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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,~