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HomeMy WebLinkAboutPlanning Report CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2005-1205 DATE: November 23, 2005 TO: Columbia Heights Planning Commission APPLICANT: City of Columbia Heights REQUEST: Zoning Amendment to the Zoning Code as it relates to the GB, General Business District PREPARED BY: Jeff Sargent, City Planner BACKGROUND: At the February 1, 2005 Planning Commission meeting, the Planning Commission questioned if used car lots were an appropriate use along Central Avenue and University Avenue. The Zoning Ordinance currently permits used automobile businesses in the General Business District, and prohibits used automobile businesses in the Central Business and Limited Business Districts. Prior to any zoning ordinance amendments, the Planning Commission and staff believed it to be prudent to adopt an emergency ordinance prohibiting the expansion or establishment of motor vehicles sales and/or lease in the General Business District. On August 12, 2005, the City Council adopted the emergency ordinance. This ordinance expires on February 14, 2006, and could be renewed for up to an additional 6 months through August 14, 2006. ANALYSIS: It is important to continue to allow the sale of used cars within the city, but to allow them only as a component of a new car dealership. Staff recommends that it would be in the best interest of the city to locate all new car lots away from Central Avenue, which was also consistent with the intent of the moratorium imposed on used car lots. Staff recommends establishing a new zoning district, which replaces the GB, General Business District along University Avenue, with a district that would allow for sale of new and used cars (GB-A, General Business-Automotive). One major change would be the requirement for a Conditional Use Permit (CUP) for any newly established new car dealership in the GB-A District. The new district would also prohibit any used car lot to be created as its own separate entity, or as part of any business other than a new car dealership. However, new car dealerships would be allowed to sell used cars if the used car component of the dealership consisted of no more than 30% of the total outdoor display area pertaining to for-sale vehicles. The display area would be defined as the number of parking stalls dedicated towards the sale of vehicles, excluding the City of Columbia Heights Planning Commission November 23, 2005 Text Amendment, GB District Case # 2005-1205 parking stalls required for off-street parking for customers and employees. Requiring a CUP for all new car dealerships would enable the city to ensure that the dealership would meet all City Code requirements at the time of application, as well as continual code compliance throughout the life of the business. In addition to the creation of a new zoning district, new and used auto sales would be removed as a permitted or conditional use from the current GB zoning district, prohibiting a new car dealership to be established along Central Avenue. CONSISTENCY WITH COMPREHENSIVE PLAN: Two goals of the Comprehensive Plan are to “enhance the image and viability of the University Avenue corridor” and to “enhance the image and viability of the Central Avenue corridor”. In addition, the Comprehensive Plan states, “The City will facilitate the enhancement and partial redevelopment of the University and Central Avenue corridors in a manner that is compatible with and supportive of transit and transit-related land use patterns”. FINDINGS OF FACT: The City Council shall make the following 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. Two goals of the Comprehensive Plan are to “enhance the image and viability of the University Avenue corridor” and to “enhance the image and viability of the Central Avenue corridor”. In addition, the Comprehensive Plan states, “The City will facilitate the enhancement and partial redevelopment of the University and Central Avenue corridors in a manner that is compatible with and supportive of transit and transit-related land use patterns”. The proposed text amendments will be consistent with the intent of the Comprehensive Plan. b) The amendment is in the public interest and is not solely for the benefit of a single property owner. The City has received complaints regarding properties used solely as used car dealerships. The proposed text amendments would benefit the public by limiting the areas in which new car lots could be located, and imposing conditions upon new car lots that are established. 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 newly created zoning district, GB-A, General Business-Automotive, is specific to new car dealerships through a Conditional Use Permit. The existing Page 2 City of Columbia Heights Planning Commission November 23, 2005 Text Amendment, GB District Case # 2005-1205 use of the GB District along University Avenue and the proposed zoning classification would therefore be compatible. 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 City has discovered several used car lots being established in areas that would not normally be suited for such a use, but zoned appropriately for them. The intent of the text amendments is to help alleviate these situations and establish a zoning district in which new car dealerships can be located. RECOMMENDATION: Staff recommends rezoning those parcels along University Avenue from GB, General Business, to GB-A, General Business-Automotive. New and used car lots will be Conditional Uses in the GB-A District and will no longer be permitted uses in the GB District. Motion: The Planning Commission recommends that the City Council approve the text amendments as outlined in the attached draft ordinance and approve the rezoning of those properties affected, as indicated on the attached zoning map. Attachments Draft Ordinance  Proposed Zoning Map  Page 3