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HomeMy WebLinkAboutPlanning Report CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2007-0404 DATE: April 3, 2007 TO: Columbia Heights Planning Commission APPLICANT: City of Columbia Heights REQUEST: Zoning Amendment to the Zoning Code as it relates to Parking Stall Lengths PREPARED BY: Jeff Sargent, City Planner BACKGROUND Staff proposes amending the zoning ordinance regarding parking stall lengths to better implement the intended goals of the Comprehensive Plan. Reducing the parking stall lengths would provide better flexibility in site design, while helping to potentially reduce hard surfaces and providing better on-site traffic circulation. In the past year, the Sarna’s Restaurant, Taco Bell and Comforts of Home have submitted land use applications requesting a variance to the parking stall length requirement. In all cases, the applicants requested a reduction from the standard 20- foot parking stall length to 18 feet. Ultimately, the Council approved the parking stall length reduction for the Sarna’s Restaurant and Comforts of Home. In each case, the applicants argued that the 20-foot parking stall length was an unnecessary restriction, stating that an 18-foot parking stall length would result in better traffic circulation throughout the development, an increase in the amount of green space on the parcel, and less surface water runoff. Staff conducted a survey of the other first- ring suburbs, as well as Minneapolis and St. Paul, focusing on 90º head-to-curb parking stall lengths. The following table shows the results of the survey for standard sized cars: City Stall Width Stall Length Brooklyn Center 8’8” 18’ Columbia Heights 9’ 20’ Edina 8’6” 18’ Fridley 9’ 18’ Golden Valley 9’ 18’6” Maplewood 9’6” 18’ City of Columbia Heights Planning Commission April 3, 2007 Text Amendment, Parking Stall Lengths Case # 2007-0404 City Stall Width Stall Length Minneapolis 8’6” 18’ New Brighton 9’ 18’ Plymouth 9’ 18’6” Robbinsdale 8’6” 18’ Roseville 9’ 18’ Saint Anthony 9’ 19’ Saint Louis Park 8’6” 18’ Saint Paul 9’ 18’ West Saint Paul 9’ 20’ Five cities, namely Columbia Heights, Golden Valley, Plymouth, Saint Anthony and West Saint Paul, require a parking stall length of greater than 18 feet. Of those five cities, only Columbia Heights and West Saint Paul require a minimum parking stall length of 20 feet. Of the 15 cities surveyed, 10 cities allow a minimum parking stall length of 18 feet. COMPREHENSIVE PLAN Discussion of regulations begins with identifying the community’s economic development goals for promoting the city, found in the Comprehensive Plan. The Comprehensive Plan identifies the goals; the purpose of the zoning ordinance is to guide private activity toward the achievement of those goals. The City’s Comprehensive Plan indicates several goals for the economic and commercial vitality of the city. Some of these goals include: 1. Enhance the economic viability of the community. 2. Promote reinvestment in properties by the commercial and industrial sectors. 3. Provide a wide variety off employment opportunities within the community. 4. Reduce and control excessive volumes and rates of rainwater runoff. The implementation of these goals centers on the City’s ability to redevelop the commercial and retail sectors and establish a friendly working and living environment for the residents of and visitors to Columbia Heights. Reducing the parking stall lengths from 20 feet to 18 feet would provide better flexibility in site design, traffic flow, and traffic accommodation on a property. FINDINGS OF FACT The City Council shall make the following 4 findings before granting approval of a request to amend the City Code. These findings are as follows: a) The amendment is consistent with the comprehensive plan. Page 2 City of Columbia Heights Planning Commission April 3, 2007 Text Amendment, Parking Stall Lengths Case # 2007-0404 The Comprehensive Plan indicates several goals for economic development in relation to the commercial sectors of the city. By reducing the parking stall lengths, more flexibility would be provided, which in turn could promote economic growth throughout the City. b) The amendment is in the public interest and is not solely for the benefit of a single property owner. The proposed amendment is consistent with the majority of the minimum standards for parking stall lengths throughout the first-ring suburbs of Minneapolis and St. Paul. The proposed amendment is intended to benefit the City as a whole. c) 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 zoning classification of land will not change. d) 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 its current zoning classification. The zoning classification of land will not change. RECOMMENDATION: Motion: The Planning Commission recommends that the City Council approve the text amendments as outlined in the attached draft ordinance. Attachments Draft Ordinance  Page 3