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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.
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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
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