HomeMy WebLinkAboutFeb 7, 2017 minMINUTES OF
PLANNING AND ZONING COMMISSION
FEBRUARY 7, 2017
7:00 PM
The meeting was called to order at 7:00 pm by Chair Szurek.
Michael Novitsky was sworn in as the new Planning
& Zoning Commissioner.
Commission Members present- Hoium, Novitsky, and Szurek
Members Absent: Fiorendino and Schill
Also present were Elizabeth Holmbeck (Planner), and Shelley Hanson
(Secretary) along with Council Liaison, John Murzyn.
Motion by Hoium, seconded by Novitsky, to approve the minutes from the meeting of January4, 2017. All ayes. MOTION PASSED.
PUBLIC
HEARINGS
CASE NUMBER: 2017-0201
APPLICANT: Venture Pass Partners LLC
LOCATION: 4707 Central Avenue
REQUEST: Site Plan Approval
Holmbeck stated that Venture Pass Partners, LLC has
applied for Site Plan Review on behalf of Hy-Vee Inc., for the vacant parcel located at 4707 Central Avenue NE., Columbia Heights, MN 55421. The applicant will be re-platting the property
to allow for a convenience store to be built on the south parcel and a future restaurant on the north parcel. The proposal includes a 4,500 square foot convenience store with gasoline
sales and a coffee shop with a drive-up. There will be 12 gasoline dispenser positions on the site. Additionally, a number of exterior site improvements are proposed including a retaining
wall along the east side of the parcel boundary and landscape improvements throughout the site.
Holmbeck went on to explain that the applicant is currently searching for a tenant
for the north end of the vacant property to be redeveloped at a later date. As of now, the applicant is looking at potential tenants that would be considered fast food or fast casual
dining. Site plans for the northern end of the site will be brought to the Planning and Zoning Commission once a tenant is secured and formal elevations and site plan documents can be
drawn up. A narrative was provided by the applicant.
ZONING ORDINANCE
The property located at 4707 Central Avenue NE., is located in the Mixed Use Zoning District, as are the properties
to the east. The properties to the north are located in the General Business Commercial Zoning District. The properties to the south are located in the Multiple Family Residential Zoning
District.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for mixed use development (commercial, residential and institutional uses), and specifically transit oriented development.
Developing the vacant parcel to include commercial uses which complement the existing residential development is consistent with the goals and intent of the Comprehensive Plan. The Comprehensive
Plan designates areas that are next to public transit to be used for mixed use development with convenient pedestrian access.
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February 7, 2017
The proposed development will enhance the pedestrian connection from Central Avenue to the neighborhoods to the east. There are existing transit
stops located on both sides of the street on the corner of 47th and Central Avenue. To the north, the pedestrian bridge spans across Central Avenue at 49th Avenue connecting Central
Avenue to the City’s main education facilities. The proposed commercial development will help to calm the vehicular traffic in the area by providing a more close up, street presence.
Holmbeck told members that the City recently secured a grant to fund a pedestrian safety improvement project along the Central Avenue Corridor from 47th Avenue to the City’s northern
boundary at 51st Avenue. This grant will include funding for landscaping, street lighting and sidewalk improvements. The proposed commercial development in combination with the City’s
grant initiative along this stretch of the corridor will help to provide a welcoming pedestrian accessible environment and reduce pedestrians crossing at inappropriate locations.
DESIGN
GUIDELINES
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 construction along Central Avenue and 40th 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.
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 does not meet this guideline as it is located 130’ feet from the property line along Central
Avenue. The Design Guidelines do allow for exceptions in the cases where topography or other physical conditions would prevent parking areas from being located to the rear of the building.
In this case due to the proposed use being a gas station where the primary function is the fuel station, the pumps are located right off Central Avenue. In addition, there is a drive-up
for the proposed attached coffee shop which needed to be located along the rear of the building.
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 meets this guideline. The building is articulated into smaller increments
which define the different elements of the store (coffee shop and gas station).
Building height shall be a minimum of 22 feet.
The proposed building meets this guideline with elevations
which are staggered. The building will be 20’ at the lowest façade, 22’ at the medium façade height and 24’ 8” at the highest façade.
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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 is only one window
shown on the rear side of the building. This window is for the coffee shop drive thru.
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 grocery and coffee shop 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 ivory (beige) and Kansas (red) colored brick. There will be grey aluminum storefront framing, throughout the entire
building. Starbucks will have a dark Grey and brown façade. The plan also shows an accent awning/window covering to be green.
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 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 primarily of brick.
Architectural details such as ornamental cornices, arched windows and warm-toned brick with bands
of contrasting color are encouraged in new construction.
The proposal meets the intent of this guideline. The proposal includes ornamental cornices, warm toned brick, and contrasting
warm neutral tones of colored brick.
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 canopy and understory trees,
shrubs, and perennials and grasses to be planted around the perimeter of the site, which meets the City’s Landscaping requirements and will provide adequate screening. The larger, taller
trees will be planted along the south and east side of the property to screen the building and parking areas from the adjacent residential uses.
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SITE PLAN
Parking
The proposed plan identifies 29 parking stalls for the gas station and coffee shop part of the site. Staff believes this number
is adequate, as it meets the minimum zoning requirement. For convenience facilities, the Zoning Code requires 6 spaces plus 1 parking space per 300 sq. ft. of gross floor area (total
of 21). The proposal identifies future proposed parking for the north property which will be subject to parking requirements once a tenant is established.
Access
The site will be served
by two access points off Central Avenue. One entrance currently exists, off Central Avenue on the north end of the site, and the second is onto 47th Avenue servicing the south end of
the site. MNDOT has received the plans and a review is pending.
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. There will be canopy and understory trees, shrubs, and perennials and grasses to be planted around the perimeter
of the site, which meets the City’s Landscaping requirements and will provide adequate screening.
Lot Dimension, Height and Setback Requirements
The proposed plan does not have specific
requirements called out in the ordinance, as the property is Zoned Mixed Use. Properties with this zoning designation do not have specific setback or dimensional requirements. This is
in order to remain flexible for development proposals. Staff believes the proposal does show reasonable setback, height and dimensional information.
Other
The proposal includes a preliminary
rendering for a monument sign, and wall signage. However, signage will be addressed when the property owner or tenant applies for a Sign Permit at a later date. Signage must be consistent
with Design Guidelines and with City Code. Unless a Conditional Use Permit is required, the sign permit process is handled administratively by Community Development Staff.
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:
The Site Plan
conforms to all applicable requirements of this article.
The applicable Zoning Code requirements are achieved.
The Site Plan is consistent with the applicable provisions of the City’s
Comprehensive Plan.
The Comprehensive Plan guides this area for Mixed Use Development. Staff believes the proposed Site Plan for the property is consistent with the intent of the Comprehensive
Plan.
The Site Plan is consistent with any applicable area plan.
There is no area plan for this parcel.
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February 7, 2017
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 general development standards outlined in the Zoning Code and achieves the majority of the Design Guidelines outlines previously. Therefore, the properties in the immediate vicinity
of the proposed development should not be adversely impacted.
Staff recommended approval of the proposed Site Plan for the Hy-Vee Convenience Store to be located at 4707 Central Avenue
NE.
Questions from members:
There were no questions.
Public Hearing Opened.
Paul Biernat from 1070 Grandview Court #306 wanted to express the concerns of the homeowner’s association
and himself about the type of retaining wall that may be used. He hopes they will use the same boulder wall design that is currently used along the east side of the development.
Dale
Parks, an Engineer from Westwood Professional Services, and is working with Hy-Vee on this project, was present to answer questions. He said their plans for the wall are preliminary
at this time. He said they will most likely use some type of stone or matsuri ball materials for the wall that will be designed by a Licensed Engineer. This will be submitted to staff
at a later date.
Szurek asked Mr. Parks whether the sign was going to be a monument sign or a pedestal sign. She said the plan submitted was unclear on this matter. Parks said the
rendering was only meant to reserve a space for the sign and that they are aware that they will need to submit a plan for approval for this at a later date. Parks said they have not
discussed the signage with staff as of this time.
Szurek said she thought the building will look very nice and fit in with the City’s Design Guidelines. Parks said they have similar
structures in Brooklyn Park and Oakdale.
Public Hearing Closed.
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February 7, 2017
Motion by Hoium , seconded by Novitsky, to waive the reading of Resolution No. 2017-PZ02, there being ample copies available to the public. All
ayes. MOTION PASSED.
Motion by Hoium, seconded by Novitksy, to adopt Resolution No. 2017- PZ02, being a resolution approving a Site Plan, for the proposed Hy-Vee Convenience Store,
subject to the following conditions:
The building and site shall be meet all requirements found in the Fire Code and the Building Code.
The proposed building requires a fire suppression
system. A permit will need to be submitted to the Building Official prior to construction.
The applicant will be responsible for installing two new stop signs at each of the driveway
exits (47th Avenue and Central Avenue).
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.
There shall be no deliveries, loading or unloading of goods and materials
between the hours of 10:00 pm and 6:00 am.
All exterior lighting shall be downcast as not to adversely impact neighboring residential properties. The applicant must submit a detailed
lighting plan for review by the Building Official, prior to construction.
Mechanical equipment shall be placed and/or screened so as to minimize the visual impact on adjacent residential
properties and from public streets. Recognizing that the property has a significant grade change, any rooftop equipment will need to be adequately screened from the adjacent residential
to the east. Plans detailing how any rooftop units are to be screened must be submitted with the building permit.
The applicant shall meet the requirements outlined in the attached
report from the Public Works Director/City Engineer, dated January 25th, 2017.
All City Storm Water Management requirements and Mississippi Watershed Management Organization requirements
shall be achieved for this property.
Site and elevation plans included in this submittal, shall become part of this approval.
Any requirements outlined by the Minnesota Department
of Transportation must be met (MNDOT review pending). Any comments from MNDOT will be forwarded over to the applicant and will become part of this approval.
All other applicable local,
state, and federal requirements shall be met at all times.
All ayes. MOTION PASSED.
RESOLUTION NO. 2017 – PZ02
A Resolution of the Planning and Zoning Commission approving a Site
Plan for the construction of a Convenience Store on the vacant parcel located at 4707 Central Avenue NE.
Whereas, a proposal (Case #2017 -0201) has been submitted by Venture Pass Partners,
LLC on behalf of Hy-Vee, Inc. to the Planning and Zoning Commission, requesting Site Plan Approval from the City of Columbia Heights at the following site:
ADDRESS: 4707 Central Avenue
NE, Columbia Heights, MN 55421.
LEGAL DESCRIPTION: On file at City Hall.
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February 7, 2017
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for the construction of a Convenience Store with gasoline sales, and a Coffee Shop
with drive up service on the vacant parcel located at 4707 Central Avenue NE.
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code
on February 7, 2017;
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;
Now, therefore, be it resolved, the Planning and Zoning Commission of the City of Columbia Heights after reviewing the proposal,
accepts and adopts the following findings:
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:
1.
The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2. The proposed building requires a fire suppression system. A permit will need to
be submitted to the Building Official prior to construction.
3. The applicant will be responsible for installing two new stop signs at each of the driveway exits (47th Avenue and Central
Avenue).
4. 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.
5. There shall be no deliveries, loading or unloading of goods and materials between the hours
of 10:00 pm and 6:00 am.
6. All exterior lighting shall be downcast as not to adversely impact neighboring residential properties. The applicant must submit a detailed lighting plan
for review by the Building Official, prior to construction.
7. Mechanical equipment shall be placed and/or screened so as to minimize the visual impact on adjacent residential properties
and from public streets. Recognizing that the property has a significant grade change, any rooftop equipment will need to be adequately screened from the adjacent residential properties
to the east. Plans detailing how any rooftop units are to be screened must be submitted with the building permit.
8. The applicant shall meet the requirements outlined in the attached
report from the Public Works Director/City Engineer, dated January 25th, 2017.
9. All City Storm Water Management requirements and Mississippi Watershed Management Organization requirements
shall be achieved for this property.
10. Site and elevation plans included in this submittal, shall become part of this approval.
11. Any requirements outlined by the Minnesota Department
of Transportation must be met (MNDOT review pending). Any comments from MNDOT will be forwarded over to the applicant and will become part of this approval.
12. All other applicable
local, state, and federal requirements shall be met at all times.
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February 7, 2017
Passed this 7th day of February, 2017
Offered by: Hoium ______________________________
Seconded
by: Novitsky Marlaine Szurek, Chair
Roll Call: All ayes
____________________________________
Shelley Hanson, Secretary
CASE NUMBER: 2017-0202
APPLICANT: Ven
ture Pass Partners LLC
LOCATION: 4707 Central Avenue
REQUEST: Preliminary Plat
Holmbeck stated that Venture Pass Partners, LLC has also applied for Preliminary Plat Approval on behalf
of Hy-Vee Inc. for the vacant parcel located at 4707 Central Avenue NE. The site is currently one lot of record and the applicant is requesting to re-plat the property to create two
separate lots. The plat would allow for two separate developments to occur on the property; a convenience store to be built on the south end in conjunction with the future Hy-Vee Grocery
Store, and a future fast casual restaurant on the north end. State Building Code prevents constructing a new building over a property line. Furthermore, in order to obtain a Certificate
of Occupancy for the property, the lot lines must be removed.
ZONING ORDINANC
The property located at 4707 Central Avenue NE., is located in the Mixed Use Zoning District, as are the
properties to the east. The properties to the north are located in the General Business Commercial Zoning District. The properties to the south are located in the Multiple Family Residential
Zoning District.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for mixed use development (commercial, residential and institutional uses), and specifically transit oriented
development. Developing the vacant parcel to include commercial uses which complement the existing residential development is consistent with the goals and intent of the Comprehensive
Plan.
FINDINGS OF FACT
Section 9.104 (L) (6) of the Zoning Ordinance outlines three conditions that must be met in order for the City to grant a Preliminary Plat. They are as follows:
The
proposed Preliminary Plat conforms to the requirements of City Code Section 9.115.
This is correct.
The proposed subdivision is consistent with the Comprehensive Plan.
This is correct.
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February 7, 2017
The proposed subdivision contains parcel and land subdivision layout that is consistent with good planning and site engineering design principles.
This is correct.
Staff recommended that the Planning and Zoning Commission recommend approval of the proposed Preliminary Plat request made by Venture Pass Partners, LLC on behalf
of Hy-Vee, Inc. for the property located at 4707 Central Avenue NE.
Questions from members:
Hoium said this is one big lot now and that they won’t be building over any lot lines at
this time, so he wondered why they were dividing the lot now. Holmbeck said they could split it at a later date, but chose to do it now so once they secure the future tenant for that
site, it will be ready for Site Plan approval and construction.
Public Hearing Opened.
There were no additional questions or comments.
Public Hearing Closed.
Motion by Hoium,
seconded by Novitsky, to waive the reading of Resolution No. 2017-15, there being ample copies available to the public. All ayes. MOTION PASSED.
Motion by Hoium, seconded by Novitsky,
that the Planning and Zoning Commission recommends the City Council approve the Preliminary Plat for the property located at 4707 Central Avenue NE., 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:
All required
state and local codes, permits, licenses and inspections will be met and in full compliance.
The applicant shall be responsible for the cost of filing and recording written easements
with the Anoka County Recorder’s Office.
An approved Preliminary Plat shall be valid for a period of one year from the date of the City Council approval. In the event that a Final Plat
is not submitted within this time period, the Preliminary Plat will become void.
All ayes. MOTION PASSED. The following Resolution will go to the City Council at the February 13th
meeting.
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February 7, 2017
RESOLUTION NO. 2017-15
A Resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Preliminary Plat for Venture Pass Partners, LLC.
Whereas, a proposal (Case # 2017-0202) has
been submitted by Venture Pass Partners, LLC on behalf of Hy-Vee, Inc. to the City Council requesting Preliminary Plat Approval from the City of Columbia Heights at the following site:
ADDRESS: 4707 Central Avenue NE, Columbia Heights, MN 55421.
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: Preliminary Plat Approval per Code Section
9.104 (L).
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on February 7, 2017;
Whereas, the City Council has considered the advice
and recommendations of the Planning and Zoning Commission regarding the effect of the proposed Preliminary Plat 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;
Now, therefore,
in accordance with the foregoing, and all ordinances and regulations of the City of Columbia Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS
OF FACT
Section 9.104 (L) (6) of the Zoning Ordinance outlines conditions that must be met in order for the City to grant a Preliminary Plat. They are as follows:
(a) The proposed Preliminary
Plat conforms to the requirements of City Code Section 9.115.
(b) The proposed Subdivision is consistent with the Comprehensive Plan.
(c) The proposed Subdivision contains parcel and
land subdivision layout that is consistent with good planning and site engineering design principles.
Further, be it resolved, that the attached plans, maps, and other information
shall become part of this Preliminary Plat; and in granting approval the City and the applicant agree that the Plat shall become null and void if a Final Plat is not submitted to the
City Council within one (1) calendar year after the approval date, subject to petition for renewal.
CONDITIONS
1. All required state and local codes, permits, licenses and inspections
will be met and in full compliance.
2. The applicant shall be responsible for the cost of filing and recording written easements with the Anoka County Recorder’s Office.
3. An approved
Preliminary Plat shall be valid for a period of one year from the date of the City Council approval. In the event that a Final Plat is not submitted to the City Council within this time
period, the Preliminary Plat will become void.
OTHER BUSINESS
Staff has chosen the Consultant for the Comprehensive Plan update.
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February 7, 2017
The meeting was adjourned at 7:21 pm.
Respectfully submitted,
Shelley Hanson
Secretary