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MINUTES OF
PLANNING AND ZONING COMMISSION
FEBRUARY 7, 2018
7:00 PM
The meeting was called to order at 7:00 pm by Chair Szurek.
Commission Members present- Novitsky, Fiorendino, Hoium, Schill, and Szurek
Also present were Elizabeth Holmbeck (Planner), Keith Dahl (Economic Development Manager), Shelley
Hanson (Secretary), and John Murzyn (Council Liaison).
Motion by Fiorendino, seconded by Schill, to approve the minutes from the meeting of December 5, 2017. All
ayes. MOTION PASSED.
OTHER BUSINESS
CASE NUMBER: NA
APPLICANT: NA
LOCATION: 4827 University Ave
REQUEST: Review Acquisition of 4827 University to Determine if it Conforms to
Comprehensive Plan-Resolution 2018-PZ01
Dahl told members that in July 2017, the Columbia Heights Economic Development Authority (the “EDA”)
initiated the Commercial Revitalization Program (the “Program”) with the approval of EDA Resolution 2017-
18, a program which was created to revitalize the commercial corridors throughout the City of Columbia
Heights (the “City”), specifically through the acquisition of properties identified as nonconforming under the
current zoning code of the City. Nonconforming properties acquired through the Program are held for the
purposes of eventual commercial redevelopment. However, pursuant to State Statue, Section 462.356,
Subdivision 2, the Planning and Zoning Commission (the “Planning Commission”) in and for the City is
required to review and ultimately determine that the proposed acquisition of real property conforms to the
Comprehensive Plan of the City.
Therefore, the EDA has requested that the Planning Commission review the proposed acquisition of 4827
University Avenue NE, Columbia Heights, MN 55421 (the “Subject Property”) to determine if its acquisition
conforms to the Comprehensive Plan of the City.
Dahl explained that this property is zoned Limited Business (LB). He told members that as these non-
conforming residential structures are purchased they will either be demolished or moved to another location if
economically feasible. The property will then be held for future commercial development.
COMPREHENSIVE PLAN
The proposed acquisition of the Subject Property responds to several goals and policies adopted in the
Comprehensive Plan of the City, specifically in Chapter 2: Land Use and Chapter 4: Economic Development.
Below are the specific goals and policies from the Comprehensive Plan that directly and indirectly correlate to
the conformity of the proposed acquisition.
Resolution 2018-PZ01
P & Z Commission Minutes
Page 2
February 7, 2018
LAND USE AND REDEVELOPMENT
Goal: Preserve and enhance the existing viable commercial areas within the community.
Goal: Provide mechanisms for successful redevelopment of vacant lands and targeted areas within the
community.
ECONOMIC DEVELOPMENT
Goal: Enhance the economic viability of the community.
1.Encourage the continuation and enhancement of existing industries within the community.
2.Rehabilitate, or where necessary, redevelop substandard and/or functionally obsolete commercial
development through private means or, if necessary, public means.
Goal: Promote reinvestment in properties by the commercial and industrial sectors.
1. Encourage existing industries and businesses to expand within the community.
2. Promote high quality development and redevelopment opportunities within the community.
Questions/comments from members:
Hoium asked if the property was purchased by someone else besides the City if it could continue to be used as a
residential property. Dahl told him that it could continue to be used as a residential use since it is a
grandfathered, non-conforming use. However, a building permit to expand the structure would not be given
since it is non-conforming. Hoium said the property appears to be in good condition and wonders if the City
would be able to re-coup the funds used to purchase it. Dahl explained the background of the property and how
the owners approached the City as they wish to divest themselves of it and didn’t want to go through a Realtor.
Therefore, the City was not competing with offers from other buyers. Hoium asked what the property was
worth. Dahl told him the estimated market value for 2018 is $117,000. They wanted $125,000, but staff
negotiated it down to $121,000.
Motion by Fiorendino, seconded by Schill, to adopt Resolution 2018-PZ01, a resolution finding that the
proposed acquisition of certain land for redevelopment purposes by the Columbia Heights Economic
Development Authority is consistent with the City of Columbia Heights’ Comprehensive Plan.
All ayes. MOTION PASSED.
RESOLUTION NO. 2018-PZ01
A RESOLUTION FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND FOR
REDEVELOPMENT PURPOSES BY THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT
AUTHORITY IS CONSISTENT WITH THE CITY OF COLUMBIA HEIGHTS’ COMPREHENSIVE PLAN.
WHEREAS,
the Columbia Heights Economic Development Authority (the “Authority”) proposes to purchase certain
property (the “Property”) located at 4827 University Avenue NE in the City of Columbia Heights (the “City”) and
described on the attached Exhibit A, for the purposes of eventual redevelopment; and
WHEREAS,
Minnesota Statutes, Section 462.356, subd. 2 requires the City Planning and Zoning Commission to review
the proposed acquisition or disposal of publicly-owned real property within the City prior to its acquisition or disposal, to
determine whether in the opinion of the Planning and Zoning Commission, such acquisition or disposal is consistent with
the comprehensive municipal plan; and
P & Z Commission Minutes
Page 3
February 7, 2018
WHEREAS,
the Planning and Zoning Commission has reviewed the proposed acquisition of the Property, and has
determined that the Property is located in an area of the City designated for commercial use within the City’s
comprehensive plan, that the Authority’s purpose is to redevelop the Property consistent with this use, and that the
proposed acquisition is therefore consistent with the City’s comprehensive plan.
NOW, THEREFORE BE IT RESOLVED
by the Planning and Zoning Commission of the City of Columbia Heights,
that the acquisition of the Property by the Authority is consistent with the City’s comprehensive municipal plan, and will
promote the correction of a nonconforming property and redevelopment consistent with the commercial zoning
designation of the Property.
BE IT FURTHER RESOLVED
that this resolution be communicated to the Board of Commissioners of the Authority.
ORDER OF THE PLANNING AND ZONING COMMISSION
Passed this 7th day of February, 2018
Offered by: Fiorendino
Seconded by: Schill
Roll Call: All ayes
Marlaine Szurek, Chair
Attest:
Shelley Hanson, Secretary
EXHIBIT A
Description of Property
Lot Numbered Twenty-two (22), in Block Numbered Twenty (20), Roslyn Park, Columbia Heights, according to the plat
thereof on file and of record in the office of the Registrar of Deeds in and for the County of Anoka, State of Minnesota
Torrens property
Registered property as evidenced by Certificate of Title No. 126192 AND
The south half (S1/2) of Lot 23, Block 20, Roslyn Park, Columbia Heights, according to the recorded plat thereof, and
situate in Anoka County, Minnesota.
Abstract Property
2. 2040 Comp Plan Update-Mark Koegler and Lance Bernard, HKGI
Mark Koegler and Lance Bernard were present to review preliminary drafts of two chapters of the
Comprehensive Plan—Land Use and Economic Competitiveness. The drafts build on the material that
is currently contained in the 2030 Plan. Koegler explained that the last committee meeting where these
two chapters were going to be reviewed was cancelled due to inclement weather, but comments were
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accepted via email and will now be reviewed at the next meeting scheduled for February 26.
P& Z Commission Minutes
Page 4
February 7, 2017
Bernard reviewed the changes that have been made to the Land Use Chapter:
1. Expand the goals and policies to include information related to active and healthy living.
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2. Update the concept graphics for 40 and Central to show a potential change in the office building use.
3. Expand the narrative associated with some of the future land use categories to ensure that they are
either compatible with the City’s current and/or future zoning classifications, as well as the minimum
density thresholds established by the Metropolitan Council
4. Add graphics as appropriate from the City Hall site selection study
5. Update the Public Facilities map to reflect the new library location.
6. Add a section on resilience.
Bernard provided members with maps of the existing land uses, the 2030 Planned Land Uses, as well as
the 2040 Land Use map update. He also provided a map highlighting the changes between the 2030 and
2040 maps to the members.
Bernard stated that the Land Use chapter is typically one of the most referenced chapters in the
comprehensive plan. HKGI has worked extensively with staff as many of the other chapters are tied to
the vision depicted on the Land Use map. He explained that many of the uses shown on the 2030 map
have been replaced with what the land use actually is today. Bernard pointed out several other areas that
were designated as Industrial, Mixed Use or Transit Oriented Districts on the 2030 map that will now be
targeted as Transitional Development.
Fiorendino asked if these changes will require amendments to the Zoning Code. Bernard didn’t feel
zoning amendments would be necessary at this time. Language may be added in the Land Use Chapter
of the Plan to further define the land use categories.
Bernard told members that the Housing Chapter is still in progress and will be reviewed later this month
by the Comprehensive Plan Committee. He then reviewed some of the requirements of the Met Council
for the housing section of the Plan. He told members that housing has emerged as the topic of most
interest to the Met Council, who will review the Columbia Heights Plan for consistency with regional
plans and policies.
Koegler told members that we are designated as “Urban Central” that includes, Minneapolis, St. Paul,
and most of the inner ring suburbs. This designation requires that any new construction target 20
units/acre of affordable housing units for a total of 133 units. The Met Council establishes the criteria
that we must somehow incorporate into our updated Plan. This was primarily due to the fact that until
the last few years, no new multi-family projects have been built since the late 1950’s and early 1960’s.
Dahl stated that the construction of the Legends Apt building and the two Apt buildings being
constructed at Grand Central will help us meet these goals.
Fiorendino asked if there really is a market for more high density housing in Columbia Heights.
Koegler said that newer high density housing is in demand, and it is the most cost effective way to
develop housing units due to the high cost of construction compared to wages. As stated above, most of
the apartment buildings in Columbia Heights are between 50-60 years old and are dated in style and
amenities.
P & Z Minutes
Page 5
February 7, 2018
Hoium asked why other surrounding suburbs such as St Anthony, Roseville, and Fridley aren’t included
in the “Urban Center” classification since they could be considered an inner ring suburb. It was unclear
exactly how the Met Council designates each City’s classification.
Szurek was upset by the fact that the Met Council keeps increasing the numbers we are supposed to
meet of affordable housing when we have a City that is all built out. She said the City needs more
commercial or business properties in order to sustain the viability of our City. She is very frustrated
with the demands of the Met Council because it prohibits any efforts by the City to improve itself and
make it a more attractive place to live if we are a city of only affordable housing and not a city that has
job opportunities.
Novitsky concurred and said the best way to rejuvenate the City would be to add businesses, not more
affordable housing. Koegler said the City Council was also sensitive to the need to attract more jobs and
businesses to the City. The problem is the commercial market is currently over saturated with many
vacant sites throughout the metro area, and it is difficult to set future goals based on the existing markets
and trends. Bernard stated the Comp Plan tries to identify areas where these visions or specific
requirements may be accomplished. It is not written in stone and is a moving target with each update.
Fioredino asked why we don’t attract more commercial businesses. Koegler said this is a problem that
Anoka County as a whole also questions. He said the biggest problem with Columbia Heights is the
lack of land available. This City is small and so built up. Companies are going further north so they
have acres to build on for distribution centers, medical manufacturing or research facilities, etc. We
don’t have land worth looking at. Dahl said the only types of businesses we can hope to attract are data
centers and small office centers.
Koegler then went on to review further aspects of the Chapter on Economic Competitiveness with the
members. Staff has worked with HKGI to establish various goals to be included in the updated Comp
Plan.
1) Enhance the economic viability of the community by meeting with existing businesses to
understand needs and determine if the City can be of assistance, and to develop a revolving loan fund to
provide low interest loans for improvements to building structures.
2) Promote reinvestment in commercial and industrial properties by supporting businesses through
Chamber of Commerce activities, using fiscal tools to financially support expansion efforts, and to
possibly create a grant program to provide funding for building improvements. The City could create an
identity for the downtown business area and assist in marketing our businesses through various media
options. Providing transit corridors could also enhance business growth. And lastly, we could notify
businesses of any federal or state programs that could be of benefit to them.
3) Identify employment opportunities within the community by determining what industries would
best fit into specific sites and seek them out.
P & Z Minutes
Page 6
February 7, 2018
Koegler touched on employment and wage statistics and how we compare to other cities over the past 30
years and what is projected for the next 20 years. The chapter included various statistics on the major
employers in Columbia Heights and break downs by industry, household incomes, and commute times
to work.
Koegler stated that Columbia Heights has advantages such as proximity to downtown, lower costs for
space, convenience of parking, historical commercial structures along the Central Avenue corridor, and
that some redevelopment has occurred which has improved the image of the corridor. Some of the
challenges facing the City is it is not directly connected to the interstate or rail systems. It is hard to
distinquish where Columbia Heights ends and Fridley begins. The industrial area is scattered and on
small parcels that again are not on visible roadways. The commercial corridor along Central Avenue is
made up of small sites that have little depth. Many of these abut residential properties. Koegler said
the surprising thing is the residential neighborhoods that abut these properties are fairly strong and kept
up well which is unique to Columbia Heights. The biggest challenge is finding the right businesses for
these sites.
Update onBy Laws Change as discussed at the City Council Work Session.
3.
Holmbeck told members that the By-laws change was approved by the City Council on January 8, 2018
and the second reading will be February 12, 2018. She explained that the changes will take effect 30
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days after the February 12 meeting. She again reviewed the changes with the members that included:
1. Increase the members from 5 to 7 so it is easier to have a quorum.
2. Change the name to just the Planning Commission.
3. Establish the officer positions to Chairperson, Vice Chair, and Secretary/Treasurer.
4. To elect Officers annually.
5. To Change the start time from 7 pm to 6 pm.
6. Establish an attendance requirement (must be present at 75% of the meetings).
Schill asked if other commissions are increasing the number of members also. Holmbeck explained that most
of the other commissions already have at least 7 members. She went on to tell members that this number is
consistent with most other cities in the metro area for their Planning Boards.
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Holmbeck reminded members that the next Comp Plan Committee meeting is scheduled for February 26 and
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that HKGI will give an update to the Park and Recreation Commission meeting on February 28 at the new
Circle Terrace Community Building.
She told members that there will not be a March meeting since no cases have been received.
The meeting was adjourned at 8:12 pm.
Respectfully submitted,
Shelley Hanson
Secretary