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HomeMy WebLinkAboutAugust 7, 2001CITY OF COLUMBIA HEIGHTS 590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Visit Our Website at: www. ci. columbia-heights.mn, us MEMBERS Tom Ramsdell, Chair Donna Schmitt Ted Yehle Stephen W, Johnson Tammera Ericson PLANNING AND ZONING COMMISSION REGULAR MEETING 7:30 P.M. TUESDAY, AUGUST 7, 2001 CITY HALL COUNCIL CHAMBERS 590 N.E. 40TH AVENUE PLEASE NOTE TIME CHANGE DUE TO NATIONAL NIGHT OUT Roll Call. Minutes from the Planning and Zoning Commission tneeting of July 10, 2001. Public Heatings: · Conditional Use Permit Case #2001-0813 New Business: · Site Plan Review Case #200i-0814 Staff Reports: · 6. Adjourn. ChfistLife Evangelical Church 4555 University Avenue NE Heritage Property Investment; Rainbow Foods 4300 Central Avenue NE Memo addressing existing businesses in residential district at 37th and Jo~,son Street NE. Proposed Zoning Text Amendments; Accessory, structure comparison list THE CITY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES EQUAL OPPORTUNITY EMPLOYER PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING JULY 10, 2001 7:00 PM The meeting was called to order at 7:00 pm by Chairperson Ramsdell. Roll Call: Commission Members present-Ramsdell, Ericson, Schmitt, and Yehle. Commission member Johnson was not in attendance. Also present were Tim lohnson (City Planner), Marlaine Szurek (Council Liaison), Shelley Hanson (Secretary), Robert Donsker, Rich Abraham and Harold Hoium. Motion by Yehle, seconded by'Ericson to approve the minutes.from the meetings of May 1, 2001, and June 5, 2001, as presented in writing. All Ayes. MOTION PASSED. NEW BUSINESS A. Site Plan Review Case #2001-0712 Robert Donsker DDS 3844 Central Avenue NE Planner Johnson presented the request of Robert Donsker for site plan approval to allow a 16 foot by 26 foot (416 sf), two story addition at 3844 Central Avenue NE. The proposed addition would allow for a business office and expanded reception room. The property to the north, south and east is zoned GB, General Business District, and is used commercially. The property to the west is zoned R-3, Multi Family and is used residentially. The subject property is zoned GB, and the use of this property as a dentist office is a permitted use in this district. The setbacks requirements are being met even with the addition off the rear of the building. The number of parking spaces required according to Section 9.612(10) of the ordinance, would be 7. The site plan submitted indicates the clinic will have 9 off street parking spaces in the rear in addition to the garage parking. Kevin Hansen, the Public Works Director, and Tim Johnson, Planner, both agree the proposed parking configuration is the appropriate design for this lot. Currently, handicap access is only available through the front of the building. The city could request a handicap stall be provided in the rear, but this would require Dr. Donsker to install an elevator, which could be very cost prohibitive. Dr. Donsker stated the latest plan by MN DOT for the Central Avenue Improvements include a cut in space to allow for a handicap parking space in front of his business. He was asked if this would affect the placement of his sign, and he stated he felt the sign would be fine at the present location. Staff recommends approval of the site plan as it meets the requirements of the Zoning Ordinance and is in compliance with the City's Comprehensive Plan. Motion by Schmitt, seconded by Yehle to approve the site plan to allow a two story 16foot by 26 foot addition onto the rear of the existing building at 3844 Central Avenue NE. All Ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF JULY 10, 2001 PAGE 2 B. Acquisition of 500 Mill Street The existing single family home at 500 Mill Street is being acquired by the City Council. The intention is to use the property in the future as an addition to Huset Park. Minnesota Statute 462.356 requires that if a City has a Comprehensive Plan, it must notify the Planning Commission of the intent to purchase or sell land. The newly adopted City Comprehensive Plan designates this property for parkland use, and therefore, is consistent with the future plans for this property. Council member Marlaine Szurek reported that the City Council had voted to purchase this property at their meeting of July 9, 2001. They have an agreement with the owner to allow the present tenant the fight to continue living there for three years with the possibility of a one year extension. This is an agreement that was mutual between the current property owner and the City, and is not a forced sale, or a condemnation. Motion by Ramsdell, seconded by Yehle to support the action of the Columbia Heights City Council to acquire the property at 500 Mill Street NE, provided the future development of this parcel remains consistent with the City Comprehensive Plan. All ayes. MOTION PASSED. C. Acquisition of 4401 Quincy Street; Sale of 3913 Polk Street The Columbia Heights EDA currently owns the vacant lot at 3913 Polk Street, which it is selling to Habitat for Humanity for $1. Habitat intends to build an affordable single family home on this property. The existing sub standard home at 4401 Quincy is proposed to be acquired by the City Council, by utilizing $70,000 in HOME Funds, a $17,500 city match, and $35,650 in monies from Habitat for Humanity. In its place (after demolition), Habitat for Humanity will be constructing two owner-occupied affordable units. Again, according to Minnesota Statutes 462.356 the City must notify the Planning Commission of the intent to purchase or sell land, if the City has a Comprehensive Plan. The Comprehensive Plan designates both properties for future low density residential development, which includes single or two family development. The proposal is, therefore, consistent with the Plan. Motion by Ericson, seconded by Yehle to support the action of the Columbia Heights City Council to sell the property at 3913 Polk Street and to acquire the property at 4401 Quincy St., provided the final development proposals remain consistent with the City's Comprehensive Plan. All Ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF JULY 10, 2001 PAGE 3 STAFF REPORTS Johnson presented a memo regarding comparisons for allowances for accessory structures. He also provided several options to be considered by the Commission. Johnson reported that he had gone back to the 1980's and researched how many variances have been requested for allowing larger accessory structures. He stated there had only been three and those three have all been in the last three years. The Commission members discussed this issue and reviewed the comparisons of the 15 other cities that were surveyed. The general consensus was that our Ordinance is in line with other cities and also covers at least 80% of the lots in Columbia Heights. They didn't feel it was necessary to change the language of the Zoning Ordinance that was just passed by the City Council. Richard Abraham from 3954 Arthur Street made some comments. He feels Columbia Heights should use foresight, not hindsight. He said three cases in the last three years show that times are changing, and that families have more items that need to be stored now than families used to. He understands that ordinances need to be tweaked or changed as situations change throughout the years. This Ordinance is "A Work in Progress". He feels additional language is needed to cover allowances for homeowners with larger lots to accommodate their needs also. He felt the percentage of lot coverage akeady limits the size of an accessory structure so there is no need to limit by square footage also. Commission members felt that using the percentage of lot coverage rule as the only criteria was not appropriate in Mr. Abraham's case. Ericson questioned what he would propose. Mr. Abraham pointed out that 6 cities on the list allow more square footage for accessory structures than Columbia Heights, and that 5 cities don't count attached garages as accessory structures. He felt this type of language should also be adopted by Columbia Heights. Ramsdell stated that approximately 80% of the garages in Columbia Heights are detached, so the footage would be counted as an accessory structure. The size of the lots in Columbia Heights already deter us from increasing the square footage amount. Council Member Szurek felt the Commission members should take a closer look at this issue to prohibit variances being needed at all. If the wording were amended to close some of the loop holes, and still accommodate those with larger lots, it would ultimately make the commission's job and the council's job easier. In changing the wording we would have more control over excessive sized structures being built. Commission member Schmitt stated if we eliminate attached garages as being an accessory structure that a person could conceivably build 5, 6, 7 attached structures to a home without limits. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF JULY 10, 2001 PAGE 4 After more discussion, Planner Johnson was directed to amend the wording of the ordinance as follows: 2. 3. 4. 5. To eliminate attached garages as being counted as an accessory structure To limit the square footage/size of an attached garage-not to exceed a three car garage To allow for a detached accessory structure not to exceed the percentage of lot coverage now in effect To allow an accessory structure not to exceed 600 square feet if the percentage of lot coverage allows for this. The amendment also needs to clarify the footprint of the house does not include the square footage of an attached garage when determining that accessory structures cannot be larger than the home. Planner Johnson will forward the amendment to the Commission members for their review before publishing this to see if it encompasses all of the concerns that were addressed. A Public Heating will be held at the next meeting so the Commission's recommendation can be passed on to the City Council for their action. Harold Hoium-4315-17-21 5th Street- addressed the commission regarding two new houses built by Habitat for Humanity on 43ra and 7th Street. He had concerns regarding the design of the two homes and the fact that Habitat leaves a lot of construction debris around the site that he felt should be cleaned up better. The commission members advised him to see the Building Inspector regarding these complaints. Motion by Ericson, seconded by Yehle, to adjourn the meeting at 8:05pm. All ayes. MOTION PASSED. Respectfully submitted, Shelley Hanson Recording Secretary Case: 2001-0813 Page: 1 STAFF REPORT TO THE. PLANNING AND ZONING COMMISSION FOR Tl:l'E AUGUST 7, 2001 PUBLIC HEARING Case#: 2001-0813 GENERAL INFORMATION Owner: ChristLife Evangelical Church Applicant: Russ Couwenhoven Address: 4555 University Avenue NE Columbia Heights, MN 55421 Phone: (763) 571-5433 Parcel Address: 4555 University Avenue NE Zoning: LB,~Limited BusineSs Comprehensive Plan: T~t~t~l D6vetopment Surrounding Zoning and Land Uses: Zoning North: LB South: R-2 East: R-2 West: City of Fridley Land Use North: Residential South: Residential East: Residential West: Fridley/Residential BACKGROUND Explanation Of Request: This is a request for a Conditional Use Permit to use the former Heights MedicalL'Cliniq. aS, .a~ ~ place of worship at 4555' University Avenue NE. The applicant has purchased the building and plans to convert the inside space into a congregational worship center if approved. Case History: There is one previous Planning and Zoning Commission case on this site. A conditional use permit was granted to allow for an animal hospital and clinic in 1999, but the business never became operational. The existing building was constructed in 1965 and has a footprint of roughly 3,375 square feet Case: 2001-0813 Page: 2 ANALYSIS Surrounding Prol~ertv: The surrounding property on the south and east is zoned and used residentially. The property to the north is zoned LB, Limited Business, but is used residentially. The property to the west across University Avenue is in the City of Fridley and is also used residentially. Technical Review: Section 9.1004 (3)-:(a)~of the~ColumbixHeight,wZoning!Ordinancc::~sxe!igious>~ ~ - faci!.i~.,e~...~P~ of worship as a Conditional;Use Permit, in theLB 'zoning district: Minimum yard and density requirements are as follows: Minimum lot size shall be 6,000 square feet - the subject property is over 29,000 square feet; Minimum lot width shall be 50 feet - the subject parcel is 139 feet wide at 46th Avenue NE and 212 feet long along the University Avenue frontage road; Front Yard shall be 12 feet - existing building meets this requirement, note that the from yard for the property is along 46th Avenue NE; A comer street side yard shall not be less than 10 feet - the existing building meets this requirement; The other side yard shall be 15 feet - the existing building meets this requirement; and, The rear yard shall be 20 feet - the existing building meets this requirement. The zoning ordinance also identifies specific'devel0pme'nt Standards that apply to religious famous,ties/places of worshiP in Secti°n7; 9.'70'1;'(3) page'7217; these arei *- The facility shall be served by a minor collector or higher functional classification of roadway- The site is adjacent to 46th Avenue and has functional access to Hwy. 47 (University Avenue) via the current service road. -~ The parcel upon which the use is located shall have a lot area no less than four (4) times the area of the building footprint - The current lot area is 8.5 times the size of the building footprint. ·., 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 - There are no plans to alter the appearance of the exterior of the building, but for painting and decorating improvements. · * An appropriate transition area between the use and adjacent property shall be provided by landscaping, screening or other site improvements consistent with the character of the neighborhood'- There is an existing wood privacy fence that runs the length of the east property line. This will be maintained as a buffer from the residential area. The south property line has a small row of existing pine trees, which could be continued the length Case: 2001-0813 Page: 3 of the south property line towards the service road, or the wood privacy fence could be continued along the south property line. · All accessory residential, school or day care uses shall be subject to the provisions of this chapter - There are no school or day care uses planned for this space at this time. Parking requiremeni~'for'a religious facility/plae~ Ofv~0rShip are one space per every 3,5 seats. The proposed revamped parking lot has space for 31 vehicles, including 2 handicapped spaces. The 31 spaces available exceeds the minimum of 28 spaces required. Note that the existing lot is not striped, so staffwill recommend as a condition of approval that the parking lot be striped and signed in a manner that is consistent with the Zoning Ordinance. The parking layout me'ts the requirements of the ordinance with parking spaces of 9 X 20 with adequate access lanes of 24 feet. The parking ingress and egress will remain unchanged, with curb cut entrances from the University Avenue service road, and an entrance offof46th Avenue as well. ChristLife Church is a small congregatiOnof apPr6ximate 90 attendees On SUnday morning, With n. umbe. r..o.f small ~U.?S ~_ ~ ..~.~~~,..~s YOU areProbably'awiff6~ 'the mostly nek buildinghasreifi~iinc-it-vaeant for aperiOd of 5,6 years; yet the extefidr remain~ in fairly good shape.. ~e ebro'eh inten~t0"~amFahd ~esi~:~6:'ifii~br ~f~ebUilding to meet its needed ?~.~.~ ~.a ::~cmary.- They are ~9.~ prol~ 9s,'~g ~y ;s~~, exterior changes, except aesth~Ci~pi:o~ements, They have also pi:°i~°%t{ i6 ~i~ '~"e}iSting sign and reface it to meet their ne~di~ The'existing sign meets the ordinance requirements. The Zoning Ordinance requires screening'Where anY businessis' adj~erit to residential properly. The subject property has a wood priva~_y .f~n~e~,~,~_~on~g the eastern property line and along a portion of the southern lot line. S~wiI1 ree6~fiFtrnend ~'-fi;~ndifi0n'of~Pi. oVal-' that~the requh, ed screening be continued alongthe southem~pf0P~ lir}e. This can be accomplished by increasing the density of landscaping in this area, or the wood fence could be continued along the south lot line. There is no new lighting proposed for the site aside fi'om entrance lighting. There should be no lighting issues in relation to residential properties. However, should some additional lighting be provided in the parking lot area for security purposes? Compliance with City Comprehensive Plan: The Land Use Plan Map designates this parcel for future transit oriented development. The Plan promotes the rehabilitation of existing development land in the City. The prO~ ~h~Uii/i no*t fiegatively impact any nearby residential m:md:~.will pro,de appropriate reuse'of an exi~ifi~g building. The proposal is consistent with the intent of the City Comprehensive Plan. Summary: The positive aspects of this proposal are as follows: · The proposal is consistent with the intent of the City Comprehensive Plan. · The church will provide a suitable reuse of an existing vacant building and should prove to be a Iow intensity use for the area. Case: 2001-0813 Page: 4 The negative aspects of this proposal are as follows: · The church will not provide the City any commercial tax base. CONCLUSION Staff Recommendation: staff'r~ommends approVal of th6 cOnditiOnal Use permit to allow ChriStLife Evangegca1 Church to operate at 4555 University Avenue NE, subject to the conditions listed in the recommended motion. - Recommended Motion: Move to recommend City Council approval of the Conditional Use Permit to allow for ChristLife Evangelical Church to operate at 4555 University Avenue NE, subject to the following conditions: 1. All required state and local codes, permits, and inspections including, but not limited to building permits, fire code, will be met and in full compliance. 2. The parking lot shall be signed and striped in a manner that is consistent with the Zoning Ordinance. 3. All proposed signage must be submitted on the City prescribed application form and must fully comply with the Zoning Ordinance. 4. Acceptable screening shall be continued along the south property line. Attachments: Completed application form and attached materials; Survey; Site Plan; and Public Notice - ? _1 ,t City of Columbia Heights Officials, ChristLife Evangelical .Church has been a "home of hope" for many since its inception in late 1990. Today we are a vibrant congregation of children, teens, single adults, young families and seniors from many walk of life. We average about 90 attendees in our Sunday morning services and hold small group Bible and Prayer Groups throughout the week with an average of 10 participants in each. We have seen families reunited, lives transformed and hope renewed in many people. We enjoy having more than 25% of our congregation presently residing in Columbia Heights. Because our focus has been on people more than buildings, we have met in rented facilities during our first 11 years. We enjoyed meeting in the Springbrook Theater Complex fi.om our beginning until it closed in late 2000. As our congregation stabilized and our desire to serve people more effectively increased, we began looking for a permanent home. Having purchased the former Heights Medical Building, we are excited about the possibility of serving the people of the North Metro Areialongside the churches that presently exist in Columbia Heights. ChristLife is a part of The Evangelical Church, a denomination with Methodist roots. Our Conference and National Headquarters are both located in Brooklyn Park. As a small church we are blessed with a wonderful staff, which includes a fullfime Senior Pastor and part time Associate Pastors in charge of Global Ministries, Worship, and Communications respectively. In order to serve the people of Columbia Heights and utilize the former Heights Medical Building most effectively, we are applying for a Conditional Use Permit. We are requesting permission to use it as a full-fledged place of worship. We believe this is a wonderfully compatible use of this property. Not, only do we intend on being a good neighbor by keeping our property attractive and conducting our activities with sensitivity to those who surround us, but we also believe that through our people focused program we will be good for the neighborhood as well. The existing property, whose building footprint is far less than 4 times the open land area, possesses ample interior space to house our congregation, and adequate parking to meet the zoning demands of parking stalls per seats. Because the property is well designed to meet our needs, we do not intend on making any exterior changes accept in the area of beautification (painting, landscaping, resealing, striping). Our intention concerning signage is to simply replace the faceplates on the existing backlit 4' X 8' sign, which reaches a maximum height of 16 feet. If exterior lighting is required, the comers of the building could be lit, which would enable us to both direct and control the light so as it would not be an added cumbrance to our neighbors. Seeing that the building will only be used fi.om a large group standpoint for a few hours each week (primarily Sunday mornings and Wednesday evenings), we do not envision any probleras with sound. Air conditioning, new insulation, a 5'privacy fence, and an abundance of natural tree buffers should provide adequate protection in this area. In closing, we feel extremely blessed to own property in Columbia Heights where we have had nothing but positive experiences and received professional and courteous treatment from City Officials. We look forward to serving the families of this area and to becoming a positive part of the City of Columbia Heights. Thank you for your time and consideration. Sincerely, Pastor Russ for the People of ChristLife CITY OF COLUMBIA HEIGHTS Application For: Rezoning Variance Privacy Fence Conditional Use Permit Subdivision Approval Site Plan Approval Other Application Date: Case .o.. ,.?oot-O 13 Fee: 1/20. ¢0 Date Paid,, Receipt No: 5. Description of Request: ZoninK: Applicable City Ordinance Number Present Zoning' ./,,.~ Present Use ~¢La~f 7. Reason for Request: Section Proposed Zoning Proposed Use I · / 9. Acknowledsment and Si~nature= The undersisned hereby represents upon all of the penalties of la~, for the purpose of inducins the City of Columbia Heights to take the /.-- action herein requested, that all statements herein are true and that all ~ork herein mentioned ~ill be done in accordance eith the Ordinances of the City of Columbia HeiEhts Signature of Applicant: ~- Date: Taken By:_/3w CITY OF COLUMBIA HEIGHTS 590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Visit Ottr Website at: www. ci. colutnbia-heights.mn, us PLANNING AND ZONING COMMISSION NOTICE OF PUBLIC HEARING Thomas Ranz~d~ll, Chair Donna Schmitt Stephan Johnso. 'ramara £ric-~on Notice is hereby given that the Planning and Zoning Commission will conduct a public hearing in the City Council Chambers of City Hall, 590 N.E. 40th Avenue, at 7:00 p.m. on Tuesday, August 7 2001. The order of business is as follows: A request for a Conditional Use Permit to allow for a religious congregation to use the building at 4555 University Avenue NE as a place of worship. Section 9.1004 of the LB, Limited Business District of the City's Zoning and Development Ordinance requires a Conditional Use Permit for religious facilities/places of worship. Notice is hereby given that all persons having an interest will be given an opportunity to be heard. For questions, you may contact Tim Johnson, City Planner, at 763-706-3673. Planning and Zoning Commission CITY OF COLUMBIA HEIGHTS Walt Fehst City Manager kp The City of Columbia Heights does not discriminate on the basis of disability in the admission or access to, or treatment or employment in, its services, programs or activities. Upon request, accommodation will be provided to allow individuals with disabilities to participate in all City of Columbia Heights' services, programs and activities. Auxiliary aids for handicapped persons are available upon request when the request is made at least 96 hours in advance. Please call the City Council Secretary at 706-3611, to make arrangements. (TDDI706-3692 for deaf or hearing impaired only.) THE CITY OF COLUMBIA HEIGHT'S DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES EQUAL OPPORTUNITY EMPLOYER z~ o__gq. 0 0 0 z N 89'59'54" E 158.80 Conc. Curb .o ~ Setback L' .Line Shed Chain Link Service 2o \ Setback-- Line ,one 384 S.F./ 45.5 m ~ $ Curb Blocke I / I I 0.31 Over Shed Driveway 158.69 N 89'57'45" E NOTES: 1. Property is Abstract. 2. Fee ownership is vested, in the University Associated Clinics, Inc. 3. Area of Parcel = 29,455 sq. ft. 0.6757 acres I 4. The property is zoned LB (Limited Business). 5. Building setbacks ore 12 ft. Front 15 ft. Side 20 ft. Rear 6. The property has access to 46th Avenue N.E.., a dedicated public street. 7. The property Address is 4555 University Avenue N.E., Columbia Heights, MN 55421 8. Property first Surveyed by Hakanson Anderson Associates, Inc. dated 07/27/98 hereby certify to University Associated Clinics, Inc.. Commonwealth Land Title Insurance Company, and to their respective successors and assigns, The survey (the 'Survey') to which this certificate is attached, prepared by the undersigned and captioned "ALTA/ACSM Land Title Survey', was actually mode by instrument survey on the ground in accordance with the legal description provided by Commonwealth Land Title Insurance Company (the 'Title Company') os contained in Schedule A to the Title Compcny's commitment File No. 107254 doted October 51. 2000. (the 'Commitment'), and the information shown thereon, including without limitation. oll courses and distances and the oreo, is correct. The land described in the survey and any easements benefiting such land ore pursuant to Schedule B to the Commitment for Title (the 'Commitment") provided by Commonwealth Land Title Insurance Company (the 'Title Company') ore shown on the survey together with buildings, structures, and improvement on said described propert~ that there are no vielble encroachments onto adjoining properties, streets, or alleys by any of said visible right-of-way or visible easements on said described property other than shown thereon; that there ore no party walls or visible encroachments on said described property by buildings, structures, or other improvements situated on adjoining property except os shown on said survey. All easements, encrocchments and other matters for which legal or other descriptions ere provided in the documents described in Schedule B to the Commitment and/or appearing from a careful visual inspection ore shown on the survey. The underground utilities shown hove been located from field survey information and exhibiting drawings. The surveyor makes no guarantees that the underground utilities shown comprise oll such utilities in the oreo, either in service or abandoned. The surveyor further does not warrant that the underground utilities shown are in the exact location indicated although he does certify that they ore located os accurately os possible from information available. The surveyor has not physically located the underground utilities. Prior to any excavation, contact Gopher State One Call for an on-site location (612- 454- 0002). The property lies in flood zone C (area of minimal flooding) as designated on Flood Insurance Rote Mop Community Panel Number 270010 0005 B published by the Federal Emergency Management Agency effective date September 29, 1978. The Survey was made in accordance with the Minimum Standard Detail Requirement for ALTA/ACSM Land T~tle Surveys jointly established and adopted by ALTA/ACSM and NSPS in 1997 and pursuant to the Accuracy Standards (os adopted by ALTA and ACSM and in effect on the dote of this certification of on Urban Survey, os defined therein, and includes items 1-4, 6, 7o, 8-11 inclusive of Table A thereof. )ated: January 18, 2001 2harl~'s R. Chnstc~erson 'AN License No. 18420 · -Iokonson Anderson Associates. Inc. ~601 Thurston Avenue ~noko. MN 55505 765) 427-5860 22O016.DWC ES~ I~: SCALE J~~ crc ~. , Hakonson ALTA/ACSM l_and l'i'tle ,., -- Iili II Anderson Bffil Il Ass0c.,Inc. JMB ICi~i~ ~.~;,,~ ~ ~o.d Su~,yor, University of Minne~;oto CRC. P~ 2~ ~763-427-~ F~ 7~-427-0520 ~ 01/18/01,~ A[ 4456 I-'- f/'q" 4-455 4752 4748 4751 4744 4741 4736 4733 4732 4724 4721 4720 4715 4716 4708 4707 4701 4700 130.5' 4655 4656 4650 4643 4644 4638 4635 4621 4609 4603 4554 4555 4548 4542 4537 4538 4531 4528 4516 4510 4507 4506 4501 4500 4755 1 4752 4749 4748 4745 4746 4741 4740 47~7 47~6 4733 ~732 4729 4728 ~725 4724 4719 ~ 4720 4716 ~713 4712 4705 4708 4703 4702 129.0' 144.0' 4657 4656 4647 4652 4641 4642 4633 4628 4627 4624 4621 4620 4615 4616 4609 4608 401 4600 4558 4555 4554 4547 - 4546 454~ 4539- 4538 4533 4532 4527 4528 4521 4522 4517 4516 4511 4512 4505 4504 4501 425 4~'~'~ 6 ~ 4457 44,57 4.452 , 4748 4749 4744 4747 4741 4740 4737 4734 4729 4730 4725 4724 4721 4716 4715 , ' 4712 4711 4707 4704 4701 4700 4657 4656 4655 4646 4645 4636 4639 4632 4635 4628 4615 4622 4611 4605 '4601 4557 4558 4553 4554 4549 4550 4545 4544 4537 4556 4533 4532 4529 4528 4525 4522 4517 4518 4513 4510 4507 4506 4501 4500 45TH 4616 4612 4600 4456 I-- 4455 4452 (JO 4452 (,,/') Case: 2001-0814 Page: 1 Case #: STAFF REPORT TO THE PLUG AND ZONING COMMISSION FOR THE AUGUST 7, 2001 PUBLIC HEARING 2001-0814 GENERAL INFORMATION Owner: Address: Heritage Property 2100 Snelling Ave Roseville, MN55113 (651)631-3955 Applicants: Heritage Property; Rainbow Foods 8000 Excelsior Blvd Hopkins, MN (952) 945-2976 Parcel Address: 4300 Central Avenue NE Zoning: GB - General Business Comprehensive Plan: C - Commercial Surrounding Zoning and Land Uses: Zoning North: LB South: LB East: GB West: GB; R-2 Land Use North: Commercial South: Commercial East: Commercial West: Commercial and Residential BACKGROUND Explanation o£Request: The applicants are requesting concurrent but separate site plan approvals from the Planning and Zoning Commission to construct a four-pump fuel center and a 9,000 square foot multi-tenant retail building in the east parking area of the Central Valu Shopping Center at 4300 Central Avenue NE. Case Histo~_ : The only recent Planning applications on this site were for Linder's seasonal greenhouse. ANALYSIS Case: 2001-0814 Page: 2 Surrounding Property: The surrounding property to the north and south is zoned LB, Limited Business and is used commemially. The property to the west is zoned GB, and is used commercially. The area to the east is zoned GB, General Business District, and is used commercially. Technical Review: Fuel Center: Rainbow Foods has submitted a narrative (see attached) describing the proposed four-pump Fuel Service Center to be located on the southeast comer of the Central Valu Center parking area. This proposal will include installation and construction of a 30,000 gallon underground fuel storage tank, concrete drive pads, fuel pump islands and dispensers, small attendant kiosk, and patron canopy. The fuel center is expected to mainly service existing Rainbow mall customers, as well as capture new customers with the additional retail space proposed. The proposed auto convenience center is identified as a permitted use in the GB General Business District. However, automobile convenience centers must meet the specific development standards outlined in Section 7. The applicants have submitted a narrative that describes how they meet the criteria. These criteria are: c) d) e) The use shall be served by a major collector or higher functional classification of roadway - The fuel center is located adjacent to Central Avenue (TH 65) which is of sufficient classification. All buildings, canopies, and pump islands shall meet the setback requirements for a principal structure in the zoning district in which the use is located - The kiosk, canopies, dispensers and pump islands all meet and exceed the minimum requirements of the GB District. The storage of inoperable vehicles on the site is prohibited - The applicants will not permit the storage of inoperable vehicles at any time. The sale or repair of vehicles shall be prohibited - Vehicles sales and repair will not be allowed at the Rainbow Foods fuel center. A landscape buffer with a minimum depth often (10) feet shall be installed and maintained along all abutting public rights-of-way - A landscape buffer is currently in place along portions of the abutting right-of-way, and should be a sufficient buffer from surrounding properties. Additional landscaping will be added on the site to exceed the required amount; including landscaping adjacent to both the fuel center and retail center as well as a pedestrian walkway that will be installed to break up the current expanse of blackiop. Canopy light fixtures shall be completely recessed within the canopy so that the lenses do not extend below the bottom surface of the canopy- The canopy light fixtures will be completely recessed within the canopy. The lighting design proposed meets the requirements of the ordinance with a maximum of three (3)footcandles of light at the property line for commercial properties, and ~ footcandles of light at any abutting residential property line. Case: 2001-0814 Page: 3 Wherever fuel pumps are installed, pump islands shall be installed - Pump islands are a standard feature of the fuel center. A transportation management plan shall be submitted to address off-street parking, bus loading and unloading, traffic control, and the impact of the facility on the surrounding roadways - The applicants have submitted a comprehensive transportation management planfor the center detailing the projected # of new trips to be generated. The fuel center is not expected to generate a significant increase in traffic for the existing site or surrounding roadways (see narrative submitted from RZK Kuusisto). Both the City Engineer and MnDOT's engineer have reviewed the site plans submitted and have determined no significant traffic impacts for the proposed project site. RLK has submitted a detailed traffic analysis on trip generation data. According to their studies, a fuel center will generate approximately twelve new trips to the roadway per hour. This number does not reflect trips where the customer is already patronizing other establishments on site. There are no new access points being proposed and the parking configuration and access aisles are of sufficient design to fully handle the proposed project. However, ingress and egress points will be analyzed by Engineering to determine if any upgrades or changes should be made. An environmental management plan, including a storm water management and drainage plan, shall be submitted to address the impact of the facility on the environment - The site is existing and is currently hard-surfaced The project is not expected to generate additional storm water runoff as the site will actually have less hardcover with the addition of proposed landscaping throughout the site. The proposed fuel system will be subject to State of Minnesota requirements governing fuel centers. The underground fuel tanks will be fully contained and will provide monitoring equipment in case of emergency spills. The City Engineer and Fire Department have also asked the developer to provide additional floatable containment devices to capture and separate petroleum products from the storm water drainage for Jackson Pond The use shall employ best management practices regarding the venting of odors, gas and fumes. Such vents shall be located a minimum often (10) feet above grade and shall be directed away fi.om residential uses. All storage tanks shall be equipped with vapor-tight fittings to eliminate the escape of gas vapors - The fuel center has proposed state of the art fuel equipment to meet City and State design standards. There shall be no exterior display of merchandise for sale exceeding 50 square feet in area - The fuel center does not have any plans for exterior display of merchandise. The premises, all adjacent streets, sidewalks and alleys, and all sidewalks and alleys within 100 feet of the use shall be inspected regularly for the purposes of removing any litter found thereon - The developer intends to keep the site clean. A minimum of two (2) access points for vehicular traffic shall be provided. Curb cuts shall be located no less than 80 feet from the intersecting right-of-way line on arterial roadways - The site has four (4) curb cuts to the site, with two on 43ra Avenue and two on 44tn Avenue. The curb cuts are approximately 150feet at their closest point from the Central Avenue right-of-way, thus meeting requirements. Case: 2001-0814 Page: 4 Section 9.1005 of the Columbia Heights Zoning Ordinance lists automobile convenience facilities as a permitted use in the GB, General Business District. Minimum yard and density requirements are as follows. Minimum lot width shall be 50 feet - the existing property far exceeds this requirement. Minimum lot area shall be 6,000 square feet - the subject property meets this requirement. Front Yard shall be 15 feet - the proposed kiosk, canopy, and pump islands meet this requirement. The floor area ratio shall not exceed 1.0 - the auto fueling center is only providing an 8 X 8 kiosk. Nofloor area ratio is necessary. The rear yard shall be 10 feet - the proposed project far exceeds the rear setback needed. There is no side yard setback requirement. The comer side yard shall be twelve (12) feet - The fueling center is approximately 60 feet from the corner side property line. The proposed fueling center will provide a covered canopy measuring 24 feet by 112 feet. The canopy will fully cover all four pump islands and kiosk area. The top of the canopy will be approximately 18 feet high from parking area grade. The fuel center will be equipped with two video cameras to monitor activities on site. Signage and gas price information will be attached to the canopy, and will be minimal in size. The fueling center and canopy will be designed in appearance to attract customers and will provide an 8 X 8 kiosk designed to maintain consistency with the entire site. The kiosk will be staffed during peak hours. Automobile Convenience Facilities require six (6) parking spaces plus one space per 300 square feet of gross floor area. The comprehensive parking plan provided far exceeds the seven (7) spaces required for this use. Typically, fuel centers do not generate much parking because of their pay at the pump features and the lack of retail convenience sales. You should also be aware of a reciprocal cross-easement parking agreement that is necessary in order for the proposal to work. This agreement allows for permanent ingress and egress across respective parts of the property, and establishes maintenance and repair obligations for the owners of the integrated shopping center area (see enclosed agreement). The City Council will need to review this agreement and act on this at their next meeting in August. A landscaping plan by a registered landscape architect has been submitted to provide year round visual interest. The comprehensive landscaping plan for the entire site utilizes existing trees and plant species as well as additional trees and shrubbery to meet ordinance requirements. One tree is required per every 50 feet of street frontage, plus four trees per every acre. The plan meets this requirement with landscaping proposed surrounding the auto fueling site, and the retail site, as well as a pedestrian green walkway that will be installed to break up the expanse of the existing hardcover parking area. Also, the signage proposed for the auto fuel center canopy is well within the requirements of the ordinance. Case: 2001-0814 Page: 5 Technical Review: ' Retail Building: Heritage Investment has proposed the 9,000 square foot retail building, which will be built to house from one (1) to six (6) retail establishments ranging in size from 1,200 square feet to 9,000 square feet and up. The maximum height of the building will be twenty (20) feet to the top of the parapet wall. Each space will contain a glass storefront and entrance door, and will be complemented by a parapet wall element design to conceal any and all rooftop mechanical units fi:om view. Element design canopies will be installed above window and door areas to add consistency and to provide visual interest in accordance with the new design criteria in the ordinance. Section 9.1005 of the Zoning Ordinance allows for retail, office, shopping centers, food services, etc. as permitted uses in the GB General Business District. Minimum yard and density requirements for the GB are as follows: Minimum lot width shall be 50 feet - the existing propertY far exceeds this requirement. Minimum lot area shall be 6,000 square feet - the subject property meets this requirement. Front Yard shall be 15 feet - the building meets this requirement. The floor area ratio shall not exceed 1.0 - the retail building has a proposed floor area ratio of. 02, which is well within the requirements. The rear yard shall be 10 feet - the proposed project far exceeds the rear setback needed. There is no side yard setback requirement. The comer side yard shall be twelve (12) feet - The retail center is approximately 60feet from the corner side property line facing 44tn Avenue. The retail building to be constructed will consist of face brick veneer, prefinished aluminum storefront glazing, and prefinished metal canopies to complement the site. The architect's renderings of the proposed retail building include a variety of architectural features and building materials designed to provide appropriate visual interest. The design features proposed are in harmony with the design criteria established in Section 6; 9.614 (3) Building Design Standards. The ordinance requires at least 30% of the first floor faqade facing a public street, sidewalk, or parking lot shall be windows or doors of clear or lightly tinted glass. However, because the retail front facade faces the west (Rainbow Foods Shopping Center), the east (rear) elevation will only be partially visible from Central Avenue. The actual parking area elevation is 12-13 feet below Central Avenue grade, which will allow for passing vehicles to mainly see the top of the parapet wall, signage, and the canopy. The rear of the building facing Central has been redesigned to be consistent with the front facade, with matching canopy and brick veneer. Windows have been added on the endcaps and north and south elevations to provide visual interest and to meet the intent of the ordinance. The front faqade area facing west exceeds the 30% minimum requirement for windows and doors. As part of the overall redesign of the parking area, the existing sloped retaining wall on the east side of the parking area will be repaired and painted to maintain consistency and structural integrity. No paint scheme has been proposed for the wall as yet. The building design is such that Case: 2001-0814 Page: 6 deliveries will be made at the rear service doors of each respective establishment, where delivery vehicles will park parallel to the rear of the building for short periods of time to unload (see proposed site plan for loading location). An enclosed trash room will also be provided, so there will be no exterior storage of trash. Retail buildings require at least one parking space for each 300 square feet of gross floor area. The building will house 9,000 square feet of retail space, which requires a minimum of 30 parking spaces. There are more than 30 spaces adjacent to the building, and the entire site will utilize a cross easement parking agreement. This will allow for vehicles to park in any spaces on site, aside from no-parking areas and handicap areas. The site plan indicates that there are a total of 528 off-street parking spaces proposed for the entire site, far exceeding the 459 spaces required by ordinance, including handicapped spaces. Note that the plan indicates that the drive aisles will be 24 feet in width, and the parking spaces will be the required 9 feet wide by 20 feet in length. Section 9.612 of the Zoning Ordinance requires that parking and loading areas cannot be located within the front yard setback area of the property, which is 15 feet in the GB District. The parking spaces as proposed are approximately 16 feet from the front property line, and the loading area is approximately 48 feet, meeting this requirement. A landscaping plan by a registered landscape architect has been submitted to provide year round visual interest. The comprehensive landscaping plan for the entire site utilizes existing trees and plant species as well as additional trees and shrubbery to meet ordinance requirements. One tree is required per every 50 feet of street frontage, plus four trees per every acre. The plan meets this requirement with landscaping proposed surrounding the auto fueling site, and the retail site, as well as a pedestrian connection walkway that will be flanked by landscaping to break up the expanse of the existing hardcover parking area. Because there is an excess of parking spaces, the developer could put in additional landscape islands to futher break up the parking area and to enhance the look of the site. The signage proposed will be consistent with current signage at Central Valu Center. Wall signage will feature flush mounted individual internally illuminated letters. The applicants have proposed signage on both sides of the building for maximum retail exposure and recognition. You should also be aware of a reciprocal cross-easement parking agreement that is necessary in order for the proposal to work. This agreement allows for permanent ingress and egress across respective parts of the property, and establishes maintenance and repair obligations for the owners of the integrated shopping center area (see enclosed agreement). The City Council will need to review this agreement and act on this at their next meeting in August. The lighting design proposed as mentioned earlier in this staff report meets the requirements of the ordinance with a maximum of three (3) footcandles of light at the property line for commercial properties, and ½ footcandles of light at any abutting residential property line. Compliance with City Comprehensive Plan: The City Comprehensive Plan designates this area for future commercial use. One of the goals Case: 2001-0814 Page: 7 of the Land Use and Redevelopment component of the Plan states "Improve the commercial viability of the Central Avenue Corridor while protecting nearby residential neighborhoods." This area has also been designated for selective commercial development and in-fill development. Both the auto fueling center and retail building proposed are consistent with the newly adopted City Comprehensive Plan. Summary: The positive aspects of these proposals are as follows: · The site plans are consistent with the City Comprehensive Plan and minimum requirements of the Zoning Ordinance are met. · The City will benefit from additional commercial tax base. · The City will benefit from new design commercial buildings, which will further enhance the redevelopment and appearance of Central Avenue. The negative aspects of these proposals are as follows: · None, assuming all the conditions are met. CONCLUSION Staff.Recommendation: Staff recommends approval of the site plan for the Rainbow Foods Fuel Service Center at 4300 Central Avenue NE, as the proposal is consistent with the Zoning Ordinance and the City Comprehensive Plan, subject to the conditions listed in the recommended motion. Staff.Recommendation: Staff recommends approval of the site plan for the 9,000 square foot multi-tenant retail building at 4300 Central Avenue NE, as the proposal is consistent with the Zoning Ordinance and the City Comprehensive Plan, subject to the conditions listed in the recommended motion. Recommended Motions: Move to approve the site plan for the Rainbow Foods Fuel Service Center at 4300 Central Avenue NE, as the proposal is consistent with the Zoning Ordinance and the City Comprehensive Plan, subject to the following conditions. · All required state and local codes, permits, licenses and inspections will be met and in full compliance. · At the request of the City Engineer and the Fire Department, a separation unit shall be provided to separate petroleum products fi.om the storm water drainage for Jackson Pond in case of a spill. · The reciprocal cross easement parking agreement for the site shall be reviewed and approved by the City Council. · City Engineer review of parking analysis and access points for the site. · All proposed signage must be submitted on the City prescribed application form. · Lighting shall not exceed the maximum allowed by ordinance and shall not be obtrusive to adjacent properties. · Landscape buffer shall be maintained and/or enhanced to provide an appropriate Case: 2001-0814 Page: 8 separation from adjacent properties. Move to approve the site plan to allow for the 9,000 square foot multi-tenant retail building at 4300 Central Avenue NE, as the proposal is consistent with the Zoning Ordinance and the City Comprehensive Plan, subject to the following conditions: · All required state and local codes, permits, licenses and inspections will be met and in full compliance. · Concrete retaining wall on east property line shall be repaired and painted to maintain structural integrity and consistent visual appearance. · The reciprocal cross easement parking agreement for the site shall be reviewed and approved by the City Council. · City Engineer review of parking analysis and access points for the site. · All proposed signage must be submitted on the City prescribed application form. · Lighting shall not exceed the maximum allowed by ordinance and shall not be obtrusive to adjacent properties. · Landscape buffer shall be maintained and/or enhanced to provide an appropriate separation from adjacent properties. · Railing above retaining wall on east side of site shall be repainted to be consistent with site development and Central Avenue streetscaping. · Existing dumpster area behind Rainbow Foods shall provide enclosure. Attachments: Completed application form; Site Plans; Floor Plans; Elevation Views; Applicant submission items; Narratives, Trip generation data, Landscaping plan; Reciprocal Easement Agreement; Fuel Center Safety Features; MnDOT Review Letter; Fire Dept memo; City Engineer memo Minnesota Department of Transportation Metropolitan Division Waters Edge 1500 West County Road B2 Roseville, MN 55113 July 25,2001 Tim Johnson City of Columbia Heights 590 40t~ Ave. NE Columbia Heights, MN 55421 Subject: Rainbow Foods -- Mn/DOT Review # SO 1-047 Southwest Quadrant of Trunk Highway 65 and 44th Avenue Columbia Heights, .amoka County Control Section 0207 Dear Mr. Johnson: The Minnesota Department of Transportation (Mn/DOT) has reviewed the above referenced site plan. Before any further development, please address the following issues: The plan does not adequately identify Trunk Highway 65 right of way. Future site plans should identify the right of way by reference to the appropriate plat(s), in place monuments and the distances from the center line to the edge of the right of way. Please direct questions concerning these issues to Becky Parzyck (651-582-1279) in Mn/DOT's Right of Way section. Please address all future correspondence for development activity such as plats, site plans, environmental reviews, and comprehensive plan amendments to: Paul Czech, Principal Planner Mn/DOT - Metro Division Waters Edge 1500 West County Road B-2 Roseville, Minnesota 55113 Mn/DOT document submittal guidelines require three (3) complete copies of plats and two (2) copies of other review documents including site plans. Failure to provide three (3) copies of a plat and/or two (2) copies of other review documents will make a submittal incomplete and delay Mn/DOT's review and response to development proposals. We appreciate your anticipated cooperation in providing the necessary number of copies, as this will prevent us from having to delay and/or return incomplete submittals. Feel free to contact me at (651) 582-1378 if should have any questions. lanner CoPy: Larry Hoium, Anoka County Surveyor An equal opportunity employer Jon Olson, Anoka County Engineer Chad Eyres, RLK Kuusisto Mn/DOT Division File - C.S. 0207 Mn/DOT LGL - Columbia Heights TO: FROM: SUBJECT: CITY OF COLUMBIA HEIGHTS-~-~ Public Works Department CITY PLANNER KEVIN HANSEN PUBLIC WORKS DIRECTOR/CITY ENGINEE Rainbow Foods Fuel Center DATE: July 26, 2001 I have received the letter dated July 19th from the Consulting Engineer, RLK - Kuusisto, for the subject project and will be requesting the following additional information: · Storm Water Management As the proposal does not affect the impervious area, storm water runoff should essentially be the same as pre-development. Due to the nature of the proposed addition, I would ask for detailed information on the storm water treatment system proposed, particularly on floatable containment. · Transportation I am requesting trip movement diagram based upon the number of trips the fueling station will generate so local street and intersection impacts can be evaluated. The analysis should include the proposed retail addition, based upon ITE standards. If the retail is not part of the application at this time, then the same should be submitted when that application is made. If you have any questions or need additional information, please contact me at ext. 705. From: Dana Alexon To: Tim Johnson Date: 7/31/01 2:34PM Subject: Rainbow Development During our meeting Kevin Hansen suggested that the developer be asked to provide a separation unit to separate petroleum products from the storm water drainage for Jackson Pond. This request is reasonable given that 1) the gas station would drain directly to Jackson Pond; 2) the separator planned for the gas station is designed for small quantities of petroleum products only and does not work completely for a larger spill; and 3) that the addition of the gas station on the property creates a far more significant hazard than that which currently exists at the property. The fire department is concerned that in the event of a large gasoline spill from the fueling station petroleum products would spill into Jackson Pond and flow toward the Mississippi River before emergency responders could arrive and dam or dike the flow of product. Responsibility for cleaning up such a spill would rest with Rainbow and could turn out to be far more expensive than the cost of providing a separator at Jackson Pond now. Aside from this one issue, the fire department is able to accept the site plans reviewed today. Project Narrative Rainbow Foods Fuel Service Center 4300 Central Avenue N.E. Columbia Heights, f4innesota Prepared By.' RLK-Kuusisto, Ltd. July 20, 2001 For Application Of: Site Plan Approval This narrative is accompanied by Rainbow Foods' application for site plan approval to construct and operate a four-pump fuel center at the Rainbow Foods store located at 4300 Central Avenue N.E., in the City of Columbia Heights. The fuel center will consist of four pumps, a covered canopy and an 8' x 8' kiosk building to provide customer service. The application for planning consideration is submitted for the following: · Site Plan Review and Approval A nationwide trend has developed in recent years where retailers of all categories add services to existing facilities. One of the primary results of this trend has been the addition of fuel centers to retail uses. There are currently 1,400 supermarket fuel centers in the United States and that number is expected to grow to more than 5,000 by the Year 2005. The reason for this trend is convenience; grocery store customers are telling store operators they want more convenience in their shopping experience and they want "one-stop" shopping. While the trend is somewhat new in Minnesota, land use configurations similar to that being proposed by Rainbow Foods in the City of Columbia Heights are the norm in other parts of the United States. 'To remain competitive in the ever-changing retail environment, grocery store operators must add fuel service centers. This application for site plan approval is submitted separately, though in conjunction with a proposal by Heritage Property Investment Trust (Heritage) for a 9,000 square foot retail center. This separate, but concurrent submittal of applications has been made at the suggestion of City staff so the Planning Commission may be able to view the proposed change in its entirety. Rainbow Foods has worked for over three (3) months with City staffand Heritage in coordinating the applications for site plan approval and Rainbow Foods is very supportive of Heritage's efforts to improve and expand its retail presence in the City of Columbia Heights. Rainbow Foods believes the changes proposed by Heritage in addition to the Rainbow fuel center will create a complete one-stop shopping experience of convenience and variety found no where else in the City of Columbia Heights. Project Narrative Rainbow Foods Fuel Service Center July 20, 2001 RLK-Kuusisto, Ltd. Project No. 2001-256-M/Phase 4 Page 1 of 5 Project Request~ Site Plan Approval The proposed fuel center is a permitted use in the General Business zoning district (Section 9.1005 Subd. 2 -Permitted Uses). The City of Columbia Heights Zoning Code has several review criteria associated with the placement of a fuel center in any zoning district (Section 7). We believe the proposed Rainbow Foods fuel center meets each of the criteria and a brief summary is provided below. a. The use shall be served by a major collector or higher functional classification of roadway. The proposed fuel center will be located immediately adjacent to Central Avenue (TH 65). This roadway is of sufficient classification to meet this criterion. b. All buildings, canopies, and pump islands shall meet the setback requirements for a principal structure in the zoning district in which the use is located. Working in conjunction with planning staff, the proposed fuel center has been d~signed, located and has taken into account many of the unique features of the existing Rainbow Foods store and adjacent shopping center. The building setbacks are consistent with City requirements and are proposed as follows: Front 15 feet Comerside 15 feet Side 0 feet Rear 20 feet c. The storage of inoperable vehicles on the site is prohibited. No inoperable vehicles will be stored at the Rainbow Foods fuel center. d. The sale o~ repair of vehicles shall be prohibited. Vehicle sales and repair will not be allowed at the Rainbow Foods fuel center. e. A landscape buffer with a minimum depth often (10) feet shall be thstalled and maintained along all abutting public rights-of-way. The shopping center and supporting parking lot are existing structures with existing conditions. The parking lot in the vicinity of the Rainbow Foods fuel center will be re-striped and new curb and gutter installed to better define the parking field. Rainbow Foods and its fuel center is a tenant in the shopping center owned by Heritage. As part of its retail development proposal, Heritage is proposing a comprehensive landscaping and pedestrian movement plan. This material is included as part of the Heritage application. f. Canopy light fixtures shall be completely recessed within the canopy so that the lenses do not extend below the bottom surface of the canopy. The canopy light fixtures will use recessed lenses. A lighting plan that demonstrates the canopy lighting is consistent with City standards is included as part of this application. Project Narrative Rainbow Foods Fuel Service Center July 20, 2001 RLK-Kuusisto, Ltd. Project No. ;~O01-256-r4/Phase 4 Page 2 of 5 g. Wherever fuel pumps are installed, pump islands shall be installed. Pump islands are a standard feature of the Rainbow Food fuel center. he A transportation management plan shall be submitted to address off-street parking, bus loading and unloading, traffic control, and the impact of the facility on surrounding roadways. As mentioned above, the Rainbow Foods fuel center is part of an existing shopping center, and is not anticipated to generate a noticeable amount of traffic. Furthermore, the Rainbow Foods fuel center will not alter the traffic access points or circulation of the shopping center, nor will it need to be served by new or additional forms of transportation. As a result, we do not believe a need exists to submit a formal "transportation management plan" (TMP), but rather we offer the following comments addressing the issues normally found as part ofa TMP. Off-street parking will be provided on site in accordance with the City's zoning ordinance. Bus loading and unloading is currently provided on the adjacent roadway system; no additional bus loading or unloading is anticipated with the fuel center and/or within the existing shopping center. No additional traffic control will be required with the proposed fuel center development. As described in the Institute of Transportation Engineers (ITE) manual, a fuel center generates little average daily, a.m. peak, or p.m. peak trips. The fuel center is located within the interior parking lot of the shopping center and not at the corner of two major public streets. The primary purpose of the fuel center is to serve existing Rainbow Foods customers. While a certain number of new customers may be attracted to the Rainbow Foods facility as a result of the fuel center, no significant traffic impacts are expected. The Rainbow Foods fueling facility is estimated to generate a total of ! 16 vehicle trips daily, 99 of these trips will be generated by customers already on the shopping center premises, thus only 17 new trips (or 9 cars) will be new to the roadway network. i. An environmental management plan, including a storm water management and drainage plan, shall be submitted to address the impact of the facility on the environment. As mentioned above, the Rainbow Foods fuel center is located in an existing shopping center and the fuel center will not have a noticeable environmental impact. Rather than submitting an official "environmental management plan" we offer the following comments. The existing on site drainage patterns will be preserved. In addition, an environmentally sensitive stormwater manhole will be installed to collect stormwater runoff and provide treatment prior to discharging into the existing shopping center's storm sewer system. The fuel center is designed with state of the art appurtenances. The proposed system complies with and or exceeds all current State of Minnesota regulations governing fuel centers. Rainbow Foods' use of the best available fuel pump equipment, fuel pump monitoring equipment, and computerized monitoring systems eliminate virtually any environmental risk associated with the proposed fuel center. In addition, emergency spill kits at both the pump and in the Rainbow Foods grocery store are provided, as well as direct communication connections to emergency services, ensuring an immediate response in the unlikely event of a fuel spill. The combination of superior security, detection technology and availability of emergency services eliminates the vast majority of environmental risks associated with the operations of the Rainbow Foods fuel center. Project Narrative Rainbow Foods Fuel Service Center July 20, 2001 RLK-Kuusisto, Ltd. Project No. 2001-256-M/Phase 4 Page 3 of 5 It is our opinion that there will be no significant impacts associated with the proposed fuel center facility on the environment. The use shall employ best management practices regarding the venting of odors, gas and fumes. Such vents shall be located a minimum often (10) feet above grade and shall be directed away from residential uses. All storage tanks shall be equipped with vapor-tight fittings to eliminate the escape of gas vapors. As described above under letter "I", Rainbow Foods is using state of the art fuel equipment and will meet or exceed City of Columbia Heights and State of Minnesota design standards. k. There shall be no exterior display of merchandise for sale exceeding 50 square feet in area. Rainbow Foods does not anticipate the need for any exterior display of merchandise. I. The premises, all adjacent streets, sidewalks and alleys, and all sidewalks and alleys within 100 feet of the use shall be inspected regularly for the purposes o'f removing any litter found thereon. Heritage is the property owner of the existing shopping center and Rainbow Foods will continue to rely on the property owner to engage in an aggressive maintenance and trash collection program. The fuel center attendant, in addition to other Rainbow Foods staffwill also work to keep areas around the fuel center clean and free of unwanted trash. A minimum of two- (2) access points for vehicular traffic shall be provided. Curb cuts shall be located no less than 50 feet from the intersecting right-of-way line on collector roadways and no less than 80 feet from the intersecting right-of-way line on arterial roadways. As described in other parts of this narrative, the Rainbow Foods fuel center will be located in an existing shopping center. Sufficient access points exist to serve the shopping center and fuel center. '3 The Rainbow fuel center provides a needed amenity to the existing Rainbow Foods Grocery Store and adjacent Shopping Center. The Rainbow fuel center utilizes the highest of standards to ensure safe, clean and convenient operation; provides overall enhancement to the area; and is sensitive to the needs and concerns of adjacent property owners and citizens of the City of Columbia Heights. Rainbow Foods looks forward to working with the City of Columbia Heights to complete the proposed fuel center enabling Rainbow Foods to provide an amenity for its customers which is imperative to Rainbow's continuing competitiveness, while furthering many goals of the City of Columbia Heights. Project Narrative Rainbow Foods Fuel Service Center July 20, 2001 RLK-Kuusisto, Ltd. Project No. 2001-256-M/Phase 4 Page 4 of 5 Application for Planning Consideration and Fee · Site Plan Review and Approval Site Drawing Package (C1-C6) · Title Sheet · Master Site Plan · Topographic Survey Fuel Center Drawing Package (CIA/AI-A3/E1A) · Island Plans · Canopy Exterior Elevations · Canopy Reflective Ceiling Plan and Details Exhibits (attached to this narrative) · Trip Generation Report · Safety Features · News Article · Grading, Drainage &Erosion Control Plan · Lighting Plan · Civil details Kiosk Elevations and Plans Electrical Site Plan and Canopy Lighting · Colored Master Site Plan · Colored Canopy and Kiosk Elevation Aoolicant and Development Team Applicant Mr. Larry Sharp Vice President Store Development Rainbow Foods 8000 Excelsior Boulevard Hopkins, MN 55343 Designer/Civil Engineer/Surveyor Steve Schwanke, AICP Joseph Samuel, P.E. RLK-Kuusisto, Ltd. 6110 Blue Circle Drive, Suite 100 Minnetonka, MN 55343 Attorney David Sellergren Greg Munson Fredrikson & Byron, P.A. 1100 International Centre 900 Second Avenue South Minneapolis, MN 55402 Telephone: 952-945-2976 Fax: 952-945-3943 Telephone: 952-933-6-972 Fax: 952-933-1153 Telephone: 612-347-7000 Fax: 612-347-7077 Project Narrative Rainbow Foods Fuel Service Center July 20, 2001 RLK-Kuusisto, Ltd. Project No. 2001-256-M/Phase 4 Page 5 of 5 ( ~CWOSXSTO rTO ) Trip Generation - 4 Pump Fuel Center Vehicle trips generated by gas stations are generally trips from vehicles already on the roadway. They are often referred to as convenience trips as the driver will typically choose to use gas station facilities that are in their path where they can turn right into the facility, get their fuel, and turn right out to continue on their path. The trip generation characteristics of fueling facilities associated with grocery stores have been observed at existing stores on the east and west coasts. In general, the trip generation rate at these stores is nearly identical to the trip generation potential of a Gasoline/Service Station as defined by the Institute of Transportation Engineers (ITE), and as documented in Trip Generation, 6th Edition, ITE. Therefore, the ITE Land Use Code 844, Gasoline/Service Station has been utilized to develop the trip generation estimate for the proposed fueling facility associated with the Rainbow Foods store. In this case, the proposed site will have eight fueling positions resulting in an estimated 116 PM peak hour trips. While the grocery store fueling stations are similar to the gasoline/service stations, in that the majority of their traffic is directly related to the volume of traffic passing the site on the adjacent roadway, the lack of direct access from the adjacent street results in a different traffic pattern. To determine the impact of the estimated site generated traffic on the surrounding roadway network, the traffic should be assessed to determine the proportion of primary, diverted and pass- by trips for the proposed uses. These terms are defined by ITE in their Trip Generation Handbook as follows: ..:: · Primary Trips - Trips made for the purpose of visiting the generator as a destination. · Diverted Trips - Trips that are attracted from the traffic volume on roadways within the vicinity of the generator but require a diversior~ from that roadway to another roadway to gain access to the site. (These trips can include traffic that is prevented from gaining direct access to the site by the use of raised channelization or medians.) · Pass-by Trips - Trips that are attracted from the traffic passing the site on an adjacent street or roadway that offers direct access to the generator. (Convenience trips.) As defined by ITE, the only new trips to the roadway network generated by a proposed development are those described as primary trips. ITE has collected statistics for various development types to help estimate the primary, diverted and pass-by trips. For a typical gas station with direct access to the adjacent roadway, data collected by ITE shows that the trip generation potential for gasoline stations is directly related to the volume of traffic passing by the site on the adjacent roadway, and can be summarized as follows: Offices: Hibbing · Minnetonka · St. Paul · Twin Ports (952) 933-0972 · 6110 Blue Circle Drive · Suite I00 · Minnetonka, MN 55343 · FAX (952) 933-1153 Equal Opportunity Employer Trip Generation - 4 Pump Fuel Center Page 2 of 2 · Primary trips - 17 percent · Diverted trips- 28 percent · Pass-by trips - 55 percent in other words, of the 116 PM peak hour trips attributable to a gasoline/service station only 20 trips (or 10 cars) are new trips to the area. The addition of fueling facilities to grocery stores is a fairly new land use and studies regarding the trip generation pattern are currently taking place on both the east and west coasts. As mentioned earlier, the composition of the traffic that is generated by these facilities is different. Generally, these facilities don't have direct access to the adjacent roadways, and lack driver visibility for the traffic passing the site. The studies that have been conducted indicate that the traffic generated by these facilities can be characterized as primary trips, pass-by and diverted trips, and shared trips. Shared trips are trips that are destined to the grocery store or other land use contained on the site, that stop to get fuel as part of their visit to the site. The data from the West Coast indicates that shared trips comprise between 60 to 80 percent of the trips that use the fueling stations, while the studies on the East Coast indicate the shared trips comprise nearly 50 percent of the site generated traffic. To provide a conservative estimate, the East Coast information is being used for this discussion. In the studies conducted by Vanesse Associates Inc. (VAI), and Vanesse, Hangen, and Bruslin (VHB) customers at twelve sites in New England, were interviewed regarding their trip origins and destinations resulting in the following breakdown: · Primary trips-9 percent · Pass-by trips-30 percent · Diverted trips - 14 percent · Shared trips - 47 percent Using this data, the Rainbow fueling facility is estimated to generate a total of 116 vehicle trips of which only I0 (or 5 cars) will be new to the roadway network. '.:- If you have any questions or require any additional information regarding the trip generation potential of fueling facilities please contact Vernon Swing, PE at 952-259-9272. RAINBOW FOODS FUEL CENTER SAFETY FEATURES · LIMIT OF 30 GALLONS PER PURCHASE · AUTOMATIC SHUT-OFF AT KIOSK · AUTOMATIC SHUT-OFF AT STORE · CLOSED-CIRCUIT CAMERAS · DIRECT TELEPHONE CONNECTION TO STORE · DIRECT TELEPHONE CONNECTION TO 911 · EMERGENCY SPILL KIT FIRE EXTINGUISHER PLACED ON EACH COLUMN MONITORED ON AN HOURLY BASIS BY RAINBOW FOODS PERSONNEL · TRAINING PROGRAM FOR ATTENDANTS · LEVEL I SAFETY TEMPERED GLASS · VAPOR RECOVERY SYSTEM CONTINUOUS REDUNDANT VAPOR AND FUEL MONITORING SYSTEM 8000 EXCELSIOR BOULEVARD · HOPKINS, MN 55343-7_.094 952-945-2900 FAX 952.931.0184 =~-~E - I Local ~roc'c~.~ .~¢;tr tip l*~r T:u'g¢l which combine di~oUnl $ perstore invasion a~a, ~i~ a ~lmny ~l~an. Tur~'s Min- But whether their s~'at~ is to ~tay O~e course resentaUves from Kowalsld's and the Twin Cities' top two 8zocers, Cub Foods and Rainbow Foods. ~aid the advent o~ SuperT~tgets and similar super- eente~ expected from Arkansas-based Wal-Mart Stou~ will rabe 8rocery rivalries to a new level. ·.mes," said Steve iI~ director d real Grocs ,s *D* departmenl~ such dells, bak- : *~,~- aml produce sections. %tthoogh Wai-Mar~ hasn*t '::,,um'~l similar superce~ter Wqes at Targets and Wal-Marts are considerably lower than those earned by. employees at Twin Cities' union tended Bill P~ simps, eeo- president o~ United Food and Commercial Workers ].,~x:al 789 in ,~xRb Sl. area's Iow-price leader. "We w~nt PauL. -We are not interested in said LXoyd Johnson, vice president , penm~s in U~e Twin OU~s, Her- havin~ our slandards polled doe o~ real estate let' Su~u's north plans add 170 to 180 s~ P ..ea~'~ll's io~aJ a~! its 1~ top o( about 900 already in tts mix. _. -u TarOt.can ~t Us (super) ~ are ~ ~mnational ~ ureter ~_ }~ :,' I [:ertl... predicted at · la-gram ot Whatever happens on the labor _ permk ~nson n~.. I Tarter and Wai~ bolh-n~. Lff~m meu ~ a nlehe'sda~irh . ..d . [ variety ~ Ivoeorles and m~afue~ Engineering. Planning. Surveying · Landscape Architecture ~ k'-tYUSl-qTO LTD ) August 1,2001 Fia Fax 763-706-3671 and 8/2/01 Submittal Mr. Tim Johnson Planning I)cpamnent' City of Columbia Heights 590 40" Avenue NE Columbia Hcil~ats, MN 5.5421-3835 Re: Trip Gemeration Data For v.~etno= and Proposed Retail and Trip Generation Sununary Proposed Rainbow Fuel Career/Central Vain Cemter-Colmmbia Heights, MN RLK-Kuasisto, Ltd. Project No. 2001-256-M/Phase 4 Per our conversation yesterday, RLK-Kuusisto, Ltd. has prepared a trip generation estimate for both existing and proposed rctail uses at the Central Valu Center in Columbia Heights. In addition we have prepared a detail discussion rc~rding the trip ~ generated by Fucling Centers associated with Sul~imarkct d~clop~ts. Please bc advised ~ thc requested comprehensive traffic study will bc completed subsequent to thc completion of the 43 Avenue NE reconstruction project. The following discussion details thc estimated trip generation for thc site, Existiag Development Currently, the Central Valu Center includes Rainbow Foods, Slumberland Clearance, Top Valu Liquor, Walgre~r~s, and three additional small retail uses. The PM peak hour trip gcneratiort for the existing uses was estimated based on the Institute of Transportation Engineers' (FEE), Trip Generation, 6a Edition, and on the square footage of each use. Table 1 summarizes the fmdmgs. Table 1 Existi~t~ Trip Generation Laad Use Entering T~ips ' Exiting Trips Total Trips Supermarket. 387 373 760 Drug Store wlo Drive Thru 36 38 74 Specialty Retail 109 ' 82 191 Total $22 493 1015 Proposed Development In additi°n zo the existing uses at the Central Valu Center, a 9,000 square foot retail center is proposed for the northeast quadrant of the Central Valu site, and a 4-pump fueling facility is proposed within the Rainbow Food Store parking lot. Ol~ce£' Hlbbing · Minnetonka · St. Paul · Twin Ports (952) 933-0972 - 6110 Blue Circle Drive · Suite IIX) - Minnetonka. MN 55343 - FAX (952) 933-1153 Equal Opportunity Employer The Trip generation reformation for th~ proposed retail use is based on thc IrE Specialty Retail Land Usc Category (814), docUmented in Tr/p Generation. This category is defined by IrE az follows: Specialty Re,ail Centers contain a variety of friar shops including but not limited to quality apparel, hard goods, real estate offiCes, dance studios, martial arts studios~ florists, and small restaurants. Table 2 summarizes the PM peak hour trip generation estimate for the 9000 square foot facility. Table 2 New Trip Generation ,,Specialty Retail Speci.lty L n,I Use et ! [z tin ] Enterl~ Trips Trips The following discussion de~ls the trip generation characteristics for fueling centers within supermarket developments and provides a breakdown of the trip composition. supermarket Fueling Facility Trip C, ener~tton Vehicle trip's genera~d by gas stations are generally trips from vehicles already on thc roadway. They are often referred ~o as convenience trips as the driver will typically choose to use gas station facilities that are in their path where they can turn right into the facility, get their fuel, and turn right out to continue on their path. The grocery store fueling stations are similar to the gasoline/service stations, in that the majority of their ~affic is directly related to the volume of traffic passing the pumps. However, the lack of direct access from the adjacent.street results in different traffic patterns, In general, the grocery store fueling station derives its business from the shared ~raffic with the grocery store, as well as from traffic using other on- site reiail facilities that pass-by the fueling center or divert to the fueling center prior to exiting the site. The trip generation pot~.~a~ial of fueling facilities associated with grocery stores have been observed at existing stores on the east and west coasts. The re~alts of these observations indicate the Uip generation rate is approximately 16.3 trips per fueling location for both the weekday PM peak hour and Saturday Midday peak hour. (This is slightly higher than the trip generation rate for a Gasoline/Service Station of 14.28 trips per fueling position, as de£med by the Institute of Tnmsport~tion Engineers (lYE), and as documented in Trip Generation, 6' Edition, ITE.) Thcrcfore, the peak hour trip generation estimate for the 4 pump (8 fueling locations) fueling facility proposed for the Rainbow Foods store is 130 vehicle To detci mine the impact of thc estimated site generated traffic on thc surrounding roadway network, the traffic should be assessed to determine the proportion of primary, diverted, shared, and pass-by trips for the proposed uses. These terms are defined by 1TE in their Trip Generation Handbook az follows: Frh-aary Trips - Trips made for the purpose ofvisiting the generator as a destination. Diverted Trips - Trips that are attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the sim. (These_ trips can include Iraffic that is prevented from gaining direct access to the site by the use of raised channelization or medians.) Shared Trips - Trips that occur within a multi-use development fi'om one use to another, but are not ' made on the major street system. . Pass-by Trips - Trips that are attracted from the traffic passing the site on an adjacent street or roadWay that offers direct access to the generator. (Convenience Uips.) L~. UU~ As defined by ITE, thc only new trips to the roadway network generated by a proposed development are those described as primary trips. For a typical gas station with direct access to the adjacent roadway, data collected bY ITE can be summarized as follows: · Primary trips - 17 percent · Diverted trips - 28 percent · Pa~-by trips- 55 percent In other words, for a 4-pump gasolinedscrvi~ station with 8 fueling positions, which generales approximately 114 PM peak hour trips, only 19 trips (or 10 cars) are new trips to the area. The addition of fueling facilities to grocery stores is a fairly new land use and studies regarding the trip · generation pattern are currently taking place on both the east and west coasts. As mentioned earlier, the composition of the waffle that is generated by these facilities is different. Generally, these facilities don't have direct access to the adjacent street system, and lack driver visibility for the on-street traffic passing the site. The studies that have been C°nduc~d indicate that the traffic generated by these facilities can be characterized as primary trips, pass-by and dive~ed trips, and shared trips. Shared trips m this case ar~ trips that are destined to ~e grocery store that stop tx) get fuel as pan of their visit to the site. The data from the West Coast indicates that shared ~'ips comprim: between 60 to 80 percent of the ~rips that use the fueling stations, while the studies on the East Coast indicate the shared trips comprise nearly 50 percent of the site generated ~affic. To provide a conservative estimate, the East Coast study is being used for this discussion. In the studies comluc, ted by Vanesse Associates Inc. O/Al), and Vanesse, Hangen, Bmstlin, Inc. O/FIB) customers at twelve sites in New England, wen~ interviewed regarding their trip origins and destinations resulting in the following breakdown: · Primary triPs - 9 pement · Diverted trips- 14 percent · Pass-by trips- 30 pa-cent · Shared trips- 47 percent As mentioned earlier, the Rainbow fueling facility is estimated to generate a total of 130 vehicle trips. Using the breakdoWn from the East Coast studies, only 12 trips (or 6 ears) will he new to the roadway network. Table 3 below summarizes the Trip Generation estimate described above. Table 3 Trip Generation Proposed Fueling Facility Trip T~p~ Enter, ing '~xitlng' Total Prinmry 6 6 12 Diverted b 9 t8 Pass-by 20 19 39 ,. Shared 30 31 61 TOTA~ 65 ~5 130 The d~ta in Tables 2and 3 indicate that the proposed new site uses will generate approxinmtely 47 new trip to the are~ madvasy network, or an increase of approximately 5 percent. Pies,se use the above information with our previously submitted application/fee and project narrative. We look forward to presenting the proposed Rainbow fuel ~enta:r to the Planning Commission on August 7~'. ff you l~ve any q~,stions or require any additional information regarding the tzip generation potential of the CentralValu Center sil~ please contact Vernon Swing, PE at 952-259-9272. Sincerely, Vernon Swing, P.E. Senior TransportatiOn Engineer Cc: Joe Samuel, RLK-Kuusisto, Ltd. Larry 8harp, Rainbow Foods G:.~4ianetoMm_De~'cPrecamtruc~oa Dcvdapmcm .S~rvices~l-236-M~2olurni~ l-{eighls-4~2osn:spomleneekLtr City Trip CAn D~t~ 8-1 - plication For: 1/"oning Variance Privacy Fence Conditional Use Permit Subdivision Approval Site Plan Approval Other CITY OF COLUMBIA HEIGHTS Application Date ca,e No: ApDlicant: del ¢/2) Soy- 02 4. Owner= . Description of Request: (.~OI~-~Wg.0~W~OIA OW F~)FA_ ~-~T~_;~ TO t~t¢cuO~: ZoninR: Applicable City Ordinance Number Present Zoning ~F-~E~% ~3S%~5%~ Present Use ~l~%C)~J F-c~ ~ocs~y Section · Proposed Zoning G~'~. ~0%. /~%T Proposed Use ~D FOEC CE~TE~ Reason for Request~ ~E~ ~W~U5 l~hibits Sub=ltted (~ps. dlasr~s, etc.) Acknowledsment and Si~nature= The undersi~ned hereby represents upon all of the penalties of law, for the purpose of lnducin$ the City of Columbia Hei8hts to take the gJ~ion herein requested, that all statements herein are true and that all work herein ioned will be done in accgr~ance with the Ordinances of the City of Columbia Heights the law, of the State of./~lnn.$o~a./' $isnature of Applicant ,~~ff~~~~.//~ ~/ ~ Taken By: Jul 20 O! lO:3~a Col Hgts Comm Der D~pt (?G3} ?OG-3G?l For, CITY OF COLU~BIA ~EiCHT.~ Rezoning Variance Privacy Fence · ----- Conditional Use Permit - SubdivisionApproval - Site Plan APproval ~ Other .. Street Address o2 Subject Property:0~ntral Ave., Columbia Heights, MN 55421 Less1 De.~crip~ion of Subject Property: See attached ADolicant: Name: Mark K~mpm~ve~ Heritage Property Invest. Trust Address:_ 2100 Rn~l14n~ Ave. Roseville. MN 55113 O~r~er: Name:_Herttage Prop. Inv. Trust, Inc. Address: Same as Applicant Phone:_ 651m631-3955 Phone: Same as Applicant  Descrtption of Request: Site plan approval for construction of free-standing retail n rtheast corner of ro err Applicable City Ordinance Number Present 2 onin~' Present Use Reason for Reques~ Section Proposed Zon~na _Proposed Use Approval to ~pnstruct free-standing retail buildin~ - improve ~ and increase value. Submitted (nape, diagrals, etc.)_ Site Plan, Building Elevations, Pro~ect. Narrative _ p ~ ~nauc~ng ~ne city of Columbia Heights to ~ake the ~-actlon herein requested, t~ all . ~tements herein are t~e and tha~ all work here~ Received Time Jul,20. ]l'23AM ' Taken idmsmph457041 2 (6-22-01)3:01 RECIPROCAL EASEMENT AGREEMENT (Columbia Heights, Minuesota) by BRADLEY OPERATING LIMITED PARTNERSHIP ("Declarant") Dated: ,2001 TABLE OF CONTENTS Page 1. Def'mitions 1.1. Common Area 1.2. Occupant. .................................................................................................................................................... 1 1.3. Owner .......................................................................................................................................................... 1 1.4. Permittee ..................................................................................................................................................... 2 1.5. Person .......................................................................................................................................................... 2 1.6. Site Plan ......................................................................................................................................................... 2 2. Term. ...................................................................................................................................................................... 2 3. Easements ........................................................................................................................................................... 2 3.1. Ingress and Egress Easements ........................................................................................................... 2 3.2. Utility Easements ..................................................................................................................................... 4 3.3. No Other Easements .............................................................................................................................. 4 4. Building Improvements ................................................................................................................................. 4 4.1. Maintenance and Repair ...................................................................................................................... 4 5. Default .................................................................................................................................................................. 5 5.1. Force Majeure .......................................................................................................................................... 5 5.2. Notice: Cure ............................................................................................................................................. ~ 5.3. Agreement Shall Continue NotwithstandinR Breach ................................................................ 5 6. Notices .................................................................................................................................................................. 6 7. Miscellaneous .................................................................................... · ................................................................. 6 7.1. Not a Public Dedication ........................................................................................................................ 6 7.2. Integration: Enforceability ................................................................................................................ 6 7.3. Amendments ............................................................................................................................................. 7 7.4. Binding Effect ........................................................................................................................................... 7 7.5. Captions ...................................................................................................................................................... 7 7.6. Interpretation of including .................................................................................................................. 7 RECIPROCAL EASEMENT AGREEMF~NT (Maplewood, ]Minnesota) This Reciprocal Easemem Agreement ("REA") is entered into by BRADLEY OPERATING LIMITED PARTNERSHIP, a Delaware limited partnership ("Declarant"), as of ,200_ (the "Execution Date"). RECITALS: Declarant is the owner of all that certain real property located in Columbia Heights, Minnesota and legally described on Exhibit A attached hereto and incorporated herein (the "Center Property"), which Center Property is commonly known as "Central Valu Shopping Center" (the "Center"); and The City of Columbia Heights has approved an application by Declarant allowing construction of certain buildings on the Cemer Property; and In order to accommodate the potential for separate ownership of various lots comprising the Center Property ("Lots"), Declarant desires to establish the respective rights and obligations of the owners of such Lots to the other. AGREEMENT: Declarant hereby declares as follows 1. Definitions 1.1o Common Area. "Common Area" shall mean all areas within the exterior boundaries of the Center, exclusive of buildings and any area immediately adjacent to a building which is used exclusively by an Occupant of such building for sales and/or storage purpose and which is enclosed by a fence or other security barrier. 1.2. 1.3. Occupant. "Occupant" shall mean any Person from time to time entitled to the use and occupancy of any portion of a building in the Center under an ownership right or any lease, sublease, license, concession, or other similar agreement. Owner. "Owner" shall mean from time to time the holder of fee simple title to any Lot. Each Owner shall be liable for the performance of all covenants, obligations and undertakings set forth in this Agreement with respect to the portion of the Center owned by it which accrue during the period of such ownership; an Owner shall not be liable for the performance of covenants, obligations or undertakings set forth in this Agreement which accrue after the period of such ownership. An Owner transferring all or any portion of any Lot in the Center shall give notice to all other Owners of such transfer and shall include in such notice at least the following information: (a) the name and address of the transferee; and (b)a copy of the legal description of the portion of the Center transferred. 1.4. Permittee. "Permittee" shall mean all Occupants and the officers, directors, employees, agents, contractors, customers, vendors, suppliers, visitors, invitees, licensees, subtenants, and concessionaires of Occupants insofar as their activities relate to the intended use of the Center. 1.5. Person. "Person" shall mean any individual, partnership, firm, association, corporation, trust, or any other form of business or government entity. 1.6. Site Plan. "Site Plan" shall mean the Site Plan attached hereto as Exhibit B. 2. Term The easements, restrictions and covenants shall take effect on the date hereof and shall continue in full force and effect perpetually. The expiration of this Agreement shall not limit or affect any remedy at law or in equity that an Owner may have against any other Owner with respect to any liability or obligation arising or to be performed under this Agreement prior to the date of such expiration. 3. Easements 3.1. Ingress and Egress Easements. Each Owner hereby grants and conveys to each other Owner for its use and for the use of its Permittees, in common with others entitled to use the same, non-exclusive perpetual easements for (a) the passage of vehicles over and across the parking and driveway areas of the respective Lots as the same may from time to time be constructed and maintained for such use, (b) the parking of vehicles over and across the parking areas of the respective Lots as the same may from time to time be constructed and maintained for such use, (c) for the passage and accommodation of pedestrians over and across the parking, driveways and sidewalk areas of the respective Lots as the same may from time to time be constructed and maintained for such use. Such easement rights shall be subject to the following reservations as well as other provisions contained in this Agreement: 3.1.1. No Fences. Except for situations specifically provided for in this Section 3, no fence or other barrier which would unreasonably prevent or obstruct the passage of pedestrian or vehicular travel for the purposes permitted in this Agreement shall be erected or permitted within or across -2- the aforesaid easement areas; provided, however, that the foregoing provision shall not prohibit the installation of convenience facilities (such as mailboxes, public telephones, benches or public transportation shelters), of landscaping, berms or planters, railing along the retention pond, nor of limited curbing and other forms of traffic controls. 3.1.2. Staffing Area. In connection with any construction, reconstruction, repair or maintenance on any Lot, each Owner reserves the right to create a staging and/or storage area in the Common Area on its Lot at such location as will not unreasonably interfere with access between such Lot and other areas of the Center or the public street abutting the Center. 3.1.3. Modifications. No Owner shall make changes to the improved Common Area on its Lot from that shown on the Site Plan without the approval of all other Owners, which approval will not be unreasonably withheld or delayed, unless all of the following conditions are met: 3.1.3.1.The accessibility of such Common Area for pedestrian and vehicular traffic (as it relates to the remainder of the Center), is not unreasonably restricted or hindered. 3.1.3.2.No governmental role, ordinance or regulation shall be violated as a result of such action, and such action shall not result in any other Owner being in violation of any governmental role, ordinance or regulation. 3.1.3.3.No change shall be made in the access points between the Common Area and the public streets. 3.1.3.4.At least thirty (30) days prior to making any such change, modification or alteration, the Owner desiring to do such work shall deliver to each other Owner copies of the plans therefor. 3.1.3.5.The number of parking spaces on the Center shall not be less than the minimum. 3.1.4. Closure. Each Owner further reserves the right to close off its portion of the Common Area for such reasonable period of time as may be legally necessary, in the opinion of such Owner's counsel, to prevent the acquisition of prescriptive fights by anyone; provided however, that prior to closing off any portion of the Common Area, such Owner shall give written notice to each other Owner of its intention to do so, and shall attempt to coordinate such closing with each other Owner so that no unreasonable interference in the passage of pedestrians or vehicles shall -3- e occur; provided, however, that in no event shall any Owner close the Common Areas during the periods of July 1 through September 15 or November 1, through January 15 for reasons other than Force Majeure, without the prior written consent of all Owners. 3.1.5. Exclusion of Non-Permittees. Each Owner reserves the fight at any time and from time to time to exclude and restrain any Person who is not a Permittee from using its Common Area. 3.2. Utility Easements. Each Owner hereby grants and conveys to each other Owner a non-exclusive perpetual easement in, to, over, under, along and across those portions of the Common Area located on the Lots for the installation, operation, flow, passage, USe, maintenance, connection, repair, relocation, and removal of lines or systems for utilities serving the grantee's Lot, including sanitary sewers, storm drains, water (fire and domestic), gas, electrical, telephone and communication lines. Except with respect to ground mounted electrical transformers at the rear of a building or as may be necessary during periods of construction, repair, or temporary service, all utilities shall be underground unless required to be above ground by the utility providing such service. Any Owner installing, maintaining, connecting, 'repairing, relocating or removing utilities pursuant to the provisions of this subsection 3.2 shall pay all costs and expenses with respect thereto and shall cause all work in connection therewith (including general clean-up and proper surface and/or subsurface restoration) to be completed as quickly as possible and in a manner so as to minimize interference with the use of the Common Area. The location and width of any utility easement shall be subject to the prior written approval of the Owner whose Common Area is to be burdened thereby, such approval not to be unreasonably withheld. The easement area shall be no larger than whatever is necessary to reasonably satisfy the utility company, as to a public utility, or five feet (5') on each side of the centerline, as to a private line. Each Owner shall provide notification to the other Owner(s) of anticipated construction schedules. 3.3. No Other Easements. No Owner shall grant any easement for any purpose set forth in this Section 3 for the benefit of any property not within the Center; provided however, that the foregoing shall not prohibit the granting or dedicating of utility easements by an Owner on any Lot to governmental or quasi- governmental authorities or to public utilities. Building Improvements 4.1. Maintenance and Repair. Each Owner covenants and agrees to maintain and keep the building improvements located on its Lot in first-class condition and state of repair, in compliance with all governmental laws, roles, regulations, orders, and ordinances exercising jurisdiction thereover, and in compliance with the provisions of this Agreement. Each Owner further agrees to store all trash and -4- garbage in adequate containers, to locate such containers so that they are not readily visible from the parking area, and to arrange for regular removal of such trash or garbage. In the event any of the building improvements are damaged by fire or other casualty (whether insured or not), the Owner upon whose Lot such building improvements are located immediately shall remove the debris resulting from such event and provide a sightly barrier and within a reasonable time thereafter shall either (a) repair or restore the building improvements so damaged, such repair or restoration to be performed in accordance with all provisions of this Agreement, or (b) erect other building improvements in such location, provided all provisions of this Agreement are complied with, or (c) demolish the damaged portion of such building improvements and restore the area to an attractive condition in which event the area shall be Common Area until a replacement building is erected. Default 5.1. Force Maieure. The time within which any Owner to this Agreement is required to perform any act shall be extended to the extent that performance of such act is delayed by Force Majeure, but only if such delay was beyond that Owner's reasonable control and was not caused by its fault or negligence. "Force Majeure" shall mean acts of god, fire, abnormal weather, explosion, riot, war, labor disputes, governmental restrictions, inability to obtaha necessary materials, or any other cause beyond such Owner's reasonable control. The inability to obtain financing or lack of money shall not constitute Force Majeure. 5.2. Notice: Cure. If any Owner fails to comply with any provision of this Agreement (the "Defaulting Owner"), then any other Owner (the "Non-Defaulting Owner") may upon thirty (30) days' prior written notice to the Defaulting Owner, proceed to cure the default. The foregoing right to cure shall not be exercised if within the thirty (3.0) day notice period (a) the Defaulting Owner cures the default, or (b) if the default is curable, but cannot reasonably be cured within that time period, the Defaulting Owner begins to cure such default within such time period and diligently pursues such cure to completion. The thirty (30) day notice period shall not be required if, using reasonable judgment, the Non-Defaulting Owner deems that an emergency exists which requires immediate attention. In the event of such an emergency, the Non-Defaulting Owner shall give whatever notice to the Defaulting Owner is reasonable under the circumstances. Within ten (10) days after written demand (including providing copies of invoices reflecting costs) the Defaulting Owner shall reimburse the Non-Defaulting Owner for any amount reasonably spent by the Non-Defaulting Owner to cure the default, together with interest on such amount. 5.3. Agreement Shah Continue Notwithstanding Breach. It is expressly agreed that no breach of this Agreement shall (a) entitle any Owner to cancel, rescind, or otherwise terminate this Agreement, or (b) defeat or render invalid the lien of any -5- e mortgage or deed of trust made in good faith and for value as to any part of the Center; however, such limitation shall not affect in any manner any other fights or remedies which an Owner may have under this Agreement by reason of any such breach. Notices Any notice permitted or required to be given pursuant to this Agreement shall be in writing deemed to have been given three (3) business days after mailing a written notice by certified mail, postage prepaid, return receipt requested, or one (1) business day after sending by Federal Express or other comparable overnight express courier service (with proof of receipt available), addressed to the parties as follows: Declarant Bradley Operating Limited Partnership 535 Boylston Street Boston, Massachusetts 01760 Attention: e or to such other address of which the other Owners have been given notice by each other. If the last day for giving any notice or taking any action required or permitted under this Agreement would otherwise fail on a Saturday, Sunday, or legal holiday, that last day shall be postponed until the next legal business day. Miscellaneous 7.1. Not a Public Dedication. Nothing contained in this Agreement shall be deemed to be a gift or dedication of any portion of the Center, or of any Lot, or of any portion of the Center or any Lot, to the general public or for any public use or purpose whatsoever. 7.2. Integration: Enforceability. Except for applicable laws, ordinances, codes, rules, regulations and other governmental rights and actions, (a)this Agreement, including any recitals and any attached exhibits, ail of which are made a part of this Agreement, contains the entire agreement between the parties as to the subjects covered in this Agreement, except with respect to utility easements at the Center; (b) no representations, warranties, inducements, promises, understandings, assurances, or agreements relating to the subject covered by this Agreement, except with respect to utility easements at the Center made before the execution of this Agreement will change its terms or may be legally enforced; and (c)no promises or other terms shall be implied in this Agreement. -6- 7,3, 7.4. 7.5. 7.6, IN WITNESS to be executed Amendments. This Agreement may only be amended by a written agreement signed by all of the then current Owners. Any such amendment shall be effective only when recorded in the county and state where the Center is located. No consent to the amendment of this Agreement shall ever be required of any Occupant or Person other than the Owners and the holder of any first mortgage on any portion of the Center. Binding Effect. This Agreement shall both bind and benefit the parties to this Agreement and their respective heirs, personal representatives, successors and assigns who become Owners. The easements, covenants, agreements, conditions, terms, obligations, limitations and undertakings in this Agreement shall be construed as covenants running with the land. This Agreement is not intended to supersede, modify, amend, or otherwise change the provisions of any other instrument affecting the Center. Captions. The section numbers and captions are inserted only as a matter of convenience, and do not in any way define, limit, or describe the scope or intent of this Agreement. Any references in this Agreement to a Section or subsection shall refer to such Section or subsection of this Agreement, unless expressly provided otherwise. Interpretation of "including". Wherever the word "including" is used in this Agreement, or in any recital or exhibit to this Agreement, it shall mean "including without limitation." WHEREOF, the parties hereto have caused this Reciprocal Easement Agreement effective as of the date and year first above written. BRADLEY OPERATING LIMITED PARTNERSHIP, a Delaware Limited Partnership By: HERITAGE-AUSTEN ACQUISITIONS, INC., a Maryland corporation, its general partner By: Its: -7- ACKNOWLEDGMENTS STATE OF MINNESOTA ) ) SS. COUNTY OF ) On this ~ day of ., , before me, a Notary Public in and for said County, personally appeared , to me personally known, who being by me duly sworn, did say that he/she is of HERITAGE-AUSTEN ACQUISITIONS, INC., a Maryland corporation which is general partner of BRADLEY OPERATING LIMITED PARTNERSHIP, a Delaware limited partnership, and acknowledged the execution of the foregoing immanent to be the voluntary act and deed of said BRADLEY OPERATING LIMITED PARTNERSHIP by it voluntarily executed. Notary Public My Commission Expires: -8- EXHIBIT A (Legal Description of Cemer) NI61 'S.LHOI3H Vli3161N'1OO ¢'~.i.N~O n'~v^.-Iv-a.i.N~lO II. Z LLI I.IJ i- Z LL! O <oo° ~ I m m '0 Z CENTRAL AVEHUE NE CENTRAL VALU CENTER COLUMBIA HEIGHTS, MN I Y.LO$3NNt~ '3"1'11A3S0 a 3fiN3AY ONm3Ns I-II~C)N OOt~; .LSfiaJ. J. N3fl. LS3ANI ,IJ.l:13clOMd 3OYJ. IM3H ~31N30 99 'ON X VX4H~IH Sd K_IS I a~eodou,~ I i I -.d Supplemental Narrative 9,000 Square Foot Retail Building Central Valu Shopping Center Columbia Heights, MN July 26, 2001 The following information is provided as an additional supplement to project narrative submitted together with an application for site plan approval dated July the 20t~, 2001. This information is intended to address additional issues raised by City Staff subsequent to that July 20~ submission. Reciprocal Easement Agreement: Pursuant to a request made by Planning Staffin conjunction with legal council for the City of Columbia Heights, a Reciprocal Easement Agreement (''Easement Agreement") was drained and submitted for review by City Council on June the 22ha, 2001. Among other provisions, the Easement Agreement provides for certain definitions, establishes permanent ingress and egress across respective parts of the property, dictates maintenance and repair obligations, sets forth staging areas for furore construction, and in general outlines future use and operation of the above captioned property as an integrated shopping center. A drat~ copy of the Easement Agreement is attached for Planning Staff review. It is the imention of Heritage that the Easement Agreement be finalized, fully executed and placed on file with the City of Columbia Heights. Landscape Plan: The City of Columbia Heights Ordinance requires that a landscape plan, prepared by a licensed landscape architect be submitted in connection with any application for approval to construct a commercial property within the city, and that the landscape plan for that property depict a design that is fully compliant with landscape requirements stated in the Ordinance. The attached plan 'has been prepared in accordance with those standards and is respectfully submitted for review and approval. Retaining Wall: As of July the 20th, the date of submission of the application for site plan approval, there had been much discussion regarding the existing retaining wall at the east property line, fronting Central Avenue. Planning's recommendation included replacement of that portion of the wall that has aged and is in need of repair. At the time of submission of the referenced a. pplieation, those replacement costs had yet to be determined. At this time, I bids have been received for the replacement and painting of the retaining wall totaling roughly $70,000. Heritage will commit to such replacement and painting concurrently with the construction of the proposed retail building. In the meantime Heritage representatives will work with Staffto design an acceptable paint scheme for the retaining wall. Loading Service Area: The proposed Retail Building is designed to house up to six (6) smaller retail tenants. Since the building is being constructed on a partially speculative basis, some of those tenants have not been identified. However, it is anticipated that occupants of the building will be "low-impact" uses such as coffee shop, small delicatessen, hair care, optical, small restaurant, Pizza shop, in addition to possible service uses such as insurance sales or a dental office. As such, product delivery to these establishments will be limited in terms of content and frequency. The building design and lease restrictions will be such that all deliveries will be made at the rear service doors of each respective establishment, where delivery vehicles will park parallel to the rear of the building, adjacent to rear service doors for short periods of time to unload product. Given the limited requirements of the proposed tenant mix, delivery vehicles consist mostly of panel tracks and rarely if ever semi-tractors with trailers. Repairs and Maintenance: In conjunction with this proposed development, other repairs and maintenance will be undertaken. Included will be the repair and re-painting of the railing/fence along Central Avenue, repair and re-striping of the parking lot. Traffic Analysis: A detailed traffic analysis will be provided by RLK/Kuusisto outlining various issues related to impacts to the surrounding roadways and internal traffic management related to the proposed improvements to Central Valu Shopping Center. Attachments: · Landscape Plan · Draft Reciprocal Easement Agreement · Site Plan Depicting Delivery Vehicle IMPROVEMENTS II II II " II I! I! I! II I! I! I! II II I! I! II II II I! .~'. II I! II II II Il II ' II II II II II I I I I I I II II tl II II I I1 I I I I I I I I I II I I II II II I I I I I II I I I ! II II II II I II II II tl I' ! ! ! ! I II II II I I II II 'I ! I I I II I! II II 1! ! I I I! I I! II I! I! I ! I! I I II ! ! ! ! I! ! ! ! I! I! I ! I ! ! ! 1t I I ~'CEN [RAL A VENUE N.E.) CENTER HERITAGE PROPI~TY IN~'ESTUENT TRUST ~m~ meZSOT~ 2100 N~ ~NG A~ ~ ~ R~ MINN~TA From: Community De~lo~pment Planning Commission Tim Johnson Date: 8/3/2001 Re: 37th and Johnson Street Businesses zoned residential An issue has come to our attention regarding the residential zoning status of two commercial businesses at the intersection of 37th Avenue and Johnson Street NE. The Hair Salon is currently looking at selling their business, but is severely limited because they are not zoned for business purposes. Thus they are considered 'grandfathered', and they or others can continue to operate a like or similar business, but cannot intensify or substantially change the nature of the operation without commercial zoning. The two businesses in question are Thirty-Seventh & Johnson Hair & Tanning Salon, and Dave's Refrigeration Air Conditioning & Major Appliances. The R-2 zoning status of these properties makes them considered non-conforming commercial uses in a residential district. The owners of these businesses have asked that the City address this situation, as it affects the future use of these buildings. A possible remedy to this situation would be to rezone these two parcels to some type of light commercial (perhaps LB; Limited Business) to allow for future businesses to conform. However, these properties have according to prior zoning maps, always been residentially zoned. I don't know if there was some reason that these properties were never zoned commercial from the original zoning designation. If the City rezones these parcels, the question of spot zoning could be raised. The other change that would have to be made is a request to the Metropolitan Council for a Comprehensive Plan Amendment, as these parcels are designated as residential for future land use purposes (see Zoning Map and Comp Plan attached). This item is on the agenda for discussion only, as we are unable to make any decision until a rezoning application has actually been applied for and properly published. 3ecember 1999 300 0 300 600 Feet Future Land Use Columbia Heights Comprehensive Plan FIGURE 2-2 7 3836 3830 3826 381 3816 3807 3812 3801 3806 3731 3732 3725 3726 3719 372O 3711 3712 3930 3928 3851 3845 3831 3825 3817 3825 3813 3807 3801 3731 3725 3856 3850 3844 3838 3820 3818 3809 3812 3806 3801 3800 3753 3730 3747 3724 3816 3812 3808 3730 3724 3719 3718 ~ 3719 3713 3712 3711 3716 3701 3706 1411 1505 3949 ~ ~. 3947 3948 ~. · U') ~ 3941 3944 : 3945 3936 ~, ~. 3937 3938 ~ 394.1 3932 ~, ~3933 3934 3926 ~, (./') :c. 3929 3929 I,II 3930 3920 = CF) ~ 3925 ~ 3919 = ~__ ~. 5919 · ' 3918 ~.~ 3911 ~908'~ 3907 ~ 3908 -? ~'- m o~ ~ m o~ 3904 ....... 3900 ~ ~ 0 0 1600 ~ ~ ~ ~ ~ 3850 3845 3859 3856 3825 3830 3819 3820 3815 3812 3813 3810 I 3808 3807 3804 3801 3800 3723 3728 3719 3722 3715 3716 ~ 3707 3712 7_.ot, JI NG To: Planning Commission From: Tim Johnson Date: 8/3/2001 Re: Garage Structure Comparisons I have assembled an updated list of fifteen cities (first and second ring suburbs) and their allowances for attached and detached garages, as requested by the Commission. FroWn the information presented, most cities don't count attached garages as part of their maximum allowance for accessory structures. However, the maximum size allowance for accessory structures of most of these cities cannot exceed the building footprint of the principal structure or 1,000 square feet, whichever is less. This seems to be common language. There are also a few cities who base their square footage allowance for accessory structures on the lot area and lot width (Crystal, Robbinsdale, St. Anthony). Please note that Golden Valley and Columbia Heights have identical language for accessory attached and detached structures even though Golden Valley lots are typically twice the size of most of Columbia Heights lots. In my observation, the communities of Saint Louis Park, West Saint Paul, and South Saint Paul seem to be comparable with Columbia Heights in their physical features. Note that New Brighton also has a unique way of treating accessory garages, as they have a limitation on size of detached garages if an attached garage exists. Staff would like the Planning Commission to review this summary in light of the three variance requests from size requirements for garages since 1998. These variance requests were the only ones that staff found in researching back to the 1980's. Staff is not advocating a change, but would like the Commission to consider a few options if they so choose to consider an amendment. Here are a few options to consider: · Do nothing. You can leave the ordinance the way it is if you feel the current provisions are reasonable and benefit the majority of Columbia Heights residents. Amend the current provisions by placing a maximum square footage on detached structures; not to exceed the building footprint. You could also set limitations on size of attached garages; but allow for additional square footage for detached structures when an attached garage exists. PROPOSED ZONING TEXT AMENDMENT Chapter 9; Section 6; Page 6-4 9.603 Accessory Uses and Structures. Now reads: 9.603 1) e) An accessory structure, or any combination of accessory structures, storage sheds and attached garages, shall not exceed one thousand (1,000) square feet in area. Proposed: Option 1: 9.603 1) e) For single and two-family residential dwellings, no detached garage or accessory structure shall exceed 1,O00 square feet or the footprint of the principal structure (excluding attached garage area), whichever is less. In addition, no attached garage shall exceed 1,O00 square feet. When an attached garage is present, no detached garage or detached structure shall exceed 600 square feet. Option 2: 9.6031) e) For single and two-family residential dwellings, no detached garage or accessory structure shall exceed 1,000 square feet. In addition, no attached garage shall exceed 1,000 square feet. When an attached garage is present, no detached garage or detached structure shall exceed 600 square feet. cOMPARISON OF OTHER CITIES ALLOWANCES FOR ACCESSORY STRUCTURES City of Richfield 1,000 sq. ft. maximum for detached structures detached structure cannot exceed principal structure sq. ft. · allow an additional 200 sq. ft. above 1,000 sq. ft. for attached garage space City of St. Anthony · Lots 7,000 sq. ft. or less allow a max/mum of 35% lot coverage for house and acc structures · Lots 9,000 sq. ft. or more allow a maximum of 40% lot coverage for house and acc structures City of Robbinsdale Lot Width Max. size for a single buildin~ Total coverage of all ACC bldg. Incl. Attach. Struct_ 0-49 ft. 800 1000 50-59 ft. 860 1060 60-79 ~. 920 1120' 80-99 ft. 1000 1200 100+ ft. 1200 1400 In no case shall the floor area of an ACC building exceed 100% of the main floor area of the principal structure. City of Crystal · No ACC. Structure can exceed 30% of the rear yard area · Attached garages are not considered ACC. Structures. St. Louis Park · No ACC. Structure can exceed 25% of the rear lot area or 800 sq. ft; whatever is less. · Don't treat attached garages as ACC. Structures · Detached structure footprint cannot exceed the footprint of the principal stmcture. City of Edina · 1,000 sq. ft. maximum for detached garages · Attached garages are not treated as ACC. Structures · Detached structure footprint cannot exceed the footprint of the principal structure. e Brooklyn Park · 1,000 sq. f. maximum for detached garages · ACC. Structure cannot exceed the sq. ft. of principal structure. · Allow for up to 1,500 sq. ft. offACC. Structure, but only if lot is one acre or more. ge e 10. · Ifa property has attached garage space; detached garages cannot exceed 600 sq. ft. · If no attached garage, detached structure cannot exceed 1,000 sq. ft. City of Lauderdale · No accessory structure can exceed 30% of lot coverage West St. Paul 800 sq. ft. allowed for lots 75 feet in width or greater for detached garages 624 sq. ft. allowed for lots 60 feet in wide or less Attached garages are not treated as ACC. Structures 11. Golden Valley · Allows for a maximum of 1,000 sq. ft. of accessory structure including attached or detached ' · Detached structure cannot exceed the principal structure in size 12. South St. Paul · 1,000 sq. ft. maximum for detached structures · Detached garage footprint cannot exceed the footprint of the principal structure 13. City of Fridley · · Total floor area of all accessory structures shall not exceed 1,400 square feet. Any second accessory structure in excess of 240 square feet shall require a special use permit. A private garage shall not exceed 100% of the first floor area of the dwelling trait or a maximum of 1,000 square feet. 14. North Saint Paul · The total square feet of an accessory structure shall not exceed 10% of the lot area, and in no case shall it exceed 1,008 square feet of gross floor area. · Attached garages are not treated as ACC. Structures 15. Falcon Heights · The total area of all accessory buildings cannot exceed 1,000 square feet or 40% of 30 X lot width; whichever is less. H:\Tim2001\Garage S~cture Comparisons