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HomeMy WebLinkAboutNov 8, 2017, minMINUTES OF PLANNING AND ZONING COMMISSION NOVEMBER 8, 2017 7:00 PM The meeting was called to order at 7:00 pm by Chair Szurek. Commission Members present- Novitsky, Fiorendino, Hoium, and Szurek Members Absent: Schill Also present were Elizabeth Holmbeck (Planner), Shelley Hanson (Secretary), and John Murzyn (Council Liaison). Motion by Hoium, seconded by Fiorendino, to approve the minutes from the meeting of Sept 6th, 2017. All ayes. MOTION PASSED. PUBLIC HEARINGS CASE NUMBER: 2017-1101 APPLICANT: Gammada Urgessa, Akaku’s Brew LOCATION: 2301 37th Place REQUEST: Conditional Use Permit for Assembly, Manuf. & Processing Holmbeck explained that Gammada Urgessa on behalf of Akaku’s Brew has requested a Conditional Use Permit to allow for processing of Daadhii, a traditional Honey Wine, on the property located at 2301 37th Pl. NE., Columbia Heights, MN 55421. The applicant is proposing to lease the westernmost tenant space of the strip center. At this time, this tenant space is vacant. Historically however, the space has been used for commercial purposes. Assembly, manufacturing and/or processing require a Conditional Use Permit in the GB, General Business Zoning District. Akaku’s Brew has been produced locally for over 20 years. While the wine has currently been made in small batches at the applicant’s home, they wish to expand their production and would like to start a small processing facility at the subject property. The applicant anticipates producing approximately 400 hundred 750 ml. bottles per month to be sold directly to distributors only. ZONING ORDINANCE The property located at 2301 37th Pl. NE is located in the GB (General Business) Zoning District. The properties to the South and West are also located in the General Business District. The property to the North is zoned LB (Limited Business). The property borders the City of St. Anthony to the East, with both residential and commercial uses. The proposal to produce Daadhii falls under assembly, manufacturing, and/or production, and requires a Conditional Use Permit in the General Business Zoning District. COMPREHENSIVE PLAN The Comprehensive Plan guides this area for Commercial uses. The Zoning Code allows for assembly, manufacturing, and/or production as a conditional use on the subject property. Therefore, the proposed use of this property is consistent with the intent of the Comprehensive Plan. DESIGN GUIDELINES The subject property is not located in the Design Guidelines Overlay District. P & Z Minutes Page 2 November 8, 2017 SITE PLAN The applicant submitted a Site Plan for the interior tenant space which describes the proposed location of the production equipment and supplies (mixing, fermentation and bottling), storage of the finished product, and delivery of supplies associated with the production of this product. FINDINGS OF FACT Section 9.104 (H) of the Zoning Ordinance outlines nine conditions that must be met in order for the City Council to grant a Conditional Use Permit. They are as follows: The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. Assembly, manufacturing and/or processing are specifically listed as a Conditional Use in the GB, General Business Zoning District. The use is in harmony with the general purpose and intent of the Comprehensive Plan. The Comprehensive Plan designates this area for Commercial use. The proposed use is commercial in nature. The use will not impose hazards or disturbing influences on neighboring properties. According to the applicant, they anticipate producing approximately four hundred, 750 ml. bottles of Daahdii per month, and the finished product will only be sold to distributors. To ensure this, a condition has been added to the permit which prohibits any On/Off sale or sampling of the product on site. Due to the limited production, it is not anticipated that the use will impose any hazards or disturbing influences on neighboring properties. As indicated in the applicant’s narrative, there will be a small amount of residue generated by the production of the Honey Wine, which can, and will be disposed of in the regular trash receptacles provided on site. A condition of approval has been added to include the requirement of a screened trash receptacle located behind the building. The use will not substantially diminish the use of property in the immediate vicinity. Staff feels that to the contrary, since the space will now be occupied, the subject property is less likely to experience theft and vandalism. Also, this particular commercial strip center has historically seen tenant spaces vacant for periods of time and this new business will likely help to bring additional commercial activity and vibrancy to the strip center . The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. Excluding tenant signage, there will be no physical changes to the appearance of the existing building to accommodate the Daahdii wine processing facility. Plans to change the exterior signage will be reviewed administratively. The interior renovations proposed at this time are minimal including general cleaning, and painting. Any interior renovations that will require permits are to be submitted to the Building Inspection Department. Staff will work with the applicant throughout the process to ensure proper permitting is obtained. P & Z Minutes Page 3 November 8, 2017 The use and property upon which the use is located are adequately served by essential public facilities and services. This is correct. Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on-site circulation of traffic. The site will continue to utilize the existing ingress/egress routes. The applicant is only anticipating two-three persons at a time would be on site, which should have a minimal impact on the parking lot and overall pedestrian and vehicular function. Deliveries of supplies will be made via the door located on the Northwest corner of the property, located in the back of the building (shown in Map E attached). A condition has been added restricting the delivery and/or distribution of product to the hours of 8:00 a.m. to 8:00 p.m. (Monday-Saturday), and 10:00 a.m. to 6:00 p.m. (Sunday). The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses in the immediate vicinity. There is no anticipated negative cumulative effect associated with the addition of the Daahdii wine processing facility at the subject property. The proposed CUP would allow for the applicant to produce approximately 400 bottles a month, or approximately 31 barrels a year, or 961 gallons a year. Overall, staff believes that this amount of production will have a minimal impact on the other uses in the immediate vicinity. Staff has added 12 conditions to the permit to mitigate any potential impacts of the use. The use complies with all other applicable regulations for the district in which it is located. This is correct. Staff recommends that the Planning and Zoning Commission recommend approval of the proposed Conditional Use Permit for the processing of Daahdii (Honey Wine) at 2301 37th Place NE., subject to certain conditions provided in the report. Questions from members: Hoium asked if the applicant intends on installing signage so it doesn’t look like a vacant storefront. Holmbeck stated they do intend to have signage that will be handled administratively by staff. The only time the Planning & Zoning Commission sees sign applications is if it is for LED Signs. Hoium then asked if they had to get licenses from other entities in order to open this type of business. Holmbeck said the applicant will need to check with the Met Council, the Dept of Agriculture, Dept of Health, and Anoka County to ensure all approvals are obtained which is noted in condition #2 of the approval motion. Novitsky asked if the applicant was aware if they ever expand their space that the need to install a sprinkler system in the entire building would be triggered. Holmbeck stated they are aware of that and it is noted in condition #5 of the approval motion. P & Z Minutes Page 4 November 8, 2017 Szurek asked how much square footage they have in this space. Holmbeck said it is 1,500 sf. Szurek then asked where they get their honey from? Holmbeck said the applicant would have to answer this. Public Hearing Opened. The applicant told Szurek that they currently get their honey from stores, but as they expand production they are looking to find a local producer. Szurek told her she is a member of the Beekeeper’s Assoc. and she will give her some contact information of people who produce honey in larger quantities that may be interested in being their supplier. Motion by Hoium, seconded by Fiorendino, to close the public hearing and waive the reading of Resolution 2017-116, there being ample copies available to the public. All ayes. MOTION PASSED. Motion by Hoium, seconded by Fiorendino, that the Planning and Zoning Commission recommends the City Council approve Resolution No. 2017-116, for a Conditional Use Permit for the processing of Daahdii (Honey Wine) for the property located at 2301 37th Place NE. (PIN 36-30-24-44-0012), subject to certain conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: All required state, county and local codes shall be met and in full compliance. The applicant must obtain necessary approvals from the Metropolitan Council (Sewer Accessibility Charge), the State of Minnesota Department of Agriculture and/or Minnesota Department of Health and/or Anoka County Health Department. The applicant will submit a copy of all necessary permits and allowances, prior to operation on the subject property. All storage of waste material shall be located and screened in a manner consistent with the Zoning Ordinance. The applicant will submit a plan to the City Planner which shows how the trash receptacles will be screened. The interior finish work is to be completed with review by the City’s Building Official and if required, permits must be submitted to the Building Inspections Department. If the tenant ever wishes to expand within the building, plans must be submitted to the Building Official for review and compliance with Building and Fire Code. Currently the applicant is proposing to occupy 1,500 sq. ft. of space in the building (commercial strip center). Occupying over 2,000 sq. ft. of space within the building would require a fire suppression system to be installed in the entire building. All signage is issued administratively. Any signage for the business must be submitted to the Community Development Department to be reviewed and approved by the City Planner. All production operations shall be within a completely enclosed structure (within the tenant space as outlined on the attached site plan). By-products and waste from the production of the wine shall be properly disposed in an enclosed container. Trash and/or recycling collection areas shall be enclosed on at least three sides by an opaque screening wall or fence no less than six (6) feet in height. The open side of the enclosure shall not face any public street or the front yard of any adjacent property. No retail sales or sampling of any alcoholic beverage shall take place on the premise (tenant space). EDA Minutes Page 5 November 8, 2017 Deliveries shall be limited to occur between the hours of 8:00 AM-8:00 PM, Monday-Saturday, and 10:00 AM-6:00 PM on Sunday. If the nature of the assembly, manufacturing, and/or processing use changes (currently wine production), the property owner shall apply to have the Conditional Use Permit amended. All ayes. MOTION PASSED. The following Resolution will go to the City Council at the November 13, 2017 meeting. RESOLUTION NO. 2017-116 A Resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Conditional Use Permit for assembly, manufacturing, and/or processing on the property located at 2301 37th Pl. NE, Columbia Heights, MN 55421. Whereas, a proposal (Case # 2017-1101) has been submitted by Gammada Urgessa on behalf of Akaku’s Brew to the City Council requesting a Conditional Use Permit from the City of Columbia Heights at the following site: ADDRESS: (PIN 36-30-24-44-0012), known as 2301 27th Pl. NE, Columbia Heights, MN 55421. LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS THE FOLLOWING: A Conditional Use Permit per Code Section 9.110 (E) (3) (l), to allow for assembly, manufacturing, and/or processing on the property located at 2301 27th Pl. NE., Columbia Heights, MN 55421. Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on November 8th, 2017; Whereas, the City Council has considered the advice and recommendations of the Planning and Zoning Commission regarding the effect of the proposed Conditional Use Permit upon the health, safety, and welfare of the community and its Comprehensive Plan, as well as any concerns related to compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the surrounding areas; Now, therefore, be it resolved, in accordance with the foregoing, and all ordinances and regulations of the City of Columbia Heights, the City Council of the City of Columbia Heights makes the following: FINDINGS OF FACT Section 9.104 (H) of the Zoning Ordinance outlines nine conditions that must be met in order for the City Council to grant a Conditional Use Permit. They are as follows: (a) The use is one of the conditional uses listed for the zoning district in which the property is located, or is a substantially similar use as determined by the Zoning Administrator. (b) The use is in harmony with the general purpose and intent of the Comprehensive Plan. (c) The use will not impose hazards or disturbing influences on neighboring properties. (d) The use will not substantially diminish the use of property in the immediate vicinity. (e) The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. (f) The use and property upon which the use is located are adequately served by essential public facilities and services. EDA Minutes Page 5 November 8, 2017 (g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on-site circulation of traffic. (h) The use will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of other uses is the immediate vicinity. (i) The use complies with all other applicable regulations for the district in which it is located. Further, be it resolved, that the attached plans, maps, and other information shall become part of this Conditional Use Permit and approval; and in granting this Conditional Use Permit the City and the applicant agree that this permit shall become null and void if the project has not been completed within one (1) calendar year after the approval date, subject to petition for renewal of the permit. The Conditional Use Permit is subject to certain conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: CONDITIONS 1. All required state, county and local codes shall be met and in full compliance. 2. The applicant must obtain necessary approvals from the Metropolitan Council (Sewer Accessibility Charge), the State of Minnesota Department of Agriculture and/or Minnesota Department of Health and/or Anoka County Health Department. The applicant will submit a copy of all necessary permits and allowances, prior to operation on the subject property. 3. All storage of waste material shall be located and screened in a manner consistent with the Zoning Ordinance. The applicant will submit a plan to the City Planner which shows how the trash receptacles will be screened. 4. The interior finish work is to be completed with review by the City’s Building Official and if required, permits must be submitted to the Building Inspections Department. 5. If the tenant ever wishes to expand within the building, plans must be submitted to the Building Official for review and compliance with Building and Fire Code. Currently the applicant is proposing to occupy 1,500 sq. ft. of space in the building (commercial strip center). Occupying over 2,000 sq. ft. of space within the building would require a fire suppression system to be installed in the entire building. 6. All signage is issued administratively. Any signage for the business must be submitted to the Community Development Department to be reviewed and approved by the City Planner. 7. All production operations shall be within a completely enclosed structure (within the tenant space as outlined on the attached site plan). 8. By-products and waste from the production of the wine shall be properly disposed in an enclosed container. 9. Trash and/or recycling collection areas shall be enclosed on at least three sides by an opaque screening wall or fence no less than six (6) feet in height. The open side of the enclosure shall not face any public street or the front yard of any adjacent property. 10. No retail sales or sampling of any alcoholic beverage shall take place on the premise (tenant space). 11. Deliveries shall be limited to occur between the hours of 8:00 AM-8:00 PM, Monday-Saturday, and 10:00 AM-6:00 PM on Sunday. 12. If the nature of the assembly, manufacturing, and/or processing use changes (currently wine production), the property owner shall apply to have the Conditional Use Permit amended. P & Z Minutes Page 7 November 8, 2017 OTHER BUSINESS 1. Comprehensive Plan Update-Review of work in progress, presented by Mark Koegler, HKGI Mark Koegler from HKGI gave an update on the progress on the Comprehensive Plan Process. He showed them a timeline and said the committee of 15 members has been meeting every 6 weeks. He told members that Adam Schill is the representative from the Planning Commission. Koegler explained that they have been gathering information and feedback throughout the summer and compiling the data so that they can now start drafting a preliminary plan based on that feedback. He reviewed the meetings and activities that staff attended to gather this information. Koegler told members that 700 people also visited the Social Pinpoint On-line Survey to provide input. Koegler said people indicated they would like to see improvements to mobility such as sidewalks, paths, and gathering spots and to provide a greater variety of businesses. Of the things they like about Columbia Heights, most noted the Heights Theater/DQ and the number of parks. From the information gathered, the committee has focused on several intersections or areas of town they would like to see redeveloped in the future. He said one of the goals was to move people up and down Central Avenue safely and easily. He briefly reviewed the concepts for each of the 4 intersections. He said people can now comment on these concepts through Survey Monkey that is now on the City’s website which will help the Committee focus on the goals for the final draft of the Comp Plan. 40th and Central Ave- Concept #1 is to redevelop as a mixed use commercial/residential building and to keep the transit hub. Concept #2 is to add retail up closer to Central Avenue and multi-family housing behind the retail off of 41st Avenue. Other comments centered around the need for a facelift for the old NE Business Center. Another component was to possibly find a name for this intersection that seems to be the hub of our City. Hoium asked how we push through a plan since Cities have limited resources and legal means to obtain properties for redevelopment. Koegler admitted it is challenging because it is market and developer driven. But developers will be more apt to bring a proposal to the City if they know it fits into the City’s long term goal for that particular area. Koegler said the last Comp Plan targeted areas for redevelopment and some of those have been accomplished. He said he will try to incorporate implementation techniques with the ideas or goals decided by the City in this updated version. 49th and Central Ave- Central Ave goes from an urban feel to a suburban feel as you move from 39th Ave to 694. He discussed 2 concepts for this corner which focused on the Savers Site. Szurek suggested listing all the concepts in the future plan in order to keep all options open. P & Z Minutes Page 8 Nov 8, 2017 37th Ave & University Ave- This is an area of hodge podge run down automotive and industrial uses that do not fit in with the redevelopment that has taken place across the highway. As it is also a major corridor running through our City, redevelopment of this area would improve the aesthetics greatly. Concept #1 would be a mix of retail and multi-family housing along 40th with townhouses built to the south towards 37th Ave. Concept #2 is a smaller area of redevelopment that would be strictly housing. And Concept #3 was to redevelop entirely as business use and to possibly use retired shipping containers that would be converted into buildings. Members were very excited about this possibility. They liked the creative concept and the idea of getting some jobs back here. They felt it would draw people to the area. 40th Avenue-City Hall Site-- 40th Avenue is going to be re-designed and the streets will be narrowed with a possible median incorporating landscaping enhancements. As a result, Concept #1 would see City Hall moved elsewhere and Mill Street would be closed off. The site would then be redeveloped with townhouses and a retail space with a plaza area looking over the park. Concept #2 would be a mixed use development with retail on 40th and townhouses along Mill St. Koegler said he will also add Concept #3 which is to rebuild City Hall on this site moving it closer to the park so that some retail and plaza area could be added along 40th Ave. Koegler encouraged members to spread the word about Survey Monkey to their friends and family to get opinions on these concepts. He told members the next event staff will be attending is the Taste of Columbia Heights. He hopes to wrap up the Plan by May 2018. The meeting was adjourned at 8:00 pm. Respectfully submitted, Shelley Hanson Secretary