HomeMy WebLinkAboutSept 2017 P & Z Minutes
MINUTES OF
PLANNING AND ZONING COMMISSION
SEPT 6, 2017
7:00 PM
The meeting was called to order at 7:00 pm by Chair Szurek.
Commission Members present- Novitsky, Hoium, and Szurek
Members Absent: Schill and Fiorendino
Also present were Elizabeth Holmbeck (Planner), Joe Hogeboom (Community Development Director), Shelley
Hanson (Secretary), Council Liaison, Nick Novitsky, and Jim Hoeft (City Attorney), and Jodi Griffin (CDD
Dept).
Motion by Hoium, seconded by Novitsky, to approve the minutes from the meeting of July 5th, 2017. All ayes.
MOTION PASSED.
PUBLIC HEARINGS
CASE NUMBER: 2017-0901
APPLICANT: Owen Metz, Dominium Development & Acquisitions LLC
LOCATION: 1069 Grandview Way and 4729 Grand Avenue
REQUEST: Site Plan with Waivers to the Zoning Code
Holmbeck stated that Dominium has made a request for Site Plan Review with waivers to certain standards of
the Zoning Code, to the City of Columbia Heights, for the properties located at 1069 Grandview Way and 4729
Grand Avenue (Subject Properties). The applicant is requesting approval of the proposed Site Plan in order to
allow for 173 units of apartment homes to be located on the subject properties.
Specifically, the applicant is proposing to construct two separate buildings on the subject properties with the
units divided between the two buildings, approximately 86 or 87 units per building. The proposal calls for, (65)
one bedroom apartments with an estimated rent of $939.00, (72) two bedroom units with an estimated rent of
$1,126.00, and (36) three bedroom units with an estimated rent of $1,297.00 per month. The buildings will
contain amenities such as in unit washer and dryers, clubrooms, fitness facilities, outdoor playgrounds and
grilling stations, and some underground parking for each building.
The proposal includes three waivers to the Zoning Code:
1.
2.A waiver to provide fewer parking stalls and not have all the parking stalls enclosed as required by the
Zoning Code.
3.
ZONING ORDINANCE
The subject property is located in the Mixed Use Zoning District. The properties to the north and west are
located in the Mixed Use Zoning District and the General Business Zoning District. The properties to the south
are located in the R-3 Multiple Family Residential Zoning District and the properties to the east are located in
the R-2B Built as Duplexes Zoning District.
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Sept 6, 2017
The proposed residential development is a permitted use in the Mixed Use District. The purpose of the Mixed
Use Development District is to promote efficient use of existing city infrastructure; ensure sensitivity to
surrounding neighborhoods; create linkages between compatible areas of the city; provide appropriate
transition between uses; ensure high quality design and architecture; create good pedestrian circulation and
safety; promote alternative modes of transportation; and increase the quality of life and community image of
Columbia Heights. The intent of this district is to encourage a flexible high-quality design strategy for
development and/or redevelopment of specific areas within the community.
The Zoning Ordinance specifically identifies the subject property to be used for Transit Oriented Mixed Use
Development. The purpose of the Transit-Oriented Mixed Use is to promote development and redevelopment
that facilitates linkages and interaction of transit services, housing and neighborhood services. The focus of land
use within this district is to ensure a pedestrian friendly environment and pedestrian connections to and from
residential development and transit facilities.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for Transit Oriented Development. It appears that the proposal for
apartment homes, meets the intent of the Comprehensive Plan.
DESIGN GUIDELINES
The subject property is located within the Design Guideline Overlay District, and is govern
aesthetically appealing, by requiring a set of minimum standards for new construction along Central Avenue
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and 40 Avenue. In general, the proposed buildings meet the design guidelines. The following components are
requirements of the Design Guidelines Highway District and how the applicant has attempted to meet the
guidelines:
Buildings may be set back a maximum of 85 feet from the sidewalk, in order to allow for two rows of
parking and drive aisles plus landscaped frontage.
The proposed building will be located approximately 14 feet from the sidewalk along Grand Avenue meeting
this guideline.
The primary facade(s) of buildings of 40 feet or more in width should be articulated into smaller
increments through the techniques such as using of different textures or contrasting, but compatible,
materials; dividing storefronts with separate display windows and entrances or incorporating arcades,
awnings, window bays, balconies or similar ornamental features.
The proposed building shows the façade articulated into smaller increments with varying colors and materials
meeting this guideline.
Building height shall be a minimum of 22 feet.
The proposed building will be 47.4 feet tall meeting this guideline.
Where commercial or office uses are found on the ground floor, at least 20 percent of the ground floor
facade fronting Central Avenue and 15 percent of any two side or rear facades shall consist of window
and door openings.
The proposed plan does not include commercial or office space on the ground floor.
The building should have a well-defined front facade with primary entrances facing the street.
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The proposed building will have a well-defined front façade, with the primary entrance facing the private roads.
Building colors should accent, blend with, or complement surroundings.
The colors that are proposed are neutral, and should complement the surrounding area. The building was
designed to be architecturally similar to the adjacent condominium building.
No more than two principal colors may be used on a façade or individual storefront. Bright or primary
colors should be used only as accents, occupying a maximum of 15 percent of building facades, except
when used in a mural or other public art.
The proposed building will consist of neutral colors, grey, charcoal, and beige, with a red like mortar (primary
color) brick.
All buildings should be constructed of high-quality materials, including the following: Brick, Natural
Stone, Stucco Precast concrete units and concrete block, provided that surfaces are molded, serrated or
treated with a textured material in order to give the wall surface a three dimensional character. Jumbo
brick may be used on up to 30 percent of any façade, provided that it is used only on the lower third of
the building wall.
The proposal meets this guideline. The building will be constructed with mortar brick, fiber cement lap siding,
flush metal panels surrounding the windows, and a rock face block base.
Architectural details such as ornamental cornices, arched windows and warm-toned brick with bands of
contrasting color are encouraged in new construction.
The proposal generally meets the intent of this guideline.
Parking areas adjacent to public streets or sidewalks shall be screened with a combination of landscape
material and decorative fencing or walls sufficient to screen parked cars on a year-round basis while
providing adequate visibility for pedestrians.
The proposed landscape plan includes a variety of trees and shrubs to be planted around the perimeter of the
site, which should provide adequate screening.
SITE PLAN REVIEW
1.Parking
The proposed plan identifies 134 enclosed parking stalls and 135 surface parking stalls for a total of 269 parking
unit is required to have one enclosed parking stall, and each two bedroom (or larger) unit is to have two
enclosed parking stalls. Based on the current proposal of 173 units, containing 65 one bedroom units, 72 two
bedroom units, and 36 three bedroom units, the development is required to provide 281 enclosed parking stalls.
The proposed parking plan is under the required parking stalls by 12, and currently only shows 134
underground parking stalls, whereas all of the 281 required parking stalls are to be located underground or
enclosed. By this standard, the propo
2.Access
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Access to the development will be off 47 Avenue NE, just east of Central Avenue NE, by turning north on to
Grand Avenue NE then turning east onto Grandview Way.
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3.Landscape
The proposed landscaping materials are shown on the attached Landscape Plan. The applicant is proposing to
plant 40 trees and 800 Sq. Ft. of landscaped area.
4.Signage
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The proposal indicates that there will be a monument sign at the corner of 47 Avenue and Grand Avenue,
along with a sculptural element for a strong site identity. The monument sign will need to be approved
Communication Committee.
FINDINGS OF FACT
Section 9.104 (N) of the Zoning Ordinance outlines four findings of fact that must be met in order for the City
to approve a Site Plan. They are as follows:
a.The Site Plan conforms to all applicable requirements of this article.
As outlined above, the proposed plan does not meet some of the applicable requirements of the Zoning Code.
narrative.
b.The Site Plan is consiste
Staff believes the proposed Site Plan for the property is consistent with the intent of the Comprehensive Plan.
The proposal for additional housing on a high frequency transit service route along the Central Avenue
-motorized modes of travel (pedestrian, biking
Use Developments that is affordable at 60% of the area median income, specifically targeting higher density
developments that provide workforce housing.
c.The Site Plan is consistent with any applicable area plan.
There is no area plan for this parcel.
d.The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public right-
of-way.
The proposed Site Plan does not meet some of the applicable standards outlined in the Zoning Ordinance. Staff
believes that if the applicant wishes to increase densities on the site, the applicable Zoning Code requirements
should be achieved to minimize any potential negative impacts on surrounding property. Therefore, it is
possible the properties in the immediate vicinity of the proposed development could be adversely impacted.
CONCLUSION
current
requirement and exceeds the maximum by 73.6 units. The applicant has requested a waiver to this requirement.
The proposed plan identifies 134 enclosed parking stalls and 135 surface parking stalls for a total of 269 parking
stalls combined. Based on the current proposal of 173 units, the development is required to provide 281
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Sept 6, 2017
enclosed parking stalls. The proposal is under the required parking stalls by 12 and currently only shows 134 of
the parking stalls provided to be underground, whereas all of the required parking is to be underground or
ents, and the applicant has requested a
waiver to this requirement.
street parking space have access to a drive aisle of 24 feet wide to provide safe and efficient means of vehicular
access. The applicant has requested a waiver to this requirement.
Staff believes that if the applicant wishes to increase densities on the site, that other applicable requirements of
rder to minimize any potential negative impact on the surrounding properties.
The proposed plan is to increase the density on the site and does not meet the applicable requirements of the
meets the intent of the Comprehensive Plan,
it would provide additional housing options and complete the development started years ago, staff believes that
RECOMMENDATION
Staff finds that the current proposal does not meet some of the Findings of Fact as outlined. Staff recommends
that the Planning and Zoning Commission table the proposal until an amended site plan can be submitted by the
applicant for the subject properties located at 1069 Grandview Way and 4729 Grand Avenue.
Furthermore, staff recommends that the plan be modified in the following ways:
Staff recommends that the proposed development density be reduced.
for Mixed Use Development densities to be increased by up to 50%. In fact, the Zoning Code states:
Maximum densities may be increased by up to 50% at the sole discretion of the City Council if one of
more of the following are provided:
(a) At least 50% of the required parking is provided by underground parking or parking in ramps;
(b) Housing is provided above ground floor retail/service commercial and the total floor area of the
housing is at least twice the floor area of the retail/service commercial use;
(c) Office space is provided above ground floor retail/service commercial and the total floor area of the
office space is at least twice the floor area of the retail/service commercial use;
(d) At least 50% of the building ground coverage is concentrated in structures four or more stories in
height, thereby conserving open space within the mixed-use development area.
If the City Council decides to allow for the density to be increased by up to 50%, that would mean that the
maximum density would be 30 units per acre allowing a maximum of 148.2 units.
All required parking for the residential use should be provided underground or in an enclosed building.
Staff recommends that the drive aisle be reduced to 20 feet, only if a restricted amount of off-street
surface parking is provided for guests and limited to 30 spaces per building. The off- street parking
spaces should be designed as bump-out parking spaces similar to the adjacent development to the north.
pment parking requirements to be reduced by
30%. In fact the Zoning Code states: Cumulative parking requirements may be reduced by up to 30% of
required spaces at the sole discretion of the Council if one or more of the following are provided:
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Sept 6, 2017
(a) Joint or shared parking arrangements between uses;
(b) Proof of parking;
(c) Car/van pooling and/or provision of employee or resident transit passes;
(d) Superior pedestrian, bicycle and/or transit access.
If the City Council decides to allow for the parking requirements to be reduced by 30% that would mean with
the current number of proposed units (as this is how parking requirements are determined), the parking
requirement would be lowered to 196.7 enclosed parking stalls.
Holmbeck told members that i
recommendation, and recommend approval of the Site Plan (as currently presented) with the requested waivers,
staff has provided motions to them along with recommended conditions of approval. The Planning and Zoning
Commission could also make a motion to recommend that the City Council deny the Site Plan application. In
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either of those two cases, the plan would go before the City Council on September 11, 2017 for final
consideration.
Discussion and Presentation:
Owen Metz from Dominium told members that the Company is 45 years old and is just finishing the
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project at 37 and University. He said they construct buildings and then retain ownership and
management of them for a period of 20-40 years. They construct high quality units with amenities that
are important to people (washer & dryers in units, granite countertops, energy saving lights, and nice
flooring). He told members that they have all the financing in place so they could begin construction
this winter.
He went on to explain to the Commission that two neighborhood meetings were held, and they
incorporated the feedback they got from residents in the area into their latest proposal. Dominium wants
to finish the project that was started back in 2003 which included three condo buildings and a number of
townhouses.
Metz stated that the original proposal took into account the whole site and had 15 units/acre. He
explained that if you took into account the entire site for this new proposal it would amount to 17
units/acre. He said the Planning Report which indicates 34.9 unit/acre is based on the unfinished area,
not on the entire development. He said the current proposal only has 37 more units than what was
approved in 2003. This site is designated as a Transit Oriented Development and would be in high
, and is close
to nearby shopping.
Metz addressed several issues that have been brought up. First, Metz told members that Dominium has
strict rental regulations. They have signed leases, rental contracts, background checks, management
staff on site, so they attract good renters who take care of their apartment homes. He assured members
that they are not absentee landlords. Second, home values should not be adversely affected. He said
they have similar buildings in St Anthony and Crystal and values of surrounding properties have
continued to increase. Metz said Dominium has done a study on their many buildings in the metro area
and determined that there will be 1.4 adults/apt on average. He said the 1.55 parking stalls per unit is
actually more than needed. The outdoor parking spaces will be screened by a wall or the building itself
so as not to impact the surrounding area.
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Metz said according to 2010 figures that Columbia Heights had approximately 68% home ownership
whic
this percentage. He stated that affordable housing is needed throughout the country.
Metz said they made changes to their plan since their original design earlier this year, based on the
feedback they received from residents and staff. They lowered the number of units from over 200 to
170, they added green space, they increased parking, an access point was eliminated, and they have tried
to curtail traffic going past the single family homes. He told members that the two new buildings will
blend well with the Condo buildings. They have placed the buildings so there is a court yard area
between buildings. The west building will have green space on its west side so it is screened from the
other buildings for a play area. A bump-out area was added on Grand to allow for additional company
parking. Metz said the 20 foot drive access matches the private streets throughout the rest of the
development.
Szurek said the development design is lovely, but she thinks more underground parking should be
provided. She suggested making the underground parking area two levels in order to achieve this. Metz
said financial constraints would prevent them from constructing a two level underground parking area.
That is why they proposed more outdoor parking that would be screened. Metz felt that the majority of
parking requirements outside would work better for their plan. Szurek said screening was not the issue
and whether residents would pay extra for covered parking is not the issue. The Commission must
uphold Columbia Heights Ordinance requirements that dictate the number of covered parking spaces
developer.
Metz said they own buildings across the country and data collected from other Twin Cities buildings
show less parking is needed than what the cities usually require based on the fact that most of the units
are not two adult households, and that many use bus transportation, Uber, or bikes to get around. He
told members that their plan is close to meeting the required parking spaces, just not covered ones. He
said Dominium is confident they will have enough. They would not invest 40 million dollars and not
Sz
overload the area with cars parked everywhere, especially during the winter months when cars are not
allowed to be parked on the streets.
Public Hearing Opened.
Cliff Johnson from 1027 43 ½ Avenue has rental properties and attends landlord meetings. He said
there are problems with rental properties and we need more responsible landlords and more rules and
laws regarding those properties. He said the City w
thinks the City should stick to the original plan for condos that would mostly be owner-occupied.
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Sept 6, 2017
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Tom Kaiser from 1140 50 Avenue is in favor of the proposal. Dominium builds quality units and
manages them. He wants to see properties along Central Avenue redeveloped and he believes this
would be a positive start. Urban design trends are moving to less car ownership and more public
transportation. It will be a wise investment for the future.
Thomas Radio-is an attorney from Felhaber & Larson representing the Condo owners who has
experience with Real Estate and Land Use cases. He told members that developers will promise cities a
lot of things, but there is no guarantee for the future that those promises will be fulfilled. He said the
Commission needs to focus on the sanctity of law and enforcing the ordinances that are in place to
t do not meet the
requirements so they are in violation of the City Code. He believes that too many people in too small of
an area will have an adverse impact on the property rights of his clients. They must enforce the rules as
written and not do as Dominium wants just because it is financially feasible for them. He went on to say
that the original plan called for three condo buildings to share the expenses and maintenance and thus far
there is no agreement with Dominium to do the same.
Paul Biernat-1070 Grandview #306 said Dominium made a nice presentation and trends may be moving
towards public transportation, but he has his doubts after driving in rush hours around the city. He said
if a developer wants to build affordable housing, then they should look at condo buildings since it is
cheaper to own a condo than rent an apartment. He thinks the condo market is coming back and the City
bylaws by having the City grant waivers that should be voted on by residents in the development.
more traffic in the neighborhood.
Jan Swentkofske 1070 Grandview bought her unit 3 years ago and was told two other condo buildings
would be constructed in phases.
asked the members if they would make exceptions to the law if the building were going in next to them.
Kevin Lovgren 1070 Grandview #402 has owned his unit for 7 years and was the owner of Sara Janes
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Bakery. His main concern was added traffic in the area. He said it will cause more congestion at 49
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Ave and Grand. He said people cut through the development now and with 49 being a high traffic road
with curved visibility it will be a dangerous intersection that may require a traffic light. He would be in
favor of one building, but feels this plan is too crowded for the area.
K.T. Jacobs 4104 Monroe St has been a resident since 1994. She wanted to know what the ratio of
owner occupied homes versus rental units is for the City. She thinks we have more than the metro
average of 28% and thinks that approving the higher density of additional rental units will bring issues.
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Sept 6, 2017
John Bush 1070 Grandview thinks the square footage of these units are minimal and that they are trying
to squeeze a lot into a small space so it is financially lucrative. He likes the design of the buildings, and
outside parking should be for company, not for residents to use. He said by charging $75/space for the
covered parking will cause even more to park outside as they will not be able to afford to pay for an
underground spot.
nd
Dave Meir 4218 2 St is a retired firefighter. He said the City has gone to great lengths to clean up that
area and is concerned with the amount of density on a small site.
Ann Budig 1070 Grandview #313 has invested everything into her condo unit. She believes this is too
much density for the development to handle.
Tamara Kurak 1070 Grandview #117 wanted to see the development finished and likes the townhouses
and cottages that were added on the north end. However, she thinks the proposed project would be too
much density for the site.
Tom Kurak 1070 Grandview #406 has been an owner and Board member from the start. He would
prefer to have owner occupied condo buildings constructed as per the original development plan. He
submitted a letter for the record which is attached to the end of these minutes.
Dan Thompson Pastor of Heights Church said he is in favor of the project. He said Dominium has a
good reputation and builds quality housing. He said this is a perfect location for renters as it is near the
bus line, near the schools and would give working people a nice place to call home. He is concerned
with the stigma that has been expressed about renters being troublesome. He said it is true that one
cannot guarantee the future, but the City should look at the prior performance of Dominium and how
they manage buildings after building them.
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Sean Broom of 4117 5 St said the Commission should consider the most important questions in front of
them. Is it in line with the Comprehensive Plan-yes. Is it is line with other projects that have set
precedence-mostly yes. They are seeking more density to make it work with a few exceptions. He said
Dominium is willing to invest in a quality project in our City. He said someone earlier had stated that
Columbia Heights needs to change how we develop, but he said first we need to develop. Broom went
on to say that rents of $940 for the one BR unit is more expensive than most mortgage payments. He
said the original developer is the one who made false promises and their beef should be with him, not
directed at the new developer.
Degha Shabbeleh 3827 Bakken Blvd was a renter for a while until she could save enough to purchase
her townhouse. She said a lot of people rent until they can buy, or until they settle into a good job, etc.
Renters are not bad people and everyone deserves a nice clean place. This is the first apartment building
built in a long time in this city. Most of the old ones are run down and have no amenities. She is in
favor of the project.
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Sept 6, 2017
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Dena DeGroat 4426 7 St has lived in her house for one year. She bought a house that was built in
1917. She said a lot has changed in the City since that time and continues to change. DeGroat said she
has read the Comprehensive Plan and quoted that it is the job of the Plan to steer that change and to
and millennials. She believes
compromise is in order as we move forward as a community.
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Elizabeth Herrmann 950 39 Ave lives in one of the worst apartment buildings in the City. She is in
favor of this project and feels it is a positive move for the City.
Phil Beannia 3800 American Blvd is a Real Estate Broker. He asked how long the rent is required to
bonds and therefore, it would be for 15 years in this case. After that time they no longer have to abide
by the income restrictions. He reviewed an affordability price comparison between buying a condo unit
of this same size versus renting it for $940/month and it was determined that with all costs included, it is
cheaper to buy the unit than to rent it. He thinks it is too much density for this site and feels the original
concept was a better plan and that it was already approved by the City back in 2003.
Denise Kendrick Stevens of 4844 Grandview Crt. She lives in one of the new Cottage Homes on the
north end of the development. She thinks the Dominium proposal has beautifully designed buildings,
and is not against renters, nor does she think that renters are criminals. However, she is very concerned
over the increase in traffic that will cause more problems. She said they drive so fast through the
development already and she is afraid that by adding more cars on the narrow streets some child is going
to get hit. Stevens also stated that she works in real estate and that condos and townhouses are selling
like crazy. The market for them has really increased since the recovery.
Jane Halek of 4602 Fillmore owns a duplex and has dealt with renters for many years. She believes the
proposal is overbuilding the area.
Joe Schluender of 4034 Monroe St is excited about living near a bus line, and believes this is becoming
a more popular transportation trend. He is in favor of urban growth and of this project.
Michael Strunk 1070 Grandview #102 agrees with the others who think this is too much density and that
safety should be a concern. There is too much traffic and the private roads are narrow already.
The Public Hearing was closed.
Szurek stated that the Commission must make their decision based on the existing Zoning Ordinance.
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Motion by Hoium, seconded by Novitsky, to table the Site Plan approval with waivers until an amended Site
Plan is submitted for the subject properties of 1069 Grandview Way and 4729 Grand Ave which would
include:
Staff recommends that the proposed development density be reduced. Zoning Code allows
1.
for Mixed Use Development densities to be increased by up to 50%. In fact, the Zoning Code states: Maximum
densities may be increased by up to 50% at the sole discretion of the City Council if one of more of the
following are provided:
(a) At least 50% of the required parking is provided by underground parking or parking in ramps;
(b) Housing is provided above ground floor retail/service commercial and the total floor area of the
housing is at least twice the floor area of the retail/service commercial use;
(c) Office space is provided above ground floor retail/service commercial and the total floor area of
the office space is at least twice the floor area of the retail/service commercial use;
(d) At least 50% of the building ground coverage is concentrated in structures four or more stories in
height, thereby conserving open space within the mixed-use development area.
If the City Council decides to allow for the density to be increased by up to 50%, that would mean that the
maximum density would be 30 units per acre allowing a maximum of 148.2 units.
2. All required parking for the residential use should be provided underground or in an enclosed building.
Staff recommends that the drive aisle be reduced to 20 feet, only if a restricted amount of off-street surface
parking is provided for guests and limited to 30 spaces per building. The off- street parking spaces should be
designed as bump-out parking spaces similar to the adjacent development to the north.
e allows for Mixed Use Development parking requirements to be reduced by
30%. In fact the Zoning Code states: Cumulative parking requirements may be reduced by up to 30% of
required spaces at the sole discretion of the Council if one or more of the following are provided:
(a) Joint or shared parking arrangements between uses;
(b) Proof of parking;
(c) Car/van pooling and/or provision of employee or resident transit passes;
(d) Superior pedestrian, bicycle and/or transit access.
If the City Council decides to allow for the parking requirements to be reduced by 30% that would mean with
the current number of proposed units (as this is how parking requirements are determined), the parking
requirement would be lowered to 196.7 enclosed parking stalls.
All ayes. MOTION PASSED.
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Sept 6, 2017
OTHER BUSINESS
2018 Land Use Fees and Procedure Changes--
Hogeboom told members the City Council will be considering the adoption of a revised Fee Schedule for the
Community Development Division which include fees charged for Planning and Zoning applications.
Hogeboom reviewed the changes with the members. He said this is informational only and that no Public
Hearing is necessary.
Hoium asked if these recommended changes had been approved by the City Manager, the Finance Director, and
the City Attorney. Hogeboom said that each of them had reviewed the proposed fee changes.
Open House for the Comp Plan-
Holmbeck told members there would be an Open House for the Comp Plan renewal process that will be held on
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Tuesday, September 19. Staff is looking for input on concept models for the 40 Avenue corridor and Central
Avenue. She went on to say that residents can also access a survey on our website and submit opinions on that.
The meeting was adjourned at 9:29 pm.
Respectfully submitted,
Shelley Hanson
Secretary