HomeMy WebLinkAbout03-2-2016 Minutes
DRAFT MINUTES OF
PLANNING AND ZONING COMMISSION
MARCH 2, 2016
7:00 PM
The meeting was called to order at 7:00 pm by Vice Chair Fiorendino.
Commission Members present- Buesgens, Fiorendino, and Hoium.
Members Absent: Szurek
Also present were Elizabeth Holmbeck (Planner), and Shelley Hanson (Secretary) along with Council Liaison,
John Murzyn.
Motion by Buesgens, seconded by Hoium, to approve the minutes from the meeting of November 4, 2015. All
ayes. MOTION PASSED.
Staff introduced the Commission members to Keith Dahl, the new Economic Development Manager in the
Community Development Dept.
PUBLIC HEARINGS
CASE NUMBER: 2016-0301
APPLICANT: Jay Feider, Stanley Wencl
LOCATION: 3836 Stinson Blvd
REQUEST: Site Plan Approval
Holmbeck stated that Jay FIeder on behalf of Stanley and Wencl, has applied for Site Plan Approval, and is
proposing to construct a new commercial building on the property located at 3836 Stinson Blvd. NE. The
property has been vacant for approximately four years. The existing building has been demolished, and the
applicant is proposing to build a two-phased development on the vacant lot. The first phase will include a 5,120
sq. ft. commercial building, which will house a dental office and one-two other tenants.
The dentist office is an expansion of an existing Columbia Heights business, Care Point Dental, currently
located on Central Avenue. The existing office location is not expected to close rather the new one will be part
of an expansion. Phase one construction is expected to begin this spring. The owner of the property is planning
to be open for business this summer and is seeking one-two other commercial-medical tenants to lease the other
side of the building.
Phase two is for a proposed 10,240 sq. ft. building which will be marketed to other commercial-medical types
of uses. Currently there is no construction timeline for phase two. The building will be marketed to commercial-
medical types of uses that are permitted within that Zoning District. The proposed development will include a
10 foot wide bituminous public trail on the north side of the lot and a decorative water ponding feature on the
west side of the lot. A narrative provided by the applicant, is attached for your review.
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ZONING ORDINANCE
The property located at 3836 Stinson Blvd. NE. is located in the Limited Business Commercial Zoning District.
The properties located to the north and south are located in the Limited Business Commercial Zoning District.
The properties to the west are zoned in the Pubic Open Space District and the R-3, Multiple Family Residential
District. The properties to the east are located in the City of St. Anthony.
COMPREHENSIVE PLAN
The Comprehensive Plan’s future land use plan, guides this property for High Density Residential. The
Comprehensive Plan designates this property and the surrounding area as an area of opportunity, specifically
guided as Transit Oriented Mixed-Use Development. The City’s Mixed-Use Districts allow for residential,
commercial, and institutional uses
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The intersection at Stinson Boulevard and 37 Avenue NE., just south of the subject property, is a major
roadway with in the community. Since this is considered a gateway to the City, development at this intersection
should be attractive and facilitate commercial and retail opportunities. The proposed Stinson Business Center,
which will enhance the economic viability of the area, is consistent with the goals and intent of the
Comprehensive Plan.
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The City will be reconstructing Stinson Boulevard from 37Avenue NE to Silver Lane. The reconstruction will
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include a bituminous trail along Stinson Boulevard from 37 Place to 40 Avenue NE. The street reconstruction
is expected to begin in May and be completed in October. The proposed Stinson Business Center development
will include a public trail on the parcel, which will enhance the pedestrian and transit connections to the
surrounding area and newly reconstructed Stinson Boulevard.
DESIGN GUIDELINES
The subject property is not located in the Design Guideline Overlay District and as such, is not governed by the
Design Guideline standards.
SITE PLAN
The proposed Site Plan is for Phase 1 and Phase 2 of the Stinson Business Center Development. Phase 1
construction is expected to begin this spring. The applicant has indicated that Phase 2 will be completed at a
later date. When Phase 2 constructions plans are submitted, staff will review to ensure the plans meet the
approved Site Plan. If the plans for Phase 2 change significantly from what is approved by the City Council, the
applicant will be required to resubmit for Site Plan Approval before construction can begin. Specific site
requirements such as governance of the public trail and storm water retention pond will be outlined in a
Development Contract, and approved by the Columbia Heights City Council at a later date and prior to
construction.
1.Parking
The proposed plan identifies 34 parking stalls for Phase 1 of the development. Staff believes this number is
adequate, as it is exceeds the minimum zoning requirement. The Zoning Ordinance requires 1 parking space per
300 sf, gross floor area for a Medical or Dental Clinic. By this standard, the plan exceeds the required 17
required spaces with an additional 17 spaces (5,120 sf /300=17).
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March 2, 2016
Parking requirements are determined by the use of the property. For Phase 2 of the development, the plan
identifies 30 additional stalls. The owner is intending to market the remaining space to other medical type uses.
Staff has performed calculations based on other permitted types of uses in the Limited Business Zoning District.
If the intended use changes when Phase 2 is finished, staff believes the parking will be sufficient for the other
allowable uses in this zoning district. However, staff has added a condition to the Site Plan to ensure parking
requirements are met in the future. The applicant is required to meet the parking requirements for Phase 2
based on the use of the building.
2.Access
The site will be served by two access points. The main entrance off Stinson Boulevard is considered the primary
access point. The access on McKinley Street is the secondary access point. Due to the City’s street
reconstruction on Stinson Boulevard, the business will most likely, depending on construction timing, use the
access on McKinley Street during the street reconstruction.
3.Landscape
The proposed landscaping materials are shown on the attached Landscape Plan. The applicant is proposing a
storm water retention pond to be located on the southwest corner of the parcel. The applicant is proposing to
plant trees and shrubs which will complement the layout of the development. The proposed development will be
within close proximity to Prestemon Park. The bituminous trail which will span the north end of the parcel from
Stinson Boulevard to McKinley St. will provide pedestrian connectivity to nearby amenities within the
surrounding area.
FINDINGS OF FACT
Section 9.104 (N) 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 applicable Zoning Code requirements are achieved.
b.The Site Plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
The Comprehensive Plan guides this area for High-Density Residential and Mixed Use Transit Oriented
Development. The proposed Site Plan for the property is consistent with the intent of the Comprehensive Plan.
c.The Site Plan is consistent with any applicable area plan.
There is no area plan for this parcel.
d.The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public right-
of-way.
The proposed Site Plan for the Stinson Business Center meets all the minimum setback requirements and
general development standards outlined in the Zoning Code. Therefore, the properties in the immediate vicinity
of the proposed development should not be adversely impacted.
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Fiorendino asked Holmbeck to review the conditions of approval for the Site Plan for the record. She went
through the eleven conditions and explained them in detail to the members.
Questions/Comments from members:
Hoium asked who would be responsible for paying for the bituminous trail on the north side of the property.
Holmbeck stated the new owner/developer will be required to pay for this as part of the Development
Agreement and Site Plan approval. He then noted the site is currently a mess and needs some major clean up.
He asked if the owner would be required to clean up the entire site and maintain it between Phase 1 and Phase
2. Holmbeck stated they would be expected to maintain the site during and after construction.
Buesgens asked if there would be a sidewalk along Stinson Blvd. Holmbeck stated there would be when
Stinson Blvd. is reconstructed. Buesgens then questioned whether the new building would include Solar panels.
Holmbeck stated she did not think that was part of their plan.
Fiorendino asked if they would be required to construct the retention pond as part of the Phase 1 construction.
Holmbeck told members they must include the water management plan in Phase 1. She also explained that
construction cannot begin until the Site Plan is approved and the contract is signed.
Buesgens asked if the swale area would be changed. Holmbeck wasn’t sure if that was part of this property or
not. Jay Fieder stated he thought the swale area is part of the property to the north of this site, under the control
of a different owner. Fieder also told members that the water retention pond has been approved by water shed
management and will be done as part of Phase 1.
Fiorendino asked what the time limits are to begin Phase 2. Holmbeck stated the Site Plan is technically in
effect for one year. If he takes longer than that, or changes the plan , he would need to come back for another
Site Plan approval.
Buesgens then asked Fieder if they had made any plans to use Solar Energy. He responded that it was not
currently part of the plan, but they are including other energy efficient methods of construction for this project.
Public Hearing Opened.
No one was present to speak on this matter.
Public Hearing Closed.
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March 2, 2016
Motion by Hoium , seconded by Buesgens , to waive the reading of Resolution No. 2016-PZ01, there being
ample copies available to the public. All ayes. MOTION PASSED.
Motion by Buesgens , seconded by Hoium, to adopt Resolution No. 2016—PZ01, being a resolution approving a
Site Plan, for the proposed Stinson Business Center, subject to the following conditions:
1.The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2.Trash and/or recycling collection areas shall be enclosed on at least three sides by an opaque screening
wall or fence no less than six feet in height. The open side of the enclosure shall not face any public
street or the front yard of any adjacent property.
3.Mechanical equipment shall be placed and/or screened so as to minimize the visual impact on adjacent
properties and from public streets.
4.The Developer shall meet the requirements outlined in the attached report from the Public Works
Director/City Engineer, dated February 25, 2016.
5.All City Storm Water Management requirements, as well as Rice Creek Watershed requirements, shall
be achieved for this property.
6.The Developer must satisfy engineering and site development requirements outlined in the Development
Contract for Stinson Business Center, to be approved by the City Council at a later date, and prior to
construction.
7.The Developer is required to meet the parking requirements for Phase 2 based on the use of the
building.
8.If the proposed plans for Phase 2 deviate from the approved Site Plan, the Developer will be required to
reapply for Site Plan Approval.
9.The Developer shall install a 10 foot wide bituminous trail along the north end of the subject property
from Stinson Boulevard to McKinley St. NE.
10.Site and elevation plans included in this submittal, dated February 5, 2016 and January 27, 2016 shall
become part of this approval.
11.All other applicable local, state, and federal requirements shall be met at all times.
All Ayes. MOTION PASSED
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March 2, 2016
RESOLUTION NO. 2016-PZ01
A resolution of the Planning and Zoning Commission for the City of Columbia Heights, Minnesota,
Whereas, a proposal (Case # 2016-0301) has been submitted by Jay Feider on behalf of Stanley and Wencl, to
the Planning and Zoning Commission requesting Site Plan Approval from the City of Columbia Heights at the
following site:
Address: 3836 Stinson Boulevard NE., Columbia Heights, MN 55421
Legal Description: On file at City Hall.
The applicant seeks the following: Site Plan Approval for a proposed commercial building to be
located at 3836 Stinson Boulevard NE.
Whereas, the Planning and Zoning Commission has held a public hearing as required by the City’s Zoning
Code, on March 2, 2016.
Whereas, the Planning and Zoning Commission has considered the advice and recommendations of 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, in accordance with the foregoing, and all Ordinances and regulations of the City of Columbia
Heights, the Planning and Zoning Commission of the City of Columbia Heights makes the following:
FINDINGS OF FACT
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 approval; and in granting this approval the City and the Applicant agree that this Site Plan
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. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2. Trash and/or recycling collection areas shall be enclosed on at least three sides by an opaque screening
wall or fence no less than six feet in height. The open side of the enclosure shall not face any public
street or the front yard of any adjacent property.
3. Mechanical equipment shall be placed and/or screened so as to minimize the visual impact on adjacent
properties and from public streets.
4. The Developer shall meet the requirements outlined in the attached report from the Public Works
Director/City Engineer, dated February 25, 2016.
5. All City Storm Water Management requirements, as well as Rice Creek Watershed requirements, shall
be achieved for this property.
6. The Developer must satisfy engineering and site development requirements outlined in the
Development Contract for Stinson Business Center, to be approved by the City Council at a later date,
and prior to construction.
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March 2, 2016
7. The Developer is required to meet the parking requirements for Phase 2 based on the use of the
building.
8. If the proposed plans for Phase 2 deviate from the approved Site Plan, the Developer will be required
to reapply for Site Plan Approval.
9. The Developer shall install a 10 foot wide bituminous trail along the north end of the subject property
from Stinson Boulevard to McKinley St. NE.
10. Site and elevation plans included in this submittal, dated February 5, 2016 and January 27, 2016 shall
become part of this approval.
11. All other applicable local, state, and federal requirements shall be met at all times.
OTHER BUSINESS
A.Ordinance No. 1626, Text Amendment amending City Code of 2005 Relating to Automotive
Uses
This past November, the City Council voted to approve Emergency Interim Ordinance No. 1622,
imposing a moratorium on all auto related uses throughout the City of Columbia Heights for 6
months (180 days). The moratorium was approved to allow for City staff to study the need for
changes to the City’s Zoning Code as it related to auto uses. Staff is proposing Ordinance No. 1626,
which includes changes to the City’s Zoning Code that would restrict where auto uses are located and
require a minimum lot size of one acre. Staff plans to bring this proposal to the City Council at the
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March 14 and March 28 City Council meeting. Holmbeck reviewed the amendment with the
members.
Buesgens asked if the Commission could make additional suggestions for the City Council to
consider before adopting this Ordinance. Holmbeck told her, they can, that staff would forward
additional comments to them for their consideration. Buesgens said her primary concerns are:
1.Requiring that businesses face the primary street, rather than facing the back especially if they
are abutting a residential area, and to be able to deny a use if they don’t.
2.She wants to make it mandatory that the Design Guidelines be followed. Holmbeck stated
that is always addressed in the Site Plan approval process and that there have only been
exceptions made on occasion due to unusual circumstances. Buesgens doesn’t think there
should be exceptions. Fiorendino disagreed, and stated that there needs to be some flexibility
in order to work with businesses and owners since we have so many that are located on small
lots that often make it impossible to meet all the criteria.
ORDINANCE NO. 1626
BEING AN ORDINANCE AMENDING CITY CODE OF 2005 RELATING TO
AUTOMOTIVE RELATED USES WITHIN THE CITY OF COLUMBIA HEIGHTS
The City of Columbia Heights does ordain:
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March 2, 2016
Section 1:
Chapter 9, Article I, Section 9.110 (F) (3) (c), City Code of 2005, as it currently reads,
is hereby amended as follows:
(3) Conditional uses. Except as specifically limited herein, the following uses may be allowed in
the CBD, Central 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:
(a) Government maintenance facility.
(b) Arcade.
(c) Automobile repair, minor.
(d) Outdoor sales and/or display.
(e) Outdoor storage.
(f) Parking ramp.
(g) Club or lodge.
(h) Fences greater than six feet in height.
Section 2:
Chapter 9, Article I, Section 9.110 (F) (3), City Code of 2005, shall hereafter read as
follows, to wit:
(3) Conditional uses. Except as specifically limited herein, the following uses may be allowed in
the CBD, Central 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:
(a) Government maintenance facility.
(b) Arcade.
(c) Outdoor sales and/or display.
(d) Outdoor storage.
(e) Parking ramp.
(f) Club or lodge.
(g) Fences greater than six feet in height.
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Section 3:
Chapter 9, Article I, Section 9.107 (3) City Code of 2005, is proposed to include the
following addition and shall hereafter read as follows, to wit:
(3) Automobile convenience facility.
(a) The use shall be served by a major collector or higher functional classification of roadway.
(b) All buildings, canopies and pump islands shall meet the setback requirements for a
principal structure in the zoning district in which the use is located.
(c) The storage of inoperable vehicles on the site is prohibited.
(d) The sale or repair of vehicles shall be prohibited.
(e) A landscape buffer with a minimum depth of ten feet shall be installed and maintained
along all abutting public rights-of-way.
(f) Canopy light fixtures shall be completely recessed within the canopy so that the lenses do
not extend below the bottom surface of the canopy.
(g) Wherever fuel pumps are installed, pump islands shall be installed.
(h) A transportation management plan shall be submitted to address off-street parking, bus
loading and unloading, traffic control, and the impact of the facility on surrounding
roadways.
(i) An environmental management plan, including a storm water management and drainage
plan, shall be submitted to address the impact of the facility on the environment.
(j) The use shall employ best management practices regarding the venting of odors, gas and
fumes. Such vents shall be located a minimum of ten feet above grade and shall be
directed away from residential uses. All storage tanks shall be equipped with vapor-
tight fittings to eliminate the escape of gas vapors.
(k) There shall be no exterior display of merchandise for sale exceeding 50 square feet in area.
(l) The premises, all adjacent streets, sidewalks and alleys, and all sidewalks and alleys within
100 feet of the use shall be inspected regularly for the purposes of removing any litter
found thereon.
(m) A minimum of two access points for vehicular traffic shall be provided. Curb cuts shall be
located no less than 50 feet from the intersecting right-of-way line on collector
roadways and no less than 80 feet from the intersecting right-of-way line on arterial
roadways.
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March 2, 2016
(n) All new Automobile Convenience Facilities must be located on a minimum of one acre of
land.
Section 4:
Chapter 9, Article I, Section 9.107 (4) City Code of 2005, is proposed to include the
following addition and shall hereafter read as follows, to wit:
4) Automobile repair, major.
(a) All vehicles waiting for repair or pick-up shall be stored within an enclosed building or in
designated off-street parking spaces.
(b) All work shall be performed within a completely enclosed building.
(c) All vehicles parked or stored on site shall display a current license plate with a current
license tab. Outside storage of automobile parts or storage of inoperable or salvage
vehicles shall be prohibited.
(d) The sale of vehicles shall be prohibited, unless permitted by this article or allowed by
conditional use.
(e) The use shall employ best management practices regarding the venting of odors, gas and
fumes. Such vents shall be located a minimum of ten feet above grade and shall be
directed away from, residential uses. All storage tanks shall be equipped with vapor-
tight fittings to eliminate the escape of gas vapors.
(f) An environmental management plan, including a storm water management and drainage
plan, shall be submitted to address the impact of the facility on the environment.
(g) Any fuel sales or automobile convenience activities shall be subject to the applicable
standards for automobile convenience facilities.
(h) All new Major Automobile Repair facilities must be located on a minimum of one acre of
land.
Section 5:
Chapter 9, Article I, Section 9.107 (5), City Code of 2005, is proposed to include the
following addition and shall hereafter read as follows, to wit:
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March 2, 2016
(5) Automobile repair, minor.
(a) All vehicles waiting for repair or pick-up shall be stored within an enclosed building or
in designated off-street parking spaces.
(b) All work shall be performed within a completely enclosed building.
(c) All vehicles parked or stored on site shall display a current license plate with a current
license tab. Outside storage of automobile parts or storage of inoperable or salvage
vehicles shall be prohibited.
(d) The sale of vehicles shall be prohibited, unless permitted by this article or allowed by
conditional use.
(e) The use shall employ best management practices regarding the venting of odors, gas and
fumes. Such vents shall be located a minimum of ten feet above grade and shall be
directed away from residential uses. All storage tanks shall be equipped with vapor-
tight fittings to eliminate the escape of gas vapors.
(f) An environmental management plan, including a storm water management and drainage
plan, shall be submitted to address the impact of the facility on the environment.
(g) Any fuel sales or automobile convenience activities shall be subject to the applicable
standards for automobile convenience facilities.
(h) All new Minor Automobile Repair facilities must be located on a minimum of one acre of
land.
Section 6:
Chapter 9, Article I, Section 9.107 (6), City Code of 2005, is proposed to include the
following addition and shall hereafter read as follows, to wit:
(6) Automobile sales/rental, new.
(a) The use shall be served by a major collector or higher classification of roadway.
(b) Outdoor vehicle display for used cars shall be limited to 30% of the total outdoor display
area for a new car dealership. The display area shall be defined as the total number of
parking spaces devoted to the sale of vehicles only, not including the required off-
street parking spaces needed for the public and employees.
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March 2, 2016
(c) Outdoor vehicle display areas shall meet the setback requirements for a principal structure
in the zoning district in which the use is located.
(d) Outdoor vehicle display areas within the public right-of-way are prohibited.
(e) A landscape buffer with a minimum depth of ten feet shall be installed and maintained
along all abutting public rights-of-way.
(f) Outdoor vehicle display shall be within a designated area that is hard-surfaced.
(g) Outdoor vehicle display shall be in an orderly fashion, with access aisles provided as
needed. The storage of inoperable, junk vehicles with expired tabs is prohibited.
(h) Music or amplified sounds shall not be audible from adjacent residential properties.
(i) Outdoor vehicle display shall not reduce the amount of off-street parking provided on site
below the level required for the principal use.
(j) An appropriate transition area between the use and adjacent property shall be provided by
landscaping, screening or other site improvements consistent with the character of the
neighborhood.
(k) Fuel pumps for the purpose of retail sale and dispensing of fuel to the general public shall
be prohibited. If the use includes dispensing of fuel for the automobiles maintained on
site, the use shall employ best management practices regarding the venting of odors,
gas and fumes. Such vents shall be located a minimum of ten feet above grade and
shall be directed away from residential uses. All storage tanks shall be equipped with
vapor-tight fittings to eliminate the escape of gas vapors.
(l) All new Automobile Sales/Rental, (new) facilities must be located on a minimum of one
acre of land.
Section 7:
Chapter 9, Article I, Section 9.107 (7), City Code of 2005, is proposed to include the
following addition and shall hereafter read as follows, to wit:
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March 2, 2016
(7) Automobile sales/rental, used.
(a) The use shall be served by a major collector or higher classification or roadway.
(b) An open-aired used auto and truck sales or rental lot as a stand-alone business is
prohibited.
(c) Used automobiles may be sold or rented as a stand-alone business if the business if the
used automobiles and associated businesses are contained within a building.
(d) Used automobiles may not be sold accessory to businesses other than new car dealerships.
(e) Outdoor vehicle display areas within the public right-of-way are prohibited.
(f) A landscape buffer with a minimum depth of ten feet shall be installed and maintained
along all abutting public rights-of-way.
(g) The outdoor storage of inoperable, junk vehicles and vehicles with expired tabs is
prohibited.
(h) Music or amplified sounds shall not be audible from adjacent residential properties.
(i) An appropriate transition area between the use and adjacent property shall be provided by
landscaping, screening or other site improvements consistent with the character of the
neighborhood.
(j) Fuel pumps for the purpose of retail sale and dispensing of fuel to the general public shall
be prohibited. If the use included dispensing of fuel for the automobiles maintained
on site, the use shall employ best management practices regarding the venting of
odors, gas, and fumes. Such vents shall be located a minimum of ten feet above grade
and shall be directed away from residential uses. All storage tanks shall be equipped
with vapor-tight fittings to eliminate the escape of gas vapors.
(k) All new Automobile Sales/Rental, (used) facilities must be located on a minimum of one
acre of land.
Section 8: This Ordinance shall be in full force and effect from and after 30 days after its
passage.
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March 2, 2016
B.New Commission Member
Holmbeck told members that Grace Lee had resigned her position since Lee moved out of the
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City. She said that the City Council held interviews Monday, February 22 and are looking
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to appoint someone at the March 14 City Council meeting.
The meeting was adjourned at 7:40 pm.
Respectfully submitted,
Shelley Hanson
Secretary