HomeMy WebLinkAboutSeptember 6, 2006
CITY OF COLUMBIA HEIGHTS
MEMBERS:
Marlaine Szurek, Chair
Donna Schmitt
Rob Fiorendino
Mike Peterson
David Thompson
590 40th Avenue N.E., Cnlumbia Heights, MN 5542 J -3878 (763) 706-3600 TDD (763) 706-3692
Visit Our Website at: www.ci.columbia-heights.mn.us
PLANNING AND ZONING COMMISSION MEETING
7:00 PM WEDNESDAY, SEPTEMBER 6, 2006
CITY HALL COUNCIL CHAMBERS
590 40TH AVENUE NE
I, Roll Call
2. Minutes from the Planning and Zoning Commission Meeting of
August 8, 2006
3, Public Heal"ings:
. Case #2006-0604 Site PlanNariance
4900 Central Avenue
Taco Bell
. Case #2006-0605 Site PlanNariance
4900 Central Avenue
Starbucks Coffee
. Case #2006-090 I CUP
4849 Central Avenue
TVI, Inc.lDarren Farwell
. Case #2006-0902 CUP
5101 University Avenue
MAT Properties
. Case #2006-0903 Variance
3900 Main Street NE
Stanley Deck
4. New Business: None
5. Other Business: None
6. Adjourn
The Responsihility of the Planning Commission is to:
. Faithfully serve the public interest.
. Represent existing and future residents, and base our decisions and recommendations
on the Comprehensive Plan and Zoning Ordinance,
. Recognize the rights of citizens to pmiicipate in planning decisions.
. Protect the natural environment and the heritage of the built environment.
. Exercise fair, honest, and independent judgment.
. Abstain fi'OJll pmiicipation when they may directly or indirectly benefit from a planning
decision.
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 MEETING
August 8, 2006
7:00 PM
The meeting was called to order at 7:00 pm by Chairperson Szurek.
Roll Call:
Commission Members present-Thompson, Fiorendino, Sclnnitt, Peterson, and Szurek.
Also present were Jeff Sargent (City Planner), Gary Peterson (Council Liaison), and Shelley Hanson
(Secretary).
Motion by Thompson, seconded by Schmitt, to approve the minutes ji-om the meeting of June 6, 2006. All
ayes. MOTION PASSED.
Sargent opened his presentation by reviewing the role of the Commission. He told the members and the
audience that the Plmming & Zoning Commission's responsibility is to uphold and follow the
Comprehensive Plan including the Design Guidelines and the Zoning Ordinance, which have been
adopted by the City Council. He further explained that the Design Guidelines were established by a
committee of residents, business owners, and leaders in the community, who desire to improve the
aesthetics of our business corridors of 40th Avenue and Central Avenue. He stated he is reviewing these
responsibilities as this is the first time staff has recommended denial of a request in quite some time.
PUBLIC HEARINGS
CASE NUMBER:
APPLICANT:
LOCATION:
REQUEST:
2006-0604 & 0605
Borde.' Foods Inc/Taco Bcll & Starbuck's Coffee
4900 & 4910 Ceutral Ave
Site Plan/Variauce
INTRODUCTION
The staff report will cover both cases as they are being presented together by the same applicant and
have the same issues. Border Foods, Inc. ("applicant') is representing both Taco Bell and Starbucks in
an effort to redevelop the land located at 4900 Central Avenue and 4910 Central Avenue. The proposal
includes replacing the existing Taco Bell restaurant and Dave's Cm' Wash, with a new Taco Bell
restaurant and a Starbucks building. The proposal requires the following approvals:
1. Site Plan Approval for the Taco Bell restaurant per Code Section 9.104 (M).
2. Site Plan Approval for the Starbucks restaurant per Code Section 9.104 (M).
3. A 2-foot parking stall length variance for the Taco Bell parcel per Code Section 9.106
(L)(7)(a).
4. A 2-foot parking stall length varimlCe for the Starbucks parcel per Code Section 9.106
(L)(7)(a).
5. A 31.24 square foot mea variance for wall signage for the Taco Bell building per Code
Section 9.106 (P)(l2)(b)(I).
6. The project will also require 13 deviations from the Highway District Design Guidelines.
Backg:round
For approximately the last four yem's, Border Foods, Inc. has attempted to acquire 14 feet of the
southerly pOliion of the property occupied by Dave's Car Wash, for the purpose of building a new Taco
Bell at the existing location. On Febmary 7, 2006, Border Foods acquired this property in its entirety.
PLANNING & ZONING COMMISSION MEETING
PAGE 3
AUGUST 8, 2006
Storm water Management
According to the City Engineer, the Taco Bell/Starbucks preliminary site plans did not meet the
requirements of City Code section 9.609 - Stormwater Management and the City's NPDES permit
requirements. The plan set did not include any type of provisions for treating the surface water prior
discharging from the site in accordance with the Stormwater Management Ordinance and the City's
BMP's. A site-specific stormwater plan must be submitted for approval for final platting.
DESIGN GUIDELINES
The project is located at 4900 and 4910 Central Avenue, which is also located within the Design
Guidelines' "Highway District". Properties located in this district are subject to these design guidelines
when discussing the placement of the building on the lot, the height of the building, architectural details
of the building, and signage.
The design guidelines build on and complement recently completed streetscape improvements to the
Central Avenue business district. They were developed by consultants, ffild a Citizen Task Force with
representatives from the City Council, Planning Commission, area business owners and landowners, and
interested citizens, and are mandatory.
It is assUllled that the intent of the guidelines should be met, however, it is understood that there may be
alternative ways to achieve the same design objectives. The City may permit alternative approaches
that, in its determination, meet the objective(s) of the design guideline(s) equally well. The City may
also waive any guideline when specific physical conditions of the site or building would make
compliance more difficult or inappropriate.
FINDINGS OF FACT
Site Plan
Section 9.413, subd. 4 of the Columbia Heights Zoning Code requires that the Planning Commission
make each of the following four (4) findings before approving a site plan:
1. The site plffil conforms to all applicable requirements of the Ordinance.
As stated previously, the project site is located in the Design Guideline Corridor and is located
in the "Highway District". There are 13 total proposed deviations from the Design Guidelines
for the construction of the Taco Bell and Starbucks buildings as currently presented. They
include the following:
Building Placement. The Design Guidelines require the buildings to have a well-defined front
fa9ade with primary entrances facing the street. Buildings should be aligned so that the
dominant lines of their facades parallel the line of the street and create a continuous edge.
PLANNING & ZONING COMMISSION MINUTES
PAGE 5
AUGUST 8, 2006
Freestanding Sign age. Ground 01' monument signs are encouraged rather than pylon signs.
. Taco Bell. The Taco Bell project is proposing to utilize a 25-100t pylon sign for their
freestanding signage. This is not consistent with the Design Guidelines, as the guidelines
require the use of monument signs, at a maximum height of 8 feet.
. Starbucks. The Starbucks project is proposing to utilize a 25-foot pylon sign for their
freestanding signage. This is not consistent with the Design Guidelines, as the guidelines
require the use of monument signs, at a maximum height of 8 feet.
Sign Illumination. External illumination of signs is required. Internally box signs and awning
are not permitted with the exception of theatre marquees.
. Taco Bell. The Taco Bell project is proposing to use an internally lit pylon sign, which is
not consistent with the Design Guidelines.
. Starbucks. The Starbucks project is proposing to use an internally lit pylon sign, which is
not consistent with the Design Guidelines.
Illuminated Wall Sign age. External illumination of signs is permitted by incandescent, metal
halide or fluorescent light that emits a continuous white light. Internally lit box signs and
awnings are not permitted.
. Taco Bell. The Taco Bell building proposes the use of a box sign logo, which is internally
illuminated. This type of signage must be externally lit per the Design Guidelines. For this
reason, the proposed is not consistent with the requirement.
2. The site plan is consistent with the applicable provisions of the City's Comprehensive Plan.
As stated previously, the site plan is not consistent with the applicable provisions of the
City's Comprehensive Plan because it fails to create a project that meets the minimum
standards.
3. The site plan is consistent with any applicable area plan.
Currently, there is no area plan for the proposed project area.
4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
The proposed plans are consistent with the Zoning Code in regards to building setback and
screening from adjacent residentially zoned parcels. For this reason, the site plan minimizes
and adverse impacts on property in the immediate vicinity and public rights-of-way.
PLANNING & ZONING COMMISSION MINUTES
PAGE 7
AUGUST 8, 2006
5. The granting of the variance(s) will not be materially detrimental to the public welfare 01'
materially injurious to the enjoyment, use, development, or value of property or
improvements in the vicinity.
Granting the variance would not be materially detrimental to the public welfare. The parking
stall length variance would help accommodate pedestrians by providing more parking stalls
on site.
City Staff recommends that the Planning Commission recommend denial of the 2- foot parking stall
length variance for the Taco Bell building because of an insufficient hardship and because granting the
variance request would not meet the intent of the Comprehensive Plan.
Taco Bell 31.24 square foot area variance for wall sit!l1a@:
1. Because of the particular physical surroundings, or the shape, configuration, topography, or
other conditions of the specific parcel ofland involved, strict adherence to the provisions of
this Ordinance would cause nndue hardship.
The Sign Code states that total wall signage for buildings in the GB, General Business
District shall not exceed two (2) square feet for each front foot of building or structure.
Because of the proposed orientation of the building, the applicant has been limited with the
amount of signage desired for the building. If the building were oriented in a way consistent
with the Design Guidelinesfor the area, there would be an adequate amount affront footage
to obtain the desired amount of sign age. For this reason, the applicant's design has caused
the necessity of the variance and no hardship is present.
2. The conditions upon which the variances are based are unique to the specific parcel of land
involved and are generally not applicable to other properties within the same zoning
classification.
The applicant has created the hardship by purchasing a piece of property and attempting to
place a commercial use on the property, which requires more land to meet the City's
minimum requirements. There are no unique circumstances surrounding the parcel that
differentiate themselves ji'om other properties within the same zoning classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has not been created
by any person currently having a legal interest in the property.
The owner of the property has caused the stated hardship justifying the variance requests.
By reorienting the building differently on the property, 31.24 square foot area variance for
the wall signage on the Taco Bell building could be eliminated The variance request is a
direct result of the proposed orientation of the building, which the applicant has decided on.
PLANNING & ZONING COMMISSION MINUTES
PAGE 9
AUGUST 8, 2006
4. The granting of the variances is in harmony with the general purpose and intent of the
Comprehensive Plan.
The intent of the Comprehensive Plan is to establish the future vision for Columbia Heights
over a 10 - year period and best represent the public interest. Granting this variance request
would allow for the placement of a building that is inconsistent with the Design Guidelines,
which in turn are established to implement the Comprehensive Plan. For this reason,
granting the variance would not be harmonious with the intent of the Comprehensive Plan.
5. The granting of the variance( s) will not be materially detrimental to the public welfare or
materially injurious to the enjoyment, use, development, or value of property or
improvements in the vicinity.
Granting the variance would not be materially detrimental to the public welfare. The parking
stall length variance would help acconnnodate pedestrians by providing more parking stalls
on site.
City Staffreconnnends that the Planning Connnission recommend denial of the 2-foot parking stall
length variance for the Starbucks building because of an insufficient hardship, and because granting the
variance request would not meet the intent of the Comprehensive Plan.
CONCLUSION
The Taco Bell/Starbucks proposal does not meet the intent of the Design Guidelines for a new
commercial development along Central Avenue. With some modifications to the site plan and building
plans, the applicant could present a plan that eliminates all variance requests and is more consistent with
the types of developments that the City of Columbia Heights has worked hard to obtain along its most
impOliant major thoroughfare. City Staff understands that the applicant is willing to work with the City
to achieve the desired goals stated in the Comprehensive Plan, however the proposed development plans
do not meet the minimum standards. Sargent explained that by approving the site plan and variances as
presented, precedence would be set for making "exceptions" for any future developments proposed in
the city.
The proposed site plan did not meet the requirements of City Code section 9.609 - Stonnwater
Management and the City's NPDES permit requirements either. The plan set did not include any type of
provisions for treating the surface water prior discharging from the site in accordance with the
Stormwater Management Ordinance and the City's BMP's.
RECOMMENDATION
Staff recommends the Connnission deny the site plan approval, the 2-ft. parking stall length vffi'iances
for 4900 & 4910 Central Avenue ffild the 31.24 sq. ft. variance for wall signage for Taco Bell at 4910
Central A venue as presented.
PLANNING & ZONING COMMISSION MINUTES
PAGE 11
AUGUST 8, 2006
The Commission members stated they would wait for the revised plans and the new staff report, and that
the decision will be based on what is submitted at the next meeting.
Schmitt asked if there was a reason they didn't orientate the buildings differently. He said there was a
reason and that will be addressed at the next meeting.
The Public Hearing was opened.
No one wished to speak on tins matter.
The Public Hearing was Closed.
Motion by Fiorendino, seconded by Peterson, tllat the Planning Commission table consideration of the
site plan/variances for the Taco Bell located at 4910 Central Avenue (Case #06-0604), until the
September meeting. All ayes. MOTION PASSED.
Motion by Fiorendino, seconded by Peterson, that the Planning Commission table consideration of the
site plan/variances for Starbuck's Coffee at 4900 Central Avenue (Case #06-0605), until the September
meeting. All ayes. MOTION PASSED.
CASE NUMBER:
APPLICANT:
LOCATION:
REQUEST:
2006-0801
Jack Hansen
1853 39th Avenue
Lot Split and Variance
At this time, Mr. Hansen is requesting a minor subdivision (lot split) to create two lots (Parcel A and B),
located at 1853 - 39th Avenue NE. In association with the lot split, the applicant is also requesting three
(3) variances. The first is a 13-foot front yard setback variance per Zoning Code Section 9.109 (C). The
second is a 2.8-foot side yard setback variance per Zoning Code Section 9.109 (C). The last is a 1.4-foot
rear yard setback variance per Zoning Code Section 9.109 (C).
PLANNING CONSIDERATIONS
Comprehensive Plan
The Comprehensive Plan designates this area toward Low Density Residential. The proposed lot split
will recreate two parcels that meet the City's minimum lot area and lot width requirements for the One
and Two Family Residential District. For this reason, the proposed action would be consistent with the
Comprehensive Plan.
PLANNING & ZONING COMMISSION MINUTES
PAGE 13
AUGUST 8, 2006
FINDINGS OF FACT (minor subdivision) Section 9.104 (J) of the Zoning Ordinance outlines 8
required findings that must be met in order for the City to grant a minor subdivision (lot split). They are
as follows:
a) The proposed subdivision of land will not result in more than three lots.
The proposed subdivision will result in the creation of iwo new parcels.
b) The proposed subdivision ofland does not involve the vacation of existing easements.
No existing easements will be vacated as a result of this subdivision.
c) All lots to be created by the proposed subdivision conform to lot area and width requirements
established for the zoning district in which the property is located.
When complete, the iwo properties will comply conform to lot area and width requirements
establishedfor the R-2A zoning district.
d) The proposed subdivision does not require the dedication of public rights-of-way for the purpose
of gaining access to the property.
No public rights-ofway will be dedicated for the purpose of gaining access to the property.
e) The propeliy has not previously been divided through the minor subdivision provisions of this
atiicle.
This property has not been previously subdivided
f) The proposed subdivision does not hinder the conveyance of land.
The conveyance of the land will not be hindered by the minor subdivision.
g) The proposed subdivision does not hinder the making of assessments or the keeping of records
related to assessments.
This is an accurate statement.
h) The proposed subdivision meets all of the design standards specified in Section 9.114.
The proposed subdivision meets all the design standards for minor subdivisions executed in the
City of Columbia Heights.
FINDINGS OF FACT (variances) Section 9.104 (G) of the Zoning Ordinance outlines 5 required
findings that must be met in order for the City to grant a minor subdivision (lot split). Response (1) will
be for the 13-foot front yard setback variance, response (2) will be for the 2.8-foot side yard setback
variance, and response (3) will be for the 1.4-foot rear yard setback variance. They are as follows:
a) Because of the patiicular physical surroundings, or the shape, configuration, topography, or
other conditions of the specific parcel ofland involved, strict adherence to the provisions of
this article would cause undue hardship.
PLANNING & ZONING COMMISSION MINUTES
PAGE 15
AUGUST 8, 2006
e) The granting of the variance will not be materially detrimental to the public welfare or
materially injurious to the enjoyment, use, development or value of property or
improvements in the vicinity.
The existing house will remain in its current location. The applicant's intentions are to
reside in the newly constructed house to the north. All three variance requests will not be
materially detrimental to any party because the existing house is located on a corner lot,
and the applicant will occupy the newly constructed house.
RECOMMENDATION City Staff recommends the Plamling Commission recommend that the City
Council approve the lot split with the following conditions:
1. All application materials, maps, drawings and descriptive information submitted with this
application shall become part of the permit.
2. The applicant shall pay a park dedication fee in the amount of $4,157.28, due at the time of
final approval by the City Council, and prior to any permits issued for the property.
3. The applicant shall move the deck, pool and storage shed located on Parcel A into setback
compliance on Parcel B, or remove them entirely from the property prior to the issuance of a
building permit for the new house on Parcel A.
City Staff recommends the Plmming Conunission reconunend that the City Council approve the 13-foot
front yard setback variance for Parcel B, the 2.8-foot side yard setback variance for Parcel B and the 1.4-
foot rear yard setback variance for Parcel B with the following conditions:
1. All application materials, maps, drawings and descriptive information submitted with this
application shall become part of the permit.
Ouestions bv Commission Members:
Peterson asked if the lotsplit would result in two marketable lots that would meet minimum size
requirements. Sargent stated it would.
Fiorendino asked if the structure were destroyed by fire, if it could be re-built in exact size and location.
Sargent explained that approval of the variance would make it conforming with our code, so yes, a
structure could be re-built.
Mr. Hansen, the applicant, stated he will be building a new rambler style house on the vacant piece and
will be selling the existing residence.
The Public Hearing was Opened:
No one wished to speak on this matter.
PLANNING & ZONING COMMISSION MINUTES
PAGE 17
AUGUST 8, 2006
1. The proposed subdivision of land will not result in more than three lots.
2. The proposed subdivision of land does not involve the vacation of existing easements.
3. All lots to be created by the proposed subdivision conform to lot area and width requirements
established for the zoning district in which the propelty is located.
4. The proposed subdivision does not require the dedication of public rights-of-way for the purpose
of gaining access to the propelty.
5. The propelty has not previously been divided through the minor subdivision provisions of this
alticle.
6. The proposed subdivision does not hinder the conveyance of land.
7. The proposed snbdivision does not hinder the making of assessments or the keeping of records
related to assessments.
8. The proposed subdivision meets all of the design standards specified in the S9.114.
FURTHER, BE IT RESOLVED, that the attached condition, plans, maps, and other information shall
become part ofthis subdivision approval.
CONDITIONS:
1. All application materials, maps, drawings and descriptive information submitted with this
application shall become part of the permit.
2. The applicallt shall pay a park dedication fee in the amount of $4,157.28, due at the time of final
approval by the City Council, and prior to any permits issued for the property.
3. The applicant shall move the deck, pool and storage shed located on Parcel A into setback
compliance on Parcel B, or remove them entirely from the property prior to the issuance of a
building permit for the new house on Parcel A.
Passed this _ day of August 200_
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Council Secretary
PLANNING & ZONING COMMISSION MINUTES
PAGE 19
AUGUST 8, 2006
4. The granting of the vanance is 111 harmony with the general purpose and intent of the
Comprehensive Plan.
5. The granting of the variance will not be materially detrimental to the public welfare or materially
injurious to the enjoyment, use, development or value of property or improvements in the
vicinity.
FURTHER, BE IT RESOLVED, that the attached conditions, plans, maps, and other information shall
become part of this variance and approval; and in granting this variance the city and the applicant agree
that this variance shall become null and void if the project has not been completed within one (I)
calendar year after the approval date, subject to petition for renewal of the permit.
CONDITIONS:
I. All application materials, maps, drawings and descriptive information submitted with the
application shall become patt of the permit.
Passed this _ day of August, 2006
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Cowlcil Secretary
CASE NUMBER:
APPLICANT:
LOCATION:
REQUEST:
2006-0802
Helen Nwameme (Erenas Ine)
4025 University Avenue
Conditional Use Permit for Assisted Living Faeility
INTRODUCTION
The property located at 4025 University A venue has been the site of a daycare facility for the past
several years. Recently, the daycat'e center has vacated the building, leaving the building vacant for the
past several months. At this time, Helen Nwameme is requesting a Conditional Use Permit (CUP) to
convert the daycare center into an assisted living facility for the elderly per Code Section 9.109
(G)(3)(i).
PLANNING & ZONING COMMISSION MINUTES
PAGE 21
AUGUST 8, 2006
( c) The use will not impose hazards or disturbing influences on neighboring propeliies.
The use will be located in an existing building along University Avenue. The assisted living
facility would house elderly people in need of care, who typically do not have disturbing
influences on neighboring properties.
(d) The use will not substantially diminish the use of property in the immediate vicinity.
There are no proposed additions to the existing structure. This should not diminish the use
of property in the immediate vicinity.
(e) The use will be designed, constructed, operated and maintained in a maimer that is
compatible with the appearance of the existing or intended character of the surrounding area.
Erenas, Inc. will be conducting the business at this location. They have assured staff that
they will run the facility in a manner that is compatible with the appearance of the existing
character of the surrounding area.
(f) The use and property upon which the use is located are adequately served by essential public
facilities alld services.
The use and property upon which the use is located are adequately served by essential public
facilities and services.
(g) Adequate measures have been or will be taken to minimize traffic congestion on the public
streets and to provide for appropriate on-site circulation oftraffic.
The City Engineer has reviewed the proposed plans and did not have any issues with traffic
congestion. Typically, this type of use does not generate an excess amount of traffic in the
area.
(h) The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses is the immediate vicinity.
The proposed assisted living facility is permitted as a Conditional Use in the District it is
located. It is intended that the use will not cause a negative cumulative efJect on the
immediate vicinity.
(i) The use complies with all other applicable regulations for the district in which it is located.
The use complies with all other applicable regulations for the district in which it is located.
RECOMMENDATION
StafJrecommends that the Planning Commission recommend that the City Council approve the
Conditional Use Permit for an assisted living facility, subject to conditions listed in the recommended
motion.
Questions bv Commission Members:
Szurek questioned whether one bathroom for 4 people on 2nd floor was adequate. Sargent stated he
would check again with the Building Official before taking this to the City Council, but that it had
already been reviewed by him once.
PLANNING & ZONING COMMISSION MINUTES
PAGE 23
AUGUST 8, 2006
He also went on to explain this is a Conditional Use Permit, not a variance request. As long as they
meet the requirements, there is no reason to deny the request. He didn't feel the proposed use of
this building would be disruptive. These types of facilities tend to be quiet and add very little
traffic in the area.
nIE PUBLIC HEATING WAS CLOSED.
Motion by Fiorendino, seconded by Schmitt, that the Plmming Commission recommends the City
COilllCil approve the Conditional Use Permit for an assisted living facility located at 4025 University
A venue, subject to certain conditions of approval tl1at have been found to be necessary to protect the
public interest and ensure compliance with the provisions of the Zoning mld Development Ordinance,
including:
I. All required state and local codes will be met and in full compliance.
2. All required state mld local licenses will be obtained prior to the operation of the business.
3. All application materials, maps, drawings wd descriptive information submitted with this
application shall become part of the permit.
4. No more than six (6) residents shall reside at the premises at any given time.
All Ayes. MOTION PASSED.
The following Resolution will go to the City Council August 14,2006.
RESOLUTION NO. 2006-XX
RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR
TEMI INVESTMENTS, INC.
WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2006-0802) has been submitted by Helen Nwameme of Erenas, Inc. to
the City Council requesting a conditional use permit from the City of Columbia Heights at the following
site:
ADDRESS: 4025 University Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per Code
Section 9.109 (G)(3)(i), to allow an assisted livingfacility in the R-3, Limited Multiple-Family
Residential District.
WHEREAS, tl1e Planning Commission has held a public hearing as required by the city Zoning Code
on August 8, 2006;
PLANNING & ZONING COMMISSION MINUTES
PAGE 25
AUGUST 8, 2006
NEW BUSINESS
None
MISCELLANEOUS
None
Motion by Fiorendino, seconded by Schmitt, to adjourn the meeting at 9: 15 pm.
Respectfully submitted,
Shelley Hanson
Secretary
CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER: 2006-0604
DATE: September 6,2006
TO: Columbia Heights Planning Commission
APPLICANT: Border Foods, Inc. (Barb Schneider)
LOCATION: 4910 Central Avenue
REQUEST: Site Plan Approval, deviations from Design Guidelines, Variances
PREPARED BY: Jeff Sargent, City Planner
INTRODUCTION
Border Foods, Inc. ("applicant") submitted a plan for a new Taco Bell and Starbucks
restaurant to be located at the corner of 49th Avenue and Central Avenue to the Planning
Commission on August 8, 2006. This plan required a total of three (3) variance requests
and thirteen (13) deviations from the Design Guidelines established for Central Avenue. At
the August 8, 2006 Planning Commission meeting, the applicant requested that his
applicant be continued to the September 6,2006 meeting.
At this time, the applicant has not submitted any new plans to the City of Columbia Heights
("City") regarding this application. The applicant is working to secure a driveway access
from the property owner to the north in order to be able to redesign the site layout for the
two buildings. The applicant has also stated that the Taco Bell and Starbucks corporate
entities have been informed on the Design Standards that the City has, and that changes
to the originally proposed plans would need to be made in order for the project to be
approved.
No new plans have been submitted, and at this time, the applicant wishes to pursue the
originally proposed plans:
Border Foods, Inc. is representing both Taco Bell and Starbucks in an effort to redevelop
the land located at 4900 Central Avenue and 4910 Central Avenue. The proposal includes
replacing the existing Taco Bell restaurant and Dave's Car Wash, with a new Taco Bell
restaurant and a Starbucks building. The proposal requires the following approvals:
1. Site Plan Approval for the Taco Bell restaurant per Code Section 9.104 (M).
2. Site Plan Approval for the Starbucks restaurant per Code Section 9.104 (M).
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
3. A 2-foot parking stall length variance for the Taco Bell parcel per Code Section
9.106 (L)(7)(a).
4. A 2-foot parking stall length variance for the Starbucks parcel per Code Section
9.106 (L)(7)(a).
5. A 31.24 square foot area variance for wall signage for the Taco Bell building per
Code Section 9.106 (P)(12)(b)(1).
6. The project will also require 13 deviations from the Highway District Design
Guidelines.
Background
For approximately the last four years, Border Foods, Inc. has attempted to acquire 14 feet
of the southerly portion of the property occupied by Dave's Car Wash, for the purpose of
building a new Taco Bell at the existing location. On February 7, 2006, Border Foods
acquired this property in its entirety.
After the acquisition, the applicant contacted the City of Columbia Heights ("City"),
indicating their desire to redevelop the site to include a new Taco Bell restaurant and a
Starbucks Coffee Shop. During many meetings, it became apparent that the Border Foods
proposal would require variances and a number of waivers from the City's Design
Guidelines. Staff worked diligently with the applicant, suggesting some potential
alternatives to bring their proposal into conformity with the City's Design Guidelines.
COMPREHENSIVE PLAN
The Comprehensive Plan is prepared by the community and approved by the City Council.
It establishes the future vision for Columbia Heights over a 10 - year period and best
represents the public interest. The Zoning Code, Subdivision Regulations, Building Code
and Design Guidelines are standards created to ensure the Comprehensive Plan is
implemented. The primary function of the Planning Commission is to ensure the
implementation of the Comprehensive Plan.
The Comprehensive Plan designates this area for commercial development and includes
goals for commercial and economic development. These include strengthening the image
of the community as a desirable place to live and work; providing opportunities and
mechanisms for successful redevelopment of targeted areas; preserving and enhancing
the existing commercial areas within the community; advocating high quality development
and redevelopment within the community; and enhancing the economic viability of the
community. The applicant's proposal is a commercial proposal and therefore consistent
with the Comprehensive Plan in that regard.
The applicant's proposal also requires 13 waivers from the City's Design Guidelines.
These Guidelines were adopted by the City Council after one year of preparation by a
citizens group that included residents, as well as Central Avenue business owners. The
guidelines were established to increase the visual appeal and pedestrian orientation of
Page 2
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
certain major street corridors within the city, thereby increasing the economic vitality of
these corridors, and supporting the goals of the Comprehensive Plan. The guidelines
represent the minimum standards for design quality and have been implemented by
Discount Tire, Advanced Auto Parts, and Grand Central Lofts, all on Central Avenue.
Ryland Homes, Inc. and Schafer Richardson have also used the guidelines in the
redevelopment of the Industrial Park. Border Food's request to waive 13 of the Design
Guidelines is not consistent with the Comprehensive Plan.
ZONING CODE
Zoning
The property is located in the GB, General Business District, and is adjacent to Central
Avenue. The properties to the north and east are also zoned GB, General Business. The
properties to the west are zoned R2-A and R2-B, One and Two Family Residential
Districts. The property to the south is zoned commercial and is in the City of Hilltop.
Landscape Plan
For all new construction, the City's Zoning Code requires a landscape plan meeting
minimum standards as outlined in the Code. The proposed landscape plan effectively
screens the proposed parking areas while creating a pedestrian-friendly atmosphere. The
existing fencing along the alley right-of-way is also in poor condition, however the applicant
has proposed to replace the fence with a new privacy fence. These improvements meet
the City Code requirements in all aspects.
Storm water Management
According to the City Engineer, the Taco BelllStarbucks preliminary site plans did not meet
the requirements of City Code section 9.609 - Stormwater Management and the City's
NPDES permit requirements. The plan set did not include any type of provisions for
treating the surface water prior discharging from the site in accordance with the Stormwater
Management Ordinance and the City's BMP's. A site-specific stormwater plan must be
submitted for approval for final platting.
Design Guidelines
The project is located at 4900 and 4910 Central Avenue, which is also located within the
Design Guidelines' "Highway District". Properties located in this district are subject to these
design guidelines when discussing the placement of the building on the lot, the height of
the building, architectural details of the building, and signage.
The design guidelines build on and complement recently completed streetscape
improvements to the Central Avenue business district. They were developed by
consultants, and a Citizen Task Force with representatives from the City Council, Planning
Commission, area business owners and landowners, and interested citizens, and are
Page 3
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
mandatory.
It is assumed that the intent of the guidelines should be met, however, it is understood that
there may be alternative ways to achieve the same design objectives. The City may permit
alternative approaches that, in its determination, meet the objective(s) of the design
guideline(s) equally well. The City may also waive any guideline when specific physical
conditions of the site or building would make compliance more difficult or inappropriate.
FINDINGS OF FACT
Site Plan
Section 9.413, subd. 4 of the Columbia Heights Zoning Code requires that the Planning
Commission make each of the following four (4) findings before approving a site plan:
1. The site plan conforms to all applicable requirements of the Ordinance.
As stated previously, the project site is located in the Design Guideline Corridor and
is located in the "Highway District". There are 13 total proposed deviations from the
Design Guidelines for the construction of the Taco Bell and Starbucks buildings as
currently presented. They include the following:
Building Placement. The Design Guidelines require the buildings to have a well-
defined front faqade with primary entrances facing the street. Buildings should be
aligned so that the dominant lines of their facades parallel the line of the street and
create a continuous edge.
1. Taco Bell. The Taco Bell building does not have a well-defined front faqade
facing Central Avenue. The main faqade with accompanying front entrance
face the south, into the parking lot, which does not meet the Design Guidelines
criterion.
2. Starbucks. The Starbucks building does not have a well-defined front faqade
facing Central Avenue. The main faqade with accompanying front entrance
face the north, into the parking lot, which does not meet the Design Guidelines
criterion.
Building Height. All buildings shall have a minimum cornice height of 22 feet in
order to create an increased sense of enclosure and diminish the perceived width of
the street. This also conveys a multi-story appearance even if the building has only
one occupied floor.
3. Taco Bell. The plans for the Taco Bell building indicate a height of 18 feet 3
inches to the parapet wall. The proposed height is not consistent with the
Design Guidelines.
Page 4
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
4. Starbucks. The plans for the Starbucks building indicate a height of 18 feet 4
inches to the top of the cornice. The proposed height is not consistent with the
Design Guidelines.
Entries. Primary building entrances on all buildings shall face the primary abutting
street or walkway (Central Avenue).
5. Taco Bell. The primary entrance for the Taco Bell building does not face
Central Avenue; rather it faces south, towards the parking lot. The proposed
location of the main entry is not consistent with the Design Guidelines.
6. Starbucks. The primary entrance for the Starbucks building does not face
Central Avenue; rather it faces north, towards the parking lot. The proposed
location of the main entry is not consistent with the Design Guidelines.
Franchise Architecture. Franchise architecture (building design that is
trademarked or identified with a particular chain or corporation and is generic in
nature) is generally discouraged unless it employs a traditional storefront
commercial style. This is to encourage new building design that is supportive of the
urban design goals of the City, and that responds to its context.
7. Taco Bell. The Taco Bell stand-alone building is a prototype to be used in
other locations as well. The architectural detailing on the building, including,
but not limited to the "flying arch" is indicative of a Taco Bell franchise building.
For this reason the design does not meet the Design Guidelines in regards to
franchise architecture.
Drive-through Facilities. Drive through elements shall be placed to the side or
rear of the principal building, and shall not be located between any building far;ade
and Central Avenue.
8. Taco Bell. The Taco Bell plans indicate that the preview board, menu board,
and the bulk of the queuing line will be placed between the front far;ade of the
building and Central Avenue. The placement of these elements is not
consistent with the Design Guidelines.
Freestanding Signage. Ground or monument signs are encouraged rather than
pylon signs.
9. Taco Bell. The Taco Bell project is proposing to utilize a 25-foot pylon sign for
their freestanding sign age. This is not consistent with the Design Guidelines,
as the guidelines require the use of monument signs, at a maximum height of 8
feet.
10. Starbucks. The Starbucks project is proposing to utilize a 25-foot pylon sign
for their freestanding sign age. This is not consistent with the Design
Page 5
. City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
Guidelines, as the guidelines require the use of monument signs, at a
maximum height of 8 feet.
Sign Illumination. External illumination of signs is required. Internally box signs
and awning are not permitted with the exception of theatre marquees.
11. Taco Bell. The Taco Bell project is proposing to use an internally lit pylon
sign, which is not consistent with the Design Guidelines.
12. Starbucks. The Starbucks project is proposing to use an internally lit pylon
sign, which is not consistent with the Design Guidelines.
Illuminated Wall Signage. External illumination of signs is permitted by
incandescent, metal halide or fluorescent light that emits a continuous white light.
Internally lit box signs and awnings are not permitted.
13. Taco Bell. The Taco Bell building proposes the use of a box sign logo, which
is internally illuminated. This type of sign age must be externally lit per the
Design Guidelines. For this reason, the proposed is not consistent with the
requirement.
2. The site plan is consistent with the applicable provisions of the City's
Comprehensive Plan.
As stated previously, the site plan is not consistent with the applicable provisions
ofthe City's Comprehensive Plan because it fails to create a project that meets
the minimum standards.
3. The site plan is consistent with any applicable area plan.
Currently, there is no area plan for the proposed project area.
4. The site plan minimizes any adverse impacts on property in the immediate vicinity
and the public right-of-way.
The proposed plans are consistent with the Zoning Code in regards to building
setback and screening from adjacent residentially zoned parcels. For this
reason, the site plan minimizes and adverse impacts on property in the
immediate vicinity and public rights-of-way.
Variances
Section 9.407, subd. 6 of the Columbia Heights Zoning Code requires that the Planning
Commission make each of the following five (5) findings before approving a variance.
Taco Bell 2-foot oarkina stalllenath Variance reauest:
Page 6
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
1. Because of the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved, strict
adherence to the provisions of this Ordinance would cause undue hardship.
The proposed orientation of the building decreases the amount of land available
to meet setback requirements for the parking lot, while maintaining adequate
parking stall lengths and drive aisle widths. If the building was oriented
differently on the property, adequate space could be achieved to meet the City
Code requirements for the parking stall lengths. For this reason, the applicant's
design has caused the necessity of the variance and no hardship is present.
2. The conditions upon which the variances are based are unique to the specific
parcel of land involved and are generally not applicable to other properties within
the same zoning classification.
The applicant has created the hardship by purchasing a piece of property and
attempting to place a commercial use on the property, which requires more land
to meet the City's minimum requirements. There are no unique circumstances
surrounding the parcel that differentiate themselves from other properties within
the same zoning classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has
not been created by any person currently having a legal interest in the property.
The owner of the property has caused the stated hardship being used to justify
the variance requests. By reorienting the building differently on the property, the
2-foot parking stall length variance for Taco Bell could be eliminated. The
variance request is a direct result of the proposed orientation of the building,
which the applicant has decided on.
4. The granting of the variance is in harmony with the general purpose and intent of
the Comprehensive Plan.
The intent of the Comprehensive Plan is to establish the future vision for
Columbia Heights over a 10 - year period and best represent the public interest.
Granting this variance request would allow for the placement of a building that is
inconsistent with the Design Guidelines, which in turn are established to
implement the Comprehensive Plan. For this reason, granting the variance
would not be harmonious with the intent of the Comprehensive Plan.
5. The granting of the variance(s) will not be materially detrimental to the public
welfare or materially injurious to the enjoyment, use, development, or value of
property or improvements in the vicinity.
Granting the variance would not be materially detrimental to the public welfare.
The parking stall length variance would help accommodate pedestrians by
Page 7
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
providing more parking stalls on site.
City Staff recommends that the Planning Commission recommend denial of the 2-foot
parking stall length variance for the Taco Bell building because of an insufficient hardship
and because granting the variance request would not meet the intent of the
Comprehensive Plan.
Taco Bell 31.24 square foot area variance for wall sianaae:
1. Because of the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved, strict
adherence to the provisions of this Ordinance would cause undue hardship.
The Sign Code states that total wall sign age for buildings in the GB, General
Business District shall not exceed two (2) square feet for each front foot of
building or structure. Because of the proposed orientation of the building, the
applicant has been limited with the amount of signage desired for the building. If
the building were oriented in a way consistent with the Design Guidelines for the
area, there would be an adequate amount affront footage to obtain the desired
amount of signage. For this reason, the applicant's design has caused the
necessity of the variance and no hardship is present.
2. The conditions upon which the variances are based are unique to the specific
parcel of land involved and are generally not applicable to other properties within
the same zoning classification.
The applicant has created the hardship by purchasing a piece of properly and
attempting to place a commercial use on the properly, which requires more land
to meet the City's minimum requirements. There are no unique circumstances
surrounding the parcel that differentiate themselves from other properlies within
the same zoning classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has
not been created by any person currently having a legal interest in the property.
The owner ofthe properly has caused the stated hardship justifying the variance
requests. By reorienting the building differently on the properly, 31.24 square
foot area variance for the wall signage on the Taco Bell building could be
eliminated. The variance request is a direct result of the proposed orientation of
the building, which the applicant has decided on.
4. The granting of the variances is in harmony with the general purpose and intent
of the Comprehensive Plan.
The intent of the Comprehensive Plan is to establish the future vision for
Columbia Heights over a 10 - year period and best represent the public interest.
Page 8
City of Columbia Heights Planning Commission
Taco Beil/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
The necessity of this variance request is due to the orientation of the Taco Bell
building, which is inconsistent with the Design Guidelines. The Design
Guidelines, in turn, are established to implement the Comprehensive Plan. For
this reason, granting the variance would not be harmonious with the intent of the
Comprehensive Plan.
5. The granting of the variance(s) will not be materially detrimental to the public
welfare or materially injurious to the enjoyment, use, development, or value of
property or improvements in the vicinity.
The granting of the variance would not be materially detrimental to the public
welfare.
City Staff recommends that the Planning Commission recommend denial of the 31.24
square foot area variance for wall signage on the Taco Bell building because of an
insufficient hardship, and because granting the variance request would not meet the intent
of the Comprehensive Plan.
Starbucks 2-foot oarkina stalllenath variance:
1. Because of the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved, strict
adherence to the provisions of this Ordinance would cause undue hardship.
The proposed orientation ofthe building decreases the amount of land available
to meet setback requirements for the parking lot, while maintaining adequate
parking stall lengths and drive aisle widths. If the building was oriented
differently on the property, adequate space could be achieved to meet the City
Code requirements for the parking stall lengths. For this reason, the applicant's
design has caused the necessity of the variance and no hardship is present.
2. The conditions upon which the variances are based are unique to the specific
parcel of land involved and are generally not applicable to other properties within
the same zoning classification.
The applicant has created the hardship by purchasing a piece of property and
attempting to place a commercial use on the land that requires more land than
what is provided. There are no unique circumstances surrounding the parcel
that differentiate themselves from other properties within the same zoning
classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has
not been created by any person currently having a legal interest in the property.
The owner of the property has caused the stated hardship justifying the variance
requests. By reorienting the building differently on the property, the 2-foot
Page 9
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
parking stall length variance for Starbucks could be eliminated. The variance
request is a direct result of the proposed orientation of the building, which the
applicant has decided on.
4. The granting of the variances is in harmony with the general purpose and intent
of the Comprehensive Plan.
The intent of the Comprehensive Plan is to establish the future vision for
Columbia Heights over a 10- year period and best represent the public interest.
Granting this variance request would allow for the placement of a building that is
inconsistent with the Design Guidelines, which in turn are established to
implement the Comprehensive Plan. For this reason, granting the variance
would not be harmonious with the intent of the Comprehensive Plan.
5. The granting of the variance(s) will not be materially detrimental to the public
welfare or materially injurious to the enjoyment, use, development, or value of
property or improvements in the vicinity.
Granting the variance would not be materially detrimental to the public welfare.
The parking stall length variance would help accommodate pedestrians by
providing more parking stalls on site.
City Staff recommends that the Planning Commission recommend denial of the 2-foot
parking stall length variance for the Starbucks building because of an insufficient hardship,
and because granting the variance request would not meet the intent of the
Comprehensive Plan.
CONCLUSION
The Taco Bell/Starbucks proposal does not meet the intent of the Design Guidelines for a
new commercial development along Central Avenue. With some modifications to the site
plan and building plans, the applicant could present a plan that eliminates all variance
requests and is more consistent with the types of developments that the City of Columbia
Heights has worked hard to obtain along its most important major thoroughfare. City Staff
understands that the applicant is willing to work with the City to achieve the desired goals
stated in the Comprehensive Plan, however the proposed development plans do not meet
the minimum standards.
The proposed site plan did not meet the requirements of City Code section 9.609 -
Stormwater Management and the City's NPDES permit requirements either. The plan set
did not include any type of provisions for treating the surface water prior discharging from
the site in accordance with the Stormwater Management Ordinance and the City's BMP's.
RECOMMENDATION
Motion: That the Planning Commission deny the site plan approval for the Taco Bell
Page 10
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
located at 4910 Central Avenue, because the site plan does not meet the intent of the
Comprehensive Plan, and no stormwater management plan was included.
Motion: That the Planning Commission recommends that the City Council deny the 2-foot
parking stall length variance for Taco Bell, located at 491 0 Central Avenue because of the
lack of a justifiable hardship and because granting the variance would not meet the intent
of the Comprehensive Plan.
Motion: That the Planning Commission recommends that the City Council deny the 31.24
square foot area variance for wall signage for the Taco Bell building located at 4910
Central Avenue for lack of a justifiable hardship and because granting the variance would
not meet the intent of the Comprehensive Plan.
Attachments
. Figure 1: Location Map
. Figure 2: Site Plan
. Figure 3: Application Materials
Page 11
RESOLUTION NO. 2006-XX
RESOLUTION OF DENIAL
FROM CERTAIN CONDITIONS
OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE
FOR BORDER FOODS, INC.
WHEREAS, a proposal (Case # 2006-0604) has been submitted by Border Foods, Inc. to the City
Council requesting a variance from the City of Columbia Heights Zoning Code at the following site:
ADDRESS: 4910 Central Avenue
LEGAL DESCRlPTION: On File at City Hall.
THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 2-foot parking stall length
variance per Code Section 9.106 (L)(7)(a); and a 31.24 square foot area variance for wall
signage per Code Section 9.106 (P)(12)(b)(I).
WHEREAS, the Plmming Commission has held a public hearing as required by the City Zoning
Code on September 6, 2006;
WHEREAS, the City Council has considered the advice and recommendations of the Plauning
Commission regarding the effect of the proposed variance upon the health, safety, and welfare ofthe
community and its Comprehensive Plan, as well as any concern related to traffic, property values,
light, air, danger of fire, and risk to public safety, in the surrounding area;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights
that the City Council does accept and shall adopt the following findings of the Planning
Commission:
I. Because of the particular physical surroundings, or the shape, configuration, topography,
or other conditions of the specific parcel ofland involved, where strict adherence to the
provisions ofthis Ordinance would cause undue hardship.
The applicant's design has caused the necessity ofthe variances and no hardship is
present.
2. The conditions upon which the variance is based are unique to the specific parcel ofland
involved and are generally not applicable to other properties within the same zoning
classification.
The applicant has created the hardship by purchasing a piece of property and
attempting to place a eommercial use on the property, which requit'es more land to
meet the City's minimum requirements. There are no unique circumstances
surrounding the parcel that differentiate themselves from other properties within
the same zoning classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has not been
created by any person currently having legal interest in the property.
The owner of the property has caused the stated hardship being used to justify the
Resolution No. 2006-XX
Page 2
variance requests. The variance request is a direct result of the proposed
orientation of the building, which the applicant has decided on.
4. The granting of the variance is in harmony with the general purpose and intent of the
Comprehensive Plan.
Granting this variance rcquest would allow for thc placement of a building that is
inconsistent with thc Design Guidelines, which in turn are establishcd to implement
the Comprehensive Plan. For this rcason, granting the variance would not be
harmonious with the intent of the Comprehensive Plan.
5. The granting of the val'iance will not be materially detrimental to the public welfare or
materially injurious to the enjoyment, use, development or value of property or
improvements in the vicinity.
Granting the variance would not be materially detrimental to the public welfare.
The parking stall length variance would help accommodate pedestl"ians by
providing more parking stalls on site.
FURTHER, BE IT RESOLVED, that said variance requests m'e denied based on the following:
1. Other site layout options would enable the pm'king stalls to comply with City Code.
Therefore, there is no hardship to justify the variance.
2. Reorienting the building would allow more signage on the building. Therefore, the applicmlt
has caused the hardship and would not justify warranting the variance.
Passed this _ day of September, 2006
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gmy L. Peterson
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Council Secretary
RESOLUTION NO. 2006-PZXX
RESOLUTION OF DENIAL OF THE PLANNING AND ZONING COMMISSION FOR
A SITE PLAN FOR TACO BELL WITHIN THE CITY OF COLUMBIA HEIGHTS,
MINNESOTA
WHEREAS, a proposal (Case #2006-0604) has been submitted by Border Foods, Inc. to the
Plmming mld Zoning Commission requesting a site plat1 approval from the City of Columbia Heights
at the following site:
ADDRESS: 4910 Central Avenue
LEGAL DESCRlPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for an
addition in the GB, General Business District.
WHEREAS, the Plmming Commission has held a public hearing as required by the city Zoning
Code on September 6, 2006;
WHEREAS, the Planning and Zoning Commission has considered the advice at1d recommendations
of the City Staff regarding the effect of the proposed conditional use permit upon the health, safety,
and welfare of the connnunity and its Comprehensive Plan, as well as any concerns related to
compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the
surrounding areas; and
NOW, THEREFORE, BE IT RESOLVED by the Planning mld Zoning Commission of the City of
Columbia Heights after reviewing the proposal, that the Planning mld Zoning Commission does
accept and adopt the following findings:
1. The site plan conforms to all applicable requirements of this article.
The site plan does not conform to the Design Guidelines established for Central
Avenue, as the site plan calls for 13 deviations from the minimum requirements.
2. The site plat1 is consistent with the applicable provisions of the city's comprehensive plan.
The site plan is not consistent with the applicable provisions of the City's
Comprehensive Plan because it fails to create a project that meets the minimum
standards of the City Code.
3. The site plan is consistent with any applicable area plan.
CUl"l"ently, the..c is no area plan fo.. the proposed project area.
4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
Resolution No. 2006-PZXX
Page 2
The proposed plans are consistent with the Zoning Code in regards to building setbac\{
and screening from adjacent residentially zoned parcels. For this ,'eason, the site plan
minimizes and adverse impacts on property in the immediate vicinity and public rights-
of-way.
FURTHER, BE IT RESOLVED, that said site plan is denied based on the following:
1. There are 13 deviations from the Design Guidelines in conjunction with the Site Plan
request.
2. The site plan is not consistent with the City's Comprehensive Plan.
Passed this 6th day of September 2006,
Offered by:
Seconded by:
Roll Call:
Ayes:
Nays:
CHAIR Marlaine Szurek
Attest:
SECRETARY, Shelley Hanson
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Location Map
June 29, 2006
Re: Proposal for Taco Bell ReconstlUct / Reimage Project with a drive thm and Starbncks
Coffee Shop with a drive thm
Our narrative for the formal snbmission of the final site mld bnilding plans is as follows:
Who is proposing the proj ect?
Border Foods is a locally owned compmlY and operates ii:anchised restammlts (nnder
different entity nmlles) for brands Taco Bell, Pizza Hut, laC, Long John Silver's,
Wingstreets mld Au Bon Pain. Lee Engler, Co-founder, President & CEO, has enjoyed a
25 Y1'. history in the restamant industry. Collectively, the compmlY operates 175
restamants with the majority located in the Twin Cities metro mm-!cet, including the Taco
Bell and Pizza Hut in Columbia Heights.
Fee Owner of the Properly
Proposed Taco Bell: Border Foods Real Estate Holdings, LLC is the fee owner ofthe
pm'cel. Proposed Stm'bucks: JLAL, LLC is the fee owner of the parcel. Border Foods
Real Estate Holdings, LLC mld JLAL, LLC m'e affiliated companies.
What is being proposed?
Border Foods, doing business as Taco Bell, is proposing a reconstlUct/reimage of the
facility cunently operating at 4900 Central to the parcel located at 4910 Central, which
was fDlmerly operated as Dave's V-Wash Cm Wash.
JLAL, LLC on behalf of Starbucks Corp. is proposing a coffee shop with drive thm at the
corner pmcel of 49th and Centml where the Taco Bell currently operates.
Site Design
The site configmation is difficult based on chmacteristics ofthe pa1'cels. Border Foods
considered public welfare and safety, comfort and economic impacts relative to the city's
design standards and zoning code mld respectfully asks for City input and response to this
submission. Please see the attached review for more details.
Building Design
Taco Bell is proposing to construct a one story, fullmasomy building with stucco arches.
The m'chitect and design components are fully set out in the submission. We propose to
construct om ctUTent prototype "Bold Choice" design.. An example ofthis new design
can be observed in at 9230 Lyndale Avenue, S. in Bloomington. We believe it will
provide a significant enhancement to the Central Avenue streetscape and be most inviting
to the City's residents and om conunmlity visitor customers.
Starbucks is proposing a one story, fullmasol11'Y facility built to its newest and most
attractive design and brmlding guidelines. The architectme and coloring compliment the
new Taco Bell facility and together the buildings create a convenient, attractive and user-
friendly food and coffee service presence in Columbia Heights.
Roof Line
The parapet walls are high enough on each respective building to provide full screening
ofUle mechanical equipment on the roof.
Storm Sewers and drainage
The existing grade contours and directional flow are to Ule rear of Ule sites per ilie
proposed plans.
Landscaping
The proposed landscaping plan design includes over story trees Oaks and Honey Locust,
splUce evergreens, colorful flowering perennials, grasses, boulders, pavers, grass and
decorative fencing.
Fire Protection
The Taco Bell will be code compliant with a fully sprinlded, 24 hour monitored system.
The Starbucks will be code compliant; undetemnned as this time if it is fully sprinlded.
Border Foods Operations
Border Foods has been recognized a leader in food safety and sanitation practices by both
the MN Department of HealUl and our franchisor-Taco Bell Corp. Border maintains a
Manager of Quality Assurance on staff mld has in house traunng progrmns for sanitation
procedures. Our staffIng of certified food safety managers in our restalli'ants exceeds
state requirements. All food service equipment in a Taco Bell is NSF approved and our
submission for health depmiment approval includes cut sheets wInch detail the equipment
specifications.
Holli's of operation
Border Foods is requesting approval for 24 hour operations.
Starbucks request for hours of operation is undetermined at tIns time.
border
FOODS
965 Decatur Ave N
Golden Valley, MN 55427
Direct Telephone: 763-489-2970
Direct Fax: 763-489-2971
July 7,2006
City of Columbia Heights
59040'" Avenue NE
Columbia Heights, MN 55421
Re: Application for Variance - Parking Stall Length
4910 Central Avenue
Columbia Heights, MN
Good Day:
As set fOlih in the instructions relating to the submission of an Application for Variance, this letter is
given on behalf of Border Foods, Inc. as fee owner and applicant ("Owner"), in support of the Owner's
application for a variance relating to the length of parking stalls as set forth in the City's Design
Guidelines. The Owner is applying for variance to allow for tile reduction in the required length of
fourteen (14) parking stalls located on tile property from the recommended twenty (20) foot length to a
eighteen foot length.
As shown on the site plan for the propeliy, the parking stalls for which the variance is sought are
located on the property in areas which if the recommended twenty (20) foot length were used would
extend the parking stalls into the drive aisles and into the building and parking setback areas as
established by the City's zoning ordinances. By reducing the length of the parking stalls by a very
minimal amount of two (2) feet, the Owner can satisfy the requirements of the City's zoning ordinance
and insure that its customers and the City's visitors can navigate the property in an orderly manner with
larger drive aisles between the parking spaces.
As the granting of the variance would not materially alter or impair the use of any parking space on the
property, the Owner would appreciate the City's review and approval of this variance.
Thank you for your review and consideration.
Respectfully,
Border Foods, Inc.
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Porcel I:
Lots 17 ond 18, Revised Auditor's Subdivision Number 15, according \0 the recorded pial
thereof, Anoko County, Minnesota.
Parcel 2:
The south 112.00 feet of Lot 16, Revised Audllor's Subdivision Number 15, occordlng to
the recorded plot Ihereof, Anoko County, Minnesota.
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Noles:
1. The locations at underground utilities ore depicled based on available mops, records
and lIeld locations and may not be exoc\. Verify 011 utilities critrcol to construction or
design.
2. The bearings ore based on Ihe Anoko County coordinate system.
.3. All distances ore In feet.
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Parcell 1.250 OCfes or 54.449 square teet less R/W Net area - 0.633 acres or
27,587 squore teet.
Porcel 2 = 0.848 acres or 36,960 square teet less R/W Net oreo = 0.537 acres or
23,408 squore teet.
Tolol 1&:2 '" 2.098 acres or 91,409 squore leet less R/W Nel area = 1.170 acres or
50,995 square feet.
5. This survey Is bosed on Information IOUI'd in the tWe commitment prepored by
Commonwealth land Title Insurance Company tor lond described In Parcell obove, tue no.
102868, effecUve dole November 7, 1999 and our in house records and may 1'01 depict
011 easements, appurtenances or encumbronces olfecllng the property espeCially os related
to Porcel 2. This survey is subject to revision upon receipt of current Tille reseorch.
6. Bench Mark: MN/DOT Survey Monumenl "0207 G" in the eosl end at the west londing
on pedestrian bridge over Trunk Highway no. 65 on the south side of 49th Avenue
Northeast and hos on elevotion at 921.24 NGVD 29 per MN/OOT 1950.
7. This survey depicts 0 .33 feet right-at-way on 49th Avenue bosed on Ihe Anoko
County hall section mop, this rood may hove been established by prescription In which
case the width is determined by use. If the right-at-way Is determined to be a
dimension other Ihon 33 feet the survey will need to be revised ond the areo
recomputed.
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- IRON MONUMENT fOUND
M WATER VAL \IE
. ELECTRICAL BOX
0 CATCH BASIN
(j) TELEPHO~IE MANHOLE
0 CONCRETE PEDESTAL >-
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REVISIONS
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TACO BELL
BOLO CHOICE EXTERIOR
2450 s.f,
76'
SEEARCHITECTUR
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SITE DATA:
PROPOSED US8
lOtllNG:
DESIGN DISTRICT:
GROSS LOTARE'A:
RIGI-ff Of WAY ALLOCATION:
REQUIRED SETBACK MEA:
TOTAl. BUILDABLE LOT AREA:
tIETLOTME'A:
BUIL<iiINO 1&nPRWrr AREA:
PRO~.E~I;l~~.f~~f^'
PROPOSED LANDSC\PE AREA:
EXISTING lANDSCAPE MEA:
PERCENTilUlLDINGCOVERAGE:
(lolottIoIGno)
PERCEtlTLANDSCAPEAREA:
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PERCENT IMPERMEAaLE AREA:
(lorottlo\olOond".~l>I~.6:
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eUILDINGIlEIGHT:
PARKING DATA:
REOUIRHlPARKIUG' Perco-d.:
TACOilELL
6pluo
I nor ~O of nl dlnlfla Mon (Q!ll ~f)
Total Re'lulredPorklfl9Stolla:
STARBUCKSCOFfEEi
'Olt <>1 ..nllnn ~nnndl" (18 ~~n,")
Total Re'lulredPmkmQ Stalls:
TOTAL
SITE PLAN NOTES:
TACO BELL STARBUCKS
GB-GENERALBUSINESSOISTRICT
HIGHWAY DISTRICT
TACO BEll. .I< STARBUCKS COfFEE
J6,960 SQ. FT, 5+,450 SO. FT.
lJ,552 SQ. Fl. 26,662 SQ. Fl.
2,626SQ,Fl, 5,115 SQ. FT.
20,782 SO. Fl. 22,4-7J SQ, FT.
2J,408 SO. FT. 27,5BB SQ. Fl.
2,450 SQ. FT. 1.925 SQ. Fl.
18,952 SQ. Fl. 21,008 SQ. Fl.
4.456 SQ. Fl. 6.580 SQ. FT.
OSQ.Fl. o SQ. FT.
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ONE STORY
ONESTOR'!
PROVlIlFnPARKIUG'
6
25
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TACOBlli: accessible 2
9~16 104
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Total 26
STARBUCKS: <>cces.lbl.2
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TOTAL
1. All DIMENSIONS SHO'M1 ARE TO TOP FACE OF CURB, EDGE OF SIDEWALK OR
EXTERIOR OF llUILOIUG UNLESS OTHER'MSE NOTED. REFER TO ARCHITEClURAL
ORA\\INGS FOIl BUILDING DIMENSIONS AND SPEaFlCATIONS fOR lOCAllON OF
EXITS, RAMpS, CONCRETE APRONS AND STOOpS.
2. TACK slim BE USED ON BITUMIUOUS EDGE PRIOR TO PATCHING. MATCIl
EXISllNGGRAOES.
J. AlL CONCRETE SIDEWALKS ADJACENT TO BUILDING SHAU DE SEPARATED Wlnt A
Ji- EXPAtISIOH JOINT.
4. VERIFY CONDUIT REQUIREMENTS fOR lllE MENU BOARD, COW~UtlICAllON
PEDESTAl. ETC. WITH OWNER.
5. VERifY THE PLACEMENT or THE MENU BOARD ANO COMMUNICATION PEDESTAL
ETC.l'.lntOIltlER.
8. ACCESSIBLE ROUTE SHALL BE PROVlDED mOM ACCESSIBLE STAl.LS TO BUILDING
ENTRANCE (SEEMJAAG REQUIREMENTS). POLEMOUtlTAPPROVEOSIONS,ONE
VAN ACCESSIBLE, CENTER ON STAlL, LOCATION PER GfJlERAl CONTRACTOR.
PAINT ItlTERW,TIONAl SYMBOL Of ACCESSIBIUTY WHIlE 011 BLUE BACKGROUND.
7. CONSTRUCT ACCESSIBLE PEDESTRIAN RAMP PER MJAAG & MoDOT STANDARDS.
PROVIDE CONTRASTING DETECTABLE WARNING STRIP. MAX. SlOPE 1:20.
6. GOENERAL CONTRACTOR IS RESPONSIBLE fOR COOROItlATING \\Int finE MARSIlAL
fOR POSllNG Of' fiRE LANES, CURB MARKING &: SIGNAGE.
9. PUBLIC WORKS PERMIT APPUCATIOH fOR WORK WITHIN RIGHT-OF-WAY IS
REQUIRED PRIOR TO REMOVAL OR INSTALlATION Of CONCRETE CURB DRIVEWAY,
SIDEWALK/6IKEWAY, OR OntER WORK WITHltl ntE PUBLIC RIGHT-Of-WAY.
10. TEMPORARY STREET SIGNS, UOHTING, AND ADDRESSES SHALl BE PRO\I1DEO
DURING CONSTRUCTION.
11. CONTRACTOR IS RESPONSIBLE FOR DEMOUllON &: REMOVN.. OF Al.L EXISTHlG
STRUC11JRES n-JAT INTERfERE WITH NEW WORK AS SHOWN.
12. GENERAl COIffRACTOR IS RESPONSIBLE fOR CURB CUT PERMIT.
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PROPERTY OWNER:
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BORDER rOODS, INC.
CONTACT: BARB SCHNEIDER
965 DECATUR AVENUE NORTH
GOLDEN VAlLEY, MN 55427
PH (76J).fll9-2970
rx(76J)4S9-2971
ENGINEER:
ALLlANTENGINEERING,INC.
CLARKWlCKLUND,P.E.
WJ.EAl-lACOSTA,lA,PROJECTMANAGER
2JJPARKAVENUESO\JTIl,SUITEJOO
MINNEAPOLIS, 1.11'1 55415
PH (612) 75B-JOBD
rx(612) 756-J099
ARCHITECT:
1I'<LOEll
WCL ASSOCIATES INC.
DEAN t.W)SON
1433 UTICA AVENUE SOUTH
MINNfAPOLlS, MN 55-416
PH (952) 541-9969
rx (952) 541-9SS4
1"011 I'lFNII!lW ON!. V
PFtELlMINAFtV
NOT FOR CONSTRUCTION
0' 20'
SCALE IN FEET
!ITARAIJCKS CO~FFF'
JLAL, UC
CONTACT:BARBSCHNEIOER
965 DECATUR AVENUE NORTH
GOLOENVJlllEY,MN55421
PH (76J) 469-2970
fX{76J) 469-2971
!ITARIlI!CKS COITFF COMPANY
JULES LARSGN, PROJECT MANAGER
STORE OEVELOPMENT
550 W. WASHINGTON BLVD., SUITE 200
CHlCAGO,IL60561
PH (JI2) 266-0JBl
FX(206)J1B-2920
40'
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GENERAL NOTES
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5'SIOEWALK
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PARKINllCOUtlT
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DRAINAGE
EROSION
PREVENTION
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GRADING NOTES:
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'8'LA'!'S@>
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1. Atl PAV<:MOOS SIWl. SLOPE AWAY FROM PROPOSED BUILDING AT MINIMUM GRAOf: OF
1.5".
2. ALL IJolPROVEMENTS TO CONFORM WITU CITY CONSTRUCTION STANDARDS SPf:CIFlCATION,
LATEST EDmaN.
J. EXISTING GRADES SHOWN HAW:: NOT BEEN V<:RIFlEO BY ENGINEER. CONTAAGTOR TO
VERIFY N..L GAADES AND REPORT DISCREPANCIES PRIOR TO CONSTRUCTION.
4. REfER TO SHEET C-5 fOR EROSION PREVENTION & SEDIMENT CONTROL DETAILS &
SPECIFICATIONS.
ALLIANT
ENGINEERING
INCOI,OIATID
6612. CUR6AHO GUTTER
EXISTlNGCONlOUR
PROPOSED CONTOUR
~bwO[IN~UR8(+eoo.oo)
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SILT FENCE - BLOOMINGTOtl OR WSD MAY
REQUIRE N..L AROUND
(SEESHEETC-S)
DIRECTIONOfDRAJHAGE
FlRST flOOR ElEVATION
RIM ELEVATION
INLET PROTECTION
(SEE SHEET C-5)
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GRADING LEGEND:
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UTILITY
PLAN
UTILITY NOTES:
I. OBTAIN ALl. PERMITS PRlOR TO THE START Of CONSTRUCTION.
2. PRO'v1DE POLYSTYREtlE INSULATION fOR STORM SEWER AND WATERMAlN CROSSINGS WHERI::
VERTICAL OR HORIZONTM. SEPAMTION IS LESS THAN 6',
3. AlL liTlLITY WORK SI-to\l1. COMPLY WITH THI:: CITY OF COLUM!ll.l. HEIGHTS ENGINEERING
DESIGNSTANDNlOS.
4. NOTIfY GOPHER STATE ONE CALL 48 HOURS IN ADVANCE Of #f( UNDERGROUNO WORK.
CAlL (800) 252-1166.
5, PR0'v101:: TEMPORARY TRAfflC CONTROL IN COMPLIANCE Wlm MNDOT "TEMPORARY TRAfflC
CONTROL ZOIlE LAYOUTS-flElD IMNUA!." DATED 2005 fOR CONSTRUCTION WrrnlN PUBLIC
R.O.W.
6. WATER SUPPLY UNES AIlE TO el:: TEsrtD AND APPROVED TO CIlY OF COLUM81\ HEIGHTS.
ENGltlEERING AND OESIGN STANDARDS PRIOR TO SERVICE CONNECllON,
7, WATER SERVICE CROSSIHGS SHAlL IlAV<:A MINIMUIoI Of 18 INCHES OfvmTlCAL
SEPARATION.
8. COOROINATE INSTAlLATION Of UTlUJlES WITH CITY OF COtulolBIA HEIGHTS.
9. ABANDON ALl. UNOERGROUtlD UllunES NOT USED fOR SERVICE AT RIGIfT-OF-WAY LINE Itl
ACCORDANCE wrrn THE CITY OF COLUMBIA HEIGl-OS ENGINEERING DESIGN STANDAROS,
10. INSTALl. CLEAN OUTSJ.S NECESSARY.
11. COORDINATI:: SEWm, WATER AND ORAlNAGE CONNECTIONS CITY ENGINEERING DEPAIlThtENT,
12. All. COMPONENTS OF THE WATER S'fSTEM, UP TO THE WATER METER OR fiRE SERVICE
EQUIPMENT, (I.E. I,WNUNE PIPES, SERVICES LARGER THAN 2', VAlVES, FlmNGS, CAPS, ETC.)
~~~tiJJ~~EM~~~J]c~rmNbN1J:N~E~T1~T\~5f.1N~H~ue~~~/~~I~~rgAor~N~t.fJo
(CAST-IRON, ORAY-IROIl, STEEL, O,ILVANIZEO, ETC.) PIPE SI-W.l NOT BE ALl.OWED.
1J. UTILITY AND PWMBIIlD CONTRACTORS SI-W.l COORDINATE INSTALLATION OF WATER SERVlCE
PIPES, fITTINGS, ANO VAlV<:S ALl THE WAY INTO THE BUILOING (I.E. UP TO METrRS ANO/OR
fiRE SElMCE EQUIPMENT) TO ACCOMMODATE CITY ItISPECTION AND TESTING.
14. UTILITY AND PWMBING COlffilACTORS SHALL COORDINATE INST,l.LLATION OF SEWER SERVICES
AlL TilE WAY INTO THE BUILOING TO ACCOMMODATE CITY INSPECTION AND TESTING..
15. COORDINATE UTlUTY AIlMIOONMEHT wrrn CITY E/lGINEERING OEPARTMENT.
16. USE ClASS 52 fOR 6' OIP, POL'i'WRAP OU ALl. DIP REQUIRED.
17. PROVlDE A MINIMUM or 8 fEET AND A IAAXIMUM OF 10 fEET Of COVER ON ALl. WATER
UNES, V,lJ.VES, SERVICES ETC.
18, PROVIDE POLYSTtRENE INSULATION ON nlE SN-lITARY SEWERUNE lESS TW.N 8" DEEP TO
PREVENT FROM FREEZING. USE SCHEOULE 40, SDR26,ORBEnERroRPVCSEWER
SERVICES.
19. GENERAl CONTRACTOR AUD unuTY CONTRACTOR SllALL BE RESPONSIBLE fOR VERIfiCATION
OF THE DEPTH Of EXISTING STUBS LISTED ON THIS PWI PRIOR TO THE ORDERING Of Nfl"
fITTlNGS, STRUCTURES, CASTINGS, ETC. NOTlFY THE OWNER OF AIr( OISCREPNlCIES
IlEIV/EEN nlE INVERT ELEVATION SHOWN AND mE fIELD ElEVATION. ENGINHR & OWIlER
SIWl NOT BE RESPONSIBLE fOR #f( DISCREPANCY fOUND J.S DEPTH ARE ESTIMATED.
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~'l -,- STORM SEWER VJ
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Sd -1- WATERMAlN ::>
g~ EXlSTlNGSTORMSEWER [D
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41.0.
cliO IJ EXISTINGC/l.TCIlBASIN ..J UI :5
\ EXISTING STORM MANHOLE ..J "
.' c- o.
'J :'~ EXISTING GATEWJ..VE W m~
[D "0< ~
0 ",m
" ::;
u coo j::
<( c~
mO
I- "U :::>
R[V1SI0US
EAST! /4
SEC. 26
cOPflEf~
FOR !ll.VIIEW ONl.Y
PREL.lMINAF~V
NOT F't')R (lONSTRUtrrlOtJ
0' 20'
SCALE IN FEET
40'
60'
~
NORTH
DRA.WN IlY
CHECKEOBY
OATE ISSUEO
SCALE
JOB NO.
ow
GW
6,30,Oll
1-..20'
201-0142
C-3
o:u..n UTILITY
OPTIOWJ.. USEll EmRY
(SEfSITEPlA1IJOR
ORiEN1ATIOII)
OP11OHIJ.
6'O\Al.lETER
cUAROPOST
14xCOnr'E.W'04'_0"0'C~
PROVlDE1'D!A.-6'LOlIGfm.V.
P"'EEI.lBEDEOlflCOHCRETE
rDRCANfBOLl.
CONC. fOOTmC
CONSl'JO""'.IO'-o'o.e.~
~~
A
~
l\i!!I!
1/2"0IA. X B'BARREL BOLT LOCK (ONE GATE)
11/2'Xl1/Z"XV16'I.lETAL
ANGLE Ol.l.GOWJ. BRACE
~ '"XI6GA.I.lETALOEI~
-.., J'X4"X1/4'IIETALANGLE
~E4S1DESEA.GA'fE
2PAlRMCKlNNEYT4BJ761~
ffi IIINGESEA.GA'fEWELDEDTO
A GA'fE de POST
- GROUTSOUOW!CONCRETE 'lI~
" '
FACEBIlICKTO
(>I MATCH BlJllDlNO
6"X6'X\6'
C.I.l.U. WAlL
'5 VERT. BAR
040" O.C.
'51i0RIZ.BARS
o TOP de !.lID HGT.
5'X5"Xl/4"T.S.
w/ S'X 51: 1/4'
EI.lDEDE012'IIfTO
,\
o
,
~
+
,
CIWHUNK GA.n1
W/PRNMJ'f SLAlls
COLOR TO MATC~
BRICK 1-
Ir6:TJ-llPKPCCS~W/ .'lil;11 VII
16X 6-TAXIA W.W.f. I .
ION6'GAAVElBASE. ~jlli:il
IlsEE J,lJ,(O OET,lJL I - I
II~ ~rr-=- -=- -=- -= . ~I_
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f: p~'
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. 016' O.C. VERT" OOLl
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" OflOUTSIDE
.
W~ ~lolr GATE
20'-0"
10'-0'
THIS WAlL tlOT
ONOOUBLEI'J10E
ENClOSURE
PLAN VIEW
JAMB DETAIL
DBL'WlDEEtICLOSUR~
TO W,VE4-GAl(S
CIWN UflK GA.'fE w/
PRlVACY SLA'fES COLOR
TOMATCf\BUILOIflG
PNUS""O!~ ~
BLDG.-EPOX'l'PAl~7 . ~
1'lW!s~ jj
WiTIC.\L
480.C.
,
,~"_4'X2'_II'CONc.nG'-
SfESECTION'B'fORADOIT.
DESIGfl mfO.
1:=[;OX50Xl/40T.s.
W/ 5" X 5" X 1/4" CAP PLATE
EI.lDEDETl12'ltfTOfooTltIG
GROm SOUO W/COI1CRETE
/ / ----t 4PAlRI.tcI(INNEYT4B3781
~~_ (~.I IHIHGESEA.GJ.TEOREQUAL
l"l _1
'JI "
mi. \ '-3'X 4'X1!4'METALNlGLE
~ ;'11 fRMlE -4 SIDES fA GATE
~~ ~ L- 1" X 18 GA. I.lETAl OfCK
~~ilt: ~' '" "-I 1/2" X 1 1/2' X 3/16' METAL
1""11:.; ,'" AJlG!1:0!AGONAL8RACE
1.1 ;;: \ "'- U:' OIA. A.B. 1-4' x 20 0 16' O.C.
;~~" \ \ tlmT'6N~JJI~ET.S. W/AOORtl
,\ '--_8' X 8' X 16' C.t,l.U. COLUt.lN
\: w/ SOUO GROUTED CEUS
"--2-~5 BAAS CONTmuous lIlROUGH
~~~A1-lOlt-ITOfOOllNGW/
1[; HORIZONTAl... BAAS I) TOP de
MID. HGT., TIE TO VffiT. lIARS (m>.)
JAMB DEl. DOUBLE ENCLOSURE
o
,
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.~
ruN
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DO
DO
ruru
!J:' ,J'
WALtFTG.BEYOND~
(SEE SECTION "Aj
6"lIIK. P.C.C, PAD W/ S'xS'-1.4Xl.4
W.W.F. ON 6' AGG. fl.lSE & lZ'l'J1DE
fTG.AAOUNOPERlMETEROf5tJn
51:5"X1/4"T.S.
EM8EDED12'
It-ITOfOOTIIlG.
-~~
\J
~
0000
ruru
ELEVAllON
CC
00
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aa
.,
:S:S
ee
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nn
ruru
:!:!
88
DO
//
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~~
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"
CC
dd
Un.
d
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ee
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aa
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II
dd
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"
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PREflNI5I1EOMETALCM' FV.SfIlNG. UATCH
BUnniNG ON TRWEO WOOD PLATE. SlOPE TO 1l151DE.
SOUOORQUTALt
CORES
15 IIORIZ. lIAR o TOP (TYP.) ~SOUOGRQUTALt
IEiO 1$ VERT. IWlS CORES
15 IWlS 0 48' O.C. com. THRU . (2)'5 IWlS
WALl & 1I1l0 fTG. wI 3" HOOX- .'
INSTALl PllIORTO P6uRlllG CONG. , 8'X8"XI6'CMU
-61: 6"X 16' C.I.l.U ~' COLUMN
~RYW(EJ:D-~:tE. I" ~ ~~B1XE~llJ:fTS
W/ fACE BRICK TO t.lATCII < 1/ foollllG 12" ATTACH
BUILDING Oil mE OUTSIOE ONLY ~ CIWN LINK CAlES TO 80TH
15 IIORIZ. BAR 0 I.lID. IlOT. '.,0 ~ SIDES
IETO/5VERT.BAR{TYP.) ')
r~'THK,p'C'C'SlA80116"\ .~ i6"THK PCC SlNION6'
~;" ~t~/ J.~~com. ~;; 1 ~W ~t~1 J~xCOlfT.
~ 'II' F .....;1 I ~
.. '. j .
~'.,L~,~!
"'-/;Tj~. ..~~W~m~fT1UJ
1'-4' I
:.~
PAVEMEtfT SURf ACE-
ASSPECIFlED
[. ~
-"
l
.,t~ !
'5 BARS com. TOP T I IIOTE:
& BOTTOM l' -4" fOOTINGS SHALL mEIlO 16'
LllHIMUt.I BELOW AIlJACEIfT
flHISHGRAOE/SURfACEOR
BELOW fROST OEPTHS PER
LQC.IJ.COOES SEE SOiLS
REPORT fOR AllY ADomot!IJ.
OESIGtlCRITEllIA.
SECTION "8"
SECTION "A"
~
METAL GATE/TRASH ENCLOSURE
,.T.,.122
t" :'~': ," . t-(
C,O m110p~
."'.., -'"'''' rz~
TOP VIEW
24" HEAVY DUTY CAS::~
IRON fRAME'" COVER
WITH "GAsnGHT~
GASKET - STANDARD. :f;
4" INLET & OUTLEJ PIPE ~
AND fiTTINGS STANDARD
RISERj;-RE~ ~~
z~
::i'?! U /
" Ct: ~t,:
~ ~ i " '-..
ItNERT
ItlLET
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.
SECTION
G.T/SIZE
iji',{iMITON
70 GAlLON
00 GALLON
1200 GALLON
DIM. "A"
6 2
B'
B 2
B-6
OlM."S'
~i~
~:-:~.------
"V
8
~
{XTERIOR GREASE TRAP
N.T.s.
~J!4"sn.BASEPLAlE
1/-4" STL lEVEUtlG PL
'.' .'. 3/4' GROlfT
, . . MOO P.S.I. t.l~l.
.d 91/2'BOLTCIR.(STO.)
11' OR. (100 "'.P.H.
WlNDLOAD~)
W"OIA.HOLES{SJD.)
rt) 1 1/4"xll 3/-4
1O"/sm\' (l80TlEJ.p.~~lDlOAl)S)
1I'(WjINO;)~1-/ J{4'STl BASEPLATEfSTOl
1 (100lolPIHW1tlOlOAoS
11'SQ(I00tJPIl+WlNDOAOS)
~ ON 1/4'STL lEVEUNO PLATE
!ii~ J'OIA. tlOLE IN BASE AND
b:-' Lf.\61UGPIA'fEfOR
~ - CONDUIT ACCESS
- r- 4"SQ STffLUGIfT POLE
k-- 'IOHOO1-25 (STANDARO)
~5'POLE"01-5007-Z5ltl
l00t,lPi/,fW1tlOLOADAAEAS
2"IWlO HOLE
'~(~)J/4"X24"'4"NlCHORBOLTS
: W~I 2 J/4' I.lI/-I BOLT
, ' _ . r4)OJ'~~~!~4~SlUHOR BOLlS W/
.: :-.' J"1I2'l.lnI.OOLTPROJECTIOII
: ~:. >r~lc: (100 t,l.P.H.+ WltlOLOA/lS)
':.. TOP Of PAVOIENT
II ~;,-10:. II 2'-6' UtGIl RlGm FIBER fORt,l
".' . ($ONOruSE) fORM filLED WITH
". Co/1CRElE
o
,
:;f-
"
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1.:.4','
(4) '51!AAS W/ 13 liES 012'
LOCATE ALTERI"TE LOCAlIOtlS
fROl.\Al-lCHORBOLTS
J!4"HEAWWAllCOI-/OUITEXTEtlO
10 BUILOINGEl.ECT.SERI;1CE
116
o
,
'"
~'B DIRECTIOIW.SIGtlS
6' MENUOOARD
81 ~.f=[Q' ~
",,,-t--t----' . > C/l
If:I: @I \.,T I 1!2"D!r\.PWR. COtlDUIT
~ 1----1 IO SPEAKER PEOESTAL
~~ 1/z'OIA. PWR. COtlOUIT
glii FOR OIRECTlONALSlGNS
1:l::> de LlEllU IlOAAO
i5~ ANCHOR BOLTS:
(4) 1/2' OIA. 0
OIREClIOI-W.SlGUS
(4) J/4" OIA. 0
llElIUBOARO
ruu WREN>
~
'. ,
i'--"--'
~'R)J)E
,
.,'4
~
,.:. :;r; ~
~;
m
.---'-----c-
. .
NOTE:
ALLCONOUITTOllf.:
t.lIN. 12' BELOW GRADE
OR LOCAL fROST OEPTH
AND PROJECT J'AOOVE
roUNOATlOII
"
,
'!1/5""'\<RT,
~~" ci!c.'J liES 0
"
o
:
W"",""C._ORS ,II
SPEClI/C'ATOOroSUPffiSEOE
TIlE USTEO OET,lJL
8'OIA
14"01A.
DIRECTlOl-W..SlGtlBARS
ImlUOOARDBARS
,
~
SIGN BASE FOUNDATION
1'-O'Oll\.
18'Oll\.
OIRECTlOI-W. SIGN fOH.
t.lEt/UOOAADfON.
1",,1'-0"
,
[
,
L
//
0/:
--01--..
SPEAKER aox LOCATIOtl
1/2" PWR. CONDUIT
fROM MENU aD. fOR
ILLUMINATION OF SIGN.
I" CONDUIT fOR COM-
MUNICAlIONS TO DRIVE
THRU BOOTH.
3/4" DIA. SENSOR
CONDUIT TO SENSOR
LOOP.
(4) 1/2" 01A. ANCHOR
BOLTS WI fUll TREAD
'~
',;J
~
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c
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~
o
! ~ ~
~~
-' .
ng
"
o
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fl
U
/
(4) 15 OARS VERT.
wi 3 TIES C
12" O.C.
NOTE:
All CONDUITS TO BE
Mltl. 12" BELOW GRADE
OR LOCAL fROST DEPTH
1'-4' t ~SN~~~1fT JM ABOVE
SPEAKER PEDESTAL FDN,
24" HIGH LETTERS & 4"
WIDE STRIPES PAINTED
WHITE.
COtlCRETECURBS
P.V.C. SENSOR
I
~
/
[L
o
J-- 6'-0"
UJ
lttlT,--
~ ,- a"x6" 1.4xl,4 W.W.F.
it-' CUT 12" CLEAR Of
SENSOR lOOP.
:v- ~~N~'. ~'J:~ JT/,:.U P.V.C,
CONDUIT TO PROJECT
10" INTO CONC. PAD
STUB UP 40 TO 2"X 4"
J-BOX BY G.C.
~J1~~. G~^ff. ~WT
tJ' CURB fACE
SPrAKER PEDESTAl
_1M COtlDUIT fOR COM-
MUNICATIONS TO DRIVE
THRU BOOTH COUNTER
STUB UP 4" TO J-OOX
BY G.C.
MEtlU BOARD
1/2" CONDUIT fOR PWR
Tb ELECT. PANEL STUB
UP TO J-BOX BY G.C.
/~
t ,"',' -
llilIEJl
1. fOUtlOATION SHOWN IS A TYPICAL
OESIGtl.W1tIDLDADSOFI.lORE
TIWllOOI.lPIlAND UHSTABLE
SOIL CONDIOOHS IMYREQUIRE
mALTERNATEOCSIGN.vt:RlfY
COI-IOIOON Of SOILS WITH
SOILS REPORT.
2. fOUtlDATlOHS SHAll EXTEN[)
BELOW fROST IlEPTH PER
LOCALCOOES.
V
-7
'{ /r~
~~ )
8 1'----.-.
N
~
m
"
_ 0
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1'-9'
~
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LIGHT STANDARD DETAIL
'/2'."-0' 118
MENU
LA/-lTffi EO '11/
/ (', .\}l\~R F. RIG ("iYP,lJl"
'f! Y flLTER xj
AS NOTED AS HOlm /
j~_' "'~ f7::'7 'CONe. CURB
~rc~.L-I) )J<-o' 2""" ~WA1K
...- 1 RADIUS
~:~ I-~L:/_ ~~PAAK,""SSPE"nto
~i If ~
~
, 1_
"
!.-
1l/2'OIWNTIIRU
CURB-ZPffi
PLWlrn
6'x6"-1.4xl.-4 W.W.F.
4" SiJ-/[} IlASE
11/2' PERfORATID
P.V.C.PIPE
~
ij
~
1 ftANTER &
L...
TIIRU
WI7
CURBED S/W
!'l<~_
3/4"",'-0' I 7
o
,
-H-~
H-.
I I
~
I~P.V.C.SEI-ISORLOOPfOR
EXTERIOR WALL Df--..... m.trnwmll"CONOUIT
BUILDING "' ~ TO 4X4 J-BOX. WIRE
~ !.lESIlTO 8ECUT 12'
ClEAR Of LOOP
6"O!IJ.!ETERGUAAO
POST. SEE 9/A1C
6"COt-lCllETECURB
'---,
~
~
112
CURB DETAIL @ D/T WDW, 3/16'."-0,1 8
6'OIA.STEELPOST
FlUED W/CONCRETE
0:';
'0
in:;
~CENTERGUAROPOST
Otl 12' WIDE CONC.
CURB 0 DRI\tt
nmu LNlE
flI-II51lSURfACE
i---------
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ill-IT
..': _- 18'OIA.COllCRETE
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.... mill
f1j[Il
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c
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6' _0 yrro mls POIIIT LJ'~
-:;'~r~ I.1EtITELEVATIONS ~
flNISHCIWJE~ f -;!J/EfffiTOTHISPOm . .
-!'1"; '~I
I J' ,+
- I;'!/
~
, 0
r
WIEO~
~
PARKIHG LOT SURfACE
/oSSPEClflED
ill
'~jjjll-
"Tf_m
(2) 14 flARSCONT.
TOP de BOTTOU
I.AIl.CURBlNC BE
2oooP.S.I. 2BOAY
P.C.C.TYP-
02. PRCMO EXPANSlOU
;;; JOIIIT 020'-O'O.C.
~
I;(ONCRETE CURB
3/4""1'-0- 11
PROPERTYUNE
PfIDP~'UNE 6' t: ~(:,SJF~~~tl~rr=
k::"~\ i){4IWlS
rv -9L
~GSURfACE&
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o 0 MimsTOP de PVI.IT
"h\ 1.llll18'LONCON
~ ,COI-IC PAVt:I.lEtlT, USE
~ EPOXY BONDllIGAGElfT
Iy.6NCRETE WHEEL STOP 3/4.."-0' 1 2
rss-o
I^lo @ tl
U'! ~~ ~
tiu "-0' f "-0'
~
N
PAINTED TRAFFIC ARROWS
tlu.
fltllSHGRADE
II ~EM"rr. "ON'
~[RTOISPOIIfT
PAVD.!EtITELEVATIOUS
REFER TO THIS POIIfT
, I~I
JI~ _... , . ~
- -.; ~.' ,',-
:: ,I f
BASEASSPECIFlEO
STABIUZEDSUBGRADE
AS SPECIfiED
(l) IJ com., l'I'P.
fI!1 ~I;,~J'fJ:
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REVISIONS
ORAWtl BY
CHECKEOllY
OAJEISSUEO
SCALE
JOB NO,
"'-H~n
I
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l
o
z
3
" ,
"
.'
~!
,
j
11
!
a
~
1/2'."-0' I 9 ~NCRETE CURB & GUTIER ,/,..,'-0' I 4
6'-0. 4'-0. 6 0' .r-RAMWSIDE SLOPES 2'-0" ~~~,l.~~
+ r?lRT~EX~fgP l' 1'-0' 1/ : s.1z~.~~I...
:~~ / -~riSEI .J. IllG SURfACE &
l.il / / .v ~l _x^- BASEASSPEClflEO
~TI"',WE ~~ - ':.",,',;,, \H~c.""'.
NOTE If
RAMP AAEA COLOR " I I II~II~I I
SHALL CONTRAST W( "r.xr;. 1
EXT. HAN AP 0 MP ~'tkA?Sji S~~~~~ yt11\!CRETE SWAL~ 3/-4".1'-0' 5
~:E:D~~ ~~~CR~ ;( l
(3/8" UP) / '\ I / 1/2' PRE-MOlDED
- IIV 1/_ SLOPE 1/8' PER, COIfT. EXP. JOINT
~i:L SLOP piLOPE}.... "'k~/;'_ 'A"'::'I.l:~::.,~, '~'''. ,,.;"::. ,ISH G/W)E
wI;-'" ..... ,':-t"{~:--41H!CKCOtlC.W}JJ(
~ ~ 6'-0' ~, ifI 6' o. }-Wl:T~F;!g~T~)12 ~ ::Y:>:;:,.:\~ 4' smo ElA.SE
~ /lOEPRESSE01 RAMP '--CURB EDGE SIDEWALK ~ .." '~-'--'Il"l:::fTI!!!mLlJ"" 6'x6'-W1.4XW1.4 W.W.f.
BD & SENSOR LOOP 1/2'0,'-0' 114 )1I\NDICAP ACCESS RAMP H,T...11o SIDEWALK 3/4'."-0' I 6
w
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6.30.06
No $001.
201-01-42
C-4
DETAILS
SEDIMENT CONTROL SCHEDULE
\. PRIOR TO ANY COHSTRUCllON OR DEMOUTION, SILT FEUCr:: AUI) INLET FILTERS SHAlL BE
lNSrALLED ASSHOIltl TO INTERCEPT RUNOFf.
2. Il.lMEPJATELY FOlLO'MNG GRADING OF SIDE SLOPES, WOOD FIBER BLANKE.T (OR OTHER SLOPE
STA81UZlNO MEtHOD APPROVED BY OIlNER) SHALL BE APPUED OVER SEED I.IIXTURE AND A
MIHIMUI.4 OF.... TOPSOIL.
J. All INSTAu.ATIONS SHALL REMAIN Itl PLACE AND llE MAltlTAlNEO IN GOOD CONOIllON BY THE
CONTRACTOR UNTIL THE SITE HAS BEEN PERMANENTLY STABIUZEO. CONTRACTOR MAY
TEMPORARILY REMOVE NECESSARY SILT fENCINC/f'1LTERS TO CONSTRUCTION ROADWAYS, VIlilLE
MAlNTAltHNG ADEOUATE CONTROL IN ADJACENT AREA.
4. SUFfiCIENT TopSOIL SHALL BE STOCKPILED TO ALLOW fOR TJ-lE REPLACEMEtlT Of 4" Of TOPSOIL
fOR OlSTURBED AREAS TO BE RE-VEGETATEO.
5. ll1E CONTRACTOR SHALL SCHEOULE SITE GRADING. UnUTY INSTAUAll0N AND PAI;!MEtlT
CONSTRUCTION SO mAT THE enlERAt SIlE CAll BE MULCIlED AND RE-SEEDED SOON AmR
DlSTURBANC€:. AREAS THAT 'MLL NOT BE SUBJECT TO CONSmUCTION TRAfFIC SHALL BE SEEDED
AND I.IULCKEO OR SODDED v.1nllN TWO (2) WEEKS OF BEING DISTURBED.
6. THE GRASSES UTILlZED!N TIlE SEED AND SOD AREAS SHAlt BE Of A SHADE TOLERANT T'l'PE
MEETING MNDOT SPEClflC....TIONS.
7. TURF ESTABUSHMENT IS TO BE COMPLElED \\ITllIN 14 DAYS Of ROUGH GRADING PER CITY
STANDARDS.
8. ALL EXPOSED SOIL AREAS WITH A COf/TINUQUS POSfTNE SLOPE WITHIN 200 t1NE'AL FEET OF ....
SURFACE WATER, MUST I-\4.VE TEMPORARY PROTECTION OR PERMANENT COYffi fOR THE
El<POSEO SOIL AREAS YEAR ROUND. ACCORDItW TO THE FOLLOWING TABLE OF SLOPES AND
TIME FRAMES:
(t.lAXIMUM TIME AN MlE'A CAN REt.WN
OPEN WHEN THE MlEA IS NOT ACTIVElY
BEING WORKED.)
lYPF 01:' ~IOPF!': 1lMf.
Sn::EPEflTHAH3:1 70AYS
\0:1 TO 3:\ '''DAYS
FlATlERTHAN10:1 \"DAYS
THESE AREAS INCLUDE ANY EXPOSED SOIL AREAS wml A POSITIve: SLOPE TO .... STORM WATER
CONVEYANCE SYSTEM, SUCH J.S A CURB AND GUTlER SYSTEM, STORM SEWER INLET OR OTIlER
NATURAL OR t.W1 MADE SYSTEMS TI-\4.T DISCHARGE TO A SURfACE WATER. TEMPORARY
STOCKPILES wmlOUT SIGNIfiCANT SILT, CLAY OR ORGANIC COMPONEtITS (E.G.. CLE'AlI
AGGREGATE STOCKPILES, DEMOLmON CONCRETE STOCKPILES, SAND STOCKPILES) ME EXEMPT
FROM THIS REQUIREMEItT Bur MUST COMPLY WITH SEDIMEtlT COItTROL PRACTICES NOn:: #5.
EROSION PREVENTION AND SEDIMENT
CONTROL MAINTENANCE PROGRAM
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1. INSPECT CONTROLDE'AC€S IMMEDIATELY AFTER EACH RAINFALL AND AT LEAST DAILY DURINO
PROLONGED RAINfAlL II.IMEDIATELY REPAIR FAILED OR FAILING CO>>TROLS.
2, REPLACEMENT - FABRIC SHALL IlE REPLACED PROMPTlY \\liEN IT DECOMPOS€S OR DECOMES
INEfFECTIve: BEFORE nlE BARRIER IS NO LONGER NEC€:SSARY.
3. SEDIMENT REMOVAL _ SWIMENT DEPOSITS SHOULO BE REMOVED Afl(R EACH STORM EVE/IT OR
'MiEN DEPOSITS REACH APPROXIM....TELY ONE-THIRD THE HEIGHT Of TIlE BARRIER.
ANY SEDIMENT REMAINING IN PLACE AfTER THE SILT FENCE OR FILTER FAeRIC IS NO LONGER
REQUIRED SHALL BE ORESS€O TO CONf'ORM \\1m EXISTING GRADE, PREPARED AHD SEEDED \\Inl
THE APPROPRI....TE SEED MIX, AS DIRECTED BY nlE ENGINEER.
". REMOVAL OF SILT FENCE - SILT FENCES SHAU. BE REMOVED 'MiEN THEY HAVE SERVED THEIR
USEfUL PURPDSE, eUT NOT IlEfORE THE UPW....RD SLOPING AREA HAS BEEN PERMANENTLY
STABILIZED. IF THE UPWARD SLOPING AREA IS TO DE EXPOSED U)tIGER TlIAT SIX (e) MONTHS,
THAT AREA SHALL IlE COVERED \\o1TH TEMPORARY VEGETATIotl miEN FIRST EXPOSED.
5. THE CONTRACTOR MUST ROUTINELY INSPECT THE CONSTRUCTION SITE ONCE EVERY SEVEN (7)
DAYS DURING ACTWE CONSmUCTION.
6. ALL INSPECTIONS AND MAJNTElWlCE CONDUCTED MUST BE RECORDEO ItI WRITING NlD THESE
RECORDS MUST eE RETAlNED ON SIIE. RECORDS Of EACH INSPECTION AHO t.WNTENAHCE
ACTMTY SHALL INCLUOE:
A. OATENlDTlMEOFINSPECTlOIiS;
B.tw.lEOf'PERSON(S)CONDUCTINGINSPECTlOIiS;
C. flN01NGS OF INSPECTIONS, INCLUDING RECOMMENDATIONS fOR CORRECTIVE ACTIONS:
D. CORRECTlYE ACTIONS TAKEN (INCLUDING OATES, TIMES, AND PARTY COMPLETING
MAINTENANCE ACTI\IlTIES);
E'I~A1j,,"it8u::W10~OfALI.RAINF....tLEV[tITSGR[ATER~1/2INCH(O.l)INCIlES)
F. DOGUMElITS Of CiW'IGES MADE TO TIlE SEDIMENT CONTROL PLAN.
7, WHERE PARTS OF THE CONSTRUCTION SITE HAve: UNDERGONE flHAI. STABILIZATION, BUT WORK
REI.lAlNS ON OTHER PARTS Of SITE, INSPECTIONS OF THE STABILIZED AllEAS WW BE REDUCED
TO ONCE PER MONTH. WHERE WORK HAS BEEN SUSPEtlDED DUE TO fROZE<< GROUND
CONDlnDNS, THE REQUIRED INSPECTIONS AND MAltlTENANCE MUST TAKE PLACE I-S SOON I-S
RUNOff OCCURS AT mE SIn:: OR PRIOR TO RESUMINO CONSTRUCTION, WHICHEVER COMES
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SEDIMENT CONTROL PRACTICES
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I.SEOIMENT CONTROL PRACTICES MUST MINIMIZE SEDIMENT FROM ENTERING SURFACE WATERS,
INCLUDING CURB NlO GUTTER SYSTEMS AND STORM SEWER INLETS.
2.SEOIMENT CONTROL PRACTICES MUST BE ESTABLISHED ON ALL DOWN GRADIEtlT PERIMETERS BEFORE
NlYUPCAAOIENTlANDDISTURIlINGACTIVlTIESBECIN. THESE PRACTICES SltlJ..I. REMAIN IN PlACE
UNTlL FHIAL STABILIZATION HAS BEOI ESTABLISHED.
3. THE TIMIIIG Of THE INSTAtLATION OF SEOlMENT CONTROL PIt'.CTICES MAY BE ....DJUSTED TO
ACCOMMODATE SHORT-TERM ACTMTlES SUCH AS CLfARING OR GRUBBING, OR PASSAGE OF VEIiICLES.
NlY SHORT-TERM ACTMTY MUST IlE COMPltfED AS QUICKLY AS POSSIBLE AND THE SEOIMENT
CONTROL PRACTICES MUST BE INSTALLED IMMEDIATELY AFTER THE ACTMTY IS COMPLETED. HOWEVER,
SEDIMENT CONTROL PRAtTlCES MUST 13E ItISTALLED 13EroRE THE NEXT PRECIPITATION EVENT EYEIIIF
THE ....CTMTi' IS NOT COMPLETE.
". AlL STORM DRAIN ItILETS MUST 13E PROTECTED iJY APPROPRIATE BMPS DURING conSTRUCTION UNtlL
ALLSOURcrs.Vl1rn POTENTIAl FOR OISCHARGJNG TO TIlE INLET 1-\4.ve: BEEN STABIUZEO.
5. TEMPORARY SOIL STOCKPILES MUST IIAve: SILT FENCES OR OTHER EffECTIVE SEDIMENT COtlmOtS,
NlO CANNOT DE PLACED IN SURfACE WATERS, INCLUDING STORM WATER CONVEYANCES SUCH AS
CURB AND GUTlER SVSTEMS, OR CONDUITS AND DrrCHES,
POLLUTION PREVENTION MANAGEMENT MEASURES
THE CONTRACTOR SIW.L IMPLEMENT TliE FOLLOWING POLLUTiON PREVEHTlON J.W.IAGEMENT MEASURES ON
THE SITE:
\, SOLID WASTE: COLLECTED SEDIMENT, ASPHALT AND CONCRETE: MltuNGS, flOATItlO OEBRIS, PAPER,
PlASTlC, FAIlRIC, CONSTRUCTION AND OEMOUTlON DEBRIS AND OTl-iER WASTES MUST BE DISPOSED OF
PROPERLY AIID MUST COMPLY WITH MPCA DISPOSAl REQUIREMENTS.
2,HAZARDOUS WlTERlAL: Oil, QASOUNE, PAINT Alto AllY HAZAROOUS SUBSTANCES MUST BE PROPERLY
STORED, INCLUDING SECONDARY COItTJlJNMENT, TO PREVENT SPILLS, LEAKS OR OTl-iER DISCfWlGE.
RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROVIDED TO PREVENT VANOALISM. STORAGE AND
DISPOSAL OF HAZARDOUS WASTE MUST BE IN COMPLIANCE WITH MPCA REGULATIONS.
3.EXTERHAI. WASHING OF TRUCKS AND OTHER CONSTRUCTION VEIlICLES AND CONCRETE WASHOUT MUST
BE UMITEO TO A DEFINED AREA Of THE SITE, RUNOFF MUST BE CONTAINED AND WASTE PROPERLY
DlSPOSEO OF, NO ENGIIiE DEGREASING IS AlLOWED ON SITE.
DET AIL
SHEET
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FINAL STABILIZATION
THE CONTRACTOR MUST ENSURE flNAL STABILIZATION or TliE SITE. FINAL STABIUZATION CAli BE
....CHIEVED IN ONE OF THE fOLLOWltlO WAYS:
I. AU SOIL DISTURBING ACTMTIES AT THE SITE 1{pI.\'[ BEEN COMPLETED AND ALL SOilS MUST 13f
STABILIZED BY A UIIIFORM PERENNlAJ.. VEGETATI'v1O COVER WITI-i A DENSITY Of 70 PERCENT OVER TliE
ENTIRE PERVIOUS SURFACE AREA, OR OTHER EQUIYAlEItT MEANS NECESSAAY TO PREVENT SOIL
FAILURE UNDER EROSIVE CONDITIOnS AIID:
A. AU. DRAlN....GE OITCIlES, CONSTRUCTED TO DRAIN WATER FROM THE SITE AfTER CONSTRUCTION
IS GOMPLETE, MUST BE STABILIZED TO PRECLUDE EROSION;
13. m TEMPORARY SYlffiIETIC, AHD STRUCTURAL EROSION PREVENtlON AND SEOIMENT CONTROL
BMPS (SUCH AS SILl FENCE) MUST BE REMOVED}S PART Of' THE SITE FlWJ.. STABIUZATION: AND
C. Tl-iE CONTRACTORS MUST CLEAN OUT ALL SEOIMENT fRGM CONVEYANCES mD fROM
TEMPORARY SEDIMENTATION BASINS THAT ARE TO BE USED J.S PERMANENT WATER QUALITY
I.WIAGEMENT BASINS. SEOIMENT MUST BE STABIUZEO TO PREVENT 1T FROM OEINO WASHED BACK
Imo TliE BASIN, COHv<:YANCES OR DRAINAGE WAYS OISCHAAGINO OrF-SITE OR TO SURF....CE
WATERS. THE ClEAN OUT OF PERMANENT BASINS MUST 13E SUfFlCIEItT TO RETURN THE BASIN
TO OESIGNCAPACfT'(.
1lllIf:i1.
- PLACEOOllCf.lEDUEDtrnm: IllTO 6" {I!>l mm) DEEP
mEllCllAIlDOActmUEIllIJll[[)IAlrLY.
_POSTS5HAllBE:
- ~. (I,22 m) ON CElnER
_2"(SQ,BmmlX2"(W.Omm)IIARD\\OOO.PIIIEOOSTA/lOARD
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10" (457 mm) MIN. HIGH
CUT-OffEERMTOI.!ItIIMllE
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ROCK CONSTRUCTION ENTRANCE
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1 6/5"-25/&' W~-&5"; Of PA~ lJI,wETEQ3f(5 mm)
(41 mm_SOnvn) IfOI,lE(m>)
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EXPAlISIOII
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FNO OF lINE Cl fANOlJT
IN IINF CI F ANOUl
110m
ctEAIlOOT1OPSHJUBErnct.OSEPUICASTlllOAIIP/OO
F.<BRlCJ.lID OOI'ER Assal6lY.
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moy"<tyo,I""9o,pollf<d
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PII'E 2212'6010 4S'OEllO wow!>
SIZE PliO 0 P D
60 1'-S' I'-S" 1'_5. 1'-S' 2'-1' 1'~S"
0" 1'-50 "-5' 2'-1" 1'_6' 2'_8.2'_0'
12" 1'-10" 1'_10' 5'-f' 2'-0' ~'_9" 2'-6'
18.5'-0" 2'-0" 3'_10'3'_0' 6'_2"5'S'
2()" 5'-6" 2'-0' 5'-6' )'-4' 0'-4"f'-O'
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BLACK ALUMIHUM
PICKET FENCE.
N89'i7'25~W
--- 13CfbO
49TH A VENUE N.E.
PLANTING NOTES:
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OF !>IE 1/4 OF SU~ 7.1:i
11. COOROIWlTE INSTALlATION WITH WORK OF OTHER SECTIOtlS.
12. STAKING ANOOUYINO OF TREES PER NATlONAL NURSERYMANS STIINO/IRDS. MAlNTAHl PLlJMBNESSOF
TREES FOR OURATION OF WARRA/fTY PERIOD.
lJ. SWEEP AND WASil ALL PAVED SURfACES #10 REMOVE All PEBRIS RESULTING fROM LANDSCAPE
OPERATIONS.
14. FIELD VERIfY SOD LIMITS PRIOR TO INSTN.-LATlON.
15. PROVIDE DESIGN AlID 1I1STAtLATlON OF AN IRRlo.\TlON SYSTEM INCLUDING OONmOLS, ELECTRICALAHO
WillER SElMeE COUNECTlONS WITH 100" COVERAOE fOR SOD AND SIlRUEl AREAS AND LWST BE
CAUBAATED TO MEETALLAPPUC)JlLE CllYCODES. SOO,ANOSHRUBAREASTO BE 011 SEPARATE ZONES.
USE IWNBIRO OR M'PROVED EQUAL, COORDltlATE WIll-l WORK Of OTHER SECTIONS.
I. lNSTAU 4" MIN. TOP SOIL TO AU. SOD AND SEm AREAS. CONTRACTOR IS RESPONSIBLE FOR fiNE
OAAOINO Of SOD AND SEEe AREAS. REMOVE STONES, STICKS, MID DEIlRIS lAROE~ THm I".
2. AU SIlRUB AREAS, UNLESS SPECIFIED K3 OTHER. TO BE BED MULCHED WITH -4" OEPTH OF BUff
UMESTONE ROCK MULCH OVER WEED BAARIER. POLY-EDGER TO BE VAlLEY VIEW BLACK DIAMOND
OR N'PROVEO EQUAL
J. PAVERS BY SUPPLIER. IUSTALL PER w.uUFACTURER SPEClFICAT10US. COLOR SEILCT10N BY OWNER.
-4. PlANTlNO SOIL SKALL CONSIST OF 50"; SELECT LOAMY TOPSOIL, 25"; PrAT MOSS. 25"; PIT RUN SAND.
5. GUARANTEE ALL WORK FOR A PERIOD OF TWO YfARS BEGINNING AT TllE DATE or ACCEPTMlCE.
MAKE ALL REPlj,CEMEtITSPROMPTIX AS PER DIRECTION OF OWNER.
6. MATERIAl. SIlAlL COMPLY WITH ruE LATEST EomON Of TllE MlERICAN STANDARD fOR NURSERY
STOCK, MlERICAN ASSOClATIOII Of NURSERYMEN.
7. TREE TRUNKS SIiALL BE WiW'PEO WITH BROWN CREPE TREE WRAP. .APPLY WRAP IN NOVEMBER
AND llEMOVE INAPRIt.
8. WATER AND MAINTAIN ALL Pl..ANT MATERIALS, SEED AllO SOD UNTlL lNIfW.. ACCEPTANCE.
9, REPAIR AT NO COST TO OWHER AI..L DAMAGE TO PROPERTY RESULT1NG fROM lAllOSCAPE WORK.
10, NOTIfY GOPHER STATE ONE CALL AT 651--45-4-0002 >>10 FOR LOCAllNG ALL UNDERGROUtlO
urJUTIES. AVOID DAMAGE TO UTlLmES DURING THE COURSE or THE WORK. REPAIR ANY DMlAGE TO
UTIUllES, SITE STRUCTURES, ETC" RESULTING FROM lANDSCAPE CONSTRUCTION.
16. INSTALl -4' 1fT. BLACK ALUMINUM DECORATIVE PICKET rENCE, COORDINATE WlTll OWHER AS TO THE OESIGN
SPEqlFtCATlONANOMANUFAClURER.
17. GENERAl. COIfTRACTOR OR WlOSCM'IIIG CONTRACTOR TO PROVIDE lANDSCAPE BOlIO K3 REOUIRED BY THE
'OY,
FOR 1~IEVIF.W ONL V
pr~ELlMINARY
NOT fOA CONSTRUCTION
LANDSCAPE
PLAN
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LANDSCAPE LEGEND:
o EX"'"'" """""OYDEOlDlroU'ffiEE
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PRUII~ w.o ,\/1(1 Mot(iN
CRmCtiES
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r3hidF'IlOOC $'fAKES
twlVliOOllwtCH
I'tfLIlACl(BURlIJ'
~~
CRAWJl~ 1I000ID
>:..~'(~':"
~/,;\j'
EXISllNGEVERGREENTREE
STAIlBUCKS
REQ. / PROVo
(J-41tf)7 7
o ,
200sr J20Sf'
(2J)-2 2
LANDSCAPE SCHEDULE
COMMON NAME "^ SIZe: 0 PlANTlNG MAlURES1ZE " ,
[ OVFRfiTORYTRFFS
<' , OL CREEllSPIRE UNOEN llllocordolo'Oreen.plre' 2.~. 1fT. .., H-45' W3~' """'OIIllRuf<J<.OOV--<ROl<>1
"
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, eo t-IORTliERN pm OAK Quer<:uselllpcdol1s 2.~" 1fT. ." H50' 1'1-45' """,,,,,,muf<J<.00 V-CR01<>1
ORIJAUFNTAI TRFf'S
" PINK SPIRES Fl.OWERIIlG CRAB Molus 'Plllk Spiro.' 2"Hf. .., HIS' 1'112' sw.<<;Hf'lIU....OOV.CI!OT<>1
I'VFI1r.RFrnmFFS
os IlLACK HILLS SPRUCE Plnceoglouwden.olo 6'HT. .., "3D'W20' '""""'IT1!!U....HOV_U'01C1.
14 TOTAL TREES
SllRUaSIO OEl-IlH. 5
....", CAIIESATOIA-sPEC.
" \'II POLKA WEICELA Welg.lo florido 'Palko' J'Hf.,CONT. H-4' W.' Pink, B1""m, Jun,-S,pl.
19 RR CAREFREE WONDER SHRUB ROSE Rugosa rose 'Co",rree Wonder' 2'HT.,CON1. HJ' W3' Pink, ~v.'bl""mlf1\l
H 'W AIlTHON'l' WATERER SPIREA Splrooo K bumoldo 'Anthony Wole",r' 2'tfT.,CONT. HJ' WJ' Ro.o pi"k. ~v",bloom;"9
EE1lEIl1iI!1.S 91""m T""o- Ju"o-S.pl.'
" SO STEllA SUPREME OA'fLILY Hom.recoms 'Slello Supreme' 1 GAL, CONT. HI2-1-4" l.mon yello.
OS " FEATIlERREEDGRASS Colamogroatia orundlnoceo vor, brochytricho 1 GAL"COIlT, "30'WIS"
o
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lARGE OECIOUOUS SHRUIl
MEOIUMOECIOUOUSSHRUB
PERENNWS
ORNI\MEUTALGRASSES
POLY EOGER
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llRN1CHES
o SHRUB PLANTING
HCTTCsc.w;
o TREE PLANTING
IlOTTO $Q.l,ll:
DETAIL
DETAIL
LANDSCAPE DATA:
"
MINIMUM lREES:
OHE TREE PER 50 Lf Of STREET FRONT,ol,GE
fOUR TREES PER I ACRE Of' IMPERVIOUS SERFACE:
PARXINO AREAS SHAlL HAVE 100 SF Of' LAIlDSCAPE AREA
A1ID ONE OVER-STORY TREE fOR EVERY 20 SPACES.
TOTAL TREES:
TACO BELL
REO. / pRCN.
(112Lf) 2 2
, 0
200Sf 2BISf'
(26) 2 2
NOTE: PWlT lJATERlIJ. SIZE fOR DECIDUOUS nlD ORNAUEtlTloL TREES SWU BE MEASURED SIX (6") mCHES ABOVE lllE llROUHD.
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201-01-42
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I~_ SouTH LI!!E OF SOuTH 1/l
uF N!:. !"1 OF SEC. 78
TACO BELL L STAR BUCKS
COLUMBIA HEIGHTS, MN
PREPARED BY: JOHN BUJAI<E
ACCUSERV LIGHTING L EQUIPMENT
877-707-7378
w502 961 0357 FAX
g ~JbuJoke@ocCU-5erV,COM
N N
:;MAY 10, 2006
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Sto:tlstlCQt Area SVI'll'lo.r
Pro ect, All Pro &cts
lo.bel
PARKING LOT
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S !'lbol Qt Lobel Arrnn "'Mlmt LUl'lims
<'I A 2 @ 90 DEGREES 110000
2 B BACK-BACK 110000
W r!?T'y.RES ARE 1000\1 METAL HALIDE wi SAG LENSES
o ~ POLE-& ARE 24' FOR AN OVERALL FIXTURE MOUNTING HEIGHT OF 26.5'
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DATE ISSUED
SCALE
JOIINO.
'"
OW
6.30.06
l~ .. 20'
201-0142
L-2
SHEET PHOTOMETRIC
cm
~[L+13'-9.$
5 TOP OF ARCH
TOP OF RN 1\
2 ,
UNE OF ROOF BEYONO
(j)
.-00
RIGHT SIDE ELEVATION
OMSION 4 - MASONRY SPECIFICATION SECTlON M7l0 Simulated Masonry
PART1GENEML
1.1 SUMMARY A Relaled Documents
B,Sectloolnclu6e,:
1.SlmulelellsloneVaooern.
2. Relnlorcemenl,anchornges,mor1ar,and oc:oossories,
C.RelaloclSec1loos:
O.AlIemales
1.2SUBMmALS
A SubmllIn accord!lllCev.ilhSectlonOl000
1.PIOOllCIData:Submlt!or!sbrfcBledwfrorelnforoomantandoachtypeolstone.
2. Samples: Submit full size samplas for verificallon ofGO!ors and le>:ll.lres
3. ManulaclureJ'sdetalledlnslallationInslIucUons.
4. Manu!aclurcr5-yearpl(l/eclliSl
5. Cerllficatlons listed in QualityAsSUlaoce soctioo.
1.3FIElDSAMPLES
I\. When required by /IIchltem: MoclI up size should be aminlmum o/3IItx 4/lt.
1.4 QUAUIYASSURANCE
A In:sll1l1B/: Minimum Syears oxparleflCe in slmllru types of workof similar scope andbe ablelofumlshtisl ofpre'lloos jobs and
referonoosllreqoo5IedbyArcl\i\oot.
B,FabriClllor:UcenseeofmMufeclule,wilhnolless\henSyealscxperfeooernanllfsolllfingslrnJlatcdstoooproducls.
C.ExpanslonJolnls:PlOvfllcc,psnsionjointsaslndicstedondrawirlijS,orcoofirmwilherchi\e<:lifnolindlcalcd.
O,Certilicn\lolIS:
1,PravldcWlltlendOClJmcnlallonlhalproduclsmeelorel<ceelllhcforlovi.ngcertilicelions:
s. ICBO Report No. 11l42.
b,SBCCIReport No. 7211!H6.
o.FHA.HUDMalcrllllsReleaseNo.717A.
d.CilyofLosAngelesReportNo.23165.
Nal1onalEvalu.allonServioeRcporlNo.
2. Pravlde documenlation timlslone produots oomplywilh spediell minimum criteria.
o
,
'"
REAR ELEVATION
t
i
,
i
~
!
1.5 PROJECT CONOITlONS
A. ErrvilOnmenlal RequilCmenls:
Minlmumelr lemperaturo of 40deglees F (4 degrees C) prim IO,during. andfor 48hows sfleroompletlooofwork.
~~t~~~~HB~~.o PREPAJV\T10N
A,'~l';;atlOll:ExamlnecondlllonSandprocecdwi\!ll'.orlr.ln
inslruotiOlls.
ooatings(painl,bQ.ndbreaker,curingcomp:llJn03,etC)presenl\>tliCh
X~J:~le~lIrecePlacles and mlsc. ~ems (mo!d;llgS elo.) rue
3,2INSTALl.ATlON(AdllerwVeneer)
O.MORTAAANOGROUT
A. Melenals:
1.CementASTMCf50,Typelor2.
2. Mesonrysand,oompJyingwithASTMCl44.neturalOfmanufeolured.
B. Mortal Mil Grool CdOf: I 1
C.TypeSmorlatloASTMC270slandards
aocordanoe wfthSecliollOl~OO
1.Vmlfyll1.1lmasonryfcolICfelesubslralesdonolhave'esidual
~~~ffn~Jt!f)mr2mm~~a~J~';li~W~e;:gafo\\se;"the
2.PlOtl!Clsurrooooingworkl'orndamageby\\OlklnlhlssecII0ll_B,
b. Color [Carmel Mountain)
c. Trim: Comers y,helfl Dppllcab~
[stooesllls] [waJlc.'IpS]
B.STONEACCESSOR1ES
1.PrOllidelhelo11owlngaccessoryandacconlstooos:a
(SmOOlh] [FrcrlCh] c.OuolllS [Vanderb1!1] [SrnoothUmestooe) [B'
a.ComorofselectedprodllC\
b.WalICllps[ChlseledStone] [Flegslono]
[Ram:lornFlollslone] [3'BulloosasmOOlhllBullnoseUmes\one)
1.6 OELNERY AND STORAGE
A.Oet!vor,sIQ(o,hand~.lUIdplOleClmatcrl6lsilla[)(X)(danco....,\hSectiOllOll3OO.
1.StoromortarmatallalSOllpeJlelsindryplaceandoral:xNo~O"fWc)
1.7 WMFtANTY A SpllclalWarrallly: Prcpale and submllln accclIdMoowith SeoUon01780. PIOI'kle 40yearwarralllyagalnsl
manufacluringdefcctslnrnanufaoluradslonepmducls
PART2-PROOUCTS
2.1 ACCEPTABLE MANUFACTURERS
B.lo\!llngApplylelhlnllaCClJrdinglomanufaclurosinslnllatlon
C. Apply3fB 10 'h Inch sc,elch coat olmortal to leIh and lllkma4B
Chiseled] [10' Chlseled] (BelglanCasllo]
C.SeltlngAccessooes:
MolslureBarrlar:
a.TyvakSI\ICCOW'op, byE.1. Ouponl,Ofoomparableprodvclas
Dpproved byAlchlleCl,Prll\'!de lape losealjotnts, saElfTlS,and
1.Patlern:Followpubllshedmoraluw/plclur6Soflheprodool
a.NOVERllCALSTONES
b.HOIlzontaIJalnls: nolongerth",,~'lo6'lIDpendirlijonslona
c.VcrtlcaIJomts:noh1ghe.-than~'loff
v,;lhmenufaolurll(srccommDflllatlons.
O. COlOnado Slone Vel1lllll: InslelllnaccordancellithmElflllfarnHe(s
A. Coronado StOlle P,odllC\s.
B.Subslllulioos:Submj[inaccordanccwilhSectionOll3OO.
C.Muslmeelorll)(ceadlestingstendrudsbeklwsectioos2.2[2)
D. Show ploof o1IC60 or tesls in cornpll MOIl wilh CllrtincaUons of QuaJily Assurance seotion.
A. MolslureBclIlC/:Fo1lowmanufac:!lKerslnstnllallooprooedurll
"
,
E
~~~~,Jgl~;'(IOmasonryorooncreICSIAlSlraleSlna[)(X)(Gancc
lears, of sama peml"..ance lIS membrana.
b.ASTM0226,no.15 IlOn.perloratedaspllallsaturatooOfganlcfa<1.
2. MslalLa\ll:ASIMCIl47;18gageI'.<1'Ienwire Ofsclffurrfng.
galvanTzad,2.5meleJlalh.
2,2 STONE MATERlALS
A. General
1.CoronadoStone:
- a. PIOdvnl Name [lcIahoLedges\ona]
a.(D-eepRaked] [Full Brushed] [Full SmoolhTooted) [\'JC<lping]
,
~
!
j
,
~
3. Fasteners Ga/varnzedSIDplas,naJIS,or sc"'m01 size, spllcing,
and lype as recommendad by slmulaled stone manllfaolurer for Ioods
enoounte,ed
CULTURED STONE SPECIFICATIONS
TO~O:~~~~~$
EL +\8' 4"
TOP OF PARAPET
8TM. ~~. c~;~;$
8TM. O~\R9~~~$
EmRllNCES SHIILL BE lDHmmO wrfl-j[2j]
ASI~NORSTlCKEROrTHESTANOAROC'"
ACCESSIHIUlYLOGOV
TO? E~f O~~O; $
1/4'~1' 0'
T~~' ;2~;i~$
TOP ~~ :A\:~;:; $
TO~\)F+~~~EO;$
@
o
BTM. o~\~;~;$
SEE SHT. A4 FOR ALL
SCHEDULES AND NOTES
TOP E;F O~~;$
l/4"-1'-O. C
E.GroulJoin\s:
F. Cleen and fin;sl1Jo!nts in aCCOldalH:o \'>ilhmanufaclure(s
~e'?:'nl'aO,!,&,I~IJi)~~~i~WI';.',~~'I'ffi~~d= n~WW~~l~
exposedstoneurnts.
~'J:R~~lmJdWl~~~~:ii:Y~'lii~caledOll Orll'MfJg5 Of as
x~~:~OS~~IOIl01740.
~emove e'c:esf~orta' Wld smears using a wire brush or steel 1I'0OI
wilhlnl102hoursoflnstalls1lon.
NoAcfdcleanors
Lep,vssurlacesthOloughlycloanand1reeolmortarandOlhar
SOIling.
Typlcallnslallatioo2x4Stud
=li!)ooIMMlrnane
2.6 etalLa\.a/vanlzedanda
FID1'aloh\'!02.torBIO\\1lCoa~~arCorooadoSloooOf
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END OF SECllON
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WCL
ASSOCIATES, INC.
ARCHITECTS
INTERIORS
m
~
lA331JllCAAllEtMSO\I/ll
""~'NOA"Olls,MN65-\16
,"":962641.955.
9626419'169
Border Foods. Inc,
965 DE'clltur Ave
North
Golden VnUey MN
55427
Q
~
.-..
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PRELIMINARY
NOT FOR
CONSTRUCTION
TACO
BELL
REVERSE BUILDING
4900 CENTRAL AVE.
N.E.
COLUMBIA HEIGHTS,
MN 55441
IIEJOY omrN lIlAT TUII F\AI( WAO
fflE>'AAEIl BY l.E 011 '-"""'.....t>FECT
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YlOlREvrr:v
09.D2-1'001
01J3.<00,
01'<6'<00,
EXTER]OR ELEV A TrONS
SCALE> 114'.1-0'
PRc.J"CT.00<,OM9
CRAW" HlR
CH'CK""DSH
A4.1
FRONT ELEVATION
EN1RAlICESSHAl.lll[l{)EH1lF1EOWITII~
A SIGU OR STlC~rn OF THE STANDARD
ACCESSIBIUlYlOGO
1/4",.,'-0'
12'-~.
"
,
,
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LEFT SIDE ELEVATION
EXTERIOR FINISH SCHEDULE
GENERAL NOTES
KEY NOTES
",.
OTY
S'I'M rTEMI STYLE/COLOR
wwu~cruRrn Norrs
LOCATION
MlSCELlANFOlIS
1. SEE SHT. Al.\ "WiNDOW TYPE" FOR WlNOOW ELEVATIONS.
srALERsIREFERTOSPFCIFICATIONSECTlON0797.0l
1. SfAI..ANT AT ALL WAll AND ROOF PENETRAlIONS.
2. SEALANT AT All WlNDOWS AND DOOR FRAMES AT tlEAD, SIlL AND JAMB.
CD GALV.MTLCWFlASHING-PRIME&PAJNTINFlELO. SEEOEf.2/A7.1
CDCALv. MTL. SCUPPER & OOWNSPOUT-EX!ENOTOWMOSCURB6" l) 45 DEC.
SEEOET.13!AJ.I,PRIME&P/IlNTINFIELD.
Q) [IFS, TYP S[E[)ETNlS 14& 16{A7.\
(D PIPE BOLlARD SfESIfEPlAtlANOOETAlLS
CD 2" WICK [IFS AT ORNE-lllRU PICKUP MNDOW POP our
G)BRICKORCULTlJREDSTONEWIIlNSCOTWjCAPSTONE-36"TYP.,48"AT
TOWER LtG5 SIT SHEETM.l FORSPECIFlCAllON
CI:> 22 GA METAL ROOF EDGING
@WAlLF1XTURES-SEESHEETE4
(DP,C.B.-SEESHEETK1&On..7jA7.1(lYP) SEE SIIEET E6 fOR lOCATION
@STOPWAlNSCOTATSWlTCl1GEAR,fIElDIlERlfY5PECSREQUIREO.
@HOSEBlIl-SEESHEETP4
@SIITADAPTW/CONC.SPLASIIHlOCK&CONC.SWAlETOD(I
lANE OR APPROPRlATE DRAIN PATH
@'OPENLATE"SIGN-SEESI1EETD
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~ 2 2 """"' l' 0" H. 9' 2" 'II x 6'-5. OP ENTRIES 2
0 2 O/fCANDrY 1'-0' 11.14'-6' W x 4'-0" OP ,
t , 2 PRE-PAY CANOPy 1'-0' II x 8'-3" 'II x 4'-0' OP '^
5 SEE SIGf!l.GE t.lINICLOlJO"SWlNGINGBlliLOGO' '^
@ 5ffi. C2 SIGw.Gf RACEWAy.rACOBElilETTtR" ..
I , 2 mEWS \'-0. H, 6'-0"l x 3' D. OP mom W,NOOWS H
2 Fl'ilNGMCH 9'H,16'S"Wx3'-0"OP ..
@ . EXPRESSION TllElUS 1'_4'H,6'_4"lx2'_0.OP SIDE\\1NOOWS 5
I ,
7
" SEE SCOPE OF
" WORK SHEETS FOR
. SCOPE OEtlNITlONS.
OESSERT:J\NO,unUTY
$\'0'6657 At.IBER WAVE
ASHTON,unUlY
$'112623 ROOKWOODClAV
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h'OTUSEO
NOT USED
NOT USED
5'117069 IRON ORE
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INTrnSTA1E
SHERWlNWIW'l.MS
HEBRON
SHERWINWll~S
SHERWlNWIWAMS
MAIN WAlL COLOR
ACCErlTWAlLCOlOR
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WAINSCOT STONE
2"C!lPSTONE
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i
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,
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BELL
REVERSE BUILDING
B
4900 CENTRAL AVE.
N.E.
COLUMBIA HEIGHTS,
MN 55441
JIBlBlV<:errFYTKIITTH8Pl.AHWM
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PATE
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Y\.tIR!;\IJtll
YlMR!;\IJl:II
0'.'''-200-1
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EXTERIOR ELEVATIONS
SOALE,1I4"1'-O'
p~''''BC. Z"'..OO~9
o"~w,, lVl
CH"C'''''' DS~
A4
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WALL LEGEND
1
TYPICAL EXTERIOR WAll:
2X6 VlOOD STUDS@16"0.c.w/ 1/2" EXTERIOR
GRADEPL'lWOOO{EXP1)SIIEATllINGANOR-11
KRAfT FACED FIBERGLASS OATT lilSULATlOIl (U.N,D.)
I'(PICAL INlERIOR WALL:
2X4 1'/000 SlUOS 616' O,C. (U.N.O.)
INTERIOR SOUND-RATED WALL:
COUSTRUCT TYPICAlllrTERiOR WAlL I'll 3-1/2"
UIlFACW FIBERGlASS OATT INSULATION
1
1
DECOR ITEM - SEE SHEET Ol &
SCOPE OF WORK SHEETS
.!:illES;
1. REFER TO HTERIOR ELEVATIONS SHEETS A4 & M.l fOR OOERlOR FINISHES
fflOROOMfINlSHSCIlEOULESHEETSA9&A9.1 fORIIHERfORflNISHES.
2. REfER TO STRI.ICrufW-DRAWlNGS fOR POSTS, SI1ENlWALLSHEAT11ING&
AtlCHORlNG AtlD Sill PLATE REQUIREMENTS. SEE STRUCTURAl.
^'
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75'-6"
r
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00
.....;
==
.fl)'-:t
26'-6'
~
21'4"
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12-
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,
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103 '"
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-""""
1. ALL DIMENSIONS ARE TO fACE OF STUD U.O.N.
2. SEE 1/S1.1 FOR CONDITION AT EOCE OF 5LA8.
WOOD
1. ALTERNATE TO EXTERIOR PLYWOOD: ose APA EXTERIOR RATED SI1EA1HINC
2. SEE SliT. 52 GENERAL NOTES fOR ADDITIONAL FRAMING REQUIREMENTS.
WINDOWS/DOORS
l.SEESIfT.Al.l"wINOOWTYPE"(O>"OOORSGHEDULE"<O).
FINISH SUBSTRATES
1. DINING ROOM, CUSTOMER AREA '" PASSAGE:
5/B" CEMENT. 60. FROM 5Wl TO +12" ANCl
5/6" TYPE "X" GYP. BO. FROM +12"10 6" ABOVE 5USP. CLG.
2. TOILEr ROOMS
5/8" CEMENT. BD. FROM SWl TO CEILING
3. KITCHEN, PREP, OFFlCE, SERVING, D/T, TACO, PIZZA, DRY, EMPLOYEE, SERVlCE
5/8" CEMENT. IlD. FROM SWl TO +12' N10
5/8" EXPOSURE 1 PLYWOOD FROM +12" TO I)" ABOVE SUSP. CLG.
(NOT AT SHEAR WAlL - PFlO\/lDE 1/2" CEMENT BOARD OVER SIIEM PANEL)
4. ALL JOINTS, GAPS AND SPACES LOOING TO HOLLOW OR INACCESSIBLE SPACES
ARE TO BE SEALEO WillI NSF ftJ>PROVEO SEALANTS.
S.SEESlrr.ABTHRUA9.1 FOIlIlOOM FlNISHES.
illQlli
I. SEE SI1EEfS 01,01.1 &.01.2 FOR SEATING PlNIANO DETAilS.
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(PAINTED D.OJ. SAFETY YELtaw) - SEE SITE PLNI.
(D fOLO OOWN ROOf ACCESS LJDOER. SEE SI1EET K1.
VERIFy lHUSS ALlGNMEUT FOR ROOF HATCH OPfNING.
G)C02f1lLOOXLOCATION
C]) PROVIDE 22 GA. SmNLESS STEEL WALL PAI-lEL Mil 5/6" CEMENT BO.
APPLY WITH CONSmUCTlON AOHESWE. 5,S. WN..L pmEl SIlML CMR
ENTIRE WALL BELOW THE HOOD, EXTEND PAST ENDS OFHOOO THE
DIMENSION REQUIRED BY LOCAL ~ODES. SEE 103/AB.3
CQ) PROVlOE A WALL MOUNTED S/S SPLASIl GUNlO PARTITIONS
2a"WX36"I1-SEEOETAlL1S/A9.1.
WJ.lETALTIlRESIlOLO-SEEDlL4/A70R20/A1
C[) ELECmlCALMAIN SWI1CHBOARO(lJslI).
ffi WATER HEATER LOCATION.
VERifY R.O. REOT'S \'nTH MFR.
@MOPSINKSfEOTl.17/A9.1
VERlF'fR.O.REQT'SWlTI-/LOo.LAGENCIES.
CID RECESSED ELECTIllo.L PNJEL IN WALL
@NOPlYWOOOONINSWEFACEOFI-W,EPOPOUT
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.
WCL
ASSOCIATES, INC,
ARCHITECTS
INTERIORS
.
l~JJllIlC>.^~SOUIH
MNNEAPOllS.MI-l6M16
fI'X:9S2541-95M
9525419969
BorderFoods,Inc:.
965 Dec:o.tllr Ave
North
Golden Volley MN
55427
Q
'1IlIU:e
.-..
PRELIMINARY
NOT FOR
CONSTRUCTION
TACO
BELL
REVERSE BUILDING
4900 CENTRAL AVE,
N,E,
COlUMBIA HEIGHTS,
MN 55441
11,,_YCDll'l'YlltlTnoaPUJlWM
PAEl'AAED IV 1.41 OOI.>>-U~ IolY DIlEOT
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STARBUCKS
COFFEE COMPANY
2401 UTAH AVENUE SOUTli
SEAmE, WASHINGTON08134
(205)318-1575
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(DO NOT SCALE DRAWINGS)
SHEET NUMBER
A-111
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METAL HALIDE
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TYPE DESCRIPTION
I
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NORMAN BRICK
STACKED BOND
LAFARGE MORTAR
CRIMSON RED
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NORMAN BRICK
1/3 RUNNING BONO
AND STACKED BOND
LAFARGE MORTAR
NAVARRO
,
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DRIVE- THRU REAR ELEVATION
SCALE 1/4" "" 1'-0"
1.ALL PAlNTABLE EXPOSEDVTlUTlES
10 liE PAINTED 10 MA.TCH ORICK
UNLESS DTHERWlSE SPECiFiED. sa
ELECTRlCALANDPLUMIlING
OAAWlNGSfORIJl1UTYlOCATIONS.
BUILOINGADDRESS
BRICK CONTROL
JOINT,TYP.
llRlCKCONTROL
JOINT,TYP.
METAlCOPINGWjCUSTOM
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A-201 SCALE: 1/4" = 1'-0.
STARBUCKS
COFFEE COMPANY
2401 UTAH AVENUE SOUTH
SEATTLE, WASHINGTON 98134
(206)310.1575
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ISSUE DATE: 4/27106
PM:
JC:
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EXTERIOR
ELEVATIONS
SCALE: 1/4":: 1'-0.
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SHEET NUMBER
A-201
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CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER: 2006-0605
DATE: September 6, 2006
TO: Columbia Heights Planning Commission
APPLICANT: Border Foods, Inc. (Barb Schneider)
LOCATION: 4900 Central Avenue
REQUEST: Site Plan Approval, deviations from Design Guidelines, Variances
PREPARED BY: Jeff Sargent, City Planner
INTRODUCTION
Border Foods, Inc. ("applicant") submitted a plan for a new Taco Bell and Starbucks
restaurant to be located at the corner of 49th Avenue and Central Avenue to the Planning
Commission on August 8, 2006. This plan required a total of three (3) variance requests
and thirteen (13) deviations from the Design Guidelines established for Central Avenue. At
the August 8, 2006 Planning Commission meeting, the applicant requested that his
applicant be continued to the September 6, 2006 meeting.
At this time, the applicant has not submitted any new plans to the City of Columbia Heights
("City") regarding this application. The applicant is working to secure a driveway access
from the property owner to the north in order to be able to redesign the site layout for the
two buildings. The applicant has also stated that the Taco Bell and Starbucks corporate
entities have been informed on the Design Standards that the City has, and that changes
to the originally proposed plans would need to be made in order for the project to be
approved.
No new plans have been submitted, and at this time, the applicant wishes to pursue the
originally proposed plans:
Border Foods, Inc. is representing both Taco Bell and Starbucks in an effort to redevelop
the land located at 4900 Central Avenue and 4910 Central Avenue. The proposal includes
replacing the existing Taco Bell restaurant and Dave's Car Wash, with a new Taco Bell
restaurant and a Starbucks building. The proposal requires the following approvals:
1. Site Plan Approval for the Taco Bell restaurant per Code Section 9.104 (M).
2. Site Plan Approval for the Starbucks restaurant per Code Section 9.104 (M).
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Pian and Variances
September 6, 2006
Case # 2006-0604
3. A 2-foot parking stall length variance for the Taco Bell parcel per Code Section
9.106 (L)(7)(a).
4. A 2-foot parking stall length variance for the Starbucks parcel per Code Section
9.106 (L)(7)(a).
5. A 31.24 square foot area variance for wall signage for the Taco Bell building per
Code Section 9.106 (P)(12)(b)(1).
6. The project will also require 13 deviations from the Highway District Design
Guidelines.
Background
For approximately the last four years, Border Foods, Inc. has attempted to acquire 14 feet
of the southerly portion of the property occupied by Dave's Car Wash, for the purpose of
building a new Taco Bell at the existing location. On February 7, 2006, Border Foods
acquired this property in its entirety.
After the acquisition, the applicant contacted the City of Columbia Heights, indicating their
desire to redevelop the site to include a new Taco Bell restaurant and a Starbucks Coffee
Shop. During many meetings, it became apparent that the Border Foods proposal would
require variances and a number of waivers from the City's Design Guidelines. Staff worked
diligently with the applicant, suggesting some potential alternatives to bring their proposal
into conformity with the City's Design Guidelines.
COMPREHENSIVE PLAN
The Comprehensive Plan is prepared by the community and approved by the City Council.
It establishes the future vision for Columbia Heights over a 10 - year period and best
represents the public interest. The Zoning Code, Subdivision Regulations, Building Code
and Design Guidelines are standards created to ensure the Comprehensive Plan is
implemented. The primary function of the Planning Commission is to ensure the
implementation of the Comprehensive Plan.
The Comprehensive Plan designates this area for commercial development and includes
goals for commercial and economic development. These include strengthening the image
of the community as a desirable place to live and work; providing opportunities and
mechanisms for successful redevelopment of targeted areas; preserving and enhancing
the existing commercial areas within the community; advocating high quality development
and redevelopment within the community; and enhancing the economic viability of the
community. The applicant's proposal is a commercial proposal and therefore consistent
with the Comprehensive Plan in that regard.
The applicant's proposal also requires 13 waivers from the City's Design Guidelines.
These Guidelines were adopted by the City Council after one year of preparation by a
citizens group that included residents, as well as Central Avenue business owners. The
guidelines were established to increase the visual appeal and pedestrian orientation of
Page 2
City of Coiumbia Heights Planning Commission
Taco Beil/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
certain major street corridors within the city, thereby increasing the economic vitality of
these corridors, and supporting the goals of the Comprehensive Plan. The guidelines
represent the minimum standards for design quality and have been implemented by
Discount Tire, Advanced Auto Parts, and Grand Central Lofts, all on Central Avenue.
Ryland Homes, Inc. and Schafer Richardson have also used the guidelines in the
redevelopment of the Industrial Park. Border Food's request to waive 13 of the Design
Guidelines is not consistent with the Comprehensive Plan.
ZONING CODE
Zoning
The property is located in the GB, General Business District, and is adjacent to Central
Avenue. The properties to the north and east are also zoned GB, General Business. The
properties to the west are zoned R2-A and R2-B, One and Two Family Residential
Districts. The property to the south is zoned commercial and is in the City of Hilltop.
Landscape Plan
For all new construction, the City's Zoning Code requires a landscape plan meeting
minimum standards as outlined in the Code. The proposed landscape plan effectively
screens the proposed parking areas while creating a pedestrian-friendly atmosphere. The
existing fencing along the alley right-of-way is also in poor condition, however the applicant
has proposed to replace the fence with a new privacy fence. These improvements meet
the City Code requirements in all aspects.
Stormwater Management
According to the City Engineer, the Taco Bell/Starbucks preliminary site plans did not meet
the requirements of City Code section 9.609 - Stormwater Management and the City's
NPDES permit requirements. The plan set did not include any type of provisions for
treating the surface water prior discharging from the site in accordance with the Stormwater
Management Ordinance and the City's BMP's. A site-specific stormwater plan must be
submitted for approval for final platting.
Design Guidelines
The project is located at 4900 and 4910 Central Avenue, which is also located within the
Design Guidelines' "Highway District". Properties located in this district are subject to these
design guidelines when discussing the placement of the building on the lot, the height of
the building, architectural details of the building, and signage.
The design guidelines build on and complement recently completed streetscape
improvements to the Central Avenue business district. They were developed by
consultants, and a Citizen Task Force with representatives from the City Council, Planning
Commission, area business owners and landowners, and interested citizens, and are
Page 3
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
mandatory.
It is assumed that the intent of the guidelines should be met, however, it is understood that
there may be alternative ways to achieve the same design objectives. The City may permit
alternative approaches that, in its determination, meet the objective(s) of the design
guideline(s) equally well. The City may also waive any guideline when specific physical
conditions of the site or building would make compliance more difficult or inappropriate.
FINDINGS OF FACT
Site Plan
Section 9.413, subd. 4 of the Columbia Heights Zoning Code requires that the Planning
Commission make each of the following four (4) findings before approving a site plan:
1. The site plan conforms to all applicable requirements of the Ordinance.
As stated previously, the project site is located in the Design Guideline Corridor and
is located in the "Highway District". There are 13 total proposed deviations from the
Design Guidelines for the construction of the Taco Bell and Starbucks buildings as
currently presented. They include the following:
Building Placement. The Design Guidelines require the buildings to have a well-
defined front faqade with primary entrances facing the street. Buildings should be
aligned so that the dominant lines of their facades parallel the line of the street and
create a continuous edge.
1. Taco Bell. The Taco Bell building does not have a well-defined front faqade
facing Central Avenue. The main faqade with accompanying front entrance
face the south, into the parking lot, which does not meet the Design Guidelines
criterion.
2. Starbucks. The Starbucks building does not have a well-defined front faqade
facing Central Avenue. The main faqade with accompanying front entrance
face the north, into the parking lot, which does not meet the Design Guidelines
criterion.
Building Height. All buildings shall have a minimum cornice height of 22 feet in
order to create an increased sense of enclosure and diminish the perceived width of
the street. This also conveys a multi-story appearance even if the building has only
one occupied floor.
3. Taco Bell. The plans for the Taco Bell building indicate a height of 18 feet 3
inches to the parapet wall. The proposed height is not consistent with the
Design Guidelines.
Page 4
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
4. Starbucks. The plans for the Starbucks building indicate a height of 18 feet 4
inches to the top of the cornice. The proposed height is not consistent with the
Design Guidelines.
Entries. Primary building entrances on all buildings shall face the primary abutting
street or walkway (Central Avenue).
5. Taco Bell. The primary entrance for the Taco Bell building does not face
Central A venue; rather it faces south, towards the parking lot. The proposed
location of the main entry is not consistent with the Design Guidelines.
6. Starbucks. The primary entrance for the Starbucks building does not face
Central Avenue; rather it faces norih, towards the parking lot. The proposed
location of the main entry is not consistent with the Design Guidelines.
Franchise Architecture. Franchise architecture (building design that is
trademarked or identified with a pariicular chain or corporation and is generic in
nature) is generally discouraged unless it employs a traditional storefront
commercial style. This is to encourage new building design that is supporiive of the
urban design goals of the City, and that responds to its context.
7. Taco Bell. The Taco Bell stand-alone building is a prototype to be used in
other locations as well. The architectural detailing on the building, including,
but not limited to the "flying arch" is indicative of a Taco Bell franchise building.
For this reason the design does not meet the Design Guidelines in regards to
franchise architecture.
Drive-through Facilities. Drive through elements shall be placed to the side or
rear of the principal building, and shall not be located between any building faqade
and Central Avenue.
8. Taco Bell. The Taco Bell plans indicate that the preview board, menu board,
and the bulk of the queuing line will be placed between the front faqade of the
building and Central Avenue. The placement of these elements is not
consistent with the Design Guidelines.
Freestanding Sign age. Ground or monument signs are encouraged rather than
pylon signs.
9. Taco Bell. The Taco Bell project is proposing to utilize a 25-foot pylon sign for
their freestanding signage. This is not consistent with the Design Guidelines,
as the guidelines require the use of monument signs, at a maximum height of 8
feet.
10. Starbucks. The Starbucks project is proposing to utilize a 25-foot pylon sign
for their freestanding signage. This is not consistent with the Design
Page 5
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
Guidelines, as the guidelines require the use of monument signs, at a
maximum height of 8 feet.
Sign Illumination. External illumination of signs is required. Internally box signs
and awning are not permitted with the exception of theatre marquees.
11. Taco Bell. The Taco Bell project is proposing to use an internally lit pylon
sign, which is not consistent with the Design Guidelines.
12. Starbucks. The Starbucks project is proposing to use an internally lit pylon
sign, which is not consistent with the Design Guidelines.
Illuminated Wall Signage. External illumination of signs is permitted by
incandescent, metal halide or fluorescent light that emits a continuous white light.
Internally lit box signs and awnings are not permitted.
13. Taco Bell. The Taco Bell building proposes the use of a box sign logo, which
is internally illuminated. This type of signage must be externally lit per the
Design Guidelines. For this reason, the proposed is not consistent with the
requirement.
2. The site plan is consistent with the applicable provisions of the City's
Comprehensive Plan.
As stated previously, the site plan is not consistent with the applicable provisions
of the City's Comprehensive Plan because it fails to create a project that meets
the minimum standards.
3. The site plan is consistent with any applicable area plan.
Currently, there is no area plan for the proposed project area.
4. The site plan minimizes any adverse impacts on property in the immediate vicinity
and the public right-of-way.
The proposed plans are consistent with the Zoning Code in regards to building
setback and screening from adjacent residentially zoned parcels. For this
reason, the site plan minimizes and adverse impacts on property in the
immediate vicinity and public rights-of-way.
Variances
Section 9.407, subd. 6 of the Columbia Heights Zoning Code requires that the Planning
Commission make each of the following five (5) findings before approving a variance.
Taco Bell 2-foot oarkina stalllenath Variance reauest:
Page 6
. City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
1. Because of the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved, strict
adherence to the provisions of this Ordinance would cause undue hardship.
The proposed orientation of the building decreases the amount of land available
to meet setback requirements for the parking lot, while maintaining adequate
parking stall lengths and drive aisle widths. If the building was oriented
differently on the property, adequate space could be achieved to meet the City
Code requirements for the parking stall lengths. For this reason, the applicant's
design has caused the necessity of the variance and no hardship is present.
2. The conditions upon which the variances are based are unique to the specific
parcel of land involved and are generally not applicable to other properties within
the same zoning classification.
The applicant has created the hardship by purchasing a piece of property and
attempting to place a commercial use on the property, which requires more land
to meet the City's minimum requirements. There are no unique circumstances
surrounding the parcel that differentiate themselves from other properties within
the same zoning classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has
not been created by any person currently having a legal interest in the property.
The owner of the property has caused the stated hardship being used to justify
the variance requests. By reorienting the building differently on the property, the
2-foot parking stall length variance for Taco Bell could be eliminated. The
variance request is a direct result of the proposed orientation of the building,
which the applicant has decided on.
4. The granting of the variance is in harmony with the general purpose and intent of
the Comprehensive Plan.
The intent of the Comprehensive Plan is to establish the future vision for
Columbia Heights over a 10 - year period and best represent the public interest.
Granting this variance request would allow for the placement of a building that is
inconsistent with the Design Guidelines, which in turn are established to
implement the Comprehensive Plan. For this reason, granting the variance
would not be harmonious with the intent of the Comprehensive Plan.
5. The granting of the variance(s) will not be materially detrimental to the public
welfare or materially injurious to the enjoyment, use, development, or value of
property or improvements in the vicinity.
Granting the variance would not be materially detrimental to the public welfare.
The parking stall length variance would help accommodate pedestrians by
Page 7
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
providing more parking stalls on site.
City Staff recommends that the Planning Commission recommend denial of the 2-foot
parking stall length variance for the Taco Bell building because of an insufficient hardship
and because granting the variance request would not meet the intent of the
Comprehensive Plan.
Taco Bell 31.24 sauare foot area variance for wall sianaae:
1. Because of the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved, strict
adherence to the provisions of this Ordinance would cause undue hardship.
The Sign Code states that total wall sign age for buildings in the GB, General
Business District shall not exceed two (2) square feet for each front foot of
building or structure. Because of the proposed orientation of the building, the
applicant has been limited with the amount of sign age desired for the building. If
the building were oriented in a way consistent with the Design Guidelines for the
area, there would be an adequate amount of front footage to obtain the desired
amount of signage. For this reason, the applicant's design has caused the
necessity of the variance and no hardship is present.
2. The conditions upon which the variances are based are unique to the specific
parcel of land involved and are generally not applicable to other properties within
the same zoning classification.
The applicant has created the hardship by purchasing a piece of property and
attempting to place a commercial use on the property, which requires more land
to meet the City's minimum requirements. There are no unique circumstances
surrounding the parcel that differentiate themselves from other properties within
the same zoning classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has
not been created by any person currently having a legal interest in the property.
The owner of the property has caused the stated hardship justifying the variance
requests. By reorienting the building differently on the property, 31.24 square
foot area variance for the wall signage on the Taco Bell building could be
eliminated. The variance request is a direct result of the proposed orientation of
the building, which the applicant has decided on.
4. The granting of the variances is in harmony with the general purpose and intent
of the Comprehensive Plan.
The intent of the Comprehensive Plan is to establish the future vision for
Columbia Heights over a 10 - year period and best represent the public interest.
Page 8
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
The necessity of this variance request is due to the orientation of the Taco Bell
building, which is inconsistent with the Design Guidelines. The Design
Guidelines, in turn, are established to implement the Comprehensive Plan. For
this reason, granting the variance would not be harmonious with the intent of the
Comprehensive Plan.
5. The granting of the variance(s) will not be materially detrimental to the public
welfare or materially injurious to the enjoyment, use, development, or value of
property or improvements in the vicinity.
The granting of the variance would not be materially detrimental to the public
welfare.
City Staff recommends that the Planning Commission recommend denial of the 31.24
square foot area variance for wall signage on the Taco Bell building because of an
insufficient hardship, and because granting the variance request would not meet the intent
of the Comprehensive Plan.
Starbucks 2-foot oarkina stalllenath variance:
1. Because of the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved, strict
adherence to the provisions of this Ordinance would cause undue hardship.
The proposed orientation of the building decreases the amount of land available
to meet setback requirements for the parking lot, while maintaining adequate
parking stall lengths and drive aisle widths. If the building was oriented
differently on the property, adequate space could be achieved to meet the City
Code requirements for the parking stall lengths. For this reason, the applicant's
design has caused the necessity of the variance and no hardship is present.
2. The conditions upon which the variances are based are unique to the specific
parcel of land involved and are generally not applicable to other properties within
the same zoning classification.
The applicant has created the hardship by purchasing a piece of property and
attempting to place a commercial use on the land that requires more land than
what is provided. There are no unique circumstances surrounding the parcel
that differentiate themselves from other properties within the same zoning
classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has
not been created by any person currently having a legal interest in the property.
The owner of the property has caused the stated hardship being use to justify
the variance requests. By reorienting the building differently on the property, the
Page 9
City of Columbia Heights Pianning Commission
Taco Beli/Starbucks Site Pian and Variances
September 6, 2006
Case # 2006-0604
2-foot parking stall length variance for Starbucks could be eliminated. The
variance request is a direct result of the proposed orientation of the building,
which the applicant has decided on.
4. The granting of the variances is in harmony with the general purpose and intent
of the Comprehensive Plan.
The intent of the Comprehensive Plan is to establish the future vision for
Columbia Heights over a 10- year period and best represent the public interest.
Granting this variance request would allow for the placement of a building that is
inconsistent with the Design Guidelines, which in turn are established to
implement the Comprehensive Plan. For this reason, granting the variance
would not be harmonious with the intent of the Comprehensive Plan.
5. The granting of the variance(s) will not be materially detrimental to the public
welfare or materially injurious to the enjoyment, use, development, or value of
property or improvements in the vicinity.
Granting the variance would not be materially detrimental to the public welfare.
The parking stall length variance would to help accommodate pedestrians by
providing more parking stalls on site.
City Staff recommends that the Planning Commission recommend denial of the 2-foot
parking stall length variance for the Starbucks building because of an insufficient hardship,
and because granting the variance request would not meet the intent of the
Comprehensive Plan.
CONCLUSION
The Taco Bell/Starbucks proposal does not meet the intent of the Design Guidelines for a
new commercial development along Central Avenue. With some modifications to the site
plan and building plans, the applicant could present a plan that eliminates all variance
requests and is more consistent with the types of developments that the City of Columbia
Heights has worked hard to obtain along its most important major thoroughfare. City Staff
understands that the applicant is willing to work with the City to achieve the desired goals
stated in the Comprehensive Plan, however the proposed development plans do not meet
the minimum standards.
The proposed site plan did not meet the requirements of City Code section 9.609 -
Stormwater Management and the City's NPDES permit requirements either. The plan set
did not include any type of provisions for treating the surface water prior discharging from
the site in accordance with the Stormwater Management Ordinance and the City's BMP's.
RECOMMENDATION
Motion: That the Planning Commission deny the site plan approval for the Starbucks,
Page 10
City of Columbia Heights Planning Commission
Taco Bell/Starbucks Site Plan and Variances
September 6, 2006
Case # 2006-0604
located at 4900 Central Avenue, because the site plan does not meet the intent of the
Comprehensive Plan, and no stormwater management plan was included.
Motion: That the Planning Commission recommends that the City Council deny the 2-foot
parking stall length variance for Starbucks, located at 4900 Central Avenue because of the
lack of a justifiable hardship and because granting the variance would not meet the intent
of the Comprehensive Plan.
Attachments
. Figure 1: Location Map
. Figure 2: Site Plan
. Figure 3: Application Materials
Page 11
RESOLUTION NO. 2006-XX
RESOLUTION OF DENIAL
FROM CERTAIN CONDITIONS
OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE
FOR BORDER FOODS, INC.
WHEREAS, a proposal (Case # 2006-0605) has been submitted by Border Foods, Inc. to the City
Council requesting a variance from the City of Columbia Heights Zoning Code at the following site:
ADDRESS: 4900 Central Avenue
LEGAL DESCRIPTION: On File at City Hall.
THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 2-foot parking stall length
variance per Code Section 9.106 (L)(7)(a).
WHEREAS, the Plamling Commission has held a public hearing as required by the City Zoning
Code on September 6, 2006;
WHEREAS, the City Council has considered the advice and recommendations of the Plalliling
Commission regarding the effect of the proposed variance upon the health, safety, and welfare of the
community and its Comprehensive Plan, as well as allY concern related to traffic, properly values,
light, air, danger of fire, and risk to public safety, in the surrounding area;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights
that the City Council does accept and shall adopt the following findings of the Plalliling
Commission:
1. Because ofthe pmticular physical surroundings, or the shape, configmation, topography,
or other conditions of the specific parcel ofland involved, where strict adherence to the
provisions of this Ordinance would cause undue hardship.
The applicant's design has caused the necessity of the variances and no hardship is
present.
2. The conditions upon which the variance is based are unique to the specific parcel ofland
involved and are generally not applicable to other properties within the same zoning
classification.
The applicant has created the hardship by purchasing a piece of property and
attempting to place a commercial nse on the pl'operty, which reqnires more land to
meet the City's minimum reqnirements. There are no uniqne circumstances
surrounding the parcel that differentiate themselves fl'om other pl"Opel'ties within
the same zoning classification.
3. The difficulty or hardship is caused by the provisions of this Ordinance and has not been
created by any person cmrently having legal interest in the propelty.
The owner of the property has caused the stated hardship being used to justify the
variance requests. The variance request is a direct result of the proposed
Resolution No. 2006-XX
Page 2
orientation of the building, which the applicant has decided on.
4. The granting of the variance is in harmony with the general purpose and intent of the
Comprehensive Plan.
Granting this variance request would allow for the placement of a building that is
incousistent with the Design Guidelincs, which in turn are established to implement
the Comprehensive Plan. For this reason, gmnting the variance would not be
harmonious with the intent of the Comprehensive Plan.
5. The granting of the variance will not be materially detrimental to the public welfare or
materially injurious to the enjoyment, use, development or value of property or
improvements in the vicinity.
Granting the variance wonld not be materially detrimental to the pnblic welfare.
The parldng stall length variance would help accommodate pedestrians by
providing more parldng stalls on site.
FURTHER, BE IT RESOLVED, that said variance requests are denied based on the following:
1. Other site layout options would enable the parking stalls to comply with City Code.
Therefore, there is no hardship to warrant the variance.
Passed this _ day of September, 2006
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Council Secretary
RESOLUTION NO. 2006-PZXX
RESOLUTION OF DENIAL OF THE PLANNING AND ZONING COMMISSION FOR
A SITE PLAN FOR STARBUCKS WITHIN THE CITY OF COLUMBIA HEIGHTS,
MINNESOTA
WHEREAS, a proposal (Case #2006-0605) has been submitted by Border Foods, Inc. to the
Planning and Zoning Commission requesting a site plan approval from the City of Columbia Heights
at the following site:
ADDRESS: 4900 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for an
addition in the GB, General Business District.
WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning
Code on September 6, 2006;
WHEREAS, the Planning and Zoning Commission has considered the advice ffild recommendations
of the City Staff regarding the effect ofthe proposed conditional use permit upon the health, safety,
and welfare of the community and its Comprehensive Plan, as well as any concerns related to
compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the
surrounding areas; and
NOW, THEREFORE, BE IT RESOLVED by the Plamling and Zoning Commission ofthe City of
Columbia Heights after reviewing the proposal, that the Plmming and Zoning Connnission does
accept and adopt the following findings:
1. The site plan conforms to all applicable requirements of this article.
The site plan does not conform to the Design Guidelines established for Central
Avenue, as the site plan calls for 13 deviations from the minimum requirements.
2. The site plan is consistent with the applicable provisions of the city's comprehensive plan.
The site plan is not consistent with the applicable provisions of the City's
Comprehensive Plan because it fails to create a project that meets the minimum
standards of the City Code.
3. The site plan is consistent with any applicable area plan.
Currently, there is no al'ea plan for the proposed project area.
4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
The proposed plans are consistent with the Zoning Code in regards to building setbacJ{
Resolution No. 2006-PZXX
Page 2
and screening from adjacent residentially zoned parcels. For this reason, the site plan
minimizes and adverse impacts on property in the immediate vicinity and public rights-
of-way.
FURTHER, BE IT RESOLVED, that said site plan is denied based on the following:
1. There are 13 deviations from the Design Guidelines in conjunction with the Site Plan
request.
2. The site plan is not consistent with the City's Comprehensive Plan.
Passed this 6th day of September 2006,
Offered by:
Seconded by:
Roll Call:
Ayes:
Nays:
CHAIR Marlaine Szurek
Attest:
SECRETARY, Shelley Hanson
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Porcel I;
lots 17 and 18, Revised Auditor's Subdivision Number 15, {]ccording to the recorded plat
thereof, Anoka County, Mlnnesoto.
Porcel 2:
The south 112.00 feet of Lot 16, Revised Auditor's Subdivision Number 15, according to
the recorded plat thsreof, Anoko County. Mlnnesoto.
ALLlANT
ENGINEERING
IMCOl,OIATIO
~~'"
Noles:
1. The 10collons of underground utilllies a!o depictod based on available mops, records
and field locations ond may not be exoct Verify 011 utilities critical to construction or
design.
2. The beorings ore based on the Anoka County coordJnate system.
3. All dlstonces ore In feet.
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4. The area of the above described property is:
Parcell 1.250 acres or 54,449 square feet less R/W Net areo '"' 0.633 acres or
27,587 square feet.
Parcel 2 '" 0.848 acres or 36,960 square feet less R/W Net area'" 0.537 acres or
23,408 square feet
Totol 1&2 = 2.098 ocres or 91.409 square feet less R/W Net areo '" 1.170 acres or
50,995 squore feet
5. Thl9 survey Is bosed on information found in the title commitment prepored by
Commonweolth Land Title Insurance Company for lond described In Porcel 1 above, lile no.
102868, effective dote November 7, 1999 and our in house records and may not depict
all easements, appurtenances or encumbronces affecting the property especially os reloted
to Parcel 2. This survey Is subJect to revision uponreceJptofcu rrentTltIereseorch.
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6. Bench Mork: MN/OOT Survey Monument "0207 C" In the east end of the west landing
on pedestrian bridge over Trunk Highway no, 65 on the south side of 49th Avellue
Northeast and has on elevation of 921.24 NG',U 29 per MN/DOT 1980.
7. TIlis survey depicts a 33 feet right-of-way on 49th Avenue bosed on the Anoko
County hall section mop, this rood may have been established by prescription in which
case U117 width is determined by use. If the righi-of-way Is determined to be (I
dimension other than 33 feet the survey w!ll need to be revised and the areo
recomputed.
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LEGEND
. IRON MONUMENT fOUNO
M WATER VALVE
" ELECTRICAL BOX
0 CATCH BASlN
(fJ TELEPHONE MANHOLE
0 CONCRETE PEDESTAL >-
fOR VACUME W
@ SANITARY (f) ~
" LIGHT POLE :.::
" SIGN U ::>
0 BOLLARD ::l (f)
.0 HYORANT CO (f)
e::
a POWER POLE <( W Z
. CURB STOP f-,- " 0
_1_' WATERMAIN (f) ~z i=
_T_'_ UNDERGROUND TELEPHONE Od ~" i5
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_ll[_DE_ OVERHEAD ELECTRIC z,,;
tJ!i: 0
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SANITARY SEWER 0-
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REVISIONS
REVISro,6!28!<16UPIlATECERT.
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OATEISSUED
SCALE
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201-0142
O' 20
SCALE IN FEET
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NORTH
SHrrT SURVEY
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SEC.
SITE DATA:
PROPOSED USE:
ZONltlG:
DESIGN DISTRICT:
GROSSlOTARE'A:
RIGHT OF WAY AlLOCATION:
REQUIREDSETB'.CKAAE'A:
TOTAL BUllDAlllf: LOT AREA:
NEr LOT AREA:
BU'L~'NG'bO~;Rrk AREA:
PROPOSED IMPERVIOUS AREA:
(b~..I4.","'''_"1)
PROP05EOLANOSCW'EAREA:
EXISmW lANDSCAPE AREA:
PERCENTBUllDINGCOVERACE:
(JI oJMl 10\0".)
PERCENT LANDSCAPE AREA:
(X 01 "01 I>lOIlD)
PERCENTIl.lPERl.lEABLE....REA:
(~ of nol 101 nro. """'d.,~ 1Mo. /Ie
""",minI)
BUILDINGIlEIGHT:
PARKING DATA:
REOIJIRfD p....RKma, Per eode:
T....CO BElL
Bpjua
I na, ~o .1 lIf tlln!lIO ",eo logl .11
Totol Required Po~lng Slall.:
STARDUCKSCQffEE:
~~~, 0~~;I:~d9 p';J;;;~IS\~,fa:.ea'"\
TOT....L
SITE PLAN NOTES:
T....CO SEU STARBUCKS
CB - CENEIW.. BUSINESS DISTRICT
IJIG\lWAY DISTRiCT
TACO SEU & STARBUCKS COffEE
36,960 sa. FT. 5-M50 SO. FT.
13,552 SO. FT. 26.862S0.FT,
2,626 SQ. FT. 5,115 SQ. FT.
20,762 SQ, FT. :22,<4.73 SQ. fT.
23.406 SQ. fT. 27,586 sa. FT.
2,~SO SQ. FT. 1.925 sa. FT.
16,952 SQ. FT. 21,008 SQ. FT.
-M58 SQ. fT. 6.5BO SQ. FT.
o SQ. FT. 0 SQ. FT.
'"
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ONE STORY
Ot/ESTORY
PRO\il!}F.OP....RKIfJr..
6
25
"
TACOBEU: oeee,albla2
9x16 14
"""----'-'
Totol 26
STARBUCKS: oeee.slble2
""---"
Totol 23
,
5
"
lOT....L
1. AU DIMENSIONS SHOIIN ....RE TO TOP FACE Of CURB, WGE OF SIOEW....LK OR
EX1ERIOR OF BUILDINO UNLESS OTHER\\ISE 1l01ED. REFER TO ARCl-lI1EClURAl
DR....II1IlGS FOR BUILDING DIMENSIONS ....110 SPEClflCAnONS FOR LOC....llON Of
EXITS, R....MPS, CONCRETE ....PRONS AND STOOPS.
2. TACK SHALL BE USED ON IlJlUMINOUS EDGE PRIOR TO PATCliING. l.4ATCH
EXISTlNOGRAOES.
3. ALl. CONCRE1E SIDEW....LKS ADJ....CENT TO BUILDING SII....ll BE SEPAR....TED \\Ill. A
Ji" EXPANSION JOlUT.
4. VERIFY COUDUIT REQUIREMENTS fOR TJlE MENU BO....RO, COMMUNICATION
PEDESTAL ETC. II1TH Ol'lNER.
5. \-mlfY THE PLACf.:I.lENT OF THE MENU BOARD AND COMJWNfCAnON PEOESTAL
ETC.III1THD\\NER.
6. ACCESSIBLE ROUTE SHlli.IlE PROVIDED fROMACCESS1SLE STALLS TO IlUlLDftlO
ENTRANCE (SEE #JMG REQUIREMENTS). POLE MOUNT APPROVED SIGUS, ONE
VANACCESSlBLE, CENTER ON STALL, LOCATION PER GrnEIW.. CONTRACTOR.
P....INT INTERNATIONAl SYMBOL Of ACCESSIBIUfY WHITE ON BLUE 8ACKGROUllD.
7. CONSlRUCT ....CCESSJBLE PEOESlRlAN RAMP PER ....OAAG & ~nDOT STANOARDS.
PROVIDE CON1RASTlNG OE1ECTABLE W....RNING SlRIP. MAX. SLOPE 1:20.
B. GOENER....l C<lNrn....CTOR IS RESPONSIBLE FOR COORDlIIAnUO 'MTH FIRE MARSH....L
fOR PosnNO or f1RE L....NES, CURB ~Ml~ING & SIOIl....OE.
9. PUBUC WORKS PERMIT APPLICATION FOR WORK WITHIN RIGHT-Of-WAY IS
REQUIRED PRiOR TO RE~OVAl OR INSTAlLAllON Of CONGRElE CURB ORIVEW....Y,
SIDEWAlK/BIKEWAY, OR OTllER WORK WITHIN lHE PUBUC RIGHT-OF-WAY.
10.lEMPORAAY STREEl SIGNS, UGHllNG. AND ADDRESSES SHALL BE PROVIOED
DURING CONSmUCTION.
\I, CONTRAGTOR IS RESPONSIBLE FOR DEMOUTION & REMOVM.. Of ALL EXISTlNO
STRUCTURES TI{AT INTERFERE WITH NEW VlORK AS SHOWN.
12. GENEIW.. CONTRACTOR IS RESPONSIBLE fOR CURB CUT PERMIT.
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PROPERTY OWNER:
IACJL!lEJ.W
BORDER fOODS, INC.
CONTACT: BAAIl SCHNEIOER
965 DECATUR AVENUE NORnl
GOLDEN VALLEY, Mil 55427
PH (76J)4aO-2070
FX (763) 4fl9-2971
FOR Rf.llleW ONI. Y
PF~ELlMINAF~V
NOT I"OR CONflTRUCiIOI~
ENGINEER:
N..lWlTENGINEERING,INC.
CLARKI'IlCKLUNO,P.E.
WJ..f:AH ACOSTA, LA, PROJECT I.W-lAGER
233 PARK ....VENUE SOUlll, SUITE 301J
MINNfAPOllS, "'N 55415
PH (612) 75fl-3080
FX (612) 758...,3000
ARCHITECT:
IAOl..>ill
WCL ASSOCIATES INC.
DEAN MMlSON
H33 UTICA ....VENUE SOIlTH
MINllfAPOllS, MIl 55416
PH (952) 541-9969
fX (952) 5~1-9554
0' 20'
SCALE IN FEET
srARRlIr.K~ r.OfffF'
JLAL,llC
CONTACT:BAIlBSCHNEIDEfl
065DECAllJRAVENUEIlDRTH
GOLDEN VALLEY, MN 55~27
PH (763) 4611-2970
FX (763) 469-2971
STARRUCKSCOFITF r.m.lPAI.JY
JULESLARSON,PROJECTI.W-lAGER
STORE DEVELOPMENT
550 W. WASHIIIGTOII BLVD., SUITE 200
CIHCAGO. IL 60661
'" /312) 286-03Bl
f)( 206)318-2920
.0'
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60'
NORTH
GENERAL NOTES
""O"TO.........~~l>(J!j,""'<:<<IlRII)JOO,WU,tfIl....nur.u
1lC0l01<U> fill""mDN1'"",","" "'''''[flIOO1l.''lO.l<O Wi"''''''lONOR
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CONSTRUCTION NOTES
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SITE LEGEND:
c=:::J HEAVY Dlf1Y BITUMINOUS PAVEMErlT
~ CONCRETE PAVEMENT
I I I I
B612CURaAtlDGIITTER
OUTFAU CURB AND GUTfER
EXISTlNOCURIlAADGUlTER
S'SIOEWALK
LIMITS OF CONSmUCTION
PARKING COUNT
@
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DIRECTION OF TfW"FIC FLOW
DIRECTIONAL SIGN SCHEDULE "
A E/-HER
B EXIT
C-r"EmER~
C-IENTER<~
DEXIT~
EXIT ONLY
EXITONLY~
DO NOT ENTER
H ORNE-TIlRU
10RiVE-TrIRU-)
J OIlIVE-TIIRUONLY
K TH/l.NKYOU
L WElCOME
H RrOHTTURNONlY
N lEFTlURNONLY
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REVISlOllS
DRAWN DY
CHECKEDDY
DATEISSUEO
SCALE
JOaND,
"A
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6.30.06
1" = 20'
201-01.012
C-1
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EROSION
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GRADING NOTES:
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2. All IMPROVEMENTS TO CONFORM WITH CITY COtlSTRUCTION ST.ANDARDS SPECIFICATION,
LATEST EOmON.
J. EXISTING GRADES SHOWN HAVE IlOT BEEN VERIFIED BY ENGINEER. CONTR.I.CTOR TO
VERIFY.ALL GfV,OES J..ND REPORT OISCREPAllCIES PRIOR TO CONSTRUCTION.
4. REfER TO SHEET C-5 FOR EROSION PREVENTION oS: SEDIMENT CONTROL OETAllS &
SPECIFICATIONS.
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ENGINEERING
I II co. f o. A T I D
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GRADING LEGEND:
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PROPOSED CONTOUR
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REQUlREALlAROUNO
(SEESHEETC-5)
DIRECTlotlOfOR,l,lN,t,GE
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UTILITY
PLAN
UTILITY NOTES:
1. OBTAIN AlL PERt.lITS PRIOR TOT11E START Of CONSTRUCTION.
2. PRO\i1DE POLYSTYRENE INSULATION fOR STORIA SEWER AND WATER/.WN CROSSIIlOS WHERE
VERTICAL OR HORIZONTAl SEPARATION IS LESS THAN 6'.
3. AU lJflLlTY WORt< SHALL COMPLY Wmt THE CITY Of COLUMBIA HEIGHTS ENGINEERING
OES1GNSTMlIlAAOS.
4. NOTIfY GOPHER STATE QIlE C.'J.l. 46 HOURS IN J..DVANCE Of #rt UNDERGROUND WORK.
CALL (000) 252-1166.
5. PRO\i1DE TEMPORARY TRAfflC COttTROL III COMPlI.IJ.lCE WIlli MtlDOT "rEt.lPOIWIY TRAffiC
COttTROLZONE LAYOUTS-flEW I.W'lUAl" DATED 2005 FOR CONSTRUCTION WffiIIN PUBUC
R.O.W.
6. WAlER SUPPLY UNES ARE TO BE lESTED AND APPROVED TO Cm' Of COLUMBIA HEIGllTS.
ENGINEERING AND DESIGN STANDARDS PRIOR TO SERViCECONNECnOtt
7. WAlER SERViCE CROSSINGS SHAlL HAVE A MINIMUM Of 18 INCHES Of VERTICAl
SEPARATION.
8. COORDINATE INSTAlLATIOIl OF UlllITlES WITH CITY Of COLUMBlA HEIGHTS.
9. AI!,o\NooN AlL UNOERGROUNO ununES NOT USED fOR SERVICE AT RIGHT-Of-WAY UNE IN
ACCORDANCE wmi T11E CITY Of COLUMBIA HEIGHTS EN~INEERING DESIGlI STANDARDS.
10.INSTAJ.LCl.EANOUlSJSIIECESSARY.
II. COORDINATE SEWER, WATER AND OR.oIJtlAGE CONNECTIONS CITY EtlGlNEERING DEPARTJ.tEIlT.
12. AU COMPONENTS Of THE WATER SYSTEM, UP TO TliE WATER METER OR flRE SERVICE
EQUIPt.lENT, (I.E. I.WNUNE PIPES, SERVICES LARGER nUN 2", VAlV<:S, mnNGS, CAPS, ETC.)
n~-~~~E t.l~~~;mCm1fN~II~~E~TIrgfT1~grN~~UO~~~ltl~16~~AoW1rJt~~~O
(CAST-IRON, (:RAY-tRON, STEa, OAlVAllIZED, ETC.) PIPE SHALL IIOT BE AllOWED.
13, mlLllY AIID PLUMBING COtmlACTORS SHALL COORDINATE INSTAlLATION OF WATER SERVICE
PIPES, mTItlGS, AND VAl~ ALL THE WAY INTO T11E BUILOIIIG (I.E. UP TO METERS AN~/OR
fiRE SERVICE EOUIPMEtlT) TO ACCOMMDOATE CITY INSPECTION AND TESTING.
14, UTIUTY AND PLUM6ING CONTRACTORS SHALL COORDIIIATE INSTALLATION OF SEWER SERVICES
ALL THE WAY INTO T11E BUIlDING TO ACCOMMODATE CITY INSPECTION ANO TESTING.
15. COORDINATE UTIUTYAflANOONMENT wml CrTY ENOINEERING DEPARTMENT.
10. USE CLASS 52 fOR 0" DIP, POL'iWRAP ON AI..I.. DIP REQUlREO.
.17. PRO\llOE A MINIMUM Of B FEET AND A MAXIMUM Of 10 fEET Of COVER 011 AJ..lI'IATER
UNES, VAlVES, SERVICES ETC.
lB. PRO\llOE POLYSTYRENE INSULATION ON T11E S#lITARY SEI'IERUNE LESS IfW.l 8" DEEP TO
PREVENT FROM FREEZING. USE SCHEDULE 40, SDR 26, OR ornER FOR NC SEWER
SERVICES.
19. GENEAAL CONTRACTOR AND UTlUTY CONTRACTOR SHALL BE RESPOIISIOLE FOR VERIfiCATION
OF THE DEPTH Of EXISTING STUBS USTEO ON THIS PLAN PRIOR TO T11E ORDERING Of ANY
flmNGS, STRUCTURES, CASTINGS, ETC. tlDTIfY THE OWNER OF }Jf( DISCREPANCIES
IIETWEEtl THE INVERT ELEVATION SHOWN Aim T11E flELD ELEVATION. ENGINEER &: OWNER
SHALL NOT BE RESPOtlSllIlE fOR Atf'f DISCREPANCY fOUND ,IS DEPTH ARE ESTIMAlED.
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,,-I STORI.! SEWER 1Il
,-(l) ~
, <" -.- S.4.tIIT.oIRYSEWER (,)
S{j -,- WATER/.WtI ::J
~~ W EXISTING STORM SEWER <Il
h. i.' EXISTINGSAI-lITARYSEWER c:: W
~o EXISTING WATERt.WN <( ~
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REVISIONS
EAST 1! 4 CORNER
S[C. 26
FOB I'UiVlWiW ONl,V
F~I~ELlMINAFtV
NOT FOil COI~8TRlJCIION
O' 20'
SCALE IN FEET
40'
60'
~
NORTH
DRAWIl BY
CHECK(OBY
DATE ISSUED
SCALE
JOB NO.
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CW
6.30.06
1"=20'
201-0142
C-3
SHEl:T UTILlTY_
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ENCLOSURE
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WBEDED 12.lmOFOOm-IG
GROUT SOUD W/CONCRETE
4 PAIR MeKINNEYHB3761
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SOUDOROlJTAl.L
CORES
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IE TO Is VERT. BARS CGRES
'5 BARS 0 48' O.C. COtll. THRU (2) Is BARS
~. WAI.l&:INTOfTG.W/J.HooK- ,'.
'.'.'."./' INSTALL PRIOR TO POURING CONC. {.J.' 8'X8.XI6.C.M.U.
_:: ______ rx 8">: 16' :~.!.U ~ : COLUI.lN
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.= E.VERYSECOllOCOURSE. :%EI.lBEDOElllflrO.
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AS SPEClflEO ',,: l E.W. 0 4 -0 O.C. ; ,J E.W. 0 4 -0 O.C.
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MINIMUM BELOW AOJACEtIf
f1Il1SIIGRAlIE/SURfACEOR
BELOW fROST DEPnlS PER
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REPORT fOR AIIYADDI1101W..
OESlGNCRITERIA.
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SECTION "A"
SECTION "8"
~
METAL GATE/TRASH ENCLOSURE
t/.T.s.122
.,..
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110 S~~I.
201-0142
DETAILS
SEDIMENT CONTROL SCHEDULE
1. PRIOR TO ANY CONSTRUCTION OR OEMOlJll0N, SlLT FEliCE ANO INLET fiLTERS SflALl BE
IIlSTALLEOASSl-lO\\tlTOINlERCEPTRUNOFf.
2. IW.lE01...TELY FOLLO'MNG GRADING Of SIDE SLOPES, WOOO FlBER BLANKET (OR OTHER SLOPE
STABILIZING METHOD AF'PROIJl:O BY OI'MER) SHALL BE APPLIED O\ll'.:R SEEa MIXTURE AND A
I.tINlMUM Of' 4" TOPSOIL.
3. AU. INSTAUA110NS SHALL REMAlH IN PLACE: AND BE MAltHAlNEO IN GOOD COIlDIllON BY THE
CONTRACTOR UNTIL THE: SITE HAS BEEN PERMANENTlY ST,l,BIUZEO. CONTRACTOR MAY
TEMPORARILY REMOVE NECESSARY SILT FENClNo/flLTERS TO CONSTRUCTION ROAOWAYS, \\\ilLE
MAlNTAlNING ADEQUAlE CONTROL IN ADJACENT AREA.
~. SUffiCIENT TOPSOIL SHALL BE STOCKPILED TO ALLOW fOR mE REPLACEMENT Of 4" Of TOPSOIL
FOR DISTURBEI) AREAS TO BE RE-VEGETAlED.
S.THE COIHRACTOR SHALL SCHEDULE SIIE GRADING, UTILITY INSTALlATION AND PA'ltMEtH
CQNSTRUCTION SO lHAT TIlE GENERAL SITE CAN BE MULCflED AND RE-SEEOED SOON AfTER
OISlURBANCE. AREAS THAT \\ILL NOT BE SUBJECT TO CONSTRUCTION TRAffiC SHALL BE SEEDED
AND MULCHEO OR SODDED \\Ill1IN TWO (2) 'M:EKS Of BEING DISWRBED.
6. ll1E GRASSES UTILIZED IN THE SEED AND SOD AREAS SHALL BE Of' A SHADE TOlERAlH TYPE
MEETING MNOOT SPEaFICATlONS.
7.lURf ESTABLlSHMEIlT IS TO BE COMPLETED \\lll1IN 14 DAYS Of ROUGH GRADING PER CITY
STANDARDS.
B, AlL EXP{lSEO SOIL AREAS WITH A CONTINUOUS POSITIVE SLOPE WITHIN 2.00 LINEAL fEET Of A
SURFACE WATER, MUST HAVE TEMPORARY PROTECTION OR PERMANENT COVER FOR TIlE
EXPOSED SOIL AREAS YEAR ROUND, ACCORDING TO TilE FOLLOWING TABLE Of SLOPES AND
TIMEI'RAIAES:
(MAXIMUM TIME AN AAEA CAN REWJN
OPEN WlIEN THE AREA IS NOTACTIVRY
BEING WORKEO.)
TYPFnl'<:InpF!': IlMf.
STEEPER nwl 3:1 7 DAYS
\0:1 TO 3:1 14 DAYS
flATTERTllAN10:1 14 DAYS
THESE AREAS INCLUDE MN EXPOSED SOIL AREAS WITH A PosmVE SLOPE TO A STORM WATER
CONVEYANCE SYSTEM, SUCH AS A CURB AlID GUTTER SYSTEM, STORM SEWER ItlLET OR ornER
NATUAAL OR t.Wf MADE SYSTEMS THAT DISCHARGE TO A SURfACE WATER, TEMPORARY
STOCKPIlES WOHOUT SIGNIFICANT SILT, ClAY OR ORGANIC COMPONENTS (E.G" CLEAN
AGGREGATE STOCKPILES, DEMOUTlOH CONCRETE STOCKPILES, SAND STOCKPILES) ARE EXEMPT
mOM THIS REQUIREMENT BUT MUST COMpLYWIlH SEDIMENT CONTROL PRACTICES IlOTE 15.
EROSION PREVENTION AND SEDIMENT
CONTROL MAINTENANCE PROGRAM
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1. IIlSPECT CONTROL DE'.1CES IMMEDIATaY AfTER EACH RAINFAlL AND AT lEAST DAILY DURIUO
PROLOtWEO RAINFALL, IMMEDIATELY REPAIR FAlLEO OR FAIUNGCOIlTROLS.
2, REPLACEMENT - FABRIC SHALL BE REPLACED PROl.lpllY \\lIEN IT DECOMPOSES OR BECOMES
INEffECTIVE BEFORE THE BARRIER IS NO LONGER NECl::SSARY,
3, SEDIMENT REMOVAL - SEOIMEllT DEPOSITS SHOULD BE REMO\1:D AFTER EACH STORM EVE:NT OR
'MlEN DEPOSITS REActl APPROXU.lATt:LY ONE-THIRD THE HEIGHT Of ntE BARRIER.
ANYSEOll.lENTREMAINIHGIHPLACEAnER THE SILT FENCE OR FILTER fABRIC IS HO LONGER
REQUIRED SHALL 8E DRESSED TOCOI'WORM \\ITH EXlsmw GRADE, PREPARED AND SEEDED \\1m
ll1E APPROPRIATE SEED MIX, AS DIRECTED BY TIlE ENGINEER,
<!-, REMOVAL OF SILT FENCE - SILT fENCES SHAll. BE REMOVED \\lIEN ll1EY HAVE SERVED TIlE1R
USEFUL PURPOSE, BUT NOT BEfORE THE UPWARD SLOplt1O AREA HAS BEEN PERI.IANENllY
STABILIZED, IF TIlE UPWARO SLOPING AREA IS TO BE EXPOSED LONGER TIIAT SIX (tI) MONTIlS,
TIlAT AREA SHAlL BE COVERED '.11m TEt.lpORARY VEGETATION \\\-IEN fiRST EXPOSED,
5. TIlE CON\llACTOR MUST ROUllNELY INSPECT THE COIlSTRUCTION SITE ONCE EVERY SEVEIl (7)
OAYS DURING ACTIVE CONSTRUCTION,
6, N..L INSPECTIONS AND I.WNTENANCE CONDUCTED MUST BE RECORDED Itl WRlTltlG AHD THESE
RECORDS MUST BE RETAINED OH SITE, RECORDS OF EACH INSPECTION AND I.WNTEIWlCE
ACTMTV SIV\LL INCLUDE:
A. DATE AND TII.IE Of INSPECTIONS;
B. IWAE OF PERSON(S) CONDUCTING INSPECTIONS:
C, ANDINGS Of INSPECTIONS, INCLUOIIlG RECOMI.IENDATIONS FOR CORRECTIVE ACTIOHS;
O,CORRECTIVEACllONSTN<EN (INCLUDING OATES, TlMES, AND pARTVCOMPLEIlNG
I.WNTEUANCEACTIVlTIES): .
E, DATE AND ,\MOUIlT OF All RAINFAlL EVE/US GREATER nwl 1/2 IHCH (O,t> INCHES)
IN 2<l-HOURS: AND
F, DOCUMENTS OF CHANGES MADE TO THE SEDIMEIfT COIfTROL PlAN,
7, WHERE PARTS Of THE CONSTRUCTION SITE HAVE UNDERGONE f1iW. STABIUZATION, BUT WORK
REMAINS ON OTHER PARTS Of SITE, INSPECTlONS OF THE STAflIUZED AREAS MAY BE REDUCED
TO ONCE PER MONTH. WHERE WORK HAS BEEN SUSPENDED DUE TO mOZEN GROUND
CONOlTlONS, THE REQUIRED INSPECTIOUS AND I.lAlNTEtMNCE MUST TAKE PlACE AS SOON AS
RUHOFF OCCURS AT THE SITE DR PRIOR TO RESUMING COIlSTRUCTION, WHICHEVER COMES
FIRST.
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I, SEotMENT CONTROL pRACTlCES MUST MINIMIZE SEDIMENT FROM ENTERING SURFACE WATERS,
INCLUDING CURB ANO GUTTER SYSTEMS AND STORM SEWER INLETS,
2,SEDIMENT CONTROL PRACTICES MUST BE ESTABUSHED ON ALL OOWIl GRADIENT PERIMETERS BEFORE
ANY UPGRADIENT lAND DISTURIlING ACTIVITIES BEGIN, THESE PRACTICES StWl. REI.WII III PlACE
UNTIL fiNAl... STABILIZATION HAS BEEN ESTABUSHEO,
3. THE TIMING OF THE INSTAllATION OF SEOlMENT CONTROL PRACTlCES MAY BE ADJUSTED TO
ACCOMMODATE SHORT-TERM ACTMTIES SUCH AS CLfARlNG OR GRUBBING, OR PASSAGE OF VEHICLES,
mY SHORT-TERM ACTMTY MUST BE COMPLETED AS QUICKLY AS POSSIBLE AllO THE SEOIMENT
COUlROL PRACTICES MUST BE IIlSTALLEO IM!.!EOIATELY AFTER THE ACTMTV IS COMPLETED, HOWEVER,
SEDIMEIlT CONTROL PRACTlCES MUST BE IUSTAIJ.EO BEFORE THE NEXT pRECIPITATlON EVENT EVEN IF
THE ACTMTY IS. NOT COMPLETE,
<!-,ALL STORM DRAIN INlETS MUST BE PROTECTED IN APPROpRlATE BMPS DURIIlG COIlSTRUCTION UNTIL
ALL SOURCES WlTH pOTENTW. fOR DISCHAAGING TO THE INLET Ho\VE DEEN STABIUZED,
5, TEMPORARY SOIL STOCKPILES MUST HAVE SILT fEllCES OR OTHER EfFECTIVE SEDIMENT COmROLS,
#lD CANIlOT DE PlACED IN SURfACE WATERS, INCLUDlHG STORM WATER COINfl"ANCES SUCH ~
CURII AND GUTTER SYSTEMS, OR CONDUITS AND DITCHES,
POLLUTION PREVENTION MANAGEMENT MEASURES
THE CONTRACTOR SIV\LL IMPLEMENT THE FOLLOWlIlG POLLUTION pREVelTlON I.\iINAGEMENT MEASURES 011
THESffE:
I, SOUD WASTE: COllECTED SEDIMENT, ASPHALT AtlO CONCRETE MIUINGS, flOATINO DEBRIS, PAPER,
PLASTIC, F,'.BRIC, CONSTRUCTIOH AND OEMOUTlDU DEBRIS AND OTHER WASTES MUST BE DISPOSED OF
PROPERLY AND MUST COMPLY WITH I.IPCA DISPOSAl. REQUIREMENTS.
2, HAZARDOUS MATERlAL: OIL, GASOLINE, PAINT AND Am HAZAROOUS SUBSTANCES MUST BE PROPERLY
STORED, IHCLUDIUO SECONDARY CONTAINMENT, TO PREVENT SPILLS, ILAKS OR OntER DISCHAAGE,
RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROVIDED TO PREVENT VANDAI.!S!.!. STOMGE AND
DISPOSAL OF HAZAROOUS WASTE MUST BE IN COMPLIANCE Wffil MpCA RECUlATIOIlS,
3. EXTERtW.. WASHING OF TRUCKS ANO OTHER CONSTRUC110N VE:HICLES AND CONCRETE WASHOUT MUST
BE LIMITED TO A DEFItIEO AREA OF THE SITE, ,RUlIOFF MUST BE CONTAINED AND WASTE PROPERLY
DISPOSED OF, tlO SIGINE DEGREASIIlG IS A1.LOWED ON SITE,
DET AIL
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FINAL STABILIZATION
THE CONTRACTOR MUST ENSURE F1WoL STABILlZA110N OF nlE SITE. FINAl... STABILIZATION CAN BE
ACHIEVED Itl ONE OF THE FOllOWING WAYS:
1, All SOil DISTURBIIlG ACTMTIES AT THE SIlE IlAVE: BEEH COMPLETED AND ALL SOILS MUST BE
STABILIZED BY A UNIFORI.I pERENNlAI.. VEGETATIVE COVER WIll1 A DEllSITY OF 70 PERCENT OVER THE
ENTIRE PERVIOUS SURFACE AREA, OR OTHER EQUIVAl.ENT MEANS NECESSARY TO PRE.VENT SOIL
fAILURE UNDER EROSiVE COIlDlTIDNSANOl
A. ALL DRAINAGE DIlCIlES, CONSTRUCTED TO DRAIN WATER FROM THE SITE AFTER CONSTRUC110N
IS COMPLETE, MUST DE STADILlZEO TO PRECLUDE EROSIONl
B,' ALL TEMPORARY SYNTHETIC, AND STRUClUAAL EROSION PREVENTION AND SEDIMENT COmROL
BMPS (SUCH AS SILT FENCE) MUST BE REMOVED AS PART OF THE SITE FINAl. STAllIUZATIONl ANO
C, THE CONTRACTORS MUST CLEAN OUT ALL SEDIMENT FROM CONVEYANCES mo fROM
TEMPORARY SEDIMENTATION BASINS THAT AIlE TO DE USED AS PERMANENT WATER QUAI.1IY
I.\iINAGEMENT BASINS, SEDIMENT MUST BE STABIUZED TO PREVENT IT FROM BEIHO WASHEO BACK
INTO THE BASIII, CONVEYANCES OR ORAlttAGE WAYS DISCHAAOING OFF-SITE OR TO SURFACE
WATERS, THE CLEAN our OF PERI.WlENT BASINS MUST BE SUFFICIENT TO RETURN THE BASIN
TO OESIGN CAPACITY.
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_ P\.AC(eOnct.lEO(;(Off(l1C(Il/TO6" (\5J mm) DEEP
mEHCHAlIOIlACKflllfOllJl.!EDlA1ELY,
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slfn miCE POS1S
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SILT FENCE
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CUT-OfT BERM TO MIUIMIZE
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OF NF. 1/4 O~. SEC. :?1I
11. COOROINATt INSTAllATlON wml WORK Of OTHER SECTIONS,
12. STAKING AND C\JYlNG OF TREES PER NATIONAL HURSERYWJIS STAl'lOAROS. I.WNT/lJN PLU~BNESS OF
TREES FOR DURATION Of WARRI\Hl'( PERIOD.
13. SWEEP AND WASH ALl PAVED SURFACES AllD REMOVE All DEBRIS RESULTING fROM LANDSC.oJ'E
OPERATIONS.
1.. FIELD VERIFY SOD L1MIlS PRIOR TO INSTALLATION.
IS. PROVIDE DESIGN AND INSTAUATlON OF AN IRIlIf>Allotl SYSTEM IIICLUOlIIG CONTROLS, ELECTRICAL AND
WATER SElMCE COUllECTlONS WITH l00Jl: COVEAAGE fOR soa mo SI-lRUB AREAS AIm MUST DE
CAJJBAATEOTOMEETALLAPPUCABLECIlYCODES. SOO#lO SHRUB AAEAS TO BE OH SEPARATE ZONES.
USE IWNBIRD OR APPROVED EQUAl, COORDINATE wnH WORK OF OTHER $E:CTIONS.
16. INSTALL <t' HT. BLACK ALUMINUM OECORAlM: PICKt:T fEllCE, COORDlItl.TE I'IlTl-I OWNER AS TO THE OESIGtI
SPECIFlCAllONAHDI.WIUFAClURER,
17. GENERAlCDmRACTOR OR I.A1lDSCM'lN.G CONlRACTOR TO PROVIDE LANDSCAPE BONO~ REQUIRED BY TIlE
CllY:
I. INSTALL 4" MIN. TOP SOIL TO AlL SOD AND SEW AREAS. CONlRACTOR IS RESPONSIBI.E FOR FINE
GIWlIHG OF SOD AlID SEED AREAS. REMOVE STONES, SliCKS, AND DEBRIS lARGER THAll 10.
2. All SHRUB AREAS, UNLESS SPECIFIED I<S OlHER, TO BE BED MULCHED WITH 4" DEPTH Of BUFf
UMESTONE ROCK MUI.CH OVER WEED IlAARIER. POLY-EDGER TO BE VAlLEi' VIEW BLACK O!AMOlID
ORAPPROVEOEQlW..
3. PAVERS 8'1' SUPPUER. INST.lJ..l PER WJIUFAC1URER SPECIFICATIONS. COtOR SELECTION BY OWNER.
4-. pwmNO SOIL SIW.l. CONSIST Of SO,," SELECT LOAMY TOPSOIL. 25% PEAT MOSS, 25r. PIT RUN So\ND.
5. GU,l,RAHTEEALlWORK rOR A FERIOD Of TWO YEARS BEGINNINO AT TIlE DATE Of ACCEPTAJ.lCE.
MAKE ALl REPlACEMENlS PROMPTLY /oS PER DIRECTION Of OWI/ER.
6. MATERlAl SHAlL COMPLY WITH lHE lATEST EDmoN Of TIlE MlERICAN STANDARD fOR IWRSERY
STOCK,.A,lAERICANASSOCIATIONOFNURSERYlABI,
7. TREE TRUNKS SHALL BE WRAPpED WilH BROWN CREPE TREE WRAP. APPLY WfW> IN NOVEMBER
AND REMOVE IN APRIl.
6. WATER >>ID WJNTAltl ALL PLANT M4.TERlAlS, SEED AND SOD UNlIL INITW. ACCEPT>>ICE.
9. REPAIR AT NO COST TO OWNER AlL IlAMAGE TO PROPERTY RESULTING fROM WlOSCAPE WORK.
10. NOTIFY GOPHER STATE ONE CALL AT 651-454-0002 AND fOR LOCATING AU UNDERGROUND
UTlLmES. AVOID DAMAGE TO lJTlLiTIES DURING TIlE COURSE Of TIlE WORK. REPAIR ANl'OAl.lAGE TO
UTILmES, SITE STRUCTURES, ETC., RESULTltlG FROM LANDSCAPE CONSTRUCTION.
FOA FIEVIF.W ONLY
PFtELlMINARV
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LANDSCAPE
PLAN
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~ ORw'MENTAL DECIDUOUS TREE
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EXISTlNGEVERGREEtlTREE
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LARGE DECIDUOUS SHRUB
MEDIUM DECIDUOUS SHRUB
PEAENNlAlS
DRw.MENTALGRASSES
POLY EDGER
PIU.tlE DfADNl) DROWI
BIWlCIlES
PRUNEDfAD NID OOOl<EIl
BlWlClles
1"..,llElM.otlSlIW'
C\1I'/ME(3/ffia)
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HCT.TOSCAl.!
o TREE PLANTING
HOTT05CAl!
DETAIL
DETAIL
LANDSCAPE DATA:
STARBUCKS
REa. / PROVo
(J41Lf)7 7
o 0
200Sf 320Sf
(23)2 2
9
'"
MINIMUM TREES:
ONE TREE PER 50 Lf Of STREET fRONTACE
FOUR TREES PER 1 ACRE Of IMPERVIOUS SERf ACE,
PARKINGAREASSHAIl.tlAVE100SfDFlANDSCAPEAREA
AND ONE ovm-STORY TREE fOR EVERY 20 SPACES.
TOTAL TREES:
TACoaEtL
REO. / PROVo
(112Lf)2 2
o 0
200sf 261Sf
(2B) 2 2
.
LANDSCAPE SCHEDULE
, COMMON NAME "^ '^" SIZE 0 PLAtmNG MATURE SIZE "'" S
l OvFR!';10RYTRFfB
C' GL GREENSPIRE UNOEN Tlllocordolo'Groensplre' 2.5" lIT. B&B H45' W35' ~'""'O<,IIQV-,"OI'"
., He SKYUNE HONEYLOCUST Gledilelo IrloconlhoB vor. InBrmlB '!mpcole' 2.5" 1fT. 8&8 HJ5' WJ5' SlRI.'OlIf",",,,,""V--.cR,,,",,
PO NORTHERN PIN OAl< Quercu. elllpodolls 2.5" 1fT. B&B H50' W45' ","",0lIl ,""....IIQV-CI<OIt>l
ORNAM,fJTAI TRFTS
" PINK SPIRES fLOWERlllG CRAB Molus 'Pink Spires' 201fT. ,., H15'Y1I2' ST""""1RIJK<.NO V_CROTCtI
I'Vl'Rr.Rl'nlrnl'fS
" BLACK HIU.5 SPRUCE PjnceoglouoodBn.o\a 6'HT. ,., H30' W20' """",,""'<n<<.IIOV_CIl<m>l
" TOTAL TREES
SIlRuaSwaEI.II'I.S
..,.." CAllES AI PI).. sprc.
" '" POLKAWEIGELA WeIgel" florido 'Polka' 3'm.,CONT. 114' W4' Pink. a'oom, J"IT.-5.pl.
" RR CAREfREE WONDER SHRUB ROSE Rugos" rOSe 'Corerree Wonder' 2'm.,CONT. H:S' W:s' Pi"~, E\,.,bloomln~
.. ^" ANTHONY WATERER SPIREA Splroea ~ bumoldo 'Anlhony Woterer' 2'm.,CONT. HJ' WJ' Re.. pi"~. [..rb!oom;og
""'"""'" 8100m T"". .hm.-Sopt.
" SO STEllA SUPREME OA'r1.ILY lIemerocolll. 'Stella Supreme' , GAL., CONT. II 12_148 lorn"" y.llo~
" fG fEATIlER REED GRAsS Colomogrostis oNndinocs" vor. brochylrlchal GAL..cmIT. H 30' WIS"
HOlE: Pt>>IT Ml.lDlIALSIZE fOR OE~OI)OUSAlIOORN.WEmALTR!:tS5/'W.L 6EME'ASUREO SIX (61IticIiESNJfNE.mEGROUllD.
0' 20'
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201-0142
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TACO BELL & STARBUCKS
COLUMBIA HEIGHTS, MN
PREPARED BY' JOHN BUJAKE
ACCUSERV LIGHTING & EQUIPMENT
877-707-7378
w502-961-0357 FAX
g ~jbuJQke@QcCU-5erv,coM
oJ N
SMAY 10, 2006
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S1;Q1;lstlco.tAreo.SUMMClr
Pro. ect. All Pro. "Cis
lobel
PARKING LOT
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9.74
t~(lX
22.9
"10
36
Av IMIIl
2.71
H(lx/MIIl
6,36
LlJMlno.lre Schedule
Proec-t1AIlProects
5Mbol Q1;y Lo.bel ArrClnel'lent
4 A 2 @ 90 DEGREES
2 B BACK-BACK
w ri)TlJRES ARE IOOOVMETAL HALIDE wI SAG LENSES
o ~ Pg:~E<'~ ARE 24' FOR AN OVERALL fiXTURE MOUNTING HEIGHT or 26.5'
o "'
.0 N S~
<.0 b :J)Ul
..1 ~ !:i~)
~~ ~
"
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1-2
(f),
\ .ill.
'\, ld\O
,I
LUMens
1I0000
1I0000
LLF
0.720
0.720
Desc:rl"tlon
ACCU 95200-fP10 / 95200-424D90
ACCU 95200-510 I 95200-424D180
EAST 1/4 COP.t.JEf?
$[(:. 26
FOR RINII'iW ONLY
PFlELlMII\jABY
NOr FOR CONllTAU(lrION
I
0' 20'
SCALE IN FEET
~
40'
60'
NORTH
~
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V~
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ACCUSERV
LIGHTING $. EQUIPMENT
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b b"!.'.7\~~.<.\,.J.~.:''''.'I'h I~..~j !l.. 11. II.. "J q b h \1 ~2
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h b./> b., b ..:~~ ,],i \.. !... " Ih !""' l' br - 'bf r' - t. ..1.2!l.a ~,
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REVISIONS
DRAWN BY
CHECKEDBV
DAn: ISSUED
SCALE
JOB NO.
L-2
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0-
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ow
6.~0.OB
1-..2.0'
201-01-42
n fiJ ~ ,~; ;,'~;g;$
~@ EL+19'3"
i TOP OF TOWER$
TOPOfRlUi\
0::D
ill
ITICD
RIGHT SIDE ELEVATION
DMSION 4 _ MASONRY SPECIFICATION SECnON047tO Slmu'atlld Masonry
PART1GENEIW.
1.1 SUMMAHVA-Rela\edOocumllnls
B.Sacllonlrdlldes:
1.SimulaledsIOl1llveneers.
2. Ralnforooman1.lU\Ch0l8!1Ss,morla.r,llIIdaccesSOIias.
C.RalaledSeclloos:
D.AllemalCS
1.2SUBMmAlS
A SubmilIn acoordancemU\SeclionOl00:J
1. ProductOllte: Suumij lorlllbrlcolad wire relnforcemenlandeechlypeofstono .
2. SlImples:SubmllfullsizllsemplesfDlverificaUooolcolorslllldlexlures.
3. ManulllctulotsdetailedlnslallalioolnslruoOOns.
4.ManmllolUler5.yearprojeGIIL<L
5.Ca~;ftcatiO<1sllsledinaualityAssllllmCes!K:Hon.
(JJ
1.3 FIELD SAMPLES
A When required by AroMec!: Mockup size shOOid be emnlmum 01 :JIIIx4/1t.
o
,
.
1.4 QU^lfIYASSURANCE
A. Inslaller: Minimum fi years exparler>C" In similal types of work or similar scope arid be able to fumlsh !'sl 01 previous jobs and
refllloooesllreqooffiedbyNchllocl.
B. Fabrlcalor: Uccnooe ol manufaclUlC! with no/less than 5 years m<perierlGl! mBllufaclulir>g s1mlllaled olone prodLJds.
C.8<pallSlonJoin\s:pro\lidefl~pansiDlljoln1saslndlcatedondraw.ngS,OIGOOfirmw.lhmchltecll(no\ln'Jicaled,
D.CertificaUons;
1.Provldawrl1\enl!ocumenta1IonlhalplOduClSmeelO1f1xceedlhefo/lcrM"9Cf1rt!lica\ioos:
a.IC80ReporlNo.1E142.
b.SBCCIHepartNo.7211lJ.76.
c. FHA..HUD Malenols Ralease No. 717A.
d.Cltyofl.oslVlgelesRepo<1No.23165.
REAR ELEVATION
Natlonel Evaluation SClVlce Repor1 No,
2. Provlda documanlation1hGI slone produclScomplyw.lhspecffiedmlrJImum crneria
f
i
~
I
~
I
1.5PROJECTCDNDmo.'lS
A. EnvlrorvnenllllAequirlllnoots:
Mlnlmumak lemperalure of ~o degrees F (~dag!ees C) pOOl to. durlng,end 101 ~8 hours altercomplatloo 01 work.
b,CoIor(CwmeIMounlafn]
c.Trlm:Corna!sv..herollj)pflCable
[stonasllls] (wallcaps)
~:rM@~~W:I2~D PREPflMTION
Instrut~lnallon: 8<amiooCOlldlllonsandprooeedw.Ih....OIkln
coalings(palnl,bondbresker, CUJlng compO\lncfs, elo) presenl.A1it:h
~~~feDII recepla<:1as and misc. ~ems (rnokllr>gs elc.) are
3.2 INSTAl.lATION (Adhcred Vaoeal)
D. MORTAR AND GROUT
A. Msterials'
t. Cemen!: ASTM Cl50, Typo 1 or 2.
2. Masorvy sand, comptying w.lhASTM C144, n~luml or manufaclured.
B.Mortar and GroulColor:I 1
C.TypeSmortarloASlMC270slandlllds
acc(]ldancaw.thSe<:lion01~OO
1.Verlfylhalmasomy/GOf1GlOlaSUbslralesoooolhavoreSldual
~~bl~~~c~i~1~~~j!a~~~:~~~a%'~lhe
2.Proleclsu"ouodlngworkrlOmdamageby\\U1krnll~ssec!ion.B.
1.6DEUVEIWANDSTORAGE
A. Oellver, slore, handle,ancf proteCl malSllalslnaccordarce\\1lhSeCIJon 01600.
1. Store mOlllllmalerlnfaon pallelsIn dry place and oralxMl40" F(4"C)
1.7 WAAF1ANl'i A. Special Warranty; P!Bpare and submil in accordance w.lh Sedlon01760. P!O'Iide ~O\l"arwwrantyag31ns\
manufaclUJlr>gdeleclslnrnanufaCluledaloooproducls,
PART2_PAOOUCTS
B. STONE ACCESSORIES
1.PlOvldelha!oII0'.v1ngact:!lsSOlYBIldaccentslooes:a
[Smoolh] (FrellCh) c. Ouoins [VandO!b1\I] [SmooIhUmeste<>o] (B'
a. Comer olselectedprodllCl
b. WaJl caps (ChlsaledSlooo] [Aagstooa]
jRandom Rngslone] 13' Bullnose smooUl) [Bullnose Umaslone]
B.l.alhlngApplylalhlnllaccorcllngtomanufactureslnslallation
C.Apply3l81o'hlr>clJsmalchcoelolroor\rutolalhandollawa46
Chiseled] [10'Cliseted] [ElalglanCasllB]
C.SeltlngA.ccessories:
MolSlureBmTleI:
a.TY\'ekSluccoW!ap,byE.l.Duponl,orcompafabieprodllCtas
approvedbYNchilect.Providetnpelosealjdn\s,seams,and
2.1 ACCEPTABLE MANUfACTURERS
Wlthmanulaclurel'srecomrrnmdetlons,
D.CoronadoSllHleVaneel: Install IneCCOldancow.lhmBllulac:turets
A. MolslureBallieJ:FoIlcwmanulnCfUrefslil'ltallatiooprocedure
A. Coronado Sl00e Proouds.
B.Subslitullons:SubmljinaccordancollithSeclion01600.
C.Mus(mee1orexcaedleslings1811drudsbekmsections2.2(2)
D. ShowproofolICBOor1estsincomp~ancew.lhcertifrcaUonsolQUal1tyAssuranoeseclion.
1. Psltern:FoIiowpublishedlitcra1lJ/elpicluresollhoPloduct
a.NOVEA1lCAl.STONES
g:~~g:Jlj~n~~I~b'WJ~r1ie\\'f.I~ l;Z6' dependir>goo slcoo
~
~~~ &rr!m~~iJjlnllo masonry or coooelesubslra\es in accordance
l
lears, 01 same pelllleanco IlS membfana.
b. ASTM 0226. no. 15 non.perlOlsled asphall sa1urated O!gm;c(elt
2. Malalt.Dth:ASTM C347; 16gagaW\J'lilnw.Jaorsetlfurrl~g,
lle\vanizod,2.Smelalleth.
a. [OaspHaked) jFull Brushed) [Fril Smoolll Tooled) [Wooplng]
22STONEMATERIAl.S
A General
1.Coron~doS\ooe:
a.PuxlliGTName[ldahol.edijestooo]
~
!
,
3. F nslene rs G slvan)7.ed Slap~es, nalls, or SClil\\$ 01 size, spa<:1r'lQ,
and 1)'pe as !Hcommandad by slmu\aledslor111 rnwacture! jDi' ~s
S!1COO"llared
CULTURED STONE SPECIFICATIONS
~
TOP ~~ ;~:;$
1lH.l. ~~. c~o~~$
BTM. O~\R9~ll~~$
H/TRllNCESSIVJ..LBEIOErmFlEOl\ml~
A SIGN OR SnCKEROFTHE STANOARO
ACCESSIBtU1YLOGO
TOpE~'FO~~;$
1/~"~1'-0"
T~~' ;2~C8~$-
TOP ~~ ;;:;p:; $
TO~lOF+~~~~~$
@
ill
BTM. OiLCA~~~~$
SEE SHT, M FOR ALL
SCHEDULES AND NOTES
J]
TOpE~F O~lJIo~$
1/4"-1'-0" C
E,G'ouIJolnls:
F. Clean and frnish joln\s In accordwx:e\"th rnanufacluJe~s
G. Cootrol Joln\s: Size In accordancellithSeCllon 07920 lcrwalanl
perlorrnance, but In no case lalgBl than adjacent mor1arjolnls In
axposedstoooull'ts.
H. ElIpansfonJoinls: P!<lVido\\l\BlemdlcaledooOIll'Mll{Isoras
recommendedbysystemmanulaclurer.
Cl.EANING /lND SEAtiNG
Cleanii'l!l:comoriE/1hSectioo01740
RemovlfexG\lss erandsmamsuslngcw.mblUshOlstrelwool
Wlthin1102hOursolnstaJlallon.
NoMdcieanars.
Lef\VssurleceslhoroughlycleanandlllleolmortSJendolher
solllng.
TYPEI1etloo2X4 S1ud
2.~'~I?I~lMfi,~~~ized mKl exoanOOd
Flal SGlatch COlli or BrOWll Coal 1/4'MortarGoronsdoS!o,1eor
"""
END OF SEC1ION
-$
WCL
ASSOCIATES, INC,
ARCHITECTS
[NTERlORS
..
1"'3 IJrICAAV....1E &OlJIH
MJNNEN'OIlS.~16S416
f^",Q6'Ml.Q~4
9525419'169
Border Foods, Inc,
9&5 Deco.'tur Ave
Nor'th
Golden Valley MN
55427
Q
'nu:e
.-..
D
PRELIMINARY
NOT FOR
CONSTRUCTION
TACO
BELL
REVERSE BUILDING
4900 CENTRAL AVE,
N,E.
COlUMBIA HEIGHTS,
MN 55441
IIH!f;!IYo;EIfrFiT1!.\T1lO8P\..ANWA6
"""'.....,8Y""'OOLlunlll'~
o.lHl'I~}JOT1!.\TIA)lAllU.Y
~JJlCImo.tlll>E'lWO:L\WaOl'
TIE 8TATEOF...lESOTA
~_.
_.
""""'mAllON'
W---- '
DAVTJCUJO{
~,
pAINT HISTORY
~ATE
YUl<HEVIE\t
YlllHEVlt:V
Y....REVlt:V
~~2.e('(l4
01.13-"005
~IZ8-"005
EXTERIOR ELEVATIONS
SOM.E,114"f.O'
~RDJ'CT ~OO4.o.\.G9
CR~W" ~"
CH.G~'C D,H
A4.1
ENlRNICES SHALL BE IDHITIFlEO WITH[l5]
A S!GN OR SlICKER Of nlE srANDMD 1"1"
ACCESSIIlIUTYLOGOY
TO~l(/~~~i;$
TOP ~j: ;;:;":;$
EL g' O'
BOT OFTREWS
o
,
,.
BOl OF WIND~~' F~~~$
TOpE~FO~~$
FRONT ELEVATION
1/4.~I'-O'
12'- .
"
~.
@;'
143 II
EL +18'-4"
TOP OF PARAPEf
,.
,
"
"
,
,
TOpE6F-O~~~$
a'-o. uvn. o/T lANE
1/4"-1'-0.
LEFT SIDE ELEVATION
EXTERIOR FINISH SCHEDULE
GENERAL NOTES
KEY NOTES
NO. OT'(
EXTERIOR FIXTURE SCHEDULE
RHWlKS
$YM. lIDI' snu: / COLOR
MANUFACTIJRER
HOltS
LOCATION
MISCELLANEOUS
1. SEE SHT. ALl "WINDOW lYPE" FOR vmmow ELEVATIONS.
SFALERS IREfER TO sprr.IFICATION SECT\ON 079201
L SEiIJ...oIJ'IT AT All WALL AND ROOf PENETRATIONS
2. SEAlNIT AT AlL wl~mows ~NO DOOR FRAMES AT HEAD. Sill AND JAMB.
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.
5 SEE
@SHT.e2
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orsCRIPTlON
lREWS
CANDr{
OfTOOlDPr
PRE-PAYCI>NOPV
SIGNACE
SIGNAGE
TRELL'S
fLYlNGAIlCH
D:PRESSIONTREW5
CD G&V. MTL eM' FlASHING - PRIME & PMN'f IN FIELD. SEE DEl. 2/1\7.1
CD GM-V. Mn. SCUPPER & DOWNSPOUT - [){JE@ TOWARDS CURB 6' @ 45 DEG.
Sf! OET. IJ/M.I, PRIME &. PMNT I~I fIELD.
CDEIFS,TYP m:DETAlLS14&.15/A7.1
(D PiPE B0l1.Al10-SEESrrEPlANANO DETNLS
G) 2' nl!CK ElFS AT DRIVE-nmu PICKUP WINDOW PO? OUT
([)SRlCKORCULTUREOSlONEWAlNSCOTW/CAPSTONE 36'1YP.,4S'AT
TOWER lEGS SEE SHEET M.l FOR SPEClflCATlON
ill 22 GA METAl ROOF EDGING
@WAlLflxruRES SEESIlmE4
CDp.C,B.~SEESHEETKI &DTL 7/A7.1 (rrr)-SEESflEETE6FORLOCAllOll
@STOPWAlNSCOTATSWiTCHGEAR,FIELDVERlfYSPECSREOUIRED,
<1D HOSE IlIB - SEE SIlITTP4
@SrTEMlAPTW/CONC,SPlASIISlOCK&CO~lC.SWAlETOO/T
lANE OR APPROPRIATE ORAlN PATH
@'OPEtlLATE"SIGN SffSllEETU
@PfoJW'[fllANO
@EXPRESSIONPANEL-SEEDEfMLI8/M2
\'_O'H.9'_1'L.J'_O'DP SIDE WINDOWS
I' 0'11. g' 2" W. 6' 5' OP EIffillE5
1'-0' H . 14' 6' W x 4'~O' OP
1'-0' H x 8'-J' W. 4'-0' DP
hllNl CLOUO'SWINGING liEU. LOGO'
RACE WAY 'TACO BELL LEllER'
1'-0' H. 5'-0' L x J'-O' DP mom WINDOWS
9' H. 15' 5' W. 3' o' DP
1'~4' H . 5'~4' L. 2' O' OP SIDE WINllOWS
1 DESSERTSAND,UTll1IY
2 SW66S7 M!BER WAVE
J ASHTON,UOurr
J A SW2523 ROOKII'OOO CLAY
4A NOTUSEO
40 NOT USED
4C NOT USED
40 NOT USED
5 sm059 IRON ORE
6 sTCROlXSTONE
7 CODLGRAY
INTERSTATE
SIlERWINl'IllllMlS
HEBRON
sHERWINl'ilLIJ.\.\1s
SHERII'lNI'IlLIJ.\.\1S
).Wll WAlL COLOR
ACCENT WAll. COLOR
",,^"U
ACCENT WAll. COLOR
EXPRESSION PANEL
SHERII'lNWlLl.W.lS
UOGSTONESONOllAVAW:Y
IHDWlAL!MEStOHE
CONT. PMN'IT CN'
WMHSCOT STONE
2' CAPSTONE
SEE SCOPE OF
WORK SHEETS FOR
SCOPE DEFINITIONS,
$:
WCL
ASSOCIATES, INC.
ARCHITECTS
INTERIORS
m
~
1~J3\1l"CA."'\IE""" sourH
...NNfN'OUS........6(;.l16
F/lX:9626.1..6(;.l
'52M19'1^9
Borderroods,lnc,
965 Decatur Ave
North
Golden Valley HN
55427
Q
TACe
.-'r
A
PRELIMINARY
NOT FOR
CONSTRUCTION
TACO
BELL
REVERSE BUILDING
B
4900 CENTRAL AVE.
N.E.
COlUMBIA HEIGHTS,
MN 55441
IlISaY<;mTFYnl.l.TTltOFUllW"'S
PIlEJ'AAEI>BYl.EOO\.WEllIlV.....or
&l!'m'ffllOllAm TlIATI.w... flU.Y
L<:rnBa>1JICIf11;<lTl.H>m1lEU.WSOl'
1lEar...lEOfWN1SOT...
-~.
_.
!l1(0\8111ATl<'.ifI'
ta2-- .
D'VJ>CLUJ{
~.
PAINT HISTORY
DATE
ru<REV!EV
lUIREVIEV
lUIREV!EV
0'J!l~.<~
~lJJ.<oo5
01.28.<005
EXTERIOR ELEY A TIONS
SOALE. V4'.f-O'
~~D"'CT 200.!l~,09
cnA""" "'-R
CH"C:~UO ~,"
A4
FLOOR PLAN: 2413 S.F.
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2'-2'
1'-\"
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~ ~ \ IVESTlBUlEI"tv
'" --- -...ti'",2f'\ 6'-4" R.O.
(~ @ \~/@
ll~V~IlJ.f
J'-" \~ r ;
~, '!
-'
+~/CO' +- N
~1
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20'-4'
9'-1~' R.O.
"
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lI'-l~' R.O.
ill
ill
~
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-<D {
~+
J
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. 2
'00
,
I DINING!
21 S)'
12'-9'
J1'->J'~~
lZ'-la;}
"
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WALL LEGEND
+
TYPICAL EXTERiOR WAll;
2X6 WOOD STUDS IlIB" OC. I'll 1/2' EXTERIOR
GRAOE PL'1WOOO (EXP I} SflEATHINGANO R-21
KlWT fACED fiBERGlASS [lATT INSlIlATION (lI,N,D.)
TYPICAl INTERIOR WAll:
2X4 WOOD STUDS @10"0,C. (lI.N.D.)
+
INlERIOR SOUND-RATED WAlL:
COIlSTRUCT WIGAl INTERIOR WAlL W/ 3-1/2"
UNFACW fiBERGLASS BATT INSULATION
+
+
DECOR ITEM SEE SHEET 01<<
SCOPE OF\'/ORK SHEETS
NOTES:
l. REtER 10 EXlERI()R EL[\IATImIS SHEETS M &: M.l FOR EXTERIOR FINISHES
/>NO ROOM FIIIIS/l SCHEDULE S!iE[fS A9 &. A9.! fOR INTERIOR fiNISHES.
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A-201
June 29, 2006
Re: Proposal for Taco Bell Reconstruct / Reimage Project with a drive thru and Starbucks
Coffee Shop with a drive thru
Our narrative for the formal submission of the final site and building plans is as follows:
Who is proposing the project?
Border Foods is a locally owned company and operates franchised restaurants (under
different entity names) for brands Taco Bell, Pizza Hut, KFC, Long John Silver's,
Wingstreets and Au Bon Pain. Lee Engler, Co-founder, President & CEO, has enjoyed a
25 yr. history in the restaurant industry. Collectively, the company operates 175
restaurants with the majority located in the Twin Cities metro market, including the Taco
Bell and Pizza Hut in Columbia Heights.
Fee Owner of the Property
Proposed Taco Bell: Border Foods Real Estate Holdings, LLC is the fee owner of the
parcel. Proposed Starbucks: JLAL, LLC is the fee owner of the parcel. Border Foods
Real Estate Holdings, LLC and JLAL, LLC are affiliated companies.
What is being proposed?
Border Foods, doing business as Taco Bell, is proposing a reconstruct/reimage of the
facility currently operating at 4900 Central to the parcel located at 4910 Central, which
was fOlmerly operated as Dave's U-Wash Car Wash.
JLAL, LLC on behalf of Starbucks Corp. is proposing a coffee shop with drive thru at the
corner parcel of 49th and Central where the Taco Bell currently operates.
Site Design
The site configuration is difficult based on chm'acteristics ofthe parcels. Border Foods
considered public welfm'e and safety, comfort and economic impacts relative to the city's
design standards and zoning code and respectfully asks for City input and response to this
submission. Please see the attached review for more details.
Building Design
Taco Bell is proposing to construct a one story, full masomy building with stucco arches.
The architect and design components are fully set out in the submission. We propose to
construct our current prototype "Bold Choice" design. An example of this new design
can be observed in at 9230 Lyndale Avenue, S. in Bloomington. We believe it will
provide a significant enhancement to the Central Avenue streetscape and be most inviting
to the City's residents and our community visitor customers.
Starbucks is proposing a one story, full masomy facility built to its newest and most
attractive design and branding guidelines. The architecture and coloring compliment the
new Taco Bell facility and together the buildings create a convenient, attractive and user-
friendly food and coffee service presence in Columbia Heights.
Roof Line
The parapet walls are high enough on each respective building to provide full screening
of the mechanical equipment on the roof.
Storm Sewers and drainage
The existing grade contours and directional flow are to the rear of the sites per the
proposed plans.
Landscaping
The proposed landscaping plan design includes over story trees Oaks and Honey Locust,
spruce evergreens, colorful flowering perennials, grasses, boulders, pavers, grass and
decorative fencing.
Fire Protection
The Taco Bell will be code compliant with a fully sprinkled, 24 hour monitored system.
The Starbucks will be code compliant; undetermined as this time if it is fully sprinkled.
Border Foods Operations
Border Foods has been recognized a leader in food safety and sanitation practices by both
the MN Department of Health and our franchisor-Taco Bell Corp. Border maintains a
Manager of Quality Assurance on staff and has in house training programs for sanitation
procedures. Our staffmg of certified food safety managers in our restaurants exceeds
state requirements. All food service equipment in a Taco Bell is NSF approved and our
submission for health depmiment approval includes cut sheets which detail the equipment
specifications.
Hours of operation
Border Foods is requesting approval for 24 hour operations.
Starbucks request for hours of operation is undetermined at this time.
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FOODS
965 Decatur Ave N
Golden Valley, MN 55427
Direct Telephone: 763-489-2970
Direct Fax: 763-489-2971
July 7,2006
City of Columbia Heights
590 40lh Avenue NE
Columbia Heights, MN 55421
Re: Application for Variance - Parking Stall Length
4900 Central Avenue
Columbia Heights, MN
Good Day:
As set forth in the instructions relating to the submission of an Application for Variance, this letter is
given on behalf of JLAL, LLC as fee owner and applicant ("Owner"), in support of the Owner's
application for a variance relating to the length of parking stalls as set forth in the City's Design
Guidelines. The Owner is applying for variance to allow for the reduction in the required length of
twenty three (23) parking stalls located on the property from the recommended twenty (20) foot length
to a eighteen foot length.
As shown on the site plan for the property, the parking stalls for which the variance is sought are
located on the property in areas which if the recommended twenty (20) foot length were used would
extend the parking stalls into the drive aisles and into the building and parking setback areas as
established by the City's zoning ordinances. By reducing the length of the parking stalls by a very
minimal amount of two (2) feet, the Owner can satisfy the requirements of the City's zoning ordinance
and insure that its customers and the City's visitors can navigate the property in an orderly manner with
larger drive aisles between the parking spaces.
As the granting of the variance would not materially alter or impair the use of any parking space on the
property, the Owner would appreciate the City's review and approval of this variance.
Thank you for your review and consideration.
Respectfully,
Border Foods, Inc.
Border Foods, lnc. Is a franchisee of YUMI Brands
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CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER:
2006-0901
DATE:
September 6, 2006
TO:
Columbia Heights Planning Commission
APPLICANT:
Darren Farwell, Savers
LOCATION:
4849 Central Avenue
REQUEST:
Conditional Use Permit for Outdoor Storage
PREPARED BY:
Jeff Sargent, City Planner
INTRODUCTION
At this time, Darren Farwell ("applicant") d/b/a Savers, is requesting a Conditional Use
Permit (CUP) to allow outdoor storage at the property located at 4849 Central Avenue.
The present use of the property is a strip mall, with Savers store as a tenant. Currently,
Savers is utilizing a large storage container as well as a semi trailer to house excess
materials that cannot be stored in the building. These outdoor enclosures are
considered to be outdoor storage for the business and would need to comply with the
Zoning Code. The Conditional Use Permit for outdoor storage would enable the
applicant to continue using the storage containers as long as the containers are placed
in a fenced in area meeting the requirements for outdoor storage in the City of Columbia
Heights ("City").
Comprehensive Plan
The Comprehensive Plan designates the property as Transit Oriented Development.
The current use of the property is consistent with those uses found in transit-oriented
developments. Therefore, the proposed use is consistent with the Comprehensive Plan.
Zoning Ordinance
The property located at 4849 Central Avenue is zoned MXD, Mixed-Use Development,
as are the properties to the south and east. The properties to the north are zoned
commercial and residential, and the properties to the west are located in the City of
Hilltop. The Zoning Code at Section 9.112 (D)(2) states that all conditional uses
allowed in the commercially zoned parcels of the City are also allowed in the MXD
District. Code Section 9,110 (E)(3)(h) allows for outdoor storage as a Conditional Use
. City of Columbia Heights Pianning Commission
Savers-Conditional Use Permit
September 6, 2006
Case # 2006-0901
in the GB, General Business District. The Specific Development Standards at Section
9.107 state the criteria in which the outdoor storage shall be used. These standards
state the following:
a) The outdoor storage area shall be accessory to a commercial or industrial
use.
The storage area will be accessory to Savers, which is a commercial use.
b) Outdoor storage within the public right-of-way is prohibited.
The proposed location for the outdoor storage is located fully within the property
boundaries. A condition will be implemented prohibiting storage on the public
right-of-way.
c) All outdoor storage areas shall meet the setback requirements for a principal
structure in the zoning district in which the use is located.
The Zoning Code states that the setback requirements shall maintain and
enhance the character of the neighborhood in which the development is located.
In this case, staff feels that it is appropriate to require the development to meet
the same setback requirements for the GB, General Business District. The
setback requirements for the GB District are as follows:
Front yard:
Side yard:
Corner side yard:
Rear yard:
15 feet
o feet
15 feet
20 feet
The site plan accompanying the CUP application indicates that these setback
requirements would be met.
d) Outdoor storage areas shall be located in rear yards or in the side yard
behind the front building line of the principal structure.
The site plan accompanying the CUP application indicates that the outdoor
storage area will be located in the rear yard.
e) 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, earth
berming and/or vegetation no less than six (6) feet in height and no less than
80% opaque on a year round basis.
The site plan accompanying the CUP application indicates that a 6-foot tall
privacy fence will be erected around the perimeter of outdoor storage area. The
Page 2
. City of Columbia Heights Planning Commission
Savers-Conditional Use Permit
September 6, 2006
Case # 2006-0901
fence will be required to be tall enough to screen all the materials to be stored.
f) All goods, materials and equipment shall be stored on an impervious surface.
The area in which the outdoor storage area will be located is current hard
surfaced. A condition of approval will be included indicating that at all times, the
outdoor storage materials shall be stored on an impervious surface.
g) All goods, materials and equipment shall be stored in an orderly fashion, with
access aisles of sufficient width to accommodate emergency vehicles as
needed.
h) The height of materials stored, excluding operable vehicles and equipment,
shall not exceed the height of the screening provided.
In this case, it appears as if the storage containers would exceed the 6-foot tall
fence that is proposed for the CUP. The applicant would have to erect a fence
that was tall enough to screen the storage containers.
FINDINGS OF FACT
Section 9.104 (H) of the Zoning Ordinance outlines 9 conditions that must be met in
order for the City to grant a conditional use permit. They are as follows:
(a) The use is one of the conditional uses listed for the zoning district in which the
property is located, or is a substantially similar use as determined by the
Zoning Administrator.
Outdoor storage is specifically listed as a Conditional Use in GB, General
Business District in the City of Columbia Heights. The MXD District allows all
Conditional Uses that are listed within each commercially zoned district.
(b) The use is in harmony with the general purpose and intent of the
comprehensive plan.
The intent of the Comprehensive Plan is met in this case. The land is
designated for Transit-Oriented Development. This type of commercial use is
consistent with the types of commercial uses in a transit-oriented
development.
(c) The use will not impose hazards or disturbing influences on neighboring
properties.
Page 3
. City of Columbia Heights Planning Commission
Savers-Conditional Use Permit
September 6, 2006
Case # 2006-0901
The outdoor storage is required for the business to operate. At no time shall
any of the outdoor storage materials be hazardous or injurious in nature to the
public welfare. A condition will be added to this effect.
(d) The use will not substantially diminish the use of property in the immediate
vicinity.
The required setbacks for outdoor storage for the proposed CUP would help
ensure that the uses of properlies in the immediate vicinity would not be
diminished in any capacity.
(e) The use will be designed, constructed, operated and maintained in a manner
that is compatible with the appearance of the existing or intended character of
the surrounding area.
Outdoor storage in a commercially zoned area would be consistent with the
character of the surrounding area.
(f) The use and property upon which the use is located are adequately served by
essential public facilities and services.
The properly located at 4849 Central Avenue meets this criterion.
(g) Adequate measures have been or will be taken to minimize traffic congestion
on the public streets and to provide for appropriate on-site circulation of
traffic.
The nature of outdoor storage does not and will not generate an excess of
traffic, and will not create traffic congestion. Measures will be taken to ensure
that on-site circulation is provided.
(h) The use will not cause a negative cumulative effect, when considered in
conjunction with the cumulative effect of other uses is the immediate vicinity.
Being that outdoor storage is allowed in the General Business District with a
CUP, it is assumed that there would be no negative cumulative effect of the
proposed use on other uses in the immediate vicinity.
(i) The use complies with all other applicable regulations for the district in which
it is located.
The proposed use will comply with all other applicable regulations for the
district.
Page 4
City of Columbia Heights Planning Commission
Savers-Conditional Use Permit
September 6, 2006
Case # 2006-0901
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the City Council
approve the Conditional Use Permit for outdoor storage for the property located at 4849
Central Avenue, subject to conditions of approval outlined below.
Motion: The Planning Commission recommends that the City Council approve the
Conditional Use Permit for outdoor storage, subject to certain conditions of approval
that have been found to be necessary to protect the public interest and ensure
compliance with the provisions of the Zoning and Development Ordinance, including:
1. The outdoor storage shall be located within the setback requirements of the GB,
General Business District.
2. There shall be no outdoor storage of materials located on the public right-of-way.
3. There shall be no storage of hazardous materials or other materials that may be
injurious to the general welfare of the public.
4. The area used for outdoor storage shall be surfaced with a hard surface material
at all times, as approved by the City Engineer.
5. Any type of fence allowed by City Ordinance, no less than 6 feet high and 80%
opaque shall screen the outdoor storage area.
6. All goods, materials and equipment shall be stored in an orderly fashion, with
access aisles of sufficient width to accommodate emergency vehicles as needed.
7. The height of materials stored, excluding operable vehicles and equipment, shall
not exceed the height of the screening provided.
ATTACHMENTS
. Draft Resolution
. Location Map
. Site Plan
Page 5
l)RAFT RESOLUTION NO. XXXX
RESOLUTION APPROVING A CONOITIONAL USE PERMIT FOR
SAVERS
WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2006-0901) has been submitted by Darren Farwell of Savers to the
City Council requesting a conditional use permit from the City of Columbia Heights at the following
site:
ADDRESS: 4849 Central Avenue
LEGAL DESCRIPTION: On File at City Hall
THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per
Code Section 9.112 (D)(2), to allow outdoor storage in the MXD, Mixed-Use District.
WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning
Code on September 6, 2006;
WHEREAS, the City Council has considered the advice and recommendations of the Planning
Conmlission regarding the effect ofthe proposed conditional use permit upon the health, safety, and
welfare of the community and its Comprehensive Plan, as well as any concerns related to
compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in thc
sun-ounding areas; and
NOW, THEREFORE, BE IT RESOL VEl) by the City Council of the City of Columbia Heights
after reviewing the proposal, that the City Council accepts and adopts the following findings of the
Planning Commission:
1. The use is one of the conditional uses listed for the zoning district in which the property is
located, or is a substantially similar use as determined by the Zoning Administrator.
2. The use is in harmony with the general purpose and intent of the Comprehensive Plan.
3. The use will not impose hazards or distributing influences on neighboring propelties.
4. The use will not substantially diminish the use of property in the immediate vicinity.
5. The use will be designed, constructed, operated and maintained in a matmer that is
compatible with the appearatlCe of the existing or intended character of the surrounding area.
6. The use and property upon which the use is located are adequately served by essential public
facilities and services.
Resolution No. XXXX
Page 2
7. 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.
8. The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
9. The use complies with all other applicable regulations for the district in which it is located.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become part of this permit and approval; and in granting this permit the city and the applicant agree
that this permit shall become null and void if the project has not been completed within one (1)
calendar )!ear after the approval date, subject to petition for renewal of the permit.
CONDITIONS A TT ACHED:
1. The outdoor storage shall be located within the setback requirements of the GB, General
Business District.
2. There shall be no outdoor storage of materials located on the public right-of-way.
3. There shall be no storage of hazardous materials or other materials that may be injurious to
the general welfare of the public.
4. The area used for outdoor storage shall be surfaced with a hard surface material at all times,
as approved by the City Engineer.
5. Any type offence allowed by City Ordinance, no less than 6 feet high and 80% opaque shall
screen the outdoor storage area.
6. All goods, materials and equipment shall be stored in an orderly fashion, with access aisles of
sufficient width to accommodate emergency vehicles as needed.
7. The height of materials stored, excluding operable vehicles and equipment, shall not exceed
the height of the screening provided.
Resolution No. XXXX
Page 3
Passed this _ day of September 200_
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gaty L. Peterson
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Council SecretatY
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Savers,lnc.
] 1400 SE 6th Street
Suite 220
BeHevue, WA 98004
P.O. Box 808
8ellevue, WA 98009
P: 425-462 ]5]5
F: 425-451 2250
www.savers.com
Canadian Corporate:
7350 Edmonds Street
Burnaby, BC V3N ]AB
P: 604-540-49] 6
F: 604-540-6478
WNW.vvsinc.com
Savers Australia, Inc.
330 Sydney Road
Brunswick, Victoria
AU 3056
P: 0] 1613938]-2800
F: 011-61-3-9381-2700
www.savers.com
Doing Business As
Va1ueVl11age
savers.
ViI"l'Yaleurs
August 2, 2006
Sent Via Federal Express
Mr. Jeff Sargent
City of Columbia Heights
590 40lb Avenue N.E.
Columbia Heights, Minnesota 55421
RE:
Savers #1029
4849 Ceutral Ave. N.E., Colnmbia Heights, Minnesota
Dear Jeff:
In an effort to try and better our business practice in the community of Columbia Heights, Savers requests
approval to place a trailer and a storage container at our above referenced store. These are critical pieces in our
business and allow Savers to better provide for its customers and it helps keep clothing from going to landfills.
The trailer only takes up about five (5) parking stalls and is strategically located on the side of the building to
minimize interference with customer parking and store visibility. The trailer is 44' long and 8' wide and 9'
high (Please see the attached drawing). Clothing that doesn't sell in our store is compacted into large bails and
sent to third world countries. This keeps the material from filling up our land fills. Bails weigh in excess of
1000 lbs.. The full trailer is replaced with and empty trailer approximately every 7 days. The trailer is an
integral component in our recycling practice. An identical practice is used at all our 207 stores across the US .
and Canada.
The storage container takes up about five (5) parking stalls and is also located along side the building. The
storage container is important because it helps Savers keep an even flow of product in our store. The storage
container is 40' long and 8' wide and 8' high (Please see the attached drawing). This as well is a very
important piece to out stores operation.
Savers has been a tenant of the Shopping Center since 1989, and we pride ourselves on the many benefits we
provide to the community. Our primary charity is ARC of Greater Twin Cities, formerly HARC. Through the
eommnnity's donations of clothing and household goods they help keep the land fills empty and also heip
Savers support several local charity's and not for profit organizations. Should there be issues that arise with
this trailer we will work to correct them within 24 hours of notice.
DF/
cc: Joe VanDam, Manager - Supply Chain InventOlY Management
Julie Wakulenko, Store Manager
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EXHIBIT "A"
LEGAL DESCRIPTION
PIN#25-30-24-32-00()3. That part of the S.W. 1/4 of section 25-30-24
described aa beginning at the N.W. corner of said S.W. 1/4, thence
south along west line thereof 383.0 feet thence east at right angles
254 feet more or less to the centerline of 49th Avenue N.E., thence
northwe6terly along said centerline to poirlt of beginnirlg. Subject to
a road over west 50 feet thereof and northeasterly 33 feet t~lereof,
Anoka County, Minnesota.
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CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER:
2006-0902
DATE:
September 6, 2006
TO:
Columbia Heights Planning Commission
APPLICANT:
MAT Properties
LOCATION:
5101 University Avenue
REQUEST:
Conditional Use Permit for Outdoor Storage
PREPARED BY:
Jeff Sargent, City Planner
INTRODUCTION
At this time, James Trapp d/b/a MAT Propoerties is requesting a Conditional Use Permit
(CUP) to allow outdoor storage for his property located at 5101 University Avenue. The
present use of the property is a mechanics shop, requiring the need for storage of
vehicle-related items. The current tenant currently stores the excess vehicles parts,
such as batteries, engine blocks, tires, car frames, and the like in the open towards the
side and rear of the property. The proposed CUP would allow the tenant to store the
materials needed for the business behind a privacy fence and out of public view.
This property has had numerous City Code violations in the past several years. The
City has received many complaints regarding the general upkeep of the property,
including the storage of outdoor materials, junk vehicles and other items on the site.
The proposed CUP would be a positive step in trying to make the property a more
aesthetically appealing piece of land.
Comprehensive Plan
The Comprehensive Plan designates the property as medium density residential. The
property, however, is zoned GB, General Business. The proposal is consistent with the
intent of the City's Comprehensive Plan for commercially zoned properties.
Zoning Ordinance
The property located at 5101 University Avenue is zoned GB, General Business as are
the properties to the north and south. The properties to the east are zoned R-2A, One
and Two Family Residential, and the properties to the west are located in the City of
City of Columbia Heights Planning Commission
MAT Properties-Conditional Use Permit
September 6, 2006
Case # 2006-0902
Fridley. The Zoning Code at Section 9.110 (E)(3) allows for outdoor storage as a
Conditional Use. The Specific Development Standards at Section 9.107 state the
criteria in which the outdoor storage shall be used. These standards state the following:
a) The outdoor storage area shall be accessory to a commercial or industrial
use.
The storage area will be accessory to AAs Automotive, Inc." which is a
commercial use.
b) Outdoor storage within the public right-of-way is prohibited.
The proposed location for the outdoor storage is located fully within the property
boundaries. A condition will be implemented prohibiting storage on the public
right-of-way.
c) All outdoor storage areas shall meet the setback requirements for a principal
structure in the zoning district in which the use is located.
The setback requirements for the GB District are as follows:
Front yard:
Side yard:
Corner side yard:
Rear yard:
15 feet
o feet
15 feet
20 feet
The site plan accompanying the CUP application indicates that these setback
requirements would be met.
d) Outdoor storage areas shall be located in rear yards or in the side yard
behind the front building line of the principal structure.
The site plan accompanying the CUP application indicates that the outdoor
storage area will be located in the side and rear yards.
e) 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, earth
berming and/or vegetation no less than six (6) feet in height and no less than
80% opaque on a year round basis.
The site plan accompanying the CUP application indicates that a 6-foot tall
privacy fence will be erected around the perimeter of outdoor storage area.
f) All goods, materials and equipment shall be stored on an impervious surface.
Page 2
. City of Coiumbia Heights Pianning Commission
MAT Properties-Conditional Use Permit
September 6, 2006
Case # 2006-0902
The area in which the outdoor storage area will be located is current hard
surfaced. A condition of approval will be included indicating that at all times, the
outdoor storage materials shall be stored on an impervious surface.
g) All goods, materials and equipment shall be stored in an orderly fashion, with
access aisles of sufficient width to accommodate emergency vehicles as
needed.
h) The height of materials stored, excluding operable vehicles and equipment,
shall not exceed the height of the screening provided.
FINDINGS OF FACT
Section 9.104 (H) of the Zoning Ordinance outlines 9 conditions that must be met in
order for the City to grant a conditional use permit. They are as follows:
(a) The use is one of the conditional uses listed for the zoning district in which the
property is located, or is a substantially similar use as determined by the
Zoning Administrator.
Outdoor storage is specifically listed as a Conditional Use in GB, General
Business District in the City of Columbia Heights.
(b) The use is in harmony with the general purpose and intent of the
comprehensive plan.
The intent of the Comprehensive Plan is to promote a consistent usage of
land with what is currently provided. Although the Comprehensive Plan
guides this area for medium density residential, the underlying zoning is for a
commercial use. Outdoor storage is a permitted conditional use in the GB
District, causing the use to be consistent with the Comprehensive Plan.
(c) The use will not impose hazards or disturbing influences on neighboring
properties.
The outdoor storage is required for the business to operate. The nature of
the business requires some of the outdoor storage materials to be compatible
with a mechanics shop. At no time shall any of the outdoor storage material
be hazardous or injurious in nature to the public welfare. A condition will be
added to this effect.
(d) The use will not substantially diminish the use of property in the immediate
vicinity.
Page 3
. City of Columbia Heights Planning Commission
MAT Properties-Conditional Use Permit
September 6, 2006
Case # 2006-0902
The required setbacks for outdoor storage for the proposed CUP would help
ensure that the uses of properties in the immediate vicinity would not be
diminished in any capacity.
(e) The use will be designed, constructed, operated and maintained in a manner
that is compatible with the appearance of the existing or intended character of
the surrounding area.
Outdoor storage in a commercially zoned area would be consistent with the
character of the surrounding area, which is zoned commercial to the north
and south.
(f) The use and property upon which the use is located are adequately served by
essential public facilities and services.
The property located at 5101 University Avenue meets this criterion.
(g) Adequate measures have been or will be taken to minimize traffic congestion
on the public streets and to provide for appropriate on-site circulation of
traffic.
The nature of outdoor storage does not and will not generate an excess of
traffic, and will not create traffic congestion. Measures will be taken to ensure
that on-site circulation is provided.
(h) The use will not cause a negative cumulative effect, when considered in
conjunction with the cumulative effect of other uses is the immediate vicinity.
Being that outdoor storage is allowed in the General Business District with a
CUP, it is assumed that there would be no negative cumulative effect of the
proposed use on other uses in the immediate vicinity.
(i) The use complies with all other applicable regulations for the district in which
it is located.
The proposed use will comply with all other applicable regulations for the
district.
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the City Council
approve the Conditional Use Permit for outdoor storage for the property located at 5101
University Avenue, subject to conditions of approval outlined below.
Motion: The Planning Commission recommends that the City Council approve the
Page 4
. City of Columbia Heights Planning Commission
MAT Properties-Conditional Use Permit
September 6, 2006
Case # 2006-0902
Conditional Use Permit for outdoor storage, subject to certain conditions of approval
that have been found to be necessary to protect the public interest and ensure
compliance with the provisions of the Zoning and Development Ordinance, including:
1. The outdoor storage shall be located within the setback requirements of the GB,
General Business District.
2. There shall be no outdoor storage of materials located on the public right-of-way.
3. There shall be no storage of hazardous materials or other materials that may be
injurious to the general welfare of the public.
4. There shall be no outdoor storage of vehicle tires on site.
5. There shall be no cars for sale on the property, and customers shall not buy
vehicles from the site, unless a Conditional Use Permit is granted in the future to
allow this.
6. The area used for outdoor storage shall be surfaced with a hard surface material
at all times, as approved by the City Engineer.
7. Any type of fence allowed by City Ordinance, no less than 6 feet high and 80%
opaque shall screen the outdoor storage area.
8. All goods, materials and equipment shall be stored in an orderly fashion, with
access aisles of sufficient width to accommodate emergency vehicles as needed.
9. The height of materials stored, excluding operable vehicles and equipment, shall
not exceed the height of the screening provided.
ATTACHMENTS
. Draft Resolution
. Location Map
. Site Plan
Page 5
DRAFT RESOLUTION NO. XXXX
RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR
MAT PROPERTIES, INC.
WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2006-0902) has been submitted by James Trapp ofMA T Properties
to the City Council requesting a conditional use permit from the City of Columbia Heights at the
following site:
ADDRESS: 5101 University Avenue
LEGAL DESCRIPTION: Lot 16, Block 5, Roslyn Park.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per
Code Section 9.110 (E)(3)(h), to allow outdoor storage in the GB, General Business District.
WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning
Code on September 6, 2006;
WHEREAS, the City Council has considered the advice and recommendations of the Plmming
Commission regm.ding the effect of the proposed conditional use permit upon the health, safety, and
welfare of the community and its Comprehensive Plan, as well as any concerns related to
compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the
surrounding areas; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights
after reviewing the proposal, that the City Council accepts and adopts the following findings of the
Plmming Commission:
1. The use is one of the conditional uses listed for the zoning district in which the property is
located, or is a substantially similar use as determined by the Zoning Administrator.
2. The use is in harmony with the general purpose and intent of the Comprehensive Plan.
3. The use will not impose hazards or distributing influences on neighboring properties.
4. The use will not substantially diminish the use of property in the immediate vicinity.
5. The use will be designed, constructed, operated and maintained in a manner that is
compatible with the appearance ofthe existing or intended character of the surrounding area.
6. The use and property upon which the use is located are adequately served by essential public
facilities and services.
Resolution No. XXXX
Page 2
7. Adequate measmes have been or will be taken to minimize traffic congestion on the public
streets and to provide for appropriate on-site circulation of traffic.
8. The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
9. The use complies with all other applicable regulations for the district in which it is located.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become part of this permit and approval; and in granting this permit the city and the applicant agree
that this permit shall become null and void if the project has not been completed within one (1)
calendar year after the approval date, subject to petition for renewal of the permit.
CONDITIONS ATTACHED:
1. The outdoor storage shall be located within the setback requirements of the GB, General
Business District.
2. There shall be no outdoor storage of materials located on the public right-of-way.
3. There shall be no storage of hazardous materials or other materials that may be injmious to
the general welfare of the public.
4. There shall be no outdoor storage of vehicle tires on site.
5. There shall be no cars for sale on the property, and customers shall not buy vehicles from the
site, unless a Conditional Use Permit is granted in the future to allow this.
6. The area used for outdoor storage shall be smfaced with a hard smface material at all times,
as approved by the City Engineer.
7. Any type of fence allowed by City Ordinance, no less than 6 feet high and 80% opaque shall
screen the outdoor storage area.
8. All goods, materials and equipment shall be stored in an orderly fashion, with access aisles of
sufficient width to accommodate emergency vehicles as needed.
9. The height of materials stored, excluding operable vehicles and equipment, shall not exceed
the height of the screening provided.
Resolution No. XXXX
Page 3
Passed this _ day of September 200_
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Council Secretmy
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CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER: 2006-0903
DATE: September 6,2006
TO: Columbia Heights Planning Commission
APPLICANT: Bonnie Stanley
LOCATION: 3900 Main Street
REQUEST: 5-foot side yard setback variance, 17.5-foot corner side yard
setback variance
PREPARED BY: Jeff Sargent, City Planner
INTRODUCTION
At this time, Bonnie Stanley is requesting two (2) variances too facilitate the construction of
a new deck for her home located at 3900 Main Street. The first is a 5-foot side yard
setback variance per Code Section 9.109 (C), and the second is a 17.5-foot corner side
yard setback variance per Code Section 9.109 (C).
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area towards Low Density Residential, and the
current use is a single-family residence. The use is consistent with the types of uses found
in Low Density classifications. The proposal will include the construction of deck for the
home, which is also consistent with the Comprehensive Plan.
ZONING CODE
The property is zoned R-3, Limited Multiple Family Residential District, as are the
properties to the north, east, and south. The properties to the west are zoned I, Industrial.
The R-3 District requires the following minimum setback requirements:
Front yard:
Side yard:
Corner side yard:
Rear yard:
30 feet
20 feet
30 feet
25 feet
City of Columbia Heights Planning Commission
Staniey Residence, Variance
September 6, 2006
Case # 2006-0903
The applicant's lot is located on the corner of 39th Avenue NE and Main Street and is 50
feet in width. Any improvement to the property would have to meet the minimum side yard
setback of 20 feet and the minimum corner side yard setback of 30 feet. Given this, the
current setback requirements would make it impossible for the applicant to building
anything on her property without first obtaining a variance to do so.
FINDINGS OF FACT
The following are required findings that the City Council must make before approving a
variance request in the City of Columbia Heights:
1. Because of the particular physical surroundings, or the shape, configuration,
topography, or other conditions of the specific parcel of land involved, strict
adherence to the provisions of this article would cause undue hardship.
The hardship for this property is that the property is not wide enough to
accommodate any type of new construction. The minimum setback requirements
imposed by the Zoning Code disallow the applicant to construct anything on the
property. For this reason, the applicant is unable to use her land in the same
manner as other residents in the R-3 District.
2. The conditions upon which the variance is based are unique to the specific
parcel of land involved and are generally not applicable to other properties within
the same zoning classification.
The subject parcel is a corner lot on 50-foot wide lot. The conditions upon which
the variance is based are unique to all corner lots of this dimension in the R-3
District.
3. The difficulty or hardship is caused by the provisions of this article and has not
been created by any person currently having a legal interest in the property.
The provisions of the Zoning Code require setback standards that are too extreme
for this particular piece of property. The applicant has not created the hardship
being used to justify the granting of the variance requests.
4. The granting of the variance is in harmony with the general purpose and intent of
the Comprehensive Plan.
The intent of the Comprehensive Plan for this area is to promote Low Density
Residential housing. Improvements on a preexisting low-density residence are
completely consistent with the purpose and intent of the Comprehensive Plan.
5. The granting of the variance will not be materially detrimental to the public
welfare or materially injurious to the enjoyment, use, development or value of
property or improvements in the vicinity.
Page 2
City of Columbia Heights Planning Commission
Stanley Residence, Variance
September 6, 2006
Case # 2006-0903
Granting these variance requests would support the type of housing that the
Comprehensive Plan is gearing towards. The addition of a deck to the residence
located at 3900 Main Street would not be materially detrimental to the public welfare
in any way.
CONCLUSION
After reviewing this variance application, Staff has come to the conclusion that the setback
requirements for the R-3 District pertaining to one and two family dwellings may be too
restrictive. Staff will be reviewing the setback requirements and conducting a survey of all
the R-3 zoned parcels within the City. Staff will focus on the single and two family uses
throughout the R-3 District to determine if a change in the Zoning Code will be necessary.
Granting the applicant's variance requests would allow the applicant to use her property in
the same fashion as any other single-family dwelling owners can utilize theirs. Staff will
recommend approval of the variance requests for these reasons.
Recommendation
Motion: That the Planning Commission recommend that the City Council approve 5-foot
side yard setback variance and the 17.5-foot corner side yard setback variance for the
construction of a deck located at 3900 Main Street with the following condition:
1. All application materials, maps, drawings and other descriptive information
submitted with this application shall become part of the permit.
Attachments: Draft resolution, location map, site plan.
Page 3
DRAFT RESOLUTION NO. XXXX
RESOLUTION APPROVING A VARIANCE
FROM CERTAIN CONDITIONS
OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE
FOR THE STANLEY RESIDENCE
WHEREAS, a proposal (Case # 2006-0903) has been submitted by Bmmie Stanley to the City
Council requesting a variance from the City of Columbia Heights Zoning Code at the following site:
ADDRESS: 3800 Main Street
LEGAL DESCRIPTION: Lot 14, Block 73, Columbia Heights Annex to Mimleapolis.
THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 5-foot side yard setback
variance per Code Section 9.109 (C), and a 17 .5-foot corner side yard setback variance per
Code Section 9.109 (C).
WHEREAS, the Planning Commission has held a public hearing as required by the City Zoning
Code on September 6, 2006;
WHEREAS, the City Council has considered the advice and recommendations of the Planning
Commission regarding the effect of the proposed varimlce upon the health, safety, ffild welfare of the
community and its Comprehensive Plan, as well as any concern related to traffic, property values,
light, air, danger of fire, mld risk to public safety, in the surrounding area;
NOW, THEREFORE, BE IT RESOLVED by the City Council ofthe City of Columbia Heights
that the City COllilCil accepts ffild adopts the following findings of the Plffilning Commission:
I. Because of the particular physical surroundings, or the shape, configuration, topography,
or other conditions ofthe specific parcel oflffild involved, where strict adherence to the
provisions ofthis Ordinance would cause undue hardship.
2. The conditions upon which the variance is based are unique to the specific pm'cel ofland
involved and are generally not applicable to other propeliies within the same zoning
classification.
3. The difficulty or hardship is caused by the provisions ofthis Ordinance and has not been
created by any person currently having legal interest in the property.
4. The granting of the varimlce is in harmony with the general purpose and intent ofthe
Comprehensive Plan.
5. The granting of the variance will not be materially detrimental to the public welfm'e or
materially injurious to the enjoyment, use, development or value of property or
improvements in the vicinity.
Resolution No. XXXX
Page 2
FURTHER, BE IT RESOLVED, that the attached conditions, plans, maps, and other information
shall become part of this variance and approval; and in granting this variance the city and the
applicant agree that this variance shall become null and void ifthe proj ect has not been completed
within one (1) calendar year after the approval date, subject to petition for renewal ofthe permit.
CONDITIONS:
1. All application materials, maps, drawings and other descriptive information
submitted with this application shall become part of the permit.
Passed this _ day of September 2005
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Council SecretalY
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VARIANCE APPLICATION
3900 Main Street NE
Columbia Heights, MN 55421
Reason for Request:
Columbia Heights' current zoning insets for a corner lot are 30 feet from the street and 20
feet from the inside property line. This leaves our lot unbuildable and unimprovable, as it
is 50 feet wide.
Last year, we completed remodeling - which included a patio door off ofthe kitchen.
We'd now like to add a deck. The deck will be less than the house width and would
allow access/egress from the patio door. See attached drawings.
BOlmie and Curtis Stanley
763-788-1075
August 11, 2006
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