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Home My WebLink AboutNovember 8, 2006 CITY OF COLUMBIA HEIGHTS 590 40th Avenue N.E., Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Visit Our Website at: www.d.columbia-heights.mn.lls MEMBERS: Marlaine Szurek, Chair Donna Schmitt Rob Fiorendino Mike Peterson David Thompson PLANNING AND ZONING COMMISSION MEETING 7'00 PM iUTIl',"""tiJ'....'AV....N...","r""jI\'."B'Il'n.S ""006 I . ~f;~-H4f~~:~~'i,--'!;",':i~-?:-;;:;---:~f:~:~T~~:;;':i.~~\j?::a%~;--';:;;;;';;;:;_:';: -1 CITY HALL COUNCIL CHAMJIERS 590 40TH AVENUE NE 1. Roll Call 2. Minutes from the Planning and Zoning Conmlission Meeting of October 3, 2006 3. Public Hearings: Case #2006-11 02 Variance 3806 Jackson Street NE Wade Russell Case #2006-1103 CUP 4444 Reservoir Blvd. NE Crestview Corporation Case #2006-1104 Comprehensive Plan/Zoning Amendments, Preliminary Plat 210137''' Avenue NE Pratt Ordway LLC 4. New Business: None 5. Other Business: None 6. Adjourn The Responsibility of the Planning Commission is to: . Faithfully serve the public iuterest. . Represent existing and f11ture residents, and base our decisions and recommendations on the Comprehensive Plan and Zoning Ordinance. . Recognize the rights of citizens to participate in planning decisions. . Protect the natural environment and the heritage of the built environment. . Exercise fair, honest, and independent judgment. . Abstain from participation 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 REGULAR MEETING OCTOBER 3, 2006 7:00 PM The meeting was called to order at 7:00 pm by Chairperson, Marlaine Szurek. RollCall: Commission Members present-Thompson, Fiorendino, Schmitt, Peterson, and Szurek. Also present were Jeff Sargent (City Planner), Shelley Hanson (Secretary), and Gary Peterson (Council Liaison). Motion by Schmitt, seconded by Peterson, to approve the minutes from the meeting of September 6, 2006. All ayes. MOTION PASSED. PUBLIC HEARINGS Casc 2006-1001 ZONING AMENDMENT Zoning Amendmcnt to thc Zoning Code as it rclates to Auto Lots in the Gcneral Busincss District . In the past, the City Council expressed concerns regarding the sale of vehicles, patticularly used cars along the Central Avenue. As a result, the Council implemented a moratorium on used car lots and directed City Staff to study the situation and offer a viable solution to the problem. On February 14, 2006, the Auto Lot Moratorium expired, and the City Council adopted an ordinance requiring a Conditional Use Permit for all new auto sales lots within the GB, General Business District. Subsequently, the City Council directed staff to n.l1ther refine the ordinance, placing restrictions on used car lots in the City. City Staff has prepared a proposed amendment to the zoning ordinance to respond to the Council's directive. The proposed changes to the zoning code would essentially permit, as a Conditional Use, the sale of new and nsed cars throughout the General Business District (GB). The amendment would also rezone the General Business properties along University Avenue to General Business Automotive (GB-A). The following would be permitted in each outlined District through the Conditional Use Permit process: GR General Business . New car dealerships as stand-alone businesses. (Up to 30% of the vehicles sold on a new car lot could be used vehicles). . Used car dealerships as stand-alone businesses, as long as they are located in an enclosed building. GB-A, General Business - Automotive . New car dealerships as stand-alone businesses. (Up to 30% of the vehicles sold on a new car lot could be used vehicles). . Used car dealerships as stand-alone businesses. PLANNING & ZONING COMMISSION MINUTES PAGE 2 OCTOBER 3, 2006 CONSISTENCY WITH COMPREHENSIVE PLAN: The proposed zoning amendment would rezone all the parcels along University Avenue that are currently zoned GB, General Business, to GB-A, General Business - Automotive. The rezoning will establish a new zoning district that would allow for the stand-alone business sale of new and/or used vehicles, with all other aspects of the current zoning classification remaining the same. For this reason, the Comprehensive Plan would not be altered, and the proposed zoning amendment would be consistent to the Comprehensive Plan. FINDINGS OF FACT: The City Council shall make the following findings before granting approval of a request to amend the City Code. These findings are as follows: a) The amendinent is consistent with the comprehensive plan. The amendment is consistent with the Comprehensive Plan because the proposed code amendment only changes auto lot sales from a permitted to a conditional use. b) The amendment is in the public interest and is not solely for the benefit of a single property owner. The proposed amendment would allow the sale of new and used cars with a Conditional Use Permit. The proposed amendment also adds certain conditions for approval to improve the aesthetic appearance of the lots, benefiting the public at large. c) Where the amendment is to change the zoning classification of a particular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. The zoning amendment does not change the use currently permitted, but changes auto sales from a permitted to conditional use. d) Where the amendment is to change the zoning classification of a particular property, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in its current zoning classification. Prior to this proposed amendment, auto sales were a permitted use In the GB, General Business District. Consequently, business owners specializing in auto sales established used auto lots in areas of the City that detractedfrom the aesthetic values of the City. City Staff recommends that the Planning and Zoning Commission recommend approval of the proposed zoning amendment as outlined in the attached draft ordinance. This ordinance amendment would limit the establishment of used car lots throughout the City and would require a Conditional Use Permit for all new and used car lots. PLANNING & ZONING COMMISSION MINUTES PAGE 3 OCTOBER 3, 2006 Questions from members: Thompson questioned the discrepancy of the language included in the report in regmds to whether it is 30% sold or 30% displayed. Sargent stated it should be up to 30% of cars for sale on the lot may be used vehicles. This would not include employee's cars, customer's cars, etc. Sargent also clarified that used cm sales would require a Conditional Use Permit if this amendment is approved. This means staff would review any applications, prepare a report, and submit a recommendation to the P & Z Commission noting the conditions that would have to be met. Fiorendino asked if thought had been given to changing the GB district to not allow used car sales, and further, to not create a GB-A district at all. Sargent stated the Council wanted to compromise between not allowing them at all and finding an area where this type of business could be conducted. Central Avenue is geared toward auto service already, however, the council wa11ted to keep used car lots off our main corridor. By creating this district and requiring a Conditional Use Permit, it would give the City some control over the sites where this type of business will be conducted. Fiorendino questioned whether the area around 40'h and University Ave should be included in this new GB-A district. After some discussion, the members felt this area should remain zoned as a GB district. This would mew that used car lots in this district would have to be in an enclosed structure. They decided to amend the recommended motion that would change any GB properties to GB-A for propeliies lying north of 44th Ave, and leaving those to the south of 44th Avenue zoned GB. Schmitt asked whether car auctions would be affected. Sargent explained car auctions are not addressed in this amendment. Most sites along that corridor are not Imge enough to make a car auction business wOlihwhile, and, therefore those held are generally done as a special event. Schmitt also asked if auto sales are allowed in the Industrial District. Sargent stated that district allows auto repair businesses only. The Public Hearing was opened: No one wished to speak on this issue. The Public Hearing was closed. Motion by Thompson, seconded by Fiorendino, that the Planning Commission recommend the City Council approve the text amendments as outlined in the attached draft ordinance, except that only the properties north of 44'h Avenue now zoned GB be changed to GB-A, and that properties south of 44'h Avenue remain in the GB district. All ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINUTES PAGE 4 OCTOBER 3, 2006 DRAFT ORDINANCE NO. XXXX BEING AN ORDINANCE AMENDING ORDINANCE NO. 1490, CITY CODE OF 2005, RELATING TO THE GB, GENERAL BUSINESS DISTRICT The City of Columbia Heights does ordain: Chapter 9, Article I, Section 9.103 of the Columbia Heights City Code, is proposed to include the following additions and deletions. ~ 9.103 Definitions. AlltO olltl Truck SlIles Lot, Used: Any land used 01' occupied for the purpose of buying and selling secondhand passenger cars or trucks, and the storing of such vehicles prior to sale. Automobile, Used: Any secondhand, previously owned passenger vehicle, car, or truck. Chapter 9, Article I, Section 9.110 eC) of the Columbia Heights City Code, is proposed to include the following additions and deletions. ~ 9.110 COMMERCIAL DISTRICTS. (C) Lot dimension, height, and bulk requirements. Lot area, setback, height and lot coverage requirements for uses in the commercial districts shall be as specified in the following table. LB GB GB-A CBD Minimum Lot Area 6,000 sq. ft. 6,000 sa. ft. 6,000 sq. ft. Minimum Lot Width 50 ft. 40 ft. 40 ft. 20 ft. Minimum Lot Depth Lot area Del' dwellino unit Single-family dwelling 6,500 sq. ft. Multiple-family dwelling Efficienev 1,200 sq. ft. 1,200 sa. ft. One bedroom 1,800 sq. ft. 1,800 sq. ft. Two bedroom 2,000 sa. ft. 2,000 sa. ft. Three bedroom 2,500 sq. ft. 2,500 sq. ft. Additional bedroom 400 sa. ft. 400 sa. ft. CODgregate living units 400 sq. ft. 400 sq. ft. Hotel 01' motel 400 Sq. ft. HosDital 600 sq. ft. Building Setback Reauirements Nonresidential/mixed-use front yard none Residential fi'ont yard 5 ft. Front yard 15 ft. 15 ft. none Side vard 15 ft. none none none Cornel' side vard 10 ft. 15 ft. 15 ft. 1 ft. Real' yard 20 ft. 20 ft. 20 ft. 10 ft. Parking Setback Reouirements Front yard 12 ft. IS ft. 15 ft. 1 ft. Side vard 5 ft. 5 ft. 5 ft. none Cornel' side yard 12 ft. 15 ft. IS ft. 1 ft. Rear yard 5 ft. 5 ft. 5 ft. 5 ft. Maximum Height 35 ft. 35 ft. 35 ft. Maximum Lot Coverage Floor area ratio 1.0 1.0 16.0 PLANNING & ZONING COMMISSION MINUTES PAGE 5 OCTOBER 3,2006 Chapter 9, Al1icle I, Section 9.1 10 (E) of the Columbia Heights City Code, is proposed to include the following additions and deletions. ~ 9.110 COMMERCIAL DISTRICTS '(E) GB, General Business 2) Permitted Uses. Except as specifically limited herein, the following uses are permitted within the GB, General Business DistTict. a) Community Center. b) Government office. e) Government protective service facility. d) Public park and/or playground. e) Recreational facility, indoor. !) Recreational facility, outdoor. g) School, vocational or business. h) School, perfonningivisual/martial arls. i) Auditorium/place of assembly. j) Automobile convenience facility. k) Automobile repair, minor. l)--AutBffiemle-saleshoolah m) Banquet Hall. n) Billiards Hall. 0) Bowling Alley. 1') Car wash. q) Clinic, medical or dental. 1') Clinic, veterinary. s) Daycare facility, adult or child. t) Financial institution. u) Food service, convenience (fast food). v) Food service, limited (coffee shop/deli). . w) Food service, full service (restaurant/nightclub). x) Funeral home. y) Greenhouse/garden center. z) Health or fitness club. aa) Hotel/motel. bb) LaboratOlY, medical. ce) Liquor store, off-sale. dd) Museum or gallelY. ee) Office. f!) Reerealienal vehiele-sales. gg) Retail sales. hh) Service, professional. ii) Shopping Center. jj) Studio, professional. kk) Shldio, radio and television. 11) Theater, live performance. mm) Theater, movie. 3) Conditional Uses. Except as specifically limited herein, the following uses may be allowed in the GB, General Business District, subject to the regulations set forth for conditional uses in & 9.104, Administration and Enforcement, and the regulations for specific uses set forth in & 9.107, Specific Development Standards: a. Government maintenance facility. b. Arcade. c. Automobile sales/rental, new. d. Antomobile sales, used (in building). e. Recreational vehicle sales, new. PLANNING & ZONING COMMISSION MINUTES PAGE 6 OCTOBER 3, 2006 f. Recrcational vehicle sales, nsed (in building). g. Firearms dealer/Shooting range. h. Hospital. i. Outdoor sales or display. j. Outdoor storage. k. Parking Ramp. I. Assembly, manufacturing and/or processing. m. Printing and/or publishulg. n. Consignment/Secondhand store. o. Club or lodge. p. Currency exchange. q. Pawnshop. r. Drop-in facility. Chapter 9, Article I, Section 9.1 10 (F) of the Columbia Heights City Code, is proposed to include the following additions and deletions. ~ 9.110 COMMERCIAL DISTRICTS F) GR-A, Gel/eral Busil/ess-Aulo Oriel/led Dislricl 1) Purpose. The purpose of the GB-A, General Business-Automotive District is to provide appropriate locations for general retail sales, services and other commercial developments, specifically New Automobile Dealerships that bencfit from their proximity to other commercialllses and University Avenue. These areas arc located along University Avenue and arc accessible primarily by automobile. 2) Permilled Uses. Except as specifically limited hcrein, the following uses are permitted within the GB- A, General Business-Automotive District. a) Community Center. b) Govel'l1ment office. e) Government protective service facility. d) Pnblic par" and/or playgronnd. e) Recreational facility, indoor. I) Recreational facility, outdoor. g) School, vocational or business. h) School, perforIning/visual/martial arts. i) Anditorinm/place of assembly. j) Automobile convenience facility. k) Automobile repair, minor. I) Banquet Hall. m) Billiards Hall. n) Bowling Alley. 0) Car wash. 1') Clinic, medical or dental. q) Clinic, veterinary. 1') Daycare facility, adult or child. s) Financial institution. t) Food service, convenience (fast food). u) Food service, limited (coffee shop/deli). v) Food service, full service (restaurant/nightclub). w) Funeral home. x) Greenhouse/gardeu center. y) Health or fitness club. z) Hotel/motel. PLANNING & ZONING COMMISSION MINUTES PAGE 7 OCTOBER 3,2006 aa) Laboratory, medical. bb) Liquor store, off-sale. cc) Museum or gallcry. dd) Office. eel Retail sales. fl) Service, professioual. gg) Shopping Center. hh) Studio, professional. ii) Studio, radio and television. jj) Theater, live performance. kk) Theater, movie 2) COllditiollal Uses. Except as specifically limited herein, the following uses may be allowed in thc GR- A, General Business-Automotive District, subject to the regulations set forth for conditional uses in ~ 9.104, Administration and Enforcement, and the regulations for specific uses set forth in ~ 9.107, Specific Development Standards: a) Automobile sales/rcntal, new and used. b) Recreational vehicle sales, new or used. c) Government maintenance facility. d) Arcade. e) Firearms dealcr/Shooting rangc. I) Hospital. g) Outdoor sales or display. h) Outdoor storage. i) Parking Ramp. j) Assembly, mannfacturing and/or proccssing. k) Printing and/or publishing. I) Consignment/Secondhand store. m) Club or lodge. n) Currencyexchange. 0) Pawnshop. p) Drop-in facility. 3) Permitted Accessory Uses. Except as specifically limited hercin, thc following accessory uses shall be permitted in the GB-A, General Business-Automotive District: a) Private garages, parking spaces and loading areas. b) Accessory buildings. c) Landscaping and other horticultural uses. d) Incidental repair OJ' processing necessary to conduct the permitted principal lise, provided the accessory usc does not exceed 30% of the Door arca of the building. e) Temporary construction buildings. I) Signs as regulated by Section 6 of this Chapter. Chapter 9, Article I, Section 9.110 (G) of the Columbia Heights City, is proposed to include the following additions and deletions. ~ 9.110 COMMERCIAL DISTRICTS (F1 (G) CBD, Central Business District Chapter 9, Article I, Section 9.107 of the Columbia Heights City Code, is proposed to include the following additions and deletions. PLANNING & ZONING COMMISSION MINUTES PAGE 8 OCTOBER 3, 2006 ~ 9.107 SPECIFIC DEVELOPMENT STANDARDS (C) Specific Development Standards. The following nses are subject to spccific development standards. (6) Automobile Sales/Rental, Ncw. a) The use shall be served by a major collector or higher classification or roadway. h) In the GB, General Business District, outdoor vehicle display for used cars shall he limited to thirty percent (30%) of the total outdoor display area for a new car dealership. The display area shall be defined as the total number of parldng spaces devoted to the sale of vehicles only, not including the required off-street parkiug spaces needed for the public and employees. c) Outdoor vehicle display areas shall meet the setback requirements for a principal structure in the zoning district in which the use is located. d) Outdoor vehicle display areas within the public right-of-way are prohibited. e) A iandscape buffer with a minimum depth of 10 feet shall be installed and maintained along all abutting public rights-of-way. I) Outdoor vehicle display shan be within a designated area that is hard-surfaced. g) Outdoor vehicle dispiay shan be in an orderiy fashion, with access aisles provided as needed. The storage of inoperahle, junk vehicles and vehicles with expired tabs is prohibited. h) Music or amplificd sounds shall not be audible fi'om adjacent residential properties. i) Outdoor vehicle dispiay shall not reduce the amount of off-street parking provided on site below the ievel required for the principal use. j) An appropriate transition area between the use and adjacent properly shall be providcd by landscaping, screening or other site improvements consistent with the character of tile neighborhood. k) Fuel pumps for the purpose of retail sale and dispensing offuei to the general public shan be prohibited. If the use includes dispensing of fuel for the automobiles maintained on site, the use shan employ best management practices regarding the venting of odors, gas, and fumes. Such vents shall be located a minimum of ten (10) feet above grade and shan be dirccted away from residential uses. An storage tanks shall be equipped with vapor-tight fittings to eliminate the escape of gas vapors. (7) Automobile SaleslRental, Used. a) The use shall be served by a major collector or higher classification or roadway. b) In the GB, General Business District, an open-aired used car lot as a stand~alone business is prohibited. c) In the Gll, General Business District, used cars may be sold as a stand-alone business if the business is contained within a building. d) In the GB, General Business District, used cars may not be sold accessory to businesses othcr than new car dealerships. e) Outdoor vehicle display areas shall meet the setback requirements for a principal structure in the zoning district in which the use is located. l) Outdoor vehicle display areas within the public right-of-way arc prohibited. g) A landscape buffer with a miuimum depth of 10 feet shall be iustalled aud maiutaiued along all abuttiug public rights-of-way. h) Outdoor vehicle display shall be within a desiguated area that is hard-surfaced. i) Outdoor vehicle display shall be iu an orderly fashion, with access aisles provided as needed. The storage of inoperable, junl{ vehicles and vehicles with cxpired tabs is prohibited. j) Music 01' amplified sounds shall not be audible from adjacent residential properties. k) Outdoor vehicle display shall not reduce the amount of off-street parking provided on site below the level required for the principal use. I) An appropriate transition area between the use and adjacent property shall be provided by landscaping, screening or other sitc improvements consistent with the character of the neighborhood. m) Fuel pumps for the purpose of retail sale and dispensing of fuel to the general public shall be prohibited. If the use includes dispensing of fuel for the automobiles maintained 011 site, the use shall employ best management practices regarding the venting of odors, gas, and fumes. Such vents shall be located a minimum of ten (10) feet above grade and shall be directed away from residential uses. All storage tanl,s shall be equipped with vapor-tight fittings to eliminate the escape of gas vapors. Section 2: This ordinance shall be in full force and effect fi'0111 and after 30 days after its passage. PLANNING & ZONING COMMISSION MINUTES PAGE 9 OCTOBER 3, 2006 CASE NUMBER: 2006-1002 ZONING AMENDMENT Zoning Amendment to the Zoning Code as it relates to Transitional Honsing. Sargent explained that on March 8, 2006, a group called ATTIC approached the City with a request to place a halfway house in the City. ATTIC specializes in placing ex-convicts into halfway homes in residential areas, to transition these individuals back into society. ATTIC worked in conjunction with the Minnesota Department of Corrections to locate a transitional housing unit at 1008 Gould Avenue. It was discovered that the proposed housing unit would be located adjacent to an existing residential facility used to house people with drug and alcohol dependencies. The Council indicated that locating these types of uses next to each other would not be appropriate in a predominately single-family neighborhood, and imposed a moratorium regarding transitional housing on March 13,2006 for a one-year period. At this thne, Staff proposes an amendment to the Zoning Code to address the Council's concern. The current zoning code directly addresses the halfway home type of housing, referring to this type of housing as a "Correctional Residential Care Facility". The Code, however, only addresses this type of housing in Section 9.107, which is the Specific Development StmIdards section of the Code. There is no other reference to this type of housing anywhere else throughout the code and it is also not defined in the definitions section. Staff proposes modifying the Correctional Residential Cm'e Facility Section, by defining the term and permitting this type of use in the "I-I" mId "1-2" Industrial Districts tln'ough the Conditional Use Permit process. Essentially, these types offacilities shall only be located in the "I" and "1-2" Districts and cannot be located within y" mile, or 1 ,320 feet from another similar facility. . CONSISTENCY WITH COMPREHENSIVE PLAN: The Comprehensive Plan would not be affected with the proposed zoning amendment, as there will be no rezoning of any parcel in the City. FINDINGS OF FACT: The City Council shall make the following findings before granting approval of a request to amend the City Code. These findings are as follows: a) The amendment is consistent with the comprehensive plan. The Comprehensive Plan would not be affected with the proposed zoning amendment, as there will be no rezoning of any parcel in the City. b) The amendment is in the public interest and is not solely for the benefit of a single property owner. PLANNING & ZONING COMMISSION MINUTES PAGE 10 OCTOBER 3, 2006 It is in the public interest to locate these types of housing units in an area in the City that would have the least influence on the residential neighborhoods in the City. One of the major goals of the Comprehensive Plan is to preserve the character of the residential areas throughout the City and the proposed amendment would help accomplish this. c) Where the amendment is to change the zoning classification of a pm.ticular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. The proposed zoning amendment would not change the zoning classification of any parcel in the City. d) Where the amendment is to change the zoning classification of a particular property, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in its current zoning classification. The proposed zoning amendment would not change the zoning classification of any parcel in the City. City Staff recommends that the Planning and Zoning Commission recommend approval of the proposed zoning amendment as outlined in the attached draft ordinance. This ordinance amendment would limit the location of Correctional Residential Care Facilities to the Industrially zoned parcels in the City. Questions fi'om members: Schmitt asked if the City if aware of every facility that is established in Columbia Heights for these purposes. Sargent explained that even though Transitional Housing Facilities do not require any kind of City approval or licensing, most of the facilities are funded with County or State monies and are regulated through them. Usually the City is notified, but this amendment would allow the City to have some control over the number and location of such facilities. Fiorendino asked what size most ofthese facilities are. Sargent stated they usually look for sites that will hold between 6-12 people, and they like to locate in residential areas. By approving this amendment, a Conditional Use Permit will now be required. The Public Hearing was opened: No one was present to speak on this issue. The Public I-Iearing was closed. Motion by Peterson, seconded by Schmitt, that the Planning Commission recommends that the City Council approve the text amendments as outlined in the attached draft ordinance. All ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINUTES PAGE]] OCTOBER 3, 2006 ORDINANCE NO. XXXX BEING AN ORDINANCE AMENDING ORDINANCE NO. 1490, CITY CODE OF 2005 RELATING TO THE I-I, LIGHT INDUSTRIAL DISTRICT AND THE 1-2, GENERAL INDUSTRIAL DISTRICT IN THE CITY OF COLUMBIA HEIGHTS The City of Columbia Heights does ordain: Chapter 9, Article I, Section 9.103 of the Columbia Heights City Code, is proposed to include the following additions and deletions. ~ 9.103 DEFINITIONS. For the purpose of this article, the following definitions shall apply unless the context clearly indicates or requires a different meaning. RESIDENTIAL CARE FACILITY, COIIREC110NAL. A licensed public or private facility, which, for gain or otherwise, regularly provides one or morc dependents with 24-hoUl'-a-day substitute for the care, food, lodging, training, supervision, rehabilitation, and treatment they need, but which fOl' any reason cannot be furnished in the department's own home. The term inclndes facilities that arc licensed by the Minnesota Department of Health, foster homes, residential treatment facilities, maternity shelters, group homes, schools for challenged children, and home for battered children or spouses. Snch term shall also include any facility eligible for licensure by the Minnesota Department of Corrections. Chapter 9, Article I, Section 9. 107 (C)(37) of the Columbia Heights City Code, is proposed to include the following additions and deletions. (37) Residential care facility, correctional. (a) The use shall be located at least \I, mile (1,320 feet) fi'om all existing residential carefaellities and correctional residential care facilities, regardless of the licensing status of such facilities measul'ed from property line to property line. (b) Tbe use shall only be located in tbe I-I, Light Industrial District allll tbe 1-2, General bulustrial District parcels tbraugbout tbe City. (f3.}(c) Tbe use shall not be located in a Iwoj'amily or multiple-family dwelling unless it occupies the entire structure. (eJ(d) Tbe facility shall be located on a parcel meeting the minimum lot size for single-family dwelling plus and area of 300 square feet for each resident over ffi tovo. Tbe maximum number of residents mey-be-<pecified EllHH!&ndilien-ef the ce:1sliti311a! :/se permit in Ol':ie:" t<:: meet this :'eqi>.'ire:l1CI1~ shallllot exceedfour (4). f<i!(e) On-site services shall be for residents of the facility only. (eJ(f) The building and any exterior fenced areas shall meet the setback requirements of the zoning district in which the use is located. (ft(g) To the extent practical, all new construction or additions to existing buildings shall be compatible with the scale and character of the surroundings, and exterior building materials shall be compatible with other buildings in the neighborhood (g)(b) An appropriate transition area between the use and adjacent property shall be provided by landscaping, screening and other site improvements consistent with the character if/he neighborhood. (h)(i) The facility shall meet all applicable housing, building and fire codes and be licensed as required by the State of Minnesota. (if OJ If the size, location, licensing or purpose of the faellity changes, a new 01' amended conditional use permit may be required. Chapter 9, Article I, Section 9.109 (0)(3) of the Columbia Heights City Code, is proposed to include the following additions and deletions. PLANNING & ZONING COMMISSION MINUTES PAGE 12 OCTOBER 3, 2006 ~ 9.111 INDUSTRIAL DISTRICTS. (D) I-I, Light Industrial District. (3) Conditional Uses. Except as specifically limited herein, the following nses may be allowed in the 1-1, Light Industrial District, snbject to the regulations set forth for conditional uses in S 9.104, Administration and Enforcement, and the regulations for specific uses set forth in S 9.107, Specific Development Standards. (a) Caretaker's residence. (b) Outdoor sales and/or display. (c) Ontdoor storage. (d) Parking ramp. (e) Concrete, asphalt or rock crnshing operation. (I) Salvage operation/transfer station. (g) Adnlt entertainment use. (h) State licensed residential care facility, correctional. (D) 1-2, General Industrial District. (3) Conditional Uses. Except as specifically limited herein, the following uses may be allowed in the 1-2, General Industrial District, subject to the regulations set forth for conditional uses in S 9.104, Administration and Enforcement, and the regulations for specific uses set forth in S 9.107, Specific Development Standards. (a) Caretaker's residence. (b) Outdoor sales and/or display. (e) Outdoor storage. (d) Parking ramp. (c) Concrete, asphalt or rock crnshing operation. (I) Salvage operationlh'ansfcr station. (g) Adult entertainment nse. (h) State licensed residential care facility, correctional. Section 2: This ordinance shall be infullforce and e.!fectfi'om and after 30 days after its passage. CASE NUMBER: 2006-1003 ZONING AMENDMENT Zoning Amendment to the Zoning Code as it relates to Portable Swimming Pools Sargent explained he has noticed several areas in the code that need to be clarified with language that gives clear direction to staff and residents. After conducting inspections on residential properties in the summer of 2006, it has become very apparent that residents of Columbia Heights utilize portable pools. These types of pools differ from other residential pools in that they are not permanent structures and cml be easily maneuvered on a property. City Staff received some phone calls regarding these types of pools and how they are classified by Code. The current Zoning Code does not differentiate between portable pools and permanent swimming pools. PLANNING & ZONING COMMISSION MINUTES PAGE 13 OCTOBER 3, 2006 For this reason, Staff has had to classify these pools as permanent, and would require portable pools to meet the same standards as other aboveground swimming pools. These standards include the requirement of a 6-foot tall fence and a building permit required for installation. Some concerned residents were upset that they would have to fence in their entire backyard for a swimming pool that was not on the property permanently. The portable pool is typically installed at the begilming ofthe Slmlmer and removed when the weather gets cold. City Staff understands this concern and agrees that the current zoning code does not specifically address this type of swinuning pool. For this reason, Staff proposes a zoning amendment that would allow portable swimming pools on residential properties, without needing to meet the requirements of permanent pools. CONSISTENCY WITH COMI'REHENSIVE PLAN: The proposed zoning amendment will not be creating mlY new zoning classifications. For this reason, the proposed ffillendment will be consistent with the current Comprehensive Plan. FINDINGS OF FACT: The City Council shall make the following findings before granting approval of a request to amend the City Code. These findings are as follows: a) The amendment is consistent with the comprehensive plan. The proposed zoning amendment will not be creating any new zoning classifications. For this reason, the proposed amendment will be consistent with the current Comprehensive Plan. b) The amendment is in the public interest and is not solely for the benefit of a single property owner. The proposed amendment would allow individuals to locate a portable pool on their property without having to meet the same standards as a permanent swimming pool. The zoning amendment isfor the entire City. c) Where the amendment is to change the zoning classification of a pmiicular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. The proposed zoning amendment will not be changing the zoning classification of any parcel within the City. d) Where the amendment is to change the zoning classification of a particular propeliy, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in its current zoning classification. The proposed zoning amendment will not be changing the zoning classification of any parcel within the City. PLANNING & ZONING COMMISSION MINUTES PAGE 14 OCTOBER 3, 2006 City Staffrecommends that the Planning and Zoning Commission recommend approval of the proposed zoning amendment as outlined in the attached draft ordinance. This ordinance amendment would allow for the use of pOliable swimming pools without meeting the same minimum requirements of a permanent swimming pool. Questions bv Members: Peterson questioned how temporary, portable pools and hot tubs would be differentiated from other pools that are considered permanent. Sargent explained the difference would be detailed in the definition that states they must not be higher than 3.5 feet and have a capacity of less than 3,000 gallons of water. The language included in the amendment also requires a 5 foot setback from any property line, the pools must be equipped with a child resistant cover in lieu of a 6 foot tall fence. Any ladder or other means of entry shall be detached when not in use, and the pool shall not be in place longer than 6 months in a calendal" year. Thompson questioned whether the language should be "maximum of 3.5 feet in height 'and' less than 3,000 gallons" or if it should state "or less than 3,000 gallons". He stated his portable pool is higher than 3.5 feet. After some discussion, it was decided to change the language to "Any temporary pool designed for easy construction and removal with a maximum height of 3.5 feet 'or' a capacity of less than 3,000 gallons of water. Sargent felt the time frame of 6 months is more crucial in defining a portable pool. The Public I-Iearing was opened. No one was present to speak to this issue. The Public Hearing was closed. Motion by Schmitt, seconded by Fiorendino, that the Planning Commission recommend the City Council approve the text amendments as outlined in the attached draft ordinance with the language amended to say "any temporary pool designed for easy construction and removal with a maximum height of 3.5 feet 'or' a capacity of less than 3,000 gallons of water. All ayes. MOTION PASSED. ORDINANCE NO. XXXX BEING AN ORDINANCE AMENDING ORDINANCE NO. 1490, CITY CODE OF 2005 RELATING TO PORTABLE POOLS IN ALL RESIDENTIAL DISTRICT THROUGHOUT THE CITY OF COLUMBIA HEIGHTS The City of Columbia Heights does ordain: Chapter 9, Article I, Section 9.103 of the Columbia Heights City Code, is proposed to include the following additions and deletions. PLANNING & ZONING COMMISSION MINUTES PAGE 15 OCTOBER 3, 2006 ~ 9.103 DEFINITIONS. For the pUlpose of this article, the following definitions shall apply unless the context clearly indicates or requires a different meaning. SWIMMING POOL, PORTABLE. Any temporary pool designed for easy constmction and removal with a maximnm height of3.5 feet or a capacity ofless than 3,000 gallons of water. Chapter 9, Article !, Section 9.! 06(C)(4) of the Columbia Heights City Code, is proposed to include the following additions and deletions. (C) AccessOlY llses and structures. (4) Private swimming pools and courts. (g) Portable pools shall not be located within five (5) feet of any side or rear lot line, or within any required front yard. Such pools may he equipped with a child-resistant cover in lieu of a six-foot tall fence. Any ladder or other means of entry into a portable pool shall be detachable and placed so that no child can gain entry into the pool without the owuer's couseut. Portable pools shall uot be in place louger than six (6) months in a calendar year. Section 2: This ordinance shall be infidlforce and effectfi'om and afier 30 days afier its passage. NEW BUSINESS None. OTHER BUSINESS Thompson stated he would like to see an amendment to the Zoning Ordinance that would allow seasonal greenhouse approvals to be done administratively rather than going tlll'ough the CUP process with the I' & Z Commission. Everyone agreed this should be done now, before the requests begin for the spring season. Staff will work on an amendment to make this change. The meeling was acijourned at 8:00 pm. All Ayes. Respectfully submitted, Shelley Hanson Secretary CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2006-1102 DATE: November 8,2006 TO: Columbia Heights Planning Commission APPLICANT: Eric Wade Russell LOCATION: 3806 Jackson Street REQUEST: A 5-foot side yard setback variance to the north, a 15-foot side yard setback variance to the south for a new house, and two 3-foot side yard setback variances for a driveway. PREPARED BY: Jeff Sargent, City Planner INTRODUCTION At this time, Wade Russell is requesting four (4) variances in association with the construction of a new house located just south of the house located at 3806 Jackson Street. Two variances are needed for the placement of the principal structure on the property. They include a 5-foot side yard setback variance to the north lot line and a 15- foot side yard setback variance to the south lot line, per Code Section 9.109 (C). The other two variances are needed for the placement of a shared driveway. Both properties will require a 3-foot side yard setback variance for the driveway per Code Section 9.109 (C). The applicant proposes to construct a new house just south of the existing house located at 3806 Jackson Street. The current legal description of the property in question describes two separate lots. Because these are buildable lots of record, the applicant is able to split these parcels through Anoka County, and request the necessary variances through the City of Columbia Heights. The lots of records are undersized according to today's lot size requirements in the R-3 District. However, there is a provision in the Zoning Code that allows the construction of a new principal structure on a buildable lot of record, as long as the lot of record meets 60% of the minimum lot area or lot width requirements for the district in which it is located. COMPREHENSIVE PLAN The Comprehensive Plan guides this area towards Low Density Residential, and the proposed use is a single-family residence. The use is consistent with the types of uses City of Columbia Heights Planning Commission Eric Wade Russeli, Variance November 8, 2006 Case # 2006-1102 found in Low Density classifications. The proposal will include a new house and garage on the southern parcel and a new garage for the existing structure on the northern parcel. ZONING CODE The property is zoned R-3, Limited Multiple Family Residential District, as are all the properties in the area. The R-3 District requires the following minimum setback requirements: Front yard: Side yard: Corner side yard: Rear yard: Average Requirement 20 feet 30 feet 25 feet The applicant's lot is located in the middle of the 3800 block of Jackson Street and is 40 feet in width. Any new improvement to the property would have to meet the minimum side yard setback of 20 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. If this property was located in the R2-A, One and Two Family Residential District, no variance would be required for the side yard setbacks for the proposed building. Code Section 9.106 (B)(4) of the Zoning Code states that a lot of record shall be deemed a buildable lot provided it has frontage on a public right-of-way and meets the setback and area requirements for the district in which it is located, or adjusted to conform as follows: a lot or lot of record upon the effective date of [the code] which is in a residential district and which doe not meet the requirements of [the code] as to area or width, may be utilized for single-family detached dwelling purposes provided the measurements of such lot meets 1000% of the front yard, side yard and rear yard setback requirements for the district in which it is located and 60% of the minimum lot area or lot width requirements forthe district in which it is located. The parcel in which the applicant would like to construct a new house is 40' X 129.15', or 5,166 square feet in area, or 79.5% of the minimum standard. Given that the lot area requirements are met, the applicant would still require the setback variances in order for this property to be considered buildable. FINDINGS OF FACT The following are required findings that the City Council must make before approving a variance request: 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 properly is that the properly is not wide enough to accommodate any type of new construction. The minimum setback requirements Page 2 City of Columbia Heights Planning Commission Eric Wade Russell, Variance November 8, 2006 Case # 2006-11 02 imposed by the Zoning Code disallow the applicant to construct anything on the properly. For this reason, the applicant is unable to use her land in the same manner as other residents in the R-3 District. The topography of the properly along the alley is excessive as well. An option that the applicant has is to orient the garages towards the alley. This would be extremely difficult to do, as it would require excessive land excavation. Utilizing a shared driveway for the properlies would enable the applicant to construct the garages without the hardship of extensive excavation. 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 40-foot lot in the R-3 District. The conditions upon which the variance is based are unique to all 40-foot lots in the R-3 District. By conducting a survey of all single-family houses in the R-3 District, it was determined that the average lot width for these parcels was approximately 51 feet. 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 parlicular piece of properly in the R-3 District. In the R2-A District, this proposed building would not require setback variances. 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 parcel are 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. Granting these variance requests would supporl the type of housing that the Comprehensive Plan supporl. The addition of a new house in the area would be consistent with the type of housing surrounding it. The addition of a garage for the existing principal structure would also bring the existing properly in more compliance, as the Zoning Code requires a minimum 20' x 20' garage on all residential properlies. Page 3 City of Columbia Heights Planning Commission Eric Wade Russell, Variance November 8, 2006 Case # 2006-1102 CONCLUSION After reviewing this variance application, Staff concludes that the setback requirements for the R-3 District pertaining to one and two family dwellings do not allow the construction of a single family home. Granting the applicant's variance requests would allow the applicant to use the property in the same fashion as any other single-family dwelling owners can utilize theirs in the R-3 District. Staff recommends approval of the variance requests. RECOMMENDATION Motion: That the Planning Commission recommend that the City Council approve 5-foot side yard setback variance and the 15-foot side yard setback variance for the construction of a new house, and the two 3-foot side yard setback variances for the construction f a new shard driveway for the property located at 3806 Jackson Street with the following conditions: 1. All application materials, maps, drawings and other descriptive information submitted with this application shall become part of the permit. 2. The applicant shall obtain a "Work Within the Right-of-way" permit from the Engineering Department for the construction of the curb cut for the new driveway. 3. The garages shall be architecturally compatible to the principal structures, incorporating similar building materials and colors. 4. The applicant shall establish a driveway easement agreement forthe shared driveway and record it with Anoka County. Attachments: Draft resolution, location map, site plan. Page 4 DRAFT RESOLUTION NO. XXXX RESOLUTION APPROVING A VARIANCE FROM CERTAIN CONDITIONS OF THE CITY OF COLUMBIA HEIGHTS ZONING CODE FOR ERIC WADE RUSSELL WHEREAS, a proposal (Case # 2006-1102) has been submitted by Wade Russell to the City Council requesting a variance from the City of Columbia Heights Zoning Code at the following site: ADDRESS: 3806 Jackson Street LEGAL DESCRIPTION: Lot 14 and 15, Block 85, Columbia Heights Annex to MiImeapolis, Anoka Connty, Minnesota. THE APPLICANT SEEKS THE FOLLOWING RELIEF: A 5-foot side yard setback variance for a new house per Code Section 9.1 09 (C), a IS-foot side yard setback variance for anew house per Code Section 9.1 09 (C), and two 3-foot side yaTd setback variances for a new driveway per Code Section 9.109 (C). WHEREAS, the Plmming Commission has held a public hearing as required by the City Zoning Code on November 8, 2006; WHEREAS, the City Council has considered the advice and recommendations of the Plamling Commission regarding the effect ofthe proposed variance upon the health, safety, al1d welfare ofthe community and its Comprehensive Plan, as well as any concern related to traffic, property values, light, air, danger offire, 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 accepts and adopts the following findings ofthe Plal1ning Commission: 1. 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 of this Ordinance would cause undue hardship. 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. 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. 4. The granting of the variance is in 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. 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 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: I. All application materials, maps, drawings and other descriptive information submitted with this application shall become part of the permit. 2. The applicant shall obtain a "Work Within the Right-of-way" permit from the Engineering Depmtment for the construction of the curb cut for the new driveway. 3. The garages shall be architecturally compatible to the principal structures, incorporating similar building materials and colors. 4. The applicant shall establish a driveway easement agreement for the shared driveway and record it with Anoka County. Passed this _ day of November 2006 Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary 1. Peterson Attest: Patricia Muscovitz, CMC Deputy City Clerk/Council Secretary Resolution No. XXXX Page 3 Approval is contingent upon execution and return of this document to the City Planning Office. r have read and agree to the conditions of this resolution as outlined above. Date Eric W. Russell 3806 Jackson Street . 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' /5 " " ;1, "\1' \ 1\111 'f' --- --,--- '--' / I I I , i 1 ' )' ^ I, , .:,/1 ' . .~.__..._....~, ^'~.. .,_.... ... ....1 ,--,-~ -- -- ..',,- r "'- I I ) j / b / 'Ie;; / If ~ ,. ,. ;. ~. TO) \. '. ('.j .~..- f' ./1 ~ . .f. -I, . '''-Ill.' II.: :;, ",-;.\\. .., .j .,< V ,: iY T' ~.'.'" 1.1 1 " 1.,' , 1/ ~:' -'~ It ;:. \) : Ii .' . ~~"t J7 1 I I f I ~ I', . " j 1'1 \. , , ", \, , \; L.' 1.:', \ \ I I I \' ~ l,.'~ j ., if-'"" / l. (.... rei:: i 1 I,-~" ,/, I. C '''1'- I I I ! i .'l 1>'\'(; ! i'\\ , I' CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2006-1103 DATE: November 8, 2006 TO: Columbia Heights Planning Commission APPLICANT: Crest View Corporation LOCATION: 4444 Reservoir Boulevard REQUEST: Conditionai Use Permit for Senior Living Facility PREPARED BY: Jeff Sargent, City Planner INTRODUCTION At this time, the applicant is proposing an addition to the Crest View Senior Communities building, located at 4444 Reservoir Boulevard. The property is zoned R-3, Multiple Family Residential, and the use of the property as a senior care facility is a Conditional Use. Any time an applicant requests an expansion to an existing Conditional Use, they must go through the Conditional Use Permit process. The proposed addition will add a lobby and related renovation for the Crest View Lutheran Home, which is currently lacking on site. In addition, a new 20-stall parking garage will be added, allowing senior residents additional indoor parking spaces. Currently, some indoor parking space is provided, but additional garage space is needed. PLANNING CONSIDERATIONS Comprehensive Plan The Comprehensive Plan guides this area towards High Density Residential. The addition to the existing senior living facility is a high-density residential use, and is consistent with the Comprehensive Plan for the area. Zoning Ordinance The property is zoned R-3, Muitiple Family Residential. The properties to the east and south are zoned R-1, Low Density Residential. The properties to the west are zone R2- A, One and Two Family Residential. The properties to the north are the Minneapolis City of Columbia Heights Planning Commission Crest View Corporation - Conditional Use Permit November 8, 2006 Case # 2006-1103 Waterworks Site and Keyes Park. The R-3 District allows for congregate living facilities, including nursing homes, senior housing and assisted living facilities with a Conditional Use Permit. When an existing establishment requests an expansion, an additional Conditional Use Permit is required to assure that the expansion meets the minimum standards of the District. Parkinq. The Code requires one (1) parking stall for every two (2) beds in a nursing home, and one (1) stall per every two (2) units in a senior housing or assisted living facility. The number of beds on the Crest View Campus is as follows: Crest View Lutheran Home The Boulevard Housing with Services Royce Place Assisted Living & Crest View Care Office Columbia Village Housing with Services HUD 202 122 Beds = 61 Stalls 75 Beds = 38 Stalls 50 Beds = 25 Stalls 40 Beds = 20 Stalls Total: 287 Beds = 144 Stalls With a total of 287 beds on the campus, coupled with the fact that there is no more than one bed per room, the required number of parking spaces for the entire campus is 144 stalls. Currently, the entire campus has 187 outside parking stalls and 17 covered parking stalls on site. The propose plan would reduce the number of outside parking stalls by three (3), but would increase the number of inside parking stalls by 20. When the project is complete, the campus as a whole would include 221 parking stalls, meeting the City's minimum requirements. Fire Access. The Fire Chief has reviewed the proposed plans for the additions to the building and the parking garage. The construction of the new parking garage would require the removal of a fire lane needed to access a portion of the campus. The Fire Chief stated that a new fire land would need to be added to the south of the proposed 20-stall garage, to be within a minimum 150 feet of the Crest View Lutheran Home. 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. The proposed use is specifically mentioned as a Conditional Use in the R-3, Multiple Family Residential District. Page 2 City of Coiumbia Heights Planning Commission Crest View Corporation - Conditional Use Permit November 8, 2006 Case # 2006-1103 (b) The use is in harmony with the general purpose and intent of the comprehensive plan. The use is in harmony with the general purpose and intent of the comprehensive plan, as it is High Density Residential.. (c) The use will not impose hazards or disturbing influences on neighboring properties. The proposed additions would be appropriate for the existing use of the buildings. The proposed additions would also meet all required setbacks for the R-3 District and thus shall not impose hazards or disturbing influences on neighboring properties. (d) The use will not substantially diminish the use of property in the immediate vicinity. All setback requirements will be met with the proposed additions to the existing structures. For this reason, the use of the properties in the immediate vicinity will not be diminished. (e) The use will be designed, constructed, operated and maintained in a manner that is compatible with the appearance of the existing or intended character of the surrounding area. The proposed addition to the building will not alter the way that the existing business has been operating throughout its existence. The use will be designed, constructed and maintained in a proper fashion. (f) The use and property upon which the use is located are adequately served by essential public facilities and services. The use and property upon which the use is located are adequately served by essential public facilities and services. (g) Adequate measures have been or will be taken to minimize traffic congestion on the public streets and to provide for appropriate on-site circulation of traffic. 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. Page 3 City of Columbia Heights Planning Commission Crest View Corporation - Conditional Use Permit November 8, 2006 Case # 2006-1103 (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 addition will help facilitate a senior living facility, which is permitted as a Conditional Use in the District it is located. It is intended that the use will not cause a negative cumulative effect 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 City Staff recommends that the Planning Commission recommend approval of the proposed addition to the senior living facility. Motion: The Planning Commission recommends that the City Council approve the Conditional Use Permit for an addition to the senior living facility located at 4444 Reservoir Boulevard, 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. All required state and local codes will be met and in full compliance. 2. All application materials, maps, drawings and descriptive information submitted with this application shall become part of the permit. 3. A fire lane will be added, and located no less than 150 feet from the Crest View Lutheran Home. Plans to be approved by the Fire Chief prior to the issuance of a building permit for the additions. ATTACHMENTS . Draft Resolution . Location Map . Survey I Site Plan . Application materials Page 4 RESOLUTION NO. XXXX RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR CREST VIEW CORI>ORATION WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA WHEREAS, a proposal (Case #2006-1103) has been submitted by the Crest View Corporation. to the City Council requesting a conditional use permit from the City of Columbia Heights at the following site: ADDRESS: 4444 Reservoir Boulevard LEGAL DESCRIPTION: On file at City Hall. THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per Code Section 9.1 09 (G)(3)(i), to allow an addition to a senior living facility in the R-3, Limited Multiple-Family Residential District. WHEREAS, the Planning Commission has held a public hearing as required by the city Zoning Code on November 8, 2006; WHEREAS, the City Council has considered the advice and recOlmnendations of the Planning Commission regarding the effect ofthe proposed conditional use permit upon the health, safety, and welfare of the community and its Comprehensive Plml, 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 Planning COImnission: 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 mmmer that is compatible with the appearance ofthe existing or intended character ofthe surrounding area. 6. The use and property upon which the use is located are adequately served by essential public Resolution No. XXXX Page 2 facilities and services. 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 negativc 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 ifthe project has not been completed within one (1) calendar year after the approval date, subject to petition for renewal of the permit. CONDITIONS ATTACHED: I. All required state and local codes will be met and in full compliance. 2. All application materials, maps, drawings and descriptive information submitted with this application shall become part ofthe permit. 3. A fire lane will be added, and located no less than 150 feet from the Crest View Lutheran Home. Plans to be approved by the Fire Chief prior to the issuance of a building permit for the additions. Passed this _ day of November 200_ Offered by: Seconded by: Roll Call: Ayes: Nays: Mayor Gary 1. Peterson Attest: Patricia Muscovitz, CMC Deputy City Clerk/Council Secretmy Resolution No. XXXX Page 3 Approval is contingent upon execution and return of this document to the City Planning Office. I have read and agree to the conditions of this resolution as outlined above. Shirley Barnes Date Crest View Corporation ~~ w_xb-LE y S AVE 4444 Reservoir Blvd. I- ~lt~ 44 4643 f;.- '32 ~ S6 ~ ';0 ~ ~ ~ 1-11} 4613 'OB I ~ 4607 ~ n~ AVE a~"omg~~ ~ ~ ~ " " . g ~~ ~ " 0 :V8Elili~ @"";;.~"~~ ~ ~ ::T~ " " . ~ ~ ~ '" '" ., '" N ~ '" ... . . ~ ~ ~ ~ ; & ~ ~ - it; ,. f- ~l ~ ~ 1400 144(} 1460 ~ 4655 - ~ 4649 - ~-~ ~ ~~ - ~~ -I--=:- ...,...........".... ... <> <> 0 ... ... '" W .to '" '" .,'" ..."'O>"''''..,...........'''~ ~W LN 4626 .... ................~Ii.... ~ f; ~:::.t i> 10 t:f:: I~z omNo"''''O," 461404615 I--=- "' ~ 4606 Z 4607 I--=- :c- 4600 04601 ~, ~.<t"t"<t <;> <> ... N '" '" ... ... ... .... "'....... "'... 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'" <D "- '" '" '<::> c" = c: o ~ ,,- 0> "" ---e::. r..-:: co lL c~ v> -0 co 0.. u <D "" '" -C> "- o '" ::::;,'.;c:::' Co ''''-.-0 (Q 0.""-" v,. ~>' "'~ >b ~ "'" 0> a;, b "" o "" -C:: - ~ '" ~ '- o <: '" -0 co a v '" '" = "" c, '- o <D -a ,.c:= c: '-J C> -c '" '" <D ~....., t.-:l_::J Q.)Q.)Q.)CCCbc::;:<::::: '1;:;~<..>ac:::.Q:) .L... '- c:::--' .L-HO-C.. \:::)'\~mCQC::O O">Q ttS o.:...c:: r..o c:;, CD c:::, ""V\;:;l---IC';~t::::>t:JC> October 9, 2006 City of Columbia Heights Conditional Use Permit Reason for Request Crest View Senior Communities Crest View Lutheran Home - Addition and Renovation The Boulevard - Garage Addition I. Written Narrative describing the intended use of the property and justification for request. Crest View Senior Communities is requesting the Condition Use Permit to provide: a. New Lobby Addition and related Renovation for Crest View Lutheran Home. The justification is that the new addition will provide lobby and fellowship space for residents and guests of the facility. Such space is currently lacking. b. New 20 stall Parking Garage Addition for The Boulevard. The justification is that the new Garage will allow senior residents additional indoor parking space. Some indoor parking space is provided, but additional garage space is needed. 2. Describe any modifications and/or limitations of use that have been made to insure it's compatibility with the surrounding uses and with the purpose and intent of the zoning ordinance and comprehensive plan. a. Current Zoning for the Crest View Campus is R-3 - Multifamily Residential District. The applicant believes that the proposed project is compatible with the slU'rounding uses, the zoning ordinance and the comprehensive plan. ., j-I' I . . , I ' . , , I ; . I I . . I . , ' 1 t , PQV''fiT~.: q.r l ~ I j ! I , ( , t \ ,', 4,6.1h Ac\ieN~! >>, ' ". : '45 1" tA~~~;"Keye$, , ' 'j , ' " PiJrk ' " ,'. " " , " . " -, " [;~5tll~V~N~li' ~I i' ~! i\~ 'z' ,; \~ ~ \~ :ii1 I ; II I ' I I I ! 11 I I 1 , I i ~ ,.,0 , 43rd Av~ ~e ' ,1 ClI .94m . 2f2ft' , r: ...,- t'.... .' ;---; '.\, ,'.- ~ '. '~, ~~\ "~~, '''k ",f> \ " i , , , ! \ , I 'iHi1J#elfP.ii/~$:: i,Rei.NOlr,' . .:-' ')'. "" I, Consultants :1 ! , '. ; " .' .:';' \> ~ ":/ . ':-:_, !' " :.\ ,,' ,,,,, " ,." \ . , ' /~45tI1AVeJ'ii~~~~ '~,_'I I ii" ,ill' i i :: k,,' J~ I i I 'ii t" (; I' 1~! ~' II' I I * il' I,.~ : i I. Yr. ';i I ~I t', ~I [l~'.' ....! I' , 1 ! ".",#" .v"J- (>>: 41<"" ..., I' I': ,v""<,,,.i'~; 9 I 'I " '~", ", 'V, "~ ,N.e ' .' ,. ~ ,'. " 'I I I -),..I':',~.,>' ". I I 'I i', ,"~. A'" , 1 i '. I I 1 ."f'.~e- ' - T ; i 1 i I i,.l,,-\\'. " \ i I~ ~ : 'I .il ,f I}" I !i~ I I fill Ii' ' I ~i /i ,/ j " /;~ ! ~l,' ",,'~,{t J,// i/ "', ! ,; I ! i# ;/ i ..lroA~~. i/~ All. ~7 ,'~// "q~Y ':i . ,1, i , '~, u\ Certification Project Information Crest View Corporation Crest View Lutheran Home - Addition & Renovation The Boulevard-Garage Addition Columbia Heights. MN Revisions Date: OCrOSEI'<: '11, 2=& Drawn By: MM'1T Checked By: Job Num.ber: C16a:l6 .I ... 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I- UW >-W oU': U':t) 45 TH A VENUE N.E. 47 PARKING STALLS c== __J U': W W z W<[ --l @ 20' 4@' 80' I 1'.40'-0' ~ - &GALE, D u.j z Q U': ~ W --l =:J o m U': o > U': W <l) W U': CREST VIEW CORPORATION EXISTING CAMPUS SITE PLAN TROSSEN WRIGHT PLUT~~~KI ARC ~PA Consultants Certification Project Infornlution Crest View Corporation Cre3t View Lutheran Home - AddItion & Renovation The Boulevard-Garage Addition Columbia Heights, MN Revisions Dale: OCT~~.~ Drawn By: H'''''' APIMT -- Checked Dy: .Job Number: $ Sheet Information EXISTING SITE PLAN SHEET 1 SITE STATISTICS TOTAL6ItE/JR!A. <<4.631&F. EXl5TING a<ee.t VlEU.I LUTHERAN IlCME Tl-lE BOJI.EY,6.I;O !.lOJ!lt>>:; IUTH 5l:~CI3.6 ROYCE F1..ACe A551&TED Llvt>>:> I CI<l!6T vlEUlI-ICt1E CARE a'FICE COLUMeIA viLLAGe I4C1.16N:'o UnH SERVlCl3.5 I-IIJ() U)2 fOfAL EXl5TlNo:; BIlILDIN::i ~OOrI-'K'NI 31,15!'>5F, 13,161&F. 15.6!'>65F, 11.0"...8 SF. i>>~ NE\lJCFEMV!E\lJ~& NE\lJGARME TOTALNI:.\Ut:IJlLLJINCiFOO1F'RlNI .(.M)l6F, 6)56&". ~J!: f'~AREA. 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D <{ > W --l :::l o {Q (}I. o & W (j) ltt I CREST VIEW CORPERA TION PROPOSED CAMPUS PLAN 'l-,-,i '", ',..j,' )" U' 'i'. c-, ';'--1' "-"-" C',..,,,,,.,, ,-" ,-", :',,<, I J, d , PROPOSED LANDSCAPE PLAN SHEET 7 CITY OF COLUMBIA HEIGHTS PLANNING REPORT CASE NUMBER: 2006-1104 DATE: November 8,2006 TO: Columbia Heights Planning Commission APPLICANT: Pratt Ordway, LLC LOCATION: 2101 - 37'h Avenue REQUEST: Comprehensive Plan Amendment, Zoning Amendment, and Preliminary Plat Approval. PREPARED BY: Jeff Sargent, City Planner INTRODUCTION At this time, Pratt Ordway, LLC is requesting three (3) approvals in association with the construction of a senior assisted living facility. They are as follows: 1. A Comprehensive Plan Amendment to reguide a portion of the subject property from Commercial to High Density Residential. 2. A Zoning Amendment to rezone a portion of the subject property from GB. General Business to R-3, Limited Multiple Family Residential. 3. A Preliminary Plat approval. The project in its entirety will require the following approvals: A Comprehensive Plan Amendment, a Zoning Amendment, a Preliminary Plat, a Final Plat, a Site Plan Approval, and a Conditional Use Permit. It is intended that the applicant will apply for all of these within a 60 to 90-day time period. The applicant is proposing the split the subject property located at 21 01 - 37'h Avenue into two parcels. The northern parcel will be approximately 2.47 acres and will be the location of a 58-unit assisted living facility to be constructed and managed by Comforts of Home. Comforts of Home is an established company and currently operates assisted living communities in Hugo and Blaine, and nine (9) communities in Wisconsin. There are also communities in White Bear Lake, Cottage Grove, Forest Lake, North Branch, Lino Lakes and Maplewood in development. Comforts of Home provides various types of senior housing and levels of care to its customers, but will focus on an assisted living facility in ColUmbia Heights. City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal November 8, 2006 Case # 2006-1104 The proposed Comforts of Home building will incorporate a Montessori school as well. The school will be run independently from the assisted living facility, and will be located on the north end of the building. The southern parcel will be approximately one (1) acre in size. This property will be a commercial pad and possibly the location of a new City-owned liquor store. PlANNING CONSIDERATIONS Comprehensive Plan The Comprehensive Plan guides the property at 2101 - 3yth Avenue "Commercial". Consequently, the proposed use of the land would not meet the intent of the Comprehensive Plan. Therefore, the property needs to be reguided to High Density Residential to allow for an assisted living facility. For this reason, the applicant is requesting a Comprehensive Plan Amendment to reguide the northern parcel from "Commercial" to "High Density Residential". It should be noted that the parcel just north of the subject property is also guided towards High Density Residential in the Comprehensive Plan. Zoning Ordinance The property at 2101 - 3yth Avenue is currently zoned GB, General Business. As part of the overall request for the use of the land, the applicant would like to rezone the northern 2.47 acres of the property to R-3, Limited Multiple Family Residential. This zoning classification is consistent with abutting property zoning classifications, and would enable Comforts of Home to locate on the parcel with a Conditional Use Permit. The R-3, Limited Multiple Family Residential District requires a minimum of 400 square feet of land area for everyone (1) unit for a congregate living facility. The proposed assisted living facility will have 58 units, requiring a minimum of 23,200 square feet of land. The proposed land area for the parcel will be 107,593 square feet, meeting the minimum land area requirement for the district. FINDINGS OF FACT Zoning Amendment Section 9.104 (F) of the Columbia Heights zoning code requires that the City Council make each of the following findings before approving a zoning amendment: 1. The amendment is consistent with the Comprehensive Plan. The proposed zoning amendment will rezone a portion of the subject property from GB, General Business, to R-3, Limited Multiple Family Residential. The applicant is concurrently requesting a Comprehensive Plan Amendment, which would make the Page 2 City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal November 8, 2006 Case # 2006-1104 proposed zoning amendment consistent with the new Comprehensive Plan designation of High Density Residential. 2. The amendment is in the public interest and is not solely for the benefit of a single property owner. The proposed zoning amendment would rezone a parcel of land for the proposed use of a senior assisted living facility. This type of use would be a benefit to the general public. The Comprehensive Plan indicates a housing goal of life-cycle housing available to the public. It also encourages the City to ensure that the community's elderly residents and residents with special needs have safe, sanitary and affordable housing. 3. Where the amendment is to change the zoning classification of a particular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. The proposed zoning classification of the parcel in question is R-3, Limited Multiple Family Residential. This is consistent with the existing zoning of the parcel abutting the subject property to the north. For this reason, the proposed zoning classification would be compatible with the existing zoning of the property in the general area. 4. Where the amendment is to change the zoning classification of a particular property, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in the current zoning classification. The use of this property has been as a movie theater since 1971, when it was built. In 2004, the theater closed as a result of a declining competitiveness of this location as a theater site. Consequently, while the market for movie theaters has declined, the demand for senior assisted living housing has grown. Preliminary Plat Section 9.104 (K) of the Columbia Heights zoning code requires that the City Council make each of the following findings before approving a preliminary plat: 1. The proposed preliminary plat conforms to the requirements of 89.114. The preliminary plat has been reviewed by the City Engineer in regards to the proposed grading and drainage of the property, all utilities, as well as the storm water management on site. The landscape plan and lighting plan will be reviewed at the time of the Final Plat for the project. Page 3 City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal November 8, 2006 Case # 2006-1104 2. The proposed subdivision is consistent with the Comprehensive Plan. Once the Comprehensive Plan is amended to guide the northern parcel as High Density Residential, the proposed subdivision will be consistent with the Comprehensive Plan. The southern parcel remains guided as "Commercial". 3. The proposed subdivision contains parcel and land subdivision layout that is consistent with good planning and site engineering design principles. Kevin Hansen, City Engineer, has received and reviewed all engineering plans for the preliminary plat application. He has indicated that the site is located within the Rice Creek Watershed District, and would need to be reviewed by that body prior to the City approving the Final Plat. Mr. Hansen also encourages the use of rain gardens to help with the treatment of surface waters for the site. The applicant has agreed to look into this possibility. Because this site has been previously built on, all other sanitary services for the property are in placed and sized correctly for the proposed project. Conclusion The final plat needs to reflect any site plan changes resulting from the comments above. Assuming those issues can be resolved, the preliminary plat can be approved. It is expected that the final plat will need to be modified a bit between the time the preliminary plat is approved and the final plat is submitted for approval. Recommendation Motion: That the Planning Commission recommend that the City Council approve the preliminary plat based on following 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 development agreement must reflect an agreement between the City and the developer on what utilities and streets within the project will be the City's long-term maintenance and repair responsibilities. 2. The Plat should identify the name of the proposed development. 3. All construction traffic must be controlled and shall be directed through the vehicle tracking pads, as indicated on the SWPPP plan. 4. The City standard for drive entrances is a concrete apron matching the concrete curb and gutter. 5. If any existing curb and gutter grades are less than one percent (1%) at the driveway cuts, provide a concrete cross gutter. Page 4 City of Columbia Heights Planning Commission Pratt Ordway, LLC proposai November 8, 2006 Case # 2006-1104 6. All erosion control measures shall be installed and inspected by the City priorto any site activities beginning. 7. Any site grading prior to final plat approval will require an excavation permit, obtained from the Engineering department. 8. An NPDES permit will be required, at the time of construction. The City also reserves the rightto require additional erosion control measures during construction, as conditions warrant. 9. All restoration of turf areas in the Public Right-of-Way (ROW) shall be by four (4) inches of topsoil/sodding. 1 a.AII work within Public ROW shall be inspected by the City Engineering Department. Twenty four (24) hour advance notice of an inspection is required. 11.AII utilities (water main, sanitary sewer and storm sewer), shall meet the City of Columbia Heights specifications for materials and installation. 12. Disconnect any existing utility service stubs in accordance with Public Works requirements. 13. All sidewalks shall meet ADA requirements for pedestrian ramps and grade. 14.At final plan submittal, the developer must provide plan/profile sheets for ttie utilities. 15. The Development area is in the Rice Creek Watershed District, which requires a separate permit for surface water management. Motion: That the Planning Commission recommend that the City Council approve the Comprehensive Plan Amendment to change the guidance of the land from "Commercial" to "High Density Residential". Motion: That the Planning Commission recommend that the City Council approve the rezoning of the northern property from GB, General Business, to R-3, Limited Multiple Family Residential based on following 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 approval of the rezoning of the property is contingent on the Metropolitan Council's approval of the Comprehensive Plan Amendment. Page 5 City of Columbia Heights Planning Commission Pratt Ordway, LLC proposal November 8, 2006 Case # 2006-1104 Attachments . Location Map . Preliminary Plat . Site Plans . Draft Comprehensive Plan Amendment Resolution . Draft Rezoning Ordinance . Draft Preliminary Plat Resolution Page 6 ORDINANCE XXXX CITY OF COLUMBIA HEIGHTS, MINNESOTA BEING AN ORDINANCE PERTAINING TO ZONING AND DEVELOPMENT ORDINANCE NO. 1428, PERTAINING TO THE REZONING OF A CERTAIN PROPERTY LOCATED AT 2101 - 37TH AVENUE NE SECTION 1: WHEREAS, the City of Columbia Heights has indicated the Apache Theatre site as a specific area in the City to focus redevelopment efforts on in an attempt to beautifY the City and encourage positive growth; and WHEREAS, the City of Columbia Heights recognizes that the GB, General Business zoning does not allow the flexibility needed to accommodate successful redevelopment in accordance with the proposed development; and WHEREAS, rezoning from GB, General Business to R-3, Limited Multiple Family Residential provides flexibility in the project redevelopment, and allows for an assisted living facility and a higher density land nse; and WHEREAS, the rezoning is consistent with the City Comprehensive Plan, as amended by Resolution XXXX, and is in the public interest and not solely for the benefit of a single property owner; and WHEREAS, the zoning classification of the propelty for the proposed development is compatible with the proposed R-3, Limited Multiple Family Residential classification, and BE IT FURTHER RESOLVED that the Planning Commission has reviewed and recommends approval of the proposed rezoning from GB, General Business to R-3, Limited Multiple Family Residential. SECTION 2: This ordinance shall be in full force and effect from and after 30 days after its passage. First Reading: Second Reading: Date of Passage: Offered by: Seconded by: RollCall: Gary Peterson, Mayor Patricia Mnscovitz, Deputy City Clerk RESOLUTION XXXX CITY OF COLUMBIA HEIGHTS, MINNESOTA A RESOLUTION PERTAINING TO A COMPREHENSIVE PLAN AMENDMENT FOR THE PROPERTY LOCATED AT 2101 - 37TH AVENUE NE, IN THE CITY OF COLUMBIA HEIGHTS. WHEREAS, the City of Columbia Heights has indicated the Apache Theatre site as a specific area in the City to focus redevelopmeut efforts on in an attempt to beautify the City and encourage positive growth; and WHEREAS, the City of Columbia Heights recognizes that the "Commercial" land use designation of the subject property in the Comprehensive Plan does not allow the flexibility needed to accommodate successful redevelopmcnt in accordance with the proposed development; and WHEREAS, the proposed development is consistent with the description ofthe High Density Residential District; and WHEREAS, the Metropolitan Council's residential density guidelines for "Developed" communities is 5 units plus per acre, with higher densities in locations with convenient access to transportation corridors and the proposed development consists of congregate housing, in which the zonitlg code allows the proposed 23 units per acre; and WHEREAS, the Comprehensive Plan Amendment supports other policies of the Metropolitan Council such as reinvestment/redevelopment, planning pedestrian and bicycle connections between workplaces, residences, retail and services, using High Density Residential zoning, and supporting a healthy living environment; and WHEREAS, the City's approval of the Comprehensive Plan amendment for the subject propeliy is contingent on Metropolitan Council review and the amendment will be sent to the Metropolitan Council accordingly; and BE IT FURTHER RESOLVED that the Planning and Zoning Commission conducted a public hearing to review the Comprehensive Plan Amendment and recommends approval ofthe proposed amendment changing the land use designation for the subject properties from Commercial to High Density Residential. Passed this _ day of Offered by: Seconded by: RollCall: Gmy Peterson, Mayor Attest: Patricia Muscovitz, Deputy City Clerk RESOLUTION NO. XXXX RESOLUTION APPROVING A PRELIMINARY PLAT SUBDIVISION WITH CERTAIN CONDITIONS FOR PRATT ORDWAY, LLC WHEREAS, a proposal (Case No. 2006-1104) has been submitted Pratt Ordway, LLC to the City Council requesting a subdivision from the City of Columbia Heights Subdivision Code at the following site: ADDRESS: 2101 - 37th Avenue NE EXISTING LEGAL DESCRIPTION: On File at City Hall PROPOSED LEGAL DESCRIPTION: TBA THE APPLICANT SEEKS APPROVAL OF A PRELIMINARY PLAT SUBDIVISION. WHEREAS, the City Council has considered the advice and recommendations of the Planning Commission regarding the effect ofthe proposed subdivision upon the health, safety, and welfare of the community and its Comprehensive Plan, as well as any concerns related to traffic, property values, light, air, danger of fire, and risk to public safety, in the surrounding area; and has held the required public hearing on this proposal on November 8, 2006. 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 ofthe Planning Commission: 1. The proposed preliminary plat conforms to the requirements of 99.114. 2. The proposed subdivision is consistent with the Compl'ehensive Plan. 3. The proposed subdivision contains parcel and land subdivision layout that is consistent with good plmming and site engineering design principles FURTHER, BE IT RESOLVED, that the attached condition, plans, maps, and other information shall become part of this subdivision approval. CONDITIONS: 1. The development agreement must reflect an agreement between the City and the developer on what utilities and streets within the project will be the City's long-term maintenance and repair responsibilities. 2. The Plat should identifY the name of the proposed development. 3. All construction traffic must be controlled and shall be directed through the vehicle tracking pads, as indicated on the SWPPP plan. 4. The City standard for drive entrances is a concrete apron matching the concrete curb and gutter. -5. If any existing curb and gutter grades are less than one percent (1 %) at the driveway cuts, provide a concrete cross gutter. 6. All erosion control measures shall be installed and inspected by the City prior to any site activities beginning. 7. Any site grading prior to final plat approval will require an excavation permit, obtained fi'om the Engineering department. 8. An NPDES permit will be required, at the time of construction. The City also reserves the right to require additional erosion control measures during construction, as conditions warrant. 9. All restoration of turf areas in the Public Right-of-Way (ROW) shall be by four (4) inches of topsoil/sodding. 10. All work within Public ROW shall be inspected by the City Engineering Department. Twenty four (24) hour advance notice of an inspection is required. II. All utilities (water main, sanitary sewer and storm sewer), shall meet the City of Columbia Heights specifications for materials and installation. 12. Disconnect any existing utility service stubs in accordance with Public Works requirements. 13. All sidewalks shall meet ADA requirements for pedestrian ramps and grade. 14. At final plan submittal, the developer must provide plan/profile sheets for the utilities. 15. The Development area is in the Rice Creek Watershed District, which requires a separate permit for surface water management. Passed this _ day of November 2006 Offered by: Seconded by: Roll Call: Ayes: Mayor Gary L. Peterson Attest: Patricia Muscovitz, CMC Deputy City Clerk/Council Secretary v' . ~ ~r-,; ~ [ill- . . - " -;:~ I/i!!f- ~'"" ~~ 4021 L:..-- /4017 4020 / 4011 4010 Q.dY1655I ~ I ~ 4000 3049 3045 0041 3929~ _3920 39191"""'391"6 3915 9\'1- 3911 ~<jJ'I> iiliil,I,lii ~!~I <;;1<;;1'" 3839 39251 Ji19l 3815 3613 3607 3801 3723 3719 3715 3701 *1 ~ 1 "" w*. s 3947 3936 3941 3937 3932 3933 3929 3926 3919 ::J~39\a ,19, I 3912 JtJO~~ ~I::j~ :1 3900 " k , I' 3642 3836 3820 ~ 3812 361013008 39M 3000 3126 3722 3716 3712 iilii iil ffi 1)\1__ ~I .. 2101 37th Avenue 39180'/ // ,," Z:/ ~ ~*_."~~~::::i~ AVE ~ ~ ",,".~~ ~ ~ -'-'--'~\r -""'" HARrLAKr, ~\\~ \ ~ U),X'>"'~~\ - ~ ~ ~ ~ ~"'~I':;'I:;" e. *I~'~;.,~,l,", r~ ~ 4134 4128 '~- " " . " 4057 ~14053 4047 4041 I-- I~ 4027 I- 4019 U)I-- w~ :t 4005 I '" (D '" ... 0> " 4042 - '" ... 0 4036 ~ /4217 II 4216 / /4211 II 4210 /.~ r,~ / 4203 j)035 I 420i / ill fi815 1825/' /1903 ~ ~ V4156/ / 4169 ~~~' ///~~ ~~o~ 410Y! ;S'161 1916 I II / / 4158 4157 '" ~ 00 4151 4148 4151 4150 ;::_ 'j 4 4140 / 4141 II 4140 '/ 4141 II 4144 / 149 I-... 4134// 4131 I / 4133 II 4130 II 4133 / 1/ 4128 I 4133 4129 ;{I 4126 / I 4127 4120 / 127 107 II 4112 / 41~~19 I~ 7 / ~ ~ /ytf/ll I..../.Ml 1'''IIP " " 41ST ~ """> /".., fK'/ / 09~ / 3979 V// U',p-,-, "- 3975 / .?,p...U'/~ 3971 .? '%>6'-, /39611 3963 ~"."" '" "> ." .. '--- 3930 ~ ~ll- 16ool~lml~ 3850 I U ':1::::1 '" 3"a<< 3845 ~ ~ 3820 ~ 3818 - 3810 36i2 ~ I~ ~z o 3716 (fJ Z I o , ~ .... 4028 r---- 4020 , i'--- " 40TH 3988 ~""' 3995 ~ 3979 .1 - "I " 3974 3970 3984 3959 3946 3944 3936 3934 3973 395k!L 3907 3955 3952 3947 3946 3940 3939 I -1933 3934 3928 3930 3027 3922 3623 3917 I ---'3911 3916 3850 39TH , "'" I ,I ,I ii iil ii ! u3B.i5lijlcq'.. ~l'" 3Ml I 3625 3817 3613 3807"<:. _:~~~-y,:.,';; , 3719-'(i,:,,:' 4217 ~ I-- 4291 AVE 4147 4143~ ~4148 ~4128 4135 4129 4120 ~ "I" 4123 4111- _4110 2001 20iS AVE 2010 4045 4039 4033 4025 4011 4009 4001 AVE 3993 ~ !n 3977 3966 !n 3971 -3960 3965_ 3959 3952 39533946 3947 3941 - 3935 - 3929 Location Map " " f-C--- aJ 4206 4215 4211 4201 I--- 4200 ~ 4205 , 4156 Z o 4156 g? 1-;= ;: 4146 (fJ 4141 II 4137 //4732 1/ r---- If------ 4131 4/22 4141 :',' 4163 4151 , 4151 4126 A' t!" SILVEH LAK~ /-'TWi ~ """~ . 4026~ i" ~ ... 4022 {i>*.<:> .................~ " ~ 4021 tl.s> 4016 ~ ~? z~ {i>l ~ 4008 2: 4009 ~ ~ &' ~~~. ::: t:: {i> ~ 4000 Z 2201 l\1 _Ij {i>" lli 11',1" l... .... .... .... 0 "' ;~"' .f ~ .... ~ ~ i:j; ~o/o/.f.>&, .... .... ~ f-;:Lr- N 0/ ... ~~i:jjl--g~~ U) 0" 3959 ~ ~ 4121 4116 4119 4114 4109 4108 \41~ nTOO 4101 4040 4034 4026 [go .,.. ... 2106 ~ ,"' 4035 ~ \, 40211 41120 4023 4014 4015 4006 4007 41100 4001 3972 " o 3942 391/2 ~~ ~ ~ :// /;--: , // - 3936 3946 c-- 3930 - 3924 ~ 3936 3828 3618 3806 3748 -- , , ;;.; Z o ~ f-i Z < ~ Cfl ~ o r: i-; u ~ 0>0 ol-~ ~~ ox~ ~""'!2~ OWW<( ~ ~~ ::J~~b , ~U)_~m ~ 0002 ~ o:J"';?;: D-I: ~lll>;;E fOUNOV2INCH\ 'WlfIP'P[ ~ 18 7 S89030'1S"W 380.80 V.FOUN01/2'NOI 'RONPIP[ Rl-Sa14B8S ,0 EX SAN RIM:25SOll 'NV~241.Jl ~if2>~ ~ l'j~-il ~ . ~5~g~ !, N io~"~ ~; . "'~ ill" > t .& ;.~.g,~ ~ 0..0",& 0 0' fj~gOi" :.. lid!i~ < 0 .6l!1.Q~", ~ ~[]..~ ,..; m PO'" 0 fdH <ri 0 -<: ~~ 8 ! ci 0" _0 '" " ! I 17 8 ^ " ,- .. -"1 WALTON'S '\\ ,. ,..~..o.~~ ",~~U\o;:;. ',~ ....l.:1.,-.. "OO.Q)~ 't ~.~~^ :? :::/ o N ~ l'! q ~ m ~ ~ 1L. 3;:,3 ~ c-J ~ if> ~ "ij i': -g 0 g " I: ~ .~ 1.1) . o:r:. 0 ~ ~ ~ r .5 0 ")---" ~. .~,!,::~~ <.: '0:'.1 z '" ~ :0 .~b~~ 9"\ ILl -\.T.'.I ;:J ~ ~ ~2.2'-- --,---- 9 ! ; I, ~~'~J~~ ~----~.~j r-:m , ,...!:_- <')~- ~() 16 ~ ~ '" 11l ~ ~ ;6 ~ 'd l,,___ flr---'- ---~--L - , ~ &~ o' 0"> ~~ o o ~ ACRrs ID 1:5 " .< 8'0 C /, ILl ~ o r: OlL If) I- V)~ 1-2 eL~ '00 ~ 9 lL Ii': ~ "' ~ ~L. ~O ~ -U -If)' ~ EX SMI Rll!21,6.0.J\ 'NV_2J7'~ '\ " .' " ,<8' .' $~V .? HART LAKE \f) Z o ~ i= I- iJ B z z ~ 0 .Ii U I- G \J ~ Z <\ i= ~ ~ V) :3 - X o ill " 1 LJ ill lI-J 14 , , '9 2ND 71 Oi' 1.,t\lr;l ~:. .....""'~ ~ t\io:i- ~~~ "'-.,' ~~~ .. '" !\ ADDITION 12 [XGS RIM_247..79 tNV~LJ94~ "\ I:;;"RCP \ 13 " 15"IlCI' <xcs -J RIIl_247.D4 IflV~2J9.04 ~ ~ /"'" '0, " :-:; ? '.-.' REVISIONS: N DalE" 0 001 10.tJ6.06 tily.ulJm1lal fXSAN LX SAN RIV.~2~2.5B. RIM~242.7[}-I'NV~2JJ.4BI INV-2Jl.70 '" HGB LRllo1~24550 ;N.V~240,'.lO t SCN...[: " '" '" r10-V,v,(PERPlA.'l) I j '.. .", "j ~~ .'. , ., ~ " ~ ,.~ \ 276.83 S890S0"f8"W 27S.BO(Pll\l) lr VCP (PER PlAll) PROJ<CTlIO: 475-002 JDH JRR 10.06.06 .-/"~~~~~~~:~~ DRAY/NaY: ?=f06044'49" R=4.08 L=7.60 CIIECt<.EOBY: EXCEl J RL~1_241 59- [XGB ~ ~~~A S~~1.BO ~j~:~j~:~' 'NV:2J1JO DAlto: 37TH AVENUE NORTH EAST 2 2 SH!;l'-TNO, C1.l ,~ " , ~ OCOPYRIGHT 2004 HUIIPIIREY ENGINEERING ING.(II!;I). AlLRlOllTSRESmVED. TIIESE ODCUMENTSAREM INSrRUMENTOF SERVICESI\NOAAErnEPROPERTYOfH!;IAND rMY NOTDE USED DR COPIEDy/1TI10UT PRlORWRlTTEN CONSENT. u " ", " REMQYAL NOTES: CONTRI\CTOR TO VERIFY THE LOCATION AND REMOVAL OF ALL UTILITIES, ALL PU[JLlC AND PRIVATE UTILITIES SHOWN ON THIS PLAN ARE APPROXIMATE IN LoeM/ON AND OEPTH AND SHIILL OE VERIFIED BYTHE CONTRACTOR OTHER UTILITIES MAY EXIST AND IT SHALL IlE THE RESPONSIIlILlTY OF THE CONTRACTOR TO OBTAIN THE LOCATIONS OF SUCH. Al.L EXISTING PARKING LOT L1GI1TS SHIILl BE REMOVED. THE LOCATION OF ELECTRICAL SERVICE TO THE L1GlITS IS UNKNOWN, ANY REMOVAL OF WATERMNN SHALL INCLUDE THE REMOVAL OF ALL VVATERMAIN APPURTENENCES INCLUDING PIPE, GATE VLAVES, HYDRANTS, FITTINGS, ETC. ANY REMOVAL OF SANITARY SEWER AND STORM SEWER SHALL INCLUDE THE REMOVAL OF ALL PIPE, MANIIOlES. ETC. REMOVAL SHALL INCLUDE THE DISPOSAL OF ALL REMOVED ITEMS IN ACCORDANCE WITH APPLICABLE LAWS. <' :~; " .:. " U ~ :g " " / { c' " I " SAWCUT EXISTING CURB AND GUTTER AND REMOVE TO lHlS POINT HART LAKE LEGEND: CJ REMOVE BITUMINOUS PAVEMENT ~ REMOVE CONCRETE X REMOVE TREE _ REMOVE CONCRETE CURB AND GUTTER ,. EX SAN RIM-2~~.01\ INV~2~Ul \ '-.A illS ~1~8B9 I ~. \ \ \ \ >< \ \ ])F I G '0~ RP0v 0-\ I 9 G '?Y0 I ~';:;;o-'::' ~<<;- I " SUNNY <v-fo 0 <<;-<V;:; O^,Y' I Lnn ~1.'<A __ ,WALTON S ': .:~:. " .,." '., ": I... \ >;t. 7' . ~ SAWCUT EXISTING~ CURB AND GUTTER 0 AND ~~SOt~I~~ 0 ~ 4, ~ '. SAWCUT'l BITUMINOUS EDGE SAWCUT EXISTING CURB AND GUTTER AND REMOVE T0 TI"lIS POINT SAWCUT EXISTING CURB AND GUTlER /lND REMOVE TO THIS POINT IS-RCP EXCIl J RJI.~~212,B-t--- IllV~239.()4 [X SAN RiU-' 2~2.1a- ,"V 231.10 '0, .c. \ \X X \X \ ~f. ~COPYfll(jHf2Q04HUMPl\REYENGINEERINGINC.(HEII.ALLRlGIlTSRESERVED, THESEDOCUMENlSAREANINSlllUMENTOFSERVlCESAND/lRETHEPROPERTYOFUElNlOIMYNOlIlEUSEDORCOPIEOWITHOUTPRJORWflllToIlCONSENT. EX SAN ~~:m.?~~ ~ - .>:r.~" 'ij- ,/;<1 ':/.,..$:,. ~. <,V ~ l < o g EXCB RI~~212.79 :1'lV~LJ9.49l 12"Rcp I 1" EX SAN 'Uol'~212':;87 IINV~2::A8 h" ~('" ~d?~ I" I 25<- EXS"-N RI\l~211_:m1 mv 235.58 .--...../8'fNf'.I1\ll\R'{ .-/ mH~2~6,ll [)(CB J R''d~241.5 lO-PVC [XCII I --7-~~\l:;~1.BO ~~~;~1~:~g-v iNV~7Jl..l-O GOPHER STATE ONE CALL SYSTEM 651.454.0002 g 17 (R A C R 15 /~ ..: .t"';;,:.Wi,'.::.('" ~ ~, "-'l--i... ~, WYtW(l'f.RP/JIN)' 12" VCP(P[R f'LIIN) 37TH AVENUE NORTH EAST \ at. 27S.BO(PLAT) g /3 /0 SAWGUT BITUMINOUS EDGE /I /2 ~ SCALE: " " .1- ~ ~~~ , 0-. :c .g~205 3~:>'" ~.g~~ !"Ii' g~~~" ." ~.. c: ~ E,g.&~ ~]'~aJ'O ~~;g~ ~ ~'~'ij~ "'<l.'~ ~-s '€.~ 8.8'0 ~;: ~!; ~ ~&H' ~~'O,g i1J :,'E o r: IL O~ \f)~ ~~ ~O 9 aIL = ::,'E - ~O ~ ~ U Jj ~ U;D DI-~ Dr~ ~""Q:g oUJW<( ::l5~13 ~~~Sl oOoZ g3<(~ MID>;':;: ~ N ~, ~ ' ~ t '" " a ~ ID o g I d ~ r ~ o ~ ~ Q 1 ~ ~ ~ E ii:. -s;:i::, 3 >- >( bi) ~ 8~'E if' ",. S 1: -g 2 0: ~ ~ Q'~ -g '1 ~ r ..'J ~,'2"t- , ~, ~ ti "" " S z =--1 '~f) 0 ~ ~ uS Q "' ~ N ~ '" h. <( I- ~ z z " otj I- I: () OJ I: < !C tll " ~ "-, " 8 ~ z S IL -1 ~ o L uJ iL REVISIONS: NO:~=_ 0011006.00 clty5Ulxril!al J'ROJECTNO: OAAWNDY: CI'EClI[OBY: DAlE: " SUEETNO: 475-002 JOB JRR 10.06.06 C1.2 GENERAL NOTES. THE CURRENT EDITlON OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" GOVERNS EXCEPT AS MODIFIED BY THE CITY OF COLUMBIA HEIGHTS CODES. ORDINANCES. ST/lNOARDSAND SPECIFICATIONS. FURNISH, INSTALL INSPECT. MAINTAIN ANO REMOVE ALL NECESSARY TRAFFIC CONTROL SIGNAGE. All TRAFFIC CONTROL DEVICES AND SIGNAGE SHALL CONFORM TO ALL LOCAL, COUNTY AND STATE TRAFFIC CONTROL GUIDELINES, INCIDENTAL TO PROJECT. THE EXISTING UTILITY INFORMATION SHOWN ON THESE DRAWINGS IS NOT GUARANTEEO TO BE ACCURATE OR ALL INCLUSIVE. CONTACT GOPHER STATE ONE CALL (651454.0002) FOR THE LOCATION OF ALL UNDERGROUND WIRES. CAnLES, CONDUITS, PIPES. VAlVES, MANHOLES. OR OTHER BURIED STRUCTURES BEFORE DIGGING. REPAIR ANY OF THE ABOVE WHICH ARE REMOVED OR DAMAGED DURING CONSffiUCTlON AT NO COST TO THE OWNER. THE EXACT LOCATION OF ALL UTILITIES AND UTILITY CONNECTIONS MUST BE VERIFIED PRIOR TO COMMENCING WORK. LOCATE, FIELD VERIFY AND PROTECT ALL EXISTING UTILITIES AND TOPOGRAPHIC FEAnJRES PRIOR TO START OF SITE CONSTRUCTION. IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLAN, SECURE ALL NECESSAAY PERMITS AND NOTIFY ALL UTILITY COMPANIES WITH UTILITIES ON SITE PRIOR TO THE CONSTRUCTION OF THE PROJECT. AOlIERE TO ALL APPLICABLE LOCAL. STATE, AND/OR FEDERAL LAWS FOR ANY COST INCURRED DUE TO THE DAMAGE OF SAID UTILITIES. EXISTING SURVEY AND TOPOGRAPI-llC INFORMATION PROVIDED BY CORNERSTONE LAND SURVEYING INC. HUMPHREY ENGINEERING INC. IS NOT RESPONSIBLE FOR THE ACCURACY OF INFORMATION PROVIDED BY OTHERS. UTILITY NOTES CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL ONCE THE ALIGNMENT HAS BEEN ESTABLISHED BY THE SURVEYOR. ADDITIONAL COST FOR RESTAKlNG AND/OR REPLACING OMlAGED STAKES IS THE RESPONSIIlILlTY OF THE CONTRACTOR. PROVIDE ANY AND ALL TESTING TO INCLUOE aUT NOT LIMITED TO SOIL COMPACTION TESTING, WATER MAIN PRESSURE, CONDUCTIVITY AND BACTERIA TESTING, SANITARY SEWER PRESSURE AND MANDREL TESTING, CONCRETE CURB AND GUTTERSAMPLlNG AND TESTING TO OCCUR NO LESS lliAN EVERY 500' ANO ADDITIONAL TESTING DEEMED NECESSARY BY THE CITY OR ENGINEER WITH NO ADDITIONAL COMPENSATION. ALL EXCESS MATERiAl, BITUMINOUS SURFACING, CONCRETE ITEMS, REMOVED UTILITY lTEMSAND OTHER UNSUITABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE IN ACCORDANCE WITH ALL APPLICABLE LAWS AND REGULATIONS, UNLESS OTHERWISE SPECIFIED. PROPOSED SPOT ELEVATIONS AND CONTOURS ARE TO PROPOSED FINISHED GRADE, PAVEMENT OR GUTTER LINE. UNLESS OTHERWISE SPECIFIED. CARE MUST SE TAKEN DURING ALL CONSTRUCTION AND EXCAVATION ACTIVITIES TO PROTECT ALL SURVEY MONUMENTS AND/OR PROPERTY CORNERS. REPAIR ANY ANDAlL DAMAGE TO EXISTING STRUCTURES AND SITE FEATURES DUE TO CONSTRUCTION ACTIVITY. ALL PROPOSED UTILITY CONSTRUCTION SHALL BE COMPLETED USING APPROVED MATERIALS. METHODS OF PLACEMENT AND TESTING AS REQUIRED BY ALL GOVERNING SPECIFICATIONS. LOCATE WATER SERVICE CURB STOPS AT THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED, HYDRANTS LOCATED 5' FROM BACK OF CURB. MAINTAIN 1.5' OF COVER OVER TOP OF ALL PROPOSED WATER MAIN. MEGAlUGS SIIALL BE USED ON ALL WATER MAIN FITTINGS. 0: " ,,-, r: CONSTRl.!.CTION MATERIALS " ~ ? SANITMYSEWERPlPE SANITMYSEIl.\IlCEPIPE WATER~WNPIPE WATEIl.SERVICEPIPE lIYDlWHLE/IIlS HYOIWnS S"SOIl35PVC 4'SOR2ljPVC 8'llIP.Cl.ASS52 l'TWE'K'CQI'PEH S'1IIP,CLASS52 WATERllUSPAGEFl.YIB-61 (.j ;.~ .', ~ ~ " ~ "L, , " , , ~ EX SAN RiM~255.01\ INV~24Ul \ "-' \ 37TH AVENUE ~ NORTH EAST SCALE, " " " INSTALL HYDRANT wi FINISH GROUND REV. 255.8 ,l INSTALL CS #115 4{f' OIAMETER RIM ELEV. 254.15 my ELEV, 247,22 R 1642 CAS11NG >., I e. 0/,0 I 1f1 I I I I I I I I I I I I I I I II II I II II I II I II II I II I II II I II I II I II II I II II I ~ J ~ ~ l:P ~ ~ L, ~ \:::) HART LAKE INSTAll MH #100 48" DIAMETER RIM ELEV. 244.6 INY ELEV, 239.75 (N) INY ELEV. 239.75 (w) INY ELEV. 239.95 (SE) R-1642 CASTING CONNECT TO EXIS11NG CA TCll BASIN WITH B' 12" RCP Ct.V 1.07- INV. ELEV. 239.65 CONTRACTOR TO ENSURE THAT LAND DISTURBANCE DOES NOT OCCUR OUTSIDE GRADING LIMITS. INSTALL CO #114 48" DIAMETER RIM ELEV. 251.5 INV ELEV, 246,4 R-1642 CASTING 15'12"RCP CL.V @ 0.65% INSTALL cs #112 48" DIAMETER RIM ELEV. 250.\5 INV ELEV, 246.14 R-1642 CAS11NG IN;): ElE~~S2!J.~ I I J FES/fl09 INV. ELEV, 246.0 I~W INSTALL cs #107 2'X3' RECT. RIM ELEV. 244,4 INV ELEV. 241.4 R-3382 CASTING 40' 1;!!' RCP CL.V ~2.0% INSTALL CB /fl06 48" DIAMETER RIM ELEV, 244.9 INV ELEV, 241.7 (N) INV ELEV. 240.45 {E R 1642 CASTING PROPOSED RETAIL BUILDING 10,400 TOP WM ElEV, @ F0011NG 239,5 INSTAll 6" DIP PLUG, VERIFY EXACT END LOCATION wmt MECHANICAL. 6" SANITARY SEWER SERViCE END ELEV. 239.5. VERIFY EXACT END LOCATION WITH MECHANICAL. u '" INSTALL C8 Rl05 48" DIAMETER RIM ELEV. 244.6 INV ELEV. 240.21 R-1642 CASTING m. o , p w ~ INSTALL CB 8102 4B~ DIAMETER RIM ELEY. 245.22 INY ELEY. 241.76 R-1642 CAS11NG 15'RCP ~~C~4~8~_ /- ;. <~. v'l ~ '" INSTALL C8 1\01 48" DIAMETER RIM [LEV, 244-,75 INV ELEV. 240.38 R-1lJ42 CAS11NG , < o . '" 41' 12" RCP CL.V@ 1.0% EXSI\N EX SAN R'\1-742_S87 ilIM=N2.70___\ I\N-233."8 >'Jv~n1.70 \ N "ffi R"-4.5_~ ~,n" >\-oJ (eFJLf'!-A!ll--- \ , 184' 12 ~. .", EX SAN RI112~2-5i1'"1~ 1NV7.35.5lIL__1 IO.PVC EXW J Rill Nl.80 -----z-~~I.l:~~1.8Q INV_2397.0 '1lVw231.'ll INSTALL CB 0103 48" DIAMETER RIM ELEV, 245.21 INV ELEV. 242.0 R-1642 CAS11NG ~B[NCII1.M11~ ~ mH~246.11 \z" VCP (PER PLAN) ~XC[l J RlIA-241.S CONNECT TO EXISTING 12" VCP SERVICE. CONSmUCT SANITARY MANHOLE U' T.C. ELEV, 244.7 INV ELEV, 237.02 (N) CONTRACTOR SHALL VERIFY EXISTING SEWER STUB END LOGA TION AND ELEVA 110N PRIOR TO CONSTRUCTION. GOPHER STATE ONE CALL SYSTEM 651.454.0002 QCOPYRJGlI12004 fl\lMPllllEY ENGINEERING INC. (HEI). ALL RIGH1S RESERVED. 1HESE llOCUMENTS MEANINS1IlUMENTOF SfRVtCESAtlDAAE TItE PROPERTY OFI1EIAtlllMAY N018EusrnORCOPIEllWrrnOUfPIlIORYI'RJTTENCONSEIH. INSTALL CS #116 27" DIAMETER RIM ELEV. 252.0 INV ELEV. 249.0 R-4341A CASTING w Wo ~ I-~ ~~ O:c~ o m 5:'-~lO ffi O~~~ g ;:2e5 ::l5(1)O ~(I).~f3 M g~~~ ~ ILL ~ffi>~ I I I i ~.;:.1! ~ ~~~~j N U:>E:>O i :; ~~~ ~ ~ , i;,~'~~ . 1 ~ ~~~~~ " ,s*.:~$ c ~ ~-~.~ <;; ~ ~o.'~~,s ~ ~ "€ ~ 8.2'0 0 1};.: il~ ~ ,,; rR~ ~!2 0 . ~ 2 ~'6.~ t ! ~ _0 - , I I i I L_____ o ;'. ~ 0 o ~ j.:, ~ E 30;:.3 c-J ~ ~ . U " 0 " :C ~ ~ ~ U -g 0.- ~ 0'0.-<: tc:~ ft "l'i"'-.E z "" .. O~~ - 0 , 1 . 1L. , . o " , IlJ l' -'" , , " g .., uS N ~ N ~ "' ;= .~..) I,j. ~ INSTALL HYDRANT wi FINISH GROUND ELEV. 252.0 uJ L 0 r: IL 0 II) ~ l- I- a \J) Z :J iLJ z ~ 2. z Z iLJ " :5 > 'Ii INSTALL CB #104 7- 0 22 t lL 2'X3' RECT. ~ CJ RIM ElEV. 246,1 ~ IL /L iJ ~ INY ELEY. 242.1 L 1: R-1642 CASTING ~L < "' ..J ~O iLJ " lu I- :3 i= if) a ::J CONNECT TO EXISTING U 10" IVATERMAIN WIlli 6" WET TAP ANO GATE VAl.VE. REVISIONS: N' 0...: 1I OO'~dlYsubrmlal PRllJEGTNO, 475.002 JDH JRR 10.06.06 OIll\WNIlY, CUECKWay, OATE: SHEET NO, C2.1 GENERAL NOTES THE CURRENT EDITION OF THE MINNESOTA DEPARTMENT OF 1RANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" GOVERNS EXCEPT AS MODIFIED BY THE CITY OF COLUMBIA HEIGHTS CODES, ORDINANCES, STANDARDS AND SPECIFICATIONS. FURNISH, INSTAll, INSPECT, MAINTAIN AND REMOVE All NECESSARY TRAFFIC CONTROL SIGNAGE. All TRAFFIC CONTROL DEVICES AND SIGNAGE SHAl.l CONFORM TO Al.l.LOCAl, COUNTY AND STATE TRAFFIC CONTROL GUIDELINES, INCIDENTAL TO PROJECT. THE EXISTING UTIl.ITY INFORMATION SHOWN ON THESE DRAWINGS IS NOT GUARANTEED TO BE ACCURATE ORAl.l. INCLUSIVE. CONTACT GOPHER STATE ONE CALl. (651.-454.000Z) FOR THE l.OCATiON OF Al.l UNDERGROUND WIRES, CABl.ES. CONDUITS, PIPES. VALVES, MANHOl.ES. OR OTHER BURIED STRUCTURES BEFORE DIGGING. REPAIR ANY OF THE ABOVE WHICH ARE REMOVED OR DAMAGED DURING CONSTRUCTION AT NO COSTTO THE OWNER. THE EXACT l.OCATION OF ALL UTILITIES AND UTILITY CONNECTIONS MUST BE VERIFIED PRIORTO COMMENCING WORK. lOCATE, FIELD VERIFY AND PROTECT ALl. EXISTING UTILITIES AND TOPOGMPHIC FEATURES PRIOR TO START OF SITE CONSTRUCTION. IMMEDIATEl. Y NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLAN. SECURE ALL NECESSARY PERMITS AND NOTIFY ALl. UTILITY COMPANIES WITH UTILITIES ON SITE PRIOR TO THE CONSTRUCTION OF THE PROJECT. ADHERE TO ALL APPLICABLE LOCAL. STATE, AND/OR FEDERAL tAWS FORANY COST INCURRED DUE TO THE DAlMGE OF SAID UTILITIES. EXISTING SURVEY AND TOPOGRAPHIC INFORMATION PROVIDED BY CORNERSTONE lAND SURVEYING INC. HUMPHREY ENGINEERING INC. IS NOT RESPONSIBLE FOR THE ACCURACY OF INFORMATION PROVIDED BY OTHERS. GRADING NOTES USE ONLY SUITABLE MATERIAL AS APPROVED BY THE ENGINEER FOR BUILDING PAD AND STREET CONSTRUCTION. REMOVE UNSUITABLE AND UNSTABLE MATERIALS INCLUDING BUT NOT LIMITED TO TOPSOIL. ORGANIC MATERIAL. AND DEBRIS FROM THE BUILDING PAD AND STREET AREAS. COMPACT THE UPPER 3 FEET OF EMBANKMENT IN THE STREET TO 100 % OF THE STANDMO PROCTOR DENSITY. COMPACT STREET EMBANKMENTS BELOW THE UPPER 3 FEET AND BUILDING FOUNDATIONS TO NO LESS THAN 95% OF THE STANDARD PROCTOR DENSITY. BACKFILL ALL BELOW GRADE EXCAVATIONS IMMEDIATE!. Y UPON REMOVAL OF THE UNSUITABLE SOILS. BACKFILL EXCAVATIONS ADJACENT TO EXISTlNG PAVEMENTS PROMPTLY TO AVOID UNDERMINING OF THE EXISTING PAVEMENT. SALVAGE AND PROVlDE A MINIMUM DEPTH OF 4-INCHES OF TOPSOIL TO ALL AREAS DISTURBED BY CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL ONCE THE ALIGNMENT HAS BEEN ESTABLISHED BY THE SURVEYOR. ADDITIONAL COST FOR RESTAKING At-!DIOR REPLACING DAMAGED STAKES IS THE RESPONSIBILITY OF lHE CONTRACTOR. PROVIDE ALL SOIL TESTING AT INTERVALS NO LESS THAN EVERY SOl)' AND ADDITIONAL TESTiNG DEEMED NECESSARY BY THE CITY OR ENGINEER WIT11 NO ADDITIONAL COMPENSATION. THE SPECIFIED DENSITY METHOD OF COMPACTION IS REQUIRED FOR ALL PORTIONS OF PERMANENT CONSTRUCTION. STANDARD COMPACTION IS REQUIRED FOR ANY TEMPORARY CONSTRUCTION. DISPOSE OF ALL EXCESS MATERIAL. BITUMINOUS SURFACING. CONCRETE ITEMS, REMOVED UTILITY ITEMS AND OTHER UNSUITABLE MATERIALS OFF THE CONSTRUCTION SITE iN ACCORDANCE WITH All APPLICABLE LAWS AND REGULATIONS, UNLESS OTHERWISE SPECIFIED. PROPOSED SPOT ELEVATIONS AND CONTOURS ARE TO FINISHED GRADE. PAVEMENT SURFACE OR CURB FLOW LINE, UNLESS OTHERWISE SPECIFIED. NOTIFY THE CITY OF ,PUBLIC WORKS DEPARTMENT. 46 HOURS IN ADVANCE OF WORKING WITHiN THE RIGHT OF WAY. CITY OF INSPECTORS MUST OBSERVE ALL WORK COMPLETED, INCLUDING THE REMOVAL OF EXISTING CURB & GUTTER, EXCAVATION OF TRENClIES, PtACEMENT OF STORM DRAIN,CONNECTIONS TO EXISTING UTILITY LINES. BACKFILLING AND REPLACEMENT OF BITUMINOUS PAVEMENT AND/OR CONCRETE CURB AND GUTTER. COMPLETE ALL PROPOSED STREET CONSTRUCTION USING APPROVED MATERIAl.S. METHODS OF PLACEMENT AND TESTING AS REOUIRED OY ALL GOVERNING SPECIFICATIONS. CARE MUST BE TAKEN DURING CONSTRUCTION AND EXCAVATION TO PROTECT ALL SURVEY MONUMENTS ANOIORPROPERTY IRONS ON AND ADJACENT TO THIS SITE. REPAIR AlL DAMAGE TO EXISTING FACILITIES RESULTING FROM CONSTRUCTION ACTIVITIES AT NO COST TO THE OWNER PROVIDE A SMOOTII AND THOROUGH TRANSITlON BETWEEN PROPOSED SITE GRADES AND DRAINAGE WAYS AND EXISTING SURROUNDING SITE GRADES AND DRAINAGE WAYS. RIPRAP SHAlL BE 050 = 12", UNLESS DTI-lERWISE SPECIFIED. ALL CURB AND GUTTER SHALL BE CONCRETE SEE DETAIL. WRITTEN DIMENSIONS PREVAIL OVER SCALED DIMENSIONS. . UNLESS OTHERWISE SPECIFIED. Z'VERTiCAl CONTOUR INTERVAl, N.G.V.O. VERTiCAL DATlIM. " f: " ::: ? -;; '. ,', ~I, " ~ " ;-:, , ,'" '. . , ~ 256.0-- ._ __.25&.0 -----256.0' ________~:il II HART LAKE ~I " \ : , , : ! , , : i . : ~ , wrW5 "\\1 \1 \ K 1\ , I~ 1\ , 1 \ 1 \j I I I II I II I II II I II I II II I II I 1255.0 252.0 250.0 Z48.0 Jo ", " [ ",f I ~ . 545l r'" " 'X I 247.1X t'" X 248.0 247.1 24.7 47.6 47.95 I 246.5 I ~I . 1.0:0:: r 246. PROPOSED RETAIL BUILDING 10,400 SF FFE. 248,0 47.65 ~I 246.0 47.95 '" 24~30 ~I 47.25 ~I 247.0 246. ,247.0 I~ f~6.90 0.5?: -7 243.9 CONTRACTOR TO ENSURE THAT LANO OISTURBANCE DOES NOT OCCUR OUTSIDE GRADING LIMITS. 37TH AVENUE NORTH EAST IlCOrVRIGIIT21)1).lIlUMPIlIlEVEIIGlNEERINGING.(IIE1l. IILl RIGHTS RESERVED. 11-1E8EDOCUMENTSAREMlINS1RUMENTOPSERVICE8MDM<E1l lEPROPERlYOPIlEII\NlJVAVNOTaEUSEDDRCOPIED\'Iffi-lOlHPRIORWRlTTENCONSENT. GOPHER STATE ONE CALL SYSTEM 651.454.0002 t SCALE: 15 JO \D I ~~ ~~O ~(L:C ~ ~~ :58:r::;:; s:'--~IO O~~~ j5wO $: W_~ffl OOOZ O><(Z ~ffi>~ 5'ir",J! BO;~t: 1l-g"'-g.<9 g~!~~ . II>~ II> c: i1g.~~ ".,,-gIUO ~~:~N "'c.o._lI) E ~.~" '" ,2>c.';:JJ,s '€ ~ ~eo iR;i~ ~ ~'ii 11 ~ N ~ ~ ~ &. 0' o g ~ w o o o , d ~ cr Ji ~ ~ , " , . 0::. . , o iP , J\ ~ , ~I ~" ~ ~~ '~O -,- "1- uS \.", uJ L o 1:: ILV) 01- \J)~ f-L ciuJ " > '00 I f'L "ILL ~L ~ 10 uJ "u I- ~ - . V) REVISIONS: NO:~ .': OOI1ll.00.0601,SO_ PROJEGTNO; DRAWN BY: CIlEGKE06Y: OME: " SHERIIO: C2.2 o N ~ ~ a 3';::' " ~" c2 ~ 0 o N r:" a ~I ~ "' " g :'l z ~ S ~ CL G \J ~ z ~ Ei ~ ~ <f CJ ,~ H\J 475.002 JDH JRR 10.06.06 NEW RCAC FACILITY FOR COMFORTS OF HOME SENIOR HOUSING c - of-Home GENERAL NOTES TUE COllTMCTO~ SHAll ACCEPT HIE PROJeCT sne AS IT EXISTS. ALL eX]STIIIG COJIOIT10H5VIHETllfR OR 1l0TSPECIFICAlLT HOTEOOU TIlE DRAWlIlGS SllAL!.!'IE VERIPIEO I'>T rue CONTRACTOR PRIOll TO TIlE COMM~HceMeHT OF AllY WORK, THE COHTIlACTOR 5ItA!.!. II0f PROceeo WITH Atir lTfM[sl OF \'IORK WHICH (S REASONABLY OUfSTIOIJABLf wmlOUT CQ1l5ULTUIG me O\'iHER OR ilRCH1TECT. AlLWORl:,PROCeOURES,AtiOI.IATF.RIAlSSH/llLCOMPLTWITHIILL APPL1C/l8LELQC/lL,STATI'.AtiOFEOEIlALREOULATIOHS/lNOCOOES. TIlE CONTRACTOR SHALL !'IE RESPOIlSIBlE fOR ALL peR~lrs AND msnCTloH5 REQUI~EQ. ALlCONSTRUC11011SCHEOULlIlQAH05EQUEHCIHGSHI<lL8ECOOROUIATEO WITH me OWIIER PRIOR TO OEGIHNIIIG WORK. 4. CONTAACTORSIII\I.l.SERESPOIl5IBtEFORAI.LTRASHRfh!OVALAT lIITERVALS SUCH THAT EXCESSIVE /\MOUNTS OF TRASH AND OE~RI5 ~E rIOT ~LLOVlEO TO ACCUMULATE In TII~ VlORK AIIEAS OR 011 TIle sne. COllTRACTOR SHALL FURIIISH COllTA1HERS ~OR PROPER STORAOE AND REMOVALorTRASl1. 5. SECURITY, OEIIERIIL CotlTRACTOR 15 REsPONS1~LE FOR PROJECT seCURITT. TilE COltTRACTORSHALL SUPERVISE IINOOlRfCT n<E WORK 50 AS TO MAlNTAHl SOLE RESPOlIS\51L1TY FOR ALL COllSTRUCTlotl MEMlS,loIElHOOS, TECHNIOUESANOSEOUfIlCES, 1. Tlit HVACSU5COllTRACTORWILl5ERESPQNSleLEFOR eALMCI1IOIIHO EN5URIIW AN fFFICIWT 5TSTEM PROVIOE5MOKfOE1ECTlONAIlOFIREALAIIM5TSlEMAS RfOUIREOBlCOOE. 9.111EFIREPROTEC1IOllSUBCOIlTRAC10RSHALLOESIOII,SUPPlY AHOIIISTAllTlIEAUTOMATICSPRIIIKlfR5T5TEMTOACCOIJ!.IOOATE THE ~EVI VlOM AlIO AS REOUIREO 5T C\JRREllTCOOES & STAllOAROS. \0. GE~ERAL cor1TRACTOR COOROIIlATE VllTU ALL SUBCOIITRACTOR5 ALL REOUIREOOPENINGS,NOTIIlOIC/I,TEOHEAEIIl. II. THESE CONSTRUCTION OOCUMElITS ARE NOT mTE~OEO TOilE A CO!.lPlETf SET OF \N5TR~CTlOIIS O~ HOVl TO CQJISTAUGT TIlE ~UILOING. CONSTRUCTION MEAI!S, METHOOS, TECIINIQUES,SfOUENcmO,PROCEOURE5, ANO SITf SAFETYPRECAUTION5 ARE RESPO~SIMLlTIES OF l~e CONTRACTOR PROJECT LOCATION MAP '~ PROJECT SITE ~~i", ~l ' ;ll!_ .(";-...O~,~ .t~~ill:,,"'I:: 'i\ N,ft4<,,~ '.'t:!Avtll il"f!-"..; tID e ~. , o ( H.J,Ai,.W; '\~}"f..:.:. ," . Jri.;~;;nc:~: .".,~" CiJ. [j] JI,,~<'r,<l; COLUMBIA ~ns .^P<'.-.", ,,~,,"'l''' ~?-~j COLUMBIA HEIGHTS, MINNESOTA BUILDING CODE SUMMARY . IBASED uPON nlE 1001lNTERNATlONAl 8U\LOlIlG CODEI NEW RCAC FACILITY FOR COMFORTs OF tWhlE - COLUMIlIA IlEIGltT5, MN I.OCcuPNICT, A. OCCUPANCIESINIlUILOING: I. GROUP 'R-1" RCACAPT.IlLDG.(1110NE"IlEDAODhlAPTS.I.I'EFFICIENCYSUITESI 1. GROUP 'A"" LOIlIWIOREATROOM '.GROUP'S-l" PARKING LEVEL -1-. GROUP 'E' OATCARE 8_ OCCUPAI-lCY5EPARATlOlls, ITA8LEJOD.'1 I.PARKIIlGLEVEl(GROUP'S_21ITOF1RSTflOORREslOENTIALAPTS.1GltOUP'R-2'1, IIlR IREOUCEO FROM 2 HR.PERTAIlLf'OD,J NOTE'c',1 1. RESlOfNTIAL AP1S.IGROUP '1t-21 TO FIRST FLR. L055Y/GREAT RM.IGROUP 'A-J1 . \ HR. IREDUCED FROM 1 HA. PER SECTIOU J02,~.) EXCEPTlOU II ~. REsIOElmAl APTS.IGROUP 'R-21 TO FIRST FLR. QAYCARE WING IGROUP 'E1 " IIlR, IREOUCfOFAOM 2 HR,PER SECTION J01.:),:) EX-CEPTlON I) C, ACCESSORY /l,SSEM8LY AREAS AAE HOT CONsIOERl:O SEPARATe OCCUPANCIES IF Till: FlOORAAEA1S1S0S.F.ORlESsITA8LE,OD.:) NOTE 'ell, o. THf 8ulLOmG 15 REQUlRfO TO IlE EQUIPPED THROUGKOUT WITK AN AUTOM/l.TIC SPRlHKlER SY5TEM IPER SECTlOfI 90~2,a) II CONSTRUCTlml: A CONSTRUCTIOlllTPES, ITAeLE 503 & CI-lAPTER 61 I.PARKINGLfVEl'T1'PElll> 2. RESIOEflTIALlASSf.h!BLY AREAS IFLRS. 11. 21 ' TYPE VA 6. BUILDING AREAS . 1;A51CALLOWA6LE.ITABLE50JI IFULlYSPRUlKLEREOllulLOlNGI OCCUPANCY CONSTR. IlAS1C AllOW. ACT. NO. OF BASIC ALLOW. sPRUlKLCR TOTAL ALLOW. TYPE HEIGHT STOAIES AREA I FLR. INCR. I~J AAcA IFllt. ^., " 15TORIES 15TORl Il,SOOS,F 200% ~4,SOO 5.1" I. SO FT. ,., " 35TORIES 3sTOAlES \2,0005,1" 200% ";,000 SF. & SOFT. " 1 sTORIES IsrOAl lB,SOOS.F 200% J6,000SF. /.. 50 FT. 5-2 '" 4 STORIES 15TORY 16,OOO5.F 100" lBpOO5.F &SSFT. c. AcruAL eUILOINGARfk ,. PARKlNG LEVEL: GROUP'S2' 16,:)225.1" , I.\A1NFlOOR: GROUPS 'R-2' 1\4,116 S_F.l . 'A-~ 12,5~6 S.FJ 16,1&25F. , SECOND FLOOR. GROUP'R-2' 16,610 SF .. T1-l1RD FLOOR, G.~OUP 'R-2' lS,~\l S.F. , OAYCARE WUlG, GRoUP 'E' 4~30 51". TOTAlllUILDINGSQUAREFOOT/lGE 69,1265.1" PROJECT DIRECTORY: ~::':~a~-:~ BUILDING OWNER: Comforts oll-lome 2340 East Comty Road 'J Wlite Boor lake, MN ssm Tela: (65"0407-7009 Roc (65'(1407-6422 CIVIL ENGINEER 1'!urlJ\Yey 8-g-oom 2211 O'Nea Road Hudson, WI 54016 Te~ (715) 531-0525 Fax: (715) 531-0520 Contact: Jason PaverlY, P.E. Contact: BiBn WngGs ARCHITECT: FrisbiaArclitoots, ro. 215 N. 2rd Stroot, &ite 204 ~ Falls, Wi 54022 Tele: (715)426-4908 Fax: (715) 426-5886 Contact: Ma1k Paschke ~~ >; ~ I~ P-<Z DRAWING INDEX \fUJ"-'lMIlTMJ SDllTIlE SHEET S02 AFK:HITECruw.. SITE PLAN S03 va' PPmNG LEVEL PLAN 804 V6" MtlJN LEVEL PLAN SO.5 118" DAYCARE PLAN S06 V6' SECOND LEVEL R...OOR PLAN S07 VfJ' lliro FLOOR PlAN SD8 EXfEFK)R ElEVATIONS ~ <Zl f-< ~ - U~ ~ ::r-1~ " f-<~ I'.Z2 -~ ::t:~ " - U~ ~ ~~ <; '" NOTe CIVL ENGNEERNG FtANS BY OTHERS COMFORTS OF HOME PROPOSED SENIOR LIvING cor.uMIIIA HmOUrn MINNES01l\. PRQEGT NO. TITlE SHEET 1llII~Q<Oft.Ol<I NJI:ATEI)n<tlIlI_ AIlIl1Hl~WfH\JDI I.lIEDKIl1I1CAI1.IUiIS AIOllBiK\'llll<DIIllil:Hl <MIIRI'II!Il/.lLIllOiiDOlI. Kl'HOOLIODH~lO<Nca JTRrt_1fIlllOOJI" ~_w --~ ------.--------- --- I I I ------------ --1 I I I I I I I -----------' I I I I I I I I _-J I I I I I I I I _______ ___ ___ ___ ___ -- I I I I I I I I I -- \ \ \ \ \ \ I I I --- -- --- ------- -r- I I I I I I I I ___ ____ _____ --- I I I I I I ,"-"',,,-\) -.------} , \ \ \ ., \ \ \ \ \ \ \ \ \ \ \ \ -, \ \ "\ \ "\ \ \ - \' "\ \ -!-\\ \ \ \~ \ \ \\01\ \ \ 'Ii~\" \ \ -,~?" --- \ \: L '. \ \ \' \ \ ~ \ \ \ \ \ I \ 1 \ i \ i I i I / 1 -' I .I I ,/ I -,Ix .I I ~ .I 1 f ./ I~T ./",,' I i-" __""..... I oJ~~- I i I ___ ____,. ___~/t. )1,',c'IIrY .BC,SO. , ---- ------- --- 8 , --- ----------- -~ I I I I I I I I --------------------~ I I I I I I -).-- c " " ~ -- -- -- " .,--/// 37'm AVENUE NORTH:\q "'.......,...",...'" u\' 37 AVENUE NE ~ ___ .J ~ '\, 10 OCTOBER 2006 II NORTH ~ COMFORTS OF HOME COLUMBIA HEIGHTS SITE PLAN 'H_ ' J_' S - IL'I -It ARCHITECTS,INC ~I.s N, S~(on<j 5\_, ,..il" 20.11 ~ivu foil<, WI 'il022 SCALE: 1",,50'-0" ~~:~~, ^^\'\ ~~--~_~-2:,n,1'7 ~r-~\\ Comforts ~ OF-Hotne I I ___________ ___ ___ _I I I \ I I I I I .____ ___.1 1 I I I I I I I ___________1 I I I I I I 1 I .___ --- ---1 I 1 I I I I I I --~ I ~/j -- 1 I L__ I I I I I I I I L ___ --- --- --- I I I I I I I I ~--- --- ------- I I I I 1 I I I ~-- -------- ---- I I I 1 I I I I ~--------- --- --- I I I r---- I I I I !--- -- -- POWER LINE TOWER OPTION 2 llJ Z o > --1 cO z o (j) z ~ I---- (j) ~rn;;:.',~";:.':':.l= ::<Y=~~:..:'~: 14 ~ rJ) e !~ ~ ~ ~ t; p.,z fil (/)~ E-o~ I-C 0 u~ ~ ~~ , E-o' 1-1>: r:/'J ~~ , I-C u; ~ ~~ <<:; COMFORTS OF HOME PROPOSED SENIOR LIVING COLUMIlfA HElGlUS MINNEIDI" PRO..Ii:GTNO PHASE ONE .., ELEV.' 13f-0' lTRUSSIIRG,t ELEV..I29'-Z' $ \T,O.\'IlNOo\'l51 F.F.e..1ZZ'-0' iIllTHIRDFLOORl ELEV..\18'-Z' $IT.O. WINOOWSl -'$I ~:~O;O n~~~'ORI ELEV..107"Z' $IT.O.WINDOWSI F,F.!';.'IOOLO' MAIN fLOOR ill :;;~A~E 8~~~~LI DeCORATIVE WALL BRACI:!,;T, TYP. HARDlTRIMPLAtlI:FASCIA,TI'F. CONTINUOUS RtDGE VfNT,TYP. HAR015HINGLc"STAGGEREO EOGE NOTCHED PAtlEL'16' E)lPDSURfITYP. OAF 'TIMBERLINE SELECT 40' ASPHALT SHltlGLES,TYP. (COLO!t:'BURNT SIENNA') PRE-FINISHEO MTL. GUTTER,TYP. HNIOITR1MPLANKFASC1J\TYP, CLAD 1'1000 WINOOWS IW EAGLE WINOOW CO. TYP -, , , , , , & ~ & & , , 1==_ --==r===_ I I I I II I 1 ---=t_=~=-t=-t__~===----==~===--~=- " , L ____~____ ________ !-------- -WD,ENTRYOOORS,TYP 3'-6'X6"0'CASTCONCRETE. ______ __BUILOlt!9_51G1L___ 1 SOUTH EXTERIOR ELEVATION A3.1 8 C A I- E: 3(3211.. 1'-0" PERFORATEO'HAROI50FFIT',TYP. Id HAROlTRIM,TYP. lx4HAR01TRIM,TYP. 'HAROlFLANK 'SELECT CfOARM1LL' LAP5lDING, !5"EXPOSUREI,TYP. 1.8 HARonRlM, TYP. lx4HAROlTRIM,TYP. IIRICKVENEER CULTURED STONE VENEER , , , , , J RAISED PAtlEL EMIIOSSEO IN5UL.ATE05TfELGARAGE OOOR,n'P. II' OIA STEEL PIPE BOLLARD, ISE!': 4/AIII ~~;':~l:"r::fl ~~ ~J I, p..~ ~ tZl~ E-<~ , 1-1 Ug ~ ~~ , E-<~ Cf.l ~f: IIi; . 5 1-1 U~ , ~ ~~ <~ COMFORTS OF HOME PROPOSED SENIOR LMNG aJLUMBfA HIlIGID1l MJNNIIDL\ PRo.ECTNO. EXTERIOR ElEVATIONS ,'" " " ~ 10 OCTOBER 2006 .-I-'R' I' s' IL:L:Jt -'}.Ri::~Tl!CTS. INC .. !U N.. S<<:ond SL, 5uil.l<H I.....' log.. WI ,HOU NORTH (@ I I I I I I INDOOR i\CTIVITY AREA I I I I I I L --, I CON EPT DAY ARE PLAN D WAITING F. OFFICE [DOl loot ,.- ~ 0 ~ ~~ CONCEPT DAY CARE FLOOR PLAN COMFORTS OF HOME COLUMBIA HEIGHTS SCALe! N.T.S. ~~:'~:, tJs~ '-. .-'- ."-- , " -C6/rifbfts - O~H5me ,......."""'_....""'.....-.. "'''''''''.............,...'''........ """'''''''''''''''.....n...''''''''' ~..'f'=""""......"'.. &1 ~ ooB ?; ; I~ i:1.Z J;I:l'" . f-< i-Iu P'I ~f-< . ..... IZ)::r: . i-IU ><i ~< COMFORTS OF HOME PROPOSED SENIOR LivING COLUMBIA HffiGIfI'S MINNESOfA PflO.ECTNO. CONCEPT DAY CARE flOOR PlAN , , ------,------------ ------------j---------- .------------ ==========_.=============.:::::::::::::::::::::_--- 1 .....-;::.::::.:;;:::::::-::::::::-.:::.-.:.::-..... /.;..... ......::;-" //// "'" ~/ '~ I( \\ II \\ If HY-IO" \\ " D ~ H PARKNG SPAces 10 OCTOBER 2006 NORTH CONCEPT GARAGE FLOOR PLAN 'R'/'S'B'I'E ----;\i r:--ii--~l! c T~---INl:: lISN.I<<<>ndll.S"~.~!llv<<""'.wI5.Dn (@ COMFORTS OF HOME COLUMBIA HEIGHTS " "',"" D D ..'.' ~ ~<F"- -;~1~':""] fi1 ~ IIlB ~J II p.,~ , c____________ ~ oog f-<~ j ~ U ~ f.LI~ , f-<2 -~ CZl , ::r:~ . ~ U~ . ~ ~~ <~ " CJO" o ------------r----------- I -----------r--------- ,------------, .. I I I I.., I I" b: COMFORTS OF HOME PROPOSED SENIOR LIVING COLUMBIA HllIOHIS MINNEllm>. 9CAL~, l/fl""l'-O~ ''''''''''"11'''"11''''''''''''''"11'"1111'" PAO.I:CTNO. CONCEPT GARAGE flOOR PlAN d6iillts ~ OF-Home ~ I " I " N " I " /f..., '-""-.. S '__, I , I ') " I , I """-...,,- '''--'',- -- I 1 N:EPT ~! ~ I ;--,,~ IltJ\ ARE PLAN t=:J )[ 0 WAITING :;D 1--+ ~- 0 ~ , --- --................ " J , ", , , , , , , r ----I , , , , , , , , , , , , , , , 1- ---- , , f~ , , , , , , , , ~ITTlNG , , , , -' , , , , , R A,CTlVITY AREA , , , , , L It-- 111 ,~- " ", , I Y I N I , I ~ \ \ I I I \ \ \ \ , \ , , j- r ~-' ~ ~ 'C' 'Al' / ~ ral ~ i3 ~~, ~~-}. ~CL '-- ~ ~~' I}<JI-~ ,I", Q;! 3 : "'- <!J --1'J ~ / LJ '~ ~~ ~ ~ '--, 'C' ~/\. 1 _ _~_____ V: I ( ___.J - , , '-- , , --.----~.... ,/ , (/ eUNROOMlSITTING I I ( , '" , , I \ I \ I Ii ~ L___~ I~I: -~H./STORAGE L_ , r , , , , ____ _...I D~ ---------------, -- L_______ ~~ Rt ~ DINING ~~ ~ e~ 'B' ~ 3 ~, PRIVATE 'Al' 'Al' /, DINING 'Al' '^^ /'^- I : "'ilt '^'~ . 1 ,,~I, q~,1 ~ffi :':".JL"~" , ,,;~ Ai),! . f':11! Pi, f11'1! i ,ii;;'-.)! 'I ,:~ ><1 r\ ~~JIH~~,,[" ~, :;;, f \g 'mil . r.L "" ~ uJ.--- '1'1'-' U -"'" lNc I " · !flX - :7:':,:'7H"__~ . ~ ' =~ =1'\ I[ -III' flu III l'YU""y: ~ - ::::::tp L_ r' -= · iXfbVibfJll~i~i~l1~ \r : ~~ '" ~ ! - ~ : '-'""".11 . I i Ii n' ~I ~~ ;U:;: "j IilIL - i IIId - 4, I : COMMONS " KITCHEN r I VV VV VV IB1 L=-.: 'L-' &TDRAGE , 'Im-' ~ 'Al' , VV : ! OJ! ~1.0 "Al' 'Al' .f' ?h r-------' 'Al' I \, , <)'_~' 1'V\. .JIL " ______ "J ^ '^ I;::::, I L.,"_J-: _____ J _ rr l ___ 11014/ RECYcee ~ L--..'-~~_______l blLr- _____ _~___+- "'~r , !J " : " , -:-, LOBBY ^ I OFFICE/NU~5E I I I /\ J'\ I I I I r I I I . t.. : '" L_ I ~ I I MAllBOXESJ .'/. r , I l -- L_ I : I A I I2J p. 'IF J 1 I! i I'!i e '- ___~~ [gj, ~ _:, f IEII 'D' 'JD' , -IQI" / : ", - '\ : " I ^ I:, ~~n______-<: ,', _ \ , " L/ '-' , , , i@/>--~---~1~;' h l[jlto6t~:- __ ---~ IQI IQI IQI__~ k.L~ _ 'c' '-----. ~: ? -e= F ,~ ./1n--' J'~- 10 OCTOBER 2006 -- II '!l- . I '8_'_13 . I:"F; 1.1 ;\RCIIITF.CrS, - lUNI"'O<ldSl,5"jt<lo-ll.o.l>"rfo1l>.Wl3<OU I d iL~~ --::-:O:;:-~~ --4'''c-e;:--_~]~I''I'\~ (\\ Comf$}ts ~OF-Home NORTH CONCEPT MAIN FLOOR PLAN 17 UNITS COMFORTS OF HOME COLUMBIA HEIGHTS SCALE: N.T.S. I-BEDROOM = 6 UNITS STUDIOS = 11 UNITS TOTAL = 17 (@ I 1111 ~.EE:-B5 """""""""""'....."".....,an<! .,.,,-"''"'''''''' fil ~ lI.lB ~ ~ I~ p..~ III I l:Ll (/.)~ . E--; i U~ rLI~ , , - ~ . E-l ~ ~~ rl'\ ~ "'" ::c:; , _ Ul , P'i; ~ <; ~II COMFORTS OF HOME PROPOSED SilNIOR LivING COLUMBIA HmOIml MlNNFSO'L\ PRQ..EGTNO. CONCEPT MAIN FLOOR PlAN SD4 10 OCTOBER 2006 , L III q- V v /" 'e' " "" "-=nll ~ N~~~^ ~Ir\ 2 r .____--1 o . 'B' ~ D )'ii 'X' T ~ ~ , I! , tJ! 'B3' L______, II , , f' v 0 jV /V . . "' ~~ ~5 .. b-t~ ~^ L__________ II III 'Bl'" /" 'B2' vN "" n 'e' " 'AI' j~ ~Im I~I> Ii'" ~ ~ r- -, ~ ] ~ I I~' /1 ^^ V -RIx~ '- ^^ :: ~. fill ,"', (r' ~~ -j~ t\ ~19~~ A ( ~ g ~€;j' _ '^" ,d , -~ I (i)1l":.J " ~ ~ - ~ ~ig~A~E r~ i 'e' 'AI' rUIjEflF= i f'A vv ~ : TRASH I ~ I o , RECYCLE LI ---.------------------- ~i , "---, , , : BEAUT'!' 1 I l___ , ,- i =;] t L__, ~oJ \ L---\l MULT'-PURPOSE [OJ ~_~ 'e' I \ I \ tt-;'- r\ .. /1 II \ pq V V , , , /.:t' -\ I ,- , , , , ___________--.l vv A~ I' 1/ 'AI' , /If', "^ ~ L'6.. " IlHTJ 11M EI ;~ i9 Fi IJ~T=- c \ i.J1Ol ijJ2J 0 ,~~ 'y,;:= o 'I /l f' ][J" ,1",\' : /1F-w1L:1A ' I-J~' 11 > ~ L;J IALxrHXIf-' CliX'1f1x1f-' DF g ~ ,1 rN:l\>>.~~I~~LJ ~~\J~~L1~~~IJQ~ :,J : ~;E EJ' ~ldll ~~ 9 -~ ~~ JJtt i vv vvvv vvvv '+ : 'AI' 'AI' 'AI' 'AI' 'AI' I i 1/\ i'\ 1/\ ^ 'ir - _I c--~ ,b~ IT, b~ III i~ 11<"1 , , , ___J LIBRARY H~'.IO' -f.:", " , , , L___ , , , , , L________ ----------------------------~ L ~ ~~ - lr v~ 'AI' 'AI' 'AI' , , , , , I I I IF: , _J J I _______-.1 r----- I 1 [oj I , [oj '0' g L~ /--' r.-' "'-,," tP~ ~ , :b-~-------~t~ 10 OCTOBER 2Q06 -- II. ~"c~,; TS, ~ ~ ,';-L,',,% .. lU"-!.t<no<l"-.I";t.20'J.;."'hlll.IY,~j022 NORTH (@ n g '0' ,-" 'B' 'B' ,~ , , I L__._~ ", , , , , , , , I , , , , , , , , , CJ : , , r-~~~~~J I I " CONCEPT SECOND FLOOR PLAN 21 UNITS COMFORTS OF HOME COLUMBIA HEIGHTS p:c:;~ ~ o~"~"" Cic.'''-'' :\ 'C., ~:'. .;~ f1 \ \ om arts ~ OF-Home 1-BEDROOM = 10 UNITS STUDIOS = 11 UNITS TOTAL = 21 SCALE; lIn~~I'"On '.......mm."'..""""""""'" "'...-.....""""'..,"'..~<<l'''' """.........,.,"""...........tu-. ....,.,..","""""'.-..""',,>>. !il ~ rI.l 8 >; ; I~ P-.Z i:il'" 1-< )-;u p;l; ~1-<: ~" (Z) j iJ:i; , )-; u~ . Pi~ ~ ..:; COMFORTS OF HOME PROPOSED SENIOR LIVING COLUMBIA HElGlrrs MINNIOOL\ PRMCTNo. CONCEPT SECOND flOOR PlAN I ____-I i ~ 24)'10" :-" +'- .......... .......... /~..I r----~H f\ .. fl , : pq , V V ~ r------------------------------ , 'B' I--~~ I J / 'C' - >= ""3 ~I\ : JcJ~:^ '-f\ : : ~ LlD X V D~ Xi JxJ t!> : ~ti [J ~ ~r ~I~ ~~: , ;;;! ~I '-- --I ~I 'B:>' -111 ! (~ L- '[j L 'C' V 'V' 'BI' / 'AI' ~~F ~~ fl ~ / ~ ~i 't!> Q;) ,'~, -52JjJ2,o:r- r,JF.t.lLI, 'fl.[ I:, u o '-IIX \ 0 m f'... -< t!> '7 DI:J". ~IF '7 OC'_D ,___-::,'u'n-::," \Jl., v L \J ( ~ ' :"~, <Ml.@. ,C1 .. ILErl I~H I Ii ' VV STQIlAeE MIX 'LJLj Ib1i ~HJ ~ ~ RECYCLE .-:J L vv "'^ 'C' " (' flI/ ;g ~ 'C' '--4 -= ./ 'AI' bCJ -tf------------ " " " " " " " " l!:----:;1 I , ~oj ~ ;/ rO' to; e" 1 r \:: :: II 11 11 II I) II l ~-_-_-_-_- ~_-_-_-_-)J iP_~\ iP--1 10 OCTOBER 2.006 .-i,n'l's, B' I' E .. :'~::b::L.:~,~.,~'~..;.Il~~~Ol~ NORTH , , , \ \ \ ~Itt 'BI' ~ "- ~ l\ ( , , , , , L____________ , , , , , ~ , ------, , 17~_ '1 I I 'B' III II VV , , , , , I lei , " ~ T' : J=1 =--"J!5 i o t!> MIl!'2, = ~f' i, " 'f11 -, "-\1\=:: ",/ '},.?W I \ I (II cqol/'..J,ll"W ~ Q;) , No. 'AI' 'C' /' ~[ ~r~~ fl<~ xr1 X DO- '~ 1 , , , L_____""-, , , , , , , , , , , , , , 'AI' 'AI' <!> (ILJ ~ "l3 ~~ '- , ~ rl <!> 'v!' i\1 D,,~' LJ \Jk v L_ \10: ~ n6 ~ > '~[ 0= -""-;== '"" -= ~- , 'C' r" I 'B' ...::J .J , , " ' " ' , 'C' " AlA III II fJ& r .J - - - - - - - -11- -. - - - - - - - - - - - - - - - - - - - - - - - - - ~- - - - - - - - - - - -- " , " , " , " , " " " " i"r---~~ I lIR\ <=~\ ! 1t(9)~l) ~i ILl,~.J ! lid II '1d1l : i'v7" 'VV , , , , , , .J G" G" '" /" g LO~ g :PJ ~oJ "0 '\z LC!J e' (@ CONCEPT THIRD FLOOR PLAN 19 UNITS COMFORTS OF HOME COLUMBIA HEIGHTS HIEDROOM = 14 UNITS STUDIOS = 5 UNITS TOTAL = 19 SCALE,1/8Itml'-OIl , , , , , , , , r------J , , , ff:Z3~" tJs:\ ~cg~fo~ts ~ OF-Home """""""'.,,u...................... "''''''''''''''....__"''''..l>Wl.. ....".__".,""',...o;u.< .........,"""""...-".'-"'~. ~~ ~J I~ p.,~ ~ oo~ f-l~ , ~ u~ p.':l >LI~ , E-<~ I-(~ tZl ::r:~ . . ~ u~ . ~ ~~ <~ COMFORTS OF HOME PROPOSED SENIOR LIVING COLUMBIA HRIGlITS MINNR'101'A mOcECTNQ CONCEPT lHIAD FLOOR PlAN