HomeMy WebLinkAbout02-02-2021 Planning Commission Packet
Planning Commission Meeting
February 2, 2021 6:00 p.m.
Columbia Heights City Hall
590 40th Avenue NE
Columbia Heights, MN 55421
NOTICE THAT THIS MEETING MAY BE CONDUCTED BY A COMBINATION OF IN-PERSON AND
ELECTRONIC MEANS
Following a determination by City Manager Kelli Bourgeois, and emergencies declared by the
United States, The State of Minnesota, and the Columbia Heights Mayor & City Council, this
meeting may, pursuant to Minn. Stat. § 13D.021, occur by a combination of in -person and
electronic means. In all meeting formats whether solely in -person or a combination of in-
person and electronic means, members of the public who wish to attend may do so by
attending in-person or by calling 1-312-626-6799 and entering meeting ID: 894 3258 3713 and
passcode: 080180 at the scheduled meeting time. If there are any questions about this notice
or attending/calling in to the meeting, please contact the City Clerk at (763) 706-3611.
February 2, 2021 Planning Commission Agenda
1. Call to Order and Roll Call
2. Approve Minutes
a. Approval of January 5, 2021 Planning Commission meeting minutes.
3. Public Hearing
a. Minor Subdivision, Lot Line Adjustment
Bryan Behun
1209 43rd Avenue NE
4. Other Business
a. Review purchase of 1002 40th Avenue NE
b. Review purchase of 960 40th Avenue NE
c. Reminder: Planning Commission meeting Tuesday, March 2, 2021, 6:00 p.m.
7. Adjourn
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MINUTES OF
PLANNING COMMISSION
JANUARY 5, 2021
6:00 PM
The meeting was called to order at 6:03 pm by Chair Fiorendino.
Commission Members present- Vargas, Hoium, Novitsky, and Fiorendino.
Commission Members present through Zoom- Sahnow, Kaiser, and Schill
Also present were Aaron Chirpich (Community Development Director), Shelley Hanson (Secretary), and
Bob Kirmis from NAC Consultants.
APPROVAL OF MINUTES
Motion by Hoium , seconded by Novitsky , to approve the minutes from the meeting of December 1, 2020. A
Roll Call vote was taken of the members. All ayes. MOTION PASSED.
PUBLIC HEARINGS
CASE NUMBER: 2021-0101
APPLICANT: JEFF ENGLER/MPLS SAW CO.
LOCATION: 831 40TH AVENUE NE
REQUEST: SITE PLAN APPROVAL
Chirpich explained that Minneapolis Saw Company has submitted plans for a proposed building addition to the
existing commercial structure. The expansion is needed to provide additional retail and shop space. The
proposed addition is a single level L-shaped design of 1,814 square feet. Section 9.104 (N) of the Zoning
Ordinance requires that all new plans for development other than one and two-family residences be reviewed
and approved by the Planning Commission before issuing of a building permit.
Zoning Ordinance
The subject property is located in the Central Business District, as are the south and east properties. The
properties located to the west and north are located in the R2B Zoning District. The use of the property is
permitted under the Central Business District as retail sales. The property meets all applicable setbacks for
the property under the Central Business District zone.
Comprehensive Plan
The Comprehensive Plan guides this area for commercial uses. The proposal for a building add ition with
commercial business intentions is consistent with the Comprehensive Plan's goals and intent. This project
follows under the following goal of the Comprehensive Plan:
Goal: Promote the reinvestment of properties in commercial and industrial sectors.
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Design Guidelines
The subject property is located within the Design Guideline Overlay District and is governed by the "Central
Avenue, Central Business District" standards. The Design Guidelin es intend to make the City more
aesthetically appealing by requiring minimum standards for new construction along Central Avenue and 40th
Avenue.
The building is proposed to have stucco walls that will match/blend with the existing structure walls in col or in
texture with a flat roof on the new addition; the applicant is proposing two windows on the south elevation of
the building. The proposed addition will match the setback of the existing building. All the proposed changes
above meet the design guidelines.
Parking
City Code does not require off-street parking in the Central Business District Zoning. However, the site is
proposing two new parking spots on the eastern portion of the site providing a total of 19 on-site parking
spots. The parking stalls east of the building take direct access via a public alley. This is a legal non-conforming
condition that is grandfathered in and is acceptable to remain. All of the parking stalls meet the City
dimensional standards.
The applicant noted that the top floor had two residential units which include a one bedroom unit and a two
bedroom unit. The Central Business District does require that the applicant meet the residential parking
standard which will require one parking stall per bedroom. This standard requi res three parking spots. This is
addressed as part of the total parking count.
Signs / Landscaping
There are no proposed changes to the landscaping or signage. The proposed addition meets the requirements
as required by the Design Guidelines.
Outdoor Storage
During the site inspection of the property outdoor storage was seen around the existing garage and staff
recommends the elimination of outdoor storage and that storage is limited to the existing garage and the new
addition storage.
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.
The applicable Zoning Code requirements have been met.
b. The Site Plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
The Comprehensive Plan guides this area for Commercial Use. The project is consistent with the City’s
goal to promote growth and reinvestment in the City’s commercial properties.
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c. The Site Plan is consistent with any applicable area plan.
The use is a permitted use within the Central Business district. The building addition meets the zoning
requirements and Design Guidelines.
d. The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public right -
of-way.
The use of the property is a permitted use within the Central Business District zoning. The proposed
building addition enhances the building’s function and appearance. The investment in the building
addition adds value to the site and will not adversely impact adjoining properties.
RECOMMENDATION
Based on the findings of this report, Staff recomm ends that the Planning Commission approve the Site
Plan for the proposed addition to the Minneapolis Saw Company located at 831 40 th Ave NE, subject to
certain conditions of approval.
Questions/Comments from members:
Hoium noted the drive aisle between the garage and the corner of the building is 16 ft 10 in. he
questioned whether that was enough space, especially for an emergency vehicle. Chirpich stated it is
an unusual layout but a normal drive aisle is 12 feet. He told members that the Fire Dept. had
reviewed the plan and they didn’t have any concerns about it. He said the building and garage were
accessible from various sides so this isn’t an issue.
Vargas noted there is an overhang on the garage which lessens the distance and that the closest fire
hydrant is at the NW corner of the site. Again, Chirpich stated that the Fire Dept did not have any
issues about the plan.
Sahnow asked if the addition would trigger the need to bring the property into full compliance since
the parking/driveway is considered legal non-conforming at present. Chirpich explained that the non-
conforming aspect cannot be expanded, however the parking/drive access is not being altered, so it is
ok. He went on to state that the building itself is conforming, so the add ition would be allowed.
Sahnow then questioned the exterior finish on the 40th Avenue side of the addition. He noted that the
proposal states that stucco or efface would be used, so the owner was asked which one they had
decided to use. The owner and his architect stated they planned on using efface. Sahnow stated that
efface was not an approved exterior finish per the Design Guidelines for the front of the building along
40th Avenue. He told members that stucco or stone would have to be used instead. Sahnow read the
excerpt from the Design Guidelines that addresses this. Efface can be used on the rear of the building,
just not on the front.
Fiorendino asked the owner and his architect to come to the podium. Dennis Fahedy, Architect, said it
would be difficult to match the current brick/stone look, so that is why they had planned on using the
efface material. However, he and the owner agreed that if there is an issue about using efface, they
can use stucco instead.
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Public Hearing Opened.
There was no one present to speak on this matter.
Public Hearing Closed.
Sahnow wanted to add a 4th condition to the Site Plan Approval that would restrict the use of efface along the
40th Avenue side. The other members agreed.
Motion by Sahnow , seconded by Schill , to waive the reading of Resolution No. 2021-PZ01, there being ample
copies available to the public. Roll Call Vote was taken. All ayes. MOTION PASSED.
Motion by Hoium , seconded by Kaiser , to approve a Site Plan for the proposed building addition to be located
at 831 40th Ave NE, and subject to the following conditions:
1. The building shall meet all requirements found in the Fire Code and the Building Code.
2. The Building and Site Plans adhere to the building and site plans dated 12/01/2020.
3. The applicant will remove the outdoor storage and confine storage to the existing garage and the
proposed building addition storage.
4. Stucco, or any other approved exterior finish per the Design Guidelines, must be used for the exterior
finish for the side facing 40th Avenue NE.
A Roll Call Vote was taken: All ayes
MOTION PASSED.
RESOLUTION NO. 2021 – PZ01
A Resolution of the Planning Commission approving a Site Plan for the proposed addition to the
Minneapolis Saw Company building located at 831 40th Avenue NE, Columbia Heights, MN 55421
(PIN 35-30-24-41-0031)
Whereas, a proposal (Case 2021-0101) has been submitted by the Minneapolis Saw Company to the Planning
Commission, requesting Site Plan Review from the City of Columbia Heights at the following site:
LOCATION: 831 40th Avenue NE (35-30-24-41-0031)
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: Site Plan Review for an addition to the Minneapolis Saw Company
building located at 831 40th Ave NE, Columbia Heights, MN 55421
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Whereas, the Planning Commission held a public hearing as required by the City Zoning Code on January 5,
2021;
Whereas, the Planning Commission has considered the advice and recommendations of City staff regarding
the effect of the proposed Site Plan 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, the Planning Commission of the City of Columbia Heights after reviewing the
proposal, accepts and adopts the following findings:
1. The site plan conforms to all applicable requirements of this article.
2. The site plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
3. The site plan is consistent with any applicable area plan.
4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right-
of-way.
Further, be it resolved, that the attached conditions, maps, and other information shall become part of this
approval; and in granting this approval the City and the applicant agree that this approval 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.
CONDITIONS:
1. The building shall meet all requirements found in the Fire Code and the Building Code.
2. The Building and Site Plans adhere to the building and site plans dated 12/01/2020.
3. The applicant will remove the outdoor storage and confine storage to the existing garage and the
proposed building addition.
4. Stucco, or any other approved exterior finish per the Design Guidelines, must be used for the exterior
finish for the side facing 40th Avenue NE.
Passed this 5th day of January, 2021
Offered by: Hoium ______________________________
Seconded by: Kaiser Rob Fiorendino, Chair
Roll Call: A Roll Call vote was taken
Ayes: All ayes
Abstain:
____________________________________
Shelley Hanson, Secretary
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CASE NUMBER: 2021-0102
APPLICANT: AMRISH PATEL-ROCKY’S GYM
LOCATION: 700 40TH AVE
REQUEST: ZONING ORDINANCE AMENDMENT & CONDITIONAL USE PERMIT
Chirpich stated that Amrish Patel, on behalf of Rocky’s Gym, has requested approval of a Zoning Ordinance
Amendment and Conditional Use Permit to accommodate the establishment of a 24 -hour “boutique gym”
upon a 9,375 square foot site located at 700 40th Avenue between Monroe and Quincy Streets.
The applicant plans to convert an existing 3,510 square foot building located on the site (which is presently
vacant) into a health/fitness club. In this regard, the use would occupy the entire building.
The site is bordered on the north by the Greater Life Church, on th e south by Huset Park, on the east by a
commercial use and on the west by a single-family residential home.
The site is presently zoned LB, Limited Business which presently does not make an allowance for health or
fitness clubs. As a result, the approval of a Zoning Ordinance amendment to allow the use in the LB District (as
a conditional use) must precede action on the requested conditional use permit approval. Chirpich told
members that any change would be setting precedence for all LB zoned properties .
According to the applicant, the gym will focus on “one on one” training and small group classes with access to
cardio and weight machines. Gym members will be able to access the gym via a key fob with 24 -hour
surveillance. The applicant also anticipates the offering of some unique fitness classes including yoga in the
adjacent park.
The applicant expects a “higher end” clientele which relies on customer service rather than volume.
COMPREHENSIVE PLAN
The Comprehensive Plan guides the majority of the 40th Avenue corridor, which includes the subject site, for
“transitional development.” In this regard, the Plan states the following:
Development in this area will focus on strengthening the residential character of 40th Avenue and allow
for opportunities of neighborhood retail/commercial activity (50% residential/50% commercial).
Commercial/retail development will consist of a mix of neighborhood service -oriented development and
varying densities of residential development. These uses will enhance the pede strian scale and provide
connection between the two commercial areas. Streetscaping and amenities will be used to provide a
pedestrian focus and strengthen linkages between Central and University Avenues.
ZONING ORDINANCE AMENDMENT
The subject site is zoned LB, Limited Business. The purpose of the district is as follows:
To provide appropriate locations for limited retail sales and services for the convenience of
adjacent residential neighborhoods. These areas are located along collector or arterial
roadways in close proximity to residential neighborhoods, arranged and designed to be a
functional and harmonious part of the neighborhood, and accessible by public sidewalks or
trails as well as by roadways.
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The applicant had originally requested a rezoning of the subject site to GB, General Business to accommodate
the proposed health/fitness club. Recognizing that the 40 th Avenue corridor includes numerous single family
residential uses and that the City’s Comprehensive Plan specifically directs only neighborhood service uses,
concern exists that the allowance of all uses allowed in the GB, General Business District could result in the
establishment of future uses which could create significant compatibility concerns (i.e., automobile repair,
carwashes, taprooms etc.). Further concern relates to the establishment of a spot zoning district which is
generally considered a poor planning practice.
To accommodate the proposed use, Staff recommends the processing of a Zoning Ordinance amendment
which would allow health and fitness clubs of a limited size within the LB, Limited Business District as a
conditional use. To align with the purpose of the LB District, it is specifically suggested that the following
conditions be imposed as part of conditional use permit processing: (Chirpich reviewed all the conditions)
1. The health/fitness club shall exhibit a gross floor area no greater than 4,000 square feet.
2. The use shall be served by a minor collector or higher classification roadway.
3. To the extent practical, new construction or additions to existing buildings shall be complementary and
compatible with the scale and character of the surroundings and exterior materials shall be compatible
with those used in the immediate neighborhood.
4. An appropriate transition area shall be provided between the use and adjacent property by
landscaping, screening or other site improvements consistent with the character of the neighborhood.
5. The parking supply requirements of Section 9.105.L(10) shall be satisfied via off-street parking or a
combination of off-street parking and off-site parking. Off-site parking shall be located no more than
400 feet from the main entrance of the use being served.
6. The City Council may establish limited business hours as a means of ensuring compatibility with
surrounding uses.
A draft Zoning Ordinance amendment which would make an allowance for health/fitness clubs as a
conditional use in the City’s LB, Limited Business District was included in the agenda packet..
Chirpich again stated that approval of the Zoning Ordinance amendment should precede action on the
conditional use permit as approval of the amendment establishes the mechanism necessary to accommodate
the proposed use.
Questions/comments from members:
Fiorendino stated that right now this use is not allowed in the LB district. The City would need to approve this
amendment in order to allow it.
Hoium stated that community centers, recreational centers, and brew pubs are already approved use s, so he
doesn’t see any problem approving this.
Chirpich said it is already an approved use in other zoning districts, but not in this one. The LB district is
geared toward retail, office use, and service businesses.
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Vargas stated he thinks this would be updating an old obsolete ordinance. He said times have changed and he
considers this a service business which is what we want in this zoning district.
Kaiser asked if Chirpich had any insght as to why this wasn’t included in the LB District before. Chirpich said he
didn’t know as the code was written before he started working for the City. Chirpich felt this type of business
would be compatible and doesn’t see it as a nuisance. He said the bi ggest issue is the parking requirements,
but he noted it is near the ramp and two churches so a joint agreement could be made to use their parking
lots.
Fiorendino asked the other members if anyone objected to this type of use.
Schill wanted clarification—Are we changing the zoning to General Business so it is a permitted use or are we
making an amendment to allow this use in a Limited Business District. Chirpich responded that this is allowing
Fitness Clubs into the LB classification with a CUP. Spot zoning would not be recommended.
Fiorendino stated that by approving the amendment that would require a CUP in order to operate in an LB
zoned property, each future request would be handled on a case by case basis. It does not become a
“permitted use”.
The general consensus was they agreed to the amendment.
CONDITIONAL USE PERMIT
1. Access
Primary access to the site is proposed from the north via 40th Avenue. A secondary access from the south via
an existing alley is also proposed.
To be noted is that the proposed access from 40th Avenue is a one-way route, a result of angled parking stalls
which are proposed along the western boundary of the site. Thus, business patrons will need to exit the site
via the alley to the south.
2. Off-Street Parking
Parking Supply. The submitted site plan illustrates a total of 14 off -street parking stalls. The Zoning
Ordinance does not include a specific off-street parking supply requirement for health/fitness clubs.
Rather, the Ordinance states that supply requirements a re to be determined by Staff. So NAC Consultants
did an analysis and according to a reference document entitled Parking Generation by the Institute of
Transportation Engineers, a parking supply ratio of 5.9 spaces for each 1,000 gross square feet of floor
area is recommended. Using this standard, a total of 21 spaces would be required of the proposed gym
(5.9 x 3.51 gsf = 20.7 spaces). In this regard, a parking supply deficit of 7 spaces exists.
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While plans exist to improve 40th Avenue and provide on-street parking opportunities at a future point, no
off-street parking spaces presently exist adjacent to the subject site.
To address the parking supply deficit issue, it is recommended that the applica nt demonstrate an ability to
provide 21 off-street parking stalls should the need arise (as proof of parking). The Zoning Ordinance
makes an allowance for off-site parking for commercial uses provided such parking area is located no more
than 400 feet from the main entrance of the use being served. In this regard, it is recommended that the
applicant pursue an off-site parking agreement with the Greater Life Church located directly north of the
subject site. The City would require a written agreement be filed with Anoka County in order to
memorialize it.
Parking Area Setbacks. Within LB zoning districts, the following parking area setbacks are imposed:
Front Yard: 12 feet
Side Yard: 5 feet
Rear Yard 5 feet
Existing parking areas upon the subject site extend to all lot lines. In this regard, the existing parking area
is considered a legally non-conforming condition as it fails to meet the City’s current parking area setback
requirements. Staff made some adjustments to the owner’s proposal so tha t vehicles would enter off 40th
Avenue and park diagonally toward the building and then exit to the alley. This would eliminate less
headlight glare on the residential property to the west if parking were allowed facing the fence.
Parking Stall Dimensions. According to the Ordinance, parking stalls must measure not less than 9’ x 20’ in
size. While the proposed parking stalls illustrate the proper 9 -foot width, they are shown to measure only
18 feet in depth. In this regard, the illustrated stall depth s should be increased to 20 feet. To be
recognized is that with such change, a drive aisle width of only 12 feet will remain. While functional for
smaller and mid-size vehicles, such dimensions are expected to be problematic for larger vehicles such as
full-size pick-up trucks.
Disabled Parking. According to the American Disability Act, one accessible parking space must be provided
for parking facilities having 1 to 25 stalls. Therefore, as a condition of site plan approval, it is
recommended that one off-street parking space be provided and so designated for use by disabled
persons.
3. Business Hours
As previously indicated, the subject site is bordered on the west by a single-family home. Recognizing that the
applicant has proposed a 24-hour business operation, concern exists that nighttime activities could negatively
impact the adjacent single family residential use. Of specific concern is headlight glare and vehicle noise. etc.
In this regard, the Planning Commission should provide specific recommendation related to the acceptability
of the proposed 24-hour business operation and the need to limit business hours. Chirpich told members he
had received feedback from two parties opposing the proposal. One was included in the agenda packet and
he read the other one to the members.
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4. Landscaping / Screening
No new landscaping has been proposed upon this subject site. Considering that the entire site is hard -
surfaced, landscaping opportunities are extremely limited.
Presently, a fence exists along with west property line of the site to screen commercial activities from the
neighboring residential use. If the City determines that the proposed 24 -hour business operation is
acceptable, it is suggested that steps be taken to minimize impacts. In this regard, consideration should be
given to relocating the proposed angled parking stalls along the west façade of the building in a manner
similar to that illustrated below such that the parking area drive aisle is located along the west property line
and vehicle headlights face east (rather than west).
5. Design Guidelines
The subject site lies within the 40th Avenue Design District of the City’s Design Guidelines. Considering that
the applicant intends to utilize an existing building with no physical exterior modifications, most of the design
recommendations of the Design Guidelines are not considered applicable.
Primary changes to the exterior are considered cosmetic in nature. In this regard, the follo wing changes are
proposed:
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Exterior color change to black
New wall signage
A mural on the west façade of the building
To be noted is that the Design Guidelines do provide recommendations related to b uilding color. In this
regard, the Design Guides state the following:
Building colors should accent, blend with, or complement surroundings. Principal building colors should
consist of subtle, neutral or muted colors with low reflectance (e.g., browns, grays, tans, dark or muted
greens, blues and reds). “Warmtoned” colors are encouraged because of their year-round appeal. 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.
As indicated above, the Design Guidelines suggest subtle, neutral or muted colors with low reflectance (e.g.,
browns, grays, tans, dark or muted greens, blues and reds). Further, the Guidelines make an allowance for
building murals such as that proposed by the applicant.
It is the opinion of Staff that the proposed building color (black) is “warm -toned” as referenced in the Design
Guidelines.
FINDINGS OF FACT
Section 9.104 (H) of the Zoning Ordinance outlines certain findings of fact that must be met in order for the
City to approve a conditional use permit. They are as follows:
(a) The use is one of the conditional uses listed for the zoning dis trict in which the property is located or
is a substantially similar use as determined by the Zoning Administrator.
Upon approval of the Zoning Ordinance amendment, the proposed use shall be considered a permitted
conditional use in the LB, Limited Business District.
(b) The use is in harmony with the general purpose and intent of the comprehensive plan.
With conditions imposed to endure compatibility, the use will be in harmony with the purpose of the
Comprehensive Plan.
(c) The use will not impose hazards or disturbing influences on neighboring properties.
With conditions imposed to ensure compatibility, 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 immed iate vicinity.
The use will not substantially diminish the use of property in the immediate vicinity.
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(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.
The use will be 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.
The use and property upon which the use is located is adequately served by essential public facilities
and services.
(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.
Traffic generated by the proposed use is within the capabilities of 40 th Avenue which serves the subject
property.
(h) The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
The use will not have a negative cumulative effect upon uses in the immediate vicinity.
(i) The use complies with all other applicable regulations for the district in w hich it is located.
As a condition of conditional use permit approval, the use must comply with applicable Zoning
Ordinance regulations.
RECOMMENDATION
Staff recommends that the Planning Commission recommend the following to the City Council:
A. Approval of a Zoning Ordinance amendment which makes an allowance for health/fitness clubs
which do not exceed 4,000 square feet in size (gross floor area) as a conditional use in the City’s LB,
Limited Business District.
B. Approval of the Conditional Use Permit for p roperty at 700 40th Avenue (PID 35-30-24-41-0147)
subject to certain conditions.
Questions/comments from members:
Fiorendino asked if the signage depicted on the drawing was the appropriate size. He said he thought
it looked large. Chirpich said the signage had not been analyzed yet, nor have any plans been
submitted. He said staff would make sure the signage is compliant if this moves forward.
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Hoium noted that the curb cut off 40 th Avenue shown on the picture of the site would interfere with
the staff’s proposed parking plan along the side of the building. Chirpich stated staff would take
another look at that and a couple of the parking spaces may have to be moved back. Hoium said that
most of the customers would probably use the street parking along 40th Avenue which could be a
problem for the residences to the west. Novitsky also was concerned this may be a problem. Chirpich
stated this is the primary problem for the LB District. He was asked whether a sign could be installed
designating the street as residential parking only. Chirpich stated that would be something that would
need to be addressed by Anoka County and the Traffic Commission.
Chirpich stated that the curb cut can’t be changed since this is on a County Road. He also said that
changes are planned for 40th Avenue to make it more pedestrian friendly which may restrict on street
parking.
Fiorendino asked if we can require a condition that they put up a sign directing customer s to park in
the rear.
Sahnow favors staff’s parking plan and suggested a change to the rear parking. He also thinks the
fence on the west side needs replacing. He said it could possibly be more opaque and sturdy. He
asked if we could make it a condition to replace it. There was a discussion regarding this since the
fence possibly belongs to the homeowner to the west.
Fiorendino asked the other members if they had any issue with the business being open 24 hours.
Novitsky thought the hours should be restricted-not open all night since it is next to residential area.
Fiorendino agreed with that. Kaiser also agreed it should be restricted and close by midnight. He said
this district is all about compromise of blending businesses and residential u se and this provides that.
Sahnow and Schill also agreed with this concept.
Hoium didn’t see a reason to restrict the hours. He didn’t feel many would access the facility during
the middle of the night anyways. Vargas agreed with Hoium.
Amrish and Jeri Patel (3721 2 ½ St) are the applicants. They responded to the members main concern
regarding parking. They expect that nearby residents will walk or bike to the facility. They are willing
to put up signs telling customers where they can park. The Patel’s said they spoke to church
representatives and will get an agreement in place. They are somewhat flexible with the 24 hours of
operation request. He explained there probably wouldn’t be many that use the facility late at night.
Mr Patel said they wouldn’t staff the facility at night—that members would use their key fob for access
and that security cameras would be in place. Mr Patel told members that he has not talked to the
neighbor yet, but he is willing to do so and to replace the fence if the neighbor would be ok with that.
He said he can’t see that noise would be an issue as most people use their own headphones while
working out so no loud music would be played. He said if issues arise being open 24 hours, they could
adjust that. Mr Patel asked if there are other gyms that are open 24 hours in Columbia Heights.
Chirpich said yes, but they are in different zoning districts. Fiorendino told the Patels that if they object
to the restricted hours, they should go to the City Council and make their case as they have the final
say in this matter.
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January 5, 2021
Chirpich explained it is hard to come back and impose conditions on a CUP after it has been approved.
He told members the hours of operation have to be decided now, that we can’t change that later.
Vargas asked if we could add a condition that the CUP would be revoked if the Police a re called for a
specified number of calls. Chirpich said that may be difficult to enforce.
Sahnow wants to add a condition to upgrade the fence. Kaiser asked how we can do this as we
shouldn’t force the residential neighbor to upgrade the fence if it is theirs.
The consultant Planner, Bob Kirmis , stated it can be documented as a condition in a general manner
that they try to work together to make an improvement to the fence if both parties agree. This way it
is documented that the commission was concerned this may be an issue and that the subject was
discussed.
Public Hearing Opened.
No one was present to speak further on this matter.
Public Hearing Closed.
Motion by Hoium , seconded by Kaiser , to waive the reading of Ordinance No. 1663, there being ample
copies available to the public. Roll Call vote was taken. All ayes. MOTION PASSED.
Motion by Hoium , seconded by Schill , to recommend that the City Council approve Ordinance No.
1663, as presented. Roll Call Vote was taken.
Ayes- All ayes
Nays-
MOTION PASSED.
This will go to the City Council for the first reading January 11th.
ORDINANCE NO. 1663
AN ORDINANCE AMENDING CHAPTER 9.110 OF THE CITY CODE OF 2001 TO ESTABLISH
HEALTH/FITNESS CLUBS NOT EXCEEDING 4,000 SQUARE FEET IN AREA AS A
CONDITIONAL USE IN THE CITY’S LB, LIMITED BUSINESS ZONING DISTRICT
The City of Columbia Heights does ordain:
Section 1
9.110 (D)(3) of the City Code of 2001 is hereby amended to read as follows, to wit:
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January 5, 2021
(2) Conditional uses. Except as specifically limited herein, the following uses may be allowed in the LB,
Limited Business District, subject to the regulations set forth for conditional uses in § 9.104,
Administration and Enforcement, and the regulations for specific uses set forth in § 9.107, Specific
Development Standards:
(a) School, vocational or business.
(b) School, performing/visual/martial arts.
(c) Licensed day care facility, child or adult.
(d) Government maintenance facility.
(e) State licensed residential care facility.
(f) Congregate living facility, including rooming houses, group living quarters, nursing homes,
senior housing, assisted living facility, traditional housing and emergency housing.
(g) Bed and breakfast home, when accessory to a single-family dwelling.
(h) Community center.
(i) Recreational facility, indoor.
(j) Recreational facility, outdoor.
(k) Single-family dwelling, when accessory to a commercial use.
(l) Food service, limited (coffee shop/deli).
(m) Hospital.
(n) Museum/gallery.
(o) Retail sales, not exceeding 2,500 square feet in area.
(p) Hotel or motel.
(q) Fences greater than six feet in height.
(r) Brewer taproom, not exceeding 2,000 barrels of malt liquor a year.
(s) Brew pub, not exceeding 2,000 barrels of malt liquor a year.
(t) Health/fitness clubs, not exceeding 4,000 gross square feet in area.
Section 2
9.107 of the City Code of 2001 (Specific Development Standards) is hereby amended to add the following, to
wit:
Health/fitness clubs in LB, Limited Business Districts.
(a) The health/fitness club shall not exceed 4,000 gross square feet in area.
(b) The use shall be served by a minor collector or higher classification roadway.
(c) To the extent practical, new construction or additions to existing buildings shall be
complementary and compatible with the scale and character of the surroundings and exterior
materials shall be compatible with those used in the immediate neighborhood.
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January 5, 2021
(d) An appropriate transition area shall be provided between the use and adjacent property by
landscaping, screening or other site improvements consistent with the character of the
neighborhood.
(e) The parking supply requirements of Section 9.105.L(10) shall be satisfied via off -street parking
or a combination of off-street parking and off-site parking. Off-site parking shall be located no
more than 400 feet from the main entrance of the use being served.
(f) The City Council may establish limited business hours as a means of ensuring compatibility with
surrounding uses.
Section 3
9.107 of the City Code of 2001 (Specific Development Standards) is hereby amended such that the
“health/fitness clubs” conditional use referenced in Section 2 above is inserted into th e Section in
alphabetical order.
Motion by Hoium , seconded by Kaiser , to waive the reading of Resolution 2021-XX, there being ample copies
available to the public. Roll call vote was taken. All Ayes. MOTION PASSED.
Motion by Kaiser , seconded by Vargas , to recommend that the City Council approve Resolution 2021-XX, a
resolution approving the conditional use permit as presented, subject to the following conditions:
1. Business hours, deemed appropriate by the City Council to ensure land use compatibility, shall be
established. Said hours have been determined by the Council to be 5:00 a.m. to Midnight.
2. The applicant shall provide 21 off-street parking stalls for the proposed use. The required off-site
parking stalls shall be secured with a shared parking agreement. This legally binding contract shall be reviewed
by the City Attorney and filed with the Anoka County Recorder’s Office within 60 days after approval of the
conditional use permit.
3. Illustrated off-street parking stall depths shall be increased from 18 feet to 20 feet in depth.
4. One off-street parking space shall be provided and so designated for use by disabled persons.
5. To minimize negative impacts upon the adjacent single-family home to the west, consideration be given
to relocating the proposed angled parking stalls along the west façade of the building such that the parking
area drive aisle is located along the west property line and vehicle headlights f ace east (rather than west).
6. The use of black as a primary building color is approved.
7. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
8. 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 feet in height. The open side of the enclosure shall not face any public street or
the front yard of any adjacent property.
9. There shall be no deliveries, loading or unloading of goods and materials between the hours of 10:00
pm and 6:00 am.
10. All exterior lighting shall be downcast with a shielded light source as not to adversely impact
neighboring residential properties.
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January 5, 2020
11. All new site signage shall be subject to sign permit.
12. The site and elevation plans included in this submittal, shall become part of this approval.
13. The applicant will work with the owner of the residential property to the west to improve the fencing to
provide better screening between the properties.
A Roll Call vote was taken.
Ayes- All ayes.
Nays-
The following Resolution will go before the City Council at the January 11th meeting.
RESOLUTION NO. 2021-XX
A Resolution of the City Council for the City of Columbia Heights, Minnesota, approving a Conditional Use
Permit for a Health/Fitness Club not exceeding 4,000 square feet in area to be located at 700 40th Avenue
NE.
Whereas, a proposal (Case #2021-0102) has been submitted by Amrish Patel to the City Council requesting a
Conditional Use Permit from the City of Columbia Heights at the following site:
ADDRESS: 700 40th Avenue NE
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: A Conditional Use Permit per Code Section 9.110 (D) (3) (2) (t), to
allow a Health/Fitness Club not exceeding 4,000 square feet in area to be located in the Limited Business
Zoning District.
Whereas, the Planning and Zoning Commission held a public hearing as required by the City Zoning Code on
January 5, 2021;
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, in accordance with the foregoing, and all ordinances and reg ulations of the City of Columbia
Heights, the City Council of the City of Columbia Heights makes the following:
FINDINGS OF FACT
(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.
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January 5, 2021
(c) The use will not impose hazards or disturbing influences on nei ghboring properties.
(d) The use will not substantially diminish the use of the 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.
(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 in the immediate vicinity.
(i) The use complies with all other applicable regulations for the districts 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. Business hours, deemed appropriate by the City Council to ensure l and use compatibility, shall be
established. Said hours have been determined by the Council to be 5:00 a.m. to Midnight.
2. The applicant shall provide 21 off-street parking stalls for the proposed use. The required off -site
parking stalls shall be secured with a shared parking agreement. This legally binding contract shall be
reviewed by the City Attorney and filed with the Anoka County Recorder’s Office within 60 days after
approval of the conditional use permit.
3. Illustrated off-street parking stall depths shall be increased from 18 feet to 20 feet in depth.
4. One off-street parking space shall be provided and so designated for use by disabled persons.
5. To minimize negative impacts upon the adjacent single-family home to the west, consideration be
given to relocating the proposed angled parking stalls along the west façade of the building such that
the parking area drive aisle is located along the west property line and vehicle headlights face east
(rather than west).
6. The use of black as a primary building color is approved.
7. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
8. 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 feet in height. The open side of the enclosure shall not face any public
street or the front yard of any adjacent property.
9. There shall be no deliveries, loading or unloading of goods and materials between the hours of 10:00
pm and 6:00 am.
10. All exterior lighting shall be downcast with a shielded light source as not to adversely impact
neighboring residential properties.
11. All new site signage shall be subject to sign permit.
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January 5, 2021
12. The site and elevation plans included in this submittal, shall become part of this approval.
13. The applicant will work with the owner of the residential property to the west to improve the fencing
to provide better screening between the properties.
OTHER BUSINESS
The next scheduled meeting is Tuesday, February 2, 2021 at 6 pm. Chirpich told members there is one case for
a minor subdivision that will be considered at this meeting.
The meeting was adjourned at 7:32 pm.
Respectfully submitted,
Shelley Hanson
Secretary
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CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
CASE NUMBER: 2021-0201
DATE: February 2, 2021
TO: Columbia Heights Planning and Zoning Commission
APPLICANT: Bryan Behun (on behalf of the Behun Living Trust)
LOCATION: 1209 43rd Avenue NE
REQUEST: Minor Subdivision (Lot Line Adjustment)
PREPARED BY: Bob Kirmis, Consultant City Planner
INTRODUCTION
Bryan Behun, of behalf of the Behun Living Trust, has requested approval of a Minor
Subdivision, per City Code Section 9.104 (k), for property located at 1209 43rd Avenue NE.
The subject site is zoned R-2A, One and Two Family Residential and is surrounded on all sides by
similarly zoned properties.
The subject property (1209 43rd Avenue NE) overlays two abutting parcels of land, both of
which are owned by the applicant. The east parcel (PID 36-30-24-21-0123) measures 11,250
square feet in size and is presently occupied by a single-family home. The property is identified
as Parcel A on the received certificate of survey.
The west parcel (PID 36-30-24-21-0122) measures 10,800 square feet in size and is presently
vacant. The property is identified as Parcel B of the received certificate of survey.
The applicant wishes to split a nine-foot-wide portion of Parcel B and add the split portion
(1,305 square feet) to the abutting Parcel A to the east.
ISSUES AND ANALYSIS
Lot Requirements. In consideration of the minor subdivision application , a determination
should be made that the newly created lots meet the minimum lot area and width
requirements of the applicable R-2A zoning district.
Within R-2A Districts, a minimum lot area of 6,500 square feet is required. As a result of the
proposed lot line adjustment, Parcel B will be reduced in size from 10,800 square feet to 9,135
square feet. Conversely, Parcel B will be increased in size from 11,250 square feet to 12,180
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City of Columbia Heights Planning and Zoning Commission February 2, 2021
Planning Report Page 2
square feet. In this regard, both lots meet t he minimum lot area requirements of the R-2A
zoning district.
According to Section 9.109.C of the Zoning Ordinance, lots within R-2A Districts must have a
minimum width of 60 feet. As shown on the submitted survey, Parcel A is proposed to be
increased in width from 75 feet to 84 feet while Parcel B is proposed to be reduced in width
from 72 feet to 63 feet. Both proposed lots meet the minimum lot width requirements of the
R-2A District.
Driveway Setback. As shown on the existing conditions survey, a driveway which serves the
existing home on Parcel A, overlays the shared lot line between the two parcels. Specifically, a
six-foot driveway encroachment exists upon Parcel B which is typically an undesirable
condition.
As a result of the proposed lot line adjustment, the existing driveway encroachment will be
eliminated. According to the proposed subdivision survey, a three-foot driveway setback is
proposed along the shared side lot line which meets the minimum parking area setback
requirements imposed in the R-2A zoning district. In this regard, the proposed lot line
adjustment is considered positive in that it will serve to rectify an existing nonconforming
setback condition.
Easements. The proposed subdivision survey calls for the creation of a 5-foot-wide drainage
and utility easement along the north property lines of Parcels A and B.
As a condition of minor subdivision appro val, proposed easements and/or right-of-way
dedication should be subject to review and approval by the City Engineer.
Recording. As a condition of minor subdivision approval, the applicant will be responsible for
the filing the approved subdivision with the Anoka County Recorder’s Office.
If the minor subdivision is not filed with the Anoka County recorder’s Office within one year of
the date of City Council approval, it will become invalid.
FINDINGS OF FACT
Section 9.104 (K) of the Zoning Code outlines specific conditions in order for the City Council to
approve a minor subdivision. They are as follows:
1. The proposed subdivision of land will not result in more than three lots.
The proposed subdivision will result in two conforming lots.
2. The proposed subdivision of land does not involve the vacation of existing easements.
No vacation of existing easements will occur as a result of the minor subdivision.
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City of Columbia Heights Planning and Zoning Commission February 2, 2021
Planning Report Page 3
3. All lots to be created by the proposed subdivision conform to lot area and width
requirements established for the zoning district in which the property is located.
Both newly created lots will conform to the lot width and lot area requirements of the
applicable R-2A zoning designation.
4. The proposed subdivision does not require the dedication of public rights -of-way for
the purpose of gaining access to the property.
The proposed subdivision does not require the dedication of public rights -of-way for the
purpose of gaining access to the property.
5. The property has not previously been divided through the minor subdivision provisions
of this article.
The subject property has not previously been subdivided via a minor subdivision
process.
6. The proposed subdivision does not hinder the conveyance of land.
The proposed subdivision will not hinder the conveyance of land.
7. The proposed subdivision does not hinder the making of assessments or the keeping of
records related to assessments.
The proposed subdivision is not expected to hinder the making of assessments or the
keeping of records related to assessments.
8. The proposed subdivision meets all of the design standards specified in Section 9.115.
As a condition of minor subdivision approval, all applicable design standards of Section
9.115 of the Zoning ordinance must be satisfied.
RECOMMENDATION
Staff review finds that the proposed Minor Subdivision (lot line adjustment) application meets
the requirements of the Zoning Ordinance. As a result, Staff recommends that the Planning and
Zoning Commission recommend approval of the proposed Minor Subdivision for the property
located at 1209 43rd Avenue NE subject to certain conditions.
Motion: Move to waive the reading of Resolution No. 2021-XX, there being ample copies
available to the public.
Motion: Move that the Planning and Zoning Commission recommends that the City Council
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City of Columbia Heights Planning and Zoning Commission February 2, 2021
Planning Report Page 4
approve the Minor Subdivision of the property located at 1209 43rd Avenue NE., 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:
1. Proposed easements and/or right-of-way dedication shall be subject to review and
approval by the City Engineer.
2. The applicant shall be responsible for the filing the approved subdivision with the
Anoka County Recorder’s Office. The approved minor subdivision shall become
invalid if the subdivision is not filed with the Anoka County recorder’s Office within
one year of the date of City Council approval.
ATTACHMENTS:
Resolution No. 2021-XX
Application
Location Map
Existing Conditions Survey dated December 10, 2020
Proposed Subdivision Survey dated December 17, 2020
O & E Report
26
RESOLUTION NO. 2021-XX
RESOLUTION APPROVING A MINOR SUBDIVISION
(LOT LINE ADJUSTMENT) FOR 1209 43rd AVENUE NE
WHEREAS, a proposal (Case #2021-0201) has been submitted by Bryan Behun (on behalf of the
Behun Living Trust) to the City Council requesting Minor Subdivision approval from the City of
Columbia Heights at the following site:
ADDRESS: 1209 43rd Avenue NE.
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING: A Minor Subdivision for the property
located at 1209 43rd Avenue NE.
WHEREAS, the Planning Commission has held a public hearing as required by the City Zoning
Code on February 2, 2021; and
WHEREAS, the City Council has considered the advice and recommendations of the Planning
Commission regarding the effect of the proposed Minor Subdivision 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; and
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
adopts the following findings:
1. The proposed subdivision of land will not result in more than three lots.
2. The proposed subdivision of land does not involve the vacation of existing easements.
3. All lots to be created by the proposed subdivision conform to lot area and width requirements
established for the zoning district in which the property is located.
4. The proposed subdivision does not require the dedication of public rights-of-way for the
purpose of gaining access to the property.
5. The property has not previously been divided through the minor subdivision provisions of
this article.
6. The proposed subdivision does not hinder the conveyance of land.
7. The proposed subdivision does not hinder the making of assessments or the keeping of
records related to assessments.
8. The proposed subdivision meets all of the design standards specified in Section 9.115.
FURTHER, BE IT RESOLVED that the attached conditions, survey, and other information shall
become part of this Minor Subdivision and approval; and in granting this Minor Subdivision the City
and the applicant agree that this Minor Subdivision shall become null and void if the subdivision has
not been filed with the Anoka County Recorder’s Office within one (1) calendar year after the
approval date.
27
CONDITIONS ATTACHED:
The Planning Commission approves the Minor Subdivision for 1209 43rd Avenue NE. 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:
1. Proposed easements and/or right-of-way dedications shall be subject to review and approval
by the City Engineer.
2. The applicant shall be responsible for the filing the approved subdivision with the Anoka
County Recorder’s Office. The approved minor subdivision shall become invalid if the
subdivision is not filed with the Anoka County recorder’s Office within one year of the date
of City Council approval.
Passed this 8th day of February, 2021.
Offered by:
Seconded by:
Roll Call:
Attest: Mayor, Amáda Márquez Simula
Nicole Tingley, City Clerk
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CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
CASE NUMBER: N/A
DATE: February 2, 2021
TO: Columbia Heights Planning Commission
APPLICANT: N/A
DEVELOPMENT: N/A
LOCATION: 1002 40th Ave NE, Columbia Heights, MN 55421
REQUEST: Review the Acquisition of 1002 40th Ave NE, and Determine if it
Conforms to the Comprehensive Plan
PREPARED BY: Aaron Chirpich, Community Development Director
INTRODUCTION
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 by the City’s Economic Development Authority
(EDA), conforms to the Comprehensive Plan of the City. Therefore, the EDA has requested that
the Planning Commission review the acquisition of 1002 40th Avenue NE, Columbia Heights,
MN 55421 (the “Subject Property”) to determine if its acquisition conforms to the
Comprehensive Plan of the City.
COMPREHENSIVE PLAN
The EDA has a long standing practice of acquiring blighted single-family homes to facilitate
scattered site redevelopment, and the proposed acquisition of the Subject Property responds
to several goals and policies adopted in the Comprehensive Plan. 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.
LAND USE AND REDEVELOPMENT
Goal: Provide mechanisms for successful redevelopment of vacant lands and targeted areas
within the community.
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City of Columbia Heights February 2, 2021
Planning Report Page 2
ECONOMIC DEVELOPMENT
Goal: Promote reinvestment in properties by the commercial and industrial sectors.
1. Promote high quality development and redevelopment opportunities within the
community.
RECOMMENDATION
Motion: Move to adopt Resolution 2021-PZ02, 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.
ATTACHMENTS
1. Location Map
2. Resolution 2021-PZ02
56
RESOLUTION NO. 2021-PZ02
A RESOLUTION FINDING THAT THE 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 1002 40th Avenue NE, (PID 36-30-24-32-0042) 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
NOW, THEREFORE BE IT RESOLVED, the Planning and Zoning Commission has reviewed the proposed acquisition
of the Property, and has determined that the Authority’s purpose is to redevelop the Property, and that the
proposed acquisition is therefore consistent with the City’s comprehensive plan.
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 2nd day of February, 2021
Offered by:
Seconded by:
Roll Call:
Rob Fiorendino, Chair
Attest:
Secretary
EXHIBIT A
Description of Property
LOT 19 BLOCK 6, RESERVOIR HILLS, ANOKA COUNTY, MINNESOTA
57
58
CITY OF COLUMBIA HEIGHTS
PLANNING AND ZONING COMMISSION
PLANNING REPORT
CASE NUMBER: N/A
DATE: February 2, 2021
TO: Columbia Heights Planning Commission
APPLICANT: N/A
DEVELOPMENT: N/A
LOCATION: 960 40th Ave NE, Columbia Heights, MN 55421
REQUEST: Review the Acquisition of 960 40th Ave NE, and Determine if it
Conforms to the Comprehensive Plan
PREPARED BY: Aaron Chirpich, Community Development Director
INTRODUCTION
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 by the City’s Economic Development Authority
(EDA), conforms to the Comprehensive Plan of the City. Therefore, the EDA has requested that
the Planning Commission review the acquisition of 960 40th Avenue NE, Columbia Heights, MN
55421 (the “Subject Property”) to determine if its acquisition conforms to the Comprehensive
Plan of the City.
COMPREHENSIVE PLAN
The EDA has a long standing practice of acquiring blighted single-family homes to facilitate
scattered site redevelopment, and the proposed acquisition of the Subject Property responds
to several goals and policies adopted in the Comprehensive Plan. 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.
LAND USE AND REDEVELOPMENT
Goal: Provide mechanisms for successful redevelopment of vacant lands and targeted areas
within the community.
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City of Columbia Heights February 2, 2021
Planning Report Page 2
ECONOMIC DEVELOPMENT
Goal: Promote reinvestment in properties by the commercial and industrial sectors.
1. Promote high quality development and redevelopment opportunities within the
community.
RECOMMENDATION
Motion: Move to adopt Resolution 2021-PZ03, 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.
ATTACHMENTS
1. Location Map
2. Resolution 2021-PZ03
60
RESOLUTION NO. 2021-PZ03
A RESOLUTION FINDING THAT THE 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 960 40th Avenue NE, (PID 36-30-24-32-0046) 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
NOW, THEREFORE BE IT RESOLVED, the Planning and Zoning Commission has reviewed the proposed acquisition
of the Property, and has determined that the Authority’s purpose is to redevelop the Property, and that the
proposed acquisition is therefore consistent with the City’s comprehensive plan.
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 2nd day of February, 2021
Offered by:
Seconded by:
Roll Call:
Rob Fiorendino, Chair
Attest:
Secretary
EXHIBIT A
Description of Property
LOT 23 BLOCK 6, RESERVOIR HILLS, ANOKA COUNTY, MINNESOTA
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