HomeMy WebLinkAbout04-06-2016 Minutes
MINUTES OF
PLANNING AND ZONING COMMISSION
APRIL 6, 2016
7:00 PM
The meeting was called to order at 7:08 pm by Chair Szurek.
Commission Members present- Buesgens, Hoium, and Szurek
Members Absent: Fiorendino and Schill
Also present were Elizabeth Holmbeck (Planner), and Shelley Hanson (Secretary) along with Council Liaison,
John Murzyn.
Holmbeck told commission members that Adam Schill has been appointed to serve on the Commission, but was
unable to attend this meeting due to illness.
Motion by Buesgens, seconded by Hoium, to approve the minutes from the meeting of March 2, 2016. All ayes.
MOTION PASSED.
PUBLIC HEARINGS
CASE NUMBER: 2016-0401
APPLICANT: Craig Eilers, White Castle Restaurant
LOCATION: 5055 Central Avenue
REQUEST: Site Plan Approval
Craig Eilers, White Castle Restaurants, has applied for Site Plan Approval. The applicant is proposing to tear
down the existing White Castle Restaurant and reconstruct the restaurant on the property located at 5055
Central Avenue NE., Columbia Heights, MN 55421. The proposed plan will result in an updated and modern
White Castle Restaurant on the commercial site.
The existing building is 2,475 square feet. The new building will be 2,865 square feet, and 390 square feet
larger than the existing building. The proposed site plan will include a number of site improvements including
the new building, trash enclosure, parking lot, landscaping and lighting and menu board signage. A narrative
provided by the applicant, and was included in the agenda packets.
ZONING ORDINANCE
The property located at 5055 Central Avenue NE., is located in the General Business Commercial Zoning
District. The properties to the north, south, east and west are also located in the General Business Commercial
Zoning District.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this property for commercial use. Reconstructing the commercial restaurant on
the site is consistent with the goals and intent of the comprehensive Plan.
P & Z Minutes
Page 2
April 6, 2016
DESIGN GUIDELINES
Holmbeck explained the subject property is located within the Design Guideline Overlay District, and is
governed by the “Highway District” standards within the Design Guidelines. The intent of the Design
Guidelines is to make the City more aesthetically appealing, by requiring a set of minimum standards for new
th
construction along Central Avenue and 40 Avenue. The minimum standards were created by a task force of
City Officials, business owners and residents, and adopted into the City Code by the City Council.
In general, the proposed buildings meet the design guidelines. Signage will be addressed when the applicant or
tenant applies for a Sign Permit. Signage must be consistent with Design Guidelines and with City Code. The
following components are requirements of the Design Guidelines Highway District and how the applicant has
attempted to meet the guidelines:
Buildings may be set back a maximum of 85 feet from the sidewalk, in order to allow for two rows of
parking and drive aisles plus landscaped frontage.
The proposed building will be located approximately 54 feet from the sidewalk along Central Avenue.
The primary facade(s) of buildings of 40 feet or more in width should be articulated into smaller
increments through the techniques such as using of different textures or contrasting, but compatible,
materials; dividing storefronts with separate display windows and entrances or incorporating arcades,
awnings, window bays, balconies or similar ornamental features.
The proposed building is less than 40 feet in width. The proposed building will be 38.23 feet wide.
Building height shall be a minimum of 22 feet.
The proposed building will be 27.4 feet tall at the tower and 18.8 feet tall to the parapet.
Where commercial or office uses are found on the ground floor, at least 20 percent of the ground floor
facade fronting Central Avenue and 15 percent of any two side or rear facades shall consist of window
and door openings.
The proposed plan meets this guideline on the front and sides of the building, however there are no windows on
the rear side of the building.
The building should have a well-defined front facade with primary entrances facing the street.
The proposed building will have a well-defined front façade, with the primary entrance facing Central Avenue.
Building colors should accent, blend with, or complement surroundings.
The colors that are proposed are neutral, coincide with the company’s recognizable restaurant brand, and should
complement the surrounding area.
No more than two principal colors may be used on a façade or individual storefront. Bright or primary
colors should be used only as accents, occupying a maximum of 15 percent of building facades, except
when used in a mural or other public art.
The proposed building will consist of two primary colors: blue and yellow.
All buildings should be constructed of high-quality materials, including the following: Brick, Natural
Stone, Stucco Precast concrete units and concrete block, provided that surfaces are molded, serrated or
treated with a textured material in order to give the wall surface a three dimensional character. Jumbo
P & Z Minutes
Page 3
April 6, 2016
brick may be used on up to 30 percent of any façade, provided that it is used only on the lower third of
the building wall.
The proposal meets this guideline. The building will be constructed with brick and stone.
Architectural details such as ornamental cornices, arched windows and warm-toned brick with bands of
contrasting color are encouraged in new construction.
The proposal generally meets the intent of this guideline.
Parking areas adjacent to public streets or sidewalks shall be screened with a combination of landscape
material and decorative fencing or walls sufficient to screen parked cars on a year-round basis while
providing adequate visibility for pedestrians.
The proposed landscape plan includes a variety of trees and shrubs to be planted around the perimeter of the
site, which should provide adequate screening.
SITE PLAN
1.Parking
The proposed plan identifies 31 parking stalls for the restaurant. Staff believes this number is adequate, as it
exceeds the minimum zoning requirement. For convenience food service establishments, the Zoning Code
requires 6 parking spaces plus one per 40 square feet of dining/service area, plus 6 stacking spaces for each
drive thru lane. By this standard, the plan exceeds the required 29 required spaces with an additional 2 spaces
(900 sq. ft. of service area/40 =22.5 or 23 spaces + 6 stacking spaces =29).
2.Access
st
The site will be served by two access points off Central Avenue onto 51 Court. The property itself will be
st
served by three entrances off 51 Court. The property currently has 4 access points one to the north, one to the
south, and two on the east side of the property. The applicant is proposing to close the north east access point to
allow for additional parking.
3.Landscape
The proposed landscaping materials are shown on the attached Landscape Plan. The applicant is proposing to
plant trees and shrubs which will complement the layout of the development.
The applicant is proposing to construct an ADA compliant sidewalk from the front of the building to the
sidewalk along Central Avenue, providing pedestrian connectivity to 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.
P & Z Minutes
Page 4
April 6, 2016
b.The Site Plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
The Comprehensive Plan guides this area for commercial 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 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.
Holmbeck reviewed the conditions listed in the motion for approval.
Questions from members:
Szurek said she would like to see a sample or rendering of the colors that will be used for the new building.
Holmbeck stated that the building is primarily white with stripes that go around the building. She said the
building is a new design with an exterior that will be stone and brick and she showed the members a drawing.
Buesgens stated that the building and menu board are being demolished and replaced. She wondered if they
were also replacing the current pylon sign. Holmbeck said the owners planned on re-facing the existing sign.
Buesgens asked if the Commission could make it a requirement to replace the sign with a monument sign.
Szurek agreed that it should be a monument sign as the building is being replaced and she thought that was
required according to the Design Guidelines. Holmbeck said it could be added as a condition of approval if the
commission members decide to enforce that recommendation.
Hoium questioned the access points and position of the building. Holmbeck reviewed the placement of the
building on the site and where the drive-up area is located as well as the access points from the surrounding
streets. She noted that one access that is currently used in the northeast corner of the property will be
eliminated.
Mr. Eilers from White Castle told members that the existing building was constructed in 1978 and the drive-
through was added in 1986. He said the building needs updating and renovations so they have decided to re-
build it using the new proto-type design. He said the exterior will be stone and brick and be more aesthetically
appealing than the old enameled metal siding that is on the existing building. He showed members samples of
the materials that will be used.
P & Z Minutes
Page 5
April 6, 2016
Szurek stated that she was concerned that vehicles must drive through the entire site in order to pick up an
order. Eilers stated that the menu board will be on the back side of the building. 90% of their buildings are
designed this way and it has worked well for them.
Szurek asked him when they plan to start. He responded that they hope to demolish the building in July and
start construction in August. He said the whole process should take about 4 months so they should be open
again before year end.
There was another short discussion regarding the monument sign and it was decided to add it to the list of
conditions of approval.
Public Hearing Opened.
No one was present to speak on this.
Public Hearing Closed.
Motion by Buesgens, seconded byHoium, to waive the reading of Resolution No. 2016-PZ02, there being ample
copies available to the public. All ayes. MOTION PASSED.
Motion by Buesgens, seconded byHoium , to adopt Resolution No. 2016—PZ02, being a resolution approving a
Site Plan, for the proposed White Castle Restaurant, 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 applicant shall meet the requirements outlined in the attached report from the Public Works
Director/City Engineer, dated March 29, 2016.
5.All City Storm Water Management requirements shall be achieved for this property.
6.Site and elevation plans included in this submittal, dated February 16, 2016 shall become part of this
approval.
7.All other applicable local, state, and federal requirements shall be met at all times.
8.That the applicant must replace the pylon sign with a monument sign according to the Design
Guidelines. Maximum size of the sign will be determined by staff.
All ayes. MOTION PASSED.
P & Z Minutes
Page 6
April 6, 2016
RESOLUTION NO. 2016-PZ02
A Resolution of the Planning and Zoning Commission for the City of Columbia Heights, Minnesota,
Whereas, a proposal (Case # 2016-0401) has been submitted by Craig Eilers on behalf of White Castle Restaurant, to the
Planning and Zoning Commission requesting Site Plan Approval from the City of Columbia Heights at the following site:
Address: 5055 Central Avenue 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 5055
Central Avenue NE.
Whereas, the Planning and Zoning Commission has held a public hearing as required by the City’s Zoning Code, on April
th
6, 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 applicant shall meet the requirements outlined in the attached report from the Public Works Director/City
Engineer, dated March 29, 2016.
5. All City Storm Water Management requirements shall be achieved for this property.
6. Site and elevation plans included in this submittal, dated February 16, 2016 shall become part of this approval.
7. All other applicable local, state, and federal requirements shall be met at all times.
P & Z Minutes
Page 7
April 6, 2016
th
Passed this 6 day of April, 2016
Offered by: Buesgens
Seconded by: Hoium
Roll Call: All ayes
Marlaine Szurek, Chair
Attest:
Shelley Hanson, Secretary
OTHER BUSINESS
1.Temporary Event Permits and Interim Use Permits
Holmbeck explained that staff has created a Temporary Events Permit application for special events that
are held for less than 30 days such as church festivals, Ramadan tents, etc. These permits will be issued
by staff and will be used for tracking the events and also to gather information from the applicant to
ensure public safety. These Temporary Events Permits will not replace Interim Use Permits that will
still come before the Planning & Zoning Commission for approval. Interim Use Permits are required for
garden centers, Christmas tree sales, and fireworks sales.
2.Ordinance No. 1626, Text Amendment (update)-Amending City Code of 2005 relating to Automotive
Uses.
Holmbeck stated that this Ordinance was brought before the City Council in March. The Council tabled
adoption of the Ordinance since it didn’t specifically address Auto parts stores. When it was discussed
at the last work session the City Council also wanted language in the Ordinance to include motorcycle
th
shops. Staff will bring this back to the Council at the April 25 meeting.
The meeting was adjourned at 7:30 pm.
Respectfully submitted,
Shelley Hanson
Secretary