Loading...
HomeMy WebLinkAbout2-5-13PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING FEBRUARY 5, 2013 7:00 PM The meeting was called to order at 7:00 pm by Chair Marlaine Szurek. Commission Members present- Little, Fiorendino, Kinney, and Szurek Also present were Sheila Cartney (Asst. Community Development Director), and Shelley Hanson (Secretary) and Gary Peterson (Council Liaison). Motion by Fiorendino, seconded by Little, to approve the minutes from the meeting of January 2, 2013. All ayes. MOTION PASSED. PUBLIC HEARINGS CASE NUMBER: 2013-0102 APPLICANT: Tier 2 Funding LOCATION: 47th and Central Ave NE Grand Central Lofts 2nd Addn. REQUEST: Preliminary Plat Approval, Vacation of Drainage and Utility Easements, Site Plan Approval Cartney explained that at this time, the applicant is requesting three approvals to build 9 detached single family homes. They are as follows: A Preliminary/Final Plat approval. The vacation of Drainage and Utility Easements. A Site Plan Approval. The original plan was approved for 11 attached townhome units. BACKGROUND In 2003, a site plan was approved for three condominium buildings containing 66 units each and 21 townhomes in six groupings, with associated open space and a community center. The request is to “replat” the townhome lots and outlot (leaving the condos and community center as is). The townhomes were originally platted as Lots 1-4, Block 1, Lots 1-4 Block 2, Lots 1-2 Block 3, Lots 1-3 Block 4, Lots1-4 Block 5, Lots 1-4 Block 6, and Outlot B, Grand Central Lofts Second Addition. The community center is Lot 1 Block 7, Grand Central Lofts Second Addition. Ten townhouses have been built at this time. The townhouses were approved with a stucco and stone veneer finish with a half-timber decorative accent. COMPREHENSIVE PLAN The subject property is guided Transit Oriented Development in the 2010 Comprehensive Plan. Transit-oriented development land use areas typically include a mix of retail, office and higher density residential uses, and are located along University Avenue and Central Avenue due to the frequency of transit service along these corridors. Replacing townhomes with small lot single family homes is consistent with the comprehensive plan designation and goals. P & Z Minutes Page 2 February 5, 2013 ZONING ORDINANCE The subject site is zoned MDX, Mixed Use District as are the properties to the south. The properties to the east are zoned R-2A, One and Two Family Residential and the properties to the north are zoned R-1 Single Family Residential, the properties to the west are zoned GB, General Business. Preliminary/Final Plat As stated before the applicant is proposing the reduce the remaining 11 townhouse lots down to 9 single family lots, by way of Preliminary and Final Plat. This will also cause some drainage and utility easements to be vacated. The townhouses that are built will remain as originally platted as well as the community center. The new Plat Cottages at Grandview will create Lots 1-9 Block 1, Outlot A and Outlot B. Each house will be platted on their own lot. The majority of the lots will be 4,050 square feet while two lots will be 4,350 square feet (originally 2,460). The existing drainage and utility easements for Lots 1-3 Block 4, Grand Central Lofts Second Addition will be vacated and rededicated with the Cottages at Grandview Plat. The roads will remain private, but will be installed in accordance with Engineering standards plates. Site Plan Approval As previously explained the applicant is proposing a new plat to create 9 single family lots replacing the 11 previously approved attached townhouses. The subject site is located in the Highway District of the Design Guidelines. The new single family homes will be part of the association however the exact details have not been worked at the time this report was written. LOTS: The subject property is zoned Mixed Use and does not have specific lot size and setback requirements. The average proposed lot is 4,050 square feet and two lots are 4,250 square feet. The proposed setbacks are front=15 feet, rear=10 feet, sides=5 feet. Each lot will have their own driveway and garage for parking. BUILDING DESIGN: The design guidelines specifically allow the following materials for residential development in the Highway District: wood, consisting of horizontal lap siding with an exposure no greater than 5 inches or wood shakes; surfaces must be painted; Synthetic wood (fiber cement) siding resembling horizontal lap siding, such as Hardiplank and similar materials. As proposed the single family homes will meet this requirement. A hardboard LP siding is proposed with wood and shake accents similar to what is on the townhouses now. The color scheme is neutral (attached). LANDSCAPING: A majority of the original landscaping requirements have been met. The applicant will install 8-9 evergreen trees in the backyard of the new lots. P & Z Minutes Page 3 February 5, 2013 FINDINGS OF FACT Preliminary Plat Section 9.104 (K) of the Columbia Heights zoning code requires that the City Council make each of the following findings before approving a preliminary plat: The proposed preliminary plat conforms to the requirements of §9.115. Code Section 9.115 is the Subdivision Regulations. The preliminary plat application meets all the requirements outlined in this section. The proposed subdivision is consistent with the Comprehensive Plan. Replacing townhomes with small lot single family homes is consistent with the comprehensive plan designation and goals. The proposed subdivision contains parcel and land subdivision layout that is consistent with good planning and site engineering design principles. The preliminary plat reduces the number of lots and units in the same area in an attempt to promote good planning design principles. Vacation Section 9.104 (I) of the Columbia Heights zoning code requires that the City Council make each of the following findings before vacating a street, or other public alley or right-of-way: No private rights will be injured or endangered as a result of the vacation. Drainage and utility easements are being vacated with the new plat on account of the new lot configuration. These easements serve the same purpose as originally approved. The public will not suffer loss or inconvenience as a result of the vacation. The drainage and utility easements that are being vacated are due to lot configuration and new drainage and utility easements will placed on the new lots, therefore serving the same purpose; there is no loss or inconvenience. Site Plan Approval Section 9.104 (M) requires that the Planning and Zoning Commission shall make each of the following findings before approving a site plan: The site plan conforms to all applicable requirements of this article The site plan conforms to parameters of the Mixed Use Zoning District and the Design Guidelines, and conforms to all other applicable requirements of the code. The site plan is consistent with the applicable provisions of the city’s comprehensive plan. The site plan is consistent with the Comprehensive Plan, as it is a redevelopment initiative that will provide housing along the Central Avenue corridor and provide a mixed use near transit. P & Z Minutes Page 4 February 5, 2013 The site plan is consistent with any applicable area plan. There is no applicable area plan for this section of the city. The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right-of-way. The subject site is surrounding by residential and commercial uses. The proposal reduces the number of units and lots lessening the impact to the area. Cartney told members that the water connections need to be made to the main and that they will be altered somewhat from the original plan. The developer is working with the Public Works Department to do the appropriate connections per the City’s requirements. Staff recommends approval of the Preliminary Plat, the Vacation of Drainage and Utility Easements, and the Site Plan. Questions from members: Little asked if these homes would be part of an HOA. Cartney responded that they would be part of the Master Association and possibly part of the townhouse association as well. Those details are still being worked out by attorneys. He wanted to know if there were any restrictions in the previous plan regarding the units being used as rental property. Cartney said she believed there was, but doesn’t know the exact percentage. That issue will be dictated by the association documents. Kinney asked if there would be terracing behind the units due to the steep elevation change, and if there would be any fencing restrictions since the yard areas are so small. Kinney also was concerned that she didn’t see any plans for sidewalks in front of the homes and this is supposed to be a pedestrian friendly development as it is in the Transient Oriented Zoning District. Brent Hislop from Synergy and Tom Koosman from Tier 2 (Builder) were present to answer questions. Hislop stated it is their intent and the HOA’s that these units be owner occupied. He believes the documents will require 90% + be owner occupied. Hislop then addressed the elevation issues and stated the rear elevations will be similar to what was originally planned if the attached townhomes would have been constructed. He said these detached homes will have lookout basements and the properties will be re-graded accordingly and evergreens will be planted behind the units. Hislop also stated that it will be written into the HOA docs that fencing will not be allowed. Fiorendino asked why the developer decided to change from townhouses to detached style homes on small lots to finish this portion of the development. Hislop said the market went through a big change over the last 6 years and this proposal is to meet the current market demand. He said this type of housing is more attractive to today’s buyers. Little asked what price point they would be looking at for these units. Hislop thought they would be in the price range of $250,000-$300,000. P & Z Minutes Page 5 February 5, 2013 Public Hearing Opened: Paul Biernat from 1070 Grandview Court was there to represent the Condo Building Association and the Master Association. He wanted to make sure the builder and developer are aware of certain issues: The drainage on this entire site is poor. There is flooding and water issues on several of the lots. The drainage pond fills up for at least a day or more and believes that the basements of the proposed homes will flood. The extra water hook ups that aren’t used will have to be capped. He wants that done on the inside of the water line so the street is not disturbed. He would also like to see as many of the unused connections get re-purposed for the irrigation system as possible. The Associations do not want the integrity of the private street that was just resurfaced damaged in any way. Hislop agreed with Mr. Biernat and the associations. There will probably be three connections not used for the water lines to the new homes. He is proposing to use two of them for the irrigation system. However, there still may be a need to cap one or more of the hookups and this will require cutting into the street. He has discussed this with the City Engineer who has stated this proposal is inconsistent with City procedure based on an Ordinance passed by the City Council. The City Engineer cannot grant permission to violate an Ordinance. The City Council is the only body who can grant exceptions to Ordinance requirements. Szurek stated this matter will be noted in the minutes of the meeting for the City Council’s consideration. Hislop stated that both he and the builder don’t want water issues in the basements either. He will double check with the City Engineer to confirm that the current drainage pond design was approved as adequate for the previous development plan. It is possible that something in the system is plugged which may affect how the system functions. He said this new plan will have less impervious surface so it shouldn’t make it worse if it was designed correctly to begin with. John Bush from 1070 Grandview Court said he bought his condo as a retirement place. He said the building is basically young professionals with no children or those close to retirement. He was concerned that the demographics of the area will be changed and he doesn’t feel it is a “family oriented area”. He also mentioned the steep elevations and the open drainage pond as not being a safe environment for children. He realizes that when times are tough, plans get changed, but he doesn’t want to see the wrong thing done. He stated he thinks the City owes something to the present owners. Fiorendino asked what he thought would be a better use. Bush said he would rather see townhomes constructed as they wouldn’t attract families, and to wait longer for that market to pick up. Fiorendino reminded him that it has been almost 10 years with no progress on that site, and he feels the proposed plan is actually similar to what was originally proposed, except the living units are P & Z Minutes Page 6 February 5, 2013 detached from one another. Bush then went on about the inspector not doing a good job inspecting when the condo buildings were built. He said the windows are poor quality and the units are cold and there is flooding during heavy rains on most of the grounds. These matters are not necessarily inspection related, but quality of construction materials for the most part. Little asked the builder if all the units would be built on speculation of sale. Hislop said they would first construct a model home and when that sells they would start another. Little told Bush that he lives in a townhouse himself and that children live in townhouses too, and there is no way to dictate what type of unit people with children should buy. The market has changed and many young families prefer to be part of associations so they do not have the yard work and outside maintenance to contend with. Little asked Hislop if he had done a market study. Hislop stated that they have worked with the Builder’s Association and various Realtors who state this is the type of housing buyers are now looking for. Buyers are looking for units to have enough space, without common walls, and no yard maintenance. This project would most likely attract young professionals who work or seek entertainment downtown and this location provides easy access for that. Kinney again stated that she is concerned that ¾ of the development had sidewalks and that none are planned for this east side. Linda Arnold from 4813 Grand Ave is President of the Townhouse Board. She questioned Kinney about her concern regarding the sidewalks. Kinney stated it is a general requirement for this zoning district. Hislop stated that after reviewing the pictures of the development there are no sidewalks currently along the west side or north side townhouses. The only place there is sidewalks is along the south side of the townhouses, and around the Community Center. That was the way the original plan was approved. Arnold explained that the 9 new units will be part of the Master Association. She doesn’t know if it will also be part of the townhouse association or a separate association. Lawyers are working on it so it hasn’t been decided yet. It was agreed that the rental restrictions should be similar to the other associations. She stated that the neighbors would like to see 3 BR, plus lofts or dens, rather than 4 BR homes which would certainly attract families with children. Arnold told the Commission that they did a straw poll at their meeting the other night and that 18 out of 19 were in favor of the development. Renee Tasaka from 1120 Lincoln Terrace got a letter regarding this project and didn’t understand why. Fiorendino explained she got the letter because she lives close to the area, but she has no direct involvement or responsibility regarding the construction. There was a question about the height of the proposed houses compared to the townhouses that were originally planned. Hislop stated the height the houses are the same as the townhouses that are currently on site. He again reviewed the plan to minimize the elevation or slope behind the houses. Kristin Erickson of 4837 Grand Ave is concerned about the pond flooding once more roofs are added that will drain into it. P & Z Minutes Page 7 February 5, 2013 Karen Kukiella of 4858 Grandview Court said the City Engineer should look at the water running out of the Cheery Heights neighborhood onto their property. Some of the drainage is diverted directly onto the Grandview site. She said that if some of that water was re-directed it may alleviate some of their issues. She said the water from Cheery Heights has washed out the boulder retaining walls in the past. Kukiella said there at least three houses that direct their gutters onto the Grandview site. Szurek stated that is good information and that it will be passed onto the City Engineer so it can be looked into further. Fiorendino asked what input the Engineering has in this process. Cartney explained that the City Engineer reviews and approves the Preliminary Plat and the final Site Plan. Cartney will forward the information discussed at this meeting to him. Andrea owns one of the townhomes on the south end which is on a flatter lot. She said that even her lot floods and has standing water on it when it rains. Public Hearing Closed. Fiorendino told the audience that the Commission will be approving the Site Plan and vacation of the easements, but the City Council is the approving body for the Preliminary Plat. So this item will go to the City Council at the February 11, 2013 meeting. Motion by Fiorendino, seconded by Kinney, that the Planning Commission recommend the City Council approve the preliminary plat based on following conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: Each lot will require erosion control measures – they need to be installed and inspected by the City prior to any site activities beginning (as lots are built). Catch basin inlet protection shall be provided on the downstream catch basins. All work within public easement shall be inspected by the City Engineering Department. 24-hour advance notice of an inspection is required. At the street cuts – the street restoration shall be in accordance with Engineering standard plates. The pavement wear course was placed in 2012, which requires curb to curb pavement restoration. Curbing installation shall meet City standard plate requirements. New sewer and water service installations and service disconnects shall be inspected by Public Works. That the capping of the water connections be brought to the City Council’s attention for consideration. (As referenced in these minutes-- page 5). All ayes. MOTION PASSED. P & Z Minutes Page 8 February 5, 2013 Motion by Fiorendino, seconded by Kinney, that the Planning Commission recommends approval of the requested vacation of drainage and utility easements. All ayes. MOTION PASSED. Motion by Fiorendino, seconded by Kinney, to waive the reading of Resolution No. 2013-PZ01, there being ample copies available to the public. All ayes. MOTION PASSED. Motion by Fiorendino, seconded by Kinney, to adopt Resolution No. 2013-PZ01, being a resolution approving a site plan for 9 single family lots located at Grandview Cottages subject to the following conditions: The approved plans are limited to 9 detached single family homes The styles of homes are limited to the three plans that are shown as Plan A,B,C on Concept Elevations Sheet received December 3, 2012 Exterior color package is limited to the colors presented on color package sheet dated received on December 3, 2012 All ayes. MOTION PASSED. RESOLUTION NO. 2013-PZ01 RESOLUTION OF THE PLANNING AND ZONING COMMISSION APPROVING A SITE PLAN FOR THE CONSTRUCTION OF 9 SINGLE FAMILY HOMES LOCATED AT COTTAGES AT GRANDVIEW WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA WHEREAS, a proposal (Case #2013-0102) has been submitted by Tier 2 Funding, to the Planning and Zoning Commission requesting a site plan approval from the City of Columbia Heights at the following site: ADDRESS: Cottages at Grandview (47th and Central Ave) LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for the construction of a 9 single family homes located at Cottages of Grandview (47th and Central Avenue NE). WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on February 5, 2013; 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: P & Z Minutes Page 9 February 5, 2013 The site plan conforms to all applicable requirements of this article. The site plan is consistent with the applicable provisions of the city’s comprehensive plan. The site plan is consistent with any applicable area plan. 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: The approved plans are limited to 9 detached single family homes The styles of homes are limited to the three plans that are shown as Plan A,B,C on Concept Elevations Sheet received December 3, 2012 Exterior color package is limited to the colors presented on color package sheet dated received on December 3, 2012. Passed this 5th day of February 2013. Offered by: Fiorendino Seconded by: Kinney Roll Call: All ayes Chair 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. Tier 2 Funding Date OTHER BUSINESS There was no other business. The meeting was adjourned at 8:00 pm. Respectfully submitted, Shelley Hanson Secretary