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HomeMy WebLinkAboutPlanning report CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2012-0602 DATE: June 5, 2012 TO: Columbia Heights Planning Commission APPLICANT: City of Columbia Heights LOCATION: City Wide REQUEST: Zoning Amendment for Secondhand Stores PREPARED BY: Jeff Sargent, City Planner INTRODUCTION Staff recently received a request to place a secondhand store in the City. The current ordinance allows these types of uses as Conditional Uses as long as they are not located within 3,000 feet from another secondhand/consignment store, pawnshop, currency exchange or precious metal dealership. Because of this regulation, staff had to inform the business that they would not be able to locate in the building that they desired. Being that there already exists enough uses along Central Avenue that trigger the 3,000- foot distance requirement, no more of these similar-type uses would be able to locate along Central Avenue. The initial inquiry regarding the proposed secondhand store enabled staff to further study the Zoning Code to determine the types of stores that would no longer be allowed along Central Avenue. Stores such as Half Price Books, Play it Again Sports, Plato’s Closet, Second Swing and Once Upon a Child would not be allowed along Central Avenue unless an existing use triggering the 3,000-foot requirement were to leave. The study of the Zoning Code also revealed that antique stores would be classified as secondhand stores, and would fall into the 3,000 distance requirement as well. At this time, Staff proposes an ordinance amendment that would allow for secondhand stores and consignment stores along Central Avenue to not have to comply with the 3,000- foot requirement. Staff noticed that the major difference between the above-listed secondhand stores that would no longer be allowed on Central Avenue, and the current secondhand stores in Columbia Heights (namely, Unique Thrift and Savers), is that the above-listed stores do not rely on donations to supply the majority of their merchandise. Most often, these types of stores will purchase the used merchandise from someone, and only if the merchandise is in good repair. Taking this into consideration, staff proposes to City of Columbia Heights Planning Commission June 5, 2012 City of Columbia Heights, Secondhand Stores Case # 2012-0602 differentiate between “secondhand store” and “thrift store”, with the difference being the percentage of donations generally accepted by each type of business. The proposed changes to the Zoning Code include the addition of definitions for antique store, consignment store, currency exchange, secondhand store and thrift store: ANTIQUE. Work of art, furniture, decorative objects made at an earlier period at least 30+ years old. ANTIQUE STORE. A retail establishment with more than fifty percent (50%) of its merchandise being sold as antiques. CONSIGNMENT STORE. A retail establishment where more than fifty percent (50%) of the goods are placed on consignment. Consignment is the art of placing goods in the hands of another, while still retaining ownership, until the goods are sold. CURRENCY EXCHANGE. Any business or person except a bank, trust company, savings bank, savings and loans association or credit union that is engaged in the business of cashing checks, drafts, money orders, or traveler’s checks for a fee. SECONDHAND STORE. A retail establishment that sells previously used merchandise, more than thirty percent (30%) of which is not donated, such as clothing, furniture, appliances, household goods, sporting goods, books, recreational equipment, toys or other merchandise not considered to be antique, that is in good repair or has been restored or reconditioned to a clean and useable condition. This definition excludes antique stores, pawnshops, thrift stores, consignment stores and precious metal dealerships. THRIFT STORE. A retail establishment that derives more than thirty percent (30%) of its sales from donated, previously used merchandise such as clothing, furniture, appliances, household goods, sporting goods, books, recreational equipment, toys or other merchandise not considered to be antique. Other changes include allowing antique stores as permitted uses in the GB, General Business District and the CBD, Central Business District, and allowing secondhand stores, without the 3,000-foot separation requirement, as a Conditional Use in the GB, General Business District and the CBD, Central Business District. COMPREHENSIVE PLAN One of the goals of the Comprehensive Plan is to preserve and enhance the existing viable commercial areas within the community, and to promote reinvestment in properties by the commercial and industrial sectors. Allowing secondhand stores without the 3,000- foot separation requirement would strengthen the viable commercial areas in the City. Page 2 City of Columbia Heights Planning Commission June 5, 2012 City of Columbia Heights, Secondhand Stores Case # 2012-0602 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 enhance the existing viable commercial areas within the community, and to promote reinvestment in properties by the commercial and industrial sectors. Allowing secondhand stores without the 3,000-foot separation requirement would strengthen the viable commercial areas in the City. 2. The amendment is in the public interest and is not solely for the benefit of a single property owner. The proposed amendment would apply to all commercial districts throughout 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. The amendment would not change the zoning classification of a particular property. 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. The amendment would not change the zoning classification of a particular property. RECOMMENDATION Motion: That the Planning Commission recommends that the City Council approve the proposed zoning amendment. Attachments  Draft zoning ordinance Page 3 City of Columbia Heights Planning Commission June 5, 2012 City of Columbia Heights, Secondhand Stores Case # 2012-0602 Page 4