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HomeMy WebLinkAboutPlanning Report CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2011-0406 DATE: April 5, 2011 TO: Columbia Heights Planning Commission APPLICANT: City of Columbia Heights LOCATION: City Wide REQUEST: Zoning Amendment Pertaining to Trash Receptacle Enclosures PREPARED BY: Jeff Sargent, City Planner BACKGROUND As a part of the Sheffield Neighborhood Action Plan initiative, staff has been looking for mechanisms to better beautify the Sheffield neighborhood and the city as a whole. One way that the city could accomplish this is through a text amendment that would require better screening of trash handling equipment (dumpsters) throughout the city. As staff has been patrolling the Sheffield neighborhood, as well as the city, it has become apparent that dumpster enclosures need to be screened more appropriately. COMPREHENSIVE PLAN One of the goals of the Comprehensive Plan is to preserve and reinvest in the housing stock to protect values and investment in the city. The proposed ordinance amendment would make the city a more attractive place to live and work, while further preserving the housing stock. For this reason, the proposed amendment is consistent with the Comprehensive Plan. ZONING ORDINANCE At this time, the Code requires the following screening: “For all uses other than one- and two-family dwellings, trash and/or recycling collections 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.” City of Columbia Heights Planning Commission April 5, 2011 City of Columbia Heights, Trash Receptacle Enclosures Case # 2011-0406 There are some concerns that staff has regarding this language. First, there is no mention as to where on the property the storage area should be located, nor how close to the property lines the storage area may be. Second, there is no requirement for a gate. Oftentimes, the dumpsters are not always screened from adjacent properties because the open side of the enclosure is still visible, even if it does not “face any public street or the front yard of any adjacent property”. Last, there are a number of properties throughout the city that do not meet the screening requirement, by not providing any dumpster enclosure at all. Staff proposes the following language to amend the current ordinance: “For all uses other than one- and two-family dwellings, trash and/or recycling collections areas shall be located in the side or rear yards only, located no closer than one (1) foot from any side or rear property lines. The trash and/or recycling areas shall be screened utilizing a 6-foot wall with the same exterior masonry material as the principal structure and shall include a latchable gate with at least 80% opacity. 96-gallon trash receptacles shall be screened with a wall of sufficient height to completely screen the receptacle, constructed with the same masonry material as the principal structure. Such enclosures shall also be equipped with a latchable gate with at least 80% opacity”. The proposed language establishes the proper location on the property, as well as proper setbacks to the property lines. It also requires an opaque and latchable gate in order to screen the fourth side of the enclosure. Staff also proposes to be proactive with this ordinance by requiring all multi-family residential properties (three or more units) to conform to the new regulations within two years of the adoption of the ordinance. We feel that this is essential in building a community image that would be beneficial to all residents. FINDINGS OF FACT Section 9.104 (F) of the Columbia Heights zoning code requires that the City Council make each of the following four findings before approving a zoning amendment: 1. The amendment is consistent with the Comprehensive Plan. One of the goals of the Comprehensive Plan is to preserve and reinvest in the housing stock to protect values and investment in the city. The proposed ordinance amendment would make the city a more attractive place to live and work, while further preserving the housing stock. For this reason, the proposed amendment is consistent with the Comprehensive Plan. Page 2 City of Columbia Heights Planning Commission April 5, 2011 City of Columbia Heights, Trash Receptacle Enclosures Case # 2011-0406 2. The amendment is in the public interest and is not solely for the benefit of a single property owner. The proposed amendment would be effective for all properties within the city. 3. Where the amendment is to change the zoning classification of a particular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. Not applicable. 4. Where the amendment is to change the zoning classification of a particular property, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in the current zoning classification. Not applicable. RECOMMENDATION Staff recommends approval of the proposed Zoning Amendment. However, staff would like to gain insight from the Planning Commission and the public regarding this issue prior to formally submitting a text amendment for approval. For this reason, staff also recommends that the Planning Commission table this discussion to the May 3, 2011 Planning Commission meeting. Motion: That the Planning Commission recommends to table the proposed ordinance change to the May 3, 2011 Planning Commission meeting. Attachments  Draft zoning ordinance  Pictures of existing trash receptacles Page 3