HomeMy WebLinkAboutNovember 4, 2003CITY OF COLUMBIA HEIGHTS
590 40th Avenue N.E.. Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692
VL¥iI ()ltl' Website al: wwn:ci, colun~bia-heights, mn.us
MEMBERS
Ted Yehle, Chair
Donna Schmitt
Gary Peterson
Phillip Baker
Marlaine Szurek
PLANNING AND ZONING COMMISSION
MEETING
7:00 P.M. TUESDAY, NOVEMBER 4, 2003
CITY HALL COUNCIL CHAMBERS
590 N.E. 40¥" AVENUE
Roll Call.
Minutes from the Planning and Zoning Commission meeting of October 28, 2003 (to be
distributed at meeting).
Public Hearings:
Case # 2003-1016-17
Site Plan Review, New Commercial Building
Conditional Use Permit, Outdoor Storage
Columbia Heights Rental
5045 & 5065 51st Court NE
4. New Business:
None
Miscellaneous:
THE CITY OF' COLUMBIa- HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS Of DISABILITY IN EMPLOYMENT OR THE PROVISION Of SERVICES
EQUAL OPPORTUNITY EMPLOYER
Case: 2003-1116-17
Page: 1
CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE #:
DATE:
TO:
APPLICANT:
LOCATION:
REQUEST:
2003-1116-17
November 4, 2003
Columbia Heights Planning Commission
Columbia Heights Rental; RJ Ryan Construction
5045 & 5065 51st Court
Site Plan A~proval, Conditional Use Permit for outdoor storage
IntrOduction:
This is a request from R.J. Ryan and Columbia Heights Rental for Site Plan Review to construct
a new facility on the vacant land behind White Castle on 51st Court, and a request for a
Conditional Use Permit to allow for outdoor storage accessory to the business. Columbia
Heights Rental Center recently purchased the vacant land behind White Castle on 51 st Court for
the purpose of constructing a new rental center. They own all 3 vacant parcels which include
5045, 5065, and 5075 51st Court totaling 2 acres, but are only proposing to construct on the
south 2 parcels of 1.02 acres. They have proposed to build a new 5,500 square foot (40 X 136)
retail and office showroom store housing equipment for rent. The plans are to construct a new
facility fronting on 51st Court facing west that showcases design features consistent with the new
Columbia Heights Design Guidelines. The proposed construction schedule from start to
completion is approximately 4 months, beginning next spdng. The current rental store hours are
7 am to 6 pm Monday through Saturday.
The north floor plan of the facility is being designed to offer an office/showroom, with the rest of
the building functioning as a party goods and industrial equipment storage area. The proposed
site design will include an off-street parking facility on the north side of the building, which will
also provide access to the rear loading and storage area via an access gate. There will also be a
fenced-in paved area on the east side designated for outdoor towable storage items and
operable Rental Center vehicles and equipment. There will be an access gate on the south
side of the site to allow for vehicles and rental equipment to exit.
These actions will be taken by the Planning Commission: · Motion on the Site Plan
· Motion on the Conditional Use Permit
Case History:
The site has no pdor building history, and as such has always been a vacant parcel of land. In
1991 the City of Cqlumbia Heights approved a site plan for a 2-story office complex, which was
never built.
Planninq Considerations:
Case: 2003-1116-17
Page: 2
Comprehensive Plan:
The 2001 City Comprehensive Plan designates the property for future commercial use, which
promotes commercial service development such as what is proposed.
Zoning Ordinance:
The Zoning Classification for the property is General Business. Offices, and retail sales and
service businesses are permitted uses in this district. Outdoor Storage is allowed by conditional
use.
Hi.qhway District Desiqn Guidelines
The Columbia Heights Design Guidelines were created to guide developers and businesses in the
design of expansions, renovations or new construction of buildings or parking within the Central
Avenue and 40th Avenue commercial corridors, and to assist City officials and staff in reviewing
development proposals. The guidelines are mandatory, but the City may permit altemative
approaches that meet the objectives of the design guidelines. The design distdct that is applied to
this site is the Highway District.
The applicant has designed the site plan and elevations in harmonywith the goals and objectives of
the Columbia Heights Design Guidelines, even though as mentioned before, aren't officially adopted
yet.
1)
Building Placement Objective: To orient non-residential buildings toward the street in order to
improve its walkability, while creating opportunities for more intemally-focused residential
development. Nonresidential buildings should have a well-defined front fac~,ade with entrances
facing the street.
The development meets this objective. The development features well-defined front,
and side facades visible from 51st Court and Central Avenue.
2)
Primary Fa(;ades and Roof Treatment Objective: Nonresidential or mixed-use buildings may
be designed with flat or pitched roofs. ,The base or ground floor of the building should
include elements that relate to the human scale, including texture, projections, doors and
windows, awnings, canopies or ornamentation.
· The development meets this objective. The building proposed has a fiat roof, with
entries, a variety of pedestrian-friendly doors and windows, color variations, many
canopies, and defined building texture that relate to the human scale and help to define
the pdmary faqade.
3)
Building Width and Fac,,ade Articulation Objective: To add visual interest and variety to
buildings and emphasize the pedestrian scale. The primary fac,,,ades of buildings should be 40
ft. or more in width and should be articulated into smaller increments by following methods
listed in the Design Guidelines to lessen apparent bulk.
· The building facade has been broken up broken up through several techniques and
meets this requirement. The facades are articulated in part through window and door
openings, various textures including stamped aggregate finishes, and smooth troweled
accent bands. The facades are also articulated around the entire building with burgundy
canvas awnings, along with decorative light fixtures.
Case: 2003-1116-17
Page: 3
4) Building Height Objective: To create increased sense of enclosure, diminish the perceived
width of the street. Two and three story buildings are strongly encouraged. All buildings shall
have a minimum cornice height of 22 feet. This height is adequate to achieve the building
height objective, conveying a multi-story appearance even if the building has only one occupied
floor.
· The building is one story in height. The cornice height will actually be 24 feet at the
northwest entry point, but will achieve a consistent cornice height of 22 feet around
the building and will have the appearance of a two-story building.
5) Transparency - Window and Door Openings Objective: To reflect the character of existing
storefront commercial buildisgs, enliven the streetscape and enhance security by providing
views into and out of buildings. For commercial or office uses, a minimum of 20 percent of
primary (street facing) far;ades and 15 percent of any two side or rear faq:ades shall consist of
window and door openings as specified in the guidelines.
· The proposed building contains entries, doors and windows along the front, side and rear
faqades that meet this requirement. The window shape, size and patterns emphasize the
organization of the faqade and the definition of the building.
6)
7)
8)
Entdes Objective: 'Fo establish the visual importance of the primary street entrance, and to
ensure that entries contribute to the visual attractiveness of the building and are readily visible.
For nonresidential buildings, primary building entrances should face the pdmary abutting
public street or walkway, or be linked to that street by a clearly defined and visible walkway or
courtyard. Additional secondary entrances may be oriented to a secondary street or parking
area. Entdes shall be designed with a variety of attractive features.
· The building meets the objectives as the building provides two entrances, one facing 51st
Court and the other facing the off-street parking lot. The entry features a raised parapet,
display windows, and canvas awnings.
Rear Fac,.ade and Entries Objective: To improve the appearance of rear fag;ades, orient
customers parking or walking to the rear of buildings, and provide safe and convenient access
to all building entrances.
· The rear entry has been designed with a canvas awning and meets this requirement.
Building Materials Objective: To ensure that high-quality, durable and authentic building
materials are used. All buildings should be constructed of high-quality materials, including the
following: brick; natural stone; precast concrete units and concrete block, provided that the
surfaces are molded, serrated or treated with a textured matedal in order to give the wall
surface a three-dimensional character; stucco; jumbo brick, and EIFS. Buildings 100 feet or
more in width shall employ at least two masonry types or colors on the pdmary fagade.
· The building will be constructed of a precast Fabcon material with an aggregate finish.
The applicant has proposed a new product type stamped aggregate finish in two
complementary colors that give the wall a textured look and achieve a three-dimensional
character. Staff believes this to be a design that meets the objectives and intent of the
guidelines. The primary faqade is proposed with two masonry colors; an off-white and
plum finish.
9) Rooftop Equipment Objective: To 'ensure that views of rooftop equipment from public streets
Case: 2003-1116-17
Page: 4
or pedestrian ways are minimized. All rooftop equipment shall be screened from view from
adjacent streets, public rights-of-way and adjacent properties. Preferably, rooftop equipment
should be screened by the building parapet, or should be located out of view from the ground.
· Any rooftop equipment will be designed in accordance with this requirement. The comice
height will be approximately 4 feet higher than the actual roof line which will be sufficient
for screening any mechanical rooftop units.
Building Colors Objective: To ensure that building colors are aesthetically pleasing and
compatible with their surroundings. Building colors should accent, blend with, or complement
surroundings. Principal building colors should consist of subtle, neutral or muted colors with
Iow reflectance. Warm-toned colors are encouraged. No more than two principal colors may
be used on a fa(;:ade. Bright. or primary colors should be used only as accents, occupying a
maximum of 15 percent of building fa(;ades.
· The building meets this requirement. Warm-toned plum and off-white co/ors are the
primary co/ors proposed for the front and side faqades. A smooth trowel rose colored
accent band is featured on the front faqade.
11)
Architectural Detailing Objective: To encourage new building design that echoes the design of
the few iconic buildings that remain in Columbia Heights - notably the Heights Theater-while
enlivening building fa(;ades and contributing to a human-scaled environment. Architectural
details such as ornamental comices, arched windows and warm-toned brick with bands of
contrasting color are encouraged in new construction. The contemporary adaptation of historic
and vernacular residential, institutional and commercial styles found in Columbia Heights and
in Northeast Minneapolis is encouraged.
· The building meets this requirement as the building is designed with warm-toned and
contrasting colors and architectural detailing.
12)
Awning Objective. To encourage the use of awnings as a way to shelter customers,
reduce glare and conserve energy, and provide additional accent color to building facades.
Where awnings are desired, canvas or fabdc awnings should be used, rather than wood or
metal.
· Red Canvas awnings are featured on all the building elevations and meet this
requirement.
13)
Parking Location Objective: To ensure than buildings, rather than parking lots dominate the
appearance of the streetscape.
· Parking for the building is proposed on the north side and is set behind the building
facade so as to soften the paved a/ea in accordance with these requirements.
14)
Parking Area Screening Objective: To soften the appearance of parking areas when viewed
from an abutting street or sidewalk and to screen parking areas from residential yards. Parking
areas adjacent to public streets or sidewalks shall be screened with a combination of
landscaping and decorative fencing or similar features to screen parked cars.
· The landscape plan proposes a combination of trees, shrubbery, and decorative fencing
that meets this requirement, and also provides necessary screening from adjacent
residential properties.
15) Placement and Screening of Service, Loading and Storage Areas Objective: To screen views
Case: 2003-1116-17
Page: 5
of service and loading areas, and to ensure that the noise impacts of these functions are fully
contained and not audible from surrounding streets and properties. Screening must be
provided in accordance with the Zoning Ordinance.
· The 6-foot high fence and the landscape sc/eening proposed meet this requirement..
16)
17)
Signage Objective: Signs should be architecturally compatible with the style, composition,
materials, colors and details of the buildings and with other signs on nearby buildings. Signs
should be an integral part of the building design.
· According to the Developer, wall signage is proposed on the west building faqade. Plans for
signage must be submitted to City Staff fqr review and approval to confirm that the
signage meets the Design Guidelines and Zoning Ordinance requirements.
Lighting Objective: To ensu~:e that safe and attractive lighting levels are provided around all
buildings and parking areas, without excessive glare or brightness. Extedor lighting should be
the minimum necessary for safety and security. Lighting should be designed to coordinate with
building architecture and landscaping. Building mounted fixtures compatible with building
fa(;ades are encouraged.
· The Developerhas submitted a site lighting plan showing the concentrations and location of
site lighting in accordance with City requirements. Complementary building mounted
fixtures are proposed.
Non-residential building/parking setbacks:
· Minimum front yard building setback is 15 feet;
The proposed building meets this
requirement as it is 15 feet f/om the property line. While the building foundation is set
back at I5 feet, the ordinance allows for architectural features such as awnings to be
placed in the setback areas.
Minimum rear yard building setback is 20 feet; The proposed building meets this
requirement, as it is 55 feet hem this property line.
Minimum side yard building setback is 0 feet; The proposed building meets this
requirement, as it is more than 50 feet from either side property lines.
Minimum parking setbacks are 15 feet from the front and 5 feet from the side and rear
property lines; Off-street parking proposed meets City requirements as parking is
located 15 feet from the front property line, 5 feet from the side property line, and 15 feet
from the rear property line.
Parking area requirements:
Minimum requirements for office/showroom are one space per every 300 square feet of gross
floor area; Outdoor storage requires one space per 3,000 square feet;
The site plan shows 22 off-street parking spaces proposed, with the requirement being 19.
There is one handicapped space shown which meets accessibility requirements. The parking lot
will be accessible from 51~t Court, and as mentioned will feature a 6-foot high chain-link fence
with privacy slats to conceal the outdoortowable storage area. It should be noted that the
lighting plan for the parking and storage areas submitted provides details on the footcandle
measurements. These measurements meet the City requirements for lighting intensity.
In addition, the site plan shows an outdoor propane tank and related equipment in the northeast
comer of the parking lot. In accordance with safety guidelines, the propane tank will be
Case: 2003-1116-17
Page: 6
protected by steel bo/lards spaced accordingly around the equipment. There are no screening
guidelines required for propane tanks, however the landscaping plan and decorative fencing
proposed will help to minimize this necessary site feature. However, propane tanks are required
to be a minimum distance of 25 feet f/om adjacent structures, which this site plan accomplishes.
Landscaping/screening:
The site plan proposal also includes a landscaping plan, which provides details on plant and tree
numbers, locations, and species. The ordinance requires a minimum of one tree for every 50
feet of street frontage, or a minimum of 4 trees for every one-acre of lot area covered by
buildings, parking area, etc. The site requires 11 trees per landscape standards. The Design
Guidelines also require that parki.n, g areas adjacent to public streets or sidewalks be screened
with a combination of landscape matedal and decorative fencing sufficient to screen parked
cars.
The landscaping plan includes 25 trees consisting of maple, spruce, and crab varieties. In
addition, a variety of shrubbery, rock mulch, and sod is proposed for groundcover, as well as a
landscaped curb island designed to break up the parking lot area. The plan proposed exceeds
minimum City landscaping standards. The trees, shrubbery and decorative fencing proposed
along 51~t Court as you enterthe parking lot will provide a nice screening feature. In addition,
the non hard-surface areas on the project site wi//be sodded and mulched, and an underground
irrigation system will be installed fora//sod and planting areas. It should also be mentioned that
because of proximity to the proposed fence and changing elevations on site, it is anticipated that
all or most of the existing trees on the east side of the site WI/have to be removed. The
contractor will make every effort to save existing trees, but this may not be feasible. However
these trees will be replaced by additional plantings such as Colorado Blue Spruce and Flowering
Crab varieties that will be consistently spaced as a vegetative bufferalong the easterly property
line.
Access; Grading/Drainage; Water/Sewer Issues:
The proposed building will be served by Central Avenue but specifically by 51st Court, which
should provide for adequate ingress and egress. The existing roadway system is sufficient to
handle anticipated traffic flow related to the site.
City Engineer Kevin Hansen has also reviewed the site plan and grading/drainage and utility
plans submitted with his comments (see attached memo). The applicants have submitted a plan
which directs the stormwater and impervious surface runoff to an on-site pond and away from
adjacent properties. The City Engineer has indicated that the plans proposed are adequate, with
some minor changes to be made before excavation and building permit review.
The Fire Department has also reviewed and approved the plans with no concerns.
Performance Standards - Outdoor Storage Areas:
· Outdoor storage area shall be accessory to a commercial or industrial use. The outdoor
storage area proposed is an accessory part of the rental center business.
· Outdoor storage within the public right of way is prohibited. The outdoor storage area
will not imp.act the public #ght of way.
· All outdoor storage areas shall meet the setback requirements for a principal structure in
the zoning district in which the use is located. The outdoor storage area meets all the
required setbacks from property lines.
Case: 2003-1116-17
Page: 7
· Outdoor storage areas shall be located in rear or side yards behind the front building line
of the principal structure. The outdoor storage area is located behind the building line
facing 51~t Court and continues around to the rear of the building.
· The storage area shall be fenced and screened from adjacent uses and the public right-
of-way. Required screening shall consist of a fence, wall, berming, and/or vegetation no
less than 6 feet in height and no less than 80% opaque on a year round basis. The
proposed outdoor storage area will be screened by a 6 foot high chain-link fence with
privacy slats that will achieve the desired opacity, and will be complemented by
additional plantings to provide a landscape buffer.
· All goods, materials and equipment shall be stored on an impervious surface. All
outdoor storage and d#ving areas are proposed to be paved.
· All goods, materials and equipment shall be stored in an orderly fashion, with access
aisles of sufficient width to accommodate eme~jency vehicles as needed. The storage
and pick-up area provides ample space to meet this requirement.
· The height of materials stored, excluding operable vehicles and equipment, shall not
exceed the height of the screening provided. The 6-foot high privacy fence along with
the proposed vegetation and plantings v~ll achieve the objective of concealing outdoor
storage items other than operable truck and equipment rental
Conditional Use Permit Required Findings:
The Zoning Ordinance requires that certain finding~ are necessary in order to determine if
outdoor storage meets the identified standards from the zoning ordinance. These standards
are:
· The use is one of the conditional uses listed for the zoning distdct in which the property is
located; Outdoor storage is listed as a conditional use in the GB District.
· The use is in harmony with the general purpose and intent of the Comprehensive Plan;
Retail and office/showroom uses and their accessory storage are allowed in the GB
District.
· The use will not impose hazards or disturbing influences on neighboring properties; The
accessory outdoor storage proposed will be screened with both fencing and plantings so
as to provide an approprfate buffer from'adjacent residential properties.
· The use will not substantially diminish the use of property in the immediate vicinity; The
accessory outdoor storage proposed should not have the effect of substantially
diminishing adjacent uses of property.
· The use will be designed, constructed, operated and maintained in a mannerthat is
compatible with the appearance of the existing or intended character of the surrounding
area; The accessory storage proposed will be appropriately fenced/screened with
plantings that should blend in with the existing character of the district, and should not
negatively impact the existing character of the vicinity. The p/operty has always been
zoned for commercial use and as such meets the intent of the dist#ct guidelines. The
outdoor storage proposed for the site includes towable items and rental trucks. Only
rental trucks would be visible from adjacent properties. Also, the facility ~11 continue to
operate under similar hours, which are typically 7 am to 6 pm, Monday through Saturday.
The use and property upon which the use is located are adequately served by essential
public facilities and services; The property is currently served by adequate public
roadways and necessary City utilities.
Case: 2003-1116-17
Page: 8
· Adequate measures have been or will be taken to minimize traffic congestion on the
public streets and to provide for appropriate on-site circulation of traffic; The proposed
Columbia Heights Rental Center office/showroom should not generate excessive traffic
that the existing 51st Court roadway system can,t handle.
· The use will not cause a negative cumulative effect on other uses in the immediate
vicinity; As indicated by p#or descriptions, the proposed office/showroom and related
accessory storage area should not have a negative impact on other uses in the
immediate vicinity. Because the site is located a block east of Central, and is located
behind White Cast/e, the site v~l/ be more sheltered from passerby, but wi//be partially
visible from Central Avenue.
· The use complies with all other applicable regulations for the distdct in which it is located;
As determined by staff, the use complies with the applicable regulations of the Genera/
Business District and Design Guideline Overlay District.
Site Plan Review Required Findings:
The Zoning Ordinance requires that certain findings are necessary before approving a site plan:
· The site plan conforms to all applicable requirements of this Ordinance; Perstaff
review, the site plan meets all applicable requirement.s of the GB Dist#ct.
· The site plan is consistent with the applicable provisions of the City's Comprehensive
Plan; The proposed use is compatible with the future commercial land use designation
for this parcel.
· The site plan is consistent with any applicable area plan; The proposed use is
compatible with all City plans and guidelines forthis district.
· The site plan minimizes any adverse impacts on property in the immediate vicinity and
the public right-of-way; There are no anticipated adverse impacts of the proposed
facility on the adjacent area.
CONCLUSION
Recommendation:
Staff recommends approval of the Site Plan proposal and CUP for Columbia Heights Rental to
construct a new 5,500 square foot structure with outdoor storage on the property at 5045 and
5065 51st Court.
Recommended Motions:
This recommendation consists of two motions:
Move to approve the Site Plan for Columbia Heights Rental for a 5,500 square foot facility, on
the properties at 5045 and 5065 51 st Court, as the Site Plan meets required findings and subject
to the following conditions of approval that have been found necessary to ensure compliance
with the requirements of the Zoning and Development Ordinance:
All required .state and local codes, permits, licenses and inspections will be met and in
full compliance.
Final review and approval of grading/drainage, utility plans by City Engineer and Fire
Chief.
Case: 2003-1116-17
Page: 9
3.
4.
5.
Approved landscaping and screening shall be installed in conjunction with site
development and pdor to issuance of a final certificate of occupancy.
Cash escrow of $1,500 shall be submitted for engineering inspection and erosion control.
The approval of the Site Plan shall be valid for a period of one year.
Move to recommend City Council approval of a Conditional Use Permit for Columbia Heights
Rental to allow for outdoor storage in conjunction with the primary business at 5045 and 5065
51st Court as the requested Conditional Use Permit for outdoor storage meets all required
performance standards and required findings.
Attachments:
Site Plan; Grading Plan, Landscapi~ig Plan; Elevation Drawings; PW Memo; Applicant Narrative; Applications
Filenome: COLUMBIA HEIGHTS RENTAL\Columbia Heights RentaI-Al.dwg
iL ...... j ! 1') .
! 5is~ COURT '-"3 : {
~
_..,__1..~..~ .... r__.l~ ..... ~ ........ ~
: '. ' ~% ...... ~o o
-,.-.,-..~.., Z-"i?r ..... i~ ~
51st COURT
x x x x x x x
~,.
NO'3t'25"£
co~o'}
NO'St'23'E
Proposed Building
COLUMBIA HEIGHTS RENTAL
Columbia Heights, Minnesota
£'dfl03 :~sI§
J. 'd fl 03 ~sffi
E
I
$
Z
d
Z
iJll:lll' il
3~lJV ½_LV lA]
/
/
/
/
/
/
/
!
/
October 15, 2003
Members of the Planning Commission and City Council
City of Columbia Heights
590 40th Avenue N.E.
Columbia Heights, Minnesota 55421
Dear City Officials
The site, situated one block east of Highway 65 on 51st Court, is ! .02 acres and is currently
zoned General Business. To the west is an existing White Castle Restaurant. Property to the
north and south are also zoned General Business. The property to the east has existing 'single
family homes. The site also lies within the Columbia Heights Design Guidelines for the
Highway District.
The applicants are moving from their current location of 3901 Central Avenue in Columbia
Heights.
Our proposal consists of a 5,500 square foot building housing equipment for rent by
contractors and homeowners. A small space will be allocated in the building for showing
equipment and transacting with customers. Outdoor storage is planned to the east of the
building and will require a conditional use permit.
We are requesting your assistance in approving the site plan and conditional use permit
Please feel free to contact me at 763-755-1211 wi~ any questions regarding this letter.
James Berthiaume,
Project Designer - Lampert Architects
A
383
L A M P E R T
R C H I T E C' T
Northeast Lincoln Street, Ham Lake, MN
Phone: 7.6.3.755.1211 Fax: 763.757.2849 www.lampert-arch.com
S
55
3 o
4
CITY OF COLUMBIA HEIGHTS
Public Works Department
TO:
KEVIN WHITE, BUILDING OFFICIAL
TIM JOHNSON, CITY PLANNER
FROM:
KEVIN HANSEN
PUBLIC WORKS DIRECTOR/CITY ENGINEER
SUBJECT: COLUMBIA HEIGHTS RENTAL (PNZ review)
DATE:
October 30, 2003
I have reviewed the subject development submittal packet dated October 15th, 2003 and have the
following requirements/comments:
Plat/Easements
· No Comment as Platting is not required?
Grading/Erosion Control
· The delineation on the plan for where erosion control fencing will be installed is inadequate. The entire
westerly property line, or back of curb, should have erosion control. The south half of the easterly
property line should also have erosion control placed.
· Grading outside the property limits within City ROW is acceptable provided the method of restoration is
sodding in the boulevard area and the maximum final slopes are 4:1.
· Erosion control measures shall be in accordance with the Minnesota Urban Small Sites BMP Manual,
published by the Metropolitan Council, dated 2001.
· Temporary erosion control shall be placed and inspected by the engineering department prior to any
grading activities.
· The vehicle-tracking pad at the main entrance off of the north side of 51st Court shall be placed
immediately upon completion of grading, in this area, and maintained as the primary entrance during
construction
· An additional measure of erosion control will be cleaning the public streets, as necessary, throughout site
and building construction.
· Although a 10:1 bench is indicated on plan on the west slope of the pond, it does not continue around the
entire pond. Due to the proximity of the public ROW and street, I would recommend perimeter fencing
around the entire pond.
· Utilities
· All work near public facilities, or connection to public facilities shall be inspected by the City of
Columbia Heights. The Contractor may call Public Works ~ (763) 706-3700, 24 hours in advance for
public inspections.
· A work within ROW permit will be required from the City of Columbia Heights, available through the
Engineering department.
· I would recommend a refundable engineering escrow of $1,500 to cover engineering inspection and
erosion control.
How will the westerly V2 of the parking lot be routed and treated to the pond? The normal water elevation
at the pond outlet control structure of 916.90 will not allow (except during dry periods) runoff from the
parking lot to directly flow into the pond. A suggested change in elevation along the south curb line,
from west to east, may address this.
Columbia Heights Rental - PNZ Review
Tim Johnson
Page 2
General
· The driveway accesses should have concrete aprons, consistent with City Standards.
If you have any questions or need further information, please contact me at (763) 706-3705.
Cc: Lauren McClanahan, Public Works Superintendent
Kathy Young, Assistant City Engineer
G: \UsersXPublic Works\plan reviews~003\Columbia Heights Rental_PNZ.doc
I=tqx NO. :65168:~0235
CITY OF COt. UMmA HF..IGHT5
S/TE PLA~ FIEVIEW APPU~~
Oct. :1.5 21~3 ~:S4~M
DATE OF LETTER O~ COMPI,.
PER ~T'ATU"rE:
I~IM2
CITY O1= COUJMIMA HEIGH~
SITE PLAN REVIEW APPLICATION
SUB.~-CT TO ~CCEP~ANCE BY THE C;177 PU~NER AND REVIEW OF
APPFIQV~ MAY ~ BE FtL=QblRED ANO Mt,I~T MEET ENGINEERING
~ 8¥ THE CiTY ENGME)~ OR ~3ffl'AINEO IN TIlE CITY CODE.
Oct. 15 2E~0~ 05~:S~.i.~q~I P2
cn'Y OF COUJMBI&
CoNomONAL USE APPUCATION
_J_ III I I II
To be Mid out by ~
PRESENT'ZONING: C: l~,,
FEE OWNER OF P~
mr_J'4 ~ HL hS.X; ~"tO,J. f ~1~<5~ UCC
F'P,X NO. :65168t0235'
CONDfflOMAL USE ~d~PLICATION
Lb ZUUO LU:DU h'.d2
Oc~. iS 2003
TH~ A~PLICAT/ON I$ .,~1,/1~"[' TO AC~~ BY ~ {~TY PLAN/~R ~ REVIEW
EN~INEEI~NG APPROVAL MAY Al.SO BE FIEQUE:IED AM:} MI,/ST MEET
n. S ~.OOAncJaC, ou,vyF4f~Fes
l~OTa~ J~Om' ~D
,$
CITY RI:C~JPT NUMBER
I~TE i~CE~D- 3'
Pa~e2 of,~