
Section 9.104 (M) of the Zoning Ordinance outlines four findings of fact that must be met in
order for the City to approve a site plan. They are as follows:
a) The site plan conforms to all applicable requirements of this article.
The site plan meets all setbacks, parking criteria, landscape requirements and Design
Guidelines requirements pertaining to the Zoning Code, with the exception of the
deviation regarding the opacity of the windows.
b) The site plan is consistent with the applicable provisions of the city's Comprehensive
Plan.
The Comprehensive Plan guides the property as Commercial. The proposed retail
center is consistent with the types of uses allowed in all commercially zoned areas of
the City.
C) The site plan is consistent with any applicable area plan.
There is no area plan for this portion of the city.
Page 9
March 6, 2012
d) The site plan minimizes any adverse impacts on property in the immediate vicinity
and the public right -of -way.
The proposed site plan meets all applicable setback requirements and zoning
provisions. For this reason, there will be no adverse impacts on property in the
immediate vicinity or the public right -of -way.
Sargent stated that due to the design and plan submitted that traffic and congestion will be better
than other plans that had previously been considered because O'Reilly's plans on widening the
alley along their property to a two -lane alley to allow for better traffic flow.
The site involving the proposed development has been a redevelopment priority for the City of
Columbia Heights and provides an additional 7,500 square feet of retail development along the
major commercial corridor of Columbia Heights. The proposed plans for the construction of the
new building meet all zoning and design guideline requirements. For these reasons, staff
recommends approval of the site plan for 3700 Central Avenue.
Question by members:
Thompson commented about access to the site during construction. I-Ie didn't feel there would be
enough room for trucks to turn around on the site without using the alley. Sargent explained that
the City Engineer had looked at the Site Plan and feels there is adequate room and that he
expects the construction traffic to use the alley access. Central Avenue is too congested to
accommodate all the in and out traffic from the site. Thompson asked who would be responsible
for any damage to the alley. Sargent stated that is addressed in the additional conditions imposed
by the City Engineer as item 910 that requires any damage to be covered by the Developer.
Thompson went on to express concern whether storm sewer barricades used during construction
would adhere to Minnesota standards or be sub - standard ones that are used in other states.
Sargent said they will have to meet Minnesota requirements. And lastly, Thompson commented
that the plan shows they will be using an EIFS exterior, which he believes birds will peck holes
in.
Fiorendino didn't think the plan follows our Design Guidelines for the placement of the building,
the amount of window space, and the layout of the parking area. He pointed out that more than
40% of the frontage is devoted to parking, which exceeds the recommended limit. Fiorendino
also thinks the main entrance to the building should appear to be along Central Avenue, not
facing north. He agrees with staff that transparent windows are necessary along Central Avenue
at a minimum.
Page 10
March 6, 2012
Sargent explained that there are three districts in the Design Guidelines -the Highway District, the
Central Business District, and the 40 "' Avenue District. Each District has its own requirements.
Also coming into play is the fact that this site is zoned GB, not CBD, therefore all the parking
must be provided on the site. It cannot rely on street parking such as in the CBD. Sargent said
staff feels the front of the store facing north is acceptable because of the exposure for traffic
traveling southbound on Central Avenue. If they install additional transparent windows under
the awning near the secondary door on the east side as requested, the building will appear to have
two store fronts, which he believes meets the intent of the Guidelines.
Szurek said the placement of this building is similar to that of Advanced Auto Parts. Part of the
problem that requires some compromise is that these lots are small and have limited access off
Central Avenue. In order to meet all the setbacks, storm water requirements, landscaping, design
guidelines, and parking needs some accommodations may be needed. She thought they did a
good job considering this lot is only 109 feet deep. Szurek did agree that the east side needed to
have more transparent windows to meet the intent of the Design Guidelines.
Kinney stated that she appreciates the effort made to design the site, the building, the parking,
and landscaping that creates a buffer. She likes the placement of the building near the street.
Kimsey agrees with the other members, however, that additional transparent windows are
necessary on the east side.
Peterson did not like the lack of separation between the alley and the residential properties
behind this site. He thought the building shape should be changed, the alley widened even more,
and that additional landscaping be done along the alley to provide separation between the
commercial and residential properties. Sargent told him this plan meets all the requirements in
regards to setbacks, landscaping, and lighting so as not to overly affect the residential properties.
Sargent went on to explain that it is difficult when commercial sites and residential sites abut one
another. However, he pointed out that the residential properties all have their garages behind
their homes along the alley and many already have fences, which in itself, creates a barrier
between the properties. Peterson asked how wide the landscaped portion is along the west side.
Sargent said it is approximately 6 -8 feet wide and that the developer is also creating a two lane
alley along their property.
Peterson then asked if O'Reilly's would be allowed to put advertising on the non - transparent
windows. Sargent said they can advertise, but will have to adhere to our sign ordinance.
Transparent windows cannot cover more than 25% of the area in advertising. He asked about
whether they could use the non- transparent windows for advertising. Sargent told him that
anything going on those windows would be on the outside and would be considered banners. He
reminded members that we have previously allowed non- transparent windows at Taco Bell and
Sonic's, and that the CVS on 37 °1 and Central also has this type of design.
11
h 6, 2012
llilam Johannek of 3713 Van Buren St said he wants an O'Reilly's store there, but thinks they
igned it all wrong. I-Ie is concerned with added traffic congestion. He passed out a plan to
members on how he would like to see the site designed. Fiorendino said the Commission can
y look at what O'Reilly's has submitted per their architect to determine if it meets the City's
uirements. While he appreciates the work Mr. Johannek went to, he pointed out that he is not
architect and is also not familiar with all the setback, parking, landscaping and storm water
xes that have to be addressed in any plan submitted. I-Ie encouraged him and any other
icerned residents to attend the City Council meeting on Monday, March 12 °i at 7 pm to
ness their opinions since the City Council will be the deciding factor for this Site Plan.
I Waddley, the representative from O'Reilly's stated the building is a prototype that is used
ccommodate their shelving /setup of merchandise for their marry stores. Based on the designs
J at their other locations, it is necessary to have non - transparent windows on the east side of
building to maximize their product displays.
fibers generally agreed that more transparent windows were necessary on the east side in
r for them to approve the plan. There was some discussion whether just adding transparent
lows to the middle section under the awning was enough or whether to require 30%
lows on that side, similar to the north side. Staff again stated that if just the middle section
door and 5 windows) were made transparent that meets the 20% requirement required by the
on by Peterson, seconded by Kinney, that the Planning Commission recommends that the
Council approve the Site Plan per Code Section 9.104 (N), for the construction of a 7,500
re foot O'Reilly Auto Parts Store located at 3700 Central Avenue, subject to certain
itions of approval that have been found to be necessary to protect the public interest and
re compliance with the provisions of the Zoning and Development Ordinance, including:
1. All application materials, maps, drawings and descriptive information submitted with the
application shall become part of the permit.
2. The larger windows under the awning on the East Elevation must be transparent.
3. Three sides of the dumpster enclosure must be constructed of masonry and colored to
match the principal structure.
4. All existing utility lines not in use must be disconnected as part of the building permit.
Page 12
March 6, 2012
5. The applicant must submit all plans to the Metropolitan Council for a .Sewer Availability
Charge (SAC) determination.
6. All construction traffic shall be directed through the vehicle tracking pads. Due to the
traffic volume on Central Avenue, site access shall be limited to the alley.
7. All erosion control measures shall be installed and inspected by the City prior to any site
activities beginning.
8. All restoration of turf areas in the Public Right of Way (ROW) shall be by 4 inches of
topsoil /sodding.
9. Catch basin inlet protection shall b provided on 37°i Avenue.
10. All disturbed areas shall be provided with temporary surface protection 7 days following
establishment offinal grade.
11. All work within the Public ROW shall be inspected by the City Engineering Department.
24 -hour advanced notice of an inspection is required.
12. The applicant shall provide a copy of any MnDOT review comments and a copy of the
permit for work on Central Avenue to the City Engineering Department.
13. Any revisions to the sidewalk in the Public ROW shall meet the most current ADA and
City requirements for pedestrian ramps and grade. The detectable warning plate color
should match those on Central Avenue.
14. The concrete sidewalk on Central Avenue was a special design, which included a 6 -inch
thickness with % inch diameter reinforcing each way and colored concrete. All
construction documentation should be corrected providing for its replacement.
15. If disturbed during construction, the existing concrete ally shall be restored in -kind, full
width, joint to joint, and shall meet City requirements.
16 It is recommended to televise the existing sanitary sewer services to verify adequacy.
Roll Call: Ayes- Kinney and Szurek,
Nays - Thompson, Peterson, and Fiorendino
MOTION FAILS.
This item will go to the City Council March 12t" with the following Resolution. Members
wanted to make sure the City Council knew why they denied the Site Plan and expressed
that they wanted a copy of the minutes to be submitted to them for the Council Agenda.
Page 13
March 6, 2012
RESOLUTION NO.2012 -XXX
RESOLUTION OF THE PLANNING AND ZONING COMMISSION APPROVING A SITE
PLAN FOR THE CONSTRCTION OF AN O'REILLY AUTO PARTS STORE LOCATED AT
3700 CENTRAL AVENUE NE WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2012 -0302) has been submitted by O'Reilly Auto Parts Store, to the City
Council requesting a site plan approval from the City of Columbia Heights at the following site:
ADDRESS: 3700 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for the
construction of a 7,500 square foot auto parts store located at 3700 Central Avenue NE.
WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on
March 6, 2012;
WHEREAS, the City Council has considered the advice and recommendations of the Planning
Commission regarding the effect 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,
property values, light, air, danger of fire, and risk to public safety in the surrounding areas; and
NOW, THEREFORE, BE IT RESOLVED by the
reviewing the proposal, that the City Council aceepi
Commission:
City Council of the City of Columbia Heights after
and adopts the following findings of the Planning
1. The site plan conforms to all applicable requirements of this article.
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 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 year
after the approval date, subject to petition for renewal of the permit.
CONDITIONS ATTACHED:
1. All application materials, maps, drawings and descriptive information submitted with the
application shall become part of the permit.
2. The larger windows under the awning on the East Elevation must be transparent.
3. Three sides of the dumpster enclosure must be constructed of masonry and colored to match the
principal structure.
4. All existing utility lines not in use must be disconnected as part of the building permit.
5. The applicant must submit all plans to the Metropolitan Council for a Sewer Availability Charge
(SAC) determination.
Page 14
March 6, 2012
6. All construction traffic shall be directed through the vehicle tracking pads. Due to the traffic
volume on Central Avenue, site access shall be limited to the alley.
7. All erosion control measures shall be installed and inspected by the City prior to any site
activities beginning.
8. All restoration of turf areas in the Public Right of Way (ROW) shall be by 4 inches of
topsoil /sodding.
9. Catch basin inlet protection shall b provided on 37 °i Avenue.
10. All disturbed areas shall be provided with temporary surface protection 7 days following
establishment of final grade.
11. All work within the Public ROW shall be inspected by the City Engineering Department. 24-
hour advanced notice of an inspection is required.
12. The applicant shall provide a copy of any MnDOT review comments and a copy of the permit
for work on Central Avenue to the City Engineering Department.
13. Any revisions to the sidewalk in the Public ROW shall meet the most current ADA and City
requirements for pedestrian ramps and grade. The detectable warning plate color should
match those on Central Avenue.
14. The concrete sidewalk on Central Avenue was a special design, which included a 6 -inch
thickness with % inch diameter reinforcing each way and colored concrete. All construction
documentation should be corrected providing for its replacement.
15. If disturbed during construction, the existing concrete ally shall be restored in -kind, full
width, joint to joint, and shall meet City requirements.
16. It is recommended to televise the existing sanitary sewer services to verify adequacy.
CASE NUMBER: 2012 -0303
APPLICANT: Goldstar Taxi, Nabil Ali
LOCATION: 5009 University Avenue
REQUEST: Conditional Use Permit for Used Auto Sales
At this time, Nabil Ali d /b /a Goldstar Taxi is requesting a Conditional Use Permit in order to
operate a used car dealership from the property located at 5009 University Avenue, per Code
Section 9.110 (1)(3)(d).
Mr. Ali currently operates the Goldstar Taxi service from the property located at 5009 University
Avenue. He stated that he would like to be able to buy cars from the Minnesota State auctions so
that he can replenish his taxi fleet when needed. Mr. Ali indicated that he has a storage lot in
Minneapolis which he uses to store his vehicles, and any vehicle he would purchase would also
be stored on that lot.
In order for Mr. Ali to purchase vehicles at the State auctions, he is required to have a Minnesota
State - issued used car dealership license to do so. The City of Columbia Heights also requires a
used car dealership license for Mr. Ali to purchase and sell vehicles from the property located at
5009 University Avenue. When Staff reviewed his request, it was determined that the only way
that the City would be able to issue a used car dealership license would be if Mr. Ali first
obtained a Conditional Use Permit.
Page 15
March 6, 2012
Mr. Ali does not intend on selling the vehicles that he purchases at auction. The vehicles that he
purchases will be used for his taxi service company and will be stored outside the City limits.
On a very rare occasion, a vehicle might be sold given the circumstances. If this is the case, the
vehicle for sale would be kept inside the building.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this property as University Mixed Use. Holding offices for the
taxi company is consistent with the types of uses that would be guided as University Mixed Use.
ZONING ORDINANCE
The zoning classification for the property located at 5009 University Avenue is GB, General
Business District, as are the properties to the north. The properties to the east and are zoned R -2,
One and Two Family Residential and the properties to the south are zoned R -3, Multiple Family
Residential. The properties to the west are located in the City of Fridley.
The current use of the property as an office is consistent with the zoning classification. The
proposed use essentially continues the current use as office, as the building would only serve as a
location to make car - buying transactions.
FINDINGS OF FACT
Section 9.104 (H) of the Zoning Ordinance outlines nine conditions that must be met in order for
the City Council to grant a Conditional Use Permit. They are as follows:
(a) The use is one of the conditional uses listed for the zoning district in which the
property is located, or is a substantially similar use as determined by the Zoning
Administrator.
Use Automobile Sales is specifically listed as an acceptable Conditional Use in the GB,
General Business District.
(b) The use is in harmony with the general purpose and intent of the Comprehensive
Plan.
The Comprehensive Plan guides this property as University Mixed Use. Holding offices
for the taxi company is consistent with the types of uses that would be guided as
University Mixed Use.
(c) The use will not impose hazards or disturbing influences on neighboring properties.
The proposed use would not cause any disturbing influences on neighboring properties
because no change to the business will occur. No vehicles will be stored on site and all
vehicles for sale would be stored inside an enclosed building.
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March 6, 2012
(d) The use will not substantially diminish the use of property in the immediate vicinity.
The use of neighboring properties would not be diminished in any way with the proposed
use of the subject property.
(e) The use will be designed, constructed, operated and maintained in a marmer that is
compatible with the appearance of the existing or intended character of the
surrounding area.
No external changes to the property will be made with the proposed Conditional Use
Permit.
(f) The use and property upon which the use is located are adequately served by essential
public facilities and services.
This is a correct statement.
(g) Adequate measures have been or will be taken to minimize traffic congestion on the
public streets and to provide for appropriate on -site circulation of traffic.
The on -site circulation of traffic will remain unchanged.
(h) The use will not cause a negative cumulative effect, when considered in conjunction
with the cumulative effect of other uses is the immediate vicinity.
This is a correct statement.
(i) The use complies with all other applicable regulations for the district in which it is
located.
This is a correct statement.
Staff recommends that the Planning Commission approve the proposed Conditional Use Permit
to operate a used car dealership from the property located at 5009 University Avenue. Should
the Planning Commission recommend approval, Staff has supplied a list of conditions to help
regulate the proposed use at its proposed location. Those conditions are part of the motion if the
CUP is approved.
Questions from members:
Peterson asked why he needed a license to purchase vehicles from the MN State auction. Sargent
explained the State requires him to have one and the City requires one if he is using his
Columbia Heights business address for this purpose. Peterson then asked why he doesn't do this
from his address in Minneapolis where he actually stores his cars. Sargent said he can't speak to
that as he doesn't know the situation with that lot. He said Mr. Ali uses his office in Columbia
Heights as his official business address, and therefore, we are considering his request for the
CUP.
Page 17
March 6, 2012
Peterson asked Mr. Ali what he intended to do with the damaged white Jeep Cherokee that is
currently parked behind his office location. Mr. Ali said that is not his vehicle. Peterson then
asked how many vehicles Mr. Ali could fit inside his business if he did finalize a sale at that
location. Ali stated he can fit two vehicles inside the business location.
P'iorendino clarified that it is a condition of the permit being approved that any vehicle for sale
would have to be kept inside the building. No vehicles could be stored outside with for sale
signs on them. Sargent told him that is correct. The only vehicles he could park outside are his
taxis.
Public Hearing Opened:
Mitchell Watson from 5056 4 "' St has concerns about this permit being approved. I-Ie doesn't
believe this site is suitable for this type of business. Mr. Watson passed out pictures he had taken
of the parking lot for this strip mall at various times of the day over a week long period to prove
there is no room to park cars for sale in the lot.
The commission members told Mr. Watson that this issue is addressed by the conditions placed
on the CUP to prevent this from happening. Peterson asked how we would know if a vehicle
parked on site is for sale or not. Sargent said unless they have a for sale sign on them, we
wouldn't necessarily know. He asked if there was any way to control parking in small strip
malls. Sargent responded that is an issue between the landlord and tenant as part of their lease
agreement.
Peterson then suggested changing the language in condition #3 from "and" to "or"
Public Hearing Closed.
Motion by Peterson, seconded by Fiorendino, that the Planning Commission recommends that
the City Council approve the Conditional Use Permit for used automobile sales located at 5009
University Avenue, subject to certain conditions of approval that have been found to be
necessary to protect the public interest and ensure compliance with the provisions of the Zoning
and Development Ordinance, including:
1. All vehicles for sale on the properly must be kept indoors at all times.
2. Outdoor vehicle display areas within the public right -of -way are prohibited.
3. The outdoor storage of inoperable, junk vehicles or vehicles with expired tabs is
prohibited.
4. The property must adhere to all other applicable regulations pertaining to used car sales
as outlined in Code Section 9.107 (C)(7).
All ayes. MOTIONPASSED. The following Resolution will go to the City Council March 12`x'.
Page 18
March 6, 2012
RESOLUTION NO.2012 -XXX
RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR
GOLDSTAR TAXI TO ALLOW A USED CAR DEALERSHIP IN THE GENERAL BUSINESS
DISTRICT IN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2012 -0303) has been submitted by Nabil Ali to the City Council
requesting a conditional use permit from the City of Columbia Heights at the following site:
ADDRESS: 5009 University Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per Code
Section 9.110 (E)(3)(d), to allow a used car dealership in the GB, General Business District at 5009
University Avenue NE.
WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on
March 6, 2012;
WHEREAS, the City Council has considered the advice and recommendations of the Planning
Commission regarding the effect of the proposed conditional use permit 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 City Council of the City of Columbia Heights after
reviewing the proposal, that the City Council accepts and adopts the following findings of the Planning
Commission:
I. The use is one of the conditional uses listed for the zoning district in which the property is
located, or is a substantially similar use as determined by the Zoning Administrator.
2. The use is in harmony with the general purpose and intent of the Comprehensive Plan.
3. The use will not impose hazards or distributing influences on neighboring properties.
4. The use will not substantially diminish the use of property in the immediate 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. The use and property upon which the use is located are adequately served by essential public
facilities and services.
7. Adequate measures have been or will be taken to minimize traffic congestion on the public streets
and to provide for appropriate on -site circulation of traffic.
8. The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
9. The use complies with all other applicable regulations for the district in which it is located.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become part of this permit and approval; and in granting this permit the city and the applicant agree that
this permit shall become mill and void if the project has not been completed within one (1) calendar year
after the approval date, subject to petition for renewal of the permit.
March 19
March 6, 2012
CONDITIONS ATTACHED:
1. All vehicles for sale on the property must be kept indoors at all times.
2. Outdoor vehicle display areas within the public right -of -way are prohibited.
3. The outdoor storage of inoperable, junk vehicles or vehicles with expired tabs is prohibited.
4. The property must adhere to all other applicable regulations pertaining to used car sales as
outlined in Code Section 9.107 (C)(7).
NEW BUSINESS
Sargent stated that the first group had completed the Citizen's Academy. He said staff received a
lot of positive feedback from the participants in a survey they completed at the final session. He
told the members that several of the participants are eager to get involved in some fashion. He
hopes they will offer this program again next year.
Sargent then told them that the City Council recently gave staff direction to form a Steering
Committee to look at several of the City's Ordinances and the Design Guidelines to update them.
He explained how the committee would be made up of several business owners, a Council
member, a Planning Commission member, a staff member, and a resident. Sargent explained
that the Sign Ordinance is one of the items needing updating, and the input from business owners
who would be affected is important. He also said staff recommends appointing someone who
just completed the Citizen's Academy to this committee. The Commission felt this was a good
idea also.
The meeting was adjourned at 8:55 pm.
Respectfully submitted,
Shelley Hanson
Secretary
CITY OF COLUMBIA HEIGHTS PLANNING REPORT
CASE NUMBER: 2012 -0401
DATE: April 3, 2012
TO: Columbia Heights Planning Commission
APPLICANT: City of Columbia Heights
LOCATION: City Wide
REQUEST: Zoning Amendment for Precious Metal Dealers
PREPARED BY: Jeff Sargent, City Planner
INTRODUCTION
Due to an inquiry about precious metal dealers, Staff noticed that the Zoning Code does
not specifically address this type of business. The Zoning Code does not define this type
of business, nor does it regulate which zoning district such business may locate. By
conducting a thorough review of the City's Municipal Code, it was discovered that a
precious metal dealer business is licensed in the same category as pawnshops,
secondhand / consignment stores and check cashing businesses.
Section 5.203 of the City Code defines the purpose of licensing these types of businesses:
The City Council of the City of Columbia Heights finds that pawnbrokers,
secondhand goods merchants and precious metal dealers potentially provide an
opportunity for the concealment of crimes because such businesses have the
ability to receive and transfer stolen property easily and quickly. The City Council
also finds that consumer protection regulation is warranted in transactions involving
pawnbrokers, secondhand goods merchants and precious metal dealers. The
purpose of this section is, therefore, to prevent pawnbroking, secondhand goods
and precious metal businesses from being used as facilities for commission of
crimes and to assure that such businesses comply with the basic consumer
protection standards, thereby protecting the public health, safety and general
welfare of the residents of the city.
At this time, Staff proposes an amendment to the Zoning Code to define "Precious Metal
Dealer" and regulate which zoning district it may be located in. In order to be consistent
with the licensing procedures already established in the City Code, Staff proposes
classifying this type of business in a similar manner as pawnshops, secondhand /
City of Columbia Heights Planning Commission April 3, 2012
City of Columbia Heights, Precious Metal Dealers Case # 2012 -0401
consignment stores and check cashing businesses, with similar regulations and zoning
requirements.
Zoning Requirements
In order to stay consistent with the licensing classification of precious metal dealers, the
following zoning requirements are proposed:
1. Shall be allowed in the GB, General Business District only, as a Conditional Use
Permit.
2. The use shall be located at least 3,000 feet from all existing precious metal dealers,
pawnshops, currency exchanges and secondhand / consignment stores.
1 All receipt, sorting and processing of goods shall occur within a completely enclosed
building.
COMPREHENSIVE PLAN
One of the goals of the Comprehensive Plan is to preserve and enhance the existing viable
commercial areas within the community, and to promote reinvestment in properties by the
commercial and industrial sectors. Regulating precious metal dealers would help
strengthen viable commercial areas in the City.
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 of the goals of the Comprehensive Plan is to preserve and enhance the
existing viable commercial areas within the community, and to promote
reinvestment in properties by the commercial and industrial sectors. Regulating
precious metal dealers would help strengthen viable commercial areas in the City.
2. The amendment is in the public interest and is not solely for the benefit of a
single property owner.
The proposed amendment would apply to all commercial districts throughout the
City.
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 property in question are compatible with
the proposed zoning classification.
Page 2
City of Columbia Heights Planning Commission
City of Columbia Heights, Precious Metal Dealers
April 3, 2012
Case # 2012 -0401
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
property was placed in the current zoning classification.
The amendment would not change the zoning classification of a particularproperty.
RECOMMENDATION
Motion: That the Planning Commission recommends that the City Council approve the
proposed zoning amendment.
Attachments
i Draft zoning ordinance
Page 3
DRAFT ORDINANCE NO. XXXX
BEING AN ORDINANCE AMENDING ORDINANCE NO. 1490, CITY CODE OF
2005 RELATING TO PRECIOUS METAL DEALERS WITHIN THE CITY OF
COLUMBIA HEIGHTS
The City of Columbia Heights does ordain:
Chapter 9, Article I, Section 9.103 of the Columbia fIeights City Code, is proposed to
include the following additions and deletions:
§ 9.103 DEFINITIONS.
For the purpose of this article, the following definitions shall apply unless the context
clearly indicates or requires a different meaning.
PAWNBROKER. A person who loans money on deposit or pledge of personal
property or other valuable items or who deals in the purchasing of personal property or
other valuable items on condition of selling the same back again at a stipulated price or
who loans money secured by security interest on personal property or any part thereof.
PAWNSHOP. A business establishment operated by a pawnbroker.
PRECIOUS METALS. Gold, silver or platinum.
PRECIOUS METALS DEALER. Any person, partnership or corporation, either
as principal or agent, who engages in the business of buying or selling secondhand items
containing precious metal, including but not limited to jewelry, watches, coins, eating
utensils, candlesticks, decorative objects and ingots.
PRECIOUS METALS DEALERSHIP. Any business establishment operated by
a precious metals dealer.
Chapter 9, Article I, Section 9.107 (C)(14)(a) 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 specific
development standards:
(14) Consignment /secondhand store.
(a) Consignment /secondhand stores shall be identified as stores whose
primary existence is derived from more than 50% used, consigned, or secondhand
merchandise. The use shall be located at least 3,000 feet from all existing
consignment /secondhand stores, currency exchanges, and pawnshops and precious
metal dealerships.
[(b) — (h) shall remain unchanged.]
Chapter 9, Article I, Section 9.107 (C)(15)(a) 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 specific
development standards:
(15) Currency exchange.
(a) The use shall be located at least 3,000 feet from all existing
currency exchanges, consignment/secondhand stores, and pawnshops and precious
metal dealerships.
[(b) — (c) shall remain unchanged.]
Chapter 9, Article I, Section 9.107 (C)(37)(a) of the Columbia Heights City Code, is
proposed to include the following additions and deletions:
§ 9.107 SPECIFIC DEVELOPMENT STANDARDS
(C) Speciftc development standards. The following uses are subject to specific
development standards:
(37) Pawnshop.
(a) The use shall be located at least 3,000 feet from all existing
pawnshops, currency exchanges, and consignment /secondhand stores and precious
metal dealerships.
[(b) — (f) shall remain unchanged.]
Chapter 9, Article I, Section 9.107 (C)(38) 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 specific
development standards:
(38) Precious Metal Dealership
(a) The use shall be located at least 3,000 feet from all existing
precious metal dealerships, pawnshops, currency exchanges and
consignment /secondhand stores.
(b) The window and door area of any existing first floor fagade
along a public street or sidewalk shall not be reduced, nor shall changes be made to
such windows and doors that block views into and out of the building at eye level.
(e) For new construction, at least 30% of the first floor fagade
along a public street or sidewalk shall be windows or doors of clear or lightly- tinted
glass that allows views into and out of the building at eye level.
(d) The use of bars, chains or similar security devices that are
visible from a public street or sidewalk is prohibited.
(e) All receipt, sorting and processing of goods shall occur within a
completely enclosed building.
[Current Sections 9.107 (38) — (51) shall be renumbered accordingly]
Chapter 9, Article I, Section 9.110 (E)(3) of the Columbia Heights City Code, is proposed
to include the following additions and deletions:
§ 9.110 COMMERCIAL DISTRICTS
(E) GB, General Business District
(3) Conditional uses. Except as specifically limited herein, the following uses
may be allowed in the GB, General Business District, subject to the regulations set forth
for conditional uses in § 9.104, Administration and Enforcement, and the regulations for
specific uses set forth in § 9.107, Specific Development Standards:
(u) Precious metal dealerships.
Section 2:
This ordinance shall be in full force and effect from and after 30 days after its
passage.
First Reading: April 9, 2012
Second Reading: April 23, 2012
Date of Passage:
Offered by:
Seconded by:
Roll Call:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
City Clerk/Council Secretary